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AUGUST 1975 4MENDIMENTS
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CITY 0 F
PALM OESERT
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rhon"d from H;,Ih Density 7-I3 duJcc. to
-)Ij MELjM DENSITY 5-7 dLi/o(,..
Chor.qpd from Core Area corlmcr�;ul "c'
CONNED COMNU\CIAL k'ESORT
00C ChongeA from Medium Pewily 5-7 -lu/nc teI
CORE AREA CONIMUtOAL
Changed from Medium Dewily
LOW DENSITY 3-5 dIt/Oc
In relation to providing a _,isk'.inct identity to the residential
` areas and increasing the convenience of neighborhood commercial
facilities to the market they most directly serve.
Planned Commercial Resort
Planned Commercial Resort would comprise the areas west of the Palm
Valley Storm Channel (except for the hillside areas) and adjacent to
State Highway 111 near the boundary line of Palm Desert and Indian
Wells. These areas would be established to provide low-rise hotel
and motel facilities with related commercial, entertainment, and
restaurant facilities. -
Residential Neighborhoods
Residential uses within the City and Sphere of Influence are in-
corporated into a series of twenty-five neighborhoods with densities
ranging from an average of 1 to 18 units per acre. Development
within each density range indicated below may exceed the density
for each range only if a development of sufficient lesser density
is provided to bring the overall density into the range.
Density shall be defined on gross acre basis with gross acres being
defined as'land exclusive of General Plan rights -of -way.
The various neighborhood structures are indicated as follows:
High Density Neighborhoods immediately adjacent to the Eisen-
hower Medical Center and the College of the Desert. These
neighborhoods include 68.9 acres of land and would be developed
at densities ranging from 7-13 units/acre. Development within
the High Density Neighborhoods could consist of a mixture of
apartments, condominiums and conventional detached housing
developed under specific development plans.
Medium Density Neighborhoods include the areas north of the
Whitewater Flood Control Channel extending south of Country
Club and surrounding the Eisenhower Medical Center. In the
south Medium Density Neighborhoods include the areas north of the
Core Commercial area, west of Highway 74, east of Portola Avenue
south of Highway 111 and south of Mesa View Drive between Portola
Avenue and 111ghway 74. These neighborhoods are to be developed
at densities ranging from 5 to 7 units per acre.
Low Density Residential Neighborhoods are recommended for the
southern portions of the existing City and the areas north
of the Whitewater Flood Control Channel between Cook and
Portola, and south of Country Club. In the south low density
areas occupy the area between Shadow Mountain Drive and Haystack
between Portola Avenue and Highway 74. These areas include
approximately 2,528.8 acres to be developed at densities rang-
ing from 3 to 5 units per acre.
Very Low Density Residential Areas are located north at the
proposed Cook Street alignment and Country Club Drive in the
north and in the foothills area in the southern district.
These areas are proposed for residential development at 1 to 3
units per acre.
1.B.6
(Rev. 08/22/75)
GOALS AND OBJECTIVES
Goals
DEVELOP RELATIONSHIPS BETWEEN LAND USES WITHIN THE CITY THAT
WILL MEET THE BASIC HUMAN NEEDS OF THE CITY OF PALM DESERT
AND THE SPHERE OF INFLUENCE.
DEVELOP RELATIONSHIPS BETWEEN LAND USES WITHIN THE CITY THAT
WILL BRII4G CITY COSTS AND REVENUES INTO BALANCE OVER TIME.
DEVELOP A LAND USE PATTERN THAT TAKES OPTIMUM ADVANTAGE OF
THE CITY`S NATURAL ASSETS INCLUDING VIEWS, MOUNTAIN AREAS A14D
THE DESERT FLOOR.
Objectives
• MINIMIZE CONFLICTS BETWEEN LAND USES CREATED BY DRASTIC
VARIATIONS IN INTENSITIES OF USE, DENSITIES AND ACCESS
REQUIREMENTS.
• DEVELOP LAND USE RELATIONSHIPS THAT ARE EFFICIENT AND
COMPATIBLE, YET ALLOW THE FLEXIBILITY THAT IS NECESSARY
TO RESPOND TO CHANGES IN SOCIO-ECONOMIC FACTORS.
• MINIMIZE PREMATURE PUBLIC COST THROUGH DEVELOPMENT OF A
COMPACT NON -SPRAWLING LAND USE PATTERN.
• MAINTAIN THE CHARACTER OF PALM DESERT AND CREATE THE BEST
POSSIBLE LIVING ENVIRONMENT FOR RESIDENTS.
PROVIDE A PROPER BUFFER BETWEEN RESIDENTIAL AND COMMERCIAL
AREAS.
1•G•1 (Rev, 08/22t75)
2 URBA14 DESIGN ELEIIE14T
INTRODUCTION
Urban Design may be defined as the development of an efficient, convenient
and aesthetically pleasing city form which is responsive to:
. The human need for orientation by means of a structured environment;
. The opportunities and constraints of existing natural and man-made
elements;
The technological potentials of circulation, transit and com-
munication networks; and
. Existing institutional requirements.
Community Design, at the general plan scale, may.be defined as the developn;ent
of, an overall city form which:
. Creates logical and efficient patterns of land use activities at human
scale;
. Provides appropriate levels of access to varying type-s and intensities
of land uses;
. Integrates neighborhoods and districts into a cohesive urban form;
t . Preserves and enhances natural features such as vegetation,
wildlife or topographic features;
Preserves and enhances man-made features of historical or
archaeological significance;
Responds to emerging technological potentials in areas such as
communication, transportation and construction;
Articulates and unifies subareas of appropriate size and scale
such as districts or neighborhoods;
Responds to the realities of economic relationships as defined in
the market place and the needs of public institutions as defined by
the public sector; and
Structures circulation, open space and land use patterns so as to
create a perceptual structure of appropriate city entry points,
edges, focal areas and landmarks.
2.i.1
(Rev. 8/75)
GOALS AND OBJECTIVES
Goals
DEVELOP A CITY THAT IS VISUALLY ATTRACTIVE, CONVENIENTLY ORGANIZED,
AND ECONOMICALLY FUNCTIONAL.
PRESERVE AND EMPHASIZE ELEMENTS OF THE NATURAL DESERT AND HILLSIDE
ENVIRONMENTS TO BALANCE AND COMPLEMENT BOTH THE DEVELOPED AND TO BE
DEVELOPED AREAS OF PALM DESERT.
Objectives
DEVELOP A SYSTEM OF CITY EDGES, ENTRY POINTS, FOCAL AREAS AND LANDMARKS
THAT MILL SERVE TO DISTINGUISH PALM DESERT AS UNIQUE AND SPECIAL FROM
THE SURROUNDING COVE COMMUNITIES.
UTILIZE BUILDING MASSES, ARCHITECTUAL, COLOR AND FACADE TREATMENTS TO
CREATE UNITY AND IDENTITY IN THE VARIOUS COMPONENTS OF THE CITY
(RESIDENTIAL AREAS, CIVIC AREAS, COMMERCIAL AREAS, ETC.). (EMPHASIS
ON THE DESERT.)
ESTABLISH A DESIGN REVIEW PROCESS WHICH PROVIDES A MECHANISM AND
GUIDELINES FOR EVALUATING DEVELOPMENT PROPOSALS IN RELATION TO
COMMUNITY, DISTRICT, AND NEIGHBORHOOD GOALS.
DEVELOP AN ACTIVE PROGRAM THAT WILL MAINTAIN THE VISUAL QUALITY OF THE
HILLSIDES AND SAND DUNES SURROUNDING OR WITHIN PALM DESERT THROUGH
HILLSIDE AND DESERT DEVELOPMENT GUIDELINES AND ORDINANCES.
DEVELOP A SYSTEM OF LANDSCAPING FOR ALL MAJOR STREETS AND INTERSECTIONS
AS SUGGESTED IN FIGURE 2-2.
ESTABLISH A SET OF DEVELOPMENT STANDARDS THAT PROTECTS AND ENHANCES
EXISTING DEVELOPMENTS THEREBY MAINTAINING THE CHARACTER OF PALM DESERT.
DEVELOP A SPECIFIC SET OF STANDARDS FOR THE PRESERVATION OF VIEWS.
2.G.1
(Rev. 8/75)
39
:SIGN ABSTRACT
As
:)OI-hoods
Points
Points
Trail System
11ponews
area
,e of Desert!
ie Center Linkage
e & Wildlife
reserve
lark
Open Spaces
reak
ercial Subareas
vial Subareas
tional Subareas
Corridors
2 Miles 3
2.(i.l.a
FIGURE 2-2
STREETSCAPE ABSTRACT
Landscaping at
Major Intersections
Landscaping along
Major- Streets
NORTH
0 1 2 Miles 3
WILSEY & HAV.
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2.G.2.b
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BACKGROUND
Elements of the Urban Design Approach
Two -Dimensional Land Use Patterns
11
The spatial organization of a planning area and the relationships
between various functional elements within a planning area are
defined within the content of a two-dimensional land use pattern.
The patterns which evolve must define physical parameters for
urban design activities and respond to:
Economic opportunities and constraints including the nature
of demand for various land uses, land absorption rates, the
intensity of development that is anticipated and resultant
land requirements;
Natural factors such as open space, soils, wildlife habitat
and geologic conditions;
Existing development and the existing development patterns;
Circulation, parking and transit requirements;
E Urban infra -structure requirements; and
Line of sign patterns.
Three -Dimensional Elements
The urban design framework for a planning area ultimately evolves
from the integration of two-dimensional physical plans with the
elements that create three-dimensional form. The urban design
process includes:
Analysis and identification of functional and aesthetic sub-
areas within an overall planning area;
Analysis of the mix of activities and structural relationships
existing within each sub -area to identify elements which should
be changed or reinforced;
Definition of the existing edge, barrier and linkage conditions
that either separate or join sub -areas and/or specific develop-
ment units within sub -areas;
Analysis of the "grain" of building masses within sub -areas to
see if it reflects economic potentials, the capabilities of
supporting infrastructure including items such as streets,
pedestrian ways and transit and relationships to existing
natural or man-made features;
{' Preservation of line of sight patterns;
2.B.i
(Rev. 8/15)
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Analysis of the availability of and needs for "connectors"
between and within sub -areas such as pedestrian ways and
transit systems;
Analysis of the structure of existing "focal points" in
terms of activity, architectural character or mass,
historical significance and relationships to transporta-
tion on open space systems; and
Recommendations for a new urban design structure which
joins the analysis of existing conditions outlined above
with definition of potentials for change --defined in terms
of land utilization, access, and economic/market factors.
Recommended Urban
Design Structure
The recommended urban design structure is a composite of net�,orks
and Sys terns ►•Jh i ch each respond to va r i ed c i t i zen ob j ect i ves ar•d
planning area constraints and opportunities of the type described
above. Major aspects of the recommended structure include:
Districts
The planning area is conceived of having three distinct districts.
The Central District is composed of tWO major subareas north and
south of the Core Area and is generally defined by the White�,.ater
Flood Control Channel on the north, flood control levees on the
south and by the bases of adjacent mountains to the east and west.
It approximates in the area of the existing City of Palm Desert
and is located on the relatively flat and sheltered portion of the
desert floor.
The Southern _District is characterized by mountainous areas
extending. scuth�,rard to the San Bernardino National Forest and
includes several areas suitable for urbanization in the alluvial
fans extending into major canyons from the desert floor.
The Northern District is generally defined on the south by White -
water Flood Control Channel, by Interstate 10 on the north and
by adjacent jurisdictions on the east and west. It is an area
characterized by blowsand conditions and some beautiful sand dunes.
Neighborhoods
The planning area consists of 25 neighborhoods tied into the
district structure. Neighborhoods are defined wherever possible
by either natural edges, such as the base of the mountains, or
by man-made elements such as roads.
,Z. B. 2
a
Neighborhoods are conceived as basic residential and identification
1 units varying in population from 400 to 9000 people.
Focal Points
Within the various districts of the planning area are focal points
related to either major institutions or natural features.
Key focal points include:
E i senho;,�er 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.
Entry Points
The planning area has a number of entry points from adjacent juris-
dictions or areas. These include:
The freeviay intcrchan;es;
The transition areas from the adjacent jurisdictions of Rancho
Mirage and Indian 14el 1 s; anti.
The transition from the mountains to the alluvial fans on
Highway 74.
Landma rks
Within the various districts there are a number of potential orienta-
tion points. Potential landmo rks 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;
Areas related to the approaches to the Commerical Core Area
from Highway 111, Highway A and San Pablo; and
The potential axial relationships between the Core Area,
College of the Desert, Civic Complex and Cultural Center.
2.13.3
District Linkages
Each of the circulation systems performs a linking function. Palm
Desert has the potential of being a City whose districts are linked
not only by roads but also by open space elements, bicycle trails
hiking and equestrian trails and public transit.
Key District linkages include:
Bob Hope Drive;
lion ter ey/H i ghway 74;
The Eisenhol'-.er Medical Center/College of the Desert iinkaoes
formed by Frank Sinatra Drive and Cook Street;
The hiking/equestrian trail and flood control open space
networks;
The bicycle and golf cart trail systtrn linking all corn -unity
parks and all 25 neighborhoods;
The Core Area to Civic/Cultural Complex tram system; and
The windrow systems which .ill provide a strong unifying element
in the northern district.
Problems
The general public, while perhaps desiring the objectives of
an efficient, beautiful, diverse and unified City, has had
little exposure to the types of urban design processes a, -id
theories which can achieve these desired objectives.
The 82 square mile size of the planning area makes comprehen-
sion of the potential for a unified urban design difficult
for many to perceive.
The existing City has generally developed as a piecemeal com-
posite of individual projects rather than in relationship to
any established structure of districts or neighborhoods.
The three districts of the planning area are diverse in
character and represent a challenge to unify in terms of an
overall city character.
The central location of the planning area in the Coachella
Valley, combined with a desirable climate and setting, create
development pressures that represent potential environmental
problems if not properly managed.
Highway Ill and the Whitewater Flood Control Channel represents
a potential barrier to interaction between residents of various
neighborhoods or districts.
i
Line of Sight controls are difficult to establish and are com-
plicated by existing developments.
2.B.4
(Rev. 8/75)
I opportunities
The planning area possesses an abundance of natural features
that can lend variety, distinction and unity to the develop-
ment of a city.
The planning area has a large percentage of undeveloped land
that can be developed with improved concepts in environmental
planning.
The planning area possesses some distinctive institutions and
areas, such as the College of the Desert, the Core Area,
Eisenho,,,:er Medical Center and the Living Desert Reserve which
can serve as focal points in an overall design structure.
Property owners, both in the City and the northern district,
have demonstrated an interest in the process of planning for
a quality city.
The City is involving its citizens in all aspects of city
planning which should lead toe continuing level of citizen
awareness about the potentials for good design at citywide
and neighborhood, as well as individual project, scales. ,
50% of the land in the urbanizing area of the City is vacant.
2•6.5 • (Rev. 8/75)
IMPLEMENTATION POLICIES
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 NEIGHBORHOOD
DESIGN.
Such a process might be done by private planners of the land
owners controlling the development within a particular neigh-
borhood; or, it might ba done by the City in cooperation
with developers.
• UTILIZE PROVISIONS OF ITS ZONING ORDINANCE TO PROVIDE GUIDE-
LINES IN AREAS SUCH AS HILLSIDES, CIVIC AREAS AND OTTER
SPECIAL AREAS.
CONTINUE TO DEVELOP MORE DETAILED PLANS FOR SPECIAL AREAS,
SUCH AS THE CORE AREA AND CIVIC CENTER, AS THE NEED FOR MORE
SPECIFIC PLANNING BECOMES APPARENT.
• PROVIDE ATTRACTIVE AND SUITABLE LANDSCAPING ON ALL MAJOR
STREETS AND GATEWAYS TO THE•CITY.
• DEVELOP PARRS FOR RECREATION AND OPEN SPACE PRESERVATION
WHICH MAINTAIN THE NATURAL DESERT ENVIRONMENT.
• UTILIZE THE PROVISIONS OF THE ZONING AND DESIGN REVIEW
ORDINANCES TO MAINTAIN THE BEAUTY OF THE MOUNTAIN AREAS
SURROUNDING PALM DESERT.
ESTABLISH AN EDUCATIONAL PROCESS TO MAKE LOCAL CITIZENS
A14ARE OF THE CONTINUING NEED TO UPGRADE THE VISUAL QUALITIES
OF THE CITY BY PRESERVING THE NATURAL ENVIRONMENT AND BY
REQUIRING HIGH QUALITY IN MAN-MADE DEVELOPMENT.
• ESTABLISH A PLANNING PROCESS TO STUDY NIGHT LIGHTING PROBLEMS.
• MAKE ADEQUATE PROVISION FOR SHADE WHEN PLANNING FOR PARKS,
PEDESTRIAN AREAS, PUBLIC AND PRIVATE PARKING LOTS, AND TRANSIT
CORRIDORS IN THE CITY.
UTILIZE INDIGENOUS PLANTS IN LANDSCAPING WHENEVER APPROPRIATE.
ESTABLISH A COMPREHENSIVE SEi OF LINE -OF -SIGHT CRITERIA TO BE USED
FOR NEW DEVELOPMENT.
2.P.1
(Rev. 8/75)
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#.Q.1.b (Rev. 08/22/75)
Since little of the housing in Palm Desert sells for less than
$25,000 today, families with an income of less than $10,000
(assuming that a person can afford to buy a house which is 2.5
times his annual income) cannot afford to live in Palm Desert.
This effectively excludes a great number of people who are
expected to be working in Palm Desert in the foreseeable future.
Those people who earn an income of less than this amount and
desire to live in Palm Desert are forced to spend an inordinate
proportion of their income on housing costs.
The demand for housing keeps prices at a high level.
While the current demand for high cost homes continues at the
present level and the resale value of homes continues to climb,
it is unlikely that the private market alone is going to provide
lower priced homes in Palm Desert. It will thus take an effec-
tive action program on the part of the City to see that this
lower priced housing is built.
The City, however, cannot be expected to implement these
programs by itself. It will take a multi -faceted attack which
includes the cooperation and support of governmental agencies
(local, regional, state and federal) as well as the private
sector.
Significant cost reduction for housing at the neighborhood
scale is difficult.
While many people within the Palm Desert community express
the need for providing housing for people of low ($4-8000)
to moderate ($8-15000) income, there is a community preference
that such housing should not be grouped in any one area which
could become known as ''Palm Desert's lower income housing" area.
At the present time, however, no programs on building techniques
are known which can develop such homes on an individual basis.
To effectively realize cost reductions the housing must be
grouped to some degree. The question of how large this group
should be must be the subject of further detailed planning.
The City does not have an information system to monitor housing
development.
The need to provide information regarding housing to both public
and private decision -makers is a real one and is something the
City needs to consider. The lack of current, accurate infor-
mation is one obstacle which can be dealt with at the local
level through the creation of an efficient system within the
City's Department of Environmental Services.
4,s.4
(Rev. 03/22/75)
Housing costs continue to increase at a fast rate.
Housing costs within the past decade have escalated to a
point that it has become very difficult for a large portion of
the country's population to purchase new housing.
Based on information available from the 1970 Census of Housing,
a home which sold for $20,000 in 1960 could not be reproduced
in 1970 for less than $29,000. Similarly, rental housing which
t was renting for $150 a month in 1960 would now rent for $175.
in 1971, the average value of the new home in Riverside County
exceeded $30,000. Interest rates within the recent months have
climbed at an increasingly fast pace with interest rates on
conventional mortgages up to 10 percent and typical down payment
requirements approaching 20 percent. Loan executives estimate
that a 1 percent interest rate change upward adds $ ,0
00 to
the cost of a $30,000 dwelling on a 25-year mortgage.
These increases play a major role in acting as a barrier to
those who need to change their place of residence because of
space needs and other families who want to change their tenure
from renting to home ownership.
At the same time these cost increases affect the ability of home
builders to reach significant markets. As the dollar signs
attached to new homes increase, more and more households are
priced out of the new home market while homebuilders trim
profits, overhead, sales and advertising expenses in an attempt
to hold home prices from increasing even further.
There have been no significant cost reduction breakthroughs in
housing technology.
Since there is only so far a developer can go to reduce
housing costs and at the same time construct decent, safe
. housing, a breakthrough in homebuilding technology has been
considered as a means to reduce costs and increase the supply of
lower cost housing. Experimental programs, such as the federal
government's Operation Breakthrough have been attempted.
Unfortunately, while some advances have been made to increase
the quality of some construction while holding prices at the
same level, little progress has been made in actually reducing
the cost of housing.
Housing for lower income groups in Palm Desert is limited.
Although implied but not stated in many of the problems listed,
housing for lower income groups within Palm Desert is presently
very limited. The effective exclusion of these people within
4.B•5 (Rev. 08/22/75)
•"
• New Federal Community Development Act has been enacted.
The federal government has enacted within the last few months
the Housing and Community Development Act of 1974• This act
combines most community development programs, including
housing, into a block grant program. While the Department of
Housing and Urban Development has not determined all the
guidelines at this time it is anticipated that Palm Desert will
become eligible for funding for a variety of activities which
can improve living conditions in the City, including housing.
4.B.7
(Rev. 08!22,175)
d
IMPLEMENTATION POLICIES
The City shall
IMPLEMENT A HOUSING PROGRAM BASED ON THE ASSUMPTIONS THAT:
- EVERY HOUSEHOLD NEEDS SHELTER WHICH IS SAFE, SANITARY, AND
DURABLE
EVERY HOUSEHOLD NEEDS A DWELLING UNIT WITH ENOUGH ROOMS AND
OF. SUFFICIENT SIZE
- EVERY HOUSEHOLD NEEDS HOUSING WHICH IT CAN AFFORD
- EVERY HOUSEHOLDER NEEDS THE OPPORTUNITY TO MOVE WITHIN THE
COMMUNITY AND TO HAVE A CHOICE AMONG DIFFERENT TYPES AND PRICES
OF HOUSING
- EVERY HOUSEHOLD NEEDS HOUSING CONVENIENTLY LOCATED TO WORK-
PLACE, SHOPPING, SCHOOLS, RECREATION AND OTHER DESIRABLE
ACTIVITIES AND SERVICES
- EVERY HOUSEHOLD NEEDS CERTAIN TYPES AND LEVELS OF URBAN
SERVICES IN THE SURROUNDING AREA, SUCH AS PARKS, PLAYGROUNDS,
SCHOOLS, WATER AND SEWER, FIRE AND POLICE PROTECTION
DEVELOP A PROGRAM TO BROADEN THE HOUSING PRICE RANGES AVAILABLE
WITHIN THE CITY
The City has established a primary goal for housing of "providing
' a range of housing for varying income ranges and lifestyles
throughout the community". The major problem within this area
is to provide housing for persons of lower and moderate incomes,
It thus becomes very important to determine a set of guidelines
to assure that such housing develops in appropriate locations --
locations chosen both to deliberately foster economic and social
mix and also to prevent an over concentration of such housing in
any one area. Within the policies already delineated within the
report, locational criteria have been indicated in an attempt to
"locate housing for different socio-economic groups in housing
types and densities which serve their needs". In addition,
other locational criteria may include:
- Comparative school factor -- a measure of relative ability to
.provide education services for increased numbers of school
age children.
- Lower/moderate income families factor -- a comparison of the
number of lower income families in any one area with the city-
wide number of lower/moderate families, in proportion to the
total number of Families living in each census tract.
4, P , l
(Rev. 08/2.2/75 )
- Minority population factor -- a comparison of each area's
minority population percentage with the citywide average, in
proportion to area population.
The combined effect of these three additional criteria is to
suggest the location of housing for families of low and moderate
means in areas which would not result in an over concentration
of minorities, an over concentration of lower/moderate income
families, or an overcrowding of school facilities. This is not
to determine quotas for each area for such housing, but, rather,
` as a guideline to be used as location indicators of target areas.
A most important aspect of the criteria is to show that assisted
housing should be dispersed throughout the City.
CLOSELY MONITOR THE VARIOUS FEDERAL HOUSING PROGRAMS WHICH MAY BE
AVAILABLE TO THE CITY
As indicated earlier, the Community Development Act of 1974 has
recently been enacted. The City should follow developments
regarding this act closely to assure itself of taking the appro-
priate action to gain funding available to it under this legis-
lation for community development programs and housing assistance
for lower and moderate incomes.
DEVELOP A "QUARTERLY INFORMATION BULLETIN" ON HOUSING WITHIN
PALM DESERT
The City can take effective action to assist the decision -makers,
both public and private, by improving the flow of information
about housing. A system such as a "Quarterly Information
Bulletin" which indicates housing starts by type, price and
location, occupancy status to include vacancy rates and sales
data (numbers, location, price, time on market, characteristics,
and Department of Environmental Services data such as applica-
tions for zone changes and variances, subdivision activity, and
land use changes) will be of considerable benefit to the community.
. 'DEVELOP AN ECONOMIC PROFILE OF THE WORK FORCE IN THE COMMUNITY
The development of such an economic profile will be of considerable
use to the City in an effort to monitor the existing housing
developments with the housing needs of the people working in the
community. A cross referencing between the economic profile and
the Quarterly Information Bulletin will let the City know how
well it is meeting its goal of giving people who work in Palm
Desert the opportunity to live in Palm Desert.
4.P.2 (Rev. 08/22/75)
COORDINATE WITH RIVERSiDE COUNTY AND ITS EFFORTS TO MEET THE
HOUSING NEEDS OF THE PEOPLE LIVING IN THE COUNTY
Riverside County has been actively involved in developing housing
programs for the unincorporated and incorporated portions of the
County and its actions may have an important, impact on Palm
Desert's housing needs.
PROMOTE THE CONTINUED UTILIZATION OF HOMEOWNER AND COMMUNITY
ASSOCIATIONS TO MAINTAIN HOUSING QUALITY AT THE INDIVIDUAL
DEVELOPMENT LEVEL
The City can rely upon the homeowner and community associations
to take on the role that the City might normally have to do
through a code enforcement program.
4. P .,3
(Rev. 08/22/75)
The bicycle system provides a Citywide framework connecting
all major parks, public facilities and the Core Area with all
of the neighborhoods. Rights. -of -way of 10-12 feet are suggested
to allow for use by electric golf carts as well.
The hiking/equestrian system connects the major open space
features of the planning area from the sand dunes on the
north to the mountains in the south.
The dial-ride-systern provides service to all neighborhoods
via the highway network.
Pedestrian areas are to be emphasized through site planning
guidelines developed at the Specific Plan or neighborhood
planning scale (see Prototype Block of Interim Core Area Plan).
The initial elements of a pedestrianway system are shown on
Fig. 5-3.
The first step in the implementation of the above concepts
is the development of Specific Area Plans or precise system
plans which will deal with the localized aspects of route
design.
DEVELOP PROTOTYPE SEGMENTS OF THE PROPOSED OVERALL SYSTEMS AS
A MEANS OF EVALUATING CITIZEN RESPONSE.
Because of the more detailed planning being done and the
immediate needs, the Core Area may be an appropriate place to
test selected systems.
REQUIRE INTEGRATION OF NEIGHBORHOOD LEVEL BICYCLE/GOLF CART
AND PEDESTRIAN SYSTEMS WITH THE CITYWIDE STRUCTURE THROUGH
THE PROCESS OF SITE PLAN REVIEW.
5•P•2
q
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\3 �� \1�\\�» \§^��
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On
Ci:iy c1- I a! m
E9
2 URBAN DESIGN ELEMENT
INTRODUCTION
1%W Urban Design may be defined as the development of an efficient, convenient
and aesthetically pleasing city form which is responsive to:
. The human need for orientation by means of a structured environment;
The opportunities and constraints of existing natural and man-made
elements;
The technological potentials of circulation, transit and com-
munication networks; and
. Existing institutional requirements.
Community Design, at the general plan scale, may be defined as the development
of an overall city form which:
Creates logical and efficient patterns of land use activities at- human
scale;
Provides appropriate levels of access to varying types and intensities
of land uses;
. integrates neighborhoods and districts into a cohesive urban form;
. Preserves and enhances natural features such as vegetation,
wildlife or topographic features;
Preserves and roan -made features of historical or
archaeological significance;
Responds to emerging 'Luchnological potentials in areas such as
corn:nunication, transportation and construction;
Articulates and unifies subareas of sire arld scale
such as districts or neighborhoods;
Responds to the realities of economic relationships as defined in
-the market place and the needs of public Institutions as defined by
the public sector; ai-id
. Structures circulation, open space and land use patterns so as to
create a perceptual structure of a;)ropriate city entry points,
,:dyes, vocal areas and landmarks.
2.i.1
09
cm
GOALS AND OBJECTIVES
Goals
DEVELOP A CITY THAT IS VISUALLY ATTRACTIVE, CONVENIENTLY ORGANIZED,
AND ECONOMICALLY FUNCTIONAL.
PRESERVE AND EMPHASIZE ELEMENTS OF THE NATURAL DESERT AND HILLSIDE
ENVIRONMENTS TO BALANCE AND COMPLEMENT BOTH THE DEVELOPED AND TO BE
DEVELOPED AREAS OF PALM DESERT.
Objectives
DEVELOP A SYSTEM OF CITY EDGES, ENTRY POINTS, FOCAL AREAS AND LANDMARKS
THAT WILL SERVE TO DISTINGUISH PALM DESERT AS UNIQUE AND SPECIAL FROM
THE SURROUNDING COVE COMMUNITIES.
UTILIZE BUILDING MASSES, ARCHITECTUAL, COLOR AND FACADE TREATMENTS TO
CREATE UNITY AND IDENTITY IN THE VARIOUS COMPONENTS OF THE CITY
(RESIDENTIAL AREAS, CIVIC AREAS, COMMERCIAL AREAS, ETC.). (EMPHASIS
ON THE DESERT.)
FS ABLISH A DESIGN REVIEW PROCESS WHICH PROVIDES A MECHANISM AND
GUIDELINES FOR EVALUATING DEVELOPMENT PROPOSALS IN RELATION TO
CC MUNITY, DISTRICT, AND NEIGHBORHOOD GOALS.
DEVELOP AN ACTIVE PROGRAM THAT WILL MAINTAIN THE VISUAL QUALITY OF THE
HILLSIDES AND SAND EUNFS SURROUNDING OR WITHIN PALM DFSFRT THROUGH
HILLSIDE AND DESERT DEVELOPMENT GUIDELINES AND ORDINANCES.
DEVELOP A SYSTEM OF LANDSCAPING FOR ALL MAJOR STREETS AND INTERSECTIONS
AS SUGGESTED IN FIGURE 2-2.
FSTABLISH A SET OF DEVELOPMENT S iANis'`ROS THAT PROI ELLS AND ENHANCES
EXISTING DEVELOPMENTS THEREBY MAINTAINING THE CHARACTER OF PALM DESERT.
DEVELOP A SPECIFIC SET OF STANDARDS FOR THE PRESERVATION OF VIEWS.
2.G.1
cm
cm
09
Gl 1! X-1 V 2-1
URBAN DESIGN A I1' cl-1 R AC F
As
I wly Points
Fo( ;,olllts
(' I -nop of
I 1,2il Systems
Corc Area
Collc�c of DcSt i t/
Civic
1 &
!:ife
Pi C-,L:l ve
C(,I I i•,")rs
OR I I I
2
VI; I I SI=Y
2J-,.1.a
09
09
cm
A
R 1- -2
ST P F. F -1 '� CA IT A R ACT
1.,Tor lntul,;,,Cliolls
"long
I C . 2. b
1 -,) L y ,,` 11, V, I
m
cm
m
2 oi' 23
21
17 24
is
15
19 22
9
1 io 6
f4
F-IGURE 2-3
I'} 1 7
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City I.;I.t5
0
BACKGROUND
'AW
%W
Elements of the Urban Design Approach
Two -Dimensional Land Use Patterns
The spatial organization of a planning area and the relationships
between various functional elements within a planning area are
defined within the context of a two-dimensional land use pattern.
The patterns which evolve must define physical parameters for
urban design activities and respond to:
Economic opportunities and constraints including the nature
of demand for various land uses, land absorption rates, the
intensity of development that is anticipated and resultant
land requirements;
Natural factors such as open space, soils, wildlife habitat
and geologic conditions;
Silting develcipment and the axisting development patterns;
Circulation, parking and transit requiraments;
INOW Urban infra -structure rcq u i rc mcnts; and
Line of sign patterns.
roa- 0 i mr n s na rqn n Ls
The urban design fram�work for a planning area ultiwataly evolv,s
from the integration of Wo-Mensional physical plans with the
aloneMs that create.thrce-dimensicnal form. the urhan d,5!gn
pruccns includes:
Anilysis and identification Of functional and aosthmic sub-
areas within an overall planning area;
Analtsis of the mix of activities and structural relatiooships
existing within each sch-area to idOntifY elements which should
be changed or re inforcad;
Definition of the existing edge, barrier and linkage (:;-) n (J i r terns
that Wthar separate or join sub-aroas and/or specific wavelap-
wznt -nits within
AnalYsis Of 14 "grain" of Widing niqsas within qqh-areas to
We if it rof lects ecunc0c pot. ati 119, the ca,nbi I iti,, of
" 0 r t i 0 9 1itir.51 ru cc i 0 c I u d i n h a
3 n F r i n n w& s d 0 s i t . , d , , ,
P�hurnl or kna —We n,,Luc,s;
Preservation of line of sight patterns;
2.9.1
04
Fie.G LOT C^:•C•:PT Lot size 7,500 square feet
In this there is 162 feet of street frontage for three lots
or an average street frontage per lot of 54 feet. With this concept
there is a sharp reduction of expensive street frontage per lot that
coul_I .-,ke larger lots economically feasible within a given price
bLac t of 11011e. The flag lot house enjoys a quiet location and the
.cce;s drive to it provides additional separation between the two
street fronti-ng lots. There is a ubstantial gain in usable open
space,
(D3
11 -
U-)UBLF, 'TIER LOTTING CG_iCF:PT
I?ere there is 163 f—,L of fr
street frontage per lot of c,
ical than ExarIiple 4. `!'his
sity for a given size of lot
nbil.i.ty. Because of ti,e ccc
density, larger lots sh-,uld
mnn open space or par:,. sli
=,ould, of course, be an ever
in Exa ,pies 4 and 5 if t1he 1,
AN RAMPLE OF PIO-DIIIENSI0^!AL LAND USE
2.B.1 a.
pb
i;
7/ SF! 1t t 11.i�r• O Q
�' '2 ��` ��� °Z��� �i��'E1���3s3ix.'"�
�zp
i E�1.,f
t SPLIT ENTRY 1
X,
-.r .�..__ �✓ � I ../ �... /'� ,1 � _._._. -. ,Y M1 �i j S F t f £ < # `>: i i .` i Y
�a Iltt y e
.... � •'-- � � � - ' r�,u"r". :"°'°"'e`-. _=?`r A�'°a ' i } i�-.my k � i � � � i £ S � . F � � � � r fi . l 4
FULL VFTAglMG WN-L
' 2 STORY ,W1T11 VzETAIQN6 W.-�LL }"+fl
a it
=
I Rl'
ill✓ � _ •� a
a/Yi4 ak• •; FULL VETAJIQ I%tiCj
ki t�
FLATFOtzM 1 K.ANAC-
]; WITH 11-IF LOWED. srl
^R rr
,a
557.
SIDE Acuf -G VA�KNG
i ?;.t' :! �'" KATFO{ZM FWAME
`t;` t } �'S?.I�:'rii� WITH FULL LOWED— STOZ"I
AN EXAMPLE OF THREE-DIMENSIONAL LAND USE
2.B.l.b.
Analysis of the availability of and needs for "connectors"
1%W between and within sub -areas such as pedestrian ways and
transit systems;
M
Analysis of the structure of existing "focal points" in
terms of activity, architectural character or mass,
historical significance and relationships to transporta-
tion on open space systems; and
Recommendations for a new urban design structure which
joins the analysis of existing conditions outlined above
with definition of 'potentials for change --defined in terms
of land utilization, access, and econornic/market factors.
Recommended Urban Design Structure
The recommended urban design structure is a composite of networks
and systems which each respond to varied citizen objectives and
planning area constraints and opportunities of the type described
above. Major aspects of the recommended structure include:
District=s
The planning area is conceived of having three distinct districts.
The Ccntral District is composed of U,o r:ajor subareas north and
south of tf?,. Core Area and is general 1 y def i ncd by t:h(2 1rh i tee t,.r
i1,)Od Control Ch,;iinel on the north, NcJ)d Control lcve::s on ti-.e
"cuth -.nd by the bases of adjacent r,,cunta i ns to the east a,ind test.
It approxirates in the area of the existing City of palm Desert
.znd is located on the relatively flat and sheltered portion of the
c.':sert floor.
District 15 Characterized by mountainous areas
extr.nding soutl.%,ard to the San Bernardino National Forest and
inclu,!es several areas suitable for urbanization in the alluvial
l.;ns ;:;,tending into major canyons from the desert floor.
l-he N'Qri_h,!rn District is generally defined on the south by r,lhitc-
rater 1-1cod Control Channel, by Interstate 10 on the north and
by adjacent jurisdictions on the cast and r:o-st. It is an area
Characterized by blovisand conditions and some beautiful sand dunes.
i;e i';hl-lorhoods
fne planning area consists of 25 n, i gi,borl oo<Is t iod into the
district structure. 1,�:igiibonccods are defined wherever possible
by either natural edges, such as the b,,se of ti;e i�.Orntains, or
by m-n-made elements such as
2.B.2
M
Im
Neighborhoods are conceived as basic residential and identification
units varying in population from 400 to 9000 people.
Focal Points
Within the various districts of the planning area are focal points
related to either major institutions or natural features.
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.
Entry Points
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
Highway 74.
Landmarks
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;
Areas related to the approaches to the Commerical Core Area
from Highway 111, Highway 74 and San Pablo; and
The potential axial relationships between the Core Area,
College of the Desert, Civic Complex and Cultural Center.
2.B.3
In
District Linkages
Each of the circulation systems performs a linking function. Palm
Desert has the potential of being a City whose districts are linked
not only by roads but also by open space elements, bicycle trails
hiking and equestrian trails and public transit.
Key District linkages include:
Bob Hope Drive;
Monterey/Highway 74;
The Eisenhower Medical Center/College of the Desert linkages
formed by Frank Sinatra Drive and Cook.Street;
The hiking/equestrian trail and flood control open space
networks;
The bicycle and golf cart trail system linking all community
parks and all 25 neighborhoods;
The Core Area to Civic/Cultural Complex tram system; and
Hie windrow systems which wi 11 provide a strong unifying el.^rent
in the northern district.
P rob I erns
The general public, c:,hi1e perhaps desiring the objectives of
n efficient, beautiful, diverse and unified City, has had
1 i the �.;:posure to the types of urban design processes and
theoric-s r,hich can achieve these desired objectives.
The 82 square riiile size of the planning area makes cori�prehen-
sicn of tiie potential for a unified urban design difficult
for r -_sny io p rceive.
sting City has generally developed as a piecemeal com-
posite of individi,aI projects rather than in relationship to
any cst-:bushed structure of districts or neiyhborl-,cods.
iho thrc-.e districts or the planning area are diverse in
character and represent a challenge to unify in tcrr,s of an
uvcralI city character.
The central location of the area in the C .;e:.1,el1a
Valley, coribined with a dc:sir<�ble climate and setting, create
developn,cnt 1)ressures that r, prc--,c-nt pot,:ntiQI envi CotM_, ntal
problems if not properly r-rr�ed.
lligh':;ay 111 and tl,e !111itFlood Control C111-1nncl
a potential cLarrier to interaction of various
n:i h'>ori Dods or districts.
Line of Sight controls are difficult to establish and are complicated
by existing developments.
r MM
Ey
Opportunities
The planning area possesses an abundance of natural features
that can lend variety, distinction and unity to the develop-
ment of a city.
The planning area has a large percentage of undeveloped land
that can be developed with improved concepts in environmental
planning.
The planning area possesses so3e distinctive institutions and
areas, such as the College of the Desert, the Core Area,
Eisenhower Medical Center and the Living Desert Reserve which
can serve as focal points in an overall design structure.
Property owners, both in the City and the northern district,
have demonstrated an interest in the process of planning for
a quality city.
The City is involving its citizens in all aspects of city
planning which shnuld lead to a continuing level of citizen
awareness about the patcntials for good desigh at citywide
and neiShWrhond, as 1:e11 as individual project, sanins.
50% of the land.in the urbanizing area of the city is vacant.
0
2.B.5
•
err IMPLEMENTATION POLICIES
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 NEIGHBORHOOD
DESIGN.
Such a process might be done by private planners of the ljnd
owners controlling the development within a particular neigh-
borhood; or, it night be done by the City in cooperation
with developers.
• UTILIZE PROVISIONS OF ITS ZONING ORDINANCE TO PROVIDE GUIDE-
LINES IN AREAS SUCH AS HILLSIDES, CIVIC AREAS AND OTHER
SPFCIAL AREAS.
CONTINUE TO DEVELOP MORE DETAILED PLANS FOR SPECIAL AREAS,
SUCH AS THE CORE AREA AND CIVIC CENTER, AS THE NEED FOR MORE
SPECIFIC PLANNING BECOMES APPARENT.
PROVIDE AT TRACTIVE AE'D SU I TOOtE LANDSCAPING ON ALL MAJOR
ST I SETS AND UA kW,%YS FO THE CITY.
• DEVELOP PARKS FOR RFCRaAi ION 10D OPEN SPACE PRESERVATION
WHICH KA I EFTA I N .THE NATURAL DESERT ENVIRONMENT.
UTILIZE 1HE PROVISIONS OF THE ZONING AND DESIGN REVIEW
ORDINANCES TO MA I N fA I N THE BEAUTY OF THE MOUNTAIN AREAS
SURROUNDING PALM DESERT.
FS IABL I SH AN EDUCATIONAL PROCESS TO MAKE LOCAL CITIZENS
AWARE OF THE CONTINUING NEED TO UPGRADE THE VISUAL QUALITIES
O1= THE CITY BY PRESERVING THE NA T UFAL ENVIRONMENT AND BY
RCQU I R I NG HIGH QUALITY 114 11A`J-MADE DEVELOPMENT.
• FSTABL I SH A PLANNING PROCESS TO STUDY NIGHT LIGHTING PRORLEMS.
IAKE ADEQUATE PROVISION FOR SHALL .'HEN PLANNING FOR f Q KS,
PEDESTRIAN AREAS, PUBLIC AND PRIVATE PARKING LOTS, XWD IR,ANS I T
CORRIDORS IN THE CITY.
UTILIZE INDIGENOUS FLANTS I N I_ANDSCAP I Nn 011011 VER X PaGP R IA 0 .
ESTABLISH A COMPREHENSIVE SET OF LINE -OF -SIGHT CRITERIA TO BE USED
FOR NEW DEVELOPMENT.
?.P.l
45-275 Prickly Pear Lane P.O. Box 1648 Palm Desert, Ca. 92260 Ph. 346-0611
REPORT OF PLANNING COMMISSION ACTION
APPLICANT City of Palm Desert
45-275 Prickly Pear Lane
CASE NO.
Palm Desert, CA 92260
GPA-01-75
DATE 10-1-75
The Planning Commission of the City of Palm Desert has considered
your request and taken the following action at its meeting of
Ci�v�t�m1-•ov 90 l Q7-;
CONTINUED TO _
DENIED
XX APPROVED BY PLANNING COMMISSION RESOLUTION No. 84
PLACED ON THE AGENDA OF THE CITY COUNCIL OF
FOR CONCURRENCE WITH THE
PLANNING COMMISSION DECISION
XX PLACED ON THE AGENDA OF THE CITY COUNCIL OF
November 13 FOR PUBLIC HEARING
Any appeal of the above action may be made in writing to the City
Clerk of the City of Palm Desert within thirty (30) days of the
mailing of this notice. -
Paul A. Williams, Secretary
Palm Desert Planning Commission
Applicant
County Road Department
CVCWD
P. e .
4
(2PA — 61 - ?S
D. Case No. GPA-01-75: Consideration of various amendments to the Palm Desert
General Plan.
Paul Williams gave the staff report on this item. He advised that Section
65361 of the California Government Code provided that any mandatory element
of a General Plan may be amended three (3) times during any calendar year.
The proposed amendments represented the first adjustments to the Palm Desert
General Plan for 1975. These changes were being proposed as a result of many
hours of careful study and analysis; and reflected several changes that were
the result of a change in philosophy, while most changes were made to correct
errors; and for clarity. If anyone felt there should be additional changes
in the General Plan other than those proposed, Mr. Williams asked for
recommendations at this meeting.
He advised that staff would note the recommended changes; and when it came
time when the City was ready to prepare the next set of amendments, these
changes would be considered. The City would advise those persons recommending
changes of upcoming meetings when they would be reviewed.
Commissioner Berkey asked if the City had a definite date or specific schedule
by which to adopt General Plan changes.
Paul Williams replied, no. The City Council had not yet established any
procedural time table, but this might be a good time to recommend the establish-
ment of such a schedule. He further suggested that the Commission consider
reviewing this matter when reviewing the General Plan procedures as a
supplemental resolution to the Zoning Ordinance. Perhaps the schedule of
Palm Desert could be coordinated with the County's schedule.
The proposed changes to the General Plan were as follows:
1. Land Use Map
- Chan a 38-acre, high density residential (7-18 dwelling units per
acre}g area west of the College of the Desert to medium density
residential (5-7 dwelling units per acre).
- Change area west of the Palm Valley Storm Channel from medium
-- density residential and core area commercial to Planned Commercial
Resort.
- Change area adjacent to San Pablo and north of State Highway 111
from medium density residential to core area commercial.
Change area north of Shadow Mountain Drive from medium density
resi° itial (5-7 dwelling units per ) to low density residential
(3-5velling units per acre).
- Change area adjacent to State Highway 111 and west of Palm Desert/
Indian Wells boundary from core area commercial to Planned Commercial
Resort.
2. Land Use Element
- Add a designation of Planned Commercial Resort which would permit
hotels, entertainment facilities, and related core area commercial
uses.
- Add an objective of providing a buffer between residential and
commercial areas.
3. Circulation Element
- Revise the designation of Monterey Avenue to a major highway. Show
change on Figure 5.1..
- Delete reference to tram system on page 5.P.2 and revise Figure 5.3.
- Add a pedestrian sidewalk along Portola Avenue, between Highway 111
and the Middle School site.
4. Housing Element
- Page 4.B.l.b. - Change to "Palm Desert Tennis Club."
- Change phrase throughout element from "low" income housing to
"Lower" income housing.
- Page 4.B.7 - Last line on page should read..."improve living
conditions in the City, including housing."
- Page 4.P.3 - Last line of second paragraph should read..."its ac-
tions may have an important impact on Palm Desert's housing needs."
5. Urban Design Element
- Several changes which add line -of -sight "sight plane" requirements.
- All diagrams illustrating 2 and 3 dimensional line -of -sight con-
siderations.
Mr. Williams commented that the main concern to the people in the audience
would perhaps be the changes to the land use map. In conjunction with this
map, Staff had received a letter from Mr. Bowie, requesting the relocation
of an equestrian center designation to the Cahuilla Hills area. Staff felt
that the parcel sizes, existing uses, terrain and location made this area
an excellent location for an additional equestrian center; and therefore
recommended the addition of this amendment.
He also indicated that the owner of the property at 44th Avenue and Highway 111
was concerned with the designation of Planned Commercial Resort in that an
approval presently existed on the property for a shopping center. The
applicant had submitted a secondary application for the shopping center with a
slightly modified design. It was discussed in the staff report, the pros and
cons of the two designations, the conflict with regards to the Redevelopment
Plan; and staff felt there was merit for both concepts. However, they did
tend to favor changing the property designation to District Commercial.
In terms of procedure, staff prepared Resolutior No. a4 which described
all the change�s indicated in the document laid ed Exhibit A. To make
changes to Exhl it A or add any minor additional amendments deemed
appropriate, Exhibit B was provided to amend the amendments.
The Planning Commission and staff then discussed the various restrictions
relative to Dr. Kahn's property if the zoning designation were District
Commercial versus its present designation.
Chairman Seidler then asked for comments from the audience.
Robert-H. Ricciardi,73-700 Highway 111 spoke on behalf of Dr. Kahn, the
owner of the property on Avenue 44 and Highway 111. He described the history
of events which lead up to the present request. He indicated that he would•
like to see this area zoned as District Commercial. He summarized by des-
cribing the benefits of having a shopping center at this site and how the
project was related to the Redevelopment Plan.
George Ritzau, Vice President of Interstate Shopping Centers, developer for
this project spoke on behalf of Dr. -Kahn. He reviewed the results of his
study with regards to the feasibility of this project and fe-lt that the
development was most appropriate and would be beneficial to the City of Palm
Desert.
Chairman Seidler suggested that the Commission comeback to this item after
all the General Plan Amendments had been reviewed. He then asked for further
comments on the amendments from the audience. -
Val Litchfield, 43-155 Portola Avenue asked for clarification of the General
Plan Amendment on page 4.B.4 with regards to correcting the term "low income
housing" and "low cost housing".
Chairman Seidler commented that the intent of this paragraph was meant to say
that the City should keep aware of all programs whether they were regionally,
locally, state or federally initiated; and to take advantage of those programs
that the City felt would benefit the community. The City did not want to
close the door for funding housing that might help the overall goals of the
City which was to provide for housing for all people, all levels of
people who wanted to work and live within the community.
Ms. Litchfield had no further comments.
There were no further comments regarding the General Plan Amendments themselves,
therefore,.Chairman Seidler directed the meeting back to the items discussed
relative to Dr. Kahn's property.
He reiterated the two alternatives open to the Commission which were as follows:
1. Change the designation on Dr. Kahn's property to Planned Commercial Resort.
2. Change the General Plan by approving Dr. Kahn's request and forward the
amendment to the City Council, which was also the acting Redevelopment
Agency, for their approval or denial.
After a lengthy discussion, the Commission asked if Dr. Kahn had any comments
to make.
Dr. Kahn of Covina, California and owner of the property commented that he
felt Mr. Ricciardi had explained most of the beneficial environmental impacts
that a development of this sort would have on the City of. Palm Desert. He
felt the project had a unique location and explained the positive studies
done by Mr. Ritzau. He summarized by asking the Commission to consider strongly
the nnsitive asnerts of his nrniPrt_
a
n
cm
The Planning Commission then reviewed the changes proposed and suggested
further amendments which were -as follows:
Amendment #1 The deletion of the page titled View Planes from the
Urban Design Element.
Amendment #2 The deletion of page 2.B.l.a. from the Urban Design Element.
Amendment #3 To include the designation of the equestrian center in the
Cahuilla Hills Area (#6) on the Land Use Map, Subsection B.
After further discussion regarding Dr. Kahn's request (Area #2 on the map),
Commissioner Berkey felt that if area #2 was changed toDstr_ic_t C_ommerc_al__it_
would downgrade what was planned for that area. Therefore , he moved that
Area #2 be designated as Planned Commercial Resort. Commissioner Mullins
seconded the motion. Commissioner Wilson expressed a concern that he felt
the City was getting too much resort in the General Plan. Motion carried
4-1 with Commissioner Wilson voting no.
After Mr. Williams reviewed Planning Commission Resolution No. 84 including
Exhibit A and the additional amendments contained in Exhibit B, Chairman
Seidler entertained a motion for a vote on,all General Plan Amendments including
the addition of the area designated as #6 on the Land Use Map (Equestrian Center).
Commissioner Mullins moved for adoption of planning Commission Resolution No.
84 with the revised amendments as stated in Exhibit B. Commissioner Berkey
seconded the motion which carried unanimously.
Chairman Seidler then explained the appeal procedures to the City Council and the
time parameters involved relative to Dr. Kahn's request.
i
CM
45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260
TELEPHONE (714) 346-0611
September 9, 1975
CITY OF PALM DESERT
NOTICE OF PUBLIC HEARING
GENERAL PLAN AMENDMENT-01-75
Notice is hereby given that a public hearing will be held before
the Palm Desert Planning Commission to consider several amendments to the
Palm Desert General Plan being initiated by the City of Palm Desert, des-
cribed as Case No. GPA-01-75. Among the major amendments to be discussed
are proposals to change the 38-acre high density residential area north
of Park View Drive and west of Monterey to medium density; to change the
area south of El Paseo and north of Shadow Mountain Drive from medium to
low density residential; and to add specific line -of -sight considerations
to the Urban Design Element.
Said public hearing will be held on Monday, September 29, 1975 at
7:00 p.m. in the Council Chambers in the Palm Desert City Hall, 45-275
Prickly Pear Lane, Palm Desert, California, at which time and place per-
tinent testimony will be heard.
PAUL A. WILLIAMS, SECRETARY
Palm Desert Planning Commission
cls
PROOF OF PUBLICATION
This space is for the County Clerk's Filing Stamp
(2015.5 C.C.P.)
STATE OF CALIFORNIA2 ss.
County of Riverside
I am a citizen of the United States and a resident of
the County aforesaid; I am over the age of eighteen
years, and not a party to or interested in the above
entitled matter. I am the principal clerk of the printer
of PALM DESERT POST, a newspaper of general circu-
lation, published weekly, in Palm Desert, County of
Riverside, and which newspaper has been adjudged
a newspaper of general circulation by the Superior
Court of the County of Riverside, State of California,
under date of October 5, 1964, Case Number 83658;
that the notice, of which the annexed is a printed copy,
has been published in each regular and entire issue of
said newspaper and not in any supplement thereof on
the following dates to -wit:
Qo_to-ber.. _.9_, __14.7_.5------------------
I certify (or declare) under penalty or perjury that the
foregoing is true and correct.
Signature
Date ------October --- 10--------------- ----- --------- --- 1975
at Palm Desert, California
1M 6-72 25652
Proof of Publication of
Amendment ofthe __ Palm Desert
Ge n$r$1r--S1a, _-------- --------
PROOF OF PUBLICATION
PROOF OF PUBLICATION
I
This space is for the County Clerk's Filing Stamp
(2015.5 C.C.P.)
STATE OF CALIFORNIAI ss.
County of Riverside
I am a citizen of the United States and a resident of
the County aforesaid; I am over the age of eighteen
years, and not a party to or interested in the above
entitled matter. I am the principal clerk of the printer
of PALM DESERT POST, a newspaper of general circu-
lation, published weekly, in Palm Desert, County of
Riverside, and which newspaper has been adjudged
a newspaper of general circulation by the Superior
Court of the County of Riverside, State of California,
under date of October 5, 1964, Case Number 83658;
that the notice, of which the annexed is a printed copy,
has been published in each regular and entire issue of
said newspaper and not in any supplement thereof on
the following dates to -wit:
---Sep-ta-mbex -1-1.....-91s-------------------------------------
I certify (or declare) under penalty or perjury that the
foregoing is true and correct.
Signature
Date----.SEptembe_'--- 1i------- ------ ---- ----- ----- 197-5
at Palm Desert, California
1M 6-72 25652
Proof of Publication of
Xo t i ce--- of-_ P ubl i-c-_-Bearing--on.-----------
Erivircznm�nt�l_
PROOF OF PUBLICATION
PROOF OF PUBLICATION
This space is for the County Clerk's Filing Stamp
(2015.5 C.C.P.)
STATE OF CALIFORNIA� ss.
County of Riverside
I am a citizen of the United States and a resident of
the County aforesaid; I am over the age of eighteen
years, and not a party to or interested in the above
entitled matter. I am the principal clerk of the printer
of PALM DESERT POST, a newspaper of general circu-
lation, published weekly, in Palm Desert, County of
Riverside, and which newspaper has been adjudged
a newspaper of general circulation by the Superior
Court of the County of Riverside, State of California,
under date of October 5, 1964, Case Number 83658;
that the notice, of which the annexed is a printed copy,
has been published in each regular and entire issue of
said newspaper and not in any supplement thereof on
the following dates to -wit:
- S1eRtembex---1-1-r---Ja7
I certify (or declare) under penalty or perjury that the
foregoing is true and correct.
Signature
Date-----5ep-temb-eX_11----------- --------- ----- 1975
at Palm Desert, California
1 M 6-72 25652
Proof of Publication of
Notic�__of_ _Public_-_H_e_aring-----
__Gpmera,L __ PAan--- Ame n dme n t_- 01- 7 5__---------
PROOF OF PUBLICATION
45-275 Prickly Pear Lane P.O. Box 1648 Palrn Desert, Ca. 92260 Ph. 346-0611
County Clerk's Office
P. 0. Box 431
Riverside, Calif. 92502
,912-17s
Re; Notice of Determination
under E. Q. A. C.
A -c�I - ]IS
1
d
Dear Sir:
Enclosed please find "Notices of Determination Under
the Environmental Quality Act" (attached) to be filed pur-
suant to Division 6, Title 14, Section 15083C of the California
Administrative Code,
Very truly yours,
HARVEY L. HURL13URT
City Manager
ERA:sd
EIR FORM #7
CITY OF PALM DESERT
NOTICE OF DETERMINATION
Case No. GPA-01-75
Applicant: ICITY OF PALM DESERT
45-275 Prickly Pear Lane
Palm Desert, California
92260
Description of Project:
Series of amendments to
the
Palm Desert General
Plan.
E. I. R. City Council Action
E. I. R. Required Yes
X
No
Date:
If yes, Date:
Draft E. I. R. Received
August
22,
1975
Submitted for Corrections
Submitted to Consultant
Draft E. I. R. Circulated
August
28,
1975
.Notice of Completion Sent
to Secretary of Resources
Agency
26,
1975
Agency
Draft E. I. R. Considered
by .City Council
October
23,
1975
City Council Action:
Consideration of Draft E. I. R.
Date:
October
23,
1975
Action: Certified as complete by Council.
Final Action on Project:
Date:
October
23,
1975
Action• Approved
by City
Council.
Date Filed with County Clerk
October
24,
1975
cc: File
Applicant
NOTICE OF ACTION BY CITY COUNCIL
CITY OF PALM DESERT, STATE OF CALIFORNIA
RE: Amendments to the Palm Desert General Plan
GPA-01-75
ACTION:
X Approved
Denied
X Continued Planned Commercial Resort amendment to
November 13, 1975.
Other
REMARKS: All amendments were approved, except the proposal to
designate the Planned Commercial Resort area west of
the Palm Valley Storm Channel, by Resolution No. 75-106.
Roll Call resulted as follows:
Ayes: ASTON, BENSON, BRUSH, CLARK
Noes: NONE
Absent: MC PHERSON
I hereby certify that the foregoing is a full, true and correct
copy of an order made and entered on October 23, 1975
Page of City Council Minutes
eputy C1erY. of h4—e'CityCoun
v - �7
in and for the City of Palm Desert,
State of California
05
RESOLUTION NO. 75-106
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING VARIOUS AMEND-
�,,SENTS TO THE PALM DESERT GENERAL PLAN. CASE NO.
GPA-01-75
WHEREAS, the City Council did on the 23rd of October, 1975,
hold a duly noticed Public Hearing to consider various amendments
to the Palm Desert General Plan; and,
irIIEREAS, the amendments do comply with the requiremc;its of
the "City of Palm Desert Environmental Quality Procedure Resolution
No. 74--14", in that a final Environmental Impact Report was prepared.
«id certified at a duly noticed Public Hearing held October 23, 1975,
and the Planning Commission recommended by Planning Commission Reso-
lilt ion No. 83 said rc,>ort to the City Council for cent if i cat. ion as a
f':i lla.l_ F,nv_iroil',ental I i,pact R� ;ort to include:
1. The draft E.I.R.
2. Cor,�ments and reeeivc.,d c,n the draft 1�.I.I1.
in writing or as a part of the public hearings.
3. The Staff Report prepared on the E.I.R., for the
following reasons:
(a) The Final E.I.R. is in eompliance with the requi_re-
rnc>nts of the City's tnviroiliE,nl,al G]zideIi1les (City
Council Ii(;solution No. 74--14) alid t'ie State- of
California Guidelines for Impl(3.nientation of the
Califoin_i_a Env.ii-onr ental Quality Act.
(b) The Final E.I.R. does adequately addr(-ss the env ron-
mental effects of the proposed arnendr;e.nts.
Vil'..RI';AS, the Planning Cnit-Mission did on September 29, ] 975,
hold a duly noticed Public Hearing to consider these amendments
to the Palm Desert General Plan and approve said amc_�ndments by
Planning Coi,iniission Resolution No. 84; and
WHEREAS, at said Public Hearing, upon hearing and considering
the testi.riony are arguments of all persons desiring to be ho
ard, the
City Council did find the follo,xi_ng facts and reasons to exist to
approve the amendments:
Resoluti-o No. 75-106
r
1. The amendments do comply to the requirements of Section
65300-65307 of the State Government Code.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Palm Desert as follows:
1. That the above recitations are true and correct and
constitute the findings of the Commission in this case.
2. That it does approve the various General Plan amendments
labeled Exhibit A.
3. That the area designated as Land Use Map Amendment No. 2
be excluded.
PASSED, APPROVED AND ADOPTED this 23rd day of October, 1975,
by the City Council of the City of Pal -in Desert, California, by the
iollewin r vote:
AYES: ASTON, BENSON, BRUSH, and CLARK
N 01"S : -No "I e
i
IIENRY B CLARK; Mayor
i \\
,
.-_ A" j T I)�z 1.1.F'T, City Clerk
City of Palm PC-sz.rt, California
-2-
NO CITY OF PALM DESERT
STAFF REPORT
To: City Council
Report On: General Plan Amendments - GPA-01-75
I. REQUEST: That the City Council consider the various changes
to t e adopted General Plan as circulated and any others
that may be appropriate.
II. RECOMMENDATION: That the City Council adopt Resolution No.75-106
approving various amendments to the Palm Desert General
Plan as attached.
III. JUSTIFICATION:
1. The Planning Commission by Resolution No. 84 had
recommended approval.
2. The Amendments conform to the requirements of
Sections 65300 thru 65307 of the Government Code.
3. The Final EIR does adequately address the environmental
effects of the proposed amendments.
IV. PROCEDURAL NOTE:
The Council may consider these and any other amendments
to the General Plan as they deem necessary. However,
major policy or goal changes, and significant changes
in any sections of the Plan should be processed under
a new amendment to the General Plan.
Any new items presented at the meeting will require
an interpretation by the Council on whether it is a
significant change in the plan or a minor adjustment.
Any changes to Exhibit "A", must be sent back to the
Planning Commission for review.
V. BACKGROUND:
Section 65361 of the California Government Code provides
that any mandatory element of a General Plan may be
amended three times during any calendar year. The proposed
amendments represent the first adjustments to the Palm
Desert General Plan for 1975. The following changes
are being proposed as a result of many hours of careful
study and analysis. They reflect several changes that
were the result of a change in philosophy, while most
changes were made to correct errors and for clarity.
The Planning Commission has recommended the following
changes by Planning Resolution No. 84:
(1) Land Use Map
- Change 38-acre, high density residential (7-18
dwelling units per acre) area west of the College
of the Desert to medium density residential (5-7
dwelling units per acre).
- Change area west of the Palm Valley Storm Channel
from medium density residential and core area
commercial to Planned Commercial Resort.
- Change area adjacent to San Pablo and north of
State Highway 111 from medium density residential
to core area commercial.
Page 2.
- Change area north of Shadow Mountain Drive from
medium density residential (5-7 dwelling units
per acre) to low density residential (3-5 dwelling
units per acre).
- Change area adjacent to State Highway 111 and west
of Palm Desert - Indian Wells boundary from core
area commercial to Planned Commercial Resort.
- Add a second site for an Equestrian Center within
the Planning Area; in the Cahuilla Hills Area.
(2) Land Use Element
- Add a designation of Planned Commercial Resort
which would permit hotels, entertainment facilities,
and related core area commercial uses.
- Add an objective of providing a buffer between
residential and commercial areas.
(3) Circulation Element
- Revise the designation of Monterey Avenue to a
major highway. Show change on Figure 5.1.
- Delete reference to tram system on page 5.P.2 and
revise Figure 5.3.
- Add a pedestrian sidewalk along Portola Avenue,
between Highway 111 and the Middle School site.
(4) Housing Element
Page 4.B.l.b. - Change to "Palm Desert Tennis Club"
- Change phrase throughout element from "low' income
housing to "lower" income housing.
- Page 4.B.7 - Last line on page should read...
"improve living conditions in the City, including
housing."
- Page 4.P.3 - Last line of second paragraph should
read... "its actions may have an important impact
on Palm Desert's housing needs".
(5) Urban Design Element
- Several changes which add line -of -sight "sight plane"
requirements.
Other Amendments that were discussed
The following items have been brought to the attention
of the Planning Commission and should also be considered:
(1) The General Plan Amendments indicate a 9 acre
parcel at the southeast corner of Highway 111
at 44th to be designated Planned Commercial
Resort, which brings it into line with the
Redevelopment Plan. However, there has been
a recent application for an 85,000 sq. ft.
shopping center filed on this property which
could be accepted if the Redevelopment Agency
grants a variance and the City Council does not
designate the property as Planned Commercial
Resort. The Planning Commission studied the
parcel in some detail and decided the Planned
Commercial Resort would be most appropriate
for the property. The staff feels that the
E5
Page 3,
City Council should consider two options, for this
property; District Commercial or Planned Commercial Resort,
in reference to the following facts:
PRO: DISTRICT COMMERCIAL
A. A District Commercial designation could allow a retail
service outlet easily accessablb to residents of the
north side of the community and to Rancho Mirage.
B. We now have approximately 90 acres of vacant land
designated Planned Commercial Resort including this
9-acre parcel.
C. The Redevelopment Agency may grant a variance to allow
a shopping center on this site and attach strict develop-
ment controls.
D. The 9-acre parcel may not be the most desireable parcel for
a resort type development.
E. The development of the property would be a great benefit
to the City and if denied, the tenants may seek locations
outside the City.
F. The applicant has proceeded in good faith with a shopping
center on the property and has several commitments for
quality tenants.
G. The size and shape of this parcel could make a viable
resort type development difficult.
PRO: PLANNED COMMERCIAL RESORT
A. We also have approximately 100 acres of vacant land
designated for other types of commercial uses which
could result in up to 2,000,000 new square feet of
Retail Commercial and Office Space within the City, not
including this 9-acre parcel.
B. The Redevelopment Plan has already studied this property
and designated it in Planned Commercial Resort.
C. Additional Shopping Center square footage may not be
necessary or warranted at this time.
D. A resort type development using the Palm Valley Channel
as a recreation element may be appropriate.
45-275 Prickly Pear Lane P.O. Box 1648 Palm Desert, Ca. 92260 Ph. 346-0611
REPORT OF PLANNING COMMISSION ACTION
DATE 10-1-75
APPLICANT City of Palm Desert
45-275 Prickly Pear Lane
Palm Desert, CA 92260
CASE NO. GPA-01-75
The Planning Commission of the City of Palm Desert has considered
your request and taken the following action at its meeting of
September 29, 1975
CONTINUED TO
DENIED
XX APPROVED BY PLANNING COMMISSION RESOLUTION No. 83
PLACED ON THE AGENDA OF THE CITY COUNCIL OF
FOR CONCURRENCE WITH THE
PLANNING COMMISSION DECISION
XX PLACED ON THE AGENDA OF THE CITY COUNCIL OF
November 13 FOR PUBLIC HEARING
Any appeal of the above action may be made in writing to the City
Clerk of the City of Palm Desert within thirty (30) days of the
mailing of this notice. -
Paul A. Williams, Secretary
Palm Desert Planning Commission
Applicant
County Road Department
CVCWD
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CST 2 U 1.97
Mr`: Paul Williams
Director, Environmental Services
City of Palm Desert
45 275 Prickley Pear Lane
Palm Desert, Ca. 92260
Dear Mr. Williams:
ZM
Paul Bowie
71 774 Chuckawalla
Palm Desert, Ca. 92260
October 25, 1975
With the acceptance of city resolution number 75•-106 on October 23rd,
it is suggested that if any of the below points relative to the establish-
ment of an equestrian facility are useful, that your office consider their
inclusion along with your report of recommendation to the county planning
commission.
a. Previous equestrian sites north of Shadow Mountain Club and
at the corner of Hwy. 111 and Ave. 44 were forced out of
existence due to land value.
b.. Adoption of the equestrian site I have applied for is on marginal
land and is insured of set -backs from future development.
c. Acceptance of an equestrian site with very long life expectancy
will provide incentive to install fine quality structures,
landscaping and proper development of land use.
d. Acceptance of an equestrian site with a potential for tasteful
development and adequate trail riding is in keeping with the
cove community trend for recreational goals.
e. An opportunity for youth activity oriented toward responsible
behavior and healthful growth.
The county hearing on my zone application is November 19th. If you
are interested in attending, but unable to be present on November 19th,
contact me and I will attempt to reschedule the hearing via Jerry DuPree.
Yours truly,
Paul Bowie
cm
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Qlf:(]�T' o:ff IPe IL=ra
45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260
TELEPHONE (714) 346-0611
October 6, 1975
CITY OF PALM DESERT
NOTICE OF PUBLIC HEARING
AMENDMENT OF THE PALM DESERT GENERAL PLAN
GPA-01-75
Notice is hereby given that a public hearing will be held before the
Palm Desert City Council to review several amendments to the Palm Desert
General Plan.
Said public hearing will be held on Thursday, October 23, 1975, at
7:00 p.m. in the Council Chambers in the Palm Desert City Hall, 45-275
Prickly Pear Lane, Palm Desert, California, at which time and place, all
interested persons are invited to attend and be heard.
Paul A. Williams
Director of Environmental Services
cls
cm
October 3, 1975
Palm Desert Planning Commission
Palm Dc sert, California
RE: Amending the General Plan
Gentlemen:
F. X. McDonald, Jr.
1900 E. Ocean Blvd., #1410
Long Beach, Calif. 90802
RECEIVED
C^ i 0 6 19 17
I own 40 acres adjacent to Sun -King development on Portola
Avenue, and I wish to voice my protest to the usage assigned
to my property in the General Plan. The description of my
property is as follows:
IME ro 0-4 4/erl " a I 7�e sov7�&,Px- " Qv.4,el' FX
d' - r,-er, t 9' owaxI1,6 S Ab,4 , Alm C. - G EAST"'; JT 8a.-eM.
A copy of the General Plan with my property circled in red is
attached for your convenience.
Not only do I object to the assigned usage because this property
represents a substantial investment of my life's savings and
the usage makes it practically unmarketable, but I also object
on the grounds that this property is in the direct path of
IML'iEDIATE growth of Palm Desert and this land will be needed
vitally for additional living space if Palm Desert is to
expand without the congestion per acre which you are so
desparately trying to avoid. There are already developments
on the drawing boards on almost all sides of my property, in
addition to Sun King which is already in existance. I, therefore,
respectfully request that you earnestly consider changing the
designation on my property from Sand -Dunes to Medium or Low
Density.
Sincerely,
e CH
F. X. McDonald, Jr.
45-275 Prickly Pear Lane P.O. Box 1648 Palm Desert, Ca. 92260 Ph. 346-0611
REPORT OF PLANNING COMMISSION ACTION
DATE 10-1-75
APPLICANT City of Palm Desert
45-275 Prickly Pear Lane
Palm Desert, CA 92260
CASE NO. GPA-01-75
The Planning Commission of the City of Palm Desert has considered
your request and taken the following action at its meeting of
September 29, 1975
CONTINUED TO
DENIED
XX APPROVED BY PLANNING COMMISSION RESOLUTION No. 84
PLACED ON THE AGENDA OF THE CITY COUNCIL OF
FOR CONCURRENCE WITH THE
PLANNING COMMISSION DECISION
XX PLACED ON THE AGENDA OF THE CITY COUNCIL OF
November 13 FOR PUBLIC HEARING
Any appeal of the above action may be made in writing to the City
Clerk of the City of Palm Desert within thirty (30) days of the
mailing of this notice. -
Paul A. Williams, Secretary
Palm Desert Planning Commission
Applicant
County Road Department
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CITY OF PALM DESERT
STAFF REPORT
To: PLANNING COMMISSION
Report On: General Plan Amendments - GPA-01-75
I. REQUEST: That the Planning Commission consider the various changes to
the adopted General Plan as circulated and any others that may be
appropriate.
II. RECOMMENDATION: That the Planning Commission adopt Planning Commission
Resolution No. , recommending approval of various amendments to
the Palm Desert General Plan as attached, to the City Council.
III. JUSTIFICATION:
1. The Amendments conform to the requirements of Sections 65300 thru
65307 of the Government Code.
2. The Final EIR does adequately address the environmental effects of the
proposed amendments.
IV. PROCEDURAL NOTE:
The Commission may consider any amendments to the General Plan as they
deem necessary. However, major policy or goal changes, and significant
changes in any sections of the Plan should be processed under a new
amendment to the General Plan.
Any new items presented at the meeting will require an interpretation
by the Commission on whether it is a significant change in the plan or
a minor adjustment.
The staff feels that both of the new items discussed below could be
considered a minor change and may be acted on tonight if it is deemed
appropriate.
V. BACKGROUND:
Section 65361 of the California Government Code provides that any mandatory
element of a General Plan may be amended three times during any calendar
year. The proposed amendments represent the first adjustments to the Palm
Desert General Plan for 1975. The following changes are being proposed
as a result of many hours of careful study and analysis. They reflect
several changes that were the result of a change in philosophy, while most
changes were made to correct errors and for clarity.
(1) Land Use Map
- Change 38-acre, high density residential (7-18 dwelling units per
acre) area west of the College of the Desert to medium density
residential (5-7 dwelling units per acre).
- Change area west of the Palm Valley Storm Channel from medium
density residential and core area commercial to Planned Commercial
Resort.
- Change area adjacent to San Pablo and north of State Highway 111
from medium density residential to core area commercial.
- Change area north of Shadow Mountain Drive from medium density
residential (5-7 dwelling units per acre) to low density residential
(3-5 dwelling units per acre).
- Change area adjacent to State Highway 111 and west of Palm Desert
Indian Wells boundary from core area commercial to Planned Commercial
Resort.
09/26/75
'AN
v
Page 2.
(2) Land Use Element
- Add a designation of Planned Commercial Resort which would permit
hotels, entertainment facilities, and related core area commercial
uses.
- Add an objective of providing a buffer between residential and com-
mercial areas.
(3) Circulation Element
- Revise the deisgnation of Monterey Avenue to a major highway. Show
change on Figure 5.1.
- Delete reference to tram system on page 5.P.2 and revise Figure 5.3.
- Add a pedestrian sidewalk along Portola Avenue, between Highway 111
and the Middle School site.
(4) Housing Element
- Page 4.B.l.b. - Change to "Palm Desert Tennis Club".
- Change phrase throughout element from "low" income housing to
"lower" income housing.
- Page 4.B.7 - Last line on page should read..."improve living condi-
tions in the City, including housing."
- Page 4.P.3 - Last line of second paragraph should read..."its ac-
tions may have an important impact on Palm Desert's housing needs".
(5) Urban Design Element
- Several changes which add line -of -sight "sight plane" requirements.
- Add diagrams illustrating 20 and 3-dimensional line -of -sight con-
siderations.
Other Amendments Being Requested:
The following items have been brought to the attention of the staff and
should also be considered:
(1) The designation of a relocation of the equestrian center designation
to the Cahuilla Hills area. The staff feels that the parcel sizes,
existing uses, terrain and location makes this area an appropriate
location for an additional equistrian center; and therefore recom-
mends this amendment.
(2) The General Plan Amendments indicate a 9 acre parcel at the southeast
corner of Highway 111 at 44th to be changed to Planned Commercial
Resort, which brings it into line with the Redevelopment Plan.
However, there has been a recent application for an 85,000 sq. ft.
shopping center filed on this property which could be accepted if
the Redevelopment Agency grants a variance to the Planning Commission
or finds it in conformance as an ancillary use and the Planning
Commission does not designate the property as Planned Commercial
Resort. The staff feels that the Planning Commission should consider
the two options. Of these options, staff supports a district commercial
designation versus the previous proposal of Planned Commercial Resort
for the following reasons:
(a) Provides a potential service facility for the Resort uses proposed
for the area.
(b) Provides a needed service to residents on the north side of Highway
111 and people using 44th Avenue.
(c) Subject property has the least potential for Resort Commercial as
compared to other parcels with the same designation.
(d) Could be construed as ancillary to potential Resort Commercial develop-
ment in the area, and therefore, in conformance with the Redevelopment
Plan.
PLANNING COMMISSION RESOLUTION NO. 84
A RESOLUTION OF THE PLANNING COMMISSION OF TIIE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AND RECOMMENDING TO THE CITY
COUNCIL, TIIE APPROVAL OF THE VARIOCiS AMENDMENTS TO THE PALM
DESERT GENERAL PLAN. CASE NO. GPA--01-75
WHEREAS, the Planning Commission did on. the 29th of September,
1975, hold a duly noticed Public Hearing to consider various amend-
ments to the Palm Desert General Plan, as approved by the City
Council; and
WHEREAS, the amendments do comply with the requirements of
the ,City of Palm Desert Environmental !duality Procedure Resolution
No. 74-1411, in that a final Environmental Impact Report was pre-
sented at a duly noticed Public Hearing held September 29, 1975, and
the Planning Commission recommended said report to the City Council
for certification as a final Environmental Impact Report to include:
1. The draft E.I.R.
2. Comments and recommendations received on the draft
E.I.R. in writing or as a part of the public hearings.
3. The Staff Report prepared on the E.I.R., for the
following reasons:
(a) The Final E.I.R. is in compliance with the require-
ments of the City's Environmental Guidelines (City
Council Resolution No. 74-14) and the State of
California Guidelines for Implementation of the
California Envirnmental (duality Act.
(b) The Final E.J.R. does adequately address the environ-
mental effects of the proposed amendments.
WHEREAS, at said Public Hearing, upon hearing and consider-
ing the testimony are arguments of all persons desiring to be
heard, said Planning Commission did find the following facts and
reasons to exist to approve the amendments:
1. The amendments do comply to the requirements of
Sec. 65300-65307 of the State Government Code.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the City of Palm Desert as follows:
RESOLUTION NO. 84
1. That the above recitations are true and correct and
constitute the findings of the Commission in this case.
2. That it does recommend to the City Council, the amend-
ment of City Council Resolution No. 75-2 to provide for these
amendments.
3. That it does approve the various General Plan amend-
ments labeled Exhibit A and recommends approval. to the City Council
of them as amended by the attachment labeled Exhibit B for the
reasons set out in this Resolution.
PASSED, APPROVED AND ADOPTED at a special meeting of the
Planning Commission of Palm Desert, held on the 29th day of
September, 1975 by the following vote, to wit:
AYES: BERKEY, MULLINS, SEIDLER, WILSON, VAN DE MARK
NOES:
ABSENT:
ABSTAIN:
ATTEST:
PAUL A. WILLIAMS, Secretary
- 2 -
71-774 Chuckawalla
Palm Desert, CA 92260
September 15, 1975
Department of Environmental Services
City of Palm Desert
P.O. Box 1648
Palm Desert, CA 92260
Gentlemen:
This letter constitutes a request for a change in the Palm Desert
General Plan; specifically, to relocate the equestrian site from its
general site proposal on the present general plan to a specific site.
The proposed specific site for the equestrian center consists of ten acres
located 660 feet west of the city limits and approximately on an east -west
line which bisects Indian Springs Mobilehome Park (See attached map.).
The proposed site is ideally suited for an equestrian facility. The
locale is situated in an undeveloped area which provides the initial
space for equestrian activities, plus direct links to trail riding into
surrounding canyons and ultimate, unrestricted, riding to Whitewater
channel and the open valley floor. The site is also situated within
one section of land which is primarily divided into five acre parcels.
Each parcel possesses a federally established easement on all sides for
the purposes of public use. This alone provides many miles of riding
potential which cannot be closed.
The ten acres is plumbed and metered for CVCWD domestic water, and
power and telephone service are available on the property line.
On August 25th, a petition for change of zone for the proposed --site
was filed%ri.th Riverside County to change the zone from R-1-1 and W-1 to
W-2. The specific reason for the change of zone is for the purpose of
operating equestrian activities. As of this writing, the county has filed,
the assessment evaluation report stating that "the project will not have
a significant effect on the environment and that a Negative Declaration
has been filed."
It appears that the proposed site will, in the long term, be suitably
located away from pressuring development, that it will not become "locked
in", and that at such time actual development of the center is implemented
that site features can be provided that are within acceptable standards of
architecture, animal control and sanitation.
For further questions regarding road improvements in the area contact
Mr. Robert Brock, Riverside County Road Department, Indio office; and for
zone change questions contact Mr. Gerald Dupree, Riverside County Planning
Department, Indio office.
Yo truly,
Paul D. Bowie
M
C5
CITY OF PALM DESERT
STAFF REPORT
To: Planning Commission
Report On: Proposed General Plan Amendments
Applicant: City of Palm Desert
Case No.: GPA-01-75
I. REQUEST: That the Planning Commission approve the following amendments
to the Palm Desert General Plan:
LAND USE MAP
- Indicate the proper area of core area commercial designation
at the intersection of Highway 111 and San Pablo.
- Change the area west of the Palm Valley Storm Channel to
"Planned Commercial Resort".
- Designate neighborhood 5 completely as low density residential
(3-5 dwelling units/acre).
- Designate the 40-acre high density site at Monterey and
Parkview as medium density residential (5-7 dwelling units/acre).
- Designate area adjacent to Highway 111 and Indian Wells City
boundary as Planned Commercial Resort.
LAND USE ELEMENT
- Create a designation of Planned Commercial Resort based on the
concept contained in the adopted Redevelopment Plan.
Add an objective of providing a buffer between residential and
commercial areas.
CIRCULATION ELEMENT
Revise the designation of Monterey Avenue to a major road status.
Show change on Figure 5.1.
Delete reference to tram system on page 5.P.2 and revise Figure 5.3.
Add pedestrian sidewalk along Portola Avenue, between Highway Ill
and Middle School site.
HOUSING ELEMENT
- Page 4.B.l.b. - change to "Palm Desert Tennis Club".
- Change phrase throughout element from low income housing to
lower income housing.
- Page 4.B.7 - last line on page should read..."improve living
conditions in the City, including housing."
- Page 4.P.3 - last line of second paragraph should read.."its actions
may have an important impact on Palm Desert's housing needs."
Proposed General Plan Amendments Page 2.
URBAN DESIGN ELEMENT
(See Attached Documents)
II. STAFF RECOMMENDATION: That it be moved by Planning Commission
Resolution No. that the proposed General Plan Amendments be
adopted and recommended for approval to the City Council.
III. DISCUSSION: The staff has compiled a number of proposed amendments to
the adopted Palm Desert General Plan. Several, such as the commercial
designation adjacent to San Pablo and Highway 111, are simply errors made
during the production of the original document. Others, such as the
Planned Commercial Resort designation arose from the analysis of the
Redevelopment Plan by the Project Area Committee and are now being
incorporated into the General Plan. Still, others such as the decrease
in the land use designation in neighborhood 5 were uncovered as a part of
the work on the proposed Zoning Map.
9M
M
CITY OF I'A I_.IVI DESERT'
NOT[CE Oh' PREPARATION 01J' E'NV11�=0NMI,:NTAI, IMI.'ACT REI'O1aT
Pursuant to City Council Resolution No. 74-14 a►-zd the California Environ -
mental Quality Act of 1970, NOTICE IS IIEREBY GIVEN that a Draf-: Environ-
nienta). Impact Report has been prepared with respect to the following described
project.
The proposed project is to consist of
Subdivision Ordinance
to be located at
Grading Ordinance
Zoning Ordinance
Zoning
�Generallan Amendments
within the current boundaries of the City of Palm Desert.
Any person wishing to submit comments in writing regarding environmental
factors or effects of the proposed project may view the Environmental Impact Report
in the Department of Environmental Services, 45-275 Prickly Pear. Lane, Palm
Desert California, and submit any comments to that office within ten days.
A public hearing in connection with. this Environmental Impact Report will be
held on September 29, 1915 at 7:00 p. m. in the Palm Desert City Hall Council Chambers
Palm Desert, California, and all interested persons are invited to be present
and be heard.
Paul A. Williams
Director of Environmental Services
Published: August 26, 1975
M
:10.1 li FOR M 115
To: State of California
The I{esources Agency
Secretary for Resources
141.E Ninth Street, Room 131.1
Sacramc nto, California 95814
From: City of Palm Desert
Responsible
Project Title
NOTICE OF COMPLETION
y _ sty o a sert Division Planning
General Plan Amendments, Zoning, Grading, and Subdivision Ordinances
__A �_.__._- KA....
Address P.O. Box 1648 City Palm Desert County RiversideZip__92260
Contact Person Sam Freed _Area Code 714 Phone346-0611 —Ext. 52
PROJECT DESCRIPTION OF NATURE, PURPOSE, AND BENEFICIARIES:
Amendments of the Palm Desert General Plan.
Zoning, Grading and Subdivision Ordinances and Zoning Map for the City
of Palm Desert.
Purpose of project is to implement Palm Desert General Plan and to
comply with State Planning and Zoning Law, State Subdivision Map Act,
and Section 17922 of California Health and Safety Code.
Project Sponsor - City of Palm Desert
Project Location City Palm Desert
Project Location County Riverside _
Time Period Provided for Review
August 28 September 29, 1975
Address Where Copy of Draft E. I. R. is Available
City of Palm Desert, P.O. Box 1648, Palm Desert, California
92260
Palm Desert Public Library, 45-480 Portola Aenue, Palm Desert, California 92260
cc: File -I_
C"•9
M
Gf:i1Jj of I!Dc�o=c=Df�p
45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260
TELEPHONE (714) 346-0611
September 9, 1975
CITY OF PALM DESERT
NOTICE OF PUBLIC HEARING
GENERAL PLAN AMENDMENT-01-75
Notice is hereby given that a public hearing will be held before
the Palm Desert Planning Commission to consider several amendments to the
Palm Desert General Plan being initiated by the City of Palm Desert, des-
cribed as Case No. GPA-01-75. Among the major amendments to be discussed
are proposals to change the 38-acre high density residential area north
of Park View Drive and west of Monterey to medium density; to change the
area south of E1 Paseo and north of Shadow Mountain Drive from medium to
low density residential; and to add specific line -of -sight considerations
to the Urban Design Element.
Said public hearing will be held on Monday, September 29, 1975 at
7:00 p.m. in the Council Chambers in the Palm Desert City Hall, 45-275
Prickly Pear Lane, Palm Desert, California, at which time and place per-
tinent testimony will be heard.
PAUL A. WILLIAMS, SECRETARY
Palm Desert Planning Commission
CIS
cm
Planning Commission Muting Minutes
June 16, '1975
The meeting recessed at 9:20 p.m. for a 10 minute break and again
resumed at 9:30 p.m.
XI. DESIGN REVIEW BOARD ITEMS r
list of items approved or denied by the
The Commission reviewed the
meeting of June 10, 1975 and had no
Design Review Board at its last
comments on those items.
The Commission then reviewed Item C under Old Business.
VII. OLD BUSINESS
C. Proposed General Plan Amendments
explained that the Commissioners had reviewed the list of
Chairman Seidler p
proposed General Plan Amendments as submitted by Staff; and felt this vaa� s
only the beginning of a list of General Plan Amendments to be relieved
prior to the public hearings. Rather than vote on the General Plan
Amendments at each subsequent meeting, Chairman Seidler proposed that a
master list be updated on a continuous basis including amendment items
after tentative approve; and approving the final list of General Plan
Amendments, just prior to the public hearings.
Modifications to the proposed list of General Plan Amendments were proposed
as follows by the Commission:
(1) Land Use Map - Item B was revised to read as follows:
Create a designation of Re
sort Commercial and designate that area ,
west of the Palm Valley Channel for that use.
(2) Land Use Element - Should be revised to read as follows:
Add an objective of providing a buffer between residential and
commercial areas."
—""�- disagreed reed with reel�i.ng a-Ry
(3) Housinq Element - The Commission strongly g
---� refier nrre ta-sub�i-da-zed-�-houSi�—f-r--?m the General Plan. The Commission
felt that the term "subsidized housing" included VA and FHA financing;
and by removing reference to this would severely limit financing and
would not be appropriate. Therefore, "subsidized housing" should
definitely remain in the General Plan.
The Commission concurred with regards to removing any reference to
"row housing" from the General Plan, however they were uncertain as
to whether or not the General Plan had made reference to "row housing".
(4) Circulation Element - Should be revised to read as follows:
Change the designation of Monterey Avenue to a major road status.
(5) Urban Design Element - Should be revised to read as follows:
Add objectives and standards which establish the use of sight planes
for controlling and restricting height in the City of Palm Desert.
Tile Commission unanimously approved the tentative list of General Plan --.
Amendments to be scheduled for public hearing; and reiterated that- ,, zl`"{")
reference to subsidized housing should remain in the General Plan..,
INTEROFFICE MEMORANDUM
City of Palm Desert
Honorable Chairman and
TO: Members of the Planning Commission
FROM: Paul A. Williams, Secretary
SUBJECT: General Plan Amendments
DATE: June 6, 1975
As we are coming to the end of the development of the
Zoning Ordinance and are moving into the development
of the Zoning Map, I thought it appropriate to discuss
with you, several items that I believe should be con-
sidered for a General Plan Amendment. The following is
a list of items that I feel should be amended as a part
of the adoption of the Zoning Ordinance and Zoning Map;
and you may wish to add to this list.
I. CHANGES IN THE LAND USE MAP
III
NA. Show the commercial area correctly along
San Pablo. n
B. Create a designation of d Commercial
-nd designate that area west of the
Palm Valley Channel for that use.
C. Show neighborhood 5 totally at 3-5 low
density residential.
D. Show the 40 acre site at Monterey and
Parkview at 5-7 units to the acre, medium
density.
" GtNa 6'F_ A"A r'3eWcaG�ac� �:w. -Iro �C. Q.
LAND USE ELEMENT ,in-' If
Add an objective of providing a -fir buffer"
between residential and commercial areasewb&�
O.f r
HOUSING ELEMENT
'Remove any reference to "Row Housing".
IV. CIRCULATION ELEMENT
Revise the deon of Monterey Avenue to
a major, .<,C�fiXZ
General Plan Amendments
-2-
cm
June 6, 1975
V. URBAN DESIGN
Add objective - line of sight shall be maintained
to the maximum extent as possible.
That it be moved by the Planning Commission that the above
described items be scheduled for a General Plan Amendment
as a part of the adoption of the Zoning Ordinance and that
these revisions be included in the proposed Environmental
Impact Report on the implementation tools of the General Plan.
6/12/75
STATEMENTS ON "SIGHT PLANES"
INTRODUCTORY STATEMENTS:
Since the development of the General Plan and particularly the
Urban Design Element, it has become, evident to the Staff that one
of the critical elements of the character of Palm Desert is the
views that exist of both the surrounding mountains and the valley
floor. Therefore, greater emphasis should be placed upon pre-
serving these views to the greatest extent possible.
In terms of view, this City is unique since what is being discussed
is not a view of a particular object, but a panoramic view. Such
panoramic views are a vital amenity of the City.
RECOMMENDATTON-
The General Plan should set a more realistic and functional basis
for preservation of these views than it now does through arbi-
trary height limits. Since we are talking about a panoramic view
versus the view of a particular focus such as a single landmark,
we should deal with what I call"sight planes". A "sight plane" is
the establishment of a specific plane which relates to the exist-
ing topography of the area, which no structure should penetrate
if it can be economically avoided. Through the use of this media,
many more views will be preserved than through an artificial height
limit which does not necessarily relate to sight lines. A building
constructed in a depression can be taller than one built on a
rise and still preserve the greater amount of view. It should be
recognized, however, that because of topography, there are many
instances in which it is absolutely impossible to preserve a
view without creating an unbuildable lot and practicing inversion
condemnation. Therefore, it must be expected that the "sight plane"
is not inviolate just as the 15' or 18' height limit does not
always guarantee preservation of a view.
In order to begin to establish a"sight plane" protection program,
it is recommended that the City Council direct the Planning Commi-
sion to consider an amendment to the Urban Design Element of the
Page Two
June 12, 1975
STATEMENTS ON VIEW PLANES
General Plan to provide a basis for "si_-ht_plane" protection for the
view areas of the City. It must be recognized that the establish-
ment of "sight planes" while a superior solution to height limitations
is rather expensive to establish and will require considerable,
time-consuming engineering. For this reason, it is recommended that
this process begin in the next fiscal period to commence after
zoning ordinances, subdivision ordinances, and other General Plan
implementation tools are adopted.
DISCUSSION OF PRO'S AND CON'S OF SUCH A PROPOSAL:
PRO'S:
1. Gives more protection to one of the key elements of Palm
Desert -- its view.
2. Provides for development compatible with existing topography.
3. Does not unnecessarily and arbitrarily restrict height
without serving a purpose.
4. Provides a property owner with more specific documented infor-
mation relative to construction limitations.on his property.
5. Makes the process of height limitation on a specific piece of
property less arbitrary.
COW S :
1. Constitutes a more time-consuming process in establishing
the program.
2. Constitutes a more costly process than arbitrary height
limitations.
3. Requires a more technical application process than arbitrary
height limitations.
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