HomeMy WebLinkAboutCC RES 94-034RESOLUTION N0. 94-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND AMENDMENTS
TO THE GENERAL PLAN LAND USE AND CIRCULATION
ELEMENTS AS DELINEATED ON EXHIBITS 'B' AND 'C'
ATTACHED.
CASE NO. GPA 93-3
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 18th day of May, 1993, hold a dt�ly noticed
public hearing and continued public hearings to consider recommendation
of approval of a Negative Declaration of Environmental Impact and
amendments to the General Plan Land Use and Circulation Elements; and
WHEREAS, the Planning Commission by its Resolution No. 1631,
adopted November 16, 1993, has recommended approval of amendments to
the Land Use and Circulation Elements of the General Plan; and
WHEREAS, said application has complied with the requirements of
the "City of Palm Desert Procedure for Implementation of the California
Environmental Quality Act, Resolution No. 80-89," in that the director
of community development has determined that the project will not have
a significant impact on the environment and a Negative Declaration of
Environmental Impact has been prepared; and
WHEREAS, The City Council of the City of Palm Desert, California,
did on the lOth day of March, 1994, hold a duly noticed public hearing
and continued public hearings to consider approving a Negative
Declaration of Environmental Impact and amendments to the General Plan
Land Use and Circulation Elements; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to
be heard, said city council did find the following facts and reasons to
exist to justify its actions:
1. The city has annexed several areas in the recent past and
this general plan update is necessary in order to unify those
new areas with existing city land use policies and to
properly coordinate the circulation element.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Palm Desert, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the city council in this case.
2. That the Negative Declaration of Environmental Impact Exhibit
'A', GPA 93-3 Exhibit 'B' (Land Use), and GPA 93-3 Exhibit
'C' (Circulation) on file in the department of community
development are hereby approved.
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RESOLUTION NO. 94-34
PASSED, APPROVED and ADOPTED at a reqular meetinq of the Palm
Desert City Council, held on this 14th day of April, 1994, by the
followinq vote, to wit:
AYES: BENSON, CRITES, RELLY, SNYDER, WILSON
NOES: NONE
AHSENT r N(�NF
Z
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RESOLUTION NO. 94-34
FJgiIBIT A
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the
California Administrative Code.
NEGATIVE DECLARATION
CASE N0: GPA 93-3
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: General Plan Land Use and Circulation
Element Update
The Director of the Department of Community Development, City of Palm
Desert, California, has found that the described project will not have
a significant effect on the environment. A copy of the Initial Study
has been attached to document the reasons in support of this findinq.
Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
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��77�7i ' �3 April 14, 1994
RAMON A. DIAZ - DATE
DIRECTOR OF COMMUN Y DEVELOPMENT
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3
CITY OF PALM DESERT
C I R C U L A T I O N E L E M E N T
Prepared By:
Stephen R. Smith
January 13, 1993
73-510 Fred Waring Drive
Palm Desert, California 92260
RESOLUTION NO. 94-34
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TABLE OF CONTENTS
I.
INTRODUCTION
Form and Scope of this Element
II. CIRCULATION ISSUES
A. Regional Transportation Corridors
B. City Street System
C. Future Growth
D. Transit System
E. Bicycle, Pedestrian and Equestrian Facilities
F. Transportation Demand Management
III. GOALS AND POLICIES
A. General
B. Level of Service
C. Roadway Standards
D. Transit System
E. Bicycle and Pedestrian Facilities
F. Equestrian Facilities
G. Transportation Demand Management
IV. IMPLEMENTATION
V. ROADWAY CIRCULATION PLAN
A. Roadway Facility Designations
B. Level of Service
C. Circulation System
VI. BIKEWAY PLAN
Paqe No.
1
2
2
3
3
4
5
6
6
6
7
8
10
12
13
16
16
18
20
21
25
26
28
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RESOLUTION NO. 94-34
9
LIST OF TABLES AND E7QiIBITS
Table No. Title
1 Standards for Roadway Levels of Service
2 ADT Capacities
Exhibit No.
1
2
3
Title
Roadway Cross Sections
Circulation Element Hiqhway Network
Circulation Element Bikeway Network
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Paqe No.
24
26
30
31
32
ii
CZTY OF PALM DESERT
CIRCULATION ELEMENT
I. INTRODUCTION
The efficient movement of people, goods and services within,
through, to and from the city is the principal objective of the
Circulation Element. While the plan reflects Palm Desert's
commitment to the resolution of regional transportation issues, it
also reflects a belief that Palm Desert resources should be
utilized in a manner thnt highest priority be given to the
implementation of programs that assist in achieving Palm Desert's
long range goals and objectives.
The Circulation Element is also concerned with establishinq goals,
policies, and implementation measures which will ensure that all
components of the system will meet the future transportation needs
of the city.
Government Code Section 65302(b) provides that the Circulation
Element delineates the "general location and extent of existing
and proposed major thoroughfares, transportation routes, terminals
and other public utilities and facilities, all correlated with the
Land Use Element of the general plan." Areas of particular
concern to the City of Palm Desert include:
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
* Streets, hiqhways and freeways;
* Truck traffic;
* Public transit;
* Bicycle and pedestrian facilities;
* Transportation
vanpooling).
RESOLUTION NO. 94-34
demand mnnagement (e.q. carpoolinq,
FORM AND SCOPE OF THIS ELEMENT
This Element contains goals and policies desiqned to improve
overall circulation in the City of Palm Desert and to address
circulation issues that concern the city at the present time. In
order to assist in realizinq the defined qoals and policies,
implementation measures are outlined together with a description
of the circulation plan for roadways and bikeways. For hiqhway
transportation, the circulation plan provides a network of
existing and future roadways defined according to designated
roadway types, each with specific desiqn standards. Bikeway
standards are also defined.
II. CIRCULATION ISSUES
The following circulation issues have been identified in the
General Plan Update process and are addressed within the goals,
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. CITY OF PALM DESE�T
CIRCULATION ELEMENT
JANUARY 13, 1993
policies, implementatfon measures and Circulation Element mnpa
contained in this document.
A. REGIONAL TRANSPORTATION CORRIDORS
State Route 74 (Pines to Palms Hiqhway) and Highway 111 pass
through the city as conventional hiqhways. Hiqhway 74 north
of Highway 111 to the Interstate 10 Freeway is a city
arterial street known as Monterey Avenue.
Interstate 10 extends across the north limit of the city a
distance of six and a half miles from a point midway between
Bob Hope Drive and Monterey Avenue east to Washington Street.
Major improvements to the Monterey Avenue and Washinqton
Street interchanges at I-10 are in the planning stage with
County of Riverside acting as the lead agency.
B. CITY STAEET SYSTEM
The Palm Desert street system for the most part is complete.
Certain areas require improvements such as wideninq,
installation of curbs and gutters, and on-going maintenance.
The three main north-south arterials in the city (Monterey
Avenue, Portola Avenue and Cook Street) cross through the
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RESOLUTION NO. 94-34
CITY OF PALM DESERT '
CIRCULATION ELEMENT -
JANUARY 13, 1993
Whitewater Stona Channel. Durinq rain storms it is not
unusual for rain waters to flood over the streets which in
the past has resulted in the closure of Monterey Avenue and
Cook Street. An all weather crossinq at Portola Avenue keeps
this street open throuqh all but the worst floodinq
situations. At this time the Cook Street all weather
crossing is under construction with completion expected May
of 1993.
Construction of an all weather crossing for Monterey Avenue
at the storm channel would provide all season circulation for
the west side of the city and direct access from I-10 to the
Palm Desert Town Center.
There are various physical factors which influence the safe
and efficient flow of traffic on the city's street system.
Among these factors are street width, on-street parking,
frequency of driveways, intersection location and
intersection configuration.
C. FUTURE GROWTH
Traffic projections based on buildout of the Land Use Element
indicate significant increases in traffic within the city
limits and the surrounding planninq area. As well, Palm
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_ CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
Desert is located in the center of the Coachella Valley and
is the home of many destination oriented commercial and
public enterprises (e.q. Palm Desert Town Center, Marriott
Desert Springs Resort, Colleqe of the Desert and College of
the Desert Street Fair to name a few). Being located in the
center of the valley and beinq home to destination oriented
business activities results in the city having to handle a
significant amount of regional pass-through traffic.
Partially as a result of this added regional pass-throuqh
traffic the North Sphere Specific Plan Circulation Element
upgraded Monterey Avenue from a four lane arterial street to
a six lane arterial street. Current and projected future
traffic levels indicate that Highway 111, Country Club Drive
and Cook Street may also require additional traffic lanes.
D. TRANSIT SYSTEM
Palm Desert is served by Sunline Transit Agency which
provides bus service to the Coachella Valley. An efficient
bus service can reduce congestion and improve air quality by
taking private automobiles off of area streets. Public
transit must be convenient and accessible and operate in a
timely fashion.
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RESOLiITION NO. 94-34
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
E. BICYCLE, PEDESTRIAN AND EQUESTRIAN FACILITIES
The city and valley wide network of bicycle and pedestrian
routes for commuter, school and recreational use is only
partially established. The lack of a continuous �ikeway
system inhibits the bicycle from becoming an attractive means
of transportation in the city. The city's recreational
equestrian trail system is only partially established.
F. TRANSPORTATION DEMAND MANAGEMENT
The city has adopted a Traffic Demand Manaqement ordinance
(Ordinance No. 689).
III. GOALS AND POLICIES
The followinq goals and policies form the basis for providing a
circulation system which adequately serves the development
intensity anticipated in the Land Use Element and which represents
the desires of the community for adequate mobility and
accessibility. The Circulation Element policies are intended to
guide the city so that both public and private activities
contribute to meetinq the goals of the Circulation Element.
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_ CIZR OF PALM DESERT
CZRCUI�ITION ELEMENT
JANUARY 13, 1993
A. GENERAL
Goal 1: Provide a transportation system that supports
the land use plan in the General Plan and
provides for the safe and efficient movement
of people, qoods, and services within, into,
out of, and throuqh the City of Palm Desert.
Policy l.l: The completion of the ultimate circulation
system, throuqh the fmprovement of sub-
standard roadway segments and intersections
and the construction of missinq roadway links
and related facilities shall be promoted.
Policy 1.2: Highway and street wideninq and improvements
shall be supported by requirinq development
projects to dedicate right-of-way, pay a TUMF
f�e (Transportation Mitigation Impact Fee),
and/or construct certain improvements as
determined necessary to �avoid significant
traffic/circulation impacts.
Policy 1.3: New residentinl streets should be designed so
as to discourage pass-through trips which do
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CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
RESOLUTION NO. 94-34
not beqin nor end within the residential area
served by the street.
B. LEVEL OF SERVICE
Goal 2: Provids a circulatfon system which supports
existinq, approved and planned land uses
throuqhout the city while maintaininq a
desired level oi service on all streets and
at all intersections.
Policy 2.1:
Policy 2.2:
Level of service "C" shall be the system
performance objective for traffic volumes on
the circulation system. For roadways and
interchanges already operating at less than
level of service "C", the system perfonaance
objective shall be to maintain or improve the
current level of service.
Project phasinq shall be coordinated with the
construction of on-site and off-site
circulation improvements to maintain the
performance standards objectives specified in
Policy 2.1 and to ensure that improvements
are in place when needed.
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CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
Policy 2.3: New development projects shall mitigate off-
site trnffic impacts to the maximum extent
feasible.
Policy 2.4: Al1 new development shall participate in the
Transportation Mitigation Impact Fee proqram.
This fee enables circulation improvements to
be funded by new development in a manner that
ma3ntains the performance objectives
specified in Policy 2.1.
Policy 2.5: Driveway access points onto arterial roadways
shall be limited in number and location in
order to ensure the smooth and safe flow of
vehicles and bicycles.
Policy 2.6: Secondary access should be required for
pzojects located in the middle of a block
adjacent to a limited-access arterial.
Policy 2.7: Traffic signal or stop sign installation
shall be required at intersections which,
based on individual study, are shown to
satisfy traffic signal or stop sign warrants.
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CIT7C OF PALM DESERT
CIRCULATION ELEIKENT
JANUARY 13, 1993
RESOLUTION NO. 94-34
Policy 2.8: A proqram of traffic siqnal interconnection
and computerization shall be implemented to
improve traffic progression and the
monitorinq and maintenance of the city's
traffic siqnals.
Policy 2.9: Guidelines for the determination of
appropriate intersection siqht distance shall
be prepared that are conaistent with accepted
traffic enqineerinq practice.
Policy 2.10: Adequate off-street parkinq shall be provided
in all new or expanded projects as part of
construction.
Policy 2.11: Signalization at major entrances to
. commercial projects shall be required if
d�termined necessary based on traffic
conditions.
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C. ROADWAY STANDARDS
Goal 3: Adopt and maintain a set of roadway standards
and transportation system desfqn criteria
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CITY OF PALM DESERT
CZRCUI.ATION ELEMENT
JANUARY 13, 1993
which supports and maintains the desired
character of the City of Palm Desert.
Policy 3.1: A set of roadway design standards which
specify right-of-way, roadway cross-sections,
and other desiqn criteria for desiqnated
roadway classifications shall be adopted and
raaintained.
Policy 3.2: Planting and substantial landscaping shall
occur along major arterials to mitiqate
visual impacts.
Policy 3.3: Roadways in hillside areas shall not have a
significant, adverse impact on the natural
contours of the land; grading for streets
shall be minimized; and harsh cut slopes
which may not heal into natural appearing
surfaces shall be avoided.
Policy 3.4: Private streets shall be required to be
improved to public street standards prior to
dedication to the city.
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CITY OF PALM DESERT
CIRCULATION ELEMENT
JAN[TARY 13 , 19 9 3
RESOLUTION NO. 94-34
Policy 3.5: The use of drouqht tolerant landecaped
medians on arterial streets shall be
encouraged in an effort to preserve the imaqe
of the community.
Policy 3.6: Hillside road standards shall be developed,
includinq standards for landscaping, levels
of service, road widths, and surface color.
D. TRANSIT SYSTEM
Goal 4: Provide a public transportation system which
serves the needs of persoas livinq in and/or
workinq in the City of Palm Desert.
Policy 4.2: The city shall coordinate with Sunline
Transit to attain a balance of transportation
opportunities, including development of
short/lonq range service plans and
implementation of transit improvements.
Policy 4.2: The city shall coordinate with Sunline
Transit and the Coachella Valley Association
of Governments to identify potential park-
and-ride facility locations as a means of
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CITY OF PALM DESERT
CIRCLTI.ATION ELEMENT
JANUARY 13, 1993
encouraqinq increased transit and
ridesharing.
Policy 4.3: Covered bus shelters shall be provided at
every bus stop in the city.
Policy 4.4: Where appropriate, the city shall require
developers to construct transit facilities
such as bus.pullouts, covered bus shelters
and benches on arterial and collector
streets. Pedestrian access shall also be
planned to provide breaks in noise barriers
or other community wall enclosures.
Policy 4.5: The city shall coordinate with Sunline
Transit to establish transit stops adjacent
to medical facilities, senior citizen
facilities, major areas of employment and
shopping centers.
E. BICYCLE AND PEDESTRIAN FACILITIES
Goal 5: Provide a citywide system of safe, efficient
and attractive bicycle and pedestrian routes
for commuter, school, and recreational use.
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CITY OF PALM DESERT
CIRCULATION ELEIKENT
JANUARY 13, 1993
RESOLUTION NO. 94-34
Policy 5.1: New development and redevelopment projects
shall be required to include safe, separate,
and convenient paths for bicycles and
pedestrians so as to encourage these
alternate forms of non-pollutinq
transportation.
Policy 5.2: Plans for bicycle and pedestrian facilities
shall qive priority to providing continuity
and closing qaps in the bikeway and sidewalk
network.
Policy 5.3: Proposed residential, commercial, and
industrial developments shall be required to
include bikeways in their street improvement
plans, consistent with the Circulation
Element Bikeway Network Plan, and to
cunstruct the bicycle paths, or lanes, or
routes as a condition of project approval.
Policy 5.4: Development projects shall be required to
participate in the funding of planned
bikeways which would allow employees to
utilize bicycles as an alternative to
automobiles.
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CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
policy 5.5: The provision and maintenance of off-street
bicycle paths shall be encouraged.
Policy 5.6: Bicycle racks shall be required and storage
facilities shall be encouraged at new or
modified public, commercial, and industrial
building sites.
Policy 5.7: The installation of sidewalks shall be
. required for all new roadway construction and
significant reconstruction of existinq
roadways within commercial and industrial
zones and along arterial and secondary
streets in residential districts.
Policy 5.8: Along arterial and colle�tor roadways,
require the use of ineandering sidewalks or
th2 provision of landscaping between the curb
and sidewalk.
Policy 5.9: The design of unobstructed sidewalks, when
included as part of roadway improvement
plans, shall follow accepted traffic
enqineering practice.
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CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
'"� RESOLUTION NO. 94-34
Policy 5.10: The instellation of appropriately located
handicapped ramp curb-cuts shall be required
for all new roadway conatruction and
significant reconstruction of existing
roadways.
F. EQUESTRIAN FACILZTIES
At this time horses may not be kept in the city. This may
change when the city annexes the Palm Desert Country Club
area in the future. The city trails co�caittee is currently
working on 8 revised bikeway plan. Upon completion of the
bikeway plan the trails committee will address the issue of
equestrian facilities in the city.
G. TRANSPORTATION DEMAND MANAGEMENT
Goal 7: Develop and encourage a transportation demand
manaqement system to assist in mitiqating
traffic impacts and in maintaininq a desired
level of service on the circulation system.
Policy 7.1: To reduce enerqy consumption, noise pollution
and air pollution, employment generatinq
developments shall provide incentives to
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, CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
employees to uti2ize alternatives to the
conventional automobile such as walking,
bicycles, carpools, vanpools, and buses.
Policy 7.2: Public and private office uses, industrial
and commercial businesses shall be encouraged
to use flex time, staggered working hours and
other means to lessen commuter traffic.
Policy 7.3: The use of multiple-occupancy vehicle
programs for shopping, business and other
uses shall be encouraged to reduce vehicle
trips.
Policy 7.4: State and national legislation directed at
encouraging the use of carpools and vanpools
shall be supported.
Policy 7.5: The AQIrID (Air Quality Management District)
and RCTC (Riverside County Transportation
Commission) shall be supported in their
efforts to implement transportation demand
management strategies.
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CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
RESOLUTION NO. 94-34
Policy 7.6: The development and completion of a people
mover system within the core commercial area
shall be promoted.
IV. IMPLEMENTATION
Within the Circulation Element, policies have been developed which
call for specific implementinq actions to be taken or enforced by
the city. Defined as an action, procedure, proqram or technique
that carries out General Plan policy, the following implementation
measures are intended to assist the city in realizinq the qoals
and policies of the Circulation Element:
1. The Palm Desert Public Works Department and Community
Development Department shall monitor the existing and
proposed street systems on a regular basis to identify
current and potential problem areas and to develop solutions.
2. Every five years the public works department and community
development department shall review and make recommendations
to the city council for needed revisions to the city's
buildout circulation plan.
3. The public works department shall prepare and maintain a
circulation facility desiqn manual containinq roadway
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, CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 1J, 1993
standards which specify riqht-of-way, number of lanes,
typical cross-sections a�d parkinq restrictions accordinq to
desiqnated arterial classifications. Included will be desiqn
guidelines for driveway placement, intersection site
distance, dedicated turn lanes, stop sign installation,
medians, landscapinq, bike lanes, bike paths, sidewalks, and
equestrian trails. Hillside road standards for road widths,
surface color, qrading, pathways, pedestrian areas, walks,
landscaping, street name signs, and utilities shall also be
included.
4. The public works department and community development
department shall use the development review process to ensure
that the design of local street improvement plans will not
encourage pass-through vehicle trips within residential
developments.
5. The public works department and the community development
department shall use the development review process to ensure
that new or expanded development projects mitiqate off-site
traffic impacts to the maximum extent feasible, coordinate
project phasinq with the construction of on-site and off-site
circulation improvements which maintain the specific level of
service performance standard, provide adequate off-street
parking, and where feasible, provide secondary side street
19
CITY OF PALM DESERT " RESOLUTION No. ' 94-34
CZRCULATION ELEMENT '
JANUARY 13, 1993 �
access for projects loceted in the middle of a block adjacent
to a limited access arterial.
6. The city shall continue to work toward the implementation of
improved transit services as a logical alternative to
automobile transportation.
7. The public works department and the community development
department shall use the development review process to ensure
that proposed developments shall include bikeways and
equestrian trails in their street improvement plans
consistent with the Circulation Element Bikeway and
Equestrian Trail Network Plan.
8. The public works department shall monitor and manage the
city's Traffic Demand Management Proqram as delineated in
Ordinance No. 689.
V. ROADWAY CIRCULATION PLAN
0
This section of the Circulation Element defines a roadway plan
that meets the requirements for safe and convenient movement at
the development intensity anticipated in the Land Use Element. It
includes a classification system that applies to all roadways that
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. CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
serve the city, and identifies spec3fic improvements that will be
required to implement this plan.
CIRCULATION NETWORK
A description of each road classification is as follows:
- Collector: A street, usually of two lanes, but occasionally
four lanes, designed to provide access to and from one area
of the community to an arterial or mnjor thoroughfare. It is
intended to provide a means for movement from within a
living, working, or shopping area to the periphery of that
area.
- Secondary Roadway: Collects and distributes traffic from
major arterials to local streets or to traffic destinations.
It also serves secondary traffic generators, such as small
business centers, schools, and major parks.
- Scenic Secondary Roadwav: Same as secondary roadway, but
with a raised landscaped center median as on El Paseo.
- Major Thorouqhfare: A hiqh cap�city street of four or more
lanes with a landscaped median (if appropriate), a limited
number of cross streets, stacking and turning lanes and
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CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
_—�
parkinq, intended to move people throuqh and within the
community.
- Arterial Street: A minimum of four lane streets, designed to
move people from one part of the community to another,
containing few cross streets.
- Freeway: A high capacity, multi-laned, divided hiqhway of
4
limited access with grade separated crossings, intended to
move people through the community or region.
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CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
Table 1
STANDARDS FOR ROADWAY LEVELS OF SERVICE*
.LEVEL OF
SERVICE TRAFFIC CONDITIONS
A Primarily free flow operations at averaqe travel speeds
usually about 90 percent of free flow speed. Vehicles can
maneuver unimpeded within the traffic stream. Delay at
signalized intersections is minimal.
B Reasonably unimpeded operations at average travel speeds
usually about 70 percent of free flow speed. Ability to
maneuver is only slightly restricted and stopped delays are
not bothersome. Drivers are not subjected to appreciable
tension.
C Represents stable operations, however, ability to maneuver
and change lanes in midblock locations may be more
restricted. Longer queues and/or adverse signal coordination
may contribute to lower average travel speeds of about 50
percent of free-flow speed. Drivers will experience some
appreciable tension.
D Borders on a range in which small increases in f low may cause
substantial increases in approach delay, and hence, decreases
in arterial speed. Causes range from adverse siqnal
progression, inappropriate signal timing, high volumes, or
any combination. For planning purposes, this level of
service is the lowest that is considered acceptable. Averaqe
travel speeds are about 40 percent of free-flow speed.
E Characterized by significant approach delays and average
travel speeds of one-third of free-flow speed or lower,
caused by adverse progression, hiqh signal density, extensive
queuing at critical intersections, inappropriate signal
timing, or some combination. .
F Characterized by arterial flow at extremely low speeds below
one-third to one-quarter of free flow speed. Congestion is
likely at critical signalized intersections, resulting in
high approach delays. Adverse progression is frequently a
contributor to this condition.
*From arterial hiqhway section of 1985 Capacity Manual
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CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
....
Schematic cross-sections of each category of arterial roadway
are provided in Figure 1. Variation in right-of-way width
and specific road improvements will occur within each of the
roadway classifications, based on existinq conditions and
other factors. In particular, the median width in six-lane
and four-lane roadways will vary according to the area being
served and the available right-of-way. Typically the median
width for six-lane and four-lane roadways should be raised as
shown in Fiqure 1. The arterial classification listed above
may deviate from the standard where physical constraints
exist or where preservation of community character dictates
special treatment.
B. LEVEL OF SERVICE
A roadway's ability to handle existing and future projected
traffic loads can be described in terms of level of service,
or LOS. The LOS Is a measure of traffic operating conditions
as outlined in Table 1, and is based on prevailinq traffic
volumes in relation to roadway capacity. The following table
lists representative ADT capacities for the various types of
arterial roadways considered in the Circulation Element.
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, CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
Table 2
]1DT GP]liCITZES
RO�Di�AY RI�iHT- I�NEL O! SffitVICR*
Ci.ASSZ1rZGTIOP i�ZDTH Ol�-fiAY C D E
Six-Lane Arterial 90'-104' 110'-120 42,000 48,000 52,000
Four-Lane Arterial 60'-80' 80'-100' 26,000 29,000 32,000
Two-Lane Local Collector 30'-54' S0'-70' 10,000 12,000 14,000
*Capacitiea listed repreeent threshold capacities for entry into the next lower level
of eervice.
These capacities represent the general level of daily traffic
each roadway type can carry and should be used as general
design guidelines only.
One of the policies included in this Element states that the
city will attempt to achieve and maintain level of service
"C" as a system performance standard for traffic volumes on
the roadway system and as a basic design guideline for
roadways in the city.
C. CIRCULATION SYSTEM
The goals and policies included in the Circulation Element
emphasize the need for a circulation system that is capable
of serving both existing and future residents while
preserving community values and character. The location,
25
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANLTARY 13 , 19 9 3
.�
desiqn, and constituent modes of the circulation system...have
major impacts on air quality, noise, community appearance,
and other elements of the environment.
The street plan desiqnated in the Circulation Element is
illustrated in Fiqure 2 and indicates all of the desiqnated
freeways, arterials, major thoroughfares, scenic secondary,
secondary, and collector streets. Any permanent closure to
through traffic or relocation of the designated arterials and
collectors will require a General Plan Amendment. Desiqnated
streets are shown within the current city limits as well as
for the surrounding planning area (sphere of influence) that
has been defined for the General Plan Update.
The street plan in the Circulation Element indicates a number
of improvements with regard to the existing roadway system in
the Palm Desert planning area. The followinq are the more
important improv�ments that will need to be implemented:
1. Improvement of the freeway inter-connects at Monterey
Avenue and Washington Street at Interstate 10.
2. Construction of an all weather crossing at Monterey
Avenue where it crosses the Whitewater Storm Channel.
26
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
3. Construction of Hovley Lane from its western terminus
west of E1 Dorado Drive to its easterly terminus midway
between Oasis Club Drive and El Dorado.
4. Construction of a bridge crossing the San Pablo Channel
at Magnesia Falls Drive.
VI . BII�EWAY PLAN
The bikeway network designated in the Circulation Element is
illustrated on Figure 3. Bikeways within the current city limits
as well as possible bikeway linkages to adjacent communities
within the city limits will consist of one of three types of
facilities as follows:
Class I Bikeway (Bike Path): This is a special type of facility
that is designated for exclusive use by bicyclists. A bike path
may be located adjacent to a roadway though it is physically
separated from vehicular traffic by a barrier, grade separation or
open space. Cross flows by vehicles and pedestrians are allowed
but minimized. The minimum paved width for a two-way bike path
shall be eight feet. The minimum paved width for a one-way bike
path shall be five feet. A minimum five-foot wide qraded area
shall be provided adjacent to the pavement.
27
CITY OF PALM DESERT
CIRCULATION ELEMENT
JANUARY 13, 1993
_—�
Class II Bikeway (Bike Lane) : A bike lane consists of a paved
area for preferential use of bicyclists and is located between the
travel lane closest to the curb and the curb. Pavement markinqs
and signage indicate the presence of a bike lane on the roadway.
Per the Caltrans Highway Desiqn Manual, the Class II bike lane
width is e minimum four feet on a street without curbs and gutters
with parking off the pavement, and minimum f3ve feet on curbed
streets with marked parking (bike lanes are located between the
parking area and the traffic lanes) and on curbed streets where
parking is prohibited, and il to 12 feet on curbed streets with
parking permitted, but without marked parking areas.
Class III Bikeway (Bike Route): This type of bicycle facility
refers to a conventional street where bike routes are indicated by
sign only. There are not specially paved bikeways and bicycle
traffic shares the roadway with motorized traffic. Only Class III
facilities which connect the Palm Desert sphere with the regional
bikeway system are id�ntified in the bikeway network. Roadways
which are not designated with a Class II bikeway, but which serve
as connections between Class II facilities or the regional bikeway
system should be considered as Class III bikeways.
28
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CITY OF PALM DESERT
L A N D U S E E L E M E N T
Prepared By:
Jeff Winklepleck
May 13, 1993
73-510 Fred Waring Drive
Palm Desert, California 92260
RESOLUTION NO. 94-34
0
TABLE OF CONTENTS
I. INTRODUCTION
A. Requirements
B. Relationship to Other Elements
C. Overview
II. LAND USE CLASSIFICATIONS
A. Residential Density
B. Land Use Categories
III. EXISTING LAND USES
A. Incorporated Area
B. Unincorporated Area
IV. STATISTICAL SUMMARY - LAND USE ELEMENT
A. Residential
B. Commercial
V. LAND USE AREAS
A. Area 1: Hillside Area
B. Area 2: South Palm Desert
C. Area 3: Commercial Core Area
1. Subarea 1: North Highway 111/Alessandro
2. Subarea 2: South Highway 111-Desert Sun
Building to E1 Paseo
3. Subarea 3: South Highway 111/E1 Paseo to
Monterey Avenue
4. Subarea 4: Gateways
Paqe No.
1
2
5
6
6
7
11
11
13
13
13
14
15
15
16
17
18
21
22
24
i
RESOLUTION NO. 94-34
(Table of Contents Continued)
D. Area 4: Palma Villaqe 25
E. Area 5: North Sphere 28
1. Incorporated Area 29
2. Unincorporated Area 30
F. Area 6: Cook/Hovley Industrial Area 32
G. Area 7: Unincorporated Area South of the City
Limits 34
0
ii
LIST OF TABLES AND EXHIBITS
Paqe No.
Table No. Title
I Incorporated Area Land Use 12
II Designation/Acres 13
III Designation/Acres/Dwelling Units/Intensity 14
IV " Land Use Desiqnation/Acres/Square Footage 14
Exhibit No. Title
1 Land Use Map
35
iii
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
I. INTRODUCTION
A. REQUIREMENTS
The State of California Planning and Zoning Law requires that
a land use element be prepared as part of a general plan as
follows:
Government Code Section 65302(a): A land use element
which desiqnates the proposed general distributions and
general location and extent of the uses of the land for
housing, business, industry, open space including
agriculture, natural resources, recreation, and
enjoyment of scenic beauty, education, public buildings
and grounds, solid and liquid waste disposal facilities
and other categories of public and private uses of
land. The land use element shall include a statement of
the standards of population density and building
intensity re�ommended for the various districts and
other territory covered by the plan. The land use
element shall also identify areas�covered by the plan
which are subject to flooding and shall be reviewed
annually with respect to such areas.
CITY OF PALM DESE�T
� LAND USE ELEMENT
MAY 13, 1993
The land use element has the broadest scope of the state
required elements as it represents a composite of the
policies and issues contained in the other elements.
The land use element of the Palm Desert General Plan is a
ma jor factor in determining the physical form of Palm Desert.
It identifies and establishes the City's policies regarding
future development patterns, density, intensity and land use
relationships. The land use element seeks to provide
sufficient land for all the needs of the community while
preserving the qua�ity of the environment.
This document is an update to the land use element included
in the 1980 General Plan. The purpose of this update is to
include the those areas which have been annexed to the City
and those areas which have had a change in land use
designation as a result of a general plan amendment.
B. RELATIONSHIP TO OTHER ELEMENTS
The land use element of the General Plan represents a
composite of the other elements in physical form. In
differing degrees, all of the elements of the General Plan
will contain policies or proposals which relate to the land
�
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
RESOLUTION NO. 94-34
use element. The following discusses the relationship of
other elements to the land use element.
Seismic Safety: This element defines areas suitable or not
suitable for urbanization or development of a particular
type.
Public Safety: This element identifies areas for public
safety land uses such as potential sites for additional fire
stations or sheriff facilities.
Circulation: Probably the element most closely associated
with the Land Use Element, it designates the major roads
proposed to serve the expected land uses. The nature,
routing, and design of circulation facilities are major
factors in the determination of land use ( and vice versa).
Open Space/Conservation: Together they define lands to be
preserved in a natural state and other lands for urban
purposes. Also, they define criteria, standards, and programs
needed to control the impact of physical development
activities on the natural environment.
3
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Housing: The Land Use Element indicates the location,
density, and intensity of residential uses throughout the
planning area.
Public Facilities: The Land Use Element indicates the
possible location of public facilities and serves as a guide
to public investment in such facilities.
Noise: Considers the location of noise generation activities
such as streets, highways and certain industries in relation
to the location where people live and work.
Urban Design/Scenic Hiqhway: The land use pattern is a major
factor in determining the physical form of Palm Desert and,
therefore, establishes parameters for the design aspect of
the community.
Population/Economics: The land use pattern and intensity of
designated uses are major determinants of the ultimate
population.It also indicates the amount of commercial land
use that will be needed to serve the needs of residents.
4
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
C. OVERVIEW
The City of Palm Desert is a resort community with 24,800
permanent residents and approximately 18,000 seasonal
residents. The city is 22.2 square miles in size and is
approximately 55$ developed. Palm Desert continues to be a
resort destination due to its consistently temperate winter
weather, country club atmosphere, and extraordinary mountain
views. The city has also become a more family oriented
community for the above reasons as well as its relatively
affordable housing in comparison to housing costs in Orange
and Los Angeles Counties. Due to its central location, the
City has become the Coachella Valley's most desirable retail
and restaurant location.
The City can be divided into seven general areas: Hillside,
South Palm Desert, the commercial core, Palma Village,
Cook/Hovley industrial area, the area north of the Whitewater
Storm Channel including the north sphere area (North Palm
Desert), and the unincorporated areas within the City's
sphere of influence.
The majority of future development will occur in the vacant
area in north Palm Desert between Country Club Drive and
�
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Interstate 10 with the remaininq development occurrinq
primarily as infill projects in the other areas. The Hillside
area will be the slowest to develop due to natnral
constraints as well as the strinqent development regulations
involved which are designed to preserve important visual and
natural resources.
II. LAND USE CLASSIFICATIONS
A. RESIDENTIAL DENSITY
For each of the residential land use classifications below,
the density ranges are not meant as strictly minimums or
maximums. The lower figure for each category represents a
"guaranteed" density and the higher figure represents a
"potential" density that could be located in each area after
certain standards and criteria are met.
Residential Desiqnation
High Density
Medium Density
Low Density
Very Low Density
Density Ranqe
7-18 du/ac
5-7 du/ac
3-5 du/ac
1-3 du/ac
6
RESOLUTION NO. 94-34
CiTY OF PALM DESExT
LAND USE ELEMENT
MAY 13, 1993
B. LAND USE CATEGORIES
High Density Residential (7-18 du/ac)
The high density designation is characterized by a wide range
of residential development including attached and detached
single-family units and multi-family attached units. High
density neighborhoods are located immediately adjacent to the
commercial core area, Colleqe of the Desert and major
streets.
Medium Density Residential (5-7 du/ac)
This designation is intended for residential development
characterized by sinqle-family detached home on small to
medium lots in standard subdivision form and/or single-family
attached units with common open space.
Low Density Residential (3-5 du/ac)
The low density designation is intended for residential
d2velopment characterized by single-family detached homes on
medium to large lots in standard subdivision form and/or
single-family attached units with common open space.
Very Low Density Residential (1-3 du/ac)
This designation is intended for residential development
characterized by single-family homes on large lots which are
sensitive to natural terrain.
7
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Service Industrial (No maximum site coverage)
The service industrial designation is intended to allow for
a mixture of industrial uses oriented toward storage,
distribution, assembly and service of goods for Palm Desert
and the surrounding �ommunities.
Core Commercial (No maximum site coverage)
The core commercial designation is intended to provide for a
core shopping area with specialty and general commercial
facilities for residents of the City. General commercial
designations are located along Highway 111 and E1 Paseo.
District Commercial (50� maximum site coveraqe)
This designation provides for mid-size commercial
developments (5-15 acres) outside the commercial core area
and is intended to provide convenient shopping opportunities
for the surrounding residential areas. District commercial
designations are iocated at the southeast corner of Country
Club Drive and Monterey Avenue, the northwest corner of
Country Club Drive and Cook Street, the northeast corner of
Country Club Drive and Washington Street and at the future
Cook Street/Interstate 10 interchange.
8
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEIKENT
MAY 13, 1993
Reqional Commercial (40$ maximwn site coveraqe)
The designation provides for large commercial developments
(minimum site size 35 acres) which offer a wide range of
goods and services to the residents of Palm Desert and the
Coachella Valley as a whole. Regional commercial designations
are located along Highway 111 (Palm Desert Town Center) and
the Monterey Avenue/Interstate 10 freeway interchange.
Resort Commercial (40$ maximum site coveraqe)
The resort commercial designation is intended to provide for
developments ranging from 4-10 acres which include low-rise
bungalow scale hotels, entertainment, and restaurant
facilities with related commercial uses. Specialty commercial
designations are Iocated at the Highway 111 gateways and
along the west side of Highway 74 south of E1 Paseo.
Planned Community Development
The planned commLnity development designation is intended to
provide for master p2anned community areas. The master plan
will show proposed uses of all land including residential,
school sites, public and private recreational facilities, all
common open space, commercial and professional centers, and
industrial facilities.
9
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
�
Open Space/Parks
The open space/parks designations are intended to provide for
areas reserved for parks, public or private recreation, open
space, governmenta� public uses, or areas where a hazard to
the public may exist. The open space/parks network is more
fully discussed in the Parks and Recreation Element.
Office Professional (50$ maximwa site coveraqe)
The office professional designation is to intended to allow
for a mixture of administrative or professional offices
which, by their nature, are of relative low intensity and,
therefore, are compatible with adjacent residential zoninq.
Hillside Planned Residential (based on site)
The hillside planned designation is intended to allow limited
development in the hillside area due to site constraints and
important visual and natural resources. In no case does the
density exceed two dwelling units per acre.
Affordable Hiqh Density (15-25 du/ac)
This designation is intended to provide affordable housing
primarily in the form of apartments. Affordable high density
neighborhoods are located adjacent to major streets to
provide easy access to public transportation.
10
0
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Senior Overlay Zone
The senior overlay zone is intended to provide optional
standards and incentives for the development of specialized
housing designed for and restricted to residents over the age
of 55. Density in the senior overlay zone is determined by
intensity (people per acre), age, and project area.
Residential Study Zone
The residential study zone designates areas that will be
residential in nature, however, the specific density for the
area has yet to be determined.
III. EXISTING LAND USES
A. INCORPORAT�D AREA
The 22.2 square miles of Palm Desert contains an assortment
of land uses that have developed in response to socially
determined decisions, economic growth, and technological
change. The land use patterns that exist in the city are not
random. They have been generated with the best use of land
in mind, which means the most suitable use for the community
as a whole. The existing land use pattern will be of great
11
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
importance in the formation of city policies for future land
uses.
Table I identifies the city's current land use inventory. A
comprehensive survey was completed in April 1993 which
includes the recently annexed Price Club area.
TABLE I* INCORPORATED AREA LAND USE
DESIGNATION
ACRES
VACANT
High Density
Medium Density
Low Density
Very Low Density
Service Industrial
Core Commercial
District Commercial
Regional Commercial
Resort Commercial
Planned Com. Development
Commercial/Industrial
Park
Office Professional
Hillside Planned Residential
Open Space
Affordable High Density
Public Utilities
Public Facilities
Elementary School
Middle School
High School
Senior Overlay
Scenic Conservation
Residential Study
Low Density/Service Industrial
Total
225
2418
6712
0
365
106.5
105
239
432.5
460
765
147
45.5
502.5
735
90
120
315.5
10.4
16.2
26.3
10
20
110
240
14,216.4
103.5
628.7
2953.3
0
132.9
13.3
94.5
74.1
69.2
460
757.4
98.5
24.6
465.8
735
40
36
246.1
0
0
0
' 0
0
110
240
7,282.9
PERCENT
( $ ) OF TOTAL
4.6
17.0
47.2
0
2.7
0.8
0.7
1.7
3.0
3.2
5.4
1.0
0.3
3.5
5.2
0.6
0.8
2.2
0.1
0.1
0.2
0.1
0.1
0.8
1.7
100$
*Roadway areas are included in the adjacent land use calculations
12
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
B. UNINCORPORATED AREA
RESOLUTION NO. 94-34
Table II identifies the land use area for land within Palm
Desert's sphere of influence.
TABLE II
DESIGNATION
High Density
Medium Density
Low Density
Very Low Density
Residential Study
Open Space
Neighborhood Commercial
Commercial/Industrial
Bureau of Land Management/University of
California-Riverside Cooperative Research Programs
IV. STATISTICAL SUMMARY - LAND USE ELEMENT
A. RESIDENTIAL
�
15
25
1997
635
133
360
20
60
13120+
The following table summarizes the incorporated vacant
acreage and approximate number of dwelling units for each of
the residential land use classifications designated on the
General Plan Map. Dwelling unit estimates are based on the
maximum allowable density while the actual number of units
will vary according to site constraints and design. In some
cases, a density bonus may be approved subject to specific
conditions being met (i.e. senior overlay or low income
projects). Also included in the table is a measure of
13
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
residential intensity which shows the approximate people per
acre.
DWELLING
UNITS PER
DESIGNATION ACRE
High Density 7-18
Medium Density 5- 7
Low Density 3- 5
Planned Com.
Development 2
Hillside Planned
Residential 1- 5
Affordable High
Density 15
Residential Study 5
Low Density/Service
Industrial 3- 5
TABLE III
ACREAGE
225
2418
6712
460
502.5
90
110
240
DWELLING
UNITS
4050
16926
33560
920
2512.5
1350
550
1200
TNTENSITY
PER
ACRE
39.2
15.3
10.9
4.4
10.9
32.7
10.9
10.9
B. COMMERCIAL
Table IV summarized the appropriate future commercial square
footage for the city at buildout*. An average coverage of
35$ is used as opposed to the maximum allowable coverage.
LAND USE DESIGNATION
Service Industrial
Core Commercial
District Commercial
Regional Commercial
Resort Commercial
Commercial/Industrial
Office Professional
Total
TABLE IV
ACRES**
113
11.3
80.3
63
58.8
643.8
20.9
SQUARE FOOTAGE
1,724,976
172,240
1,224,036
958,320
897,336
9,814,068
317,988
15,108,964
* Approximate buildout will occur in the year 203Q
**A 15$ reduction in acreage is used to account for roadways
14
CITY OF PALM DE5ERT
LAND USE ELEMENT
MAY 13, 1993
V. LAND USE AREAS
RESOLUTION NO. 94-34
A. AREA 1: HILLSIDE AREA
The majority of the hillside area is located south of E1
Paseo and west of the Palm Valley Storm Channel to the City
boundary. The remainder of the hillside area is located at
the southeast corner of the City.
This area has been the slowest to be developed due to the
site constraints and the City's strict hillside development
regulations. However, as the remaining vacant land in south
Palm Desert is built out, pressure to develop the hillsides
will increase.
POLICY 1: In order to maintain the natural contours of
the hillsides, developments shall be designed
so as to require minimal grading and avoid a
padding or staircase effect as a result of
extensive cut and fill slopes.
POLICY 2: Developments shall retain natural vegetation
and be required to install additional
landscapinq in order to stabilize slopes and
maintain the necessary cuts and fills.
15
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
POLICY 3: Developments shall be required to retain
natural landmarks and features includinq
vistas and the natural skyline as inteqral
elements.
IMPLEMENTATION:
The City shall continue to maintafn existinq
land use policies.
B. AREA 2: SOUTH PALM DESERT
South Palm Desert is generally referred to as the area
extending south from Shadow Mountain Drive to the City limits
and the non-hillside area between the east and west City
limits.
Development in this area is primarily low density residential
which includes dEtached single-family homes and condominiums
in conjunction with a golf course or other open space. Those
developments which are not low density 'include two mobile
home parks, a large apartment complex on the west side of
Highway 74, a number of smaller apartment complexes/motels on
the east side of Highway 74 and along Shadow Mountain Drive
16
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
and a multi-family area in the Deep Canyon Road/ Abronia
Trail area.
POLICY: Infill development shall be compatible with
the character of the surrounding
neiqhborhood.
IMPLEMENTATION:
The City shall continue to maintain existinq
land use policies.
C. AREA 3: COMMERCIAL CORE AREA
The commercial core area is bound by the north side of
Alessandro Drive, the south side of E1 Paseo, the eastern
gateway at Deep Canyon and Highway 111 east to the city
limits and the western gateway at Monterey and Highway 111
west to the city limits. To formulate specific policies, the
area was divided into four subareas as follows:
1. North Highway 111/ Alessandro
2. South Highway 111/ Desert Sun Building to E1 Paseo
3. South Highway 111/ E1 Paseo east to Monterey
4. Gateways- Monterey west and Deep Canyon east
17
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
l. SUBAREA l: North Highway 111/ Alessandro
This area contains a diverse mixture of new and old
buildings and vacant lots. Highway 111 lots vary in
depth from 125 ft. to 140 ft.. These lots back onto
Alessandro Drive which extends from Deep Canyon to San
Pablo. West of San Pablo, only a narrow aliey separates
the commercial area from a sparsely developed older
single-family subdivision.
ISSUE 1: To meet parkinq requirements, projects in
this area are usually limited to buildinq on
the front 50 feet of their property due to
the inadequate lot depth in the area. This
leaves little room for expansion. Ambitious
projects are either required to devote
several Hiqhway 111 frontage lots to parking
or develop parkinq on the north sfde of
Alessandro Drive.
POLICY l: This area shall be redeveloped to improve
access and safety, and increase parkinq with
an adequate buffer zone between commercial
and residential zones.
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RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
ISSUE 2: In various blocks there nre sections
dominated by older buildinqs which, due to
their oriqinal design or lack of maintenance,
no Ionqer conform to present standards.
Existing policies provide little incentive
for owners to improve these properties. The
inability to comply with current parkinq
requirements actually acts as a disincentive
for new investment. This creates a cycle of
decline which causes the properties to
deteriorate further as well as depreciatinq
adjacent buildings.
POLZCY 2: Zncentives shall be created to encouraqe the
remodellinq or replacement of obsolete older
buildinqs and uses.
ISSUE 3: Residential areas adjacent to the commercial
core area will be increasingly subject to
neqative impacts as the intensity of
commercial activity increases. This situation
is aggravated by the present lack of a
distinct boundary between the two uses.
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CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Insensitivity to these neqative impacts of
traffic, noise, invasion of privacy and siqht
line view obstructions will cause the
deterioratinq situation �n Alessandro to
spread further back into the sinqle-family
zone. Ideally, the transition from commercial
to residentia2 should be desiqned so both
uses can co-exist and prosper.
POLICY 3 A: The Palma Village Plan recoauaendation to
expand the commercial zone north of the alley
between Monterey Avenue and Las Palmas one
lot for the purpose of creation of an off-
street parking and landscaped buffer shall be
implemented.
POLICY 3 B: Between San Carlos Avenue and Cabrillo
Avenue, the commercial zone shall be expanded
to include lots on the north side of
Alessandro to an average depth of 120 feet.
These lots shall be used primarily for
parkinq and a landscaped qreenbelt adjacent
to the sinqle-family zone. East of Cabrillo
20
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
Avenue, high density qarden apartments shall
be encouraqed.
IMPLEMENTATION:
A. Rezone the north side of Alessandro to Office
Professional.
B. Develop an owner participation proqram
linkinq private improvements to public
improvements.
2. SUBAREA 2: South Highway 111- Desert Sun Building to E1
Paseo
The issues confronting this area are not as complex or
substantial as in other sections of the commercial core
area. Most of the area has been built out with
acceptable �ite planning and parking. A majority of the
buildings have been constructed since incorporation and
meet current standards. �
POLICY: Infill projects shall be consistent with and
complimentary to existinq quality projects in
the area.
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CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
IMPLEMENTATION: Existing land use policies shall be
maintained.
3. SUBAREA 3: South Highway 111/El Paseo to Monterey Avenue
The Hiqhway 111/E1 Paseo area is the City's most
intensively developed specialty retail/general
commercial district. For many visitors, the impression
created by the Highway 111 frontage will define their
image of Palm Desert. It is therefore important to
upgrade the buildinqs and landscaping in this area to be
equal to the new development occurring at the City's
gateways and E1 Paseo.
E1 Paseo remains unique throughout the Coachella Valley
as an outdoor urban specialty retail/restaurant
boulevard designed on a scale appropriate for the
pedestrian. �'his area's ability to successfully compete
with the new developments west of Monterey Avenue will
be dependent on continued enhancement of the El Paseo's
uniqueness.
The President's Plaza area which is bound by Highway
111, E1 Paseo, Portola Avenue, and Larkspur Lane was
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RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
developed to provide mutual access rear parking which,
in turn, would provide easy pedestrian access to Highway
111 businesses and El Paseo businesses.
ISSUE 1: The rear elevations which face the parkinq
lot at the President's Plaza need to be
upqraded in order to provide an inviting
plaza atmosphere as oriqinally envisioned.
POLICY 1: All planning and redevelopment proqrams shall
emphasize the E1 Paseo and President's Plaza
as a pedestrian oriented specialty retail
district.
IMPLEMENTATION: Current land use policies shall be maintained
POLICY 2: Pedestrian oriented businesses shall be
enc:ouraqed to locate in street fronting first
floor spaces.
IMPLEMENTATION: Current land use policies shall be
maintained.
23
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
POLICY 3: Incentives should be created for the
inclusion of public plazas of various sizes
within private commercial developments.
IMPLEMENTATION: The zoninq ordinance shall be amended to
provide incentives in the form of off-street
parking requirement reductians in exchanqe
for the inclusion of public plazas or "pocket
parks" in their desiqn. To offset this
reduction in private parking, the
Redevelopment Agency shall purchase and
develop less desirable commercial property
located off El Paseo.
4. SUBAREA 4: Gateways
Gateways, a visitor's first exposure to Palm Desert,
play a crit�cal role in defining the City's character
and identity. In addition to communicating an overall
impression of quality, it is important for gateways to
emphasize that on is entering a unique and distinctive
communi ty .
24
RESOLUTION NO. 94-34
. CITY OF PALM DESERT
LAND USE ELEMENT •
MAY 13, 1993
POLICY: Projects in these areas shall be required to
provide architecture and landscaping which
will enhance the imaqe of Palm Desert.
IMPLEMENTATION: Existing land use policies shall be
maintained.
D. AREA 4: PALMA VILLAGE
Palma Village was the first major residential subdivision in
the Palm Desert area. When the tract was laid out in 1935, it
was designed as a small, low density single-family
residential village surrounded by desert and date palms. Over
the past 57 years, the desert and date palms have given way
to the College of the Desert, the Palm Desert Town Center,
the Civic Center, and the McCallum Theater. While the overall
growth of Palm Desert has significantly impacted Palma
Village, existing land use patterns and policies have
remained essentially unchanged.
ISSUE 1:
There are a number of vacant lots and poorly
maintained properties in the area which
discouraqe new investment, rehabilitation,
and new construction.
25
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
�
POLICY 1: The City shall take a proactive role in
promotinq compatible, hiqh quality infill
private development and public works
consistent with the area policy criteria.
ISSUE 2: Narrow strips of commercial and multi-family
zones adjacent to sinqle family zones exist
in the area. These lots are poorly suited for
quality development and negatively impact
adjacent properties.
POLICY 2: Multi-family and commercial lots should be of
sufficient depth to allow efficient site
planninq and the creation of adequate buffer
areas adjacent to single-family zones
ISSUE 3: Because of their relative age, many of the
s�ructures in the area are of poor
architectural quality as compared to the
majority of developments that have been built
since the City's incorporation in 1973.
POLICY 3: In order to serve as a stimulus for overall
neighborhood improvement, new projects shall
26
�
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
meet the same high architectural and site
planninq standards being applied to new
projects elsewhere in the City.
ISSUE 4: The adoption of the City's zoninq map in 1975
resulted in extensive down zoninq of multi-
family property developed under the county
which created a nwuber of leqal non-
conforminq developments. These units may
remain as they presently exist, but cannot be
replaced if they are destroyed or
substantially damaged. This non-replacement
feature discourages lenders from financinq
the sale or rehabilitation of these units
which often results in low levels of building
maintenance leading to qeneralized
deterioration.
POLICY 4: The City shall continue to allow presently
non-conforming residential � properties to
obtain conforminq status throuqh
architectural and site rehabilitatfon as part
of the certificate of zoninq conformance
process.
27
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
.�
E. AREA 5: NORTH SPHERE
The area qenerally north of the Whitewater Storm Channel
between Monterey Avenue and Washington Avenue is commonly
referred to as the Palm Desert North Sphere. The north sphere
represents both incorporated and unincorporated land and
contains nearly 8400 acres with approximately one-half of the
area being undeveloped. The developed portions encompass a
variety of land uses including industrial, retail commercial,
offices, resort hotels, and various housing types.
The area serves as the City's northern gateway, therefore the
quality and type of future development will have tremendous
impact on the community and its future.
Palm Desert's long range commitment to assure proper
development of the area is reflected in its acquisition of
over 230 acres. F�tential development on this land includes
a municipal golf course, a conference center, an employee
village and park facilities.
GENERAL POLICY: The land uses within the north sphere need to
be a continuation of the City's present
qrowth patterns, balancing private economic
28
0
CITY OF PALM DESERT
� LAND USE ELEMENT
MAY 13, 1993
RESOLUTION NO. 94-34
concerns including commercial and residential
projects with lonq term community qoals of
reinforcing Palm Desert as a city of quality,
taste, and stability.
1. INCORPORATED AREA
POLICY 1: New developments within the north sphere must
demonstrate the ability of public facilities
and services to accommodate them prior to
approval
POLICY 2: Special attention shall be paid during the
development review process to assure that
proper mitigation and transition is provided
between uses.
POLICY 3: Dcvelopment agreements shall be encouraged to
enable Palm Desert the flexibility required
to answer the unique concerns of the north
sphere.
POLICY 4: Residential developments on land within 2�000
feet of the railroad and Interstate 10 shall
29
C ITY OF PALM DESER�i•
LAND USE ELEMENT
MAY 13, 1993
...-
be required to implement noise mitiqation
measures. Because of the additional costs
involved, hiqher densities in this area may
be appropriate.
2. UNINCORPORATED AREA
The unincorporated area of the north sphere which
encompasses approximately 1629 acres is generally bound
by Country Club Drive on the north, Fred Warinq Drive on
the south, Washington Street on the east and Oasis Club
Drive on the west. Developments in the area include the
Palm Desert Country Club, Woodhaven Country Club, Oasis
Country Club, and the Palm Desert Resort and Country
Club.
The majority of the area's land use is low density
residential with some higher densities located along
Washington Street. There are small commercial
developments located at the southwest corner of Country
Club and Washington and at the southwest corner of 42nd
Street and Washington which are designed to provide
convenient shopping opportunities for the surrounding
residential areas.
30
C
CITY OF PALM DESERT
' LAND iJSE ELEMENT
MAY 13, 1993
RESOLUTION NO. 94-34
Also included in the unincorporated north sphere plan is
600 acres bound by Frank Sinatra Drive on the north,
Country Club Drive an the south, Portola Avenue on the
east and Monterey Avenue on the west. The area includes
Suncrest Country Club, Palm Desert Greens Country Club,
and Santa Rosa Country Club. All but approximately 12
acres is developed with either mobile home units or golf
course facilities.
ISSUE l: There are a number of residents in the
unincorporated north sphere that maintain
horses on their lots which is permissible
under current Riverside County codes.
However, in the event of annexation, city
standards would preclude this use from the
area.
POLICY 1: Where appropriate, the City shall have the
ability to designate lots which are 1 acre or
larger in size as residential estate (RE)
which would permit domesticated animals,
includinq horses, per the City of Palm Desert
zoning code.
31
�
CITY OF PALM DESER•i•
LAND USE ELEMENT
MAY 13, 1993
..�-
IMPLEMENTATION: The City shall detenaine if a zoninq
ordinance amendment is required to include
horses in the definition of domestic animals.
POLICY 2: Infill development shall be compatible with
the character of the surrounding
neiqhborhood.
IMPLEMENTATION: The City shall continue to maintain existinq
land use policies.
F. AREA 6: COOK/HOVLEY INDUSTRIAL AREA
The Cook/Hovley industrial area is generally bound by Hovley
Lane on the north, The Whitewater Storm Channel on the south,
the 1/2 section lines of sections 10 and 15 on the east and
the 1/2 section lines of sections 9 and 16 on the west.
ISSUE: This area was intended to be developed with
industrial uses includinq the storaqe,
distribution, assembly, and service of goods.
However, much of the area has taken on
business park-like characteristics with uses
32
RESOLUTION NO. 94-34
CITY OF PALM DESERT
LAND USE ELEMENT
MAY 13, 1993
includinq qeneral offices and furniture
stores. Office buildinqs have been approved
in the past based on the development havinq
sufficient parkinq. The desiqn standards
imposed on these buildings have definitely
improved the aesthetics of the area but they
have also increased the land value. With
these increased land costs and buildinq
costs, many industrial uses that would be
appropriate for the area can't afford to
locate in Palm Desert.
POLICY: Future industrial subdivisions in the city
shall be limited to industrial-type uses
only.
IMPLEMENTATION: The City shall determine if a new qeneral
plan designation limiting future industrial
subdivisions to industrial-type uses only is
required.
33
CITY OF PALM DESER`i�
LAND USE ELEMENT
MAY 13, 1993
�
G. AREA 7: UNINCORPORATED AREA SOUTH OF THE CITY LIMITS
The majority of the unincorporated area south of the city
limits is under the ownership or administration of either the
Bureau of Land Management or the University of California,
Riverside ( Phillip L. Boyd Deep Canyon Research Center) or
as part of the State Game Refuge. Therefore, although most of
the land is vacant, it is not likely that the area will
experience much growth in the future.
POLICY: The City shall attempt to ensure that the
area is maintained as open space.
IMPLEMENTATION: The City shall continue to maintain existinq
land use policies.
34