HomeMy WebLinkAboutORD 1313ORDINANCE NO. 1313
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A ZONING ORDINANCE
AMENDMENT AND CHANGE OF ZONE APPLICATION TO ADOPT THE
ONE ELEVEN DEVELOPMENT CODE ESTABLISHING THE DOWNTOWN,
THE DOWNTOWN EDGE ZONING DISTRICTS, THE DOWNTOWN CORE,
AND THE DOWNTOWN EDGE TRANSITION OVERLAY DISTRICTS; AND
APPLYING THOSE DISTRICTS TO PROPERTIES GENERALLY LOCATED
BETWEEN MONTEREY AVENUE TO THE WEST, DEEP CANYON ROAD
TO THE EAST, SHADOW MOUNTAIN DRIVE TO THE SOUTH,
ALESSANDRO DRIVE TO THE NORTH, INCLUSIVE OF PROPERTIES
LOCATED ALONG SAN PABLO AVENUE, PURSUANT TO THE
ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE GENERAL
PLAN UPDATE, UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN, AND
ONE ELEVEN DEVELOPMENT CODE (SCH NO. 2015081020)
CASE NOS: ZOA/CZ 16-263
WHEREAS, as part of the City of Palm Desert's ("City") General Plan Update the
One Eleven Development Code was prepared to implement Chapter 10 of the General
Plan, which aims to create a "true city center" by establishing the framework, design
objectives and implementation techniques for future development near and around the
intersection of Highway 111 and San Pablo Avenue; and
WHEREAS, the One Eleven Development Code creates new zoning districts and
overlay zones consistent with the General Plan Update and integrates those districts and
overlays into the City's Zoning Ordinance; and
WHEREAS, the One Eleven Development Code, by reference only as Exhibit "A",
also creates Municipal Code Chapter 25.18 "Downtown Districts Development Standards,"
which describes the purpose and applicability of the new zoning districts, as well as
subsequent sections describing the "regulating plan," "characteristics of downtown districts,"
land use requirements," and "development standards" for the creation of the two new
zoning districts ("Downtown District" and "Downtown Edge District"), and for two new zoning
district overlay zones ("Downtown Core Overlay" and the "Downtown Edge Transition
Overlay") as shown in Exhibit "B" of this ordinance; and
WHEREAS, the new zoning districts and overlay zones are applied to properties as
shown in Attachment "C" of this ordinance; and
WHEREAS, the One Eleven Development Code also creates Municipal Code
Chapter 25.20 "Downtown District Design Guidelines" to provide direction for the design of
buildings, appurtenances, and site elements to ensure that proper and appropriate building
massing, articulation and interaction with the public realm is achieved; and
WHEREAS, in accordance with the California Environmental Quality Act (Pub.
Resources Code, §§ 21000 et seq.) ("CEQA") and the State CEQA Guidelines (Cal. Code
Regs., §§ 15000 et seq.), the City has prepared and certified an Environmental Impact
Report analyzing and disclosing the potentially significant environmental impacts of the
ORDINANCE NO. 1313
City's General Plan Update, the University Neighborhood Specific Plan, and the One Eleven
Development Code ("General Plan Update EIR"), and the General Plan Update EIR reflects
the independent judgment of the City of Palm Desert; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 19'h day of October, hold a duly noticed public hearing and adopted Resolution 2863
recommending approval of the University Neighborhood Specific Plan to the City Council;
and
WHEREAS, in accordance with Palm Desert Municipal Code Section 25.60.060
Public Hearing and Public Notice, " Section 25.78.030 "Amendments — Zoning Ordinance, "
and Section 25.78.040 "Amendments — Zoning Map" the City Council of the City of Palm
Desert, California, did on the 101h day of November 2016, hold a duly noticed public hearing
to consider the request by the City of Palm Desert, for approval of the One Eleven
Development Code; and
WHEREAS, at said public hearing, all persons wishing to speak were given an
opportunity to testify both for and against the One Eleven Development Code and the
accompanying Environmental Impact Report (SCH NO. 2015081020); and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, the City Council did make
the following findings in support of approving the proposed One Eleven Development Code:
The One Eleven Development Code is reasonably related to the public health,
safety, and welfare because it provides the framework, design objectives and
implementation techniques for future development near and around the
intersection of Highway 111 and San Pablo Avenue.
2. The One Eleven Development Code is consistent with the General Plan Update,
and its objectives, policies, land uses, and programs.
3. The One Eleven Development Code furthers the objectives and policies of the
General Plan Update and does not obstruct their attainment.
NOW, THEREFORE, BE IT ORDAINED 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 City Council does hereby approve Ordinance No. 1313 approving the One
Eleven Development Code (ZOA/CZ 16-263).
2
ORDINANCE NO. 1313
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm
Desert, California, at its regular meeting held on the 81h day of December 2016, by the
following vote, to wit:
AYES: JONATHAN, KELLY, NESTANDE, WEBER, and HARNIK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
A
W AUI WE
e- .
JAiN C. HARNIK, MAYOR
3
ORDINANCE NO. 1313
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ORDINANCE NO. 1313
Exhibit "A"
One Eleven Development Code
ORDINANCE NO. 1313
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n
r
ORDINANCE NO. 1313
DEVELOPMENT STANDARDS
TABLE 25.18-2. DOWNTOWN DISTRICT DEVELOPMENT STANDARDS (CONTINUED)
Development Standard
1. Primary Street Facade
a. Building width / facade increment 35 ft. 35 ft. 35 ft. 35 ft.
b. Building separation 0 ft. 0 ft 0 ft. 15 ft.
2. Side Yard and Side Street Facade
a. Facade Length TBD TBD TBD TBD —
E. Required Frontage Types
All street- and lane -facing building frontages must provide at least one (1) of the frontage types listed below. Frontage
types may encroach into the public right-of-way or setback as identified below, and may be further limited by the California
Building Code (CBC). Please refer to Section 25.20.030 of the One Eleven Corridor Design Guidelines for design criteria for each
frontage type.
PP" 1. Shopfront - - - -
6
within 2 ft. of within 2 ft. of
2. Arcade curb curb
within 2 ft. of within 2 ft. of
3. Gallery curb curb
within 2 ft. of
curb
4 Stoop 5 ft. into setback n a. 5 ft. into setback 5 ft. into setback-
5. Dooryard to R.O.W. line to R.O.W. line to R.O.W. line to R.O.W. line
F. Allowed Architectural Elements
Architectural elements are allowed as listed below. Architectural elements may encroach into the public right-of-way
or setback as identified below, and may be further limited by the California Building Code (CBC). Please refer to Section
25.20.040 of the One Eleven Corridor Design Guidelines for design criteria for each architectural element.
within 2 ft. of within 2 ft. of within 2 ft. of within 2 ft. o
1. Awning, canopy curb curb curb curb
2. Balcony 3 ft. into R.O.W. 3 ft. into R.O.W. 3 ft. into setback 3 ft. into setback
3. Bay Window
4. Cantilevered Room
3 ft. into R.O.W. 3 ft. into R.O.W. 3 ft. into setback 3 ft. into setback
2 ft. into R.O.W. 2 ft. into R.O.W. 2 ft. into setback 2 ft. into setback
Eaves 3 ft. into R.O.W. 3 ft. into R.O.W. 2 ft. into setback 2 ft. into setback
Only allowed on upper floors.
Z Includes eaves extending into setback from a porch, covered stoop, bay window, cantilevered room, or covered balcony.
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
16 August 2015 11
ORDINANCE NO. 1313
DEVELOPMENT STANDARDS
TABLE 25.18-2. DOWNTOWN DISTRICT DEVELOPMENT STANDARDS (CONTINUED)
Development Standard
Zone
DE
1. Required On -Site Open Space. Each lot shall provide the quantity of Open Space indicated below, comprised of one (1)
or more of the following Open Space Types: i) Court, ii) Back Yard, iii) Side Yard, and/or iv) roof deck as allowed by each
individual zone. Please refer to Section 25.20.050 of the One Eleven Corridor Design Guidelines for design criteria for
each open space type. Required Open Space must be located behind the Primary Street, Side Street, Side Yard and Rear
Yard setback lines, as shown in Figure 25.18-4 (Required Open Space). Setback areas do not count toward the minimum
Required Open Space area.
a. Min. area total 15% of total lot 75% of total lot 20% of total lot 20% of total lot
area area area area
b. Min. area of at least one (1) open space 10%of total lot 10%of total lot 10%of total lot 10%of total lot
area area area area
2. Design Criteria. width length width length width length width length
Primary Primary Primary
Lot Street Lot Street Lot Street
a. Front Yard width Setback width Setback width Setback
min.) depth min.) depth min.) depth
min.) min.) min.)
b. Court ' 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. 20 ft.
min. min min. min min. min min. min
c.Back Yard ' 20 ft. 20 ft. 20 ft. 20 ft.
min. min min. min
d. Side Yard 20 ft.
3x
width
20 ft
3x
width
20 ft.
3x
width
20 ft
3x
widthmin.
max.
m in.
max.
min.
max.
min. max.
e.
Roof Deck' 20 ft. 20 ft. 20 ft. 20 ft. min.
min. min. min. f.
Covered Passage gloft. 3x
width
10
ft 3x
width
loft.
3x
width
loft.
3x
width
min. max.
min.
max.
min.
max.
3x
min.
max.
g.
Uncovered Passage 15ft. 3x width
15ft.
3x
width
15ft.-
width
15ft.
3x
width
min. max.
min.
max.
min.
max.
min.
max.
a
City
of Palm Desert ONE ELEVEN DEVELOPMENT CODE 12
DRAFT - 9 August 2016
ORDINANCE NO. 1313
10
I
DEVELOPMENT STANDARDS
Development Standard
Zone
DES\..,:
Tarking Placement'
1. Primary Street Setback 20 ft. 20 ft. 20 ft. 20 ft.
2. Side Street Setback 5 ft. 5 ft. 5 ft. 5 ft.
3. Side Yard Setback 5 ft. 5 ft. 5 ft. 5 ft.
4. Rear Setback 5 ft. 5 ft. 5 ft. 5 ft.
J. Parking Requirements
a. Residential Uses
i. Studio and 1 Bedroom min. 1.25/unit min. 1.25/unit min. 1.25/unit min. 1.25/unit
ii. 2 Bedroom + min. 1.75/unit min. 1.75/unit min.2/unit min.2/unit
b. Non -Residential Uses
3 space/ 1,000 3 space/ 1,000 3 space/ 1,000 3 space/ 1,000
sq. ft. sq. ft. sq. ft. sq. ft.
Open SpaceType may count towards minimum Required Open Space requirement as defined in Section H.1 of Table 25.18-2.
2
Partially subterranean and fully subterranean parking garages may align with the Primary Street and/or Side Street building frontage line(s)
provided they do not extend higher than the maximum ground floor height standards described in Table 25.18-2, Section CA.
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
16 August 2015 13
ORDINANCE NO. 1313
Building Height. Vertical distance from the average elevation
of the finished grade to the top of eve or top of parapet;
pitched roof height is the additional vertical distance from the
top of eave to the highest point of the roof. See Figure 25.18-2
Building Height).
Building Steback. The distance between the building line
and the property line, or when abutting a street, the ultimate
right-of-way line. See Figure 25.18-3 (Building Setbacks).
Primary Street. The street that is typically higher in the street
hierarchy, typically carries more traffic, and where the main
facade of a building typically faces.
Required Open Space. Required open space shall be provided
in area shown in Figure 25.18-4 (Required Open Space).
i
2. BUILDING HEIGHT
a To eave of pitched roof
b Pitched roof height
c To parapet of flat roof
d Ground floor above grade at
building setback line
e Ground story height
Property Line
Setback Line
Architectural
Encroachment
ILLUSTRATED GLOSSARY
I i a
1 f 1O
I ' a
Corner lot
0.Ia v
r
I
Side Street
a Primary Street Setback ---- Property Line
b Side Street Setback - - - - - -
Setback Line
c Side Yard Setback _ Buildable Area
d Rear Setback
REQUIREDFIG. 25.18-4 OPEN SPACE
1jII ----- Side YardS----------
j
V
I CL
A
v wMtn a0 v
E.. s.. y
a
J
to
tom
V
L `bide i''Qet Setbac
Side Street
Property Line Area where front yard required
Setback Line _ Area within on -site open space required
Val
one
ud
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
14 DRAFT - 9 August 2016
ORDINANCE NO. 1313
ILLUSTRATED GLOSSARY
25.18-5 PARKINGFIG.
i
c
i miv
v
i Corner lot 3
a87
3
Side Street
a Primary Street Setback - - — - - Property Line
b Side Street Setback ------
Setback Line
c Side Yard Setback _ Area where parking allowed
d Rear Setback
ORDINANCE NO. 1313
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ORDINANCE NO. 1313
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City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
18 DRAFT - 9 August 2016
ORDINANCE NO. 1313
BUILDING ARTICULATION GUIDELINES
I_N211:1Z01j
This section defines recommended building articulation
strategies and techniques to help ensure that new develop
ment is compatible with and contributes to the intended
urban scale and character of each Zone.
These design strategies and techniques enable the designer
to manipulate the "scale" of buildings in addition to manip-
ulating their size. Maximum building size standards are pro-
vided in the Urban Standards for each Zone. Additional
building scale guidelines are provided in the Urban Design
Criteria for that Zone, and this section provides additional
guidance for meeting the intent of those Design Criteria.
These techniques are intended to help enable the design of
buildings or building masses that may be larger in total
width or height than neighboring buildings, or the intended
neighborhood scale;' by reducing the apparent mass and
scale of the subject building through design.
These building articulation techniques need not be applied
to buildings or building masses that are by their basic size
and massing already consistent with the intended architec-
tural scale for the applicable zone or urban context. Over -
articulation of buildings can produce a cluttered and busy
appearance that can be just as inappropriate as buildings
with too little articulation.
These strategies are applied to the following fundamental
building mass types, as described in the following pages:
1. Block Form
2. House From
The success of the articulation proposed for any building
will be reviewed by the Architectural Review Commission,
taking into consideration the totality of the proposed devel-
opment in relation to its immediate context and the intent
of the applicable Zone.
The massing of the this mixed -use building is broken up by projecting
corner balconies and chimney volumes that extend from the second floor
residential units below.
The mass of this multi -family building is broken up with a gable that
extends above the roof line and marks the entry into the unit.
Building masses, entrance porticos, chimneys, and corner windows project
from the main mass of this multi -family building .
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
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ORDINANCE NO. 1313
BUILDING ARTICULATION GUIDELINES
B. BLOCK -FORM BUILDING ARTICULATION
A block -form building is one to five stories tall, attached to or
attachable to buildings on neighboring properties with no
intervening side yard or setback. Such buildings - built at or
near the street right-of-way line - form a portion of a "perime-
ter block;' the edges of which strongly define the urban space
of the adjoining streets.
Block -form buildings typically, but not invariably, have flat
roofs, with or without pitched roof design elements at the top
of the street facade. Such buildings generally extend the full
width of the lot, and on wide lots have the potential to
become significantly out of scale with their historic and exist-
ing urban context. A series of basic building articulation tech-
niques are illustrated at right, by which the scale of block
form -buildings may be moderated to contribute to the intend-
ed character of the applicable Zone.
FIG. 25.20-1A. HORIZONTAL ARTICULATION
FIG. 25.20-1 B. VERTICAL ARTICULATION
FIG. 25.20-1C. ARCHITECTURAL PROJECTIONS
FIG. 25.20-1 D. ARCHITECTURAL RECESSIONS
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
20 DRAFT - 9 August 2016
ORDINANCE NO. 1313
CHAPTER 25.18. DOWNTOWN DISTRICTS
DEVELOPMENT STANDARDS
25.18.010. Purpose and Applicability
25.18.020. Regulating Plan
25.18.030. Characteristics of Downtown Districts
25.18.040. Land Use and Permit Requirements
25.18.050. Development Standards
A. Building Setbacks
B. Building Height
C. Building Size and Spacing
D. Allowed Frontage Types and Architectural
Elements
E. Encroachments into Public Right of Way
R.O.W.) and Primary Street Setback
F. On -Site Open Space
G. Parking Placement
H. Parking Requirements
25.18.060. Illustrated Glossary
TABLE OF CONTENTS
CHAPTER 25.20. DOWNTOWN DISTRICTS
DESIGN GUIDELINES
25.20.010. Purpose and Applicability
25.20.020. Building Articulation Guidelines
A. Block Form
B. House Form
25.20.030. Frontage Type Guidelines
A. Arcade
B. Gallery
C. Shopfront
D. Dooryard
E. Stoop
25.20.040. Architectural Element Guidelines
A. Balconies
B. Bay Windows
C. Chimneys
D. Cantilevered Rooms
E. Eaves
F. Trellises
25.20.050. On -Site Open Space Guidelines
A. Front Yard
B. Court
C. Back Yard
D. Side Yard
E. Roof Deck
25.20.060. Parking Guidelines
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
A i 16 August 2015 3
ORDINANCE NO. 1313
BUILDING ARTICULATION GUIDELINES
1. HORIZONTAL ARTICULATION
To modulate the apparent size and scale of a building by
stepping a portion of the street -facing facade forward or
backward from the predominant facade plane of the build-
ing.
Note that in city center or neighborhood center settings, this
technique of stepping the facade backward or forward is gen-
erally less effective than stepping the facade up or down (see
Vertical Articulation on following page). A steady building line
at the ground floor is often desirable in defining a walkable
downtown street.
EXAMPLES:
This mixed -use building on Main Street is set back from the buildings on
either side of it.
A multi -story mixed -use building set backs portions of its facade.
The orange mass of this mixed -use building is set back from the rest of the
building. Further articulation is provided by second- and third -story balconies.
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
V J 16 August 2015 21
ORDINANCE NO. 1313
BUILDING ARTICULATION GUIDELINES
2. VERTICAL ARTICULATION
These buildings along Main Street are built at different heights, adding
variety to what would otherwise be a continuous wall.
To modulate the apparent size and scale of a building by
stepping a portion of the street -facing facade upward or
downward from the predominant building height.
Note that this technique offer the opportunity to organize a
rather long building into multiple "apparent buildings" to
avoid the appearance of a "block -long building" This tech-
nique is also useful for "stepping down" the scale of a new
building adjacent to an existing smaller building.
A combination of prominent corner tower and building masses with
parapets and pitched roofs reduced the apparent size of this building.
A multi -family building where the massing is broken down into smaller
volumes.
MR
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
22 DRAFT - 9 August 2016
ORDINANCE NO. 1313
BUILDING ARTICULATION GUIDELINES
3. ARCHITECTURAL PROJECTIONS
To modulate the apparent size and scale of a building by the
application of projected architectural elements from the
plane of the facade.
Note that this technique may be applied alone or in conjunc-
tion with other recommended articulation techniques. This
technique is best suited to small-scale adjustments of build-
ing scale, whereas the building massing techniques on the
previous pages are better suited to larger scale compatibility
adjustments.
EXAMPLES:
A mixed -use building with inset windows and decorative balconies.
Upper floor balconies project from the corner of this mixed -use building.
Three-story bay windows and balconies project from the facade of this
mixed -use building.
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
i 16 August 2015 23
I 'K01) 41 q1 y
BUILDING ARTICULATION GUIDELINES
EXAMPLES:
4. ARCHITECTURAL RECESSIONS
A third -story covered balcony, along with second floor French balconies help
articulate this three-story mixed -use building.
INTENT AND TECHNIQUE
To modulate the apparent size and scale of a building by the
application of recessed architectural elements or spaces -
such as a recessed porch, covered passage, or recessed balco-
ny - is cut into the plane of the facade.
Note that this technique has the potential to strongly define
building entries, to provide transitional spaces at those
entries, and in some cases to provide a lighter more open
scale and character to building facades.
d storefront accommodates covered,, outdoorseating.
The front facade of this two-story townhouse building is recessed to
accommodate the front entries.
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
24 DRAFT - 9 August 2016
ORDINANCE NO. 1313
A. INTENT.
Frontages are critical to defining district character, both in
appearance and function. Frontages are comprised of the
street facade of the building(s), including any projecting
elements, and the landscape, hardscape, walls and fences
of the front yard. Frontages provide an appropriate transi-
tion from the public environment of the street to the
semi -private and private environments of front yards and
street -facing ground floor spaces. They also signal the
location of the building entrance and provide a semi-pub-
lic space within which neighbors and visitors can interact.
Frontages can also help to screen any on -site parking
areas.
B. APPLICABILITY.
The Primary frontage of each building that faces a Primary
Street or a park or other public space should be designed
in conformance with the guidelines of this Section.
C. ALLOWABLE FRONTAGE TYPES BY BUILDING
TYPE.
1. All new buildings, renovations that comprise 50% of
the existing structure, and additions that face the street
should be designed to incorporate at least one of the
frontage types allowed in that Zone.
D. REQUIREMENTS FOR ALL FRONTAGE TYPES
1. All buildings should provide at least one street -facing
primary pedestrian entry and street -facing windows
on all floors. The Frontage Types herein may modify
the configuration of those doors and windows but not
replace them.
FRONTAGE TYPE GUIDELINES
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 25
ORDINANCE NO. 1313
25.20.031 SHOPFRONT
A. DESCRIPTION.
Shopfronts are large openings in the facade at
or near the sidewalk, enclosed with doors and
transparent glass in a storefront assembly. The
primary shop entrance is at the grade of the sidewalk
and provides direct access to the commercial/
retail use(s) on the ground floor. The basic required
architectural elements comprising the storefront are
large windows, doors with glass, transom windows,
and a solid base (bulkhead). Optional elements
include awnings, cantilevered shed roof or canopy,
signage, lighting, and cornices.
Awnings or canopies may encroach into the public
right-of-way over the sidewalk, extending to a
distance within two feet of the face of curb. Primary
Street and Side Street setbacks, if any, are to be
paved with a paving material that is consistent with
or matches the adjacent sidewalk.
FRONTAGE TYPE GUIDELINES
FIG. 25.20-2. SHOPFRONT STANDARDS
77
W1111;
j e
Property Line —
1T _ CBulkhead
B. DESIGN STANDARDS.
FRONTAGE ELEMENT MIN. MAX.
1. Storefront assemblies (doors, display windows,
bulkheads, and associated framing) should not be
a Height to top of transom (clear) loft. 16 ft.
set back within the Shopfront openings more than a'
Height to bottom of awning/canopy 8 ft 10 ft.
2 ft.
clear)
b Width of storefront bay(s) 10 ft. 15 ft.
2. Doors should match the materials, design,
c Height of bulkhead 1 ft. 3 ft.-
and character of the display window framing.
Narrowline"aluminum doors are prohibited.
d Glass area % of ground floor wall area 70 90
e Storefront on second frontage 25 ft -
3. Display windows:
a. Storefront(s) opening(s) along the primary
frontage should comprise at least 70 percent of
the ground floor wall area.
b. Walls without openings should not exceed 10
linear feet along Primary Street frontages and 25
linear feet along Side Street frontages.
4. Storefront glass that is clear, lightly tinted (e.g., less
than 15%, low emissivity, solar) without reflective
coating or dark tinting is encouraged. Instead,
frontage types such as arcades and galleries
and architectural elements such as awnings and
canopies are encouraged to shade shopfront
openings.
77
rf
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
26 DRAFT - 9 August 2016
ORbRDINANCE NO. 1313
5. Transom windows (horizontal glass panels immediately
above the storefront) are encouraged. Glass in
clerestory windows may be clear, stained glass, or
frosted glass.
6. Bulkheads:
a. Storefront bulkheads should be of material similar
or complementary to the main materials of the
building and should be made of the same materials or
materials that appear to be visually "heavier" than the
adjacent walls.
b. Recommended materials include ceramic tile,
polished stone, or glass tile.
7. Awning widths should correspond to storefront
openings and shall not extend across the entire facade.
S. New or renovated storefronts within historic buildings
should consider emulating or recreating a previous
storefront (from historic photos or drawings) in order
to harmonize with the overall building architecture.
This can be flexibly interpreted, for example, when the
general form of a new storefront is like the original but
the materials are contemporary.
FRONTAGE TYPE GUIDELINES
Shopfront Example -large glazing area of display windows, glass door,
clerestory and retractable awnings.
Shopfront Example - shopfronts behind an arcade with prominent stylized
awnings between each arcade opening.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 27
ORDINANCE NO. 1313
25.20.032 ARCADE
A. DESCRIPTION.
Arcades are facades with a ground floor colonnade that
supports the upper stories of the building or, for one-
story buildings, the roof. Arcades contain ground -floor
shopfronts, making them ideal for retail or restaurant
use, as the arcade shelters the pedestrian while shading
the storefront glass, preventing glare that might obscure
views of merchandise.
Planter boxes or pots may be placed in between the
columns to provide enclosure for such uses as cafe
seating.
B. DESIGN STANDARDS.
1. Along primary frontages, the arcade column spacing
should correspond to storefront openings.
2. Column height should be four to five times the column
width. Column spacing and colonnade detailing,
including lighting, should be consistent with the style of
the building to which it is attached.
3. Along Primary Street, walls without openings should
not exceed 10 linear feet.
FRONTAGE TYPE GUIDELINES
FIG. 25.20-3. ARCADE STANDARDS
Y
y
Pr perty Line
FRONTAGE ELEMENT MIN. MAX.
a Height (sidewalk to ceiling) 12 ft. 16 ft.
b
Depth (facade to interior column
8 ft. 16 ft.
face)
c Width 10 fr. 16 ft.
Length along frontage (percent ofd
building facade width)
75 100
Illustrative Photo
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
28 DRAFT - 9 August 2016
ORDINANCE NO. 1313
25.20.033 GALLERY
A. DESCRIPTION.
Galleries are facades with ground floor colonnades that
support a cantilevered shed roof or a deck that covers
the sidewalk. Galleries contain ground floor storefronts,
making them ideal for retail use. Railing on top of the
gallery is only required if the gallery roof is accessible as
a deck.
Planter boxes or pots may be placed in between
columns to provide enclosure for such uses as cafe
seating, provided that adequate throughway access is
maintained.
B. DESIGN STANDARDS.
1. Galleries may be roofed, provided the materials, style
and design are consistent with the building.
2. Galleries should be combined with the Shopfront
type (Section 5.10.020).
FRONTAGE TYPE GUIDELINES
FIG. 25.20-4. GALLERY STANDARDS
3. Galleries may encroach over the sidewalk in the FRONTAGE ELEMENT MIN. MAX.
public right-of-way, subject to the issuance of an
encroachment permit or license agreement prior to
a Height (sidewalk to ceiling) 12 ft. 16 ft.
issuance of a building permit. b
Depth (facade to interior column
12 ft. 16 ft.
face)
4. Column height should be four to five times the c Width 10 ft. 16 ft.
column width. Column spacing and colonnade Length along frontage (percent of
detailing, including lighting, should be consistent d
building facade width)
75 100
with the style of the building to which it is attached.
5. Columns should be placed in relation to curbs to
allow passage around and for passengers of cars to
disembark.
6. Walls without openings along primary street should
not exceed 10 linear feet in length.
Illustrative Photo
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 29
ORDINANCE NO. 1313
25.20.034 STOOP
A. DESCRIPTION.
A stair and landing leading directly from the sidewalk
to a building entrance. The ground floor of the building
is raised to provide privacy for the rooms facing the
public street. This frontage type is ideal for ground floor
housing that is near the street.
B. DESIGN STANDARDS.
1. Stoops should correspond directly with the building
entry(s) they provide access to.
2. The exterior stairs may be perpendicular or parallel to
the adjacent sidewalk.
3. The landing may be covered or uncovered.
4. Landscaping should be placed on the sides of the
stoop, either at grade or in raised planters.
FRONTAGE TYPE GUIDELINES
FIG. 25.20-5. STOOP STANDARDS
c
a
i
FRONTAGE ELEMENT MIN. MAX.
a Stoop width 4 ft. 10 ft.
b Stoop depth (not including stairs) 4 ft. loft.
Stoop floor height (measured from
adjacent finished grade)
18in. 3 h.
d Planter/fence height 3 ft.
Stoop Example - stairs, landing, and landscape area.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
30 9 August 2016
ORDINANCE NO. 1313
REGULATING PLAN
PARKVIEW DR
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TF TJ'
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Legend
Downtown (D) District
Downtown Edge (DE) District
Downtown Core Overlay (D-O)
Downtown Edge Transition Overlay (DE-O)
Civic / Open Space
Plan Boundary
N GORGONIO WAY
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
4 DkAF 1 9 August 2016
ORDINANCE NO. 1313
25.20.035 DOOR YARD
A. DESCRIPTION.
An elevated or at -grade garden or terrace that is located
in the front yard setback and that is enclosed by a low
wall located at or near the property line. For elevated
Door Yards, access from the sidewalk to the Door Yard is
via a stair or ramp.
The Door Yard can accommodate a variety of activities,
ranging from dining patios for commercial uses to patios
for residential uses. In addition, the interior building
spaces are separated from the adjacent sidewalk by the
depth of the Door Yard and in the case of raised Door
Yards, by the terrace height.
B. DESIGN STANDARDS.
1. Door Yards are enclosed by decorative low walls.
2. The average grade of elevated door yards should not
be more than three feet higher than the adjacent
sidewalk or public open space. Walls may extend an
additional two (2) feet in height and fences or railings
to the height required by the California Building Code
CBC).
3. Wall and/or fence design, materials, and finishes
should be consistent with the architectural style of the
building.
Door Yard Example - on outdoor p,-t - roi u single family house.
FRONTAGE TYPE GUIDELINES
FIG. 25.20-6. DOOR YARD STANDARDS
i
FRONTAGE ELEMENT MIN. MAX.
a Size of Terrace per building setback
b
Door Yard terrace floor height
3 ft.
above adjacent sidewalk
C
Wall height above adjacent
4 ft
sidewalk
d
Wall height above terrace
3 ft.
floor
e
Fence/rail height above
per CBCterracefloor
Door Yard Example - outdoor seating areas raised above the adjacent
sidewalk and accessed by stairs. A low wall above the terrace level provides
a place to sit.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 31
ORDINANCE NO. 1313
PAGE INTENTIONALLY LEFT BLANK
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
32 DRAFT - 9 August 2016
ORDINANCE NO. 1313
ARCHITECTURAL ELEMENTS GUIDELINES
A. PURPOSE
This Section identifies the architectural elements allowed
within the Downtown Specific Plan area and for each type
provides a description and design guidelines to ensure con-
sistency with the Plan's goals for building form, character,
and architectural quality.
The provisions work in combination with the underlying
zone. The Architectural Elements are:
A. Awning, Canopy
B. Balcony
C. Bay Windows
D. Chimneys
E. Cantilevered Rooms
F. Eaves
G. Trellises
Example of a two-story bay window.
This building provides second floor balconies.
This building employs a couple of architectural elements to help break up
the massing, including second -floor cantilevered rooms and street -facing,
second -floor balconies.
This contemporary building provides corner balconies to modulate the
corner of the building.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 33
ORDINANCE NO. 1313
25.20.040
25.20.043 BAY WINDOW
INTENT AND TECHNIQUE
ARCHITECTURAL ELEMENTS GUIDELINES
A bay window is a window space projecting outward from the
main walls of a building with inside angles measuring any-
where from 90 to 150 degrees. Bay windows may be polygo-
nal, square, or curved.
Bay window heights should have a height that is equal to or
greater than its width and should generally be placed a mini-
mum of three feet from any building corner or other bay.
Bay windows should be made of materials identical to or com-
patible with the building's wall finish and windows.
A mixed -use building with second -floor bay windows.
A multi -family building with two-story bay windows. The roof of the bay
window is a balcony for the third floor space.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
34 1 9 August 2016
ORDINANCE NO. 1313
ON -SITE OPEN SPACE GUIDELINES
A. INTENT
On -site open space provides private and common public
outdoor space for the enjoyment and use of residents and
businesses, and also provides comfortable spaces through
which pedestrian access is provided from the street to any
buildings (or portions of buildings) that lack direct street
frontage.
This Section identifies a series of open space types, includ-
ing the configuration, size, and design characteristics each
type. Refer to the District that applies to your lot to see
which of these may be applied toward meeting the required
amounts of on -site open space, and the size and configura-
tion criteria that apply. Defined Open Space Types are:
1. Front Yard
2. Court
3. Back Yard
4. Side Yard
5. Roof Deck
6. Passage
A covered passage leads to mixed -use court.
A dooryard provides private open space for this resdientiol unit.
A shared court provides access to multiple units.
A court provides yard behind a rowhouse.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 35
ORDINANCE NO. 1313
ON -SITE OPEN SPACE GUIDELINES
25.20.0051 FRONT YARD
1. INTENT AND DESCRIPTION
The Front Yard is the area between the building facade and
the street, providing pedestrian access from the street to all
buildings and dwellings on the lot, as well as a physical sepa-
ration from the street and a semi-public space for play and
greeting one's neighbors. Front yards may be visually contin-
uous with adjacent yards with a common landscape, or
2. CONFIGURATION AND SIZE
a. The Front Yard is the area between the Primary Street fac-
ing building facade and the Primary Street property line,
as shown in Figure 25.20-7.
b. On corner lots, the Front Yard also includes the area
between the Side Street facing facade and the Side Street
property line up to the fence enclosing the back yard, as
shown in Figure 25.20-7.
a. Front Yard Landscape. Front Yards should be landscaped
and maintained as shown in Figure 25.20-7 and as follows:
i. Except for walkways, front yards should be planted in
their entirety with trees, shrubs, ground cover and
water conserving plant materials.
ii. Front yard landscape should be maintained in an
orderly and neat condition.
b. Parkway Planting. The parkway between the sidewalk
and the street should be landscaped and maintained as
shown in Figure 25.20-7 and as follows:
i. Street trees of an approved type should be provided in
the planting strip between the sidewalk and the street.
ii. Parkways should be planted with water conserving
plant materials.
iii. Parkways at commercial uses may be omitted to allow
for pedestrian access. Trees should be accommodated
in tree wells.
c. Front Yard Fences.
Front yard fence and wall materials and design should
be compatible with the architectural style of the build-
ing.
enclosed by a low fence, wall, or hedge. On sloping sites,
front yards may be raised above the level of the adjacent side-
walk and supported by a low retaining wall at the property
line with steps providing access between the sidewalk and the
yard (Dooryard). Frontage types and architectural elements
may encroach into Front Yards, as allowed by the zone.
c. Courts may extend into the Primary Street and/or Side
Street Setback area(s), but portions within these setbacks
areas do not count towards the minimum Required
On -Site Open Space requirements of each individual zone.
d. Dooryards, porches, stoops, and architectural elements
may encroach into the Front Yard as allowed by each indi-
vidual zone.
ii. Front yard fences, walls, and hedges shall be no taller
than 3 ft. 6 inches above the adjacent sidewalk or as ..
defined in the Urban Standards for the applicable Zone.
iii. On corner lots, fences and walls along the side street
frontage may be up to 6 feet high for the rear portion
of the site up to fifteen (15) feet behind the primary
street facing facade line (see Figure 25.20-7). Fences
along the remaining side street frontage may be up to
a maximum of 3 ft. 6 inches high or as defined in the
Urban Standards for the applicable Zone.
iv. Raised Front Yards (Door Yards) shall be up to a maxi-
mum of 3 ft. 6 inches high above adjacent sidewalk or
as defined in the Urban Standards for the applicable
Zone.
AA
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
36 DRAFT - 9 August 2016
ORDINANCE NO. 1313
ON -SITE OPEN SPACE GUIDELINES
FIG. 25.20-7. REQUIRED FRONT YARD LANDSCAPE
Alley (where present)
Area that is required to be landscaped and maintained by the
owner or homeowners association.
Oil ry{ ,,
3i I
This
front yard is enclosed by a low wall. Frontyord
A
continuous lawn extends across a series of single family front yards. City
of Palm Desert ONE ELEVEN DESIGN GUIDELINES DRAFT —
16 August 2015 37
ORDINANCE NO. 1313
ON -SITE OPEN SPACE GUIDELINES
25.20.0052 COURT
1. INTENT D DESCRIPTION
A Court is a semi-public, shared open space within a lot, for to dwellings, retail or office spaces, and/or buildings within
use by more than one resident or tenant. It is a well-defined, the lot that lack direct frontal access from the street. The
coherent area that is an essential component of the project's degree of enclosure or openness may vary, as per the require -
design, not merely space left over after the building mass is ments of each zone and the design intent of the project
placed. Courts generally provide visitor access from the street designer.
2. CONFIGURATION
a. Configuration. Courts - particularly the portion of the b. Size. Refer to the applicable Zone for dimensional require-
court(s) that is intended to meet the minimum Required ments.
On -Site Open Space area requirements of each individual c. Enclosure.
zone - should be placed in the followinq ways:
Side Court. The Court is placed along the side yard of
the parcel to:
a). Work together with a court or back yard on an adja-
cent lot to create the effect of one large open
space;
b).Provide a contiguous space for entrances to a
neighboring existing building that face the pro-
posed project and are located close to the property
line, to face; or
c). When the adjoining lot contains a single-family
house, to create a large open space next to the
house.
ii. Open to Street. The Court adjoins the minimum
Primary Street setback line creating a deep, combined
garden/terrace facing the street.
iii. Internal Courtyard. The Court is an internal courtyard,
entirely contained within the site.
iv. Special Circumstances. When a site contains an
exceptional feature, such as a large, healthy tree or
topography, the Court is placed to retain and take
advantage of that special feature.
FIG. 25.20-8A. SIDE COURT EXAMPLES
1 i
i. In general, a Court's perimeter should be defined by
building walls on at least two sides, and on a third side
by building walls or architectural or landscape ele-
ments such as low walls or trellises, or linear landscape
elements such as hedges or rows of trees.
ii. In some cases, one side of a Court may be defined by a
building wall or a linear landscape element on an
adjoining property.
iii. Driveways located adjacent to a Court should be
screened by architectural elements such as low walls or
trellises, or linear landscape elements such as hedges
or rows of trees so as not to appear to be located with-
in the Court.
d. Encroachments into Courts. Dooryards, stoops, and
architectural elements may encroach into the Court as
allowed by the Urban Standards of each Zone.
FIG. 25.20-813. OPEN TO STREET COURT EXAMPLES
MEN
6.0
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
38 DRAFT - 9 August 2016
ORDINANCE NO. 1313
ON -SITE OPEN SPACE GUIDELINES
a. Common Area. Courts should be designed to be gathering
places for the occupants and also circulation spaces through
which pedestrian access is provided from the street to any
buildings (or portions of buildings) that lack direct street front-
age. Courts should provide a central, flat area that is usable
and encourages human activity and interaction. This area
should contain a combination of paving and landscaping.
b. Private Area. Courts should be designed to provide for pri-
vate access to dwellings and businesses that lack direct street
frontage. Courts should also provide space for private outdoor
space in the form of private patio and terrace spaces.
c. Amenities. Courts should include public amenities such as
seating areas, fountains, BBQ islands and/or outdoor fireplaces
to encourage their use as common outdoor rooms or gather-
ing places.
d. Finishes. Court materials, finishes, fixtures, and colors should
be designed in a manner that is consistent with the architec-
tural language of the building.
e. Landscape.
i. Except for paved areas, courts should be planted in their
entirety with trees, shrubs, ground cover and water con-
serving plant materials.
ii. Arbors, trellis structures and raised planter/seating walls are
encouraged.
iii. Court planting may be in permanent planters
i. The top of walls of planters should generally be no taller
than a bench, but some may be up to waist height if so
required to support the health of plantings.
iv. Appropriate irrigation and drainage should be provided to
all planted areas and planter pots.
v. Trees scaled to the space are generally recommended for
shade and to screen views to and from neighboring build-
ings.
FIG. 25.20-8C. INTERNAL COURT EXAMPLES
The side courts of these two buildings work together to create a single
space.
An internal court with a fountain as its focal point.
4 court that provides outdoor dining.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 39
ORMANCE NO. 1313
ON -SITE OPEN SPACE GUIDELINES
25.20.0053 SIDE YARD
A landscaped open space along one side of a lot. Side Yards
may be semi -private spaces through which visitor access is
provided to one or more buildings or dwellings, or may be pri-
vate spaces for the exclusive use of the residents of one or
more dwellings.
Side Yards of single-family dwellings are private, primarily
landscaped open spaces. For multi -family buildings, Side
a. Configuration.
i. Side Yards are located between the building and the
Side Yard property line and should have a basic rectan-
gular shape.
ii. For Multi -family buildings, the Side Yard provides
access to units.
FIG. 25.20-9A. SINGLE FAMILY SIDE YARD
Yards may be designed for the shared use of all residents, or
divided into private areas for the use of a specific dwelling.
Note that Side Yards strongly defined by buildings on two or
more sides - particularly if they include significant Hardscape
areas - may also be classified as Side Courts, see Section
25.20.0052.2.a.i.
b. Size. Refer to the applicable Zone for minimum and maxi-
mum dimensional requirements.
c. Encroachments. Dooryards, porches, stoops, and archi-
tectural elements may encroach into the Side Yard as indi-
cated in the Design Criteria for the applicable Zone.
FIG. 25.20-913. MULTI -FAMILY SIDE YARD
i
r
1
t
t f
3. DESIGN
a. Single Family Side Yards. Side Yards may be landscaped (b) Side Yard planting may be in permanent planters:
and have hardscape at the discretion of the owner. (c). The top of walls of planters should generally be no
L Landscape. Trees scaled to the space are generally rec- taller than a bench, but some may be up to waist
ommended for shade and to screen views to and from height if so required to support the health of plant -
neighboring buildings. ings.
b. Multi -Family or Commercial Side Yards. (d).Appropriate irrigation and drainage should be pro-
i. Finishes. Side Yard materials, finishes, fixtures, and col-
ors should be designed in a manner that is consistent
with the architectural language of the building.
ii. Landscape.
a). Except for paved areas, side yards should be plant-
ed in their entirety with trees, shrubs, ground cover
and water conserving plant materials.
vided to all planted areas and planter pots.
e) Trees scaled to the space are generally recommend-
ed for shade and to screen views to and from neigh-
boring buildings
1
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
40 DRAFT - 9 August 2016
ORDINANCE NO. 1313
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City
of Palm Desert ONE ELEVEN DEVELOPMENT CODE 16
August 2015 5
ORDINANCE NO. 1313
ON -SITE OPEN SPACE GUIDELINES
The side yard of this multi -family building provides access to adjoining units.
A low wall provides this side yard with privacy from the street.
The side yard of this multi -family building provides access to adjoining units.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 41
ORDINANCE NO. 1313
I
ON -SITE OPEN SPACE GUIDELINES
25.20.0054 BACK YARD
FSCRIPTIC
A private, landscaped open space located behind a single
family or multi- family building that is for the use of the resi-
dents of one or more dwellings. For buildings with two or
more units, Backyards may be divided into separated private
yards, provided each private yard is located directly adjacent
to the dwelling unit.
a. Configuration.
i. Backyards are located behind the primary building,
generally away from the view of the Primary Street.
ii. For buildings with two or more units, Backyards may be
divided into separated private yards, provided the pri-
vate yards are directly adjacent to the unit.
FIG. 25.20-10A. SINGLE FAMILY BACKYARD
wt.;.
Since Backyards are private open space areas, no design stan-
dards are provided.
b. Size. Refer to each individual zone for minimum and max-
imum size requirements.
c. Encroachments. Dooryards, porches, stoops, and archi-
tectural elements may encroach into the Backyard as
allowed by each individual zone.
FIG. 25.20-10B. MULTI -FAMILY BACKYARD
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
42 DRAFT - 9 August 2016
ORDINANCE NO. 1313
A back yard seating area and outdoor fireplace.
ON -SITE OPEN SPACE GUIDELINES
A back yard vegetable garden.
A drought tolerant back yard.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT — 16 August 2015 43
ORDINANCE NO. 1313
ON -SITE OPEN SPACE GUIDELINES
25.20.0055 ROOF DECK
A rooftop open space that may be assigned to individual units
or a shared open space available for use by all residents or
tenants. Amenities can include trellises, landscaping, seating
areas, outdoor fireplaces, and the like.
a. Configuration.
a. Roof Decks may be located on a portion or all of a
building, subject to the California Building Code (CBC).
b. Size. Refer to each individual zone for minimum and max-
imum size requirements. Roof decks can meet the mini-
mum open space requirements in certain zones.
A rooftop seating area.
a. Amenities. Roof Decks may include design elements such
as seating areas, fountains, and/or outdoor fireplaces to
encourage their use as outdoor rooms or gathering places.
b. Finishes. Roof Deck materials, finishes, fixtures, and colors
visible from the street and Required On -Site Open Spaces
including trellises, railings, and walls - should be
designed in a manner that is consistent with the architec-
tural language of the building.
Trellises covered rooftop decks.
A rooftop restaurant.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
44 DRAFT - 9 August 2016
ORDINANCE NO. 1313
A
t
ON -SITE OPEN SPACE GUIDELINES
25.20.0056 PASSAGE
Passages provide a pedestrian connection between or
through buildings from the street to a Court or between two
Courts. Passages may be covered or uncovered.
2. CONFIGURATION
a. Configuration.
i. Passages should have a basic rectangular shape and
may be open to the sky or covered by a roof or upper
floors.
ii. Passages may be provided between buildings or along
side yards.
iii. Passages may be gated or completely open to the
street, but should be unobstructed by garden walls or
other solid elements that impede views into and out of
the Court to which they provide access.
b. Size. Refer to each individual zone for minimum and max-
imum size requirements.
a. Finishes. Passage materials, finishes, fixtures, and colors
should be designed in a manner that is consistent with the
architectural language of the building.
Example of covered passage.
FIG. 25.20-11. PASSGAGE
Diagram ofpassages connecting between two building masses to an
Enclosed Court (left) and ofa passage connecting to a Court along the
side yard.
Example ofaside yard passage providing access to a Side Court.
Example of on uncovered p) so yr.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 45
ORDINANCE NO. 1313
ON -SITE PARKING GUIDELINES
25.20.061 SURFACE PARKING LOTS
Surface parking lots should be located and configured to pro-
vide adequate parking supply and convenient access to the
buildings and patrons they serve. All lots should provide safe,
well -lit, landscaped, shaded and comfortable environments,
a. Access.
i. Vehicular Access. Vehicular access should be located
on the side of a lot, and accessed by a drive (side lot) or
alley or lane (rear lot). Drives/allies may be one- or
two-way but must provide a dedicated entrance/exist.
ii. Pedestrian Access. All pedestrian access should be
clearly marked, lit and meet all required ADA standards.
b. Configuration. Surface parking shall be located per the
Parking Placement Standards of Table 25.18-2, Section I.
No surface parking will be located in front of a building
except for public on -street parking). All parking should be
located in the following locations:
a. Screening. Surface parking spaces may be open or cov-
ered. All surface parking should be screened from street
views by buildings, walls or the screening strategies below:
i. Landscape Screening. Trees scaled to the space are
generally recommended for shade and to screen views
to and from neighboring buildings.
ii. Screening Structures / Facades. Screening devices
may include various elements such as walls, perforated
metal panels, wire mesh, finished concretes and other
high quality materials that maintain architectural sensi-
tivity to the surrounding buildings and character.
iii. Public Art / Murals. In accordance with the City's
Public Art Program, surface lots may incorporate public
art elements such as sculptures, mural paintings, imag-
es and other artistic facade treaments and installations.
b. Shade. Shade should be provided throughout surface
lots. In addition to landscape elements, shade may be pro-
vided with the following strategies and should match the
architectural character of the surrounding structures.
i. Shade Structures. Structures may include arbors, trel-
lises, pergolas, mesh and overhead canopies.
i. Solar Shade Structures. For lots without public front-
age and out of public view, standalone solar structures
may be used. For lots within public view, individual
solar panel may be applied to existing shade structures.
and be appropriately configured and screened to not intrude
into public views, or into required on -site open spaces.
Additionally, surface parking lots should be designed to be
compatible with the surrounding architectural styles.
i. Side. Side parking lots should be located and
designed to not occupy more than 50% of the Primary
Street site width and should be screened from the pub-
lic right-of-way.
ii. Rear. Rear parking lots should be located, designed
and screened from the public right-of-way, and meet
all setback requirements in Section 25.18.050.
c. Size. All surface lots should provide up to 1 bay of park-
ing, not to exceed 75' wide.
c. Lighting.
i. Outdoor light fixtures should be limited 15 feet high.
ii. Lighting should be shielded or recessed so that:
1).The light source (i.e., bulb, etc.) is not visible from
off the project site; and
2) Glare and reflections is confined to the maximum
extent feasible within the boundaries of the project
site. Each light fixture shall be directed downward
and away from adjoining properties and the public
right-of-way.
iii. No lighting should have illumination levels greater
than one foot-candle.
d. Landscape. Water conserving plant materials should be
applied in compliance with the following:
i. Amount of landscaping. Landscaping within or
around the parking area should cover a minimum ratio
of 10% of the gross area of the parking lot. A minimum
of one shade tree should be provided for each 4 park-
ing spaces, or trees shall be provided to achieve 50%
canopy coverage of paved area at maturity, whichever
is greater.
ii. Location. Landscaping should be evenly dispersed in
a parking area with trees planted around the perimeter.
For larger parking areas, orchard -style tree plantings
placed in uniformly -spaced rows) are encouraged.
am
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
46 DRAFT - 9 August 2016
ORDINANCE NO. 1313
iii. Irrigation. Appropriate irrigation and drainage shall
be provided for all landscaped areas.
e. Paving. In an effort to reduce stormwater run-off and
water pollution, and to allow for the replenishment of
groundwater, parking areas should be designed to reduce
the amount of run-off generating surface area. The follow-
ing permeable surfaces for parking and maneuvering areas
are encouraged:
i. Pervious asphalt and concrete;
ii. Permeable pavers (products such as Unipaver,
Eco-stone and SF Rima or an approved equivalent);
iii. Reinforced gravel paving (such as Invisible Structures'
Gravelpave);
iv. Reinforced grass paving (such as Invisible Structures'
Grasspave);
v. Other permeable surfaces as approved by the City.
f. Finishes. Parking lot and structure materials, finishes, fix-
tures and colors should be designed in a manner that is
consistent with the architectural character of surrounding
buildings.
g. Amenities. The following amenities may be integrated to
support alternative modes of transportation and sustain -
ability. These amenities should be located inconvenient
locations to incentivize their use.
i. Bicycle Parking. Bicycle parking may be located with-
in surface lots according to Municipal Code § XX.
ii. Clean Air Vehicle Parking. Parking facilities are
encouraged to incentivize the use of clean air vehicles
including EVs) is encouraged to support the use of
low- and zero -emission vehicles within surface lots
iii. Golf -Cart / Motorcycle / Scooter Parking. Parking for
regulation -size golf -carts, motocycles and scooters may
be provided according to Municipal Code § XX.
iv. Shuttle Call Box. In conjunction with the City's shuttle
bus program(s), call boxes should be clearly marked
and conveniently located at the ground floor of park-
ing lots and structures.
A parking lot shaded by trees planted in uniformly -spaced rows.
A commercial parking lot that includes planting areas and semi-
permeable paving to facilitate rainwater recharging.
A parking lot paved with gravel and informal planting facilitates water
recharging.
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
DRAFT - 16 August 2015 47
ORDINANCE NO. 1313
SHARED PARKING GUIDELINES
25.20.062 PODIUM AND SUBTERRANEAN PARKING STRUCTURES
On -site parking should be located and designed to provide
adequate parking supply and convenient access to the build-
ings and patrons they serve and not intrude into public views,
or into required on -site open spaces.
a. Access.
i. Vehicular Access. Vehicular access shall be located on
the side of a lot, and accessed by an alley, lane, or drive.
ii. Pedestrian Access. All pedestrian access points shall
be clearly marked, lit and meet all required ADA stan-
dards.
iii. Gated/Residential Access.(secure upper level,
pedestrian bridge). Direct pedestrian access from
upper levels of parking structures to residential build-
ings is permitted only over the following street types:
Alleys and Lanes.
b. Configuration.
L On -grade parking podiums and parking structures shall
be located per the Parking Placement Standards of
Table 25.18-2, Section I.
ii. The Primary Street and Side Street frontages of on -
grade parking podiums and parking structures shall be
lined with occupiable, usable space with a minimum
depth of 20 feet.
iii. Partially subterranean and fully subterranean parking
garages may align with the Primary Street and/or Side
Street building frontage line(s) provided they do not
extend higher than the maximum allowed ground floor
height, per Table 25.18-2, Section CA.
c. Size. Refer to each individual zone for size standards.
FIG. 25.20-13A. PARKING AT LANE STREET TYPE
i1°
4u
Direct pedestrian access from top level of parking structures over lane street
type to residential building.
A multi -story park -once garage lined with a mixed -use liner.
FIG. 25.20-13B. SUBTERRANEAN PARKING
Property Line --*I F<-- Building Frontage
Line
ii
vw
Iv
in
o
E
Max. Ground Floor Height
perTable 25.18-2
01
City of Palm Desert ONE ELEVEN DESIGN GUIDELINES
48 DRAFT - 9 August 2016
ORDINANCE NO. 1313
CHARACTERISTICS OF DOWNTOWN DISTRICTS
The following descriptions of each downtown district identify the characteristic uses, intensity of uses, and level of development
intended for that district.
A. DOWNTOWN (D) DISTRICT
The Downtown (D) zone introduces urban, multi -story buildings up to
3-stories tall and located at or near the sidewalk.' Primary building access
is from the sidewalk and parking is behind buildings or subterranean.
Ground floors accommodate retail, restaurant, service, and office uses, while
upper floors accommodate residential and office uses. Residential uses are
prohibited on the ground floor along the El Paseo frontage.
B. DOWNTOWN CORE OVERLAY (D-O) DISTRICT
Buildings within the Downtown Core Overlay (D-O) may be up to 4-stories.' In
addition, residential uses are prohibited on the ground floor.
C. DOWNTOWN EDGE (DE) DISTRICT
The Downtown Edge (DE) zone serves as a buffer between Downtown and the
residential neighborhoods to the north and south. It introduces urban, multi-
story buildings up to three stories tall. It is a flexible zone that allows a wide
range of uses, including residential, office, service, and retail uses. Buildings
with retail ground floors are located right behind the sidewalk while buildings
with residential ground floors are set back with small front yards.
D. DOWNTOWN EDGE TRANSITION OVERLAY (DE-O)
Buildings within the Downtown Edge Transition Overlay (DE-O) are required
to step down to two stories along the portions of the parcel that are adjacent
to singe family zones. In addition, most non-residential uses within the DE-0
are permitted subject to a conditional use permit.
Building Height may be increased by 1 story if public improvements are
implemented per conditions in 111 Corridor Implementation Manual.
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
6 DRAFT - 9 August 2016
ORDINANCE NO. 1313
LAND USE AND PERMIT REQUIREMENTS
Table 25.18-1 (Use Matrix for Downtown Districts) identifies allowed uses and corresponding permit requirements for the down-
town districts and all other provisions of this title. Descriptions/definitions of the land uses can be found in Chapter 25.99
Definitions). The special use provisions column in the table identifies the specific chapter or section where additional regulations
for that use type are located within this title.
Uses that are not listed are not permitted. However, the Commission may make a use determination as outlined in Section
25.72.020 (Use Determinations).
TABLE 25.18-1. USE MATRIX FOR • •
Zone Special Use
Land Use
Residential Uses
DE ,1 w. r.;: Provisions
Assisted Living N N N C
Condominium C' CC C 25.16 040 Dwelling,
duplex C' C' C P 25.16.040.8 Dwelling,
multifamily C' C' C P - 25.16 040-- Dwelling,
single-family C' Cl C N 25.16 040.8 Group
home - ---- C' C' C N 25.16 040.8 Home -
based business N N N P Agriculture -
Related Uses Garden,
private C' C' N P Greenhouse,
private N N C P Horticulture,
private N N C P Recreation,
Resources Preservation, Open Space, Club,
private N N N C Day
care center C' C' N N Day
care, large family N N N A 25.10 040. Day
care, small family N N N P Institution,
educational N N C C Institution,
general N N C C Institution,
religious N N C C Mechanical
or electronic ames, s 4 P' P' P or
electronic games, Z 5 C' z C',1 C- N — MechanicalRecreational
facility, incidental N N N C 25.10 040.H Recreation
facility, private N N N P Recreation
facility, public N N N C Uses
prohibited along El Pasoe facing ground floor frontages. P = use permitted by right 2
The establishment may be permitted with an administrative use A = use requires administrative use permit permit
but may be elevated to a conditional use permit at the C = use requires approval of conditional use permit discretion
of the ZA based on: parking, traffic, or other impacts. N = use not permitted City
of Palm Desert ONE ELEVEN DEVELOPMENT CODE Zlp'
i 1 16 August 2015 7
ORDINANCE NO. 1313
15.1 5.040LAND USE AND PERMIT REQUIREMENTe
TABLE 25.18-1. USE MATRIX FOR DOWNTOWN DISTRICTS (CONTINUED)
Land Use Zone Special Use
DE Provisions
OfficeRetail, Service, and
Ancillary commercial
Art gallery
Art studio
Book and card shops
Bed and Breakfast
Clothing and apparel shops
Convention and visitors bureau
Drugstore
Financial institution
Furniture stores and home furnishings
Gift and accessories boutiques (inlcuding smal
antiques)
P P P N 25.34.160
N
P
N
P
A
P
N 25.16.040.E
A
P P' A A — --
P
N
P
P
N
P
N
C
P
N — -- --
C
N
P'
P'
P'
P'
C
N
N
N
P P P N
I
P P -- P-- N —
Grocery Store < 35,000 SF
Health club, gyms or studios
C'
C1•2
C'
C 1.2
N
C2
N
N
Hotel C C C C
Independent stand-alone massage establishments P' P' C N 25-34.160
Jewelry shops P P P N
Liquor store
Liquor, beverage and food items shop
P'
P'
P'
P'
N
N
N
N
Luggageshops P P P N
Medical, clinic P r P 1 P N
Medical, office Pr P, P N
Medical, hospital P' P' C C
Medical, laboratory N N P N
Mortuary C' C' N N
Office, professional P' P' P C 25.10.040.M
Office, local government P 1 P T P N
Office, neighborhood government N N N C
Office, travel agency P' P' P N 25. i0.040.K
Outdoor sales A' At A N
The establishment may be permitted with an administrative use
r -.1
A = use requires administrative use permitpermitbutmaybeelevatedtoaconditionalusepermitattheC = use requires approval of conditional use permitdiscretionoftheZAbasedon: parking, traffic, or other impacts. N = use not permitted wo
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
8 i;;,i 1 9 August 2016
ORDINANCE NO. 1313
LAND USE AND PERMIT REQUIREMENTS
TABLE 25.18-1. USE MATRIX FOR DOWNTOWN DISTRICTS (CONTINUED)
i
Zone Special Use
Land Use DE Provisions
Personal services P P P - N
Restaurant C2 C2 C' N 25.16.040.H
Retail ; P P P N
Fire Station C C C C . ... ...
Commercial communication tower C C C
Commercial parking lot P ------------ P— C C----- --- - -- 25.10.040-1 --------
Office parking lot N N N C 25.10.0401
Public service facility N N --- N C
Utility Facility N N N ---
I-.
C . ..... . -
Utility installation C C N N
61" 1 1
Automobile and Vehicle Uses
Automotive rental agency P P C N
Automotive service station C C N— N
Temporary Uses See Section 25.34.080
Uses prohibited along El Pasoe facing ground floor frontages. P = use permitted by right
2 The establishment may be permitted with an administrative use A = use requires administrative use permit
permit but may be elevated to a conditional use permit at the C = use requires approval of conditional use permit
discretion of the ZA based on: parking, traffic, or other impacts. N = use not permitted
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
1 1 16 August 2015 9
ORDINANCE NO. 1313
DEVELOPMENT STANDARDS
The development standards on Table 25.18-2 (Downtown District Development Standards) are applicable to the downtown zon
ing districts. These standards, along with other development standards (e.g., landscaping requirements, signs, and parking stan-
dards) in this title, are intended to assist property owners and project designers in understanding the City's minimum require-
ments and expectations for high -quality development.
IAt3LE 25.18-2. DOWNTOWN DISTRICT DEVELOPMENT STANDARDS
Development Standard
A. Building
1. Floor Area Ratio (FAR)
SetbacksB. Building property
2.0
Zone
2.5
DE
2.0 2.0
1. Primary Street Setback'
a. Ground Floor Residential 5 h. not allowed 10 h. 10 ft.
b. Ground Floor Nonresidential 0 ft 0 h. 0 h. loft
2. Side Street Setback'
a. Residential 5 f . not allowed 10 h. 10 ft.
b. Nonresidential 0 h 0 f[ 0 ft. loft
3. Side Yard Setback
a. Residential 0 ft 0 ft. 0 h. 5 h.
b. Nonresidential - oft. 0 h. 0 h. 5 ft.
4. Rear Setback
a. with alley —_ — -- 5 ft 5 h. 5 h. 25 ft.
b. without alley 5 ft. 5 h. 5 h. 5 h.
C. Building Height
1. To eave of pitched roof (max.) _ 3 floors /40 h._ 4 floors /55 h. 3 floors /40 h. 3 floors /40 h.
2. Pitched roof height above top of eave (max.) 12 h. 12 h. 12 h. 10 ft.
3. To top of parapet of flat roof (max.) 3 floors /45 h. 4 floors /60 ft 3 3 floors /45 ft. 3 floors/45 ft.
4. Ground floor above grade at building
setback line (max.)
a. Residential — 4 ft. not allowed 4 h. 3 ft.
b. Nonresidential
5. Ground story height
a. Residential
0 ft:
18 ft
0 h.
not allowed
0 h.
12 h
0 h.
10 h.
b.Nonresidential 18 ft 18 ft. 18 h. not allowed
The distance between the face of curb and Primary Street and Side Street building facades must be consistent with the sidewalk and landscape
width requirements of General Plan Chapter 10, Streetscape and Public Realm. Accordingly, buildings along the Primary Street and Side Street
may need to be setback farther than the minimum specified setback in order to provide space for the sidewalk and landscape widths envisioned
by the General Plan.
2
Building heights are the vertical distance from the average elevation of the finished grade to the top of eve or top of parapet, pitched roof height
is the additional vertical distance from the top of eave to the highest point of the roof, ground story height is measured floor to floor. s
Building Height may be increased by 1 story / an additional 15 ft. if public improvements are implemented per conditions in I I I Corridor
Implementation Manual.
City of Palm Desert ONE ELEVEN DEVELOPMENT CODE
10 DRAFT - 9 August 2016