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HomeMy WebLinkAboutMCP Specific Plan MCP PALM DESERT SPECIFIC PLAN PALM DESERT, CALIFOR NIA PREPARED FOR: CITY OF PALM DES ERT – 73510 FRED WARING, PALM DESERT, CA 92260 Applicant: MC PROPERTIES LLC, MacLeod-Couch Land Compa ny LLC C/O Applicant Consultant: Chambers Development 11870 Pierce Street, Suite 250 Riverside, CA 92505 805.889.9212 THE MCP PALM DESERT SPECIFIC PLAN TABLE OF CON TENT S ꢀ I.ꢀINTRODUCTION ............................................................................................ 4ꢀ A.ꢀOverview ..................................................................................................... 4ꢀ B.ꢀPurpose ....................................................................................................... 4ꢀ C.ꢀProject Boundary ....................................................................................... 5ꢀ II.ꢀEXISTING CONDITIONS .............................................................................. 5ꢀ A.ꢀSetting ......................................................................................................... 5ꢀ B.ꢀExisting General Plan Land Use and Zoning Designations ...................... 5ꢀ C.ꢀCirculation ................................................................................................ 11ꢀ D.ꢀUtility Infrastructure ................................................................................ 12ꢀ III.ꢀLAND USE REGULATIONS ........................................................................ 17ꢀ A.ꢀLand Use Plan ........................................................................................... 17ꢀ B.ꢀPermitted Uses and Development Standards .......................................... 21ꢀ C.ꢀGeneral Development Standards ............................................................. 23ꢀ IV.ꢀDESIGN GUIDELINES ................................................................................. 24ꢀ A.ꢀPurpose ..................................................................................................... 24ꢀ B.ꢀSite Planning ............................................................................................. 24ꢀ C.ꢀAccess & Circulation ................................................................................ 25ꢀ D.ꢀArchitectural Elements ............................................................................. 26ꢀ E.ꢀLandscaping .............................................................................................. 27ꢀ F.ꢀWalls and Fences ...................................................................................... 27ꢀ G.ꢀOpen Space ............................................................................................... 27ꢀ H.ꢀLighting ..................................................................................................... 28ꢀ I.ꢀAccessory Facilities ................................................................................... 28ꢀ V.ꢀPHASING AND FINANCING....................................................................... 29ꢀ VI.ꢀPROCEDURES .............................................................................................. 29ꢀ VII.ꢀCONSISTENCY WITH THE GENERAL PLAN ........................................ 30ꢀ LIST OF TABLES Table 1 – Zoning Designations ........................................................................................ 17 Table 2 - MCP Palm Desert Land Use Allocation ........................................................ 18 Table 3 - Planning Area 1 And 2 Development Standards ......................................... 21 Table 4 - Planning Area 3 And 4 Development Standards ......................................... 22 LIST OF EXHIBITS Exhibit 1 Vicinity Map ............................................................................................... 6 Exhibit 2 Existing Conditions Site Cross Sections .................................................... 7 Exhibit 3 Existing City General Plan ........................................................................ 8 Exhibit 4 Existing City Zoning .................................................................................. 9 Exhibit 5 Street Cross Sections ................................................................................ 10 Exhibit 6 Existing Utilities ....................................................................................... 16 Exhibit 7 Land Use ................................................................................................... 19 Exhibit 8 Zoning ....................................................................................................... 20 I. INTRODUCTION A. Overview A Specific Plan is a document allowed under California law, wh i c h provides cities and counties with a planning tool for master planning project sites. A Specific Plan, when approved, becomes the zoning document for the project it covers. Specific Plans must be consistent with the General Plan of the jurisdiction in which they occur. Specific Plans can be implemented by local jurisdictions in accordance with the provisions of California Government Code Section 65450. The City of Palm Desert is implementing this Specific Plan for the MCP Palm Desert project. The MCP Palm Desert project consists of 32.2 acres of currently vacant land located near the City’s northern gateway at Interstate-10. It is immediately adjacent to the easternmost lane of Monterey Drive, 1 mile south of the Monterrey/I-10 interchange. Due to its proximity to the Desert Gateway and Marketplace retail centers, a nearby proposed elementary school and existing and proposed r esidential, commercial and medical complexes, MCP Palm Desert presents an opportunity to provide (i) a retail center directed at supporting local residents, employees and visitors to the nearby regional shopping centers, (ii) a significant high density (attached and/or detached, for sale and/or for rent) residential community and (iii) the potential for other non-competing, complementary residential uses and/or mixed use projects. B. Purpose This Specific Plan sets forth a land use plan and long-range development standards that facilitate commercial, residential, open space and mixed use development within the project boundaries. It establishes a cohesive development plan for multiple parcels, yet is flexible enough to be responsive to future economic conditions. The Specific Plan’s land use plan complements existing and planned development in the project vicinity and maximizes the use of existing utility infrastructure and roadways. The objectives of the Specific Plan include: • The development of high quality architecture, flexible, productive and well- designed master planned project that takes advantage of the synergies created by the residential and commercial uses planned for the site. • Creating a balance for the uses that provides the City with a range of residential options for future residents; a variety of commercial uses that serve not only the project residents, but the surrounding neighborhood and the traveling public; expands the City’s sales tax base; and creates opportunities for a broad range of employment for residents of the project site, the City and the region. C. Project Boundary The property is bounded by Dick Kelly Drive on the north, Gateway Drive on the east, “A” Street on the south and Monterey on the west. Please see Exhibit 1, Vicinity Map. II. EXISTING CONDITIONS A. Setting The subject property is located on the central, low-lying valley floor near the northerly Palm Desert city limits. It consists of vacant, generally flat desert land with sandy soils and sparse vegetation. The southwestern 15± acres of the property is the high point of the site, and slopes down in a northeasterly direction, ranging from approximately 308 feet above mean sea level (msl) at the corner of “A” Street and Monterey Avenue, to a low point of 260 feet above msl at the northeastern corner of the property. Please see Exhibit 2, Existing Contours. Immediately north of the site lies the NEC corner of the Desert Gateway regional shopping center comprised of Wal-Mart, Kohl’s, Ashley furniture and numerous drive through and fast casual restaurants and “in-line” small to medium sized retail tenants. To the east of the site lies undeveloped similarly sloping desert land; the northern portion is zoned planned residential and the southern portion has been acquired by the Palm Springs School District for a future school. As shown on Exhibit 1, Vicinity Map to the southeast of the site lies the Enclave, a 320 unit upscale apartment complex and to the south of the site lies Lowe’s improvement center of which the southwestern most portion (approximately 5 acres) remains undeveloped. To the west of the site, across Monterey Avenue, lies undeveloped similarly sloping desert land in the City of Rancho Mirage. B. Existing General Plan Land Use and Zoning Designations The City’s General Plan shows the 32-acre site as being within the University Park Area with approximately 21 acres designated as Regional Retail (R-R) and approximately 11 acres as Town Center Neighborhood (T-CN). Please see Exhibit 3, Existing General Plan Designations. The City’s Zoning Map designates the westernmost approximately 21 acres as Planned Commercial (PC-2) and, by ordinance 1233, designates the remainder of the site Planned Residential (PR-22). Please see Exhibit 4, Existing Zoning Designations. 10 Dinah Shore Drive Gerald Ford Drive Dick Kelly Mo n t e r e y A v e n u e A Street SITE City ofRancho Mirage City ofPalm Desert Drive 10 9 8 12 11 13 6 5 7 4 2 3 1 MSA CONSULTING, INC. ***.msaconsultinginc.com MCP PALM DESERT SPECIFIC PLAN Source: Riverside County Data from ArcGis Exhibit Date: October 31, 2016 VICINITY MAP EXHIBIT 1 N.T.S. Legend: 1 Costco 2 Rancho 16 Cinema 3 McDonald's 4 Home Depot 5 Starbucks 7 El Pollo Loco 8 Sam's Club 9 Walmart 6 Dentist 12 The Enclave Rental Condominiums 13 Marriott's Shadow Ridge 14 Future School Site 11 Lowe's Home Improvement 10 Kohl's 14 EX. SURFACE A Street Dick KellyDrive 285' Dick Kelly Drive A Street A A MSA CONSULTING, INC. ***.msaconsultinginc.com MCP PALM DESERT SPECIFIC PLAN N.T.S. Source: MSA Consulting, Inc.Exhibit Date: November 21, 2016 EXISTING CONDITIONS SITE CROSS SECTIONS EXHIBIT 2 SECTION "A" SECTION "B" Dick Kelly Drive A Street SITE Mo n t e r e r y A v e n u e / C i t y L i m i t s MSA CONSULTING, INC. ***.msaconsultinginc.com MCP PALM DESERT SPECIFIC PLAN SCALE: 1" = 400' Source: City of Palm Desert Exhibit Date: October 31, 2016 EXISTING CITY GENERAL PLAN EXHIBIT 30'400' Legend: Town Center Neighborhood Regional Retail Dick Kelly Drive A Street SITE MSA CONSULTING, INC. ***.msaconsultinginc.com MCP PALM DESERT SPECIFIC PLAN SCALE: 1" = 400' Source: City of Palm Desert Zoning Exhibit Date: February 28, 2018 EXISTING CITY ZONING EXHIBIT 40'400' Legend: Planned Residential (PR-22) Planned Commercial (PC-2) MONTEREY AVENUE (ARTERIAL STREET)N.T.S. 18' EX. RAISED MEDIAN 12'12' 150' (ULTIMATE R/W) 24' (ULTIMATE R/W)24' (ULTIMATE R/W) R/W 12'12'12'12' EX. MEANDERING 8' 42' (ULTIMATE R/W)42' (ULTIMATE R/W) 9'9'CL EX. PAVEMENT 6'VARIES 4' MIN. 6'VARIES8' MEANDERING SIDEWALK 4' MIN. EX. LANDSCAPED PARKWAYLANDSCAPED PARKWAY (BY OTHERS)EX. ROADWAYEX. ROADWAY EX. TRAVEL LANEEX. TRAVEL LANE EX. TRAVEL LANEEX. TRAVEL LANEEX. TRAVEL LANEEX. TRAVEL LANE R/W ULTIMATE ULTIMATE & PROP. EX. BIKE LANE NO EX. BIKE LANE NO EX. CURBAND GUTTEREX. CURBAND GUTTER EX. BARRIERCURB SIDEWALKPARKINGPARKING EX. BARRIERCURB 12' 12'12' 108' 18'18' EX. R/W 6'12'12'6' 30'30' 6'6'CL VARIES 6'VARIES6' EX. R/W GATEWAY DRIVE (SECONDARY STREET)N.T.S. EX. CURBAND GUTTEREX. CURBAND GUTTER EX. PAVEMENT EX. MEAN. SIDEWALK EX. MEAN. SIDEWALK EX. BIKE LANE NOPARKING EX. BIKE LANE NOPARKING 4' MIN.4' MIN.EX. TRAVEL LANE EX. TRAVEL LANE EX. TRAVEL LANE EX. TRAVEL LANE EX. LANDSCAPED PARKWAYEX. LANDSCAPED PARKWAY EX. ROADWAY EX. ROADWAYTWO WAY LEFTTURN LANE 12' 12'8' "A" STREET 76' 12'12' EX. R/W 12'8' 20'20' 6'6'CL EX. R/W (COLLECTOR STREET)N.T.S. EX. CURBAND GUTTEREX. CURBAND GUTTER EX. PAVEMENT EX. TRAVEL LANE EX. TRAVEL LANE EX. ROADWAY TWO WAY LEFT TURN LANE EX. ROADWAY EX. LANDSCAPED PARKWAY EX. LANDSCAPED PARKWAY 5'5' EX. SIDEWALKEX. SIDEWALK 55'75' (ULTIMATE R/W) 12' 104' 12'16' EX. R/W 32'32' 6'6'CL EX. R/W DICK KELLY DRIVE (SECONDARY STREET)N.T.S. EX. CURBAND GUTTEREX. CURBAND GUTTER EX. PAVEMENT EX. ROADWAYTWO WAY LEFT TURN LANE 118' (EXISTING R/W)R/W EX. R/W EX. 12' EX. LANDSCAPED PARKWAY EX. LANDSCAPED PARKWAY EX. ROADWAY 8' EX. SIDEWALK 6' EX. MEANDERINGSIDEWALK 63'CL MSA CONSULTING, INC. ***.msaconsultinginc.com MCP PALM DESERT SPECIFIC PLAN Source: City of Palm Desert Exhibit Date: October 3, 2017 STREET CROSS SECTIONS EXHIBIT 5 C. Circulation The project area has immediate access to regional transportation links, including the I-10 freeway, arterials and local roads that interconnect with the broader roadway system. Roads immediately adjacent to the property are described below. Please see Exhibit 5 regarding the circulation elements listed below. Monterey Avenue Monterey Avenue is immediately adjacent to the western boundary of the property. In the project area, it is designated as an “Arterial” in the General Plan, which will be built out to a 150-foot right-of-way that includes 6 travel lands (3 in each direction), a median, west and east turn lands, parkway and utility corridor. Monterey Avenue will be built out when the City of Rancho Mirage completes construction of the currently scheduled westernmost lane and parkway. MCP Palm Desert may request a southbound left turn lane approximately mid-block on Monterey Avenue provided (i) there is no conflict with an anticipated northbound left turn lane into Rancho Mirage; (ii) a traffic study acceptable to the City demonstrates that the queuing geometrics are sufficient, the LOS is within a reasonable level and the turn lane is safe and (iii) Rancho Mirage approves the request. Dick Kelly Drive Dick Kelly Drive is immediately adjacent to the northern boundary of the property. In the project area, it is designated as a “Secondary” in the General Plan and is built out. Gateway Drive Gateway Drive is immediately adjacent to the eastern boundary of the property. In the project area, it is designated as a “Secondary” in the General Plan and is built out. “A” Street “A” Street is immediately adjacent to the southern boundary of the property. In the project area, it is designated as a “Secondary” in the General Plan. It has been approved as is built out, to “Collector” standards. Public Transit Sunline Transit Agency provides public bus service throughout the Coachella Valley. The nearest bus route to the subject property is Line 20, which extends along Monterey Avenue between the Monterrey/I-10 interchange and Palm Desert Town Center includes 2 bus stops (one on each side of the road) on Monterey Avenue near its intersection with Dick Kelly Drive, approximately 200 feet south of the subject property. Sunline will determine whether bus stops adjacent to the property are added based on ridership and demand. D. Utility Infrastructure The Section 29 Assessment District (“AD 29”) was formed by the City in 2007 for the purpose of acquiring, constructing and installing water and sewer lines, storm drainage facilities and street improvements in the vicinity of the project including, but not limited to, those described below. AD 29 was funded following the City’s adoption of a Mitigated Negative Declaration and the plans for the street improvements and storm drainage facilities were approved by the City and the plans for the water and sewer facilities were approved by CVWD and all of these facilities were installed in 2007 – 2008. Please see Exhibit 6 regarding location of water, sewer, and storm drain facilities. The City retains the right to change the size and location of City owned facilities on the condition that existing level of service is met or exceeded with respect to the Specific Plan properties. Water Domestic water is supplied to the project area by the Coachella Valley Water District (CVWD), which serves much of the Coachella Valley. CVWD’s primary source of domestic water is groundwater extracted from the Whitewater River Sub-basin. Efforts to conserve and supplement finite groundwater supplies include a groundwater recharge program using imported Colorado River water, tertiary (three-stage) treated wastewater for golf course and greenway irrigation, and recycled water for agricultural and other purposes in the lower valley. Domestic water lines are in place beneath roads adjacent to the project. Existing water lines are shown on Exhibit 6 and include the following: • “A” Street - 12-inch water line from Monterey Avenue to Gateway Drive • Gateway Drive - 12-inch water line from “A” Street to Dick Kelly Drive • Dick Kelly Drive -12-inch water line from Monterey Avenue to Gateway Drive • Monterey Avenue – 12-inch water line from “A” Street to Dick Kelly Drive A Water Supply Assessment will be prepared when Precise Plans and/or Tentative Tract Maps for the project are submitted to the City for review and approval. No major expansions of the existing water distribution system are expected to be required by the development. Sewer CVWD provides wastewater collection and treatment services to the project area. Existing sewer lines in the project vicinity are shown on Exhibit 6 and include the following: • “A” Street - 8-inch sewer line from Lowe’s east property line (approximately 648’ east of Monterey Avenue centerline) east of Monterey to Gateway Drive • Gateway Drive - 8-inch sewer line from “A” Street to Dick Kelly Drive • Dick Kelly Drive - 88-inch sewer from a point 670’ east of Monterey Avenue to Gateway Drive Effluent from the project area is conveyed to CVWD’s Wastewater Reclamation Plant No.10 (WRP-10) on Cook Street in Palm Desert. It treats approximately 11 million gallons per day (mgd) of wastewater and has a design capacity of 18 million gallons per day. Approximately 60 percent of the effluent undergoes tertiary treatment for the purpose of golf course and greenbelt irrigation, thereby reducing the demand for groundwater resources. New development facilitated by this Specific Plan will connect to the existing network of sewer lines. Increased demand from the project is not expected to require major infrastructure expansions or adversely affect CVWD’s ability to serve the area. Stormwater Management The subject property is located outside of any flood hazard areas, as shown on the most recent (2008) Flood Insurance Rate Maps prepared by the Federal Emergency Management Agency (FEMA).1 It is located in Zone X, which represents areas determined to be outside the 0.2% annual chance floodplain. Regional Drainage CVWD is responsible for regional stormwater management in the project area. Parcels immediately north of the subject property were once included CVWD easements for the proposed Mid-Valley Stormwater Project. However, the project was retired in January 2012, and all easements were quitclaimed to the respective owners. CVWD has indicated that there are no regional stormwater management concerns for the subject property or its immediate vicinity. The property is not included in a CVWD drainage plan. Local Drainage Rainfall tributary to the project will flow from buildings, across parking lots and along internal streets to nearby catch basins. Catch basins will collect and convey runoff via an onsite storm drain system. The onsite system will confluence at the northeast corner of the project and connect to an existing storm drainpipe. The existing pipe will convey flows to the large city-owned retention basin along the railroad tracks. The proposed project is located within the boundaries of the Section 29 Assessment District (AD 29), which was formed in 2007 for the purpose of acquiring, constructing and installing water and sewer lines, storm drainage facilities and street improvements adjacent to and in the vicinity of the project. A hydrology study was prepared for AD 29 in 2007 demonstrating that the offsite stormwater infrastructure can contain flows from the project site during a 100-year storm event. Therefore, individual projects proposed within the project planning area will not be required to contain 100 year storm flows onsite as long as flows are adequately directed to the existing offsite stormwater infrastructure. Implementation of these and other requirements will assure that drainage and stormwater will not create or contribute water which would exceed the capacity of existing or planned stromwater drainage systems or provide substantial additional sources of polluted runoff. A Water Quality Improvement Plan and hydrology studies will be required and submitted to the City for review and approval when Precise Plans and/or Tentative Tract Maps for the Specific Plan Property have been submitted to the City. Existing storm drainage facilities are shown on Exhibit 6 and include the following: • “A” Street – 30- inch storm drain pipe from Lowe’s east property line to Gateway Drive • Gateway Drive – 36-inch storm drain pipe North of “A” Street to Dick Kelly Drive • Dick Kelly Drive – 54-inch through 66-inch storm drain pipe east of Gateway Drive • Retention Basin – AD 29 acquired the retention basin; reshaped retention basin; added slope protection and constructed pipe outlet structure Electricity Electricity in the project area is provided by Southern California Edison (SCE). SCE’s power is primarily generated outside the Coachella Valley; however, wind-generated power is purchased from local producers. A variety of rebates are offered for the use of energy-efficient equipment and appliances, such as electric heat pumps and water heaters. The project area is well served by electric power. Overhead tr ansmission lines and buried distribution lines are located along the east side of Monterey Avenue. Underground lines provide electricity to existing development north of Dick Kelly Drive. Existing transmission lines on M ont e r e y A ve nue will not be undergrounded due to their size. Buried distribution lines necessary to serve the project exist underground on the north side of Dick Kelly Drive to Gateway Drive and stubs exist in Dick Kelly Drive intended for future development. Natural Gas Natural gas is typically used for domestic hot water and space heating, as well as some industrial processes. The Southern California Gas Company provides natural gas to the project area. There is a high-pressure gas line in the west side of Monterey Avenue between Dick Kelly Drive and “A” Street. Significantly, there is a 6” gas stub at the SEC of Monterey Avenue and Dick Kelly Drive plus another 6” stub at the NEC of Monterey Avenue and “A” Street. One of these 2 stubs will serve any new development. Telecommunications Frontier Communications is the local provider. They can provide copper service to the site for Telephone and Internet services. In some areas, FiOS and CATV are also available through Frontier Communications. Availability of FiOS or CATV services through Frontier Communications would have to be determined at the time of development. Cable TV Time Warner is the local provider for telephone, Internet and cable TV services. Solid Waste Burrtec Waste and Recycling Services provides solid waste collection and disposal services to the project area through a franchise agreement with the City. Residential, commercial, industrial, and construction waste is collected and transported to a transfer station in Cathedral City, then to the Lamb Canyon or Badlands regional landfills. These landfills are owned and operated by Riverside County and have available capacity to accommodate waste generated by future development. The City’s recycling program has contributed to reductions in the need for landfills. Burrtec collects recyclable materials, including those from construction sites and green waste, and hauls them to Material Recovery Facilities (MRF) throughout southern California for sorting and processing. S S S S S S S SS W W W W W W W W W W W W W W W W W W W Dick Kelly Drive A Street Mo n t e r e y A v e n u e Project Site 8" Sewer Main 8" Sewer Main 12" Water Main 12" Water Main 12" Water Main 12" Water Main 12" Water Main 8" Sewer Main 8" Sewer Main SD SD Storm Drain Storm Drain Catch Basin Storm Drain Line Catch Basin Storm Drain Line Storm Drain Line N.T.S. Source: MSA Consulting, Inc.Exhibit Date: November 21, 2016 EXISTING UTILITES EXHIBIT 6MSA CONSULTING, INC. ***.msaconsultinginc.com MCP PALM DESERT SPECIFIC PLAN Legend: Existing Water Main Existing Sewer Main W S Existing Storm Drain Line Existing Storm Drain Catch Basin SD III. LAND USE REGULATIONS A. Land Use Plan This section of the Specific Plan provides descriptions of the land uses allowable within each planning area. It also includes descriptions of the zoning designations applicable to each Planning Area. The MPC Palm Desert Specific Plan area is divided into four (4) Planning Areas, three of which are designated for a specific land use and one of which is designated for alternative land uses. The land use plan proposed for the two existing legal parcels comprising the MCP Specific Plan is described below and illustrated on Exhibit 7. The MCP Specific Plan Land Use is consistent with the current General Plan and Zoning Ordinance. Zoning Designation The current Zoning Designations are shown earlier on Exhibit 4. A total of four Planning Areas in the MPC Palm Desert Specific Plan are proposed. The Zoning Designations for the Planning Areas are listed in the following Table and shown on Exhibit 8. Table 1 – Zoning Designations Planning Area Acres Zoning Designation 1 7.37 Planned Commercial (PC-2) 2 7.37 Planned Commercial (PC-2) 3 6.0 Planned Residential (PR-22) Planned Commercial (PC-2) 4 11.44 Planned Residential (PR-22) Land Use Allocation The MCP Palm Desert Specific Plan is designed to provide a broad range of land uses to be developed in a coordinated, high quality environment. This Specific Plan can be developed based on the following master land use allocation, as shown in Table 2. Table 2 - MCP Palm Desert Land Use Allocation Planning Area Land Use Acres Density/Lot Coverage Min. Density/Lot Coverage Max. Projected Units/SF 1 Planned Commercial (PC-2) 7.37 25% 50% 55,000* 2 Planned Commercial (PC-2) 7.37 25% 50% 65,000* 3 Planned Residential (PR-22, PC-2) 6 10/acre 22/acre 132 4 Planned Residential (PR-22) 11.44 17.34/acre 22/acre Min. 200 Max. 252 Total Maximum Potential Units 384 Total Potential Sq. Footage 120,000* * Projected SF represents structure footprint; square footage of structure may increase due to inclusion of second story Dick Kelly Drive A Street PARCEL 17.37 ACRES Mo n t e r e r y A v e n u e / C i t y L i m i t s PARCEL 27.37 ACRES PARCEL 411.44 ACRES PARCEL 35.87 ACRES MSA CONSULTING, INC. ***.msaconsultinginc.com MCP PALM DESERT SPECIFIC PLAN SCALE: 1" = 300' Source: MSA Consulting, Inc.Exhibit Date: February 28, 2018 LAND USE EXHIBIT 70'300' Legend: Parcel 1 Parcel 2 Parcel 4 Parcel 3 Commercial Commercial Residential Residential / Commercial 7.37 acres 7.37 acres 11.44 acres 5.87 acres Total 32.05 acres Dick Kelly Drive PARCEL 1 A Street Mo n t e r e r y A v e n u e / C i t y L i m i t s PLANNED COMMERCIAL (PC-2) PARCEL 2 PLANNED COMMERCIAL (PC-2) PARCEL 4 PLANNED RESIDENTIAL (PR-22) PARCEL 3 PLANNED RESIDENTIAL (PR-22) / PLANNED COMMERCIAL (PC-2) MSA CONSULTING, INC. ***.msaconsultinginc.com MCP PALM DESERT SPECIFIC PLAN SCALE: 1" = 300' Source: MSA Consulting, Inc.Exhibit Date: February 28, 2018 ZONING EXHIBIT 80'300' Legend: Planned Residential (PR-22) Planned Commercial (PC-2)Parcel 1 Parcel 4 Planned Residential (PR-22) / Planned Commercial (PC-2)Parcel 3 Planned Commercial (PC-2)Parcel 2 B. Permitted Uses and Development Standards Planning Area 1 and 2 – Planned Commercial (PC-2) Planning Areas 1 and 2 may be developed as commercial shopping center(s) consisting of one or two-story buildings. The following Specific Plan Uses are in addition to uses allowed in the Zoning Ordinance regarding PC-2. Uses allowed per Chapter 25.16, Commercial Uses, are allowed within the PC-2 zone identified in Table 25.16; permitted and conditional uses are allowed. Without limiting the foregoing, allowed uses shall include drive-through restaurants, mixed-use developments, car wash, hotel(s) per Section 25.34.070 containing a spa, convenience stores, automobile service stations without regard to the required site location separation distances per Section 25.34.090, commercial indoor recreation facilities and indoor amusement establishments and combinations of two or more of the uses listed above. Ancillary commercial uses, business support services and personal services shall be allowed. Residential units and/or professional office space shall be allowed on a second story. Approval of the uses are subject to a CUP application, Precise Plan application or administrative use permit application; the form of application shall be consistent with city policies as determined by the Community Development Director. Table 3 - Planning Area 1 And 2 Development Standards Minimum Lot Size 3 acres Front Yard Setback (min) 0 ft. Side Yard Setback (min) 0 ft. Street Side Yard Setback 0 ft. Rear Yard Setback (min) 0 ft. Maximum Lot Coverage 50% Maximum Height, Retail, Office and Mixed Use 35 ft. Maximum Height Recreational Facility (Commercial and/or Private) and/or Entertainment Facility 40 ft. Maximum Height, Hotel 60 ft. Maximum no. of Stories, Hotel and Mixed Use 4 Minimum Landscaping (% of lot area) 20% Development standards not listed in the Table shall be consistent with the Zoning Ordinance Development Standards for the Planned Commercial (2) District, Section 25.16.050 Development standards may be modified with approval of a Precise Plan Maximum height does not include architectural screen walls and towers as outlined in Section 25.40.040 Planning Area 3 – Planned Residential (PR-22); Planned Commercial / (PC-2) Planning Area 3 may be developed as part of a large attached residential project on Planning Area 3 combined with the same use as on Planning Area 4. Alternatively, PA 3 may be developed (i) with attached or detached residential units, for sale or for rent, at densities from 10-22/acre, (ii) as a mixed use project and/or 100% commercial project using the same development standards as in Planning Areas 1 and 2 except as may be set forth below, (iii) for a variety of specialized housing designed for market rate or affordable housing types that may include senior housing types for residents over the age of 55, as addressed in a Precise Plan application. Such uses may include, but shall not be limited to, assisted living, independent living and/or memory care facilities. Condominium projects may be permitted with approval of a Precise Plan application. Planning Area 4 Planning area 4 shall be developed with a minimum of 200 attached for sale or for rent residential units. Table 4 - Planning Area 3 And 4 Development Standards Maximum Density PR-22 22 units/acre Planning Area Landscape 20% Front Yard Setbacks (min) 10 ft. Street Side Yard Setbacks (min) 5 ft. Side Yard Setbacks Combined both sides (min) 8 ft. with no one side less than 3 ft. Rear Yard Setback (min) 10 ft. Maximum Lot Coverage 50% SFA Maximum Lot Coverage 65% SFD < 2500 sf. Maximum Lot Coverage 55% SFD > 2500 sf. Maximum Height and No. of Stories, Hotel and Mixed Use 50 ft. / 4 Maximum Height Recreational Facility (Commercial and/or Private) and/or Entertainment Facility and No. of stories 40 ft. / 4 Maximum no. of Stories 3 Parking 1 covered space per unit Guest Parking 1 space every 8 units Common Area Open Space per Unit 250 sf. Development standards may be modified with approval of a Precise Plan. Maximum height does not include architectural projections or towers. C. General Development Standards 1. The Project shall be developed in accordance with the City’s Zoning Ordinance, except as otherwise provided in this Specific Plan. 2. A reservation of housing affordable to the lower and/or moderate residents (if any) shall be addressed in the Housing Agreement. 3. All improvements constructed on the property shall conform to applicable public works and building ordinances and codes in effect at the time construction occur. 4. Where the provisions of this Specific Plan conflict with land use or building ordinances, regulations, and/or codes, the provisions of this Specific Plan shall control. 5. The exact location and configuration of Specific Plan Planning Areas may be altered as Precise Plans and Tentative Tract and Parcel Maps are developed, subject to the approval of the Planning Commission and/or City Council. 6. Tentative Tract Maps, Parcel Maps, and Precise Plans may be submitted and approved by the City, consistent with the provisions and intent of this Specific Plan. 7. All utility, roadway, and other improvements required to adequately serve each phase of the Project shall be constructed in conjunction with such phase. 8. Shared parking is required for commercial and mixed-use areas throughout the MCP Specific Plan. The number of required parking spaces may be reduced where it is demonstrated that parking efficiencies will result from shared land uses, subject to Planning Commission approval. Shared parking can occur within individual Planning Areas, or across Planning Area boundaries. 9. Joint use parking shall not exceed 50 percent of the required spaces of any uses involved. A recorded covenant, acceptable to the city attorney, shall be required to facilitate joint use. 10. All circulation and parking elements incorporated in Precise Plans and/or Tentative Tract and Parcel Maps shall be reviewed and approved by Fire Department and Public Works. 11. Pedestrian access to public parkways shall be proposed with Precise Plans or Tentative Tract Maps for the Specific Plan Property. IV. DESIGN GUIDELINES A. Purpose This section establishes design guidelines for the Specific Plan area that supplement those set forth in the Palm Desert Zoning Ordinance. They provide a flexible set of fundamental principles that will assure a cohesive, attractive, and quality working and living environments. Where conflicts or inconsistencies may exist, the guidelines of this Specific Plan shall control. The guidelines shall apply to all Planning Areas in the Specific Plan boundaries, unless otherwise specified. B. Site Planning 1. All built elements of the Specific Plan area should be developed in a cohesive and integrated manner such that they function as and are recognizable as a single destination. This includes consideration of structures, hardscape, and landscaping that visually tie these elements together in an effective and pleasing manner. 2. Projects developed within the Specific Plan should incorporate elements of the City’s Sustainability Plan to the greatest extent practical. 3. Each phase of development must be self-sustaining in terms of scale, access, and amenities. 4. Whenever possible, structures should be clustered to create landscape-enhanced plazas or pedestrian ways and public spaces. Long, “barracks-like” rows must be avoided. When clustering is impossible, visual links such as arcades and trellises should be encouraged between separate structures. 5. Commercial buildings should generally be arranged in a “U,” “L,” or similarly shaped configurations to encourage pedestrian activity, provide isolation of loading and other operation areas, allow visibility of entrances from the street, and encourage shared pedestrian and vehicular linkages between properties. Pedestrian improvements and amenities shall be provided throughout the Specific Plan area to further integrate adjoining Planning Areas and create a sense of place. 6. Loading docks, trash enclosures, and other service facilities should be located at the rear of the site whenever possible and recessed and/or properly screened from view. 7. Special design elements will be required at the interface of the commercial planning areas and the residential planning areas to minimize visual and noise elements inconsistent with residential experience. C. Access & Circulation Roads and Access Drives 1. Internal circulation should minimize pedestrian/vehicle conflicts to the greatest extent possible. Structures should be linked to public sidewalks with textured or enhanced paving, landscaping, or similar treatments. Parking 1. Parking facil it i es should be conveniently located, with street access made as direct as possible. 2. Wherever possible, parking areas should be visible from the residential units that use them. 3. Residential parking spaces not located within garages or carports should be shaded by landscaping with effective summer shade of a minimum of 50%. 4. Detached and attached garages, carports, and accessory structures should be designed as integral parts of the project and consistent with the principal structures of the project in their use of materials, color, and design details. 5. The preferred location for garages and carports is on the interior side of parking areas. 6. Prefabricated carports are not permitted. 7. Garage doors should be steel or aluminum and may include wood cladding or metal to enhance architectural compatibility. Hinge-type garage doors are prohibited. Pedestrian Access 1. Pedestrian, bicycle and NEV access and circulation should connect planning areas to encourage non-vehicular travel. Non-vehicular access must be integrated into project site plans and, when appropriate given project use(s), shal l occur on dedicated paths that protect pedestrians and bicyclists from automobiles, and provide shaded areas and amenities for their users. When appropriate given project use(s), Pedestrian connections must be provided between Planning Areas 1 and 2 and Planning Area 3 and 4. These pedestrian connections must be dedicated to pedestrian and bicycle access only, and cannot be located within roadways or internal driveways. Sidewalks on internal streets should not be the only form of pedestrian access provided, but should be supplemented by internal walkways, trails or paths. The City shall review each proposed project within this Specific Plan to assure connectivity between these Planning Areas. 2. To the extent possible, the entrances to individual residential units should be plainly visible from nearby parking areas. 3. Individual outdoor walkways, corridors, or access balconies should be designed to serve no more than five residential units. 4. In the event that a building is located in close proximity to a street, and parking is provided at the rear or side of the lot, clearly delineated secondary pedestrian access convenient to parking areas should be provided to the greatest extent practical. D. Architectural Elements 1. Architectural development plans will be reviewed for their focus on high-quality, attractive design and compatibility with the intended objectives of this Specific Plan, as well as existing and proposed development in the project vicinity. Designs should be harmonious with regard to building style, form, size, color, material, and roofline. 2. Architectural designs should incorporate energy efficient materials and construction techniques, and strive to exceed existi ng Building Code requirements. 3. Individual buildings should be distinguishable from one another, while also being viewed as integral parts of the larger building design. 4. Large buildings should provide architectural interest through variations in building mass and distribution. 5. Long, unbroken facades and unarticulated box-like forms should be avoided. Building facades should be tied together through a unified and cohesive design. Building setbacks and projections and varying rooflines can provide visual interest while maintaining function. 6. Balconies, porches, and patios should be integrated into single and multi-family development to break up large wall masses, offset floor setbacks, and add human scale to structures. 7. Building design should be sensitive and responsive to the varying temperatures and outdoor living opportunities of the low desert. 8. Buildings should provide a 360º articulation of all building facades. 9. Entryways on commercial buildings should be clearly identifiable to pedestrian and vehicular traffic, and should be integral parts of building design. Entryways should provide safe and unobstructed pedestrian access. 10. Monument signs will be located at project area intersections, and will serve as the primary directional signage for the project. Monument signs will be designed to be integral to the Architectural style of the project, and will be consistent with the City’s Zoning Ordinance standards. E. Landscaping 1. Landscape treatments should maximize the use of native desert and compatible drought- tolerant plant materials. Species must comply with City and CVWD water conservation ordinance requirements. 2. Landscape plans must address wind and water erosion issues and demonstrate the water efficiency gained from plant and irrigation systems. 3. All areas not covered by structures, drives, parking or hardscape should be appropriately landscaped. 4. The use of turf should be limited to functional play and active use areas. 5. Landscaping should provide shade where needed, including within parking areas, bus shelters, park seating areas, and pedestrian paths/trails. 6. Where appropriate, organic and inorganic groundcovers are recommended in place of asphalt or concrete. F. Walls and Fences 1. Walls and fences should be an integral part of site design, especially in areas of public visibility. Careful consideration must be given to their placement so as to assure a natural transition between land uses. 2. Windbreak walls, berms, and fences may be constructed in areas that warrant protection from prevailing winds. G. Open Space 1. Common open space should be conveniently located for the majority of units. 2. Private open spaces should be contiguous to the units they serve and at least partially screened from view. 3. Open space areas should be designed and oriented to take advantage of available sunlight and sheltered from wind, traffic, and noise to the greatest extent practical. 4. Adequate and safe pedestrian and non-motorized access to open spaces should be provided. 5. Within commercial centers an outdoor plaza or center shall be provided in order to create a sense of place for pedestrians. 6. Outdoor areas associated with commercial and multi-family developments should provide attractive spaces that are carefully planned and not simply leftover areas between structures. Pedestrian amenities, such as tables, benches, fountains, and shade structures, should be provided. H. Lighting 1. Exterior lighting fixtures should provide safety and convenience, and should be integral design elements of the project. 2. All outdoor lights should be screened and shielded to avoid spilling onto adjoining properties and streets, and must comply with the City’s Outdoor Lighting requirements. I. Accessory Facilities 1. Trash storage, transfer, and disposal facilities should be located in parking areas or at the end of parking bays. Locations should be conveniently accessible for both trash collection and maintenance and should not block access drives during loading operations. 2. Trash facilities should be enclosed in accordance with applicable City standards and the minimum requirements of the disposal service provider. Pedestrian access should be provided to the rear or side of the enclosure. 3. Accessory facilities in multifamily projects, such as laundry facilities, recreation buildings, and pool cabanas should be as centrally located within the development and consistent in architectural design and form with the rest of the complex. Sales and leasing offices also should be compatible with these guidelines. 4. Where common mailboxes are provided, their location should be carefully considered so as to provide adequate vehicular and pedestrian access and vehicular stacking. Design and architectural character should be compatible and complementary in form, materials, and colors to the surrounding buildings, as well as minimum U.S. Postal Service specifications. 5. Any roof-mounted equipment is to be located within an attic space or fully screened by an architecturally appropriate parapet wall. All HVAC and similar equipment must be visually and acoustically screened. The screening method must be functionally and architecturally compatible with the building design in terms of materials, color, shape, and size. V. PHASING AND FINANCING The MCP Palm Desert project will be developed in phases. Phases in development will be subject to market demand. As described in this document, infrastructure currently exists immediately adjacent to the project site. Connections to this existing infrastructure will be made as planning areas develop, including water, sewer and all dry utilities. Storm drainage will be developed consistent with Section II D., Local Drainage, herein and with the approved hydrology study and water quality management plans. The project financing will generally be private. As with any project, a variety of financing mechanisms are available to both the owners and the City to fund specific project or infrastructure needs. These mechanisms may be employed by the owners as needed throughout the construction of the project. VI. PROCEDURES Amendment of the Specific Plan This Specific Plan may be amended by application for a proposed amendment by the land owner(s) of the affected parcel(s) within the Specific Plan area, and approved by the City based on the following criteria: Amendments Subject to Director’s Approval The following amendments shall be subject to administrative review and approval by the Director of Community Development: • Minor changes in this Specific Plan that provide supplemental detail consistent with the existing content of the Specific Plan. • Minor changes in the Planning Area boundaries that increase or decrease any Planning Area acreage by 15% or less. • Minor changes in overall density or lot coverage that increases total land use allocation by 10% or less. Amendments Subject to Planning Commission Approval The following amendments shall be subject to review and approval by the Planning Commission and may be subject to the City Council calling the proposed amendments up: • Any change in land use designation applicable to a Planning Area. • Major changes in Specific Plan that affect the purpose and intent of this document. • Major changes in Planning Area boundaries that increase or decrease any Planning Area acreage by 15.1% or more. • Major changes in overall density or lot coverage that increase total land use allocation by 10.1% or more. Concurrent Applications Whenever possible, applications for development approvals shall be processed concurrently, when multiple applications are required. For example, if a commercial project within a Planning Area requires a Parcel Map, Precise Plan and Conditional Use Permit, every effort shall be made to process all applications concurrently. Precise Plans Precise Plans will be required for all projects within this Specific Plan. Precise Plans shall be submitted to and approved by the Planning Commission. Precise Plans may cover portions of a Planning Area, an entire Planning Area, or multiple Planning Areas. Partial development of a Planning Area shall not inhibit the overall development of the subject Planning Area or other Specific Plan Planning Areas. VII. CONSISTENCY WITH THE GENERAL PLAN As required by Government Code Section 65451, this section of the Specific Plan addresses the relationship of the MCP Palm Desert Specific Plan to the City of Palm Desert General Plan. The Goals, Policies and Programs of the General Plan recently adopted by the City in November of 2016 have been reviewed, and where applicable, have been analyzed individually for each Element. In the analysis below, the applicable Goal or Policy is first cited, followed by an analysis of this Specific Plan’s consistency. Where Goals and/or Policies are inter-related, they are grouped together for discussion. Land Use & Community Character 1.1 Scale of development. Require new development along the city’s corridors use design techniques to moderate height and use and ensure compatible fit with surrounding development. The Specific Plan establishes development standards and guidelines for the ultimate development of planned commercial land uses on the east side of Monterey Avenue. To the east, and not on the Monterey Avenue corridor, high density residential would be constructed. Along the Monterey corridor, retail and office structures could extend to 40 feet in height, while a hotel could occur at a 60 foot height, which is consistent with height standards in the City’s commercial areas. Design Guidelines include recommendations for the siting of commercial structures to reduce the bulk of individual buildings. The Specific Plan includes provisions for the preparation of Precise Plans which will address the placement of buildings. This requirement will allow the City the ability to assure that the scale and mass of proposed structures is consistent with the scale and mass of adjacent and surrounding development, including the existing commercial development immediately to the north and south on Monterey Avenue. Goal 2. Human-Scaled Design. A city designed for people, fostering interaction, activity, and safety. 2.2 Parking frontages. Require parking strategies and designs that ensure parking areas do not dominate street frontages and are screened from public views whenever possible. The Specific Plan Design Standards require that Precise Plans include shared parking provisions, to reduce the overall parking fields within the project. This requirement, coupled with Design Guidelines which encourage ‘U’ and ‘L’ shaped commercial buildings and clustered structures, will allow the design of parking areas that do not dominate the street frontages. 2.7 Public gathering spaces. Improve existing and create new gathering spaces throughout the city to provide beautiful, comfortable, and inviting public and pedestrian spaces, encouraging walking and public gathering spaces. 2.8 Public plazas. Encourage new development to incorporate public plazas, seating, drinking fountains, and gathering places, especially in prominent locations and areas of pedestrian activity. The Specific Plan includes both commercial and residential development components. Its Design Guidelines provide for integrated and cohesive design that will assure that the entire project appears as one coordinated site. These guidelines also encourage the clustering of structures and creation of public spaces and pedestrian access, and provide for pedestrian amenities throughout the site. Finally, dedicated pedestrian connections must be provided between Planning Area 1 and 2 to Planning Area 3 and 4. 2.9 Commercial requirements. Require development projects in nonresidential and mixed use areas to provide for enhanced pedestrian activity through the following techniques: • Requiring that the ground floor frontage be oriented to and accessible from the sidewalk. • Locating the majority of a building’s frontages in close proximity to the sidewalk edge; • Requiring that the first level of the building occupy a majority of the lot’s frontage, with exceptions for vehicle access; • Requiring that the majority of the linear ground floor retail frontage (where it occurs) be visually and physically “penetrable,” incorporating windows and other design treatments to create an attractive street frontage; • Requiring that the first level of building where retail uses are allowed have a minimum 15 feet floor to floor height for nonresidential uses; • Minimizing vehicle intrusions across the sidewalk; • Allowing for the development of outdoor plazas and dining areas; • Discouraging new surface parking lots; and • Locating parking (surface or structured) behind buildings, wherever feasible. • Address parking on a regional basis to maximize efficiency. The Specific Plan includes a requirement for Precise Plan approvals, which will allow review of plans to meet these standards. In addition, the master planned nature of the development components in the Specific Plan assure that a continuous and unified building layout will occur. The City will limit access points on Monterey Avenue, thereby reducing potential vehicle intrusions across sidewalks. As stated above, the Design Guidelines encourage the clustering of buildings to allow for public plazas and similar open areas. Further, the Specific Plan requires the implementation of shared use parking strategies to limit and coordinate parking areas. 2.10 Auto-oriented uses. Consider allowing uses that serve occupants of vehicles (such as drive-through windows) and discourage uses that serve the vehicle (such as car washes and service stations), in places that are clearly automobile oriented, ensuring that such uses do not disrupt pedestrian flow, are not concentrated, do not break up the building mass of the streetscape, and are compatible with the planned uses of the area. The Specific Plan project area is located on a major arterial roadway, and as such will provide a convenient and accessible location for uses that serve the occupants of vehicles, including drive-through facilities. In addition, the location of high density residential in close proximity to these commercial uses will encourage the use of these businesses as stops on the way to or from work or school via pedestrian or bicycle access. Goal 3. Neighborhoods. Neighborhoods that provide a variety of housing types, densities, designs and mix of uses and services that support healthy and active lifestyles. 3.1 Complete neighborhoods. Through the development entitlement process, ensure that all new Neighborhoods (areas with a “Neighborhood” General Plan Designation) are complete and well structured such that the physical layout and land use mix promote walking to services, biking and transit use, are family friendly and address the needs of multiple ages and physical abilities. New neighborhoods should have the following characteristics: • Contain short, walkable block lengths. • Contain a high level of connectivity for pedestrians, bicycles and vehicles where practicable. • Are organized around a central focal point such as a park, school, civic building or neighborhood retail such that most homes are no more than one quarter-mile from this focal point. • Have goods and services within a short walking distance. • Contain a diversity of housing types, where possible. • Have homes with entries and windows facing the street. • Have a grid or modified grid street network (except where topography necessitates another street network layout). • Provide a diversity of architectural styles. The Specific Plan’s mix of high density residential and commercial development will allow for the development of a non-motorized neighborhood environment, by promoting close proximity between home and potential jobs and shopping opportunities. These uses will be within walking distance of the residential neighborhood. The location of the Specific Plan on Monterey Avenue also allows residents to have easy access to transit, which currently operates on that roadway. The proposed residential component of the Specific Plan could include a mix of for sale and for rent units available to a varied range of households, including both families and seniors. The Specific Plan also includes the potential for assisted living facilities in the plan, which would allow for transition of neighborhood residents who could remain in the neighborhood in the long term. In addition, the project site’s location allows for easy connections to proposed parks and schools located easterly of the site. The design of the residential component of the project will be governed by Precise Plan approvals, allowing the City to implement the requirements of this policy through design consultation and conditions of approval. 3.2 Conventional neighborhood design. Discourage the construction of new residential neighborhoods that are characterized by cul-de-sacs, sound walls, long block lengths, single building and housing types and lack of access to goods and services. The Precise Plan(s) which will be prepared for individual projects within the Specific Plan will provide detail regarding internal design. However, the Specific Plan Design Guidelines encourage connectivity for pedestrians and other non- motorized transport; a requirement for dedicated pedestrian access between Planning Area 1 and 2 to Planning Area 3 and 4; the clustering of buildings (in both the residential and commercial components of the project); and discourages long single-building construction. The development of higher density residential is unlikely to generate a need for cul-de-sacs, and its location to the east of Monterey Avenue and the commercial development will lessen the need for sound walls. 3.4 Balanced neighborhoods. Within the allowed densities and housing types, promote a range of housing and price levels within each neighborhood in order to accommodate diverse ages and incomes. For development projects larger than five acres, require that a diversity of housing types be provided and that these housing types be mixed rather than segregated by unit type. As described above, the Specific Plan’s Planning Area 3 and 4 propose the construction of a broad range of housing types which would include both renters and owners; families and seniors; and income levels. These planning areas could include apartments, townhomes and small lot single family projects. 3.5 Housing affordability. Ensure affordable housing is distributed throughout the City to avoid concentrations of poverty and to be accessible to jobs. The Specific Plan includes a mix of residential products that could include income- restricted units. Because a mix of housing types are anticipated, there will not be a concentration of affordable units within the project. In addition, the Specific Plan’s inclusion of both a commercial and residential component will allow residents access to jobs within close walking distance. 3.6 Senior housing. Encourage the development of senior housing only in neighborhoods that are accessible to public transit, commercial services and health and community facilities. The Specific Plan includes the potential for senior housing in Planning Area 3. This Planning Area will be located immediately adjacent to the commercial services on the west side of the Specific Plan area, and within walking distance of transit which is currently available on Monterey Avenue. In addition, the project site is located within a mile of multiple medical services, including a planned medical office complex on the west side of Monterey Avenue, in Rancho Mirage. Finally, should a portion of this planning area develop assisted living facilities, additional services for resident seniors would be made available. 3.11 Connections to key destinations. Require direct pedestrian connections between residential areas and nearby commercial and public/institutional areas. 3.14 Access to daily activities. Require development patterns such that the majority of residents are within one-half mile walking distance to a variety of neighborhood goods and services, such as supermarkets, restaurants, churches, cafes, dry cleaners, laundromats, farmers markets, banks, hair care, pharmacies and similar uses. The Specific Plan requires the development of an integrated and unified combination of residential and commercial development. The residential component, which could include a variety of housing types, will be within easy walking distance to the commercial component. Although it is not possible to predict what types of businesses will locate in the commercial component, the uses will include those that will be needed by project residents, and when combined with the commercial businesses located in existing projects to the north and south of the site, will provide residents with a broad range of service and shopping opportunities. 4.3 Regional retail districts. Facilitate major regional serving commercial centers that provide a mix of uses in a pedestrian oriented format and become vibrant destinations for people to live, work, shop and congregate. Allow a wide variety of uses to locate in Regional Retail Districts including destination retail centers, mixed-use town centers, and hotels, among other uses. 4.4 Regional retail district design. Allow for significant flexibility in the design of Regional Retail Districts so long as city-wide and project-level connectivity standards are met, the uses do not adversely affect adjacent uses and accommodations are made for pedestrians, bicycle and transit users. Design internal streets and parking into blocks and require sidewalks along both sides of these streets. The commercial component of the Specific Plan is proposed for a range of commercial development on a major arterial roadway. Its designation as a Regional Retail and Town Center Neighborhood district is consistent with this Policy, and the anticipated uses within the project. The Design Guidelines encourage the development of an interconnected project which would include plazas and similar public spaces that provide a destination for shoppers. Goal 5. Centers. A variety of mixed use, urban centers throughout the city that provide opportunities for shopping, recreation, commerce, employment and arts and culture. The Specific Plan includes both a residential and a commercial component which are to be designed and constructed as a cohesive whole. This type of project is not currently present in the Monterey Avenue corridor, and will add residential development to an essentially commercial area, thereby adding a mixed use component to this area of the City. 5.4 Access to transit. Encourage the development of commercial and mixed use centers that are located on existing or planned transit stops in order to facilitate and take advantage of transit service, reduce vehicle trips and allow residents without private vehicles to access services. As previously stated, the Specific Plan project area is located on Monterey Avenue, a major roadway which currently includes public transit. As the project site is developed, the City will coordinate with SunLine Transit regarding the location of bus stops at or near the project site, as demand warrants. Mobility Element Goal 1. Livable Streets. A balanced transportation system that accommodates all modes of travel safely and efficiently. 1.1 Complete Streets. Consider all modes of travel in planning, design, and construction of all transportation projects to create safe, livable, and inviting environments for pedestrians, bicyclists, motorists and public transit users of all ages and capabilities. The project site is located on Monterey Avenue, and will be bordered by Dick Kelly Drive, Gateway Drive and A Street. Monterey, Dick Kelly and Gateway include bicycle lanes in their ultimate right of way, and these will be available to users of both the commercial and the residential components of the project. The Specific Plan area will be developed through the approval of Precise Plans, which will be conditioned to include complete street programs on General Plan roadways and the internal street system, including connections from Planning Area 1 and 2 to Planning Area 3 and 4. Goal 3. Pedestrian Facilities. Integrated pedestrian pathways that connect residences, businesses and educational and community uses. 3.1 Pedestrian Network. Provide a safe and convenient circulation system for pedestrians that include sidewalks, crosswalks, place to sit and gather, appropriate street lighting, buffers from moving vehicles, shading, and amenities for people of all ages. 3.4 Access to Development. Require that all new development projects or redevelopment projects provide connections from the site to the external pedestrian network. Specific designs for components of the proposed project will be required to include pedestrian connections both between the project components and between the project and the pedestrian facilities on Monterey, Dick Kelly and Gateway. These connections are supported in the Specific Plan Design Guidelines, which encourage the provi sion of pedestrian connection throughout the project, and require connections from Planning Area 1 and 2 to Planning Area 3 and 4. Health and Wellness Element 6.2 Healthy buildings. Require new development to meet the State’s Green Building Code standards for indoor air quality performance, and promote green building practices that support “healthy buildings,” such as low VOC materials, environmental tobacco smoke control, and indoor air quality construction pollution prevention techniques. The Specific Plan includes, in its Design Guidelines, provisions which encourage implementation of the City’s Sustainability Plan. The Plan is specifically geared toward green building practices and healthy development. Further, the Specific Plan encourages the implementation of energy efficient construction equal to or in excess of Building Code standards. 7.3 Pedestrian barriers. Discourage physical barriers to walking and bicycling between and within neighborhoods and neighborhood centers. If physical barriers are unavoidable, provide safe and comfortable crossings for pedestrians and cyclists. Physical barriers may include arterial streets with speed limits above 35 mph, transit or utility rights-of-way, very long blocks without through-streets, and sound walls, amongst others. As previously stated, the Specific Plan includes Design Guidelines that encourage the connection of all parts of the project with pedestrian facilities. This will allow easy access between the commercial and residential components of the project, and provide safe and comfortable access for pedestrians and bicyclists. Environmental Resources Element Goal 1. Water Resources. Protected and readily available water resources for community and environmental use. 1.1 Water conservation technologies. Promote indoor and outdoor water conservation and reuse practices including water recycling, grey water reuse and rainwater harvesting. 1.2 Landscape design. Encourage the reduction of landscaping water consumption through plant selection and irrigation technology. The Specific Plan’s landscaping guidelines include the limitation of turf to functional use only, and the use of desert and drought-tolerant landscaping throughout the project. The project is further required to comply with CVWD’s water conservation ordinance requirements. Finally, the Design Guidelines encourage exceedance of the Building Code’s Green Building standards, and the inclusion of the City’s Sustainability Plan programs, which both include water conservation measu res. 5.2 GHG reductions. Promote land use and development patterns that reduce the community’s dependence on, and length of, automobile trips. The proposed project will develop residential units at higher densities immediately adjacent to commercial development (both existing and proposed), and interconnect these components. These project features will allow for non-motorized access and encourage residents to access businesses on foot, thereby reducing their roadway trips. 6.3 Energy Efficient Buildings. Encourage new buildings and buildings undergoing major retrofits to exceed Title 24 energy efficiency standards. As previously stated, the Specific Plan Design Guidelines encourage that projects within the Specific Plan exceed Building Code requirements, and implement the programs of the City’s Sustainability Plan. In addition, since it is likely that the project will develop after adoption of the 2017 Building Code by the City, the requirements of that Code, which will be more energy efficient than current standards, will apply to project components. 8.2 Land use patterns. Promote compact, mixed-use, energy efficient and transit- oriented development to reduce air pollutants associated with energy and vehicular use. The Specific Plan includes both residential and commercial development adjacent to each other. Further, the Specific Plan area is located on an existing transit line. Both these features will aid in reducing energy use and vehicle miles traveled. Safety Element 3.1 Flood Risk in New Development. Require all new development to minimize flood risk with siting and design measures, such as grading that prevents adverse drainage impacts to adjacent properties, on-site retention of runoff, and minimization of structures located in floodplains. 3.2 Flood Infrastructure. Require new development to contribute to funding regional flood control infrastructure improvements. The Specific Plan area is not located in a flood zone. However, the Specific Plan area is part of a larger area for which a master drainage plan was prepared and implemented by the City. The project site is subject to the requirements of this plan, and pays its fair share of improvement s through the existing assessment district on the property. As projects are developed, they will connect to the storm drain system in surrounding streets. Public Utilities and Services Element 1.1 Stormwater infrastructure for new development. Require development projects pay for their share of new stormwater infrastructure or improvements necessitated by that development (regional shallow ground water). 1.6 Collaborative stormwater management. Encourage collaborative, integrated stormwater management between multiple property owners and sites. As described above, the stormwater management planning undertaken for this project site and others in its vicinity established a stormwater management program for the project site. These facilities include existing drainage pipes in adjoining streets, as well as a regional retention basin located to the east of the property. The Specific Plan area is subject to the assessment district formed to implement the stormwater management plan, and as such is paying its fair share for drainage infrastructure. 2.2 Sewer infrastructure for new development. Require development projects to pay for their share of new sewer infrastructure or improvements necessitated by that development. As described in the Specific Plan, existing sanitary sewer infrastructure exists surrounding the property. As projects are developed, they will connect to these facilities in A Street, Gateway Drive and Dick Kelly Drive, and pay the required connection fees to CVWD. Further, CVWD will impose conditions of approval on individual projects as Precise Plans are processed through the City. 3.4 Water infrastructure for new development. Require development projects to pay for their share of new water infrastructure or improvements necessitated by that project. As described in the Specific Plan, domestic water is supplied to the project site by CVWD. Existing water lines occur in A Street, Gateway Drive, Dick Kelly Drive and Monterey Avenue. As individual projects are developed within the Specific Plan Area, they will connect to these lines and pay required connection fees to CVWD. Housing Element Goal 1 A variety of housing types that meet all of the housing needs for all income groups within the City. Both Planning Area 3 and Planning Area 4 provide for residential development in the Specific Plan. In Planning Area 3, a density of 10 to 22 units per acre is allowed, while Planning Area 4 allows a density of 17 to 22 units per acre. These development standards and the uses described in the Specific Plan allow for the development of a broad range of rental and/or ownership units of varying intensity, ranging from small lot single family residential to apartments or townhomes. The range of possibilities will result in varying rents and sale prices. Goal 2 The preservation and maintenance of the high quality of the City’s affordable housing supply. Policy 1 New affordable housing projects shall be encouraged in all areas of the City. Special attention will be made to distributing the units so that large concentrations of affordable housing in any one area are avoided. The project site is described in the Housing Element as having the potential to accommodate 200 housing units. The Specific Plan allows for the development of up to 384 units. Policy 9 The City shall continue to address the needs of the senior population in development of housing. Program 9.B The City shall continue to encourage the development of assisted living facilities for seniors. As described above, the residential component of the Specific Plan includes the potential for senior housing, either as apartments or homes, or in the form of assisted living facilities. The exact development of Planning Areas 3 and 4 will be determined through the approval of Precise Plans for each development project. Policy 11 Promote the jobs/housing balance through the development of housing with convenient access to commercial land uses, schools, available public transport and employment centers. The Specific Plan will result in both commercial and residential development. Residents from the proposed residential component could find employment in the commercial component, or in the existing and proposed commercial and office developments to the north, south and west of the site. In addition, the Specific Plan is located on Monterey Avenue, which currently includes a public transit bus route. Finally, the Specific Plan is located in close proximity to planned and existing schools and parks.