HomeMy WebLinkAboutMillennium Specific Plan
THE MILLENNIUM
PALM DESERT
SPECIFIC PLAN
Palm Desert, California
Prepared for:
City of Palm Desert
73510 Fred Waring
Palm Desert, CA 92260
Prepared by:
Terra Nova Planning & Research, Inc.
42635 Melanie Place, Suite 101
Palm Desert, California 92211
Adopted March 12, 2015
The Millennium Palm Desert
Specific Plan
2
THE MILLENNIUM PALM DESERT
SPECIFIC PLAN
TABLE OF CONTENTS
I. INTRODUCTION ............................................................................................................... 4
A. Overview .............................................................................................................................. 4
B. Purpose ................................................................................................................................. 4
C. Project Boundary .................................................................................................................. 5
II. EXISTING CONDITIONS ................................................................................................. 7
A. Setting .................................................................................................................................. 7
B. Existing General Plan Land Use and Zoning Designations ................................................. 7
C. Circulation .......................................................................................................................... 10
D. Utility Infrastructure .......................................................................................................... 13
III. LAND USE REGULATIONS ........................................................................................... 17
A. Land Use Plan .................................................................................................................... 17
B. Planning Areas ................................................................................................................... 21
C. Internal Access ................................................................................................................... 26
D. General Development Standards ....................................................................................... 28
IV. DESIGN GUIDELINES .................................................................................................... 29
A. Purpose ............................................................................................................................... 29
B. Site Planning ...................................................................................................................... 29
C. Access & Circulation ......................................................................................................... 30
D. Architectural Elements ...................................................................................................... 31
E. Landscaping ....................................................................................................................... 32
F. Walls and Fences ................................................................................................................ 32
G. Open Space ........................................................................................................................ 32
H. Lighting .............................................................................................................................. 33
I. Accessory Facilities ............................................................................................................ 33
V. PHASING AND FINANCING .......................................................................................... 34
VI. PROCEDURES .................................................................................................................. 34
VII. CONSISTENCY WITH THE GENERAL PLAN .......................................................... 36
The Millennium Palm Desert
Specific Plan
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LIST OF TABLES
Table 1 General Plan and Zoning Designations ........................................................................... 17
Table 2 The Millennium Palm Desert Land Use Allocation ........................................................ 21
Table 3 Planning Area 1 Development Standards ........................................................................ 22
Table 4 Planning Area 3, 5 and 6 Development Standards .......................................................... 24
Table 5 Planning Area 7 and 8 Development Standards .............................................................. 25
LIST OF EXHIBITS
Exhibit 1 Vicinity Map ................................................................................................................... 6
Exhibit 2 Previous General Plan ..................................................................................................... 8
Exhibit 3 Previous Zoning .............................................................................................................. 9
Exhibit 4 Cross Sections ............................................................................................................... 12
Exhibit 5 Existing Water & Sewer Infrastructure ......................................................................... 15
Exhibit 6 Land Use Map ............................................................................................................... 18
Exhibit 7 Adopted General Plan ................................................................................................... 19
Exhibit 8 Adopted Zoning ............................................................................................................ 20
Exhibit 9 Planning Area 1 Cross Section ...................................................................................... 23
Exhibit 10 Project Entry Points..................................................................................................... 27
The Millennium Palm Desert
Specific Plan
4
I. INTRODUCTION
A. Overview
A Specific Plan is a document allowed under California law which 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 Millennium Palm Desert project.
The Millennium Palm Desert project consists of 152± acres of currently vacant land located near
the City’s northern gateway at Interstate-10. It extends from the existing Cook Street interchange
on the east to the future Portola interchange on the west, and provides an opportunity to create an
integrated commercial, residential, and mixed use center. The Millennium Palm Desert project
will expand local and regional economic opportunities, provide a range of residential options,
include a major regional park and serve as a high-quality entry statement.
This Specific Plan has been developed to establish the land use parameters for the project area,
including General Plan and Zoning designations and zoning standards; roadway configurations
and design standards; and procedures for the development of the project area.
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 this Specific Plan include:
§ Creating an entry statement for the City at the planned Portola interchange with Interstate
10.
The Millennium Palm Desert
Specific Plan
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§ Develop a project that supports the expansion of the University of California Riverside
and California State University San Bernardino campuses, and expands employment
opportunities in the City.
§ The development of a high quality, flexible, productive and well designed master planned
project that takes advantage of the synergies created by the residential, commercial,
business park and park uses planned for the site.
§ Creating a balance of 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 and
transient occupancy tax base; and creates opportunities for a broad range of employment
for residents of the City and the region.
§ The addition of a regional park with multiple activity areas to serve the northern part of
the City.
C. Project Boundary
The 152±-acre property is located near the City’s northern corporate limits, south of Interstate-10
and the Union Pacific Railroad, between Portola Avenue and Cook Street. It is bounded by
Portola Avenue on the west, Gerald Ford Drive on the south, Technology Drive on the east, and
the railroad right of way on the north. Please see Exhibit 1, Vicinity Map.
1
The Millennium Palm Desert
Vicinity Map
Palm Desert, California
Cook S
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Cook S
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Planned Portola
Interchange
Existing Cook St
Interchange
Frank Sinatra Dr
Country Club Dr Country Club Dr
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Varner Rd
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10.07
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Source: Google Earth Imagery Data, 03.23.2013
The Millennium Palm Desert
Specific Plan
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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 30± acres of the property is the high point of the site, and slopes
down in a northeasterly direction, ranging from approximately 222 feet above mean sea level
(msl) at the corner of Portola Avenue and Gerald Ford Drive, to a low point of 173 feet above
msl at the northeastern corner of the property.
Land to the immediate north consists of the northwest-southeast trending Union Pacific Railroad
and Interstate-10 corridors. To the east are Technology Drive and hotel, commercial retail, and
office park development, and a Department of Motor Vehicles (DMV) service center to the
northeast. To the south is Gerald Ford Drive and vacant land approved for future development
within the University Park Master Plan. These lands are currently approved for residential
development. Commercial office and retail uses occur to the southeast of the site, along Cook
Street. To the west of the project area are Portola Avenue and a single-family residential
development (“The Gallery”), which is largely developed.
B. Existing General Plan Land Use and Zoning Designations
The City’s General Plan designates the majority of the 152 acres for Business Park.
Approximately 40 acres at the northeastern corner of Gerald Ford and Portola is designated Open
Space – Public Park, and approximately 30 acres at the northwestern corner of Gerald Ford and
Technology are designated Mixed Use. Please see Exhibit 2, Existing General Plan Designations.
The City’s Zoning Map currently assigns Planned Commercial Development to the majority of
the site. Approximately 30 acres at the northwestern corner of Gerald Ford and Technology and
approximately 27 acres at the southeastern corner of Portola and the railroad right of way are
designated Planned Residential – 22 units per acre. Please see Exhibit 3, Existing Zoning
Designations.
This Specific Plan proposes to change the General Plan and Zoning designations for this
property. Please see Section III.
Exhibit
2
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The Millennium Palm Desert
Previous General Plan
Palm Desert, California
Source: City of Palm Desert June 6, 2008
Industrial - Business Park (I-BP)
Open Space - Parks (OS/PP)
Open Space - Public Reserves (OS/PR)
Mixed Use (MU) - Commercial/High Density
(R-H) 10-22 du/ac
Project Boundary
Legend
Exhibit
3
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The Millennium Palm Desert
Previous Zoning
Palm Desert, California
Source: City of Palm Desert July 2014
Legend
Project Boundary
The Millennium Palm Desert
Specific Plan
10
C. Circulation
The project area has immediate access to regional transportation links, including local roads,
arterials, and major highways that interconnect with the broader roadway system. Roads
immediately adjacent to the property are described below.
Portola Avenue
Portola Avenue is immediately adjacent to the westerly boundary of the subject 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 (ROW) that includes 6 travel lanes (3 in each direction), a median, bike
lane, parkway, and utility corridor.
Portola is fully built out to the intersection of Dinah Shore Drive in the project vicinity. It
includes 3 travel lanes and a bike lane at its intersection with Gerald Ford Drive, but narrows to 2
travel lanes and a bike lane as it approaches Dinah Shore Drive. The road ends at Dinah Shore
Drive; a double left turn lane is provided for northbound to westbound traffic. No sidewalks or
other improvements are built along this northbound segment. Development of the Millennium
Palm Desert Specific Plan will include build out of the remaining improvements on the east side
of Portola Avenue.
The City plans to extend Portola Avenue along the western border of the project area, north of
the intersection of Dinah Shore Drive, and construct an interchange at Interstate-10. The
interchange would be located adjacent to the proposed project site. Environmental analysis for
the interchange is currently underway. Additional right-of-way may be required from the subject
property to facilitate build out of Portola Avenue to its ultimate cross section. It is anticipated
that approximately 3.5 acres along the western boundary of the project site will be required for
the interchange approach. This land will be set aside and dedicated by the City in conformance
with the Development Agreement and Land Swap.
Gerald Ford Drive
Gerald Ford Drive is adjacent to the southerly boundary of the subject property. In the project
vicinity, its General Plan designation is “Arterial,” which can accommodate a 150-foot ROW,
including 6 travel lanes (3 in each direction), a median, bike lane, parkway, and utility corridor.
The road is currently improved to this cross section, with the exception of the parkway and
utility corridor adjacent to the subject property, which are not improved. Completion of these
improvements adjacent to the project will occur as part of the proposed project.
Technology Drive
Technology Drive forms the eastern boundary of the proposed project and is only partially built.
Near its intersection with Gerald Ford, it consists of 2 travel lanes (1 in each direction), a left
turn lane, and sidewalk on both sides. It narrows to 2 travel lanes (no turn lane) near the DMV
site, and ends in a temporary cul-de-sac approximately 200 feet further northwest.
The Millennium Palm Desert
Specific Plan
11
Technology Drive is designated as a “Secondary Street” in the General Plan (108-foot right-of-
way with 4 travel lanes). The entitlement process for this Specific Plan will remove Technology
Drive from the General Plan of Roads. The traffic study prepared in conjunction with this
Specific Plan found that Technology Drive, extending east of Portola Avenue, was no longer
necessary to maintain acceptable levels of service in the project area. As a result, Technology
Drive will be improved to a 72-foot ROW within the project site (please see Exhibit 4, Roadway
Cross Sections). This cross section is defined as a “Collector Street” in the General Plan and
includes 2 travel lanes (1 in each direction), a median or two-way left turn lane, on-street parking
or bike lane, and parkway.
Pacific Avenue
Pacific Avenue currently provides access to the future University Park Master Plan to the south
of the project area. As part of this Specific Plan, Pacific Avenue will become an extension of
Dinah Shore Drive, creating a connection to Gerald Ford Drive. It currently extends from Gerald
Ford Drive on the north to College Drive on the south, between Portola Avenue and Technology
Drive. It is designated as a Secondary Street in the General Plan, which requires a 108-foot right-
of-way and 4 travel lanes. The entitlement process for this Specific Plan will remove Pacific
Avenue from the General Plan of Roads. It will be improved to a 76-foot ROW within the
project site (please see Exhibit 4, Roadway Cross Sections). This cross section is defined as a
“Collector Street” in the General Plan and includes 2 travel lanes (1 in each direction), a median
or two-way left turn lane, on-street parking or bike lane, and parkway.
Project Access
In order to balance smooth circulation and project access, access points have been developed for
each Planning Area. These access points are depicted in Exhibit 10. The exact location of each
access point shall be determined as individual project applications are submitted to the City.
Public Transit
Sunline Transit Agency provides public bus service throughout the Coachella Valley. The
nearest bus route to the subject property is Line 53, which extends along Cook Street between
Gerald Ford Drive and Highway 111. It includes 2 bus stops (one on each side of the road) on
Gerald Ford Drive near its intersection with Cook Street, approximately 500 feet east of the
subject property. No bus stops or routes are adjacent to the subject property. SunLine will
determine whether bus stops adjacent to the property are added based on ridership and demand.
Mid-Valley Bike Plan
The City’s Mid-Valley Bike Plan includes a bicycle path along the northern boundary of the
project, which will connect to Planning Area 9 and Portola Avenue. Final alignment and full
build out of the Mid-Valley Bike Plan will be part of the proposed project.
11.
2
5
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1
4
The Millennium Palm Desert
Street Cross Sections
Palm Desert, California
Exhibit
4
The Millennium Palm Desert
Specific Plan
13
D. Utility Infrastructure
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 Subbasin. 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 in the immediate project vicinity. Existing water
lines are shown on Exhibit 5 and include the following:
Portola Avenue - 18-inch water line between Gerald Ford Drive and Dinah Shore Drive
Gerald Ford Drive - 18-inch water line between Portola Avenue and Technology Drive
Technology Drive - 18-inch water line between Gerald Ford Drive and the northerly
terminus of Technology Drive
A Water Supply Assessment was prepared and approved for this project. No major expansions of
the existing water distribution system are expected to be required by the proposed project.
Sewer
CVWD provides wastewater collection and treatment services to the project area. Existing sewer
lines in the project vicinity are shown on Exhibit 5 and include the following:
Gerald Ford Drive – 12 to 18-inch sewer line between Portola Avenue and Technology
Drive
Technology Drive – 12-inch sewer line between Gerald Ford Drive and Technology
Drive’s northerly terminus
Portola Avenue – 10-inch sewer line extending north from Dinah Shore Drive, and 12-
inch sewer line extending south from Gerald Ford 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.
The Millennium Palm Desert
Specific Plan
14
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
The City of Palm Desert is responsible for local stormwater management in the project area. No
local drainage facilities are located on the project site. The City will require the project to retain
100 percent of the 100-year flood onsite. A hydrology study has been prepared for the proposed
project. The study plans for an integrated, master planned system of retention basins and pipes
that will utilize the existing stormwater channel along the northern edge of the property. The 10
year storm will be retained in on-site retention basins and in the stormwater channel. Retention
facilities in Planning Area 9 (park) will supplement these facilities and accommodate the 100
year storm.
1 FIRM Map No. 06065C1615G, Federal Emergency Management Agency, effective August 28, 2008.
10.
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Exhibit
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Source: Google Earth 03.23.2013
Legend:
CVWD Water line
CVWD Sewer line
CVWD Well Sites
The Millennium Palm Desert
Existing Water & Sewer Infrastructure
Palm Desert, California 5
The Millennium Palm Desert
Specific Plan
16
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 lines are located along the west side
of Portola Avenue and south side of the railroad tracks. Underground lines provide electricity to
existing development east of Technology Drive. Existing transmission lines will not be
undergrounded due to their size. Electric lines necessary to serve the project will be
undergrounded.
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. The
General Plan indicates that medium pressure distribution lines, ranging from 38 to 42 psi, are
located within the right of way of Cook Street east of the subject property.
Telecommunications
Verizon provides telephone and data services, including internet, to the project area. Time
Warner provides cable television services through a franchise agreement with the City. Existing
facilities are available in the project area, and connections will be required at the time of
development.
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.
The Millennium Palm Desert
Specific Plan
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III. LAND USE REGULATIONS
A. Land Use Plan
The Millennium Palm Desert Specific Plan area is divided into nine (9) Planning Areas, each of
which is designated for a specific land use. The land use plan is described below and illustrated
on Exhibit 6.
This section of the Specific Plan provides descriptions of the land uses allowable within each
planning area. It also includes descriptions of the zoning districts applicable to each Planning
Area, and allowable deviations in land use or development standards, if any.
Previous General Plan and Zoning Designations
As part of the entitlement process for this Specific Plan, General Plan and Zoning designations
were amended to reflect the land use plan for the project. The land use plan is consistent with the
Planning Areas proposed for the project. A total of 9 Planning Areas have been developed. Their
General Plan and Zoning Designations are shown in Table 1, and in Exhibits 7 and 8. A General
Plan Amendment and Zone Change were processed for these changes.
Table 1
General Plan and Zoning Designations
Planning
Area
Acres General Plan Designation Zoning Designation
1 38 Medium Density Residential Planned Residential – 6
2 3.2 Community Commercial General Commercial/C-1
3 21.6 Regional Commercial Planned Commercial – 3/
FCOZ
4 10 Business Park Service Industrial
5 3.5 Community Commercial Planned Commercial -2/
Mixed Use Overlay
6 12.3 Community Commercial Planned Commercial -2/
Mixed Use Overlay
7 15 High Density Residential Planned Residential - 22
8 10 High Density Residential Planned Residential - 22
9 27 Open Space – Regional Park Open Space
Exhibit
6
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The Millennium Palm Desert
Land Use Map
Palm Desert, California
Exhibit
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The Millennium Palm Desert
Adopted General Plan
Palm Desert, California
Source: City of Palm Desert June 6, 2008
Project Boundary
PA 1: Medium Density Residential
PA 2: Community Commercial
PA 3: Regional Commercial
PA 4: Business Park
PA 5: Community Commercial
PA 6: Community Commercial
PA 7: High Density Residential
PA 8: High Density Residential
PA 9: Open Space
Legend
Exhibit
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The Millennium Palm Desert
Adopted Zoning
Palm Desert, California
Source: City of Palm Desert July 2014
Legend
PA 1: Planned Residential-6
PA 2: General Commercial
PA 5: Planned Commercial-2/
Mixed Overlay
PA 6: Planned Commercial-2/
Mixed Overlay
PA 7: Planned Residential-22
PA 8: Planned Residential-22
PA 9: Open Space
PA 4: Service Industrial
PA 3: Planned Commercial-3/FCOZ
Project Boundary
The Millennium Palm Desert
Specific Plan
21
Land Use Allocation
The Millennium 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
The Millennium Palm Desert
Land Use Allocation
Planning
Area Land Use Acres
Density/Lot
Coverage Min. Density/Lot
Coverage Max.
Projected
Units/SF
1
Single Family
Residential 38
2/ac 6/ac. 228
2 General Commercial 3.2 18,000 No Max 35,000
3 Regional Commercial 21.6 25% 50% 235,000
4 Service Industrial 10 25% No Max 110,000
5
Planned
Commercial/Hotel
3.5
25% or 175
hotel rooms
50% or 250
hotel rooms 37,000
6 Planned Commercial 12.3 25% 50% 134,000
7 Planned Residential 15
18/acre 22/acre 330
8 Planned Residential 10
18/acre 22/acre 220
9 Park 27 N/A N/A
Total Potential Residential Units
778
Total Potential Square Footage
551,000
B. Planning Areas
Planning Area 1 – Single Family Residential
Planning Area 1 will be developed as a master planned single family residential community. The
Planning Area has a minimum density of 2 units per acre, and a maximum density of 6 units per
acre. Single family attached and detached units are permitted in this Planning Area. Uses
permitted in the Planned Residential district of the City’s Zoning Ordinance are permitted in this
Planning Area. Development of any project(s) in Planning Area 1 shall conform to the following
standards.
The Millennium Palm Desert
Specific Plan
22
Table 3
Planning Area 1 Development Standards*
Maximum Overall Density 6 units/acre
Minimum Lot Size 3,800 s.f
Minimum Lot Width 50 ft.
Minimum Lot Depth 64 ft.
Front Yard Setback (min) 10 ft.**
Front Yard Setback, Garage (min) 15 ft.**
Single-Family Detached Side Yard Setback (min) 5 ft. each side
Cluster Units - Side Yard Setback (min) 3 ft. each side
Street Side Yard Setback 10 ft.
Rear Yard Setback (min) 10 ft.
Maximum Lot Coverage 50%
Maximum Height, 1 story 20 ft.
Maximum Height, 2 story 27 ft.
Maximum No. of Stories 2
Minimum Unit Size 1,000 s.f.
*Development standards not listed in this Table shall be consistent with the Zoning
Ordinance Development Standards for the Planned Residential district, Section
25.10.050.B.
**For clustered units, auto court units or similar product, the front yard setback on
drive aisles or alleys can be 3 feet.
Interior Roadways
Interior roadways within Planning Area 1 shall be 56 feet in width, and shall include a 36 foot
paved width, a 10 foot parkway/utility easement and on-street parking on both sides of the street.
Access to Planning Area 2
Planning Area 1 shall provide pedestrian improvements, including sidewalks, lighting, and gate
to provide internal access between Planning Areas 1 and 2.
Slope and Grade
Planning Area 1 occurs in an area of the site which slopes from the southwestern corner of the
site, downward to the northeast. Grading for the single family homes will consider the
topographic contours of the site, and will use roadways and lot design to minimize slope within
individual lots. Exhibit 9 provides a cross-section of the grading proposed in Planning Area 1 to
accommodate the slope.
9
Exhibit
10.07
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1
4
The Millennium Palm Desert
Planning Area 1 Cross Sections
Palm Desert, California
Source: MDS Consulting 09.10.14
The Millennium Palm Desert
Specific Plan
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Planning Area 2 – General Commercial
Planning Area 2 will provide small scale retail and office commercial uses for the project site
and the immediate vicinity. The permitted and conditionally permitted land uses and
development standards of the C-1 (General Commercial) Zone shall apply to this Planning Area,
except as modified below under Section D. General Development Standards.
Planning Area 3, 5 and 6 – Planned Commercial
Planning Areas 3, 5 and 6 provide for the broadest range of commercial uses within the
Millennium Palm Desert Specific Plan. Development within these Planning Areas will be subject
to the requirements of the Planned Commercial – 2 zoning district, except as modified in Table
4, and under Section D. General Development Standards.
Table 4
Planning Area 3, 5 and 6 Development Standards**
Minimum Lot Size 1 acre
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 and Office*** 35 ft.
Maximum Height, Hotel and Mixed Use*** 50 ft.
Maximum No. of Stories, Retail and Office 3
Maximum No. of Stories, Hotel and Mixed Use 4
Maximum Building Size1 100,000 s.f.
Minimum Landscaping (% of lot area) 15%
*Development standards not listed in this Table shall be consistent with the Zoning
Ordinance Development Standards for the Planned Commercial district, Section
25.16.050.
**Development Standards may be modified with approval of a Precise Plan.
*** Maximum height not including architectural projects and towers which may
exceed this standard.
1 Maximum area for any single commercial enterprise
Planning Area 3 may also elect to implement the development standards and uses allowed in the
Freeway Commercial Overlay District, as provided in Section 25.28.070 of the Zoning
Ordinance.
Planning Areas 5 and 6 may also elect to implement the development standards and uses allowed
in the Mixed Use Overlay District as provided in Section 25.28.050 of the Zoning Ordinance, or
the Service Industrial standards, as provided in Section 25.16.030.
The Millennium Palm Desert
Specific Plan
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Planning Area 4 – Business Park
Planning Area 4 is expected to develop in a business park setting. The Planning Area will be
subject to the requirements of the Service Industrial district, except as modified below under
Section D. General Development Standards. Development Standards for Planning Area 4 may be
modified with approval of a Precise Plan.
Planning Area 7 and 8 – Multifamily Residential
Planning Areas 7 and 8 are proposed for high density residential development. Apartment
development is expected on both Planning Areas. In the case of Planning Area 7, development
will be undertaken by private sector developers. In the case of Planning Area 8, it is expected
that the City will develop, or cause to be developed, an affordable housing project. Development
within these Planning Areas will be subject to the requirements of the Planned Residential
zoning district, except as modified in Table 5, and under Section D. General Development
Standards.
Table 5
Planning Area 7 and 8 Development Standards*/**
Maximum Density 22 units/acre
Minimum Density 18 units/acre
Front Yard Setback (min) 10 ft.
Side Yard Setback (min) 8 ft.
Combined both sides (min) 16 ft.
Street Side Yard Setback 10 ft.
Rear Yard Setback (min) 10 ft.
Maximum Lot Coverage 50%
Maximum Height 40 ft.
Maximum No. of Stories 3
Common Area Open Space per unit 250 s.f.
*Development standards not listed in this Table shall be consistent with the Zoning
Ordinance Development Standards for the Planned Residential district, Section
25.10.050.
** Development Standards may be modified with approval of a Precise Plan.
Planning Area 9
Planning Area 9 is reserved for a City park site. The City will undertake master planning of the
Planning Area consistent with its standards for park facilities. Any and all sport field lighting
shall be consistent with Chapter 24.16 of the Zoning Ordinance. The City shall review all
lighting plans to ensure adverse impacts associated with lighting of sport fields are minimized.
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C. Internal Access
The proposed project will require access from public streets. As shown in Exhibit 10, access on
Gerald Ford Drive will be limited. Primary access points will occur on Technology Way and
Dinah Shore Drive. The exact location of access to each Planning Area will be determined as
precise development plans are developed and submitted to the City for consideration.
10
Exhibit
05.08
.
1
5
5.0
The Millennium Palm Desert
Project Entry Points
Palm Desert, California
27.0
16.6
10
PA 6
PA 2
PA 7
PA 8
PA 5
PA 1
PA 3
PA 4
PA 9
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28
D. 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. All improvements constructed on the property shall conform to applicable building
ordinances and codes in effect at the time construction occurs.
3. 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.
4. 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 Community Development Director and Planning Commission.
5. 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.
6. All utility, roadway, and other improvements required to adequately serve each phase of the
Project shall be constructed in conjunction with such phase, or as required in the
Development Agreement.
7. Shared parking is encouraged throughout the Millennium Palm Desert 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.
8. 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.
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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.
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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 facilities 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, occur on dedicated paths that protect pedestrians and bicyclists from automobiles, and
provide shaded areas and amenities for their users.
Pedestrian connections must be provided between Planning Area 1 and 2; Planning Area 3, 4
and 9; Planning Area 8 and 9; and Planning Area 5, 6 and 7. 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.
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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 existing 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
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32
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.
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5. 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.
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V. PHASING AND FINANCING
The Millennium Palm Desert project will be developed in phases. The first phase is anticipated
to consist of Planning Area 1. This single family parcel is expected to be constructed
immediately following adoption of this Specific Plan. Concurrent with the development of
Planning Area 1 will be infrastructure improvements necessary for its development, as provided
in the Development Agreement for the Millennium Palm Desert project.
Future development beyond Planning Area 1 will be subject to market demand, and the
provisions of the Development Agreement.
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, sanitary sewer and all dry utilities. Storm drainage will be developed consistent with the
approved hydrology study and the terms of the Development Agreement.
The project financing will generally be private, except as provided for in the Development
Agreement. 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 Planning Area boundaries that increases or decreases any Planning
Area acreage by 15% or less.
§ Minor changes in overall density or lot coverage that increase total land use allocation by
10% or less.
§ Reconfiguration of Planning Areas consistent with Section D.4.
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35
Amendments Subject to City Council Approval
The following amendments shall be subject to review and approval by the City Council, upon
recommendation by the Planning Commission:
§ Any change in land use designation applicable to a Planning Area.
§ Major changes in the 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 three applications concurrently.
Precise Plans
Precise Plans will be required for most 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.
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36
VII. CONSISTENCY WITH THE GENERAL PLAN
As required by Government Code Section 65451, this section of the Specific Plan addresses the
relationship of the Millennium Palm Desert Specific Plan to the City of Palm Desert General
Plan. The Goals, Policies and Programs of the General Plan have been reviewed, and where
applicable, have been analyzed individually for each Element. In the analysis below, the
applicable Goal, Policy and/or Program is first cited, followed by an analysis of this Specific
Plan’s consistency.
Air Quality Element
Policy 2
All development proposals brought to the City shall be reviewed for potential adverse effects on
air quality and shall be required to mitigate any potentially significant impacts.
Program 2.A
The City shall conduct an initial study and, as appropriate, require detailed air quality analyses
for all applications which have the potential to adversely affect air quality.
Responsible Agency: Community Development Department
Schedule: Continuous
Policy 2, Program 2.A: The proposed project has undergone air quality analysis and a Health
Risk Assessment as part of the CEQA Initial Study process to determine potential adverse effects
on air quality. The Initial Study sets forth required mitigation measures and best management
practices to ensure that impacts related to air quality are reduced to less than significant levels.
Program 2.D
Where practical, particularly in major project planning, the City shall encourage the development
of buffer zones between sensitive receptors and point source emitters such as highways and
industrial sources.
Responsible Agency: Community Development Department
Schedule: Continuous
Program 2.D: The proposed project includes both residential and a City park land uses. These
land uses are considered “sensitive receptors” because future occupants are more susceptible to
the adverse effects of exposure to toxic pollutants generated from the Interstate-10 and the Union
Pacific Railroad. All proposed residential planning areas will be located on the southernmost
portion of the site, which is the furthest point from Interstate-10 and the Union Pacific Railroad.
In addition, there is a 100 foot buffer between the project boundary and the major roadway and
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railroad. The Initial Study prepared for the project also includes mitigation measures to reduce
impacts to sensitive receptors to less than significant levels.
Program 3.B
Provide consistent and effective code enforcement of construction, grading and demolition
activities, on-going land uses, and off-road vehicle use to assure that the generation of blowing
sand, fugitive dust, smoke and other particulate emissions are eliminated or minimized.
Responsible Agency: Building & Safety Department
Schedule: Continuous
Program 3.C
Continue to implement and enforce the Fugitive Dust Control Ordinance to reduce PM10
emissions to the greatest extent practical.
Responsible Agency: Community Development Department, Building & Safety Department
Schedule: Continuous
Program 3.B and 3.C: A fugitive dust plan consistent with SCAQMD Rule 403, in addition to
best management practices, will be required for all stages of construction as set forth in the air
quality mitigation and monitoring section of the Initial Study prepared for this project. In
regards to operational emissions, the project encourages mixed-use development that will result
in a higher internal capture rate (traffic) and reduce the number of vehicle trips and vehicle
miles traveled, thus reducing fugitive dust emissions.
Program 3.D
Continue to provide an effective street sweeping program that combats the cumulative impacts of
blowsand, transportation-related dust generation, and nuisance dust that result from natural
windstorm events.
Responsible Agency: Public Works Department, Sunline Transit Agency
Schedule: Continuous
Program 3.D: The proposed project does not interfere with street sweeping programs.
Development within the project will be placed on the City’s street sweeping schedule.
Policy 4
The City shall promote the appropriate and cost-effective development and coordination of mass
transit/shuttle service linking residential, shopping, resort and commercial centers of the City,
and shall participate with CVAG, SCAG, Sunline Transit Agency and other public and private
service providers to improve and optimize regional transportation services.
Policy 5
The General Plan Circulation Element shall create and maintain a diversified transportation
system that maximizes system efficiencies, minimizes vehicle miles traveled, and reduces the
impact of motor vehicles on local air quality.
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Program 5.A
The City shall continue to promote the development and use of pedestrian-oriented retail centers,
as well as community-wide multi-use trails, dedicated bike lanes, golf cart paths, and other
desirable alternatives to motor vehicle traffic. These components shall be integrated and
periodically updated in the General Plan Circulation Element.
Responsible Agency: Community Development Department, Public Works Department
Schedule: Continuous
Program 5.B
Consult and coordinate with CVAG and member jurisdictions to implement an integrated,
multiple use trail network that safely and efficiently connects major residential, commercial and
recreational centers in the Coachella Valley and also provides an adequate system of Electric
Vehicle Charging Stations. This network shall provide opportunities for pedestrian, bicycle and
golf cart uses.
Responsible Agency: Community Development Department, CVAG and Member Jurisdictions,
Sunline Transit Agency
Schedule: 2004-05
Policy 4, Policy 5, Program 5.A and 5.B: The proposed project is a large mixed-use development
that includes residential, business park, commercial, and City park land uses with the potential
for a hotel. The project design increases density, improves walkability and the pedestrian
network, and encourages transit use and NEV participation. In addition, the project will
encourage ride sharing programs and increase transit frequency to reduce the number of
passenger vehicle trips. Other design features that promote alternative modes of transportation
include improved project destination accessibility and adjacency to public transportation.
Policy 6
The City shall encourage the use of clean alternative energy sources for transportation, heating
and cooling, to the greatest extent practical.
Program 6.B
The City shall encourage the incorporation of energy-efficient design measures into site plans,
including appropriate site orientation to assure solar access, and the use of shade and windbreak
trees, to enhance the use of alternative energy systems and to reduce the need for excessive
heating and cooling.
Responsible Agency: Community Development Department
Schedule: Continuous
Program 6.B: All development within the proposed project will be built to Title 24 Building
Code, apply water conservation strategies, enforce turf reduction measures and drought tolerant
landscaping, and use high efficiency lighting and appliances where applicable.
The Millennium Palm Desert
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Archeological and Cultural Resources Element
Program 1.A
Development or land use proposals, which have the potential to disturb or destroy sensitive
cultural resources, shall be evaluated by a qualified professional and, if necessary,
comprehensive Phase I studies and appropriate mitigation measures shall be incorporated into
project approvals.
Responsible Agency: Community Development Department, Native American Tribes
Schedule: Immediate; continuous
Program 1.A: The proposed project has undergone culture, historical, archeological, and
paleontological review as part of the CEQA Initial Study process. The project would not disturb
or impact sensitive cultural resources and mitigation measures are not required.
Biological Resources Element
Goal 1
Protection and preservation of City, planning area and regional biological resources, especially
sensitive, rare, threatened or endangered species of plants and wildlife and their habitats.
Policy 2
The City shall proactively monitor the conversion of open lands to urban uses by reviewing all
development proposals on vacant land to determine their potential to adversely impact sensitive
plants, animals and habitats, and to assure minimal impacts on habitats and wildlife
Program 2.A
As part of the development review process, the City shall conduct a thorough assessment of
impacts to habitat and/or wildlife occurring on or in the vicinity, and shall, where warranted,
require the preparation of detailed biological resource surveys and mitigation programs.
Responsible Agency: Community Development Department
Schedule: Continuous
Program 3.B
The City shall continue to participate and be a pro-active partner in the development and
implementation of the Coachella Valley Multiple Species Habitat Conservation Plan with a
particular focus on habitat located in the blowsand corridor and the Santa Rosa and Little San
Bernardino Mountains.
Responsible Agency: Community Development Department, CVAG
Schedule: Continuous
Program 3.C
In advance of the adoption of the Coachella Valley Multiple Species Habitat Conservation Plan,
the City shall participate in the interim project review process established by CVAG, as
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necessary, to evaluate the potential effect of development proposals on regional biological
resources.
Responsible Agency: Community Development Department, CVAG
Schedule: Continuous
Goal 1, Policy 2, Program 2.A, 3.B and 3.C: The proposed project has undergone a Biological
Resources Assessment as part of the CEQA Initial Study process. The project is not located in a
conservation area as delineated by the Coachella Valley Multiple Species Habitat Conservation
Plan, however the project is located within the general boundaries of the Conservation Plan.
Results of the Assessment find that all impacts related to biological resources can be mitigated to
less than significant levels through payment of the Coachella Valley Multiple Species Habitat
Conservation Plan mitigation fee and adherence to the Migratory Bird Treaty Act.
Program 4.B
Integral with efforts to facilitate preservation and incorporation of native vegetation in new
development, the City shall prepare and maintain a comprehensive list of plant materials, which
shall include native and non-native, drought tolerant trees, shrubs and groundcover that
complement the local environment, provide habitat for local wildlife, and extend the desert
environs into the built environment. A list of prohibited plant materials shall also be prepared.
Responsible Agency: Public Works Department, The Living Desert
Schedule: 2004; Continuous
Program 4.B: Landscaping throughout the project site will adhere to the Coachella Valley Water
District Landscaping and Irrigation Design Criteria and City’s Conservation Strategies, which
promotes the use of a drought tolerant plant palate, turf reduction measures, and high efficiency
irrigation methods.
Circulation Element
Policy 5
To relieve congestion, preserve roadway capacity, and enhance transportation opportunities, the
City shall encourage expansion of ridership, regular updating of the service area, and the use of
advanced systems, fuels and technologies in the public transit systems operated by the SunLine
Transit Agency within the City.
Schedule: Ongoing
Program 5.A
The City shall continue to pro-actively promote the mass transit system expansion and
innovation through ongoing consultation and coordination with the SunLine Transit Agency and
CVAG, and shall assure vocal representation on the Agency Board and its decision making
process.
Responsible Agency: City Council, Community Development Department, SunLine Transit
Agency, CVAG
Schedule: Continuous.
The Millennium Palm Desert
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Program 5.B
The City shall regularly consult and coordinate with the SunLine Transit Agency in the course of
reviewing development proposals, and shall solicit comments and suggestions on how bus stops
and other public transit facilities and design concepts, including enhanced lighting, security and
handicapped access, should be integrated into project designs.
Responsible Agency: City Council, Community Development Department, SunLine Transit
Agency, CVAG
Schedule: Continuous.
Policy 5, Program 5.A, Program 5.B: The nearest bus route to the subject property is Line 53,
which extends along Cook Street between Gerald Ford Drive and Highway 111. It includes 2 bus
stops (one on each side of the road) on Gerald Ford Drive near its intersection with Cook Street,
approximately 500 feet east of the subject property. No bus stops or routes are currently
adjacent to the subject property, because the property is vacant. Route 53 will be expanded to
the project site as development occurs. SunLine Transit will be involved in the expansion of
transit services to the proposed project area.
Policy 6
The City shall apply principles of integrated land use planning to enhance local land use
interactions and synergies, and as a means of reducing traffic associated with work-related out-
migration. In this regard, City land use plans shall take into consideration and, to the greatest
extent practical, make every reasonable effort to enhance the City’s jobs/housing balance.
Program 6.A
The City shall make a conscientious effort to encourage planning that locates jobs and
commensurate housing opportunities near each other to produce shorter work commutes,
increase housing for those employed in the City; encourage mixed-use development with a
residential component contiguous with or near to employment centers.
Responsible Agency: Community Development Department. Redevelopment Agency, Chamber
of Commerce
Schedule: Continuous.
Program 6.B
The City shall encourage land use planning that integrates the assemblage of land uses, optimizes
nearby interactions, reduces the need for travel outside the neighborhood, and shortens trips to
work, shopping, public services and public park facilities.
Responsible Agency: Community Development Department, Redevelopment Agency, Chamber
of Commerce
Schedule: Continuous.
Policy 8
The City shall continue its efforts to develop and facilitate the use of continuous and convenient
bicycle routes and multi-use trails to places of employment, recreation, shopping, schools, and
other high activity areas with potential for increased bicycle, golf cart and other non-vehicular
use.
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Program 8.A
In order to facilitate alternative modes of transportation, the City shall prepare and adopt a
master plan of bicycle-ways and multi-use trails, and shall develop or require the development of
secure bicycle and golf cart storage facilities, and other support facilities which increase bicycle
and golf cart use.
Responsible Agency: Community Development Departments, Public Works Department
Schedule: 2004-05; Continuous.
Program 8.C
Facilitate pedestrian and other non-motorized access in the University Park planning area,
specifically between the California State University campus and lands west of Cook Street,
including residential and commercial lands and the future municipal golf course. If feasible, the
City shall affect the construction of a bridge, tunnel or other appropriate access that limits
disruption to traffic flows on Cook Street.
Responsible Agency: Community Development Departments, Public Works Department
Schedule: As determined appropriate.
Program 8.B
To facilitate pedestrian access, the City shall make every practical effort to provide sidewalks on
both sides of all arterial and collector streets. Local streets shall be designed with a minimum of
a sidewalk on one side of the street.
Responsible Agency: Community Development Departments, Public Works Department
Schedule: Continuous.
Policy 6, Program 6.A, Program 6.B, Policy 8, Program 8.A-C: The proposed project is a
mixed-use development that encourages the use of alternative means of transportation including
transit, NEV use, biking, and walking through site design and increased accessibility.
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, occur on
dedicated paths that protect pedestrians and bicyclists from automobiles, and provide shaded
areas and amenities for their users.
The mixed-use site design also encourages live/work opportunities. The project has the potential
to place 778 housing units in proximity to approximately 550,000 square feet of commercial and
business park space. The multi-modal transportation design of the project encourages residents
who live within the project to find local job opportunities.
In addition, The City’s Mid-Valley Bike Plan includes a bicycle path along the northern
boundary of the project, which will connect to Planning Area 9 and Portola Avenue. Final
alignment and full build out of the bicycle path will be part of the proposed project.
Policy 14
The Circulation Element shall be coordinated with the Community Design Element and the
Development Code to identify and establish appropriate design and development controls for
land uses along scenic roadways.
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Program 14.A
Scenic roadways and corridors shall be identified and special set back requirements and
landscape standards shall be established for streets including but not limited to: US Interstate-10,
Monterey Avenue and Highway 74, Cook Street, Portola Avenue, Fred Waring Drive,
Washington Street, Frank Sinatra Drive, Gerald Ford Drive, Country Club Drive, Highway 111
or other roadways deemed appropriate.
Responsible Agency: Community Development Department, City Engineer.
Schedule: 2004; Continuous
Policy 14, Program 14.A: Lands to the west and southwest occur at a higher elevation than the
proposed project, across Portola Avenue. As a result, view corridors for scenic vistas will not be
impacted for the residential units west and southwest of the proposed project. The project will
include landscaped parkways, medians and monumentation that will create an aesthetically
pleasing environment within and adjacent to the Specific Plan area.
Community Design Element
Goal 1
A high quality of life provided within a livable, sustainable and balanced community with a
distinct character consistent with the City's status as a premier resort community and important
commercial center.
Goal 2
An aesthetically pleasing community appearance achieved on all levels, which preserves and
enhances the City's resort identity, community image and natural setting.
Goal 3
Standards of community design, architecture, and landscaping that enhance land use and
development efficiencies and are integrated with the City’s desert setting and natural scenic
resources.
Policy 1
Promote and maintain a land use pattern in the City and planning area that efficiently distributes
homes, employment centers, parks, schools and other institutions, shopping and services.
Policy 2
Promote and maintain a logical and efficient hierarchy of streets that are part of a connected
network, that disperses traffic by providing a variety of pedestrian and vehicular routes to any
destination.
Goal 1, Policy 1, Policy 2: The proposed project promotes mixed-use development patterns that
integrate residential, commercial, business park and City park land uses. The project also
encourages multimodal forms of transportation, including walking, biking, and NEV use. Mixed-
The Millennium Palm Desert
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use developments physically and functionally integrate the various land use types creating a
strong sense of place, making it a desirable location for residents and business owners. Mixed-
use developments also provide sustainability benefits such as reduced trip generation/VMTs
(traffic) and increased transit/multimodal transportation use, which promotes environmental
health.
Policy 4
Equally apply City community design standards to all private and public sector development
projects to assure protection of the community's scenic viewsheds, provide community cohesion
and enhance the image of the City as a premier resort community.
Program 4.A
The City Zoning Ordinance and other regulatory documents shall be amended and maintained to
assure clear and concise development and design standards and guidelines within which both
public and private development project must conform.
Responsible Agency: Planning Department, Planning Commission; City Council
Schedule: Continuous
Policy 5
New development proposals shall be reviewed by City staff to assure compliance with applicable
neighborhood plans and to evaluate proposed design features, such as entry statements,
recreational facilities, neighborhood parks and schools, and landscaping along public rights-of-
way.
Policy 6
Specific Plans shall continue to be used to establish area-specific land use and development
standards and guidelines that address community design goals for these areas.
Program 6.A
The City shall continue to implement the adopted Specific Plan and, as appropriate, prepare new
plans, and shall review development proposals within the planning area for compliance with plan
land use, development and design standards and guidelines.
Responsible Agency: Planning Department, Redevelopment Agency, Planning Commission;
City Council
Schedule: Continuous
Policy 4, Program 4.A, Policy 5, Policy 6, Program 6.A: This Specific Plan includes
development standards and guidelines that complement those of the City to ensure integration of
community design that is cohesive with surrounding land uses and the desert environment. This
will include design standards for residential, commercial, business/industrial, park, and hotel
land uses, implementation of a drought tolerant landscaping plan, and design of high quality
buildings and other structures.
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Policy 8
Areas of special interest, including entry points, scenic roadway viewsheds and community
landmarks shall receive appropriate treatment whether part of public or private development
proposals.
Program 8.A
The City shall require the submittal of detailed site and circulation plans, landscape, architectural
and special signage designs, and other features to assure compliance with community design
standards and compatibility with the natural and built environments.
Responsible Agency: Planning Department, Public Works Department, Planning Commission,
City Council
Schedule: Ongoing
Policy 9
Site-sensitive architectural designs and native desert landscape materials shall be incorporated
into all public and private building projects to complement and enhance the connection between
the natural and built environments.
Policy 10
Commercial, institutional and industrial development projects shall contribute positively to the
design objectives of the community and the specific district or corridor design standards and
guidelines in which they are located.
Program 10.A
The City shall review all commercial, institutional and industrial development to assure
accommodation of pedestrian-oriented circulation, safe and convenient ingress and egress,
screening of outdoor storage/loading and other unsightly areas, lighting, signage, and the
planting of landscaping to provide an effect of permanency in the near-term.
Responsible Agency: Planning Department
Schedule: Continuous
Policy 8, Program 8.A, Policy 9, Policy 10, Program 10.A: The site design for the project
encourages pedestrian oriented circulation and internal vehicle circulation to connect the
residential land uses to the commercial and business/industrial land uses. The site will be
designed to include high quality standards to ensure proper site and architectural design that
promote safety and an attractive environment. This also includes the use of drought tolerant
landscaping and design that complements the desert environment.
Policy 11
Community and neighborhood activity centers shall be established at appropriate locations to
create recreational opportunities, encourage social interaction and provide a sense of public
space and center for neighborhood activity.
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Program 11.B
The City shall review development proposals for opportunities to integrate parks, plazas, squares
and other open space areas that allow and facilitate public use and social interaction.
Responsible Agency: Planning Department, Planning Commission, City Council
Schedule: Continuous
Policy 11, Program 11.B: The project includes a 27-acre park that will provide community-wide
recreational and open space amenities to facilitate public use and social interactions for
residents of the project area and beyond. In addition to the park, the residential planning areas
will incorporate private recreational amenities for their residents, to encourage park use within
the residential environment. Finally, the Specific Plan encourages the development of
commercial centers that include public gathering spaces and pedestrian and bicycle connections,
both within and between planning areas.
Economic and Fiscal Element
Goal 1
A healthy, balanced economy that preserves and strengthens the three legs of the City's
economy, including commercial retail, resorts and tourism, and education and culture.
Goal 2
A diverse economy that provides a wide range of employment opportunities and public services
and facilities, while maintaining high standards of development, environmental protection and an
enhanced quality of life.
Goal 3
An appropriate mix of commercial, tourist and other revenue generating land uses with long-term
viability and ability to continue to fund a high level of community and economic development
activities in the City.
Policy 1
The City’s land use plan shall provide a thoughtful, balanced and synergistic mix of residential,
commercial, resort and tourist, R & D industrial and institutional development, and
recreational/open space amenities that maintain and enhance the City's core economic assets.
Program 1.A
The City shall routinely monitor the remaining capacity of vacant and under-utilized lands, and
assess lands within each General Plan land use category to assure that an appropriate variety of
economic development opportunities are available to the private sector.
Responsible Agency: Community Development Department, Finance Department, City Council
Schedule: Continuous; Every Five Years
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Program 1.B
All proposals for new development or redevelopment shall be evaluated to assure that these uses
complement, support and are compatible with the City's core economic assets.
Responsible Agency: Community Development Department, Finance Department, City Council
Schedule: Continuous
Policy 2
Where appropriate, the City shall consider the job creation aspects of development proposals and
may require the preparation of socio-economic and fiscal impact analyses to determine whether
and to what extent such development may complement or adversely impact the local economy.
Program 2.A
The City shall provide an outline and description of methodology for the preparation of
employment creation and socio-economic impact analyses as they relate to individual projects.
Said outline and methodology shall be provided to project proponents, as determined
appropriate.
Responsible Agency: Community Development Department, Finance Department, City Council
Schedule: Continuous
Policy 3
Development and redevelopment proposals shall be assessed for their potential to adversely
impact the natural environmental and aesthetic values of the City or the quality of the resort and
tourism experience.
Program 3.A
The City shall carefully assess each development proposal, whether on raw or previously
development lands, to characterize and measure the potential adverse impacts of such
development on the City's core natural assets, and to the quality of the resort and tourism
experience.
Responsible Agency: Community Development Department, Finance Department, City Council
Schedule: Continuous
Policy 4
Encourage the development of revenue-enhancing commercial businesses that complement the
City's resort/tourism base and also consistent with the general service needs of the community.
Policy 10
Assure the provision of sufficient utilities, roadway infrastructure, and capital facilities to
support existing economic development and attract new resort, commercial, education and R &
D industrial businesses to the City.
Program 10.A
All development interests shall be responsible for their fair share of on- and off-site
improvements required to support the developed site. Improvements may include, but are not
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limited to, street construction and signalization, utility extensions, drainage facilities, parks and
other facilities.
Responsible Agency: Community Development Department, Public Works Department,
Building and Safety, Redevelopment Agency
Schedule: Immediate; Continuous
Goal 1, Goal 3, Policy 1, Program 1.A, Program 1.B, Policy 2, Program 2.A, Policy 3, Program
3.A, Policy 4, Policy 10, Program 10.A,: The proposed project will enhance the City’s economy
through the creation of a mixed-use, commercial retail center. The project will include
residential, park, business, commercial/retail, and potential hotel uses. The commercial/retail
portion of the project will support job creation, increase sales tax revenues, and attract new
businesses to the City. The project will be subject to design standards and guidelines to promote
an appealing space that will attract both businesses and shoppers/patrons. Location of the
project will help to further strengthen the economy due to its proximity to the University Park
planning area, Cal State San Bernardino, and access to the Interstate-10.
The project has undergone environmental review (CEQA Initial Study) to ensure that
development will not have a significant impact on the environment. All potential impacts have
been mitigated to less than significant levels.
Energy and Mineral Resources Element
Goal
Efficient, sustainable and environmentally appropriate use and management of energy and
mineral resources, assuring their long-term availability and affordability.
Policy 1
Promote energy conservation throughout all areas of the community and sectors of the local
economy, including the planning and construction of urban uses and in City and regional
transportation systems.
Program 1.A
The City shall strictly and consistently enforce all state mandated energy-conserving
development and building codes/regulations, and shall investigate and report on the
appropriateness of developing more stringent local energy performance standards.
Responsible Agencies: Building Department, Community Development Department
Schedule: 2004-05; Continuous
Policy 1, Program 1.A and Program 1.B: Architectural designs within the project will
incorporate energy efficient materials and construction techniques, and strive to exceed existing
Building Code requirements. Furthermore, buildings will include high efficiency equipment and
projects will be designed with drought tolerant landscaping.
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Program 1.D
The City shall continue to participate in the transportation planning efforts of SunLine Transit
Authority and shall encourage the expanded use of public transit, vehicles fueled by compressed
natural gas and hydrogen, buses with bike racks and other system improvements that enhance
overall transportation system operations and energy conservation.
Responsible Agency: Community Development Department, SunLine Transit Agency; CVAG
Schedule: Continuous
Program 1.E
The City shall strive for efficient community land use and transportation planning and design,
and shall assure the provision of convenient neighborhood shopping, medical and other
professional services appropriately located to minimize travel and facilitate the use of alternative
means of transportation.
Responsible Agency: Public Works Department, Community Development Department,
CVAG; Riverside County Transportation Commission (RCTC)
Schedule: Continuous
Program 1.D and 1.E: The proposed project is a mixed-use development that encourages the use
of alternative means of transportation including transit, NEV, biking, and walking through site
design and increased accessibility. 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, occur on dedicated paths that protect pedestrians and
bicyclists from automobiles, and provide shaded areas and amenities for their users.
The nearest bus route to the subject property is Line 53, which extends to Gerald Ford Drive
near its intersection with Cook Street, approximately 500 feet east of the subject property. As
development occurs within the Specific Plan area, additional bus stops can be provided for
project residents and businesses.
In addition, The City’s Mid-Valley Bike Plan includes a bicycle path along the northern
boundary of the project, which will connect to Planning Area 9 and Portola Avenue. Final
alignment and full build out of the bike path will be part of the proposed project.
Flooding and Hydrology Element
Policy 6
All new development shall be required to incorporate adequate flood mitigation measures, such
as grading that prevents adverse drainage impacts to adjacent properties, on-site retention of
runoff, and the adequate siting of structures located within flood plains.
Program 6.A
Stormwater retention shall be enforced through the development review process and routine site
inspection.
Responsible Agencies: Public Works Department, Planning Department
Schedule: Continuous
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Policy 6, Program 6.A: A hydrology analysis was conducted for the proposed project in
conformance with Palm Desert Ordinance No. 1247, Section 26.49.060 for on-site stormwater
retention facilities. Results of the analysis indicate that the planned site stormwater facilities and
surrounding drainage facilities are capable of managing a flood event. The project will provide
an integrated flood management program for all parcels within the Specific Plan.
Geotechnical Element
Goal
Maximized protection of human life, land, and property from the effects of seismic and
geotechnical hazards.
Goal (1): A Geotechnical Investigation was prepared for the proposed project as part of the
CEQA Initial Study process. Findings of the investigation indicate that impacts related to
geotechnical hazards are considered less than significant, and development of the project is
considered feasible from a geotechnical point of view. All development within the City of Palm
Desert is required to meet the standards of the Uniform Building Code for Seismic Zone 4.
Policy 5
To minimize the potential impacts of subsidence due to extraction of groundwater, the City shall
actively support and participate in local and regional efforts at groundwater conservation and
recharge.
Program 5.B:
Continue and expand existing water conservation efforts, and coordinate with local districts, state
water agencies and CVAG members in a coordinated effort to eliminate overdraft of local
aquifers and affect a level of groundwater recharge adequate to address associated ground
subsidence hazards.
Responsible Agency: Community Development Department, City Engineer, Coachella Valley
Water District, U.S. Geological Survey, CVAG
Schedule: Continuous
Policy 5 and Program 5.B: The proposed project will incorporate water conservation measures
that include drought tolerant plant palettes, turf reduction measures, high efficiency irrigation,
and use of low-flow appliances such as bathroom faucets, kitchen faucets, toilets, and showers.
Housing Element
Goal 1
A variety of housing types that meet all of the needs for all income groups within the City.
Goal 2
The preservation and maintenance of the high quality of the City’s affordable housing supply.
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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.
Program 1.B
The City shall pursue the planning and implementation of the following projects for extremely
low, very low, low and moderate income households during the planning period. The City will
utilize public-private partnerships, grants and third party funding for these projects, and
affordable housing funds if restored by the State Legislature.
520 units that will include single family for-sale and multi-family for rent units at Gerald
Ford Drive and Portola
an additional 52 units at the Vineyards
Responsible Agency: City
Schedule: 2014-2021
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.
Policy 12
Encourage energy conservation through the implementation of new technologies, passive solar
site planning and enforcement of building codes. Please also see the Energy and Mineral
Resources Element.
Goal 1, Goal 2, Policy 1, Program 1.B, Policy 11, and Policy 12: The project has the potential to
create 228 single-family residential units, and 550 multi-family residential units. Of the 550
multi-family residential units, 286 are proposed to be affordable housing, as planned in Program
1.B. Housing will be located in close proximity to job opportunities, thereby increasing the
potential for jobs/housing balance at the project and in the City. Inclusion of both market rate
and affordable housing will help meet the housing needs for all income groups within the City.
Land Use Element
Goal 1
A City that provides a balanced and functional mix of integrated land uses meeting the general
social and economic needs of the community through logical, compatible and consistent land use
and zoning designations.
Goal 2
A diverse resort residential community of desirable residential neighborhoods and resorts, full
commercial services, and institutional uses that complement the employment base and provide a
variety of community services and facilities.
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Goal 3
An appropriate mix of commercial, resort and other revenue-generating land uses that will
continue to fund a high level of community development activities, services and facilities in the
City.
Goal 1, 2 and 3: The project offers a synergistic mix of land uses that provide housing,
employment, and commercial service opportunities to the City and surrounding communities.
Mixed-use developments help promote economic growth and provide desirable living areas with
easy access to transit, pedestrian friendly circulation networks, and highly accessible services.
Policy 4
Every opportunity shall be exploited to enhance the character and viability of the City’s
commercial areas, including Highway 111, El Paseo, the University Park planning area and the
Interstate-10 corridor, by integrating nearby higher density residential uses with retail and
office/business park land uses.
Policy 4: The proposed project is a large mixed-use development offering a mix of residential
densities in proximity to retail and office/business park land uses. The site is located in the
University Park planning area and will provide enhanced multimodal connectivity and further
diversify services/retail in the area.
Policy 5
The City shall consistently apply principles of land use compatibility in its determination of land
use designations and appropriateness, optimizing the ability of proposed development to
complement adjoining planned and existing land uses.
Policy 6
All land use development proposals shall be consistent with all applicable land use policies and
standards contained in the General Plan and findings of consistency shall be cited in appropriate
ordinances and resolutions.
Program 7 A
The City shall review and report on the state and efficacy of existing Specific Plans, set forth
recommendations for their updating or retirement, and make recommendations for new Specific
Plans that will facilitate achieving the City's General Plan goals.
Responsible Agency: Community Development Department, Public Works Department, City
Council
Schedule: 2004; Every Three Years Thereafter
Policy 5, Policy 6, Program 7.A: The project requires General Plan and zoning amendments to
revise land use designations in support of the mixed-use development. The project will enforce
development standards consistent and comparable to existing City’s General Plan, zoning and
municipal code requirements, and facilitate the development of a mixed use project, consistent
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with the goals for the University Park area. The implementation of a Specific Plan will assure
cohesive, high quality development with the planning area.
Residential Goals, Policies and Programs
Goal 1
A balanced range of housing types, densities and affordabilities that accommodate existing and
future residents across all socio-economic sectors of the community.
Goal 3
Residential neighborhoods that are thoughtfully integrated with community parks and schools,
and have convenient and appropriately located access to employment centers and commercial
services.
Policy 1
The City shall strive to provide a balanced mix of housing product that thoughtfully responds to
the demands and opportunities associated with the City's strength as a retail commercial center
and major destination and residential resort community.
Policy 2
Residential land use planning in developing areas shall preserve neighborhood character and
assure a consistent and compatible residential land use pattern.
Program 2 A
The City shall assign and periodically review residential land use designations to assure that
related General Plan goals, including preservation of developed and developing neighborhoods,
are met.
Responsible Agency: City Council, Planning Commission, Community Development
Department.
Schedule: Ongoing; every five years.
Program 2 B
Consistently apply the City’s discretionary powers and development review process to assure
that subdivision and development plans are compatible with existing residential areas.
Responsible Agency: Community Development Department.
Schedule: Continuous
Policy 4
Within master-planned developments, phased implementation shall be consistent with and
adhere to the maximum overall densities approved for the entire development.
Policy 8
Low income/affordable housing shall not be located within one area of the community, but shall
be dispersed where feasible, appropriate, and compatible with surrounding land uses.
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Program 8.A
The City shall monitor the amount of low income housing available and make best efforts to
meet State requirements for providing such housing types.
Responsible Agency: City Council, Planning Commission, Community Development
Department; Redevelopment Agency
Schedule: Continuous
Goal 1, Goal 3, Policy 1, Policy 2, Program 2.A, Program 2.B, Policy 4, Policy 8, Program 8.A:
The project offers a housing mix of single-family, multi-family, and affordable multi-family
housing, integrated into a larger mixed-use development that offers commercial/business
services, recreational amenities, and employment opportunities. The project is consistent with
the City’s goals to diversify housing options and provide affordable opportunities to low income
residents. All development will be subject to design requirements and standards that are
consistent and comparable to those of the City’s General Plan, Zoning Code, and Municipal
Code, to ensure a cohesive design and community character throughout the planning area.
Policy 9
Within the University Park planning area, the City shall uniformly apply a "High Density
Overlay" designation to all lands designated for Medium Density Residential (R-M)
development to provide the opportunity to develop at R-H densities in compliance with specific
performance criteria.
Program 9.A
The "High Density Overlay" development standards assigned to allow development of R-H
(High Density Residential, 10-22 du/ac) on any R-M lands within the University Park planning
area shall be further elaborated and incorporated into the City Zoning/Development Code and
shall be consistent with the following performance criteria.
1. The percentage of residential units, whether single or multi-family, that shall be available for
homeownership.
2. High density residential neighborhoods shall be located in proximity and have convenient
access to public transportation.
3. High density residential development shall be located in proximity to schools, parks and
commercial services, which shall be accessible by means of non-motorized vehicle routes.
4. The percent of proposed high-density units to be reserved to meet the affordable housing
needs of the community.
5. Adequacy and usability of landscaped open space planned internal and integral to the design
of high-density developments.
6. Development plans reflecting creative and innovative design in site planning, building design
and landscape treatment, consistent with the General Plan Community Design Element.
7. Development proposals with high-density residential units shall include analyses of the
potential fiscal impacts of the development.
Responsible Agency: City Council, Planning Commission, Community Development
Department; Redevelopment Agency
Schedule: 2004; On-going
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Policy 9, Program 9.A: The project offers 25 acres (up to 550 units) of High Density Residential
and 38 acres of single family residential in the University Park planning area. The project
improves walkability, provides commercial mixed-use in proximity to housing, and is located in
proximity to public transportation. Planning Area 8 (10 acres of high dentistry residential) is
expected to be developed as an affordable housing project. Development of the project will result
in high quality, more intense residential development consistent with the plans for the University
Park area.
Commercial Goals, Policies and Programs
Goal 1
An integrated and complementary mix of commercial land uses that meet the day-to-day needs
of local residents, fully exploit opportunities to serve the regional retail commercial market, and
provide hospitality and tourist commercial development opportunities.
Goal 2
A pattern of commercial land uses conveniently and appropriately distributed throughout the
City, meeting the community’s needs while minimizing the disruption to or incompatibilities
with other land uses.
Policy 1
Sufficient lands shall be designated to provide a full range of conveniently located convenience,
neighborhood, regional and tourist commercial services to the residents and visitors of the
community and surrounding areas for present and future years.
Policy 3
The City shall encourage lot consolidation and integrated development planning wherever
possible, with special emphasis along the Monterey Avenue and Cook Street corridors, as well as
in the University Park planning area. Subdivisions shall be consistent with and complement the
development of City's coherent master land use plans.
Policy 4
The City's Land Use Plan shall take full advantage of the potential for University-related
commercial needs and/or development opportunities, including direct and indirect inducements
for complementary commercial development.
Goal 1, Goal 2, Policy 1, Policy 2, Policy 3, Policy 4: The project provides approximately
550,000 square feet of commercial space within a mixed-use development that also includes
residential, business, and park land uses. The project encourages economic growth and meets
the housing and commercial service needs of the planning area, including University Park and
the CalState campus. The project is located in proximity to the Interstate-10 freeway, which
facilitates regional access to services and job opportunities to surrounding communities.
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Industrial Goals, Policies and Programs
Goal 1
Appropriately located and served lands that provide for the development of business parks and
non-polluting industrial uses, and which assure compatible integration with other, non-industrial
land uses.
Policy 1
Provide adequate and appropriate lands designated for business park/industrial uses to provide a
sufficient range of industrial development that is compatible with and complementary to local
needs and opportunities.
Policy 3
To enhance the efficient use and integration of industrial lands in the University Park Village
planning area, the City shall prepare the University Park Plan, which assures land use
compatibilities and provides master plans for the extension of roadways, drainage facilities,
utilities and other infrastructure.
Program 3 A
As an integral part of the University Park Plan, the City shall fully assess and integrate business
park and industrial lands and shall develop and adopt circulation, infrastructure, drainage and
development standards and guidelines to assure efficient industrial development consistent with
the character and quality of the planning area and community.
Responsible Agency: City Council, Planning Commission, Community Development
Department
Schedule: Continuous
Policy 4
The City shall seek to facilitate appropriate business park/industrial land uses for which the area
is particularly suited and encourage those industries to take advantage of the local labor force
and markets with which the City has a comparative advantage.
Program 4 A
In cooperation with property owners, local colleges and universities, Chamber of Commerce, as
well as other private interests, the City shall support development of business parks and
industrial lands through coordinated joint efforts.
Responsible Agency: Private Owners; Community Development Department, Redevelopment
Agency; Chamber of Commerce, CalState, UCR, COD
Schedule: Continuous
Policy 1, Policy 3 and Program 3.A Policy 4, Program 4.A: The proposed project offers 10 acres
of business park/service industrial lands and is located in the University Park planning area.
The proposed project will offer access to services and job opportunities for residents of the
project, residents of the University Park planning area, and users of CalState University located
less than one mile southeast of the project. The project will be compatible with surrounding uses,
including University Park, and adhere to applicable development standards and guidelines.
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Noise Element
Policy 1
Noise sensitive uses, including residential neighborhoods, schools, congregate care facilities,
libraries, churches, resorts, wildlife habitat, and community open space shall be protected from
potentially significant sources of community noise.
Program 1.C
Where noise mitigation measures are required to achieve the City’s noise limit standards, the
emphasis of such measures shall be placed upon site planning and project design. On a project-
specific basis, the use of noise barriers shall be considered as a means of achieving the noise
standards only after all other practical design-related noise mitigation measures have been
integrated into the project building
Responsible Agency: Planning Department
Schedule: Continuous
Policy 2
Encourage proposed large-scale or mixed use developments with the potential to generate
substantial noise to be planned and designed to minimize noise impacts on nearby noise-sensitive
land uses.
Program 2.A
Use Specific Plans and other master planning processes, and the development review process to
assure the appropriate use of buffers, building setbacks and orientation, walls and other
acoustical barriers between noise sources and sensitive land uses. Walls and other acoustical
barriers shall be designed to be as visually pleasing as possible, incorporating landscaping,
variations in color and patterns, and/or changes in texture or building materials.
Responsible Agency: Planning Department; Planning Commission, City Council
Schedule: Project-specific; Ongoing.
Program 2.B
Noise created by new transportation improvements, including new or expanded roadways and
railroad improvement projects located near sensitive land uses, shall be mitigated to the greatest
extent practicable to assure that the noise environment on adjoining lands is compatible with the
City’s Noise Control Ordinance for outdoor living/activity areas and for interior spaces.
Responsible Agency: Planning Department, Planning Commission, City Council
Schedule: Immediate; Continuous.
Program 2.C
The City shall encourage developers in potentially noisy areas to explore and utilize innovative
site planning, building and materials technology to mitigate environmental noise and enhance
living and work environments.
Responsible Agency: Planning Department, Public Works Department, Building and Safety
Department
Schedule: Project-specific; Ongoing.
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Policy 3
The potential for long-term and project-specific land use patterns, traffic distribution, and
individual development to generate adverse and incompatible noise impacts shall be assessed,
and significant impacts shall be appropriately mitigated.
Policy 4
Project designs shall include measures that assure that residential interior noise exposures do not
exceed 45 dB CNEL levels and otherwise comply with State of California noise insulation
standards as defined in Title 25 (California Noise Insulation Standards).
Policy 1, Program 1.C, , Policy 2, Program 2.A-Program 2.C, Policy 3 and Policy 4: The project
land use distribution has been designed to place the least sensitive noise receptors closest to the
railroad right away, providing a buffer to the more sensitive residential land uses. A Noise
Impact Analysis was prepared for the proposed project as part of the CEQA Initial Study
process. The Initial Study provides minimization measures, design recommendations, and
mitigation measures to ensure the City’s noise limit standards are achieved. This includes the
use of acoustical barriers, building setbacks, building orientation, and/or noise reducing
building design strategies.
Parks and Recreation Element
Goal 1
A high-quality public park system that meets the City’s active and passive recreation needs with
adequate land and facilities to provide an appropriate mix of recreational facilities and activities
for the City’s residents.
Goal 2
A comprehensive urban and open space trails network to meet the hiking, biking and equestrian
needs of the City’s residents and visitors.
Goal 2: The Specific Plan includes a 27 acre community park site that will provide recreational
opportunities for not only the project site, but the surrounding neighborhoods as well. Individual
projects within the Specific Plan will also include parks, playgrounds, public plazas and other
community gathering places to create additional recreational opportunities.
The proposed project supports the development of urban trails. The City’s Mid-Valley Bike Plan
includes a bicycle path along the northern boundary of the project, which will connect to
Planning Area 9 and Portola Avenue. Final alignment and full build out of the bike path will be
part of the proposed project.
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Policy 3
Assure that new residential developments provide adequate on-site recreational and open space
amenities consistent with the values and standards of the community and the needs of new
development.
Program 3.A
On a case-by-case basis, evaluate the need for and appropriateness of requiring intra-project park
and recreation amenities that address the on-site needs of residents within new residential
developments.
Responsible Agency: Community Development Department, Parks and Recreation Commission,
City Council
Schedule: Immediate; Continuous
Policy 3, Program 3.A: All proposed residential developments (planning areas 1, 7, and 8) will
adhere to the City’s standards and recommendations for dedication of on-site open space and
recreational amenities. Parks and open space areas will have proper lighting, fencing, and other
improvements to ensure the safety of park patrons and surrounding land uses. Landscaping and
turfed areas will be designed in accordance with applicable City water conservation strategies,
including but not limited to reduced turf areas, drought tolerant plant palettes, and high
efficiency irrigation systems.
Policy 4
Utilize the lands within the north area of the city limits, between Cook Street and Monterey
Avenue for additional park space, and include a plan for an urban park abutting or in the
immediate vicinity of the CalState University campus and appropriate school districts.
Program 4.A
Pursue and encourage master-planned land uses in the north area of the city limits that
incorporate parks and other open space areas appropriate for recreational uses, which
complement CalState University facilities and provide easy and safe access from surrounding
neighborhoods.
Responsible Agency: Community Development Department
Schedule: Immediate; Continuous
Policy 4, Program 4.A: The project will add a 27-acre City park in the northern portion of the
City just west of Cook Street, which is in the recommended area for additional park space as
stated in Policy 4. The proposed park will provide additional recreational/open space facilities
to the University and surrounding neighborhoods.
Water Resources Element
Policy 1
To the greatest extent practical, the City shall continue to encourage the use of drought-tolerant,
low water consuming landscaping as a means of reducing overall and per capita water demand.
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Program 1.A
Continue to implement the City’s Water Efficient Landscape Ordinance to optimize conservation
and comply with State Assembly Bill 325 (AB 325), by requiring the use of native and other
drought-tolerant planting materials and efficient irrigation systems.
Responsible Agency: Public Works Department, Community Development Department, CVWD
Schedule: Continuous
Policy 1, Program 1.A: The project will be required to use drought tolerant landscape and limit
the amount of turf to the greatest extant possible. A Water Supply Assessment was prepared for
the proposed project under the assumption that such drought tolerant landscaping measures
were in place. The City’s Water Efficient Landscape Ordinance will be strictly enforced.
Policy 2
The City shall encourage, facilitate and/or require the use of water conserving appliances and
fixtures in all new development, as required by state law.
Policy 2: Buildings within the proposed development will be equipped with water-conserving
technologies and appliances including low-flow toilets, showerheads, and faucets. The project
will be developed in accordance with current state Building Codes and Title 24 codes.
Policy 4
Encourage or require that all existing and new development be connected to the sewage
treatment system of the Coachella Valley Water District.
Policy 4: The proposed project will connect to CVWD’s existing 18” sanitary sewer and 18”
water lines in Gerald Ford Drive.
Policy 5
The City shall provide direction and guidelines for the development of on-site storm water
retention facilities consistent with local and regional drainage plans and community design
standards.
Program 5.A
Establish and enforce regulations and guidelines for the development and maintenance of
project-specific on-site retention/detention basins, which implement the NPDES program,
enhance groundwater recharge, complement regional flood control facilities, and address
applicable community design policies.
Responsible Agency: Public Works Department, Community Development Department
Schedule: Continuous
Policy 5, Program 5.A: The Specific Plan area’s stormwater drainage plan comprehensively
addresses the flood protection of all development areas, and master plans a drainage system that
uses a combination of retention basins throughout the Plan area for storage and retention. The
drainage plan has been prepared to City standards, and reviewed and approved by City staff.
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Water, Sewer and Utilities Element
Goal 1
A full range of water, sewer and utility facilities and services that safely, adequately and cost-
effectively meet the immediate and long-term needs of the City
Program 1.B
The City and CVWD shall continue and extend their efforts to increase domestic water
conservation by expanding efforts to increase the use of desert landscaping in all development,
and the installation of efficient water-using technologies in new and substantially re-modeled
buildings.
Responsible Agency: Coachella Valley Water District, Public Works Department
Schedule: Ongoing
Program 1.D
To the greatest extent practical, the City and CVWD shall require new development to extend
and connect to sewer lines rather than allow the installation of on-lot septic tanks. In the event
on-lot septic systems are required, development shall be required to install “dry sewers” in
anticipation of future sewer main extensions.
Responsible Agency: Coachella Valley Water District, Public Works Department, RivCo
Environmental health
Schedule: Ongoing
Goal 1, Program 1.B, Program 1.D: All development within the proposed project will be
required to maximize drought tolerant landscaping and minimize turf where possible. The
project will also incorporate high efficiency irrigation methods, and low-flow toilets and faucets.
The project will connect to the existing sewer system and will not allow on-lot septic tanks.
Policy 6
The City understands and proactively supports the wide-spread integration of energy resource
conserving technologies throughout all economic sectors of the community.
Program 6.A
The City shall explore and, as appropriate, implement actions and regulations that facilitate
residential and business conservation strategies and the implementation of technology retrofits of
that substantially increase energy use efficiencies.
Responsible Agency: Community Development & Public Works Departments, SCE, CCG, IID
Schedule: 2004-05, Ongoing
Policy 6, Program 6.A: The project will facilitate residential and business conservation
strategies through use of high efficiency building design, such as lighting, building orientation,
and bathroom and kitchen appliances. The project will be developed in accordance with current
Building Codes and will meet or exceed energy conservation standards.