HomeMy WebLinkAboutPD University Neighborhood Specific Plan Amended 11.16.2023CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | XII
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | XII
Acknowledgements
City Council:
Robert A. Spiegel, Mayor
Jan Harnik, Mayor Pro Tem
Sabby Jonathan, Council Member
Susan Marie Weber, Council Member
Van Tanner, Council Member
Planning Commission:
Kathleen Kelly
Nancy DeLuna
John Greenwood
Joseph Pradetto
Ron Gregory
Sonia Campbell*
Ken Stendell*
The Design and Consultant Team:
Sargent Town Planning
David Sargent, AIA, Principal
Juan Gomez-Novy, Senior Project Manager
Bill Dennis, Consulting Senior Designer
David Day, Consulting Senior Designer
John Baucke, Consulting Development Advisor
Peter VanderWal, Senior Urban Designer
John “JJ” Zanetta, Consulting Illustrator
Yuan Liu, Urban Designer
Gabriel Barreras, Urban Planner
Andrew Petrovsky, Urban Designer*
Raimi + Associates
Matthew Burris, Associate Principal
Melissa Johnson, Planner
Special thanks to the many other officials, Chamber of
Commerce representatives, neighbors and citizens who
participated in the preparation of this plan.
* Indicates person no longer with the listed organization.
City Staff:
Lauri Aylaian, City Manager
John Wohlmuth, City Manager*
Rudy Acosta, Assistant City Manager
Ryan Stendell, Director of Community Development
Martin Alvarez, Economic Development Director Janet
Moore, Finance and Housing Director
Mark Greenwood, Public Works Director
Eric Ceja, Principal Planner
David Hermann, Public Information Officer
Mark Diercks, Transportation Engineer
Tony Bagato, Principal Planner*
Contact:
David Sargent, AIA Sargent Town Planning
706 S. Hill Street, 12th Floor Los Angeles, CA 90014
Office: (213) 599-7980
E-mail: DSargent@SargentTownPlanning.com
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XIII
University Neighborhood
Specific Plan
City of Palm Desert, California
City Council Adopted Ordinance 1312
December 8, 2016
Effective Date:
January 7, 2017
Amended by City Council Ordinance 1404:
November 16, 2023
Prepared for:
City of Palm Desert
Prepared by:
Sargent Town Planning
in association with:
Raimi + Associates
Fehr & Peers
Dudek
Metropolitan Research + Economics
Rincon Consulting
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XIV
Executive Summary
Through the 2013 Envision Palm Desert strategic plan process,
and subsequently during the process of preparing its new 2035
General Plan, the City and community of Palm Desert set a
series of ambitious goals and priorities for the future of Palm
Desert. Those goals and priorities represent a well balanced mix
of continuing past trends while boldly embracing change:
• Continuing a long tradition of high quality desert
neighborhood development while shifting toward
more compact, sustainable, human-scale and
pedestrian-oriented patterns and designs;
• Building upon Palm Desert’s wide reputation as a
center of the arts, elegant shopping and fine
restaurants, while delivering these amenities in the
form of a walkable, sustainable City Center
attached to surrounding neighborhoods;
• Continuing a tradition of higher education while
leveraging new investments in local colleges and
universities to build a more robust local employment
economy rather than relying so heavily on visitors,
vacationers and retirees; and,
• While building new types of active, amenity-rich
neighborhood environments to help attract and
retain young professionals and families, ensure that
these new neighborhoods are also well suited to the
needs of older Palm Desert residents who want to
stay active in their community, but without large
properties to maintain and with more amenities
within easy walking distance of their home.
These new goals and enduring values are addressed
most directly in two specific areas of town: the City Center
near the south end of town, and the University District
near the north end. This Specific Plan provides a vision,
standards, and implementation strategies for the
University Neighborhoods in the westerly half of the
University District.
For the University Neighborhoods, this Specific Plan
provides a brief background and basis for the Plan,
presents a clear vision for the future of this place,
establishes a flexible “framework plan”, public realm plan
and land use plan, and provides development standards,
design guidelines and implementation strategies and
procedures for the phased construction of the neighbor-
hoods. The next few pages provide a concise overview of
the contents of the plan to guide new users to the
information they need.
Chapter 1: Introduction
This chapter provides background information on Palm
Desert and the impetus and policy basis for the
preparation of this Plan. It describes the relationship
between this Plan and the 2035 General Plan. For most
readers, this chapter is interesting but optional reading.
Chapter 2: The Vision
This chapter describes the intended structure and
organization of the Plan area, the intended design
character of its public spaces and private development,
and the maximum quantities of residential and commercial
development planned for this area. Subsequent chapters
describe in some detail the requirements and
recommendations for the design of the many components
and elements of the neighborhoods, and this chapter
focuses on the intended outcomes and how all the pieces
fit together to make complete, beautiful, human-scale
places to live, shop, work and play. This chapter is quite
short and is recommended reading for all users of this
plan. Accordingly, no summary is provided here.
Illustration of mixed-use buildings around the public
square in the Neighborhood Center
Illustration of varied neighborhood housing types around a
neighborhood green
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XV
Very important to note:
“Walkability” a “comfortable walking distance” or variations
thereof used in this Specific Plan are based on an approximate 5-
minute walk, or a 1/4-mile radius for the average person.
Density: The maximum quantities of housing and
commercial development listed in this chapter are based
on a mix of development types, including single-family
detached homes, single-family attached homes, small-
scale multi-family housing types, with mixed-use and
larger multi-family building types in the neighbor-hood
center area(s). The maximum housing numbers listed in
Chapter 2 cannot be attained unless such a mix of types
is provided. Simply dividing the minimum lot size into the
available acreage will not yield the maximum intensity al-
lowed by the plan, since all three neighborhood zones
allow for residential types that provide more than one
dwelling per lot. It is projected that the greatest long-term
value and benefit to the community will be created by
such a mix of housing types.
Chapter 3: Neighborhood Structure
& Public Realm
This chapter defines the street network, block s tructure
and public realm design of the UNSP. The intent is to
provide high levels of connectivity and walkability – and a
seamless network of high quality, human-scale public
space – while allowing a good deal of flexibility in the final
layout of blocks in order to accommodate a variety of
housing types. The public realm will be the unifying
element of the neighborhoods, such that each “phase” or
“project” will have a cohesive urban pattern, design
character and predictable outcome for the City, the Master
Developer(s), future residents, business owners and other
stakeholders.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XVI
Executive Summary (Continued)
A short overview of the main points by section:
3.1 Neighborhood Framework Plan: This describes the
structure of the UNSP, starting with existing and planned
major street that are substantially fixed in their location,
while their final alignment may vary slightly from what is il-
lustrated. Further, it describes how the rest of the
neighborhood streets are to be laid out, most providing
through connections for motorized vehicles, pedestrians
and bicyclists, with some potentially limited to non-
motorized transport modes. Mandatory block formation is
described.
3.2 Subdivision Standards: This section describes in
more detail the requirements for subdividing blocks and
lots, including that some sides of some blocks may be
formed by non-street open spaces of various types. While
quite flexible, the range of open space types that may
form block perimeters is limited to types not dominated by
garages, parking or other service functions - i.e., not
alleys.
3.3 Street Type Standards: This section provides
standards for streets of various types, some intended for
commercial and mixed-use centers, some intended for
neighborhood edges along existing arterial streets, and
the rest a variety of neighborhood street and alley types.
Standards for alleys are also included here, but should not
be confused with streets in terms of defining blocks or
providing frontages for buildings.
3.4 Public Frontages: Public frontages are the band of
land between the vehicular travel lanes of a street and the
frontage line of lots – generally including curbside parking
in some configuration, tree planters, and sidewalks. A
range of options are provided, with the intention of a)
generating variety of streetscape throughout the
neighborhoods, and b) allowing developers and their
design team to calibrate these public frontages to the
intended ground floor use and design character. Please
note that these frontage types are applied to streets along
block perimeters, not to alleys within block interiors.
3.5 Street Tree Plan: This provides a recommended
palette of street trees for the public realm of the UNSP.
3.6 Public Open Space Standards: These standards
define the types and design character of the required
public (or privately owned but publicly accessible) open
spaces throughout the neighborhoods. These open
spaces and the street system are collectively to form a
single, seamless network of pedestrian-oriented public
space. This public space network is intended to provide
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XVII
addresses and frontages for the buildings within the
neighborhoods, and does not generally include incidental
open spaces behind buildings or lots, and does not
include service areas or alleys.
Chapter 4: Development Standards
This chapter provides the zoning and development
standards for the Plan. The Regulating Plan is the zoning
map, assigning “urban character zones” to each area.
Like conventional zones, these zones define the range of
permitted uses, development intensities, maximum (and
minimum) building heights, and minimum (and maximum)
setback requirements. Unlike conventional zoning, they
also define intended and required urban form
characteristics.
These standards work in tandem with the Design
Guidelines in Appendix A. The guidelines describe those
characteristics which are flexible and will be determined
through the project design review process. To say they
are flexible is not to say they may be ignored. The
intentions of the vision plan in Chapter 2, the public realm
design intent in Chapter 3, and the private development
design intent and standards in Chapter 4 must be
achieved. The Guidelines in Appendix A allow for flexibility
and creativity in how they are achieved.
The housing types illustrated in the Design Guidelines
represent a range of types that are definitely consistent
with the intentions of the UNSP. They do not, of course,
represent every possible variation, and other types that
meet the primary intentions of this Plan - and
Development Standards in Chapter 4 - may also be
approved through the development design review
process. An additional short presentation of a range of
specific housing types that the Plan enables and
encourages are provided at the end of this Executive
Summary.
To provide additional clarity, the primary design principles
and strategies underlying the Development Standards,
Design Guidelines, and the housing types illustrated
below include:
• Each building - each dwelling in the case of single-
family detached or attached types - should face a
street, green, courtyard, paseo, or other public or
semi-public open space. Such spaces do not
include alleys, parking lots or other service and
parking areas.
• Buildings may be permitted exceptions to face away
from a street, green park. only in cases of severe
terrain. Each residential building frontage is defined
by a front yard of some type, shallower in the NC
and NM zones and a bit deeper in the NL zone.
Porches, stoops and other projections welcoming
the visitor may project into those required yard
areas as defined in Chapter 4.
• Each residential building frontage should be
predominantly oriented and scaled to the
pedestrian. The Development Standards and
Design Guidelines are intended and calibrated to
ensure that no more than approximately 1/3 of any
building frontage is devoted to garage access or
front yard parking.
• Each single-family dwelling - whether detached or
attached - is required to have some private outdoor
living space, in the form of a back yard, a side yard,
or courtyard, as defined in Chapter 4 and further
detailed in Appendix A.6. This requirement arises
from the long Palm Desert tradition of indoor/
outdoor living, adapting the local tradition of very
large yards to a more compact form allowing for
very small, shady, wind-protected courts and patios
as well as more expansive yards.
• Private outdoor spaces in the form of patios and
balconies are encouraged but not required for multi-
family buildings. Semi-private shared outdoor
spaces in the form of courtyards and roof terraces
are strongly encouraged, but not required.
It is worth mentioning one more time here, that the maxi-
mum development capacities identified in Chapter 2
cannot be achieved without providing a mix of single-
family and multi-family housing types as described in
Chapter 4 and Appendix A. Such a mixture is
recommended by the General Plan, and within the UNSP
area may not be implemented by constructing those
varied housing types within separate, walled “projects”.
It is anticipated that home builders of specific neighbor-
hood areas may be motivated to maximize the number of
single-family detached homes. The numbers listed in
Chapter 2 cannot be reached with single-family detached
housing alone. Nor is it intended that any one type of
housing will be built continuously within a larger area of
the plan.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XVIII
Executive Summary (Continued)
Recommended lot sizes, housing types, and mixtures of
housing types are described in Appendix A, Design
Guidelines, and will be enforced through the project
design review process. It is strongly recommended that
builders review these requirements carefully with City
staff prior to coming to any conclusions regarding the
numbers and types of housing units that can be built
in any portion of the Plan area.
Chapter 5: Infrastructure & Public
Services
While Chapter 3 defines and describes the structure and
design character of the street and open space network of
the Plan, Chapter 5 describes its functional characteristics
and systems, including transportation/circulation, grading,
utility systems, and other public services. Most of this
information is quite straightforward, and should be
carefully reviewed by developers and their design team,
and dis- cussed with City staff.
Section 5.6 includes some quite specific standards for
utility entrances and building services and will be of
interest to developers and builders. These standards are
focused on maintaining a high visual quality of all
streetscapes and building frontages by ensuring that any
above ground equipment is located along alleys or toward
the rear of the lot, rather than being located along streets
and in front yards.
Chapter 6: Implementation
This chapter defines development strategies, processes
and procedures, including the development review
process and the approach to infrastructure coordination
and financing. This is important reading for any
prospective developers, investors and builders.
Of particular interest will be the Precise Plan process as
defined in Section 6.7. This is the process whereby each
phase and Planning Sub-Area of the UNSP will be
coordinated with and connected to all others, to ensure a
well connected, cohesive and seamless urban design
throughout the Plan area. This process will generally be
completed concurrently with tentative map applications,
and coordinates the design of the street and open space
network, block and lot structure, assignment of building
types to blocks and lots, and preparation of a Landscape
Master Plan for the public realm of the affected Planning
Sub-Area(s).
Appendix A: Design Guidelines
As noted above in relation to Chapter 4, these guidelines
are coordinate with and intended for use in tandem with
the Development Standards in Chapter 4. The guidelines
include explanations and guidance for the design of
housing, commercial and mixed-use development, and
related site and open space improvements that are
consistent with the vision and intent of the Plan. The
guidelines are organized into the following sections, so
that developers, builders and members of their design
team can focus their attention on the subjects most
relevant to their proposed development type(s).
A.1 Neighborhoods and Housing: This section
describes and provides guidelines for the design of a wide
range of neighborhood housing types. It is intended and
permitted that these types – subject to the stated
conditions – may be mixed quite freely within many
neighborhood areas, with larger and smaller single family
homes sharing a block or a street, with attached and
detached housing types built nearby one another, and
small scale multi-family housing types built adjacent to or
nearby single-family housing.
A.2 Neighborhood Housing Types: These guidelines
describe in some detail a palette of the neighborhood
housing types mentioned above. The guidelines include
characteristic and recommended building sizes, building
massing, means of pedestrian and vehicular access,
frontage design, on-site yard space, and other important
design considerations. It is important to note that the
access and frontage design standards of this Plan
require that all housing types front onto a street,
green, park, paseo or other pedestrian-oriented open
space. The enumerated housing types are
recommended, but are not expected to describe every
possible type or configuration. Other types may surely be
proposed, and as long as they have characteristics of
size, scale, massing, access, open space that are similar
to and compatible with those described in Chapter 4 and
Appendix A for the subject area, they can be reviewed
and approved through the project design review process.
A.3 Neighborhood Center Guidelines: This section
describes and provides guidelines for the design of
commercial, mixed-use and multi-family building types for
the Neighborhood Center zone. These building types are
closely coordinated with the Street Types and Public
Frontage Types of Chapter 3, and the Private Frontage
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XIX
Types of section A.5, below. These public space and
private development design elements are intended to be
combined and coordinated in a variety of ways, providing
both flexibility of use and design expression while
ensuring a good degree of cohesion, in order to generate
a unified and coherent public realm.
A.4 Neighborhood Center Building Types: As with the
guidelines in section A.2 do for neighborhood housing
types, these guidelines describe a range of commercial,
mixed- use and multi-family building types. Other types
may be considered, but all buildings in Neighborhood
Centers must meet the design intent of Chapter 2, must
support the public intent of Chapter 3, must meet the
standards of Chapter 4, and be consistent with the intent
and guidelines of Appendices A.3 and A.4.
A.5 Private Frontage Types: These guidelines address
the most important single topic in this Plan – the manner
in which each building fronts toward and attaches to the
public realm. These frontages – individually and
collectively – define not only the visual character of the
Plan area, but also the degrees of privacy neighborhood
residents and prominence for neighborhood center
business. They are the key to making the public realm a
pleasure to walk in, play in, and meet neighbors in, rather
than simple utilitarian, auto-oriented streets.
A.6 On-site Open Space: These guidelines provide
direction for the design of yards, courts, balconies and
other on-site open spaces. This is a critically important
section for builders and developers to review carefully, as
one of the key intentions of the UNSP is that housing be
provided with private and semi-private open spaces that
are high in quality and generally modest in size. This
intention is a direct response to the observation that
housing trends in Palm Desert have moved recently from
a tradition of very large private yards and large houses on
large lots, to a new trend of fairly large houses on very
small lots with little or no us- able private yard space.
This trend has skipped right over the long American and
California traditions of small, beautiful yards and courts for
small, medium or large dwellings. These yards and courts
are the spaces that enable the iconic Southern California
indoor-outdoor lifestyle. In most cases, these required
outdoor spaces take on the scale and character of
generous “outdoor rooms” rather than expansive
landscaped play areas. The large landscaped yards and
swimming pools that characterize the heritage of Palm
Desert housing are certainly allowed by this Plan, but they
are not required. Houses packed tight together with no
yard spaces, on the other hand, are not allowed.
A.7 Architectural Guidelines: These guidelines provide
recommendations for the design of all buildings within the
Plan area. Specifically, they provide direction for the
materials, configurations, detailing and colors of walls,
openings, projections, roofs, and other building elements.
The essence of the design intentions is that buildings be
simple, elegant, permanent, and reflective of and in
harmony with their immediate neighborhood context, the
University District context, and with the unique desert city
environment of Palm Desert.
These guidelines to not require any particular architectural
styles, but do suggest that architectural character relate
to the Southern California and Coachella Valley heritage.
Architecture may, but need not, adhere to any previously
defined architectural style, but if such a style is selected it
must be done well and with some rigor. Reinterpretations
of defined styles should be done with high levels of skill
and caution.
Specifically recommended architectural attributes (and
styles) include:
• Simple, solid, masonry (or stucco simulating
masonry construction) architectural expression,
consistent with permanence in a harsh desert
climate;
• Permanent, sustainable materials that age
gracefully and weather well in Palm Desert’s harsh
climate.
• Deeply shaded openings and shaded outdoor
spaces, consistent with environmental sustainability
in a desert climate, and buildings where indoor and
outdoor rooms flow seamlessly together;
• Architecture based on the traditions of Spanish
Revival, Palm Desert Ranch, Mid-Century Modern,
and Contemporary styles are specifically
recommended.
Architecture that combines elements from multiple styles
are specifically and strongly discouraged.
A.8 Signage Guidelines: These guidelines provide
direction for the design of signage and lettering on
buildings.
A.9 Sustainability Design Guidelines: All of the
standards and guidelines in this Plan are informed by and
aimed at considerations of long-term sustainability. The
basic structure and organization of the plan and the
design of its public realm are aimed directly at reducing
automobile travel demand by bringing many daily and
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XX
weekly destinations within walking or biking distance of
residences, and providing a safe and comfortable
environment that encourages the use of active
transportation modes and a healthy outdoor lifestyle. The
development standards and design guidelines for streets,
public open spaces, and private development are all
aimed at making sustainable places populated by
sustainable buildings that reduce the rate of consumption
of non-renewable resources such as petroleum, clean
water, clean air, and land.
Because of the strong emphasis that the 2035 General
Plan places on sustainable place-making, these brief
guidelines highlight specific strategies and
recommendations for assuring the long-term sustainability
of the University Neighborhoods, recommending
measures to reduce the per capita rates of consumption
of energy, water, land, and building materials.
Examples of Recommended Housing Types
The following common housing types are enabled an d
encouraged by the Development Standards and Design
Guidelines of this Plan. Those presented here - and in the
Design Guidelines - illustrate recommended typologies, of
which many variations are possible.
Single-Family Detached House (Street-Load)
Lot widths of 55’ or more, with face of garage set back
behind the principal facade.
Single-Family Detached House (Alley-Load)
Lot widths of 33’ or more. Second units (carriage units) al-
lowed in addition to house.
Single-Family Attached House (Alley-Load)
Lot widths of 22’ or more.
Neighborhood-Scale Multi-Family Housing (Alley-Load)
Single-Family or Multi-Family Courtyard/Paseo
Housing (Alley-Load)
Apartment buildings, rowhouses, and detached cottages
organized around and fronting a shared, semi-private
court- yard, garden or paseo.
Neighborhood Center Multi-Family Housing (Alley-
Load)
Neighborhood Center Mixed-Use Buildings (Alley-
Load) These are very similar to neighborhood center
multi-family buildings, except that the ground floor uses
and frontage types are designed for commercial use.
These include live- work buildings in which one dwelling is
provided over one commercial flex space.
Examples of Discouraged Housing Types
For the most part this Plan provides positive direction for
the design and development of the University Neighbor-
hoods, rather than focusing on what is not allowed or not
recommended. However, because the vision for these
neighborhoods is specific to Palm Desert - and to this
particular part of Palm Desert - some housing types and
some public space types that are fine in other
communities or in other parts of Palm Desert do not
contribute to this specific vision and accordingly are not
recommended or disallowed.
This Plan is not just a policy plan, it is a physical design
plan for this particular area, albeit a very flexible one.
Accordingly some elements are required and some are
disallowed or strongly discouraged.
The primary characteristics of discouraged housing types
are essentially the converse of those for recommended
housing types. Specifically:
• Buildings - dwellings in the case of single-family
detached or attached types - that do not face and
take primary pedestrian access from a street,
green, courtyard, paseo, or other public or semi-
public open space. Such spaces do not include
alleys, parking lots or other service and parking
areas.
• Buildings or lots that turn their backs to a street,
park, green or other public open space.
• Buildings with frontages that do not include a front
yard of some type, except for mixed-use buildings in
the NC Zone provided with non-residential ground
floor frontage types.
• Buildings with frontages that are not predominantly
oriented and scaled to the pedestrian - with more
than approximately 1/3 of any building frontage
devoted to garage access or front yard parking
areas.
• Buildings that do not provide some private outdoor
living space, in the form of a back yard, a side yard,
or court yard, as defined in Chapter 4.
Garage-Front Single-Family Detached or Attached
House In configurations where more than 1/3 of the
frontage is occupied with garage doors and front-yard
parking. Houses with less than 55’ of street frontage may
be approved upon the finding that less than 1/3 of the
frontage is devoted to driveways and garages.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XXI
Alley-Facing Single-Family Detached or Attached
House The three key characteristics of alleys that
distinguish them from streets are: a) lack of sidewalks that
are separated from the vehicular way, b) lack of visitor
parking, and c) the pre- dominance of garages and
vehicular access over pedestrian access.
Suburban Multi-Family Housing
Multi-family building types that turn their backs to a street,
or within a gated compound with perimeter security
fencing. Multi-family housing types that front the street
with shared semi-private courtyards may gate the
courtyards, provided that the courtyards are easily
accessible by visitors throughout the day and into the
evening.
Appendix B: Landscape Guidelines
This final section provides landscape design guidelines.
These are primarily aimed at the landscape and
hardscape of private yards, courts and gardens, but they
are also applicable to the landscapes and hardscapes of
public frontages, streets and public open spaces.
Parallel to the architectural guidelines, the focus of the
land- scape guidelines is on sustainable materials –
landscape that requires little water and relatively little
grooming and maintenance, hardscape and wall materials
that develop a patina of age rather than crumbling or
flaking over time – simply, elegantly and composed to
form beautiful, comfort- able spaces for human habitation.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XXII
Table of Contents
1. Introduction
1.1 The Specific Plan Context ................................. 1-2
1.2 The Specific Plan Area ...................................... 1-3
1.3 Palm Desert: Past and Present ......................... 1-4
1.4 Relationship to the 2035 General Plan ............. 1-5
1.5 Plan Preparation Process ................................. 1-6
1.6 Existing Conditions ............................................ 1-8
1.7 Land Use Goals, Policies and Programs ........ 1-10
2. The Vision
2.1 The Opportunity ................................................ 2-2
2.2 Context & Organization ..................................... 2-3
2.3 Regulatory Approach ...................................... 2-12
2.4 The Public Realm ............................................ 2-16
2.5 Sustainability ................................................... 2-19
3. Neighborhood Structure & Public
Realm Standards
3.1 Neighborhood Framework Plan ........................ 3-2
3.2 Subdivision Standards ...................................... 3-4
3.3 Street Type Standards .................................... 3-14
3.4 Public Frontage Standards.............................. 3-24
3.5 Street Landscape Standards .......................... 3-37
3.6 Public Open Space Standards ........................ 3-47
4. Development Standards
4.1 Purpose and Applicability .................................. 4-3
4.2 Regulating Plan and Zones ............................... 4-4
A Neighborhood Low (NL) zone ..................... 4-6
B Neighborhood Medium (NM) Zone ............. 4-8
C Neighborhood Center (NC) Zone ............. 4-10
Professional/Medical Overlay ................ 4-10
D Open Space (OS) Zone ............................ 4-13
4.3 Allowed Land Uses ......................................... 4-14
4.4 Development Standards .................................. 4-16
5.0 Infrastructure and Public Services
5.1 Transportation ................................................... 5-2
5.2 Shared Parking ................................................. 5-9
5.3 Water ............................................................... 5-11
5.4 Wastewater ..................................................... 5-13
5.5 Dry Utilities ...................................................... 5-16
5.6 Service & Utility Placement Standards ........... 5-17
5.7 Storm Drainage and Grading .......................... 5-22
5.8 Primary & Secondary Schools ......................... 5-24
5.9 Colleges & Universities ................................... 5-25
5.10 Parks and Recreation ...................................... 5-26
5.11 Emergency Services ....................................... 5-27
6.0 Implementation
6.1 Purpose and Applicability .................................. 6-2
6.2 UNSP Regulatory Approach .............................. 6-2
6.3 Schedule and Phasing ...................................... 6-2
6.4 Infrastructure and Public Facilities .................... 6-4
6.5 Financing Plan ................................................... 6-4
6.6 Approvals, Amendments and Changes ............. 6-5
6.7 Precise Plans..................................................... 6-7
6.8 Submission, Review and Approval of Tentative and Final Subdivision Maps 6-8
Appendices
A. Design Guidelines
A.1 Neighborhoods and Housing Guidelines ........... A-2
A.2 Neighborhood Housing Types ......................... A-12
A.3 Neighborhood Center Guidelines .................... A-32
A.4 Neighborhood Center Building Types ............. A-43
A.5 Private Frontage Design Guidelines ............... A-61
A.6 On-Site Open Space ....................................... A-77
A.7 Architectural Guidelines .................................. A-93
A.8 Signage ......................................................... A-133
A.9 Sustainable Design Guidelines ..................... A-150
B. Landscape Guidelines
B.1 General Landscape Guidelines ......................... B-2
B.2 Recommended Species .................................. B-18
B.3 Additional Potentially Appropriate Species ..... B-24
C. Glossary
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023| XXIII
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| November 16, 2023 | 1-1
1.0 Introduction
This University Neighborhood Specific Plan (“UNSP”, “Plan”) was
prepared in conformance with Government Code §§ 65451, et seq.
Adopted per the requirements of the Palm Desert Municipal Code
(“PDMC”), and other applicable laws, the UNSP sets forth the
regulations for the identified UNSP area. The UNSP is comprised of
approximately 400 acres, and provides for the development of a new,
mixed-use community adjacent to planned campuses for California State
University San Bernardino and the University of California Riverside. The
overall goal is to provide a variety of housing options, business
opportunities, and open spaces that stimulate residential and
commercial activity and economic development throughout the City of
Palm Desert.
The UNSP was prepared to translate and clarify the policies and
intentions of the 2035 General Plan as they relate to this Plan area and
to guide and shape its development. As a regulatory document, the
UNSP provides a means of implementing the 2035 General Plan, and all
future development within the UNSP boundaries must be consistent with
the standards set forth in this document.
The UNSP is compatible and consistent with the goals and policies
outlined in the 2035 General Plan, and will further the goals and policies
of the General Plan as more fully described in Section 1.7.
Section Page
1.1 The Specific Plan 1-2
1.2. The Specific Plan Area 1-3
1.3 Palm Desert: Past and
Present 1-4
1.4. Relationship to the
2035 General Plan 1-5
1.5 Plan Preparation
Process 1-6
1.6. Existing Conditions 1-8
1.7. Land Use Goals, Policies
and Programs 1-10
SECTION 1.1 | THE SPECIFIC PLAN CONTEXT
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1.1 The Specific Plan Context
A. Regional Location & Context
The City of Palm Desert is located in the geographic
center of the Coachella Valley in Riverside County (Figure
1.1).
Incorporated in 1973, Palm Desert has grown steadily
since the original 1940s townsite to its current footprint of
over 27 square miles. A regional destination for shopping,
dining, entertainment, recreation and desert living, Palm
Desert retains its small town ambiance and community-
focused lifestyle.
Through the Strategic Plan and 2035 General Plan
Update process, the community identified opportunities to
re- center its civic life around activity centers in the city
center areas of Highway 111 and the University District in
north Palm Desert.
The UNSP area is located on the northern edge of the
City, south of Interstate 10 (Figure 1.2). This Specific Plan
includes comprehensive development standards and
implementation and financing measures to ensure the
creation of a vibrant, livable community with readily
accessible amenities and attractive streetscapes and
public places.
INTRODUCTION | CHAPTER 1
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1.2 The Specific Plan Area
Specific Plan Area Location & Boundaries
The UNSP covers approximately 400 acres within the City
limits, 3 miles north of the City’s center and civic core. The
Plan Area - a part of the larger University District - is
bordered by Gerald Ford Drive on the north, Frank Sinatra
Drive on the south, Portola Avenue on the west, and
College Drive and Technology Drive on the east. Lying to
the south of the I-10 Freeway, the University District is a
primary gateway in the City of Palm Desert and the larger
Coachella Valley.
The UNSP area is approximately 280 feet above sea level
along Frank Sinatra Drive (southern edge), with a gradual
100-foot decline traveling north towards Gerald Ford
Drive. The UNSP area is bound by:
• The partially developed Millennium Specific Plan
area to the north of Gerald Ford Drive, planned for
mixed- use development;
• Existing commercial and multi-family development
to the east of College Drive;
• The University of California Riverside Palm Desert
Campus (±35 acres) and planned Cal State
University San Bernardino Planning Area (±155
acres) to the east of Cook Street;
• Desert Willow Golf Resort to the South of Frank
Sinatra Drive; and,
• Single-family housing and vacant land to the west of
Portola Avenue.
The planning and design of the UNSP area incorporates
the major streets and infrastructure previously constructed
per the “University Park Plan”, adopted by a General Plan
Revision (Community Facilities District 2005-1). The
existing collector streets (College Drive, University Park
Drive, Technology Drive and Pacific Avenue) and related
backbone infrastructure were constructed between 2006
and 2007. However, the subsequent economic recession
prevented completion of the University Park and
Neighborhood area.
Since 2007, the UNSP area has remained largely
undeveloped, with the exception two community parks
that together total 5 acres.
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1.3 Palm Desert: Past and Present
A. Palm Desert Beginnings
The original Palm Desert Townsite was founded in 1935.
Designed by Beverly Hills landscape architect, Charles
Gibbs Adams, the townsite included wide landscaped
boulevards, large lots, and a central reservoir that served
as a swimming pool for local resorts. Highway 111 was
also completed around this time.
In 1945, the townsite was sold to Clifford Henderson and
his brothers who founded the 1,600-acre Town of Palm
Desert. The Town quickly became known as a retreat for
celebrities, politicians, and affluent families, anchored by
the Shadow Mountain Club with its cottages, restaurants,
pools and golf courses. At this time, the City’s first
neighborhoods were characterized by interconnected
blocks with large lots, and a network of convenient
walking and biking paths to nearby commercial and retail
areas. The “active desert village” lifestyle became the
major selling point for the City with neighborhoods
comprised of Mid-Century Modern, Spanish Revival,
Ranch and Contemporary architecture.
B. Educational Heritage
Following the City’s early economic growth, Palm Desert
became known as a center for higher education. In 1962,
the College of the Desert was opened to, “…be a center
of collaborations and innovations for educational
enrichment, economic development and quality of life in
the Coachella Valley and surrounding communities.”
Today, the College’s enrollment exceeds 10,000 students,
offering over 90 two- year degrees and certificate
programs.
In 1986, California State University San Bernardino
(CSUSB) selected Palm Desert as a satellite campus
location on land leased from College of the Desert. The
CSUSB campus expanded to 7 buildings by the end of
the 1980s. Anticipating continued growth, CSU Dean
Peter Wilson secured a land donation from the City in
1994 to be a permanent home for the campus. Today, the
CSUSB Palm Desert campus is a regional center for
education enrolling approximately 1,100 undergraduate
and graduate students annually.
C. Past Informing the Present
The University Neighborhoods are intended to merge
many of the essential qualities of Palm Desert’s early
neighbor- hoods with 21st century best practices for
sustainable com- munity development. The core design
principles - walkable, attractive neighborhoods, with
ample connections to open space and neighborhood
centers - are the same.
Through the integration of sustainable neighborhood
design, pedestrian-oriented development and open
space, and adequate ties to the existing community, the
UNSP will elevate and enhance Palm Desert’s historic
role as a center for higher education, cultural institutions,
and economic development in the Coachella Valley.
Aerial of growing Palm Desert Townsite. Photo c. 1950
Early “Palm Village” advertisement features a walkable- bikeable
village. Courtesy of Palm Desert Historical Society.
College of the Desert Gateway, c. 1962
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1.4 Relationship to the 2035 General
Plan
A Specific Plan is a tool for systematic implementation of
the General Plan and must be consistent with the City’s
General Plan (California Government Code Sections
65450 et. seq. - see Figure 1.4). By establishing policies
and standards for development of the area, the UNSP is a
valuable tool that not only implements the goals, policies
and programs of the 2035 General Plan, but also
describes the desired form of a new neighborhood and
provides for orderly development of the area.
Through a detailed analysis, the UNSP has been found to
be consistent with the Goals and Policies of the City of
Palm Desert General Plan, and with the intentions of the
2035 General Plan Update, which envisions the
“University Area” (or “University District”) to be planned
and developed as complete, sustainable neighborhoods,
centers and districts according to the following vision
statement:
The creation of both a California State University and a
University of California campus within Palm Desert is
an enormous economic opportunity for both the City
and the entire Coachella Valley.
The campuses provide the City with new opportunities
for educating residents, attracting new talent to the
valley in the way of both faculty and students, and
attracting investment related to university operations.
The first step towards these opportunities was
completed with the City donating the land for the
campus. Into the future, the City will need to continue
to work with and support the development of the
campus. More importantly, the City will need to ensure
that the lands around the universities are developed in
a way that maximizes connectivity and accessibility.
Through a strategy of connectivity and accessibility,
the City will capitalize on the greatest possible value of
creating a university area. To help achieve this
outcome, the City will also prepare a University
Neighborhood Specific Plan, which will provide
detailed design guidance for the neighborhoods near
the universities and the roads that connect the area
internally and with the rest of the City. (City of Palm
Desert 2035 General Plan, 2015, Vision and Guiding
Principles, p. 8)
The UNSP provides for a flexible and balanced mix of
housing types and other uses within each neighborhood,
and within the larger University District as a whole. Each
of the neighborhood zones defined by the Development
Code (see Chapter 4) identifies the appropriate mix of
housing and/or commercial uses and patterns for their
distribution and interconnection. The zones provide for
appropriate transition between different land uses and
development intensities, employing gradations of scale
and character.
The phasing plan for the proposed UNSP will be
developed by the Master Developer and approved by the
City in accordance with Section 6.3 Implementation
Schedule and Phasing. Phases will be provided to enable
the orderly, incremental development of the infrastructure
and the neighborhood. These neighborhood sub-areas be
further broken down into sub-phases as necessary match
the scale and pace of development to market conditions.
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1.5 Plan Preparation Process
A. Process Overview
To ensure that the University District – beyond simply
meeting the City’s 2035 General Plan objectives – also
provides the types of new opportunities to live, work, shop
and play that meet the needs of the City of Palm Desert’s
existing and future residents, the University Neighbor-
hoods were planned in close coordination with the
preparation of the 2035 General Plan Update, and utilized
a focused engagement process to obtain input from
community stakeholders and adjacent property owners.
With the initiation of this planning effort, the design team
conducted a comprehensive review of existing site
characteristics, previous plans within the Plan Area, the
Envision Palm Desert Strategic Plan, and 2035 General
Plan Update policy direction for the University District.
Initial design concepts were reviewed with City staff and
affected property owners to ensure that they were
relevant to the City of Palm Desert and its residents and
based on accurate information. This preparation included:
• Aerial photography, surveying and entitlement
research for the site and adjoining properties;
• Review of historic maps and photographs of the
City of Palm Desert, identifying the urban design
elements – primarily street types and building types
- that are indigenous to Palm Desert;
• Review of relevant City of Palm Desert General
Plan policies and zoning regulations;
• Review of California Government Code Section
65450 et. seq. for the formation of Specific Plans;
• Review of available environmental data relative to
the University Neighborhood area and surrounding
properties;
• Review of the design and capacity of existing
roadway and utility systems adjoining and serving
the University Neighborhood area;
The planning team worked collaboratively with City staff
and property owners to review and test plan alternatives
and design concepts and to determine the appropriate
development potential of the UNSP area, and presented
these to the General Plan Technical Working Group for
review and input. During these conversations, a wide
range issues related to land use, circulation and access,
economic development, and community design character
were dis- cussed and resolved.
Milestone reviews for the Specific Plan included:
• July 9, 2015, Palm Desert City Council – Plan
Design Principles and Concepts;
• August 18, 2015, Palm Desert Planning
Commission – Plan Design Principles and
Concepts;
• December 18, 2015, General Plan Technical
Working Group overview and discussion of
Administrative Draft Specific Plan;
• Fall 2016, Palm Desert Planning Commission –
Public Draft Plan Review;
• Fall 2016, Palm Desert City Council – Public Draft
Plan Review and adoption;
The feedback and comments received throughout the
plan preparation process guided the revisions and
refinement of the UNSP.
B. Organization of the Specific Plan
Based on the consensus reached by the City Council,
Planning Commission and subsequent meetings, the
design team prepared this Specific Plan. The UNSP is
organized into six sections and appendices that serve as
a reference manual for all future development in the
planning area. The UNSP provides required Development
Standards (Chapter 4) with references to further Design
Guidelines throughout the UNSP document. All topics are
in accordance with the California Government Code for
Specific Plans.
1. Introduction. The introduction describes the intent
and purpose of the Specific Plan and the University
Neighborhood’s context within the City, including an
overview of the Specific Plan’s use as a tool to
implement the City of Palm Desert’s General Plan,
demographics analysis, and existing market
conditions. This section also describes the land-use
goals, policies and programs.
2. The Vision. This section describes and illustrates
the form, character and uses of the UNSP and its
surrounding context - both built and planned - and
explains the underlying design principles.
3. Neighborhood Structure and Public Realm. The
UNSP is essentially a collection of various projects,
neighborhood scales, densities, land uses,
economic opportunities and environmental
challenges. The Neighborhood Structure and Public
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Realm section outlines how urban design
applications will be integrated to promote a
sustainable, cohesive and financially sound Specific
Plan.
The public realm is often defined as the space
between buildings; moreover, it is the space where
a buildings and people are tied together through
streetscapes, blocks, public frontages, parks,
plazas and other open spaces. The public realm is
the space where community interaction happens
and forms public perception.
This section defines the standards that create a
walkable, attractive, safe and desirable community.
Al- together, these strategies will contribute to the
UNSP’s aesthetics, safety, and long-term economic
growth. Topics will include: complete networks and
streets; creating mixed-use buildings and places;
achieving pedestrian- oriented environments.
4. Development Standards. This section describes
the detailed designs of the UNSP, including the
layout and design of streets and blocks, the location
and extent of land uses planned for the area, and
the development standards that will shape new
development. This Specific Plan, unlike some
conventional codes and specific plans, places
primary emphasis on the physical form and
character of new development, with a strong
secondary emphasis on the uses within the
buildings.
Accordingly, the core of the UNSP is Chapter 4, the
Development Standards, a graphically oriented
document that clearly describes the required urban
and architectural design patterns, while also
carefully regulating the uses of the buildings and
lots within the UNSP area. The Development
Standards specify the allowed residential densities
and intensity of the development that may be
achieved under the UNSP. It also describes and
regulates the design of the public space network
that forms the framework and provides the
infrastructure for the University Neighborhood,
focusing on a circulation network that balances the
use of all travel modes, including automobiles,
pedestrians, bicycles, public transit, and other
modes that may come into common use in the
future. The Development Standards are intended to
replace the City’s Zoning Ordinance and Municipal
Code where a conflict occurs. Other sections of the
Municipal Code and Zoning Ordinance remain
unaffected.
5. Infrastructure and Public Services. This chapter
provides a summary of infrastructure systems and
public services necessary to support the UNSP.
6. Implementation. The implementation chapter
describes the steps necessary to schedule, phase,
execute and finance the development of the UNSP.
A. Appendices. The Specific Plan contains the
following three appendices:
App. A Design Guidelines. Recognizing that the
UNSP will be built in phases, this section
defines the visual nature and qualities
that must be incorporated for all projects,
from block-scale to individual homes. The
guidelines outline the building and
housing types, design features, frontages
and landscape elements that constitute a
seamless visual identity and sense of
oneness across the UNSP and its
context.
App. B Landscape Guidelines. These
guidelines discusses how landscaping,
natural elements and environmentally-
conscious designs may be integrated into
the UNSP. Topics covered include
general guidelines applicable to the entire
public realm, design fixtures and
elements such as lighting and street
furniture that in enhance public spaces,
and landscape guidelines for private lots
and on-site development. Finally, this
section provides an extensive list of
recommend and potential tree and plant
species to be considered for the UNSP
area.
App. C Glossary provides definitions of terms
and phrases used in the UNSP.
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1.6 Existing Conditions
A. Existing Conditions
The City of Palm Desert is located in the center of
Riverside County, in the heart of the Coachella Valley. It is
bordered by Rancho Mirage to the west and Indian Wells
to the south and east. The City’s sphere of influence (SOI)
includes areas to the north and south of the City, portions
of the Santa Rosa Mountains between Monterey Avenue
and Washing- ton Street.
B. Demographics
The City of Palm Desert recorded a population of 50,417
residents in 2014. Thousand Palms, located in the City’s
SOI, had a population of 7,715 and Bermuda Dunes, also
its SOI, had a population of 7,282 in 2010. Palm Desert is
the third largest city in the Coachella Valley, and the 12th
largest city in Riverside County.
Palm Desert’s population is significantly older than the
population of Riverside County. Census reports from 2010
indicate a median age of 53, compared to 33.7 for
Riverside County as a whole. Approximately 53% of Palm
Desert’s population is female, with 47% male. The largest
age groups in Palm Desert are the 60-64, 65-69, and 70-
74 age groups. This represents approximately 8% of the
total Palm Desert population.
The racial composition of Palm Desert, from 2008-2012
Cen- sus data, indicates 98% of residents are one race,
with 2% reporting two or more races. Of residents, 86%
are white, 6% indicate some other race, 5% are Asian, 5%
are Black or African Americ an, and less than 1% are
American Indian or Alaska Native. In census terms,
Hispanic population is not classified as a racial category,
but instead as an ethnicity. In order to make comparisons
between Hispanic population in the different census
recognized racial groups, the non-Hispanic portion of
each group needs to be accounted for separately from the
Hispanic population which can be of any race. Palm
Desert’s population is 70.42% non-Hispanic white.
The 2035 General Plan anticipates and provides
strategies for a number of future demographic and land
use trends, for which the University District and University
Neighborhoods are intended to play an important role.
These include a gradual decrease in median age,
increased educational attainment, and a high er jobs to
housing ratio.
TABLE 1.1 PALM DESERT DEMOGRAPHICS
Characteristic
Population (2014 Census) 50,417
Population by Age Group (2012 Census)
Under Age 5 1,805
5 – 19 6,108
20 – 34 6,525
35 – 64 16,313
65 and up 15,525
Total Households (2012) 24,065
Family Households (2012) 13,012
Non-Family Households (2012) 11,053
Average Household Size 2.09
Household Units (2010) 37,073
Source: Census 2010, 2012, 2014.
C. Environmental Setting
Two ecological sections cover the City of Palm Desert; the
Colorado Desert in the north (Coachella Valley) and the
Southern California Mountains and Valleys in the south
(San Jacinto Mountains). The Colorado Desert is
characterized by alluvial fans, basin, dunes and delta
plain, while the South- ern California Mountains and
Valleys are characterized by narrow ranges and broad
fault blocks, alleviated lowlands, and dissected westward
sloping granitic uplands. Palm Desert falls within the
Coachella Valley subsection of the Southern California
Mountains.
Palm Desert is approximately 160 feet above mean sea
level (amsl) along the Whitewater River up to 5,140 feet
amsl at Sheep Mountain. The City is characterized by a
large basin, rounded hills, mountains, and steep canyons.
The region is comprised of primarily urban land uses,
within city boundaries, with the remainder serving as open
space. Palm Desert’s vegetative communities includes
Sonoran mixed woody and succulent scrub, stabilized
shielded desert sand fields, peninsular juniper woodland
and scrub, Sonoran creosote bush scrub, desert fan palm
oasis wood- land, desert dry wash woodland and active
shielded desert dunes.
The UNSP provides public realm design standards and
landscape design standards and guidelines intended to
efficiently utilize limited water resources, provide for
ground- water recharge, and develop a highly sustainable,
climate- appropriate urban landscape rich in native and
adaptive desert plant species.
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D. Residential Market Assessment
The recession of 2007 severely restricted residential
construction, nationally as well as Riverside County. Now
low interest rates and the absorption of the available
housing inventory, the local and national economies have
begun to improve.
Compared to other jurisdictions in the region, Palm Desert
has a higher number of non-family households. The aver-
age household size in Palm Desert is 2.09 persons per
household, lower than the Riverside County average of
3.24 persons per household, with approximately 34% of
the City households made up of single-person
households.
The UNSP provides for a wide range of housing types to
flexibly accommodate current and future residents of Palm
Desert, with a particular emphasis on young families,
students, university faculty and staff, and older coup les
and singles seeking housing within a comfortable walking
distance to an amenity-rich and transit-accessible
neighbor- hood environment.
E. Commercial Market Assessment
Palm Desert’s non-residential and commercial spaces
include, retail, office, hospitality and industrial uses.
Market demand for office space is closely tied to
professional and service industry jobs in the market and
overall unemployment rate. The unemployment rate in
Riverside County accelerated sharply peaking at 14.7% in
October 2010. Prior to the 2007 recession, Riverside
County generally had an unemployment rates at or below
the State of California. With the City’s strong dependence
on the hospitality industry, Palm Desert’s unemployment
rate stayed considerably below both the state and
county’s unemployment rates throughout the recession.
Office lease rates are slowly beginning to recover from the
severe decline of the Recession, beginning in 2007.
Palm Desert has regionally high volumes of retail sales
tied to the hospitality industry and expenditures by
seasonal residents. Retail lease rates for Palm Desert are
consistently higher per square foot per year compared to
Coachella Valley and Riverside County. Palm Desert is
likely to maintain this cost advantage due to heavy
concentration of hotel rooms and seasonal residents,
which drive retail sales above their expected per capita
rates. The price premium for retail space in Palm Desert is
reflected in the prices associated with retail space
currently for sale in the City. Most of the currently
available space is in smaller properties, ranging from
2,000 to 3,000 square feet of space.
The Vineyard Apartments, constructed in 2009 and located at
College Drive and Frank Sinatra Drive, represent some of the
recent housing developments adjacent to the UNSP.
“The Village at University Park” are an existing office and retail
park along College Drive and Gerald Ford Drive.
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1.7. Land Use Goals, Policies and
Programs
A. Goals, Policies and Programs
Overview
The 2035 General Plan contains several excerpted goals
and policies that directly apply to the planning of the
UNSP. These are listed below for reference:
B. Goals
Land Use and Community Character Element
1. Quality Spaces. A beautiful city with a balance of
high quality open spaces and high quality urban
areas.
2. Human-Scaled Design. A city designed for people,
fostering interaction, activity, and safety.
3. Neighborhoods. Neighborhoods that provide a
variety of housing types, densities, designs and mix
of uses and services that support healthy and active
lifestyles.
Mobility Element
1. Livable Streets. A balanced transportation system
that accommodates all modes of travel safely and
efficiently.
2. Pedestrian Facilities. Integrated pedestrian
pathways that connect residences, businesses,
educational, and community uses.
3. Bicycle Networks. Well-connected bicycle network
that facilitates bicycling for commuting, school,
shopping, and recreational trips. It is anticipated
that this network will also enable the use of
additional personal transportation modes that may
come into common use in the future.
4. Transit Facilities. An integrated transportation
system that supports opportunities to use public and
private transit systems.
Health and Wellness
5. Public Park Facilities. A network of parks with safe
and convenient access and resources for everyone.
6. Healthy Community Design. Complete development
patterns and urban design based on a comfortable
walking distance (defined as a 1/4-mile radius),
attractive, family-friendly neighborhoods, districts
and corridors that support healthy and active
lifestyles.
C. Applicable General Plan Policies
The following General Plan policies will apply and inform
this Specific Plan:
Land Use and Community Character Element
1.2 Open Space Preservation. Balance the
development of the City with the provision of open
space so as to create both high quality urban areas and
high quality open space.
1.3 Traffic Generation. Match medium and high
intensity/ density development with pedestrian-oriented
and bicycle friendly design features so as to maximize
active transportation and reduce motorized trips and
VMT.
1.6 Community Amenities. Balance the impacts of
new development, density, and urbanization through the
provision of a high-level of neighborhood and
community amenities and design features.
2.1 Pedestrian Focus. Design the streetscape of high
volume corridors to balance regional traffic flow with
pedestrian movement and safety and the unique
physical environment of the area.
2.2 Parking Frontages. Require parking strategies and
designs that ensure parking areas do not dominate
street frontages and are screened from public views
whenever possible.
2.3 Landscaping. Require development projects to
incorporate high quality landscaping in order to extend
and enhance the green space network of the city.
2.4 Tree Planting. Encourage the planting of trees that
appropriately shade the sidewalk and improve the
pedestrian experience throughout the city.
Goal: A desirable outcome or future condition
toward which the City will work.
Policy: A short statement intended to guide
decision-making.
Program: An implementation strategy with clearly
defined responsibilities.
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2.5 Streetscape. Enhance the pedestrian experience
through streetscape improvements that could include
new street lighting, tree planting, and easement
dedications to increase the size of the sidewalks and
pedestrian amenities.
2.6 Lighting. Require all new street lights in
commercial areas to be pedestrian-oriented and scaled,
attractively designed, compatible in design with other
street furniture, and to provide adequate visibility and
security.
2.7 Public Gathering Spaces. Improve existing and
create new gathering spaces throughout the City to
provide beautiful, comfortable, and inviting public and
pedestrian spaces, encouraging walking and public
gathering spaces.
2.8 Public Plazas. Encourage new development to
incorporate public plazas, seating, and gathering
places, especially in prominent locations and areas of
pedestrian activity.
2.9 Commercial Requirements. Require development
projects in non-residential and mixed use areas to
provide for enhanced pedestrian activity through the
following techniques:
i. Requiring that the ground floor frontage be oriented
to and accessible from the sidewalk;
ii. Locating the majority of a building’s frontages in
close proximity to the sidewalk edge;
iii. Requiring that the first level of the building occupy a
majority of the lot’s frontage, with exceptions for
vehicle access;
iv. Requiring that the majority of the linear ground floor
retail frontage (where it occurs) be visually and
physically “penetrable,” incorporating windows and
other design treatments to create an attractive
street frontage;
v. Requiring that the first level of building where retail
uses are allowed have a minimum 15 feet floor to
floor height for non-residential uses;
vi. Minimizing vehicle intrusions across the sidewalk;
vii. Allowing for the development of outdoor plazas and
dining areas;
viii. Discouraging new surface parking lots; and
ix. Locating parking (surface or structured) behind
buildings, wherever feasible.
2.10 Auto-oriented Uses. Prohibit uses that serve
occupants of vehicles (such as drive-through windows)
and discourage uses that serve the vehicle (such as car
washes and service stations), except where they do not
disrupt pedestrian flow, are not concentrated, do not
break up the building mass of the streetscape, and are
compatible with the planned uses of the area.
2.11 Roadway Scale. In pedestrian prioritized areas of
the City, limit roadway size and design techniques that
emphasize and/or prioritize motorized vehicle operation
at the expense of pedestrian and bicycle safety and
comfort.
2.12 Destination Accessibility. Direct the
development of new centers, parks, schools, and similar
destinations so as to provide all residences to at least
two amenities within a 1/4-mile walkable radius.
3.1 Complete Neighborhoods. Through the
development entitlement process, ensure that all new
Neighborhoods (areas with a “Neighborhood” General
Plan Designation) are complete and well-structured
such that the physical layout and land use mix promote
walking to services, biking and transit use, are family
friendly and address the needs of multiple ages and
physical abilities. New neighborhoods should have the
following characteristics:
i. Contain short, walkable block lengths;
ii. Provide a high level of connectivity for all travel
modes where practicable;
iii. Are organized around a central focal point such as
a park, school, civic building or neighborhood retail
such that most homes are no more than one
quarter- mile from this focal point;
iv. Have goods and services within a short walking
distance;
v. Contain a diversity of housing types, where
possible;
vi. Have homes with entries and windows facing the
street;
vii. Be approximately 125 acres in size and
approximately half-mile in diameter;
viii. Have a grid or modified grid street network (except
where topography necessitates another street
network layout).
ix. Provide a diversity of architectural styles.
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3.2 Conventional Neighborhood Design. Discourage
the construction of new residential neighborhoods that are
characterized by cul-de-sacs, soundwalls, long block
lengths, single building and housing types and lack of
access to goods and services.
3.3 Variety of Types of Neighborhoods. Promote a
variety of neighborhoods within the City and ensure that
neighborhood types are dispersed throughout the City.
3.4 Balanced Neighborhoods. Within the allowed
densities and housing types, promote a range of housing
and price levels within each neighborhood in order to
accommodate diverse ages and incomes. For
development projects larger than 5 acres, require that a
diversity of housing types be provided and that these
housing types be mixed rather than segregated by unit
type.
3.7 Walkable Neighborhoods. Require that all new
neighborhoods are designed and constructed to be
pedestrian friendly and include features such as short
blocks, wide sidewalks, tree-shaded streets, buildings that
define and are oriented to streets or public spaces, traffic-
calming features, convenient pedestrian street crossings,
and safe streets that are designed for pedestrians, cyclists
and vehicles.
3.8 Provision of Sidewalks. Except within designated
rural areas, require sidewalks of at least 6 feet in width on
both sides of streets in neighborhoods.
3.9 Block Size. Require new neighborhoods to be
designed with typical blocks no longer than 500 feet.
Exceptions for longer blocks can be made if determined
necessary or if mid-block pedestrian and bicycle
connections are provided.
3.10 Neighborhood Intersection Density. Require new
neighborhoods to provide high levels of intersection
density. Neighborhood Centers and small town
neighborhoods should have 300 intersections per square
mile.
3.11 Street Layout. Design streets and lot layouts to
provide a majority of lots within 20 degrees of a north-
south orientation for increased energy conservation.
3.12 Connections to Key Destinations. Require direct
pedestrian connections between residential areas and
nearby commercial areas.
3.13 Tree-lined Streets. Require trees on both sides of at
least 60% of new and existing streets within the project
and on the project’s side of bordering streets, between the
vehicle travel way and walkway at intervals averaging no
more than 50 feet (excluding driveways and utility vaults).
This standard shall apply whenever new streets are
constructed or when existing streets and sidewalks are
significantly rehabilitated with existing neighborhoods.
3.14 Shaded Sidewalks. Require shade over at least
30% of the length of sidewalks on streets within a project.
Trees must provide shade within 10 years of landscape
installation and should be as water efficient as possible.
3.15 Access to Daily Activities. Require development
patterns such that the majority of residents are within 1-
half mile walking distance to a variety of neighborhood
goods and services, such as supermarkets, restaurants,
churches, cafes, dry cleaners, laundromats, farmers
markets, banks, hair care, pharmacies and similar uses.
3.16 Access to Parks and Open Spaces. Require the
design of new neighborhoods and, where feasible, retrofit
existing neighborhoods, so that 60% of dwelling units are
within a 1-third mile walk distance of a usable open space
such as a tot-lot, neighborhood park, community park or
plaza/green.
3.17 Neighborhood Transitions. Require that new
neighborhoods provide appropriate transitions in scale,
building types and densities between different General
Plan designations.
3.18 Gated Communities. Strongly discourage the
construction of new gated communities except in the
Rural or Resort General Plan Designations.
3.19 Soundwalls. Allow the use of soundwalls to buffer
new Neighborhoods from existing sources of noise
pollution such as railroads and limited access roadways.
Prohibit the use of soundwalls to buffer residential areas
from arterial or collector streets. Instead design
approaches such as building setbacks, landscaping and
other techniques shall be used.
3.20 Subdivision Gateways. Discourage the use of signs
to distinguish one residential project from another. Strive
for neighborhoods to blend seamlessly into one another.
3.23 University Neighborhood. Facilitate the
development of a University-oriented neighborhood west
of Cook Street, north of Frank Sinatra Street, and west of
Portola Avenue. Specify and require the neighborhood be
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| November 16, 2023 | 1-13
walkable, highly connected to the surrounding areas, and
exemplify the best ideals of Palm Desert and complete
neighborhoods.
Mobility Element
1.1 Complete Streets. Consider all modes of travel in
planning, design, and construction of all transportation
projects to create safe, livable, and inviting environments
for pedestrians, bicyclists, motorists and public transit
users of all ages and capabilities.
3.1 Pedestrian Network. Provide a safe and convenient
circulation system for pedestrians that include sidewalks,
crosswalks, place to sit and gather, appropriate street
lighting, buffers from moving vehicles, shading, and
amenities for people of all ages.
3.2 Prioritized Improvements. Prioritize pedestrian
improvements in areas of the City with community and/ or
education facilities, supportive land use patterns, and non-
automotive connections such as multi-use trails and
transit stops.
3.3 Roadway Sidewalks. Provide adequate sidewalks
along all public roadways.
3.4 Access to Development. Require that all new
development projects or redevelopment projects will
provide connections from the site to the external
pedestrian network.
4.1 Bicycle Networks. Provide bicycle facilities along all
roadways to implement the proposed network of facilities
outlined in the 2035 General Plan. Many of these routes
are also intended to be adaptable to other types of small,
personal vehicles.
4.2 Prioritized Improvements. Prioritize bicycle facilities
that connect community facilities, supportive land use
patterns, pedestrian routes, and transit stations.
4.3 Bicycle Parking. Require public and private
development to provide sufficient bicycle parking.
5.1 Transit Service. Promote public transit service in
areas of the City with appropriate levels of density, mix of
residential and employment uses, and connections to
bicycle and pedestrian networks.
Health + Wellness Element
1.1 Accessibility to Parks. Seek new park locations that
will serve residential areas that are more than a quarter
mile from an existing or planned park or separated from
an existing or planned park by a street that consists of
4 or more travel lanes. Where possible, parks shall be
associated with and connected to the trail network.
1.2 Sensitive Receptors. Avoid the siting of new projects
and land uses that would produce localized air pollution in
a way that would adversely impact existing air quality-
sensitive receptors including schools, childcare centers,
senior housing, and subsidized affordable housing. The
recommended minimum distance separating these uses
should be 500 feet. When a minimum distance of 500 feet
cannot be avoided, a health impact assessment (HIA)
shall be completed in compliance with Policy 5.1.
1.3 Physical Plan. Facilitate the construction of a built
environment that supports a healthy physical and social
environment for new and existing neighborhoods.
1.4 Walkable Streets. Regulate new development to
ensure new blocks encourage walkability by maximizing
connectivity and route choice, create reasonable block
lengths to encourage more walking and physical activity
and improve the walkability of existing neighborhood
streets.
1.5 Pedestrian Barriers. Discourage physical barriers to
walking and bicycling between and within neighborhoods
and neighborhood centers. If physical barriers are
unavoidable, provide safe and comfortable crossings for
pedestrians and cyclists. Physical barriers may include
arterial streets with speed limits above 35 mph, transit or
utility rights-of-way, very long blocks without through-
streets, and sound walls, amongst others.
1.6 Shared Driveways. Allow and encourage new
commercial and residential development to have common
driveways serving multiple units, to minimize the number
of curb cuts along any given block to improve pedestrian
safety.
1.7 Health in New Development. Evaluate the health
impact and benefits of new development projects in the
early planning phases to maximize its contribution to a
healthier Palm Desert.
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D. Programs
1. Amend the Zoning Ordinance to reflect the land use
changes and related policies of this Specific Plan. Where
necessary, new zoning districts and standards applicable
to the University Neighborhood shall be created.
2. Establish a clear direction for the revitalization of Cook
Street and implement development standards and design
guidelines to realize that vision.
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2.0 The Vision
Illustration by JJ Zanetta.
The vision for the UNSP area is a synthesis of traditional American
neighborhood patterns with the modern design and desert landscape
heritage and sensibilities of Palm Desert and the Coachella Valley.
The traditional town-making values of spatial definition, integration of
varied housing types and uses, and strong sense of place are at the
core of the plan for these new neighborhoods.
Achieving these results without resorting to a clichéd or nostalgic
design vocabulary has the potential to define a fresh new prototype
for sustainable 21st century neighborhoods and centers, leveraging
the great value of the coming university campus and associated
employment opportunities over the course of the coming decades.
The vision set forth in this chapter will be implemented through the
cooperative and collaborative efforts of master developers, the City
of Palm Desert, merchant builders, and entrepreneurs, guided by the
neighborhood pattern direction in Chapter 3, the development
standards in Chapter 4, the infrastructure standards in Chapter 5, the
implementation procedures in Chapter 6, and the architectural and
landscape design guidelines in Appendices A and B.
Section Page
2.1 The Opportunity 2-2
2.2 Context & Organization2-3
A. The Campus 2-3
B. The Neighborhoods 2-5
C. Neighborhood
Centers 2-8
2.3 Regulatory Approach 2-12
2.4 The Public Realm 2-16
2.5 Sustainability 2-19
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2.1 The Opportunity
Beginning in 2013 with the Envision Palm Desert strategic
planning process, and continuing in 2014 and 2015 with
the 2035 General Plan Update process, the City and
Community of Palm Desert have invested significant
financial, social and political capital to planning a future for
Palm Desert that will build on its historical strengths while
positioning it to capture the value of shifting demographic
trends and regional priorities.
Through this process, 2 districts in particular have been
identified as presenting unusual opportunities for new
sustainable development of high long-term value,
positioned at the crossroads of what Palm Desert has
been and what it aspires to become. The first is the City
Center and Highway 111 Corridor, for which a new vision
plan and implementation standards have been prepared.
The second is the 400-acre UNSP area and surrounding
con- text, bounded on the north and east by Interstate 10,
on the south by Frank Sinatra Drive, on the west by
Portola Avenue. Within this area, by a combination of
good planning and good fortune, the following well-
aligned circumstances are found:
• A 168-acre campus site for a Palm Desert branch
campus of California State University at San
Bernardino (CSUSB), and several existing
academic buildings;
• A new master planning process underway as of
December 2015, with a focus on connecting the
campus with surrounding neighborhoods;
• Over 75 acres of commercial office and research
and development land adjacent to the campus site;
• Existing multi-family housing and commercial
development along the west side of Cook Street
across from the campus site, and new single-family
neighborhood just to the east of the campus site;
• A vacant City-owned parcel of 170 acres at the
southwest corner of the UNSP area, intended for
the development of a mixed-use, walkable,
sustainable neighborhood; and,
• Over 300 acres of vacant land in the northwest
portion of the district, the owners of which have
invested in significant infrastructure and share the
City’s interest in developing neighborhoods
positioned to take advantage of connections to the
university and other amenities.
Existing University buildings, the “seed” of the core campus
Existing collector street-College Avenue – in the center of the
planned UNSP, surrounded by vacant opportunity sites
Existing commercial center at Cook and Gerald Ford Drive
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2.2 Context & Organization
As outlined in Section 1.7, above, Palm Desert’s 2035
General Plan envisions that new development in this area
will take the form of walkable, mixed-type neighborhoods,
mixed-use neighborhood centers, and a walkable, transit-
ready university campus integrated with a range of
employment uses, housing and support commercial uses
The Conceptual Framework Plan, Figure 2.1 on the
following page, illustrates the organization of the UNSP
into a series of distinct place types, which are intended to
be seamlessly connected to one another by a complete
network of complete streets. Primary urba n design
characteristics of the Frame- work Plan - aimed at
achieving the goals of the 2035 General Plan - include:
• The UNSP neighborhoods and centers will directly
connect to the to existing and planned university
campus with a convenient network of complete
streets that provide safe routes for all travel modes;
• Each neighborhood provides for a range of housing
types to accommodate a wide range of household
sizes, types and incomes;
• Mixed-use centers adjacent to neighborhoods and
the campus provide opportunities for neighborhood-
serving and employment-generating businesses at
a range of scales, accessible to residents by all
modes;
• Each street provides for safe, comfortable
pedestrian and bicycle movement, integrating active
transportation into daily life;
• A series of parks and community open spaces
provide a range of opportunities for recreation and
community life, integrated with living, working,
shopping and learning; and,
• Stormwater management is integrated into the
design of streets and open spaces.
Transitions from one place to the next - from a quiet
residential environment to a livelier neighborhood center,
or from the campus core to professional offices and
research and development center - are not achieved by
separating them with walls and buffers, but by gradual
shifts in the size and type of buildings, adjustments to
streetscape character and function. The development
standards and design guidelines in this Plan are crafted to
ensure such transitions are achieved, while allowing great
flexibility in the ultimate land use and intensity within any
property.
A. The Campus
The City of Palm Desert has provided CSU with a
generously sized 168-acre campus site. The UNSP does
not regulate the development of that campus, but does
suggest approaches to integrating it into the surrounding
context. As of December 2015, a new master plan for that
campus is just underway, and the following initial
observations are shared by the campus planners and the
preparers of this Plan:
• The campus site is larger than will likely be required
for the expected development of university facilities.
• This likely represents a significant opportunity for
development of collateral facilities integrated with
the campus core, whether office or R&D space for
new employment businesses related to the campus,
or housing for students, faculty and staff, or joint-
use university/community civic or recreational
facilities.
Serving as the anchor, the university campus has the
opportunity to integrate R&D and employment centers into future
mixed-use commercial centers. Photo: ASU, Tempe, AZ.
University malls, promenades and other public spaces will
contribute to the UNSP’s integrated community character.
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• Campus design best practices in a desert climate
dictate a compact campus core footprint, and it is
likely that near-term campus development can be
contained within the southwest portion of the
campus site, bounded by Berger Road and
University Park Drive.
• The largely undeveloped condition of the campus
site, the small footprint of near-term university
development, and the expressed interest of the
university and the City in seamless integration of
the campus and town present a remarkable
opportunity for a collaborative planning effort to
define the character and use of all the campus
edges.
The UNSP suggests certain elements of that integration
and connection, which future cooperative planning
between the City and the Master Developer(s) will
develop.
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B. The Neighborhoods
As outlined in the Conceptual Framework Plan (Figure
2.1), the area bound by Cook Street to the east, Portola
Avenue to the west, Gerald For Drive to the North, and
Frank Sinatra to the south is the primary focus of this
plan, providing land use and development standards and
guidelines.
Bordering most of Cook Street in this area are a mix of
existing commercial and multi-family development, which
is regulated by the Zoning Code, not this Plan. To the
north of Gerald Ford Drive is a mixture of existing
commercial development and planned residential and
commercial development. This Plan provides
recommendations for refinements to the design of Gerald
Ford Drive, for the manner in which complete streets
connect across and future development fronts onto
Gerald Ford Drive.
This plan provides detailed land use and development
standards, infrastructure and public space standards for
the undeveloped land south of Gerald Ford Drive and
bounded by Portola Avenue, Frank Sinatra Drive, and
Cook Street.
The walkable, mixed-type neighborhoods planned for this
area are defined by the following characteristics:
• Single-family detached houses ranging from very
large to quite modest - as well as single-family
attached dwellings and small multi-family buildings
- may be intermixed within a single, unified
neighborhood area, based on their sharing certain
unifying scale, massing and frontage design
characteristics.
• All streets and other open spaces - and the
buildings that front them - are scaled an oriented to
the pedestrian to encourage walking and biking as
an integral part of daily life and to promote the
healthy active lifestyles.
• The neighborhoods are seamlessly connected to
neighborhood centers that provide commercial
goods and services, jobs, and additional housing
options within a comfortable walk or bike ride from
the neighborhoods.
The housing types within these neighborhoods are
intended meet the needs of a broad range of households,
varying by household size, income, tenure and lifestyle. It
is expected that a number of key demographics not
currently attracted to much of Palm Desert’s existing
housing stock - students, young professionals, young
families, empty nester couples, singles and others who
prefer living close to school or work or commercial
amenities - will find the UNSP neighborhoods very
appealing.
Single-family homes with varied scales and architectural styles
will create attractive and unique neighborhoods within the
UNSP.
Multi-family building types may be designed with compatible
scales, architectural styles and frontages that successfully
intermix with adjacent single-family homes.
Shaded and well-landscaped streetscapes are vital to creating
a pedestrian and bicycle-oriented environment.
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The planned housing types are illustrated in some detail
in Appendix A.1 and A.2, with architectural details
provided in Appendix A.5. Housing is expected to
include single family detached homes of many sizes;
single-family attached dwellings in the form of
rowhouses, duplexes, quadplexes and bungalow courts;
and multi-family housing in the form of California
courtyard buildings, town-scale apartment buildings, and
upper floor apartments or condos above ground floor
retail or office spaces in neighborhood centers.
Outlined in Section 1.7, Palm Desert’s 2035 General
Plan will implement multi-modal transportation with an
emphasis on active modes - walking and biking - and
mixed-use neighbor- hood development as key
strategies for a more sustainable future. Those values
and objectives are perfectly aligned with Plan’s stated
goal of creating a set of interconnected neighborhoods
and centers around the campus that can deliver the
active urban lifestyle options most sought after by
students, faculty and staff, and by start up businesses
and employers seeking to recruit and retain the best
students coming out of the university and the top talent
throughout the region.
Described in detail in the following Public Realm
discussion (Section 2.3), the neighborhood environment
in which these new housing types are to be delivered is
characterized by complete streets with calmed traffic
and very high levels of safety and comfort for
pedestrians and bicyclists, a range of neighborhood
parks and greens, and distinctive Palm Desert
landscape woven throughout. This integrated and
immersive public realm environment provides an ideal
setting for active transportation modes, family
recreation, and sustainable stormwater management. It
also financed through long-term value recapture
mechanisms - and by its quality enhances the long-term
value of the housing - to support the long-term fiscal
health of the City.
A network of neighborhood parks will provide the UNSP will convenient access to passive and active open spaces.
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“Walkability” or a “comfortable walking distance” or variations thereof used in this Specific Plan are based on an approxima te 5-
minute walk or a 0.25-mile radius for the average person.
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The neighborhood center and Main Square will combine residential and non-residential uses into a lively main-street environment.
C. Neighborhood Centers
Located at the juncture of major crosstown streets and
primary neighborhood access streets are neighborhood
centers, within which smaller or larger amounts of
neighborhood-serving commercial shops and restaurants
may be located, along with potential employment-
supportive office space, services, institutional uses and
multi-family housing.
These centers are positioned to draw customers from
both the pass-by traffic on the major streets – as existing
shopping centers throughout town currently do – and also
from the adjoining neighborhood. Access from the
neighborhood is possible by all modes along
neighborhood streets and/or along a small “main street”
that connects into the neighborhood. As described in
detail in Sections 3.2 and 3.3, the neighborhood street
network is designed to encourage access from the
neighborhood by active modes, and to discourage
through traffic from using these streets as a shortcut.
Within the Neighborhood Centers, the Professional/
Medical Overlay can be applied at the request of the
developer and with approval of the City Council. This
overlay was applied in 2023 to the Neighborhood Center
area at Gerald Ford Drive and Technology, to allow for the
inclusion of medical offices and services at this location.
Future projects may also require the Overlay, and would
be required to amend this Specific Plan to apply it to
another specific property/project. The development
standards for this overlay are provided in Section 4.
Neighborhood centers will have pedestrian-oriented streets with
a variety of shops, restaurants and other employment centers
well-suited to the university and City.
The UNSP neighborhood center blocks will support streetscapes
and frontage that prioritize safe, walkable environments for
Pedestrians and cyclists.
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The building scale and range of uses within these centers
may vary significantly, ranging from a 1- or 2-block main
street of neighborhood shops, to a larger lifestyle
shopping center organized around a major square or mall,
to a single corner restaurant adjacent to a small square
and attached single-family or multi-family housing.
Neighborhood centers are also intended as primary transit
stop locations, offering residents of housing within the
neighborhood centers - and residents of adjoining
neighborhoods - a safe, comfortable, amenity-rich
environment from which to commute to or from school,
work or other destinations.
Long-term transit strategies in which these centers play a
key role include:
• Enabling and encouraging neighborhood residents
to consider utilizing bus rapid transit as a means of
accessing jobs in the Cook Corridor employment or
shopping in the City Center.
• Providing a safe and convenient place for students
and employees to commute to and from their
homes, surrounded by activity throughout the day
and late into the evening.
• Welcoming car-free visitors to a walkable
neighborhood and campus environment, whether
they are arriving by local transit from the City Center
or nearby resorts, or by regional commuter rail
when such service is established along the adjacent
BNSF rail line.
Comfortable and shaded open spaces such as outdoor, parks
and plazas will define the public realm in neighborhood centers.
Neighborhood centers will combine residential and non-
residential uses into a lively main-street environment.
Neighborhood centers will accommodate passive and active
open space for all ages.
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Intended character of the Main Square Center
Main Square Center
The primary and largest neighborhood center is located
on the north side of Frank Sinatra Drive in the center of
the large City-owned parcel of land. Whereas other
smaller neighbor- hood centers will be designed in the
future, to integrate with surrounding housing, the
conceptual design of this important center is as illustrated
on the right. Key elements and characteristics of this
important center include:
• A large public square, bounded and defined by
palm- lined streets at the primary point of access to
the University Neighborhoods from the south.
• A continuous “street wall” of one to three story
building facades define this space, fronting wide
sidewalks with shopfronts and arcades.
• One story commercial or civic buildings and
pavilions occupy portions of the square itself,
providing amenities and activities including indoor
and outdoor dining and a v enue for outdoor
markets, performances and community events.
• Groupings of large shade trees provide comfortable
and flexible areas for outdoor dining, play, and other
activities. Ground surfaces include areas of
decomposed granite or similar material, pavers, and
limited areas of lawn for play.
• Lighting is provided by street lights, uplighting into
palms and other trees, and overhead strings of
lights to provide a festive night time environment for
enjoying the long desert evenings.
• Customer parking requirements are met by a
combination of on-street parking around the square
and shared parking lots behind the buildings.
• A range of housing options are provided on upper
floors of mixed-use buildings around the square,
and in adjoining blocks.
• Running north from the square is the primary
framework street, which may take the form of a
broad avenue with a landscaped median - as shown
here - or a main street with angled parking.
• Lining that street are multi-family and/or single-
family attached housing types, and potentially live-
work units as well.
• The street network seamlessly connects this center
to the surrounding neighborhoods, making it
comfortable and easy for residents to walk or bike
to a range of neighborhood amenities.
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Illustrative plan of the Main Square Center, with Frank Sinatra Drive running along the south edge of the neighborhood.
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2.3 Regulatory Approach
The University Neighborhoods will be built by a number of
master developers and many builders over a long period
of time. The UNSP provides a clear but flexible framework
and development standards to guide that development,
and processes for determining the final design of each
sub-area and phase so as to ensure that they fit together
into a seamless whole.
Figure 2.3A below is the Conceptual Regulating Plan that
illustrates the following:
• An interconnected network of complete streets,
accommodating low speed vehicular traffic and
pedestrians and bicyclists moving freely throughout
the UNSP area. See Section 2.4, below.
• A pattern of walkable blocks, sized with the
pedestrian in mind to enable and encourage a
healthy outdoor lifestyle and to reduce dependency
on motorized transportation.
• A number of place-based zones to implement the
neighborhoods and centers described above.
• The final street layout, block configurations, and
locations of each of these zones - the distribution of
housing types and development intensities - will be
determined through the Precise Plan process for
each phase of development. This process will
enable the City and the developer of each phase to
work collaboratively to balance the cohesion and
long-term function and value of UNSP area as a
whole with the shorter term imperatives to meet the
market.
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Plan Alternatives
The plan below (Fig. 2.3B) illustrates one alternative
street and block layout for the northerly neighborhoods of
the UNSP. Key points of this illustration include:
• Selected neighborhood edges along existing
through streets - Gerald Ford Drive and College
Drive in particular - may include housing types that
present their sides to those streets rather than
fronting them directly. One such housing type is
illustrated on page A-18.
• The trajectory of the Framework (primary through)
streets is flexible, so long as those routes are
provided.
• The location, shape, size and design of
neighborhood parks and greens is flexible, so long
as each neighborhood area is provided with at least
one such space for recreation, play and community
activities.
• Please note that on this diagram (unlike the
Regulating Plan Diagram to the left) the colors
indicate housing types according to lot size, not
Zones. The intention of the Zones is to allow a
compatible range and mixture of housing types, not
to denote an area consisting of a single “product
type”. See Chapter 4 for more on this subject.
• Grouping housing by lot size and housing type is
NOT a goal of this plan, but it is understood to be
one aspect of production housing delivery. The
architecture, frontage design, and landscape of
housing within such lot size groupings should
significantly reduce or eliminate the perception of
“product repetition”, blending the appearance of
adjacent groupings to achieve seamless transitions.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 2-14
Neighborhood Sub-Areas
The University Neighborhood is characterized by a unique
range and combination of land uses, building scales and
streetscape designs, organized into eight Neighborhood
Sub-areas (Figure 2.3, below) and four zones (Figure 2.4,
oppo- site). Note, final zone configuration is subject to
refinement through the Precise Plan process.
Table 2.1, on the following page, identifies the anticipated
and potential quantities of development within each sub-
area and Table 2.2 identifies the potential development
within each zone.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 2-15
TABLE 2.1 PLANNED DEVELOPMENT POTENTIAL BY SUB -AREA
Develop-
able Area
(acres)
Total
Dwellings
(units)
Single
Family
(units)
Multi
Family
(units)
Retail
(sf)
Office
(sf)
Open
Space
(acres)
Streets;
Sidewalks
(acres)
1 31.8 420 242 178 51,216 60,564 9.0 16.9
2 27.0 512 256 256 35,953 48,719 6.3 15.9
3 17.8 200 200 – – – 0.9 8.0
4 35.1 359 301 58 – – 8.6 13.6
5 34.5 278 278 – – – 11.2 25.2
6 11.6 213 213 – – – 7.1 11.1
7 31.1 273 273 – – – 6.8 14.0
8 32.3 363 255 108 23,540 138,240 7.0 14.8
Total 221.3 2,618 2,018 600 110,709 247,523 56.8 119.4
TABLE 2.2 PLANNED DEVELOPMENT POTENTIAL BY ZONE
Develop-
able Area
(acres)
Total
Dwellings
(units)
Single
Family
(units)
Multi
Family
(units)
Retail
(sf)
Office
(sf)
Open
Space
(acres)
Streets;
Sidewalks
(acres)
NL 121.1 847 847 0 – – – –
NM 77.9 1,430 1,170 260 – – – –
NC 22.3 340 0 340 110,709 247,523 – –
OS – – – – – – 56.8 –
Streets/
Sidewalks – – – – – – – 119.8
Total 221.3 2,618 2,018 600 110,709 247,523 56.8 119.4
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 2-16
2.4 The Public Realm
The Public Realm network is the structural framework of
the UNSP. This network includes a hierarchy of Complete
Streets - ranging from the existing arterial thoroughfares
to the quietest neighborhood streets, lanes and trails - as
well as a rich variety of public open spaces, including
neighborhood parks, playgrounds, greenways, plazas and
paseos. All of these public and shared community spaces
are interconnect- ed and are designed to invite and
support the free movement of pedestrians and cyclists,
enabling a healthy, active lifestyles and adding value to
each new increment of residential, commercial and
institutional development by connecting them to one to the
other with beautiful public spaces.
The Conceptual Framework and Connectivity Plans, in
Figures 2.1 and 2.2, illustrate a set of walkable
neighborhoods and centers that are well-connected to
one another and to the CSUSB campus with a complete
network of complete streets.
1. Complete Network of Complete Streets
While every street within the UNSP is expected to
contribute a safe and comfortable pedestrian and bicycle
routes, within some of the larger thoroughfares the quality
of the pedestrian experience is compromised to provide
higher vehicular traffic capacities and speeds, in the
interest of citywide mobility and convenience. Likewise, in
many of the neighborhood streets, the vehicular
capacities and speeds are reduced by design to increase
pedestrian and cyclist comfort and safety, to reduce noise
levels, and to simply provide a comfortable neighborhood
setting. This network is described and defined in Sections
3.2 and 3.3.
Unlike the street networks of many Palm Desert Neighbor-
hoods - where all through traffic is confined to a few major
arterials and all neighborhood traffic is confined to
“internal” neighborhood streets - the street network of the
UNSP organizes cross-town and local neighborhood
traffic in subtler yet equally effective ways. Multiple
through routes are provided within and between
neighborhoods to enable residents to make relatively
short local trips by all travel modes to avoid major arterial
streets, providing more comfortable local movement while
reducing congestion levels on the major streets.
These numerous neighborhood through routes - while
convenient for local residents heading to visit friends, play
in the park or visit a local restaurant - are specifically
designed so as not to provide attractive shortcuts for
cross-town motorists, and to reduce driving speeds by
their narrower travel lanes and subtly winding trajectories.
Whereas conventional suburban networks with cul-de-
Complete streets encourage safe and convenient pedestrian
movement within the public realm, with clearly marked routes
and pedestrian-oriented design.
Dedicated bicycle routes and buffers will be integrated into the
Complete Streets network throughout the UNSP.
Pedestrian-oriented sidewalks with appropriate shading, lighting
and furniture enhance the public realm.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 2-17
sacs and gated streets provide “on/off” vehicular
connectivity - like a switch - they frustrate active
transportation options by lengthening trips for all modes.
They also create many miles of auto-dominant, high-
speed transportation corridors severing neighborhood
from neighborhood, leaving only more car trips to
reconnect them. The modulated network of complete
streets planned for the UNSP provides a range of options
(“settings”) for local or cross-town vehicular traffic - like a
dimmer switch - while encouraging active transportation
modes by providing multiple, shorter, lower speed
pedestrian-priority routes.
And far beyond their role as the circulation network of the
City - and ultimately more important - the streets of the
UNSP are designed as the “living rooms” of the
community. The same design characteristics that
moderate driving speeds and volumes and encourage
active transportation also generate attractive streetscape
vistas that add significant value to new housing and other
neighborhood development. These are spaces where
neighbors meet in the course of everyday life, where
neighborhood children can play together, and where
outdoor activity and exercise are integrated with daily and
weekly visits and errands to deliver a range of healthy
lifestyle options.
To perform their role as the living spaces of the university
neighborhoods, the standards for these streets are based
primarily on “place-making” considerations, not by traffic
capacity. By providing many redundant routes within each
neighborhood, vehicular throughput becomes no longer
the driver of design.
Thus the smallest neighborhood streets can be designed
to slow (not stop) traffic, provide convenient visitor
parking, provide a landscape of shade trees and desert
plant types, and create a safe and comfortable
environment for children and other pedestrian.
Commercial streets are designed with wide, shaded
sidewalks for shopping or sidewalk dining and convenient
customer parking. These differentiated Street Types are
described in Section 3.3.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 2-18
2. Diverse and Flexible Open Space Types
Parallel to the definition of varied Street Types for specific
place types and activities, a range of Public Open Space
types are defined in Section 3.6. Larger active park areas
for organized play by older children and adults are
provided, but so too are smaller “pocket parks” and
playgrounds, within comfortable walking distance of
smaller children and their parents.
Open spaces will also include plazas adjacent to shops
and restaurants in neighborhood centers to provide
community gathering places. Linear greenways provide
connecting open spaces and trails for recreational walking
and bike commutes, and in some cases provide buffers
between the neighborhood environment and arterial
streets without a need for sound- walls.
The open space network and street network are
seamlessly integrated into a single Open Space Network
for the UNSP.
Section 3.6 defines open spaces typologically and offers a
range of recommendations for their function. However the
final design of each space will be done integrally with the
design of the streetscape and development types for the
area surrounding it. In preparing finite designs for each
space, the Power of 10+ approach developed by the non-
profit Project for Public Spaces (PPS) is strongly
recommended.
“The idea behind this concept is that places
thrive when users have a range of reasons (10+)
to be there. These might include a place to sit,
playgrounds to enjoy, art to touch, music to
hear, food to eat, history to experience, and
people to meet. Ideally, some of these activities
will be unique to that particular place, reflecting
the culture and history of the surrounding
community.”
While large community parks often provide value in the
form of specialized, single purpose facilities - softball
fields, swimming pools, basketball courts - the value of the
smaller public spaces woven into the fabric of the UNSP
will derive from their flexibility and ambiguity of use,
brining diverse individuals and groups into contact in a
comfortable, social
environment.
Streets and open spaces can be seamlessly integrate
neighborhoods with a network of open spaces.
The public realm consists of parks and open spaces with
playgrounds, recreational fields and gathering spaces with
flexible-uses.
Pedestrian-oriented streets and paseos create public gathering
spaces that enhance the social fabric of the neighborhood and
the surrounding uses.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 2-19
2.5 Sustainability
Sustainability is a central theme of Palm Desert’s 2035
General Plan, a project with many dimensions, all of
which are relevant to and addressed by the UNSP.
Environmental sustainability requires that these
neighborhoods consume fewer non-renewable resources
per resident per year than more conventional
development alternatives. Strategies for achieving this
goal include:
• Reduced motorized transportation demand by
providing more daily destinations closer to residents
and enabling and encouraging non-motorized travel
modes through planning and design.
• Reduced consumption of land and water through
compact development patterns and desert
landscape rich in native and adaptive plants desert
plants.
• Integration of stormwater management into the
neighborhood landscape and open space network.
Economic and fiscal sustainability requires that the
initial neighborhood development be responsive to market
forces, with balanced financing that fairly allocates
financial responsibility to those who benefit from the
investment. And that over time the neighborhood
development be flexible to adapt to changing ec onomic
imperatives, that the neighborhoods age gracefully and
grow in value, and that the long-term maintenance and
operating costs be underwritten by stable and resilient
financing tools. Strategies for achieving these goals
include:
• Development standards and design guidelines for
public and private improvements that ensure a high
level of construction quality and design cohesion,
paired with significant flexibility in land uses and
development intensities to meet the market.
• A strong emphasis on the quality and sustainability
of the public realm, a proven strategy for building
long-term value. The trees and other landscape of
the streets and open spaces mature and gain in
value over the years as individual buildings age.
• The small block pattern with interconnected streets
and mixed-use zoning enable incremental change
of occupation or use over time in many areas of the
plan as economic conditions change. This is in
contrast to conventional shopping center or office
park development, which is more fixed in its design
for a single use, often requiring large scale
demolition and redevelopment to adapted to
economic change.
• Infrastructure financing tools that provide for value
recapture over time, so that the funds available to
meet future maintenance and operation costs grow
with the assessed value of the neighborhoods.
• For the purposes of the UNSP, sustainability is
defined by the 2003 Transportation Research Board
white paper stating, “The essence of sustainability
is the integration of economic development and
environmental improvement.”
Social sustainability parallels economic sustainability, in
that demographic patterns and mixes shift along with
economic patterns and trends. A diverse housing stock
within a desirable place to live - meeting the needs of
larger and smaller, younger and older, richer and poor er
households - has the potential both to meet that changing
housing needs over time, and to bring many diverse
segments of the community into daily contact with one
another, thereby increasing understanding and tolerance
of differences. This is the way that neighborhoods have
functioned for thousands of years and will be the
cornerstone for all development in the UNSP.
Native and adaptive trees and plants create sustainable
landscapes that contribute to water recapture, stormwater
management are vital for shading and cooling public spaces.
Interconnected small blocks with a range of housing types and
land uses are central to economic and market sustainability.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-1
3.0 Neighborhood Structure &
Public Realm Standards
The foundation of sustainable development is neighborhood pattern. The
basic layout of streets and blocks - prioritizing walkability and pedestrian
comfort over vehicular speed and capacity - is the most basic requirement of
sustainability, enabling a balanced mix of transportation choices biased
toward active modes rather than motorized modes. Without such a network
of walkable streets and small blocks, no quantity of bioswales, solar panels
and electric vehicle charging stations can achieve true, long -term
sustainability.
The public spaces of the UNSP are envisioned as much more than
circulation spaces - they are envisioned as the living rooms and play rooms
of the neighborhoods. To which end a varied range of street types are
defined in this chapter, a flexible set of public frontage types for pedestrians
and cyclists, and open space and landscape guidelines aimed at human
comfort, environmental sustainability, and a uniquely Palm Desert mid-21st
century design character.
Section Page
3.1 Neighborhood
Framework Plan 3-2
3.2 Subdivision Standards 3-4
3.3 Street Type Standards3-13
3.4 Public Frontages 3-24
3.5 Street Tree Plan 3-27
3.6 Public Open Space
Standards 3-47
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-2
3.1 Neighborhood Framework Plan
A. Purpose and Applicability
The structure of the UNSP provides the City and future
development groups with the appropriate regulations and
guidelines needed to design a comprehensive,
sustainable and pedestrian-oriented university district.
The Subdivision Standards provide the following:
• A network of coordinated streets and blocks that
inform the overall physical form of the UNSP.
• General block sizes and configurations that support
zoning and land use goals.
• Maximum block perimeters that foster attractive,
safe and walkable environments, while enhancing
circulation through the site.
• A principal guide for developers and property
owners to create integrated blocks, streets and
intersections, with connections to adjacent projects
as the UNSP develops over time.
B. Relation to Regulating Plan
The following pages describe the Precise Plan process,
by which the UNSP area is to be divided into
Neighborhood Sub-Areas by the introduction of
Framework Streets, and then into blocks by the
completion of the neighborhood network of streets and
open spaces. As the area is thus subdivided to generate
blocks, parcels and individual building sites, the
Regulating Plan that assigns Zones, rights-of-way and
open spaces will need to be refined and correlating the
reconfigured block(s) or with the intended development
types.
Upon applying urban design guidelines to the site to
generate the block(s) for the proposed development in
compliance with Table 3.1, it may become desirable or
necessary to adjust the existing zone boundaries. In such
a case, the adjusted zone(s) or new zone(s) are to be
applied to the new block(s), as allowed by Table 4.3.
All zoning changes must maintain or enhance the original
vision of the UNSP Vision and must be approved by the
Community Development Director according to the City’s
approval process. Refer to Chapter 4 Figure 4.2 and
Table 4.1 for applicable zoning and permitted uses within
the corresponding block.
Street networks define connectivity and block structure.
Blocks scaled within a 1,000-1,700’ perimeter (±1/4 mile) create
a pedestrian-oriented environment and comfortably
accommodate both residential and non-residential uses.
Networks of open spaces such as paseos, courts, plazas,
neighborhood and pocket parks will be coordinated between all
development parcels within the UNSP area.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-3
TABLE 3.1 SUBDIVISION AND BLOCK STANDARDS
Typical Dimension
Typical Blocks 1
Block Length 2 300’ – 500 ’
Block Length, Professional/Medical Overlay 300’-700’
Block Depth 160’ – 400’
Block Depth, Professional/Medical Overlay 160’-500’
Block Perimeter 3 1000’ – 1700’
Block Perimeter, Professional/Medical
Overlay
1000’-2500’
Alley Width 20’ min.
Mid -Block Pedestrian Connections 2
Paseo Width 10’ – 15’
Rosewalk Width 16’ – 40’
Green Width 41’ – 100’
1 Block length, depth and perimeter can be modified on sites where the Professional/Medical
Overlay is applied. See Section 4.
2 Block length and perimeter may be extended up to 20% with approval from the Community
Development Director if an extended block is determined necessary. The Director may also
approve additional block lengths up to 800' if a mid-block pedestrian connection is provided.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-4
Extended blocks are the exception - the UNSP will primarily have block lengths of 300-500’.
3 In areas determined to have sufficient vehicular access and circulation, pedestrian-only
connections may be implemented mid-block or on the edge of a block, replacing a vehicular
street. Pedestrian-only connections may be counted as a new edge in total block
perimeters.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-5
3.2 Subdivision Standards
A. Purpose & Applicability
The purpose of these standards is to ensure that the
urban design intentions of the Framework Plan - see
preceding page - is systematically implemented through
the phased development of the Plan Area. These
standards will be applied to any proposed subdivision of
land within the UNSP area, through the Precise Plan
process, defined in Section 6.7.
B. Network Connectivity
A complete and interconnected network of complete
streets is essential to the function and value of the
University Neighborhoods. Through the Precise Plan
process - as informed by these standards and the street
and open space standards of Section 3.3 through 3.6 -
the design of this network can respond to both the vision
and requirements of this Plan and to the functional,
dimensional and urban design requirements of specific
housing and mixed-use development types.
C. Continuity of Open Space Network
Open spaces within the neighborhoods will be located and
designed through the Precise Plan process, in
accordance with these standards and those of Section
3.6. Those open spaces, together with the street network,
will provide a continuous and seamless public realm
network.
D. Block and Lot Structure
As described in this section, the result of the subdivision
process will be developable blocks and lots, calibrated
through the Precise Plan process to enable the
development of one or more identified building types. The
specific range of intended building types will be identified
through the Precise Plan process, in relation to proposed
lot sizes, and the presence or absence of alleys. Per the
requirements of Section 4.4, Lot Sizes - and hence lot
counts and residential unit counts - will also be related to
the presence or absence of alleys (See Table 4.2).
1. Connect to Existing Street Network
The UNSP area is connected to the rest of Palm Desert
primarily via 4 major “Balanced Arterials” - Portola
Avenue, Frank Sinatra Drive, Gerald Ford Drive and Cook
Street. The area is connected to the region by Interstate
10, and the 111 Corridor. The UNSP area is transected by
a primary network of existing “Enhanced Secondary
Roadways” - including College Drive, University Park
Drive, Pacific Avenue, and Technology Drive.
This existing network defines the basic framework to
which all future subdivision and neighborhood structure
will relate. The following primary street improvements will
supplement this existing network:
• A new frontage drive and open space buffer
constructed along the UNSP edge of Portola
Avenue and Frank Sinatra Drive to accommodate
future development opportunities along these
higher-traffic Arterial Streets.
• At least 1 primary north-south route -- connecting
Pacific Avenue and Frank Sinatra Drive -- and 1
primary east-west route -- connecting Portola
Avenue and University Park Drive.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-6
2. Introduce Framework Street Network
Primary north-south and east-west connectivity will be
established through the introduction of Framework
Streets, that clear through routes at controlled speeds.
As illustrated above, the Framework Street Network will:
• Provide north-south, east-west connectivity and
circulation through the UNSP;
• Connect Key Intersections (above) per the
Framework Network pattern, with minor variations
allowed with approval of the Community
Development Director;
• At key intersections, provide clear through-routes,
alignments, and connections to adjacent
development, regardless of ownership and in
anticipation of project phases;
• Define neighborhood sub-areas and allow for a
range of Framework Street Types that are
compatible with predominately residential, open
space, commercial or mixed use. See Section 3.3
for Street Type Standards.
Minor adjustments to the Framework Streets are allowed
with approval of the Community Development Director.
3. Introduce Framework Open Space Network
As the Framework Street Network is established, a
network of open spaces must be included, to provide
open spaces adjacent to key intersections, as illustrated
above.
The Framework Open Space Network will:
• Locate parks and open spaces at easily accessible
locations to provide each neighborhood in the
UNSP area with usable open space within
comfortable walking distance of most residents
(approx. 1/4 mile);
• Offer a range of active and passive recreation
opportunities through community programming,
gathering spaces and diverse facilities within each
open space;
• Create high-value addresses for new development
fronting parks and open spaces, even along high-
traffic roads such as Frank Sinatra Drive and
Portola Avenue.
• Contribute to a complete, safe, comfortable active
transportation network.
Minor adjustments to the Framework Open Spaces are
allowed with approval of the Community Development
Director. See Section 3.6 Public Open Space Standards.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-7
D. Block and Lot Structure (Continued)
4. Establish Neighborhood Sub-Areas
By establishing the Framework Street and Open Space
Networks, the UNSP area is subdivided into neighborhood
sub-areas, which will be further subdivided into
neighborhood blocks and streets. (See Section 6.7 for
detailed description of the Precise Plan process).
These Neighborhood sub-areas will:
• Be interconnected, by a supporting network of
neighborhood streets and greens.
• Be contained within a comfortable 5-minute walking
range (approximately a 1/4-mile radius) to create
compact, safe, and walkable environments;
• Include parks and open spaces at strategic
locations within a comfortable walkable distance for
all residents in the neighborhood;
• Accommodate a range of development types and
intensities, as appropriate to each sub-area.
5. Introduce Sub-Area Connector Streets
Connectivity between neighborhood sub-areas is provided
by a network of Neighborhood Streets. These streets
provide clear through-routes across a neighborhood sub-
area and organize each sub-area into smaller pieces that
can be further subdivided into pedestrian-scaled blocks.
Sub-Area Support Streets will:
• Establish primary (local) all-mode routes through
and between each neighborhood sub-area - with at
least one north-south, and one east-west
connection.
• Establish connectivity to adjacent neighborhood
sub-areas at key intersections through a
coordinated development process between the City
and all other developers, and inclusive of future
development phases.
• Establish and support a network of streets and
alleys that prevent dead-ends and produce blocks
with walkable perimeters (See Table 3.1).
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-8
6. Complete Network of Neighborhood Streets and
Greens
A completed circulation network, and the final layout of
each Neighborhood Sub-Area is determined by the
Network of Neighborhood Streets & Greens. This network
supports all mode circulation through and within each
neighborhood, through interconnected and walkable
blocks, streets, alleys, paseos, and open spaces.
The Network of Neighborhood Streets & Greens will:
• Provide cross-connections (via streets, paseos, or
alleys) at regular intervals1 to create compact,
walkable (neighborhood-scaled) blocks;
• Maximize on-street visitor parking by minimizing
curb-cuts and driveways; 2
• Support primary vehicular access to lots though
mid- block alleys and side streets.
• Relate to and connect with block, street, and open
space networks of adjacent neighborhoods.
1 Continuous block lengths should typically be no longer than
400' without providing a pedestrian/bicycle cross -connection.
2 Selected front-loaded buildings may be permitted (Section 3.4)
In certain instances it may be advantageous (or
necessary) to create a block (or multiple blocks) with a
larger than ideal perimeter. In such cases, to maintain a
walkable / bikeable network, the introduction of a Paseo,
Rosewalk, Green or other carless streets may be
considered.
These pedestrian/bike-only connections will comply with
the Standards in Table 3.1, and will:
• Replace non-critical streets either mid-block or at
the edge of blocks to create walkable block
perimeters;
• Enhance pedestrian access to neighborhood open
spaces, amenities and key locations such as the
Town Center or a mixed-use/commercial area;
• Ensure that all blocks maintain adequate vehicular
through-routes, limiting use of cul-de-sacs and
dead- end streets.
See Table 3.1 Subdivision and Block Standards and Section
3.6 for specific design standards for Greens, Paseos, and
Rosewalks.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-9
E. Applying Subdivision Standards to
the Design of Individual Residential
Blocks
Individual residential blocks within the UNSP area are
intended to provide flexibility and enable variety of lot size,
shape, and building type. The following diagrams illustrate
how a typical 240’x480’ block with 60-foot rights-of-way
may be designed to integrate a number of urban design
strategies and land uses. The diagr ams that follow serve
as guidelines and are emblematic of specific blocks within
the UNSP area. Individual block layouts in the UNSP will:
• Accommodate a range of lot sizes to encourage
variety of building types and housing choice within
each neighborhood.
• Accommodate single-family detached, single-family
attached, and multi-family buildings within the same
block, where permitted by the Regulating Code.
• Accommodate a mix of uses within the same block,
as permitted by the Regulating Code in Section 4.
• Be sized and designed appropriately to a network
that supports and encourages active transportation.
See Table 3.1 Subdivision Standards for block sizes and
features; see Table 4.2 for permitted lot sizes within the
specific zone.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-10
1. Neighborhood Blocks, Street-Accessed
Typical of many of the original neighborhood blocks in
Palm Desert, “front-loaded” blocks - those that provide
primary vehicular access to individual lots by street-
accessed driveways - will:
• Typically require average lot widths of 60 ft or more
to prevent garage-dominant frontages, maintain
sufficient on-street visitor parking, and generate an
attractive, pedestrian-oriented street character;
• Typically require average lot depths of 100 ft or
more to prevent driveway-dominant frontages by
providing sufficient front and side yard setbacks;
• Typically occur in the Neighborhood Low (NL) zone,
but may also be permitted in the Neighborhood
Medium (NM) zones, assuming lots are
appropriately sized and organized, per the
guidelines above.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-11
2. Neighborhood Blocks, Alley-Accessed
In neighborhoods where smaller houses on smaller lots
may be desirable (or more marketable), service alleys
enable narrower lots, see Table 4.2. This block type may
occur in any zone, and will typically include the following
design characteristics:
• Increased on-street visitor parking due to the
elimination of driveway curb-cuts.
• More compact and varied development patterns are
enabled, including smaller lot sizes for single-family
lots, as well as the integration of select
neighborhood- scaled multi-family types within
single-family neighborhood patterns;
• Significant changes in the size, scale and type of
housing may occur at alleys. Housing on both sides
of a street should be similar and compatible in scale
and character.
• Where alley-accessed blocks are adjacent to street-
accessed blocks, facing building frontages should
be compatible in scale, rhythm and character.
3. Mid-Block Paseos, Rosewalks and Greens
In circumstances where it is necessary or determined to
be urbanistically advantageous, a mid-block Paseo,
Rosewalk, Green (or other carless street) may be
introduced in lieu of a street to encourage active
transportation. This block type variation may occur in any
zone, - subject to approval through the Precise Plan
process - and will typically include the following design
characteristics:
• Paseo / Rosewalk widths are 20’ minimum, with
buildings additionally set back per the development
requirements in Section 3.6;
• Where buildings front onto a mid-block open space,
they will provide primary pedestrian access through
an approved frontage type and provide additional
vehicular access to all lots via a rear alley or side
street.
• Will be designed and landscaped per the standards
in Section 3.6.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-12
E. Applying Subdivision Standards to
the Design of Individual Residential
Blocks (continued)
A variation of the alley-loaded block is the “T” Alley, which
in addition to a mid-block alley, provides an additional
alley or alleys serving lots fronting one or both of the
Primary Street* at the end of the block. This variation is a
useful tool for transitioning from a lower intensity housing
types along neighborhood streets to higher intensity types
on Primary (crossing) Streets*, which will often be either
Framework Streets or streets carrying more through traffic
that the neighborhood street.
* Note: “Primary Street” and “Secondary Street” are
relative designations for clarity in describing the concept
of T-alleys, and should not be confused with the specific
Street Types defined in Sections 3.3 and 3.4, below.
4. Neighborhood Transitions
In certain neighborhood blocks more intense (multi-family,
live-work, mixed-use) development types may front a
crossing street, while maintaining a single-family
character fronting Secondary Streets*. Such blocks will
often include a T-Alley as the scale transition between
these different building types, and will generally include
the following design characteristics:
• All vehicular access to lots fronting the Primary
Street* will be provided via rear alley.
• Vehicular access to lots fronting the Secondary
Street* may be street-accessed or alley-accessed.
• Where additional larger-scaled buildings are located
fronting a Secondary Street, they must be
compatible in scale and character with adjoining
and surrounding homes and smoothly transition
from the scale and character of the Primary Street*
to that of the predominant building scale and
character along the Secondary Street*.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-13
5. Zone and Use Transitions
Alleys may also accommodate transition from commercial
and mixed-use zones to residential zones within the same
block, and such blocks will typically include the following
design characteristics:
• To maximize on-street visitor parking, all vehicular
access to lots fronting the Primary Street* will be
provided via service alley.
• Where a rear yard surface parking lot is provided for
buildings fronting the Primary Street, it should be
screened along the Secondary Street* , and alley
with a low landscape wall or hedge.
• Commercial and Mixed-Use buildings fronting the
Primary Street will be sensitively massed, and
“scaled-down” as they approach the rear of the lot
• to compliment the scale and character of adjacent
buildings.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-14
3.3 Street Type Standards
A. Purpose and Applicability
This section provides design standards for new streets,
and the modification and enhancement of existing streets,
to implement the vision for and intentions of the UNSP.
Through its configuration and design, the UNSP’s network
of public and private streets is intended to gener ate the
pedestrian-oriented public realm framework of the
neighborhoods, supporting and enhancing their small-
town scale and physical character, as intended by the
UNSP Vision in Chapter 2 and as described below.
Any public or private street subject to the UNSP shall be
designed and developed in compliance with the standards
provided in this Section. The design of each new or
modified street, and individual design components thereof
shall be based on applicable Street Types, Public
Frontage Type (Section 3.4), Street Landscape Standards
(Section 3.5), Private Frontage Design Guidelines
(Appendix A.5) and other applicable sections.
The street network and street designs of each Neighbor-
hood Sub-Area will be reviewed and approved through the
Precise Plan process, as defined in Sections 6.6-6.8.
Precise Plans or tentative tract map applications that do
not comply with the requirements of Sections 6.6-6.8 shall
be considered inconsistent with the intent and purpose of
the UNSP.
B. Design Objectives
The University Neighborhood’s public and private streets
are intended to provide both the primary mobility network
and the public space framework for the UNSP’s
sustainable, livable, pedestrian-oriented public realm.
Each street, whether newly constructed or modified over
time, should:
1. Accommodate and balance all travel modes -
including pedestrian, bicycle, automobile and transit
and future modes - in accordance with the
applicable Street Type and function provided
herein, and in relation to the intended urban (or
rural) character of the Regulatory Plan and Zone
Descriptions in Section 4.1.
2. Provide or support appropriate frontages for
adjoining properties, facilitating comfortable
pedestrian access to buildings and properties
fronting each street.
3. Contribute to the UNSP’s landscape through
consistent street trees, planters and shade, and
adding value to adjacent public and private
development.
C. How to Use This Section (Table 3.2)
When designing and detailing new streets, or modifying
existing streets in the UNSP, several factors should be
considered in determining which specific Street Types and
Standards are most applicable. Table 3.2 recommends
Specific Street Types based on a street’s predominant
function (residential or commercial, see Table 3.2) and
whether it is or is not a Framework Street (See Section
3.2).
For each situation, one or more Street Types is
recommended, and additional types may be “Permitted
(where applicable)” - meaning there may be certain places
in the plan where an alternative, less common street type
would be suitable, and in some cases, more desirable.
Framework Streets
As described in the Subdivision Standards in Section 3.2,
and Illustrated in Figure 3.16, a network of Framework
Streets has been identified to provide primary circulation
through and within the UNSP area. In general, this
network should primarily be made up of Neighborhood
and Mixed- Use Avenues (Street Type 2 and 4) and may
include a range of Public Frontage Types based on the
use and character of the adjacent blocks, and per the
standards in Section 3.4. Table 3.2 identifies additional
Street Types that may be suitable for establishing this
primary network, with specific design standards for each
type provided in the pages that follow.
Selecting Specific Street Types by Environment
Table 3.2 provides direction for selecting specific Street
Types based on the predominant ground floor use of the
environment they are making - namely
Commercial/Mixed- Use, or Residential, with additional
size and scale considerations for Framework Streets (see
above). In General, streets intended for
commercial/mixed-use environments coincide with the
Neighborhood Center (NC) Zone, and streets intended for
residential environments coincide with the Neighborhood
Medium (NM) and Neighborhood Low (NL) Zones,
however some variation may occur. Each street type
includes a wide degree of built-in flexibility - by way of the
interchangeable Public Frontage Types - enabling
each street to be calibrated to its environment in a variety
of ways (See Section 3.4).
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-15
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-16
G F D E B C
A
B E D F H H
TYPE 1 - ARTERIAL RETROFIT
Description and Intent
Street Type 1 is designed to be a retrofit, or “right-sizing”,
of existing vehicle-oriented arterials within the UNSP to
support the General Plan’s goals of achieving a greater
multi-modal balance on public streets. These retrofits
include the reducing of travel lanes, the addition of Class
II bike lanes and buffers, median and edge landscaping,
lighting improvements and added parallel parking.
Altogether, retrofits of existing arterials will allow the
UNSP to accommodate a range of street-fronting
development types and places. Generally, these retrofits
will occur on streets within the Specific Plan area, and not
on Gerald Ford, where improvements are in place. On
these roadways, existing improvements and
configurations will be maintained to preserve cross-City
capacity.
Example of “Right-Sizing” an existing wide arterial street
I. Public Right-of-Way (R.O.W)
Right-of-Way 120’ (may vary)
Curb-to-Curb 100’
Vehicular Lanes 4 (2 each way); 11’ lane width
Median 20’
Bicycle Facilities 6’ Class II Lanes
Bicycle Buffer 4’ (striped)
Parking Facilities
Parallel; 8’ with parking-lane
Planters; See Section 3.4
Landscaping
Street trees and native
landscaping
See Section 3.4 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s) Curb & gutter
3. Public Frontage
Commercial 22-30’ See Section 3.4
Residential 22-24’; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
Frontage Type(s) See Appendix A.5
A
B
C
D
E
F
G
H
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-16
Description and Intent
Avenues are highly landscaped thoroughfares designed
for relatively high vehicular capacities (up to
15,000 ADT), and low to moderate speeds (25-35 mph)
that function as the primary circulation streets through and
within the UNSP.
They are designed to support and adapt to a range of
uses from mixed-use commercial to residential, an will
make up (though are not limited to) most of the
Framework Streets in the UNSP.
Avenues may accommodate a full rang e of Public
Frontage Types, based on the use of the blocks they are
servicing.
Typical Avenue in a mixed-use environment
I. Public Right-of-Way (R.O.W)
Right-of-Way 90’-100’ (may vary)
Curb-to-Curb 60’ (may vary based on median)
Vehicular Lanes 2 (1 each way); 12’ lane width
Median 20’ (may vary)
Bicycle Facilities Where occurs; 6’ Class II lanes
Bicycle Buffer Where occurs; 3-4’ (striped)
Parking Facilities
Parallel; 8’ with parking-lane
Planters; See Section 3.4
Landscaping Street trees and native landscaping
See Section 3.4 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s) Curb & gutter; previous parking
lanes (optional)
3. Public Frontage
Commercial 22-30’’ See Section 3.4
Residential 22-24’; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
Frontage Type(s) See Appendix A.5
A
B
C
D
E
F
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-17
Description and Intent
The Mixed-Use Street type supports retail and mixed-use
environments with high vehicular capacity (up to 20,000
ADT), and low speeds (15-25 mph), while providing
access and convenient (and shaded) on-street parking to
local shops and restaurants. This street type is most
commonly paired with the Commercial Sidewalk Public
Frontage (Type 5) to accommodate high pedestrian traffic,
and a variety of other sidewalk activities supporting the
adjacent buildings.
The Mixed-Use Street will most typically be located in the
Neighborhood Center (NC) Zone, and can function as a
Framework Street in key locations where such an
environment is desired.
Typical Mixed-Use Street
I. Public Right-of-Way (R.O.W)
Right-of-Way 70-100’ (may vary)
Curb-to-Curb 100’
Vehicular Lanes 2 (1 each way); 12 lane width
Median none
Bicycle Facilities Where occurs; sharrows
Bicycle Buffer none
Parking Facilities
Head-in diagonal (16-18’) and/or
parallel (8’); may include parking-
lane planters; See Section 3.4
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s) Curb & gutter; previous parking
lanes (optional)
3. Public Frontage
Commercial 22-30’’ See Section 3.4
Residential varies; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
Frontage Type(s) See Appendix A.5
A
B
C
D
E
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-18
Description and Intent
Neighborhood Avenues are intended to function as a
Framework Street with pedestrian-oriented design
features compatible with residential neighborhoods,
ranging from single-family homes to multifamily buildings.
This street type may accommodate parallel parking on
both sides, 11-foot travel lanes, well-landscaped medians
and other traffic-calming features in order to create a
more pedestrian- and bicycle-friendly environment.
Bicycle traffic should generally be integrated in shared
lanes.
The application of an inverted crown may also be applied
to the avenue’s profile to allow for sustainable and water
recapture in a median bioswale.
Intended character
I. Public Right-of-Way (R.O.W)
Right-of-Way 70-100’ (may vary)
Curb-to-Curb 44’ min.
Vehicular Lanes 2 (1 each way); 11’ lane width
Median 10’, inverted crown
Bicycle Facilities Where occurs; sharrows
Bicycle Buffer none
Parking Facilities
Parallel:
7’ – residential-only frontage;
8’ – multifamily / commercial frontages
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s)
Curb & gutter; previous parking
lanes (optional); median bioswale
(optional)
3. Public Frontage
Residential 22-30’; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
Frontage Type(s) See Appendix A.5
A
B
C
E
D
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-19
Description and Intent
The Neighborhood Street type is a versatile type designed
for low to capacity (up to 5,000 ADT), and low speeds (10-
25 mph) the accommodates a flexible range of activiti es
and development intensities.
While this type is primarily intended for residential
environments, it may be suitable for some
commercial/office environments, and may also function as
a Framework Street in certain contexts.
Typical Neighborhood Street
I. Public Right-of-Way (R.O.W)
Right-of-Way 58-64’ (may vary)
Curb-to-Curb 34-36’
Vehicular Lanes 2 (1 each way); 10’ lane width
Median none
Bicycle Facilities none
Parking Facilities
Parallel:
7’ – residential-only frontage;
8’ – multifamily / commercial frontages
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s) Curb & gutter; previous parking
lanes (optional)
3. Public Frontage
Commercial n/a
Residential 14-24’; See Section 3.4
Open Spaces varies; See Section 3.4
4. Private Frontage
Frontage Type(s) See Appendix A.5
A
B
C
D
E
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-20
Description and Intent
The Neighborhood Shared Street is designed for select
neighborhood streets where compact development is
desired. Based on many European neighborhood streets,
these shared, low-speed (5-10 mph), low volume streets
provide a safe environment for cars, cyclists, and
pedestrians to share the roadway, and by design, do not
encourage through traffic. As such, formal pedestrian
facilities (sidewalks) are not required, and street trees are
planted between parking spaces in a pervious (cobble or
decom- posed granite) parking shoulder. This type should
be used selectively, and must additionally adhere to the
circulation requirements in Section 3.2.
Typical Neighborhood Shared Street
I. Public Right-of-Way (R.O.W)
Right-of-Way 36’ (may vary)
Curb-to-Curb No curb; 20’ drive lane
Vehicular Lanes 2; 10’ lane width
Median none
Bicycle Facilities none
Bicycle Buffer none
Parking Facilities
Parallel (8’); includes parking-lane
planters; See Section 3.5
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s)
Gutter between roadway and
parking lanes; previous parking
lanes & planters
3. Public Frontage
Commercial n/a
Residential 8-10’; See Section 3.4
Open Spaces n/a
4. Private Frontage
Frontage Type(s) See Appendix A.5
A
B
C
D
E
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-21
Description and Intent
At key locations, these One-Way Park-Edge Drives are
used to provide circulation around prominent unattached
neighborhood greens - often acting as neighborhood
gateways. One-Way Park Edge Drives are local
thoroughfares, with low vehicular speeds (10-25 mph) and
moderate capacities (up to 2,500 ADT).
Typical One-Way Edge Drive
I. Public Right-of-Way (R.O.W)
Right-of-Way 35-50’ (may vary)
Curb-to-Curb 20-30’ (may vary)
Vehicular Lanes 1; 12’ lane width
Median Public Green (See Section 3.6)
Bicycle Facilities Where occurs; sharrows
Bicycle Buffer None
Parking Facilities
Head-in diagonal (16-18’) and/or
parallel (8’); may include parking-
lane planters; See Section 3.5
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B
Drainage Type(s)
Curb & gutter (development side),
rolled curb (park side); previous
parking lanes & planters (optional)
3. Public Frontage
Commercial 22-30’; See Section 3.4
Residential varies; See Section 3.4
Open Spaces Varies; See Section 3.4
4. Private Frontage
Frontage Type(s) See Appendix A.5
A
B
C
D
E
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-22
Description and Intent
The Park Frontage Drive is a two-way drive, designed for
low capacity (up to 1,000 ADT) and low speeds (10-25
mph), that runs along the inner-edge of a linear greenway
that provides street addresses allowing development to
front the adjacent high-volume arterials- Portola Avenue
and Frank Sinatra Drive. This is a multi-functional, flexible
street type that provides frontage, access and street
parking to future development along the linear greenway.
The Park Drive can accommodate a range of Public
Frontage Types, depending on the ground-floor use, as
described in Section 3.4.
The Park Drive in a residential context with a parkable
permeable gravel shoulder
I. Public Right-of-Way (R.O.W)
Right-of-Way 50’ (residential) – 80; (commercial)
Curb-to-Curb Varies
Vehicular Lanes 2; 10-12’ lane width
Median None
Bicycle Facilities Multi-use trail in linear greenway
Bicycle Buffer n/a
Parking Facilities
Per Public Frontage (See Section
3.4)
Landscaping Street trees and native landscaping
See Section 3.5 and Appendix B
Street Lighting See Appendix B.1
Drainage Type(s)
Curb & gutter (development side),
rolled curb and previous shoulder
(park side); previous parking lanes
(optional)
2. Public Frontage
Commercial 22-40’; See Section 3.4
Residential 20-24’; See Section 3.4
Open Spaces Varies; See Section 3.4
3. Private Frontage
Frontage Type(s) See Appendix A.5
A
B
C
D
E
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-23
Description and Intent
Located at the rear of lots, Service Alleys/Residential
Access Lanes provide access to service areas, parking,
and outbuildings, and contain utility easements.
Streetscapes have driveway standards with gravel,
landscaped edges, no raised curb, and drained by
percolation.
Typical Service Alley / Residential Access Lane, with
landscaped drive aprons
I. Public Right-of-Way (R.O.W)
Right-of-Way 30’
Curb-to-Curb 20’
Vehicular Lanes “Yield” Lane; 20’ width
Median none
Bicycle Facilities none
Bicycle Buffer none
Parking Facilities none
Landscaping Where occurs; Native trees and
landscaping See Appendix B
Street Lighting Where occurs; See Appendix B.1
Drainage Type(s)
Center gutter; previous paving;
drainage swales, rain gardens or
previous shoulders
3. Public Frontage
Typically not applicable, for special conditions, see Section 3.4
4. Private Frontage
Frontage Type(s) See Appendix A.5
A
B
C
D
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-24
3.4 Public Frontage Standards
A. Purpose and Applicability
This section provides design standards for Public
Frontages, to help implement the vision for and intentions
of the UNSP.
Through their configuration and design, the University
Neighborhood’s public frontages are intended to generate
the pedestrian spaces that integrate and connect
buildings and their private frontages to the UNSP public
realm.
Any public frontage subject to the UNSP shall be
developed in compliance with the standards provided in
this Section. The design of each new or modified public
frontage shall be based on an applicable Public Frontage
Type, as identified on the following pages. Individual
design elements shall be incorporated into Public
Frontage Types in accordance with the Applicability
Tables for each Public Frontage Type on the following
pages.
The street designs within each Planning Sub-Area will be
reviewed and approved through the Precise Plan process,
as defined in Section 6.7. Precise Plan or tentative map
ap- plications that do not comply with the requirements of
this Section shall be considered inconsistent with the
intent and purpose of the UNSP.
B. Design Objectives
The University Neighborhood’s public frontages - through
their layout, design, detailing and operation - are intended
to generate comfortable, safe, and attractive areas within
the public right-of-way, focused on pedestrian and bicycle
circulation, shaded street parking, and access to lots and
buildings. Each public frontage - whether newly construct-
ed or modified over time - shall:
1. Contribute to the place-making and urban design
goals of UNSP Vision;
2. Provide comfortable and inviting spaces that
prioritize pedestrian safety buffers, and limit the
extent to which vehicular circulation that may
interfere with pedestrians or the visual character of
the neighborhood;
3. Generate designs that visually and physically
engage and enhance the street and public realm;
4. Create public environments that are compatible with
surrounding private uses;
5. Offer the Master Developer appropriate design
flexibility through a range of alternatives that
complement the desired use and design goals.
C. How to Use This Section (Table 3.3)
When designing and detailing new streets, or modifying
existing streets in the UNSP, Table 3.3 provides direction
for calibrating the Public Frontage of each street to its sur-
rounding environment, generally by ground floor use, and
the pages to follow provide specific standards and guide-
lines for each type.
Ground-Floor Use & Street Type Adaptability
When selecting which Public Frontage Standards for
application to each street, the Master Developer must
consider the anticipated ground-floor use - whether the
predominant ground-floor use is Residential or
Commercial. This factor, alone, will help determine the
suitable type(s) of pedestrian design elements,
appropriate parking configurations and landscaping
required from curb to building edge.
Secondly, the Master Developer must note the Street
Type present in a given location, and select a Public
Frontage that is compatible with that Street Type, the
vehicular capacities, and the overall R.O.W .
Public Frontage Type Transitions
Public frontage types allow for variations in the
configuration and design of curbside parking, sidewa lk,
and landscape of a street, correlated with the type and
intensity of development from block to block and area to
area. It is also critically important that the design of the
street network – as it traverses blocks and transitions from
single family to multi-family to commercial environments -
be considered as a continuous whole with gradual and
attractive transitions. Specifically, it is intended that public
and private frontages – and overall streetscape design –
provide seam- less and invisible transitions between each
phase of development so that, when completed, the
University Neighbor- hoods are perceived as a single “part
of town” rather than as a “collection of housing projects”.
To achieve this goal, the public frontage types – and
private frontage types – within each block of each street
will be determined through the Precise Plan process
(Section 6.7 and 6.8).
Public Frontage Zones
Figure 3.17 illustrates a sample prototypical commercially-
oriented Public Frontage Type, including a range of public
frontage “Zones.” In general, most Public Frontage Types
may include the following zones:
• Pedestrian Zone: Primarily intended for
comfortable pedestrian circulation, this zone should
be kept free of furnishings or other obstructions.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-25
• Landscape & Furnishing Zone: This zone
includes street trees to shade the sidewalk and
street parking, and accommodates street
furnishings, such as street lights, benches, trash
receptacles, bicycle racks/kiosks, bus stops, and
others.
• Parking & Planter Zone: In general, all streets
provide on-street parking calibrated to the street
environment. In some cases, planters may be
located in the parking lanes to visually narrow the
street and/or R.O.W and shade parked cars.
• Shared Travel Zone: This zone is intended for
shared bicycle and motorized vehicular circulation,
and in some cases, may include dedicated bicycle
or bus lanes.
• Café Zone: On very busy commercial streets within
the Neighborhood Center (NC) Zone, some
sidewalks may be designed with additional width to
accommodate a variety of sidewalk activities -- such
as sidewalk dining, merchandise display, or others.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-26
Description and Intent
The Sidewalk and Parkway is the most common Public
Frontage condition found in the Plan. It ensures that the
typical street is attractive and comfortable with enough
flexibility in setbacks and other elements to accommodate
a wide variety of treatments and conditions.
Notes
• Residential blocks may have continuous
parkways; however, non-residential blocks must
integrate hardscape/paved breaks in order to
accommodate pedestrian access (See also Type
2 “Flex Planter”)
• Canopy trees are preferred, but palms may be
proposed.
Intended character
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-27
Description and Intent
The Flex Planter is a variation on the typical Sidewalk and
Parkway Strip, allowing substitution of parkway
landscaping for pervious pavers/hardscape. This variation
accommodates ground-floor commercial uses at
transitional zones between residential neighborhood
streets and more urban environments, and may be utilized
as a drought-tolerant alternative to parkway landscaping.
Notes
• Hardscape in parkway should designed with
pervious pavers.
• Where more than one lot elect to utilize the Flex
Planter frontage, hardscape uniformity is
recommended.
Parkway hardscaped with previous pavers
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-28
Description and Intent
The Neighborhood Sidewalk type is designed for urban
neighborhood streets where compact, narrow, well-shad-
ed streets are desired. By locating canopy (shade) trees
in bulb-out planters in the parking lane(s), the typical
parkway can be omitted, narrowing the street
substantially.
Notes
• To aid in groundwater infiltration, pervious paving
materials are recommended for parking lanes.
• Open-back planters that allow additional stormwater
capture are recommended.
Example of a parking lane planter in an urban contest
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-29
Description and Intent
The Parking Apron type is specifically designed for the
Neighborhood Shared Street type, allowing compact,
narrow, well-shaded shared-street environments. By
locating canopy (shade) trees in bulb-out planters in the
parking lane(s), and omitting a formal sidewalk and
parkway, the street can be made very narrow,
discouraging through traffic.
Notes
• To aid in groundwater infiltration, pervious paving
materials are recommended for parking lanes.
• Tree planters are at grade, and defined by low
metal grates.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-30
Description and Intent
The commercial sidewalk is the prototypical public
frontage type for commercial and mixed-use centers,
designed to balance the need for comfortable pedestrian
circulation with a range of other activities, based on the
urban context.
Notes
• Parking lane planters may be added to provide
addition- al shade to parked cars (should be
staggered with trees in sidewalk planters).
• Street trees may consist of accent palms and/or
canopy
• trees, but canopy trees should be located closest to
side- walks to provide shade.
• Parking configurations may vary based on urban
context.
Example of an urban sidewalk, with pedestrian,
landscape, and café zones clearly delineated.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-31
B. Diagonal Parking
Head-in diagonal parking configurations are
recommended on commercial streets in the mixed-use
neighborhood centers where additional on-street parking
is beneficial - particularly along retail frontages.
Notes
• For additional street narrowing and shading for
parked cars, Parking lane planters are
recommended.
• Parking lanes may include pervious paving
materials for additional stormwater infiltration.
C. 90-Degree Parking Alternative
Segments of the Park Drive (Section 3.3, Street Type 7) in
the Neighborhood Center are envisioned to function as
“Parking Streets.” In relation to the parking frontage of the
linear greenway (See Public Frontage Type 8 - Parking
Edge), parking on the development side of the street in
these segments may also be configured as 90 degree
head- in spaces.
Notes
• Parking lane planters are recommend- ed, and
should include Palm Trees to provide a vertical
accent to the edge of development.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-32
Description and Intent
The Arcade/Gallery Type (Also a Private Frontage Type in
Appendix A.5) is a variation of the Commercial Sidewalk
(Type 5) that allows for active pedestrian movement and
non-residential uses to occupy arcades at the ground-floor
of multi-family and non-residential buildings within the
core. Buffered parking also enhances the pedestrian
quality of these frontages.
Notes
• Street trees may consist of accent palms and/or
canopy trees, but canopy trees should be prioritized
and located closest to sidewalks to provide shade.
• Canopy trees need approximately 14’ of clearance
(trunk to building edge).
Example of an Arcade/Gallery storefront along a main
street
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-33
Description and Intent
Parklets are semi-permanent “cafe zones” that may
replace on-street parking spaces in front of specific
commercial frontages where additional sidewalk dining
may be desired. They may be (re)moved, expanded or
redesigned as local conditions and urban context evolve
over time.
Notes
• Parklets should provide a comfortable buffer
between seating and moving traffic;
• Parklets should be raised to sidewalk grade;
• Parklets should include comfortable seating,
shaded areas, and landscape.
• Parklets must be approved by the Public Works
Department, and may be subject to the City’s
Design Review Process.
Example of parklet extending the usable space of a
sidewalk
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-34
Description and Intent
Key segments of the Park Drive (Section 3.3) in the
Neighborhood Center, are envisioned to function as
“Parking Streets.” As such, the Parking Edge type
provides additional parking to support the Neighborhood
Center, in addition to providing parking and a soft
transition to the Linear Green- way (See Section 3.6).
Notes
• Parking lane planters are recommended, and
should include Palm Trees to provide a vertical
accent to the edge of development.
• Head-in, Diagonal or Parallel parking configurations
may be considered.
Using decomposed granite with other natural features can
create a seamless transition into the linear park
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-35
Description and Intent
The Flexible Edge Type is designed as a flexible activity
zone at the edges of active public spaces. This type may,
(but is not required to) include a paved walk along the
curb, and is designed to accommodate movable furniture
and a variety of recreational activities.
Notes
• Where curbside parking occurs, a 2-3’ paved walk
is recommended curbside.
• A double-row of canopy trees is recommended to
enclose and shade this flexible space.
• Furniture should be movable to allow a range of
recreational activities.
Intended character
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-36
Description and Intent
The Passive Edge Type is designed specifically for the
Park Dr in neighborhood edge contexts where more urban
parking configurations are unnecessary. A rolled curb and
gravel/decomposed granite shoulder creates a soft
transition to the Linear Park, and provides additional
opportunities for parking for visitors.
Notes
• Active transportation modes are accommodated by
a Multi-Use Trail in the linear greenway
Intended character
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-37
3.5 Street Landscape Standards
A. Intent
Following the integration of Street Type Standards and
Public Frontage Standards (Sections 3.3 and 3.4), this
Section defines how the landscape design of a given
street are required to directly support the importance and
function of a given Street Type within the overall UNSP
framework.
For example, primary Arterials, Connectors and Frame-
work Streets shall be lined with large trees and significant
groundcover that define neighborhood edges and connect
prominent areas and public spaces within the UNSP.
Conversely, Neighborhood Streets will feature smaller
scale trees and plants that prioritize privacy and shade in
primarily residential areas.
Altogether, these Street Landscape Standards outline the
alternatives that will generate cohesive streetscapes, rein-
force the connections between the various neighborhood
and place types, and enhance the overall public realm.
B. Existing Street Trees and Landscaping
At the time of UNSP adoption, the UNSP and surrounding
streets are minimally landscaped. While there are
landscaped medians and street trees along both sides of
College Drive, Pacific Avenue and University Park Drive,
they are planted in irregular patterns, often times with 60
to 80 feet between trees, resulting in little shade and a
lack of design consistency. Other streets, like Gerald Ford
Drive, have street landscaping along the south edge;
however, the north side of the street is vacant, devoid of
trees, groundcover and sidewalks. Landscaping for new
development along the north edge should be used as a
transition between the UNSP and the Millennium Specific
Plan.
Existing street trees and groundcover around the UNSP
site are comprised of native and adaptive species such as
California Pepper, Palm, Mesquite varietals, Southern
Live Oak and Desert Willow.
These Street Landscaping Standards recognize the value
and natural beauty of these trees and plants; therefore, all
design standards and recommended species are selected
to complement the existing trees and contribute to a
greater sense of place as the UNSP develops.
Young Date Palms within the median along Portola
Avenue
Mesquite varietals make up the majority of existing street
trees along Pacific Avenue and the south side of Gerald
Ford Drive
Street trees providing visual accents, like this Shoestring
Acacia, can be found along College Drive.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-38
C. Street Tree Plan
All Street Landscape Standards are grouped into 5
categories: 1) Existing Arterials; 2) Existing Collectors; 3)
Framework & Open Space Streets; 4) Neighborhood
Streets & Greens; and, 5) Parking Lots. These categories
are based on the similarity of street conditions and the
intended design and use of a specific place (See Figure
3.5). Note, Parking Lots are not shown in the diagram
below as their location will depend on final site plans.
In addition to Figure 3.5.1 below, a list of recommended
street trees is provided in Table 3.5.1, identifying specific
locations where tree types are advised and permitted.
These recommended trees and landscape conditions are
further described and illustrated on the following pages.
Notes.
While the Street Landscape Standards in this section
provide an abbreviated list of acceptable trees, plants and
groundcover, a complete list of permissible trees, plants
and groundcover may be found in Appendix B.
All final street landscaping decisions shall complement the
intended design and use of a given street and location
within the UNSP. The Master Landscape Plan (MLP, see
Section 6.7) shall identify all trees and landscaping
intended for streets, parks and other open spaces for the
subject phase of development.
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CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-40
D. Street Trees
Street trees within the UNSP area shall either be native to
the Sonoran Desert, or adaptive and from regions with
similar arid climates (such as the Mojave Desert).
Characteristically, these are drought-tolerant species,
though they may at times (such as at planting to give root
systems a head- start, or to catalyze seasonal blooms of
flowering trees) require short periods of irrigation. Trees
shall either be used to provide shade along a street or
frontage, or to provide color or vertical accent at
prominent spaces and frontages within the UNSP area.
Deciduous trees shall be planted at open spaces and
buildings with south and west orientation, providing
passive solar light and heat gain in winter, while providing
cooling shade through summer.
1. Typical Shade / Canopy Trees
Typical shade/canopy trees, such as California
Pepper Trees, shall be used most often in
pedestrian-heavy residential neighborhoods and
smaller connecting streets. Within a desert context,
these trees are often smaller but maintain a wide
canopy, providing much needed shade on
sidewalks and streets.
2. Vertical Accent Trees
Prominent boulevards, and arterials, and major
public spaces shall employ vertical accent trees
where appropriate. Such trees, usually palms in this
context, help provide a more formal landscape for
more formal and prominent streets and spaces.
3. Color Accent Trees
Trees with colorful seasonal blooms or year-round
distinct foliage shall be used to help give certain
streets and spaces a unique character in relation to
other parts of the Plan Area. These may range
greatly in size and form.
See Table 3.5.1 and Appendix B for a complete list of
Recommended and Additional Potentially Appropriate
Species.
Smaller trees with wide canopies can shade sidewalks.
Palms of various kinds can be used as vertical accents
along streets
A Palo Verde tree can be used to provide a visual color
accent in a landscape.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-41
E. Plant Materials
Plant materials within the UNSP area shall either be
native to the Sonoran Desert, or adaptive and from
regions with similar arid climates (such as the Mojave
Desert). Characteristically, these are drought-tolerant
species, though they may at times (such as at planting to
give root systems a head-start, or to catalyze seasonal
blooms of flowering plants) require short periods of
irrigation. In certain areas, the landscape shall emulate its
native desert condition by organizing native plants in
organic/natural patterns and distributions. At other, more
significant nodes and/ or frontages, native plants shall be
incorporated into more intense, formalized compositions
for enhanced visual effect and to communicate
entry/arrival into an urban destination. Drip ir rigation
systems tend to be required for these more formalized
applications.
See Table 3.5.1 and Appendix B for a complete list of
Recommended and Potentially Appropriate Species.
Taller and more colorful native plants, such as this Agave
Americana, can be used to enhance larger open spaces.
Seasonally flowering bushes – such as the Ocotillo –
provide accents of color and texture along the corridor.
Flowering desert plants arranged geometrically to create a
subtle wash of color
Geometric patterns of contrasting plant species formalizes
key landscaped areas.
More informal patches of cacti helps relate to the true
character of the desert landscape.
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F. Specific Landscape Standards by
Street and Place Type
The following are landscape standards for specific
thoroughfares in the UNSP area. Refer to the Street Tree
Plan (Figure 3.5.1) for street locations and a list (Table
3.5.1) of recommended and permitted trees.
1. Balanced Arterials and Park Drives
Balanced Arterials within the UNSP area include the
existing thoroughfares of Frank Sinatra Drive and
Portola Avenue. As the primary edges to the UNSP, a
continuous double-row of tall Palms shall be the
featured tree. Additional shade/canopy trees and
complementary landscaping shall create an iconic
and inviting green edge that serves as a gateway into
the UNSP area and performs as a buffer for the
UNSP and adjacent residents.
In addition, a meandering Park Drive is proposed to
parallel the Balanced Arterials along the inside edge
of the UNSP site. This Park Drive will further enhance
the natural buffer and create a continuous open space
along the Arterials.
a. Existing Street Trees. At present, there are no
street trees along the UNSP edge on Frank
Sinatra Drive and Portola Avenue. Various types
of street trees (i.e. Mesquite, Pepper and Live
Oaks) are present within the medians and along
the street edges opposite of the UNSP site.
Future street trees shall complement these
existing trees.
b. Primary Street Tree(s). Tall Palms (i.e. California
or Mexican Fan Palms)
Location: A consistent row of palms shall line
the street-side edge of Frank Sinatra Drive and
Portola Avenue.
c. Median Tree(s). A mix of large shade/canopy
trees (i.e. Mexican Sycamores, California Pepper,
Camphor)
Location: These trees shall be interspersed,
arranged naturally along the Park Drive to
enhance the new open space.
d. Median ground cover/plants: Small to large
succulents, agave varietals, cacti and drought
tolerant flower and shrubs.
Palo Verde trees, when in bloom, provide colorful accents
along arterial streets.
Trees, palms, succulents, and small shrubs may be
planted in conjunction on certain drives.
Pepper trees, as they mature, develop into large, full
street trees with plenty of shade.
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2. Enhanced Arterials and Connectors
Enhanced Arterials and Connectors are pre-existing
streets with up to 4 lanes of traffic. These streets
travel directly through the UNSP site and will collect
the majority of vehicular and bicycle traffic traveling
between the neighborhood center and residential
neighborhoods. As such these streets are prioritized
for having large shade/ canopy trees along the edges
with accent and additional shade trees within the
medians.
a. Existing Street Trees. Currently, there are young
street trees planted in somewhat regular intervals
(approximately every 60 feet) along the majority
of street edges. Species include various
Mesquite, Pepper and Southern Live Oaks trees.
Adjacent future development phases shall select
complementary trees.
b. Primary Street Tree(s). Large shade/canopy
trees (i.e. Camphor, Mexican Sycamores,
Chinese Evergreen/Elm, She Oak, etc.)
Location: New trees shall be planted closer
together to reduce the distance between trees
to approximately 30 feet, when possible.
c. Median Tree(s). Various Vertical and Color
Accent Trees (i.e. California and Mexican Fan
Palms, Palo Brea, etc.)
Location: Located in medians and located
naturally along street edge, where appropriate.
d. Median ground cover. Small to large succulents,
agave varietals, cacti and drought tolerant flower
and shrubs.
Palms located in a median create an iconic gateway.
Camphor trees at regular intervals provide shade and a
unique character.
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3. Framework Streets and Open Spaces
Framework Streets will carry most of the pedestrian,
bi- cycle and vehicular traffic travel to and through the
UNSP Town Center. As Framework Streets cross the
site, they will travel through commercial, residential
and open space areas - as such, selected tree
species will have to transition in order to complement
the block size, uses and intensity of the neighborhood
zone.
In the Town Center, vertical accent trees (i.e.
California, Mexican and Date Palms) shall be used to
line the main streets. Their verticality will allow visitors
to clearly see across the street and shopfronts. The
Town Center shall also be complemented with a
consistent row of smaller street trees that provide
some measure of shading and bolster a pedestrian-
oriented environment.
Along blocks with primarily residential uses, larger
canopy trees (i.e. Honey Locusts, Chinese Pistache,
Chinese Evergreen/Elm, etc.) shall be used to foster
privacy and a buffer between the street and
residential buildings.
Where Open Spaces occur, smaller street trees at
regular intervals shall allow views into the public open
space or green, and complement the larger
shade/canopy, vertical and color accent trees within
the green.
a. Existing Street Trees. None.
b. Primary Street Tree(s).
Town Center - California, Mexican, Date Palms
Primarily Residential - Honey Locusts,
Chinese Pistache, Chinese Evergreen/Elm.
Open Space Edges - Palo Verde, Palo Brea,
etc. (Street trees that allow view into open
space)
c. Median Tree(s). Palo Verde, Palo Brea, Chinese
Tallow
Location: Smaller street trees shall always
occur at regular intervals and support larger
trees in the Town Center and Residential
areas.
d. Median ground cover. Small to medium
succulents, agave varietals, flowering shrubs.
Sharp cacti shall not be used in this area as there
are many pedestrians.
Trees along framework streets and in the Town Center
will provide shade and visibility when possible.
Palms may be employed in the Town Center area to help
shopfront visibility.
Regularly spaced street trees in planters
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4. Neighborhood Streets and Greens
Neighborhood Streets and streets lining Greens
represent the most common street type in the UNSP.
They have significantly less vehicular traffic, slow
travel speeds, and will be frequented with pedestrian,
bicycle and other forms of active transportation on a
regular basis.
Street trees along these routes shall be planted in
regular intervals to create a consistent buffer between
residential areas and the street. Street trees shall
prioritize shade for pedestrians and be tall enough to
allow individuals to clearly see across the street.
Shade/canopy trees shall also be selected to
complement street lighting.
a. Existing Street Trees. None.
b. Primary Street Tree(s). Chinese Pistache,
Southern Live Oak, California Pepper, Tipu
Tree/Rosewood, Chinese Evergreen/Elm
Location: Shade/canopy trees shall occur at
regular intervals along both sides of
neighborhood streets and edges of greens.
c. Median Tree(s). Palo Verde, Palo Brea, Holly
Oak
Location: Color accent trees may be place
sporadically to create variety and enhance the
primary street trees.
d. Median ground cover. Small to medium
succulents, agave varietals, flowering shrubs.
Sharp cacti shall not be used in this area as there
are many pedestrians.
Chinese Pistache trees provide color accents along
neighborhood streets.
Regularly spaced trees around a neighborhood court
Medians in Neighborhood Streets will often combine
trees, such as Palo Brea, with succulent groundcover.
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5. Parking Areas
Trees and landscape features within Parking Areas
serve 3 primary functions:
• Provide a degree of shading for pedestrians who
are using the parking the lot;
• Identify and allow clear views of the parking area;
and,
• Extend and enhance other street tree patterns
present.
Parking area trees do not necessarily have to match the
street tree type on a given block, and they shall be
primarily taller trees that provide some measure of
shading.
a. Existing Trees. None.
b. Primary Tree(s). Southern Live Oak, California
Pepper, etc.
Location: Final location will be determined by
future street tree patterns and parking
locations. Within parking lots, shade/canopy
trees shall be planted approximately every 9
parking spaces.
c. Median ground cover. To the extent feasible,
surface parking areas must be constructed of
pervious paving material to achieve filtration and
partial storage during storm cycles. Pervious
interlocking paving, such as SF-Rima, pervious
concrete and modular grass and gravel paving
are acceptable. If modular grass and gravel
systems are employed, they must use pervious
crushed rock base rather than Class II road base
to allow infiltration. Surface overflow must drain to
biofiltration trenches through curb cuts.
Shae/canopy trees can provide shade to pedestrians;
permeable pavers can assist water filtration and
reclamation.
A grid of solar panels with fabric shades over a parking lot
Trellises, trees and greenery adjacent to parking drop-off areas can provide shade and comfort in parking areas.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-47
3.6 Public Open Space Standards
A. Intent
Public open spaces are publicly-accessible areas such as
parks, plazas and green spaces that establish shared
centers for gathering, recreation and the opportunity to
weave the natural environment into a given community.
Through the strategic placement of open spaces, the
UNSP will achieve the following:
• Support quality of life and healthy lifestyles through
the promotion of active and passive recreation;
• Increase public safety and visibility throughout the
community by encouraging “eyes on the street”;
• Support the preservation and restoration of natural
habitats that complement the built environment;
• Enhance the appearance and economic value of
residential and non-residential uses such as dining,
shopping and other commercial activity; and,
• Foster a unique community identity and cohesive
sense of place throughout the UNSP.
Open spaces are integral to the success of Palm Desert’s
UNSP. Located in areas that are easily accessible, open
spaces will create an interconnected network through the
UNSP and to adjacent neighborhoods. Some of the
functional features and design qualities all open spaces
should provide include:
• Adequate lighting and visibility from the street to
encourage usage throughout the day and evening;
• A full range of outdoor experiences for people of all
ages and abilities;
• Pedestrian and bicycle access and facilities
including paths/trails, street furniture, pavilions, bike
racks;
• Landmarks, monuments and cultural areas of
interest to enhance civic life, community identity and
pride;
• Integrated stormwater drainage and retention
through the use of drought-tolerant plants and trees,
groundcover and materials that actively contribute
to water recapture, reuse and overall water
management. See Section 5.7 Storm Drainage
and Grading.
• Adjacent on-street parking should encourage
people to get out of their cars and opt for passive
and active recreation in Open Spaces.
Parks can provide active and passive recreation, and a
chance to preserve or recreate natural environments.
A park and plaza creates a central focal point in a
community.
Open spaces should create attractive and comfortable
gathering and event spaces within a community.
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CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-49
B. Parks
1. Description
Parks are the largest open spaces in the UNSP, ranging
in size from 1/2 to 4 acres, and available for unstructured
recreation. A Park may be spatially defined by
landscaping rather than building Frontages, and its
landscaping should consist of drought tolerant softscape,
lawn and trees, naturalistically composed. The “Rule of
10” developed by the Project for Public Spaces is a
recommended guideline for park design, providing at least
10 types of activities, from active to passive, for children
and adults of all ages.
2. Context and Connectivity
All parks should be scaled and desig ned according to the
scale and uses of their surrounding context. Parks are to
be centrally-located (as shown on the right) and will
provide both active and passive open space, event
venues and recreational fields for both residents and
visitors. All parks should offer abundant on-street parking
on the perimeter streets that can be used by residents,
visitors, shoppers and diners who may also frequent the
park.
3. Function and Design Opportunities
Parks in the UNSP should offer a full range of outdoor
experiences for people of all ages and abilities. Park
facilities may include passive open greens, recreational
fields, pools, plazas, squares, amphitheaters, other
programming or event spaces, or simply pedestrian and
bike pathways.
In addition to their uses and built features, parks in the
UNSP will provide critical solar cooling and ecological
preservation and restoration through the integration of
drought-tolerant trees, plants and hardscapes that
facilitate on-site water recapture and recycling.
4. Landscaping
a. Trees and plants shall be arranged naturalistically
and provide shade on the edges of the parks and
on the open greens. See Appendix B for
Landscape Guidelines.
b. Hardscape shall generally be kept minimal with
paved trails providing convenient connections and
circulations through the park space.
c. Unnecessarily complicated and distracting paving
patterns are discouraged.
The UNSP’s central Neighborhood Park (shown, ±2.4
acres) will include pedestrian connections to surrounding
blocks.
Conceptual Central Park with surrounding context
Parks should support a variety of uses and facilities from
open greens to playgrounds and other built structures.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-50
d. Landscaping and hardscaping should be porous
and facilitate water recapture through the use of
bioswales and other green infrastructure.
5. Important Details and Elements
a. Visibility. All parks must be visible and easily
accessible from the street and adjacent blocks.
Pedestrians and motorists alike must be able see
clearly through the space.
b. Frontages and Adjacencies. Parks should have
pedestrian-oriented frontages on all sides, with
on- street parking provided wherever possible.
Frontages will include clear entrances and
facilities for both pedestrians and bicyclists.
Whenever possible, parks should connect to the
larger pedestrian network.
c. Shading and Lighting. Adequate shading from
trees, landscape elements and shade structures
is vital to encourage comfortable gathering
spaces, recreational areas and circulation through
the park.
d. Structures and Improvements. Parks may have
a range of buildings and structures such as
pavilions and event venues, amphitheaters,
stages, dining areas, water features and other
programming- related structures. All installations
must enhance the gathering space, open spaces,
and not obstruct views or pedestrian connections.
Palm Desert’s Civic Center Park successfully provides a
number of gathering spaces for a range of passive and
active uses.
Hardscape and landscape may recreate terrain and
spaces within a park that complement natural forms.
Drought-tolerant plants and landscaping should use a
variety of colors within all public open spaces.
Open spaces provide family and child-friendly facilities
such as playgrounds.
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C. Plazas and Squares
1. Description
Plazas and squares are available for civic purposes and
commercial activities, spatially defined by building
frontages, and located at the intersection of important
streets. Plazas should be between 1/2 and 2 acres in size,
with a landscape consisting primarily of pavement, shaded
by trees and/or open shade structures. Squares should be
between 1/2 and 3 acres in size, with a landscape
consisting of paths, drought tolerant softscape, limited
lawns areas, and significant tree canopy and other sha de
structures.
The Central Square be located at the heart of the Neighbor-
hood Center (NC) zone; smaller plazas may be integrated
into the NC and Neighborhood Medium (NM) zones.
2. Context and Connectivity
The UNSP locates a Central Square and Plaza north of
Frank Sinatra Drive, between Portola Avenue and Cook
Street. At this location, the Central Square and Plaza will
serve as a primary gateway into the Neighborhood Center.
Upon arrival, two major entrances from Frank Sinatra Drive
will border the Central Square and provide on-street parking
along both sides - the two streets converge on the north
side of the Square forming a smaller Plaza with views down
the district’s primary commercial boulevard. Additional col-
lector streets will also connect to the Square and Plaza
from all directions. No vehicular access will be permitted
through the Square or Plaza, but adequate on-street
parking will be supported by continental crosswalks, bicycle
lanes and other pedestrian facilities with convenient and
unrestricted movement through the square.
3. Function and Opportunities
The Central Square’s principle function is to serve as a
gathering spaces and support civic and commercial
activities such as farmer’s markets, music concerts and art
fairs. The square’s design must serve all ages and abilities
as it pro- vides safe and convenient pedestrian connections
through the site as well as 360-degree vistas of the
surrounding building frontages and key locations. Traffic -
calming features such as crosswalks, pedestrian-oriented
intersections, and landscaped buffers may be implemented
to enhance the pedestrian experience around the square.
A second function of the Square is to support flexible
allocation and closure of the space. In turn, future
ordinances and policies must allow for flexible and creative
use of the space.
Conceptual Central Square design for UNSP (±1.5 ac. as
shown)
Old Town Plaza Aerial View, Albuquerque, NM
Old Town Plaza and Bandstand, Albuquerque, NM
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 3-52
Successful design, implementation and function of squares
and plazas is critical to the success of the UNSP. Not only
do they serve as gateways and gathering spaces, but they
also enhance economic development, aesthetics and
walkability of the community.
4. Landscape
The Central Square and Plaza must achieve the following:
a. Provide a balance of drought-tolerant trees, plants
and groundcover that provide significant shade
and interconnected spaces for convenient
movement through the space. See Appendix B,
Landscape Guidelines.
b. Plazas may have variations in levels, structures
and hedges to create smaller “rooms” within the
plaza.
c. The introduction of terrain variation should provide
a sense of physical movement across the square
as well as support water drainage and reclamation
patterns.
d. Furnishings such as benches, chairs, tables and
drinking fountains are required.
5. Design Details and Elements
a. Size. As shown, the Town Center Square provides
±1.5 acres of open space - final designs may vary.
In general, plazas may range from 1/2 to 2 acres;
squares may range from 1/2 to 3 acres.
b. Visibility. The Central Square must be visible
from all sides. Pedestrians and motorists alike
must be able see through the space to the
opposite side.
c. Frontages and Adjacencies. The Square should
have street frontage on all sides; while Plazas may
be have street on at least 2 sides. Proper scaling
and orientation of the Square and Plaza and its
relation to the surrounding streets and buildings
are critical.
d. Shading and Lighting. Given the Square and
Plaza’s size and largely hardscaped surface,
adequate shading from shade trees, landscape
elements and structures is critical.
e. Structures and Improvements. Squares and
Plazas provide iconic locations for pavilions,
kiosks, bandstands, public art, water features and
monuments. All installations must enhance the
gathering space, open spaces and not obstruct
views and pedestrian connections.
Monuments may be used to create formal or historic
gathering spaces within a neighborhood or city.
Plazas create essential gathering spaces that support
local commercial and retail uses.
Sundance square, Fort Worth, TX
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D. Greens, Attached & Unattached
1. Description
Greens are smaller open spaces within a neighborhood,
spatially defined by building frontages and
accommodating passive recreation and children’s play.
Greens typically range in size from 1/4 acre to 1/2 acre,
with a landscape of drought tolerant softscape, limited
lawn areas, and shade trees or small shade structures.
While greens may include playgrounds, they are primarily
intended as informal spaces with no dedicated
recreational use.
2. Context and Connectivity
Greens are typically located within or at the end
residential blocks. Connectivity may be designed in two
different forms:
a. Attached Greens - There is no vehicular right-of-
way between the Green and adjacent residential
lots; and,
b. Unattached Greens - A vehicular right-of-way or
alley separates the Green from residential lots.
Both types of Greens are essential for extended open
space and pedestrian connectivity throughout the UNSP.
3. Function and Design Opportunities
Greens may be designed in a number of shapes and
linear configurations, but their main objective is to provide
an open space with a reasonable walking distance for
local residents.
Greens may accommodate a range of uses from active
playgrounds and recreational fields to passive spaces.
Conceptual attached green
Conceptual detached green
Typical detached green within a single-family neighborhood
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4. Landscape
Landscape consists generally of unobstructed lawn,
planting beds, trees and/or areas of drought tolerant
landscape according to the following guidelines:
a. Trees shall be arranged naturalistically and
provide shade on the Green. See Appendix B for
Landscape Guidelines.
b. Hardscape shall generally be kept minimal and
only in support of providing access with sidewalks
and peripheral connections.
c. Unnecessarily complicated and distracting paving
patterns are discouraged.
5. Design Details and Elements
a. Size. 1/4 acre to 1/2 acre.
b. Visibility. Visibility from one side of the Green to
the other is required (hedges and walls should not
exceed 36 inches in height).
c. Frontages and Adjacencies. Greens shall front
at least 2 streets. Adjacent buildings shall front
the plaza with windows, doors, and appropriate
frontage types.
d. Shading and Lighting. Given the climate and
context of Palm Desert, drought-tolerant trees will
provide the majority of the shading. Shade
structures are permitted but should be kept to a
minimum to allow for greater natural open space.
e. Structures and Improvements. The following
buildings and improvements are suggested within
Greens:
• Pergolas, picnic shelters, flexible gathering
and event spaces and small public restrooms.
• Benches, chairs, tables (movable
recommended) bike racks, playground
equipment, and athletic courts.
• Recreational fields and as appropriate for a
given neighborhood setting.
Typical green with direct housing frontage
Green integrated within a neighborhood town center
Typical neighborhood green separated by neighborhood
residential drive
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E. Greenways
1. Description
A Greenway is a linear open space along the edge of or
passing through a neighborhood. Its landscape shall
consist of paths and trails, dry creeks, tree clusters and
open shelters, all naturalistically disposed. A Greenway
may be defined by building frontages and may abut a
major street or other urban corridor. A Greenway may
incorporate shade structures or playgrounds, but is
primarily intended for informal recreation.
2. Context and Connectivity
Within the UNSP, a major Greenway will extend west from
the Central Square and Neighborhood Center along Frank
Sinatra Drive. The Greenway continues to the southwest
corner of the site and turns north along Portola Avenue,
providing passive recreation and connectivity on the edge
of the UNSP. Connections to the Greenway will also be
extended off the site to allow access to pedestrians and
users beyond the specific plan area.
Other Greenways in the UNSP, including College Drive,
where the City has already provided improvements such
as curb, gutter and sidewalks, can be modified to fit within
these existing improvements.
3. Function and Design Opportunities
The UNSP Greenway will serve 3 major functions:
a. It will provide a degree of conservation and
habitat restoration through the introduction of
native and non-native drought-tolerant trees,
plants and groundcover.
b. The Greenway will serve a number of recreational
uses including paths for jogging, walking and
biking that meander through the greenway.
c. In addition to the environmental and recreational
benefits, the Greenway will create a natural buffer
between new and existing development along the
corner of Sinatra Drive and Portola Avenue.
d. Rear alleys are required for homes with
Greenway frontage.
4. Landscape
Greenway landscape consists generally of unobstructed
lawns, planting beds, trees and/or areas of drought
tolerant landscape according to the following guidelines:
Conceptual greenway
Greenways alongside single-family homes neighborhood
streets
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a. Trees shall be arranged naturalistically and
provide shade to trails that pass through the
Greenway.
b. Additional trees and landscaping should
strengthen the visual buffer between the
Greenway and Frank Sinatra Drive and Portola
Avenue. See Section 3.5 for Street Landscape
Standards.
c. Hardscape shall generally be kept minimal and
only in support of providing access with sidewalks
and peripheral connections.
d. Unnecessarily complicated and distracting paving
patterns are discouraged.
5. Design Details and Elements
a. Size. Greenways are defined by spanning several
consecutive blocks and may vary from
approximately 25 to 100 feet wide. Final size and
configuration may vary, but it is recommended
that the width varies throughout the Greenways to
create a sense of natural movement. In areas
where existing improvements occur, the
Greenway can be the landscaped parkway.
b. Visibility. Greenway entrances must be clearly
marked on all sides of the Greenway. Intermittent
visibility and pedestrian and bicycle entrances
should be provided on all sides of the Greenway.
c. Frontages and Adjacencies. The Greenway will
cross over multiple public streets and frontages
and should have adequate crosswalks, signage
and other traffic-calming features at those
locations. Private homes and buildings may also
open directly onto the Greenway.
d. Shading and Lighting. Trees and planters
should provide sufficient shading during all times
of day to allow for comfortable pedestrian and
bike circulation through the Greenway. Adequate
lighting is also necessary to encourage safe
usage of the Greenway in the evening.
e. Structures and Improvements. Small rest
areas, pedestrian amenities (benches, picnic
tables, drinking fountains, etc.), bike racks and
playground equipment may be located at
appropriate intervals.
Typical greenway with a central pedestrian/bike path and
lined with greens
Greenways may be designed up to 100-feet wide as
appropriate.
Greenways should lead to and connect neighborhoods
greens and parks together.
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F. Pocket Parks
1. Description
Pocket Parks are defined as small open spaces tucked
into blocks at the scale of lots (up to 1/4 acre, approx.).
They are usually designed equipped for the recreation of
children, generally fenced and may include an open
shelter. Pock- et parks by alternatively be designed
primarily for quiet, passive recreation, and in all cases
they are intended to be interspersed within residential
areas.
2. Context and Connectivity
Pocket Parks may be located anywhere within a block;
however, they should be strategically placed and sized in
order to contribute to the larger network of open spaces
within the community. Pocket parks may be ideal on small
neighborhood blocks adjacent to blocks that have larger
open spaces.
3. Function and Opportunities
Pocket Parks will primarily serve the residents located
immediately on the same block. However, a Pocket Park’s
lo- cation on the block and its visibility to the street may
allow it to serve those beyond the block.
Pocket parks may also serve as gateways or iconic
markers for smaller neighborhood sub-areas. They have
the ability to generate value for a given community or
block and the ability to foster a sense of safety and
visibility for the immediate community.
4. Landscape
Guidelines for landscape features and conditions are
listed as follows:
a. Groundcover may range from predominately
greens, to hardscape, or a balance of both.
However, paved paths and hardscape features
should be integrated to encourage pedestrian
movement through the park.
b. Unobstructed lawn, planting beds, hardscape,
and or drought tolerant landscape are
recommended. See Appendix B for Landscape
Guidelines.
c. Trees arranged either naturalistically or formally
and shall be of sufficient scale for their particular
context.
Conceptual corner Pocket Park
Pocket Parks may be used to connect the larger public
realm and open space network.
A pocket park with adjacency to single-family homes
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d. Unnecessarily complicated and distracting paving
patterns are discouraged.
5. Design Details and Elements
a. Size. 0.1 acre to 1/4 acre, in general.
b. Visibility. Visibility from one side of the Pocket
Park to the other is required (hedges shall not
exceed 36 inches in height).
c. Frontages and Adjacencies. Pocket Parks shall
front at least one public street when located mid-
block, or two public streets on the corner of a
block.
d. Shading and Lighting. Shading should be
provided mostly from natural and drought-tolerant
trees and plants to create a more natural setting.
Shade structures may be allowed but should be
limited in use and appropriately scaled.
e. Structures and Improvements. Built structures
may include by are not limited to pergolas,
trellises, small monuments, water features, and
pedestrian amenities (benches, tables, drinking
fountains, etc.), bike racks, playground equipment
and informal athletic courts that provide a focus to
the Pocket Park.
Pavers and simple hardscapes may be used to create
temporary pocket parks if further development is planned
for future phase.
Pocket park providing passive open space and pedestrian
route
Neighborhood serving recreation facilities are ideal for
Pocket Parks.
A pocket park with a small plaza
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G. Rosewalks
1. Description
The Rosewalk is a pedestrian “street” defined by building
frontages and providing the primary pedestrian access to
those buildings. The Rosewalk layout may be formal with
a central focal point and seating are, or may be more
naturalistically designed. Simple softscape or lawn areas
accommodate a variety of passive and active recreational
opportunities for residents and visitors.
2. Context and Connectivity
Within the UNSP, Rosewalks are not required, but they
present builders and developers with the opportunity to
improve pedestrian connectivity and saf ety and reduce
the need for vehicular right-of-ways if sufficient circulation
is present.
When possible, Rosewalks should lead or connect to
other community open spaces.
3. Function and Design Opportunities
Because of their size, Rosewalks have the abil ity to create
new greens and open spaces within a block that may be
large enough to accommodate a small playground, small
structures, community gardens or other community uses.
Ideal for adjacent blocks that have alley-accessed homes,
the Rosewalk is introduced between the 2 blocks instead
of a vehicular street, potentially adding value to the homes
with frontages on the Rosewalk.
4. Landscape
a. Rosewalks should be designed as small attached
Greens. Drought-tolerant trees, plants and
groundcover can be composed to create more of
a natural-looking open space.
b. Landscaping should allow for users to move
through the Rosewalk unobstructed, with
sidewalks linking building frontages to the major
right-of-ways.
Conceptual rosewalk with single-family home frontage
Conceptual rosewalk placement with neighborhood blocks
Houses fronting rosewalk along an asymmetrical block
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5. Design Details and Elements
a. Size. Rosewalks should range in width from
approximately 16-40 feet wide and should not be
more than 300 feet long. See Table 3.1
Subdivision and Block Standards.
b. Visibility. The Rosewalk should be visible from
the from primary street, but its design features
must offer a fair amount of privacy and screening
from the road to clearly define the pedestrian-only
space.
c. Frontages and Adjacencies. Residential and
non- residential buildings may open directly onto
the Rosewalk with the integration of stoops,
patios, dooryards and similar approved frontages.
See Chapter 5.5 Private Frontage Types.
d. Shading and Lighting. Rosewalks must be
appropriately placed and scaled to allow
significant daylight and shading to enter the
space. Especially in commercial areas, a balance
of shading and lighting is vital to improving
economic activity.
e. Structures and Improvements. Small side
courts, rest areas and pedestrian amenities
(benches, picnic tables, etc.), may be located in
the Rosewalk.
Sample rosewalk with open large open green on
asymmetrical block
A small-scale rosewalk creates mid-block connection.
Rosewalk with integrated green and paved court
Trellises, pergolas and other shade structures may be
incorporated into rosewalks, but should not obstruct
views.
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H. Paseos
1. Description
Paseos are narrow pedestrian ways that provide beautiful
mid-block connections - they are especially useful in
blocks with large perimeters. In neighborhood contexts
paseos should be planted with shrubs or groundcover and
shaded with trees along a walkway, and in the
neighborhood centers may be primarily hardscaped.
Context and Connectivity
Paseos made be found in any zone and can
accommodate residential, commercial and other non-
residential frontages. While there are no required
locations for Paseos, they present developers with the
opportunity to improve pedestrian connectivity and safety
and to reduce the need for vehicular right-of-ways, if
sufficient vehicular circulation is already achieved,
according to the UNSP.
When possible, Paseos should lead or connect to other
open spaces.
2. Function and Design Opportunities
In residential areas, Paseos create open spaces that
support passive recreational activities as well as
convenient connections to the rest of the neighborhood. In
commercial areas, Paseos can provide additional
locations for store frontages, patios and outside dining,
informal open spaces and mini-plazas between buildings.
3. Landscape
Paseos are hardscaped pedestrian ways, and they may
have the following landscape features:
• Trees may be arranged at varying intervals along
the side or in the middle of the Paseo to
accommodate pedestrian furniture and seating
areas. Variability
• in tree species, size and spacing is recommended
to create a more natural-looking space. See
recommended trees and plant species in Appendix
B Landscape Guidelines.
• Landscaping should allow for pedestrians to
meander through the Paseo side-to-side, especially
in paseos lined with commercial frontages, but a
defined route should encourage movement through
the space.
Conceptual mid-block paseo
When possible, paseos should connect larger parks and
open spaces within a neighborhood.
Wide paseos with significant landscaping create a natural
and private environment between multi-family buildings.
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4. Design Details and Elements
a. Size. Paseos should range in width from
approximately 10-15 feet wide and should not be
more than 300 feet long. Please see Table 3.1
Subdivision and Block Standards for
recommended Paseo lengths and widths within
zones.
b. Visibility. All buildings on Paseos should be
scaled to clearly encourage pedestrian
movement. Paseo entrances should be place
directly on major right- of-ways, but landscape
buffers must clearly restrict vehicular access.
c. Frontages and Adjacencies. Residential and
non- residential buildings may open directly onto
the Paseo with the integration of stoops, patios
and similar frontages. See Section 3.4 for Public
Frontage Standards.
d. Shading and Lighting. Paseos must be
appropriately placed and scaled to allow
significant daylight and shading to enter the
space. Especially in commercial areas, a balance
of shading and lighting is vital to improving
economic activity.
e. Structures and Improvements. Small side
courts, rest areas and pedestrian amenities
(benches, picnic tables, etc.) may be located in
the Paseo.
Paseo with frontages along multi-family apartment and
condo buildings.
Sample paseo within a Neighborhood Medium/Center zone
A Paseo can create active pedestrian environments in the
commercial and dining districts of the Neighborhood
Center.
Trellises and pergolas may be used to extend shade
structures along the length of a Paseo.
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4.0 Development Standards
The zoning and development standards in this chapter have been crafted to
ensure that the envisioned neighborhood design character is systematically
implemented through the development of multiple phases by multiple builders
and developers over time. These standards balance the need for predictable
neighborhood patterns and place-making outcomes with the need for flexibility of
the types, scales and intensities of housing and mixed - use development to meet
shifting market conditions and buyer preferences.
These development standards have been integrated with the public realm design
standards of Chapter 3 to ensure varied and harmonious streetscapes and
frontages, to define those public spaces through the systematic placement and
scale of buildings, and to encourage and enable to provision of neighborhood-
serving non-residential uses within a comfortable walking distance of as many
residents as can be supported by market conditions over time.
Section Page
4.1 Purpose and Applicability 4-3
4.2 Regulating Plan & Zones 4-4
A. Neighborhood Low 4-6
B. Neighborhood Medium 4-8
C. Neighborhood Center 4-10
D. Open Space 4-12
4.3 Allowed Land Uses 4-14
4.4 Development Standards 4-16
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4.1 Purpose and Applicability
A. Purpose
These Development Standards, along with the Design
Guidelines in Section 5, are intended to implement the
development of Palm Desert’s University Neighborhoods
Specific Plan (“UNSP”) in a manner that successfully
creates neighborhoods with pedestrian-oriented streets, a
variety of housing types and an economically vital mixed-
use area, and that achieves the related goals and
objectives identified in Section 2 of this Specific Plan
(Form and Character).
The purpose of this section is to provide development
standards for project review and approval by the
Community Development Director for all buildings,
structures and attendant site improvements proposed for
construction within the UNSP area. These Standards,
along with the Guidelines in Section 6, are intended to
complement the Palm Desert Municipal Code (PDMC).
B. Applicability of Development
Standards and Guidelines
1. Applicability. These Standards apply to all proposed
development, subdivisions, and land uses within the
UNSP area, except for schools, which are reviewed
and permitted by the State of California through a
special permitting and procedures process.
2. Relationship of the UNSP’s regulations to zoning
and other local ordinances. This Specific Plan
provides the zoning for the entire UNSP area. The
entire property is currently zoned “Planned
Residential 5 (PR-5)" with a Planned Community
Development (PCD) overlay. The PCD overlay
enables preparation of the UNSP and the application
of zoning regulations set forth in this Section.
3. Standards. The development standards (Zoning
Regulations) in Sections 4.2 through 4.4 of this
Specific Plan include the Regulating Plan (zoning
maps), and lists of allowed land uses (Table 4.3),
minimum setback standards (Table 4.4), and
maximum height standards (Table 4.4) for each zone.
Section 4.4 provides standards for the number,
location and configuration of required parking
facilities, and Section 3.3 provides standards for the
design of public and private streets.
Sections 3.6 and 5.6 provide guidelines for the public
and private landscapes of the UNSP.
Throughout this section, the word “must” denotes a
standard or requirement that has the force of zoning,
while the terms “should” and “recommended” denote
a guideline or recommendation.
4. Design Guidelines. Design guidelines that
supplement and refine the development standards are
provided in Chapter 5. The guidelines are based on a
series of prototypical building forms that describe the
urban design intentions of the UNSP and will serve as
a guide for review of development applications.
5. Precise Plan Process. In order to provide flexibility in
the mix of housing types and land uses to meet
market conditions and community needs , the
Regulating Plan (Figure 4-1 on page 4-5) is
conceptual and subject to refinement.
Prior to the preparation of tentative maps for each
neighborhood sub-area (Figure 2.3) or phase of
development, a Precise Plan must be prepared, as
described in detail in Sections 6.7 and 6.8.
The Precise Plan will be reviewed for substantial
conformance with the Vision Plan and Development
Potential in Chapter 2, Neighborhood Structure and
Public Realm requirements in Chapter 3, and the
Regulating Plan in Chapter 4. Upon a finding of
substantial conformance, the approved Precise Plan
will be recorded as a Regulating Plan refinement and
will not require a Specific Plan amendment.
6. Development Intensity. The maximum allowed
development intensity within the UNSP area is
identified in Table 2.1, Planned Development
Potential, which identifies 8 planning sub-areas and
target development intensities for each.
The Community Development Director may approve
transfers of intensity between sub-areas, or increases
in intensity within a sub-area in response to
applications by affected property owners through the
mapping and Precise Regulating Plan process, upon
finding that such transfers or increases meet the
intent of the Vision Plan in Chapter 2 and the
Regulating Plan on page 4-5.
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4.2 Regulating Plan and Zones
A. Neighborhood Low (NL)
The NL Zone provides a quiet, residential
neighborhood setting for 1 and 2-story housing
types ranging from large to small single-family
detached homes, along with a range of single-family
attached and small "house-form" multi-family
housing types that are scaled and designed for
compatibility with houses. An interconnected
network of pedestrian- oriented streets and
neighborhood greens and pocket parks provide a
comfortable, walkable public realm.
B. Neighborhood Medium (NM)
The NL Zone provides a livelier neighborhood
setting for housing types that may includes multi-
family buildings up to 3 stories as well as attached
and detached single-family dwellings. Although
larger in scale than buildings in the NL zone, the
buildings of this zone present "house-form" massing
- and in some cases "block-form" massing
articulated in increments similar in size and scale -
to generate comfortable neighborhood
streetscapes, punctuated with neighborhood
greens, plazas, and paseos, as a smooth transition
between Neighborhood Low and Neighborhood
Center environments.
C. Neighborhood Center (NC)
The NC Zone provides a mixed-use neighborhood
center environment, including neighborhood-serving
retail and restaurant uses, professional and medical
services, office space for small businesses, and a
range of multi-family housing types, with the
possibility of either rental or ownership tenancy.
Streetscapes emphasize wider sidewalks and
convenient customer parking, and open spaces
include a town square, plazas, paseos and
greenways fronting Frank Sinatra Drive. Within this
Zone, the Professional/Medical Overlay may be
applied to specific project sites, as provided below.
D. Open Space (OS)
The Open Space Zone provides a range of public and
shared open spaces for community use throughout
the neighborhoods and in the Neighborhood Center.
Spaces range from a town square to neighborhood
parks, attached greens, plazas and paseos, and
greenways fronting major streets with muiti-use trails.
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4.2A Neighborhood Low (NL) zone
The Neighborhood Low zone consists mainly of single family houses.
A. Intent and Context
The intent of the Neighborhood Low Zone is to provide a
quiet, neighborhood environment, within which single-
family houses and a range of attached single-family and
small-scale multi-family housing types may be seamlessly
intermixed. An interconnected network of low-speed, low-
volume streets forms a pattern of small and medium-sized
blocks, seamlessly connecting blocks of the
Neighborhood Low zone to adjoining areas with additional
housing options and neighborhood services.
Key characteristics of the intended neighborhood pattern
for the NL Zone include:
• Single-family homes and multiplexes providing a
range of dwelling sizes and types to accommodate
a broad range of household sizes and income
levels.
• Lots ranging from 40 to 120 feet wide and 100 to
140 feet deep, many served by rear access lanes.
• Semi-public front yards ranging from 15 to 25 feet in
depth, and private and semi-private yards in
combinations of rear yards, side yards and shared
courtyards and garden courts.
• Neighborhood streets with very low traffic speeds
and volumes within which bicyclists and pedestrians
can move freely, comfortably and safely.
• Shared/public open space in the form of a green,
park or pocket park within a comfortable walking
distance of each residence.
B. Zone Summary
The following is an overview of the requirements for the
de- sign and use of public spaces and private
development in the Neighborhood Low Zone. Detailed
standards and Guidelines are provided in the listed
Sections.
1. Land Use Activity
• Exclusively residential land uses - per requirements
of Section 4.3 - but within a comfortable
walking/biking distance of recreational and
commercial amenities.
• Dwelling types include single-family detached and
single-family attached in various configurations.
• Second dwelling units may be provided on single-
family lots meeting the specified requirements.
2. Streetscape
• Most streets in this zone have angular and off-set
alignments to slow vehicular traffic and generate a
strong sense of spatial enclosure.
• Streets are provided with sidewalks and street trees
in continuous parkways and/or parking lane
planters, as described in Section 3.5.
• Curbside parking is provided on both sides of
streets.
3. Site Design and Building Massing
Buildings in the NL Zone are intended to project the scale
and character of houses, some larger, some smaller,
some accommodating only one family and others
accommodating multiple families. They all share in
common the essential characteristics as described in
Appendix A.2.
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Dooryard frontages are commonly found within the Neighborhood Low zone, and usually consist of a small wall, with or
without a gate, and appropriate landscaping.
• Front yards are typically 15 to 25 feet deep,
substantially free of parked cars. Parking in
driveways is permitted, but spaces should be
configured so that vehicles do not obscure views
private frontage, building facade and do not obscure
the overall streetscape.
• Buildings are 1 to 2 stories in height.
• Individual building masses are generally about 30
feet in width or depth, and not more than 50 feet.
• Multiple masses may be composed into larger
buildings taking on the appearance of large houses.
• A lot may contain one mass that consists of 2
attached units (a duplex), or up to 5 smaller
detached units in the form of a bungalow court.
• Site design and massing requirements are provided
in Sections 4.4 and Appendix A.
4. Visitor/Pedestrian Access
• Access from the street to each dwelling is provided
directly through a yard, which in turn connects
directly to the sidewalk.
• Access to some dwellings may additionally be
provided through shared courts or gardens.
5. Frontages
Frontages are designed to provide a rich and varied
neighborhood desert landscape, to support children's play
and neighborly interaction, to provide a measure of
privacy for the residents, and to welcome the visitor.
• Typical frontage elements include dooryards,
porches, stoops, terraces/patios, low front yard
fences, and climate-calibrated landscape. See
Appendix A.5 for recommended Frontage Types.
• Buildings face and overlook the street with entries
and windows from main living spaces of the
residence.
6. On-Site Open Space
• Each dwelling has one or more private or semi-
private open spaces.
• These spaces may be in the form of a rear yard,
side yard, shared courtyard garden court or
combinations of these.
• The size of such open spaces shall meet the
requirements of Appendix A.6.
7. Vehicular Access and Parking
• Visitor parking is provided curbside on the street.
• On-site parking is provided for residents, and is
screened from public view by buildings, screen
walls, and/or landscaping.
• On-site parking is accessed via rear access lanes,
when present, or via a driveway.
• Driveways providing access from a Primary or
Secondary Street may only be provided on lots
meeting the width requirements of Section 4.4.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-8
4.2B Neighborhood Medium (NM) Zone
The Neighborhood Medium Zone includes attached single-family housing and multi-family housing types incorporated into
a context of single-family homes.
A. Intent and Context
The intent of the Neighborhood Medium Zone is to
provide a lively neighborhood environment, within which a
range of attached single-family housing and multi-family
housing types may be seamlessly intermixed with single-
family detached types. This zone is applied to blocks and
lots close to parks and shared greens, allowing the
inclusion some attached dwelling types that lack the
private yard spaces required throughout the
Neighborhood Low Zone.
Key characteristics of the intended neighborhood pattern
for the NM Zone include:
• Single-family homes, multi-plexes and small apartment
buildings and rowhouses providing a range of dwelling
sizes and types to accommodate a broad range of
household sizes and income levels.
• Lots ranging from 22 to 120 feet wide and 80 to 140
feet deep, most served by rear access lanes.
• Semi-public front yards ranging from 10 to 20 feet in
depth, and private and semi-private yards in
combinations of rear yards, side yards and shared
courtyards, and garden courts.
• Neighborhood streets with low traffic speeds and
volumes within which bicyclists and pedestrians can
move freely, comfortably and safely.
• Shared/public open space in the form of a green,
plaza, park or pocket park within a comfortable
walking distance of each residence.
B. Zone Summary
The following is an overview of the requirements for the
design and use of public spaces and private development
in the Neighborhood Medium Zone. Detailed standards
and Guidelines are provided in the listed Sections.
1. Land Use Activity
• Predominantly residential land uses - per the
requirements of Section 4.3 - but with the potential
for live-work configurations, and within comfortable
walking or bicycling distance of recreational and
commercial amenities.
• Dwelling types include single-family attached
dwellings in various configurations, as well as multi-
family buildings and single-family detached homes.
• Second dwelling units may be provided on single-
family lots meeting the specified requirements.
2. Streetscape
• Many streets in this zone have angular and off-set
alignments to slow vehicular traffic and to generate
a strong sense of spatial enclosure.
• Streets are provided with sidewalks and street trees
in continuous parkways and/or parking lane
planters, as described in Section 3.5.
• Curbside visitor parking is provided on both sides of
streets.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-9
Building types of any sort in the Neighborhood Medium Zone should take on the appearance of a single family home from
the street, but may contain multiple units, attached or detached, on the lot.
3. Site Design and Building Massing
Most buildings in the NM Zone are intended to project the
scale and character of houses, as described in Appendix
A.2, Neighborhood Housing Building Types. On selected
streets and frontages - as defined in Section 3.4 -
buildings may additionally take on the characteristics of
Block Form Buildings as described in Appendix A.2.
• Front yards are typically 10 to 20 feet deep.
• Buildings are 1 to 3 stories in height.
• Individual building masses - of which larger
buildings may include several - are generally about
30 feet in width or depth, and not more than 40 feet.
• Site design and massing requirements are provided
in Section 4.4.
4. Visitor/Pedestrian Access
• Access from the street to each dwelling is provided
directly through a yard, which in turn connects
directly to the sidewalk.
• Access to some dwellings may additionally be
provided through shared courts or gardens or via
lobbies, stairs and interior corridors.
5. Frontages
Frontages are designed to provide a rich and varied
neighborhood desert landscape, to support children's play
and neighborly interaction, to provide a measure of
privacy for the residents, and to welcome the visitor.
• Typical frontage elements include dooryards,
porches, stoops, terraces/patios, low front yard
fences, and climate-calibrated landscape. See
Appendix A.5 for recommended Private Frontage
Design Guidelines.
• Buildings face and overlook the street with ground
floor shopfronts, entries and windows from main
living spaces of a ground floor residence.
• Upper floors are typically bedrooms and with
beautifully composed facades. Windows from the
main rooms of the office or a dwelling may overlook
the street, in some cases with balconies.
6. On-Site Open Space
• Each dwelling has one or more private or semi-
private open spaces.
• These spaces may be in the form of a rear yard,
side yard, shared courtyard or garden court, patio,
balcony, roof terrace, or combinations of these.
Recommended sizes of such open spaces are
found in Appendix A.6.
7. Vehicular Access and Parking
• Visitor parking is provided curbside on the street.
• On-site parking is provided for residents, and is
screened from public view by buildings, screen
walls, and/or plantings. Vehicles should not obscure
private frontages or streetscape.
• On-site parking is accessed via rear access lanes,
when present, or via a driveway meeting the
requirements of Section 4.4.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-10
4.2 C Neighborhood Center (NC) Zone
The Neighborhood Center Zone includes larger buildings that include retail, office, and residential uses.
A. Intent and Context
The intent of the Neighborhood Center Zone is to provide
a lively, 16-hour, mixed-use environment, within which a
range neighborhood-serving shops and restaurants,
offices, and multi-family and single-family attached
housing types may be seamlessly intermixed; or medical
offices and services to serve the neighborhood and
community. An interconnected network of moderate-
speed, moderate-volume streets forms a pattern of
medium to large blocks, seamlessly connecting blocks of
the adjoining neighborhood zones.
Professional/Medical Overlay
This Zone also allows the application of special standards
under the Professional/Medical Overlay. The intent of the
Overlay is to allow for professional and medical servic es
which are designed to serve not only the University Park
neighborhood, but the community at large. The Overlay
allows for more traditional site layouts to provide for the
more intense use generated by medical uses, including
medical offices, clinics and services provided in a
campus-like setting, and include larger integrated
buildings which house multiple medical services, generate
high patient turnover and require more parking. Their
specific needs are provided for in the development
standards below only where specified. If not specified, the
standards of the Neighborhood Center zone will apply.
The Overlay can only be applied to projects where at least
75% of the space proposed is for medical purposes, and
requires an Amendment to this Specific Plan.
Key characteristics of the intended neighborhood pattern
for the NC Zone include:
• 1 to 3-story commercial and mixed-use buildings, 2
and 3-story multiplexes and small apartment
buildings, and rowhouses providing a range of
dwelling sizes and types to accommodate a range
of household sizes and income levels.
• Residential lots ranging from 22 to 200 feet wide
and 80 to 200 feet deep, all served by rear access
lanes and/or shared rear parking lots.
• Commercial shopfronts and semi-public front yards
ranging from 10 to 15 feet in depth, and private and
semi-private yards.
• Neighborhood center streets with moderate traffic
speeds and volumes.
• Shared/public open spaces in the form a square,
plazas, paseos and/or pocket parks.
B. Zone Summary
The following is an overview of the requirements for the
design and use of public spaces and private development
in the Neighborhood Center Zone. Detailed standards and
Guide- lines are provided in the listed Sections.
1. Land Use Activity
• A mixture of commercial and residential - per the
requirements of Section 4.3 - in horizontal and/ or
vertical configurations - providing commercial
amenities and unique housing options within
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comfortable walking or bicycling distance of
adjacent neighborhood zones.
• Commercial spaces include ground floor retail
shopfronts, restaurants and flex spaces as well as
ground floor and upper floor offices and
professional and medical services.
• Dwelling types include upper floor apartments or
condominiums in mixed-use buildings, multi-family
buildings, and single-family attached dwellings in
various configurations.
2. Streetscape
• Most streets in this zone prioritize visibility of
ground floor business from through streets and/or
adjacent arterial streets, and providing generous
amounts of on-street customer parking.
• Streets are provided with broad sidewalks, with
street trees in sidewalk planters and/or parking lane
planters.
• If the Professional/Medical Overlay is applied, the
traditional parkway separates the street from the
project’s parking area, and buildings are set back
from the street. In this case, projects must include
clear pedestrian-ways which allow safe, separate
pedestrian travel from the street to the building(s)
within the project.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-12
Typical building types found in the Neighborhood Center Zone are the Mixed-Use type (left), with ground-floor retail and upper floor
residential or office, and the Urban Courtyard type (right), with multiple residential dwellings arranged around a court.
• Curbside customer and visitor parking is provided
on both sides of streets in parallel, angles or
perpendicular configurations, per the requirements
of Section 3.5.
3. Site Design and Building Massing
• Buildings with commercial ground floors are built to
the back of sidewalk, and residential ground floors
are provided with shallow front yards.
• Front yards, if present, are typically around 10 feet
deep.
• Buildings are 1 to 3 stories in height.
• Individual building masses may be up to 100 feet in
width and depth, and must meet the site design and
massing requirements provided in Section 4.4.
• Variations to these principles can be allowed as
provided below for the Professional/Medical
Overlay.
4. Visitor/Pedestrian Access
• Visitor access to each building is provided dir ectly
from the sidewalk, via recommended Frontage
Types.
5. Frontages
Frontages should be designed to generate an active, 16-
hour mixed-use environment.
• Access to ground floor commercial spaces is
provided via shopfronts - see Section 3.4 for
recommended variations.
• Access to ground floor dwellings is provided
through recommended frontage types, including
dooryards and stoops.
• Visitor and customer access to upper floor
residences and commercial spaces is provided from
the street via shared courtyards or paseos, or via a
lobby, stair, elevator and corridor system.
• Buildings should face and overlook the street with
shopfronts, front doors and windows from offices or
the main living spaces of dwellings.
6. On-Site Open Space
• Each dwelling has access to a private or semi-
private open space, a rear yard, shared courtyard,
patio, balcony, or roof terrace, meeting the
requirements of Appendix A.6.
7. Vehicular Access and Parking
• Customer and visitor parking is provided curbside
on the street and is shared parking lots within the
blocks.
• On-site parking is provided for residents, screened
from public view by buildings, screen walls, and/or
plantings.
• On-site parking is accessed via rear access lanes
or driveways meeting the width and spacing
requirements of Section 4.4.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-13
4.2 D Open Space (OS) Zone
Open Spaces are places for the community to gather, recreate, and relax. Programmed
spaces such as larger parks should contain small pavilions or shaded structures.
A. Intent and Context
The intent of Open Space Zone is to provide a rich mix of
shared and public open spaces within which residents,
customers and visitors can play, relax, shop, dine and
enjoy one another's company. The specific location, si ze
and design of each open space will be determined at the
time of the preparation of a Precise Plan and Tentative
Map for each area, at which time this Open Space Zone
designation will be applied.
Key characteristics of the UNSP open spaces include:
• At least one Green, Park or Pocket Park should be
provided within a child's comfortable walking
distance from each dwelling.
• Open spaces should be provided for a range of
activities, such as quiet enjoyment and relaxation,
active play for very young children, unstructured
play for older children, recreational activities for
adults, picnicking, outdoor dining, and special
community events.
• Each open space should provide multiple activity
options, but not the full range.
• Open spaces should be integrated with the street
network to form a single, seamless Public Realm
Network and neighborhood landscape, responsive
to Palm Desert's unique climate and open to
everyone.
B. Zone Summary
The following is an overview of the requirements for the
design and use of public and shared open spaces within
the Plan Area.
1. Land Use Activity
• The primary purpose of the Open Space Zone is to
provide beautiful, comfortable, flexible outdoor
spaces for recreation and social interaction by
• neighborhood residents, customers and employees
of commercial businesses, and the general public of
Palm Desert.
• Certain public spaces are intended to additionally
be made available for outdoor activities related to
adjacent businesses, such as outdoor dining, a
farmers' market, and other community events.
• In some cases, access to specific open spaces or
recreational facilities may be privately owned with
controlled access for the exclusive use of nearby
residents. Such use arrangement are to be defined
at the time of design and entitlement of that
neighborhood area, and in such cases it is intended
that other publicly available recreational open space
be located within a comfortable walking distance.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-13
Op
en
Spa
ces
sho
uld
con
tain
are
as
for
acti
vitie
s
(left
)
and
be
lan
dsc
aped with local, drought-tolerant plants (right).
2. Design and Landscape
• Design guidelines for a range of Open Space Types
are defined in Section 3.6, which includes
conceptual diagrams and programmatic and design
recommendations for each type. The final design for
each open space will be determined as part of the
Landscape Master Plan approval at the time of
Tentative Map approval.
• The design of each open space should be
seamlessly connected to and integrated with the
landscapes of adjoining streets and private
frontages to achieve a unified and immersive
environment.
• Open space design should take into account
personal and public safety throughout the day and
night, providing appropriate levels of lighting and
visibility from the surrounding neighborhood area.
• Responsibilities for the maintenance and operation
of each open space will be determined at the time
of Landscape Master Plan and Tentative Map
approval.
3. Access and Parking
• Public open spaces should be designed for access
and use by the full range of Palm Desert's
residents, from the very old to the very young and
including those with disabilities.
• Parking needs should be met with curbside parking
on adjacent streets. Off-street parking lots within
parks should be avoided.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-14
4.3 Allowed Land Uses
Table 4.1, Land Use Matrix, identifies allowed uses and corresponding permit requirements within each zone, subje ct to
the applicable development standards, design guideline, and all other provisions of the UNSP.
Descriptions/definitions of the land uses below may be found in Appendix C Glossary - if a term is not defined in the
UNSP Glossary, the term is to be defined by the Palm Desert Municipal Code (PDMC). If a word or phrase used in this
Specific Plan is not defined in the Glossary or in the PDMC, the Community Development Director shall determine the
correct definition, giving deference to common usage. The special use provisions column in the table identifies the
specific chapter or section where additional regulations for that use type are located within this title.
Uses that are not listed are not permitted. However, the Commission may make a use determination as outlined in
Section 25.72.020 (Use Determinations of the PDMC).
TABLE 4.1 LAND USE MATRIX
Land Use Zone Special Use
Provisions NL NM NC OS
Residential Uses
Assisted Living N C C N
Condominium N P P N
Dwelling, duplex P P N N
Dwelling, guest P P N N
Dwelling, multifamily N P P N
Dwelling, multi-generational P P N N
Dwelling, second P P N N 25.34.030
Dwelling, single-family attached P P N N
Dwelling, single-family detached P P N N
Home-based business P P P N
Live-work N C2 P N
A griculture -Related Uses
Domestic Animals P P P N
Garden, private P P C1 N
Greenhouse, private C N N N
Horticulture, private C N N N
Recreation, Resources Preservation, Open Space, and Public Assembly Uses
Club, private N N C1 N
Day care, large family L L L N 25.10.040.F
Day care, small family P P P N
Institution, educational C1 C1 C1 C
Institution, general N N C1 C
Institution, religious C1 C1 C1 C
Public Park P P P P
Recreational facility, incidental N N N C 25.10.040.H
Notes:
1 The establishment may be permitted with an administrative use
permit but may be elevated to a conditional use permit at the
discretion of the Community Development Director.
2 Live-work units should not be located in areas that are primarily
residential or open space in nature.
Key:
P = use permitted by right
A = use requires administrative use permit
C = use requires approval of conditional use permit
L = use requires approval of a large family day care use permit
N = use not permitted
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-15
TABLE 4.1 LAND USE MATRIX
Land Use Zone Special Use
Provisions NL NM NC OS
Retail, Service, and Office Uses
Ancillary commercial N C1 N N 25.16.040.E
Art gallery N N P N
Art studio N C1 P N
Book and card shops N N P N
Bed and Breakfast N C1 C1 N
Drugstore N N P N
Financial institution N N P N
Grocery Store N N C1 N 25.16.040F
Health club N N C1 N
Hotel N N C1 N 25.10.040.J
Liquor, beverage and food items shop N N C1 N
Medical, office N N P N
Medical, clinic N N P N
Office, professional N N P N 25.10.040.M
Personal services N N P N
Restaurant N N C1 C 25.16.040.H
Retail N N P N
Spa N N P N
Utility, Transportation, Public Facility, and Communication Uses
Public service facility N N N C
Utility installation N N N C
Notes:
1 The establishment may be permitted with an administrative use
permit but may be elevated to a conditional use permit at the
discretion of the Community Development Director based on:
parking, traffic, or other impacts.
Key:
P = use permitted by right
A = use requires administrative use permit
C = use requires approval of conditional use permit
L = use requires approval of a large family day care
use permit
N = use not permitted
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-16
4.4 Development Standards
The development standards in Table 4.2 (University Neighborhoods Development Standards) are applicable to all zones
within the UNSP area, excluding Open Space (OS) zones. These standards are intended to assist property owners and
project designers in understanding the City’s minimum requirements and expectations for high-quality neighborhood
development. Open Space (OS) Design Guidelines may be found in Section 3.6
Illustrated Glossary
Primary Street. The street that is typically higher in the
street hierarchy, typically carries more traffic, and where
the main facade of a building typically faces.
Side Street. The street that is lower in the street
hierarchy, typically carrying less traffic than the Primary
Street.
Primary Building. The main house or building on a lot.
Secondary / Outbuilding. Secondary building(s) on a lot,
such as a detached garage, or carriage house.
Primary and Secondary Street Setbacks. The setback
distance between the building line(s) (face of building) and
the ultimate right-of-way line of the Primary and/or
Secondary Street.
Side Yard Setbacks. The setback distance between the
building line(s) (face of building) and the side property
line(s).
Rear Setbacks. The setback distance between the
building line(s) (face of building) and the rear property line
or ultimate right-of-way line of an alley.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-17
TABLE 4.2 UNSP DEVELOPMENT STANDARDS
Development Standard Zone
NL NM NC
A. RESIDENTAL LOT SIZE
Min. Max. Min. Max. Min. Max.
1. Lots with alley/rear access
a. Width (interior lots, SF attached) 22' 35' 22' 30' 22' 30'
b. Width (interior lots, SF detached) 40' 80' 35' 70' N N
c. Width (interior lots, other) 50' 110' 50' 120' 40' 200'
d. Width (corner lots) Varies4 Varies4 Varies4 Varies4 Varies4 Varies4
e. Depth 90' 140' 80' 140' 80' 200'
2. Lots without alley/rear access
a. Width (interior lots1) 60' 120' 60' 160' N N
b. Width (interior lots, garage back 2) 55' 120' 50' 160' N N
c. Width (interior lots, paired3) 45' 120' 45' N N
d. Width (corner lots4) Varies4 Varies4 Varies4 Varies4 N N
e. Depth 100' 140' 90' 140' N N
B. BUILDING SETBACKS (as measured from property lines)
PRIMARY BUILDINGS
Min. Max. Min. Max. Min. Max.
1. Ground-Floor Residential
a. Primary Street Setback 15' 25' 10' 20' 0' 10'
b. Side Street Setback (corner lots) 10' 25' 10' 20' 5' 10'
c. Side Yard Setback 5' no max. 5' no max. 0' no max.
2. Ground-Floor Non-Residential
a. Primary Street Setback N/A 5' 15' 0' 10'
b. Side Street and Side Yard Setbacks N/A 10' 15' 0' 15'
c. Primary Street Setback,
Professional/ Medical Overlay
N N N 0’ N/A
d. Side Street and Side Yard Setbacks.
Professional/ Medical Overlay
N N N 0’ N/A
3. Rear Setbacks
a. Lots with alley/rear access5 5' no max. 5' no max. 5' no max.
b. Lots without alley/rear access 15' no max. 15' no max. N N
SECONDARY / OUTBUILDINGS
Min. Max. Min. Max. Min. Max.
4. Primary Street Setback 40' 1 no max 1 40' 1 no max 1 40' 1 no max. 1
5. Side Street Setback (corner lots) 10' no max. 10' no max. 10' no max.
N = Not permitted within zone.
1 Street facing attached garages must be set back at least 5 feet behind the facade of the building. The Street Facing side of all
secondary/outbuildings including detached garages must also be located behind the facade of the Primary Building.
2 Applies to lots with detached garages at the rear of the lot, accessed by narrow side-yard driveways.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-18
3 The Director may approve paired lots narrower than the otherwise required minimum, if at least one of which locates a the garage at the rear
of the lot.
4 Corner lots should be at least 10' wider than required for comparable interior lots for the selected building type to allow required setbacks on
the side street.
5 The garage to garage dimension across an alley should be at least 30 feet.
TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED)
Development Standard Zone
NL NM NC
C. DEVELOPMENT INTENSITY
1. Residential intensity range1 4 -8 du/acre 7-24 du/acre 20-40 du/acre 1
D. BUILDING HEIGHT
1. To eave of pitched roof (max.) 2 floors/ 24 ft. 3 floors/ 36 ft. 4 floors/ 55 ft.
2. To top of parapet of flat roof (max.) 2 floors/ 24 ft. 3 floors/ 40 ft. 4 floors/ 60 ft.
3. Pitched roof height above top of eave
(max.) 12 ft. 12 ft. 15 ft
4. Ground floor above grade at building
setback line (max.) 4 ft. 5 ft. 6 ft.
5. Ground story height3 min./max.) 9’/12’ 9’/12’ 16’/20’
E. BUILDING CONFIGURATION GUIDELINES 4
1. House Form Buildings (See Appendix
A.2) Min. Max. Min. Max. Min. Max.
a. Primary Mass7
i. Width 20’ 50’ 20’ 50’ 20’ 70’
ii. Depth 20’ 40’ 20’ 40’ 20’ 70’
b. Secondary Masses7
i. Width 15’ 35’5 15’ 35’5 15’ 50’5
ii. Side Wing Depth 10’ 35’ 10’ 35’ 10’ 80’
iii. Front Wing Depth 8’ 40’ 8’ 40 8’ 30’
iv. Rear Wing Depth 10’ 40’ 10’ 50 10’ 60’
c. Building Separation 10’ no max. 8’ no max. 8’ no max.
2. Block-Form Buildings (See Appendix
A.2)
Min. Max. Min. Max. Min. Max.
a. Facade Modulation Increment4 16’ 40’ 20’ 50’
b. Façade Modulation Increment,
Professional/Medical Overlay
20’ 120’
c. Building Width 20’ 100’ 20’ 150’
d. Building Width, Professional/Medical
Overlay
20’ 300’
c. Building Depth 25’ 70’ 30’ 150’
d. Building Separation 10’ 30’ 0’ 80’
3. Recommended Building Types (by zone)
a. House-Form Single-Family See Appendix A.2 See Appendix A.2
b. House-Form Multi-Family See Appendix A.2 See Appendix A.2
c. Rowhouse See Appendix A.2 See Appendix A.2 See Appendix A.3-A.4
d. Block-Form Multi-Family See Appendix A.3-A.4 See Appendix A.3-A.4
e. Block-Form Mixed-Use See Appendix A.3-A.4 See Appendix A.3-A.4
f. Block-Form Flex See Appendix A.3-A.4 See Appendix A.3-A.4
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-19
1 The Director may approve development intensities up to 60 du/ac. if the proposed development consists of senior housing or university
housing with average dwelling unit sizes under 650 s.f. and parking ratios of approximately 1 space/du, or less.
2 Planned range by Neighborhood Zone. Individual buildings may be over or under this range, but must conform to these standards and
guidelines in Appendix A.
3 Ground story height is measured floor-to-floor.
4 The information and values in Table E are guidelines rather than standards. Deviations may be granted based on architectural design
merit and consistency with the design intent as described in Appendix A.
5 Secondary Mass/Wing widths should not exceed 65% the width of the Primary Mass.
6 See Appendix A.1 for recommended Massing Modulation techniques.
7 Mass dimensions refer to apparent volumes defined by roof elements, not the overall plan dimension of the building.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-20
Illustrated Glossary
Building Height: The vertical extent of a building and
its roof measured in ft. at the front of the building or
structure from the average elevation of the exterior
finished grade to the highest point of the roof.
Building Width: The dimension of a massing element
(Primary Mass, Wing, or Secondary Building) as
measured along the Front Building Line or property
line of the lot.
Building Depth: The dimension of a massing
element (Primary Mass, Wing, or Outbuilding) as
measured generally perpendicular to the Front
Building Line of the lot.
Primary Mass. The bulk and volume of that
comprises the primary, dominant massing element of
a House-Form building, see Figure 4.3.4.
Secondary Mass. The bulk and volume of that
comprises a secondary, smaller massing element(s)
of a House-Form building, either attached (building
wing) or detached
(accessory building or detached garage), see Figure
4.3.4 and Appendix A.1.
Facade Modulation. Techniques of organizing the
facade a large block-form building into human-scale
increments. Recommended techniques include
variation in building height, frontage type, and facade
composition and rhythm, see Figure 4.3.5 below, and
Appendix A.5.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-20
TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED)
Development Standard Zone
NL NM NC
F. ALLOWED ENCROACHMENTS FOR RECOMMENDED FRONTAGE TYPES
All street-facing facades must provide pedestrian access through at least 1 of the frontage types listed below. Frontage types
may encroach into the public right-of-way or setback as identified below, and may be further limited by the California Building
Code (CBC). See Appendix A.5 for design criteria for each frontage type.
1. Shopfront N N N
2. Arcade N N Into R.O.W. within 2 ft.
of curb
3. Gallery N N Into R.O.W within 2 ft.
of curb
4. Stoop1 5 ft. into Primary Street,
Side Street, and Rear
setbacks only
5 ft. into Primary Street,
Side Street, and Rear
setbacks only
To R.O.W. line and into
Rear Setback only
5. Dooryard1 To R.O.W. line and into
Rear Setback only
To R.O.W. line and into
Rear Setback only
To R.O.W. line and into
Rear Setback only
6. Porch
5 ft. into Primary Street,
Side Street, and Rear
setbacks only, provided at
least 5 ft. back of sidewalk
or 10 ft. from rear lot line.
5 ft. into Primary Street,
Side Street, and Rear
setbacks only, provided at
least 5 ft. back of sidewalk
or 10 ft. from rear lot line
N/A
G. ALLOWED ENCROACHMENTS FOR ARCHITECTURAL ELEMENTS
Architectural elements are allowed as listed below. Architectural elements may encroach into the public right-of-way or setback
as identified below, and may be further limited by the California Building Code (CBC). Please refer to Sections 3.4 and Appen dix
A.7 for design criteria for each architectural element.
1. Awning, canopy N N Into R.O.W. within 2 ft. of
curb
2. Balcony2 5 ft. into Primary Street,
Side Street, and Rear
setbacks only
5 ft. into Primary Street,
Side Street, and Rear
setbacks only
3 ft. into R.O.W
3. Bay Window 3ft. into Primary Street,
Side Street, and Rear
setbacks only
3ft. into Primary Street,
Side Street, and Rear
setbacks only
3 ft. into R.O.W2
4. Cantilevered Room2
2 ft. into Primary Street,
Side Street, and Rear
setbacks only and with a
maximum width of 20 ft.
2 ft. into Primary Street,
Side Street, and Rear
setbacks only and with a
maximum width of 20 ft.
N
5. Eaves 2 ft. into all setbacks 2 ft. into all setbacks 2 ft. into R.O.W. and all
setbacks
6. Chimneys 2 ft. into all setbacks 2 ft. into all setbacks 2 ft. into setbacks only
N = Not permitted within zone.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-21
TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED)
Development Standard
Zone
NL N
M
N
C
H. REQUIRED RESIDENTIAL ON-SITE OPEN SPACE
1. Required On-Site Open Space: Each mixed use lot shall provide the quantities of Open Space indicated below,
including of 1 or more of the following Usable Open Space Types: i) Court, ii) Back Yard, iii) Side Yard, and/or iv) roof
deck, as allowed by each individual zone and associated with each buil ding type. Each lot shall provide a Primary Open
Space directly accessible from the main living spaces of the dwelling(s) no less than 15 feet by 20 feet. The minimum
Usable Open Space4 area below may be met by enlarging the Primary Open Space or by providing additional open spaces
within a minimum dimension of 10 feet. Please refer to Appendix A.6 for design guidelines for each open space type.
a. Min. Usable Open Space1
The greater of 15’ x 20’
or 10% of
Total Lot Area
The greater of 15’ x 20’
or 10% of
Total Lot Area1
The greater of 15’ x 20’
or 10% of
Total Lot Area1
2. Design Standards Width Length Width Length Width Length
a. Front Yard Lot width
(min.)
Primary
Street Set-
back depth
(min.)
Lot
width
(min.)
Primary
Street
Set-back
depth
(min.)
Lot width
(min.)
Primary
Street Set-
back depth
(min.)
b. Court2 20 ft. min. 20 ft. min. 20 ft. min. 20 ft. min. 20 ft. min. 20 ft. min.
c. Rear Yard2 Per setback Lot width Per setback Lot width Per setback Lot width
d. Side Yard2 Per setback Lot depth Per setback Lot depth Per setback Lot width
e. Roof Deck3 N N 10 ft. min. 10 ft. min. 15 ft. min. 15 ft. min.
f. Passage, Covered 10 ft. min. 3x width
max. 10 ft. min. 3x width
max. 10 ft. min. 3x width
max.
g. Passage, Uncovered 15 ft. min. 3x width
max. 15 ft. min 3x width
max. 15. ft. min. No max.
“-“ Not Applicable
1 Not required for non-residential buildings or for buildings with residential uses within 800 ft. walking distance of a park, green or
playground. Private balconies with min. dimensions of 5 ft. deep by 8 ft. wide may count toward the m inimum Usable Open Space
requirement.
2 Open Space Types that may provide the minimum Required Open Space requirement.
3 Within Neighborhood Center (NC) zone only, Open Space Type may count towards minimum Required Open Space requirement.
4 Primary Street setback area may not be counted the required Usable Open Space requirement, but of required Side Street, Side Yard
and Rear Yard setback areas may. In the case of Side Yard housing where portions of a neighbor's side yard are made available by
permanent easement for use by the owner of the subject lot, that portion of the neighbors lot may also be counted toward the minimum
Usable Open Space requirement.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-22
TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED)
Development Standard Zone
NL NM NC
I. Parking Placement1
1. Primary Street Setback 20 ft. 20 ft. 20 ft.
2. Side Street Setback 10 ft. 10 ft. 5 ft.
3. Side Yard Setback 5 ft. 5 ft. 5 ft.
4. Rear Setback2
a. With alley/rear access 5 ft. 5 ft. 5 ft.
b. Without alley/rear access 5 ft. 5 ft. 5 ft.
J. Parking Requirements
1. Residential Uses
a. Studio and 1 Bedroom min. 2 / unit min. 1.25 / unit min. 1.25 / unit
b. 2 Bedroom + min. 2 / unit min. 2 / unit min. 1.75 / unit
2. Non-Residential Uses N N 3 spaces / 1,000 sq.ft.3
K. Allowed On -Site Vehicular Access
1. Service Alley Vehicular access shall be provided via a rear or side service alley for all lots less
than 50 ft. wide, and for all multi-family building types.
2. Residential Driveway Types by Lot
Width
a. Side drive to rear garage 50 ft. min. 50 ft. min. 50 ft. min.
b. Front drive to street-facing garage 60 ft. min. 60 ft. min. 60 ft. min.
c. Circular Drive 100 ft. min. 100 ft. min. N
3. Driveway Width 10 ft. max. 12 ft. max. 30 ft. max.
N = Not permitted within zone.
Key:
N = Not permitted within zone
1 Subterranean parking may extend to property lines.
2 Within garage or carport the rear yard setback shall not be less than
25% of. The depth of the lot, not to exceed 25 ft.
3 May be located off-site or reduced as part of approved parking
sharing agreement within Neighborhood Center
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 4-23
TABLE 4.3 ALLOWED SIGNAGE TYPES
See Appendix A.8 for Signage Design Guidelines.
Sign Type
Zone
NL NM NC OS
Wall Sign N P P P
Window Sign N P P P
Front Yard Wall Sign N P N P
Projecting Sign N P P P
Sidewalk Sign N P P P
Roof Sign N N P N
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-1
5.0 Infrastructure and
Public Services
The development of the University District Specific Plan area will require the
improvement and the extension of existing infrastructure and public services.
Basic utilities, including energy, water and wastewater connections already exist
on-site.
The California Government Code requires a specific plan to include text and
diagrams that specify, “The proposed distribution, location, and extent and
intensity of major components of public and private transportation, sewage,
water, drainage, solid waste disposal, energy, and other essential facilities
proposed to be located within the area covered by the plan and needed t o
support the land uses described in the plan.”
This section facilitates orderly development of this requirement and meets the
City of Palm Desert Municipal Code by identifying the “backbone” infrastructure
that is existing needed to support the proposed development.
The University Neighborhood Specific Plan encompasses approximately 400
acres, and proposes to add 2,618 residential units and approximately 360,000
SF of office and retail uses. The project boundary is bound by TTM 32655 to the
Northeast, Frank Sinatra Drive to the South, Portola Avenue to the West, Gerald
Ford Drive to the North, and College Drive to the East.
Section Page
5.1 Transportation 5-2
5.2 Shared Parking 5-8
5.3 Water 5-10
5.4 Wastewater 5-12
5.5 Dry Utilities 5-15
5.6 Service & Utility Standards
for Private Lots 5-16
5.7 Storm Drainage &
Grading 5-20
5.8 Schools 5-22
5.9 Colleges & Universities 5-23
5.10 Parks & Recreation 5-24
5.11 Emergency Services 5-25
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-2
5.1 Transportation
A. Intent
The availability and affordability of transportation options
shape not only the way in which people navigate the
physical environment, but also the environment itself.
Mobility within a community is enabled for all modes of
transportation, including automobile, public transit, bicycle
and others. Offering multiple modes of transportation can
improve utility, social connectivity, and provide a range of
choices for the individual traveler.
This section describes the physical conditions of the
circulation network surrounding the UNSP site area,
including roadways, pedestrian and bicycle circulation,
public transit, and summarizes key issues and
opportunities in developing transportation within the
UNSP site area.
B. Existing Transportation Conditions
1. Existing Streets
While the UNSP area is largely undeveloped, the site
is bound by several major arterial roadways – namely
Gerald Ford Drive to the North, Frank Sinatra Drive to
the South, and Portola Avenue to the West. According
to the current City of Palm Desert General Plan,
roadways that are categorized as Arterial Streets
generally feature three lanes in each direction and
dedicated left and right turn lanes. Raised center
medians are also provided. Typically, there is a bicycle
lane provided between the automobile lanes and the
curb and gutter, with no street parking.
At the time of adoption, regional connectivity to the
UNSP site is provided by Interstate 10 (I-10) on- and
off-ramps on Cook Street. In addition, there are future
plans for I-10 ramps on Portola Avenue.
In addition there are several minor roadways that cross
through the middle of the UNSP site. These include
College Drive, which is classified as a Collector Street,
and various Secondary Streets: Pacific Avenue,
Technology Drive, and a portion of University Drive.
These streets range from one to two travel lanes in
each direction and provide either a raised center
median or a two- way left turn lane. Bicycle lanes can
also be provided. College Drive has three roundabouts
within the UNSP Plan Area.
Acknowledging the value of these streets and their
related infrastructure, the UNSP will build off of the
existing Arterial, Secondary, and Collector Streets and
will not require realignments or alterations of right-of-
ways, intersections or the aforementioned
roundabouts. As the UNSP is developed, minor
adjustments will be needed including but not limited to
signal timing, curb cuts on the UNSP site, added
signalized intersections and pocket turn lanes for major
entrances and exits onto the UNSP site.
In accordance with the General Plan Update and
Mobility Element - being prepared concurrently with
this Specific Plan - targeted improvements are planned
within the existing Gerald Ford Drive and Cook Street
rights-of-way, based on their designation at Enhanced
Arterial streets.
2. Existing Public Transit
Currently, local fixed-route public transit to and from
the UNSP site area is provided by the SunLine Transit
Agency. Currently, Route 53 serves the site. Route 53
travels between the corner of Gerald Ford Drive and
Cook Street, Xavier High School, and Palm Desert
Mall, with access to Palm Desert’s City Center. The
route travels along Cook Street, Portola Avenue,
Highway 111, and Fred Waring Drive. Service is
provided from approximately 6:30 AM to 6:45 PM on
weekdays and from 9:00 AM to 6:15 PM on weekends.
Headways are approximately 40 to 60 minutes on
weekdays and 80 minutes on weekends.
Additionally, the site is served by paratransit service.
Unlike fixed-route transit service, paratransit service
does not follow fixed routes or schedules. Paratransit
can con- sist of vans or mini-buses that provide on-
demand curb- to-curb service from any origin to
destination within the service’s specified service area.
Qualifying residents can utilize SunLine Transit
Agency’s SunDial service. SunDial is a curb-to-curb
paratransit service serving Coachella Valley residents
unable to use regular bus service. SunDial provides
next day transportation service within ¾ of a mile on
either side of any local SunLine bus route (excluding
Commuter Link 220 and North Shore Line 95). Service
within the same city is $1.50 and within cities is $2.00.
Eligible resident may also purchase a 10-ride same
city pass for $15.00 or city to city pass for $20.00.
Transit facilities around the UNSP site area consist of
bus stops for SunLine Route 35 along Gerald Ford
Drive and Cook Street. The bus stops near the site
area provide benches, with some providing bus
shelters as well.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-3
3. Existing Bicycle and Golf Cart Routes
Bicycles and golf carts share an extensive system of
shared and separated facilities along Palm Desert’s
road- ways. These facility types are described below:
a. Class I – These are off-street facilities, which can
be shared between golf carts, bicyclists, and
pedestrians.
b. Class II – These are on-street facilities, which can
be used by either bicycles only or as joint use
facilities used by golf carts and bicycles. These
facilities are designated either by striping or
through physical separations in the roadway.
c. Class III – These are on-street facilities
designated through signage that do not provide a
separate space.
d. Class S – These are shared sidewalks that
provide facilities for both pedestrians and
bicyclists.
Despite being underdeveloped, streets in and around
the UNSP site have a high number of existing
dedicated and shared bicycle and golf cart lanes. Bike
lanes may be found on the following streets:
Streets with Dedicated Bicycle/Golf Cart Lanes (Class II):
• Gerald Ford Drive
• Portola Avenue
• Frank Sinatra Drive
• Pacific Avenue
• University Park Drive
• College Drive
• Cook Street (south of Frank Sinatra Drive)
Streets with Shared Bicycle Lanes (Class III):
• Cook Street (north of Frank Sinatra Drive; Golf
carts prohibited)
One deficit of these bicycle facilities is they provide
little shade for their users, which can be problematic
given high summertime temperatures in Palm Desert.
Further- more, facilities such as shared roadways and
bicycle lanes do not provide a physical barrier from
automobile travel. The lack of bicycle parking and
bicycle-friendly wayfinding can also make it difficult to
conduct bicycle trips. These issues should be address
with future development.
SunLine route 53 currently travels within one block of the UNSP
site, with the opportunity to directly serve the site.
The City of Palm Desert Municipal Code and Golf Cart Program
provide shared travel lanes for golf carts along vehicular streets
and bicycle lanes.
Existing Class II bicycle lane in Palm Desert. Source: Desert
Sun.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-4
4. Existing Pedestrian Facilities
Sidewalks exist along the majority of Existing Streets.
These sidewalks will be maintained, with added
landscaping and Public Frontage features as defined in
Section 3.4. Currently, sidewalks are provided in and
around the UNSP site area along Portola Avenue,
Cook Street, Gerald Ford Drive, Frank Sinatra Drive,
College Drive, University Park Drive, Pacific Avenue,
and Technology Drive.
Generally, sidewalk conditions in and around the
UNSP site area are favorable. Sidewalks are often
provided, how- ever there are issues with sidewalk
continuity. On some roadways, sidewalks end
suddenly or are only provided on one side. In addition,
there is a lack of shade, which can be an issue in an
area with warm summer weather. Sidewalks in the
area are generally in good condition and free of cracks,
fissures, or uplift. Sidewalk buffers, which create a
more walkable environment with some degree of
separation between pedestrians and motorists, are
present at many locations.
Coordinated streets and sidewalks should c reate a multi-modal
environment that can that safely accommodates pedestrians and
cyclists next to vehicular traffic.
C. Proposed Transportation System
1. Proposed Streets
Transportation and circulation within the UNSP will be
defined by a network of highly-connected multi-modal
street types based on specific contextual applications
and neighborhood environments.
In general, the UNSP will have seven hierarchical
street types: Enhanced Arterials (existing streets
subject to future improvements), Avenues,
Neighborhood Streets, Main Streets, Park Drives,
One-way Drives and Service Alleys/Residential
Lanes. The location, depth and versatility of the
proposed street network is illustrated below and
described in more detail in Sections 3.2 and 3.3,
Subdivision Standards and Street Type Framework.
Altogether, these street types will form an
interconnect- ed transportation network promoting
safe, clear and convenient movement for all modes
through the UNSP area and to the larger City and
regional area.
This system will be constructed by the
Master Developer(s). The layout of
streets within the UNSP development,
through all phases, will be reviewed for
network compatibility and adequate
allocation and alignment throughout the
Tentative Tract Map and Precise Plan
process (see Sections 6.7-6.8).
Currently, the City of Palm Desert is in
the process of updating its General Plan.
This includes the organization of the
City’s road- ways into several proposed
new categories, some of which are
described below:
a. Vehicular Oriented Arterials. These
Arterials prioritize the movement of
automobiles. Bicycle and pedestrian
facilities are provided wherever
possible but are not emphasized.
Driveway spacing is limited to reduce
conflicts with through traffic.
Generally, three travel lanes are
provided in each direction, including a
median with trees and landscaping.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-5
This facility may consist of dedicated left turn lanes as
well as a right turn lane where warranted. Typical bicycle
facilities found on Vehicular Oriented Arterials are Shared
Sidewalks and Bicycle Lanes.
None of the arterial streets in the UNSP fall into this
classification.
b. Balanced Arterials. Balanced Arterials aim for a
balance between all travel modes including
vehicles, bicyclists, and pedestrians. Bicyc le and
pedestrian facilities are provided. Generally, two
travel lanes are provided in each direction,
including either a median or a two-way left turn
lane. This facility may consist of dedicated left
turn lanes as well as right turn lanes where
warranted. Typical pedestrian facilities found on
Balanced Arterials are sidewalks with landscaping
and tree shading. Typical bicycle facilities are
Shared Sidewalks and Bicycle Lanes. Within the
UNSP, proposed Balanced Arterials include
Portola Avenue and Frank Sinatra Drive.
c. Enhanced Arterials. Enhanced Arterials aim for a
balance between all travel modes including
vehicles, bicyclists, and pedestrians, but with an
emphasis on active transportation modes and
place-making. High quality bicycle and pedestrian
facilities are provided, and vehicular speeds are
reduced to promote pedestrian safety and reduce
noise levels. Generally, two travel lanes are
provided in each direction, including either a
median or a two-way left turn lane, and dedicated
right-turn lanes are not prioritized. Typical
pedestrian facilities found on Enhanced Arterials
are sidewalks buffered from vehicular traffic with
landscaping and shade trees. Typical bicycle
facilities are buffered Class II Bike Lanes. Within
the UNSP, designated Enhanced Arterials include
Gerald Ford Drive, and Cook Street. The timing of
enhancements to Cook Street will be determined
by the City as development occurs and as other
network improvements are funded and/or
constructed.
Balanced Arterials will be paralleled with a Park Drive,
above, that will accommodate multiple modes of
transportation including vehicles, bicycles and
pedestrians. See Section 3.3 for detailed Street Type
designs.
Enhanced Arterials will integrate clear bicycle and
pedestrian connections throughout the Specific Plan Area.
See Section 3.3 for detailed Street Type designs
High quality bicycle facilities will along Enhanced Arterials
will have slower vehicular speeds to increase safety.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-6
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-7
2. Proposed Transit Routes
Sun Bus Line 53 does not immediately border the
UNSP site – it travels within one block of the site.
Future opportunities may exist for Line 53 to be
rerouted through or adjacent to the UNSP site to
provide convenient access to the new Town Center.
Furthermore, opportunities exist to improve bus stops
in the area. For example, amenities such as bus
shelters can be provided at local bus stops to
augment existing benches with shade.
3. Proposed Bicycle and Golf Cart
Lanes/Facilities
Please refer to Section 3.3 Street Type Standards for
opportunities to integrate bicycle facilities. Future
opportunities may also include identifying key
locations along existing bike routes to provide
additional shade, especially near major bike racks,
stops and intersections.
As part of its General Plan Update, the City of Palm
Desert has proposed improvements to the City’s
bicycle and golf cart system, including near the UNSP
site area. Adjacent to the UNSP site area, Class II
lanes are proposed along Gerald Ford Drive and
Cook Street.
Photo-simulation of the CVLink. Source: CVAG, March 2015.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-8
Future facilities near the UNSP site area also include
the CV Link. Adopted in March 2015, the CV Link
Master Plan is a regional off-street active-
transportation facility for Neighborhood Electric
Vehicles (NEVs), bicyclists, and pedestrians,
overseen and maintained by the Coachella Valley
Association of Governments (CVAG). Upon its
completion, the CV Link project will link eight cities
and two tribal lands along a corridor in the Coachella
Valley. Continuous, multi-modal facilities
accommodating walking, bicycling, and NEVs will run
for a total of 88 miles and will help reduce vehicle
miles traveled, relieve congestion, and improve air
quality in the Coachella Valley. Construction on the
first phase will begin in late 2015. CV Link will run
south of the UNSP site area, at the Whitewater River
Channel through the City of Palm Desert. Additionally,
there are several CV Link Connectors proposed in the
City. These connectors, which would provide
additional connections to CV Link through signage,
crossing treatments, or separate facilities that provide
connections from the City to CV Link, are proposed at
locations such as along El Dorado Drive, Country
Club Drive, and Hovley Lane. Access to CV Link from
the UNSP site area is provided with the Class II
bicycle lanes running along Cook Street.
4. Proposed Pedestrian Facilities
All streets within the UNSP will be primarily oriented
to the pedestrian experience. Please refer to Section
3.3 Street Type Standards and Section 3.4 Public
Frontage Standards for standards on sidewalks,
furniture, shading, lighting and related pedestrian
facilities.
As part of its General Plan Update, the City of Palm
Desert maintains a commitment to improving the
connectivity of its pedestrian facilities. Currently, there
is sidewalk discontinuity along some roadways
surrounding the UNSP site area. Opportunities exist
to fill in the gaps in this network.
All streets within the Specific Plan Area will be oriented to
the pedestrian.
Pedestrian-oriented streets will implement strategically-
marked and placed sidewalks, adequate shading, street
furnishings, lighting and signage.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-9
5.2 Shared Parking
Throughout most of the University Neighborhoods,
parking will be provided on a conventio nal lot by lot,
residence by residence basis. Resident parking will be
provided on-site (off-street) and visitor parking will in most
cases be accommodated on-street, at the curb in front of
the residence.
However, as the Neighborhood Centers of the UNSP are
developed with a mix of new commercial and higher-
intensity residential uses, it is clear that future parking
resources can and must be more efficiently planned,
managed and utilized to meet the potential demand while
generating relatively compact, pedestrian-oriented mixed-
use places. The central concept that will organize all of
the strategies and techniques for ensuring a parking
supply that will support the UNSP, specifically the
Neighborhood Center area, will be a “park-once” strategy.
A successful town center is a place where customers,
visitors and residents easily move from shop to shop, from
work to lunch, from home to dinner on foot. In addition to
residents who walk or bike to the Center from their nearby
home, many other visitors and shoppers arrive by car.
Because the Neighborhood Center environment is scaled
and oriented to pedestrians, visitors can conveniently and
comfortably walk from shop to shop or appointment to
appointment, only requiring a single parking space for
each visit rather than requiring several, with short car trips
in between. This reduces both the number of total parking
spaces required and the amounts of vehicular traffic within
the Center.
This is very different from the way in which one patronizes
a typical shopping center or strip mall – where one drives
up very close to a store, patronizes the store, gets back
in the car, and drive to the next store. Accordingly for
Neighborhood Center form of development, shared
parking arrangements are required and parking ratios are
reduced from the conventional suburban standards. Key
elements of the Park Once strategy include:
1. Focus on the Pedestrian. As described in some
detail in Sections 3.4 to 3.6, the streetscapes and
other public open spaces of the City Center will be
increasingly comfortable and attractive to pedestrians,
with wide, shady sidewalks passing interesting and
useful businesses and residences.
This will increase the average length of stay for
customers and visitors – which should improve the
economic performance of the City Center, and will
reduce the importance for many users of finding a
parking space right next to their first target
destination. This in turn will help to even out the “hot
spots” where everyone wants to park and fill in the
“cold spots” where lots have often say underutilized.
2. Parking Types for User Types. Within a mixed-
use Neighborhood Center, several distinct types of
“parking users” must be recognized and
accommodated. These include the shopper in a hurry,
the tourist spending the day, the couple going to
dinner and a movie, the office worker, and the
resident coming home at night. The shopper in a
hurry wants a space close to the store she is going to
and is willing to pay for convenience, so on-street
parking with a cost attached may work just fine. Other
user types are willing to walk a bit more. The parking
supply planned for the UNSP includes a large number
of well-organized on-street parking, and shared
parking lots behind, or in some cases beside, shops
and restaurants and connected to the shopping
streets with paseos, plazas and dining courts.
3. Wayfinding. In any mixed-use center it is important
that parking be easy for those arriving from outside
the district to find. Parking lot entry points to shared
lots and will be clearly marked.
4. Shared Parking Strategy. Parking lots or
structures that are shared by many businesses and
other uses can be more efficiently utilized that parking
facilities dedicated to a single business or use.
Parking areas occupied by office workers tend to be
completely nearly in the evening, and if they are
nearby restaurants with peak customer counts in the
dinner hour each space replaces what would be two
spaces in another setting.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 5-10
5. Managed Supply. No matter how wonderfully
walkable the Neighborhood Center becomes over
time, there will always be prime parking areas and
less convenient parking areas. That is where
management comes in through the utilization of time-
limited spaces, charging a fee from some prime
spaces, and ticketing those who do not comply with
regulations.
6. Expandable Parking Supply. If the University
District thrives as the City has envisioned, with more
customers plus new residents entering the mix, more
parking spaces will be required. In the future, such
demand could be met with one or two multi-level
parking structures within the large blocks at the
Neighborhood Center core.
7. Parking to Accommodate EV and Active
Transit.
New parking facilities will, as appropriate, provide
spaces with charging stations for Electric Vehicles
(EV), including golf carts, as permitted by the City.
Facilities should accommodate parking for bicycles in
addition to bike racks located throughout the
University District.
Typical commercial-retail frontage with on-grade parallel
parking and additional parking behind.
Centralized off-street parking structure, lined with housing.
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5.3 Water
A. Existing Water Supply and Use
1. Provider. Potable and non-potable water is provided
to the City by the Coachella Valley Water District
(CVWD). Water demand in Palm Desert and the
surrounding regions is supplied by several sources
including: groundwater, surface water from local
streams, imported water from the State Water Project
(SWP) and the Colorado River by way of the
Coachella Canal, and recycled water.
2. Groundwater Sources. Water for the UNSP is
located in a portion of Section 33, T4S, R6E, San
Bernardino Base Meridian. Natural sources of
groundwater recharge come from runoff and
infiltration from the San Bernardino, San Jacinto and
Santa Rosa Mountains, as well as inflow from other
basins to the west.
3. Groundwater Management. The CVWD Domestic
Water System is comprised of 30 pressure zones
supplied by wells which withdraw water from the
Whitewater River Sub-basin and the Mission Creek
Sub-basin. Most pressure zones include reservoir
storage. There are pressure booster pump stations
and pressure regulating valve (PRV) stations that
transfer water between zones. The only treatment for
the majority of the wells is chlorination to ensure
disinfection throughout the water distribution system.
Three ion exchange treatment facilities provide
arsenic removal in the Mecca, Thermal and Oasis
area. A future source of supply may include treated
Colorado River water from the Coachella Canal.
Domestic Water System statistics can be found in the
most recent edition of CVWD’s Annual Report. CVWD
has developed a Domestic Water System Hydraulic
Model of the entire water supply and distribution
system. This model will be utilized by CVWD staff
and/or consultant(s) to properly size the facilities for
each development at the developers cost.
4. Water Conservation. Increasing demand by a
growing population on a limited water supply in the
Coachella Valley has led to a greater urgency for
additional water conservation and efficiency. The
City’s Water-Efficient Landscaping Ordinance
adopted as part of the California Water Conservation
Landscaping Act of 1990 establishes minimum water-
efficient landscaping requirements for all new and
rehabilitated public and private landscape projects.
The City strongly encourages conservation of water in the
form of water-efficient landscaping and irrigation design,
as well as water-conserving home appliances and
fixtures. The City plays an important role in the long-term
protection of this essential, finite and valuable resource.
B. Existing Infrastructure Resources
There is an existing 18” CML/CMC water main along
Frank Sinatra Drive and Portola Avenue, as well as an
existing 18” DIP water main along Gerald Ford Drive and
College Street. One 12” water main point of connection is
proposed at University Park Drive.
C. Proposed Infrastructure Resources
Preliminarily, the amount of proposed 8” water main
needed is 68,600 feet with 7,500 feet of proposed 12”
water main. Ultimate water pipe sizes and quantities to be
determined once final tract map layouts and water
improvement plans have been approved. It is anticipated
that the existing 12” DIP, 18” DIP, and 18” CML/CML
water mains along the perimeter of the project will provide
sufficient water capacity without any water main upgrades
(see Figure 5.2).
Sizing of the water mains will be dictated by Section 5
Design Criteria Domestic Water Facilities of the CVWD
Design Development Manual. CVWD will provide the
Hydraulic Modeling Service after the fee and checklist
application form has been submitted and will provide a
complete report of the projects requirements along with
official sizing of the proposed water mains.
All connections to the existing CVWD domestic water
system will be made by CVWD at the Developer’s
expense. The Contractor may connect to an existing valve
when approved by CVWD under CVWD inspection.
Developers may be subject to pay a percentage of the
existing backbone improvement costs constructed by the
City of Palm Desert Community Facilities District No.
2005-1 (University Park) as determined by the City.
Based on an estimated water consumption of 750 gallons
per day (gpd) per dwelling unit, the projected demand for
2,617 dwelling units is estimated to be 1.96 mgd. CVWD
is to determine ultimate water demand for the project.
The following water resources are defined in order to
supply the anticipated demand of the UNSP.
• One 12” water main point of connection is
proposed at Frank Sinatra Drive with three
additional 8” water main points of connection
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which will all tie into the existing 18” CML/CMC
main along Frank Sinatra Drive.
• One 12” water main point of connection is
proposed at Portola Avenue with 10 additional 8”
water main points of connection which will all tie
into the existing 18” CML/CMC main along
Portola Avenue.
• One 12” water main point of connection is
proposed at College Street with 11 additional 8”
water main points of connection which will tie into
the existing 18” DIP water main along College
Street.
Six 8” water main points of connection are
proposed at Gerald Ford Drive which will tie into
the existing 18” DIP water main along Gerald
Ford Drive.
D. Water Goals, Policies and Programs
1. Require development projects to pay for their
share of new water infrastructure or
improvements necessitated by that project.
2. Require the use of recycled water for irrigation.
3. Encourage and promote water conservation and
efficiency efforts, including indoor and outdoor
efforts that exceed CalGreen requirements.
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5.4 Wastewater
A. Existing Wastewater Conditions
1. Provider. Sewer for the proposed specific plan
located in a portion of Section 33, T4S, R6E, San
Bernardino Base Meridian, being in the Coachella
Valley, is currently provided by the Coachella Valley
Water District (CVWD). CVWD provides sanitation
(wastewater) service for a large portion of the
Coachella Valley including the communities of
Bombay Beach, Cathedral City, Indian Wells, La
Quinta, Mecca, North Shore, Palm Desert, Rancho
Mirage, Thermal, Thousand Palms and other
unincorporated areas. CVWD has an agreement to
accept flows from a portion of Desert Water Agency’s
service area in Palm Springs.
2. Sewer System Management Plan. CVWD
operates six (6) Water Reclamation Plants (WRPs) as
shown in Table 5.1. WRP 1 and WRP 2 are smaller
lagoon facilities providing service to the communities
of Bombay Beach and North Shore, respectively.
WRP-4 is located in Thermal and provides service to
the lower portion of the sanitation system. WRP-4
discharges secondary effluent under a National
Pollution Discharge Elimination System (NPDES)
permit to the Coachella Valley Stormwater Channel.
WRP-7 and WRP-10 provide service to the northern
portions of the system and are located in Indio and
Palm Desert, respectively. These facilities provide
tertiary treatment and recycled water is distributed to
area golf courses and other large landscape
customers. WRP-9 is located in Palm Desert and its
secondary effluent irrigates a portion of a golf course.
The collection system includes over 1,000 miles of buried
pipelines and over 17,000 manholes. The majority of
gravity sewers are vitrified clay pipe (VCP). There are
over 150 miles of pressurized force mains receiving
sewage from the 34 lift stations. The majority of the force
mains are polyvinylchloride (PVC) pipe.
The State Water Resources Control Board (SWRCB)
adopted new policies in December 2004 requiring
wastewater collection providers to report sanitary sewer
overflows and to prepare and implement Sewer System
Management Plans (SSMP). SSMP requirements are
modeled on proposed federal capacity, management,
operations, and maintenance plans. The SSMP policy
requires dischargers to provide adequate capacity in the
sewer collection system, take feasible steps to stop sewer
overflows, identify and prioritize system deficiencies, and
develop a plan for disposal of grease, among other
requirements. CVWD last prepared an SSMP in 2014.
B. Existing Infrastructure Resources
There is an existing 12” sewer main along Frank Sinatra
Drive/Portola Avenue, an existing 18” sewer main along
Gerald Ford Drive, and an existing 8” sewer main along
portions of University Park Drive/College Street.
C. Proposed Infrastructure Resources
The following infrastructure resources and installations
are anticipated in order to supply the site and use demand
of the UNSP.
1. Two 8” sewer main points of connection are proposed
at Frank Sinatra Drive which will tie into the existing
12” sewer main along Frank Sinatra Drive.
2. Nine 8” sewer main points of connection are proposed
at Portola Avenue which will tie into the existing 12”
sewer main along Portola Avenue.
3. Four 8” sewer main points of connection are proposed
at Gerald Ford Drive which will tie into the existing 18”
sewer main along Gerald Ford Drive.
Preliminarily, the amount of proposed 8” sewer main
needed is 76,200 feet with approximately 190 manholes
based on 400 foot spacing. It is anticipated that the
existing 8”/12”/18” sewer mains along the perimeter of the
project will provide sufficient sewer capacity without any
sewer main upgrades (see Figure 5.3).
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Sizing of the sewer mains will be dictated by Section 6
Design Criteria Sanitation Facilities of the CVWD Design
Development Manual. CVWD to provide the Hydraulic
Modeling Service after the fee and checklist application
form has been submitted and will provide a complete
report of the projects requirements along with official
sizing of the proposed sewer mains.
Developers may be subject to pay a percentage of the
existing backbone improvement costs constructed by the
City of Palm Desert Community Facilities District No.
2005-1 (University Park) as determined by the City.
D. Recycled Water
The Coachella Valley Water District is actively expanding
service connections for recycled water throughout the
Coachella Valley. There is currently no recycled water
infrastructure immediately adjacent to the project, though
recycled water is provided to the Desert Willow Golf
Resort located approximately 0.5 mile south of the project.
With landscape elements primarily compromised of
drought tolerant low use plantscape material and limited
turf, the cost of extending recycled water services to the
project area would be prohibitive. If, in the future, the
recycled water infrastructure is extended closer to the
project area, the use of recycled water for common area
landscape is encouraged. Dual piping in the streets and
residential plumbing for recycled water is not currently
advised due to low anticipated exterior water use, the cost
of dual plumbing systems, and the risk for potential cross
connection.
E. Wastewater Goals, Policies and
Programs
As defined by the General Plan, the primary goal of
Wastewater policies is to provide, “New development
within the Specific Plan Area shall pay for their fair share
of new sewer infrastructure or improvements.”
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5.5 Dry Utilities
A. Energy
Provider. Electric power is currently served by the
Southern California Edison Company (SCE). SCE
provides electricity to most of Palm Desert, except for a
small portion of the City. SCE’s facilities include high-
voltage transmission lines, which range up to 115 kilovolts
(kv) in Palm Desert. Lower voltage distribution lines,
which are typically gauged at about 12 kv in the City and
SOI, provide electricity to individual residences and other
users. There are both underground and overhead lines
along the project perimeter.
The Imperial Irrigation District (IID) is a nonprofit,
community-owned utility district that serves customers in
Imperial County and parts of Riverside and San Diego
counties. The IID provides electric service to a limited
portion of the City. The IID obtains its power from a
combination of hydroelectric, diesel, thermal, and
geothermal generation sources.
B. Natural Gas
Provider. Gas is currently served by the Southern
California Gas Company (SoCal Gas) and provides gas
services to the City of Palm Desert. Existing 4” gas mains
are available along the project perimeter. SoCal Gas
provides SoCal Gas has locations in neighboring Cities of
Palm Springs and Indio to serve the region’s residents
and businesses.
C. Telephone
Provider. Telephone service is provided by Verizon
California, Inc., which provides the City of Palm Desert
with telephone services. Verizon offers both FIOS and
Verizon Plus to residents and businesses within the City.
D. Cable
Provider. Time Warner provides Cable television service
to Palm Desert. Time Warner Cable has two locations
within the City of Palm Desert to assist residents and
businesses.
E. Solid Waste
Provider. Solid waste disposal services in Palm Desert
are provided by the commercial vendor Burrtec. Solid
waste collected from Palm Desert residents and
businesses is hauled to the Edom Hill Transfer Station in
Cathedral City, Calif., and is then transported to Lambs
Canyon in Beaumont, Calif. Commingled recyclable
materials (e.g., paper, plastic, glass, cardboard,
aluminum) are transported to Burrtec’s material recovery
facility in Escondido, California.
As defined by the General Plan, Solid Waste resources
and facilities will:
1. Encourage the use of recycled building and
infrastructure materials in new public and private
development; and,
2. Require multifamily and commercial uses to provide
dedicated space for the collection of recycled
materials on site.
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5.6. Service & Utility Placement
Standards
A. Intent
The Service and Utility Placement Standards regulate
proper placement, configuration and screening of service
and utility devices and equipment. These standards
shall apply to all “wet” and “dry” utility distribution lines;
wall-mounted, ground-mounted or underground utility
junctions, meters, transformers and pedestals; trash and
recycling receptacles.
“Wet” utilities include water, sanitary sewer, and
stormwater. “Dry” utilities include natural gas, electrical,
telecommunication, cable television, and street lighting.
It is understood that some utility company “standard
practices” may be in conflict with these standards. In the
event of such a conflict the City will work collaboratively
with the applicant and the utility company to ensure that
services are design in a manner consistent with the intent
of this Plan.
B. General Placement Standards for All
Lots
1. Location / Screening. To the extent possible, all
services and utilities should be located within alleys,
interior building corners, at building offsets, or other
similar locations where the building mass acts as a
shield from public view. Utilities that must be located
in a front yard due to utility service requirements
should be located away from pedestrian and vehicular
routes and screened from the view of the street by
landscape.
2. Mechanical and Electrical Equipment. All
mechanical and electrical equipment – including, but
not limited to, air-conditioning units, antennas, garage
door motors – whether roof-mounted, ground-
mounted or otherwise, should be screened from
public view or located so as not to be visible from
Primary or Side Streets. Such equipment and related
screening should be designed with materials and
colors that conform to and are an integral part of the
design of the building.
3. Air intake and exhaust systems. Mechanical
equipment that generates noise, smoke or odors,
should not be located on or within 10 feet of the
Primary Street property line or any on-site common
open spaces.
4. Noise- and odor-generating equipment and
containers should be located in areas that will not
create a nuisance to adjacent properties. Services
and garbage bins should be located in a manner that
does not impact single family neighborhoods. Such
bins should be covered when possible. Openings to a
trash enclosure should not be located within 50 feet of
the Primary Street property line.
5. Telecommunication Devices/Infrastructure.
Telecommunication devices such as satellite dishes
should, to the extent possible, be screened from
public view or located so as not to be visible from
Primary or Side Streets. Applicants are encouraged to
work with satellite providers to locate satellite dishes
out of view on building roofs and/or on rear yard or
side yard facing facades if adequate signal strength
and quality can be achieved. In multi-family and multi-
tenant buildings, conduits should be provided from
such a location to each unit.
See Figures 5.4 and 5.5 (right) for examples of approved versus
prohibited service and utility placements and standards.
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C. Lots with Alley Access
1. Dry Utility/Service Areas. For project sites with an
alley, all “dry” utilities shall be located in the alley,
except street lighting power lines, which shall be
located in the sidewalk. Utility access and equipment
such as back flow preventers, transformer boxes, gas
and electric meters, and other utilities should be
placed within or adjacent to and be accessed from the
alley, subject to the requirements and approval of the
associated utility company, which should not be
unreasonably withheld.
All above-ground utility equipment and meters, and all
trash and recycling receptacles, shall be located in
shaded areas identified in and shall be accessed from
the alley (see Figures 5.6 and 5.7).
2. Wet Utility/Service Areas. “Wet” utilities should
typically be located in the street, but may be located
in the alley to address topographical, efficiency or
other engineering reasons, or if stated in this chapter.
If “wet” and “dry” utilities are co-located in the alley,
proper trench separation and utility access shall be
ensured.
3. Service Access. For lots with alley access, service
entrances, waste disposal areas, and other similar
service areas should be located adjacent to the alley
and take their access from it.
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D. Lots without Alley Access
1. Dry Utility/Service Areas. When an alley is not
present, above-ground devices or equipment shall be
prohibited. In general, all “dry” utilities shall be located
in the sidewalk. These services should be located in
inconspicuous locations along the sides of project
sites and should be thoroughly screened from public
view. Unless expressly required by a utility company,
these services should not be located within the front
yard. Underground transformers may also be located
with the parkway and shall be flush with the
surrounding grade.
2. Wet Utility/Service Areas. Generally, all “wet”
utilities shall be located in the street. Utility meters
and entrances should also be provided below-grade
in the street or sidewalk and shall be flush with the
surrounding grade.
3. Service Access. When an alley is not present,
service entrances, waste disposal areas, and other
similar service areas should be located as far away
from – and screened from views from – the Primary
and Secondary streets as practical. All above-ground
utility equipment and meters, and all trash and
recycling receptacles, shall be located in the shaded
areas identified in Figure 5.8 (right) and shall be
accessed from the street.
Water meter appropriately placed in sidewalk.
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5.7. Storm Drainage and Grading
A. Background
The City of Palm Desert Master Drainage Plan locates
most of this project in Zone 3, the area north of the Pa lm
Springs Ridge Line and south of Interstate 10, which
drains northeasterly to I-10. The Mid-Valley Channel that
parallels I-10 picks up runoff in this region. The Coachella
Valley Water District is responsible for maintenance of the
channel.
CVWD requires developments in this region to retain
100% of a 100-year storm. The Mid-Valley Channel is
designed to collect only street runoff, however, on-site
drainage may be released into the channel over a five day
period. With this design requirement in mind, the City of
Palm Desert must address the issue of the Palm Desert
Municipal Code regarding incremental runoff retention.
This drainage region was studied with street right-of-way
serving as sub- area limits, to abide by the criteria set
forth by CVWD.
Developers are subject to a drainage fee of $1,000 per
acre* within Zone 3.
*Note, fee subject to change.
B. Existing Stormwater Conditions
There are two existing catch basins at the Southeast
corner of Frank Sinatra Drive and Portola Avenue. There
are two catch basins noted to the north and south of
College Drive on the east side of Portola Avenue as well a
catch basin at Southeast corner of Gerald Ford
Drive/Portola Ave and catch basins to the South of the
intersection of Gerald Ford Drive/Pacific Ave. Existing
catch basins along the perimeter and within the project
are primarily to capture runoff from street areas.
C. Proposed Infrastructure Resources
In order to meet the anticipated demand of the UNSP, 17
subareas ranging from 17.1 to 26.0 acres area
preliminarily shown within the limits of the proposed
specific plan project area (see storm drain exhibit). Eac h
sub-area is anticipated to have at least 6 catch basins
draining to open spaces that will be used as retention
basins. Each sub-area is proposed to have 150 feet of 24”
storm drain pipe or 2,550 feet total for 17 subareas.
Ultimate storm drain pipe sizes, retention basins, and
quantities to be determined once final tract map layouts,
hydrology report, and storm drain improvement plans
have been approved.
D. Water Quality
The specific plan area is currently undeveloped, with no
existing water quality systems or structures in place. The
proposed project will be required to control and contain
runoff such that no runoff will leave the project site and
enter the surrounding storm drain systems. As a result,
there will be no negative impact to quality of downstream
water bodies, including the White Water Storm Channel
and the Salton Sea. The project will be provided with local
retention basins to control runoff. These basins will serve
dual roles of storm attenuation and water quality
treatment. Intermittent stormwater conveyance and
treatment facilities (i.e. bioswales) will be incorporated into
the design where feasible.
The UNSP will be fully compliant with the current
regulations of the Whitewater River Region Stormwater
Management Plan, dated January 2015.
E. Stormwater Goals, Policies and
Programs
As defined by the General Plan, general policies for
Stormwater resources are as follows:
1. Require new projects within the Specific Plan Area
pay for their share of new regional stormwater
infrastructure or improvements.
2. Encourage use of above ground and natural
stormwater facilities within the Specific Plan Area,
such as vegetated swales, permeable paving, and
neighborhood parks and greens that include
biofiltration and infiltration areas.
3. Encourage new development within the Specific
Plan Area to use innovative ways of capturing and
reusing stormwater to reduce the demand for
potable water. Examples of such devices include
above ground rain- barrels and below-grade
cisterns within side and rear yards for landscape
irrigation.
4. Require new development within the Specific Plan
Area use low impact development strategies to
minimize urban run-off, increase site infiltration,
manage stormwater and recharge groundwater
supplies.
5. Require water detention basins to be aesthetically
pleasing and to serve recreational purposes, such
as in the form of a mini park. Detention basins
designed for active uses are intended to supplement
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park and open space and should not be counted
towards a developer’s minimum park requirements,
unless otherwise determined by the Planning
Commission or City Council.
6. Encourage underground water retention facilities,
especially in neighborhood centers, to achieve the
most efficient use of land and compact development
and promote the urban character goals of the
General Plan.
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5.8 Primary & Secondary Schools
A. Public School and Services
Public education services and facilities are provided to
Palm Desert by the Desert Sands Unified School District
(DSUSD) and Palm Springs Unified School District
(PSUSD). The DSUSD operates four elementary schools,
one middle school and one high school in the City and
SOI.
B. Private Schools
Public schools are supplemented by fourteen private
schools that provide early education to children of
residents. The Palm Springs Unified School District owns
a future K-8 school site within the Palm Desert City limits.
For a complete list of public and private schools in the City
of Palm Desert, visit www.cityofpalmdesert.org/Index.
aspx?page=450.
Palm Desert High School
Palm Desert High School’s new campus opened in 2012.
Palm Desert Charter Middle School
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5.9 Colleges & Universities
Palm Desert is home to the following college and
university campuses and satellite programs that offer a
wide range of degree levels in a number of professions.
A. College of the Desert
Founded in 1958, and officially opened in 1962, College
of the Desert (COD) is located on the corner of Monterey
Avenue between Fred Waring and Magnesia Falls Drive.
COD enrolls approximately 10,000 students per term with
a variety of two-year degree and transfer-ready programs
including: Nursing and Health Sciences, Digital Design
and Production, Turf Grass Management & Ornamental
Horticulture, Advanced Transportation Technologies,
Culinary Arts, and a full range of Administration of Justice
courses at the Public Safety Academy training facility.
COD recently completed its 2015 Strategic Master Plan,
with plans to introduce an updated Master Plan in 2016.
For more information, visit www.collegeofthedesert.edu.
B. Cal State University San Bernardino
Cal State University San Bernardino (CSUSB) Palm
Desert opened in the fall of 1986 - enrollment has grown
from an initial 80 students to over 1,100 students today.
The campus offers Bachelors, Masters and Doctorate
degrees, as well as numerous Certificate and
Credentialing Programs.
For more information, visit http://pdc.csusb.edu.
C. University of California Riverside
Established in 2005, the University of California Riverside
(UCR) Palm Desert campus serves as a base for a variety
of research programs such as transportation, air quality
and energy and water conservation. The campus is home
to the Master of Fine Arts (MFA) for Creative Writing and
Performing Arts, and is host to international academic
conferences and continuing education/extension
programs.
For more information, visit http://palmdesert.ucr.edu.
D. Brandman University
Brandman University’s Palm Desert campus (formerly
Chapman University College) is one of 26 Brandman
campuses in California and Washington. Located at the
corner of Cook Street and Merle Drive, the Palm Desert
site offers both Bachelors and Masters degrees in Arts and
Sciences, Education, Business and Professional Studies.
For more information, visit www.brandmannews.org/palm-desert.
College of the Desert Communications Building, opened
2013
The Indian Wells Theater and Center for Educational
Excellence represent some of the newest additions to the
CSUSB Palm Desert Campus, opened in 2005.
University of California Riverside Palm Desert campus
Brandman University, Palm Desert campus
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5.10 Parks and Recreation
A. Park Facilities
The City owns, operates, and maintains several
developed park and recreation facilities providing green
space, playgrounds, trails, picnic facilities, community
gardens, dog parks, and space for sporting events. The
City and SOI include approximately 163 acres of parkland,
23,060 acres of open space, and 6,834 acres of golf
courses. The City of Palm Desert’s established goals and
standards for parkland identified in the 2004 General Plan
are 0.25 acres per 1,000 residents for mini parks, 1 acre
per 1,000 residents for neighborhood parks, and 5 acres
per 1,000 residents for community parks. Although the
City has not reached these standards for each park type,
with 50,417 residents in 2014 and 163 acres of accessible
parkland in Palm Desert, the City provides an average of
3.23 acres of parkland per 1,000 residents.
New parks, greens, squares and greenways within the
UNSP area are intended to contribute to Palm Desert’s
supply of park space and to meet the goals of the General
Plan. As Precise Plans are prepared for each phase of
development (see section 6.7) the City will review those
requirements and ensure that appropriate types and
amounts of recreational open space are provided.
B. Open Space
Several large open space preserves surround Palm
Desert to the south and southwest. These include the
Living Desert, Coachella Valley Preserve, Fox Canyon,
and the Santa Rosa and San Jacinto Mountains National
Park. In addition, the City owns an extensive amount of
land within the hillsides, some of which are protected from
development by conservation easements.
C. Trails
Palm Desert offers a variety of trails for hiking enthusiasts
as well as those who simply love the outdoors; most of
these trails are part of the open space preserves. The four
main hiking trails located within (or partially within) the
City’s boundaries include the Hopalong Cassidy Trail, the
Art Smith Trail, the Randall Henderson Trial, and the Herb
Jeffries Trail. These four trails are all located in the Santa
Rosa Mountains. In the UNSP area, multi-use trails are
provided in the greenways along Portola Avenue and
Frank Sinatra Drive. These are intended as part of a
network that will connect along Frank Sinatra Drive and
across Cook Street to the University Campus area.
Palm Desert Civic Center Park
The Living Desert, opened in 1970, serves as a
wilderness habitat for native and non-native plants and
animal species.
Guided tours along the Randall Henderson Trail
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5.11 Emergency Services
A. Fire Protection and Emergency
Response
Fire Protection Services for the University District are
provided by the Riverside County Fire Department
(RCFD). The RCFD provides the City with fire prevention,
rescue, and basic emergency medical services;
hazardous materials mitigation; and disaster planning
coordination.
The closest RCFD fire station to the Specific Plan area is
located approximately one mile south of the UNSP, at the
intersection of Portola Avenue and Country Club Drive.
B. Police Protection
The Palm Desert Police Department (PDPD) serves under
contract by the Riverside County Sheriff’s Department,
providing police protection and crime prevention services
to residents of Palm Desert and the nearby Sphere of
Influence (SOI).
The PDPD station is located within 0.5 miles of the UNSP
area, immediately to the west on Gerald Ford Drive.
Riverside County Fire Department Station 71, Palm
Desert
Since 1973, the Palm Desert Police Department has
operated under contract by the Riverside County Sher iff’s
Department
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6.0 Implementation
The process of designing, entitling and building new, walkable, sustainable
neighborhoods in the UNSP area will require cooperation and coordination
between the City of Palm Desert, multiple master developers, and many more
builders and contractors. This chapter outlines procedures to facilitate and
organize that collaboration.
Integration and coordination of the public realm and each increment of private
development - to ensure a high quality, seamless human scale environment from
the home to the street to the park to the store to the University and back - is the
core goal of this plan. Procedures for ensuring this are provided in this chapter,
in particular the Precise Plan process as described in Sections 6.7 to 6.8.
The level of coordination required to achieve the degree of harmony,
connectivity, and seamless transitions between neighborhood and neighborhood
center environments will be significantly higher than that required to build
housing tracts and shopping centers that are separated from one another by
walls and connected by car trips on arterial streets. However, the long-term
value, quality of life, and sustainable outcomes generated and enabled by such
integration more than justify the time and effort.
Section Page
6.1 Purpose and
Applicability 6-2
6.2 UNSP Regulatory
Approach 6-2
6.3 Schedule and Phasing 6-2
6.4 Infrastructure and Public 6-4
Facilities
6.5 Financing Plan 6-4
6.6 Approvals, Amendments
and Changes 6-5
6.7 Precise Plans 6-7
6.8 Submission, Review and
Approval 6-8
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6.1 Purpose and Applicability
Pursuant to Government Code § 65451, this section
addresses the required program for implementation
including regulations, conditions, programs, strategies and
additional measures necessary to implement the plan.
The responsibilities and procedures required for
implementing the UNSP are identified in this section,
including responsibility for capital improvements and
financing and the regulations that will govern its
implementation.
Certain public and capital facilities improvements within
and adjacent to the UNSP Area are required to support its
development, including public roadway and signal
improvements and utility system improvements. Public
and private infrastructure within the UNSP Area required
to support development include water mains, sewer trunk
lines, new roadways, dry utility conduits within roadways,
and drainage. The Master Developer(s) will coordinate
with the City to finance and/or construct all such
improvements. Parks and other recreational amenities will
also be provided within the UNSP area.
Contributions toward maintaining transportation, fire,
police, libraries, parks and other public services and
amenities will be made through payment of development
impact fees to the City.
6.2 UNSP Regulatory Approach
The procedures, regulations, standards and specifications
described in the UNSP supersede any conflicting portions
of the Palm Desert Municipal Code. Any development
regulation and building requirement not addressed in the
UNSP is subject to Applicable Law.
The implementation procedures set forth in this section
are intended to ensure the development of UNSP in
accordance with the planning and design intent of this
Plan, the City of Palm Desert General Plan, and
Applicable Law.
The UNSP applies to all lands within the UNSP area. All
development proposals within the UNSP area boundaries
must be consistent with the UNSP, the General Plan and
City’s Municipal Code (PDMC). The Development
Standards and Guidelines, presented in Chapters 3, 4 and
5 of this Plan, contain development regulations which are
mandatory - and design guidelines which are advisory -
for all properties within the UNSP area.
6.3 Schedule and Phasing
A. City-Owned Property
At the time of UNSP adoption, the City owns
approximately 170 acres of land in the southwesterly
portion of the UNSP. The City intends to sell the land to
one or more qualified Master Developers. Following that
sale, the City will work with the Master Developer(s)
through the subdivision and entitlement process, as
defined in the Palm Desert Municipal Code and in this
Section.
B. Privately Owned Property
The balance of the property within the UNSP area is
privately owned and vacant at the time of Plan adoption.
Accordingly, the privately owned property may be
developed by multiple developers. The City will work
cooperatively with the owners of those properties and the
buyer(s) of the City-owned property to ensure that the
intentions of this Plan for an interconnected network of
complete streets and related infrastructure and utility
systems are implemented. The City will help the property
owners to ensure that the phasing increments reasonably
respond to market conditions at the time of development.
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C. Phasing
Through consultation with the City’s planning and public
works departments, the Master Developer(s) shall
propose Phasing Plan(s) for City review, conditioning and
approval. The Master Developer(s) of the City-Owned
Property may prepare a separate Phasing Plan from the
Phasing Plan prepared by the Master Developer(s) of the
privately owned property. The Phasing Plan(s) shall:
• Facilitate the orderly incremental build-out of the
community based upon market and economic
conditions;
• Match Infrastructure improvements to meet the
needs of each phase of development;
• Protect all aspects of public health, safety and
welfare;
• Prioritize the development of a Phase I location and
extent that helps to demonstrate the neighborhood
place-making intentions of the Plan.
Figure 6.1 illustrates a conceptual strategy for initial
phase(s) the development. The illustrated location is only
intended to provide an example of how a sample location
can address the following benefits:
• Prioritizes construction of a major framework street,
with a gateway entrance from and existing street;
• Delivers a complete Framework Street with a
central open space surrounded by a variety of
model homes, buildings, a central sales office and
public amenities;
• Together, these elements will help to demonstrate
how the UNSP vision can be achieved through
• the implementation of the applicable standards,
guidelines to deliver a complete community.
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6.4 Infrastructure and Public
Facilities
This section provides an overview of the parties involved
in the implementation, ownership, and long-term
maintenance responsibilities for the private infrastructure
and public facilities/services required to support the 400-
acre UNSP Area. Related to the text below, please see
Figure 6.2.A (Water Network), Figure 6.3 (Wastewater
Network), Figure 6.4 (Stormwater Network), and Sections
3.2 and 3.3 (Street Network).
Development of the UNSP will require the extension of
existing backbone infrastructure and services into the
neighborhoods of the UNSP area in order to provide
water, wastewater disposal, storm drainage, roads, public
utilities, public safety services and solid waste services.
The Master Developer(s) are responsible for providing the
infrastructure improvements necessary to serve the plan
area, as described in Chapter 5, and as will be further
defined through the Precise Plan process - see Section
6.8, below, and the tentative map conditioning and
approval process.
Table 6.1, below, provides infrastructure costs estimates
based on the conceptual street network and block pattern
within the University Neighborhood and University Village
portions of the UNSP area. All infrastructure cost
estimates are subject to based on the Master
Developer(s) Precise Plan(s) and approval from the City.
TABLE 6.1 INFRASTRUCTURE
IMPROVEMENT COST ESTIMATE
ITEM TOTAL
Streets and Alleys $22,300,000
Sanitary Sewer $16,100,000
Domestic Water $15,250,000
Recycled Water N/A
Storm Drain $5,800,000
Grading $17,700,000
Dry Utilities $5,000,000
TOTAL $82,150,000
Source: Dudek, April 2016.
6.5 Financing Plan
The Financing and Maintenance Plan for the UNSP will
ensure the timely completion of public facilities, streets,
utilities, and other necessary capital improvements, as
well as the proper maintenance of these facilities.
The following principles shall guide the development and
funding of facilities and public services for the UNSP:
• Use pay-as-you-go financing to the extent possible.
Use debt financing only when essential to provide
facilities necessary to maintain service standards.
• Fully fund new on-site and off-site public
infrastructure and services needed to support the
UNSP development;
• Utilize existing fee programs to fund required off-
site infrastructure.
• Fund the costs of mitigating the adverse impacts on
the City’s existing infrastructure;
• Provide for a fair allocation of costs among land
uses.
• Phase on-site improvements to ensure that they are
constructed when necessary and when funds are
available to construct public improvements;
• Provide for reimbursements from other
development for infrastructure costs that the UNSP
area is required to advance; and
• Ensure financing mechanisms are flexible to
accommodate different combinations of
infrastructure timing and funding requirements.
The following policies govern the financing of
infrastructure and public services for the UNSP in
accordance with the above principles:
• Fund the full costs of on-site and off-site public
infrastructure and public services required to
support the development in the UNSP area from
revenues generated by development within the
UNSP area, except where specific existing City,
County, District or State sources are available.
• Allocate the core infrastructure costs to property
within the UNSP area based on the general
principles of benefit received, with consideration of
the financial feasibility of the proposed land use.
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• Require development projects in the UNSP area to
fund the over-sizing of facilities if required by the
City, subject to reimbursement from future
developments benefiting from the over-sizing.
• Require Neighborhood Builder(s)/Developer(s) who
proceed ahead of the infras tructure sequencing
plan to pay the costs of extending the core
infrastructure to their project subject to future
reimbursement.
• Require dedication of land for road improvements
and construction of road improvements consistent
with city-wide policies.
Utilizing these principles will optimize the use of available
resources and ensure that adequate infrastructure and
services are provided in a timely manner. If necessary, a
detailed financing plan that will specify the financing
strategy in greater detail and provide additional
infrastructure financing options, such as bonds secured by
special taxes will be prepared by the Master Developer/
Builder.
As shown in Table 6.1, the total cost of the on-site
infrastructure program will be approximately $82 million.
These amounts also do not include the costs of in-tract
and other subdivision-specific improvements, which are
assumed to be independently financed as part of the
vertical development.
A Community Facility District (i.e., Mello-Roos),
Landscaping and Lighting District or other types of
assessment districts, Geologic Hazard Abatement District
(GHAD), Homeowners Association (HOA), or other
mechanisms including conventional subdivision financing
may be used to fund the development of on-site
infrastructure improvements (e.g., streets, sewers, water
and storm drains) and the operation and maintenance of
the parks, streetlights, and other landscaping
improvements.
6.6 Approvals, Amendments and
Changes
A. Existing Zoning Regulations
The UNSP area is comprised of two City zones - Planned
Residential (PR) and Planned Community Development
(PCD) - within the City’s Zoning Code. The UNSP amends
and restates the previously approved zones (updated in
2010) in its entirety; however, the UNSP must be adopted
by ordinance.
B. Approvals
The UNSP applies to any of the following within the
Specific Plan area boundaries:
• Land use activity;
• New buildings and signage;
• Modifications/additions to existing buildings and
signage;
• Subdivision of land or a building; and,
• Improvements to a site.
All required permits/approvals must be obtained before
the proposed use, and any structures related to the
proposed use, are constructed, otherwise established or
put into operation. Unless specified otherwise, the UNSP
will be administered and enforced by the Director,
Planning Commission and City Council. Applications must
be processed and approved by the applicable
requirements and findings of the UNSP and the PDMC
Section 25.78.080.
C. Municipal Code Reference
In the event of a conflict between the Palm Desert
Municipal Code and the UNSP, the UNSP takes
precedence over the PDMC. The Community
Development Director (“Director”) is authorized to provide
administrative determinations regarding the UNSP. Such
administrative determinations must be in writing and may
be appealed in accord with the PDMC.
The UNSP provides form-based zoning and applicable
land uses based on the following form-based zones:
• Neighborhood Low (NL);
• Neighborhood Medium (NM);
• Neighborhood Center (NC); and,
• Open Space (OS).
Full descriptions of UNSP zones, their assigned locations
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and permitted uses may be found in Chapter 4.
D. Director Authority
1. The Director has the authority to implement the UNSP
in accordance with Applicable Law.
2. The Director has the authority to interpret the UNSP.
In the event that a specific use or type of use is not
listed as a permitted use, the Director has authority to
determine whether the proposed use is similar to a
permitted use and whether the use is permitted,
permitted subject to conditions, permitted as a
temporary use, or prohibited. In determining
“similarity,” the Director must make all of the following
findings:
• The proposed use meets the intent of, and is
consistent with, the goals, objectives and policies
of the General Plan and the UNSP;
• The proposed use does not adversely impact the
public health, safety and general welfare of the
City’s residents; and
• The proposed use shares characteristics common
with, and is not of greater intensity or density or
does not generate more environmental impacts
than those uses listed in the permitted uses
section.
3. Any applicant, interested person, or public official may
appeal Project Clearance or Specific Plan
Amendment decisions of the Director to the Planning
Commission in accordance with the UNSP.
E. Administrative Modifications
1. The Director is authorized to make technical
corrections, in a form approved by the City Attorney,
to maps, diagrams, tables, and other similar
documents that may be required to reconcile the
changes made by the UNSP with the Project Approval
and Applicable Law.
2. In addition, the Director is authorized to make the
following technical amendments, in a form approved
by the City Attorney:
• Realignment or modifications to internal streets
serving the project, lot lines, easement locations
and grading adjustments, if approved by the City
Engineer.
• Minor modifications to design criteria such as
paving treatments, architectural details and related
criteria.
• Minor modification to landscape treatments,
fencing, lighting, trails, and entry treatments,
provided the modifications are in substantial
conformance with the purpose and intent of the
specified design criteria.
• Minor modifications to landscape treatments,
fencing, lighting, trails, and entry treatments,
provided the modifications are in the substantial
conformance with the purpose and intent of the
specified design criteria.
• Minor expansions or reductions (not to exceed
25%) of the required setbacks set forth in Table 4.2,
Development Standards.
F. Specific Plan Amendments
Amendments to this Specific Plan may be initiated by
application for a proposed amendment by a land owner of
the affected parcel(s) within the UNSP area, or by the
City. The application for amendment shall be reviewed
and approved by the City based on the following criteria:.
1. Director Approval: The following amendments shall be
subject to administrative review and approval by the
Director:
• Minor changes to the UNSP that provide
supplemental detail consistent with the existing
content of the UNSP.
• 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.Changes in any Specific Plan Area
boundary; and,
• Changes in standards or regulations, including
landscaping and design standards.
2. 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, including the
addition of the Professional/Medical Overlay,
applicable to a Planning Area.
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• Major changes in the UNSP 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.
G. Miscellaneous
Any time limit established by the UNSP may be extended
by mutual agreement between the applicant and the
Director, the Planning Commission or the City Council, as
the case may be.
H. Noticing
All noticing required by the UNSP will be accomplished at
the cost of the applicant seeking a Project Clearance, or
other action in accordance with the UNSP and/or
Applicable Law.
6.7 Precise Plans
Prior to or concurrently with the application for any
tentative subdivision map for any phase of development,
the applicant shall submit a Precise Plan application, for
the proposed phase of development. That Precise Plan
shall be reviewed, found consistent with the intent and
regulations of this UNSP, and approved by the Planning
Commission prior to or concurrently with the approval of
any tentative or final map. Subsequent map amendments
and/or lot line adjustments must also be found by the
Director or his/her designee to be consistent with the
approved Precise Plan.
The intention of this requirement is that each new phase
of development be seamlessly integrated with and well
connected to adjoining development, whether existing or
future, per the policies and standards of the UNSP.
Requirements for a complete application include:
• The application shall address and clearly depict that
proposed phase of development and the complete
Planning Sub-area(s) - see Section 3.2 - of which it
is a part. The edges of adjoining Sub-Areas shall
also be shown, indicating the location and
configuration of any existing or planned street
connections.
• All streets within the affected Planning Sub-area(s),
indicating connections to existing streets within and
abutting the Sub-area - or planned streets
• as illustrated in the Regulating Plan, Figure 3.5 of
Section 3.2 - in accordance with the connectivity
requirements of Section 3.2.
• All blocks within the planning Sub-area, including
the proposed typical lot dimensions and intended
development types, in accordance with the block
size requirements of Section 3 and the lot size
requirements of Section 4.
• The Precise Plan shall include a Precise Regulating
Plan for the entire Sub-area, identifying for each
block or portion of block the intended Neighborhood
Zone. The Precise Regulating Plan shall be in
substantial conformance with the Regulating Plan
shown in Figure 4.1 of Section 4.2.
• The Precise Plan shall identify the intended
development intensity zone by zone and block by
block for the proposed phase of development, and a
calculation indicating the remaining development
capacity of the Sub-area(s).
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• All open spaces within the affected Sub-area(s),
including the proposed type and function of each
space in accordance with the Public Open Space
Standards in Section 3.6.
• The Precise Plan shall include a Master
Landscape Plan (MLP) for the proposed phase of
development. The MLP shall identify street trees
for all streets - both existing, if any, and proposed
- and all public and/or shared open spaces, both
existing and proposed.
• The size, type and function of each open space -
per the Public Open Space Standards in Section
3.6 - shall be identified in the MLP, along with the
preliminary landscape design of each, specifying
the types and sizes of plant and hardscape
materials.
• A preliminary stormwater drainage and
management plan for the proposed phase of
development shall accompany the MLP,
demonstrating that the sizes and designs of the
open spaces - typically including planters within
the streets, areas of pervious pavement, attached
and detached neighborhood greens and
greenways, parks and squares - are capable of
meeting City stormwater retention requirements. If
any portion of the stormwater management
system for the proposed phase of development is
intended to be met by another existing or future
phase of development that shall be clearly shown
and will become a condition of map approval.
6.8 Submission, Review and
Approval
All subdivision maps of any type must be submitted,
reviewed and approved in accordance with the Palm
Desert Municipal Code and the California Subdivision
Map Act. For projects requiring a tentative tract map(s) or
parcel map(s), the PNMP requirements as set forth in
Section 6.8, above, shall apply, along with other relevant
provisions and procedures of the UNSP, in addition to
provisions otherwise provided in the PDMC.
Applications for tentative and final subdivision maps,
parcel maps, and lot line adjustments must be filed with
the Planning Director and/or the City Engineer in
accordance with the PDMC.
A. Map Revision Approvals
1. Purpose. The provisions of this section set forth
findings, procedures, and fees for changes to
Tentative Tract Map and subsequent recorded final
maps (Map Revisions). Map Revisions are
authorized by compliance with this section in order
to facilitate and expedite implementation and build-
out of planned development within the UNSP area.
Map Revision applications may consist of
applications for certificates of correction (COC), lot
line adjustments (LLA), record map modifications
(RMM)/amending maps (AM), tentative parcel maps
(TPM), tentative maps (TM) and any related final
map clearances (MC).
2. Fees. The fee or fees established by city council
resolution for processing, recording or other
services related to Map Revisions must be paid by
the Permittee(s).
3. Materials for Filing
a. COC/LLA/RMM/AM Applications. Any
Permittee proposing a COC/LLA/RMM/AM
pursuant to this section must submit the
following information, as applicable:
b. All materials must be submitted as required by
the PDMC and the City’s Planning Department.
4. Applicant. An application for a Map Revision must
be signed by all parties having any record title
interest in real property identified specifically as part
of the requested revision. In order to initiate the
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Map Revision review process, the Permittee(s)
must submit a complete application consistent with
the Materials for Filing section identified above.
5. Review Process. A complete Map Revision
application must be submitted by the Permittee(s) to
the Director. The application must be forwarded by
the Director for review by the Development Review
Committee (including the Public Works Director)
within five business days of its receipt.
The Director must conduct environmental review in
compliance with the California Environmental
Quality Act (CEQA). Any Map Revision requiring a
Supplemental and/or Subsequent Environmental
Impact Report (EIR) must be referred to the
Planning Commission.
Sequential LLAs, each involving for (4) lots or less,
are permissible without limitation as to number
within the UNSP area and deemed in compliance
with Government Code § 66412(d).
6. Approval Procedure. The Director is the
decision maker for certificates of correction, lot line
adjustments, tentative parcel maps, and final parcel
map/map clearances. The City Council is the
decision maker for record map modifications/
amending maps and tentative maps.
7. Relationship of Revisions to Approved Map.
Map Revisions will supersede the lot configuration
contained in the Approved Final Map applicable to
such individual lot(s). Except as affected by a Map
Revision, all other provisions of the Approved Final
Map will continue in full force and effect.
a. Map Revision Expiration
i. A Map Revision remains valid if it meets
all requirements of the UNSP.
ii. A Map Revision expires 36 months after
the approval date, unless the City grants
a time extension in accordance with this
section.
iii. The Director may grant a 36 month
extension, for good cause shown, before
the initial time period expires.
iv. Upon a Map Revision expiration, all map
entitlements revert back to the previously
recorded map instrument.
B. Individual Project Approvals
Individual Project applications must be reviewed by the
Director for their consistency with the UNSP, including the
Development Standards and Design Guideline herein.
1. Project Clearances
a. Unless otherwise exempt, the Director must
issue a Project Clearance before the City can
issue a grading permit or building permit.
b. The Director cannot issue a Project Clearance
unless an Individual Project complies with all
applicable provisions of the UNSP and other
Applicable Law.
2. Findings
A Project Clearance must include written findings by
the Director that the Individual Project complies with
all applicable provisions of the UNSP and may only
be issued if all of the following specific findings can
be made:
a. That the proposed development conforms to the
applicable policies of the General Plan and the
applicable provisions of the zoning regulations
within the PDMC.
b. That the proposed development is located on a
legally created lot.
c. That the subject property is in compliance with
all laws, rules, regulations pertaining to
d. subdivisions, permitted uses, design guidelines,
development standards, and any other
applicable provisions of the UNSP.
3. Covenant
A Project Clearance must include a requirement
that the Permittee either submit evidence of the
Permittee’s previous acceptance of all recorded
Project Approval conditions of approval, or if new
conditions of approvals are imposed in the Project
Clearance process, record a new agreement
(against only those lot(s) affected by the Individual
Project) concerning new specific information/
conditions contained in the Project Clearance (e.g.,
Agreement to Comply with Conditions of Approval)
before the City issues Occupancy Clearance for
that Individual Project.
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The agreement must be in a form approved by the
City Attorney and include provisions requiring it to
run with the land and be binding on any subsequent
owners, heirs or assigns. After recordation, a copy
bearing the County of Riverside Recorder’s number
and date must be given to the Director for
attachment to the subject case file.
4. Advisory Determination
An applicant may request, at the applicant’s cost,
that the Director conduct a preliminary review of an
Individual Project application for an advisory non-
binding determination of compliance with the
provisions contained in the UNSP.
5. Community Development Director’s Review
In approving a Project Clearance for an Individual
Project, the Director may impose only those
applicable conditions of approval/mitigation
measures that were previously imposed in
connection with the Project Approval, with the
exception that new conditions may be imposed as
necessary to ensure that previously imposed Project
Approval conditions of approval are effectively
implemented for the Individual Project being
reviewed (e.g., construction notifications,
construction buffering requirements, construction
monitoring efforts).
In approving a Project Clearance, referred by the
Director to the Planning Commission, the Planning
Commission may impose applicable conditions of
approval/ mitigation measures that were previously
imposed in connection with the Project Approval as
well as any new conditions of approval/ mitigation
measures associated with new potentially significant
environmental impacts identified through CEQA
analysis. In addition, new conditions may be
imposed as necessary to ensure that previously
imposed Project Approval conditions of approval are
effectively implemented for the Individual Project
being reviewed (e.g., construction notifications,
construction buffering requirements, construction
monitoring efforts).
a. Referral to Public Works Director. After
receiving a Project Clearance application, the
Director will transmit a copy of the application to
the Public Works Director and Building Official
requesting comment. The Public Works Director
will make the determinations required by the
UNSP and provide a written determination on
the Individual Project to the Director.
b. Compliance with Environmental Guidelines.
Upon receipt of an application for Project
Clearance, the Director must determine
whether the Individual Project/Map Revision is
consistent with CEQA.
c. Development Configuration Matching Project
Approval. If the Individual Project is consistent
with the development reflected on Table 4-3
and the Director determines that the Project
Clearance complies with all other applicable
requirements of the UNSP, the Director may
impose any applicable conditions of approval/
mitigation measures appropriate for the
Individual Project and may issue a Project
Clearance conditioned upon the implementation
of those conditions/ mitigation measures.
d. Development Configuration Consistent with
Environmental Guidelines. If the Individual
Project, while not consistent with the
development reflected in Table 4-3, is
consistent with the requirements of the UNSP,
the Director may impose applicable conditions
of approval mitigation measures and issue a
Project Clearance conditioned upon compliance
with those conditions/ mitigation measures.
e. Development Configuration Inconsistent with
Environmental Guidelines for which an EIR is
not Required. If the Individual Project conforms
to the requirements of the UNSP, but requires
additional environmental analysis under CEQA,
the Director must inform the Applicant that an
additional environmental assessment will be
required for the Project and require a deposit
from the applicant to proceed with additional
Individual Project review. The Director may then
conduct an environmental review in compliance
with CEQA and take appropriate action as to a
Project Clearance.
f. Development Configuration Inconsistent with
Environmental Guidelines for which an EIR is
Required. If the Individual Project conforms to
the requirements of the UNSP, but requires a
Supplemental or Subsequent Environmental
Impact Report (EIR) in order to comply with
CEQA, the Planning Commission is the
decision maker for Project Clearance.
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g. Finding of Inconsistency. If the Director finds
the Individual Project is inconsistent with
Applicable Law, including the UNSP, the
Director must deny the application in writing.
The written denial will identify the reasons for
inconsistency. The Permittee may amend its
application or appeal the Director’s decision in
accordance with the PDMC 26.20.117, et seq.
h. Referral to Planning Commission. The Director
may determine on a case-by-case basis that the
public interest would be better served by
holding a public hearing before the Planning
Commission to determine whether the Director
should issue a Project Clearance.
6. Relationship of Project Clearance to Project
Approval
a. Upon the City issuing a Project Clearance,
plans for each such approved Individual Project
will supersede the plans contained in the
Project Approval originally applicable to such
Individual Project’s lot. Except where
inconsistent with the approved Individual
Project, all other provisions of the Project
Approval apply to the Individual Project.
b. Each Project Clearance constitutes a “Project
Approval” as defined by Applicable Law; no
amendment of the UNSP Approval is required
in association with approval of a Project
Clearance.
7. Relationship of Project Clearance to
Approved Map
a. An application for an Individual Project may
include a Map Revision in order to better
configure lots to the proposed building and/or
parking areas. The City may approve such Map
Revisions concurrent with the Project
Clearance. Map Revisions may be processed
as a certificate of correction, record map
modification/amending map, lot line adjustment,
parcel map, or tentative map, as applicable, in
accordance with the provisions of the UNSP.
b. Map Revisions approved concurrent with the
Project Clearance will supersede the lot
configuration contained in the Approved Project
applicable to such individual lot. Except as
affected by a Project Clearance, all other
provisions of the Approved Project will continue
in full force and effect.
c. Expiration of a Project Clearance for an
Individual Project does not affect the validity of
a certificate of correction, record map
modification/ amending map, lot line
adjustment, parcel map, or map.
8. Rights Granted Under Project Clearance
A Project Clearance indicates compliance with the
UNSP and the Applicable Law.
9. Project Clearance Expiration
a. A Project Clearance for an Individual Project
expires 24 months after the approval date,
unless within such period physical construction
of the Individual Project is substantially
commenced, and/or the beginning of the
authorized use commenced, or the City grants a
time extension in accordance with this section.
b. The Community Development Director may
grant a one year extension, for good cause
shown, before the initial time period expires.
c. Upon a Project Clearance expiration, all
entitlements revert back to Land Use Permit
Time Limits and Extensions, as defined in
PDMC 25.60.100.
CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED November 16, 2023 | 6-12
C. Utility Plan
A Utility Plan must be submitted for City approval. All
utility service connections and above-ground mounted
equipment (such as backflow prevention devices) must be
screened from view and painted in earth tones or other
colors compatible with the surrounding area (red is
prohibited). Screening may include a combination of
landscaping, fencing, walls, or lattice. All gas and
electrical meters must be concealed and/or painted to
match the surroundings. Utility transformers must be
placed in underground vaults unless proven to be
technically infeasible. All transformers and vaults that
must be located in the right-of-way must be installed
below grade unless otherwise approved by the City. If not
installed below grade, such facilities must be screened
from public view.
D. Landscape Plan
The Permittee must prepare a detailed landscape plan for
each Individual Project that identifies existing landscaping,
proposed new landscaping (trees, shrubs, groundcover by
species), size of plant materials, and location of
landscaping. Landscaping must consist of drought-
tolerant native and/ or Mediterranean type species which
provides adequate enhancement of the property and
screening from surrounding areas. The use of invasive
plants is prohibited. Landscaping must be used to soften
building masses, to reinforce pedestrian scale, and to
provide screening along public street frontages and within
parking areas.
Chapter 2 outlines the essential form that the UNSP is
intended to take, including landscape and recreational
areas. Front Yard landscape for individual lots is identified
in Section A.5 Private Frontage Types. As building and
parking lot coverage are anticipated to change and evolve
as the UNSP is built out, the landscape coverage
requirements for Individual Projects may similarly evolve.
E. Maximum Development Yield and
Density Transfers
The maximum development yield for the areas subject to
the UNSP is 2,618 dwelling units. During site
development plan review, minor adjustments to planning
area boundaries, and road alignments, may require
adjustment of the Planning Area density allocations
defined in Section 4.2 Development Potential and Section
4.4 Development Standards.
Requests by Neighborhood Builder(s)/Developer(s) for
density transfers between neighborhood planning areas
may be submitted for City consideration and approval,
subject to prior authorization by the Master Developer. An
approval by the Director of a density transfer between
neighborhood planning areas may exceed the maximum
development potential for an individual planning area,
provided that the maximum total development potential of
the entire Plan is not exceeded and that the intent and
other requirements of this Plan and development
standards are met.
Density transfers are subject to the following provisions:
1. The density transfer meets the provisions of the
Development Standards and occurs within the
development envelope on the approved Land Use
Plan and Grading Plan of this Specific Plan;
2. The transfer is consistent with the integrity of the
subject zone category in terms of overall intensity;
3. There would be no major impacts on approved
infrastructure plans, including major changes to the
approved circulation plan or pedestrian network;
4. Land use compatibility and neighborhood integrity
are not compromised.