HomeMy WebLinkAboutChapter 3 LAND USE COMMUNITY CHARACTER |
3. LAND USE & COMMUNITY CHARACTER
California law (Government Code Section 65302(a)) requires that a city’s general plan
include:
“… a land use element which designates the proposed general distribution and general
location and extent of uses of the land for housing, business, industry and open space,
including agriculture, natural resources, recreation, and enjoyment of scenic beauty,
public buildings and grounds, solid waste disposal facilities and other categories of
public and private uses of land. The land use element shall include a statement of the
standards of population density and building intensity recommended for the various
districts and other territory covered by the plan.”
The required land use element has the broadest scope of the required elements of a
general plan, regulating how all land in a city is to be used in the future. To fully reflect
the range of physical attributes that are important for Palm Desert’s success, this
chapter also contains goals and policies to guide urban form and design.
Palm Desert has grown to be a very desirable community with a high quality of life and
robust economy. Much of this success is due to the careful planning of its land use and
transportation system, realizing a diversity of uses and industries all framed by
preserved hillsides and desert open space.
The General Plan area covers 44,533 acres, or 69.9 square miles. The City’s corporate
boundaries include 17,256 acres, while 27,277 acres, or 42.6 square miles, constitute
the City’s sphere of influence. Within the city, there are approximately 2,700 acres of
undeveloped land, much of which is in the northern portion of the city.
Examples of an outdoor plaza and
gathering space
Example of outdoor seating
3-1
The city currently offers a wide range of housing opportunities, from rental
apartments to multi-million dollar estates. Like many California communities, much of
Palm Desert’s housing was constructed in a suburban context in which value is in part
derived from the separation and isolation of neighborhoods from the rest of the city.
This trend is most striking when viewing a map of the city’s gated communities and
has likely contributed to Palm Desert’s success at attracting seasonal residents.
During the last General Plan cycle, the City initiated the development of the California
State University and University of California campuses, expanding the city’s
educational opportunities. This move presents great educational, economic, and
overall quality of life offerings. However, to fully capitalize on the opportunity, the City
will need to make sure it appropriately plans for enough land in the vicinity of the
universities to accommodate new students, faculty, and university supportive
businesses. Additionally, it will be very important for the City to ensure that all new
development in the area is interconnected so as to form a cohesive university area.
Palm Desert has also concluded that the development of the Highway 111 corridor
area into a downtown presents an important opportunity for maintaining and
improving the City’s position as a premier destination for tourists, visitors, and
shoppers. The City’s strategy is to focus on retail business retention and the
redevelopment of underutilized commercial areas in order to protect and grow Palm
Desert’s market position. The City’s strategy also includes transitioning the Highway
111 corridor into a walkable City Center district where visitors and residents alike can
employ a “park once” approach. In part, this approach is based on leveraging the
success of the walkable “Main Street” form and character of El Paseo. The City is also
responding to strong market and demographic trends, driven by the Baby Boomer and
Millennial generations, exhibiting strong demand for walkable, connected places over
isolated, automobile-oriented places. As such, this General Plan contains strategies
that emphasize the connectivity between housing, jobs, and services as well as the
City’s desire to enhance resident mobility through high quality transit and transit-
supportive development. In sum, this strategy aims to create a true downtown,
enhancing the city’s identity, quality of life, and economic competitiveness.
As the city continues to grow, infill development will be a critical land use strategy.
This strategy will allow the city to continue to grow and allow the city to continue to
protect and preserve its hillsides and natural environment. These amenities create the
striking natural beauty that is at the heart of Palm Desert’s identity.
3-2
|
The General Plan sets forth land use designations that indicate the purpose and
intended use for each parcel within the city. These designations are developed to
provide clear, yet flexible, structure that adapts to changing economic conditions and
community vision. The land use designations are organized into categories in the
tables below.
There are five broad categories of land use designations—residential, mixed use,
commercial, industrial, and public uses. Given the City’s broad place-making goals and
the community’s interest in shape the form and character of their city, these broad
categories have been grouped into three place types: neighborhoods, centers, and
districts. Each land use designation provides direction on use, intensity/density, form,
and character.
The place type category definitions are as follows:
are the basic building block of great cities and this General Plan
identifies a range of neighborhood types. Neighborhoods are developed areas with a
balanced mix of human activity with uses including dwellings, workplaces, shops, civic
buildings, and parks. The vision of the Plan is to create complete, compact and
connected neighborhoods that provide a high quality of life for residents.
Neighborhoods are the basic building blocks of a livable Palm Desert. A Palm Desert
neighborhood should mix a variety of residential types within a walkable network of
green streets and parks, well-connected to parks, schools and neighborhood centers
to serve daily shopping needs. Our neighborhoods must provide safe, attractive and
comfortable places to live and play. The neighborhood designations presented in the
following pages call for the development of such traditional neighborhoods
throughout the city.
are areas of the city that are dominated by a single activity that is
functionally specialized with supportive uses and are somewhat more automobile-
oriented. They differ from Neighborhoods and Centers in that most important
physical characteristics are the connectivity through the area and the way the districts
adjoin (and potentially impact) adjacent uses. Districts play an important role in a city
since they are the primary retail and entertainment areas (Regional Retail and Resort
and Entertainment), and provide jobs and economic development opportunities
(Employment and Industrial). The Resort District also provides an opportunity for the
City to capitalize on the part-time living and hospitality economic sectors.
are mixed-use areas with a compact and walkable environment that are
generally located on the City’s corridors serving as both connectors and transitions
between neighborhoods and districts. Some Centers are retail and service commercial
oriented and provide concentrations of jobs, civic and cultural uses. Multi-family
residences may also be integrated into Centers, often on upper floors of buildings
above ground-floor businesses. Centers are the primary places of commerce,
neighborhood-serving retail, arts and culture and civic activities. There are a variety of
centers ranging from walkable, mixed-use Neighborhood Center to Downtown.
Centers are characterized by the urban and walkable character and their mix of uses.
Examples of a walkable city center
Examples of neighborhood types
3-103-3
In addition to the required information on allowed land use and intensity of
development, the General Plan land use designations provide more detailed
information on the built form and character of the uses than is typically found in a
general plan. With the exception of the Public and Specific Plan designations (which
are described more generally), each designation has policy guidance on:
Above: El Paseo is an example of a center
within Palm Desert, below: Typical
diagram of a center
Above: Westfield Mall is an example of a
district within Palm Desert, below:
Typical diagram of a district
Above: Spanish Walk is an example of a
neighborhood within Palm Desert,
below: Typical diagram of a
neighborhood.
3-4
|
• This describes the overall purpose of the land
use designation.
• This describes the intended
physical form and character that new development will take.
• The intensity of development as
measured in dwelling units per acre for residential development and
floor area ratio (FAR) for non-residential development.
• The allowed land uses and their general distribution
are summarized on each land use designation sheet.
• This includes descriptions and metrics
for ensuring a high level of connectivity in the transportation system.
• A description of the
roadways desired in each designation is included. This description works
in concert with the policies and street types in the Mobility Element.
• This includes descriptions of the range of parks and
open spaces desired. Additional detail on specific park types is provided
in a separate table presented in the Environmental Resources Element.
(See Table 5-1.)
Single Family Residential Recreational
Multi-Family Residential Governmental
Bed & Breakfast Inn Industrial
Agricultural uses Large Retail
Small Retail Research & Development
Mobile Home
3-5
To conserve nature while providing the lowest intensity and amount of neighborhood
development.
DU/AC: 0.05 to 1.0
Commercial FAR: N/A
Uses are primarily single-family residential. Limited commercial activity may be
allowed in the form of focused specialty lodging such as a bed & breakfast inn with
minor commercial/retail.
Uses such as guest houses, churches, schools, family day care homes, public facilities,
and others which are determined to be compatible with and oriented toward serving
the needs of rural, low-density neighborhoods may also be allowed.
Streetscapes are natural, with gutterless shoulders defined by informal tree
arrangements and natural street edges. Street alignments are relatively informal with
moderate interconnectivity. Some dead end roads may be warranted to preserve
existing topography and/or natural environment.
Open space is primarily provided through the natural features being preserved.
Residential on-site amenities are welcomed, but not required.
Small portions of sites are developed with single-family houses organized around
natural areas. Buildings are set back large distances from the natural street edge to
provide very large front yards with porches and terraces. Structures are clustered
together to leave most of the natural area undisturbed. Open spaces are primarily
natural with a single or few clusters of limited numbers of houses. Height of homes
are site appropriate (depending on topography and slope).
3-6
|
To provide lower-intensity neighborhood development that features golf course
activity, or similar recreational orientation, and limited commercial uses.
DU/AC: up to 8.0
Commercial FAR: N/A
Uses are comprised of a variety of single-family houses and limited multi-family
dwellings organized around golf courses and other open space with focused
commercial/retail.
Uses such as retail, personal service, care, public facilities, and others which are
determined to be compatible with and oriented toward serving the needs of resort-
oriented living and recreation may also be allowed.
Streetscapes are suburban and rural with moderate interconnectivity and formal or
informal street tree arrangements depending upon the particular street. Ideally,
intersection density would not be less than 140 intersections per square mile.
Open space is primarily provided through the golf course(s) or other recreational
amenities. In order to provide maximum viewsheds of the golf course(s) for Palm
Desert residents, large portions of the golf course(s) are exposed to public view along
streets. Other open spaces may be provided throughout the neighborhood including
plazas at mixed use areas. Open space preserves some of the natural terrain and
features of the desert.
Buildings are set back from the sidewalk to provide large front yards with porches and
terraces except in mixed-use areas where buildings are near or at the sidewalk to
support outdoor dining and easy view of storefronts. Buildings are a variety of single-
family houses and small multi-family and small commercial buildings up to 2 stories
focused on plazas.
3-103-7
To provide low intensity neighborhood development that features a limited variety of
housing choices. Occurs primarily on valley floor away from steep slopes.
DU/AC: 3.0 to 8.0
Commercial FAR: N/A
Uses are single-family houses and small multi-family dwellings organized along
walkable streetscapes with commercial/ retail activity nearby.
Streetscapes are suburban with formal street tree arrangements and have minimal
interconnectivity. Intersection density should be no less than 200 per square mile.
Open space is primarily provided through the generous streetscapes and other open
spaces such as parks and fields throughout the neighborhood.
Buildings are set back from the sidewalk to provide moderately sized front yards with
porches and terraces except in commercial areas where buildings are set back behind
parking areas. Buildings are primarily single-story single-family houses. Limited multi-
family buildings up to 2 stories are also allowed.
3-8
|
To provide moderate intensity neighborhood development that features a variety
of housing choices and mixed uses, while preserving or enhancing the existing
inventory of 1950’s Desert homes.
DU/AC: 3.0 to 10.0
Commercial FAR: Up to 0.75
Uses are a variety of single-family houses and small multi-family dwellings
organized along walkable streetscapes with limited commercial/retail activity within
walking distance. House-scale multi-family is allowed on a limited basis, primarily
along corridors.
Uses such as retail, care, public facilities, guest houses, churches, schools, family
day care homes, public facilities, and others which are determined to be compatible
with and oriented toward serving the needs of neighborhoods may also be allowed
and should be focused along corridors.
Streetscapes are suburban with formal street tree arrangements and are highly
interconnected. Intersection density should be at least 400 per square mile.
Open space is primarily provided through the generous streetscapes and a variety
of small, individual open spaces throughout the neighborhood including plazas and
open spaces at mixed use areas.
Buildings are set back from the sidewalk to provide moderately sized front yards
with porches and terraces except in mixed-use areas where buildings are near or at
the sidewalk to support outdoor dining and easy view of storefronts. Buildings can
be up to 2.5 stories.
3-103-9
To provide moderate to higher intensity neighborhood development that features a
variety of housing choices, walkable streets, and mixed uses.
DU/AC: 7.0 to 40
Commercial FAR: 0.5 to 0.75
Uses are a range of single-family and multi-family residential uses including duplex,
triplex, quadruplex, rowhouses, townhouses, courtyard multi-family buildings and
small scale multi-family buildings organized along walkable streetscapes with focused
commercial/retail activity within walking distance.
Uses such as retail, personal service, care, public facilities, guest houses, churches,
schools, family day care homes, public facilities, and others which are determined to be
compatible with and oriented toward serving the needs of neighborhoods may also be
allowed and should be focused along corridors and main streets.
Streetscapes have an urban character with formal street tree arrangements and are
highly interconnected. Mid-block paseos are allowed to provide pedestrian
connections from the streets to parking facilities within the blocks. Intersection
density should be 400 per square mile.
Open space is primarily provided through the generous streetscapes and variety of
open spaces throughout the neighborhood including plaza and other public open
spaces in mixed use areas.
Buildings are set back from the sidewalk to provide small to moderate front yards with
porches and terraces except in mixed-use areas where buildings are near or at the
sidewalk to support outdoor dining and easy view of storefronts. Buildings are a
variety of housing choices up to 3 stories and mixed-use buildings up to 3 stories
focused at key intersections and/or public open space.
3-10
|
To provide a wide variety of office-intensive activity that could include some
manufacturing along with research and development opportunities.
DU/AC: n/a
Commercial FAR: Up to 0.75
A wide variety of office and limited commercial activity along with multi-family
dwellings organized along walkable streetscapes. Uses would include professional
and medical office, and traditional business park.
Streetscapes are urban with formal street tree arrangements, on-street parking
and are highly interconnected. Larger block sizes are allowed in this district.
Open space is primarily provided through the generous streetscapes and variety of
plaza or other open spaces at key gathering areas. Small to moderate sized
buildings should be encouraged to consolidate or align shared open spaces. Within
larger buildings, open space is provided in the form of courtyards which are
shaded by the buildings.
Buildings are located near or at the sidewalk to shape the streetscapes and to
frame public open space used by employees. In some areas - and particularly in
order to attract a large employer - it may be appropriate for several blocks to be
joined together as a campus environment with pedestrian-only paths that connect
to surrounding streets. Buildings can be up to 3 stories.
3-103-11
To provide a wide variety of industrial activity ranging from light to heavy
manufacturing and outdoor assembly including research and development
opportunities.
DU/AC: n/a
Commercial FAR: Up to 0.75
A wide variety of industrial and limited commercial activity organized on utilitarian
industrial streets. Industrial and research & development uses, with support retail and
office uses, would be allowed.
Streetscapes are utilitarian with informal street tree arrangements and on-street
parking and are interconnected.
Open space is provided through the planted streetscapes that connect the various
parcels.
Buildings are near or away from the sidewalk depending upon the type of industrial
activity. Utilitarian architecture is appropriate for industrial districts and buildings
are single-use industrial or mixed-use buildings up to 2 stories.
3-12
|
To provide for government buildings and school facilities including: civic center,
libraries, community centers, senior centers, fire stations, corporate yards, both public
and private schools/universities and similar uses.
DU/AC: n/a
Commercial FAR: Up to 0.5
Government buildings and facilities and a wide range of public uses such as public and
private schools, higher educational facilities, community centers, and other similar
uses.
Determined on a case-by-case basis.
Open space is provided on a case-by-case basis. Government buildings are
encouraged to provide usable public open space.
Determined on a case-by-case basis.
3-103-13
To provide for a range of entertainment and resort destination uses that require large
amounts of land and that draw visitors to the City such as theme parks, hotels, and sports
facilities.
DU/AC: up to 10.0
Commercial FAR: Maximum of 0.10; exceptions may be made for certain entertainment
uses such as theme parks.
Lodging, recreation, support retail and commercial services along with
specialized entertainment.
Will vary depending upon the core amenities and market niche. Internal residential
components should follow the general direction of neighborhoods described herein.
Internal pedestrian connectivity should be high. External streets should provide
comfortable pedestrian amenities and street trees to shape a continuous public realm.
Resorts, due to their reduced vehicular access, should be designed to not unreasonably
disrupt the overall connectivity of the City.
Open space is primarily provided through a wide range of types varying from golf courses
and sports fields to plazas and mini parks.
Will vary depending upon the core amenities and market niche.
3-14
|
To provide large-format retail development along with associated restaurant and
commercial service activity. This district is located near major freeway connections
and around major intersections.
DU/AC: 10.0 to 15.0
Commercial FAR: 0.35 to 1.0
A variety of large-format retail, commercial services, lodging, entertainment, and
restaurant activity organized along walkable streetscapes. Multi-family is allowed as a
supportive use.
Streetscapes are urban with formal street tree arrangements, on-street parking and
are interconnected. In pedestrian-oriented retail environments, larger blocks should
be subdivided into smaller “virtual blocks” no longer than 400 or 500 feet.
Open space is primarily provided through the generous streetscapes, though outdoor
plazas and green spaces are encouraged.
Buildings are entirely near or at the sidewalk to shape the streetscapes or they are
partially at the sidewalk to allow for convenient parking while shaping the
streetscape. Buildings should have ground-floor shopfronts and are generally
attached, with no side yards. Service functions such as loading and trash pick up
should occur at the rear. Buildings can be up to 3 stories.
3-103-15
To provide a concentration of retail businesses--including “big box” and “large format”
retailers--in a setting that accommodates the parking requirements of such businesses
and balances access by shoppers.
DU/AC: 10.0 to 15.0 (if housing is included)
Commercial FAR: 0.2 to 1.0
Primarily retail and services, sometimes with commercial uses on upper floors, and
flexibility of adding housing.
Streetscapes are urban with formal street tree arrangements, on street parking, and
are interconnected.
Open space is primarily provided through the generous streetscapes and variety of
plaza open spaces at key gathering areas. Open spaces in Suburban Retail Centers
should generally be plazas/greens to provide sufficient gathering space for shoppers
and visitors. Mini parks may also be appropriate.
Single-use commercial or mixed-use buildings up to 3 stories with flexibility of adding
housing. Buildings face the street or internal sidewalks with attractive shop fronts.
3-16
|
To provide a concentration of commercial businesses and civic amenities within
walking and biking distances of neighborhoods.
DU/AC: 10.0 to 15.0
Commercial FAR: Up to 0.5
Primarily neighborhood-serving retail and services. Allowed uses include retail,
professional office, local-oriented uses, including supermarkets, retail stores, theaters,
restaurants, professional and medical offices, and specialty retail stores, and flexibility
of adding housing. Residential uses are secondary uses found on upper floors of
mixed-use buildings and in multi-family buildings at the edge of the center where it
transitions to the adjoining neighborhood.
Streetscapes are urban with formal street tree arrangements, on-street parking, and
are interconnected. Streets within the center should connect to neighborhood streets
to provide convenient access for nearby residents as well as motorists.
Open space is primarily provided through the generous streetscapes and variety of
plaza open spaces at key gathering areas.
Buildings should be comprised of a variety of mixed-use buildings up to 3 stories with
the flexibility of adding housing. Buildings are near or at the sidewalk to shape the
streetscape and to frame public open space and streets.
3-103-17
To provide high intensity mixed-use development anchored by civic, cultural,
entertainment, retail and dining activity that features a variety of building sizes and
housing choices.
DU/AC: 12.0 to 40
Commercial FAR: Up to 2.5
A variety of civic, cultural, entertainment, retail, restaurant, and commercial services
activity along with multi-family dwellings organized along walkable streetscapes.
Ground floor uses include retail, restaurant, service, and office uses, while upper
floors accommodate residential and office uses. Residential uses are prohibited on
ground floors.
Streetscapes are urban with formal street tree arrangements, on-street parking and
are highly interconnected.
Open space is primarily provided through the generous streetscapes and variety of
plaza open spaces at key gathering areas. Within larger mixed-use or multi-family
buildings, open space is provided in the form of courtyards which are shaded by the
buildings.
Buildings are near or at the sidewalk to shape the commercial streetscapes, support
outdoor dining and for easy view of storefronts. Smaller buildings face streets and
public gathering spaces.Buildings are typically mixed-use up to 3 stories with taller
buildings up to 5 stories focused at key intersections and/or public open space. A
variety of housing choices, including lodging, up to 5 stories, are also allowed.
3-18
3-103-1
3-19
|
1.1 Scale of development. Require new development along the city’s
corridors use design techniques to moderate height and use and ensure
compatible fit with surrounding development.
1.2 Open space preservation. Balance the development of the city with the
provision of open space, and especially the hillsides surrounding the City,
so as to create both high quality urban areas and high quality open space.
1.3 Traffic generation. Balance medium and high intensity/density
development with pedestrian-oriented and bicycle friendly design
features so as to maximize trip and VMT reduction.
1.4 Phasing of public facilities. Require new parks, open spaces and public
facilities be constructed concurrent with, or prior to, the development of
each Neighborhood. All required parks, open spaces and public facilities
should be constructed before 75 percent of the dwelling units are
constructed.
1.5 Hillside Development. Limit development and grading in areas with
slopes greater than 20 percent and limit the density and intensity of
development in areas with slopes of between 10 and 19 percent.
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.
3-20
2.4 Tree planting. Encourage the planting of trees that appropriately shade
the sidewalk and improve the pedestrian experience throughout the city.
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 in accordance with best practices for night sky protection.
2.7 Public gathering spaces. Improve existing and create new gathering
spaces throughout the city to provide beautiful, comfortable, and inviting
public and pedestrian spaces, encouraging walking and public gathering
spaces.
2.8 Public plazas. Encourage new development to incorporate public plazas,
seating, drinking fountains, and gathering places, especially in prominent
locations and areas of pedestrian activity.
2.9 Commercial requirements. Require development projects in non-
residential and mixed use areas to provide for enhanced pedestrian
activity through the following techniques:
• Requiring that the ground floor frontage be oriented to and
accessible from the sidewalk.
• Locating the majority of a building’s frontages in close proximity
to the sidewalk edge;
• Requiring that the first level of the building occupy a majority of
the lot’s frontage, with exceptions for vehicle access;
• Requiring that the majority of the linear ground floor retail
frontage (where it occurs) be visually and physically “penetrable,”
incorporating windows and other design treatments to create an
attractive street frontage;
• Requiring that the first level of building where retail uses are
allowed have a minimum 15 feet floor to floor height for non-
residential uses;
• Minimizing vehicle intrusions across the sidewalk;
• Allowing for the development of outdoor plazas and dining areas;
• Discouraging new surface parking lots; and
• Locating parking (surface or structured) behind buildings,
wherever feasible.
• Address parking on a regional basis to maximize efficiency.
2.10 Auto-oriented uses. Consider allowing uses that serve occupants of
vehicles (such as drive-through windows) and discourage uses that serve
3-21
|
the vehicle (such as car washes and service stations), in places that are
clearly automobile oriented, ensuring that such uses do not disrupt
pedestrian flow, are not concentrated, do not break up the building mass
of the streetscape, and are compatible with the planned uses of the area.
2.11 Roadway scale. In pedestrian prioritized areas of the city, limit roadway
size and design techniques that emphasize and/or prioritize automobile
operation at the expense of pedestrian and bicycle operation.
2.12 Destination Accessibility. Direct the development of new centers, parks,
schools, and similar destinations so as to provide all residences within
town ¼ mile to at least two amenities.
3.1 Complete neighborhoods. Through the development entitlement
process, ensure that all new Neighborhoods (areas with a
“Neighborhood” General Plan Designation) are complete and well-
structured such that the physical layout and land use mix promote
walking to services, biking and transit use, are family friendly and address
the needs of multiple ages and physical abilities. New neighborhoods
should have the following characteristics:
• Contain short, walkable block lengths.
• Contain a high level of connectivity for pedestrians, bicycles and
vehicles where practicable.
• Are organized around a central focal point such as a park, school,
civic building or neighborhood retail such that most homes are no
more than one quarter-mile from this focal point.
• Have goods and services within a short walking distance.
• Contain a diversity of housing types, where possible.
• Have homes with entries and windows facing the street.
• Have a grid or modified grid street network (except where
topography necessitates another street network layout).
• Provide a diversity of architectural styles.
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.
3-22
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 five acres, require that a diversity of
housing types be provided and that these housing types be mixed rather
than segregated by unit type.
3.5 Housing affordability. Ensure affordable housing is distributed
throughout the City to avoid concentrations of poverty and to be
accessible to jobs.
3.6 Senior housing. Encourage the development of senior housing only in
neighborhoods that are accessible to public transit, commercial services
and health and community facilities.
3.7 Walkable neighborhoods. Require that all new neighborhoods be
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.
• Provision of sidewalks. Except within designated rural areas,
require sidewalks of at least six feet in width on both sides of
streets in neighborhoods and prohibit obstructions that would
impede use of the sidewalk.
• Block size. Require new neighborhoods to be designed with
blocks no longer than 600 to 800 feet. Exceptions can be made if
mid-block pedestrian and bicycle connections are provided.
3.8 Neighborhood intersection density. Require new neighborhoods to
provide high levels of intersection density. Town Center and Small Town
Neighborhoods should strive for 400 intersections per square mile.
Conventional Suburban Neighborhoods should strive for at least 200
intersections per square mile.
3.9 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.
3.10 Shared driveways. Allow and encourage new commercial and residential
developments to have common driveways serving multiple units, to
minimize the number of curb cuts along any given block to improve
pedestrian safety.
3.11 Connections to key destinations. Require direct pedestrian connections
between residential areas and nearby commercial and public/institutional
areas.
3-23
|
3.12 Tree-lined streets. Require trees on both sides of at least 60 percent 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 50-100 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. Ensuring the appropriate
revenue stream to provide long term maintenance.
3.13 Shaded sidewalks. Require shade over at least 30 percent 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.
3.14 Access to daily activities. Require development patterns such that the
majority of residents are within one-half mile walking distance to a variety
of neighborhood goods and services, such as supermarkets, restaurants,
churches, cafes, dry cleaners, laundromats, farmers markets, banks, hair
care, pharmacies and similar uses.
3.15 Access to parks and open spaces. Require the design of new
neighborhoods and, where feasible, retrofit existing neighborhoods, so
that 60 percent of dwelling units are within a ¼ mile walking distance of a
usable open space such as a tot-lot, neighborhood park, community park
or plaza/green.
3.16 Neighborhood transitions. Require that new neighborhoods provide
appropriate transitions in scale, building type and density between
different General Plan designations.
3.17 Gated communities. Strongly discourage the construction of new gated
communities except in the Rural or Resort General Plan Designations.
3.18 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. In the
case where soundwalls might be acceptable, require pedestrian access
points to improve access from the Neighborhoods.
3.19 Subdivision gateways. Discourage the use of signs to distinguish one
residential project from another. Strive for neighborhoods to blend
seamlessly into one another.
3.20 Neighborhood preservation. Preserve and enhance the character of
existing residential neighborhoods.
3.21 Infill neighborhoods. In existing developed areas of the city, encourage
development that repairs connectivity, adds destinations, and encourages
complete neighborhoods. This can be achieved by increasing intersection
density, reducing block size, providing new community amenities and
destinations.
3-24
3.22 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
walkable, highly connected to the surrounding areas, and exemplify the
best ideals of Palm Desert and complete neighborhoods.
4.1 Resorts. Encourage the development of unique resort complexes. Locate
resorts in areas of the city where citywide connectivity will not be
negatively affected by the design of the project.
4.2 Resort design and connectivity. Allow resorts to be designed as isolated
and gated developments as long as through traffic and external
connectivity occurs at distances of no greater than 1,300 feet. Exceptions
to this may be made where external connection is not possible because of
steep slopes, or natural or man-made barriers.
4.3 Regional retail districts. Facilitate major regional serving commercial
centers that provide a mix of uses in a pedestrian oriented format and
become vibrant destinations for people to live, work, shop and
congregate. Allow a wide variety of uses to locate in Regional Retail
Districts including destination retail centers, mixed-use town centers, and
hotels, among other uses.
4.4 Regional retail district design. Allow for significant flexibility in the design
of Regional Retail Districts so long as city-wide and project-level
connectivity standards are met, the uses do not adversely affect adjacent
uses and accommodations are made for pedestrians, bicycle and transit
users. Design internal streets and parking into blocks and require
sidewalks along both sides of these streets.
4.5 Suburban retail design. Design new suburban retail to be pedestrian-
friendly with buildings that front internal streets and public sidewalks and
with buildings facing major roadways. No more than 50 percent of the
frontage on streets may be parking lots.
4.6 Industrial compatibility. Where industrial uses are near existing and
planned residential development, require that industrial projects be
designed to limit the impact of truck traffic on residential areas.
4.7 Impact of industrial development. Require new development within the
city’s industrial areas be designed for compatibility with surrounding uses
to minimize impact and cultivate connectivity with each district.
3-25
|
4.8 Design of employment districts. Design Employment Districts to be urban
in character with compact buildings sited at or near front lot lines, a high
percentage of lot coverage, and building facades and entrances directly
addressing the street and with a high degree of transparency. Parking lots
and large setbacks shall not dominate the frontage of the Employment
Districts.
4.9 School location and design. Encourage school districts to size, design and
locate schools to better enable students to walk or bicycle to them.
4.10 Civic identity. Encourage civic buildings and public gathering places to be
designed to provide locations that reinforce community identity and
support self-government.
4.11 Role of civic buildings. Require that civic buildings be distinctive and
appropriate to a role more important than the other buildings that
constitute the fabric of the City.
5.1 Downtown. Facilitate the development of the Downtown as a vibrant,
active downtown that is the civic and cultural heart of the community.
5.2 San Pablo. Prioritize the development of San Pablo Street at 111 into a
local-serving, vibrant Main Street environment.
5.3 Diverse centers. Encourage the development of local and city-wide
centers that address different community needs and market sectors. The
centers shall complement and be integrated with surrounding
neighborhoods.
5.4 Access to transit. Encourage the development of commercial and mixed
use centers that are located on existing or planned transit stops in order
to facilitate and take advantage of transit service, reduce vehicle trips and
allow residents without private vehicles to access services.
5.5 Changing retail format. Provide incentives to transform existing, auto-
oriented suburban centers into neighborhood destinations by adding a
diversity of uses, providing new pedestrian connections to adjacent
residential areas, reducing the visual prominence of parking lots, making
the centers more pedestrian-friendly and enhance the definition and
character of street frontage and associated streetscapes.
5.6 Neighborhood center design. Design new neighborhood centers to be
walkable and pedestrian-friendly with buildings that front internal streets
and public sidewalks and with buildings facing major roadways. No more
than 50 percent of the frontage on streets may be parking lots.
3-26
6.1 Citywide connectivity. Establish and preserve a citywide street network
throughout the city where through roads occur approximately every one-
quarter mile, except where connections cannot be made because of
previous large development projects or physical constraints such as
railroads, waterways, steep slopes, limited access roadways and similar
natural and man-made barriers.
6.2 Subarea connectivity. Ensure a high-level of connectivity in all
Neighborhoods, Centers and Districts throughout the city. The
connectivity shall be measured as block perimeter and in external
connectivity on the perimeter of a new development project.
6.3 Connections between development projects. Require the continuation of
the street network between adjacent development projects and
discourage the use of cul-de-sacs except where necessary because
connections cannot be made due to existing development, topographic
conditions or limited access to transportation systems.
6.4 Cook Street. Facilitate the development of Cook Street into a multimodal
street that serves as community amenity, connecting both east and west
sides of the street, as well as the north and south ends of the city.
6.5 Unbundled Parking. Allow and encourage strategies that unbundle
parking, reducing or eliminating requirements for on-site parking.
7.1 Performing arts. Encourage the development of facilities and venues for
arts and entertainment.
7.2 Higher education. Increase coordinated marketing of arts and cultural
events at Palm Desert’s higher education institutions.
7.3 Artists’ colony. Encourage the establishment of an artist’s colony near the
downtown, supporting live-work studios as a form of mixed-use.
7.4 Artists live/work studios. Consider incentives for the inclusion of
live/work studio space in new developments.
7.5 Arts and culture district. Consider the establishment of an arts and
culture district.
3-27
|
7.6 Arts and culture funding. Consider innovative funding mechanisms to
support funding for arts and culture.
8.1 Long-term economic development. Support the development and
implementation of long-term economic development strategies that seek
to establish and keep new businesses.
8.2 Regional jobs center. Encourage economic development strategies,
especially those that leverage the College of the Desert, California State
University, and University of California, which will expand the number of
living-wage paying jobs within the city.
8.3 Jobs-housing balance. Strive to improve the jobs-housing balance in the
city by actively pursuing new employment generating uses for the city.
8.4 University housing. Encourage the development of affordable housing to
ensure an adequate supply of dedicated housing for students and
university and college faculty.
8.5 Development Incentives. Consider incentives for new development that
provides a substantial economic benefit to the community such as retail
sales taxes, transient occupancy taxes or higher-paying jobs. Prohibit the
provision of incentives that outweigh the direct benefits from the use.
8.6 Joint-use. Promote joint use of public and private facilities for community
use, tourism, conference, convention and cultural uses.
8.7 Natural environment. Maintain and enhance the natural environment as
critical to the attraction of tourists and ensure that new development
does not adversely affect the natural environment as a tourist draw.
8.8 Recreational amenities. Strategically utilize City recreational investments
to create and enhance development opportunities.
8.9 Convention/retreat center. Pursue the development of a regional scale
conference center adjacent to the university campuses.
8.10 Adaptive reuse of golf courses. Support the conversion of struggling golf
courses into new, complementary uses. Changes of use will be considered
based on their merits and benefits to the surrounding community and city
at large and must demonstrate excellence in design and connectivity. The
City will consider uses such as:
• Active recreational space,
• Natural habitat restoration,
• Passive open space and trails,
• Community scale agriculture,
3-28
• Neighborhood supportive commercial and service uses,
• High quality neighborhoods.
8.11 Encourage Volunteerism. Continue to support and encourage ongoing
opportunities for volunteerism in City government and throughout the
city.
9.1 Fiscal impact assessment. For all major development projects, including
but not limited to specific plans, annexations and changes in General Plan
designations for areas over 5 acres in size, require a fiscal impact
assessment to determine possible fiscal impact of the development
project and use the information to formulate conditions of approval for
the project.
9.2 Efficient growth. Manage growth in a manner that is fiscally sustainable
and protects and/or enhances community value.
9.3 Diverse tax base. Guide development and public investments to maintain
a fiscally sound city with a sustainable tax base and user fees including
property tax, sales tax, transient occupancy tax, utilities user tax and user
fees that pay for cost of services.
3-29