HomeMy WebLinkAbout9/13/2006 - STAFF REPORTS - 1.B. City of Palm Springs September 13, 2006
Study Session—ESA-SP Zone Clean-up Page 1 of 1
TOPICS FOR DISCUSSION
Planning Maximum Allowed Minimum Required I Minimum Required Open Maximum Floor Area
,Area Density pen Space—All Forms I S ace—Undeveloped
1 DU /Acre 81% " 40 % " 8,000 SF/DU
In Planning Area 9, lands within the floodplain and lands exceeding 30% slope shall be
excluded from the density calculation. It is expected that remaining land available for
calculation of density is approximately 244 acres.
Page 12 - 94.21.1.05.D.24. 'Fostina of bbond. The developer shall post bond or other
security in an amount approved by the City Engineer and in a form approved by the City
Attorney to assure that its grading and grubbing activities will be undertaken in
conformity with these provisions. The amount of the security shall be no less tha fifty
percent (50%) of the cost of the grading work. ADD
Page 12 -- 94.21.1.05.D.25. Enfdreem'ent! Anyperson who fails to protect the natural
terrain, defaces, grades, grubs, scars or toerhwise disrupts the natural terrain without
prior City approval of plans for such work, or fails to carry out work consistent with such
plans, subject to this Chapter, shall have created a public nuisance which shall be
abated. Abatement may include the property owner undertaking the restoration (under
City supervision and monitoring), or that failing, City-contracted restoration of the
disrupted area. The property owner shall be chared the full cost of the restoration.
ADD
Page 21 - 94.21.1.07.X Transfer outside„Plarinng°fleas'
From any Planning Area, allowed development density - residential units and
commercial may be transferred to any lot within the City of Palm Springs Palm
Springs with a bonus of 1.2 units at the receiving site for every unit from the
sending site, subject to approval of a Specific Plan for the Sending Planning Area
and for the Receiving site. Density transfers shall be reviewed for the effect of
such transfers on increasing open space, preserving views, minimizing grading
or other land disturbance and reducing the expenditures for public services to the
development and to the impacts on the receiving site. ADD
CC--9/13/06
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Summary
• Adopt Specific Recommendations to
the Zoning Ordinance
• Refer Vision Overlay_ to General Plan
Committee for Consideration in
Update Process
• Conduct a Council Study Session
Regarding Acquisition & Amenity
Implementation Strategies
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Jay Thompson
From: Craig Ewing
Sent: Monday, September 11, 2006 9:43 AM
To: Chris Mills; David heady; Cinny Foat; Jay Thompson; Martha Edgmon; Michael McCulloch; Ron
Oden; Steve Pougnet
Cc: Ziva
Subject: PW; Chino Cone Materials
To All,
Ms. Hillinger provided the following comment after your Chino Cone hearing September 6th. I believe she is
referring to the presentation from the Riverside Lands Conservancy; she agreed to my forwarding this to you. Let
me know if you have any questions.
Craig A. Ewing, AICP
Director of Planning Services
City of Palm Springs
From: Ziva [mailto:zivah@earthlink.net]
Sent: Friday, September 08, 2006 9:19 AM
To: Craig Ewing
Subject: Re: Chino Cone Materials
----• Original Message-----
From: Craig Ewing
To: zivah earthhrik.net
Sent: Tuesday, September 05, 2006 10:09 AM
Subject: Chino Cone Materials
Ziva,
This is a link to the Chino Cone memo and draft ordinance: http:lAmw ci Rai m-
sprin s.ca.us/council a c�ndas/20060906/1 DTndf. It's in Adobe Acrobat, which should be on your computer.
Let me know if you have any problems opening the file.
- Craig
Craig,
I find it very disturbing to think that the City might even contemplate the idea of usurping portions of parcel 8 for
land transfer with regard to establishing a campus (which would ultimately create a traffic hazard of monstrous
proportions) I wish to go on record that since I and the rest of the group have a multi million dollar vested
interest in this parcel, in no possible way would we stand still for having our long standing investment
jeopardized.The City has vacillated, dilly dallied, in general stalled decisions for way too long, and in so doing
may ultimately financially harm our group in a manner that the City could never financially recover. It is time to
stand up to all the ad hoc committees that constantly spring up and decide just who was elected to make
decisions.
Thank you for your time and attention,
Seriously yours,
Ziva Hillinger
09
.Te-r M 2•Ss
Pamrnamp_
9/11/2006
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City Council Staff Report
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DATE: September 13, 2006 CONSENT CALENDAR
SUBJECT: SECOND READING AND ADOPTION OF PROPOSED ORDINANCE NO.
1700, ESTABLISHING REGULATIONS FOR ENVIRONMENTALLY
SENSITIVE DEVELOPMENT AREAS INCLUDING THE CHINO CONE
FROM: David H. Ready, City Manager
BY. Office of the City Clerk
SUMMARY:
The City Council will consider adoption of Ordinance No. 1700.
RECOMMENDATION:
Waive further reading and adopt Ordinance No. 1700, "AN ORDINANCE OF THE CITY
OF PALM SPRINGS, CALIFORNIA, ADDING SECTIONS 92.21.1.00, 92.21.1.01,
92.21.1.02, 92.21.1.03, 92.21.1.04, 92.21.1,05, 92.21.1.06, AND 92.21.1.07, AND
AMENDING SECTION 91.00.10, OF THE PALM SPRINGS ZONING CODE,
RELATING TO THE ESTABLISHMENT OF REGULATIONS FOR
ENVIRONMENTALLY SENSITIVE DEVELOPMENT AREAS INCLUDING THE CHINO
CONE."
STAFF ANALYSIS:
At its September 6, 2006, meeting the City Council introduced on first reading the
proposed ordinance.
This report provides for the City Council to waive further reading and adopt the
ordinance. The ordinance shall be effective 30-days from adoption.
mes Thompson
City Clerk
Attachment:
Ordinance No. 1700
Item 2 . B
ORDINANCE NO. 1700
AN ORDINANCE OF THE CITY OF PALM SPRINGS, CALIFORNIA,
ADDING SECTIONS 92.21.1.00, 92.21.1.01, 92.21.1.02, 92.21.1.03,
92.21.1.04, 92.21.1.05, 92.21.1.06, AND 92.21.1.07 TO, AND AMENDING
SECTION 91.00.10 OF, THE PALM SPRINGS ZONING CODE,
RELATING TO THE ESTABLISHMENT OF REGULATIONS FOR
ENVIRONMENTALLY SENSITIVE DEVELOPMENT AREAS, INCLUDING
THE CHINO CONE.
'I City Attorney's Summary
This Ordinance creates a new zone district, the Environmentally Sensitive
Area Specific Plan zone (ESA-SP), for the preservation of open space
through the creation and implementation of development review
considerations that will ensure the evaluation of the suitability of the land
for development in a manner which would preserve the character of the
land consistent with the policies of the City's General Plan. This
Ordinance provides that the ESA-SP zone will be divided into Planning
Areas as indicated on the Zoning Map. The ESA-SP zone will include the
Chino Cone and the North Palm Canyon Drive north entry corridor upon
adoption of the Ordinance. Other environmentally sensitive areas can be
added by the City Council from time to time. A specific plan, allowing only
sensitive and appropriate uses, densities, distributions, and design
standards, is required for each Planning Area. All development will be
required to be consistent with the adopted specific plan. The provisions of
the ESA-SP zone will supersede any conflicting provisions of the Palm
Springs Zoning Code and are required to be liberally construed to
effectuate their purposes.
The City Council of the City of Palm Springs ordains:
SECTION 1 Section 91.00.10 of the City of Palm Springs Zoning Code is amended by
adding the following definitions:
"City Manager" means the City Manager of the City of Palm Springs or the designee or
designees of the City Manager.
"Ranchette" means a single family dwelling on a large lot, including land under open
space or limited development easement or covenant.
"Receiving Site" means a site which receives density pursuant to the provisions of this
Code.
"Sending Site" means a site which has received a certification by the Director of
Planning Services of density eligible for transfer to another site pursuant to the
provisions of this Code.
Ordinance No. 1700
Page 2
SECTION 2 Section 91.00.10 of the City of Palm Springs Zoning Code is amended by
amending the following definitions:
"Zoning Code" or "Zoning ordinance" or "Code" means the Zoning Code of the City of
Palm Springs as described in Section 91.00.00 of the Zoning Code.
SECTION 3. Section 92.21.1.00 is added to the Palm Springs Zoning Code to read:
92.21.1.00 "ESA-SP" Environmentally Sensitive Area Specific Plan Zone
A. The ESA-SP zone is intended to provide for the development of environmentally
sensitive areas of the City in a manner that will preserve the open, rural character of
these areas while allowing development of ranchettes and clustered single- and multiple
family or resort projects.
B. The purpose of the zone is to facilitate the preservation of open space through
the creation and implementation of development review considerations that will ensure
the evaluation of the suitability of the land for development in a manner which would
preserve the character of the land consistent with the policies in Section 92.21.1.05 of
this Code.
C. The ESA-SP zone is divided into Planning Areas, as indicated on the Zoning
Map. The ESA-SP zone includes the Chino Cone, North Palm Canyon Drive north
entry corridor, and other areas which the City Council may designate from time to time
by ordinance. A specific plan, allowing only sensitive and appropriate uses, densities,
distributions, and design standards, is required for each Planning Area. All
development will be required to be consistent with the adopted specific plan.
D. The provisions of the ESA-SP zone shall supersede any conflicting provisions of
the Palm Springs Zoning Code. The regulations in this Section and 92.21.1.01 through
92.21.1.07 inclusive shall apply to those areas designated "ESA-SP" on the Zoning Map
and shall be liberally construed to effectuate their purposes. Specifically, the provisions
of Section 94.03.00 (Planned Development District — PD) shall not be used to increase
the density or intensity of development or modify design standards beyond that
expressly permitted under the ESA-SP Zone or an applicable Specific Plan.
SECTION 4. Section 92.21.1.01 is added to the Palm Springs Zoning Code to read:
92.21.1.01 Uses Permitted
A. Uses Permitted in All Planning Areas.
1. Single-family dwellings, not to exceed one (1) unit per forty (40) net acres,
excluding for density calculation purposes all lands with slopes in excess of thirty
percent (30%) or within established flood zones.
2. Accessory buildings and uses customarily incidental to the permitted use
when located on the same lot therewith. It is unlawful to construct, erect or
Ordinance No. 1700
Page 3
locate any accessory building without a permitted main building. Servants
quarters, guest houses and accessory living quarters may be erected in
detached structures but shall not be provided with kitchen arrangements or other
provisions for meal preparation.
3. Home occupations subject to the provisions of Chapter 5.21 of the Palm
Springs Municipal Code-
B. Uses Permitted by Specific Plan in all Planning Areas
The following uses may be permitted in all Planning Areas, subject to enactment
of a Specific Plan by California Government Code Section 65450 et seq., as amended:
1. Single-family dwellings
2. Multiple-family residential,
3. Public parks, recreational areas, and open space, but not to include
places of assembly, except as otherwise permitted in this Chapter;
4. Resort hotels, hotels, condominiums, time-shares, including incidental or
accessory commercial uses operated primarily for the convenience of residents
and guests
5. Nature centers, museums and other facilities that interpret and support the
natural environment
6. Accessory structures and uses customarily incidental to the above uses,
located on the same lot therewith, and designed as an integral part of any
residential or hotel facility, including:
a. Athletic, sport and recreation clubs;
b. Country clubs, golf courses driving ranges, tennis and swimming
facilities;
C. Restaurants, not including drive-in, drive-through or fast-food
establishments;
d. Spas, subject to compliance with Chapter 5.34 of the Municipal
Code.
C. Uses Permitted by Specific Plan in Planning Area 5A
In addition to the uses specified in Section B, above, the following uses may be
permitted in Planning Area 5A, subject to enactment of a Specific Plan by California
Government Code Section 65450 et seq., as amended:
Ordinance No. 1700
Page 4
1. Tourist-serving commercial activities, including retail goods and services
primarily oriented to the traveler, including restaurants and entertainment.
Community-oriented retail, such as a shopping center anchored by a grocery
store, is not permitted for this site.
SECTION 5. Section 92.21.1.02 is added to the Palm Springs Zoning Code to read:
92.21.1.02 Uses Prohibited
All uses and structures not permitted in Section 92.21.1.01 are deemed to be
specifically prohibited. The following classifications of uses shall not be permitted in the
zone by Commission determination:
A. Commercial uses, excepting those otherwise provided for herein
B. Industrial Uses
C. Institutional Uses
D. Mobile Home Parks
E. Equestrian Facilities
F. Recreational Vehicle Parks
SECTION 6. Section 92.21.1.03 is added to the Palm Springs Zoning Code to read:
92.21.1.03 Property Development Standards — Permitted Uses
The following property development standards shall apply to all land and
buildings in the ESA-SP zone for uses permitted under Section 92.21.1.01.A, except
that any lot created in compliance with applicable laws and ordinances in effect at the
time of its creation may be used as a building site.
A. Density
The allowable density shall be one dwelling unit per forty (40) acres.
B. Lot Area
Each lot shall have a minimum net lot area of twenty (20) acres.
C. Lot Dimensions
All lots hereafter created shall comply with the following minimum standards and
lots now held under separate ownership or of record shall not be reduced below these
standards.
Ordinance No. 1700
Page 5
1. Each lot shall have a minimum width of five hundred (500) feet;
2. Each lot shall have a minimum depth of five hundred (500)feet.
D. Building Height
1. Buildings and structures erected for single family residential use shall
have a height not greater than fifteen (15) feet above approved finished grade.
The total height of the building or structure, measured from the approved finished
grade immediately adjacent to the lowest point of the structure to the highest
point of the structure, shall not exceed twenty-five (25)feet.
E. Yards
1. General Provisions.
a. The provisions of Section 92.01.00 shall apply.
2. Front Yard.
a. There shall be a front yard of not less than fifty (50) feet.
3. Side Yard.
a. Each lot shall have a side yard on each side of not less than fifty (50) feet.
4. Rear Yard.
a. Each lot shall have a rear yard of not less than fifty (50) feet.
F. Distance Between Buildings.
The minimum distance between buildings shall be fifteen (15) feet except as
otherwise provided in this section.
G. Walls, Fences and Landscaping.
The provisions of Sections 93.02.00 and 94.21.1.06.F.3 shall apply, except that
no more than one (1) acre of land per lot shall be enclosed by any wall or fence.
H. Access.
The provisions of Section 93.05.00 shall apply.
I. Off-street Parking.
Ordinance No. 1700
Page 6
The provisions of Section 93.06.00 shall apply.
J. Design Standards
All development shall be designed to comply with the Design Standards for the
• Environmentally Sensitive Areas, Section 94.21.1.05 of this Code.
SECTION 7. Section 92.21.1.04 is added to the Palm Springs Zoning Code to read:
92.21.1.04 Property Development Standards — Uses Subject to a Specific Plan
The following property development standards shall apply to all land and
buildings in the ESA SP zone for uses permitted under Section 92.21.1.01.B.
A. Requirement for Area-wide Specific Plan
A Specific Plan submitted under this ordinance shall include not less than an
entire Planning Area, except Planning Area 3. A Specific Plan submitted for Planning
Area 3 shall include not less than ten (10) acres. Minor adjustments to Planning Area
boundaries may be allowed.
B. Density and Open Space
1. The following dwelling unit densities and requirements for open space are
established for the Planning Areas within the ESA-SP. For purposes of
calculating densities of hotels and other tourist accommodations, a hotel room or
similar unit shall count as 0.70 of a residential dwelling unit:
Planning Maximum Allowed Minimum Required Open Minimum Required Open Maximum Floor Area
Area DensitySpa —All Forms Space— undeveloped
1 Go to Base Zone (One DU /40 Acres)
2 2 DU /Acre 72% of Project Area 35 % of Project Area 6,000 SF/ DU
3 Tribe Specific Plan
4[ 2 DU /Acre 72% of Project Area 35 % " 6,000 SF/DU
5 6 DU /Acre 72% " 35 % " 2,000 SF/DU
5A 0.25 Floor Area Ratio Not Applicable Not Applicable Not Applicable
6 1.5 DU/Acre 79% of Project Area 40 % of Project Area 6,000 SF/DU
7 Go to Base Zone (One DU /40 Acres)
8 2 DU/Acre 72% of Project Area 35 % " 6,000 SF/DU
9 1 DU /Acre 81% " 40 % " 8,000 SF/DU
Ordinance No. 1700
Page 7
2, Undeveloped open space shall exclude all lands with slopes in excess of
thirty percent (30%) above the toe of slope, and shall be limited to natural and
renaturalized land, and hiking trails. Dedication for public access shall be
provided to undeveloped open space.
3. Floor area shall include all enclosed and covered structures, including all
habitable space, garages and carports, solid roofed patios, porte cocheres and
other solid roofed accessory buildings and structures. Open, uncovered patios,
driveways, walkways, water and landscaping features shall not be included.
4. Remaining open space may include roads and other paved accessways,
recreational facilities, golf courses, landscaping, water features and other
uncovered features.
5. In all Planning Areas other than Planning Area 5A, commercial uses shall
not exceed 15% of the total floor area of the development (including all
residential and hotel units). For purposes of calculating commercial density, all
leasable commercial space shall be counted, including retail, restaurants, pro
shops and convention space. Common facilities, such as lobbies, rest rooms,
general service areas and management offices shall not be included.
6. In Planning Area 5A, total enclosed building area shall not exceed a Floor
Area Ratio of 0.25.C.
7. In Planning Area 9, lands within the floodplain and lands exceeding 30%
slope shall be excluded from the density calculation. It is expected that
remaining land available for calculation of density is approximately 244 acres.
C. Building Height
Buildings and structures erected for single family residential use shall have a
height not greater than fifteen (15) feet above approved finished grade. The maximum
height of the building or structure, measured from the approved finished grade
immediately adjacent to the lowest point of the structure to the highest point of the
structure shall not exceed twenty-five (25) feet.
For all buildings, the maximum allowed height shall be as established by the
applicable adopted Specific Plan-
D. Lot Area, Lot Dimensions, Yards, and Distance Between Buildings
Development standards shall be as established by the applicable adopted
Specific Plan.
B. Walls, Fences, and Landscaping.
i
Ordinance No. 1700
Page 8
The provisions of Sections 93.02.00 and 94.21.1.05.H.3 shall apply.
: Development standards for walls, fences, and landscaping shall be as established by
the applicable adopted Specific Plan.
F. Access.
The provisions of Section 93.05.00 shall apply, except as may be modified by the
applicable adopted Specific Plan-
G. Of-street Parking.
The provisions of Section 93,06.00 shall apply, except as may be modified by the
applicable adopted Specific Plan.
K Design Standards
All development shall be designed to comply with the Design Standards for
Environmentally Sensitive Areas, Section 94.21.1.05 of this Code.
SECTION 8. Section 9421.1.05 is added to the Palm Springs Zoning Code to
read:
94.21.1.05 Design Standards.
The purpose of the ESA-SP zone is to protect environmentally sensitive lands by
establishing standards for the design, construction, operation, and maintenance of
development projects. The design and preparation of the site shall have as their first
objective the minimal disturbance of the underlying landforms, site topography, and
surface environment of the affected Planning Area. Any proposed project shall
introduce development which appears and functions as an integral part of the site's
natural environment. To protect environmentally sensitive land, all development
projects within any Planning Area shall be subject to a design review process with the
following components
A. Environmental Analysis
Concurrent with the submission of any proposed project application for a specific
plan, tentative map or building permit application, an environmental analysis shall be
prepared and submitted to the City. The analysis shall include a map and text which
identify all major and minor environmental conditions on the subject site and major
environmental conditions in the surrounding area, including lands within 500 feet of the
site, with the surrounding area subject to final determination by the Director of Planning
Services. At a minimum, the analysis shall identify and describe the following subjects:
1. Geologic Conditions
2. Cultural Resources
Ordinance No. 1700
Page 9
3. Topographic Conditions
4. Unique Rock Formations and Mineral Deposits
5. Drainage Patterns and Local Watershed Boundaries
6. Minor and Major Water Channels
7. Significant Landscape Features, Oases, etc.
8. Flora and Fauna
9. Non-native Plant Species
10. Significant Animal Species
11. Prior Development History
12. Existing Development
A plan for the removal or other treatment of boulders shall be prepared as park of the
Specific Plan and evaluated in the associated Environmental Impact Report.
The analysis provides the basis for project site planning, and the applicant shall design
and locate proposed development to minimize impacts on environmental conditions.
B. View Analysis
Concurrent with the submission of any proposed project application for a specific
plan, tentative map or building permit application, a view analysis shall be prepared and
submitted to the City. The analysis shall include a map, photos and text which identify
views of the project site from the North Palm Canyon Drive, Tram Way and other
viewpoints, with the actual viewpoints subject to final determination by the Director of
Planning Services. At a minimum, the analysis shall address the following related to the
selected viewpoints:
1. Areas of the subject site which are visible,
2. Areas of the site which may be screened or otherwise oriented so as not
to be visible;
3. Potential building envelopes (volumes) that would not be visible;
4. Strategies for maintaining existing screening features;
5. Strategies for implementing and maintaining proposed screening features.
Ordinance No. 1700
Page 10
A three-dimensional graphic representation of final build-out shall be required as part
any Specific Plan application, including scale model, computer simulation or similar
presentation. All proposed grading, including roads and parking lots; and all structures,
including habitable and non-habitable buildings, storage tanks, and all walls shall be
' shown.
The analysis provides the basis for establishing the locations and heights of structures
and other support features, and the applicant shall locate proposed development to
minimize off-site views of the project.
C. Trails Analysis
Concurrent with the submission of any proposed project application for a specific
plan, tentative map or building permit, a trails analysis shall be prepared and submitted
to the City. The analysis shall include a map and text which identify all existing trails
and all proposed trails within the project area. Existing trails shall include public trails
established by dedication of easement or similar conveyance and trails established by
use.
D. Mandatory Standards
The following standards shall apply to all development in Environmentally
Sensitive Areas and shall not be modified by any Specific Plan.
1. Mass grading to create large, single-level flat pads is prohibited.
2. Pad heights are not significantly raised beyond the natural topography.
Any pad height more than 2 feet above natural topography may be deemed
significant.
3. The Master Plan of Drainage shall be implemented.
4. Retention basins are prohibited where a sufficient Master Plan of Drainage
has been implemented. Street and site plan layout shall follow natural terrain.
5. Streets and paving areas are paved with decorative or colored concrete or
pavers to match color of existing terrain. Asphaltic concrete shall not be allowed.
6. No street lighting is allowed.
7. Vegetation removed for utility construction or maintenance is replaced with
appropriate landscaped areas.
8. All utility lines are located underground, except screening from public view
in a manner that represents natural desert landscaping may be allowed when
undergrounding is not feasible.
Ordinance No. 1700
Page 11
9. All water lines located in public or private street rights-of-way are located
within the pavement sections.
10_ Water lines located outside of rights-of-way require waterline easements.
11. Any visible portion of a water storage facility has an exterior color to match
surrounding native stone, soil color or backdrop.
12. Location and design of water storage facilities are coordinated in advance
with the Desert Water Agency.
13. Water tanks are not located on slopes greater than 3:1.
14. All wastewater lines, including farce mains, located in public or private
street rights-of-way are located within the pavement sections.
15. Wastewater lines located outside of rights-of-way require sewer line
easements that include full vehicular and equipment access.
16. All exterior colors, materials and finishes blend with the color and texture
of surrounding stone or soil.
17. Reflective building materials are not used. Solar panels shall be non-
reflective.
18. The forms of buildings, structures and other improvements are not
repetitive, but respect and interpret the forms of the surrounding landscape and
present a custom design appearance.
19. Stepped elevations and floor levels are used to avoid massive building
forms and wall surfaces.
20. All exterior mechanical equipment is screened with material that
complements the surrounding structures and environment.
21. Project gates, if proposed, shall be limited to vehicular access control only.
22. Project signage shall be designed to blend with the natural environment.
22. No curbs shall be allowed.
23. At least one nature interpretive center in each Planning Area shall be
provided as part of the development of the public trails system, if
applicable.
Ordinance No. 1700
Page 12
E. Site Preparation
The design and preparation of the site shall have as their objective: The minimal
disturbance of the underlying landforms, site topography and surface environment of the
Chino Cone and adjacent areas, and the introduction of development which appears
and functions as an integral part of the site's natural environment. The following
principles describe how the objectives for site preparation would be fulfilled.
1. Guiding Principles: Grading
a. New development is designed to follow existing slopes and contours.
b. Cut-and-fill techniques to create flat development pads is avoided.
c. Slopes do not exceed 1 '/2 to 1.
d. Retaining walls are limited to:
1. Retaining walls that are part of a building foundation;
2_ Transition retaining walls taper from a maximum height of
five (5) feet with a maximum overall length of twenty-five (25)
feet.
3. Walls are screened with boulders or other materials, as
approved by the Specific Plan.
e. Retaining elements composed of boulders, berms or other non-
manufactured materials provide variation in form and a natural
appearance.
2. Guiding Principles: Drainage
a. Project drainage follows best practices, while maintaining the natural
run-off and channel characteristics-
b. Development preserves existing drainage patterns, natural streams
and local watershed boundaries.
c. Drainage volumes in existing channels are not increased over natural
levels.
d. Sedimentation characteristics of existing drainage channels are
maintained.
e. Natural, non-manufactured materials are used to assure the stability of
drainage channels.
Ordinance No. 1700
Page 13
f. The natural vegetation density and diversity of existing channels are
maintained.
g. No ponding of water occurs above cut or fill slopes.
h. Surface drainage interceptors are provided at the top of cut or fill
slopes to prevent erosion of slopes and graded areas.
i. All erosion control, and surface and sub-surface drainage facilities are
designed to provide stable and long-term erosion protection.
j. Manufactured drainage Facilities are covered or screened with boulders
and other materials to produce a natural appearance.
F. Street Design
The design and placement of street and roads shall have as their objective: The
appearance of streets and roads as long strips of pavement crossing natural slopes and
contours shall be minimized, and their design and construction shall minimize intrusions
into local natural conditions.
The following principles describe how the objectives for street design would be fulfilled:
1. Guiding Principles: Location of Streets and Roads
a. Streets do not divert or block primary historical drainage patterns.
b. The vertical profile of streets are aligned to closely match the
existing natural terrain.
c. Habitat connections -and view corridors are not interrupted by
streets.
d. Curvilinear alignments and gently rolling profiles are consistent with
site topography. Excavations and embankments are limited to the
greatest extent possible.
e. Street alignments are located to avoid stands of vegetation, rock
outcroppings and other significant natural features.
2. Street and Parking Design
a. Minimum public street widths are 22 feet with no on-street parking.
Off-street guest parking is located and provided in sufficient
numbers to support the project.
Ordinance No. 1700
Page 14
b. Road shoulders widths are composed of crushed native rock.
Additional width may be required to accommodate drainage swales
or, where necessary, concrete gutters. Drainage swales shall be
composed of large stones and native soil.
C. Street intersections are not located within the alignment and
floodplain of major or minor water channels nor within boulder
clusters or other sensitive environmental features.
d. Shoulder slopes match pavement cross slope where roadway
cross-slopes are used to control drainage.
e. Maximum slope gradients within 10 feet of the roadway edge do not
exceed 4:1 for fill slopes and 3:1 for cut slopes.
f. Maximum height of cut and fill slopes, including any retaining walls,
is 8 feet. Retaining walls are the minimum height necessary to
' meet this standard.
g. Roadway slopes do not create a continuous wall or cut / fill
condition, but vary in height and present an undulating appearance
consistent with the natural slope.
h. Slopes are rounded to blend into the existing terrain to produce a
contoured transition.
i. Street design accommodates stormwater runoff, as required by a
Hydrology Study approved by the City Engineer. When used,
concrete closely matches adjacent paving materials. Standard grey
concrete material shall not be allowed.
j. Street design not meeting public street standards for sections,
widths, materials or other factors may be required to be constructed
and maintained as private streets. All streets on the Chino Cone
are recommended to be private, except collector streets, as
indicated in the Specific Plan.
3. Sidewalks
a. No sidewalks are allowed, except only as may be required to
conform to state and federal accessibility requirements. Accessible
pathways shall be paved with decorative or colored concrete,
pavers, or other approved materials.
G. Utilities
The location and installation of utilities shall have as their objective: The minimal
disturbance of the underlying landforms, site topography and surface environment of the
Ordinance No. 1700
Page 15
Chino Cone, and the introduction of services and utilities which appear as an integral
part of the site's natural environment.
The following principles describe how the objectives for site preparation would be
fulfilled.
1. Guiding Principles: General Criteria for Utilities
a. Utilities are located to minimize any degradation to the key natural
features identified on the Environmental Analysis.
b. Utility crossings do not obstruct or constrict drainage courses.
c. Utility corridors requiring frequent maintenance are not located
' within significant riparian, vista or habitat corridors.
2. Guiding Principles: Water Distribution Lines
a. Water meters are located adjacent to driveways and shall minimize
impacts on environmental conditions.
b. Water lines only cross water channels within street rights-of-way.
3. Guiding Principles: Water Storage Facilities
a. Water storage facilities minimize impacts on the surrounding
environment.
4. Guiding Principles: Wastewater Collection Lines
a. Wastewater lines avoid side or rear yard areas and cut or fill
slopes.
b. Wastewater lines are not located within areas subject to inundation
by a 100-year storm flow, unless approved by the Director of Public
Works.
c. Wastewater lines only cross water channels within street rights-of-
way, and only when no other viable solution is available.
5. Guiding Principles: Other utilities
a. All utility lines are located within public or private street rights-of-
way, but may be located outside of pavement areas.
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H. Site Planning and Design
The site planning and design of development shall have as their objective: The
minimal disturbance of the underlying landforms, site topography and surface
environment of each Planning Area and any adjacent Planning Area, and the
introduction of buildings, structures, and landscaping which appear and function as
integral parts of the site's natural environment.
The following principles describe how the objectives for site planning and design would
be fulfilled.
1. Guiding Principles: General Criteria
The following elements are preserved in the site plan:
a. Natural features, environmental functions and cultural features, as
determined by the Environmental Analysis.
b. View corridors, as determined by View Analysis.
: c. The existing and proposed trail system.
d. Natural topography.
e. Natural vegetation_
f. Natural water channels and drainage ways
g. Significant visual features, such as peaks, ridgelines, rock outcrops,
boulder fields, and significant stands of vegetation.
2. Guiding Principles: Design
a. Development of Planning Area 5A harmonizes with and does not
overshadow Visitors Center.
b. Buffers in setbacks fluctuating between 75 to 125 feet (average 100
feet) are developed on properties fronting North Palm Canyon Drive to
screen development from motorists' views.
c. Buffers in setbacks fluctuating between 50 to 75 feet (average 62.5
feet) are developed on properties fronting Tramway to screen
development from motorists' views.
d. All rooftops in Planning Areas 5 though 8 are screened from highway
view using berms, landscape materials and setbacks.
Ordinance No, 1700
Page 17
e. Passive solar control is incorporated into the architecture. Recessed
window and entry openings and deep roof overhangs are examples.
3. Guiding Principles: Walls and Fences
• a. Perimeter or property boundary walls and fences are avoided .
b. Site walls and fences enclose the minimum area necessary to
provide privacy or code compliance (swimming pools, etc.).
! c. Walls and fences do not cross significant desert vegetation, water
channels or significant topographic features.
d. Walls are designed to avoid unbroken lines, using undulations,
offsets, notches and similar features.
e. Walls and fences are screened with landscaping and boulders to
minimize visual appearance.
4. Guiding Principles: Lighting
a. Exterior lighting fixtures are shielded to eliminate off-site views of
any direct light source. All lighting is directed downward with no up-
lighting of landscaping.
b. Maximum height for commercial, free-standing lighting fixtures is
eighteen (18) feet.
5. Guiding Principles: Landscaping
a. The plant palette for any project is limited to drought-tolerant plants,
except as may be approved within a Specific Plan. Invasive plants are
not used.
b. Landscape lighting is not allowed, except as may be approved within a
Specific Plan.
c. Irrigation is of a non-spray design.
d. Turf areas are not visible from street views, except as may be
approved within a Specific Plan.
6. Guiding Principles: Energy Conservation
a. Comprehensive energy conservation and green building principles
are incorporated into project design, construction and operation.
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Page 18
I. Findings Required for Approval.
Any application for development project within the ESA-SP zone may only be
approved if, in addition to the findings contained in Section 94.04.00 of the Palm
Springs Zoning Code, the following findings are made,
1. The project demonstrates a complete and integrated vision for design,
operation and use through the use of exemplary site planning, architecture,
landscape architecture, materials and color principles and techniques.
2. The project is harmonious with, adapted to, and respectful of, the natural
features with minimal disturbance of terrain and vegetation;
3. The project is properly located to protect sensitive wildlife habitat and plant
species, and avoids interference with watercourses, arroyos, steep slopes,
ridgelines, rock outcroppings and significant natural features.
4. The project will be constructed with respect to buildings, accessory
structures, fences, walls, driveways, parking areas, roadways, utilities and all
other features, with natural materials, or be screened with landscaping, or be
otherwise treated so as to blend in with the natural environment.
! 5. The project utilizes landscaping materials, including berms, boulders and
plant materials which, insofar as possible, are indigenous and drought-tolerant
native species.
6. The project grading will be terrain sensitive and excessive building
padding and terracing is avoided to minimize the scarring effects of grading on
the natural environment.
7. The project meets or exceeds open space area requirements of this
Section and in accordance with the conservation plan, and adequate assurances
are provided for the permanent preservation of such areas.
8. The project provides the maximum retention of vistas and natural
topographic features including mountainsides, ridgelines, hilltops, slopes, rock
outcroppings, arroyos, ravines and canyons.
9. The project has been adequately designed to protect adjacent property,
with appropriate buffers to maximize the enjoyment of the subject property and
surrounding properties.
10. The project will not have a negative fiscal impact on the City or its citizens.
Ordinance No. 1700
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SECTION 9. Section 92.21.1.06 is added to the Palm Springs Zoning Code to read:
92.21.1,06. Specific Plan Requirements for Development in ESA-SP Zone,
A. Before any land within a Planning Area may be subdivided pursuant to the
Subdivision Map Act (Government Code §§ 66410, et. seq.), a Specific Plan shall be
prepared and adopted for the entire Planning Area to provide a comprehensive land use
plan complying with the goals and policies of the General Plan and the requirements of
the ESA-SP zone. Each Specific Plan shall include a detailed land use evaluation as
provided in this Section. An Environmental Impact Report (TIR") is required for each
Specific Plan. Each EIR shall include a full discussion of land use alternatives and shall
address planning considerations and relationships with surrounding properties.
B. Each Specific Plan shall contain a land use element, a circulation and traffic
element (including roadway and trail design and planning), water conservation element,
recreation and open space element (including habitat mitigation), public service and
infrastructure element (including a fiscal impact analysis of the effects of development
on the City), and such other elements as the Council may require. In order to ensure
that development within a Planning Area will not have an adverse or negative impact on
the City, a Specific Plan can require a Development Agreement to ensure the provision
of services and improvements or the payment of fees, charges, or assessments to
offset any negative or adverse financial or fiscal effects on the City or its ability to
provide services to the future residents of the Planning Area and City as a whole.
C. Each Specific Plan shall identify those areas within the Planning Area that are to
remain as undeveloped open spaces, such as undevelopable slopes and natural
landmarks, etc., and which are to be used for game preserve, wildlife corridor, passive
recreational, or open space purposes, may be offered, through dedication, to a
governmental jurisdiction, or to a not-for-profit land trust, conservancy, or similar
organization whose charter allows for the ownership of development rights which will
preserve the natural open space in perpetuity. In the event the public agency, or City,
or land trust, conservancy, or similar organization does not accept such an offer (of if
such an offer is not made), the Specific Plan shall provide regulations for the ownership
and care of the open space in such a manner that there can be necessary protection
and maintenance thereof. Such area shall be provided with appropriate access and
shall be designated as separate parcels which may be maintained through special fees
charged to the residents of the subject development or through an appropriate
homeowner's association or maintenance district. Where appropriate, maintenance in
perpetuity shall be guaranteed through the bond of the developer or continuing funding
by the developer's successors.
D. A Specific Plan for a Planning Area within the ESA-SP zone may only be
approved if, the following findings are made:
Ordinance No. 1700
Page 20
1. The development provided in the Specific Plan is harmonious with,
adapted to, and respectful of, the natural features with minimal disturbance of
terrain and vegetation;
2. The development within the Specific Plan is properly located to protect
sensitive wildlife habitat and plant species, and avoids interference with
watercourses, arroyos, steep slopes, ridgelines, rock outcroppings and significant
natural features.
3. The development provided in the Specific Plan will be constructed with
respect to buildings, accessory structures, fences, walls, driveways, parking
areas, roadways, utilities and all other features, with natural materials, or be
screened with landscaping, or be otherwise treated so as to blend in with the
natural environment.
4. The development provided in the Specific Plan utilizes landscaping
materials, including berms, boulders and plant materials which, insofar as
possible, are indigenous and drought-tolerant native species.
5. The grading of land within the Specific Plan will be terrain sensitive and
excessive building padding and terracing is avoided to minimize the scarring
effects of grading on the natural environment.
6. The Specific Plan preserves open space areas to the maximum extent
permitted by this Section and in accordance with the conservation plan, and
adequate assurances are provided for the permanent preservation of such areas.
7. The Specific Plan provides the maximum retention of vistas and natural
topographic features including mountainsides, ridgelines, hilltops, slopes, rock
outcroppings, arroyos, ravines and canyons.
8. The development provided in the Specific Plan has been adequately
designed to protect adjacent property with appropriate buffers to maximize the
enjoyment of property within the Specific Plan and surrounding properties.
9. The development provided in the Specific Plan will not have a negative
fiscal impact on the City or its citizens.
SECTION 10. Section 94.21.1.07 is added to the Palm Springs Zoning Cade to read:
94.21.1.07 Transfer of Density
The purpose of this Transfer of Density section is to maximize the preservation of
open space, significant views, and other valuable characteristics of property within the
ESA-SP zone by allowing the redistribution of development rights among properties
and between Planning Areas.
Ordinance No. 1700
Page 21
A. Transfer Between Properties
Within any Planning Area, allowed residential development density may be
transferred from any one property to another on a one-to-one basis, subject to approval
of a Specific Plan. Density transfers shall be reviewed for the effect of such transfers on
increasing open space, preserving views, minimizing grading or other land disturbance
and reducing the expenditures for public services to the development.
B. Transfer Between Planning Areas
Between any Planning Areas, allowed residential development density may be
transferred with a bonus of 1.2 units at the receiving site for every unit from the sending
site, subject to approval of a single Specific Plan for all Planning Areas subject to the
transfer. Density transfers shall be reviewed for the effect of such transfers on
increasing open space, preserving views, minimizing grading or other land disturbance
and reducing the expenditures for public services to the development.
C. Density Transfer Performance Standards
1. Density transfers shall not be allowed to Planning Areas, 2, 3, 6, or 7.
2. Density transfers to Planning Areas 5, 8, or 9 shall only be allowed from
Planning Areas 1 through 9 inclusive.
3. For any receiver site, the applicable Specific Plan shall be prepared to
include an amendment to the applicable permitted land use densities of the Palm
Springs General Plan.
SBCTION 11. Legislative Intent. The purpose of this Ordinance is to implement
the goals and policies of the General Plan and to achieve the following objectives for all
environmentally sensitive areas:
A. To allow a limited amount of development while preserving to the greatest
extent possible the mountain vistas and open space which provide the foundation
for the City's standing as a world class resort and retirement destination;
B. To maximize compact growth, thereby maximizing natural open space and
protecting against the resultant adverse impacts, such as air, noise, and water
pollution, traffic congestion, destruction of scenic beauty, and disturbance of the
ecology and environment;
C. To protect and conserve hillside ecosystems, through the retention of
unique natural topographic features and hillside characteristics, including
drainage patterns, streams, slopes, ridgelines, rock outcroppings, vistas, natural
vegetation, and the habitats and migratory routes of animals;
D. To maximize the retention of the City's natural topographic features,
including, but not limited to, mountainsides, mountain faces, skyline profiles,
ridgelines, hilltops, hillsides, slopes, arroyos, ravines, canyons, prominent
Ordinance No. 1700
Page 22
vegetation, rock outcrops, view corridors, and scenic vistas, through the careful
limitation and selection of building sites and building pads on said topographic
features, thereby enhancing the beauty of the City's landscape;
E. To assure that use of the City's natural topographic features for
development will relate to the surrounding topography and will not be
conspicuous and obtrusive because of the design and location of any
development use;
F. To ensure the safety of the public, and to ensure that the placement,
density, and type of development within the City's Environmentally Sensitive
Areas is suitable to the topography of the existing terrain, that proposed
developments will provide for minimal disturbance of the existing terrain and
natural habitat, and that the natural site characteristics will be retained wherever
practicable; and
G. To minimize the scarring effects of excessive grading for roads, building
pads, and cut and fill slopes.
H. To encourage diverse, unique, and architecturally interesting buildings,
structures, and other improvements and prohibit tract and other repetitive
housing development.
SECTION 12. CEQA Finding. The City Council hereby finds that there is no evidence,
in light of the whole record before the City, that the adoption of this Ordinance may have
a significant effect on the environment. The City Council further finds that this
Ordinance establishes densities and intensities of use that are less intense or dense
than those provided in the adopted General Plan for the City and which were covered
adequately by the prior environmental impact report prepared in conjunction with the
adoption of the General Plan. In addition, the regulatory processes as provided in this
Ordinance involve procedures for the protection of the environment and will assure the
maintenance, restoration, enhancement, and protection of the environment which
exceed the processes and procedures provided in the current General Plan and the
City's Zoning Code consistent with the requirements of the California Code of
Regulations Section 15308. In addition, this Ordinance requires detailed environmental
analysis to be prepared when or if specific plans are proposed for Planning Areas and
such deferral of environmental review to the time a specific plan is proposed is
' consistent with the requirements of 14 California Code of Regulations Section 15183.
SECTION 13. Application and Grandfathering. This Ordinance shall not apply to
any project which has been previously approved by the City or its constituent boards,
commissions or officials so long as such approvals remain valid, nor shall it apply to any
application for discretionary land use development entitlements, zoning variances, or
where the Director of Planning Services has, prior to the effective date of this
Ordinance, scheduled a complete application for consideration by the applicable
legislative body of the City for public hearing and possible action.
Ordinance No. 1700
Page 23
SECTION 14. Annexation Policy. In order to ensure consistent application of the
policies and of this Ordinance in all environmentally sensitive lands within the sphere of
influence of the City, including lands within the unincorporated areas adjacent to the
City, the Council determines that it shall be the goal of the City to bring all
unincorporated land lying along North Palm Canyon Drive from US Interstate 10 to
Tramway Road under the jurisdiction of the City of Palm Springs and to apply the
regulations of this Ordinance to such areas, and accordingly the City shall vigorously
pursue annexation of such areas.
SECTION 15. Liberal Construction. The provisions of this Ordinance shall be
liberally construed as necessary to effectively carry out its purposes, which are hereby
found and declared to be in furtherance of the public health, safety, and convenience.
SECTION 16. Severability. It is the intention of the City Council that the sections,
subsections, clauses, and phrases of this Ordinance are severable, and if any portion of
this Ordinance is for any reason held to be invalid or unconstitutional by a court of
competent jurisdiction, such decision shall not affect the validity or the remainder of the
Ordinance, and the City Council would have enacted such remainder without the portion
found to be invalid or unconstitutional.
SECTION 17. Publication. The Mayor shall sign and the City Clerk shall certify to
the passage and adoption of this Ordinance and shall cause the same, or the summary
thereof, to be published and posted pursuant to the provisions of law and this Ordinance
shall take effect thirty (30) days after passage.
PASSED, APPROVED, AND ADOPTED this 13th day of September, 2006
MAYOR
ATTEST:
City Clerk
Ordinance No, 1700
Page 24
I
CERTIFICATION:
I
i STATE OF CALIFORNIA )
i COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
1, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do
hereby certify that Ordinance No. 1700 is a full, true, and correct copy, and was
introduced at a regular meeting of the Palm Springs City Council on September 6,
2006 and adopted at an adjourned regular meeting of the City Council held on
September 13, 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California