HomeMy WebLinkAbout1889 ORDINANCE NO. 1889
AN ORDINANCE OF THE CITY OF PALM SPRINGS,
CALIFORNIA, AMENDING THE MUSEUM MARKET PLAZA
SPECIFIC PLAN, AND REDESIGNATING IT AS THE
DOWNTOWN PALM SPRINGS SPECIFIC PLAN
(CASE 5.1204).
City Attorney Summary
This Ordinance amends the Museum Market Plaza Specific Plan with an
updated Specific Plan document entitled "The Downtown Palm Springs
Specific Plan."
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,
ORDAINS:
SECTION 1. Pursuant to the provisions of Chapter 3 (commencing at Section
65453) of Title 7 of the Government Code of the State of California and pursuant to the
2007 Palm Springs General Plan, adopted by City Council Resolution No. 22077, the
Museum Market Plaza Specific Plan, on file in the Office of the City Clerk, is hereby
amended with an updated Specific Plan entitled "The Downtown Palm Springs Specific
Plan," which is hereby approved and adopted. In approving and adopting the
amendment to the Museum Market Plaza Specific Plan, to hereafter be identified as the
Downtown Palm Springs Specific Plan, the Council finds and determines that the
Downtown Palm Springs Specific Plan is generally consistent with the Palm Springs
General Plan.
SECTION 2. In approving the Amendment to the Museum Market Plaza Specific
Plan, to hereafter be identified as the Downtown Palm Springs Specific Plan, the City
Council has considered all evidence and testimony provided to it, and has determined
that an Addendum to the previously-certified Final Environmental Impact Report (FEIR)
for the Museum Market Plaza Specific Plan is an adequate environmental assessment
of the potential adverse impacts of the Downtown Palm Springs Specific Plan, in
accordance with the California Environmental Quality Act (CEQA) Guidelines.
SECTION 3. The Amendment to the Museum Market Plaza Specific Plan, to
hereafter be identified as the Downtown Palm Springs Specific Plan, as adopted
includes comprehensive rules and regulations that will govern future development that
may occur within the boundaries of the Downtown Palm Springs Specific Plan, and such
regulations may conflict with provisions of the Palm Springs Zoning Ordinance. In the
event of any conflict between the rules and regulations of the Downtown Palm Springs
Specific Plan and the Zoning Ordinance, the provisions of the Downtown Palm Springs
Specific Plan shall control.
ORDINANCE NO. 1889
Page 2
SECTION 4. 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 E PALM SPRINGS CITY
COUNCIL THIS 20TH DAY OF APRIL, 2016.
ROBERT MOON, MAYOR
ATTEST:
MES THOMPSON, CITY CLERK
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF PALM SPRINGS)
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do
hereby certify that Ordinance No. 1889 is a full, true and correct copy, and was
introduced at a regular meeting of the Palm Springs City Council on
March 2, 2016, re-introduced on April 6, 2016, and adopted at a regular meeting of the
City Council held on April 20, 2016, by the following vote:
AYES: Councilmember Foat, Councilmember Kors, Councilmember Roberts,
Mayor Pro Tern Mills, and Mayor Moon.
NOES: None.
ABSENT: None.
ABSTAIN: None.
jMESTHOMPSON, CITY CLERK
City m Springs, California
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City of Palm Springs Downtown Palm Springs Specific Plan
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City of Palm Springs
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City of Palm Springs Downtown Palm Springs Specific Plan
TABLE OF CONTENTS
1. INTRODUCTION..................................................................................................................I-1
A. Authority and Scope...........................................................
B. Project Location............. . ............................................... .......................................1-4
C. Project Description............................................................................................................1-4
D. CEQA Compliance........... .. ............_.........................................................................1-6
II. LAND USE........................... . ....................................... II-1
A. Current Land Use and Zoning Designations ...................................................................II-1
B. Land Use Concept............................................................................................................II-2
C. Specific Plan Land Uses.................. .. .................................... .. . . . .. ........iI-6
D. Design Principles.............................................................................................................II-9
E. Special Provisions......... . .................................................................................... ....... I1-9
LDesign statements ........ . .................................... .................._ - ---------------------II-10
III. DEVELOPMENT STANDARDS AND GUIDELINES..................................................III-1
A. Purpose...........................................................................................................................111-1
B. Land Use Districts........................................................................
C. Uses...................... ..........................................................................................................III-4
1. Allowable Uses................................... ...................................................................11I-4
2. Similar Uses................................................................................................... .....111-8
3- Prohibited Uses.......................................................................................................III-8
D. Development Standards..................................................................................................III-9
E. Land Use Regulations.,................... .............................................................................111-11
1. Ground Floor Use Limitations..............................................................................111-11
2. Maximum Building Square Footage.....................................................................111-12
3. Projections Above Maximum Building licight....................................................TI1-13
4. Projections Over Street Sidewalks.....___.............................................................III-14
5. Outdoor Uses on the Sidewalk..............................................................................111-14
6. Building Articulation............................................................................................111-14
7. Walls and Fences ..................................................................................................III-14
8. Parking and Loading Requirements......................................................................III-15
9, Trash Enclosures...................................................................................................III-17
10. Signage........................
.....................................................................................III-17
F. Design Guidelines.........................................................................................................11I-17
1. Architecture...........................................................................................................I1I-17
2. Connectivity,Strectscapes, Open Spaces.............................................................1I1-23
3. Landscaping.......................................... ...............III-30
.................................................
4. Street Furniture,Lighting and Art ........................................................................111-35
G. Green Building and Energy Efficiency................... ........... ..... .. .. ..... .. . . ... .........111-37
IV. INFRASTRUCTURE.......................................................................................................IV-I
A. Introduction........................................................................................................... .......IV-I
B. Roadways........................................................................................................................IV-3
LPalm Canyon Drive........................................................................... .....................n'-5
2. Indian Canyon Drive...............................................................................................IV-5
3. Tahquitz Canyon Way............................................................................................IV-5
City of Palm Springs Downtown Palm Springs Specific Plan
4. Belardo Road..........................................................................................................IV-6
5. Andreas Road..........................................................................................................IV-6
6. Museum Drive ........................................................................................................IV-6
8. Private Drives/Internal Access..............................................-................................IV-6
C. Public Facilities and Utilities..........................................................................................IV-8
1. Domestic Water......................................................................................................IV-9
2. Sanitary Sewer......................................................................................................IV-10
3. Storm Drains.................................-........ -..................................................:::.:.::IV-13
4. Natural Gas.........................................................................................._...............IV-13
5. Electric Service............................................................................................ ........IV-13
6. Telephone Service........................................... . •...................................IV-13
7. Cable Television................................................................ ................................IV-13
V_ ADMINISTRATION AND IMPLEMENTATION............................................................V-1
A. Application Review Process............................................................................................V-1
1. Application Requirements and Process ...................................................................V-1
2. Conformity Review Procedure. ...............................................................................V-2
B. Specific Plan Amendments......................................... . ................................................V-3
C. Phasing........ ..................................................................................................... ... ..V-3
D. Financing .........................................................................................................................V-4
List of Tables
Table I-1 Specific Plan Blocks ............... .. . ..........................................................................1-5
Table III-1 Allowable Uses........................................................................................................111-5
Table I11-2 Development Standards.................................................................. ............. ..TH-9
Table 111-3 Maximum Allowable Square Footage---.------.........................................................Ill-13
Table II1-4 Parking Requirements ............................ ........................................................I1I-16
Table 111-5 Landscape Palette..................................................................................................III-33
Table TV-1 Minimum Parkway Widths.....................................................................................IV-5
List of Exhibits
ExhibitI-1 Regional Map.......................................... .......................... ..............................-.1-7
ExhibitI-2 Vicinity Map...............................................................................................................I-8
Exhibit II-1 General Plan Land Use Designations..................................................................... II-4
Exhibit I1-2 Existing Zoning Designations...................::........................................................... II-5
Exhibit II-3 Current Site Plan............................................ .................................................... II-8
ExhibitIII-1 Blocks................................ . ... ......................................................................111-3
Exhibit III-2 Architectural Treatments....................................................................................III-22
ExhibitIII-3 Block E-Park.....................................................................................................I11-26
Exhibit 111-4 Conceptual Master Landscape Plan....................................................................I11-29
Exhibit III-5 Street Furniture...................................................................................................111-36
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City of Palm Springs Downtown Palm Springs Specific Plan
Exhibit IV-1 Street Cross sections.............................................................................................IV-7
Exhibit IV-2 Domestic Water..................................................................................................IV-11
Exhibit IV-3 Sanitary Sewer.................... ...................................................................------------IV-12
ExhibitIV-4 Storm Drain . ................................................................................................IV-14
Exhibit IV-5 Natural Gas.........................................................................................................IV-15
ExhibitIV-6 Electric.................... .........................................................................................IV-16
Exhibit IV_7 Telephone.............-............,.......,...................... ....... . ............ TV-17
Exhibit IV-8 Cable TV.... .................. - ........................................... .............. ..
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City of Palm Springs Downtown Palm Springs Specific Plan
I. INTRODUCTION
The Museum Market Plaza Specific Plan Specific Plan (SP) and the corresponding
Environmental Impact Report (EIR) were originally adopted in November of 2009. Following
its initial approval, the Desert Fashion Plaza was demolished, and parking structures on the site
improved. A number of implementing applications were made for various improvements on the
site, including buildings on individual Blocks and project infrastructure. Proposed changes in the
layout of Specific Plan uses were approved by the City Council through an Addendum to the
SP/EIR in October 2012. A primary purpose of the Addendum was to exchange the land uses
proposed in Block B (originally proposed public plaza) and Block E (originally proposed for
mixed use). The result of the exchange was the expansion of the proposed public park space
from 0.82 acres in Block B to 1.36 acres in Block E and a corresponding net reduction in the
total square feet of development.
The City has since approved plans for the development of blocks A, B, C-1, C-2, and D;
construction is under way on the development of blocks A and C. The first elements of the
commercial facilities in Block A are anticipated to open in early 2016, and Block C in late 2016.
The City is currently (2016) proposing changes to the Specific Plan. The result will be a revised
SP that contains all the current regulatory requirements,and addresses the following changes:
o Change the name of the project to Downtown Palm Springs'.
o Change the project site plan to reflect changes in the development patterns, development
areas (referred to as Blocks in the document) and internal roadway alignments consistent
with the changes made in the 2012 Project and EIR Addendum.
o Refine the Block lot sizes to reflect the Parcel Map for the proposed project.
o Changc the land use for Block B to allow for residential, commercial and hotel uses for a
Block previously considered for Open Space/Plaza land uses consistent with the changes
made in the 2012 Project and EIR Addendum.
o Change the land use for Block E to allow for Open Space/Plaza land uses for a Block
previously considered for residential, commercial and hotel land uses consistent with the
changes made in the 2012 Project and EIR Addendum.
o Modify certain development standards, including: permitted uses; the building height
allowed on Block B from 16 feet to 40 feet for commercial uses; change the building
height for Block B-1 to 60 feet for commercial and residential uses, and 69 feet for hotel
uses; the building height allowed on Block E from 60 feet to 17 feet; reduce the overall
permitted square footage within the project from 1,775,000 to 897,500; and make minor
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' Amended in 20I2 as pan of the Council's approval of the Conformity Review.
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City of Palm Springs Downtown Palm Springs Specific Plan
modifications to parking standards consistent with the changes made in the 2012 Project
and EIR Addendum.
o Eliminate the calculations of building mass included in Table III-3.
o Make other administrative and miscellaneous changes to the text to reflect the updated
development pattern of the project as it is being developed currently, and consistent with
the changes made in the 2012 Project and EIR Addendum.
In December of 2015, the PI_anning Commission recommended the following additional changes
to the Specific Plan, which have been incorporated herein.
o Limit the number of hotels to two (not to exceed 300 rooms total) until such time as the
demand for additional rooms can be demonstrated. At that time, hotel rooms could total
450 rooms.
o Limit the height of buildings in Blocks D and G to 40 feet for commercial development,
and 60 feet for residential development on the upper floors.
o Require a Planned Development District (PDD) for any development in Block K.
o Establish minimum building separations across streets and parkway widths on all project
public streets.
o Added additional Guiding Principles.
o Made other editorial changes throughout the document.
Following extensive review by the City Council, the Specific Plan Amendment was adopted,
incorporating some Planning Commission recommendations and modifying others. This
document reflects the action and final decisions of the City Council on April 6, 2016.
A. Authority and Scope
A Specific Plan is a document allowed under California law which provides cities and counties
with a planning tool for master planning project sites. A Specific Plan, when approved, becomes
the zoning ordinance for the project it covers. Specific Plans must be consistent with the General
Plan of the jurisdiction in which they occur.
Specific Plans can be implemented by local jurisdictions in accordance with the provisions of
California Government Code Section 65450. The City of Palm Springs is implementing this
Specific Plan for Downtown Palm Springs, located at the center of the City's downtown core.
The Downtown Palm Springs Specific Plan area is irregular in shape, but is generally bounded
by Andreas Road on the north, Tahquitz Canyon Way on the south, Museum Drive on the west,
and Indian Canyon Drive on the cast.
The Palm Springs General Plan supports the development of Specific Plans throughout the
community where appropriate:
"LU1.3 Develop specific plans./or areas that need additional design or land use guidance."
For the Downtown Palm Springs area, the General Plan identifies special conditions which will
require the preparation of a Specific Plan-
1-2 -
City of Palm Springs Downtown Palm Springs Specific Plan
"The Downtown Central Core (roughly bounded by Amado Road, Tahquitz
Canyon Way, Museum Drive, and Indian Canyon Drive)...may be developed with
a maximum FAR2 of 3.5. If projects in these areas provide substantial public
spaces or plazas, an FAR of up to 4.0 may be developed upon approval of a
Planned Development District or Specific Plan. The Downtown Central Core may
also accommodate up to 70 dwelling units per acre for residential or hotel uses if
a Planned Development District or Specific Plan is prepared and approved "
This Specific Plan has been prepared to address both design considerations and land use
guidance for the Downtown Palm Springs project, and to establish densities and development
standards to allow for the unified, unique and high quality development which must occur within
its boundaries.
This Specific Plan also implements the vision of Downtown Palm Springs described in both the
General Plan and the Downtown Design Guidelines. The General Plan specifically identifies the
Downtown area as critical to the City's future:
"It is envisioned that Downtown will become a high-intensity, mixed-use area
characterized by residential, office, commercial, and entertainment uses. To
stimulate vitality, the Downtown will contain activity areas with differing
intensities, which are further defined by the scale and design of buildings in each
area. The creation of central public plaza that will serve as the primary
gathering place for visitors and residents of Palm Springs is a key concept
planned to reinvigorate the Downtown core. "
This vision is to be implemented through the Downtown Design Guidelines, which provide clear
direction for the changes which the City desires in the Downtown. The Guidelines identify the
Specific Plan area as "High Intensity Mixed Use (Residential/Commercial Downtown Central
Core," and Mixed Use Downtown Outer Core." The core area is described as:
"...a high intensity mixed use center with taller buildings surrounded by a vibrant mixed
use area..."
This Specific Plan, along with approved projects for the north and south Gateways, form the
backbone of the revitalization of the Downtown of Palm Springs. The Downtown Palm Springs
project will also be the connection point to the Resort/Convention Center District to the east, and
connections from the Palm Springs Art Museum to the hotels and Convention. Center to the east
are encouraged.
Y The definition of floor area ratio in the Palm Springs General Plan states:FAR is the ratio of the total net floor
area of a building to the total lot area and describes the intensity of the use on a site.FAR calculations do not
include areas within parking structures or outdoor open storage areas. Floor Area Ratio Example(FAR=0.50):
On a ono-acre parcel(43,560 sq.ft-),a maximum FAR of 0.50 equates to a total building area of 21,780 sq. ft.,in
either a 1-,2-,or 3-story configuration(43,560 sq.ft.multiplied by 0.50 equals 21,780 sq.R).
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City of Palm Springs Downtown Palm Springs Specific Plan
B. Project Location
The Downtown Palm Springs project is located in the center of the City's Central Business
District, at the northwest corner of Tahquitz Canyon Way and Palm Canyon Drive. The area is
irregular in shape, and encompasses lands bounded by the Hyatt Suites Hotel and Belardo Road
on the north, Tahquitz Canyon Way on the south, Museum Drive on the west, and North Palm
Canyon Drive on the east, as well as lands directly east, between North Palm Canyon and Indian
Canyon Drives(please see Exhibit I-2, Vicinity Map).
Lands to the north include hotel and retail commercial development along North Palm Canyon,
North Indian Canyon and Belardo. Lands to the cast include retail commercial development on
North Palm Canyon and Indian Canyon, and the site of the former Spa Hotel beyond. Lands to
the south include hotel and retail commercial development, the Wellwood Murray Library and
single-family homes beyond. Lands to the west include the Palm Springs Art Museum and the
O'Donnell Golf Course.
C. Project Description
The Downtown Palm Springs project encompasses a total of 20.15 acres. The Downtown Palm
Springs Specific Plan will provide retail and office commercial space,public plazas,professional
office space and residential development in a cohesive, master planned setting envisioned to
bring life back to the center of Palm Springs. The Specific Plan is designed to allow flexibility of
design within specific guiding principles, including:
1. The highest quality development which provides an exciting and safe living, working
and shopping experience for all.
2. Connections from the Palm Springs Art Museum to the Resort/Convention Center
District.
3. The development of retail commercial development which successfully mixes
national and regional chain stores with local businesses, focused on the major
roadways which bound the site, including North Palm Canyon, Indian Canyon,
Tahquitz Canyon and Belardo.
4. A balance of commercial and residential development which assures the success of
the area by increasing the number of homes in the downtown, thereby increasing the
customer base of the commercial uses.
5. The development of residential units which relate synergistically to the commercial
development around them, and encourage a pedestrian lifestyle with little use for the
automobile.
6. The development of additional resort hotels which provide luxury accommodations
and increase the visitors to the City's downtown.
7_ View corridors to the mountains at Main Street and Andreas Road through the site
shall be created, while views to the mountains from Tahquitz Canyon Way shall be
preserved or enhanced to the greatest extent possible.
8. The Downtown Palm Springs project is pedestrian oriented and all buildings must be
sensitively designed to the human scale with active, pedestrian friendly frontages on
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City of Palm Springs Downtown Palm Springs Specific Plan
the ground floor. Structures are to be massed to reduce their visual dominance and
preserve view corridors. The built form is to be effectively permeated with public
and private open spaces, thereby avoiding the creation of overwhelming and
impenetrable mega-blocks.
Projects will be evaluated on the basis of these criteria where applicable.
The Downtown Palm Springs Specific Plan allows for a broad range of development, with a
Mixed Use theme. Retail-oriented commercial is required to be developed on the ground floor on
Palm Canyon Drive, and is encouraged on all other public and private streets in the Specific
Plan, with some exceptions (please see Section III, Development Standards). A mix of
professional office and/or retail development is envisioned on the ground floor on all other
project roadways, and on the second and/or third floors of Blocks A, B, C, and D. Multi-family
residential uses are also encouraged on upper floors in Blocks A, B, C,D, F, G and K. Additional
uses that may be developed subject to the Specific Plan include hotels, multiple family
residential, theaters, tourist-related services,and public and semi-public uses.
Table 1-I, below, details the net acreage of each Block within the Specific Plan area, including
existing and proposed streets.
Table 1-1
Specific Plan Blocks
Blocks Acres (net)
Block A 1.59
Block B 0.66
Block BI 0.84
Block C 1.22
Block Cl 1.19
Block D &F 3.21
Block E 1.36
Block G 1.73
Block HI 0.31
Block H2 O.41
Block K1 0.89
Block K2 5.0
Streets 1.74
Total 20.15
3 The difference in acreage is due to changes in property lines resulting from the Parcel Map processed for the
project,which in some cases extended the property line to the back of curb.
1-5
City of Palm Springs Downtown Palm Springs Specific Plan
D. CEQA Compliance
In compliance with the California Environmental Quality Act (CEQA), the City identified the
preparation of this Specific Plan as a "project' under CEQA, and prepared an Initial Study. The
Initial Study was prepared for a draft Specific Plan that encompassed a larger area and a greater
intensity of development than is contained in the final Plan. The Initial Study found that the
draft Specific Plan had a potential to significantly impact the environment, and that an
Environmental Impact Report (EIR) must be prepared. The City circulated to all responsible and
trustee agencies a Notice of Preparation (NOP) of an EIR. All comments received in response to
the NOP were considered and incorporated into the EIR. The EIR was circulated to all
responsible and trustee agencies, and all other interested parties, for a period of 45 days. All
comments received in response to the EIR were considered in the Response to Comments
prepared for the Planning Commission and City Council. Revisions were made to the draft Plan
which resulted in a reduced project compared with that analyzed by the FIR. Implementation of
the final Specific Plan includes all mitigation measures described in the FIR; therefore the
Specific Plan is fully analyzed by the EIR. The City Council certified the FIR prior to adopting
this Specific Plan, on November 18, 2009. In 2012, in response to further detail prepared for the
proposed height of buildings within the Specific Plan area, the City prepared an Addendum to
the EIR. The FIR Addendum was adopted by the City Council on October 17, 2012. All
mitigation measures contained in the original certified Final EIR were preserved through that
Addendum. As a result of the need to amend the Specific Plan to reflect current conditions in
2015, the City prepared EIR Addendum 92 for the project. The final draft of the Specific Plan
reduced densities and intensities within the Specific Plan Area. These reductions will result in
reduced environmental impacts from those studied in the FIR Addendum. That Addendum,
along with the Specific Plan Amendment, were approved by the City Council on April 6,2016.
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City of Palm Springs Downtown Palm Springs Specific Plan
II. LAND USE
Introduction
This section of the Specific Plan describes the vision, the design concepts and the land use
designations within the Specific Plan Area.
The Specific Plan governs land use for an area totaling 20.15 acres°, located within the Central
Business District of Palm Springs. The City of Palm Springs General Plan recognizes that the
revitalization of the Central Business District is important to the City's future and supports the
development of the Downtown Palm Springs Specific Plan. It is the intention of the City to
continue land use designations that facilitate commercial, high density residential and hotel
development to strengthen the economic base of the City and provide long term growth and
prosperity.
A. Current Land Use and Zoning Designations
In accordance with the Palm Springs General Plan, and as shown in Exhibit 11-1 the Specific
Plan area defined as Blocks A through K are designated as Central Business District (CBD) in
the General Plan, with corresponding CBD zoning.
Surrounding the Specific Plan area, lands to the north have General Plan designations of CBD
and Open Space — Parks/Recreation; lands to the south are designated Small Hotel and CBD;
lands to the west are designated Public/Quasi-Public, Open Space — Parks/Recreation, High
Density Residential and Small Hotel; and lands to the east are designated CBD. On the east side
of Indian Canyon is the Section 14 Master Plan area, which includes high-density residential,
commercial, entertainment and resort hotel land use areas.
Lands to the north of the Specific Plan area are zoned CBD and 0-20 (Open Land, 20 acre
minimum); lands to the south are zoned R-3 and CBD; lands to the west are zoned CBD, R-3 and
0-20; and lands to the east are zoned CBD and C-2 (General Commercial).
The Specific Plan area was a developed site when the Specific Plan was initially adopted. The
site consisted of the under-utilized Desert Fashion Plaza, bounded by Tahquitz Canyon Way on
the south, the Hyatt Suites hotel on the north, Museum Drive on the west, and North Palm
Canyon Drive on the east. The Specific Plan(Block K) includes lands north of Tahquitz Canyon
4 The difference in acreage is due to changes in property lines resulting from the Parcel Map processed for the
project,which in some cases extended the property line to the back of curb.
II-1
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City of Palm Springs Downtown Palm Springs Specific Plan
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Way and south of Andreas Road, east of North Palm Canyon Drive and west of Indian Canyon
Drive, which were developed with multiple two story commercial buildings and parking lots.
Since the adoption of the Specific Plan, the Desert Fashion Plaza has been demolished,
construction has been initiated for portions of Blocks A and C-1, new underground parking
structures have been constructed and existing underground parking structures have been
rehabilitated in Blocks A, B,B-1, H-1 and 11-2. Entitlements have also been secured for Block B,
j C:, F, and the master handscape and landscape plan for Block A, B, C, D and F, prior to the
' amendment of the Specific Plan in 2016.
B. Land Use Concept
The City of Palm Springs wishes to facilitate the development of high quality Commercial,
Retail, High Density Residential, Open Space/Public Space and Resort development to ensure
the future prosperity of the Central Business District and the contributions it makes to the
economic base of the City. To that end, the Specific Plan establishes development standards and
guidelines intended to assist land owners and developers in their project designs. The standards
and guidelines assure that redevelopment within the Specific Plan area will result in the creation
of a lively,pedestrian oriented townscape that engenders a unique sense of place.
The land use map for the Specific Plan maximizes the potential for appropriate development and
considers the logical location of land uses. Retail, Office, High Density Residential, Open
Space/Public Space and Resort land uses, together with a wide range of commercial and
accessory activities,are identified as compatible and versatile uses that will contribute to a stable
and varied economy, increase the C ity's tax base and implement the urban core envisioned in the
General Plan and Downtown Design Guidelines for the Downtown Core.
I Retail uses result in lively frontages and ground floor
activity. Street frontage space on North Palm Canyon Drive
is designated for primary retail use. Office and other
commercial uses are generally applicable to the ground
floors of other street frontages when mixed with retail uses,
and the upper floors of some buildings, as described in
Section 111, Development Standards. Throughout the
Specific Plan, multi-
family residential use
is encouraged on
upper floors on primary street frontages, and parking
structures are restricted to particular areas, out of view of
the primary activity areas. Appropriate and compatible
accessory land uses that increase recreational
opportunities and expand nighttime retail/commercial
uses, thereby extending the hours of active use, will be
encouraged.
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City of Palm Springs Downtown Palm Springs Specific Plan
Land uses within the Specific Plan also recognize the fundamental importance of open space for
public gatherings. The focal point of Downtown Palm Springs will be a central public park
branded as the "Downtown Palm Springs Park"proposed on Block E located west of Belardo
Road and north of Main Street. The Downtown Palm Springs Park is envisioned as a public park,
as well as an area for gatherings, entertainment, and community activities. Limited development
in the Downtown Palm Springs Park may include support facilities. The balance of the
Downtown Palm Springs Park will be devoted to landscaping, outdoor sitting areas, and
appropriate shading from the desert heat. The current Site Plan for the Downtown Palm Springs
Specific Plan is provided in Exhibit I1-3.
The Downtown Palm Springs project will also restore the circulation grid in the Downtown area,
including a new east-west oriented public street, called "Main Street," connecting Palm Canyon
Drive to Museum Drive, and the entry of the Palm Springs Art Museum. This important vista
westerly along Main Street will provide the visual presence for the Palm Springs Art Museum
and the San Jacinto Mountains which did not exist with development of the former Desert
Fashion Plaza. Additional connections and crossings should be provided from the Specific Plan
area to the Convention Center and other resort facilities to the east. Providing a greater degree of
connectivity will increase access to retail and restaurant uses, foster economic development, and
reduce vehicular trips. Belardo Road will also be restored to its original alignment, providing an
important north-south alternative route to Palm Canyon Drive and Indian Canyon Drive, Finally,
Andreas Road will be extended between Belardo Road and Palm Canyon Drive, to provide an
alternate access on and off the project site, and add a view corridor through the site. Andreas
Road, between Palm Canyon and Indian Canyon, was also recently converted by the City to two-
way east-west traffic circulation, further enhancing the traffic access into and out of the Specific
Plan area. These new public streets will also provide opportunities for pedestrian and bicycle
circulation and access to the mixed uses within the Specific Plan area.
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)�W&M Density Residential(S 1-t5 0 durac) Open Spv e,htow4am t 1 ftV act
®fth Density Revderibal(15 0.300 fttw) Open Spar*.Ccrxenra0nn(i dtM ad
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_Specific,Plan n
Source:City of Palm S rin General Plan 10.24.2007 o
r 1 ® Downtown Palm Springs Specific Plan Exhibit
* A TERRA NOVA General Plan Land Use Designations L11-1
6llr a Palm Springs, California
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r 1 Itfuseum Market Plaza Specific Plan Exhibit
L A TERRA NOVA' Existing Zoning Designations �1-1
Palm Springs,California
City of Palm Springs Downtown Palm Springs Specific Plan
C. Specific Plan Land Uses
The Specific Plan area includes blocks identified as A through K. Land uses envisioned for the
Plan include Retail Goods, Personal Services, Food and Beverage Services, Services,for Groups,
Office and Related, Residential, Tourist and Related Services, Public and Semi-public, and
compatible accessory uses. The area includes a City-owned public central park "Downtown
Palm Springs Park" (located on Block E); City-owned parcels (Blocks HI and H2) for future use
as public open spaces, cultural and/or recreational spaces, or potential accessory use by the Palm
Springs Art Museum; and extends from Museum Drive to the west side of Indian Canyon Drive.
Blocks B, C, D, F, G, and K, are planned to include hotel, retail and/or residential uses,
activating the downtown,and providing additional hotel rooms for the Convention Center.
The Specific Plan allows up to 879,500 square feet of building area within the project. This
includes the following:
• Up to 650 multi-family residential units5
• Up to two(2) hotels west of Palm Canyon Drive, 450 hotel rooms total6
• Up to 391,300 square feet of commercial square footage
The intent of the Specific Plan is to provide the highest quality architecture to house the most
successful mix of land uses, and bring activity and permanent population to downtown Palm
Springs. By increasing the downtown population, the commercial entities will be supported, and
activity in the downtown will increase. In order to achieve this goal, careful attention to site
design, landscaping and architectural massing will be required. The CBD zone allows a broad
range of land uses in structures of up to 60 feet in height. This concept is supported in the
Downtown Design Guidelines, which encourage the development of an urban core, and the
activity and vitality which come with it.
The Specific Plan will generally reflect the CBD zone and the Design Guidelines, with limited
exceptions. The Development Standards included in Section III of this document set the range of
permitted and conditionally permitted uses, as well as provide specific direction for preferred
uses on certain street fronts. Also, standards for height and setback are established to assure that
variety in building mass and height is achieved. Within these standards, any combination of
retail, office, residential and hotel development may be proposed.' However, each project must
demonstrate compliance with this Specific Plan when application is made, as detailed in Section
V-A.
5 The affordable housing required in Mitigation Measure H.1. in the Specific Plan EIR can occur on site,or through
the payment of a fee in lieu.
6 The number of hotels is limited to two(not to exceed 300 rooms total)until such time as the demand for
additional rooms can be demonstrated. At that time,hotel rooms could total 450 rooms. See Section V.C.
t The Museum Market Plaza Specific Plan Environmental Impact Report(EIR)analyzed a specific set of maximum
land use intensities and densities(q.v.), If a proposed combination of intensities and densities exceeds that which
has been analyzed in the EIR,additional environmental review will be required.
11-6
City of Palm Springs Downtown Palm Springs Specific Plan
The Specific Plan allows a broad range of development. The key is to achieve a compatible mix
of appropriate uses that stimulate economic opportunity and result in a lively, inviting
Downtown environment with a unique sense of place. Specific development standards and
guidelines for each designation, together with a comprehensive list of uses, are provided in
Section III of this document. Section ITT further defines the potential square footage which can be
built within the Specific Plan area. These levels are well below the maximum potential square
footage which could be achieved within the Plan area under the CBD Zone. These standards
have been established to assure that the buildings built within the project do not overwhelm the
streetscape, and provide significant articulation and variation to create an exciting destination in
downtown Palm Springs. All standards must be combined, and any project must be found to be
consistent with the standards,through the approval process.
II-7
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Downtown Palm Springs Specific Plan Exhibit
k A TERRA NOVA Conceptual Site Plan E-3
^V Palm Springs, California
City of Palm Springs Downtown Palm Springs Specific Plan
i
D. Design Principles
The Specific Plan is intended to provide guidance to developers and land owners to assure that
Downtown Palm Springs is developed in a manner which will provide sustained economic
growth and the creation of a lively, pedestrian oriented townscape of definitive character.
Creative and effective urban design is essential in attaining these goals.
The component blocks of the Downtown Palm Springs project must be clearly unified by a
coherent visual identity in order to create a distinct sense of place, and all design elements must
work together to reinforce an underlying perception of continuity. The formulation of a unified,
distinctive and adaptable urban design concept, that is based on versatile design principles and
can, while retaining integrity, lend itself to interesting variations in application, detail and
materials, is therefore an essential element of the Specific Plan.
The Downtown Palm Springs project is pedestrian oriented
and all buildings must be sensitively designed to the human
scale with active, pedestrian friendly frontages. The built
form is to be effectively permeated with public and private
open spaces, allowing secondary view corridors to and from
the public domain and thereby avoiding the creation of
overwhelming and impenetrable mega-blocks.
Good connectivity throughout the Specific Plan area is
achieved by a legible, well defined hierarchy of streets and
pedestrian links, together with a sequence of versatile public open spaces. Sidewalks and open
spaces are designed to accommodate a variety of compatible outdoor activities and thereby
extend the hours of active use.
Parking,both on-street and in dedicated structures, is to be visually unobtrusive and the needs of
the motor vehicle are generally to remain secondary to those of the pedestrian.
The Development standards and guidelines of the Specific Plan have been designed to ensure
high quality, distinctive development that will have an active and long-terns future. Detailed
requirements for an effective and comprehensive urban design approach are described in Section
III of this document.
E. Special Provisions
The Development Standards and Guidelines included in Section III of this Specific Plan are
consistent with the intent of the City's Development Code and Downtown Urban Design
Guidelines to create an intense mixed use downtown core. Several Special Provisions have been
added to this Specific Plan due to factors such as the sensitive location, the need for economic
development and community concerns.
-- IIA --------._._ ,,
City of Palm Springs Downtown Palm Springs Specific Plan
1. Design Statements
While consistent with the comprehensive urban design concept for Downtown Palm Springs, a
number of special design statements are key.
a. A distinctive and adaptable architectural theme that incorporates a new sustainability
aesthetic will define future development. References to prevailing Modernist, Spanish
and Mcditerraancan styles may occur. Fundamental principles of the theme will be
consistent throughout, with interesting variation in rooflines, elevational articulation,
detailing and materials creating a richly textured built environment,
b. Stepping back of the upper floors of buildings to create graduated frontages that allow
generous view corridors and reduce the visual dominance of building mass.
c. Definitive comer treatments at primary intersections, achieved by introducing distinctive
architectural features and comer cut backs to buildings. Sidewalks will include
projections with special landscaping and surface finishes, and street paving will be
distinctive.
d. Active building frontages and lively, `multi purpose' sidewalks, contributing to a vibrant
townscape experience.
e. Distinctive design treatments of the public spaces and the associated hierarchy of
interlinked,versatile public open spaces, creating a well-defined sense of place.
f. Connectivity between internal components of the Specific Plan and the surrounding
development, including the Section 14 Master Plan area, and hotels and Convention
Center to the east.
Design statements are an integral component of the comprehensive urban design concept for
Downtown Palm Springs and are described in detail in Section III of this document.
City of Palm Springs Downtown Palm Springs Specific Plan
III. DEVELOPMENT STANDARDS AND GUIDELINES
This section of the Specific Plan serves as the Specific Plan Area's Zoning Ordinance. Standards
and guidelines which are applied to the Specific Plan Area only are described in detail below.
When Zoning Ordinance standards and guidelines apply, a reference is made to the appropriate
Section of the Zoning Ordinance.
A. Purpose
The purpose of the land use districts in the Downtown Palm Springs Specific Plan is to
encourage the development of well-planned projects that are consistent with the goals and
objectives of both the City's General Plan and the Specific Plan. The land use districts within the
Specific Plan are intended to:
1. Provide lands for uses appropriate to the downtown Palm Springs context that will
preserve and enhance the distinctive mixed-use character intended for the Downtown
core, while providing opportunities for economic development and growth.
2. Accommodate uses defined as appropriate, such as retail and commercial, office, hotel
and multi family residential, services to meet the needs of local residents, employees and
visitors, specific public and semi public uses, limited automotive uses and
complementary accessory uses.
3. Provide an inter-connected, pedestrian-friendly Downtown which connects the Museum
on the west to the hotels and Convention Center on the east.
4. Include high density residential land uses to create a market for the expanded commercial
component of the Downtown core.
5. Provide development standards which assure consistent and compatible development
within the Specific Plan Area.
B. Land Use Districts
In accordance with the Palm Springs General Plan Land Use map, the blocks within the Specific
Plan area(Blocks A through K)are designated Central Business District. All Blocks are depicted
in Exhibit 111-1.
The introduction of appropriate uses, an increase in recreational opportunities and the expansion
of nighttime retail/commercial uses will extend the hours of active use and result in a more
vibrant townscape. In addition, the residential units created in the Specific Plan will improve the
commercial market in the Downtown core, and enhance the sense of place of this critical area by
creating a neighborhood above the retail and office uses.
Ili-1
City of Palm Springs Downtown Palm Springs Specific Plan
The Specific Plan is intended to support the development of a broad range of appropriate uses,
including those outlined in Section A.2 above, and those detailed in Table III-1. Prime retail
frontages are located at ground floor level on North Palm Canyon Drive. Commercial uses are
generally applicable to the ground floors of other street frontages, and the upper floors of the
proposed buildings
Hotel uses and appropriately located, well-designed parking facilities a., accepted. Appropriate
residential development is also encouraged in downtown locations due to its many beneficial
contributions to local character, and the Specific Plan supports a residential component.
The block identified as E is permanently dedicated as a City-owned central park identified as
"Downtown Palm Springs Park," within the Specific Plan. The blocks identified as H-1 and H-2
are permanently dedicated for City-owned public purposes. (Please see Section II, Land Use
Plan)
-- 111-2
S
BLOCKS BLOCKS
D, F, & H-2 E, G, & H-1
_ W 11i..
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BLOCK C BLOCK B BLOCK R
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r \ Downtown Palm Springs Specific Plan Exhibit
L A TERRA NOW Specific Plan Blocks jjl-1
""u " Palm Springs,California
City of Palm Springs Downtown Palm Springs Specific Plan
C. Uses
1. Allowable Uses
Uses permitted within the Specific Plan are listed in Table I11-1. Similar uses that are not
detrimental to permitted uses or to public health, safety and welfare, may be permitted by the
City Council subject to the findings listed in Section 94.01.02(B) of the Zoning Ordinance.
According to the provisions of the General Plan, supermarket uses are prohibited in the
downtown area. However, in view of the potential for residential uses, an appropriately located
supermarket is encouraged in the Specific Plan.
All uses listed in the Table will be applied to requests for new development, alteration or
expansion of existing uses, tenant improvements resulting in a listed use, or change in
occupancy.
All new structures for permitted uses require Major Architectural Approval to be granted by the
City Council.
nta
City of Palm Springs Downtown Palm Springs Specific Plan
Table III-1
Allowable Uses
P= Permitted; CUP — Conditional Use Permit required; LUP=Land Use Permit TUP=Temporary Use
Permit required;X= Prohibited
TYPE OF USE STATUS IN
USE SPECIFIC PLAN
Retail Goads
Antiques P
Art atleries P
Baked goods p
Beauty supplies _ p
Bic Iles,including accessory repair P
Bookti stores,new and used; and Stationery P
Candies and Confections P
Clothing and Apparel P
Consignment stores and auction houses CUP
Delicatessens P
Department stores P
Drafting and art supplies P
Drugs and Pharmacies P
Drugs and Pharmacies,Drive through CUP
Flowers and Plants P
Furniture P
Gifts P
Groceries referred on Block D P
Hardware and Appliances P
Hobbies, Stam s and Coins P
Jewelry P
Leather goods and Luggage P
Motor scooter,Motorbike Rentals or Sales LUP
Mn[OrC cle Sales or Rentals _ _ CUP
Music and Musical instruments P
Newspapers and Magazines p
Pet shops,including grooming; no kennel facilities LUP
Photographic equipment, retail P
Shoes P
Tobacco products,excluding on-site consumption LUP
Tobacco products,on-site consumption _ CUP
Toys P
Vending Carts LUP
Personal Services
Artist studios P
Banks,e KCluding drive through P
Barbers and Hairdressers P
Beauty shops P
Bicycle rentals LUP
Dry cleaners& Laundries,including self-service CUP
11I-5
City of Palm Springs Downtown Palm Springs Specific Plan
Nail salons CUP
Photographic studios P
Picture framing (retail,&assembly only) P
Spas LUP
Tailors P
Travel agencies P
Food and Bevera a Services
Bars and Cocktail lounges LUP
Beer, Wine and Liquor,packaged LUP
Coffee house p
Coffee house,drive through CUP
Ice cream, Yoghurt,Doughnuts,Bagels, etc. P
Nightclubs and Discotheques CUP
Restaurants,all es includin take-out and delive P
Services for Groups _
Art schools p
Athletic clubs,Fitness centers,Gyms,Health clubs and Slimming salons P
Auction galleries p
Commercial recreational facilities P
Dance studios P
Lodges.meetinp halls and private clubs P
Movie,radio,TV production&broadcast facilities CUP
Video/amusement arcades&machines LUP
Office and Related
General and professional offices P
Insurance P
Real estate p
Residential
Multiple family dwellings and condominiums P
Tourist and Related Services
Automotive rental,only as accessory to a resort hotel P
Bed and Breakfast establishments P
Catering, as accessory to a restaurant or any hotel LUP
Convention center,only as accessory to a resort hotel P
Hotels and Resort hotels P
Time-share and Fractional ownership Resorts P
8 SemicesJor Groups,and Office and Related uses are restricted on street frontage(see Section
9 Arcades as primary use,machines as secondary use(except as otherwise regulated)located no closer than 300 feet
to any other such use,or as a secondary use in conjunction with a resort hotel. In all cases, the use is subject to
Palm Springs Zoning Code Section 93,16.00,
w
IQ-6 -
City of Palm Springs Downtown Palm Springs Specific Plan
Public and Semi-public
Festivals and Exhibits LUP
Libraries P
Museums P
Post office branches P
Public Parks and Plazas P
Theatres,Cinema or Stage P
Accesso uses1D p
Outdoor uses accessory to permitted main use and located on same property
(excluding Blocks E,H-1 and H-2): LUP
- art displays
- artisans, artists
display cases in
malls/courts
farmers market
fashion shows
festivals,exhibits&
special events
- florists
musicians/entertainment""
- outdoor dining&beverage service
- plant/floral sales&
displays
- post card displays"
- theatre &public assembly
- vending carts'3
Outdoor uses: located on Blocks E,H-1,and H-2: P
- art displays
- artisans,artists
- farmers market
- fashion shows
- festivals,exhibits&
special events
- florists
- musicians,entertainment
- dining&beverage service
- plant/floral sales and
displays
- musical or theatre performance&public assembly
- tourism activities kiosks
to Accessory uses customarily incidental to permitted uses&located on the same lot.
t t Subject to provisions of Noise Ordinance,Section 11.74 of the Municipal Codc.
` One per store front.
13 Dispensing: food,beverage,crafts,floral items,other uses determined by the City Council.
III-7
City of Palm Springs Downtown Palm Springs Specific Plan
2. Similar Uses
Similar uses that are not detrimental to permitted uses or to public health, safety and welfare,
may be permitted by the City Council.
3. Prohibited Uses
The uses listed below will not be permitted in the Specific Plan area:
Adult entertainment
Automobile parking as Primary use
Automobile service stations
Dog kennels and Catterics
Drive-in and Drive-through restaurants, banks and all uses not specifically permitted
Industrial or Manufacturing
Massage(except in conjunction with resort hotel or spa)
Pawn shops
Single family residences
Tattoo, Piercing or Body art Parlors
Thrift Shops
Upholstery shops
Wholesale or Warehousing
III.B
City of Palm Springs Downtown Palm Springs Specific Plan
D. Development Standards
The following site development standards shall apply within the boundaries of the Downtown
Palm Springs Specific Plan.
Table III-2
Development Standards
Min. Front Setback or Street Side Setback14(Feet
from property line)
• Palm Canyon Drive, west side 15
•Palm Canyon Drive at Block C and C-1 3215
•Main Street at Block B and B-1 12
•Main Street at Block C and C-1 31 t5
•Palm Canyon Drive, east side 10
•All Other Streets Public and Private (50%)t6/l2
Minimum Distance Between Buildings (feet)
• Tahquitz Canyon 81
• Belardo 70
• Main Street 71
• Andreas 74
• Market Street 40
Min. Building Rear Setback Feet 0
Min. Building Side Yard Setback Feet 0
Max. Building Height(Feet)17, 11
• Block A 60
• Block A-1 20
• Block B 40
4
Exceptions to the minimum setback requirements are listed under Section llI-E.S.
1 5 An additional 70 foot diagonal setback shall be required on Block C from the intersection of Main Street and
North Palm Canyon.
16 On the east side of Palm Canyon, up to 50%of the linear frontage may occur at the property line, without any
setback,and at least 50%of the linear frontage must have a minimum 10 foot setback from the property line.
17 Building height shall be measured from the highest point of the building pad to the top of the roofline. Also see
Section II[-EA Projections Above Maximum Building Height.
is Buildings exceeding 60 feel in height shall be required to include building voids and open airspace,as described
in the paragraph immediately following this Table.
111-9
City of Palm Springs Downtown Palm Springs Specific Plan
• Block B-1 69i9
• Block C 2820
• C-1 60
• Block D 40
• Block E 1721
• Block F 60
• Block G 60
• Block H-1 17
• Block 11-2 1722
• Block K 60
Hotels (all Blocks, except B-1, E, 11-1, H-2) Per City
Council
Minimum Building Height Stepbacks (Feet)
• Tahquitz Canyon
0 0-35 Feet in Height 0
0 Over 35 Feet in Height 20
• Palm Canyon
o0-30 Feel in Height 0
oOver 30 Feet in Height 20
• Indian Canyon
o0-30 Feet in Height 0
0Over 30 Feet in Height 20
• Belardo
o0-30 Feet in Height 0
oOver 30 Feet in Height 15
• Museum Drive
o0-30 Feet in Height 0
oOver 30 Feet in Height 15
• Internal & Private Streets
o0-30 Feet in Height 0
oOver 30 Feet in Height 10
• Adjacent to Museum Parking& O'Donnell
19 A Virgin brand hotel use on Block B-I is permitted up to a maximum height of 74 69 feet subject to the approval
of a Development Agreement. A 60 foot height is permitted for commercial or residential uses.
zo A height of 34 feel may be approved by City Council,provided a setback of 10 feet on Main Street and 110 feet
on Palm Canyon is maintained for the additional height.
2' Except for structures associated with the police substation,an installations and exhibits.
22 Except fur proposed historic Aluminaire House relocation,art installations and exhibits.
rt Hotels on Blocks C,B,F,8 and K may exceed 60 feel in height,subject to approval by the City Council via a
Planned Development District.
2C Stepbacks are defined as the horizontal distance a building face must be set back from the property line at each
given height. The area required for a stepback can be used for balconies and terraces. Stepbacks shall be
measured from the face of a structure to the property line at a 90 degree angle from the building face.
25 Also see Section III-E.4,Projections Into the Right of Way.
III-to
City of Palm Springs Downtown Palm Springs Specific Plan
Golfcourse
o 0-45 Feet in Height 0
o45-60 Feet in Height 20
• Block K, adjacent to existing buildings
0 0-45 Feet in Height 0
0 46-60 Feet in Height 25
Minimum Public/Common Area Open Space
• Blocks A, B, C, D, F, G, K 10%
In order to allow creative building design, provide relief from the vertical plane and maintain
views within the Specific Plan, portions of buildings above 35 feet in height shall include
additional stepbacks (over and above the stepbacks already required)in the exterior wall plane so
as to provide variation in the vertical plane of the building walls and to reduce the volume and
massing at the upper levels of buildings. Portions of buildings over 60 feet in height shall be
required to provide additional stepbacks and reductions in volume and massing.
To achieve this, buildings shall be designed with stepbacks from street property lines and greater
open airspace above certain floors, subject to approval by the City Council, and as further
specified above in Table III-2.
E. Land Use Regulations
1. Ground Floor Use Limitations
Street frontage (ground floor) uses are primarily limited to Retail Goods, Personal Services,
Food and Beverage Services and Tourist and Related Services (see Table III-l). Uses
categorized as Office and Related may only be allowed by Conditional Use Permit (CUP) when
fronting North Palm Canyon Drive (both sides), Indian Canyon Drive (west side) or Main Street
(both sides).
On the ground floors of the following blocks and corresponding street frontages, Retail Goods,
Personal Services, Food and Beverage Services, Tourist and Related Services, Offices and
Related and Public and Semi-public uses are permitted in any combination.
Block Frontage
Block A West, cast and south sides
Block B, B 1 West, east, north and south sides
Block C, Cl West, cast, north and south sides
Block K East side(Indian Canyon)
A grocery store is preferred on Block D. Further, retail and/or commercial uses are permitted on
Block D. Residential uses are permitted above the ground floor of Blocks A and B. For Blocks F
26 All open space is to be calculated based on net acreage(not including street right(s)of way).
III-11
City of Palm Springs Downtown Palm Springs Specific Plan
and G, commercial development on the ground floor, with residential uses above; all-residential;
or a combination of residential and commercial on the ground floor with residential above are
permitted.
In all cases throughout the Specific Plan area, street front entrances to uses located above or
below ground level are permitted, but may not exceed 20 feet of linear street frontage per
entrance.
2. Maximum Building Square Footage
The configuration of buildings is expected to vary widely within the Specific Plan area.Based on
the standards and allowances in the Central Business District, commercial or residential
buildings could be built to a height of 60 feet, and be allowed 100% building coverage, with
stepbacks, on Palm Canyon Drive, Indian Canyon Drive, and Tahquitz Canyon Way. However,
building mass and square footage shall be restricted to allow for view corridors, open plazas and
private open space, and variations in building types. In this Specific Plan, only hotels may
exceed 60 feet, while the Plan also allows limited projections above 60 feet for roof equipment
on all other buildings.
In order to provide flexibility in the design of the project's buildings, and to encourage variations
in building heights, stepbacks and mass, the Specific Plan limits the potential square footage
which can be permitted on any block. Table III-3, below, illustrates the potential square footage
allowed in the Specific Plan area.
11412
City of Palm Springs Downtown Palm Springs Specific Plan
Table III-3
Maximum Allowable Square Footage
Location Allowed in Specific Plan Area
Maximum Potential Square Footage
Block A
Block B 55,000
Block C 150,000
Block D & F 195,000
Block G, 200.000
Block G 7,500
Block K 115,000
175,000
Total Potential Square Footage 897,500
Within the Specific Plan area, a transfer of permitted building square footage from one Block to
another Block within the area defined by Blocks A, B, C, D, F and G ("Sub-Area I"), or within
the area defined by Blocks Kl and K2 ("Sub-Area 2"), may be permitted, as long as the transfer
does not increase building square footage or mass by more than 15%in the receiving Block, and
that the overall build out total for the Specific Plan area is not exceeded. A transfer of permitted
building square footage between Sub-Area 1 and Sub-Area 2 is not permitted, unless approved
by the City Council. All other development standards within this Specific Plan must be met with
implementation of a transfer.
At build out of the Specific Plan, building square footage shall not be permitted to exceed the
total shown in the"Allowed in Specific Plan Area"column of Table 111-3.
3. Projections Above Maximum Building Height
Projections above maximum building heights are allowed for elevator shafts,heating and cooling
equipment, and non-habitable towers or architectural features, to a maximum of 15 feet above
the building height. Projections above the building height cannot exceed 15% of the building
roof area.
27 Building square footage is provided for all Blocks except Blocks H-I and H-2.These Blocks are to be developed
as public open space.Block H-I is anticipated to accommodate art installations and similar public viewing areas in a
park setting. Block H-2 is expected to accommodate the historic Aluminaire House,which will be on permanent
exhibition at this location. None of the uses proposed are to include active commercial or residential uses.Should
commercial or residential land uses be proposed on Blocks H-I or H-2,a Specific Plan amendment will be required.
111-13
City of Palm Springs Downtown Palm Springs Specific Plan
4. Projections Over Street Sidewalks
Projections into the public right of way shall be permitted for the following structures or
features:
a. Awnings: Awnings can extend over the sidewalk, subject
to approval of the City Engineer, but in no case past backj7•�
of curb.
b. Architectural features/screens/canopies perpendicular to
the building face not exceeding 10 feet into the right of
way, but in no case past back of curb
c. Entry porticos not exceeding 20% of the building's linear
footage on any side. Porticos may extend to the face of
curb,but may not impede the right of way to prevent
ADA compliance.
d. Arcades, trellis features and similar coverings. Such
features may extend to the face of curb, but may not prevent ADA compliance.
c. Balconies and terraces, not exceeding 6 feet into the right-of-way.
5. Outdoor Uses on the Sidewalk
Outdoor dining or sitting areas, when part of an adjacent restaurant, bar or similar establishment,
may encroach into the parkway, but may not prevent ADA compliance, and are subject to an
LUP.
6. Building Articulation
Building elevations may not extend more than 60 horizontal linear feet without articulation.
Articulation may include but is not limited to planar recesses, architectural features, awnings or
similar features which either recess into the building or protrude from it a minimum of 2 feet.
In order to allow creative building design, provide relief from the vertical plane and maintain
views within the specific plan, portions of buildings above 35 feet in height shall include
additional stepbacks (over and above the stepbacks already required) in the exterior wall plane so
as to provide variation in the vertical plane of the building walls and to reduce the volume and
massing at the upper levels of buildings. Portions of buildings over 60 feet in height shall be
required to provide additional stepbacks and reductions in volume and massing, subject to
approval by the City Council, and as further specified above in Table 111-2.
7. Walls and Fences
Walls and Fences are permitted at specific locations within the Specific Plan Area, as follows:
Adjacent to retail commercial or hotel land uses, walls shall be permitted at the ground level only
to screen loading dock facilities. Walls shall not be allowed to exceed 6 feet in height, as
measured from finished grade. Walls shall be constructed of masonry with a decorative finish
Itl-14
City of Palm Springs Downtown Palm Springs Specific Plan
that complements the surrounding architecture. Wrought iron fencing, decorative masonry or
tubular steel fencing no higher than three feet in height shall be permitted to enclose outdoor use
areas, such as restaurant terraces and lounge areas. No other fencing shall be permitted in
conjunction with retail commercial or hotel uses.
Adjacent to residential development, walls and fences shall be permitted at the ground level to
screen entryways and courtyards. Walls and fences adjacent to a street may not exceed 6 feet in
height, as measured from finished grade. Walls and fences on the interior of a building, adjacent
to common area open space or parking areas, may not exceed 6 feet in height as measured from
finished grade. Walls and fences may be constructed of wrought iron, tubular steel, split face
block, precision block, stucco, or decorative metal siding (non-reflective). No chain link fencing
shall be permitted at or above ground level in any development, except for temporary chain link
fencing specifically approved for limited duration use by the City for special events occurring on
Blocks E, H-1, or H-2.
Within underground garage and service areas, chain link fencing shall be permitted to enclose
equipment or storage areas only. The chain link fencing shall not exceed six feet in height, and
shall not be located within 20 feet of any exterior wall, with one exception: Fencing separating
public and private parking areas may be permitted to extend from floor to ceiling in parking
structures, and shall be constructed of tubular steel or similar materials.
8. Parking and Loading Requirements
a. Number of Parking Spaces Required
Primary parking for residential uses shall be provided immediately adjacent to, under or over the
units served, and within the Block where the units occur. 50%of the guest parking for residential
uses must be provided within the Block,and 50% may be provided elsewhere within the Specific
Plan area.
Parking for non-residential uses may be provided anywhere within the Specific Plan area. The
Major Architectural Application shall include a demonstration that sufficient parking is provided
elsewhere in the Specific Plan area, and shall be constructed prior to occupancy of the use, to
accommodate the use. Please see Section V.A.
At the time that the Specific Plan was amended in 2016, a total of 1,219 parking spaces were
available west of Palm Canyon Drive, and 874 of these spaces were allocated to approved
projects. Projects proposed after adoption of the Specific Plan amendment will be required to.
a. demonstrate that their parking needs can be met within the remaining 345 spaces;or
b. prepare a parking management plan that demonstrates that sufficient parking is available
to the use, including shared parking for uses with complementary activity hours, and
dedicated off—site parking.
As part of the Specific Plan Amendment adopted in 2016, Block A-1 will be purchased by the
City for construction of a public parking structure, to include ground level plus one deck of
III-15
City of Palm Springs Downtown Palm Springs Specific Plan
parking. Further, Block F shall be required, when development is proposed, to include parking
beneath the structure. Finally, any unbuilt Block may be used as temporary parking, but must
include landscaping and paved surfaces. Temporary parking lots shall require approval of a site
plan showing all proposed improvements. The Director may approve such a site plan. Parking in
temporary parking lots cannot be counted toward satisfying the parking requirement for any
permanent development within the Specific Plan area.
Finally, up to 25% of required parking for the Specific Plan area may be provided through the
payment of in lieu fees, consistent with Section 96.06.00 of the Palm Springs Zoning Ordinance.
Parking shall be required as shown in Table III-4.
Table III-4
Parking Rc uirements
Land Use No. of Spaces Required
All uses including accessory and 1 space/325 s.f.
appurtenant uses, except those identified
below_
Hotel(all),Bed& Breakfast, Timeshare or l space/room
Fractional Ownership28
Residential:
Primary spaces:
Studio or 1 Bedroom 1 space
2 Bedroom 1.5 spaces
3 Bedroom 2 spaces
More than 3 Bedroom 05 space for each additional
bedroom
Guest spaces, in addition to Primary
Spaces 1 mac units
Parking requirements within each Block may be reduced for shared use, if a parking study is
prepared and approved by the Planning Commission.
b, Loading Spaces Acquired
Loading spaces shall be provided in conformance with Section 93.07.01 of the Palm Springs
Zoning Ordinance.
28 No additional parking shall be required for ancillary uses,such as ballrooms,restaurants,bars and spas,except
where the ancillary use has direct access on a public street. If the ancillary use has direct access on a public street,its
parking shall be calculated at a rate of I space per 325 s.f.
111-16
City of Palm Springs Downtown Palm Springs Specific Plan
c. Parkin and,_Loading-Develo Development Standards and Design
Parking and loading spaces shall be designed in conformance with Section 93.06.00.0 of the
Palm Springs Zoning Ordinance,with the following exceptions:
Lift parking is permitted for primary parking of residential land uses. Lift parking is defined as
parking of one car over another through mechanical means.
Tandem parking is permitted for residential areas, however, no more than two tandem spaces are
allowed with one access to a drive aisle.
Tandem parking is permitted for hotel or restaurant uses, however, a valet service must be
provided at all times the use is open for business, and the valet parking area is accessible only by
the valet service.
9. Trash Enclosures_
Trash enclosures shall be designed and constructed in conformance with Section 93.07.02 of the
Palm Springs Zoning Ordinance.
10.Sienagc
Signage shall be permitted consistent with Section 93.20.00
et. seq. of the Palm Springs Zoning Ordinance, with the
following exceptions:.
Banners with changing copy and graphics may be permitted
when affixed to street lights on a permanent basis, and must
be well maintained and replaced when torn or frayed.
Kiosks Signage will be permitted in the building setback areas. r
as depicted here and in Section lit-F.S, Street Furniture. �s
F. Design Guidelines
1. Architecture
a. General Provisions
Consistent with the requirements and recommendations of the General Plan and the Downtown
Urban Design Guidelines, all development within the Specific Plan area will complement the
distinctive, eclectic townscape character that has made Palm Springs nationally and
internationally famous. The existing built form and characteristic townscape spatial
arrangements, together with the startling local topography, have created a unique environment
that provides all users with a well-defined sense of place.
I!I.17
City of Palm Springs Downtown Palm Springs Specific Plan
The northwest comer of the area contained within the Specific Plan fronts open space, but other
than that, the Specific Plan addresses an area that is bordered on all sides by existing urban
development. Achieving sympathetic relationships between new buildings and the existing
adjoining developments will therefore be fundamental to the successful integration of
forthcoming development into the wider context.
The Specific Plan area will be known as the Downtown Palm Springs and its component blocks
must be clearly unified by a coherent visual identity. An encompassing visual identity creates an
essential sense of place and all design elements must work together to reinforce an underlying
perception of continuity. The formulation of a unified, distinctive and adaptable urban design
concept, that is based on versatile design principles and can, while retaining integrity, lend itself
to interesting variations in application, detail and materials, is therefore an essential element of
the Specific Plan.
b. Building Height, Scale and Massing
The Specific Plan allows for an intensive level of development, where careful attention to
appropriate building height, scale and massing will be essential. The area is pedestrian oriented
and all buildings shall be sensitively designed to the human scale with active, pedestrian friendly
frontages. Each of the component blocks must be effectively permeated with public and private
open spaces, allowing view corridors to and from the public domain and thus avoiding the
creation of an overwhelming and impenetrable built form. Within each block, individual
buildings must be treated with care and consistency.
With the exception of Block K, all Blocks within Specific Plan are defined as Central Core in
terms of the Palm Springs Downtown Urban Design Guidelines. In accordance with the
recommendations of the Guidelines, this Specific Plan allows for an average maximum building
height of 60 feet. However, with sympathetic massing and effective architectural treatment to
visually reduce building bulk, hotels may exceed 60 feet, subject to City Council approval. The
design of the buildings, and the layout of the Specific Plan area, is intended to implement the
goals of the General Plan, to create a new mixed use center of Palm Springs.
Building elements throughout the Specific Plan must be varied to include stepping down so that
the apparent mass of the building is reduced, austere `cliff-face' frontages avoided, and view
corridors created.
In addition to conforming to the requirements concerning building
height and stepped frontages, massing of the buildings in Block A
must also respect the presence of the existing building to the north,
and the hierarchy of streetscapes to either side.
Blocks E, H-1 and H-2 provide public open spaces for Downtown
Palm Springs and the built form shall therefore remain entirely
subordinate to that of the blocks abutting, allowing views across
these Blocks in all directions. So that the unimpeded views and predominance of landscaping
that typically characterize public open spaces can prevail, buildings shall be visually permeable
111-I8
I
City of Palm Springs Downtown Palm Springs Specific Plan
and not exceed one story in height, (exhibition structures and structures associated with the
f police substation,and the Aluminaire House may exceed one story). Permanent buildings located
on these Blocks are limited to the maximum total area identified in Table III-3, and shall be
massed appropriately to one side of each Block to frame the open space thereon.
Buildings included in Block C should conform to the requirements concerning building height
and stepped frontages, with massing concentrated towards the centre. Sympathetic massing of
the new built form will also respect the spatial characteristics of the Downtown Palm Springs
Park to the northwest,the surrounding hierarchy of streetscapes and the modest levels of existing
development to the southwest of the block.
i
The blocks defined as D and F may be developed together as one block or as two blocks, and
with limited exceptions, the standard constraint on building height will apply, together with the
requirement for stepped frontages. If developed as one block,
massing shall be concentrated away from Tahquitz Canyon
Way, and pedestrian and visual permeability must be included
so that the creation of an impenetrable and overtly urban mega-
block is avoided. If the two blocks are separated by the
introduction of a parking access drive, massing of the
component buildings will require careful consideration so that
the creation of an uninviting, alley-like access route is avoided.
Sympathetic massing of the new built form will respect the
spatial characteristics of the Palm Springs Art Museum, the
Downtown Palm Springs Park on Block E, the public space and
future potential cultural use by the Palm Springs Art Museum
on Block H-2, and open areas to the west, as well as the
surrounding hierarchy of streetscapes.
Subject to sensitive architectural treatment, the new built form will continue the adjacent well-
defined edge along the northern frontage of Block G.
Block K will require future planning, and must he developed subject to approval of a PDD.
Another potential exception to the 60-foot height limit may be at Block K, where subject to City
Council approval via a Planned Development District, additional building heights may be
developed. Increased building height at Block K will result in the new built form providing
visual continuity between the constrained level of development allowed to the west and the
intensive levels of existing and proposed development in Section 14, to the east. Additional
connections and crossings should be provided from the Specific Plan area to the Convention
Center and other resort facilities to the cast. Providing a greater degree of connectivity will
increase access to retail and restaurant uses, foster economic development, and reduce vehicular
trips. The fragmented nature of the block presents challenges in terms of achieving sympathetic
massing, as all street frontages shall be designed to the human scale and the existing modest
levels of development at abutting sites must be respected.
M-19
City of Palm Springs Downtown Palm Springs Specific Plan
c. Architectural Style and Treatment
Eclectic Architecture is a defining feature of Downtown Palm Springs and while renown for its
uniquely Californian Modernist buildings, the area is also rich in interesting examples of Spanish
and Mediterranean styles.
Where the distinctive character of an area derives from
its diversity of development over many decades, new
built form that merely replicates previous styles is i
counter to the way in which the area has evolved. New ` M
development, while contextual, should therefore be of its
time, using contemporary designs of a scale and form
reflective of locally distinctive models. •
Aside from landmark buildings, most buildings forming y
I
part of a streetscape do not need to be idiosyncratic. Too
many buildings of individual dominance and distinction
compete with each other and create urban chaos. A more harmonious townscape is achieved by
using variations on a consistent architectural theme,with variety in the detailing and materials.
With reference to the City's legacy of Modem, Spanish and
Mediterranean styles, a forward-looking architectural theme
recognizing a new sustainability paradigm is the primary direction
for future development in the Specific Plan area. The theme seeks
to encourage architecture that builds on Palm Springs' tradition of
responding to the demands of a desert climate, but with new
respect for minimizing energy and materials use in construction
and occupancy. New design aesthetics will he needed to
f incorporate solar control, passive energy production (solar and
wind), and wireless technologies with time-honored concerns for
pedestrian entries, security and orientation,building function, view
preservation and visual appeal in the manipulation of form,
materials and color. Particular attention to the sensitive treatment of the street front forms a core
objective within the unified Urban Design concept. Together, these principles will provide the
Downtown Palm Springs area with a cohesive and distinctive character. Within this overall
architectural theme, interesting variation in rooflines, elevational articulation, detailing and
materials will be needed to create a richly textured built environment. Recesses and reveals that
provide shade and create shadow lines,such as building
projections, covered walkways, colonnades, arcades,
and other human scale openings shall be included to
reduce the impact of building mass and create visual
j interest. The means of enclosure to courtyards and
balconies shall be visually permeable where appropriate
and the stepping back of upper floors will also be
utilized to further reduce the visual impact of building
mass and maximize view corridors.
111-20
City of Palm Springs Downtown Palm Springs Specific Plan
In accordance with the prevailing architectural theme, buildings are to be clearly legible with
active main frontages and well-defined entrances. All elevations of a building shall be
consistently treated, and rooftop mechanical and electrical
equipment must be screened as an integral part of the
architectural treatment.
Buildings situated at important intersections should receive
special treatments. The inclusion of architecturally +`
definitive features and comer cut-backs assists in the
creation of a distinctive sense of place, as well increasing
opportunities to create useable outdoor public spaces.
In its location at the eastern end of the Specific Plan Block
K will form a balanced counterpart to the Palm Springs Art
Museum building located at the western end of Main Street. Although standing alone as a
landmark building, its architectural treatment will complement the architectural theme prevailing
throughout Downtown Palm Springs.
Special architectural treatments will also be required for the southern and northern elevations of
the buildings included in Block G, and the western elevation of Block D and F. While consistent
with the prevailing architectural theme, western elevational treatments shall defer to the presence
of the adjacent Palm Springs Art Museum building and relate to the public open space
immediately next to them. Effective articulation of the southern and northern frontages of Block
G will be essential to reduce the visual dominance of the tall building.
Parking structures at street level have a potential to result in austere and impermeable frontages.
While consistent with the prevailing architectural theme, they will require special design
treatment to minimize the impact of the structure on the pedestrian experience. Parking
structures must be visually permeable and include `designed-in' safety features. Elevations
require effective articulation, incorporating projections, recesses and interesting combinations of
materials to avoid the creation of continuous, harsh frontages. Parking structures must also have
well defined entrances, easy access and legible interior spatial arrangements to invite consistent
usage.
n-21
i
i
City of Palm Springs Downtown p• : :
Architectural Treatments
Exhibit 111-2
111-22
z .
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M -
City of Palm Springs Downtown Palm Springs Specific Plan
d. Storefronts
Well-designed storefronts make a significant contribution to streetscapc character and assist in
the creation or lively frontages. The pedestrian experience is enhanced by visually permeable,
largely glazed storefronts that minimize the division between interior and exterior space, and
allow interesting views of inviting interiors. Clearly defined and easily accessible entrances
create active frontages and draw people into the store, while visually permeable design treatment
allows the interior of the store to function as an extensive display area at all hours, thereby
maximizing economic opportunities for vendors.
Essential security equipment must be inconspicuously located so that the creation of a hostile
atmosphere is avoided. If permitted, security grilles must be internally mounted, fully retractable
during trading hours and visually permeable when in use after the store is closed.
While allowing flexibility for individual distinctiveness, shopfront design should be compatible
with Downtown Palm Springs architectural theme and reflect the appearance and scale of the
building above.
c. Building Materials
Designed as an integral component of Downtown Palm Springs architectural theme, a rich
palette of complementary materials and finishes will create subtle continuity throughout the area
by visually [inking eclectic architectural styles_ While consistent with the broader thumc, it is
essential that materials, colors and finishes are appropriate to the architectural style of individual
buildings.
The Specific Plan allows for an intensive level of development and building facades must be
softened and articulated by the innovative use of a harmonious range of surface treatments. In
addition to visually reducing building mass, interesting variety in color and material assist in the
creation of a lively townscape. Intense sunshine is a prevailing feature of the Palm Springs
environment and textured surface finishes on which interesting shadow effects can be achieved
will contribute much to distinctive local character. Wide expanses of glazing blur the distinction
between interior and exterior space, promoting an essential sense of permeability and
spaciousness long associated with the Palm Springs townscape.
2. Connectivity,Streetscapes,Open Spaces
a. Connectivity and Streetscenes
Streetscape character has a fundamental impact on the vitality of downtown by either
encouraging or deterring pedestrian activities and a legible, well defined hierarchy of streets and
pedestrian links, connected by a sequence of versatile public open spaces, effectively permeates
the Specific Plan.
East-west connectivity is facilitated for both vehicles and pedestrians. Upgrading the streetscape
of Andreas Road and additional connections and crossings should connect the Specific Plan area
' '111-23
City of Palm Springs Downtown Palm Springs Specific Plan
to the Convention Center and other resort facilities on the east. Providing a greater degree of
connectivity will increase access to retail and restaurant uses, foster economic development, and
reduce vehicular trips. The existing grid circulation of Main Street extending to Belardo Road is
essential to successful traffic circulation, and the extension completes the grid circulation patter
essential to improved traffic circulation in the Specific Plan. j
Permeating the blocks included in the Specific Plan with well-designed pedestrian connections
avoids the creation of overwhelmingly urban mega-blocks, adds visual interest to the streetscene
and encourages pedestrian activity. The design treatment of pedestrian links, both within the Plan
i Area and to adjacent development, forms an integral part of the Downtown Palm Springs Urban
�--� Design concept, creating inviting, multi-purpose
spaces of distinctive character that include `designed-
in' safety features.
View corridors have contributed much to the unique
townscape character of Palm Springs. The mountains
form a spectacular backdrop to the City and
downtown streetsccnes offer distinctive longitudinal
views, where the vertical rhythm of the mature palm
trees acts as an effective foil to the general
horizontality of the built form. In terms of preserving
local distinctiveness, it is important that existing view corridors are protected and new ones
created. As building heights within the Specific Plan generally exceed those previously existing,
it is essential that architectural elements and building components be varied and reduce the
overall perception of mass, resulting in graduated frontages that allow generous view corridors.
A particularly definitive local view will be created by the opening of a new east-west street that
allows tree-framed views in both directions. Views to the cast will extend to the startling focal
point of the new building and views to the west will include the
iconic Art Museum, with the mountain behind. Additional
connections and crossings should be provided from the Specific
Plan area to the Convention Center and other resort facilities to
the cast.
In accordance with the Downtown Palm Springs Urban Design
concept, streetscapes should be characterized by consistent, but ,
adaptable,design treatments so that a strong sense of continuity
and place is achieved. Component spaces of special use or
interest can be individually defined by a complementary variety
of detailing and material. Major vehicle and pedestrian routes
within the Specific Plan shall be enclosed by active frontages,
with sidewalks designed to accommodate a variety of
compatible outdoor activities and thereby extend the hours of
active use. Consistent with the Urban Design concept for Downtown Palm Springs, a full range
of features and amenities to enhance the pedestrian experience and encourage pedestrian activity
shall be incorporated into the design of sidewalks and other public open spaces (see Section 111.4
Street Furniture). Parking structures at street level have a potential to result in austere and
111-24
City of Palm Springs Downtown Palm Springs Specific Plan
impermeable frontages and the sidewalk fronting a street level parking structure will require
i
sensitive design treatment and landscaping to soften the visual impact of the parking structure.
Within the Specific Plan, a hierarchy of definitive intersections is to be created. Street surfaces
at selected intersections will be given visual definition by the introduction of special surface
finishes, while landscaped sidewalk projections or `bulbs', together with building corner
cutbacks, will create useable public open spaces and contribute to a more pleasing pedestrian
experience. All design treatments will be consistent with the unified Urban Design concept,with
special interest and variety being achieved in the detailing. Key definitive intersections shall be
created at Belardo
Road and Andreas
Road, Belardo Road
and Main Street, and
at the intersections
of Tahquitz Canyon y
Way with Belardo
Road and North Palm Canyon Drive. Secondary definitive intersections may be created at other
minor intersections within the Specific Plan area. A visual link between the Downtown Palm
Springs and the Section 14 district to the east shall be achieved by the introduction of special
street surface finishes. This will draw the attention of drivers to the gateway as well as
encouraging pedestrian circulation between the two areas.
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7
City of Palm Springs Downtown Palm Springs Specific Plan
b. Public Open Spaces
The new City-owned central park identified as "Downtown Palm Springs Park,", occupying
Block E fulfills the need for a public gathering place in the Specific Plan area. Successful,
pedestrian oriented open spaces have clearly defined edges, are well connected by being situated
adjacent to, but not on, main movement spaces and they are well
integrated into the surrounding urban fabric. The Downtown
Palm Springs Park is centrally located within the Specific Plan
area, with direct connection to areas north, south and east of the
Specific Plan via Main Street and Bclardo Road. The area is
effectively enclosed by the surrounding blocks and its spatial
i
characteristics provide opportunity for extended and varied uses.
The Downtown Palm Springs Park is fundamental to the creation
of a distinctive sense of place and it will be a definitive space,
forming the nucleus of
Downtown Palm Springs.
Design and detailing must be consistent with the wider
Urban Design concept and the Downtown Palm Springs
Park will include a distinctive central focal point, such
as a commanding piece of art or water feature, creative
landscaping and a wide range of amenities to facilitate
cultural, pedestrian, and recreational activities, as well
as a venue for gatherings, entertainment, and
community activities. Built form within the Downtown
Palm Springs Park will remain limited and subordinate
to the function of the Downtown Palm Springs Park and u
its use as a public space and special event venue; wide
views should exist in all directions.
Public gathering spaces on a smaller scale will also be created in front of the Palm Springs Art
Museum on Blocks H-1 and H-2. These secondary open spaces will form an integral part of the
significant view corridor that expose the eastern facade of the Palm Springs Art Museum. The
design treatment of Blocks H-1 and 11-2 will complement that of the Downtown Palm Springs
Park so that a clear hierarchical relationship between the open spaces within Downtown Palm
Springs is evident and continuity of theme maintained.
c. Common Open Space in Residential Projects
Common area open space for residential projects is intended to provide opportunities for views
within the blocks to the surrounding mountains and streetscene. When designed in conjunction
with building articulation, the aesthetic effect will be improved for residents and visitors alike.
Permeating the built form with interesting and sensitively designed open spaces prevents the
creation of continuous frontagcs and overwhelming urban 'mega-blocks', while facilitating the
safety of users by allowing spontaneous observation.
I1I-27
f
City of Palm Springs Downtown Palm Springs Specific Plan
The domestic use of common open spaces in
residential projects must be reflected in spatial
proportions to the human scale and in gentle
means of enclosure that, while providing
residents with an essential level of privacy,
allow landscape features and a sense of
spaciousness to prevail. Design treatments
must be consistent with the wider urban design
concept and result in lively and inviting
common spaces that complement the
architectural style of the adjacent buildings and
encourage appropriate use.
111-28
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City of Palm Springs Downtown Palm Springs Specific Plan
3. Landscaping
I lighly defined landscaping is an essential part of achieving quality design within the Downtown
Palm Springs Specific Plan, and will have a profound effect on the quality of life enjoyed by
residents and visitors. Development of this landscape plan has been guided by a variety of
considerations, including the natural and developed setting within which the project occurs.
The Specific Plan landscape plan has been designed to be
compatible and consistent with the local setting as well as
the Downtown Design Guidelines. Landscaped open space !
areas must be responsive to desert conditions, utilizing
thoughtful and creative designs that limit water demand and
are in harmony with the natural setting. The master
landscape palette includes a variety of drought tolerant and
native species.
Use of landscaping throughout the site will provide
connectivity linking all residential, commercial and mixed-use areas. Open space areas provide
for pedestrian and bicycle access and connect to the hotels and Convention Center to the cast.
Landscaping will be utilized as a functional design element within all Blocks. Landscape
treatments and enhancements are designed to maximize the use of native desert and compatible
drought-tolerant planting materials. Landscape plans will address water erosion issues and must
demonstrate the water efficiency gained from plant and irrigation system selection.
To accomplish the design objectives, landscape
elements will incorporate vertical dimension. Fan i µ�
palms, date palms, acacia and Rhus lancia are +t
appropriate trees within the project. Trees can also be j P£"
used to provide shading and cooling. Use of trees shall
take into careful account the viewsheds, as well as that l—1
rightfully enjoyed by adjoining properties.
� r
The conceptual Master Landscaping Plan for .::.
PR1f
Downtown Palm Springs is shown in Exhibit I1I-4.
Downtown Palm Springs is divided into a series ofw
Major and Minor Entries, and Major and Minor Focal
Points. As the central focal point to the entire project,
the Downtown Palm Springs Park is to be given
particular attention and care. The Downtown Palm Springs Park is to transition between the
regimented street landscaping on surrounding streets, into a landscaped, people friendly place
where the atmosphere invites visitors to sit, enjoy the cool air, and the amenities incorporated
into the recreational space. Shade trees are intended to have larger canopies, including Desert
Museum Cercidium, and Tipu Tree. Design of the Downtown Palm Springs Park will
incorporate themes that are compatible with other significant outdoor public spaces.
I11-30 --
City of Palm Springs Downtown Palm Springs Specific Plan
E
From the Downtown Palm Springs Park, the landscaping plan returns to the theme of California
fan palm and date palm trees lining interior streets, with shade trees provided at intersections.
Additional planting along the streets should focus on potted accent palms, typical of an urban
environment, rather than planting strips and beds. Planting beds are appropriate when
surrounding shade trees near parking areas, particularly on secondary streets, to soften the
asphalt and hardscape.
Landscaping Zones
IThe landscaping concept divides landscaping into three "zones": the Strectscape 'Lone, the
Transition Zone and the Open Space Zone.
The Slrectscape Zone is designed to integrate into the landscaping patterns already occurring in
downtown Palm Springs. Street trees and plantings will emulate the rows of palm trees which
now flank Palm Canyon Drive, and will extend throughout the primary streets in all Blocks.
Shade trees are provided at intersections to break up the linear nature of the palms, and cool the
environment for both pedestrians and vehicles. Plantings are focused on potted palms and annual
color,which does not block pedestrian activity.
I The Transition Zone has a less intense focus on
palm trees, and introduces a greater variety of
k shade trees and shrubs. The Transition Zone plants
should apply to the secondary streets and the
residential areas, to soften the built environment,
and provide greater shade and cooling. Planting 4
areas should include a mix of potted palms and # C�
plants, as well as planting beds surrounding street
trees,to reflect a less intense urban environment.
The Open Space Zone applies not only to the Main
Plaza, but also to the common area open spaces
that will be created within each Block. This Zone
l includes the widest variety of plant materials, and is intended to connect the Streetscape and
t
Transition Zones. In areas away from the Main Plaza, the focus should be on canopy and accent
trees, and a higher intensity of groundcovers, ACCENT
particularly in areas where the primary uses are r Pwrrs
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residential. srre
FURNlS"INW^
f Entries and.Focal_Points 1 �" GATEWAY
In addition to the Downtown Palm Springs Park, ELEMENT
particular care must be taken in the landscape
design of Major and Minor Entries, and Major —' soEcui
and Minor Focal Points. The Entries to the aAW"G
Specific Plan must be designed to include the aawms
i
signature palms,accent trees and special paving,
to draw the visitor in, and define the space.
� GNOVbl WaY d OdLY G/AYOM
F
City of Palm Springs Downtown Palm Springs Specific Plan
The Major Focal Point in the project will be the intersection of Main Sheet and Museum Drive.
This area, in front of the Palm Springs Art Museum, shall include not only significant vertical
elements, but also extensive special paving and public art. Landscaping in this area shall act as a
frame to the Palm Springs Art Museum building, and not obliterate the structure.
At Minor Focal Points, the emphasis must be on landscaping and hardscape which is at a
pedestrian scale, and provides opportunities for street furniture, directional signage and shade.
Again, accent paving which defines the area is critical to providing a sense of place within the
project.
Continuity of Theme
The overall theme of the landscaping plan must be maintained throughout the Specific Plan.
Since it is expected that the project will develop in phases, and that individual buildings and
blocks will have differing architectural character, the connecting thread between the buildings
and blocks will be the landscaping. As projects are reviewed and approved, the least amount of
variation should be allowed in landscaping patterns, unlike the architectural variety which is
expected in architecture. Since the Downtown Palm Springs Park and major roadway
streetscapes are expected to be the in the early phases of development, these areas will set the
tone for the balance of the landscaping plans throughout Downtown Palm Springs. Once
established, their design theme shall be adhered to for all subsequent phases of the project.
111-32
City of Palm Springs Downtown Palm Springs Specific Plan
Table 111-5
Landscape Palette29
Plant Scientific Name Common Name Size
Zone
Palms
S O Butiaca itata Pindo Palm 36"-Box
S Phoenix dact ylifera Date Palm 20' B.T.H.
S T 10 Washin tonic filifera California fan palm 8' -20' ht.
S T O Washin tonia robusta Mexican fan palm 8' - 16' ht.
S T O Chamaerops humillis Mediterranean fan palm 24"-36"Box
Trees
S Acacia salicina Willow Acacia 24" -Box
O Citrus s . Citrus sp. 24"-Box
T O Fraxinus udei 'Majestic Beauty' Evergreen ash 36"-Box
S T Cercidium 'Desert Museum' Desert Museum 36" -Box
S T Prosopis h. 'Phoenix' Phoenix 24"-36"Box
T O Rhus lancea African sumac 24"-48"Box
T O Schinus molle California pepper tree 24" -48"Box
O Schinus terebinthifohus Brazilian pepper tree 24"-36"Box
T O Ulmus parvifolia Evergreen Elm 24"-36"Box
T O Tipuana Tipu Ti u tree 24"-36"Box
Accents
0 Beaucarnea recurvata Ponytail palm 15 -Gal.
O C cas revoluta Sao palm 24"-Box
S T Dasylirion longissima Mexican grass tree 15 -Gal.
S T Dashrion wheeleri Deserts oon 15 -Gal.
T O 1 Muhlenbergia rigens Dear grass 5-Gal.
Shrubs
S T O Bou ainvillea 'Oo La La' Bougainvillea 5-Gal.
S T Caesalpinia pulcherrima Red Bird of Paradise 5-Gal.
S T O Carissa grandiflora spp. Natal plum 5-Gal.
S O Cassia artemesoides Desert cassis 5-Gal.
S T O Cassia nemo hila Bushy senna 5 -Gal.
S T O Dodonaea viscose Ho seed bush 5-Gal.
S O Eur o.s pectnatis Green leaf euryops 5-Gal.
S T O He-speralce parvifolia Red yucca 5-Gal.
O O Hibiscus Rosa-Sinensis Chinese hibiscus 5-Gal.
S T Leuco hyllum spp. Texas ranger 5-Gal.
T 0 Nandina domestics Heavenly bamboo 5-Gal.
77 Appropriate plants identified in the Coachella Valley Water District's"Lush and Efficient"publication tnay be
used with the approval of the Planning Director.
111-33
City of Palm Springs Downtown Palm Springs Specific Plan
Table III-5
Landscape Palette29
Plant Scientific Name Common Name Size
Zone
T 10 Nerium oleander 'Petite' Dwarf oleander 5—Gal.
O Pittosporum t. 'Variegata' Variegated Pittosporum 5—Gal.
O Pittos orum t. 'Wheelers dwarf' Wheelers dwarf tobira_ 5 —Gal.
0 O Rha hiole is indica India hawthorn 5—Gal.
S T Salvia greggii Red salvia 5—Gal.
S T 0 Thevetia peruviana Yellow oleander 15 — Gal,
S T 0 Xylosma congestum 'Com acla' Xylosma 5—Ga1.
S 0 Prunus caroliniana Carolina laurel cherry 15— Gal.
0 Ligustrum j. 'Texanum' Japanese privet_ 5—Gal.
Vines & Groundcovers
S T 0 Bougainvillea 'B.Karst' Bougainvillea Barbara 15— Gal.
Karst
S T 0 Calliandra inaequilatera Pink powder puff 15—Gal.
S T O Tecoma spp. 15—Gal.
S 0 Carrisa g. 'Green Carpet' Green carpet 1 —Gal.
0 Annual Color Seasonal Flats
S Baccharis h. 'Thompson' Desert Bloom 1 —Gal @ 5'
_ O.C.
S T O Lantana montevidensis Trailing lantana t —Gat @ 4'
O.C.
S T 0 Lantana 'New Gold' New Gold Lantana 1 —Gal @ 4'
O.C.
O Trachelospermum Star jasmine 1 —Gal.
jasminoides
Cobble 'Sunburst Pebbles' 2"—4" dia.
DG 3/8"Minus Desert Gold Compacted 2"
depth
2' —5' dia. Desert Chocolate
Boulders
Sod Hybrid Bermuda
Legend: S= Streetsca e Zone; T= Transition Zone; O=Open Space Zone
I11-34
City of Palm Springs Downtown Palm Springs Specific Plan
4. Street Furniture,Lighting and Art
Well-designed street furniture, lighting and public art enliven townscape character and contribute
to a strong sense of local identity. Downtown Palm Springs is a pedestrian oriented area and
street furniture shall be designed to the human scale and placed to enhance the pedestrian
experience. While consistent with the general design principles included in the Palm Springs
Downtown Urban Design Plan, a variation on the recommended theme that complements the
Urban Design concept for Downtown Palm Springs should be implemented within the confines
of the Specific Plan, Special detailing will define Downtown Palm Springs as an area of
distinctive identity, while maintaining continuity of theme ensures that the downtown area as a
whole engenders a clearly perceptible sense of place. While allowing for interesting variations in
complementary design, all elements must work together to create a distinctive, unified identity.
The Plan's downtown location offers many opportunities for public art and items of cultural or
educational interest to be incorporated into the design of public open spaces, with the Park and
adjacent H-1 and H-2 Blocks presenting an opportunity to display an exceptionally commanding
piece. Lighting, while facilitating public safety, shall provide illumination levels appropriate to
j the uses of the area and contribute to the general ambience.
III-35
r
City of Palm Springs Downtown Palm Springs Specific Plan
Exhibit 111- 5
Street Furniture
46,
-a
111-36
City of Palm Springs Downtown Palm Springs Specific Plan
G. Green Building and Energy Efficiency
Downtown Palm Springs provides an opportunity to demonstrate the benefits of energy
efficiency and green construction in Palm Springs. The basic tenet of the project— to provide a
place where people can live,work and shop without the use of an automobile — is in and of itself
an energy efficient concept. In addition to facilitating this concept in its mix of land uses,
Downtown Palm Springs can provide energy efficient construction through the use of passive
and active solar energy; construction techniques using Green Building or Leadership in Energy
and Environmental Design (LEED) principles; installation of water conserving landscaping
materials; selection of reused and repurposed materials for buildings and public areas; and
installation of recycling facilities throughout the project.
Passive solar design has been implemented in Palm Springs and the Coachella Valley for a
number of years, through the use of shade structures and building orientation. Although
Downtown Palm Springs's orientation is primarily east-west, passive solar design shall still be
part of building design through deep recesses for balconies which shield building interiors;
window placement on exposed wall faces; and use of buildings to shade public or private open
spaces,and limit heat sink effects.
Active solar design shall be considered throughout the project, as flat rooftops will occur
throughout the site, and will be available for use for solar panels. As technology continues to
expand and improve, solar energy can be harnessed throughout the project to lower the energy
demand of both the residential and commercial components of the project.
Projects approved after the adoption of the 2016 Specific Plan amendment must be consistent
with the City's Green Building Program "Tree Level"in effect at the time of issuance of building
permit. LEED requirements range from access to public transit and alternative transportation to
the use of recycled building materials and low-emitting paints and coatings. The LEED model is
readily accessible, beneficial to the community, both with Downtown Palm Springs and
throughout Palm Springs, and is more commonly implemented every year.
The landscaping palette for Downtown Palm Springs is designed to minimize the use of water
for irrigation. Landscape irrigation can represent the majority of a project's water use.
Downtown Palm Springs shall be designed to lower its water use in landscaping, through the
installation of highly efficient irrigation systems, rain sensing equipment, and plant-specific
emitters.
Recycling of materials within Downtown Palm Springs shall be made as simple and accessible as
possible. Although centralized solid waste disposal is likely throughout the project, each building
should be designed to make the recycling of materials easy and convenient. If trash chutes or
centralized sorting areas are designed in buildings, they must include a recycling component.
Because of the non-traditional design of housing units in the project, consultation with Palm
Springs Disposal Service may need to be augmented with research and design more typical of
urban environments, since the practices associated with multi-story design for recycling in the
Coachella Valley are limited.
III-37
City of Palm Springs Downtown Palm Springs Specific Plan
Finally, the public and private open spaces within the project will require furnishings and
finishes which shall to the greatest extent possible be made of sustainable and/or recycled
materials. A broad range of products are now available, with more being introduced every year,
which reuse materials in their construction.
III-39
City of Palm Springs Downtown Palm Springs Specific Plan
IV. INFRASTRUCTURE
A. Introduction
Downtown Palm Springs occurs in an area of Palm Springs which is fully developed. As such,
most infrastructure, including roadways, water, sewer, and utilities, are in place in the area. It is
expected that with implementation of the Specific Plan, existing trunk lines will remain, and on-
site extensions will occur to service individual blocks throughout the site. A detailed description
of all existing and proposed infrastructure for the project is provided below.
Complete Streets
Assembly Bill 1358 (AB 1358, Chapter 657, Statutes of 2008), the California Complete Streets
Act, required the Governor's Office of Planning and Research (OPR) to amend its 2003 General
Plan Guidelines to provide guidance to local jurisdictions on how to plan for multimodal
transportation networks in general plan circulation elements. AB 1358 had a legislative goal
"...to reduce greenhouse gas emissions, make the most efficient use of urban land and
transportation infrastructure, and improve public health by encouraging physical activity,
transportation planners must fund innovative ways to reduce vehicle miles traveled(VMT) and to
shift from short trips in the automobile to biking, walking and use of public transit." AB 1358
incorporated new regulations in Government Code Section 65302(b)(2), adding:
(A) Commencing January 1, 2011, upon any substantial revision of the circulation element, the
legislative body shall modify the circulation element to plan for a balanced, multimodal
transportation network that meets the needs of all risers of the streets, roads, and highways for
safe and convenient travel in a manner that is ,suitable to the rural, suburban, or urba+r context
of the general plan.
(B) For the purposes of this paragraph, "users of streets, roads, and highways" means
bicyclists, children, persons with disabilities, motorists, movers of commercial goods,
pedestrians, users ofpublic transportation, and seniors.
In accordance with AB 1358, in December 2010 OPR released the Update to the General Plan
Guidelines: Complete Streets and the Circulation Element (the "Update"). The City is required
to use this Update in conjunction with the OPR's published 2003 General Plan Guidelines when
considering an update to the Circulation Element of the General Plan. OPR's Update to
implement AB 1358 establishes a goal for the City to "...plan for the development of a well-
IV-1
City of Palm Springs Downtown Palm Springs Specific Plan
balanced, connected, safe, and convenient multimodal transportation network. This network
should consist of complete streets which are designed and constructed to serve all users q/'
streets, roads, and highways, regardless qf'their age at- ability, or whether they are driving,
walking, bicycling, or taking transit."
The Circulation Element of the City's 2007 General Plan Update was adopted by the City
Council on October 17, 2008. Although adoption of the City's updated Circulation Element
preceded AB 1358, the Circulation Element considered and provides for a multimodal
transportation network throughout the City as called for in AB 1358. Goal CRl of the City's
General Plan states: Establish and maintain an efficient, interconnected circulation system that
accommodates vehicular travel, walking, bicycling, public transit, and other forms of
transportation. Specifically, the City's Circulation Element established goal and policies
associated with the following components of the Circulation Element:
I) a grid system of roadway classifications to accommodate varying volumes of existing and
future traffic;
2) truck routes for movement of goods through the City;
3) public transportation(transit,para-transit, and rail systems);
4) a recreational trail system;
5) bikeway classifications and routes;
6) pedestrian experience;
7) vehicular parking;
8) aviation facilities;
Adoption of the Downtown Palm Springs Specific Plan in 2009 was consistent with the 2007
General Plan Update, and positioned the project within and adjacent to various transportation
systems, including bicycle routes as shown in Figure Rr-1-
IV-2
City of Palm Springs Downtown Palm Springs Specific Plan
qr
0
Ar4f U
,
1
400. 'Tili'
FrRITAGETRAILZ *vans* M C Figure IV-1 —Bicycle Routes
Subsequently, on October 5, 2011, the City Council adopted an amendment to the 2007 General
Plan to incorporate the Coachella Valley Non-Motorized Transportation Master Plan
("NMTMP"). The NMTMP established a valley-wide master plan of bikeways, trails, associated
facilities and programs and identified each C ity's individual systems of bicycle routes, trail
systems and associated facilities. The NMTMP was adopted to ensure compliance with AB
1358, as a planning tool to assure that the various components of the City's Circulation Element
was interconnected within the City and with other cities, as a way to enhance alternative modes
of transportation, to reduce dependence on the use of private automobiles, to reduce traffic
congestion, to reduce vehicle emissions and greenhouse gas emissions. The NMTMP
incorporates an updated bicycle route map as shown in Figure IV-2.
IV-3
City of Palm Springs Downtown Palm Springs Specific Plan
-71
Jill
k
• ramen&ktM.-
Palm Springs
Regional
IH6T Airport
.,., M �� raAyu'�Canywr W.ry
J11
Figure IV-2—Bicycle Routes
Existing Routes Proposed Routes
-*'� Gass I. Bike Path r� '•.,,w Gass I, Bike Path
rN1,0 Gass II, Bike Lane r+ ''o � Gass If. Bike Lame
y Gass Ill, Bike Route Gass III. Bike Route
Mixed Use Bike Route I ''. � Mixed Use II
B. Roadways
The public roadways surrounding the project will be constructed to City General Plan standards,
with limited exceptions. Cross sections of all roadway standards are provided in Exhibit IV-1,
and roadway classifications arc provided in Exhibit IV-2.
Parkways, which will include landscaping, sidewalks, on-street parking pockets and outdoor
seating or dining areas, will have minimum widths as described in Table IV-1, below.
Encroachment into the parkway for seating, dining areas or similar obstructions must allow
travel widths which meet or exceed ADA requirements.
IV-4
City of Palm Springs Downtown Palm Springs Specific Plan
Table IV4
Minimum Parkway Widths
Palm Canyon Drive
Tahquitz Canyon to Main Street 25 feet
Main Street to Andreas 24 .cet
Andreas to north property line 25 feet
Belardo Road
Tahquitz Canyon to Main Street 17 feet
Main Street to Andreas 25 feet
Andreas to north properly line 25 feet
Main Street
Palm Canyon to Belardo 23 feet
Belardo to Museum Drive 22 feet
Andreas Road 18 feet
Tah uitz Canyon 30 feet
1. Palm Canvon Drive
North Palm Canyon is constructed at its ultimate right of way. Palm Canyon consists of an 80
foot right of way. Palm Canyon currently includes three lanes of traffic with parking on the east
side. This configuration can be amended, with City Council approval, and without amendment of
the Specific Plan,
2. Indian Canyon Drive
As with Palm Canyon Drive, Indian Canyon Drive is developed at its ultimate right of way. The
ultimate configuration of lanes (either one- or two-way) and parking, will be developed when
development,renovation and adaptive reuse plans are brought forward for Block K.
3. Tahquitz Canyon Way
Tahquitz Canyon Way is constructed to a paved width of 50 feet, within an 88 foot right of way.
The recently adopted General Plan downgraded Tahquitz Canyon to a Collector, with a 60 to 66
foot right of way. In the Specific Plan area, the north side of Tahquitz Canyon will be designed
to incorporate a vehicular drop-off for the hotel use proposed on Block C, while maintaining one
lane of westbound traffic.
IV-5
City of Palm Springs Downtown Palm Springs Specific Plan
4. Belardo Road
Belardo Road will be extended through the Specific Plan area with a 41 foot right of way, to
allow one lane of travel in each direction, and parallel parking on each side.
5. Andreas Road
Andreas Road will be extending across Palm Canyon Drive to Belardo Road within a 41 foot
right of way, allowing one lane of travel in each direction, curb-adjacent landscaping and a
sidewalk.
6. Museum Drive
Museum Drive will be 41 feel of right of way, with a single lane of traffic in each direction, and
parallel parking adjacent to the Specific Plan frontage. 7. Main Street will be 41 feet of right of
way, with a single lane of traffic in each direction, and parallel parking adjacent to the Specific
Plan frontage. The alignment of Main Street will begin in front of the Palm Springs Art Museum
and run due east, initially terminating at Palm Canyon Drive, and potentially (at build out)
terminating at Indian Canyon Drive.
7. Private Drives/Internal Access
Additional drives, alley ways, and access roads may be designed as part of the development of
each block. All such roads and drives are proposed to be private, and to be designed within a
minimum 20 foot right of way, to include one lane of traffic in each direction, and no parking.
Appropriate pedestrian access will be provided through each Block.
IV-6
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V_
q Downtown Palm Springs Specific Plan [,h[ha
* d TERRA NOVA Strect Cross Sections
Palm Springs,California IV 1
City of Palm Springs Downtown Palm Springs Specific Plan
C. Bicycle Routes
The bicycle routes established in the 2007 General Plan Update, and the subsequently adopted
Coachella Valley Non-Motorized Transportation Master Plan ("NMTMP"), establish an
interconnected system of alternative transportation leading to and around the Downtown Palm
Springs Specific Plan. Bicycle routes have been established as various classifications as shown in
the NMTMP and the following Figures:
Class 1 Bikeways -Typically called bike paths, they provide for bicycle travel on paved
rights-of-way completely separated from any street or highway. These are
particularly popular with novice cyclists.
BIKE PATH
_ NO
MOTOR
L
LESRRIZEDLES
Class 11 Bikeways - These are often referred to as bike lanes. They provide a striped,
stenciled and signed lane for one-way travel on a street or highway.
BIKE LANE
v
IV-8
City of Palm Springs Downtown Palm Springs Specific Plan
Class III Bikeways . Generally referred to as bike routes.. they provide for shared use
with pedestrian or motor vehicle traffic and are identified by signing. and sometimes
stencils.
t+ i
Class II and Class III bicycle routes have been established along various streets leading to,
extending adjacent to and through the Downtown Palm Springs Specific Plan as shown on Figure
IV.2.
D. Public Facilities and Utilities
Each of the public facilities providers' facilities are described individually below. In addition,the
existing and proposed facilities for each provider is depicted in Exhibits IV-3 through IV-9.
1. Domestic Water
Domestic water is provided to the Specific Plan area by the Desert Water Agency(DWA). DWA
has existing 12 inch water mains on the west and east sides of Palm Canyon Drive; a 10 inch
main on the west side, and a 6 inch line on the east side of Indian Canyon Drive; a 12 inch main
in Tahquitz Canyon, west of Belardo; a 12 inch main in Museum Drive, north of Tahquitz
Canyon; and a 12 inch main in Belardo, south of Tahquitz Canyon, and north of the north
boundary of the Specific Plan.
As part of the development of the Specific Plan, a 12 inch main will be installed in the extension
of Belardo Road to connect the existing northern and southern portions of this line, and the
existing 12 inch tine in the north portion of Museum Drive, and its connection to Belardo Road
to the north, will be abandoned, as development will occur in that area of the Specific Plan. In
addition, an 8 inch line will be extended in the new cast-west street, between Palm Canyon and
Indian Canyon.
Smaller service lines would connect to the main line system described above to provide water
service to individual buildings in individual blocks.
IV-9
City of Palm Springs Downtown Palm Springs Specific Plan
2. Sanitary Sewer
The City of Palm Springs provides sanitary sewer facilities to the Specific Plan area. Existing
facilities in the area include a 16 inch line in Indian Canyon north of Andreas; 8 inch lines in
Indian Canyon south of Andreas; Belardo south of Tahquitz Canyon; Tahquitz Canyon west of
Belardo; and west of Palm Canyon, within the existing Desert Fashion Plaza.
With the implementation of the Specific Plan, the 8 inch line in Belardo will be extended
northerly, in the extension of Belardo through the project. Six inch lateral lines will be provided
to connect individual blocks and buildings to the main lines. Finally, the western half of the
existing 8 inch sanitary sewer line through the Desert Fashion Plaza will be abandoned.
IV-la
.'; r�
-14
rt
L..
Water
1
BLOCKS BLOCKS
D, F, & H-2 E, G, & H-1
Prop.12"
Watev Mein
i
BLOCK C BLOCK B BLOCK A
' %Va e
Water
. Al
BLOCK K f
Legend
Existing Water
Proposed water
f(r� Proposed 2"Water Meter ;
Source:Wessman Development Lw!— Proposed 6"Weetor Check Assembly
t?shl6it
t' \ Downtown Palm Springs Specific Plan
* i TERRA NOVA Domestic Water Plan IV-2
^"1e A ^ Palm Springs,California
$LOCKS j +CKS
q, F, & H-2 ' F E, V, & H-1
41
1 I 1
t I
BLOCK C BLOC B BLOCK A
n;
[[[ BLOCK K { '
r !
r
Legend
Eaisfing Sewer
Proposed Sewer
Proposed C toteron �� r
Source:P'asman Development
r 1 Downtascn Palm Springs Specific Plan Exhibit
L i TERRA NOVA Sanitary Sewer Plan [W3]
Palm Springs, California
City of Palm Springs Downtown Palm Springs Specific Plan
3. Storm Drains
An existing storm drain system occurs surrounding the Specific Plan area. This system includes
57 inch storm drains in Palm Canyon, north of Andreas; in Indian Canyon; and in Tahquitz
Canyon between Indian Canyon and Palm Canyon. In addition, a 54 inch storm drain occurs in
Tahquitz Canyon west of Palm Canyon Drive, and a 36 inch storm drain occurs in Museum
Drive,north of Tahquitz Canyon.
The Specific Plan's development will result in the construction of a 36 inch storm drain in the
extension of Belardo Road, from Tahquitz Canyon to the new east-west private street. This
facility will collect storm flows from throughout the project in catch basins, and direct them to
the existing facilities in surrounding streets.
4. Natural Gas
Natural gas service is provided to the Specific Plan area by The Gas Company. An extensive
system of lines occurs in the area, including 3 inch lines in Palm Canyon South of Andreas, and
Tahquitz Canyon; 2 inch lines in Andreas, Palm Canyon north of Andreas, Belardo south of
Tahquitz Canyon, Cahuilla south of Tahquitz Canyon, and Belardo RoadlMuseum Drive along
the northern boundary of the Specific Plan. These lines will be extended through the project site
to serve development as it occurs in the Specific Plan area.
5. Electric Service
Electric service is supplied by Southern California Edison, which has existing underground
facilities in Indian Canyon, Palm Canyon, Museum Drive, Belardo and Tahquitz Canyon. Future
development within the Specific Plan area will extend service from these existing facilities
throughout the Specific Plan area.
6. Telephone Service
Telephone service is provided to the Specific Plan area by Verizon, which has existing
underground service in Indian Canyon, Belardo, and Museum Drive. Future development in the
Specific Plan area will connect to these existing lines as development occurs. A number of
providers also provide wireless and data services.
7. Cable Television
Cable television service is the responsibility of Time Warner Cable. Time Warner has
underground facilities in Indian Canyon, Belardo, and Museum Drive. The implementation of
the Specific Plan will result in the extension of these services throughout the area as
development occurs.
IV-13
a rgsa .:vc Y :
..i
o:
BLOCKS BLOCKS
D5F, & H-2 E, G, & H-1
u
A,
.j
BLOCK C A BLOCK B RLOCK A
F
mpelu..
16
BLOCK K
A
K. 34
y ;n' y.
Lestend
Existing Storm Drain
Proposed Storm Drain
M Proposed Catch Basin
Source;Messm an necelupmenl _
/ 'I Downtown Palm Springs Specific Plan Exhibit
L I TERRA NOVA Storm Drain Plan P-4
• Palm Springs, California
(�—3" Gas Line 2"Gas Line
I �
I ;
"( BLOCKS BLOCKS
1 D, F, & H-2 E, G, & H-1
I �
I �
1 s.
I-<--
1 ' BLOCK C BLOCK B BLOCK A
IS;
- - D
t. BLOCK K
r
2" (.as I"Inc
I
.t I
Legend
Existing Gm Line
n
Source:Wellman Devdopment o
1 Downtown Palm Springs Specific Plan Exhibit
J TERRA NOVA Natural Gas Plan [:E-5]
� ^^�K Palm Springs,California
I
1
I
I BLOCKS BLOCKS
D, F, & H-2 E, G, & H-1 f
I
I �
I
,
I
BLOCK C BLOCK03 BLOCK A
t i
' � D
a
tl �. • i.� �'I�r�� w. t
BLOCK K
Legend
-� Existing Electric Lines
4
Source: NNessman Development
r IN Downtown Palm Springs Specific Plan t.na c
L J TERRA NOVA Electric Service IV-6
r.u« Iww m Palm Springs,CA
BL
OCKS
BLOCKS
D9F", & H-2i E, G, & H-1
{
�I
}
i
p I
R
BLOCK C BLOCK B BLOCK A
r_ BLOCK K i
In
LeIZend
Existing Telephone Line
V
r.•1 M
Source:N�essmaa Development
r 1 Downtown Palm Springs Specific Plan Exhibit
L i TERRA NOVA Telephone Service E-7
Palm Springs, California
V
LOCKS ` BLOCKS
F, & H-2 ' E, G, & H-1
Ali
J _
r 4 _
t
BLOCK C BLOCK B BLOCK A
C1.` * Y4 f Mt(j. ♦ i
r t yr
BLOCK K ,
,. t
Legend
— — r Existing Cable Television
YZ eeq
Source:%1'essman Doclopment o
r 4 Downtown Palm Springs Specific Plan Exhibit
L i TERRA NOVA Cable Television Service LIV-8
•-� &ftu Palm Springs, California
City of Palm Springs Downtown Palm Springs Specific Plan
V. ADMINISTRATION AND IMPLEMENTATION
A. Application Review Process
The implementation tools for the Specific Plan will be Major Architectural Reviews, Conditional
Use Permits and subdivision maps. Under certain conditions, Planned Development Districts
may be required.
The successful implementation of the Downtown Palm Springs Specific Plan is critical to the
long-term health of downtown Palm Springs. In order to assure an efficient and streamlined
entitlement process, applications for areas within the Specific Plan will require special handling.
This Specific Plan establishes a permit streamlining process which will assure the thorough
review of Major Architectural Review, Conditional Use Permit and subdivision applications.
1. Application Requirements and Process
All applications relating to new buildings within the Specific Plan area shall require approval by
the City Council.
Major Architectural Review applications will include the following in addition to the materials
j required as part of a standard Major Architectural Review application:
a. A progressive calculation of building square footage, provided on the site plan. The
analysis shall include square footage permitted for the applicable Block under the
Specific Plan (Table I1I-3); square footage approved to date; and square footage
proposed with the application,
b. if the project is for hotel or residential use, a progressive calculation of the number of
hotel rooms or residential units provided on the site. The analysis shall include rooms
or units permitted for the Specific Plan area approved to date and rooms or units
proposed with the application.
c. If the project is for retail or office use, a progressive calculation of the square footage
provided on the site. The analysis shall include square footage permitted for the
Specific Plan area approved to date and square footage proposed with the application.
d. A calculation of parking required, parking provided within the applicable Block, and
parking provided elsewhere in the Specific Plan area, as described in Section III.E.8.
e. If parking is proposed to be located outside the boundaries of the Block where the use
is to occur, the application shall include a demonstration that sufficient parking
occurs elsewhere in the Specific Plan area, and shall be constructed prior to
occupancy of the use, to accommodate the use,as described in Section III.E.8.
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City of Palm Springs Downtown Palm Springs Specific Plan
f. If parking is proposed to be reduced for shared uses, a parking study, completed by a
qualified traffic engineer or parking professional, utilizing recognized sources of data,
as described in Section III.E.8.
When found complete by the Planning Department, a meeting for the Major Architectural
Application shall be held within 30 days by the Architectural Advisory Committee, and a public
meeting shall be scheduled, within 45 days, before the Planning Commission. Such review shall
include any evaluation required under the California Environmental Quality Act (CEQA). The
Commission, upon closing the public meeting, shall:
1. Request changes to the application and continue the matter; or
2. Recommend approval to the City Council, including the addition or modification of
project conditions; or
3. Deny the project.
The recommendation of the Planning Commission shall be forwarded to the City Council for
final approval. The decision of the City Council shall be final.
Applications for Conditional Use Permits and Land Use Permits, not involving construction of
new structures and only the use in question, shall be processed consistent with the provisions of
Section 94.02.00 et. seq. of the Palm Springs Zoning Ordinance.
Subdivisions shall be processed in accordance with the Subdivision Map Act and Title 9 of the
Palm Springs Municipal Code.
Planned Development Districts, if required, will be processed consistent with the requirements of
Section 94.03.00 et. seq. of the Palm Springs Zoning Ordinance.
2. Conformity Review Procedure.
In accordance with the provisions of Subsection C (Phasing) of this Section V, Phase One of the
Specific Plan's implementation includes the opportunity for any property owner within the
specific plan boundary area to request a "Conformity Review". Conformity Review is a
determination that a proposed project consisting of the rehabilitation, renovation, and/or remodel
of existing buildings and facilities (a "Renovation Project") within the Specific Plan is generally
consistent with the Specific Plan.
a. The property owner shall fully complete and file a request for Conformity Review
describing the proposed project and identifying the rehabilitation, renovation, and
remodel components and file such other information as the Planning Director may
require. The filing may be schematic and conceptual; precise plans or drawings
shall not be required unless the submission is processed concurrently with an
entitlement provided under the City's Zoning Ordinance. The filing and
processing fees, if any, shall be assessed according to the City's resolution of fees
and charges.
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City of Palm Springs Downtown Palm Springs Specific Plan
b. The Planning Director shall consider the request for Conformity Review and shall
prepare written findings and recommendations to the City Council. The request
for Conformity Review shall be considered by the City Council at a noticed
public hearing pursuant Government Code section 6061. The City Council shall
approve, conditionally approve, or deny the request. The decision of the Council
is final.
C. In the review and consideration of the Conformity Request, the City Council shall
consider whether the proposal reasonably furthers the goals or objectives of the
Specific Plan, including without limitation Subsection C of this Section V.
B. Specific Plan Amendments
Interpretations of this Specific Plan which may be needed to clarify standards, guidelines, or the
definitions of permitted uses, or may be otherwise required, and which do not change
development standards, guidelines or permitted uses in this Specific Plan may be made by the
Director of Planning Services.
All other changes shall be considered amendments to this Specific Plan, and shall be subject to
public hearing and review by the Planning Commission and City Council,
C. Phasing
In response to market conditions, implementation of Downtown Palm Springs is expected to
begin with the development of the Specific Plan area located west of Palm Canyon Drive and
defined by Blocks A, B, C, D, E, F, G, and H. Connections and crossings should be provided
from the Specific Plan area to the Convention Center and other resort facilities to the cast.
Providing a greater degree of connectivity between the east and west sides of Indian Canyon
Drive will increase access to retail and restaurant uses, foster economic development, and reduce
vehicular trips.
Nothing herein shall be construed as allowing or permitting any deviation from the maximum
height or density requirements of the Specific Plan.
Phasing of Downtown Palm Springs will be determined by the market. Phasing may be modified
by market pressures,including changes in both the commercial and residential environments:
Phase 1: Construction of Blocks A, B, and C, as well as the Downtown Palm Springs Park,
the installation of the new east-west roadway ("Main Street") from the Palm
Springs Art Museum to Palm Canyon Drive, the extension of Belardo and
Andreas Roads through the site, and improvements to Palm Canyon Drive. The
number of hotels shall be limited to two (not to exceed 300 rooms total)until such
time as the demand for additional rooms can be demonstrated. Demand shall be
demonstrated by a professional third parry assessment showing that annualized
occupancy at hotels exceeding 125 rooms in the City are achieving at least 62%
occupancy, and that additional demand can be supported in the market area. At
that time,hotel rooms could total 450 rooms.
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City of Palm Springs Downtown Palm Springs Specific Plan
Phase 2: Blocks D, F and G
Phase 3: Block K
The City shall direct an independent study evaluating the structural and economic
feasibility of preserving all or portions of the existing Town and Country Center
buildings for adaptive reuse. The study shall be prepared subm4ted prior to any
application on Blocks K-1 or K-2. All development within Block K shall require
approval of a Planned Development District (PDD). The Town and Country
Center shall be preserved, renovated and reused. Any new development
surrounding the Town and Country Center in Block K will be designed to
integrate the existing building and courtyard into the new development project.
D. Financing
Although the Specific Plan occurs in an area in which infrastructure is generally complete,
improvements and alterations will be required throughout the development of Downtown Palm
Springs, to allow for the intensity of use proposed and to adjust public improvements along the
boundaries and edges of the Specific Plan area. Financing for these improvements is likely to
come from a number of sources, both public and private. In addition, the costs for the
preparation of the Specific Plan can also be recovered. Some of the potential funding
mechanisms are described briefly below. This list is not intended to be exhaustive or exclusive.
The allocation of costs and the apportionment of fees pursuant to the provisions of this
Subsection, including without limitation a credit on fees, may be provided in an owner's
participation agreement or a development agreement (DA) between a developer and the City.
Specific Plan Fee
To defray the cost of preparation, adoption, and administration of the specific plan, including all
related studies and environmental documentation, the City Council should consider the adoption
of a fee to be imposed upon all persons seeking approvals of the City or the Redevelopment
Agency of the City of Palm Springs which are required to be consistent with the specific plan in
the manner provided under Government Code Section 65456. A portion of any amounts
collected pursuant to such fee shall be used to reimburse any person who advanced or incurred
costs for the preparation of the specific plan in excess of such person's fair share of such costs as
determined under the provisions of Government Code Section 65456.
Special Improvement Districts
Special Improvement or Assessment Districts may be initiated subject to the approval of
property owners or voters. They allow the municipality to issue tax-exempt bonds for public
infrastructure improvements. Assessments are generally accompanied by a formal lien against
each property which receives the improvements. Those properties benefiting from the
improvement are assessed an annual cost on their tax bill. Assessments are proportional to the
amount of benefit being received by the property owner. The assessments are generally paid
over up to 30 years,but may be prepaid.
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City of Palm Springs Downtown Palm Springs Specific Plan
Measure J Fundine
The City of Palm Springs' residents passed Measure J, allowing an extra $0.01 to be added to
sales tax transactions in the City. The funds raised through Measure J are administered by an
oversight committee that selects projects for funding on an annual basis. Various facilities
associated with Downtown Palm Springs may be funded through Measure J funds, if the
project(s)is selected by the City Council.
Developer Impact Fees
Developer impact fees can be used for a variety of improvements, and require the preparation of
cost estimates and fair share distribution based on a "rational nexus" that the fee being paid is
equivalent to the cost which would otherwise be incurred by the developer to provide his fair
share of an improvement. Existing Impact Fees may be applicable to roadway improvements on
Palm Canyon or Indian Canyon, or could be created to address the project's improvements.
Conversely, most of the development within the Specific Plan area has in the past contributed to
Development Impact Fee and TUMF fees, which may be credited to the Downtown Palm
Springs construction.
Landscaping and Lighting Districts
Landscaping and Lighting Districts may be created to provide a range of infrastructure
improvements. Annual assessment would be raised from properties in the district. Funds may
be used for construction and maintenance of curbs, gutters, sidewalks, paving; parkway
landscaping and other facilities. The long-term maintenance of the Specific Plan area's street
system could be financed through this vehicle.
Mello-Roos_Districts
Mello-Roos districts can be used to finance a wide range of improvements, including land
purchases and maintenance. The creation of the district results in a special tax levied on the
affected property owners. Mello-Roos district taxes are not tied to property value,but rather to a
special tax formula based on the level of benefit received by each property.
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