HomeMy WebLinkAbout2006-02-22 STUDY SESSION LAND USE ELEMENT
GENERAL PM AD USE, OREM
Land use categories are provided to define the type, density and intensity
of development in any particular area of the City. The following section
describes, in further detail, each one of the land uses identified on the Land
Use Plan(Figure 2-4) as well as the standards associated with each.
Each of the land use designations is implemented by a correlating set of
zoning designations described in the City's Zoning Ordinance. It should be
noted that there need not be an equal number of land use designations and
zoning classifications. In many instances, multiple zoning classifications
may be consistent with a single General Plan land use designation.
Each of the residential land use designations includes a range of allowable
densities. The maximum density signifies the maximum number of
dwelling units per gross acre that are allowed in each residential area. For
example, the Very Low Density Residential designation allows a range of
2.1-4.0 dwelling units per gross acre.
The lower threshold figure for each of these categories represents a
guaranteed density, provided that all other required conditions can be met,
and the higher figure represents a potential maximum that could be
located in each area if the proposed development demonstrates qualities
above the minimum development standards to achieve a higher density.
The purpose of this concept is to ensure that the City continues to achieve
the ]high-quality development for which it is known. Criteria used to
determine the applicability of the higher densities can be found in the New
Housing Opportunities section of this element.
Site considerations, such as topography or location, and City policies and
regulations (such as development standards in the Zoning Code) may place
additional requirements on a property that could prevent the site from
achieving the maximum density established within this General Plan
Building intensities for non-residential uses are measured by floor area
ratio(FAR). FAR is the ratio of the total net floor area of a building to the
torah 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. Figure 2-3 illustrates the FAR calculation concept.
Actual density (residential uses) and Floor Area Ratio(FAR)(non-
residential uses) ranges are determined on a parcel specific basis. Density
and FAR are based on adjusted gross acreage, which takes out acres
associated with right of way.
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CITY OF PALM SPRINGS
GENERAL PLAN
Building covers 50 percent
(21,780 sq.ft.)of parcel and is
only one story high.
Prn � 40
may/
Building covers 25 percent
(10,890 sq.ft.)of parcel,but is
I two stories high.
Building covers 16.6 percent
3 SW (7,260 sq.ft.)of parcel and is
�.� now three stories high.
Floor Area Ratio Example(FAR=0.50):On a one-acre parcel(43,560 sq.ft.),a
maximum floor area ratio(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.ft.).Note how coverage(building footprint)varies significantly as the building height
changes to yield an identical FAR.
FIGURE 2-3 SAMPLE FLOOR AREA RATIO FAR = 0.50
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LAND USE ELEMENT
KBINEA1 LAN USES
Estate Residential (0-2.0 dwelling units per acre) —The
Estate Residential designation provides for the development of
large lot, single family residences that are custom in design. This
designation is predominantly located in areas adjacent to the
City's hillsides, reflecting the natural and environmental
constraints that must be addressed there. Typical minimum single
farnily lot sizes are 20,000 square feet in this designation; guest
ranches are permitted on parcel areas of 5 acres, with a minimum
lot area of 4,000 square feet per guest ranch unit.
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Very Low Density Residential (2.1 —4.0 dwelling units per acre) ,,.ram-'"" ;•�. -�.,�}YrM;,�.,�.��1��
—The Very Low Density residential is the most prevalent land use
designation within the City, representing "typical" single family
detached residential development. Lot sizes in this land use
designation generally range from 8,500 to 16,500 square feet. :
Low Density Residential (4.1-6.0 dwelling units per acre) — �—
Similar to the Very Low Density Residential designation, the Low
Density Residential Designation also represents "typical" single-
family detached residential development. This designation
accommodates typical lots sizes ranging from 8,000 to 10,000
square feet.
Medium Density Residential (6.1-15.0 dwelling units per
acre) —This residential land use category accommodates a range
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of residential housing types, including single-family attached,
single family detached, patio homes, duplexes, townhomes, �`! _ ^
multiple-family, and mobile home projects. Hotels and motels are ,
also permitted as long as they are consistent with the design and "
character of the surrounding neighborhoods and do not create '"'�- . -y•.! ?
significant design, parking, or traffic impacts. Hotels and motels
are subject to site plan review prior to approval.
High Density Residential (15.1 — 30 dwelling units per acre)
—Typical development in this category would include duplexes,
townhomes and apartments. Hotels and motels are also -
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permitted up to 43 rooms per net acre (up to 86 rooms per net
acre permitted on Indian Land) as long as they are consistent
with the design and character of the surrounding neighborhoods
and do not create significant design, parking, or traffic impacts tothe surrounding residential neighborhood. '
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7 CITY OF PALM SPRINGS
GENERAL PLAN
COMMERCIAL
Tourist Resort Commercial (.35 FAR for stand-alone commercial
uses; 43 hotel rooms per net acre; 86 rooms per net acre on Indian
Land) —This land use designation provides for large scale resort hotels
`77 and timeshares including a broad range of convenience, fitness, spa, retail,
�- and entertainment uses principally serving resort clientele. Commercial
f. , °1 recreation and entertainment facilities, such as convention centers,
1 museums, indoor and outdoor theatres, and water parks are included in
this designation, but should be designed to be compatible with
neighboring development. Tourist Resort Commercial facilities are most
c`.
appropriate in the Palm Canyon Drive and Tahquitz Canyon Drive
r ; ~ corridors. It is intended that the primary use in any Tourist Resort
_ Commercial area shall be hotel/tourist related uses; if residential uses are
* proposed within the Tourist Commercial Designation(timeshares,
` condominiums, etc.) they shall be a secondary use and ancillary to the
proposed hotel uses and shall not exceed a maximum of 30 dwelling units
per acre. Permanent residential uses and commercial activities are allowed
subject to approval of a planned development district.
Small Hotel Resort Commercial(15 hotel rooms per net acre; 10
dwelling units per acre)—This designation applies to areas with smaller
scale, boutique type hotels that are typically found in the Warm Sands and
Tennis Club neighborhoods. It is intended that the tourist resort character
of these neighborhoods be preserved; as a result, new residential uses or
conversion of small hotels to residential uses are permitted so long as the
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comply with the conversion requirements outlined within the City's
Zoning Code. Stand alone retail and commercial uses are not permitted in
this land use designation. Ancillary commercial uses such as a gift shop
associated with small hotel use are allowed.
Neighborhood/Community Commercial (0.35 FAR) —Areas
designated as Neighborhood/Community Commercial provide an
opportunity for convenience commercial uses that serve adjacent
residential neighborhoods. The commercial opportunities created under
this designation are intended to be an integrated element of the
neighborhood, providing services to nearby residents such as dry cleaners,
grocery stores, bakeries, bank and post office branches, book stores, drug
e
stores, and smaller-scale restaurants. Harmonious relationships between
these commercial uses and adjacent residential uses shall be achieved
through compatibility of site design, building scale and architectural
treatment of structures.
Regional Commercial (0.50 FAR) —Regional Commercial areas are
intended to provide for large-scale commercial uses that serve an area
larger than the City boundaries. Allowable uses include department stores,
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LAND USE ELEMENT
theatres, and restaurants. Uses such as automobile dealerships that have a
regional draw are also included in this land use designation. These uses are
generally located in areas that will benefit from a higher level of exposure
to residents located outside of the City, such as properties adjacent to
Interstate 10 (I-10) or properties along arterials adjacent to the City limits.
NIXED ME
Central Business District (1.0 FAR) —Generally located in the City's
Downtown core area, the Central Business District designation allows for a
mix of commercial, residential, and office uses at a higher concentration,
density and intensity than in other areas of the City. The CBD serves as
the main activity center and cultural core of the community, and as such,
theatres, museums, post offices and other public/quasi-public uses are
encouraged here to create a built in synergy associated with the uses. Uses
such as grocery stores, hardware stores and convenience or pharmacy stores
that provide services to the Downtown's residential population are also
encouraged. High intensity, mixed-use areas of the CBD (as identified in
the Downtown Urban Design Plan), such as the two gateways into
Downtown and the Downtown Central Core, may be developed with a
maximum FAR of 3.5; if projects provide substantial public spaces or
plazas, an FAR of up to 4.0 may be developed upon determination by the
Director of Planning Services.
Mixed-use/Multi-use (Maximum of 15 dwelling units per acre for
residential uses and a maximum 0.50 FAR for non-residential uses)
—Specific uses intended in these areas include community serving retail
commercial, professional offices, service businesses, restaurants, day care
centers, public and quasi public uses. Residential development at a
maximum density of 15 units per acre is permitted; planned development
districts are also required in the mixed and multi use areas to ensure that
all proposed uses are properly integrated, and to allow the implementation
of development standards that are customized to each site.
SPECIAL POLO AREAS
Special Policy Area designations have been applied in two areas of the
City: the Chino Cone and Palm Hills.
Due to the environmental and visual importance of these two areas,
projects proposed within either Special Policy Area must be of superior
design, demonstrate integration with existing natural features and land
forms, be sensitive to biological resources of the site, and create a more
desirable living environment than could be achieved through conventional
subdivision design and requirements.
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7 CITY OF PALM SPRINGS
GENERAL PLAN
" To ensure that a customized development approach is
'r applied to each site, a specific plan must be prepared for
new development projects in Special Policy Areas (pursuant
to Government Code Section 65450) that will establish
special development standards for each area.
The maximum overall intensity of Special Policy Areas shall
be consistent with the Special Policy Area provisions of the
General Plan. In all cases, the overall intensity of each
w Special Policy Area shall be compatible with adjacent
1 5 existing and planned land uses and shall address natural
features of the site.
If future development proposals in Special Policy Areas can
� „� ,,,,••- demonstrate consistency with the goals and policies
identified in the other General Plan elements, the City will
consider the development of these areas, as described in the
Shiprock is a prominent rock outcropping located in the Chino Special Policy Area descriptions at the end of this element.
Cone. It is envisioned that any fnture development in this Applicable zone changes and environmental documentation
area will preserve this feature and incorporate it into any
proposed plans for this area. will still be required.
EMPLOYMENT CENTERS (OFFICE AND INDUSTRIAL)
Office (0.35 FAR) —This land use designation allows for the development
of office uses such as executive, administrative and clerical offices, medical
offices, and small office centers. Retail uses in this district should be
limited to uses directly related to office operations such as restaurants,
office supply stores, and pharmacies associated with a medical building.
Hotels may be permitted when appropriately integrated into a business or
corporate park.
Industrial (0.50 FAR) —Light industrial uses typically include research
and development parks, light manufacturing, laboratories, and industrial
services. Retail commercial uses and offices shall be allowed as ancillary
uses to the industrial use to encourage projects that are self-sustaining.
Industrial development is not a primary use within the City, and any
industrial use proposed should not detract from the City's desire to be a
premier resort community. Industrial uses adjacent to the airport are
also included in this designation, such as, but not limited to: aircraft
k3" �::: 4 u sales, service, repair and maintenance, washing,painting, storage, tie-
+ .r:.' d down, hangaring, fueling, flight and ground schools, rental and charter
flights, car rental facilities and all other uses that are customarily
11;F "r` incidental to the operation of an airport and airport-related businesses
and activities. New and expanded light industrial uses within the City
will expand the City's job base and are therefore important to the City's
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LAND USE ELEMENT
overall economic vitality and balance of land use.
Airport-Uses which are reasonably necessary for the proper operation
of the Palm Springs International Airport. The Palm Springs Airport
Master Plan and Riverside County Airport Land Use Compatibility
Study shall serve as the primary regulatory documents for airport '
facilities and related uses. ��"r IRSTdL ► .ilk
Public/Quasi-public (0.35 FAR) -This designation includes government
offices and corporation yards, hospitals, City-owned museums, cemeteries,
and libraries. The public/quasi-public uses identified on the Land Use Map
predominantly reflect existing uses that are located throughout the City to
effectively serve the community. Public/quasi public uses comprise a
relatively small component of the City's total land area. ---
Public/Utilities-Multiple utilities and service providers operate within
the City of Palm Springs. This land use designation applies to facilities
such as water storage tanks and electrical substations.
School-The School designation applies to existing public schools and
larger private schools at the elementary, junior high and high school levels.
Facilities that conduct courses at the collegiate level are also included in
this designation. The Land Use Plan identifies existing school facilities and
\F
areas that provide future educational land use opportunities.
OPBI SPACE
Open Space-Conservation (1 dwelling unit per 20 acres) -
Conservation areas are mainly designated for gently sloping areas of scenic
beauty such as hillsides and natural landforms such as alluvial fans that
should be preserved to maintain the City's unique character. This 1W- -----
designation is typically applied in areas that have slope ranges of 10 to 30
percent. Residential uses are permitted as an incidental use in this
area, at a maximum density of one unit per 20 acres. The
Conservation designation is predominantly applied to the vast, non-
mountainous open space areas south of I-10 and north of the .. _
Whitewater Wash.
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CITY OF PALM SPRINGS
GENERAL PLAN
Toe of Slope:The base or Mountain (1 dwelling unit per 40 acres) —Mountain areas are
bottom of a slope at the point generally defined as the sloping areas located above the toe of the
where the ground surface slope. Mountain areas generally consist of steep slopes; any parcels in
abruptly changes to a excess of a 30 percent slope may not be used for development or for
Significantly flatter grade. purposes of calculating density except for purposes of density transfer
where (a) a portion of the subject parcel also lies within an area
designated for residential use, or is otherwise suitable for residential
�a«,�.w w b�• development, and all the extra units allowed can be appropriately
ru'"+'!H"4 !'N�ir`MµMMYurtnw+„. _ •MAIUI
placed in these areas and (b) the area not used for residential
development is dedicated for open space purposes to the City of Palm
Springs or other appropriate accepting agency approved by the City.
rljil yy Off site density transfer may also be allowed if it can be
v- demonstrated that the additional density can be absorbed by the host
- site. Density transfers shall be subject to the approval of a Planned
Development District. This designation is very similar to the Open
Space—Conservation designation with one exception—residential
` densities within this area will be applied at one dwelling unit per
each 40 acres.
Desert (1 dwelling unit per 10 acres) —This designation is
intended to identify areas to be retained to protect natural, scenic
? �yAi and wildlife resources unique to Palm Springs and to identify areas
` a where minimal development is desired to protect people and
property from environmental hazards such as blowsand associated
with the undeveloped desert floor areas. Residential development in
this area is permitted so long as it does not exceed 1 unit per 10 acres
r , r and is incidental to the overall desert use. Cluster development is
encouraged to respond to the environmental sensitivity of the area.
Other permitted uses in this land use designation include recreational
facilities and public facilities that comply with the intent of the goals
and policies identified in the General Plan.
Open Space—Parks/Recreation—This designation is used for
regional, local, and neighborhood parks, community centers, public
and private golf courses, and any recreational facility operated by a
public or quasi public agency. These areas are intended for "active"
recreational uses.
;;. Open Space—Watercourse—Areas designated as Open Space—
Watercourse are reserved for flood control or drainage facilities only.
Properties under this designation fall within the 100-year flood zone
and are subject to sporadic flooding and other hazards in the event of
a 100-year flood as established by the adoption of Federal Emergency
; ., Management Agency (FEMA) flood maps. No habitable structures
are permitted within these areas.
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LAND USE ELEMENT
Watercourse Zone Overlay—The Watercourse Zone Overlay is intended
to reflect land uses located within a watercourse area that have either been
developed under the provisions of a hold harmless agreement with the City
releasing it from any liability for damage incurred in flood waters or it is a
property that is no longer classified as a fringe area of a 100-year flood.
The overlay represents the path of the watercourse, but allows for the
underlying uses to coexist within the flood designation.
Wind Energy Overlay—Wind Energy Conversion Systems are permitted
in areas designated with the overlay classification. These areas are
predominantly located within Open Space and Desert areas designated on
the General Plan Land Use map. The Wind Energy Overlay can be found t T 3 " r
on Figure LU 2-4.
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