CITY OF PALM DESERT
COMPREHENSIVE
GENERAL PLAN
Adopted March 15, 2004
Prepared By
Community Development Department
City of Palm Desert
73- 510 Fred Waring Drive
Palm Desert, CA 92260
and
Terra Nova Planning & Research, Inc. ®
400 South Farrell Dr., Suite B- 205
Palm Springs, CA 92262
ii
City of Palm Desert
Riverside County, California
COMPREHENSIVE
GENERAL PLAN
CITY COUNCIL
Mayor
Jean M. Benson
Council Members
Buford A. Crites
Jim Ferguson
Richard S. Kelly
Mayor Pro- Tempore
Robert A. Spiegel
PLANNING COMMISSION
Sonia Campbell, Chair
Sabby Jonathan, Vice Chair
Cynthia Finerty
Jim Lopez
Dave Tschopp
GENERAL PLAN ADVISORY COMMITTEE
Jean M. Benson, Chair
Richard S. Kelly, Vice Chair
Tim Bartlett
Dick Baxley
Leon Bennett
Jim Butzbach
Sonia Campbell
Roger Dash
Cynthia Finerty
Dennis Guinaw
Aurora Kerr
Phil Drell
Community Development
Director
Terra Nova
Planning & Research, Inc. ®
400 South Farrell Drive, Suite B- 205
Palm Springs, CA 92262
Adopted March 15, 2000
Dr. Bill Kroonen
Bob Leo
Kurt Leuschner
Jim Lewis
Rick Post
Tim Sullivan
Van Tanner
Maureen Thompson
John Vuksic
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Table of Contents
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CITY OF PALM DESERT
COMPREHENSIVE GENERAL PLAN
TABLE OF CONTENTS
Page
I. INTRODUCTION TO THE GENERAL PLAN
Introduction I- 1
II. ADMINISTRATION AND IMPLEMENTATION
Administration Element II- 1
III. COMMUNITY DEVELOPMENT
A. Land Use Element III- 1
B. Circulation Element III- 42
C. Housing Element III- 85
D. Parks and Recreation Element III- 114
E. Community Design Element III- 135
F. Arts and Culture Element III- 156
F. Economic and Fiscal Element III- 176
IV. ENVIRONMENTAL RESOURCES ELEMENT
A. Archaeological and Cultural Resources Element IV- 1
B. Biological Resources Element IV- 16
C. Water Resources Element IV- 38
D. Air Quality Element IV- 52
E. Energy and Mineral Resources Element IV- 63
F. Open Space and Conservation Element IV- 76
V. ENVIRONMENTAL HAZARDS
A. Geotechnical Element V- 1
B. Flooding and Hydrology Element V- 23
C. Noise Element V- 43
D. Hazardous and Toxic Materials Element V- 57
VI. PUBLIC SERVICES AND FACILITIES
A. Water, Sewer and Utilities Element VI- 1
B. Public Building and Facilities Element VI- 16
C. Fire and Police Protection Element VI- 26
D. Schools and Libraries Element VI- 38
E. Health Services Element VI- 50
F. Emergency Preparedness Element VI- 62
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TABLE OF CONTENTS ( cont’d)
VII. GLOSSARY
Glossary VII- 1
LIST OF TABLES
Chapter III
III- 1 Land Use Designations III- 4
III- 2 Land Use Buildout Statistical Summary ( City Limits) III- 12
III- 3 University Park Land Use Plan Statistical Summary III- 13
III- 4 Residential Land Use Buildout Statistical Summary III- 27
III- 5 Commercial Land Use Buildout Statistical Summary Total Planning Area III- 32
III- 6 Industrial Land Use Buildout Statistical Summary City Limits III- 35
III- 7 Public/ Quasi- Public Lands Statistical Summary City Limits III- 37
III- 8 Open Space Lands Statistical Summary III- 39
III- 9 Level of Service Description Mid- Link and Uninterrupted Flow III- 49
III- 10 Level of Service Descriptions Signalized Intersections III- 50
III- 11 Level of Service Volumes/ Capacity Values ( Average Daily Trips- ADT) III- 50
III- 12 General Plan Roadway Analysis III- 63
III- 13 Intersection Impact Analysis Current Conditions & Post 2020 III- 67
III- 14 Age Distribution, 2000 III- 91
III- 15 Ethnic Characteristics, 2000 III- 91
III- 16 City Household Income Distribution, 2000 III- 92
III- 17 City Employment by Industry, 2000 III- 92
III- 18 Major Employers, 1999 III- 93
III- 19 City Housing Characteristics III- 93
III- 20 Age of Housing Units III- 94
III- 21 Vacancy Status - 2000 III- 94
III- 22 Housing Tenure - 2000 III- 94
III- 23 Overcrowding, 1990 III- 95
III- 24 Values, Specified Owner- Occupied Housing Units, 2000 III- 95
III- 25 Vacant Residential Land, 2000 III- 96
III- 26 City of Palm Desert Planning Department Fees III- 100
III- 27 Residential Development Standards Minimum Area Requirements for Residential Zones III- 101
III- 28 Minimum Development Standards for Residential Zones III- 101
III- 29 City of Palm Desert Typical Single- Family Building Permit Fees III- 102
III- 30 Age of Housing Units III- 103
III- 31 Future Housing Needs by Income Category, 1998- 2005 III- 104
III- 32 Affordable Housing, Income Limits County of Riverside, 2001 III- 107
III- 33 Representative Mobilehome Park Rental Rates in Palm Desert, 2000 III- 107
III- 34 Representative Apartment Market Rental Rates in Palm Desert, 2000 III- 108
III- 35 Quantified Objectives Matrix, 1998- 2005 III- 109
III- 36 Standards for Recreational Areas III- 116
III- 37 City of Palm Desert Parks Inventory III- 118
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III- 38 Trail Standards III- 125
III- 39 Age Distribution, 2000 III- 175
III- 40 City Household Income Distribution, 2000 III- 176
III- 41 City Employment by Industry, 2000 III- 176
III- 42 Employment of Palm Desert Residents, 1990 III- 177
III- 43 City of Palm Desert Major Employers, 1999 III- 178
III- 44 City of Palm Desert Housing Characteristics, 1990 vs. 2000 III- 179
III- 45 1990- 2002 Taxable Sales Trends, City of Palm Desert III- 182
III- 46 Hotel/ Motel Inventory for the Coachella Valley, 1999 III- 183
III- 47 City of Palm Desert Transient Occupancy Tax ( TOT) Revenues III- 184
III- 48 Building Permit Activity, 1990- 2000 III- 186
III- 49 New Construction Activity, 1995- 2000 III- 187
III- 50 Palm Desert General Fund Revenues Historic Trends, Fiscal Year 1996/ 97 to 2000/ 01 III- 188
III- 51 Palm Desert General Fund Expenditures Historic Trends, Fiscal Year 1997/ 98 to 2000/ 01 III- 190
Chapter IV
IV- 1 Sensitive Flora Reported From the Vicinity of Palm Desert IV- 28
IV- 2 Sensitive Invertebrates Reported From the Vicinity of Palm Desert IV- 28
IV- 3 Sensitive Fish, Amphibians and Reptiles Reported From the Vicinity of Palm Desert IV- 29
IV- 4 Sensitive Birds Reported From the Vicinity of Palm Desert IV- 29
IV- 5 Sensitive Mammals Reported From the Vicinity of Palm Desert IV- 30
IV- 6 Comparison of Historical Inflows and Outflows IV- 43
IV- 7 Mineral Analysis of representative Surface Waters IV- 46
IV- 8 State and Federal Ambient Air Quality Standards IV- 54
IV- 9 Designated Open Space Lands IV- 80
Chapter V
V- 1 Potential Earthquake Sources for the Palm Desert Planning Area V- 12
V- 2 Major Drainage Channels V- 30
V- 3 Noise Contours for 2020 V- 49
V- 4 Land Use Compatibility for Community Noise Environments V- 51
LIST OF EXHIBITS
Introduction
I- 1 City of Palm Desert General Plan Study Area Map I- 5
Chapter III
III- 1 Master Land Use Map III- 14
III- 2 University Park Land Use Map III- 21
III- 3 Existing ADT Volumes III- 52
III- 4 Existing Volume Capacity Ratio III- 53
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III- 5 Palm Desert General Plan Street Cross- Sections III- 56
III- 5a Palm Desert Arterial Intersection III- 57
III- 6 Palm Desert General Plan Circulation Master Plan III- 61
III- 6a Palm Desert Traffic Circulation Network North Planning Area III- 62
III- 7 Palm Desert Post 2020 Average Daily Traffic III- 65
III- 8 Palm Desert General Plan City Parks and Recreation Program III- 119
III- 9 Golf Cart and Bike Path Routes III- 127
Chapter IV
IV- 1 Cultural Resources Sensitivity Assessment North Section IV- 8
IV- 2 Cultural Resources Sensitivity Assessment South Section IV- 9
IV- 3 Comprehensive Biological Resources South Section IV- 24
IV- 4 Comprehensive Biological Resources Middle Section IV- 25
IV- 5 Comprehensive Biological Resources East Section IV- 26
IV- 6 Comprehensive Biological Resources North Section IV- 27
IV- 7 Mineral Resources Zones in the Planning Area IV- 66
Chapter V
V- 1 Seismically Induced Rock Falls and Landslide Susceptibility V- 4
V- 2 Seismically Induced Settlement V- 5
V- 3 Wind Erosion Hazard Zones V- 8
V- 4 Faults and Fault Zones in the Palm Desert Planning Area V- 13
V- 5 Liquefaction Susceptibility in the Palm Desert Planning Area V- 16
V- 6 Flood Zones in the Palm Desert Planning Area V- 28
V- 7 Master Drainage Plan V- 33
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Introduction
I
CITY OF PALM DESERT
COMPREHENSIVE GENERAL PLAN
CHAPTER I
INTRODUCTION TO THE GENERAL PLAN
This introduction to the City's Comprehensive General Plan provides the broadest overview of
this important document, what it is, what information it contains, how it was developed, and how
the Plan is to be used. This Introduction also summarized the City’s history and important
features. The size of the planning area, the state of existing development and the community’s
valuable resources are also summarized and maps of the region and City boundaries are
provided. The relationship of the General Plan to the Environmental Impact Report is explained.
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Introduction
Introduction
I- 1
INTRODUCTION
All incorporated towns and cities, and all counties are required by the California Government
Code to prepare comprehensive, long- term general plans, which direct development of the
community. As an official document of the City of Palm Desert, the Comprehensive General
Plan provides the goals, policies and programs to guide the development of the City and to
preserve its valued assets, resources and quality of life. In addition to goals and policies, the
General Plan includes issues discussions, diagrams and maps, tables and charts that provide
direction for the prudent and conscientious management of existing and future development.
The makeup and composition of the City of Palm Desert are briefly described below. The
planning area, including the City limits, the City Sphere- of- Influence and additional lands are
described, as are the regional context and long- term perspective taken by the City in developing
this document. Finally, this brief discussion provides an overview of the Comprehensive General
Plan and the Environmental Impact Report, and their roles as the principal development guides
for community development.
City of Palm Desert
The City of Palm Desert is the premier business, resort and residential community in the
Coachella Valley. Located in the geographic and demographic center of the valley, Palm Desert
is well served by major transportation routes and is actively working to add commuter rail and
express mass transit service to its regional access system. Major recreational and educational
facilities are also becoming integral parts of the range of services and facilities available in the
City. Incorporated in 1973, Palm Desert has become the valley’s commercial powerhouse but at
the same time has led the way in the preservation of open space areas and the integration of
public art into the development of the community.
Substantial portions of the City are already developed, and remaining vacant lands are generally
located north of Frank Sinatra Drive and extend north to US Interstate- 10. Major planning efforts
in portions of this " University Park" area have been completed and development is underway or
is imminent ( 2003). The City has some Sphere- of- Influence ( SOI) lands north of Interstate- 10
and east and west of Washington Street, including Del Webb Sun City and the community of
Bermuda Dunes east of Washington Street and south of I- 10. The largest area of City SOI lands
is located at the foot and within in the Santa Rosa Mountains south of the current city limits,
including the Cahuilla Hills and Royal Carrizo neighborhoods.
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Comprehensive General Plan/ Introduction
Introduction
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The City of Palm Desert corporate limits encompass about 25 square miles. The City’s Sphere-of-
Influence ( SOI), County managed lands over which the City has an advisory role, totals
another 41.5 square miles. An additional 68 square miles have been added to the City Planning
Area, which totals approximately 134 square miles.
Development over the past decades has been focused along the Highway 111 corridor, the
southern areas and portions of the valley floor. Within the corporate limits, remaining vacant but
developable lands are located just south of US Interstate- 10. Approval of new residential and
resort development has been predominantly in this northern portion of the City and includes the
new Palm Desert campus of Cal- State University - San Bernardino. Recently annexed lands have
extended the city limits to Washington Street and LAFCO has placed the community of Bermuda
Dunes within the City’s Sphere- of- Influence.
The City is situated across a variety of geographic and geologic conditions, including a mid-valley
alluvial plain and limited mountain foothills, as well as the sandy desert floor. The Santa
Rosa Mountains bound the City on the south. The extensive alluvial deposits formed by drainage
from these mountains form the alluvial fans and plains on which portions of the City has
developed. The adjoining mountains and the San Jacinto and Little San Bernardino Mountains to
the west and north, respectively, also provide dramatic and valuable viewsheds. The City is a
geographically and biologically important location, where significantly differing wildlife habitat,
landscape and geology meet.
The Comprehensive General Plan and Environmental Impact Report
The Comprehensive General Plan and associated Environmental Impact Report ( EIR) are being
developed to serve as a framework for decision- making regarding the appropriate types,
intensities and conditions by which development is to be permitted in the City. The process of
preparing these documents has involved thoughtful and extensive community consultation,
including the identification of issues, and the development of goals, policies, and programs. It
also involves the consideration of various alternatives, the consensus selection of preferred
courses of action, and finally, the development of strategies to implement the Comprehensive
General Plan.
As required by state law, each jurisdiction must prepare and adopt a General Plan and supporting
documentation to provide the basis for the community's development. The Plan identifies the
environmental, social and economic goals, and sets forth policies, standards and programs for
existing and future development. The General Plan also provides the framework to analyse and
respond to changing circumstances as the City continues to grow and evolve.
The background information and issues to be summarized in the General Plan are discussed in
greater depth in the General Plan EIR. Therefore, both documents provide City officials and the
general public with vital information necessary to make informed decisions. The Comprehensive
General Plan and the EIR also serve as the basis for subsequent planning efforts, including the
preparation of Specific Plans and special environmental and planning studies.
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Introduction
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The General Plan Process
The City’s previous General Plan was last comprehensively updated in the early 1980s. Since
that time, there have been numerous updates to individual elements of the plan but no
comprehensive update. Based upon a need to respond to current social, economic, physical and
political conditions, the City Council determined that a comprehensive update to the General
Plan was necessary.
General Plan Advisory Committee
The City Council appointed a twenty- one ( 21) member General Plan Advisory Committee
( GPAC) to serve as the primary means of citizen involvement in the formulation of the draft
General Plan. A preliminary schedule for General Plan element preparation and review was
prepared, with the GPAC review process beginning in February of 2001 and ending in January of
2003. The GPAC regularly met in noticed public meetings to discuss and review draft General
Plan elements and their goals, policies and programs. The GPAC also took a City- wide field trip
to orient GPAC members and to obtain a better understanding of community conditions,
constraints and opportunities.
In advance of consideration by the GPAC, many elements were first reviewed by other City
commissions and committees. At General Plan Advisory Committee meetings staff and
consultant presentations were made, followed by preliminary votes to accept, modify or reject
proposed goals, policies and programs. The proposed land use map designations received a
substantial amount of citizen input and GPAC discussion during these meetings. Special
newspaper notices were published in an effort to inform the public of proposed changes to be
considered in the Comprehensive General Plan. The recommendations of the GPAC were
forwarded to the Planning Commission and City Council for their review and adoption.
General Plan Format
The General Plan is organized into five major chapters: Administration, Community
Development, Environmental Resources, Environmental Hazards, and Public Services and
Facilities. Within each chapter are the various General Plan elements and their accompanying
background information, goals, policies and programs. The Administration Chapter is comprised
of the Administration Element.
Goals, Policies and Programs
Each element contains at least one goal statement and related policy statements and programs. A
goal in the General Plan is the most general statement of community values and is expressed as a
desirable end- state condition to be achieved now or in the future. The heart of the General Plan is
contained within its policy statements. Policies further refine the goal statements and provide a
clear direction for decision- making. Policies frequently include “ shall” statements to provide
unequivocal directives. Decision- making criteria, major development standards and funding
priorities are best established by clear General Plan policies. General Plan programs are included
as implementation measures needed to carry out related policy statements. Programs provide the
basis for scheduling and assigning staff and other City resources to specific actions, which are
needed to implement certain directives of the Plan.
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Introduction
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Maps and Graphics
The maps and graphics included in the General Plan help to illustrate policies. For example, the
land use map represents a series of policies for the type and intensity of future development to
occur at various locations throughout the City and the planning area.
Specific Plans of Land Use
A Specific Plan plays an important role as a refined version of the General Plan, applicable to a
specific portion of the community. Specific Plans often provide detailed design and analysis of
complex mixed- use projects, and indicate precise land use locations and designs. Specific Plans
contain text, exhibits, and diagrams indicating the distribution, location, and intensity of
proposed land uses and the necessary public and private urban support systems, including streets,
utilities and drainage facilities.
The standards and criteria by which development and, where applicable, conservation will
proceed on the property are also defined in the Specific Plan. Additionally, a Specific Plan
provides a program of implementation measures and financing necessary to carry out the project.
It must also be consistent with all facets of the General Plan. In turn, zoning, subdivision, and
public works projects must be consistent with an existing Specific Plan ( Government Code
Section 65455).
The City currently has four Specific Plans, including “ Project Area 4”; “ Palmas Village”; “ West
Hills”; and the downtown “ Core Commercial”. These plans are self- contained or part of larger
Redevelopment Agency project areas. These Specific Plans are considered as integral parts of the
City’s General Plan and their land use plans and policies are reflected in the updated
Comprehensive General Plan.
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Administration and Implementation
II
CITY OF PALM DESERT
COMPREHENSIVE GENERAL PLAN
CHAPTER II
ADMINISTRATION AND IMPLEMENTATION
This Chapter of the General Plan addresses the administration of the Plan, through the
Administration and Implementation Element. Key discussions in this element include the format
and content of the General Plan, the various chapters and elements, determining consistency with
the General Plan, amending the General Plan, purpose and scope of Specific Plans, and other
means of implementing the Plan. The Specific Plan plays an important role as a refined version
of the General Plan, applicable to specific portions of the City. Other components and aspects of
the General Plan are also discussed in the Administration and Implementation Element,
including environmental resource and hazards maps, design concepts, and procedural matters.
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Administration Element
Administration Element
II- 1
ADMINISTRATION ELEMENT
PURPOSE
The City Comprehensive General Plan is a policy and program document, which addresses all
facets of community planning and management. The Administration Element provides direction
on the implementation of the Plan. It provides background on the information set forth in the
General Plan, describes its organization, the Plan's function and its relationship to other
regulatory documents, including the California Environmental Quality Act ( CEQA), the
Subdivision Map Act, and the City Zoning Ordinance. General Plan review and amendment
procedures are also set forth in the Administration Element. It is the intent of this Element to
describe the various means by which the General Plan is implemented, including Element-specific
implementation strategies, which are incorporated throughout the Comprehensive
General Plan. This Element also sets forth goal, policies and programs intended to effectively
administer the Comprehensive General Plan.
BACKGROUND
The Administration Element provides for the periodic review and amendment of the General
Plan, establishing formal procedures to ensure that the Plan is maintained and kept current with
changing conditions, and that it continues to reflect the goals of the community as a whole. The
Element also facilitates the review and processing of land use and development proposals, the
appropriateness of which are determined through a review of applicable policies and standards
for consistency with the Comprehensive General Plan.
California Government Code ( Section 65300) requires that incorporated communities and
counties prepare and adopt a comprehensive, long- term General Plan which regulates the
physical development of lands under the jurisdiction of, or having an influence upon, the
community, including the City’s legally recognized Sphere- of- Influence. The Comprehensive
General Plan and its various elements are required to function as an integrated, internally
consistent and compatible statement of policies ( Government Code Section 65300.5).
State law also recognizes that special local conditions and circumstances must be accommodated
and that the General Plan may take differing forms, while meeting its minimum requirements
( Government Code Section 65300.7). The General Plan must be designed to be responsive to the
variations in community size and density, fiscal and administrative capabilities, land use and
development issues, and the needs of each community's residents ( Government Code Sections
65300.9, 65302).
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Comprehensive General Plan/ Administration Element
Administration Element
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Format and Content
The Palm Desert Comprehensive General Plan is organized into five major chapters:
Administration, Community Development, Environmental Resources, Environmental Hazards,
and Public Services and Facilities. Within each chapter are the various General Plan Elements,
providing background information and related issues, goals and specific policies. The Palm
Desert General Plan is strongly supported by programs set forth in each element, that reflect the
community's pro- active and balanced philosophy of local government. These have been
consolidated and elaborated upon to provide implementation strategies to facilitate long- term
planning and infrastructure development.
Goals, Policies, and Programs
The General Plan goals are developed as broad statements reflecting the City’s values, aims and
aspirations. These goals address the desired end- state of physical development of the City, as
well as the preservation of the community's important environmental and cultural assets. The
policies have been developed to further the goals of the Comprehensive General Plan, and to set
forth specific performance requirements for each element. Programs accompanying the elements
provide quantitative and qualitative targets, set forth the agencies most likely to carry out the
program, and propose possible schedules for program implementation and periodic review.
Maps, Diagrams and Graphics
The General Plan is supported by a variety of maps, diagrams and illustrations, which reinforce
the text of each element. Graphics are incorporated into the General Plan to delineate land use
and circulation patterns, scenic highways, community focal points, open space and recreation
facilities, biological and cultural resources, and areas requiring special consideration or study.
Important or significant environmental resource and hazard areas are also mapped, as well as
public and quasi- public facilities. These official maps carry equal authority to the goals and
policies of the General Plan.
The Elements of the General Plan
California Government Code Section 65302 establishes the seven ( 7) mandatory elements of the
General Plan: Land Use, Circulation, Housing, Conservation, Open Space, Safety, and Noise.
The California General Plan Guidelines recognize that some of the required elements may be
addressed in combination with other complementary elements, such as Open Space and
Conservation.
All of the components of the mandated elements are found within the Palm Desert
Comprehensive General Plan. This document integrates the mandatory and discretionary
elements into five ( 5) major chapters, organized to reflect compliance with State requirements
that the General Plan be internally consistent, comprising an integrated and compatible statement
of policies for the City. Each element of the General Plan has equal legal authority.
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Administration Element
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Community Development Chapter
The Community Development Chapter most directly affects the character and quality of life of
the community through the distribution of land uses, defining the intensity of commercial and
other development, densities and types of housing, establishment of roadway and circulation
plans, the planned provision of parks and recreational facilities, the establishment of architectural
and community design guidelines, the preservation of open space and scenic vistas, and the
development, preservation and enhancement of a healthy economy. This Chapter includes the
following General Plan elements:
* Land Use
* Circulation
* Housing
* Parks and Recreation
* Community Design
* Arts and Culture
* Economic and Fiscal
Environmental Resources Chapter
The resources of the physical natural environment, including man- made artifacts of historical or
archaeological significance, biological resources, open space and conservation and other natural
resources are described in this chapter. Goals and policies are set forth within each element to
assure the preservation and enhancement of the physical environment and resources as important
assets of the community. The Environmental Resources Chapter includes the following elements:
* Archaeological and Cultural Resources
* Biological Resources
* Water Resources
* Air Quality
* Energy and Mineral Resources
* Open Space and Conservation
Environmental Hazards Chapter
Communities are faced with a range of environmental hazards, which must be managed for the
protection of the City, its residents and visitors. The hazards of the physical environment,
including man- made hazardous conditions and toxic materials, are described in this chapter.
Within each Element, goals and policies are set forth which identify specific hazards and means
of assuring the protection of public health, safety and welfare. Hazards of particular concern to
the City are given special attention in this Chapter. The Environmental Hazards Chapter of the
General Plan includes the following elements:
* Geotechnical ( Seismic Safety, Soils and Erosion)
* Flooding and Hydrology
* Noise
* Hazardous and Toxic Materials
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Public Services and Facilities Chapter
The principal and primary concern of local government is the long- term provision of adequate
levels of essential public facilities and services. Goals and policies are set forth in each element
to assure adequate levels of services and facilities congruent with current and anticipated levels
of development in the City. The Public Services and Facilities Chapter of the General Plan
includes the following elements:
* Water, Sewer and Utilities
* Public Buildings and Facilities
* Police and Fire Protection
* Schools and Libraries
* Health Services
* Emergency Preparedness
Using The General Plan
Sometimes described as the “ constitution” of the City, the General Plan is the foundation upon
which all land use decisions are to be based. The Plan is a comprehensive information and
planning guide established by State law to provide a framework for making informed decisions
about the future of the community. The Plan identifies the community’s land use, circulation,
environmental, economic and social goals and policies as they relate to land use and
development. The General Plan and supporting environmental documentation identify concerns
and issues important to the community, analyze them, and establish goals, policies, and program
implementation measures, which resolve or effectively address these issues. It also provides the
basis for a rational nexus to support development, mitigation measures and exactions. Special
studies and performance programs are also integral parts of the goals, policies, programs, which
assure effective implementation of the General Plan.
Consistency with the General Plan
Development proposals must be analyzed and tested for consistency with the goals, policies, and
programs in every applicable element of the General Plan, regardless of whether they are
initiated by a developer or the City. On an ongoing basis, the City must assure and maintain
consistency of the General Plan with adopted Specific Plans and the City Zoning Ordinance.
This test of General Plan compliance is also a required criterion for determining significant
impacts under the provisions of the California Environmental Quality Act ( CEQA).
Interpretation of the General Plan
In the event uncertainty exists regarding the location of boundaries of any land use category,
proposed public facility symbol, circulation alignment, or other symbol or line found on the
official maps of the Comprehensive General Plan, the following procedures will be used to
resolve such uncertainty.
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Administration Element
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Boundaries shown in the General Plan and on official maps as approximately following the
limits of any municipal corporation are to be construed as following these limits. Boundaries
shown as following or approximately following section lines, half or quarter section lines shall
be construed as following such lines.
Boundaries shown as following or approximately following the centerline of streams, creeks,
rivers, or other continuously or intermittently flowing streams or creeks are to be construed as
following the channel centerline of these water courses taken at mean low water, and, in the
event of natural change in the location of such streams or other water courses, the zone boundary
is to be construed as moving with the channel centerline.
Where a land use category applied to a parcel is not mapped to include an adjacent street or
alley, the category shall be considered to extend to the centerline of the right of way. Boundaries
shown as separated from, parallel, or approximately parallel to any of the features listed above
shall be construed to be parallel to such features and at such distances therefrom as are shown on
the map. Symbols that indicate appropriate locations for proposed public facilities are not
property- specific. Rather, they indicate only the general area within which a specific facility
should be established.
CEQA Review of Consistency
State CEQA Guidelines require that an initial study prepared for an environmental assessment
include " an examination of whether the project is compatible with existing zoning and plans."
The CEQA Guidelines further stipulate that, " A project will normally have a significant effect on
the environment if it will conflict with adopted environmental plans and goals of the community
where it is located." If a determination is made by the Planning Commission or the City Council
that the proposed action is inconsistent with the General Plan, no further action shall be taken
without the completion and processing of an EIR or other detailed analysis which would support
a finding of overriding consideration.
Zoning Consistency
California law also mandates that the City’s Zoning Ordinance be consistent with the General
Plan. In the event that the Zoning Ordinance becomes inconsistent with the General Plan by
reason of a General Plan Amendment, the Zoning Ordinance must be amended within a
reasonable time so that it is made consistent with the General Plan, as amended. The Zoning
Ordinance cannot be amended if it causes an inconsistency with the General Plan.
Amending The General Plan
Although the Comprehensive General Plan is developed with a long- term perspective, it is not a
static document, but rather is dynamic, evolving and multi- faceted, continuously defining and
addressing the changing needs of the community. It is also based on an ongoing assessment and
understanding of existing and projected community needs. To assure that the General Plan is
kept current, short- term programs and policies may be reviewed annually to reflect compatibility
with budgetary priorities and the status of related programs. Long- term programs and
implementation measures must also be given forward planning consideration to assure timely
funding and development of critical infrastructure, and public services and facilities.
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Comprehensive General Plan/ Administration Element
Administration Element
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Mandatory elements of the General Plan may be amended up to four ( 4) times in each calendar
year. The City Council or any citizen may initiate a General Plan Amendment. It is left to the
discretion of the local jurisdiction to establish an amendment schedule to be published one year
in advance.
Application Procedures
Applications for the amendment of the General Plan and the appropriate fees are filed with the
City Community Development Department. An amendment to the General Plan constitutes a
project under the California Environmental Quality Act ( CEQA), and therefore is evaluated for
its environmental effects and consistency with other elements of the General Plan. Final approval
of General Plan amendments is the responsibility of the City Council.
Exemptions
The State Legislature has recognized that occasions arise which require the local jurisdiction to
have some flexibility in amending the General Plan. As set forth in the California Government
Code, the following are exempt from the General Plan amendment schedule.
( 1) Amendments requested and determined necessary for the development of a residential
project, of which at least twenty- five percent ( 25%) of its units will be available to persons of
low or moderate income ( Sections 65361( b) and 65358( d)).
( 2) Any amendment necessary to comply with a court decision in a case involving the legal
adequacy of the General Plan ( Sections 65361 and 65358 ( d) ( 1)).
Annual Review
California Government Code requires that the planning agency " render an annual report to the
legislative body ( City Council) on the status of the Plan and the progress in its implementation"
( Section 65400( b)). State law further requires that the Housing Element be reviewed and updated
at least once every five ( 5) years.
Specific Plans
Focused and area- specific community plans are provided for in State law through the
development and processing of a Specific Plan of Land Use. Specific Plans play an important
role as refined versions of the General Plan, applicable to a specific portion of the community.
Specific Plans often provide detailed design and analysis of complex mixed- use projects, and
indicate precise land use locations and designs. Specific Plans contain text, exhibits, and
diagrams indicating the distribution, location, and intensity of proposed land uses and the
necessary public and private urban support systems, including streets, utilities and drainage
facilities.
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Standards and criteria by which development and, where applicable, conservation will proceed
on the property are also defined in the Specific Plan. Additionally, a Specific Plan provides a
program of implementation measures and financing necessary to carry out the project. It must
also be consistent with all facets of the General Plan and, in turn, zoning, subdivision, and public
works projects must be consistent with an existing Specific Plan ( Government Code Section
65455).
Specific Plans are prepared, adopted and amended in the same manner as a General Plan, may be
adopted by resolution or ordinance, and may be amended as often as deemed necessary by the
City Council. In most cases, development proposals within areas for which a Specific Plan has
been prepared cannot proceed until it is determined that the project is consistent with the Specific
Plan and the General Plan.
In areas where the Specific Plan encompasses more than one property, the plan must be
completed and adopted prior to development on any affected property. Specific Plans may be
prepared either by the applicant or the City. Should the City prepare the Specific Plan, it is
entitled to reimbursement by affected property owners pursuant to Section 65456 of the
California Government Code.
Capital Facilities
Among the statutory responsibilities of California, incorporated towns, cities and counties is to
“ annually review the capital improvement program of the city or county and the local public
works projects of other local agencies for their consistency with the General Plan.” Also,
pursuant to Government code Section 65401, all departments within the City and all other local
government agencies must submit a list of proposed projects to the City. The City is responsible
for reviewing these projects for conformity with the General Plan.
Implementation of the General Plan
California Government Code Section 65103( c) requires that local jurisdictions implement the
General Plan once it has been adopted. The Palm Desert Comprehensive General Plan relies on
element programs and implementation strategies, as well as the related mitigation measures and
programs set forth in the General Plan Program EIR, to serve as implementation measures. The
City Zoning and Subdivision Ordinances also play critical roles in implementing the goals and
policies of the Plan, and Specific Plans provide detailed implementation programs for specific
portions of the General Plan area.
Implementation Through the Zoning Ordinance
The development and enforcement of the City Zoning Ordinance is an exercise of police powers
granted to the City by the State, and is the primary tool for implementing the General Plan. The
Zoning Ordinance regulates land use by distinct development zones and permitted uses. Text,
maps, diagrams and other materials describe the distribution and intensity of land uses into such
categories as residential, commercial and industrial uses.
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Written regulations establish minimum development standards for each of the land use zones in a
manner consistent with the General Plan. Permitting processes set forth in the Zoning Ordinance,
including Conditional Use Permits, Variances, Architectural Reviews and other land use
permitting, also implement the General Plan. The implementation of the General Plan is further
regulated by Government Code Sections 65800 et. seq.
Implementation Through the Subdivision Ordinance
Like Zoning Ordinances, subdivision regulation is also an exercise of police powers and a
principal instrument for implementing the General Plan. Establishing state- wide uniformity in
local subdivision procedures, the State Subdivision Map Act ( Government Code Sections 66410
et seq.) leaves the standards for regulating the design and improvement of subdivision to local
government.
The broadest authority for regulating subdivisions lies in Government Code Sections 66473.5,
66474, 66474.60, and 66474.61, requiring findings that, among other things, the subdivision is
consistent with the City General Plan and any applicable Specific Plan.
Development Agreements
Development agreements have become an important adjunct to development plan processing and
approval. State law provides for the adoption of development agreements between a project
proponent and the City, in accordance with Government Code Section 65865 et seq. The purpose
of development agreements is to provide developers with additional assurances that development
approvals will not be nullified by some future local policy or regulation change. In exchange, the
developer may be required to meet certain conditions or performance criteria, which become part
of the agreement.
Development agreements can be a useful means of meeting General Plan goals and policies,
while removing some of the risks faced by developers. Agreements can remain in effect for a
few or several years, the term typically being set forth in the agreement.
It is important to emphasize that, as set forth in Government Code Section 65866, the City,
unless otherwise provided by the development agreement, is not prevented from applying new
rules, regulations, and policies which do not conflict with those rules, regulations, and policies
applicable to that property. Neither is the City prevented from denying or conditionally
approving any subsequent development application on the basis of such existing or new rules,
regulations or policies.
Commissions and Committees
All levels of government institute committees and commissions to facilitate the local review of
community development projects. The City is empowered to establish advisory commissions or
committees, which may be comprised of public officials as well as private individuals, to review
and make recommendations on policies or programs facilitating implementation of the General
Plan.
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Commissions and committees typically address such issue areas as parks and recreation, trails,
libraries, public safety, community and architectural design, affordable housing and emergency
preparedness. The City Council may establish commissions or committees to address specific
and focused issues, or to provide recommendations on an ongoing basis. The Council may
perpetuate or dissolve these commissions or committees as it sees fit.
FUTURE DIRECTIONS
The Administration Element is essential to the effective enactment of the General Plan. The Plan
relies on the development and maintenance of City regulatory documents, including the Zoning
Ordinance, Specific Plan requirements, the Subdivision Ordinance, and City Rules for the
Implementation of CEQA. The General Plan itself is a living document with mandates for
frequent review and refinement. Amendments to the Plan should be given careful consideration
and not be granted casually. The goal, policies, programs and implementation strategies of the
Element will help to assure the effective administration and implementation of all elements of
the Palm Desert Comprehensive General Plan.
GOAL, POLICIES AND PROGRAMS
Goal
The comprehensive, coordinated and integrated administration and implementation of all
elements of the Palm Desert General Plan through consistent and effective policies and
programs.
Policy 1
Provide for the periodic revision and updating of the General Plan and ensure that associated
City ordinances, including the Zoning and Subdivision Ordinances, are maintained in
conformance with the General Plan.
Program 1. A
The City Council shall, through the public hearing process, receive an annual report from the
Planning Commission on the status of the General Plan and shall make recommendations which
address identified inadequacies or opportunities for updating the Plan.
Responsible Agency: City Council; Planning Commission; Community Development
Department
Schedule: Annually.
Program 1. B
The City shall comprehensively review and amend, as necessary, the Zoning and Subdivision
Ordinances to maintain consistency with the Comprehensive General Plan.
Responsible Agency: Community Development Department; Planning Commission; City
Council
Schedule: Annually
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Policy 2
The City shall provide for the use of Specific Plans as a preferred method of detailed and
systematic implementation of the Comprehensive General Plan.
Program 2. A
Maintain application materials and guidelines for the preparation of Specific Plans and
encourage their use for large and/ or complex residential, commercial or industrial projects of
forty acres or larger and on lands contemplated for annexation into the City.
Responsible Agency: Community Development Department
Schedule: Ongoing
Policy 3
On a periodic and on- going basis, the City shall examine and review the long- term implications
of Comprehensive General Plan policies and programs as they relate to the City’s ability to
provide public services and facilities.
Program 3. A
The annual review of the Comprehensive General Plan, as set forth in Program 1. A, above, shall
include a report on interrelationships, impacts or enhancements of the Comprehensive General
Plan with regard to the City’s ability to fund public services or secure public facilities.
Responsible Agency: City Council; Planning Commission; Community Development
Department
Schedule: Annually.
Policy 4
The City shall establish and maintain a cooperative planning process with Riverside County,
assuring an effective advisory role regarding any and all development and other land use
planning issues or proposals within or in close proximity to the City’s Sphere- of- Influence.
Program 4. A
Effectively coordinate and cooperate with Riverside County to review all proposed land use and
other development proposals, recognize the City’s advisory role, and request that the County
forward copies of all development plans proposed within the advisory area to the City for review
and comment.
Responsible Agency: City Council; Community Development Department; City Attorney
Schedule: Continuous.
Policy 5
The City shall assure that properly filed development applications shall be processed in an
expeditious and timely manner.
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Program 5. A
The City shall maintain application processing procedures that assure expeditious and timely
processing of land development applications, including " fast tracking” procedures for priority
development proposals.
Responsible Agency: City Council; Planning Commission; Community Development
Department
Schedule: Continuous.
Policy 6
Master facility and similar plans shall be utilized by the City to address the recreation,
drainage/ flood control, infrastructure, utility management, traffic control, and other facility needs
of the community.
Program 6. A
The City shall develop and maintain master facility plans to establish need and availability of
funding for additional public services and facilities. Master plans should also include schedules
for phased implementation, which shall be incorporated into the City’s capital improvement
programs.
Responsible Agency: City Council; Public Works Department; Community Development
Department
Schedule: 2003- 04; as required by development.
Policy 7
The City shall encourage in- fill development within already urbanized areas of the corporate
boundaries of the City, and expansion of new development shall be logically phased and, as
appropriate, guided by the development of existing and new Specific Plans.
Policy 8
City shall provide opportunities for review and comment on development proposals through
public hearing notices sent to owners of property located at least within 300 feet of development
proposal sites.
Policy 9
City projects shall comply with the same policies, procedures and regulations required of the
private sector.
Policy 10
The City shall continuously explore and take every opportunity to work with other public and
quasi- public entities in the development of cooperative public/ private ventures and partnerships
to better provide public services and facilities that benefit the community.
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III
CITY OF PALM DESERT
COMPREHENSIVE GENERAL PLAN
CHAPTER III
ENVIRONMENTAL RESOURCES
The Community Development chapter includes the following elements: Land Use, Circulation,
Housing, Parks and Recreation, Community Design, and Economic and Fiscal Development.
This chapter significantly influences the character and quality of life in the community, the
distribution of land uses, the intensity and types of housing, the provision of parks and
recreational facilities, the establishment of architectural and community design guidelines, the
preservation of scenic vistas, and the preservation and enhancement of a healthy economy.
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LAND USE ELEMENT
PURPOSE
The General Plan Land Use Element is the most direct and consequential of all elements. It
directly responds to the legal mandate for the regulation of land use, establishes and describes the
designations for each land use category, and sets forth general and type- specific goals, policies
and programs that guide land use in the community. The accompanying Land Use map shows the
general allocation and distribution of land uses throughout the City and the General Plan
planning area.
The Element also serves as a statement of standards elaborated elsewhere in the General Plan,
and establishes expectations for residential population density and building intensity. The Land
Use Element also identifies areas planned for commercial, institutional, industrial and open space
uses, and areas of existing and planned public and quasi- public uses. It is the broadest of the
elements and is ideally the basis for and the product of coherent land use policy development.
The purpose of the Land Use Element is to provide sufficient land for all the needs of the
community, while preserving the environment and the quality of life.
BACKGROUND
The Land Use Element is the central focus of the General Plan, incorporating all of the values
and principles of community and land use planning. These have been applied to the drafting and
adoption of a comprehensive, long- term General Plan for the physical development of the City.
The process of developing the land use plan involves the analysis of existing land use patterns,
current and future available public services and facilities, and consideration of the physical and
environmental constraints and opportunities on development.
The importance of this element is made clear in Government Code Section 65300, which
requires that every city and county prepare and adopt “ a comprehensive, long- term general plan
for the physical development” of the community. The City General Plan is further required to
provide a land use element that designates lands for housing, business, industry, open space, as
well as other uses deemed appropriate by the City ( Government Code Sections 65302( a) and
65303). Although all the General Plan Elements are important, the Land Use Element is
generally considered to be the most representative of and essential to the General Plan. In
practice, the Land Use Element is of the broadest scope and the most widely used in the General
Plan, with goals, policies and programs set forth to guide and direct the physical development of
the community.
Essentially all other components of the General Plan are directly or indirectly most affected by
the Land Use Element. One of the most closely related is the Circulation Element, which is
directly affected by and in turn has a constraining effect upon the viability of the Land Use
Element. The General Plan Guidelines and case law require a close and logical correspondence
between these two elements.
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The location and intensity of the various land uses established by the General Plan have the
direct consequence of generating traffic and affecting the capacity of local and regional roads.
Resulting traffic also affects accessibility for pedestrians and bicyclers, and results in noise that
can have an adverse impact on adjoining land uses. Therefore, the selection of the type, intensity
and location of land uses has a profound effect on the movement of all forms of transportation.
Other elements with strong dependence or influence upon the Land Use Element and its land
allocation model include Housing, Community Design, Economic Development, as well as those
elements reflecting recognition of environmental hazards and resources of the community.
Policies and programs associated with each of the major land use categories are set forth in the
Land Use Element and reflect the compatible and integrally planned distribution of land uses
reflected in the Plan.
Land Use, Land Conservation and Quality of Life
As discussed in the Community Design Element and elsewhere in the General Plan, there is an
intimate relationship between land use planning, land conservation and the quality of life enjoyed
by a community. In consideration of land conservation values for purposes of preservation of
open space and protection of important natural resources, the planning process is appropriately
directed to the efficient planning of lands for urban uses. This implies the establishment and
preservation of a logical, contiguous and efficient urban pattern that optimizes land use
interactivity and the use of public infrastructure. Applying this principle results in increased land
use efficiencies and the preservation of local and regional open space for public use and wildlife
conservation. Within the City planning area, lands in the foothills and mountains and north of
Interstate- 10 constitute important conservation lands that benefit local residents and the local
economies.
Types of Land Uses
The adopted Land Use Element and accompanying official Land Use Map describe and
designate the distribution of land uses by type, location, intensity and/ or extent of use. Land uses
provided for in the General Plan are diverse, with a full range residential, commercial and
institutional uses, limited business park/ industrial, open space, recreation, public buildings and
facilities, and other categories of public and private land use.
Planning Area Land Use in 2002
Prior to the adoption of the Palm Desert General Plan comprehensive update, the City utilized
the land use designations and assignments last adopted in the 1994 amendment to the Land Use
Element. In the current ( 2002) update, a comprehensive assessment of existing land uses and
their distribution was conducted using field surveys, aerial photo analysis and a comprehensive
Graphic Information System ( GIS) computer mapping system. Based upon this analysis, a
revised land use model was developed by the City General Plan Advisory Committee ( GPAC).
Table III- 1 provides a summary description of the City’s General Plan land use designations and
Table III- 2 provides the statistical summary of these land uses. Following the tables, over-arching
land use goals, policies and programs are presented. In addition, a discussion of each
major land use category is presented followed by related goals, policies and programs.
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Role of the Element
The development of a community Land Use Element requires the broadest consideration of the
issues addressed in all the other General Plan Elements. It clarifies and addresses most of the
concerns of the community’s development and plays an essential role in synthesizing all land use
issues.
Abbreviations and Symbols
Abbreviations of land use codes are comprised of letters that summarize the land use and its
range of potential intensity. It also uses these codes to define individual sub- uses within a given
land use category, such as Open Space and Public/ Quasi- Public categories.
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Table III- 1
General Plan Land Use Designations
Land Use Designation ( Density) Purpose of Land Use
RESIDENTIAL
( R- DE) Desert Estates ( 0- 1 du/ 10 ac) This designation provides for single- family
residential development on lots a minimum
of ten acres. The Desert Estate land use
provides a development density intermediate
between more typical open
space/ conservation lands and low residential
densities, providing lots sufficient for rural
and estate lifestyle yet with room to limit
site and environmental impacts. This
designation applies primarily to lands in the
Sky Valley area.
( R- ME) Mountain Estates ( 0- 1 du/ 20 ac) This designation provides for single- family
residential development on lots 20 acres or
greater in size. The Mountain Estates
designation recognizes the added constraints
of steep terrain on site development and
extension of access and services. It provides
an intermediate step in development density
between open space/ conservation lands and
low residential densities, providing lots
sufficient for rural and estate lifestyle, while
limiting site and environmental impacts.
( R- HR) Residential Hillside Reserve ( 0- 1du/ 5ac) The Residential Hillside Reserve designation
serves to provide an intermediate
development density for lands located on
sloping terrain primarily within the foothills
of the Santa Rosa Mountains. The
designation permits the development of one
single family home on lots of not less than
five acres. The intent is to provide
reasonable development opportunities while
protecting natural and scenic resources.
( R- L) Low Density Residential ( 0- 4 du/ ac) This low density designation provides for
single- family residential development.
These lands serve to buffer more dense
residential development from estate
residential uses, and may be appropriate in
areas with some site constraints.
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The R- L designation typically provides for
low density single family subdivisions and
Planned Residential Developments ( PRDs),
which may include golf course- oriented
resort developments. It serves to transition
between lowest residential densities and
more moderate densities described below.
Planned Residential Developments ( PRDs)
are master planned communities, which
consolidate areas for structures, common
open space and recreation areas, and
integrate access and private internal
roadways. PRDs permit the transfer of
densities from open space/ recreation areas,
thus preserving open space and possibly
allowing development to maximize
allowable densities.
The purpose of PRDs is to promote planned
residential development and amenities
beyond those expected under conventional
development. It is also meant to provide
greater flexibility in design, varying ranges
in densities, and encourage well- planned
neighborhoods through creative and
imaginative planning. It also provides for an
appropriate mix of housing types, which are
unique in their physical characteristics to
warrant special methods of residential
development. A full range of residential
development is permitted in PRDs.
( R- M) Medium Density Residential ( 4- 10 du/ ac) Appropriate residential development under
this designation includes single family and
PRDs with shared open space, recreation
and other amenities. Condominiums, garden
apartments and affordable housing may also
be appropriate for these lands. The intent of
this designation is to encourage
development of a wide variety of dwelling
unit types at moderate densities.
( R- H) High Density Residential ( 10- 22 du/ ac) This designation allows for the greatest
diversity of residential development,
including attached single and multi- family
dwellings. This designation is most suitable
for planned communities, and for affordable
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and senior housing, where smaller units and
higher densities may be appropriate. Duplex
and multiplex development is most common
and provides for PRD’s with a varied range
of residential types, including apartments
and condominiums. Mobilehome parks or
subdivisions with PRD type development
may also allowed with the approval of a
Conditional Use Permit. Density bonuses
may be available, on a case- by- case basis,
for approved affordable housing projects.
COMMERCIAL
( C- C) Community Commercial The Community Commercial designation
allows for a wide range of services and
sizes of developments for a substantial
portion of the community, with shopping
centers typically located on major streets but
within convenient driving distance to
residential areas. Development may range
from free- standing retail buildings, offices
and restaurants, to planned commercial
centers. Services range from convenience
stores and specialty retail shops, to a broad
range of clothing and apparel, jewelry stores
and a variety of personal service businesses.
Office development is also permitted as a
secondary use.
Larger Community Commercial
developments are typically anchored by
supermarkets and superdrug stores. A wide
range of other uses, including financial and
professional offices, personal care business,
restaurants, service station and other
community- serving services are commonly
found in these planned centers. Hotels and
motels may also be appropriate on these
lands. Community commercial planning
areas typically range in size up to 15 acres
and provide up to 150,000 square feet of
gross leasable floor area. Mixed use
development with professional office and
residential may also be permitted through
approval of an integrated master plan.
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( C- R) Regional Commercial The Regional Commercial designation
provides for larger scale, integrated
shopping centers and malls, which may be
anchored by several department stores or
other large- scale anchors, including " big-box"
retailers, a variety of retail outlets, and
restaurant and entertainment uses. Hotels
and motels may also be appropriate on these
lands. Office development may also be an
integral part of these developments. Typical
sizes range between 200,000 and 800,000
square feet or more of gross leasable floor
area. This type of development can also be
facilitated through the preparation of a
Specific Plan. Mixed use development with
professional office and residential may also
be permitted through approval of such an
integrated master plan.
( C- OP) Office Professional The Office Professional designation is
assigned to lands that provide comparative
advantages for office development, with use
characteristics that enhance compatibility
with residential and other sensitive land
uses. Professional office lands serve as
effective buffer or transitional uses between
commercial and residential neighborhoods,
and provides convenient professional
services to surrounding residents and
businesses. Office use is appropriate along
arterial roadways, integrated with
commercial development, and as stand-alone
business parks. Adjoining office-serving
parking may also be developed on
adjacent residential lands, consistent with
thoughtful design practices. Mixed use
development with hotels and motels,
professional office and residential may also
be permitted through approval of an
integrated master plan.
( C- R/ H) Resort Commercial The Resort/ Hotel Commercial designation is
assigned to lands planned for or already
developed as resort uses, including hotels
and associated uses, timeshare projects, and
associated recreation and open space
amenities, including golf courses, tennis
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courts, and pools and spas. These lands uses
are geared to the visiting tourist public and
also provide important venues for
community meetings and events. Mixed use
development with professional office and
residential may also be permitted through
approval of an integrated master plan.
( C- MU) Commercial- Mixed Use This land use designation provides for a mix
of uses, including those identified in any of
the commercial land use designations, as
well as professional offices, institutional and
medium or high density residential, with
residential uses subject to the criteria set
forth in the High Density Overlay
designation. This designation is applied to
lands that will benefit from approval of a
master development plan or Specific Plan.
The mixed use development is intended as a
highly integrated master plan that optimizes
complementary land uses and distributions,
internal non- vehicular access, and low
traffic volumes within residential areas of
the master plan. Commercial mixed use
developments will vary in size and are
discretionary approvals.
INDUSTRIAL
( B- P) Business Park The Business Park designation provides for
a flexible mix of office, service commercial,
wholesaling and light manufacturing uses
ranging from professional and medical
offices to copy and printing shops, business
and office supply stores, and paint and tile
and cabinet shops, and similar uses. Limited
retail sales, including restaurants, geared
primarily toward park businesses may also
be appropriate. Mixed use development with
professional office, hotels and residential
may also be permitted through approval of
an integrated master plan.
( I- L) Light Industrial The Light Industrial designation provides
for a variety of light industrial uses
operating primarily in enclosed buildings,
and those requiring limited and screenable
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outdoor storage. Examples include clean
manufacturing operations, warehousing and
distribution facilities, mini- warehouse
storage, and a variety of light manufacturing
businesses. Siting industrial lands in close
proximity to major regional highways is also
desirable. Preferred development includes
master planned industrial parks with
integrated access and internal circulation.
GENERAL PLAN OVERLAY DESIGNATIONS
Special Study Areas ( SSA) The General Plan land Use map includes the
use of suffixes, which clarify or qualify oa
designation. The SSA suffix is assigned to
properties that, while assigned a specific
designation on the General Plan Land Use
Map, are subject to " special" or " focused"
land use analysis. These properties may be
required to provide a higher level of
engineering and/ or design analysis, or may
be required to demonstrate compatibility
with important environmental standards.
High Density Overlay ( HDO) The " High Density Overlay" allows
development of R- H ( High Density
Residential, 10- 22 du/ ac) on any R- M lands
within the University Park planning area,
subject to development standards/ criteria set
for in this element. Criteria include the
percentage mix of residential product types
and rental versus ownership units and
affordability, proximity and access to
employment, commercial services, schools
and parks, open space amenities, design
quality, and potential fiscal impacts.
INSTITUTIONAL SERVICES AND FACILITIES
( PF) Public/ Quasi- Public As noted in this element and on the Land
Use Map, the Public/ Quasi- Public
designation is assigned to City Hall and the
Civic Center, other City and governmental
offices, libraries, schools, hospitals,
floodways, police and fire stations, utility
substations, as well as other public/ quasi-public
administrative offices.
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Institutional Symbols
( PF/ CC) Civic Center
( PF/ FS) Fire Station Fire Station
( PF/ PS) Police Station Police Station
( PF/ H) Hospital/ Medical Hospitals and similar in/ out- patient medical
services. Also may be assigned to
convalescent and skilled nursing facilities.
( PF/ S) Designates educational facilities such as day
care, elementary, intermediate, high schools,
special schools and technical schools, and
colleges and universities.
( PF/ L) Libraries
( PF/ PO) Post Offices
( PF/ U) University or College
( PF/ PU) Public Utility Substation- designates
electric, gas, telephone, water and other
similar facilities.
OPEN SPACE
( OS) Open Space The OS designation is assigned to those
lands determined to be a special, important
or valuable natural resource that warrants
protection. The designation is assigned to
such lands as parks, which carry a
designation of ( OS/ PP); golf courses are
defined as private open space with a
designation of OS/ PV.
Mountainous and desert areas under public
or quasi- public ownership are assigned the
designation of Public Reserve ( OS/ PR). The
designation allows the discretionary
approval of trails, trailheads and associated
facilities, but does not allow vehicular
access.
The Open Space designation may also be
used to define special resource areas or
those that may pose threats or hazards to
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development. Lands important for their
recreational, biological, or regional
economic value may also be assigned an
open space designation. Examples of
resource lands and hazards include ground
rupture or liquefaction hazard areas,
detention and retention basins, trails,
estuaries and large habitat areas for sensitive
biological resources.
( OS/ PP) Public Parks
( OS/ PR) Public Reserve Open Space
( OS/ PV) Private Open Space
( OS/ FW) Floodways
Community Scale and the Urban Environment
The City's approach to land planning and community development has resulted in a scale and
sensitivity of development that has proven highly desirable. The region's natural environment has
made the City and the Coachella Valley an especially attractive place to live and raise a family. It
has also enhanced the region's role as a world renowned resort and tourist destination. Current
and planned development on the scale of " urban villages" have and will continue to preserve the
natural features of the desert and mountains, which have attracted residents and visitors from all
socio- economic sectors.
The scale of development in the City, the preservation of surrounding natural environment and
its integration into the built environment, have created a unique character, identity and a haven
that provides relief from the more intense and congested urban areas from which many new
residents and visitors come. Two- thirds of the region's new residents and visitors come from the
Los Angles area, where urban sprawl, traffic congestion and a host of associated conditions have
created a market for those seeking the unique, human scale of the City and its built environment.
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Land Use Element
Land Use Element
III- 12
Table III- 2
Land Use Buildout Statistical Summary ( City Limits)
GENERAL PLAN 2000 LAND USE
DESIGNATION
Developed
Acres
Developed
Bldg Sq Ft
Developed
Units
Vacant
Acres
Potential
Bldg Sq Ft
( Vacant
Lands)
Range of
Potential
Residential
Units ( Vacant
Lands) Total Acres
Developed
% Acres
Vacant
%
Acres
Total %
Acres
Residential Land Use Designations
Residential, Mountain Estates ( R- ME) 0- 1
du/ 20 ac - - - - - - 0% 0% 0%
Residential, Desert Estates ( R- DE) 0- 1 du/ 10
ac - - - - - - 0% 0% 0%
Residential, Hillside Reserve ( R- HR) 0- 1
du/ 5 ac 81 16 462 92 to 92 543 1% 43% 6%
Residential, Low Density ( R- L) 0- 4 du/ ac 7,294 21,883 257 771 to 771 7,552 84% 24% 77%
Residential, Medium Density ( R- M) 4- 10
du/ ac 1,086 8,146 35 262 to 262 1,121 12% 3% 11%
Residential, Medium Density/ High Density
Overlay ( R- M/ R- HO) - - 288 2,162 to 4,757 288 0% 27% 3%
Residential, High Density ( R- H) 10- 22 du/ ac 261 4,696 4 68 to 68 265 3% 0% 3%
Mixed Use ( MU) - Commercial/ High
Density ( R- H) 10- 22 du/ ac - - 20 360 to 360 20 0% 2% 0%
Study Zone ( S) - - 12 36 to 36 12 0% 1% 0%
TOTAL RESIDENTIAL 8,722 34,741 1,078 3,752 to 6,347 9,801 100% 100% 100%
Commercial Land Use Designations
Commercial, Community ( C- C) 220 2,394,711 75 815,661 295 18% 14% 17%
Mixed Use ( MU) - Commercial/ High
Density ( R- H) 10- 22 du/ ac - - 20 217,800 20 0% 4% 1%
Commercial, Office Professional ( C- OP) 71 767,745 23 251,559 94 6% 4% 5%
Commercial, Office Professional/ Residential,
Medium Density 3 31,581 - - 3 0% 0% 0%
Commercial, Office Professional/ Residential,
High Density 22 235,224 2 26,136 24 2% 0% 1%
Commercial, Regional ( C- R) 240 2,616,867 232 2,521,035 472 20% 45% 27%
Commercial, Resort/ Hotel ( C- R/ H) 667 7,262,541 165 1,794,672 832 55% 32% 48%
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Land Use Element
Land Use Element
III- 13
Table III- 2
Land Use Buildout Statistical Summary ( City Limits) ( continued)
TOTAL COMMERCIAL 1,222 13,308,669 517 5,626,863 1,739 100% 100% 100%
Industrial Land Use Designations
Industrial, Business Park ( I- BP) 222 2,415,402 293 3,189,681 515 96% 100% 98%
Industrial, Light ( I- L) 10 104,544 - - 10 4% 0% 2%
TOTAL INDUSTRIAL 231 2,519,946 293 3,189,681 524 100% 100% 100%
Open Space Land Use Designations
Open Space, Parks ( OS/ PP) 911 - 911 35% 0% 35%
Open Space, Private ( OS/ PV) 578 - 578 22% 0% 22%
Open Space, Public Reserves ( OS/ PR) 844 - 844 33% 0% 33%
Open Space, Waterway ( OS/ FW) 238 - 238 9% 0% 9%
TOTAL OPEN SPACE 2,572 - 2,572 100% 0% 100%
Public/ Quasi- Public Land Use
Designations
Public Facility/ School ( PF/ S) 59 15 74 9% 0% 11%
Public Facility/ University ( PF/ U) 192 - 192 30% 0% 29%
Public/ Quasi- Public Facilities ( PF) 385 1 386 61% 0% 59%
TOTAL PUBLIC/ QUASI- PUBLIC 636 16 653 100% 0% 100%
Roads 1,955 - 1,955
TOTAL CITY 15,339 15,828,615 34,741 1,904 8,816,544 - - 17,243 89% 11%
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Land Use Element
Land Use Element
III- 15
SUMMARY OF EXISTING LAND USE
The City General Plan study area is comprised of incorporated lands, lands within the City's
official Sphere- of- Influence ( SOI) and other lands contiguous to the corporate or SOI limits. SOI
lands occur primarily in the Bermuda Dunes area, and also include Sun City and lands south of
Avenue 38 and north of US Interstate- 10.
Residential Development Within the City
Urban development in the City has evolved initially from and along State Highway 111, an early
Native American Trail and later the 19th Century Bradshaw Trail ( See Cultural Resources
Element). Homes, hotels and resorts developed a short distance north and south the SR 111
commercial corridor. The evolution from a traditional urban village pattern to one including
more expansive master planned communities has occurred over a five decade period. Large- scale
tourist and residential resort development has reinforced demand for golf and associated
facilities, which now comprise a major part of the City's developed lands. The community also
values its natural lands and recognizes these as important, if not essential, " land uses".
Residential development in the southern- most portions of the City includes high- end gated
communities such as Bighorn, Canyons at Bighorn, Ironwood County Club and the Reserve.
Residential lands south of Highway 111 have developed to provide apartments and
condominiums, with extensive conventional single family neighborhoods also occurring in this
area. North of Highway 111 and generally south of the Whitewater River, residential
development includes moderately priced single family, multi- family and mobilehome
development. This area includes the Palma Village planning area.
North of the Whitewater River, residential development is dominated by gated and golf course-oriented
planned developments, including Chaparral Country Club, Monterey Country Club,
Desert Fall Country Club, The Lakes Country Club, and other planned residential developments.
Timeshare development has also occurred in this area in association with the Marriott Desert
Springs Resorts and Shadow Mountain developments, as well as within the City's Desert Willow
planning area. Conventional single- family homes have developed along Hovley Lane and
affordable single and multi- family development has also occurred in this area.
The annexation of land west of Washington Street has brought such developments as Palm
Desert Resorter and Whitehawk into the City. The Palm Desert Country Club neighborhood
located north of Fred Waring Drive is a hybrid development that provides a mix of golf- oriented
single family development in a conventional subdivision, and also includes limited multi- family
development.
Commercial and Business Park Development Within the City
With the shift in socio- economic and demographic trends in the Coachella Valley, and the
natural constraints on urbanization placed by geography, Palm Desert is located in the center of
urban development in the valley. This natural, comparative advantage was first exploited by
commercial development along Highway 111 and also included the development of the El Paseo
commercial corridor, which has emerged as the " Rodeo Drive" of the Coachella Valley.
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Land Use Element
Land Use Element
III- 16
The City's position as the commercial center of the valley was firmly established with the
development of the Palm Desert Town Center retail shopping mall by Ernie Hahn in the early
1980s. Since that time, commercial land uses have flourished in this area and have expanded to
capture a major part of the regional retail market. Commercial land use has spread to other key
locations within the City's roadway network, including lands near the US Interstate- 10
interchanges.
The City's business park development area, which has also provided service commercial and
light industrial uses, is located primarily along the Cook Street corridor, extending from the
Whitewater River to Hovley Lane. Initially, this area included service commercial and light
industrial uses, but has evolved into an integrated business parks supporting a wide range of
business and development services.
University Park Planning Area
Most of the vacant land within the City corporate limits is comprised of small to moderate size
holdings, where in- fill development has been occurring over the past two decades. Expanses of
vacant land within the City and available for coordinated master planning and development are
now limited primarily to the northern portions of the City in the University Park planning area.
University Park extends south of the US Interstate- 10/ Union Pacific Railroad corridor and is
bounded on the east by Cook Street, on the west by Monterey Avenue and on the south by Frank
Sinatra Drive. Major influences on future development include the Palm Desert campus of the
California State University, residential resort development to the south, and regional commercial
development in the vicinity of the I- 10 interchanges.
Palm Desert Sphere- of- Influence
In the south, the City Sphere- of- Influence includes Cahuilla Hills, Royal Carrizo and extensive
areas of the Santa Rosa Mountains and foothills. Development is limited to very low density
residential on large lots. The vast majority of this Sphere area is expected to remain in its natural
state. The City Sphere also includes the community of Bermuda Dunes, which extends north
from Fred Waring Drive to Interstate- 10. This area is largely built out, with opportunities for in-fill
residential and light industrial development limited to lands just south of Country Club Drive.
North of US Interstate- 10, City Sphere lands include the Sun City development, industrial and
service- commercial uses west of Washington Street and north of Varner Road, and other limited
uses. Several hundred vacant acres are located in the SOI south of Avenue 38 and north of
Varner Road. The City General Plan land use designations in this area are largely consistent with
those of Riverside County, with limited exceptions along Interstate- 10 and the eastern portion of
Thousand Palms.
Palm Desert Planning Area
The General Plan planning area extends north of US Interstate- 10 to the foothills of the Little
San Bernardino Mountains and the boundary of Joshua Tree National Park. It is generally
bounded on the west by Rio del Sol ( Bob Hope Dr., extended) and by Adams Street ( extended)
on the east. In the southeastern portion of this planning area is the community of Thousand
Palms, including Jack Ivey Ranch and Tri- Palms Estates.
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Land Use Element
Land Use Element
III- 17
In the northern portion of the planning area, both north and south of Dillon Road, is the very low
density rural community of Sky Valley. The Coachella Preserve for the fringe- toed lizard makes
up a major portion of the planning areas and extends across the Indio Hills, which are an
important geographic feature of this area. The City General Plan land use designations in this
area are largely consistent with those of Riverside County, with limited exceptions along
Interstate- 10 and the eastern portion of Thousand Palms.
Current and future development and land management in the Palm Desert Planning Area could
have a profound effect on lands located within the current corporate and SOI limits. Lands along
US Interstate- 10 are the most visible and make the first impression on the traveling public. They
also constitute an important travel corridor used by local residents every day.
City Planning Area lands are also affected by development that occurs south of I- 10 and should
be planned to be responsive to current and likely future conditions, including available
transportation and other infrastructure, the urban land use pattern, and lands dedicated to open
space and conservation due to valuable resources and environmental hazards. The City General
Plan and Land Use Map address these lands and provide a coherent landscape scale plan for the
area.
SPECIFIC PLANS OF LAND USE
A Specific Plan plays an important role as a refined version of the General Plan, applicable to a
specific portion of the community. Specific Plans can provide objectives and policies, or they
can include detailed design and analysis of complex mixed- use land use plans. They can also be
used to indicate precise land use locations and designs. Depending upon their scope, Specific
Plans can contain text, exhibits, and diagrams indicating the distribution, location, and intensity
of land uses and the necessary public and private urban support systems, including streets,
utilities and drainage facilities.
The standards and criteria by which development and, where applicable, conservation will
proceed in the planning area are also defined in the Specific Plan. Additionally, a Specific Plan
can also provide a program of implementation measures and financing necessary to carry it out.
It must also be consistent with all facets of the General Plan and in turn, zoning, subdivision, and
public works projects must be consistent with an existing Specific Plan ( Government Code
Section 65455).
The City currently has four Specific Plans, including “ Project Area 4”; “ Palma Village”; “ West
Hills”; and the downtown “ Commercial Core”. These plans are self- contained or part of larger
Redevelopment Agency project areas. These Specific Plans are considered as integral parts of the
City’s General Plan and their land use plans and policies are reflected in the updated Plan.
This designation is used in conjunction with other underlying designations. It requires the
development of a Specific Plan of Land Use on parcels or groups of parcels of 40 acres or more.
The designation is applied as an overlay on the General Plan Land Use Map and can be added to
any land use designation. It is also appropriate as a means of processing community- scale
commercial and mixed use development proposals. Specific Plan boundaries, objectives and
regulations may be amended from time to time to adapt to changing circumstances and
opportunities.
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Land Use Element
Land Use Element
III- 18
Commercial Core Area Specific Plan
Adopted on July 23, 1987, the Commercial Core Area Specific Plan encompasses a planning
area that generally includes lands fronting onto Highway 111, El Paseo and Alessando Drive.
Business owners, property owners and residents were involved in the Plan's development. It is
comprised of four policy sub- areas. The overarching goal is stated early in the Plan:
" The general policy and implementation strategies contained in the Plan are
designed to maximize the project area's potential for high quality economic
development compatible with Palm Desert's overall community goals and self
image."
The Specific Plan also recognizes the need for flexibility, citing program design and
implementation as a continuing process of analysis and review and tailoring. Initial development
in the planning area was along the north side of Highway 111 and spread to the south side and to
El Paseo beginning in earnest in the 1960s. Traffic circulation and parking have been focus
issues for the Plan, with frontage roads, rear parking at President's Plaza and along Alessando
and enhanced controlled access to and from Highway 111.
Alessando Alley is a service road located immediately north of and parallel to Highway 111, and
extending from Monterey Avenue to Las Palmas Avenue. San Marcos Drive, which extends into
the residential area to the north, shall be closed to vehicular traffic, with pedestrian access to
maintained. Design concepts to improve circulation, providing ancillary parking and improved
land use compatibility between this service road area and adjoining residential lands are
addressed through a single- loaded/ 90 º parking configuration located along the north side of the
alley. These improvements provide an effective solution, improving the service road and
providing additional parking, while preserving the residential quality of the remainder lots.
The General Policies for the Commercial Core Area Specific Plan cite opportunities for the City
and its Redevelopment Agency to participate through a variety of other activities and actions,
which influence land use in the planning area. These include participation in the relocation or
construction of off- site public improvements. The Commercial Core Specific Plan can be found
in the General Plan appendices.
Palma Village Specific Plan
The Palma Village Specific Plan was adopted on June 13, 1985 and encompasses lands north of
Highway 111 and generally extends from west of Monterey Avenue on the west to Deep Canyon
Road on the east. Parts of the planning area include the City's first major residential village
subdivision laid out in 1935. It is comprised of nine policy/ program sub- areas. Today ( 2002), the
planning area includes some of the City's heaviest traffic, includes important commercial and
office uses, and provides a broad mix of residential housing.
Specific Plan policy directs the City to " take a proactive role in promoting compatible, high
quality infill private development and public works consistent with the area policy criteria."
Originally suffering from higher than average vacancies and property deterioration, the area has
seen substantial revitalization through new investment, rehabilitation and new construction.
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Land Use Element
Land Use Element
III- 19
Specific Plan policies are directed to protect residential portions of the planning area from
through- traffic, assure development that adheres to quality architectural design standards,
management of non- conforming uses, and enhanced public lands along major rights- of- way. The
Palm Village Specific Plan also focuses on management and segregation of area- wide and local
traffic, including enhanced north/ south arterial connections through this area. Public facilities are
also addressed in the Plan, including the appropriate use of landscape and lighting districts, a
complete sewage collection system and other infrastructure. Parks and open space, and socio-economic
and housing needs are also addressed in the Palma Village Specific Plan. The Palma
Village Specific Plan is located in the General Plan appendices.
West Hills Specific Plan
The West Hills Specific Plan was adopted in 1982 and encompasses lands west of Highway 74
and the Palm Valley Stormwater Channel. It is intended to supercede all previous policies
relating to hillside development contained in the Palm Valley Stormwater Channel Area Specific
Plan and constitutes an amendment to the General Plan. The planning area includes the coves
and hillsides of the Santa Rosa Mountains, and regulates development on privately- owned ( US
Government subdivided) lots and larger holdings.
Commercial lands between Painter's path and Highway 111 are not affected by this Specific
Plan. Land use regulation incorporated into the West Hills Specific Plan is meant to preclude
and/ or minimize the potential adverse impacts associated with development in foothills and
hillsides. Development in the planning area is expected to remain very low density residential.
The West Hills Specific plan is located in the General Plan appendices.
RDA Project Area No. 4 Specific Plan
The RDA Project Area No. 4 Specific Plan was adopted in 1997 and encompasses approximately
2,260 acres. This planning area is bounded on the east by Washington Street, on the south by
Fred Waring Drive, Indian Wells and Eldorado Drive on the west. The planning area also
includes approximately 200 acres of non- project area lands located south of the Union Pacific/ I-
10 corridor, west of Washington Street and north of Country Club Drive.
It is comprised of six policy/ program sub- areas. Today ( 2002), the planning area includes the
much traveled Washington Street, Country Club Drive and Fred Waring Drive arterial corridors.
Over 50 percent of the planning area is located within seven planned residential communities.
The planning area is substantially built out, with the exception of lands north of Country Club
Drive and east of Tamarisk Row Drive.
The Specific Plan addresses a variety of issues, including land use compatibility, traffic and
circulation, public works and infrastructure, parks and paths, and housing. The Plan sets forth
options that address residential densities to be regulated through application of City Zoning.
Circulation and traffic management are also addressed through a variety of policies and
implementation programs. The preservation and improvement of existing housing stock,
especially affordable housing, and the provision of adequate local parks, are also important
objectives of the Plan. The RDA Project Area No. 4 Specific Plan is located in the General Plan
appendices.
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Land Use Element
Land Use Element
III- 20
University Park Planning Area
The development of the new California State University campus on Cook Street and a branch of
the University of California- Riverside Gary Anderson Graduate School of Business are acting as
important catalysts for other land development ventures in the planning area. Important
opportunities for commercial synergies are anticipated with the buildout of the university campus
and associated facilities, as well as the planned sports arena. As discussed elsewhere, a full range
of commercial development, including entertainment retailing, dining, nightclubs and other
retailing are expected to develop along the Cook Street corridor and to provide the City with
another dynamic commercial district supported by local residential, tourist and resort
development, and the University.
The University Park planning area includes largely vacant lands, which will be affected by and
can benefit from the buildout of the Palm Desert Campus of the California State University. The
planning area encompasses approximately 2,075 acres located west of the eastern terminus of
Gerald Ford Drive, north of Frank Sinatra Drive, east of Monterey Avenue and south of the
Union Pacific/ I- 10 corridor. The planning area is also affected by the high- volume arterial
roadways bounding and passing through the area. The General Plan Land Use Map assigns a
wide range of residential, commercial, resort, business park and institutional land uses within the
planning area. The following table summarizes the land use allocation model for the University
Park Planning Area:
Table III- 3
University Park Land Use Plan
Land Use Category Acres Average Residential/ Commercial
( Units & Square Footages)
Residential Low Density ( 1- 4 du/ ac) 313 938 units
Residential Med./ High Den. Overlay ( 5- 22 du/ ac) 289 2,168 to 4,769* units
Mixed Use Residential ( 11- 22 du/ ac) 16 286 units
Community Commercial ( C- C) 37 406,197 s. f.
Mixed Use Commercial ( C- MU) 16 173,151 s. f.
Commercial Resort/ Hotel ( C- RS) 454 4,947,327 s. f.
Regional Commercial ( C- R) 262 2,847,735 s. f.
Commercial Office Professional ( C- OP) 4 43,560 s. f.
Industrial/ Business Park ( I- BP) 277 3,011,085 s. f.
Public Facilities/ University ( PF/ U) 192 -----------
Public Facilities/ Schools ( PF/ S) 15 -----------
Public/ Quasi- Public Facilities ( PF) 1 -----------
Open Space/ Public Parks ( OS/ PP) 250 -----------
Open Space/ Public Reserves ( OS/ PR) 22 -----------
Totals: 2,075 3,392 to 5,993 du / 11.43 MSF
* Max. potential units with application of R- HD Overlay.
T5SR6E - Section 12
F R A N K   S I N A T R A   D R F R A N K   S I N A T R A   D R F R A N K   S I N A T R A   D R
G E R A L D   F O R D   D R
M O N T E R E Y   A V E
P O R T O L A   A V E
G E R A L D   F O R D   D R
C O O K   S T
G E R A L D   F O R D   D R
D I N A H   S H O R E   D R
M O N T E R E Y   A V E
I N T E R S T A T E   1 0 I N T E R S T A T E   1 0
V A R N E R   R D V A R N E R   R D
R - L
R - H
R - L
C - C
I - B P
C - R / H
O S / P P
P F / U
R - L
C - R
R - L
O S / P P
C - C
C - R
R - L
R - L
I - L
C - C
R - L
C - R / H
C - R
O S / P V
C - C
I - B P
I - B P
R - M / R - H O
I - B P
R - M / R - H O
I - B P
R - M / R - H O
C - C
R - M / R - H O
C - C
O S / P P
C - C
R - L
O S / P R
R - M
/ R - H O
M U
P F / S
C - C
R - M
/ R - H O
R - M / R - H O
R - M
M U
R - M / R - H O
R - M
/ R - H O
C - R / H
C - C
P F
C - C
R - L
O S / P R
R - M
O S / P P
C - O P
R - M
/ R - H O
R - M / R - H O
R - L
O S
/ P P
P F
O S / P R
O S / P R
O S
/ P P
R - L
I - B P
C - R
I - B P
C - C
O S
/ P P
R - M / R - H O
R - L
F W Y
O S / P V
R - M
R - H
R - L
C - C
R - L
O S / P R
I - B P
R - L
C - R R - M
/ R - H O
R - M
/ R - H O
GENERAL PLAN 2000
LANDUSE CODES
RESIDENTIAL LAND USES
Mountain Estates ( R- ME) 0- 1 du/ 20ac
Desert Estates ( R- DE) 0- 1 du/ 10 ac
Hillside Reserve ( R- HR) 1 du/ 5 ac
Low Density ( R- L) 0- 4 du/ ac
Medium Density ( R- M) 4- 10 du/ ac
Medium Density/ High Density Overlay( R- M/ R- HO)
High Density ( R- H) 10- 22 du/ ac
COMMERCIAL/ INDUSTRIAL/ BUSINESS LAND USES
Regional Commercial ( C- R)
Community Commercial ( C- C)
Resort/ Hotel Commercial ( C- R/ H)
Mixed Use ( MU) - Commercial / High Density ( R- H) 10- 22 du/ ac
Office Professional ( C- OP)
Office Professional ( C- OP) / Medium Density ( R- M) 4- 10 du/ ac
Office Professional ( C- OP) / High Density ( R- H) 10- 22 du/ ac
Industrial - Business Park ( I- BP)
Industrial - Light ( I- L)
OTHER LAND USES
Public/ Quasi- Public Facilities ( PF)
Public Facility/ School ( PF/ S)
Public Facility/ University ( PF/ U)
Open Space - Parks ( OS/ PP)
Open Space - Public Reserves ( OS/ PR)
Open Space - Private ( OS/ PV)
Open Space - Waterway ( OS/ FW)
Freeway ( FWY)
Study Zone ( S)
University Park Area
M a r c h   1 5 ,   2 0 0 4
C i t y   o f   P a l m   D e s e r t
-   U n i v e r s i t y   P a r k   A r e a   -
G e n e r a l   P l a n   2 0 0 0
C i t y   C o u n c i l
R e s o l u t i o n   0 4 - 2 0
0 1,500 3,000
Feet
GENERAL PLAN LANDUSE TEXT ACRES BLDG SQ FT UNITS
MAX POT
UNITS % Acres
COMMERCIAL, COMMUNITY C- C 37 406,197 - 1.74
COMMERICAL, OFFICE PROFESSIONAL C- OP 4 43,560 - 0.19
COMMERCIAL, REGIONAL C- R 262 2,847,735 - 12.18
COMMERCIAL, RESORT/ HOTEL C- R/ H 454 4,947,327 - 21.16
MIXED USE, COMMERCIAL MU 16 173,151 - 0.74
INDUSTRIAL, BUSINESS PARK I- BP 277 3,011,085 - 12.88
TOTAL COMMERCIAL/ INDUSTRIAL 1050 11,429,055 - 48.89
OPEN SPACE, PARKS OS/ PP 250 - - 11.62
OPEN SPACE, PUBLIC RESERVES OS/ PR 22 - - 1.02
TOTAL OPEN SPACE 271 - - 12.64
PUBLIC FACILITY/ SCHOOL PF/ S 15 - - 0.71
PUBLIC FACILITY/ UNIVERSITY PF/ U 192 - - 8.95
PUBLIC/ QUASI- PUBLIC FACILITIES PF 1 - - 0.05
TOTAL PUBLIC FACILITIES 208 - - 9.70
RESIDENTIAL, LOW DENSITY R- L 313 - 938 938 14.56
RESIDENTIAL, MEDIUM DENSITY/ HIGH DENSITY OVERLAY R- M/ R- HO 289 - 2,168 4,769 13.46
MIXED USE, RESIDENTIAL MU 16 286 286 0.74
TOTAL RESIDENTIAL 618 - 3,392 5,993 28.77
TOTALS 2,147 11,429,055 3,392 5,993 100.00
City of Palm Desert/ Adopted 3.15.04
Comprehensive General Plan/ Land Use Element
Land Use Element
III- 22
University Park Land Use Planning Principles
The University Park Village plan is based upon the application of essential and highly integrated
planning principles, which balance the distribution of complementary land uses with a
circulation system that enhances neighborhood creation and function. Lands planned for
commercial and business park development provide convenient shopping and employment
opportunities, but buffer local residents from noise and traffic associated with nearby arterial
roads and the Union Pacific Railroad.
Accessibility in the University Park area is enhanced by the provision of a comprehensive
roadway network that also effectively segregates local from area- wide traffic. Land use synergies
are also optimized with the California State University campus. Residents in the planning area
will be able to live, work, shop and pursue educational and personal development opportunities
without leaving the area.
Basic University Park planning issues include the following:
• Local and Area- Wide Land Use Compatibility
• Efficient and Sensitive Multi- Modal Interconnectivity
• Development Respectful of Natural Land Forms
• Balance of Land Use Intensities and Open Space
University Park " High Density Overlay"
The Univ. Park Pl area contemplates a balanced mix of low, moderate and high density housing.
A " High Density Overlay" has been established for application to all medium density
designations. The overall goal of this program is to provide a minimum of 4,037 dwelling units
within this planning area. To assure the provision of higher density residential units, the City has
adopted a residential " High Density Overlay" on all lands designated medium density or greater
within the University Park planning area. The maximum possible number of dwelling units in
this area is 5,993. Specific development criteria set forth in Program 9. A, in the residential lands
discussion below, are to be satisfied in order to qualify for the overlay and higher residential
densities.
CITY REDEVELOPMENT PLANS
The City Redevelopment Agency ( RDA) has established and facilitates renewal, renovation and
revitalization of several areas of the City located within four project areas ( Project Area No. s 1
through 4), which encompass approximately 11,771 acres. The City RDA was established in
1974 and is governed by a five- member board comprised of the City Council; the Mayor acts as
the Chairperson of the RDA. The City has adopted and maintains five- year " Implementation
Plans" for each of the four project areas.
The City RDA and its Project Area Plans are important means of achieving land use and other
General Plan goals in the City. In addition to enhancing the environment for and facilitating
commercial development, the RDA is an important participant in the development of affordable
housing in the City. The City RDA has been able to facilitate the development of a wide range of
residential developments. The General Plan represents and incorporates the various
redevelopment Plans of the City, both plans are maintained to be consistent with one another,
and are essentially one in the same.
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Principles of Land Use Compatibility
An essential issue associated with the development of land use plans that incorporate a mix of
uses is how to make these various uses compatible with one another and with surrounding
transportation facilities. One approach is a spatial organization of uses that represents a gradient
of type and intensity, where for instance, adjoining residential densities logically transition from
areas of lower to higher densities. Another approach is to insulate sensitive lands uses
( residences, schools, etc.) from areas of transportation noise by establishing a buffer of less noise
sensitive uses, such as the business park buffer between residential areas and the Interstate-
10/ Union Pacific corridor.
By avoiding the placement of sensitive residential uses adjacent to arterial roadways, these
developments can forgo the need for walls and other acoustical barriers and allows the
development to have frontage and a relationship with the adjoining street. Along major roads,
compatible development such as professional offices or commercial uses have direct access to
the street, can be developed to complement the streetscape and have a vested interest in the
appearance and maintenance of the parkway that serves as their front door. Land use
compatibility is discussed further in the Community Design and Noise Elements.
FUTURE DIRECTIONS
The future will continue to see in- fill development throughout the City. Land use within the City
corporate limits is largely established, but there are still important opportunities to further expand
and diversify the land use pattern in the community. In the University Park planning area, the
General Plan Land Use map and policy provide for coordinated and integrated neighborhood
design with a full range of housing, resort and commercial opportunities, business park,
institutional uses, and open space and recreational lands.
Along Interstate- 10 a variety of circumstances have created an inherent logic of land use.
Physical constraints and opportunities, a high level of infrastructure and the significant drive- by
market on the freeway and nearby arterial roadways support the substantial commercial lands
designated in the General Plan Land Use map. These lands also serve as gateways to the City,
and greater involvement in land use and development decisions on both sides of Interstate- 10 are
in the interest of the City.
Finally, the City has extended its planning efforts to include open space and conservation lands,
and low and very low density residential development within and between Thousand Palms and
Sky Valley. While not within the City's SOI, these lands and how they are managed may have a
direct effect on the quality of life for residents of Palm Desert and for the entire Coachella
Valley. The City should continue to play an active, and if possible, formal role in land use
determinations in this area.
GENERAL LAND USE GOALS, POLICIES AND PROGRAMS
Goal 1
A City that provides a balanced and functional mix of integrated land uses meeting the general
social and economic needs of the community through logical, compatible and consistent land use
and zoning designations.
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Goal 2
A diverse resort residential community of desirable residential neighborhoods and resorts, full
commercial services, and institutional uses that complement the employment base and provide a
variety of community services and facilities.
Goal 3
An appropriate mix of commercial, resort and other revenue- generating land uses that will
continue to fund a high level of community development activities, services and facilities in the
City.
Policy 1
The City shall establish and maintain a thoughtful, balanced and functional master land use map
designating the appropriate land uses that implement the goals and policies of the Land Use
Element and other elements of the General Plan.
Policy 2
The City Zoning Ordinance shall directly correspond to the General Plan land use designations
and shall include appropriate zoning regulations that implement the Land Use Element.
Program 2 A
The City shall adopt, maintain and update a Zoning Ordinance and designations that directly
correspond to designations set forth in the Land Use Element, and which guide and regulate
development consistent with the General Plan.
Responsible Agency: City Council, Planning Commission, Community Development
Department.
Schedule: 2004- 2005; Revise as needed.
Policy 3
The City shall integrate land use analysis and planning with economic and fiscal analysis as an
essential part of development of a master strategic plan for economic development.
Policy 4
Every opportunity shall be exploited to enhance the character and viability of the City’s
commercial areas, including Highway 111, El Paseo, the University Park planning area and the
Interstate- 10 corridor, by integrating nearby higher density residential uses with retail and
office/ business park land uses.
Program 4 A
The City shall incorporate land use and development standards into the Zoning Ordinance that
permit and encourage the appropriate integration of residential uses into mix- use commercial
land use areas and zoning districts.
Responsible Agency: Community Development Department, Planning Commission, City
Council
Schedule: 2004- 05
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Program 4 B
A Specific Plan shall be prepared for the University Park planning area, which substantially
conforms with the General Plan and Land Use Map, and which optimizes policies and programs
set forth in the Land Use, Community Design, and Economic and Fiscal Elements.
Responsible Agency: Community Development Department; Planning Commission; City
Council
Schedule: 2004- 05
Policy 5
The City shall consistently apply principles of land use compatibility in its determination of land
use designations and appropriateness, optimizing the ability of proposed development to
complement adjoining planned and existing land uses.
Policy 6
All land use development proposals shall be consistent with all applicable land use policies and
standards contained in the General Plan and findings of consistency shall be cited in appropriate
ordinances and resolutions.
Policy 7
Thoughtful and effective in- fill development shall be encouraged by developing and updating
neighborhood Specific Plans and by prioritizing capital improvements in the developed areas of
the City.
Program 7 A
The City shall review and report on the state and efficacy of existing Specific Plans, set forth
recommendations for their updating or retirement, and make recommendations for new Specific
Plans that will facilitate achieving the City's General Plan goals.
Responsible Agency: Community Development Department, Public Works Department, City
Council
Schedule: 2004; Every Three Years Thereafter
Program 7 B
The City’s capital improvement program shall assign high priority to projects serving the City’s
developed and developing areas, and shall especially focus on those in- fill areas where new
development or renovation can be facilitated and enhanced.
Responsible Agency: Public Works Department, Community Development Department
Schedule: Annually
Program 7 C
The City shall make available maps and other information showing the location of all available
infrastructure and shall encourage development in those areas where infrastructure is under-utilized.
Responsible Agency: Public Works and Community Development Departments, RDA, City
Council
Schedule: Continuous
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RESIDENTIAL LAND USES
BACKGROUND
The City of Palm Desert has evolved as the valley retail commercial and business center, with a
strong resort residential component. In the past two decades, the community has experienced
steady to accelerated growth due to local and regional economic conditions, and the annexation
of largely developed lands. The 2000 U. S. Census indicates, the City had approximately 28,071
dwelling units, of which approximately 11,120 were detached and 9,551 attached single family
units. About 6,201 were multi- family units. The City also had 1,199 mobilehomes.
The prevalence of single family residential development has helped establish the relatively low
density character of the City, which has been enhanced by the prevalence of golf course oriented
resort residential developments. This predominant pattern of residential development has
provided residents with open space and recreation opportunities on their own individual lots and
within their own developments.
Conventional single family subdivisions served directly by public streets have continued to be
developed. Planned Residential Developments ( PRDs) are also well established in the City and
preserve low densities by transferring development rights to specific areas and dedicating large
areas of a development to community open space and recreation uses. Both types of development
have been important to assuring availability of high quality residential environments in the City.
Seasonal Community
Of the City’s 28,071 dwelling units cited in the 2000 Census, 19,370 were occupied by
permanent residents, while 8,701 units or 30.9% of residences were second or vacation homes
for part- time residents. Therefore, the City’s seasonal population increases substantially during
the fall/ winter/ spring months and decreases during the summer period. Seasonal/ second home
residences are generally located throughout the community. This substantial seasonal population
has different expectations and makes different demands on the City and its other land uses,
including commercial and institutional services and park and recreation facilities.
Projected City and Planning Area Population
City Population & Projections ( Corporate Limits)
The General Plan provides for a range of residential densities from estate lots to up to twenty-two
( 22) dwelling units per acre within seven residential land use designations. Within the City
boundaries, the majority of the area is currently ( 2003) developed as single family residential
dwelling units within both standard subdivisions and PRDs. During the 1990s the City's
population grew 40 percent with a Year- 2000 permanent population of 38,766. During the same
period, the number of dwelling units grew by 53.5 percent.
The City’s average household size was 2.18 in 1990 and had dropped slightly to 2.13 by 2000.
However, in the larger planning area the average household size is 2.43 persons. This larger
average household size is used to estimate buildout population in the City and the balance of the
planning area for new residential construction.
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For a more detailed discussion of the City’s household and demographic composition, please see
the General Plan Housing Element and Economic Development Element, as well as the General
Plan Program EIR. Based upon existing development and the General Plan Land Use Map, the
City ( corporate limits) has a potential to generate a maximum total of 41,088 dwelling units
during buildout. Based upon an existing permanent population of 43,917 ( 2003, DoF) and an
average of 2.43 persons for all future household formation, the City’s permanent population at
buildout would range from 53,034 to 59,340.
Planning Area Population and Projections ( Unincorporated Area)
As noted above, buildout population projections are based upon existing populations and
maximum total residential units that could be developed. The unincorporated portion of the
planning area has 15,152 residential units and a total current ( 2003) population of approximately
22,756 ( Claritas, 2003). Buildout of the unincorporated area would yield a maximum of 18,320
additional residential units ( See GP Program EIR " Less Intense Alternative adopted for
unincorporated lands), and would raise the total buildout population in this area to 67,274. Lands
north of I- 10 are subject to a variety of development constraints, including flooding and seismic
conditions, a lack of infrastructure and important habitat for sensitive species planned for
acquisition. Actual buildout in this area is expected to be at substantially lower overall densities
and a commensurate population
Table III- 4
Residential Land Use Buildout Statistical Summary
City Limits
Land Use Designation Dev. Acres
Vacant
Acres Total Acres
Existing
Units Potential Units Buildout Units
R- DE Mountain Estates
( 0- 1 du/ 20ac) - - - - -
R- DE Desert Estates ( 0-
1 du/ 10ac) - - - - -
R- HR Residential
Hillside Reserve ( 0- 1
du/ 5 ac) 81 462 543 16 92 108
R- L Low Density
Residential ( 0- 4 du/ ac) 7,294 257 7,552 21,883 771 22,653
R- M Medium Density
Residential ( 4- 10 du/ ac) 1,086 35 1,121 8,146 262 8,405
R- M Medium Density
w/ R- HD Overlay ( 4- 22
du/ ac) - 288 288 - 2,162 to 4,757 2,162 to 4,757
R- H High Density
Residential ( 10- 22
du/ ac) 261 4 265 4,696 68 4,764
C- MU Mixed Use ( Res.)
( 10- 22 du/ ac) - 20 20 - 360 360
Study Zone ( S) ( o- 4
du/ ac) - 12 - - 36 36
Total Residential 8,722 1,078 9,801 34,741 3,752 to 6,347 38,493 to 41,088
Jobs/ Housing Balance
The overall growth of the community and its economy has important repercussions with regard
to the generation of jobs and the need for local housing. Regionally, employment opportunities
City of Palm Desert/ Adopted 3.15.04
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have increased but the development of new homes with affordability commensurate with salary
ranges has not kept pace. As a result, roadway congestion has increased, and the lack of
sufficient, appropriately priced housing has resulted in higher housing prices and rents. Regional
air quality is also affected by increased average trip length to employment centers.
According to the Southern California Association of Governments ( SCAG), in 1997 Palm Desert
had 1.92 jobs for each household in the City, second only to Blythe in the jobs per household
ratio. Every community is expected to make a good faith effort to establish a balance between
local jobs and the number and affordability of housing units. The Land Use Map assigns
residential uses and densities that help to address this issue, with increased densities in areas that
will also contribute to improved affordability. New residential development is also planned in
proximity to emerging employment centers, especially in the University Park Village area. Also
see the General Plan Housing Element for data and information on housing and for policies
regarding the jobs/ housing balance.
Affordable Housing
The City, and all other jurisdictions in the State of California, are required to assure the provision
and availability of decent housing and a suitable living environment for all economic segments
of the community, with special attention to very low, low, and moderate income groups. The
elderly are also an identified special group which requires special attention when providing for
the community’s housing needs, as do those paying too much for rent/ mortgages and those living
in overcrowded conditions.
One area where attention is also needed is in the middle income market, which has seen less new
housing product developed in the City. This has resulted in a gap in the provision of affordable
housing for this segment of the community and a need for more housing in the $ 150,000 to
$ 300,000 range. For additional information addressing these and other related issues of the
community associated with housing stock, please refer to the Housing Element of the General
Plan.
RESIDENTIAL GOALS, POLICIES AND PROGRAMS
Goal 1
A balanced range of housing types, densities and affordabilities that accommodate existing and
future residents across all socio- economic sectors of the community.
Goal 2
The preservation and enhancement of the City's existing neighborhoods.
Goal 3
Residential neighborhoods that are thoughtfully integrated with community parks and schools,
and have convenient and appropriately located access to employment centers and commercial
services.
Policy 1
The City shall strive to provide a balanced mix of housing product that thoughtfully responds to
the demands and opportunities associated with the City's strength as a retail commercial center
and major destination and residential resort community.
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Policy 2
Residential land use planning in developing areas shall preserve neighborhood character and
assure a consistent and compatible residential land use pattern.
Program 2 A
The City shall assign and periodically review residential land use designations to assure that
related General Plan goals, including preservation of developed and developing neighborhoods,
are met.
Responsible Agency: City Council, Planning Commission, Community Development
Department.
Schedule: Ongoing; every five years.
Program 2 B
Consistently apply the City’s discretionary powers and development review process to assure
that subdivision and development plans are compatible with existing residential areas.
Responsible Agency: Community Development Department.
Schedule: Continuous
Policy 3
The City shall encourage in- fill development on lands located adjacent to or near existing
residential areas and utilities to maximize the efficient utilization of land and infrastructure.
Policy 4
Within master- planned developments, phased implementation shall be consistent with and
adhere to the maximum overall densities approved for the entire development.
Policy 5
Density transfers may occur in planned residential developments in conjunction with the
provision of common area amenities and open space. Golf courses, greenbelts, pool areas and
other open space uses incorporated into these developments shall be designated as Open Space
areas to assure their preservation as such.
Policy 6
The City shall establish, maintain and update standards and regulations affecting proposed
development on incorporated City lands, including open space, flat- lands and hillside
designations. Development parameters to be addressed include areas of slope and slope
disturbance, development area and lot coverage, re- naturalization and revegetation, and access
roads.
Policy 7
The City Zoning Ordinance shall provide residential development standards that address set
backs, height, pad elevations and other design and performance standards, which assure privacy
while preserving scenic viewsheds from adjoining properties and preserve right- of- way for
future roads and infrastructure.
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Policy 8
Low income/ affordable housing shall not be located within one area of the community, but shall
be dispersed where feasible, appropriate, and compatible with surrounding land uses.
Program 8. A
The City shall monitor the amount of low income housing available and make best efforts to
meet State requirements for providing such housing types.
Responsible Agency: City Council, Planning Commission, Community Development
Department; Redevelopment Agency
Schedule: Continuous
Policy 9
Within the University Park planning area, the City shall uniformly apply a " High Density
Overlay" designation to all lands designated for Medium Density Residential ( R- M)
development to provide the opportunity to develop at R- H densities in compliance with specific
performance criteria.
Program 9. A
The " High Density Overlay" development standards assigned to allow development of R- H
( High Density Residential, 10- 22 du/ ac) on any R- M lands within the University Park planning
area shall be further elaborated and incorporated into the City Zoning/ Development Code and
shall be consistent with the following performance criteria.
1. The percentage of residential units, whether single or multi- family, that shall be
available for homeownership.
2. High density residential neighborhoods shall be located in proximity and have
convenient access to public transportation.
3. High density residential development shall be located in proximity to schools, parks
and commercial services, which shall be accessible by means of non- motorized
vehicle routes.
4. The percent of proposed high- density units to be reserved to meet the affordable
housing needs of the community.
5. Adequacy and usability of landscaped open space planned internal and integral to the
design of high- density developments.
6. Development plans reflecting creative and innovative design in site planning,
building design and landsca