O
RDINANCE No. ______
AN O
RDINANCE OF THE CITY COUNCIL OF THE CITY OF CATHEDRAL CITY, CALIFORNIA, AMENDING SPECIFIC PLAN 87 -26C TO ALLOW SINGLE FAMILY
DWELLINGS WHEN PERMITTED IN THE UNDERLYING ZONING DISTRICT
SUBJECT TO THE DEVELOPMENT STANDARDS OF THE UNDERLYING ZONING
DISTRICT
W
HEREAS, Specific Plan 87- 26 was adopted by the City Council by Ordinance Number 260 on June 14, 1989; and
W
HEREAS, Specific Plan 87-26 was amended by the City Council by Ordinance Number 360 on June 17, 1992; by Ordinance Number 633 o n December 13, 2006; by Ordinance Number 640 on February 28, 2007; and by Ordinance Number 828 on October 9, 2019 (referred to herein as Specific Plan 87-26C); and W
HEREAS, the proposed amendment to Specific Plan 87- 26C would establish consistency with the underlying zone district, as amended by Zoning Ordinance Amendment 25-0002, by allowing single family dwellings when permitted in the underlying zoning district and by clarifying that development of single family dwellings is subject to the development standards of the underlying zoning district; and W
HEREAS, on June 4, 2025 the Planning Commission of the City of Cathedral City conducted a public hearing on Zoning Ordinance Amendment 25-0002 and Specific Plan Amendment 25- 0002, and recommended City Council adoption of an ordinance adding single family dwellings as a permitted use in the subject zoning district and specific plan area under limited circumstances; and
WHEREAS, on June 25, 2025 the City Council held a duly noticed public hearing to consider the Project, including the Planning Commission’s recommendation.
THEREFORE, THE CITY COUNCIL OF THE CITY OF CATHEDRAL CITY HEREBY FINDS AND ORDAINS AS FOLLOWS:
SECTION 1. SPECIFIC PLAN AMENDMENT 25-0002
Specific Plan 87-26C is amended to allow single family dwellings within the specific plan when permitted in the underlying zoning district and to clarify that the development of single family dwellings is subject to the development standards of the underlying zoning district as shown in Exhibit A.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT
Adoption of this ordinance is exempt from the California Environmental Quality Act (“CEQA”), pursuant to the “common sense exemption” of CEQA Guidelines Section 15061(b)(3), which states that a “project is exempt from CEQA if: [t]he activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.” SECTION 3. SPECIFIC PLAN AMENDMENT 25-0002
The City Council hereby amends Specific Plan 87-26C based on the following findings:
1. The proposed amendment to Specific Plan 87-26C would establish consistency with the underlying zoning district, as amended by Zoning Ordinance Amendment 25-0002.
2. The proposed Specific Plan Amendment is consistent with Goal A of Specific Plan 87-26C, to foster development in appropriate areas by allowing changes that do not adversely affect existing uses. The proposed amendment, to allow single family dwellings when permitted in the underlying zoning district, would foster infill development compatible with the scale and density of existing residential development in the area.
3. The proposed Specific Plan Amendment is consistent with Goal B of Specific Plan 87- 26C, to minimize direct access to Date Palm Drive. The proposed amendment would require that single family dwellings are developed in accordance the standards of the underly ing zoning district. As amended by Zoning Ordinance Amendment 25- 0002, single family dwellings would be permitted in the RM District only for lots that do not have frontage on an Arterial Highway, which includes Date Palm Drive.
SECTION 4. SEVERABILITY
If any chapter, section, subsection, subdivision, sentence, clause, phrase, or portion of this ordinance, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision will not affect the val idity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted this ordinance, and each chapter, section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.
SECTION 5. EFFECTIVE DATE
This Ordinance shall take effect thirty (30) days after its second reading by the City Council.
SECTION 6. POSTING
The City Clerk shall, within fifteen (15) days after passage of this Ordinance, cause it to be posted in at least three (3) designated public places; shall certify to the adoption and posting of this Ordinance; and shall cause this Ordinance and its certification, together with proof of posting, to be entered in the Book of Ordinances of this City.
SECTION 7. CERTIFICATION
The foregoing Ordinance was approved and adopted at a meeting of the City Council held on the ____ day of _________, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Nancy Ross, Mayor
APPROVED AS TO LEGAL FORM:
Eric S. Vail, City Attorney
TEXT OF PROPOSED SPECIFIC PLAN AMENDMENT
Specific Plan 87-26
June 14, 1989
Amended November 15, 2006
Amended February 14, 2007
Amended October 9, 2019
Amended July 9, 2025
PROJECT LOCATION
The Specific Plan area, consisting of approximately 42 acres, is located on the westerly side of Date Palm Drive, north of Dinah Shore Drive, south of Ramon Road and east of Rancho Vista Drive (see attached Vicinity Map).
SPECIFIC PLAN STATE LAW COMPLIANCE
This Specific Plan has been prepared pursuant to the provision of Sections 65450 through 65453 of the California Government Code and includes all the required components except for the following:
Energy
Solid Waste Disposal
Energy: This component is not included in the Specific Plan sine the Plan area and surrounding areas are largely developed. All energy facilities required to serve the subject area have been planned for and are available. Permitted development within the Specific Plan area will not call for any substantial upgrading of existing facilities.
Solid Waste Disposal: This component is not addressed because the City of Cathedral City contracts trash services from Burrtec and sewer service from Coachella Valley Water District.
Private septic systems are serviced by private companies. All disposal sites are located outside the limits of Cathedral City. These services will continue throughout the city and are currently available to the Specific Plan area. Detailed analysis of solid waste disposal system and trash enclosures will be studied during development review.
The adoption of a specific plan constitutes a project under the California Environmental Quality Act and therefore an Environmental Assessment will accompany this report.
Exhibit A
GENERAL PLAN COMPLIANCE
The Specific Plan is based on the Cathedral City General Plan and its goals, objectives and policies. The Specific Plan will serve as an implementation tool for the General Plan and work in conjunction and as a supplement to all other City codes including the Zoning Ordinance.
General Plan Land Use policy and applicable zoning standard will remain the guide for land use development.
GOAL A To stimulate changes in land use of existing nonconforming uses and to allow mixed land use in appropriate areas to foster development. Also, to allow for changes without adversely affecting existing uses.
OBJECTIVE To create standards which facilitate individual development interests and provide a unified concept while protecting the nature of the residential area by limiting certain commercial uses.
OBJECTIVE To allow various housing types as permitted in the R2- B (Multiple Family Residential with Bonus Density Overlay) zone within areas zoned for commercial development.
GOAL B To enhance traffic safety by minimizing direct access to Date Palm Drive, Dinah Shore and Rancho Vista Drive.
OBJECTIVE To provide an access alternative through common Drives and access ways.
OBJECTIVE To require reciprocal access and common parking lot arrangements for all commercial properties when individual lots or groups of lots develop.
GOAL C To encourage better planned development which is in scale with Date Palm Drive as major corridor.
OBJECTIVE To encourage owners to consolidate lots of record or assemble parcels through acquisitions into larger parcels to maximize development potential and provide a practical design solution for this area.
GOAL D To encourage innovative design approaches along Date Palm Drive and Dinah Shore Drive, two major corridors into the City.
OBJECTIVE To provide an architectural theme for commercial and multiple family projects which compliment the style of housing occurring in the neighborhood.
OBJECTIVE To provide development standards which facilitate quality planned development of commercial and residential uses.
GOAL E To encourage the use of innovative designs in the Date Palm Corridor that incorporate both residential and commercial land uses.
OBJECTIVE To provide opportunity for mixed use development that incorporate both commercial and residential land uses in the same building to facilitate more flexible land uses.
OBJECTIVE To provide opportunity for live/work units that will facilitate home based businesses that will seamlessly fit into residential development.
The following are the development conditions that will implement the above mentioned goals and objectives:
General:
1. The site shall consist of one Planning Units as depicted in Exhibit A, dated May 31, November 1, 2006. The base zone is:
PCC (Planned Community Commercial)
2. Uses permitted and/or conditionally permitted in the R2- B Zone shall be limited to the Specific Plan Area north of Corral Street that have frontage on Rancho Vista Drive or south of Corral Street and a point to the south approximately 384 feet north of Dinah Shore Drive (which excludes the Walgreens Parcel which is 680- 482-022) except as otherwise specified herein and subject to the following Development Standards:
a. A Conditional Use Permit shall be required for all residential development including any mixed use development which includes residential within the Specific Plan area; and
b. All residential development in the Specific Plan area shall comply with the requirements of the Multiple Family Residential District (R2) and Density Bonus (B) Development Standards unless otherwise specified herein; and
c. All residential development shall provide the required sound insulation in exterior walls, doors, windows and required ventilation systems in order to comply with the requirements for residential land uses as required in the Noise Element of the General Plan; and
d. All residential development shall provide at least one common recreational amenity on the project site which may include, but not be limited to a pool, clubhouse, tennis court, spa, pedestrian garden, or courtyard of adequate size and configuration or similar amenity to promote social activity; and
e. Residential land uses at R2-B density may be permitted above ground level commercial land uses subject to a Conditional Use Permit and the following criteria:
1) Ground level commercial land uses shall only be permitted or conditionally permitted in the Mixed Use Commercial (MXC) zone;
2) Parking shall be provided pursuant to R2- B standards for residential and Section 9.58 of the City Zoning Ordinance for commercial standards. A parking structure utilizing shared parking arrangements may be approved in lieu of R2- B garage standards. A parki ng study shall be required pursuant to Section 9.58.060 if shared parking is proposed.
3) Maximum lot coverage and setbacks shall comply with the requirements as set forth in the PCC Zone.
4) Maximum height shall be 36 feet as required in the PCC Zone.
5) Exterior living space in the form of open space, patios, balconies and/or terraces shall be provided for all residential land uses. Each dwelling shall provide a minimum exterior space of 80 square feet per dwelling unit and at least 5 feet in depth. Exterior living space above commercial land uses shall be subject to the commercial provision of the City Noise Element.
6) Permitted residential densities shall be as prescribed in the R-2 Zoning District (Section 9.16.050 B, C, and D) except that lots less than 31,350 square feet, based on legal lots of record, shall have no greater than one unit per 4,800 square feet of lot area. All Developments with live/work and/or first -floor commercial components may provide densities based on the R-2 Zoning District’s Density for the pro rata share of lot that is devoted to live/work and the remainder shall meet the applicable density required by this Section. The fraction of a unit of the pro rata share of different densities can be added together but any fraction remaining after the sum cannot be rounded up.
7) All mixed use projects shall have separate entrances for both the residential and commercial portions od the project. There shall be no internal access between the commercial and residential land uses.
3. One-family dwellings shall be subject to the standards of the underlying zoning district.
4. Any transient occupancy use such as a hotel, motel, inn or lodging facility as permitted or conditionally permitted in the PCC zone shall provide at least one active, common, recreational amenity on the project site which may include, but not necessarily limited to a pool, clubhouse, tennis court, spa, or similar amenity.
5. The following uses are prohibited within the Specific Plan area. - Automotive, truck and/or recreational vehicle sales
- Automotive repair and/or service
- Automobile service stations*
- Mobile home, RV, and other similar vehicle sales and/or service - Fast food restaurants, drive-thru restaurants
- Bars and cocktail lounges (except when in conjunction with a restaurant of greater than 1,800 feet of customer service area dedicated to dining) - Convenience Markets/Liquor stores*
- Any other similar use that is oriented to vehicle sales and service or to high customer concentrations.
- Large family day care homes
- One-family dwellings (except as permitted in the underlying zone district) - Small family day-care homes in one and two-family dwellings only - Day-care center
- Mobile home park
* These uses may be permitted at a four-way signalized intersection where all four legs are public streets and are designated as arterial and collector or local collector streets in the General Plan and subject to the approval of a Conditional Use Permit.
6. Where a commercial use has frontage on Rancho Vista Drive, a minimum five foot high masonry wall shall be constructed along the Rancho Vista frontage 7 feet from the property line, except where building orientation creates a buffer by eliminating activity on that side of the project. The 7- foot wall setback shall be maintained as a planter and contain: an irrigation system and landscape material sufficient to screen commercial activity as approved by the Architectural Review Committee.
7. The designated alignment of Date Palm Drive shall be dedicated based on the City General Plan or as mended by the City. In addition, all necessary street improvements and widenings shall be guaranteed to the satisfaction of the City Engineer prior to the issuance of building permits.
8. Each parcel shall be limited to a single access drive from Date Palm Drive except no access shall be permitted to Date Palm Drive where access is available to a side street or via a reciprocal access drive. Any improvement to an existing development requiring design review and/or Conditional Use Permit shall also require reevaluation of Date Palm access and existing driveways.
9. Any commercial property, or mixed use residential project, having Rancho Vista Drive frontage shall be limited to a single access drive from Rancho Vista. The drive shall be a maximum of 16 feet wide, limited to employee, and customer or resident access only, and designed so as to be prohibitive for or to greatly discourage delivery truck access.
10. All corner lots on Date Palm Drive shall take access from side streets or common accessways unless this condition is prohibitive to any access. Where a corner lot takes access from Date Palm Drive a traffic study shall be submitted to and approved by the City Engineer.
11. The setback from date Palm Drive and/or Dinah Shore Drive shall be a minimum of 25 feet from curb face. Said setback area shall be landscaped except where driveway approaches are permitted to cross.
12. The minimum spacing between access driveways on Date Palm Drive and Dinah Shore Drive shall be 200 feet, and no access will be allowed within 200 feet of Date Palm Drive/Dinah Shore Drive corner unless this condition is prohibitive to any access.
13. At time of development of any property, reciprocal public street access provisions shall be offered which state that common street access shall be constructed at the interior lot line so as to be shared by adjacent future development. This condition shall apply only when adjacent property(ies) are undeveloped or when previous development has planned for reciprocal access.
14. Any parcel under consideration for site plan approval or building permits between Dinah Shore and 33
rd Avenue shall contribute a pro rata share of funds toward the installation of a future traffic signal at the intersections of Date Palm Drive and Ortega Road. Signal share contributions shall be based on the rate of
$500.00 per net acre.
15. The overall architectural style of the project shall consist of a California Spanish or Desert Modern architectural motifs. The California Spanish theme shall include architectural features such as: Architectural plant -ons, wing walls, arches, sloped concrete tile roofs, heaving beam trim or patio trellis work, heavy textured stucco exterior walls or walls of heavy textured masonry (slumpstone or split-face concrete block). The Desert Modern theme should include features such as simple geometric forms, non- textured stucco or block exterior, minimal or namentation, large glass windows, deep overhangs, flat low pitched or angular roofs, and stone veneers.
16. All commercial buildings shall contain covered pedestrian arcades for the front yards facing any public right-of-way and/or private parking lot.
17. Commercial signage shall not be permitted along the frontage of Rancho Vista Drive. Wall signage shall only be permitted at the ground level.
18. Live/work uses shall be allowed within the Specific Plan area and comply with Zoning Ordinance provisions as follows:
a. Definition described in Section 9.08.020.
b. Conditional Use per Section 9.25.030
c. Parking requirements of Section 9.25.90
d. All live/work units shall have the same tenant in both the commercial and residential portions of the project.
19. Residential Yard Requirements: Pursuant to Section 9.16.70, the following may be utilized to vary the building frontage (i.e. massing) along front and rear yard setbacks:
a. An encroachment of up to three feet may be allowed for the front and rear yard setbacks if limited to 33% of the total frontage and the overall average setback is fifteen feet or greater.
b. Garage vehicular doors may not face the street within the encroachment.
EXHIBIT ‘A’
AREA OF PROPOSED SPECIFIC PLAN AMENDMENT