9 7
0 Staff Report
City Council
Item No. {{section.number}}.B
Meeting Date: June 25, 2025
From: Andrew Firestine, AICP, Director of Community and Economic Development
Title: Zoning Ordinance Amendment 25-0002 and Specific Plan Amendment 25-0002
RECOMMENDATION:
Find Zoning Ordinance Amendment 25-0002 and Specific Plan Amendment 25-0002 exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3).
Introduce an ordinance approving Zoning Ordinance Amendment 25-0002 amending Chapter 9.18 of Title 9 of the Cathedral City Municipal Code to add single family dwellings as a permitted use in the RM (Multiple-Family Residential) District for lots no greater than 10,000 square feet, that are surrounded by existing development on two adjacent properties, and that do not have frontage on an Arterial Highway.
Introduce an ordinance approving Specific Plan Amendment 25-0002 amending Specific Plan 87-26C to allow single family dwellings in the specific plan when permitted in the underlying zoning district and to clarify that single family dwellings are subject to the development standards of the underlying zoning district.
FINDINGS:
FIND THAT NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO THE “COMMON SENSE EXEMPTION” SET FORTH IN STATE CEQA GUIDELINES SECTION 15061(b)(3) BASED ON THE FOLLOWING FINDINGS:
1. The project is exempt from further environmental review pursuant to Section 15061(b)(3) of the CEQA Guidelines, the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment, and where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment, the activity is not subject to CEQA.
APPROVE ZONING ORDINANCE AMENDMENT 25-0002 TO AMEND CHAPTER 9.18 OF 9 7
0 THE CATHEDRAL CITY MUNICIPAL CODE BASED ON THE FOLLOWING FINDINGS:
1. The proposed Zoning Ordinance Amendment is consistent with the purpose of the Medium Density Residential (RM) General Plan land use designation, which serves as transition between lower and more moderate residential densities and includes product types ranging from single family to multiple family development. The proposed Zoning Ordinance Amendment, which would permit single family dwellings on lots no greater than 10,000 square feet, is consistent with the permitted density range of 4.5 to 10 dwelling units per acre for the RM land use designation in the General Plan.
2. The proposed Zoning Ordinance Amendment is consistent with the purpose and intent of the RM (Multiple Family Residential) district, as stated in Section 9.18.010 of the Municipal Code, to provide appropriately located areas for families living in a variety of types of dwellings at a medium to medium-high range of population density. The proposed amendment, to allow single family dwellings on lots no greater than 10,000 square feet, is consistent with the permitted density of 4.5 to 10 dwelling units per acre in the RM district.
3. The proposed Zoning Ordinance Amendment is desirable for the development of the community in that it would support development of smaller infill lots that cannot accommodate higher density residential development and that may not be suitable for lot consolidation due to existing developments on adjacent properties. By facilitating infill development on properties that are not suitable for lot consolidation, the proposed ordinance supports General Land Use Policy 4 in the General Plan, which states that infill development and lot consolidation shall be encouraged, as well as Residential Land Use Policy 2, which states that in-fill development shall be encouraged where investments in infrastructure have already been made and while maintaining the integrity of the neighborhood.
4. The proposed Zoning Ordinance Amendment does not affect any sites included in the Housing Element Land Inventory or that are otherwise necessary to meet the City’s RHNA allocation. Infill development on properties in the RM district is not contemplated in the Housing Element Land Inventory.
APPROVE SPECIFIC PLAN AMENDMENT 25-0002 TO AMEND 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 zone 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 9 7
0 require that single family dwellings are developed in accordance the standards of the underlying zone district. As proposed 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.
BACKGROUND:
On February 5, 2025, a property owner submitted a building permit application for the construction of a new single family dwelling at 68955 Olancha Road, between Date Palm Drive and Rancho Vista Drive. While there are existing single family dwellings on adjacent and nearby properties, the RM (Multiple-Family Residential) zone, where the property is located, does not permit new single family dwellings. Additionally, the property is located within Specific Plan (SP) 87-26C, which also prohibits single family dwellings.
After investigating this property and the development patterns in the surrounding area, staff found that there are multiple vacant properties within the SP 87-26C planning area and RM district that are too small to fully support development as multi-family projects while meeting the density range permitted by the RM development standards. Furthermore, due to the presence of existing development on adjacent properties, not all of these properties would be suitable for consolidation into larger lots to facilitate multi-family development.
To facilitate the infill development of these small lots, staff is proposing to amend Chapter
9.18 (RM Multiple Family Residential) of the Zoning Code to allow single family dwellings in the RM district under certain provisions.
There are 139 lots in the City zoned RM, of which 28 are currently undeveloped. These undeveloped lots are clustered in two areas, with four large adjacent lots (each 10 to 73 acres) located east of Date Palm Drive immediately south of the I-10 freeway, and the remaining 24 lots located in the corridor west of Date Palm Drive and east of Rancho Vista Drive, between Ramon Road and Dinah Shore Drive. This Date Palm corridor also substantially corresponds with the planning area for Specific Plan (SP) 87-26C. Therefore, staff is proposing to amend SP 87-26C to maintain consistency with the proposed zoning amendments to the RM district.
Planning Commission
The proposed amendments were presented to the Planning Commission in a public hearing on June 4, 2025. As presented to the Planning Commission, the proposed Zoning Ordinance Amendment would permit single family dwellings on properties in the RM district that are no greater than 10,000 square feet and that do not have frontage on an Arterial Highway.
The Commission requested to further limit the provisions of the proposed amendment to prevent single family development on lots with the potential for lot consolidation. The Planning Commission therefore recommended that Zoning Ordinance Amendment 25-0002 and Specific Plan Amendment 25-0002 be adopted, with the recommendation to add a third qualifier: that it be limited to properties surrounded by existing development on two adjacent properties.
DISCUSSION:
Zoning Ordinance Amendment
9 7
0 The RM zone district currently allows multiple family dwellings and compatible uses such as small family day-cares, supportive and transitional housing, and group homes. Single family dwellings are currently prohibited in the RM district.
The proposed Zoning Ordinance Amendment would add single family dwellings as a permitted use on lots no greater than 10,000 square feet, that are surrounded by existing development on two adjacent properties, and that do not have frontage on an Arterial Highway. The proposed amendment would not modify any of the development standards of the RM District, including lot dimensions, yard requirements, coverage and building height, parking, fencing, and open space.
In accordance with the development standards for the RM district, all residential development must be at a density ranging from 4.5 to 10 dwelling units per acre (du/ac), 1 and all newly created lots must be a minimum of 20,000 square feet.
There are currently 28 properties in the RM district that are 10,000 square feet or smaller. 2 Based on the permitted density range, a 10,000 square foot property could be developed with a minimum of one dwelling unit (4.5 du/ac) and a maximum of two dwelling units (10 du/ac). However, only multi-family dwellings (i.e., three dwelling units or more) are currently permitted in the RM district. Therefore, the residential development of properties 10,000 square feet or less could not meet the current development standards. The proposed amendment to allow single family dwellings in the RM district would remedy this issue.
The proposed Zoning Ordinance Amendment would limit new single family dwellings to properties that do not have frontage on an Arterial Highway, as designated in the General Plan Circulation Element. This would maintain consistency with the distribution of land use intensities established by the General Plan Land Use Map, which generally concentrates higher intensity land uses along major transportation corridors. Continuing to prohibit new single family dwellings along Arterial Highways would also maintain consistency with Goal B of Specific Plan 87-26C, which states that direct access to Date Palm Drive should be limited to enhance traffic safety.
As requested by the Planning Commission, the proposed Zoning Ordinance Amendment would also be limited to lots surrounded by existing development on two adjacent properties, thereby maintaining consistency with General Plan Land Use Policy 4, which states that infill development and lot consolidation shall be encouraged.
Specific Plan Amendment
Specific Plan 87-26C covers an approximately 37-acre area on the west side of Date Palm Drive, east of Rancho Vista Drive, south of Ramon Road, and north of Dinah Shore Drive.
Currently, single family dwellings are prohibited within the Specific Plan area. The proposed amendment to Specific Plan 87-26C would allow single family dwellings when permitted in the underlying zoning district. The underlying zoning in the Specific Plan area is a mix of RM and PCC (Planned Community Commercial). The proposed amendment would only apply to properties zoned as RM.
1 CCMC Section 9.18.060 establishes two density ranges for the RM district: a medium density range of 4.5-10 dwelling units per acre or a medium-high density range of 11-20 dwelling units per acre. However, in accordance with the current General Plan Land Use Map, only the medium density range (4.5-10 du/ac) applies. 2 Excluding condominiums.
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0 The residential development standards established in SP 87-26C are intended for multi- family projects. The proposed Specific Plan Amendment would therefore clarify that single family dwellings shall be subject to the development standards of the underlying zoning district.
TRIBAL REVIEW
The Specific Plan Amendment requires consultation with Native American Tribes pursuant to Senate Bill 18. The project was transmitted to local and regional tribes on April 2, 2025 to initiate the 90-day period during which consultation can be requested. Four comments were received, with only the Agua Caliente Band of Cahuilla Indians (ACBCI) requesting formal consultation. Consultation was conducted and ACBCI formally closed the consultation process on May 20, 2025.
Of the other three Tribes, the Augustine Band of Cahuilla Indians advised that they were not aware of any cultural resources within the project area, the Fort Yuma Quechan Indian Tribe deferred to local Tribes, and the Morongo Band of Mission Indians had no comments.
ENVIRONMENTAL REVIEW
The project 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 commonsense 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.”
The proposed Zoning Ordinance Amendment and Specific Plan Amendment are text amendments only, and do not propose any new development. The future development of single family dwellings facilitated as a result of the proposed amendments would be ministerial projects, statutorily exempt from CEQA pursuant to Section 15268 of the CEQA Guidelines.
FISCAL IMPACT:
Other than costs associated with staff time, implementation of the proposed ordinances will have no fiscal impact.
FIVE-YEAR STRATEGIC PLAN:
Goal F – EMBRACING, INCLUSIVE COMMUNITY
Objective: Cathedral City is valued and respected as a community that welcomes and embraces diversity, has an abundance of high quality and affordable housing options and vibrant businesses. Our neighborhoods are attractive, well-maintained, and issues surrounding homelessness have been compassionately addressed with thoughtful, coordinated, and collaborative programs.
ATTACHMENTS:
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0 Attachment 1 – Draft Ordinance Adopting Zoning Ordinance Amendment 25-0002 Attachment 2 – Draft Ordinance Adopting Specific Plan Amendment 25-0002 Attachment 3 – Notice of Exemption