...........- ........- .....~ .o - an
4.5 4.6
4.7 .o ....o ~ .o ...................... 4.8 .- .....o ..o o o - .o o .o o .o .......... .- .- ...- - ....o .o ¢ o o ...o o ......
- ....- .......- - - - - .....¢ - - - ¢ co
- - .....- ..- ....- - - - ...- .¢ ¢ o o no
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LIST OF EXHIBITS(Continued)
Title
ImmediateSite Location, the Vista Montanaand Aventura Palms HOA’s Project Entry Plan View
(Including Conceptual Landscaping)
Project Entry Close-Up Plan View
(Including Conceptual Landscaping)
Project Entry View from Avenida Descanso
Project Entry Close-Up View from Avenida Descanso
Project Entry View
Project Entry View of Gates
Project Entry View from Inside Project
Resident and Guest Exit Gate/EVA Plan View
(Including Conceptual Landscaping)
Resident and Guest Exit Gate/EVA High View from Avenida Descanso
Resident and Guest Exit Gate/EVA Low View from Avenida
Descanso
Common Area Plan View
(Including Conceptual Landscaping)
Common Area Close-Up of Clubhouse
(Including Conceptual Landscaping)
Common Area Close-Up of Pool
(Including Conceptual Landscaping)
Common Area View from South
Common Area View from North
Exterior Elevation - Plan 1
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LIST OF EXHIBITS(Continued)
Exhibit Title
4.17 ____________________________ "ExteriorElevation - Plan 2
4.18 ____________________________ “ExteriorElevation - Plan 3
4.19 ____________________________ __ExteriorElevation - Plan 4
4.20 ____________________________ "FloorPlan 1
4.21____________________________ __FloorPlan 2
4.22 ____________________________ __FloorPlan 3
4.23 ____________________________ “FloorPlan 4
4.24 ____________________________ _.Avenida Descanso Rear Architectural Vignette 1 of 2
4.25 ____________________________ __AvenidaDescanso Rear ArchitecturalVignette 2 of 2
4.26 ____________________________ __AvenidaDescanso Plan View (Including Conceptual Landscaping)
4.27____________________________ __AvenidaDescanso View from South 4 28____________________________ __AvenidaDescanso View from North
4.29 ____________________________ __“EarlyCalifornia”Architectural Vignette
4.30____________________________ _,”CarmelValley” Architectural Vignette
4.31____________________________ _,"Monterey"ArchitecturalVignette
4.32____________________________ __StreetScene Plan View (Including Conceptual Landscaping)
4.33____________________________ __StreetScene Elevation
4.34 ____________________________ __Scheme 1 Color and Material Chart 4 35____________________________ “Scheme2 Color and Material Chart 4 36____________________________ __Scheme 3 Color and Material Chart
4.37 ____________________________ __OptionalEVA Plan View (Including Conceptual Landscaping)
4.38 ____________________________ __OptionalEVA View from Cul—de-Sac City of Desert Hot Springs |x Warner Engineering
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LIST OF EXHIBITS(Continued)
Exhibit Title
4.39 ____________________________ __ProposedProject Signage, Entry Monumentation
4.40 ____________________________ __ProposedProject Lighting
4.41____________________________ __Conceptua|Landscape Plan — Overall Site Concept/T heme
4.42____________________________ __Conceptua|Landscape Plan — Project Entry
4.43____________________________ __Conceptua|Landscape Plan — Clubhouse/Common Area
4.44____________________________ “Conceptual Landscape Plan - Resident and Guest Exit Gate/EVA Plan View Typical Yard Layout
4.45 ____________________________ __Conceptua| Landscape Plan — Retention Basin between Lots 41 and 42
4.46____________________________ “Conceptual Landscape Plan — Elevation View — Project Entry, Resident and Guest Exit/EVA and Avenida Descanso Perimeter Wall
4.47____________________________ __Conceptua|Landscape Plan — Plant Legend for Aventura Palms II
4.48 ____________________________ __Clubhouse Elevations
4.49 ____________________________ __Clubhouse Floor Plan and Roof Plan
4.50 ____________________________ __Clubhouse Color and MaterialChart
4.51 ____________________________ __"Scheme4" Optional Color and MaterialChart
4.52____________________________ __Wallsand Gates Color and Material Chart
5.1 ______________________________ __ProjectEntry Area — Detailed Plan View
5.2 ______________________________ "Typical Section — Avenida Descanso (Public) Typical Section — Interior Street (Private)
Typical Section — Main Entrance
5.3______________________________ __Conceptua|Grading and Drainage Plan City of Desert Hot Springs )( Warner Engineering
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LIST OF APPENDICES
Appendix Title
A_________________________________ "Phase1 Cultural Resources Assessment (August, 2004) Prepared by the Archeological Advisory Group
B_________________________________ “Paleontological Report (December 6, 2004) Prepared by CRM Tech
C_________________________________ “Traf?cImpact Study (September 22, 2003) Addendum to Traf?c Impact Study (December 1, 2003)
Prepared by Paul Singer, P.E., Traf?c Engineer
Updated Analysis of the Traf?c Impact Study (February 8, 2006) Prepared by MichaelBrandman Associates
D_________________________________ __Phase 1 Environmental Site Assessment (September 2, 2004) Prepared by LGC Inland, Inc. Geotechnical Consulting
E_________________________________ “Preliminary GeotechnicalInvestigation Report (September 30, 2004) Prepared by LGC Inland, Inc. Geotechnical Consulting
F__________________________________ "GeneralBiologicalResources Assessment Report (March 10, 2005) Prepared by LSA Associates, Inc.
Focused Survey for Special Interest Plant Species (March 30, 2006) (Coachella Valley Milkvetch,Arizona Spurge and Flat-Seeded Spurge) Prepared by LSAAssociates, Inc.
Focused Survey for Desert Tortoise and BurrowingOwl(April19, 2006) Prepared by LSA Associates, Inc.
LSA Mitigation Recommendation (July 11, 2006)
Prepared by LSA Associates, Inc.
G_________________________________ __Conceptua| Drainage Analysis/Hydrology Study (February, 2005) Prepared by Warner Engineering
H_________________________________ __AcousticalAnalysis Report (February 6, 2006) Prepared by Michael Brandman Associates
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LIST or APPENDICES (Continued)
Appendix Title
I___________________________________ _,AirQuality Analysis Report (February 6, 2006) Prepared by MichaelBrandman Associates
J __________________________________ __Cityof Desert Hot Springs City Council Resolution 2006-__ approving EnvironmentalAssessment 2006-__
K_________________________________ "City of Desert Hot Springs City Council Resolution 2006-__ approving General Plan Amendment 2006-_
L__________________________________ __Cityof Desert Hot Springs Ordinance 2006-_ approving Change of Zone 2006-__
M_________________________________ __Cityof Desert Hot Springs City Council Resolution 2006-__ approving Specific Plan
N_________________________________ __Cityof Desert Hot Springs Council Resolution 2006-__ O..................- .- .............
City of Desert Hot Springs
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approving Tentative Tract Map No. 31744
including the Findings and Conditions of Approval - Final Environment Assessment 2006-
City of Desert Hot Springs Addendum to EnvironmentalChecklist with approved
Measures for Mitigation Monitoring in Connection with
the Mitigated Negative Declaration for Speci?c Plan 2006-__ Seastar Communities, lnc., Applicant
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1.0 SPECIFICPLANPURPOSE
1.1 Purpose, Intent, Authority and Requirements
1.1.1 Purpose and Intent of this Speci?c Plan
The purpose of this specific plan is to ensure the development of a high quality, private, gated residential community, “Aventura Palms ll”through development regulations and design guidelines. The intent of this speci?c plan and its regulations is to provide development criteria to guide the project developer(s), the City and project property owners in the design, maintenance, and enhancement of the residential community with descriptive text and exhibits setting forth the basis for the overall development of the property. The components provided in this section are further de?ned through the development land use regulations contained within Section 3.0.
Formation of this speci?c plan has been derived from studies prepared by the applicant’s civil engineer, traf?c engineer, architect, landscape architect, land planners and other consultants, as well as involvement with the City, and is based on the model that the County of Riverside adopted for speci?c plans (derived from the outline form provided by the Governor's Of?ce of Planning and Research) as prescribed by the City Planning Department prior to the origination of work on this document. As a result, the plan addresses development-related issues in the form of proposed physical improvements, guidelines to accommodate requests for future modi?cations, technical data, and implementation procedures and regulations.
1.1.2 Authorityfor Speci?c Plans
The authority to prepare, adopt and implement speci?c plans is granted to the City by the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457). For speci?c plans, the Planning Commission must conduct a public hearing before it can recommend its adoption to the City Council. The City Counciladopts a speci?c plan by ordinance.
1.1.3 Requirements for Speci?c Plans
Speci?c plans are required if a project proposes deviation from the development standards of the underlying land use designation, however not exceeding the permitted density of dwelling units. Since this speci?c plan proposes a unit density in excess of “Residential-Low’ (“R-L”)- 0-5 dwelling units per acre, companion applications for General Plan Amendment and Change of Zone are proposed from R-Lto “ResidentialMedium/Speci?c Plan" (“R—MISP”)that permits a maximum density of 8 dwelling units per acre. Although this project proposes a unit density of 6.7 or fewer units per acre, nonetheless a speci?c plan is required due to the individual lot sizes proposed to be less than the minimum7,200 S.F. as speci?ed in the R-Mdevelopment standards.
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This speci?c plan willserve as the comprehensive guidelines for development of the property as a gated residential community with private streets and common area amenities, and the companion application for design review will illustrate how the creative application of distinctive design standards as proposed willbe implemented.
California Government Code Section 65451 sets forth the requirements for speci?c plans as follows:
“ASpeci?c Plan shall include a text and/or a diagram or diagrams which specify all of the followingin detail:
1.) The distribution, location and extent of the uses of land, including open space, withinthe area covered by the plan;
2.) The proposed distribution, location and extent and intensity of major components of public and private transportation and other essential facilitiesproposed to be located withinthe area covered by the plan and needed to support the land uses described in the plan;
3.) Standards and criteriaby whichimprovements willproceed, and standards for the conservation, development and utilizationof natural resources, where applicable.
4.) A statement of the relationship of the Speci?c Plan to the General Plan.”
1.2 Overviewof History of Previous General Planlzoning Designation The current General Plan designation and zoning for this site is R-L as illustrated in Exhibit 1.1 (“General Plan Land Use Designations and Existing Uses"). This designation is the same for the adjacent Aventura Palms project to the south due to the anticipation that the Aventura Palms ll site would serve as a successive phase to the original Aventura Palms tract. Prior to the current General Plan as adopted on September 5, 2000, the previous General Plan and zoning designations for both project areas was R-1. In the 2000 General Plan update, throughout the City, in most instances the previous R-1 was converted to the current R-L. The previous R-1 lot size minimum of 7,200 square feet corresponds today with the current R-Mzone. It was according to that density that the original Aventura Palms project was developed. Since the current General Plan and zoning for the adjoining project to the north, Vista Montana is already R-M, the density of the original Aventura Palms and the proposed Aventura Palms II project generally are consistent, and individual lot sizes range far below the current 9,000 square foot minimumas currently speci?ed in the R-Lzone.
As a gated community, the specific plan for the original Aventura Palms subdivision resulted in the creation of lots substantially smaller than otherwise required, mitigated Cityof Desert Hot Springs 2
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primarilyby a large commonopen space recreation area planned in the central portion of the tract. When Aventura Palms was originally approved by the City, it originally envisioned the Aventura Palms ll land area as a possible successive phase; however, this objective was eventually abandoned due to a slowing national and local economy.
Subsequently, no development has occurredon this site untilthis proposal. in order for the Aventura Palms ll Speci?c Plan to moreclosely resemble the lotsizes of the original Aventura Palms, concurrent applications for General Plan and Change of Zone to R-M are proposed with a density of 6.7 dwelling units or less proposed.
1.3 Speci?c Plan to Serve as a Regulatory Plan
The speci?c plan must be consistent with the general plan as amended. The speci?c plan is a regulatory plan which willserve as the zoning for the property. Proposed development plans andlor agreements, tentative tract maps andlor parcel maps, and any other development approval must be consistent with the speci?c plan. Phases of the project found consistent with the speci?c plan will be deemed consistent with the City’sGeneral Plan.
1.4 Relationship of the Speci?c Plan to the General Plan, Zoning, Subdivision, and Other Ordinances
Per the Cityof Desert Hot Springs Zoning Ordinance, the change of zone application to R-M (in conjunction with the specific plan), permits the proposed development plan, subject to City approval of the concurrent applications. Sections 159.64.05O and 159.64.060 of the Zoning Ordinance specify the procedures for Planning Commission and City Council approval, approval with modi?cations, or disapproval of speci?c plan proposals based upon ?ndings as speci?ed inZoning Ordinance Section 159.64.070.
Although the project's unit density complies with R-Mzone requirements, the Aventura Palms ll Speci?c Plan proposes minimumlot sizes of 3,500 S.F., which is less than the minimum7,200 S.F. as otherwise required. The advantage of large common open space areas withconsiderable commonarea amenities are proposed to mitigate the smaller lots as proposed. Proposed lot sizes for Aventura Palms II are fairly consistent with the adjacent Vista Montana project to the north and the originalAventura Palms homeowners’, association to the south. Exhibit1.1 depicts the general planlzoning designation on and around properties surrounding the project area and their existing uses.
1.5 Relationshipof the Speci?c Plan to NeighboringPlans and Those of OtherJurisdictions The City of Desert Hot Springs is located in one of the most popular “sunbelt” areas of the desert southwest for retirees, and Desert Hot Springs is that much more attractive due to relatively lower real estate costs in the Coachella Valley, more scenic vistas, cleaner air, slightly lower temperatures and more hours of daylight. Due diligence for this project identi?ed this trend, and the project has been designed to accommodate the Cityof Desert Hot Springs 3
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surge in interest in the City by interested retirees seeking a pleasant retirement community to call “home.” Similar to the adjoining Vista Monta?a project to the north and the (original) Aventura Palms community along the south, Aventura Palms ll will offer its residents an exceptional neighborhood lifestyle opportunity within a gated community withmany similarities — commonamenity open spaces, swimming pools and spas, community clubhouse, etc. Since the project willbe gated and private, common areas (private streets, curbs, gutters, landscape areas, lighting, utilityinfrastructure) will be constructed by the project developer and maintained by the homeowners’ association, thereby representing a significant economic savings to the City. As a gated community, it is anticipated that there will be an elevated level of safety within the project, thereby also reducing the need for patrols by the City's public safety personnel.
Development of this project willrequire interaction with Riverside County regarding the existing Avenida Descanso street, the east half being within the County. The cumulative impacts of traffic resulting from development of this project will be subject to review and comment from both the City and County. No objection is anticipated so as to prevent development of this project as proposed.
In addition to City approvals, permits willalso be required for the work by the Mission Springs Water District(“MSWD”)for extensions and connections of water and sewer lines and related infrastructure to the site, as well as the Southern California Gas Company for gas, Verizon for telephone and Adelphiafor cable service.
1.6 Required Entitlementsfor Plan Consistency
Section 159.64.070 of the Zoning Ordinance specifies "?ndings” according to the following:
“ASpeci?c Plan may be adopted only if all of the following ?ndings are made:
1. The proposed plan is consistent withthe General Plan;
2. The proposed plan would not be detrimental to the public interest, health, safety, Gonvenience, or welfareof the City;
3. The subject property is physically suitable for the requested land use designation(s) and the anticipated land use development(s);
4. The proposed plan shall ensure development of desirable character whichwillbe compatible with existing and proposed development in the surrounding neighborhood; and
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5. The proposed plan willcontribute to a balance of land uses so that local residents may work and shop in the community in which they live."
Section 159.64.080 of the Zoning Ordinance speci?es:
“No public works project, tentative map or parcel map, or other land use entitlement may be approved, adopted or amended within an area covered by a Speci?c Plan, unless found consistent with the adopted Speci?c Plan.”
In ful?llment with these requirements, concurrent applications will be required to implement the Aventura Palms ll Speci?c Plan as proposed, including entitlement requests for tentative tract map, general plan amendment, and change of zone. Since the speci?c plan establishes development criteria,such as whether two story structures are permitted, it is not dependent upon zoning regulations or conditional use pennits.
The planning and permitting process is coordinated with the environmental review process established by the California Environmental Quality Act (“CEQA”) and local provisions for implementin CEQA according to the City of Desert Hot Springs Zoning Ordinance. Every development project not exempted from CEQAmust be analyzed by the lead agency to determine the potential environmental effects of the project. The City of Desert Hot Springs serves as the lead agency and in addition to City review, CEQA and local implementation measures require review and comments by other “responsible” and "trustee" agencies, which include local districts, public utilitiessewing the project area, IndianTribal entities and other state and federal agencies as needed.
The Aventura Palms IIis de?ned as a "project" by CEQAand, as such, an analysis is required to evaluate the impacts associated with the development of the project.
Although the proposed project is not consistent with the current R-L designation as for minimum lot sizes and unit density as speci?ed within the current General Plan, the companion applications for General Plan Amendmentand Change of Zone are intended to conform itto R-Munit density and minimumlotsize requirements.
To the extent that this speci?c plan is consistent with the City's General Plan and the environmental work completed for the General Plan, no additional assessment is needed. Special studies dealing with the potential impacts of the project have been completed, including a Phase 1 Cultural Resources Assessment (archeology), paleontology, traf?c, Phase 1 Environmental Site Assessment, a preliminary geotechnical investigation, a biological resources study with companion focused surveys, a conceptual drainage analysis/hydrology study, an acoustical analysis report, and an air quality impact analysis report.
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The mitigation measures of the special studies will reduce any identi?ed signi?cant impacts to a level of insigni?cance. It is intended that the recommended mitigation measures be incorporated into the project design and conditions of approval.
Inadditionto the filingof this application for Specific Plan, other companion applications to be ?led concurrently include General Plan Amendment, Changeof Zone, Tentative Tract Map and Design Review.
The applications for General Plan Amendment and Change of Zone will request a residential density designation of Residential-Medium. Although the ResidentialMedium designation permits a maximumdensity of eight (8) dwelling units per acre, the Aventura Palms IIproject proposes a total unit density of 6.7 dwelling units per acre or less. The Tentative Tract Map proposed a maximum of 115 lots with a major common area lot that is centrally located for the clubhouse with related homeowners’ association amenities and several smaller lots along the Avenida Descanso frontage for perimeter landscaping, drive approaches and on-site storm water retention purposes. A property owner's association will be fonned for maintenance of the common areas. The minimumlot size required according to this speci?c plan for the residential lots willbe 3,500 square feet withthe smallest lot proposed with 3,502 square feet, an average lot size of 4,078 square feet, and the largest lot consisting of 7,449 square feet. Market conditions ultimatelywilldetermine the number and mixof residential ?oor plans offered per lot to be sold. Variability of building elevations willbe achieved within proximityof each other to avoid monotony with contrasting building facades, colors, materials, and reverse ?oor plans.
Exhibit 1.2 is an aerial photograph of the site, Exhibit 1.3 presents the United States Geological Survey (“USGS”) location map, Exhibit 1.4 presents the vicinity map, Exhibits 1.5A through 1.5P present photographs of the site and the immediate vicinity, and Exhibit 1.6 shows the conceptual subdivision layout.
The City requires detailed site plan review through its Design Review process. Full architectural details including exterior elevations of proposed housing and the common areas amenities, wall designs, the drive entries, floor plans, colors, materials, textures and conceptual landscaping are included for concurrent processing.
The initial step in the City's review process entails informal review of the project with membersof the City staff, with the Planning Department serving as the coordinating department. City staff, along with representatives from servicing agencies outside of the City such as Desert Valley Disposal, the Mission Springs Water District and other service providers review the proposal based on City codes and regulations of the respective agencies.
Following the informalstaff review of the development proposal is the public hearing process. A hearing is conducted at the Planning Commission level, the recommending City of Desert Hot Springs 5 Warner Engineering
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body to the City Council. Another public hearing is conducted with the City Council.
Interested members of the public may comment on the proposed development at either stage, during the public hearings or by submitted written or electronic communications.
Prior to adoption of the speci?c plan, a ?nding of consistency with the City's General Plan must be made.
After adoption of the speci?c plan, work is initiated on the development of working plans, detailed drawings, and a subdivision agreement with the City in preparation for submittal of the final map. Following approval of the ?nal map, the Planning Department willcoordinate with other City departments in their evaluation of the working drawings submitted for building permits to assure conformance with the speci?c plan and City codes.
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2.0 SUMMARY
2.1 Project Description
The proposed development will be a “residential community small lot subdivision” not exceeding 115 lots for individual detached residential structures on nearly 17 acres (after public street dedication). The project is proposed as a private, gated enclave reserved for exclusive ownership by residents of 55 years of age or more, to be shared with their partners, relatives andlor guests. A large, central, and common open-space park with easy points of pedestrian and vehicle access willaccommodate a swimming pool, spa and a clubhouse to serve the project's residents.
Aventura Palms ll willimplement the goals and objectives previously established within the City of Desert Hot Springs General Plan. The project proponent, Seastar Communities, LLC,willplan and deliver a traditional community environment that willbe a visually attractive and distinctive, environmentally sensitive neighborhood consisting . of a variety of detached single story homes, some withtwo story loftfeatures that relate to the desert and the architectural in?uence of the early settling Spaniards, a traditional community that is comfortable and connected to the open spaces with landscaping and sensitively well-lighted streets that willbe predominantly pedestrian oriented. Aventura Palms ll incorporates the latest in residential community design and development approaches to establish a high quality residential enclave to bene?t the City and its residents.
This specific plan provides the frameworkfor the development of a dynamic and diverse community, one based on a traditional appearing neighborhood focused around a lively community center as an alluring regional resort designation, but reserved exclusively for the use and enjoyment of its residents and guests. The project is envisioned as a refuge for relaxation purposes, as a “promenade” for walking pleasure with tree-shaded streets and central park with shaded or trellised areas, bicycling on private streets, public art, covered benches at walk-rest areas, places in the main common area to promote comfortable outdoor entertaining and dining, low planter walls, distinctive building architecture in the time-honored tradition of the American small town and enjoyment of surrounding scenic vistas. Building massing and heights will be varied, incorporating prominent architectural accents. Streets and pedestrian links will be oriented to frame views of natural features and manmade focal points, creating an exciting yet relaxing pedestrian experience. Allof these efforts help to create a strong sense of identity and interest.
2.2 Relationship to the Region
The project site is located in the City of Desert Hot Springs (“the City"), Riverside County, California. The property (APN 656-080-014 and -016) is located in the southeast portion of the City, north of the existing gated Aventura Palms residential City of Desert Hot Springs 8
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community (APN 656-400- et al), approximately 250 feet north of the intersection of Camino Aventura and Avenida Descanso, starting approximately 400 east of Palm Drive and bounded along the east side by Avenida Descanso. The site is located on vacant terrain that originallywas envisioned as being a part of the adjacent Aventura Palms tract (Tract 22287-1) on this project's south boundary. The inverse “U” con?guration of this project results from a planned central amenity open space area that is a portion of Aventura Palms that was originally anticipated to serve both Aventura Palms and this project. Exhibit 2.1 depicts the immediate site location and the surrounding neighborhood at the southern portion of the Desert Hot Springs community including the adjoining Vista Montana and Aventura Palms projects.
2.3 Site Location and Relationship to Vicinity
The project is bounded on the west by undeveloped (vacant) land (APN 656-080-008), single-family detached residential along the east (APN 656-112-020 through -033), separated by Avenida Descanso), and along the north by the gated Vista Montana residential community of manufactured homes (APN 656-430-017 through -035), separated by the 30-foot wide north half street dedication (but not improved) of the Camino Campesino alignment.
The project is located approximately one-half mile north of the DillonRoad/Palm Drive intersection, approximately 4.5 miles north of the Interstate 10IPalm DriveIGene Autry Trail intersection, and 1.75 miles south of the Pierson BoulevardlPalm Drive intersection, that is considered the center of the City's central business district. To facilitate after—hourprograms occasionally offered to the general public at their facilities, Palm Springs Uni?ed School District public school facilities are also available withinone mile of the project site. Public safety services are well provided for the Desert Hot Springs community by the City Police Department and on contract with the Riverside County Fire Department. In addition to public safety services provided by the City Police Department, the City also interactively participates with the Riverside County Sheriff Department and the California Highway Patrol and other agencies for reciprocal response purposes. Contributing their fair share to the community, Aventura Palms II willparticipate in all applicable public safety taxes.
2.4 Parcelization Map
Exhibit1.6 depicts the proposed tract layout, including the commonopen space amenity area that willcontain the community swimming pool, spa and clubhouse.
2.5 Environmental Setting
As indicated in the initial environment assessment (“EA”) and re?ected in the companion special studies, the project site currently is undeveloped with occasional desert scrub (weeds) that have since grown back following initialdisturbance of the site Cityof Desert Hot Springs 9
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with rough grading and the parking of construction equipment when the adjoining Aventura Palms tract was constructed in the early 1990's. As indicated in the special studies that were completed for this speci?c plan and for the companion applications, neither the cultural resources assessment or the paleontological report revealed any ?nds on the site, nor did the Phase 1 Environmental Site Assessment identify any evidence of improper hazardous waste disposal orsigni?cant staining or spillage or any former uses of the site typically associated with incidents of possible soil contamination.
2.5.1 Planning Area Information
The general plan designations for surrounding properties show R-Mfor the adjacent Vista Montana project to the north, R-Lto the south for the adjacent Aventura Palms, and R-Lto the east and west (although the property to the east, on the opposite site of Avenida Descanso, is not within the City's corporate limits, nonetheless it is located within the City's sphere of in?uence). Please refer to Exhibit 1.1 as earlier presented that depicts the general planlzoning designation for the project site and surrounding parcels (Obtained from the City of Desert Hot Springs General Plan, Exhibit lll-3).
Prior to adoption of the current General Plan, the previous General Plan designated the (original) Aventura Palms subdivision “R-1” (7,200 S.F. minimum lot sizes, corresponding to the minimum lot size of the current General Plan Medium Density Residential designation). For (the original) Aventura Palms, the City approved entitlements permitting a reduction in lot sizes (to a minimum of 4,000 S.F.), mitigating the increased density with complementary common open space areas as the project was constructed.
2.5.2 Physical Site Conditions
As indicated in Section 2.5, the project site is undeveloped withoccasional desert scrub, a portion of which has grown back following initial disturbance of the site with rough grading and the parking of construction equipment in the early 1990's when the adjoining Aventura Palms tract was developed. As indicated in the aerial topographical details, the grade of the site gradually slopes to the southeast.
2.5.3 Environmental Review
A number of special studies were completed for this speci?c plan and accompanying companion applications for Phase 1 Cultural Resources Assessment (archeology), paleontoloy, traffic, Phase 1 Environmental Site Assessment, a preliminary geotechnical investigation, a biological resources study with related focused surveys, a conceptual drainage analysis/hydrology study, an acoustical analysis report, and an air quality impact analysis report.
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Phase 1 Cultural Resources Assessment: The Archeological Advisory Group prepared this study as contained in Appendix in order to comply with the cultural resources requirements of the City of Desert Hot Springs and the State of California, speci?cally those aspects of the California Environmental Quality Act (“CEQA”) pertaining to the management of cultural resources that may be impacted by development projects requiring discretionary approval.
The study concluded that due to the prehistoric absence of nearby water sources along with a de?ciency of favored plant food resourcesor technological resources (e.g., lithics for stone tools), there were no ?nds on the site and that the study area is in a location of lowsensitivity for both “precontact” and historical archeological resources.
Paleontological Report: The Paleontological Resources Assessment Report, contained withinAppendix“B”was prepared by CRMTech that conducted a ?eld survey of the project site. The objective of the report was to determine if development of the project would potentially disrupt or adversely affect any paleontological resources, as mandated by the CaliforniaEnvironmentalQuality Act ("CEQA"). CRMTech initiated a records literature search at both the San Bernardino County Museum and the Natural History Museum of Los Angeles County. The objective of the search was to identify any paleontological resource localities that may exist in or near the Aventura Palms ll project site, and to assess the possibilityfor such resources to be encountered in future excavations and construction activities. Additionally, CRM Tech carried out a ?eld survey of the project area, in accordance with the guidelines of the Society of Vertebrate Paleontology. - Based on the ?ndings, the assessment report determined that the project's potential impact on paleontological resources is low in areas containing surface soils of "Recent" age. For older Pleistocene-age sediments, the potential for impacting paleontological resources is considered moderate to high.
The assessment report recommends, that in accordance with the provisions of CEQA and other applicable regulations and guidelines, if grading is to exceed ten feet below grade or any older alluvium is impacted, then a program to mitigate impacts to paleontological resources should be implemented. A report of the findings should include the identi?cation and discussion of signi?cant, itemized recovered specimen should be provided for review by the City of Desert Hot Springs.
Traffic Analysis: The Updated Analysis of the Traf?c Impact Study that was prepared by Michael Brandman Associates calculated traf?c impacts as a result of this development, and is contained within Appendix “C”. This speci?c plan proposes vacation of the portion of Camino Campesino that corresponds withthe north boundary of this site.
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As demonstrated in Table 2.1, Level of Service with Existing, Plus Other Projects,Plus Proposed Project, all study intersections operate at an acceptable level of service with the proposed project combined with other projects in the study area.
TABLE 2.1
LEVELS OF SERVICE WITH EXlSTlNG, PLUS OTHER PROJECTS
PLUS PROPOSED PROJECT
Intersection AMPeak Hour PM Peak Hour
v/c L08 VIC LOS
Palm Drive at Two Bunch Palms Trail o_sg c 0,53 c
Palm Drive at camino Aventura o_s4 3 0,77 D
Palm Drive at Camion campesino o_s2 3 0,73 c
Avenida Descanso at camino Aventur-1 (L22 A o_3o A
Avenida Descanso at camino campesino 952 B o_45 A
Since all study intersections operate at an acceptable level of service with the proposed project combined with other projects in the study area, offsite traf?c mitigation is not required. On-site traf?c mitigation measures are as follows, and Tentative Tract Map No. 31744 shall be required to comply with the following conditions of approval:
0 Construct half width improvements on the westerly side of Avenida Descanso at its ultimate cross-section as a local public street (60’ right-of-way) adjacent to the project boundary line.
0 Construct full width internal roadways at the ultimate cross-section as private streets (37' et al, rights-of-way) within the project site. o Construction of all roadway improvements shall comply with the City of Desert Hot Springs engineering standards.
- Sight distance at each project entrance roadway shall be reviewed with respect to standard Caltrans/City of Desert Hot Springs sight distance standards at the time of preparation of ?nal grading, landscape and street improvement plans. a Signing/striping of internal streets and project entrance roadways should be implemented in conjunction with detailed construction plans for the project site.
Phase 1 Environmental Site Assessment: Contained within Appendix “D”is a report prepared by LGC Inland, Inc. Geotechnical Consulting. This report included reconnaissance of the project site with limited observations of adjoining properties, a review of the historical usage of the project site, and a review of relevant documentation provided by various public and private sources (including the project's client and/or the owner of the project site) to evaluate the presence or likely existence of any hazardous substances or petroleum products on the property or less obvious hazardous materials.
With the exception of abandoned used tires and a gallon of abandoned used oil found on the site (that can be recycled), there is no evidence of improper hazardous waste City of Desert Hot Springs 12
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disposal or significant staining or spillage noted. Furthermore, the investigation noted that no mines exist in the immediate area of the subject property and that no dry cleaners, gasoline stations, land?lls, military bases or major manufacturing businesses were identi?ed on the subject property. The report concluded that there were no issues of any environmental concern identi?ed during the assessment.
Preliminary Geotechnical Investigation Report: Contained within Appendix “E” is a report prepared by LGCInland, lnc. Geotechnical Consulting. This report included ?eld investigation, laboratory testing, analysis and recommendations pertaining to the geotechnical design aspects of the proposed project. The purpose of this investigation was to obtain information on the surfacelsubsurface soil and geologic conditions within the subject site, to evaluate data, and to provide preliminary grading and foundation design recommendations. The report noted that the closest active fault producing the highest anticipated peak ground acceleration is the San Andreas fault, located approximately one kilometer to the northeast, and that no active or potentially active faults are known to project through the site. Moreover, the site does not lie within an Alquist-Priolo Earthquake Fault Zone. The report concludes that, from a soils engineering and engineering geologic perspective, the subject property is considered suitable for the proposed project subject to the incorporation of various design criteria as speci?ed withinthe report.
Biological Resources Study: During the January 19, 2005 general ?eld survey, LSA Associates, Inc. conducted a general biological resources assessment of the site (dated March 10, 2005). As contained within Appendix “F”, the report described the site as consisting primarily of Sonoran creosote bush scrub series (with this plant not being considered to be a sensitive natural community). The vegetation on the proposed project site consists of both disturbed and undisturbed areas, with the northerly portion ofthe site less disturbed.
The results of the recommended focused surveys are also contained within Appendix “F”. They were performed as recommendedwithinthe general ?eld survey to determine the extent of potential impacts to these species and mitigation measures. The results of the recommended focused surveys were conducted on several specimen as identi?ed below, withthe followingresults:
0 Coachella Valley Milkvetch (Special Interest Plant Species) - focused survey conducted on February 16, 2006 (as referenced within LSA’sMarch 30, 2006 letter): 200 to 300 individual federally listed "endangered" Coachella Valley milkvetch were identi?ed on the project site and were common in the undisturbed Sonoran creosote bush scrub in the north portions of the site, with a few identi?ed in the lower disturbed portions of the site.
o Arizona Sgurge (Special Interest Plant Species) — focused survey conducted on February 16, 2006: This plant is ranked by the CaliforniaNative Plant Society Cityof Desert Hot Springs 13
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(“CNPS”) to be rare, threatened or endangered in California, although more common elsewhere. No Arizona spurge were detected during the focused survey.
0 Flat-Seeded Spurge (Special Interest Plant Species) - focused survey conducted on February 16, 2006: This plant is ranked by the CNPS to be rare, threatened or endangered in California and elsewhere. No ?at-seeded spurge were detected during the focused survey.
a Desert Tortoise — focused survey conducted on April 11, 2006: No federallylstate listed as “threatened” desert tortoise were detected during the focused survey.
0 Burrowing Owl — focused survey conducted on April 11 — 14, 2006: No borrowing owls were detected during the focused survey. The burrowing owl is a migratory bird species protected by the Migratory Bird Treaty Act (“MBTA”)and by the California Department of Fish and Game (“CDFG”)Code.
Potential impacts to the Coachella Valley (Palm Springs) round-tailed ground squirrel are not considered signi?cant; therefore, focused surveys are not recommended.
The general biological resources assessment report notes that due to disturbed conditions and small size of the project site, the impacts of the project are not considered to be cumulatively signi?cant.
The LSA Associates, Inc. letter dated July 11, 2006 proposes mitigation recommendations for the Coachella Valley milkvetch (Astragalus Ientiginosus var. coachellae). The letter specifies that since the project site is isolated by existing residential development on the north, south, and east that it would not be considered appropriate for the long-term conservation of this species. The recommendation proposes off-setting project related effects to the Coachella Valley milkvetchthrough the purchase of, or participation in the purchase of, off-site lands to be conserved in perpetuity for the Coachella Valley milkvetch,at a ratio of 0.5 to 1.0 acres for each 1.0 acre of impact by the project, from an accredited conservation organization. LSA recommends that the Friends of the Desert Mountainsbe contacted at their local of?ce, and that this conservation organization is currently conserving lands for the Coachella Valley milkvetch.
Concegtual Drainage Analysismydrology Study: Warner Engineering developed a conceptual drainage analysis/hydrology study for the project, for the purpose of ascertaining the impacts of historic tributary ?ows and methods of mitigation for the subject developments.
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The results indicate that the project site is designated as Flood Zone “X”by FEMA (Flood Map 060251 00050), that the existing grades slope southerly, and that there are no offsite streams that enter or cross the site requiring mitigation, and the proposed storm water retention basins combined with the installation of subterranean storage membranes, and provide adequate mitigation measures. The conceptual drainage analysislhydrology study is contained withinAppendix “G”.
Acoustical Analysis Report: Michael Brandman Associates prepared this report that assessed the proposed project impacts and recommendations for two (2) noise mitigation measures to be prepared and approved prior to the start of construction. The Acoustical Analysis Report is contained withinAppendix "H".
Mitigation Measure 1 of the report speci?es that prior to the start of grading that the developer prepare and submit a Noise Reduction Plan (“NRP”)that requires that all construction equipment be properly maintained with operating muf?ers and air intake silencers, and prioritize the location of equipment staging and storage away from residential uses when practical, this measure to be implemented to the satisfaction of the City Planning Director.
Mitigation Measure 2 speci?es that an acoustical study shall be performed at ground level and at second story levels of residential units to verify that the structural features are adequate to meet 45 dB CNEL interior standards. The study shall be completed and submitted prior to ?nal plan check approval. Noise attenuation features recommended in the study, such as dual-pane windows, deck balcony enclosures, and/or additional insulation requirements suf?cient to reduce interior noise levels to 45 dB CNEL(or less interior noise levels) shall be implemented.
The study concluded that the construction noise levels will be less than signi?cant if these mitigationmeasures are utilized.
Air Qualiy Impact Analysis Report: This report prepared by Michael Brandman Associates, contained within Appendix “I”, assessed the proposed project and concluded that the project-speci?c evaluation presented in the preceding analysis demonstrates that, with mitigation, the proposed project emissions are all below the applicable South Coast Air Quality Management District (“SCAQMD”)thresholds. A carbon monoxide (“CO”)Hotspot Analysis demonstrates that the proposed project will not create localized concentrations of 00 above the State or Federal standards.
Therefore, air quality impacts as a result of the proposed project are less than signi?cant.
2.6 Phasing
The construction phasing has been designed to minimize construction traf?c conflicts with sales traf?c to the model homes parking area (using Lot 57 as a temporary parking City of Desert Hot Springs 15
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lot) and for newly occupied homes. The opening of the model homes will occur after completion of street widening improvements and striping for Avenida Descanso, the project’s private roadways, the posting of off-site traf?c control signs for the Avenida Descanso/Camino Aventura intersection, construction of the six-foot high perimeter site decorative block walls and decorative gates, and installation of perimeter street and gated entry landscaping.
When prospective buyers approach the project site, they willenter through the landscaped retention area surrounding the project entry gate and proceed to the model homes.
Similarly, new residents will enter the subdivision and drive past the model homes to their new residences. All the common area amenities will be constructed and operational, coinciding with the occupancy permit for the ?rst completed non-rnodel home.
The four new model homes will be on Lots 53 through 56 (using Lot 57 as a temporary parking lot). The proposed project phasing plan for Aventura Palms ll is presented in Table 2.2.
TABLE 2.2
AVENTURA PALMS ll
PROPOSED PROJECT PHASING PLAN
TOTAL CUMULATIVE PHASE LOTS & RELATED IMPROVEMENTS PER PHASE TOTAL Model Lots 53-56 (Lot 57 - temporary parking lot) 4 4
Homes Avenida Descanso street widening and striping
improvements, including private roadways;
posting of off-site traf?c control signs;
construction of the perimeter block walls and
gates; installation of landscaping along Avenida
Descanso and gated entry areas.
Phase 1 Lots 50-52, 58-71 and 112-115 21 25
construction of all common area amenities
Phase 2 Lots 107-111 and 29-49 26 51
Phase 3 Lots 15-28 and 90-106 31 82
Phase 4 Lots 1-14, 72-89 and 57 33 115
2.7 Project Objectives
The speci?c plan includes all components as required by California law and includes additional information, such as design concepts, guidelines and standards necessary to assist the City's implementation of the speci?c plan.
2.7.1 Statement of Project Objectives
0 Provide a comprehensive land use plan that identi?es the minimum and maximum development options, and which designates proposed land use areas, City ofDesei1 Hot Springs 15 Warner Engineering Revised August 4, 2006 mm. warnereng. com Palm Desert v Yucca Valley
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roadways, private facilities, and standards for interiorresidential streets withinthe speci?c plan area;
o Establish design guidelines, develop regulations, use standards and procedures to control future project enhancements and provide appropriate architectural themes for the project area;
0 Develop a project that ensures the public’s health, safety and welfare; o Provide access patterns which minimizetraf?c con?icts; and o Plan and construct capital improvements for water, sewer, drainage, grading, utilities and streets to adequately service the project.
2.7.2 Manner of Implementation of Project Objectives
The subdivision exhibit prepared for the companion application for the tentative tract map presents the land use plan and denotes the locations and development standards of the project entries, the emergency vehicle access, the private roadways and private (common area) facilities.
The various exhibits contained within this speci?c plan demonstrate how the project's design guidelines are implemented, including appropriate architectural themes and also addresses the regulations, use standards and procedures to control future project enhancements. In observance of applicable codes subject to approval by the City as the lead agency and other responsible agencies, this project design ensures that the public's health, safety and welfare are protected with a layout that minimizes traf?c con?icts. Section 5.0 summarizes capital improvements proposed for this project for water, sewer, drainage, grading, utilities and streets to assure that the project is adequately served.
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3.0 LANDUSE REGULATIONS
3.1 Statement of intent
The establishment of these speci?c plan regulations is to insure that development and maintenance of this project as described within is understandable and consistent with the speci?c plan criteria established and approved by the City of Desert Hot Springs.
The purpose for the establishment of these regulations is to implement the objectives of the City's General Plan and to provide a consistent approach to planning, building designs, streetscape treatments, entry treatments, signage, walls, colors, materials, textures, lighting, landscaping and other design elements that willendure for the life of the project. This speci?c plan shall be incorporated into subsequent site development permits, conditional use permits and the subdivision map submitted to the City for approval unless it is demonstrated that certain speci?c plan criteria are not applicable, appropriate orfeasible under the circumstances.
3.2 Applicability
These regulations shall apply to all aspects of this project as defined within this speci?c plan in setting forth particular design guidelines and development standards. Where there may be a con?ict between this specific plan and the conditions of approval for this project, the conditions of approval shall prevail. The Zoning Ordinance shall apply in instances of con?ict, lack of clarity, or for regulations not addressed within either this speci?c plan or the conditions of approval.
3.3 Speci?c Development Standards
The proposed development will be a residential community not exceeding 115 lots for individualdetached residentialstructures on nearly 17 acres as a private, gated and walled enclave reserved for exclusive ownership by residents of 55 years of age or more.
The project entrance is proposed in the southeast portion of the site from Avenida Descanso. In the northeast comer, a resident and guest exit gate is proposed that will dually serve as an emergency vehicle access for public safety response purposes. An optional second emergency vehicle access is proposed that willaccommodate access from Palm Drive (from the west) via the possible future prolongation of a portion of Camino Campesino. This second emergency vehicle access may be developed when the corresponding portion of Camino Campesino is constructed in conjunction with development of the adjacent project site to the west. If not used, the land area will be absorbed by the surrounding lots.
The Avenida Descanso street frontage of this project will be decoratively landscaped with desert tolerant plants and hardscape materials in theforeground, and transition to more lush landscaping at the recessed, decorative gated points of entry. Decorative City of Desert HotSprings 13 Warner Engineering Revised August 4, 2006 www.wameneng.com Palm Desert 0 Yucca Valley
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block walls at the project perimeter facing Avenida Descanso willserve as the backdrop behind the attractive frontage landscaping.
A large central commonopen space area willbe planted with shade trees for relief from the summer's heat and willserve as a central focal point in the project's interior. This area will be easily accessible by pedestrians and both motorized and non-motorized vehicles, including the provision of bike racks, with the private streets sensitively litwith decorative common area lighting ?xtures. This common area will include a number of attractive amenity features, including a swimming pool, spa and a clubhouse to be enjoyed by the project's residents.
Lotsizes for individualresidential structures willtypically be 3,500 square feet or more, and will accommodate a selection of homes, some of which will have two story loft features. The new homes willinclude modern conveniences, yet still embody traditional architecturalstyles re?ective of the in?uence of the early settling Spaniards. Replication of this classic building architecture is intended to create a visually distinctive and enjoyable environment with the home sites embodying desert tolerant landscaping, includingshade trees to provide relief from the summer's heat.
The followingspecific development standards areproposed for this project:
(A) Use of integrated colored, stamped concrete paving ("Bomanite” or equal); (B) Minimumresidential lot areas shall be 3,500 square feet; (C) Minimumdwelling unit size is 1,200 square feet, excluding garages, covered patios and accessory structures;
(D) On non-curvilinear streets, when differing and distinctive architectural features and projections of adjoining residential structures appear to be insufficient,front building setbacks willvary a minimumof one (1) foot to relieve monotony and to enhance the appearance of the street setting; (E) A minimum of two (2) motor parking spaces within a garage plus a minimumof one (1) space in a driveway located in front of the garage entry shall be provided. Garage tandem parking shall be permitted. A minimumof two (2) garage parking spaces shall be available at all times for motor vehicle parking, and the parking or storage of motor vehicles and other vehicles and materials outside of the garage structure shall be prohibited. A garage space intended for the parking of a single motor vehicle shall be a minimumof 10 X 20 feet of unobstructed area; (F) The parking or storage of operable or inoperable, registered or unregistered motor vehicles, recreational vehicles and trailers shall be prohibited in driveways, and shall comply with applicable City laws; (G) The designated driveway leading to the garage entry shall be paved Portland concrete or another all-weather surface as approved by the homeowners’ association. As measured from the face of curb, minimum garage driveway widths shall be 10 feet leading to single car garage Cityof Desert Hot Springs 19 Warner Engineering Revised August 4, 2006 [email protected] Palm Desert 0 Yucca Valley
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openings and 18 feet for non—tandemdouble-car garages at garage face, which may taper to 15 feet as measured at the face of curb for lots fronting onto a cul-de-sac or street knuckle;
(G) Minimumlot width for interior, corner and reverse corner lots shall be 50 feet as measured at the building setback line, except on cul-de-sac, knuckle or ?ag lots where the lot width may be a minimumof 35 feet. With exception of unusual lot con?gurations, minimum lot depths shall be 70 feet;
(I) Dwellingsshall not exceed a maximum building height of 25 feet including the option of two story loft features as speci?ed in ?oor plans 3 and 4.
Architectural features such as chimneys, copulas and bell towers may exceed the height limit not exceeding a maximum of 30 feet and 10% of the total building footprint;
(J) Accessory buildings may be permitted in a side or rear yard, limited to a maximum height of eight feet and not exceeding 120 square feet ?oor area, and shall observe the same building setbacks as the main building; (K) Roof-mountedmechanical equipment shall be permitted on the clubhouse only if architecturally integrated into the building's roof design to avoid visibilityfrom surrounding improvements. Integrated solar panel devices may be permitted pursuant to California State law and other applicable codes;
(L) In order to minimize visibilityfrom interior streets, where possible, all roofmounted exhaust pipes shall be vented to the rear side of the roof ridge; (M) Architectural features will include, but not be limited to, white vinyl windows (or other acceptable architecturally integrated colors), deep eaves, durable vinyl shutters, contrasting stucco bands and trim, variegated concrete tile, shaped rafter tails, decorative eave corbels, roof plane variations, architectural gable vents, recessed stucco accents, roughsawn wood beam and bracket trim and light machine dash stucco; (N) lntemally illuminated numerical street addresses shall be required to be displayed in a prominent readable location on all dwellings, with contrasting characters no less than four (4) inches in height; (0) Satellite dishes or TV antennas may not be wholly visible from a public or private street except that it may project above a legally established fence or wall by not more than three (3) feet, but not to exceed 10 feet in overall height as measured from the overall grade of the lot;
(P) Masonry walls, a maximumof six (6) feet in height, shall be required along the side and rear property lines of each home. Maximumwall height in a front yard and along side streets shall not exceed four (4) feet unless determined to not interfere with safe line-of-sight by the City's Department of Public Safety. Decorative wrought ironltubular steel may be integrated into portions of the masonry wall subject to homeowners’ association approval when visible from more than one property;
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(Q) Common area trash enclosures shall be decorative in appearance and designed in accordance with Desert Valley Disposal standards, subject to approval by the City. The enclosures shall effectively screen stored trash bins from view by decorative masonry walls up to six (6) feet of the same (or complementary materials) as that of the surrounding buildings and equipped with decorative metal gates. The use of wood gates is prohibited. To accommodate easier residential access, the trash enclosures shall include separate (decorative metal) pedestrian gates.
Trash enclosures shall be designed with interior concrete curbing designed to minimize trash bins from striking interior walls. Trash enclosures shall be recessed a distance necessary to prevent enclosure gates from swinging into the adjacent drive aisle and shall be placed in locations permitting generous landscaping around the trash enclosure perimeters. To minimize damage to the asphalitic pavement, a minimum 6-inch Portland concrete apron shall extend across the width of the trash enclosure and a distance of 10 feet parallel to the opening; (R) Roof materials shall be concrete tile or optionally two-piece barrel clay tile with mud or equivalent. Lightweight tile is prohibited; (S) All properties shall maintain minimum sight clearance for vehicular and pedestrian safety. Hedges, walls, and other structures or obstructions shall maintain a clear area. Unless determined to not interfere with safe line-of-sight by the City's Department of Public Safety, no obstructions greater than four (4) feet above the established curb grade shall be permitted (measured as a triangle formed by the corner property lines with the base measured 20 feet from the apex of the triangle), and; (T) Building and wall heights shall be measured from?nish grade.
Also, see Section 3.3.3 for building setbacks, lot coverage, building height, and separation information.
Modi?cation of this project's design review standards shall be subject to approval by the City in accordance withSection 9.1 of this speci?c plan. These design review standards shall be enforced by the homeowners’ association and required for all structures and signi?cant modi?cationsto yard landscaping visible from private streets.
3.3.1 Permitted, Conditional,Accessory and Prohibited Uses Permitted gees:
(A) Single family detached structures;
(B) Accessory buildings, uses or structures;
(C) Home occupations - subject to the provisions contained within Section 159.54 of the City of Desert Hot Springs Zoning Ordinance; City of Desert Hot Springs 21 Werner Engineering
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(D) The keeping of domestic animals — subject to the applicable regulation of the City of Desert Hot Springs.
Conditional Llsesz
The followinguses may be permitted subject to conditional use permit approval:
Licensed “community care facilities” restricted to residential and adult day care facilities.
Prohibited Uses:
All uses not speci?ed herein shall be prohibited, unless the City of Desert Hot Springs determines, on a case-by-case basis, that a particular use is similar in nature to those speci?ed.
3.3.2 MinimumLot Sizes and Dimensions
As re?ected withinthe tentative tract map for this speci?c plan, minimumlotsizes willbe 3,500 square feet. With exception of unusual lot con?gurations, the vast majority of the lots willmeasure 70 feet deep and 50 feet wide. These dimensions willmeasure from the building setback line (except on cul-de-sac or “knuckle” or “elbovif’lots or ?ag lots, where the lot width may be a minimum of 35 feet). To accommodate additional side yard distance adjoining side yard streets, if it is not feasible to correspondingly widen the corner or reverse comer lots, the building footprint of the model willbe reduced to meet the individualside yard providing a minimumstreet side yard setback of 10 feet.
3.3.3 Setbacks, LotCoverage, Building Height, Separation (A) Minimumfront yard building setbacks shall be 15 feet for habitable portions of the structure and a minimumof 20 feet for street-facing garage openings when equipped with overhead garage doors (which may be reduced to 18 feet if equipped with sectional - roll-up garage doors). All garage doors shall be equipped with automatic openers;
(B) Minimumside yard building setbacks shall be ?ve feet adjacent interior property lines and 10 feet adjacent street side yards; side yard setbacks shall be landscaped;
(C) Minimumrear yard building setbacks shall be 10 feet as measured to a vertical support member of an attached structure (i.e., a patio cover) or to the main dwellin, provided that a minimum of 400 square feet useable yard area is maintained within the rear yard in a dimensional con?guration of no less than 10 feet;
(D) Swimming pools and spas, whether above- or below-ground, shall be located a minimum distance of ?ve feet from a property line and ?ve feet from any main structure;
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(E) Maximumbuilding site coverage shall be 50%;
(F) Dwellings may be single-story including those with two story loftfeatures not exceeding a maximumbuilding height of 25 feet; architecturalfeatures such as chimneys, copulas and bell towers may exceed the height limit but not exceed a maximum of 30 feet and 10% of the total building footprint;
(G) The minimumdistance between residential dwelling structures shall be 10 feet as measured from the nearest verticalstructural member; (H) Ground-mounted mechanical equipment shall observe a minimum clearance of ?ve (5) feet to any property line and shall not be visible from other properties or from public or private streets or other commonareas; (I) Unroofed porches, steps, and terraces may project not more than six (6) feet into a required front yard, provided that the height, including railings, shall not exceed six (6) feet above the ?nish grade at the property line; (J) Covered patios attached to a main structure may not be located closer than 10 feet from the vertical support member to the rear property line, provided that the required side yard shall not be reduced to less than five (5) feet and covered patios shall cover not more than 50% of the rear yard. A covered patio not attached to a main structure is deemed an accessory structure, and;
(K) Architecturalprojections including oriel or bay windows, eaves, awnings, louvers, and similarshading devices, sills, belt courses, comices, copulas, and similarfeatures; ?ues and chimneys may encroach into required front, rear and side yards a maximum distance of two (2) feet provided that the minimumdistance between an architectural projection and a side property line wallshall not be less than three (3) feet.
3.3.4 Parking Requirements - Non-ResidentialUses
Parking spaces for the clubhouse and other common area amenities shall comply with the Cityof Desert HotSprings Parking Ordinance unless otherwise approved by the City for this speci?c plan. Although the clubhouse is intended as a non-public facility, convenient on-site parking is proposed for residents of the Aventura Palms ll community. Table 3.1 compares City of Desert Hot Springs and development standards proposed for Aventura Palms ll.
3.3.5 Landscaping Requirements
Landscaping plants, materials and irrigation systems will be installed by the project developer and maintained in accordance with the project's master landscape plan guidelines or any other changes that may be periodically approved by the homeowners’ association as established for all commonareas and private lot front yards and street common areas with approved landscape plans. Consistent with the emphasis placed by the Cityon water conservation, the plant species selected for this project are desert City of Desert Hot Springs 23
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TABLE 3.1
DEVELOPMENT STANDARDS
ClTY OF DESERT HOT SPRINGS R-MZONE COMPAREDWITH AVENTURA PALMS ll Item City of Desert Hot Springs Aventura Palms ll
Lot size 7,200 S.F. 3,500 S.F.
Minimum dwellingsize 1,200 S.F. 1.200S.F.
Motor vehicle parking 2 (enclosed garage) 2 (enclosed garage) Garage dimensions 20 X 20 ft. 20 X 20 ft. or two 10 X 20 ft. if (interior) tandem.
Garage S.F. 400 S.F. (non-tandem only) 400 S.F. (tandem permitted) Driveways 18 ft. wide 10 ft. wide for single garage openings (for tandem parking); 18 ft. wide for
double garage openings.
Min. lot width 60 ft. Primarily 50 ft. To be measured from the building setback line, except for
unusual lot con?gurations.
Min. cul-de-sac 35 ft. 35 ft.
(knuckle/elbow) width
Min. lot depth 90 ft. Primarily 70 ft., with exception of unusual lot con?gurations.
Min.front yard bldg. 20 ft. 15 ft. for habitable portions; 20 ft. for setback garage openings when equipped with
overhead garage doors; 18 ft. if
equipped with sectional - roll-up
garage doors.
Min. interior side yard 5 ft. 5 ft
bldg. setback
Min.side street yard 15 ft 10 ft.
bldg. setback
Min.rear yard bldg. 10 ft. 10 ft.
se?>ack
Min. distance bet. bldgs. 15 ft. 10 ft.
Max. building lot 40% 50%
coverage
Max. number of stories 2 2 (for loft feature homes).
Max. bldg. height 30 ft. 25 ft. (Architectural features such as chimneys, copulas and bell towers
not exceeding a height limit of 30 ft
and 10% of the total building
footprint).
hardy with irrigation systems that comply with the City-adopted reoommendations of the Mission Springs Water District (“MSWD”). The landscape areas will additionally incorporate native landscape boulders throughout the site, including the creation of “dry river beds" that present the illusion of water. The materials selected for the site were chosen for aspects of low maintenance, and yet providing an inviting visual treat.
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Landscape plants, groundcovers, shrubs, and trees are proposed that have a successful growing record, that can thrive with minimal water usage, and are able to withstand the wind and heat conditions that characterize the Coachella Valley.
3.3.6 Outdoor MechanicalEquipment
Roof-mounted mechanical equipment shall be restricted to common area building structures, and permitted only when screened from view by an architectural device consistent with the building design. Roof-mounted equipment may be permitted on ?at roof portions of the commonarea building structures itscreened from view by a parapet designed to be compatible withthe architecture, the materials and colors of the building.
Ground-mounted mechanical equipment shall be con?ned withinan area not exceeding three (3) feet of the primary residential structure and shall not be visible from other properties or from public or private streets or other commonareas. As directed by the Fire Department, additional restrictions may apply.
3.3.7 Temporary andlor Special Uses
Temporary and/or special uses shall be subject to those as de?ned and the permitting requirements of the City in residential zones in accordance with the Zoning Ordinance, Chapter 159.70 and subject to homeowners’ association approval.
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4.0 DESIGNGUIDELINES
4.1 Statement of Purposellntent
The design guidelines are intended to establish standards intended to implement the objectives of the City's General Plan and to provide a consistent approach to planning, building designs, streetscape treatments, entry treatments, signage, walls, colors, materials, textures, lighting, landscaping and other design elements that willendure for the life of the project.
4.2 Design Review Process
Chapter 159.38 of the Zoning Ordinance, titled “Design Review” shall govern all structures, signage, streetscapes, exterior lighting and landscaping as proposed in this speci?c plan including amendments that represent substantial changes to this speci?c plan prior to project build-out. Following project build-out, unless otherwise required by this speci?c plan, further amendments and changes will be subject to homeowners’ association approval, and subject to clarificationby the City ifrequired.
4.3 ArchitecturalConcept
The Aventura Palms IIproject entry, the residentlguest exit area, and common area pool and clubhouse are illustratedinExhibits4.1 through 4.15 respectively, including conceptual landscaping withinthe main commonarea, includingthe clubhouse and pool areas. These illustrationsidentifyboth of the project's drive approaches from Avenida Descanso. The entry sets the tone as an upscale residentialcommunity. The project entry features lush decorative desertscape plantings with integrated water features that dually incorporate the storm water retention areas along each side of the drive aisles, landscape medians, signage, decorative blockwalls, pilasters and integrated wrought iron features, enhanced paving and decorativewrought iron entry vehicle and pedestrian gates transitioning intothe project. Although on’a smaller scale, the visual characteristics of the resident/guest exit/emergency vehicleaccess are consistentwiththose ofthe projectentry.
The exterior elevations of the individual homes and the community clubhouse are designed with the desert environment in mind. Allmaterials are selected for their ability to withstand the extreme temperatures in the desert. The building materials that best withstand this environment are stucco, stone, other masonry materials and treated metal. The use of wood is limited to only large-sized timbers and minor architectural ?xtures, to be regularly treated for protection from the elements.
Due to the unique lot configurations of many of the parcels proposed within this development, it is anticipated that a variety of different residential ?oor plans and exterior elevations willbe necessary for modification that willresult in building setbacks corresponding to the minimumbuilding setbacks proposed for Aventura Palms ll.
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All?oor plans and exterior elevations styles willutilizethese materials well, including the ?oor plans and exterior elevations presented within this speci?c plan. Four (4) ?oor plans with three (3) traditionalexterior elevation styles are presented that willexemplify the desired design objectives. These models are re?ective of the same architectural styles and elements that willbe featured in all residential structures yet to be developed in response to speci?c lot con?guration constraints.
Of the four floor plans presented, two offer two—storyloft models that are designed without increasing building heights while utilizing existing attic space (all homes measure less than 20 feet in height). The variety in architecture willprovide a varied street scene accentuated by varying architectural planes to relieve monotony. Exhibit
4.16 through 4.19 present the exterior elevation options for the four residential plans proposed for Plans 1 through 4 and Exhibits 4.20 through 4.23 present their corresponding ?oor plans.
Special consideration has been given to the rear elevations that will be visible from Avenida Descanso providing architectural articulation with window trim for visual enhancement with decorative gable and eave treatments in a level usually reserved for street-facing front elevations. Exhibits 4.24 and 4.25 present vignettes of typical architectural features as the rear building exteriors for those homes with rear yards adjacent Avenida Descanso. Exhibits 4.26 through 4.28 present the Avenida Descanso frontage from a plan perspective (including conceptual landscaping) as viewed from north looking south and vice versa.
All of these architectural styles incorporate stucco and stone in various con?gurations appropriate to the style, including soft arches and numerous details and trims in stucco and weather treated wood and decorative metal. Exhibits 4.29 through 4.31 present vignettes of typical architectural stylistic features, identi?ed as “Early California”, “Camel Valley” and “Monterey.” Exhibits 4.32 and 4.33 present typical street scenes from a plan view (including conceptual landscaping) and elevation perspective.
The choices of colors selected also adhere to these various styles of architecture as well, and have been chosen to provide a delightful visual palette for each home that blends into an enduring composition balanced in color, texture and light value. Exhibits
4.34 through 4.36 present palettes of three color and material board schemes 1 through 3, and Exhibit4.51 presents “Scheme 4” as an optional color and material palette.
The four (4) ?oor plans offer square footages ranging from 1,250 to 1,735 square feet (habitable portions only) according to the following:
Plan 1 (single story): 1,250 S.F.
Plan 2 (single story): 1,278 S.F.
Plan 3 (opt. two story loftfeature): 1,636 S. F. (1,271 S. F. ground ?oor portion) Plan 4 (opt. two story loftfeature): 1,735 S. F. (1,263 S. F. ground ?oor portion) City of Desert Hot Springs 27
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The ?oor plans for all homes feature open, ?owing common spaces, including great room plans with ?replaces, where the kitchen, nook and gathering areas are open to each other. This caters to a casual lifestyle with larger-feeling spaces. The floor plans have been designed with living and commonopen areas located in the rear portions of the homes, thereby making better interactive use of the rear yards as an extension of the indoor living area for outdoor entertainment purposes. The kitchens have been designed with abundant counter space and pantries and creative islands in ?oor plans 2, 3 and 4.
The front entries are covered and recessed for protection from the elements. Upon entering, passing through the entry hallway, the view opens up into the large open spaces described above. The bedrooms offer different con?gurations, some with denslof?ces, providing an appealing choice of options for residents to select, withwalkin closets for all master bedrooms. The single story ?oor plans provide two bedrooms and two bathrooms with double sinks in the master baths and compartmentalized for privacy. The full bathrooms include a bathtub with a shower combination. Plans 3 and 4 with two story loft features offer four bedrooms or three bedrooms with a den/office and two and one-half bathrooms withoutadditional building height.
For all ?oor plans, laundry facilities are conveniently located as part ofthe home and are offered withinclosable recesses or withina laundry room.
Two-car enclosed parking garages provide for traditional side-by—side or tandem arrangement with easy access through interior entries as well as optional side entries leading to the side yards.
Roof-mounted mechanical equipment shall be permitted only on the clubhouse, provided that it is architecturally integrated in a manner not visible to surrounding improvements. Integrated solar panel and devices may be permitted consistent with State of Californiaguidelines, local City codes that implement State law, and any other applicable codes and permits.
The proposed clubhouse incorporates the same architectural style with exterior materials, colors and textures matching that of the residential structures (measuring less than 20 feet in height). The main entry will have a decorative covered entry with support columns. The building interiorsquare footage of 1,508 square feet willprimarily serve as a club room with tables, with an adjacent alcove set aside as a sitting area.
The building design includes many windows and matching French doors with mullions designed to take advantage of natural light and enjoyment of the surrounding scenic vistas. The clubhouse willinclude a full kitchen witha pass-thru bar opening, men's and women's bathroom, and inside storage. The trash enclosure is in a location that is in close proximityto a side door leading to the outside from the kitchen. Additionally, the main club room portion of the clubhouse opens outdoors to an additional 400 square foot column-supported covered area for outdoor relaxation purposes. Exhibits 4.48 and Cityof Desert Hot Springs 23
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4.49 present the clubhouse exterior elevations, floor plan and roof plan and Exhibit4.50 presents the proposed colors and materials for the clubhouse.
4.3.1 Site Design
Aventura Palms II has been designed to provide visual linkage between existing surrounding developments and to enhance it,so as to create a cohesive overall effect.
The curvilinear project entry drive is designed to decelerate traf?c to enjoy the meandering lush entry. The traf?c circle and street recess placed along the north and south sides of the “central park open space" serve as decorative offsets accented with colored, durable decorative paving and banded with smooth trowel concrete, also intended to further slow-down traf?c consistent with a pedestrian-oriented community.
New buildings are designed to strengthen and enhance the characteristics of its setting or at least maintain key unifying patterns relative to Vista Monta?a to the north and the original Aventura Palms HOAbordering the south.
The following factors have been incorporated into the project's design to a “human scale” at a pedestrian level: (1) the variation of building heights, setbacks and lot coverages internally consistent and providing visual interest discemable at a distance through building massing, (2) incorporating readily distinguishable entrances, (3) landscape massing, (4) the use of color, (5) the delineation of building stories to appear low pro?le, (6) providing visual and textural interest discemable through building detailing, materials, colors, overhangs, recesses, and pop-outs to create shadow patterns re?ective of a style from an earlier era, (7) window treatments for both close-in and distant visual interest for solar control, and (8) specifying that any new building additions complement and elaborate the overall visual theme of the project.
To make the development more enjoyable, the natural environment is complemented with the planting of drought-tolerant plants with street trees and shade trees to provide residents and visitors relieffrom solar radiation and, at the same time, allowing the free- ?ow of breezes around the buildings. The buildings have been designed with distinctive architectural features, including covered areas that serve as sun shelters and sun control devices, wide cornice projections and other traditional methods found in semiarid climates.
4.3.2 Building Massinglscale
In order to maintain a comfortable feeling and to not ovenlvhelmresidents and visitors, the massing and scale of new monument andlor wall signs, residential structures and commonarea buildings have been designed to accentuate an inviting “village” look, at a “human scale”. Buildings have been designed as much as possible so that roof heights are generally lower closest to the streets, and slope higher away from the street perimeters, however still maintaining a sense of variation and design to elaborate the Cityof Desert Hot Springs 29
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sense of “village”consistent with the architecturalstyle. Height changes incorporate the opportunity for design variation. Similarly, lower building elevations line the project's perimeters to be more “neighbor friendly” and to minimize overseeing the yard areas of existing projects and the obstruction of scenic vistas. In addition to efforts to preserve views from and to the existing surrounding improvements, visual and environmental effects of new structures on existing neighbors and other new structures within the project have been considered as for shading or re?ectance. Architecturalmethods of screening and minimizing wind impacts on areas best suited for outdoor entertainment have been considered as well.
As represented in the illustrations of the conceptual building structures, the architecture of the buildings incorporate various design details on the larger portions of buildings intended to maintain a proportionate sense of scale that is complementary of the proper scale in consideration of the building mass.
Additionally, the aggregate effect of new low pro?le structures have been designed in considerationof their visual impact on the central commonarea park to maximize the sense of open space and visual contrast.
As previously presented, Exhibits 4.16 through 4.19 illustrate acceptable exterior elevations including ?tting architectural elements.
4.3.3 BuildingColors, Materials and Textures
The general color scheme shall range from off-white to medium earth tones. In the limited areas where wood willbe exposed to the elements, wood willbe stained using medium to dark earth tones and complementary southwest colors (aqua, teal, terra cotta, white wash, lavender, turquoise, burnt sienna and similar earth tones).
Stucco exteriors will be machine applied and wood will be exposed: heavy timber, rough sawn beams, beams with stain ?nishes (transparent or opaque). Masonry options will include Spanish style brick, split face block, fluted, and sack (mortar) washed slumpstone. Compatible metals will be weathered copper, iron used as accents and detail areas. Perimeter walls for the project and the walls adjacent to the main commonarea surrounding the clubhouse and pool area willbe decorative stucco over precision block or sack (mortar) washed slumpstone, with optional integrated wrought iron or tubular steel, with ?agstone or other applied natural or man-made rock materials on pilasters, monument signs and wall portions.
Hip, gable, and shed roof designs or combinations thereof consistent with the general architectural theme will be encouraged for all residential and commonarea buildings.
Acceptable roo?ng materials for pitched roofs willinclude cement tile with integral color, but not lightweight tile (due to heavy winds) with integrated weathered metals.
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4.3.4 Roof, Windows, Doors and Garage Doors
Low emission glass will be installed with the integration of occasional glass block as decorative enhancements to the building architecture. Entry doors and garage doors will be a panelized metal style or a simulated natural wood appearance. Homebuyers willbe provided an option of either overhead or sectional garage doors for garages. As measured to the face of the garage doors, a minimum20-foot building setback willbe required for garage door openings equipped with overhead garage doors or reduced to an 18-foot setback ifequipped withsectional - roll—updoors.
4.3.5 Walls — Guidelines and Regulations
The maximumheight of the project's perimeter walls, and commonwalls and pilasters that separate individual yards and commonarea buildings willbe six feet, and projecting no higher than four (4) feet within the ?rst 15 feet of front and street side yards for corner lots. This height may be increased if safe line-of-sight visibility can be demonstrated to the satisfaction of the City's Public Safety Department.
All walls, structures and pilasters will consist primarily of block materials and be decorative, not include wood elements, and may incorporate various architectural elements consistent with the project's overall architectural design, such as integrated stone veneers. As the project is completed, wall plan designs and their construction standards will be subject to homeowners’ association approval, and all applicable permitting requirements of the City unless otherwise approved as part of this speci?c plan.
4.3.5.1 Project Perimeter
Perimeter sidewalks along the Avenida Descanso frontage will be decorative meandering in the foreground, and enhanced with desert hardy trees, shrubs, groundcovers and materials behind the sidewalk, including those landscape areas situated between the face of curb and the public sidewalk. The landscape plants will include native, desert tolerant varieties integrated into a decorative landscape plan for the commonAvenida Descanso frontage and willtransition to more lush plant materials approaching the decorative, gated points of entry. Decorative block and integrated stone veneer walls at the project perimeter facing Avenida Descanso willserve as the backdrop behind the attractive frontage landscaping.
The project entry and the resident/guest exit (combined as an emergency vehicle access) will set the tone as an upscale residential community featuring lush desertscape plantings with optional integrated water features. If utilized, the integrated water features willdually utilize the storm water retention areas along each side of the drive aisles. Other features that are characteristic in one or both of these areas will include landscape medians, signage, decorative block and stone veneer walls, pilasters City of Desert Hot Springs 31 Warner Engineering
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and integrated wrought iron features, and enhanced paving and decorative wrought iron entry vehicle and pedestrian gates that transition into the project. Exhibit4.52 presents the colors and materials for the walls and gates.
Other perimeter walls that border the adjacent projects to the north and south and the site along the west will consist of similar decorative walls, and be maintained in a manner intended to enhance this project and its neighbors. The optional emergency vehicle access (“EVA”)gate connecting to the westerly extension of Camino Campesino will consist of decorative wrought iron, pilasters and walls matching that of other perimeter walls, with all gates equipped with “Knox’ boxes for emergency access for public safety purposes according to the requirements of the City Department of Public Safety. Exhibits4.37 and 4.38 present the view of the optional EVAfrom the adjoining cul-de-sac of Camino Campesino (Although no assurances can be made that this portion of Camino Campesino willbe constructed in conjunction with development of the adjoining site). If this EVA is not developed, the land area will be absorbed by the surrounding lots.
4.3.5.2 Grading Plan, Erosion Control, SWPPP I NPDESI PM10 Grading Plan: Allinternal roads willbe rough graded in a single phase. Pads will be established initially for the model homes, and the adjacent temporary guest parking areas paved with a temporary asphalitic surface with parking lotstriping applied.
Erosion Control: Various soil stabilization measures willbe implemented after grading of any of the building pads has been completed to minimize water or wind erosion, in accordance withan erosion control plan andlor landscape plan prepared for this purpose.
Alldisturbed areas shall be treated to prevent wind and erosioncontrol for the term that the area willremain undeveloped, even though it may remain undeveloped for several years. Wherever feasible, ?nal landscape and irrigation shall be installed.
NDPES/ SWPPP I PM10: Since the Coachella Valley experiences periods of moderate to heavy wind conditions, windblown dust and sand are a concern with grading operations, especially those sites in excess of one acre. Because of health concerns, the South Coast AirQuality Management District(“SCAQMD”),in conjunction with the Environmental Protection Agency, has instituted a plan in the valley to mitigate PM10 (small particle dust). The City of Desert Hot Springs also participates in the National Pollutant Discharge Elimination System (“NPDES”) program to ensure that all construction materials, chemicals, fuels, paints, concrete, et cetera, are contained onsite during construction activities as stipulated in the Storm Water Pollution Prevention Program (“SWPPP”) prepared for the project.
Basic requirements for mitigation of PM10 shall include pre-watering prior to grading activities as well as ongoing watering of the site andlor other treatments (determined to Cityof Desert HotSprings 32
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be appropriate by the contractor and City) in accordance with the approved PM10 plan prepared for this site.
4.3.5.3 Retaining Wall Guidelines
There is an existing retaining wall that was constructed along the south perimeter of the Vista Montana HOA. Final engineering for this project willdetermine if this retaining wall will be suf?cient coinciding with development of this project. If ?nal engineering should determine that retaining walls are necessary, the anticipation that they would be limited for purposes of creating level building pads and implementing methods necessary to construct this project according to this speci?c plan. For any retaining walls required, their visible portions willbe ?nished to architecturally integrate with the garden walls proposed throughout the project, and they will conform with the City’s development standards and permitting requirements.
4.3.6 Signage - Guidelines and Regulations
The signage for the project entrance and the residentlguest exit gate willbe decorative and accentuate a desirable theme complementary of the project and the City and convey a sense of arrival and celebration. The entry signage willbe backlit, individually cut letter signs or externally illuminated respective of the City’s protective dark sky ordinance, and be wall-mounted andlor a monument style including the project name including a range of street addresses or a single address ifrecommended by the City's Public Safety Department, shall be re?ected.
If designed as a monument style, placement shall be perpendicular to approaching vehicular traffic. Ifwall-mounted, entry signs willbe situated on both sides of the project entrance. Entry signs will comply withthe speci?cations for permanent “Neighborhood Identi?cation” signage as described in Table 022.01 of the Municipal Sign Ordinance (which provides options of either wall-mounted andlor monument signs). Two are allowed per major entrance with a maximum of 30 square feet, a maximum height of ?ve feet, and shall not be located within?ve feet of the adjacent street right-of-way or withina comer visibilitycutoff area. Development of the project theme and signage will be consistent and complementary to the City, and subject to City review and approval.
Freestanding signs shall be placed in raised planters whenever possible so as to minimizethe potential of motor vehicles striking them. The design and vertical location of either the wall-mounted or freestanding monument signage will be raised enough above the ground to accommodate the undisturbed vertical growth of low landscape shrubs and vines around the signs, so as to enhance the “natural” appearance, ambiance, and setting of the development. As presented in Exhibit4.39, all proposed project signage, including all entry monumentation, secondary, directional signage and building-mounted will be subject to separate building permit approval according to Cityof Desert Hot Springs 33
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Section 159.22.040 of the Municipal Sign Ordinance, and willbe thematically reflective of the project's building architecture.
The identi?cation of each residential structure and commonarea building's address will be required. Internally illuminated numerical street addresses shall be displayed in prominent readable locations with contrasting colors no less than four (4) inches in height, subject to the satisfaction of the Public Safety Department.
Appropriate directional signage willbe posted throughout the project area that advises residents, visitors and emergency response personnel of project addressing, the locations of common area amenities and exit roadways. Additionally, directional signage willbe posted directing residents and visitors to other parts of the city and to Interstate 10. Directional community signage will architecturally integrate with the project's theme and, without being overpowering or distractive of scenic vistas, be designed to be read at a generally greater distance to accommodate residents and visitors with poor vision to accommodate “9-1-1” emergency response, and located so as to minimallyinterfere with vehicle traf?c ?ows.
In accordance with Section 159.22.040 of the Municipal Sign Ordinance, a project sign program will be filed with the project application and shall be processed concurrently with the project application. The purpose of the program will be to assure that the components of this sign program as herein described are consistent with the objective of integrating signs withbuildings and landscape designs to form a uni?ed architectural statement.
4.3.7 Lighting
Lighting shall be limited to the minimum height, number and intensity of the ?xtures needed to provide security and identi?cation, taking every reasonable measure to preserve the community's night skies, including restricting ambient lighting to the subject site only. Exteriorlighting for Aventura Palms IIwillimplement the City's dark sky protective ordinance, which speci?es maximum light pole heights, light emission intensities, and light ?xture types designed to provide security and to minimizeambient light illuminatingadjacent properties. Subject to City approval, project lightingwillutilize only approved lenses (prismatic, directional, etc.), hoods or hood-like features on light poles, bollards, address identi?cation lighting, common area lighting, landscape lighting, and exterior lighting at resident front, rear and side doors. Exterior wall illumination shall be used at adjacent walls rather than surface wall-mounted lighting when possible.
Parking lot lighting for the clubhouse and the other common areas shall be directed downward and be shielded to prevent illuminationof the night sky and onto adjacent properties. The light source shall not direct light skyward and shall be arranged to re?ect light away from adjoining properties.
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Ground lighting shall be low voltage. Up-lighting in landscaping, low level lights and lighting diffused off wallsurfaces is encouraged. Examples of acceptable lighting are presented in Exhibit 4.40, which includes the exterior “carriage” design gas lamps mounted on top of black ?nish cast aluminum decorative poles, which willbe typical at each residential lot. These fixtures willbe equipped with tempered glass enclosures as continuous burning duel inverted gas mantles. Elsewhere, at the entry gatehouse and clubhouse, matching wall-mounted lamp fixtures are proposed with decorative “seedy” glass enclosing four 25 watt candelabra lighting elements.
4.4 Landscape Concept
Consistent with the emphasis placed by the City on water conservation, Aventura Palms II has selected a landscape palette that implements the guidelines recently adopted by the Mission Springs Water District which includes desert-hardy plant species.
Additionally, native landscape boulders willbe incorporated into the landscape design throughout the site, with these elements re?ected in the project entry, including the creation of “dry river beds" that suggests the illusionof water at the project entry.
4.4.1 Overall ConceptITheme
The landscaping of the site will incorporate native plants and trees and desert-hardy non-natives to present a memorable lush appearance re?ective of not only the distinctive inviting architecture of the buildings, but also typically found in some of the valley’s most popular destination points. The provision of natural tree canopy shaded areas to provide solar protection willbe achieved by the generous planting of trees as well as to serve as another means to differentiate and de?ne various areas of the site.
Exhibit4.41 illustrate the overall concept/theme from a plan view perspective for the entire project area, and Exhibits 4.42 through 4.46 present detailed illustrations of individual landscape areas as enlarged from the overall concept/theme, including the perimeter wall along the Avenida Descanso frontage.
For purposes of providing generous shade and solar protection when mature, landscaping for individual lots include a minimumof one (1) 15-gallon street tree per each individual lot frontage, and a minimumof one (1) additional 15-gallon street tree for each corner lot with side yard street frontage. There willalso be a minimumof one (1) 15-gallon secondary front yard tree with a smaller mature canopy per lot (in addition to the above-mentioned street tree per lot). Other landscape planting requirements and irrigation requirements and speci?cations as normally required by the City will apply to the project. Additionally, native boulders willbe incorporated into the site landscaping, including around the project entrance, to add a natural appearance to integrate with the desert scenery. Section 4.5 further elaborates on the irrigation methods proposed.
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4.4.2 Guidelines
Reflective of the types of plants that thrive in the Coachella Valley, Exhibit4.47 presents the Plant Legend for Aventura Palms IIthat includes the varieties and sizes of proposed landscape plants, ground covers, and other materials to be used throughout the site.
4.4.3 Project Entry and Emergency Vehicle Access
Of the two decorative gated drive approaches visible from, and connecting to the Avenida Descanso frontage, the approach located in the southeast corner of the site will serve as the distinct project entry road leading into Aventura Palms ll.
Additionally, a resident and guest exit gate is proposed in the northeast comer also exiting onto Avenida Descanso. This exit will dually serve as an emergency vehicle access (“EVA”)for public safety response purposes. The project entry willserve as the primary vehicular and pedestrian ingress and egress into the development and will be used exclusively for this purpose unless emergency circumstances should warrant the use of the drive approach in the northeast portion of the site.
Additionally, an optional 20-foot wide paved emergency vehicle access road is proposed in the northwest portion of the project connecting to Palm Drive through the adjoining parcel to the west (upon future development of this portion of Camino Campesino, expected to coincide with future development of the adjacent lot to the west). Ifnot developed as an EVA, the land area willbe absorbed by surrounding lots and re?ected in the ?nal map, subject to City approval. All gated entries will be decorative wrought iron and be equipped with “Knox”boxes according to public safety speci?cations.
4.4.4 Street Frontage
Avenida Descanso serves as the sole public street frontage for Aventura Palms II,with the remaining project frontages surrounded by developed and undeveloped lands. in accordance with the City's local street collector standard, the City's parkway is augmented with extensive landscape areas surrounding the project entry area, and the residentlguest exit gates. A six-foot decorative block wall with integrated wrought iron features and pilasters will serve as a visually pleasing backdrop along the project perimeter landscape area, with decorative desert acclimated trees, shrubs, groundcovers, and boulders in the foreground thereby reinforcing a park setting. All landscape areas will be irrigated with state-of-the-art conservation elements, and designed for ease of maintenance and to minimize over-spray in areas not intended.
Exhibits 4.27 and 4.28 illustrate the landscaping proposed along the Avenida Descanso frontage.
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4.5 irrigation
For water conservation purposes, only automatic and drip irrigation systems will be permitted for landscaped areas, median islands, with automatic sprinkler systems for lawn areas. Landscape irrigation systems will be designed according to proven application methods and rates to minimizeor eliminate potential runoff, and to operate at times when water evaporation is minimaldue to the effects of wind and intense heat.
The irrigation systems will be permanent, underground, automatically controlled, and adequate for establishing and maintaining plant materials while minimizing water requirements. Emphasis willbe to install durable irrigation equipment withcomponents that are easy to maintain, repair, or replace when necessary. Pop-up heads will be situated in such a manner so as to minimizeoverspray onto paved surfaces and nonplantable areas, and parking areas where calcium and mineral build-up can damage motor vehicles. Consideration willbe given to minimize breakage due to incidentalfoot traffic damage and vandalism and to reduce maintenance costs for irrigation heads placed adjacent trails, walkways, streets, driveways, and paved parking areas.
The ?nal landscape plan will provide for appropriate screening of various cable and electrical boxes where applicable, with the proposed planting plan subject to speci?c review during the Design Review process. Measures for the overall maintenance of Aventura Palms ll, including the maintenance of the irrigation systems are addressed within the Guidelines for Sustainability, Table 4.1 as established for the project.
Irrigation plans and equipment will be subject to review by the Public Works Director priorto installation.
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TABLE 4.1
GUIDELINES FOR SUSTAINABILITY
AVENTURA PALMS II
TASK BY CATEGORY RESPONSIBILITY FREQUENCY
General directionlpolicy: To provide general
direction and implementing policies consistent with
the Conditions, Covenants, and Restrictions of
Aventura Palms II, as may be amended.
HOA Board of
Directors.
HOA Board of
Directors meet
quarterly or more
often as
determined.
On-site residential educational opportunities:
Scheduling and noti?cation to Aventura Palms ll
Administrative staff
and assigned
Daily (or as
determined by
residents for computer education, etc.) volunteers. the HOA Board Day~to-day operations: Administrative functions. of Directors).
Scheduling of use of facilities Staff Activities
Coordination for use by Aventura Palms ll residents Coordinator. and select community groups and private parties.
Site safety and security: To identify unsafe Assigned
situations on site and surrounding the site that may administrative staff, lead to accidents; to safeguard residents, visitors, volunteers, and/or staff, and volunteers from hostilities and site security contract security after hours. company utilizing
installed security
systems.
Building and wall maintenance and repair: Assigned Dailyfor regular Coordination of routine cleaning of common area administrative staff or cleaning and buildings, painting, wood re-sealing,
sweeping/waxing of ?oors, trash enclosures, trash
pick-up, walls, prompt graffiti removal, and for the
making of repairs.
volunteers utilizing
handymen or trade
contractors.
using contractors
and volunteers as
deemed
necessary.
Grounds, landscape and poollspa maintenance:
Keeping debris picked-up and swept, irrigation
systems working, and repair/replacement of
Assigned staff,
volunteers, or
contract landscape
Daily.
landscape plants, sweeping pool, chemical maintenance
treatment, pool equipment, pool furniture. personnel.
Road, parking lot, lighting, signage, gate Assigned Daily as needed; maintenance: Coordinating any needed sidewalk,
road/parking lot repairs/re-sealing, gates, stonn
water retention facilities and basins.
administrative staff.
Community liaisonlcommunity outreach:
Keeping in contact with the City of Desert Hot
Springs, surrounding HOA neighbors, community
organizations, groups in promoting Aventura Palms
II, and to identify and to maintain good community
relations, including advertising/promotions.
Assigned
administrative staff
serving in the
capacity as a
community liaison
representative.
advertising as
directed by the
HOA Board of
Directors.
Maintenance of individual homes: Roofs, building
exteriors, painting, private sewer and water lines,
private yard landscaping, irrigation and trimming.
Individual home
owner according to
the adopted CC&R's.
Daily as needed.
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5.0 PROJECT INFRASTRUCTURE
5.1 Community Circulation
The community circulation network for Aventura Palms ll will be composed of a logical hierarchy of internal drive aisle width from 30, 32, 36, 40, and 53-foot wide streets, 40- foot radius cul-de-sacs, a community entry, a traf?c circle and an emergency vehicle access. These elements are elaborated in greater detail in the following sections.
5.1.1 Public and Private Street Standards
Avenida Descanso serves as the sole direct public access street serving this tract and willbe developed along the street’s west half according to the City's “Local Collector” street standard as speci?ed in Exhibit lll-5, “City of Desert Hot Springs Street Cross Sections” of the General Plan. This 60-foot wide standard speci?es a 10-foot wide area for public sidewalk and parkway along each side of the 40-foot wide drive aisle designed to accommodate two-way traffic and parallel parking on each side of the street. In conjunction with construction of this project, the existing west half of Avenida Descanso willbe widened and improvedwith curb and gutter and sidewalk.
The project entry is designed as a decorative transition from the public street into the private, gated community. The entry drive aisle will include a continuous center decorative landscaped island with two drive lanes in and two lanes exiting the project.
The lanes willtaper to single lanes before entering through the gates leading into the project. A landscape bulb initiatesthe center landscape median, containing the project’s entry signage mounted on a decorative stone veneer monument, withsignage facing both north and south. When entering, the right lane willaccommodate resident entry and the left lane for visitors requesting entry permission. These two lanes willmerge nearing the entry gate. Decorative stamped, colored concrete (“Bomanite” or equal) willserve as a contrasting pavement on the major portions of the entry, and banded by smooth trowel concrete borders. The center entry median landscape island starts a distance of 10 feet west of the west side of the Avenida Descanso face of curb (to be installed), extending a distance of approximately 125 feet. This island will be capped by landscape bulbs, terminating as an 18-footdiameter circular landscape bulb before the turnaround area for refused entry. The project entry and exit gates are situated immediately west of the turnaround area. A decorative stone veneer pilaster, that also may also include entry signage is accentuated with a small landscape area immediately in front of it, with this pilaster placed in between the ingress and egress drive aisles.
The vehicle gate openings are separated by a decorative pilaster entry structure, which also includes a separate pedestrian gate. The remote transponderlcard reader is located on the center median island approximately 100 feet from the Avenida Descanso face of curb. In total, the project entry gates are located approximately 160 feet west of the Avenida Descanso face of curb. Of the two drive lanes in, the right lane will be Cityof Desert Hot Springs 39 Werner Engineering
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reserved for residents using remote transponders and the left lane (closest to the center median island) willbe reserved for guests, who willaccess entry via the use of a remote phone directory. Exhibit 5.1 presents the detailed project entry area from a plan view perspective.
The City of Desert Hot Springs contracts with the Riverside County Fire Department. Although the City does not have adopted private street standards, the Riverside County Fire Department has historically approved 32, 36 and 40-foot wide standards (as measured from face-of-curb to face-of-curb), that are proposed as the most common roadway standards in this project. These standards accommodate parallel parking on each side of the two-way drive aisles ifstreets are 36 feet in width or more, and parking on one side only if less than 36 feet, but no less than 28 feet. The 32-foot standard is proposed for streets leading into cuI—de-sacs36 and 40 feet or wider for the remaining private streets. The 32-foot standard is based on the City's Street Standard 106A, but withthe four-footsidewalk along one side.
Setting a quality image of openness and order, tree lined streets willbe planted along all private street perimeters and home yards, and reflective of the predominant pedestrian orientation of the Aventura Palms ll community, four-foot wide sidewalks to serve as leisure walking paths are proposed adjacent one side of the internal, private streets. In order to enhance the drive aisle, beyond the entry corridors when entering into the subdivision, 6-inch raised curbs will transition into roll curbs throughout the majority portions of the subdivision.
A 30-footwide abbreviated drive aisle is proposed in this project in only one location, along the south side of the main commonopen area, which is immediatelyadjacent a drop-off area that is separated by a landscape median. Itwillaccommodate two-way traffic and parallel parking along the south side only, and be distinguished by the same stamped, colored decorative concrete with smooth trowel concrete perimeter bands as proposed at the project entry and the residentlguest exit gate. In some instances, there will be a number of irregular street widths resulting from necessary street alignment adjustments. These public and private street cross sections are illustrated in Exhibit 5.2.
A turning circle with a 47-foot radius that includes a 20-foot diameter center median planter, that complies with the Riverside County’s minimumturning radius standards, willborderthe north boundary of the central open space area, and also be distinguished by stamped, colored decorative concrete and banded by smooth trowel concrete perimeter borders.
Allcul-de-sacs are proposed with a minimumof 38-foot wide radius, also in compliance with Riverside County Fire Department standards accommodating large vehicle tum- around.
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5.1.2 Standards for Project Entries and Emergency Vehicle Access (“EV ”) The decorative wrought iron gates at the vehicle openings willbe equipped with “Knox" boxes for public safety emergency access purposes, and be paved with stamped, colored decorative concrete (“Bomanite” or equal), and banded by smooth trowel concrete borders.
The project entry area willbe approximately 160 feet wide, inclusive of the drive aisles, a center median island, a pedestrian sidewalk, and perimeter landscaping with storm water retention basin areas as measured from the south property line. The decorative drive entry area inclusive of the surrounding landscape and stormwater retention areas will measure 106 feet, with the drive aisle portion of the entry area measuring approximately 56 feet wide. The center median island is capped by landscape bulbs, with the median itself varying in width from 5 feet to decorative landscape bulbs of 18 feet separating two traf?c lanes, permitting two lanes of traffic entering and existing the project at the public street frontage. When entering, the right lane willaccommodate resident entry and the left lane for visitors requesting entry permission. The center landscape median island starts a distance of 10 feet west of the west side of the Avenida Descanso face of curb (to be constructed), extending approximately 125 feet before the turnaround area for refused entry. The turnaround area provides a 20-foot separation before the entry gate.
The two vehicle gate openings enter through the decorative entry structure, which also includes a separate pedestrian gate. The remote transponderlcard reader is located on the center median island approximately 100 feet from the Avenida Descanso face of curb. In total, the project entry gates are located approximately 160 feet from the AvenidaDescanso face of curb. Ofthe two drive lanes in, the right lane willbe reserved for residents using remote transponders and the left lane (closest to the center median island) willbe reserved for guests, who willaccess entry via the use of a remote phone directory. In order to minimizepotential traf?c con?icts caused by a lack of visibilityof oncoming traf?c entering the subdivisionaround the curve, the Iottingpattern in this area has no individualhome driveways withinthis immediate vicinity, and has a 10-foot deep landscape area providing a greater degree of line-of-sight visibility. Beyond the entry areas, the 6-inch raised curbs willtransition to rolled curbs throughout the major portions of the subdivision.
The resident and guest exit/emergency vehicle access gate located in the northeast portion of the site willbe 40 feet wide and surrounded on each side by an equal balance of 20+ feet landscape area, totaling approximately 83 feet in width. Unless used for emergency vehicle access purposes, this gated opening will be used for exiting purposes only by residents and their guests. Similar decorative concrete treatment is proposed at this entry.
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:
One or more decorative freestanding entry signs announcing the project name will be included within the monument stone veneer pilasters located within the center landscape median bulbs, placed along each side of the entry, or alternatively wallmounted signage will be placed on visible portions of the decorative block walls that face the drive entry. The entry signs willcomply with the City's sign ordinance and will be either internally illuminated,or backlit, or externally illuminated,respective of the City’s protective dark sky ordinance.
Additionally, an optional 20-foot wide paved emergency vehicle access road is proposed to be located in the northwest portion of the project. As reflected on the project map, past a decorative wrought iron gate, if built, the EVA will connect the project approximately 400 feet west to Palm Drivethrough the adjoining parcel to the west through the future right-of-wayof Camino Campesino. Development of this EVA will be dependent upon future development of the adjacent parcel and accompanied with the construction of the corresponding portion of Camino Campesino. If not constructed, the land set aside for the EVAwillbe absorbed by the surrounding lots. As indicatedpreviously, all points of entry willbe equipped with "Knox"boxes according to Fire Department requirements. Exhibit5.2 presents a cross section of the project entry.
5.1.3 Transportation Components and Improvements
Public transportation in the City of Desert Hot Springs is served by bus transportation by the SunlineTransit Agency, which connects to other Coachella Valley communities that is withintheirservice area.
Currently there are two (2) regular bus stops withinthe immediate vicinityof the project site. One bus stop is located close by, along the east side of Palm Drive;that stop is along the front of the Vista Monta?a gated community. The second bus stop is relativelycloser, on the south side of CaminoAventura,just east of PalmDrive.
When developed, the City's “local collector’ street standard for the Avenida Descanso frontage willhave a ?ve-foot wide sidewalk along each side of the 40-foot wide drive aisle (as measured from face-of-curbto face-of-curb). As of this time, a check made with Sunline Transit indicates that they have no current plans to develop a bus stop along the Avenida Descanso frontage adjacent the project site.
5.2 Public Services
The entire project willbe rough graded in one phase to be followed by soil stabilization measuresto minimizewind and water erosion. On—sitesewer and water systems willbe built during the ?rst phase and stubbed—outto approximate locations to accommodate future buildings andimprovements. As addressed in Section 5.4 below, public utility providers report that all dry utilities are within close proximity of the site for ease of connection.
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5.2.1 Water Plan
Water facilities for the City are provided by the Mission Springs Water District ("MSWD”).An existing 8-inch water line is located parallel within the Avenida Descanso right—of-wayto serve the site, subject to veri?cation of sufficiency for anticipated project capacity requirements and possible provisions of a looped on-site distribution and hydrant system to be located in accordance with the City Fire Department recommendations. Fire hydrants located closest within the vicinity of the project site include the following:
0 Withinthe Vista Monta?a HOA located a distance of approximately 80 feet north of the project site, approximately 150 feet west of the Avenida Descanso frontage; o Withinthe Aventura Palms HOAon the north side of El Dorado Place a distance of approximately 385 feet west of the Avenida Descanso frontage; o Withinthe Vista Montafia HOAlocated a distance of approximately 200 feet west of the Avenida Descanso frontage, and; o Within the Vista Montana HOA located on Pecos Road on the west side of the Avenida Descanso frontage, south of El Dorado Place. '
0 Within the north half of the portion of Camino Campesino, in the portion requested for this project to be vacated by the City (with the water line to be relocated withinthe northerly east-west private street of Aventura Palms II).
Ifdetermined by the City Fire Department, a secondary connection may be necessary to reinforce reliabilityor improve ?re ?ows. The on-site water facilities willbe maintained by the MSWD.
5.2.2 Sewer Plan
In addition to water, sanitary sewer facilities for the City are provided by the MSWD.
Connection to the sanitary sewer willbe from the southeast corner of this project site into a new sanitary sewer line in Avenida Descanso. This line willcontinue south from the project site on Avenida Descanso to Camino Aventura and continue east to Avenida Manzana where it will connect to a 12-inch gravity sewer main current under construction by the MSWD (MSWD Drawing No. 04-0396). The on-site sewer facilities willbe maintained by the MSWD.
5.2.3 Storm Drainage
The lotting pattern for Aventura Palms II has been designed to accept and to convey historic off-site tributary ?ows of storm waters that originate primarily out of the north/northwestof the site and flows in a southeasterly direction. When these flows exit the site, they are discharged in a manner and intensity similar to circumstances prior to Cityof Desert Hot Springs 43 Werner Engineering Revised August 4, 2006 www.wamereng.com Palm Desert 0 Yucca Valley
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the site's development. These flows historically discharge from this site primarily “down stream” into the adjoining Aventura Palms HOA and to Avenida Descanso with little natural retention occurring, with exception of a relatively small percentage of drainage that percolates into the soil as the ?ows cross the site. These off-site regional flows are not required to be retained on the site.
Additionally, storm water retention areas and facilities have been calculated for capacity needs, surface areas required, basin depths, and located within various areas of the Aventura Palms ll development to accommodate the incremental increases deriving as a result of land areas no longer able to percolate (attributed to the construction of new home pads, road with “all-weather” surfaces, and other permanently paved surfaces).
The locations of the retention basins correspond to those areas of the site best suited to accommodate drainage that is conveyed into them resulting from the development of the conceptual grading and drainage plan where grades are contoured to retain incremental increase of the development.
In reference to the Conceptual Grading and Drainage Plan as illustrated in Exhibit 5.3, three (3) such retention areas have been developed with the volumes re?ected on the conceptual grading and drainage plan:
c To accommodate the northwest portion of the site, retention facilities areas are proposed as subterranean retention membranes within portions of the main commonarea.
o A retention area, located between Lots 41 and 42 is proposed to accommodate the southwest portion of the site. This retention area will be enclosed with decorative wrought iron gates that will serve as the point of access for basin maintenance, with the basin decoratively landscaped with desert-tolerant plants as an open space amenity for the adjoining properties.
0 A retention area for the development that willaccept the incremental increases for the balance of Aventura Palms IIwillbe located withinthe project entry area, along each side of the project entrance, which is also the lowest elevation of the development. As previously described in this speci?c plan, this retention area will be situated along each side of the project drive approach and will dually serve as the decorative landscape amenity. ‘ ~ All retention areas and facilities will be maintained by the.‘Aventura Palms ll Homeowners’ Association.
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5.3 Solid Waste Disposal
The City of Desert Hot Springs contracts for municipal waste pick-up and disposal services with Desert Valley Disposal (“DVD”)with typical trash pick-up once weekly for individual residential dwellings located withinsubdivisions.
For homeowners’ associations, special arrangements are made with DVDfor the pickup of larger, closeable steel dumpsters, the frequency of pick-up and size of dumpsters based on the amount of use. Plans for the common area clubhouse will also incorporate recycling facilities. Dumpsters are to be contained within six-foot high decorative block trash enclosures withmetal gates, the design of which is integrated to match that of the architecture of the adjacent buildings, with an effort to soften their appearance with the planting of perimeter landscaping. Additionally, a minimum sixinch thick Portland concrete apron is poured across the width of the trash enclosure, extending a minimum distance of 10 feet to minimize instances of heavy dumpters rolling across asphalitic surfaces that heat-up, soften, and become vulnerable to gauging damage during the warm summer months. Proposed common area trash - enclosures and dumpsters will be subject to review by the City and DVD upon submission of plans.
5.4 Dry UtilitiesPlan and Description
As addressed below, public utility providers report that all dry utilities are within close proximity of the site for ease of connection.Electricity and telephone service are all available in accordance withthe State Public UtilityCommissionsrules and regulations.
5.4.1 Electricity
TheSouthern CaliforniaEdison Company serves the City of Desert Hot Springs and will provide electricity for this project. The nearest facilities are located immediately adjacent to the project site. Service will be extended to the site from this point of connection.
5.4.2 Natural Gas
The Southern California Gas Company serves the City of Desert Hot Springs and will provide natural gas service for this project from an existing 2~inch line located in Avenida Descanso that runs immediately.adjacent the site.
5.4.3 Telephone
Verizon serves the City of Desert Hot Springs and willprovide telephone service for this project. During the ?nal design of the project, Verizonexpects to serve the project from facilitiesthat are immediatelyadjacent the project site.
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5.4.4 Cable Service
Adelphia Cable serves the City of Desert Hot Springs and will provide television cable service for this project with service extended to the site from their facilities that are immediately adjacent the project site (from the north, east and south).
5.4.5 Development Standards
Placement of all utilitiesshall confonn with all local requirements and be in accordance with the regulations of the State Public UtilitiesCommission. All new utilities lines associated withthis project willbe underground.
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6.0 IMPLEMENTATIONMEASURES
6.1 Entitlementsfor Implementation
Approval by the City of Desert Hot Springs willbe required for the following entitlement requests necessary to implement this project:
0 Speci?c Plan; a General Plan Amendment and Change of Zone (to change the density from Residential-Lowto Residential-Medium/Speci?c Plan);
Tentative Tract Map;
Design Review (site layout, building ?oor plans and exterior elevations, perimeter walls, entry areas, commonarea amenities, landscape elements, etc.).
6.2 Project Phasing
As presented in Section 2.0, construction phasing has been designed to minimize construction traf?c con?icts with sales traf?c to the model homes parking area (using Lot 57 as a temporary parking lot) and for newly occupied homes. When prospective buyers approach the project site, they will enter through the decoratively landscaped entry area, through the project's entry gates and then proceed to the model homes.
Similarly, new residents willenter the subdivisionand drive past the models destined to their new homes. Allthe commonarea amenities willbe constructed and operational coinciding with the occupancy pennit for the ?rst completed home.
The four new model homes willbe on Lots 53 through 56 (using Lot 57 as a temporary parking lot). Phase 1 will consist of Lots 50-52, 58-71 and 112-115 (total of 21 lots); Phase 2 willconsist of Lots 107-111 and 29-49 (total of 26 lots); Phase 3 willconsist of Lots 15-28 and 90-106 (total of 31 lots); and Phase 4 willconsist of Lots 1-14, 72-89 and 57 (total of 33 lots).
6.3 Subsequent Development Entitlements
Section 9.1 of this specific plan speci?es the procedures for project amendment, unless otherwise changed or exempted by the City of Desert Hot Springs. Those uses as speci?ed in the Zoning Ordinance shall be subject to approval via separate City approval of applications for conditional use permit.
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7.0 RELATIONSHIPOF THE SPECIFICPLAN’SENVIRONMENTAL
DOCUMENTTO SUBSEQUENTDISCRETIONARYPROJECTS
7.1 Projects Exemptfrom AdditionalEnvironmentalDocumentation This speci?c plan incorporates all portions of the site with the various uses as described, with its entire contents addressed within the accompanying environmental studies and documentation. Subsequently, if built-out according to this speci?c plan description with no substantial modi?cation expected, then no further environmental review will be necessary, including proposed uses requiring conditional use permit approval by the City.
7.2 Projects Requiring AdditionalEnvironmentalDocumentation Amendments requesting substantial intensi?cationof use or substantial changes to all or portions of the site from that as originally approved may require additional environmental documentation intended to identify if the proposal will have signi?cant environmental impacts, thereby requiring additional environmental documentation.
Amendments would apply according to a “Project” as de?ned under State of California Government Code Section 65931 as “any activityinvolving the issuance to a person or a lease, permit, license, certificate, or other entitlement for use by one or more public agencies".
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8.0 LANDUSE PLAN
8.1 Development Policies
The following presents the mandatory elements of the City of Desert Hot Springs General Plan goals and implementation policies that are affected by the proposed development. Those goals and policies not applicable to this project have been omitted.
Land Use
Goal 1 “Preservation and enhancementof the predominantly low density, resort residentialcharacter of the City."
Response: The Aventura Palm ll Speci?c Plan creates a master planned gated residential communityat a density of 6.7 dwelling units per acre, which is comparable or less than those withinthe surrounding gated communities to the north and south. The common area open space areas provides a park-like setting, and associated recreational amenities offers residents a value comparable to, or exceeding the qualities typically found in minimum9,000 square foot lot (R-LZone) subdivisions in Desert Hot Springs.
Goal 2 “A variety of all housing types and densities that will accommodate existing and future residents of the community.”
Response: Although fairly consistent with lot sizes of adjacent developing projects to the north and south, this development introduces a distinctive housing product of conventionally built homes suited to accommodate the growing demand for retirement housing needs within gated residential projects typical in many southwest desert communities.
Policy 1 “Areas of existing residentialdevelopment and surrounding vacant lands shall be planned in a manner which preserves neighborhood character and assures a consistent and compatible residentialland use pattern.” Response: Since the design of this project is fairly consistent with the surrounding projects to the north and south, as well as being a gated community, it is considered compatible with the existing residential land use pattern by comparison.
Policy 2 “Encourage in-?ll development on subdivided lands located adjacent to existing residential areas and utilitiesto maximize the efficient utilizationof land and infrastructure.”
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Response: The project proposes development on a remainder “in-fill”parcel that was initially envisioned as the successive phase of the original Aventura Palms project adjacent the south boundary of this project. When constructed, this project willdirectly border the Aventura Palms tract to the south and the Vista Monta?a tract to the north.
Policy 3 “The Cityshall discourage the discontinuous or leap~frog development of residential subdivisions by requiring necessary improvement and/or extension of intervening roadways and infrastructure to serve new development.”
Response: As noted in the above response, this project willbe situated between and directly border two existing similarlygated communities.
Policy 4 “Future development within existing or approved planned unit developments shall not exceed the overall density initiallyapproved for the development.”
Response: The current General Plan R-L designation speci?es for this project site a unit density of 0 to 5 dwelling units per acre. This project proposes a density compatible withthat permitted according to the concurrent applications for general plan amendment and change of zone to R-M, and with a dwelling unit density of 6.7 units per acre, it is consistent with, or less intense than the densities of the immediate adjacent residential projects to the north and south.
Policy 5 “Density transfers may occur in planned residential developments in conjunction withthe provision of commonarea amenities and open space.
Golf courses, greenbelts, pool areas and other open space areas incorporated into these developments shall be designated as Open Space areas to assure their presen/ation as such.”
Response: This project offers a variety of commonarea amenities and designates open space areas intended to remain so, which compensates for the reduced lot sizes (“density transfers”).
Policy 6 “In addition to other policies set forth for open space and hillside designations, additional development parameters to be addressed include slope disturbance, development area and lot coverage, renaturalization and revegetation, and access roads.”
Response: Since the project site is relatively ?at, with a slight southeasterly slope, it does not constitute a hillside area nor situations leading to slope disturbance. Building area lot coverage as proposed is similar or more restrictive in comparison with the percentages as approved for other similar residential tracts recently approved in Desert Hot Springs, and consistent with the adjoining tracts to the north and south.
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Response: The project proposes development on a remainder “in-fill”parcel that was initially envisioned as the successive phase of the original Aventura Palms project adjacent the south boundary of this project. When constructed, this project willdirectly border the Aventura Palmstract to the south and the Vista Montana tract to the north.
Policy 3 “The Cityshall discourage the discontinuous or leap-frog development of residential subdivisions by requiring necessary improvement and/or extension of intervening roadways and infrastructure to serve new development. ” Response: As noted in the above response, this project willbe situated between and directly border two existing similarly gated communities.
Policy 4 “Future development within existing or approved planned unit developments shall not exceed the overall density initiallyapproved for the development."
Response: The current General Plan R-L designation speci?es for this project site a unit density of 0 to 5 dwelling units per acre. This project proposes a density compatible withthat permitted according to the concurrent applications for general plan amendment and change of zone to R-M,and with a dwelling unit density of 6.7 units per acre, it is consistent with, or less intense than the densities of the immediate adjacent residential projects to the north and south.
Policy 5 “Density transfers may occur in planned residential developments in conjunction withthe provision of commonarea amenities and open space.
Golf courses, greenbelts, pool areas and other open space areas incorporated into these developments shall be designated as Open Space areas to assure theirpreservation as such.”
Response: This project offers a variety of commonarea amenities and designates open space areas intended to remain so, which compensates for the reduced lot sizes (“density transfers”).
Policy 6 “In addition to other policies set forth for open space and hillside designations, additional development parameters to be addressed include slope disturbance, development area and lot coverage, renaturalization and revegetation, and access roads.”
Response: Since the project site is relatively ?at, with a slight southeasterly slope, it does not constitute a hillside area nor situations leading to slope disturbance. Building area lot coverage as proposed is similar or more restrictive in comparison with the percentages as approved for other similar residential tracts recently approved in Desert Hot Springs, and consistent with the adjoining tracts to the north and south.
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Policy 7 “Residential development standards shall incorporate setbacks, height, pad elevations and other design and performance standards which assure privacy whilepreserving scenic viewsheds from adjoining properties.” Response: This speci?c plan incorporates various acceptable development standards pertaining to building setbacks, building height, pad elevations and other design and performance standards which assure privacy while preserving scenic viewsheds from adjoining properties. Speci?c efforts have been made in the design and layout of this tract to minimize obstruction of scenic southwesterly views by (1) creating deeper lots along the north perimeter of this project, permitting the placement of new residential structures as far south as possible along the north lot tier bordering Vista Montana, and (2) restricting homes in this tier to single story only, also intended to eliminate concerns for overseeing those existing homes in Vista Montana.
(Note: There is no Policy 8 identifiedwithinthe General Plan.) Policy 9 “Lowincome/affordable housing shall not be located withinone area of the community, but shall be dispersed where feasible, appropriate, and compatible withsurrounding land uses."
Response: Although this project is not considered “low income”, nonetheless it has been designed with a value able to accommodatethe affordable needs of retirees within a pleasing environment offering superior amenities.
Circulation
Goal “A circulation network that ef?ciently, safely and economically moves people, vehicles, and goods using transportation facilitiesthat meet the current demands and projected needs of the City while maintaining and protecting its residentialand spa resort character.”
Policy 1 “Establishand maintain a master plan of roads, whichsets forth detailed improvement plans and priorityschedules for implementation,to assure minimallevels of mid-blockroadway and intersection operations at LOS C and LOS D, respectively.”
Response: This speci?c plan proposes private roadways that are designed to accommodate the needs of the proposed gated community and to be maintained by the HOAin accordance withthe development standards as approved by the City.
Policy 3 “Participate and represent the City's interest in circulation-relatedregional planning activities, and encourage acceptance of City policies regarding regional transportation issues.”
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Eggs; Sunline Transit Agency has advised that the existing bus stops located along the south side of Camino Aventura east of Palm Drive and in front of the Vista Monta?a HOAon the east side of Palm Drive will be satisfactory to meet the needs of this project, withno current plans to construct an separate bus turnout and/or pedestrian shelter in conjunctionwith this project.
Policy 4 “Encourage expansion of the service area and the ridership of the public transitsystems operated by the Sunline Transit Agency withinthe City." Response: The relatively proximity of the two nearest bus stops are within walking distance and willprovide easy availability to the residents of this project.
Policy 6 “Promote the use of multi-occupant modes of transportation, and the shifting of employment-related trips out of current peak traf?c periods.” Response: The Sunline Transit Agency bus schedule, routes, and the locations of the nearby bus stops willbe posted for publicview withinthe central clubhouse, along with contact numbers for area taxi, airports and train service. Residents willbe encouraged to ride share whenever possible for work related transportation as well as for shopping and local leisure travel.
Policy 7 “Develop and encourage the use of continuous and convenient bicycle routes and multi-use trails to places of employment, shopping centers, schools, and other high activity areas withpotential for increased bicycle USO.
Response: The project site is situated approximately 400 feet west of Palm Drive that Exhibit lll-6 of the General Plan speci?es as a “Proposed Class llllll"non-motorized transportation route according to the Coachella Valley Association of Governments.
Palm Drive extends through the City of Desert Hot Springs, connecting to other similarly designated routes extending from Mission Lakes Boulevard south to Gene Autry Trail into the City of Palm Springs. The Palm Drive route also connects to Dillon Road located approximately one-half mile south, to the easterly extension to Hacienda Avenue located approximately one and one-half miles north, and to the westerly extension of Pierson Boulevard (to Indian Avenue) approximately two miles north. As illustrated in Exhibit 1.4 of this document, these routes are immediately adjacent the community's major shopping centers along Palm Drive and Two Bunch Palms Trail (the K-Martcenter and the Vons shopping center), at Hacienda Avenue .(the Stater Brothers shopping center), and the City’s central business district at Palm Drive and Pierson Boulevard. If not located immediately adjacent to these non-motorized transportation routes, most of the community's schools and the public library, the City's Senior Center, City Hall and Police station are located withinreasonable proximity.
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Policy 9 “Facilitatethe design and installationof a community locational/directional signage program to ef?ciently direct traf?c to high use public buildings, parks, and other facilities.”
Response: Appropriate signage willbe posted throughout the project area that advises residents, visitors and emergency response personnel of project addressing, the locations of common area amenities and exit roadways; directional signage will be posted directing existing residents and visitorsto other parts of the city and to Interstate
10. Policy 11 “Streets withinplanned residentialareas shall be installed and maintained as private streets, and shall be developed in accordance with development standards set forth in the Zoning Ordinance and other applicable standards and guidelines.”
Response: The private streets for this project willbe designed and built in accordance with the City's development standards, and will be maintained according to City standards via funding from the HOA.
Housing
Goal 1 “Ensure that a variety of housing types including larger multifamily units, are constructed and rehabilitatedthroughout the Cityin all price ranges.” Policy 1A “The City shall facilitate the construction of renter and owner occupied housing by providing a range of land use and zoning categories throughout the City." Response: This project provides a distinctive and attractive housing product of individuallyowned homes within a gated community designed to facilitate the life style of independent senior residents.
Goal 2 “The development of affordable housing projects for very low, low and moderate income householdsto meet the community’s needs.” Policy 2A “The City shall provide a variety of programs to encourage the development of very low, low and moderate income housing.” Response: The General Plan has identi?eda need for moderate priced homes for its growing senior age residents and for new senior age residents relocating to the Coachella Valley. This project implements this policy of the General Plan in providing moderate priced housing for senior citizens. Due to the relatively recent upward acceleration of both land and construction costs, this project proposes a unit density Cityof Desert Hot Springs
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and housing designs and materials helping make its development more financially feasible and to fairly compete locally and regionally.
Goal3 “Provide additionalaffordable senior housing projects, and protect existing senior housing projects from conversion to other uses.” Policy 3A “The City shall facilitate the development and preservation of senior housing through incentives and assistance programs.”
Response: Due diligence thus far demonstrates strong support from the City of Desert Hot Springs for this project speci?cally and for creating suitable housing options for senior citizens.
Goal4 “TheCityshallpreserve its character and home townatmosphere." The Cityshall encourage the ‘preservation of the home town atmosphere through design standards, pedestrian and public transit access.” Policy4A
Response: This project has been speci?cally designed to capture the essence of a small town, with private streets, posted low motorvehicles speeds, access to bus stops nearby the development, within an environment that is friendly and encouraging for pedestrian and bicycle movement; with abundant trees located along the streets and commonareas to maximize shade and solar protection, building architectural themes designed on a “human” scale, with sturdy traditional architectural elements and integrated signage offering a sense of “home”,destination, and individuality.
Policy 4B “High density, affordable and senior projects shall be located with convenient access to shopping and public transit.” Response: Although Aventura Palms ll will not be a "high density” community, as a senior citizen development, it will be in close proximity to two of the City’s major shopping centers that are located within one mile from this community at the . intersection of Palm Drive and Two Bunch Palms Trail. These can both be accessed by motor vehicle, bicycle and by foot. Sunline Transit bus service is available at two nearby bus stops at the southeast corner of Palm Drive and Camino Aventura and along Palm Drive, in front of the Vista Montana HOA, connecting to other destinations in town or throughout the valley.
Parks and Recreation
Goal “A balanced quality system of parks, trails and recreational areas that support a broad range of activities, as well as cultural and passive open space enjoyment opportunities for current and future residents.” Wamer Engineering
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Policy 1 “Update and maintain the City's Master ParlfsPlan to assureadequate parklands, trails and open space lands meeting or exceeding developed parkland acreage standards as stated in the Quimby Act.” Response: Although not a public park area, the central common open spacearea of this project features many upgraded amenity elements, both active and passive park space and facilities, that serves as an adequate substitute in lieu of a public park.
Policy 4 “Reviewand positively respond to the requirements of the Americans with DisabilitiesAct and special interest groups to assure provision of enhanced accessibility in the planning and design of park areas, recognizing the needs of the disabled, senior citizens,and those withspecial needs.” Response: Being designed exclusively as a senior project and sensitive to the needs of seniors, necessary aspects of this project's layout complies with the Americans with DisabilitiesAct (“ADA”).
Policy 5 “The Cityshall evaluate alternative revenue sources, and use other forms of park ?nancing and acquisition methods, to fund the purchase, improvement, and maintenance of the City park system, in accordance withthe QuimbyAct.”
Response: Not applicable.
Policy 7 “Parklands development willbe accomplished in a manner that remains consistent with the Open Space and Conservation Element, promoting water conservation and preservation of the City's natural resources.” Response: Although not a city parkland, water conservation methods intended to preserve the City's natural resources will be incorporated into the common area landscaping plan withwater ef?ciency methods maintained as such by the HOA.
Policy 8 “Encourage the additionof parks in areas relatively isolated from existing community and neighborhood park facilities.”
Bggme; This project incorporates a significant common area open space park designed to meet the active and passive recreational needs of its residents.
Community Design
Goal1 “City-wide design and development which enhances the community’s distinctive character as a desert-oriented resort residential community and preserves and enhances the natural scenic resources in harmony withthe built environment.”
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Response: The quality characteristics of this community introduces a distinctive upscale architectural design within a gated neighborhood setting that is deemed desirable by the Cityto upgrade the perception of the community. The project has been designed with major emphasis on quality sustainability factors to protect improvements from the elements, such as solar radiation, as re?ected withinthe various aspects of the project's overall design and layout, harmonious desert landscaping, and low maintenance/weather resistant architectural materials.
Goal 2 “Variety of community design, architecture and landscaping compatible withthe City's desert setting and surrounding development.” Policy 1 “Private and public sector development projects shall equally apply City community design standards, thereby protecting the community’s scenic viewsheds, providing community cohesion and enhancing the image of Desert Hot Springs as a resort residential community.”
Response: This project implements quality community standards within a gated community designed with destination resort amenities for the exclusive enjoyment of senior residents. As a signi?cant in?llproject, Aventura Palms IIhas been designed to minimize view obstruction of scenic vistas for adjoining residents at the Vista Monta?a HOA, (the original) Aventura Palms HOA, and for those single family homes located east of Avenida Descanso. This is accomplished by situatlng new residential structures a substantial distance away (south) from the rear property line backing up to Vista Montana (and the alignment of Camino Campesino)
Policy 2 “The planning and design of residential neighborhoods shall provide distinctiveand characteristic design elements along public rights-of-way withinthe project creating a recognizable sense of place. ” Response: Avenida Descanso serves as this project’s easterly boundary, and this project's street frontage willbe recognizable with a decorative block wall and pilasters as the backdrop with integrated architectural elements andlor textures intended to enhance its appearance and to relieve monotony. The parkway area that willserve as the foreground behind the public sidewalk will be planted with desert hardy trees, shrubs, groundcovers, decorative gravel and boulders, with optional backdrop lighting operating on light sensors. The portions of the residential structures that are visible beyond the perimeter wall from adjoining properties and the public street will continue elements of the architectural themes as applied to the front exterior elevations.
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leading past the decorative gates, across the stamped, colored concrete transitional pavement, into the community.
Policy 5 “Detailed landscape architectural and special signage designs,_which re?ect the character of the development, shall be required for Crty and project entries, scenic roadways and other Cityfocal points. ” Response: Detailed landscape architectural and special signage designs will be re?ective of the project's architectural theme and character for entry signage, address and directionalsignage.
Policy 6 “Establish vista points with interpretive displays, rest areas, and information kiosks whichcould be developed at key locations along scenic corridorsand elsewhere in the City." Response: The layout of this community is designed to minimize view obstruction and to embrace scenic vistas to the southwest as best as possible. Furthermore, the development has been designed to provide opportunities for enjoyment of these vistas in the central commonopen space area, particularly advantageous ifany of these views are impaired for individualhomes as a result of adjacent development.
Policy 7 “Integrate native and other appropriate desert landscape materials and site-sensitive architectural designs into all public and private building projects to enhance the community's cohesion between the built and natural environmen
Response: Desert hardy trees, shrubs, groundcovers and materials willinclude native varieties integrated into a decorative landscape plan for the commonareas along the Avenida Descanso frontage and within the project as well as for the individualfront yards throughout the project. In accordance with the approved landscape plan, desert tolerant shade trees will be planted to provide relief from the summer heat in the common areas and along the private streets and, along with other landscaping materials, provide continuity between natural and manmade forms.
Policy 8 Walled residential and commercial development projects shall be designed to provide views into these developments from the public rightof-way through the use of wallbreaks or fenestration, but in a mannerthat does not compromise privacy, security or interior noise levels.” Beam In addition to providing security and continuity for the development, the subdivision's six-foot high perimeter decorative block and integrated stone veneer walls and pilasters willalso serve to buffer street noise from Avenida Descanso. The project entry will be recessed for vehicle stacking purposes and to accentuate interest when entering into the project from Avenida Descanso. Although the decorative wrought iron Cityof Desert Hot Springs 57
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entry gates will be designed to allow limitedvisibility beyond and into the project, the gates willdually serve for site security purposes while not compromising privacy.
Policy 9 “Signs shall be limitedto the minimumsize, scale and number needed to provide functional identi?cation and exposure necessary to convey messages, while minimizing impacts on traf?c safety, streetscape and scenic viewsheds.”
Resgonse: Project entry signage willbe decorative and accentuate a desirable theme complementary of the project and the City, and will thematically integrate the same stone veneers as proposed along portions of the project’s perimeter walls. The entry signage may be internally lit, backlit or externally illuminated, and be wall-mounted andlor a monument style including a range of street addresses or a single address if recommended by the City’s Public Safety Department. Directional community signage willarchitecturally integrate withthe project's theme and, without being overpowering or distractive of scenic vistas, be designed to be read at a generally greater distance to accommodate residents and visitors with poor vision, to accommodate “9-1-1” response, and located so as to minimally interfere with vehicle traf?c ?ows.
Policy 10 “Lightingshall be limited to the minimum height, number and intensity of the ?xtures needed to provide security and identi?cationin residential, commercial and industrial development, taking every reasonable measure to preserve the community's night skies. ” Response: Exterior lighting for Aventura Palms II will implement the City’s dark sky protective ordinance and willcon?ne ambient light to the perimeters of the project site.
The City’s dark sky ordinance will be implemented via the speci?cation of maximum light pole heights, light emission intensities, and light ?xture types designed to provide security and to minimize ambient light illuminatingadjacent properties. Project lighting will be subject to City approval and will only utilize approved lenses (prismatic, directional or other), hoods or hood-like design features on light poles, bollards, address identi?cation lighting, common area lighting, landscape lighting, and exterior lighting at resident front, rear and side doors.
Policy 11 "Incorporate the City image/logo or other appropriate City identi?cation into entry features, street signage, public buildings, planters and median islands, benches and other streetscape furnishings, City vehicles and other similar applications. ” _: Although not necessarily incorporating the City's logo, development of the project theme willbe consistent and complementary to the City, to also be re?ected in the project signage.
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“Overhead utility lines shall be undergrounded to the greatest extent practical through the establishment of an undergmunding program and guidelines. Overhead utilitylines along scenic roadways shall have ?rst priorityfor City and other funding for utilityundergrounding. ” Policy 13
Resgnsez Allnew dry utilities (telephone, electricity, TV cable, etc.) to serve Aventura Palms IIwillbe underground.
Policy 14 “Water wells, utilitysubstations, switching and control facilitiesassociated withsame shall be screened to preserve scenic viewsheds and limitvisual clutter.” Response: Efforts will be made in conjunction with the Fire Department to minimize visibilityof detector checks (back ?ow devices), irrigation controllers, etc. that are placed in high visibilitylocations by undergrounding when possible andlor landscape screening.
Economic Development
Policy 4 “Encourage and promote protection and conservation of domestic water resources and stable and orderly growth in permanent and seasonal households withinthe community.”
Response: In addition to low-?ush toilets and other water conserving appliances for all new structures, methods of domestic water conservation are incorporated into the project’s landscape design, reflected in the selection of desert tolerant, water conserving plant species, and the installationof irrigation systems intended to conserve water as a precious resource.
Policy 6 “Preserve and enhance the community’s marketable and unique qualities through thoughtful redevelopment and control of new development, protecting and enhancing the desert character of the community.” Response: As previously mentioned, the Aventura Palms II community willincorporate upscale quality design standards that are complementary to the City, and enhance the desert character of the community.
8.2 Description of Planned Land Use
The proposed development will be a residential community not exceeding 115 lots for individual detached residential structures on approximately 17 acres as a private, gated and walled enclave reserved for exclusive ownership by residents of 55 years of age or more.
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8.3 General Development Standards
The development standards contained within the City of Desert Hot Springs Zoning Ordinance will be generally applicable to this specific plan; however, as this document willserve as the zoning guidelines, the applicable standards have been included so that this document is self-contained. The standards identi?ed herein shall supersede the zoning ordinance and will include considerations for uses, permitted, conditionally permitted, prohibited uses, building orientation, setbacks, architecture, lighting, landscaping, signage and parking. These standards are intended to be consistent with the Desert Hot Springs General Plan goals, policies and objectives. Other provisions not included herein willbe guided by the City of Desert Hot Springs regulations.
As described in more detail earlier in Section 4.0, the speci?c development standards for this project address the minimum square footage of residential lots as proposed within this speci?c plan. Additionally these speci?c development standards address minimumresidential building square footage, architectural concept, swimming pool and spa setbacks, principal and accessory building and wall heights and methods of measurement and lot coverage percentage, vehicle parking (both legal and illegal), acceptable driveway surfaces and their widths, acceptable lot widths and depths, acceptable locations of mechanical equipment and exhaust pipes, architectural projection limits,acceptable methods of property addressing and the locating of satellite dishes and television antennas, common area trash enclosure development standards, acceptable building and roof materials, colors and textures, proper methods of maintaining sight clearance, and more.
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9.0 SPECIFICPLANADMINISTRATION
9.1 Speci?c Plan Amendment Procedures
Requests for interpretation or amendmentsof various. aspectsofthis speci?cplan shall be forwarded by the homeowners’ association (upon its institution) to the City Planning Director. Requests for minor amendments or interpretations may berespondedto by the Planning Director, subject to appeal to the Planning Commission andlor City Council. Requests for signi?cant amendments to this speci?c plan shallbe processed via the same steps and reviewing bodies of the City of Desert Hot Springs as originally approved, subject to City staff recommendations, unless otherwise changed or exempted by the City of Desert Hot Springs.
9.1.1 State Requirements
The authority to prepare, adopt, implement and amend speci?c plans is granted to the City by the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457). For speci?c plan amendments, the State of California requires that the Planning Commission must conduct a public hearing before it can recommend its adoption to the City Council. The City Council adopts speci?c plan amendments by ordinance.
9.1.2 Local Requirements
Sections 159.64.050 and 159.64.060 of the Zoning Ordinance specify the procedures for Planning Commission and City Council approval, approval with modi?cations (amendments), or disapproval of speci?c plan proposals based upon ?ndings as speci?ed inZoning Ordinance Section 159.64.070.
9.2 Interpretations
Requests for interpretations of the speci?c plan shall be directed to the Planning Director by the homeowners’ association (upon its institution) and fonivarded to the Planning Department. If interpretations of relatively minor aspects of the speci?c plan can not be resolved on a staff level, such requests for interpretation shall be directed to the Planning Commission with possible recommendation for action to the City Council.
Such interpretations shall be subject to the City's uniform fee schedule currently in effect.
9.3 De?nitions
Amendment: Alteration, adjustment, change, modi?cation, revision, pertaining to an amendment proposal of this speci?c plan.
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Local reguirements: Requirements and/or conditions as mandated by the City of Desert Hot Springs.
Speci?c plan: A plan consisting of text, maps and other documents and exhibits regulating development within a de?ned area of the City, consistent with the City of Desert Hot Springs General Plan and the provisions of California Government Code Section 65450 et seq; a regulatory document that provides detailed guidance and standards for a speci?c area or project. A speci?c plan details the overall development scheme, establishes development standards and guidelines that future projects in the plan area willfollow, and identi?es the public facilities and infrastructure required to support the development of the project.
State reguirements: Requirements and/or conditions as mandated by the State of California.
See other definitionsin Section 11.0.
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10.0 SPECIFICPLANENFORCEMENT
Subject to City approval, a set of conditions, covenants and restrictions (“CC&R’s”)will serve as the primary regulatory mechanism, unless superseded by the Zoning Ordinance and other application laws of the City, County, State, and Federal governments.
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11.0 DEFINITIONS
Terms used withinthis document are defined according to the following:
Architectural elements: All wall structures and pilasters will consist primarily of block materials and be decorative, minimize the use of include wood elements, and may incorporate various architectural elements consistent with the project’s overall architectural design, colors, materials and textures. As the project is completed, wall plan designs and their construction standards will be subject to homeowners’ association approval, and all applicable permitting requirements of the City unless otherwise approved as part of this speci?c plan.
Accessogr or ancillary building or structure: A structure, other than a garage, detached or attached to a principalstructure on the same lot, incidentalto the principal building, and not designed for human habitation.
Ancillary use: A use incidental to and customarily associated with a speci?c principal use, located on the same lot or parcel.
Antenna: A device for transmitting or receiving radio, television, or any other transmitted signal.
Architectural elements: Various architectural elements that are incorporated within the project that are consistent with the project's overall architectural design; architectural elements reminiscent of an "Old World” design characterizing the various elements comprising the exteriorand interior images of the project.
Architectural projections: Architectural projections including eaves, awnings, louvers, and similar shading devices, sills, belt courses, comices, copulas, and similarfeatures; ?ues and chimneys may not project into a required yard more than ?ve (5) feet, provided that the distance between an architectural projection and a side property line shall not be less than three (3) feet.
Awning: A roof-like cover that is attached to and projects from the wall of a building for the purpose of shielding from the elements, and/or also as a decorative architectural design feature.
Building: Any structure having a roof supported by columns or walls.
Building area: The net portion of the lot remaining after deducting all required setbacks from the gross area of the lot. - Building coverage: The percentage of lot area which may be covered by all the footprints of buildings or structures on a lot.
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Building height: The building height is the vertical distance from the ?nished grade to the highest point of the structure, excluding chimneys and vents.
C.F.: Cubicfeet.
City: The City of Desert Hot Springs.
City Council: The City of Desert Hot Springs CityCouncil.
Combination residencelof?ce use: A structure used for a residence and an office where no major external structural alterations or additions are made and no on-site advertising is permitted or advertising intended to attract customers to said structure.
Community care facility: Consistent with Health and Safety Code (Section 1267.8) the intermediate care facility shall include provisions for developmentally disabled habilitative-nursing or congregate living.
Conditional Use/Development Permit; A discretionary entitlement which may be granted under the provisions of the City of Desert Hot Springs Zoning Ordinance, and which when granted authorizes a speci?c use to be made of a specific property, subject to compliance with all terms and conditions imposed on the entitlement.
Conditionally permitted use: Any use as speci?ed as such withinthis speci?c plan.
County: The County of Riverside.
Density: The number of dwelling units per gross acre for residential uses.
Designated driveway: An approved all-weather paved surface occupying the area of land extending from the publicor private street to the garage vehicle entry; the driveway width correlating to the general width of the garage vehicle entry opening.
Design: Including the planning and engineering of the following: street alignments, grades and widths, drainage and sanitary facilities and utilities, including alignment and grades thereof, location and size of all required easements and rights-of-ways, emergency vehicle accesses, lot size and con?guration, traf?c access, lands to be dedicated for public streets, buildings and other such specific physical requirements.
Detached: Any building or structure that does not have a wall or roof in common with any other building or structure.
Development: The placement or erection of any solid material or structure; change in the density or intensity of use of land, including but not limitedto, subdivision pursuant City of Desert Hot Springs 55 Warner Engineering Revised August 4, 2006 www.wamereng.oom Palm Desert 0 Yucca Valley
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to the Subdivision Map Act (commencing with Section 66410 of the Government Code), and any other division of land, including lot splits.
Dwelling: A structure or portion thereof designed for residential occupancy.
Dwellingunit: One or more roomsincluding bathroom(s) and a kitchen, designated as a unitfor occupancy by one (1) family or for living and sleeping purposes.
Easement: A grant of one or more property rights by the property owner for the use by the public, a corporation or another person or entity.
Encroachment: To advance beyond the usual or proper limits.
Family: An individual,or two (2) or more persons related by blood, marriage, or legal adoption, or a group of not more than six (6) persons who are not related livingtogether as a single housekeeping unit.
Frontage: The side of a lot abutting a street (the front lot line), except the side of a corner lot.
Front wall: The nearest wall of a structure to the street upon which the structure faces, but excluding cornices, canopies, eaves, or any other architectural embellishments.
Garage: An enclosed building, or a portion of an enclosed building used for the parking of vehicles.
General Plan: The City of Desert Hot Springs General Plan as adopted by the City Council, who may amend the Plan from time to time, hereafter referred to as the “General Plan.”
Grade: The degree of rise and descent of a sloping surface.
Gross acreage: The total area withinthe lot lines of a lot or parcel of land before public streets, easements or other areas to be dedicated or reserved for public use are deducted from such lot or parcel, and does not include adjacent lands already dedicated for such purposes.
Gross ?oor area: The area included withinthe surrounding exterior ?nish wall surface of a building or portion thereof, exclusive of courtyards.
Habitable portions: Interiorportions of a residential structure including supporting wall structures surrounding the interior portions reserved as the living areas.
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Kitchen: Any room, all or part of which is designated andlor used as pantry and for refrigeration, cooking and preparation of food.
Landscaging: An area devoted to or developed and maintained predominantly with native or exotic plant materials including lawn, groundcover, trees, shrubs and other plant materials, and also including accessory decorative outdoor landscape elements, such as pools, fountains, paved or decorated surfaces (excluding driveways, parking, loading, or storage areas, and sculptural elements.
Land use zoning district: Aportion ofthe City of Desert Hot Springs withinwhich certain uses of land and structures are de?ned, and regulations are speci?ed.
Lgt; A parcel, tract or area of land established by plat, subdivision, or as othenivise permitted by law, to be used, developed or built upon. The classi?cation of lots are:
0 Comer lot: A lot located at the intersection of two or more streets at an angle of not more than 15 degrees. Ifthe angle is greater than 135 degrees, the lot shall be considered an “interiorlet.”
u Interior lot: A lot abutting only one street.
0 Reverse corner lot: A corner lot, the rear of which abuts the side of another lot. o Through lot: A lot having frontage on two generally parallel streets, with only one primary access.
Lot coverage: Portions of lot occupied by habitable and non-habitable vertical building structures, expressed as square feet andlor percentage of building coverage ratio to lot size.
Lot depth: The average distance between the front and rear lot lines or between the front line and the intersectionof the two side lines, ifthere is no rear line.
Lotfrontage: The portion of the lot contiguous to the street.
Lot line: Any boundary of a lot. The classification of lot lines are:
0 Front: On an interior lot, the line separating the parcel from the street. On a corner lot, the shorter lot line abutting a street (Ifthe lot lines on a comer lot are equal in length, the front lot line shall be determined by the City of Desert Hot Springs Director or Building Official). On a through lot, the lot line abutting the street providing the primary access to the lot.
o Interior: Any lot line not abutting a street.
City of Desert Hot Springs 67
Revised August 4, 2006
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Palm Desert 0 Yucca Valley
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o Rear: A lot line, not intersecting a front lot line, which is most distant from and most closely parallel to the front lot line. in the case of an irregularlyshaped lot or a lot bounded by only three lot lines, a line withinthe lot havinga length of 10 feet, parallel to and most distant from the front lot line shall be interpreted as the rear lot line for the purposes of determining required yards, setbacks, and other provisions of the City of Desert Hot Springs Zoning Ordinance. o Side: Any lot line which is notafront or rear lot line.
Lotwidth: The horizontal distance between the side lot lines, measured at right angles to the lot depth at a midway point between the front and rear lot lines.
Median: A paved or planted area separating a street into two (2) or more lanes of opposite direction of travel.
Net site area: The total area within the lot lines or a lot or a parcel of land after public street easements or other areasto be dedicated or reserved for public use are deducted from such lot or parcel.
Nonconforming structure: A structure which conformed to applicable laws when constructed but does not conform to provisions of the City of Desert Hot Springs Zoning Ordinance.
Nonconforming illegal structure: A structure, lot or use which does not conform to applicable laws when constructed or initiated, and does not conform to the provisions of the City of Desert Hot Springs Zoning Ordinance.
Nonconforming lot: A lot, the area, frontage or dimensions of which do not conform to the provisions of the City of Desert Hot Springs Zoning Ordinance.
Nonconforming use: A use complying with applicable laws when established but does not conform to the provisions of the City of Desert Hot Springs Zoning Ordinance.
Open space: Part of the development dedicated for landscaping purposes that is available for passive or active recreation.
Parcel: A lot or area of land established by plat, subdivision, or as othenlvise permitted by law, to be used, developed or built upon; under one ownership that has been legally subdivided or combined and is shown as a single parcel on the latest equalized assessment roll.
Parking Ordinance: The City of Desert Hot Springs Parking Ordinance.
City of Desert Hot Springs 53
Revised August 4, 2006
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Aventura Palms ll Speci?c Plan
Pggkway: The area of a public street that lies between the curb andtheadjacent property line or physical boundary definition such as fences or walls, which IS used for landscaping andlor passive recreational purposes.
Permitted use: Any use allowed as speci?ed withinthis speci?c plan.
Planning Commission: The City of Desert Hot Springs Planning Commission.
Planning Department: The City of Desert Hot Springs Planning Department.
Principal use: The primary or predominant use of any lot, building or structure.
Prohibited use: Any use not allowed as speci?ed within this speci?c plan.
Public right-of-way: A strip of land acquired by reservation, dedication, prescription or condemnation and intended to be occupied by a road, trail, water line, sanitary sewer andlor other public uses.
Recreational vehicle: A vehicle towed or self-propelled on its own chassis or attached to the chassis of another vehicle and designed or used for recreational or sporting purposes. The term recreational vehicles includes, but is not limitedto: travel trailers, pick-up campers, camping trailers, motor coach homes, converted trucks or buses, boats and boat trailers, and all terrain vehicles.
Recycling: The process by which waste products are reduced to raw materials and transformed into new products, including automobiles.
Residential care facility: A family home, group care facility, or similar facility for 24 hour non-medical care of persons in need of personal services, supervision or assistance essential for sustaining the activities of daily livingof for the protection of the individual.
Review authority: The person, committee, homeowners’ association, or commission or city council of the City of Desert Hot Springs.
S.F.: Square feet.
Separation: A point, line, or means of division; and intervening space; an area located between two points of reference.
Servant’s guarters: Living quarters, having no kitchen facilities, located on the same premises with a main building and occupied for the sole and occasional use of servants serving the primary residents on the same premises.
Setback: A placing of a building side relative to an adjoining property line.
City of Desert Hot Springs 59
Revised August 4, 2006
Wamer Engineering
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Palm Desert 0 Yucca Valley
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Aventura Palms IISpeci?c Plan
Shed: A typically small ancillary building used for storage of garden or shop equipment and clearly incidental to the primary residential use.
§igns: Any structure, housing, device, ?gure, statuary, painting, display, message placard or other contrivance, or any part thereof, which is designed, constructed, created, engineered, intended, or used to advertise, or to provide data or informationin the nature of advertising, for any of the following purpose: to designate, identify, or indicate the name of the business of the owner or occupant of the premises upon which the advertising display is located; or, to advertise the business conducted, services available or rendered, or the good produced, sold, or available for sale, upon the property where the advertising display is erected.
o A-frame sign: A freestanding sign usually hinged at the top, or attached in a similar manner, and widening at the bottom to form a shape similar to the letter “AD.
0 Awning, canogy or marguee sign: Any nonelectric sign that is printed on, painted on, or attached to an awning, canopy or marquee and is only pennitted on the vertical surface or ?ap.
0 Construction sign: Atemporary sign erected on the parcel on which construction is taking place, limitedto the duration of the construction, indicating the names of the architects, engineers, landscape architects, contractors, or similar artisans, and the owner, ?nancial supporters, sponsors and similar individuals or ?rms having a major role or interest with respect to the structure or project. 0 Directional sign: Signs limitedto directional messages, principally for pedestrian or vehicular traf?c, such as “one way”, “entrance”, or “exit.” 0 Directory sign: A sign for listing interior project directions and range of addresses.
o Freestanding sign: A sign which is supported by one or more uprights, braces, poles, or other similar structural components that is not attached to a building or buildings.
0 Height of sign: The greatest vertical distance measured from the existing grade at the mid-point of the sign support(s) that intersect the ground to the highest element of the sign.
a Identi?cation sign: A sign that describes the type of use of a building.
City of Desert Hot Springs 70
Revised August 4, 2006
Warner Engineering
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Palm Desert 0 Yucca Valley
Seestar communities, LLC
Aventura Palms IISpecific Plan
o Monument sign: An independent structure supported from grade to the bottom of the sign withthe appearance of having a solid base.
a Nonconforming sign: A legally established sign which fails to conform to current regulations.
0 Qgen house sign: A temporary on-site sign posted to indicate a salesperson is available to represent the property subject to sale, lease, or rent. o Politicalsign: Atemporary sign directly associated withnational, state, county or local elections.
0 Portable sign: A sign that is not permanently af?xed to a structure or the ground. 0 Real estate sign: An on-site sign pertaining to the sale or lease of the premises. o Sign area: The entire face of a sign, including the surface and any framing, projections, or molding, but not including the support structure. Individual channel-type letters mounted on a building shall be measured by the area enclosed by four straight lines outlining each word or grouping of words. 0 Sign program: A coordinated program of one or more signs for an individual building or buildings within this speci?c plan.
0 Temporary sign: A sign intended to be displayed for a limitedperiod of time. a Vehicle sign: A sign which is attached to or painted on a vehicle which is parked on or adjacent to any property, the principal purpose of which is to attract attention to a product sold or an activity on the property. - Wall sign: A sign painted on or fastened to a wall and which does not project more than 12 inches from the building or structure.
0 Window sign: Any sign that is applied or attached to a windowor located in such a manner that it can be seen from the exterior of the structure.
Slope: The degree of deviation of a surface from the horizontal, usually expressed in percent or degrees.
§maIl lot subdivision: Limited lot size subdivision (3,500 square foot minimum lot size) for single family detached dwellings.
Speci?c plan: A plan consisting of text, maps and other documents and exhibits regulating development within a de?ned area of the City, consistent with the City of Cityof Desert Hot Springs 71 Warner Engineering
Revised August 4, 2006 www.wemeregg.corn
Palm Desert 0 Yucca Valley
Seastar Communities, LLC
Aventum Palms IISpecific Plan
Desert Hot Springs General Plan and the provisions of California_Govern_ment Code Section 65450 et seq; a regulatory document that provides detailed guidance and standards for a specific area or project. A speci?c plan details the overall development scheme, establishes development standards and guidelines that future projectsinthe plan area willfollow, and identi?es the public facilities and infrastructure required to support the development of the project.
Storage: A space or place where goods, materials and/or personal property is put for morethan 24 hours.
Stojx: That portion of a building included between the surface of any ?oor and the surface of the ?oor next above it, or ifthere is no ?oor above it,then the space between such floor and the ceiling above it.
Street: Any public or private thoroughfare, which affords a primary means of access to abutting property.
Structure: Anything constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground.
Temporary use: A use established for a speci?ed period of time, with the intent to discontinue the use at the end of the designated time period.
Use: The purpose (type and extent) for which land or a building is arranged, designed or intended, or for which either land or a structure is occupied or maintained.
Variance: A discretionary entitlement which permits the departure from the strict application of the development standards contained within this speci?c plan as applicable under the City of Desert Hot Springs Zoning Ordinance.
Yard: An open space on a parcel of land, other than a court, unobstructed and unoccupied from the ground upward, except for projections permitted by this speci?c plan.
Yard front: An area extending across the full width of the lot between the front lot line or the existing or future street right-of-way and a structural setback line parallel thereto.
On corner lots, the shortest street frontage shall be the front yard.
Yard interior side: An area extending from the required front yard or, where there is no required front yard, from the front lot line to the required rear yard or, where there is not required rear yard, to the rear lot line and from the interior side lot line to a setback line parallel thereto.
Wamer Engineering
www.warnereng.com
Palm Desert 4 Yucca Valley
Cityof Desert Hot Springs 72
Revised August 4, 2006
seastar communities, LLC
Aventura Palms IISpecific Plan
Yard rear: An area extending across the full width of the lot between the rear lot line and a setback line parallel thereto.
Yard street side: An area extending from the required front yard or, where there is no required front yard, from the front lot line to the rear lot line, and from the side street lot line, or the existing orfuture side street right-of-way(whichever is greater) to a structural setback line parallel thereto.
Zoning Ordinance: The City of Desert Hot Springs Zoning Ordinance.
Warner Engineering
www.wamereng.com
Palm Desert 0 Yucca Valley
City of Desert Hot Springs 73
Revised August 4, 2006
Cityof Desert Hot Springs
Revised August 4, 2006
Saastar Communities, LLC
Aventura Palms IISpecific Plan
EXHIBITS
Warner Engineering
www.wamerang.com
Palm Desert 0 Yucca Valley
. AVENTURA N L
(ORIGINAL)
AVENTURAPALMS
LEGEND- CITYOFDESER HOTSPRING
DEFININGSITEANDADJACENTDESIGNATIONS
R—L:RESIDENTIALLOWDENSITY(05 DU/AC)
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P/S: PUBLICUSES — SCHOOL
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EXHIBIT1.1
GENERALPLANLANDUSE
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EXHIBIT1.2
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EXHIBIT1.4
EXHIBIT1.5A
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EXHIBIT1.5B
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EXHIBIT1.5D
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EXHIBIT4.2
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EXHIBIT4.3
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EXHIBIT4.5
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EXHIBIT4.10
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EXHIBIT4.13
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noon PLAN3
EXHIBIT4.23
FLOORPLAN4
EXHIBIT4.24
AVENIDADESCANSOREARARCHITECTURAL VIGNETTE1OF2
EXHIBIT4.25
AVENIDADESCANSOREARARCHITECTURAL VlGNE'lTE2 OF2
EXHIBIT4.26
AVENIDADESCANSOPLANVIEW
(INCLUDINGCONCEPTUALLANDSCAPING)
EXHIBIT4.27
AVENIDADESCANSOVIEWFROMSOUTH
EXHIBIT4.28
AVENIDADESCANsoVIEWFROMNORTH
EXHIBIT4.29
“EARLYCALIFORNIA" ARCHITECTURAL VIGNETTE
EXHIBIT4.30
“CARMELVALLEY‘
ARCHITECTURAL VlGNE1TE
EXHIBIT4.31
“MONTEREY" ARCHITECTURAL VIGNETTE
4.32 EXHIBIT
VIEW PLAN scene STREET
LANDSCAPING) CONCEPTUAL (INCLUDING
STREETSCENEELEVATION
EXHIBIT4.34
SCHEME1comaANDMATERIALC?ART
EXHIBIT4.35
SCHEME2COLORANDMATERIALCHART
EXHIBIT4.36
SCHEME3COLORANDMATERIALCHART
EXHIBIT4.37
OPTIONALEVAPLANVIEW
(INCLUDINGCONCEPTUALLANDSCAPING)
EXHIBIT4.38
OPTIONALEVAVIEWFROMCUL~DE-SAC
EXHIBIT4.39
PROPOSEDPROJECTSIGNAGE.
ENTRYMONUMENTATION
EXHIBIT4.40
PROPOSEDPROJECTLIGHTING
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EXHIBIT4.42
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EXHIBIT4.44
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EXHIBIT4.45
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EXHIBIT4.46
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EXHIBIT4.46
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seastar communities, LLC
Aventura Palms IISpeci?c Plan
APPENDIXA
Phase 1 Cultural Resources Assessment (August, 2004)
Prepared by the Archeological Advisory Group
(Please see attached, separately bound)
Warner Engineering
www.wamereng.com
Palm Desert 0 Yucca Valley
City of Desert Hot Springs
Revised August 4, 2006
seastar communities.LLC
Aventura Palms IISpecific Plan
____j__
City of Desert Hot Springs
Revised August 4, 2006
APPENDIXB
Paleontological Report (December 6, 2004)
Prepared by CRM Tech
(Please see attached, separately bound)
Warner Engineering
www.wameneng.com
Palm Desert 0 Yucca Valley
seastar communltles, LLC
Aventura Palms ll Speci?c Plan
APPENDIXC
Traf?c Impact Study (September 22, 2003)
Addendum to Traf?c Impact Study (December 1, 2003)
Prepared by Paul Singer, P.E., Traffic Engineer
Updated Analysis of the Traf?c Impact Study (February 8, 2006) Prepared by MichaelBrandman Associates
(Please see attached, separately bound)
Warner Engineering
www.wamereng.com
Palm Desert 0 Yucca Valley
City of Desert Hot Springs
Revised August 4, 2006
seastar communities, LLC
Aventura Palms IISpeci?c Plan
APPENDIXD
Phase 1 Environmental Site Assessment (September 2, 2004) Prepared by LGCInland, Inc. Geotechnical Consulting
(Please see attached, separately bound)
Warner Engineering
www.wamerang.com
Palm Desert 0 Yucca Valley
Cityof Desert Hot Springs
Revised August 4, 2006
Seastar communities, LLC
Aventura Palms ll Speci?c Plan
APPENDIXE
Preliminary Geotechnical Investigation Report (September 30, 2004) Prepared by LGCInland, Inc. Geotechnical Consulting
(Please see attached, separately bound)
Warner Engineering
www.wemereng,com
Palm Desert v Yucca Valley
Cityof Desert Hot Springs
RevisedAugust 4, 2006
Seastar Communities, LLC
Aventura Palms IISpeci?c Plan
APPENDIXF
General Biological Resources Assessment Report (March 10, 2005) Prepared by LSAAssociates, Inc.
Focused Survey for Special Interest Plant Species (March 30, 2006) (coachella Valley Milkvetch,Arizona Spurge and Flat-Seededspurge) Prepared by LSAAssociates, Inc.
Focused Survey for Desert Tortoise and Burrowing Owl(April 19, 2006) Prepared by LSAAssociates, Inc.
LSA Mitigation Recommendation (July 11, 2006)
Prepared by LSAAssociates, Inc.
(Please see attached, separately bound)
Warner Engineering
www.wamereng.oom
Palm Desert 0 Yucca Valley
Cityof Desert Hot Springs
Revised August 4, 2006
Seastar Communities, LLC
Aventura Palms ll Speci?c Plan
APPENDIXG
Conceptual Drainage Analysisl?ydrology Study (February, 2006) Prepared by Warner Engineering
(Please see attached, separately bound)
Warner Engineering
www.wemereng.com
Palm Desert 0 Yucca Valley
Cityof Desert Hot Springs
Revised August 4, 2006
seastar communities, LLC
Aventura Palms IISpecific Plan
APPENDIXH
Acoustical Analysis Report (February 6, 2006)
Prepared by Michael Brandman Associates
(Please see attached, separately bound)
Warner Engineering
www.wa eren .com
Palm Desert 0 Yucca Valley
City of Desert Hot Springs
Revised August 4, 2006
soastar Communities, LLC
Aventura Palms IISpeci?c Plan
APPENDIXI
Air Quality Impact Analysis Report (February 6, 2006)
Prepared by MichaelBrandman Associates
(Please see attached, separately bound)
Werner Engineering
www.wemeragg.com
Palm Desert 9 Yucca Valley
Cityof Desert Hot Springs
Revised August 4, 2006
seasmrCommunities, LLC
Aventura Palms IISpecific Plan
APPENDIXJ
City of Desert Hot Springs City Council Resolution 2006-__ approving Environmental Assessment 2006-__
Warner Engineering
www.wemereng.oom
Palm Desert v Yucca Valley
Cityof Desert Hot Springs
Revised August 4, 2006
seastar Communities, LLC
Aventura Palms IISpeci?c Plan
__._
APPENDIXK
City of Desert Hot Springs City Council Resolution 2006-__ approving General Plan Amendment 2006-___
Warner Engineering
www.wamereng.com
Palm Desert 0 Yucca Valley
City of Desert Hot Springs
Revised August 4, 2006
seastar communities, LLC
Aventura Palms IISpecific Plan
APPENDIXL
City of Desert Hot Springs Ordinance 2006-__
approving Change of Zone 2006-___
Wamer Engineering
www.wemereng.com
Palm Desert 0 Yucca Valley
Cityof Desert Hot Springs
Revised August 4, 2006
seastar Communities, LLC
Aventura Palms IISpeci?c Plan
APPENDIXM
City of Desert Hot Springs City Council Resolution 2006-__ approving Speci?c Plan
Warner Engineering
www.wamereng.com
Palm Desert v Yucca Valley
Cityof Desert Hot Spn'ngs
Revised August 4, 2006
Seastar communities, LLC
Aventura Palms IISpecific Plan
APPENDIXN
City of Desert Hot Springs Council Resolution 2006-__
approving Tentative Tract Map No. 31744
including the Findings and Conditions of Approval - Final Warner Engineering
www.wameneng.oom
Palm Desert 0 Yucca Valley
City of Desert Hot Springs
Revised August 4, 2006
seastar comrnun?les, LLC
Aventura Palms ll Specific Plan
APPENDIX0
City of Desert Hot Springs Addendum to Environmental Checklist Environment Assessment 2006-___ with approved
Measures for Mitigation Monitoring in Connection with
the Mitigated Negative Declaration for Speci?c Plan 2006-__ Seastar Communities, LLC, Applicant
Warner Engineering
www.wamereng.com
Palm Desert 0 Yucca Valiey
Cityof Desert Hot Springs
Revised August 4, 2006
SR-22-001
City of Desert Hot Springs
City Council
AGENDA ITEM REPORT
To: City Council
Date: January 18, 2022
Department: Community Development
Prepared by: Juan Carrillo, Principal Planner
Subject: General Plan Amendment No. 21-2, Zone Change No. 21-1, Zoning Ordinance Amendment No. 21-2, and Adoption of a General Plan Update EIR Addendum RECOMMENDATION:
1) Staff Report;
2) Entertain Questions of Staff from City Council;
3) Open the Public Hearing;
4) Take Testimony from Applicant;
5) Take testimony from those in favor of the project;
6) Take testimony from those opposed to the project;
7) Take testimony from those in a neutral position;
8) Opportunity for Applicant Rebuttal
9) Close the Public Hearing;
10) City Council discussion and questions to Staff; and, 11) That the City Council follows the Planning Commission's recommendation that the City Council approve General Plan Amendment No. 21-2, Zone Change No. 21-1, Zoning Ordinance Amendment No. 21-1, and Adoption of a General Plan Update EIR Addendum.
BACKGROUND:
On December 14, 2021, the Planning Commission made a recommendation that the City Council adopt the above-referenced applications. The Staff recommendation for Zoning Ordinance Amendment No. 21-2 included that all Industrial parcels citywide would also increase the maximum structure height from two (2) stories and 50 feet to five (5) stories and 120 feet. The Planning Commission’s recommendation is for a maximum structure height of 100 feet.
Staff’s recommendation to increase the maximum building height was based on the industrial trend requiring taller buildings for new industries. As new technologies evolve and storage capacities are in higher demands, the industrial trend is requiring taller buildings for more efficiency.
The City of Desert Hot Springs adopted the 2040 General Plan Update on May 26, 2020, after certifying the 2040 General Plan Update Environmental Impact Report (GPU EIR) (State Clearinghouse Number 2019080101). The City’s 2040 General Plan Update addresses seven State mandated general plan elements (Land Use, Circulation, Housing, Safety, Conservation, Open Space, Noise), and two optional elements (Economic Development and Health and Wellness Element) that serve as a policy guide for
SR-22-001
determining the appropriate physical development, community services, and character of the City’s Planning Area.
As part of the General Plan Update process various parcels City-wide changed zoning designations.
Some parcel owners had submitted notifications to the City about their future plans with specific requests to keep specific zoning designations to allow for their projects to continue to move forward.
These requests were submitted via email, and in person during public meetings. After the entire General Plan Update process was completed Staff identified the following six (6) parcels that had zoning designations changed incorrectly and/or had conflicting zoning designations with the existing use; 1) APN 641-091-025, has conflicting zoning designation. The business owner had submitted request to expand the AMPM service station into the adjacent parcel to the West and that parcel is zoned for single-family residential.
2) APN 641-042-047, has conflicting zoning designations. The gym itself is in the appropriate zoning and land use, but the parking lot is zoned for residential uses. 3) APN 641-091-021, has conflicting zoning designation. The existing auto repair shop has been in operation since May 16, 2017, and now is not zoned for that use.
4. APN 656-150-003, has conflicting zoning designation. The property owner had submitted a request and expressed an interest in developing a Spa/Resort at this location, for Visitor Serving-Commercial to allow for the development of a spa/resort.
5) APN 666-370-032, has dual zoning designation, and it is now proposed to have a General Plan designation of Industrial (I) and a zoning designation of Light Industrial (I-L) for industrial uses. 6) APN 665-100-026, has conflicting zoning designation, and it is now proposed to have a General Plan designation of Industrial (I) and a zoning designation of Light Industrial (I-L) for industrial uses.
The proposed zoning ordinance amendment for all Industrial parcels citywide will also increase the maximum structure height from 50 feet to 100 feet and/or five (5) stories. The Planning Commission’s recommendation is for 100 feet maximum structure height.
BACKGROUND AND PROJECT DESCRIPTION
The City of Desert Hot Springs initiated the proposed General Plan Amendment, Zone Change, and Zoning Ordinance Amendment, on the six (6) parcels discussed above to remedy the unintended outcome of the City’s General Plan Update. The recommended approval to the City Council by the Planning Commission will allow the existing business to expand and provide City residents an improved shopping experience and allow for industrial development and offer an opportunity to develop industrial buildings at five (5) stories and/or a maximum height of 100 feet.
The six (6) parcels are identified below with the proposed General Plan Designation, zoning designation, and proposed use as well:
• APN: 656-150-003: Currently zoned as Residential Low (R-L) changing to Visitor Serving Commercial (VS-C) to allow spa use (vacant large lot with hot water well). General Plan Designation Visitor Serving (VS)
SR-22-001
• APN: 641-091-021: Currently zoned as Residential Medium (R-M) changing to Mixed Use Corridor (MU-C) to allow auto repair shop (existing). General Plan Designation Mixed Use Corridor (MU-C)
• APN: 641-091-025: Currently zoned as Residential Medium (R-M) changing to Mixed-Use Commercial (MU-C) to allow adjacent AMPM expansion (vacant lot). General Plan Designation Mixed Use Corridor (MU-C)
• APN: 641-042-047: Currently zoned as Residential Medium (R-M) changing to Downtown Commercial (C-D) to be consistent with current uses. General Plan Designation Commercial (Com)
• APN: 665-100-026: Currently zoned as Residential Rural Desert (R-RD) changing to Light Industrial (I-L). General Plan Designation Industrial (I) • APN: 666-370-032: Currently dual zoning as Light Industrial and Commercial Business Park (IL/C-BP) changing to Light Industrial (I-L). General Plan Designation Industrial (I) The proposed Zoning Ordinance Amendment is to amend Table 17.16.01, structure height (Maximum/feet) to five (5) stories/100 feet as reflected below:
TABLE 17.16.01
INDUSTRIAL ZONES DEVELOPMENT STANDARDS
Development
Standards I-L I-M I-E
Gross lot area (1) 20,000 40,000 10 ac.
Front setback 20 20 20 (4)
Rear setback 10 10 NA
Side setback (each) 10 (2) 10 (2) NA
Side setback (street
side) 10 10 NA
Lot coverage
(maximum) 75 75 NA
Structure height
(maximum/feet) 2 stories/50 (3)
5 stories/100
35 feet NA
(1) Area in square feet, unless otherwise indicated; only required for new subdivisions. (2) Unless attached buildings are proposed, where no side yard would be required for the attached side
(3) Unless the Planning Commission finds that increased height is necessary for the proposed industrial use.
(4) Setback is for structures other than wind turbines, industrial stacks, etc. See standards below.
SR-22-001
Future development will require additional review and compliance with the California Environmental Quality Act. One of the recommendations in the GPU EIR Addendum is that an Acoustical Analysis be prepared for each parcel at the time of proposed development.
DESCRIPTION OF FUTURE PROJECTS
The City intends to amend the existing General Plan designation and zoning designations for the following parcels to be consistent with the existing uses and their designations and to allow for future expanded development for commercial and industrial uses. These applications pertain to six (6) parcels dispersed throughout the City. The parcels for consideration are the following which include a current zoning map, the proposed General Plan designation, zone change, surrounding land uses, zoning designations, and General Plan designations. Below is the description of each parcel with current land use, zoning, and existing uses. There is also a table with adjacent land uses, zoning, and current land use. See Exhibit A for a visual of each site.
APN: 656-150-003: Currently zoned as Residential Low (R-L) changing to Visitor Serving Commercial (VS-C) to allow spa use (vacant large lot with hot water well) General Plan Designation Visitor Serving (VS)
Surrounding Land Uses and Zoning
Current Land Use Zoning Designation General Plan
Designation
North (E) Residential Uses Residential Low (RL)
Residential Low (RL)
(Up to 6.0 DU/AC)
West (E) Residential Uses Visitor ServingCommercial (VS-C) Visitor-Serving (V-S) South Vacant Residential
Land
Residential Low (RL)
Residential Low (RL)
(Up to 6.0 DU/AC)
East (E) Residential Uses Residential Low (RL)
Residential Low (RL)
(Up to 6.0 DU/AC)
APN: 641-091-021: Currently zoned as Residential Medium (R-M) changing to Mixed Use Corridor (MU-C) to allow auto repair shop (existing) General Plan Designation Mixed Use Corridor (MU-C) Current Land Use Zoning Designation General Plan
Designation
North (E) Residential Uses Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
West (E) Residential Uses Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
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Current Land Use Zoning Designation General Plan
Designation
South Vacant Residential
Land
Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
East (E) Auto Repair Mixed Use-Corridor
(MU-C)
Mixed Use-Corridor
(MU-C) (20.0 to 30.0
DU/AC)
APN: 641-091-021: Currently zoned as Residential Medium (R-M) changing to Mixed Use Corridor (MU-C) to allow auto repair shop (existing) General Plan Designation Mixed Use Corridor (MU-C) Current Land Use Zoning Designation General Plan
Designation
North (E) Residential Uses Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
West (E) Residential Uses Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
South Vacant Residential
Land
Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
East (E) Auto Repair Mixed Use-Corridor
(MU-C)
Mixed Use-Corridor
(MU-C) (20.0 to 30.0
DU/AC)
APN: 641-091-025: Currently zoned as Residential Medium (R-M) changing to MU-C to allow adjacent ARCO expansion (vacant lot) General Plan Designation Mixed Use Corridor (MU-C) Current Land Use Zoning Designation General Plan
Designation
North (E) Auto Repair Use Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
West (E) Residential Uses Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
South Vacant Residential
Land
Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
East (E) Arco Gas Station Mixed Use-Corridor
(MU-C)
Mixed Use-Corridor
(MU-C) (20.0 to 30.0
DU/AC)
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APN: 641-042-047: Currently zoned as Residential Medium (R-M) changing to Commercial Downtown (C-D) to be consistent with current uses General Plan Designation Commercial (Com) Current Land Use Zoning Designation General Plan
Designation
North
(E) Residential and
commercial parking
lot
Downtown
Commercial (C-D)
and Mixed-Use
Neighborhood (MUN)
Commercial (C) and
Mixed-Use
Neighborhood (MUN) (15 DU/AC)
West (E) Residential Uses Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
South Vacant Residential
Land
Residential Medium
(R-M)
Residential Medium
(R-M) (Up to 20.0
DU/AC)
East (E) Gymnasium
(World Gym)
Downtown
Commercial (C-D) Commercial (C)
APN: 665-100-026: Currently zoned as Residential Rural Desert (R-RD) changing to Light Industrial (I-L). General Plan Designation Industrial (I)
Current Land Use Zoning Designation General Plan
Designation
North Vacant Residential
Land
Residential Rural
Desert (R-RD)
Residential Rural
Desert (R-RD) (1
DU/5 AC)
West Vacant Industrial
Land Light Industrial (I-L) Industrial (I)
South Vacant Residential
Land
Residential Low (RL)Residential Low (RL) (Up to 6.0 DU/AC) East (E) Residential Use Residential Rural
Desert (R-RD)
Residential Rural
Desert (R-RD) (1
DU/5 AC)
APN: 666-370-032: Currently dual zoning as Light Industrial and Commercial Business Park (I-L/C-BP) changing to Light Industrial (I-L). General Plan Designation Industrial (I) Current Land Use Zoning Designation General Plan
Designation
North Vacant Industrial
Land
Residential Rural
Desert (R-RD)
Residential Rural
Desert (R-RD) (1
DU/5 AC)
West
Vacant Industrial
Land
And Specific Plan
Light Industrial (I-L) Industrial (I)
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Current Land Use Zoning Designation General Plan
Designation
South Vacant Commercial
Land
Residential Low (RL)Residential Low (RL) (Up to 6.0 DU/AC) East Vacant Commercial
Land
Residential Rural
Desert (R-RD)
Residential Rural
Desert (R-RD) (1
DU/5 AC)
DISCUSSION:
The proposed General Plan Amendment, Zoning Ordinance Amendment, and Zone change seek to change the allowable uses on the six (6) properties to allow for future development of the sites with the uses identified above for each parcel. On May 26, 2020, The City of Desert Hot Springs adopted the new General Plan, and the proposed applications would be consistent with the General Plan upon the consideration of the Planning Commission making a recommendation to the City Council for approval.
The Land Use and Community Design Element in the newly adopted General Plan have Goals and Policies that support the proposed General Plan Amendment, Zone Change, and Zoning Ordinance Amendment in that;
Goal LU-1 promotes a balanced community with a mix of land uses that supports thriving businesses, complete and healthy neighborhoods, and a sustainable desert environment, Goal LU-3 promotes vibrant and economically successful centers that respond to changing economic conditions and that are well distributed Citywide,
Goal LU-8 promotes industrial opportunities and new development that broaden the economic and employment base of the City,
In addition to the Goals in the Land Use and Community Design Element within the General Plan there are policies that support future development of the six (6) parcels that are part of these applications.
Policy LU-5.1: Spas and Resorts encourages the development of well-designed spas and resorts that respect the surrounding residential uses.
Policy LU-8.1: Employment Centers ensures employment centers provide a variety of land and infrastructure that will allow the City to remain economically competitive.
Policy LU-7.5: Prioritize Industrial Development prioritizes business attraction and retention of employment and revenue generating uses on industrial land.
FISCAL IMPACT:
No immediate fiscal impact is expected. Any proposed future development will be subject to application planning fees and building permit fees.
ENVIRONMENTAL ANALYSIS:
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An Addendum has been prepared for the proposed project pursuant to 14 Cal. Code. Regs Section 15162(a) of the CEQA Guidelines, once an EIR has been certified, no subsequent environmental review needs to be completed unless there are substantial changes in the project that warrant additional review. After a duly noticed public hearing, on May 26, 2020, the City Council adopted and approved a General Plan Amendment. Pursuant to the CEQA, Public Resources Code Sections 21000, et seq., and its implementing regulations, California Code of Regulations Section 15000, et seq., the City, acting as Lead Agency, reviewed and certified a draft Environmental Impact Report (State Clearinghouse number 2019080101) prepared for the proposed General Plan Amendment and determined that, following the implementation of certain mitigated measures and after the preparation of a GPU EIR Addendum there are no substantial changes that warrant additional review.
OPTIONAL:
GENERAL PLAN AMENDMENT FINDINGS
Under Section 17.100.050 of the Desert Hot Springs Municipal Code, an amendment to the General Plan may be adopted only if all of the following findings are made:
A. That the proposed amendment is internally consistent with the General Plan; The City of Desert Hot Springs adopted its new General Plan on May 26, 2020. The proposed amendments have been evaluated for compliance with the newly adopted General Plan of the City of Desert Hot Springs to identify any potential internal inconsistencies. The proposed changes in land use designations identified below allow for future commercial and industrial uses and are consistent with the City’s intention for future commercial and industrial businesses, including the proposed zoning ordinance amendment increasing the maximum height of structures from 2-stories/50feet to 5-stories/100 feet in the Industrial zoning designations.
• APN: 656-150-003: Currently zoned as Residential Low (R-L) changing to Visitor Serving Commercial (VS-C) to allow spa use (vacant large lot with hot water well). General Plan Designation Visitor Serving (VS)
• APN: 641-091-021: Currently zoned as Residential Medium (R-M) changing to Mixed Use Corridor (MU-C) to allow auto repair shop (existing). General Plan Designation Mixed Use Corridor (MU-C)
• APN: 641-091-025: Currently zoned as Residential Medium (R-M) changing to Mixed Use Corridor (MU-C) to allow adjacent AMPM expansion (vacant lot). General Plan Designation Mixed Use Corridor (MU-C)
• APN: 641-042-047: Currently zoned as Residential Medium (R-M) changing to Downtown Commercial (C-D) to be consistent with current uses. General Plan Designation Commercial (C)
• APN: 665-100-026: Currently zoned as Residential Rural Desert (R-RD) changing to I-L (Light Industrial). General Plan Designation Industrial (I)
• APN: 666-370-032: Currently dual zoning as Light Industrial and Commercial Business Park (IL/C-BP) to change to Light Industrial (I-L). General Plan Designation Industrial (I) The Zoning Ordinance Amendment is to amend Table 17.16.01 (Industrial Development Standards) increasing the maximum height of structures from 2-stories/50 feet to 5-stories/100 feet. Also of note, is that any future development (applications) would be subject to a discretionary review and would be evaluated based on compatibility with surrounding uses including design characteristics, site planning,
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access, impacts, aesthetics, building heights, setbacks, minimum required parking, as well as a host of other characteristics, all to ensure the project’s compatibility with the neighboring properties and that any potential impacts are mitigated to a level of “less than significant”.
A. That the proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
The proposed amendments identified above to allow for future commercial and industrial projects on the sites identified would be consistent with the proposed designations in the immediate areas and would be consistent with the current designations in the immediate area.
Also of note, is that any future development (applications) would be subject to a discretionary review and would be evaluated based on compatibility with surrounding uses including design characteristics, site planning, access, impacts, aesthetics, building heights, setbacks, minimum required parking, as well as a host of other characteristics, all to ensure the project’s compatibility with the neighboring properties and that any potential impacts are mitigated to a level of “less than significant”.
Any future development project would also include provisions for public and private improvements to address vehicular circulation, including emergency services, as well as drainage, air quality and other environmental factors. Staff has concluded that the proposal would not be detrimental to the public interest, health, safety, convenience or welfare of the City.
B. That the proposed amendment would maintain the appropriate balance of land uses within the City; and
The proposed amendments have been evaluated against the General Plan of the City of Desert Hot Springs to identify any potential internal inconsistencies. The proposed changes in land use designations to allow for future commercial and industrial uses would be compatible with some of the surrounding, and existing land uses. Additionally, any future projects would be a discretionary action by the City and would allow for mitigation measures to be implemented to reduce any negative impacts on the surrounding area/properties. Staff believes that the proposed amendments will maintain the appropriate balance of land uses within the City.
C. That in the case of an amendment to the General Plan Land Use Map, the subject parcel(s) is physically suitable (including, but not limited to access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested land use designation(s) and the anticipated land use development(s).
The General Plan Amendments provides for a mix of commercial and industrial uses that would be compatible with surrounding residential and commercial zones.
ZONING ORDINANCE AMENDMENT FINDINGS
Zoning Code Amendments – changes either to the map or the text - are regulated under Section 17.88 of the Desert Hot Springs Municipal Code. According to Section 17.88.050, an amendment to the Zoning Ordinance may be adopted only if the following findings are made:
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A. The proposed amendment is consistent with the General Plan; The proposed amendment amending Table 17.16.01, structure height (Maximum/feet) to five (5) stories/100 feet, has been evaluated against the General Plan of the City of Desert Hot Springs to identify any potential inconsistencies. The proposed Zone Ordinance Amendments introduces a maximum height of 100 feet and five (5) stories and provides for adequate public and private improvements to avoid conflicts with the General Plan Land Use, Circulation, Housing, and other Elements of the Community Development Chapter; as well as with Environmental Resources, Environmental Hazards, and Public Facilities and Facilities Chapters. Staff has identified no inconsistencies between the proposed Zone Amendment and the General Plan.
B. The amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.
The proposed amendment to increase the maximum height of 100 feet and five (5) stories is to allow for future industrial development and it has been evaluated against the General Plan of the City of Desert Hot Springs to identify any potential internal inconsistencies. The proposed change in maximum height from two (2) stories/50feet to 100 feet/five (5) stories will allow for future industrial uses that would be consistent with the City’s intention for future industrial businesses. The proposed Zoning & General Plan amendment to allow future commercial and industrial projects on this site identified above would not only be consistent with the proposed designations but is consistent with the current designations in the immediate areas.
Also of note, is that any future development (applications) would be subject to a discretionary review and would be evaluated based on compatibility with surrounding uses including design characteristics, site planning, access, impacts, aesthetics, building heights, setbacks, minimum required parking, as well as a host of other characteristics, all to ensure the project’s compatibility with the neighboring properties and that any potential impacts are mitigated to a level of “less than significant”.
Any future development project would also include provisions for public and private improvements to address vehicular circulation, including emergency services, as well as drainage, air quality and other environmental factors. Staff has concluded that the proposal would not be detrimental to the public interest, health, safety, convenience or welfare of the City.
AGENCY & PUBLIC REVIEW
Assembly Bill 52 and Senate Bill 18 Review
The General Plan Amendment is subject to review by local Native American Tribal organizations, under Assembly Bill 52 (AB 52) and Senate Bill 18 (SB 18) requirements. Per AB 52 and SB 18 requirements, the Community Development Department sent notice to the potentially affected Native American Tribes, identified by the Native American Heritage Commission, requesting their response within 30 and 90-days for formal consultation. The request for consultation period began on November 15, 2021.
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The local tribes typically only request consultation to periodically review our standard conditions of approval to make sure there are mitigation measures and conditions that will protect cultural and historic resources and notify them in the event that something is found during ground disturbance activities.
PUBLIC HEARING NOTICE
A public hearing notice was advertised in the Desert Star Weekly on Friday January 7, 2022. Public hearing notices were mailed to all property owners within a 300-foot radius of the subject properties on Thursday, January 6, 2022. As of this writing, staff has not received any comments.
ATTACHMENTS:
Exhibit 1 - General Plan Land Use Map
Exhibit 2 - Adopted Zoning Map
Exhibit 3 - Ordinance
Exhibit 4 - Resolution
Exhibit 5 - General Plan Environmental Impact Report
Exhibit 6 - GPU EIR Addendum
EXHIBIT A
S a n G o rg o n i o
W i l d e r n e s s A r e a
J o s h u a Tr e e
N a ti o n a l P a r k
L i t t l e S a n B e r n a r d i n o M o u n t a i n s N o rt h
P a l m S p ri n g s
C a t h e d r a l C it y
S a n d t o S n o w
N a ti o n a l M o n u m e n t
S a n d t o S n o w
N a ti o n a l M o n u m e n t
S a n t a R o s a a n d
S a n J a c i n t o
N a ti o n a l M o n u m e n t
Sunset Ridge
Specific Plan
Tuscan Hills
Specific Plan
Rancho Royale
Specific Plan
Skyborne
Specific Plan
Two Bunch Palms
Specific Plan
Ranch Oasis
Specific Plan
Aventura Palms II
Specific Plan
Rancho Royale
Specific Plan
Walmart Retail Center
Specific Plan
Desert Land
Ventures
Specific Plan
Coachillin
Specific Plan
Desert
Harvest
Specific Plan
Highland Falls
Amendment District
Mission Creek Trails
Amendment District
Rancho Royale
Specific Plan
I-10
SH-62
PALM DR
DILLON RD
WORSLEY RD
20TH AVE
PIERSON BLV
HACIENDA DR
8TH ST
MISSION CREEK RD
L TI TLE MORONGO RD
N INDIAN CANYON DR INDIAN AVE
MISSION LAKES BLV
4TH ST
CACTUS DR
MOUNTAIN VIEW RD
5TH ST
18TH AVE
6TH ST
3RD ST
BUBBL NI G WELLS RD
1ST ST
VARNER RD
PIERSON BLVD
12TH ST
MESQUITE AVE
VERBENA DR
21ST AVE
7TH ST
DESERT VIEW AVE
CHOLLA DR
2ND ST
13TH AVE
16TH AVE
15TH AVE
14TH AVE
ACOMA AVE
IRONWOOD DR
KAREN AVE
MICRO PL
WEST AVE
VIA VISTA
UN TI ED RD
SCENIC DR
CAHUILLA AVE
SIERRA BLV
LONG CANYON RD
19TH AVE
YERXA RD
PAINTED HILLS RD
KAY RD
INAJA ST
BUENA VISTA AVE
WESTERN AVE
SANTA CRUZ RD
8TH AVE
VIA QUEDO
VIA MONTANA
CAMINO AVENTURA
HIDALGO ST
SERENDIPITY RD
14TH ST
TAMAR DR
SUNLAND RD
HACIENDA AVE
POMELO DR
VERNON RD
MIRACLE HILL RD
JUNE RD
QUINTA WY
RUBY DR
WEST DR
V AI REAL
MAPLE RD
GRANADA AVE
BLAIR RD
ATLANT CI AVE
CUANDO WY
YUCCA DR
LA SALLE
SEELEY ST
ANNADALE AVE
EL R OI LN
DAVE AVE
MARION RD
AMBROS OI DR
INYO DR
AVENIDA DESCANSO
AVEN DI AM RI OLA
CAROL DR
JULIAN DR
CABOT RD
ZETA RD
CAMINO CAMPANERO
AVEN DI A RAMBLA
CLUBHOUSE BLV
PROMENADE DR
VALENCIA DR
D AI BLO RD
TWO BUNCH PALMS TR
AVEN DI A ATEZADA
FLORA AVE
BLUMA AVE
REDBUD RD
CREST ST
OLD MORONGO RD
VIA LORETO
GATEWAY BLV
ELAINE DR
AVEN DI A RAMADA
SONORA DR
MELISSA LN
OAKMOUNT BLV
RAMONA DRLA MESA DR
CLAIRE AVE
ELISEO RD
MOLLIES AVE
PACIFIC AVE
OCOTILLO RD
THOMAS AVE
CALIENTE DR
ANGELA DR
EL CAJON DR
GLORY VIEW RD
SILVER STAR AVE
FAR VIEW RD
AUGUSTA AVE
DIABLO ST
THORNTON RD
FLORENCE DR
SUMAC DR
AVENIDA BARONA
PANORAMA DR
TRAM V EI W RD
SPYGLASS AVE
WARWICK DR
CUYAMACA DR
KNOLL DR
DEODAR AVE
ESTRADA ST
WINDHAVEN RD
AVENIDAMONTEFLORA
CAMINO CAMPESINO
WOLVEN ST
LUIS DR
10TH ST
OPPERMAN RD
SUNSET AVE
NANCY DR
BANDERA ST
THUMB DR
SKYLINE DR
LUNA RD S
SAN ARDO RD
MAUI WY
AVENIDA VISTA
PALOMAR LN
BOBCAT
CALLE DE LOS ROMOS
ORMA VISTA DR
KEITH ST
VISTA DEL VALLE
NEW VIEW DR
HERMANO WY
SANTA YSABEL DR
AUGUA CAYENDO RD
CALLE CERRITO
AZANIA AVE
FALCON DR
COVEY ST
MCCARGER RD
AVEN DI AMERCED
SAN RAFAEL RD
GARY AVE
PASEO YUCCA VISTA
VIA CORTO WEST
LOUISE ST
PR CI KLY PEAR TR
MOUNTA NI V EI W DR
SAN FELIPE RD
TERRACE WY
VISTA PL
E A R ROYO DR
SARITA DR
NAHUM DR
SAN MARCUS RD
EL MIRADOR BLV
PISCES WY
CAPILAND RD
PARK LN
CLUB HOUSE DR
GALILEO PL
PARMA DR
AVENIDA FLORENCITA AVENIDAMANZANA
VIA DOMINGO
REPOSO WY
COUGAR
SAN JACINTO LN
BROOKLINE AVE
AVENIDA ALTA LOMA
CATALPA AVE
ESPARTA AVE
CASA GRANDE DR
COTTONWOOD DR
MARION WY
MARK DR
AVA CT
W ARROYO DR
DEL REY LN
DERONDA AVE
LOMA VISTA RD
DEL RAY LN
ESTRELLA AVE
SYCAMORE RD
CENTEN NIAL P L
LOUISAN RD
KRANSHIRE RD
PA NI T BRUSH TR
FOXDALE DR
SKYBORNE DR
BEACON WY
KIT ETAIL DR
SAN MIGUEL RD
SAGEBRUSH TR
AVENIDA CADENA
MAUNA LOA RD
BEECH AVE
YAQUI LN
SAN GORGONIO LN
CRESENT DR
EL SOL DR
CALLE AZTECA
HOYLAKE RD
GOLDEN EAGLE WY
CAROB TREE DR
TUMBLEWEED TR
AVALON PL
SANBORN ST
CHUCKWALLA TR
MARY CIR
CANYON DR
NORTH CRESCENT ST
SAN SIMEON DR
AURORA PL
ARNOLD AVE
SATURN LN
APPALACHIAN ST
BRAE BURN AVE
AVENIDA DORADO
NORMAN AVE
MOON DR
SAND HILL
PIONEER TR
SYLVANOS RD
EL SERAPE TR
HOUGH RD
WH TI E SAGE TR
SAN RAFAEL DR
RAINBOW LN
VIA DEL SOL
WHITEWATER
DESIERTO DR
SUMMIT PAS
SKY RIDGE WY
CALLE BLANCO
AVENIDA LADERA
SAN PABLO RD
JASMINE DR
HIGHWING ST
ORION TERRACE
KIMLIN AVE
MONTEREY RD
POLARIS ST
AVENIDA JALISCO
JOSHUA CT
LANTANA LN
ROLLING HILLS DR
HEARTLAND WY
TEAGARDEN DR
HIGHLAND AVE
ROSEMONT AVE
DESERT WILLOW DR
SANTA ROSA RD
SPRUCE ST
MOUNTAIN TOP CT
QUAIL RIDGE
ANTELOPE
SOUTH STARCROSS DR
SAN REMO RD
OSP R EY LN
MESA AVE
VIEW RD
VIA CORTO EAST
SOUTH CRESCENT ST
HOR IZON DR
AVENIDA SERENA
SKYPOINTE D R
SAN JUAN RD
CALLE ESCOR AI L
CAMINO SILVOSO
SCENIC CREST CIR
SAN TOMAS ST
CAMINO IDILIO
TARBUTTON RD
ROADRUNNER
VIA DEL PUEBLO
OVERLOO K DR
SAN BRUNO RD
ROUNDUP DR
RAYO DEL SOL
CALLE AMAPOLA
MERCURY DR N
PINEHURST CIR
CLOW LN
V SI TA DR
AGUA DULCE DR
SAN DIEGO DR
JAYNE ST
MEADOWS WY
SALTON VIEW RD
ROCHELLE RD
BINNIE ST
AVENIDA HERMOSA
SUSAN WY
SAN JACINTO ST
ROCKIES AV E
NORTH STAR CROSS DR
ANTHEM LN
AVENIDA PICO
SAN ANTONIO ST
WHITNEY CT
PAUL RD
UPLAND WY
ARBOR ST
GREAT SMOKEY AVE
DORAL DR
ALAMEDA DR
HACIENDA HEIGHTS DR
CASA LOMA RD
VALPARAISO DR
SKYR ISE D R
HATCHET CACTUS DR
NORTH STAR LN
SAN JOSE RD
BALD EAGLE LN
SIWANOY DR
BUCKBOARD LN
CALLE AGUA CALIEN T E
JOSEPH WY
CANYON COUNTRY RD
CIRCLE B DR
LARI AT LN
FOXBOROUGH
PACIFICA BLV
APAWAMIS RD
PUESTA DEL SOL
PYRENESS AVE
SALIDA DEL SOL PL
NICOLE CIR
N CILLE WY
BLUE SKY CIR
WHITEWATER CU TOFF
CLUB CIRCLE DR
EL DORADO PL
EL SOMBRERO LN
OLYMPIC MOUNTAIN AVE
WILLOW CREEK
PROSPECT WY
L IDO CT
AGAVE WY
DESERT TER
MADRE LN
EAGLE MOUNTAIN AVE ANNANDAL E AVE
CORSAIR ST
ACACIA AVE
LEITH AVE
MOUNTA NI PAS
LA SALLE RD
ALEXANDRIA CT
NORTH CANDLE TREE LN
BROKEN ARROW LN
DON ENGLISH WY
AVEN DI AGRAC AI
ARENA BLANCA RD
CALLE BONITA
INGLEWOOD AVE
SUMMERWALK DR
CLARENCE ST
EKWANOK DR
PROUDLAND DR
ARDEN WY
MOJAVE RD
OCOTILLO TR
CA LLE LAS T IENDAS
CLIFF CIR S
CONGRESSIONAL RD
THUNDERBIRD LN
STARDANCE DR
LOFTWO O D ST
CLIFF CIR N
CATS CLAW RD
DUNES PAS
SAN CARLOS RD
ORTEGA DR
TROON CT
TUNITAS RD
BOB RD
VIA CORTO
AFORTUNADO DR
ENCHANTED RD
SAN LORENZO DR
PEAK DR
PEQU ENA DR
COOPER CT
LOVAS CT
EA S T PARKW ALK LN
AVENIDA SUENOS
COUNTRY V EI W RD
WESTLIGHT DR
MONTERICO RD
SAN FIDEL WY
V A RDO N CT
TENTH ST
ASTORIA PL
MERCURY DR S
TWELFTH ST
SAN GORGONIO ST
OASIS DR
PASATIEMPO DR
LEONARDO DR
CAM NI O CAP SI TRANO
ARGONNE RD
SANDERLING CT
SUNRISE DR
DESERT AIR CT
CARLOS ST
KEY WY
EGAN CT
FARRIS DR
WEST SIDE DR
SMOKEWOOD C RI
CACTUS APPLE DR
BERNARDO WY
AVEN DI A DELORES AVONDALE RD
KESTREL CT
SAN LUCAS RD
SUMMIT VIEW CT
PINTO WY
BOROS CT
MC GARGER RD
SMITH CT
DOLOMITES CT
BURKE CT
LEMA CT
LEONARD CT
CAMINO DEL SOL
LA PALOMA LN
BARNES CT
TACO WY
VALLEY VIEW CT
BLUE RIDGE ST
DEL RAY CT
ELM AVE
JUNIPER DR
VISTAOESTE
FLORA AVE
THOMAS AVE
I-10
16TH AVE
AVENIDA DORADO
LONG CANYON RD
POMELO DR
MISSION LAKES BLV
OCOTILLO RD
TWO BUNCH PALMS TR
DIABLO RD
CAHUILLA AVE
INDIAN AVE
KAREN AVE
WEST DR
VERBENA DR
GOLDEN EAGLE WY
CASA LOMA RD
VIA QUEDO
TENTH ST
OCOT LI LO RD
10TH ST
5TH ST
EL RIO LN
FOXDALE DR
PIERSON BLV
SUMAC DR
4TH ST
CHOLLA DR
CABOT RD
COVEY ST
18TH AVE
ANNADALE A V E
DILLON RD
CACTUS DR
MAUI WY
I-10
MISSION CREEK RD
ACOMA AVE
AVENIDAMERCED
AVENIDA CADENA
DESERT VIEW AVE
PALM DR
FARRIS DR
DESERT TER
SAGEBRUSH TR
CAMINO CAMPESINO
CAMINO IDILIO
DESERT VIEW AVE
ESTRELLA AVE
PA NI T BRUSH TR
AVENIDA DORADO
GRANADA AVE
WEST DR
CALLE AMAPOLA
AVENIDA LADERA
CAMINO AVENTURA
LITTLE MORONGO RD
SAN REMO RD
CAMINO AVENTURA
ATLANTIC AVE
AVENIDAMANZANA
16TH AVE
N INDIAN CANYON DR
I-10
VIA REAL
ATLANTIC AVE
18TH AVE
MESQUITE AVE
WEST DR
TWO BUNCH PALMS TR
AMBROS OI DR
SK Y BOR NE DR
CHOLLA DR
16TH AVE
FLORA AVE
CACTUS DR
FOXDALE DR
SAN JUAN RD
Land Use Policy Plan
C i t y o f D e s e r t H o t S p r i n g s
Land Use Designations
R-RD: Residential Rural Desert (1 DU/5 AC)
R-L: Residential Low (Up to 6.0 DU/AC)
R-M: Residential Medium (Up to 20.0 DU/AC)
R-H: Residential High (20.0 to 30.0 DU/AC)
C: Commercial (0.30 FAR)
V-S: Visitor-Serving
MU-N: Mixed-Use Neighborhood (15 DU/AC)
MU-C: Mixed-Use Corridor (20.0 to 30.0 DU/AC)
I: Industrial: (0.60 FAR)
OS: Open Space
P: Public/Institutional
SP: Specific Plan
Base Map Features
City Boundary
Sphere of Influence
0 0.25 0.5 1 1.5 2
Miles
Source: City of Desert Hot Springs, 2020.
Date: June 11, 2020.
Overlays
Arts and Culture Overlay
Industrial Cannabis Overlay
Energy Overlay
! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!! !!!!!!!! !!!!!!!! !!!!!
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! OS-C SP SP SP
SP
OS-C
I-L
OS-C
OS-C
OS-C
SP
R-L
SP
R-RD
OS-C
I-E
SP
P
OS-C
R-L
R-RD
P
I-L
R-RD
P
R-RD
SP
SP
R-RD
SP
P
SP
I-L
C-BP
R-RD
OS-C
R-H
OS-C
OS-C
OS-C
R-L
R-M
R-RD
R-L
R-M
R-L
OS-C
P
P
VS-C
R-L
OS-C
R-L
C-G
OS-C
C-H
OS-C
OS-C
R-RD
R-RD
C-BP
R-RD
C-BP
R-L
P
R-RD
R-L
OS-C
OS-C
I-L P
C-BP
C-H
OS-C
SP
C-BP
MU-N
R-H
R-M
MU-C
R-H
C-BP
OS-C
R-M
R-RD
R-RD
C-BP
MU-C
R-M
OS-C
R-RD
P
R-L
R-H
SP
C-G
R-L
R-RD
P
P
OS-C
C-G
R-M
R-RD
R-M
R-L
R-M
MU-C
OS-C
C-BP
R-L
P
C-H
MU-C
C-BP
MU-C
C-G
VS-C
MU-C
MU-C
C-G
P
R-RD
P
OS-R
R-L
R-RD
R-H
R-M
C-G
R-L
R-M
MU-N C-G
R-L
OS-C
R-L
R-L
R-L
C-N
OS-R
R-RD
MU-C
R-RD
OS-R
C-H
OS-C
SP
C-N
MU-N
MU-N
R-H
P
OS-R
R-H
MU-N
P
R-L
R-L
R-L
R-L
R-L
R-L
SP
SP
R-L
R-L
R-L
P
R-L
R-L
SP
R-L
R-L
R-L
SP
R-M
R-L
SP
R-L
R-RD
VS-MU
R-L
R-M
R-M
R-M
VS-MU
MU-C
R-H
R-H
VS-C
VS-C
VS-C
VS-C R-L
VS-C VS-C
VS-C
R-L
VS-MU
I-L
I-L
VS-MU
VS-MU
P
P
P
C-N
OS-R
OS-R
Sunset Ridge
Specific Plan
Tuscan Hills
Specific Plan
Rancho Royale
Specific Plan
Skyborne
Specific Plan
Two Bunch Palms
Specific Plan
Ranch Oasis
Specific Plan
Aventura Palms IISpecific Plan
Rancho Royale
Specific Plan
Walmart Retail CenterSpecific Plan
Desert Land
Ventures
Specific Plan
Coachillin
Specific Plan
Desert
Harvest
Specific Plan
Mountain View
Country Estates
Specific Plan
Highland Falls
Amendment District
Mission Creek Trails
Amendment District
Rancho Royale
Specific Plan
I-10
SH-62
PALM DR
DILLON RD
WORSLEY RD
20TH AVE
PIERSON BLV
HACIENDA DR
8TH ST
MISSION CREEK RD
LITTLE MORONGO RD
N INDIAN CANYON DR INDIAN AVE
MISSION LAKES BLV
4TH ST
CACTUS DR
MOUNTAIN VIEW RD
5TH ST
18TH AVE
6TH ST
3RD ST
BUBBLING WELLS RD
1ST ST
VARNER RD
PIERSON BLVD
12TH ST
MESQUITE AVE
VERBENA DR
21ST AVE
7TH ST
DESERT VIEW AVE
CHOLLA DR
2ND ST
13TH AVE
16TH AVE
15TH AVE
14TH AVE
ACOMA AVE
IRONWOOD DR
KAREN AVE
MICRO PL
WEST AVE
VIA VISTA
UN TI ED RD
SCENIC DR
CAHUILLA AVE
SIERRA BLV
LONG CANYON RD
19TH AVE
YERXA RD
PAINTED HILLS RD
KAY RD
INAJA ST
BUENA VISTA AVE
WESTERN AVE
SANTA CRUZ RD
8TH AVE
VIA QUEDO
VIA MONTANA
CAMINO AVENTURA
HIDALGO ST
SERENDIPITY RD
14TH ST
TAMAR DR
SUNLAND RD
HACIENDA AVE
POMELO DR
VERNON RD
M RI ACLE H LI L RD
JUNE RD
QU NI TA WY
RUBY DR
WEST DR
VIA REAL
MAPLE RD
GRANADA AVE
BLAIR RD
ATLANTIC AVE
CUANDO WY
YUCCA DR
LA SALLE
SEELEY ST
ANNADALE AVE
EL RIO LN
DAVE AVE
MARION RD
AMBROSIO DR
INYO DR
AVENIDA DESCANSO
AVEN DI A M RI OLA
CAROL DR
JUL AI N DR
CABOT RD
ZETA RD
CAMINO CAMPANERO
AVEN DI A RAMBLA
CLUBHOUSE BLV
PROMENADE DR
VALENCIA DR
DIABLO RD
TWO BUNCH PALMS TR
AVENIDA ATEZADA
FLORA AVE
BLUMA AVE
REDBUD RD
CREST ST
OLD MORONGO RD
VIA LORETO
GATEWAY BLV
ELAINE DR
AVENIDA RAMADA
SONORA DR
MEL SI SA LN
OAKMOUNT BLV
RAMONA DR
LAMESA DR
CLAIRE AVE
ELISEO RD
MOLLIES AVE
PACIFIC AVE
OCOTILLO RD
THOMAS AVE
CALIENTE DR
ANGELA DR
EL CAJON DR
GLORY VIEW RD
SILVER STAR AVE
FAR VIEW RD
AUGUSTA AVE
DIABLO ST
THORNTON RD
FLORENCE DR
SUMAC DR
AVENIDA BARONA
PANORAMA DR
TRAM V EI W RD
SPYGLASS AVE
WARW CI K DR
CUYAMACA DR
KNOLL DR
DEODAR AVE
ESTRADA ST
WINDHAVEN RD
AVENIDA MONTEFLORA
CAMINO CAMPESINO
WOLVEN ST
LUIS DR
10TH ST
OPPERMAN RD
SUNSET AVE
NANCY DR
BANDERA ST
THUMB DR
SKYLINE DR
LUNA RD S
SAN ARDO RD
MAUI WY
AVEN DI A V SI TA
PALOMAR LN
BOBCAT
CALLE DE LOS ROMOS
ORMA VISTA DR
KEITH ST
VISTA DEL VALLE
NEW VIEW DR
HERMANO WY
SANTA YSABEL DR
AUGUA CAYENDO RD
CALLE CERRITO
AZANIA AVE
FALCON DR
COVEY ST
MCCARGER RD
AVEN DI A MERCED
SAN RAFAEL RD
GARY AVE
PASEO YUCCA VISTA
VIA CORTO WEST
LOU SI E ST
PR CI KLY PEAR TR
MOUNTAIN VIEW DR
SAN FELIPE RD
TERRACE WY
VISTA PL
E A R ROYO DR
SAR TI A DR
NAHUM DR
SAN MARCUS RD
EL MIRADOR BLV
P SI CES WY
CAPILAND RD
PARK LN
CLUB HOUSE DR
GALILEO PL
PARMA DR
AVEN DI A FLORENCITA AVEN DI A MANZANA
VIA DOMINGO
REPOSO WY
COUGAR
SAN JACINTO LN
BROOKLINE AVE
AVENIDA ALTA LOMA
CATALPA AVE
ESPARTA AVE
CASA GRANDE DR
COTTONWOOD DR
MARION WY
MARK DR
AVA CT
W ARROYO DR
DEL REY LN
DERONDA AVE
LOMA VISTA RD
DEL RAY LN
ESTRELLA AVE
SYCAMORE RD
CENTEN NIAL P L
LOUISAN RD
KRANSHIRE RD
PAINT BRUSH TR
FOXDALE DR
SKYBORNE DR
BEACON WY
KIT ETAIL DR
SAN MIGUEL RD
SAGEBRUSH TR
AVENIDA CADENA
MAUNA LOA RD
BEECH AVE
YAQUI LN
SAN GORGONIO LN
CRESENT DR
EL SOL DR
CALLE AZTECA
HOYLAKE RD
GOLDEN EAGLE WY
CAROB TREE DR
TUMBLEWEED TR
AVALON PL
SANBORN ST
CHUCKWALLA TR
MARY CIR
CANYON DR
NORTH CRESCENT ST
SAN SIMEON DR
AURORA PL
ARNOLD AVE
SATURN LN
BRAE BURN AVE
AVENIDA DORADO
MOON DR
SAND HILL
PIONEER TR
SYLVANOS RD
EL SERAPE TR
HOUGH RD
WH TI E SAGE TR
SAN RAFAEL DR
RAINBOW LN
VIA DEL SOL
WH TI EWATER
SUMMIT PAS
SKY RIDGE WY
CALLE BLANCO
AVENIDA LADERA
SAN PABLO RD
JASMINE DR
HIGHWING ST
ORION TERRACE
KIMLIN AVE
MONTEREY RD
POLARIS ST
AVENIDA JALISCO
LANTANA LN
ROLLING HILLS DR
HEARTLAND WY
TEAGARDEN DR
HIGHLAND AVE
ROSEMONT AVE
DESERT WILLOW DR
SANTA ROSA RD
SPRUCE ST
MOUNTAIN TOP CT
QUA LI R DI GE
ANTELOPE
SOUTH STARCROSS DR
SAN REMO RD
MESA AVE
VIEW RD
VIA CORTO EAST
SOUTH CRESCENT ST
HORIZON DR
AVENIDA SERENA
SKYPOINTE D R
SAN JUAN RD
CALLE ESCORIAL
CAMINO SILVOSO
SCENIC CREST C RI
SAN TOMAS ST
CAMINO IDILIO
TARBUTTON RD
ROADRUNNER
VIA DEL PUEBLO
OVERLOO K DR
SAN BRUNO RD
ROUNDUP DR
RAYO DEL SOL
CALLE AMAPOLA
MERCURY DR N
PINEHURST CIR
CLOW LN
VISTA DR
AGU A DULCE DR
SAN DIEGO DR
JAYNE ST
MEADOWS WY
SALTON VIEW RD
ROCHELLE RD
BINNIE ST
AVENIDA HERMOSA
SUSAN WY
SAN JACINTO ST
ROCKIES AVE
NORTH STARCROSS DR
AVENIDA PICO
SAN ANTONIO ST
WHITNEY CT
PAUL RD
UPLAND WY
ARBOR ST
DORAL DR
HACIENDA HEIGHTS DR
CASA LOMA RD
VALPARAISO DR
SKYRIS E DR
HATCHET CACTUS DR
NORTH STAR LN
SAN JOSE RD
BALD EAGLE LN
SIWANOY DR
BUCKBOARD LN
CALLE AGUA CALIENTE
JOSEPH WY
CANYON COUNTRY RD
C RI CLE B DR
LARIAT LN
PACIFICA BLV
APAWAMIS RD
PUESTA DEL SOL
PYRENESS AVE
MOUNTA NI HAWK LN
SALIDA DEL SOL PL
NICOLE CIR
N CILLE WY
BLUE SKY CIR
WHITEWATER CUTOFF
CLUB CIRCLE DR
ELDORADO PL
EL SOMBRERO LN
WILLOW CREEK
PROSPECT WY
LIDO CT
AGAVE WY
DESERT TER
MADRE LN
EAGLE MOUNTAIN AVE
ANNANDALE AVE
CORSAIR ST
ACACIA AVE
LEITH AVE
MOUNTAIN PAS
LA SALLE RD
NORTH CANDLE TREE LN
BROKEN ARROW LN
DON ENGLISH WY
AVENIDA GRACIA
ARENA BLANCA RD
CALLE BONITA
INGLEWOOD AVE
ORIS WY
SUMMERWALK DR
CLARENCE ST
EKWANOK DR
PROUDLAND DR ARDEN WY
MOJAVE RD
OCOTILLO TR
CA LLE LAS T IENDAS
CLIFF CIR S
CONGRESSIONAL RD
LOFTWOO D ST
CLIFF CIR N
CATS CLAW RD
DUNES PAS
SAN CARLOS RD
ORTEGA DR
TROON CT
TUNITAS RD
BOB RD
VIA CORTO
AFORTUNADO DR
ENCHANTED RD
SAN LORENZO DR
PEAK DR
SKYWAY DR
PEQUENA DR
LOVAS CT
EAS T PARKW ALK LN
WEST PARKWALK LN
AVENIDA SUENOS
COUNTRY V EI W RD
VISTA CIR
MONTERICO RD
SA N FIDEL WY
V A RDO N CT
TENTH ST
ASTORIA PL
MERCURY DR S
TWELFTH ST
SAN GORGONIO ST
OASIS DR
PASATIEMPO DR
LEONARDO DR
CAMINO CAP SI TRANO
ARGONNE RD
SANDERLING CT
SUNRISE DR
DESERT AIR CT
CARLOS ST
KEY WY
EGAN CT
PECOS RD
FARRIS DR
WEST SIDE DR
SMOKEWOOD CIR
CACTUS APPLE DR
BERNARDO WY
AVEN DI A DELORES
AVONDALE RD
SAN LUCAS RD
SUMM TI VIEW CT
PINTO WY
BOROS CT
MC GARGER RD
SMITH CT
BURKE CT
LEMA CT YOSEMITE LN
LEONARD CT
CAMINO DEL SOL
BARNES CT
TACO WY
VALLEY VIEW CT
DEL RAY CT
ELM AVE
JUNIPER DR
I-10
CABOT RD
VIA QUEDO
SAGEBRUSH TR
THOMAS AVE
PIERSON BLV
VERBENA DR
TWO BUNCH PALMS TR
DESERT VIEW AVE
KAREN AVE
CALLE AMAPOLA
WEST DR
18TH AVE
DESERT VIEW AVE AMBROS OI DR
VIA REAL
CAMINO CAMPESINO
MISSION CREEK RD
AVENIDA DORADO
TENTH ST
OCOTILLO RD
TWO BUNCH PALMS TR
5TH ST
AVENIDA CADENA
FOXDALE DR
16TH AVE
CAMINO AVENTURA
OCOTILLO RD
4TH ST
ANNADALE AVE
MAUI WY
GOLDEN EAGLE WY
WEST DR
10TH ST
I-10
ACOMA AVE
COVEY ST
MISSION LAKES BLV
AVENIDA MANZANA
FARRIS DR
DESERT TER
SKYBORNE DR
SUMAC DR
INDIAN AVE
SAN REMO RD
ATLANTIC AVE
I-10
WEST DR
CAMINO IDILIO
AVENIDA DORADO
CHOLLA DR
16TH AVE CAMINO AVENTURA
PALM DR
LITTLE MORONGO RD
N INDIAN CANYON DR
EL RIO LN
PA NI T BRUSH TR
DILLON RD
ATLANT CI AVE
18TH AVE
MESQU TI E AVE
ACOMA AVE
POMELO DR
DIABLO RD
FOXDALE DR
16TH AVE
FLORA AVE
LONG CANYON RD
VIA REAL
AVENIDA MERCED
CACTUS DR
ESTRELLA AVE
Zoning Map
City of Desert Hot Springs
Zoning Districts
R-RD: Residential Rural Desert R-L: Residential LowR-M: Residential MediumR-H: Residential HighC-N: Neighborhood CommercialC-G: General CommercialC-D: Downtown CommercialC-H: Highway CommercialC-BP: Business ParkVS-C: Visitor-Serving CommercialVS-M: Visitor-Serving MixedMU-N: Mixed-Use Neighborhood MU-C: Mixed-Use CorridorI-L: Light Industrial I-E: Industrial-Energy ProductionOS-C: Open Space - ConservationOS-R: Open Space - Recreational ParkOS-P: Open Space - PrivateSP: Specific PlanP: Public/Institutional Base Map Features
City BoundarySphere of Influence
0 0.5 1 1.5 2 0.25
Miles
°Source: City of Desert Hot Springs, 2020.Date: May 27, 2020.
Zoning Overlays
Arts and Culture OverlayIndustrial Cannabis OverlayEnergy Overlay Specific Plan Boundaries
Specific Plans
!!!!!!!!!!!!!!!! Specific Plan Amendment Districts