HomeMy Public PortalAboutOrd 11677
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ORDINANCE NO. 1167
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE,
CALIFORNIA, APPROVING THE SECTION 31 SPECIFIC PLAN
WHEREAS, City is a charter city and a municipal corporation of the State of
California; and;
WHEREAS, EC Rancho Mirage Holdings ("Developer") owns a fee interest in
approximately 618-acres of unimproved real property located almost entirely within
Section 31, Township 4 South, Range 6 East, and a portion of the southeast quarter of
Section 36, Township 4 South, Range 5 East, San Bernardino Baseline and Meridian
(SBBM), at the eastern boundary of the City of Rancho Mirage, bounded by Gerald Ford
Drive to the north, Monterey Avenue to the east, Frank Sinatra Drive to the south, and
Bob Hope Drive to the west, with the collectively identified by Assessor's Parcel Numbers
(APN) 674-430-016 and 685-220-006 ("Subject Property"); and
WHEREAS, Developer and the City of Rancho Mirage entered into statutory
Development Agreement that contemplated the adoption of a Section 31 Specific Plan
that establishes the plans, land use regulations, development standards, design
guidelines, infrastructure requirements, and implementation programs to guide the
development of a mixed-use, master-planned community within the Subject Property
which will be zoned Lagoon (LAG), Mixed-Use Core (M-U CORE), and Residential (RES),
and encompass a master-planned community that will include resort hotels with up to 400
hotel keys, a mixed-use town center of approximately 175,000 square feet of combined
restaurant and entertainment destinations and shops, residential neighborhoods of up to
1,932 residential dwelling units which will include 230 branded resort units, a private
internal street system, and recreational open space amenities, including a multi-use
Grand Oasis Crystal Lagoon®, an integrated system of pedestrian, bicycle, and golf cart
trail linkages, neighborhood parks, water features, a Beach Club for residents , and
complementary features such as a multi-level parking structure for use by the visiting
public. ("Project"); and
WHEREAS, Section 17.54.020 of the Rancho Mirage Municipal Code provides
that a specific plan adopted by ordinance shall replace the base zoning district for the
subject property, and the development standards and guidelines identified in the specific
plan shall take precedence over the general standards and guidelines contained in Title
17, Zoning of the Municipal Code; and
WHEREAS, based on the findings, evidence and conclusions set forth in the Staff
Report prepared for the Project and the Section 31 Specific Plan Environmental Impact
Report prepared and certified for the Project, there is substantial evidence in the whole
of the administrative record to support the following findings: (1) That the Section 31
Specific Plan is consistent with the General Plan; (2) That the Section 31 Specific Plan
would not be detrimental to the public interest, health, safety, convenience, or welfare of
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the City; (3) That the Subject Property is physically suitable for the requested zoning
districts and the anticipated land use developments; (4) That the proposed specific plan
ensures development of desirable character which would be harmonious with existing
and proposed development in the surrounding neighborhood; and (5) That the proposed
project has been reviewed in compliance with the provisions of the California
Environmental Quality Act (CEQA).
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. RECITALS
That the above Recitals are true and correct and are incorporated as though fully
set forth herein.
SECTION 2. APPROVAL OF DEVELOPMENT AGREEMENT
That the City Council hereby approves the Section 31 Specific Plan, a copy of
which is attached hereto as Attachment "A" and incorporated herein by this reference.
SECTION 3. CITY ATTORNEY REVIEW
That the City Attorney prepared and framed this Ordinance pursuant to Section
1.04.010 of the Municipal Code and finds that the City Council has the authority to adopt
this Ordinance, that the Ordinance is constitutionally valid and that the Ordinance is
consistent with the general power and purposes of the City as set forth in Section 1.04.031
of the Municipal Code.
SECTION 4. SEVERABILITY
That the City Council declares that, should any provision, section, paragraph,
sentence or word of this Ordinance be rendered or declared invalid by any final court
action in a court of competent jurisdiction or by reason of any preemptive legislation, the
remaining provisions, sections, paragraphs, sentences or words of this Ordinance as
hereby adopted shall remain in full force and effect.
SECTION 5. AMENDING OF BAIL SCHEDULE
That the City Attorney's Office is hereby directed to determine whether this
Ordinance necessitates amendment of the City's Bail Schedule and to cause such
necessary amendments to be made and filed with the local branches of the Superior
Court of the County of Riverside.
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SECTION 6. EFFECTIVE DATE OF ORDINANCE
That this Ordinance shall take effect thirty (30) days after its second reading by the
City Council.
SECTION 7. REPEAL OF CONFLICTING PROVISIONS
That all the provisions of the Rancho Mirage Municipal Code as heretofore adopted
by the City of Rancho Mirage that are in conflict with the provisions of this ordinance are
hereby repealed.
SECTION 8. RECORDATION OF DEVELOPMENT AGREEMENT
That in accordance with Section 17.56.050 of the City's Municipal Code, the City
Clerk is hereby directed to record the fully executed Development Agreement with the
Riverside County Recorder no later than ten (10) days after its execution.
SECTION 9. CERTIFICATION
That the City Clerk shall certify to the passage of this Ordinance and shall cause
the same to be published according to law.
[THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]
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THE FOREGOING ORDINANCE WAS ADOPTED at a regular meeting of the City
Council held on December 19, 2019, by the following vote:
AYES: Hobart, Kite, Townsend, Weill.
NOES: None.
ABSENT: None.
ABSTAIN: None.
RECUSED: Smotrich
CITY OF RANCHO MIRAGE
ATTEST:
Kristie Ramos, CMC
City Clerk
APPROVED AS TO FORM:
Steven B. Quint
City Attorney
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ATTACHMENT "A"
SECTION 31
SPECIFIC PLAN
[SEE ATTACHED]
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Prepared for:
City of Rancho Mirage, California
Applicant:
EC Rancho Mirage Holdings,
Limited Partnership
Prepared by:
MSA Consulting, Inc.
Hart Howerton
DMB Development, LLC
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7 SECTION 31 SPECIFIC PLAN DRAFT NO. 5
SPECIFIC PLAN NO. ___ _
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Prepared for:
City of Rancho Mirage
Applicant:
EC Rancho Mirage Holdings, Limited Partnership
c/o OM B Development LLC
7600 E. Doubletree Ranch Road
Suite 250
Scottsdale, AZ 85258
Prepared By:
MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
Hart Howerton
One Union Street
San Francisco, CA 94711
DMB Development LLC
7600 E. Doubletree Ranch Road
Suite 250
Scottsdale, AZ 85258
SECTION 31: SPECIFIC PLAN
-r:======================================= SECTION 31 : SPECIFIC PLAN
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Consulting Team:
Civil Engineering/Entitlements
Management
MSA Consulting, Inc
34200 Bob Hope Drive
Rancho Mirage, CA 92270
(760) 320-9811
Paul DePalatis
Lead Planners
Hart Howerton
One Union Street
San Francisco, CA 94111
(415) 439-2200
Eron Ashley
Anna Carson
Landscape Planning
RGA Landscape Architects, Inc.
A design studio of MSA Consulting, Inc
34200 Bob Hope Drive
Rancho Mirage, CA 92270
(760) 320-9811
Jarvis Payne
EIR Consultant
Meridian Consultants
920 Hampshire Road, Suite AS
Westlake Village, CA 97361
(805) 367-5725
Tony Locacciato
Traffic Study/Mobility Design
Fehr & Peers
101 Pacifica, Suite 300
Irvine, CA 92618
Paul Hermann
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Crystal Lagoon Engineering
Kimley-Horn and Associates, Inc.
600 North Pine Island Road, Suite 450
Plantation, FL 33324
(954) 535-5138
Ch ris Falce, P.E.
Crystal Lagoon Technology
Crystal Lagoons US Corp.
2 Alhambra Plaza, Penthouse 18
Coral Gables, FL 33734, USA
(786) 228-7748
Eric Cherasia, P.E.
Water Supply Analysis
Thomas E. Levy
Retired General Manager-Chief Engineer
Coachella Valley Water District
San Clemente, CA 92673
(949) 218-0033
Sustainability
Schweitzer + Associates., Inc.
25422 Trabuco Rd., Ste. 105-190
Lake Forest, CA 92630
(949) 735-5537
Judi Schweitzer
Marketing Study/Product Optimization
RCLCO Real Estate Advisors
71607 Wilshire Blvd, Suite 1650
Los Angeles, CA 90025
(370) 203-3033
Gadi Kaufmann
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7 Consulting Team (Continued):
Legal Counsel
Stowell, Zeilenga, Rut h, Vaughn & Treiger LLP
4590 E. Thousand Oaks B lvd. Suite 100
Westlake Village, CA 91362
(805) 446-1496
James Vaughn
Fiscal Impact Study
Zimmerman Group
28202 Cabot Road, Suite 620
Laguna Niguel, CA 92677
(949) 542-7072
John Zimmerman
Development Consulting
Quill Enterprises
51245 Avenida Rubio
l La Quinta, CA 92253
Paul D. Quill
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SECTION 31: SPECIFIC PLAN
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7 TABLE OF CONTENTS
A NEW CROWN JEWEL FOR RANCHO MIRAGE .................................................................... 1
CHAPTER l: INTRODUCTION A ND SETTING ............................................................................. 3
1.1 PROJECT OVERVIEW ........................................................................................................................................... 3
1.2 ORGANIZATION ....................................................................................................................................................... 3
1.3 PURPOSE AND INTENT ...................................................................................................................................... 4
1.4 PROJECT LOCATION ............................................................................................................................................. 5
1.5 SITE CHARACTERISTICS ..................................................................................................................................... 9
1.6 BACKGROUND AND HISTORY ....................................................................................................................... 11
1.7 DEVELOPMENT PLANNING ............................................................................................................................. 11
1.8 COM MUNITY OBJECTIVES ............................................................................................................................... 11
1.9 EXISTING GENERAL PLAN AND ZONING .............................................................................................. 12
1.10 UTILITY AND SERVICE PROVIDERS ........................................................................................................... 15
1.11 EXISTI NG PUBLIC SERVICES .......................................................................................................................... 15
1.12 COMMUNITY INVOLVEMENT ......................................................................................................................... 17
l 1.13 ENVIRONMENTAL REVIEW ............................................................................................................................. 17
1.14 ENTITLEMENT PROCESS ................................................................................................................................... 17
CHAPTER 2: DEVELOPMENT PLAN .............................................................................................. 19
2.1 OVERVIEW ................................................................................................................................................................ 19
2.2 LAND USES ............................................................................................................................................................... 19
2.2.l Land Use Categories ................................................................................................................................. 19
2.2.2 Planning Areas ............................................................................................................................................... 21
2.2.3 Conceptual Land Use Plan and Summary Table ................................................................... 22
2.3 CIRCULATION .......................................................................................................................................................... 25
2.3.l Vehicular Circulation Plan ...................................................................................................................... 25
2.3.2 Community Entries .................................................................................................................................... 31
2.3.2 Street Sections .............................................................................................................................................. 32
2.3.3 Street Guidelines ........................................................................................................................................ 34
2.3.3 Mult i-Modal Circulation Plan ............................................................................................................... 35
2.4 OPEN SPACE AND RECREATION .............................................................................................................. 38
2.5 LANDSCAPE ............................................................................................................................................................. 41
J 2.6 WALLS .......................................................................................................................................................................... 55
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7 2.7 WATER AND SEWER ........................................................................................................................................... 57
2.7.l Domestic Water ........................................................................................................................................... 57
2.7.2 Sa nitary Sewer .............................................................................................................................................. 57
2.8 GRADING AND DRAINAGE ........................................................................................................................... 60
2.8.l Grading ............................................................................................................................................................. 60
2.8.2 Drainage .......................................................................................................................................................... 60
2.9 DEVELOPMENT SEQUENCING PLAN ..................................................................................................... 64
CHAPTER 3: ENVIRONMENTAL SUSTAINABILITY ............................................................... 66
3.1 OVERVIEW ............................................................................................................................................................... 66
3.2 SUSTAINABLE SITE DESIGN AND INFRASTRUCTURE ............................................................... 67
3.3 SUSTAINABLE BUILDING DESIGN ............................................................................................................ 68
3.4 OPERATIONAL STANDARDS ........................................................................................................................ 68
CHAPTER 4: TOWN CENTER DEVELOPMENT ...................................................................... 70
4.1 TOWN CENTER OVERVIEW ........................................................................................................................... 70
4.2 TOWN CENTER PERMITTED USES ........................................................................................................... 70
4.3 TOWN CENTER DEVELOPMENT STANDARDS .................................................................................. 73
l 4.3.l Town Center Typical Residential Lots ............................................................................................ 73
4.3.2 Primary Street Frontages ....................................................................................................................... 73
4.3.3 Build-to Zone .................................................................................................................................................. 73
4.4 TOWN CENTER OPEN SPACE STANDARDS ....................................................................................... 79
4.4.l Public Plaza Standards ........................................................................................................................... 79
4.4.2 Residential Open Space Sta ndards for Mixed-Use Buildings ....................................... 80
4.4.3 Open Space Standards for Multi-Family Residential Buildings ................................ 80
4.4.4 Special Open Space Provisions ........................................................................................................ 81
4.5 TOWN CENTER PARKING STANDARDS ................................................................................................. 81
4.6 TOWN CENTER DESIGN STANDARDS ................................................................................................... 84
4.6.l Site Design ..................................................................................................................................................... 90
4.6.2 Building Desig n .......................................................................................................................................... 95
4.7 TOWN CE NTER LANDSCAPE TREATMENTS ...................................................................................... 97
4 .7.l Open Space Landscape Treatments ............................................................................................. 98
4.8 TOWN CE NTER SIGNAGE DESIGN ........................................................................................................... 99
4.8.l General Guidelines .................................................................................................................................... 99
4.9 TOWN CENTER LI GHTING DESIGN ........................................................................................................ 100
J 4.9.l Lighting Fundamentals and Guidelines ...................................................................................... 100
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7 4.9.2 lmplementation .......................................................................................................................................... 700
4.9.3 Roadway Lighting ....................................................................................................................................... 707
4.9.4 Parking Area Lighting ............................................................................................................................ 702
4.9.5 Pedestrian Area Lighting ..................................................................................................................... 702
4.9.6 Architectural Lighting ............................................................................................................................ 702
4.9.7 Landscape Lighting ................................................................................................................................ 703
4.10 TOWN CENTER WALL DESIGN .................................................................................................................. 703
4.17 TOWN CENTER HARDSCAPE DESIGN ................................................................................................. 704
4.77.7 Street Furnishings ................................................................................................................................... 104
4.77.2 Paving Elements ...................................................................................................................................... 704
4.77.3 Seating Areas ............................................................................................................................................... 705
4.77.4 Water Features and Public A rt.. ....................................................................................................... 705
4.77.5 Miscellaneous Hardscape Elements ........................................................................................... 106
4.72 TOWN CENTER ENVIRONMENTAL DESIGN ..................................................................................... 706
4.13 TOWN CENTER D EVELOPMENT APPLICATIONS ........................................................................ 107
4.73.7 Approval Requirements ...................................................................................................................... 107
4.73.2 Submittal Requirements .................................................................................................................... 108
4.73.3 Required Findings ................................................................................................................................... 109
4.73.4 Amendment ................................................................................................................................................ 109
4.73.5 Interpretation .............................................................................................................................................. 770
4.73.6 Enforcement ................................................................................................................................................. 770
CHAPTER 5: RESIDENTIAL DEVELOPMENT ........................................................................... 772
5.7 OVERVIEW ............................................................................................................................................................... 172
5.2 SITE DEVELOPMENT .......................................................................................................................................... 772
5.3 PERMITTED USES ................................................................................................................................................ 772
5.4 DEVELOPMENT STA NDARDS ...................................................................................................................... 775
5.4.3 Typical Residential Lots .......................................................................................................................... 775
5.5 DESIGN GUIDELINES ........................................................................................................................................ 720
5.6 LANDSCAPE TREATMENTS .......................................................................................................................... 723
5.7 SIGN GUI DELIN ES ............................................................................................................................................... 723
5.8 LIGHTING DESIGN .............................................................................................................................................. 724
5.9 WALL DESIGN ....................................................................................................................................................... 724
5.10 HARDSCAPE DESIGN ....................................................................................................................................... 725
J 5.17 ENVIRO NMENTAL DESIGN ........................................................................................................................... 725
5.12 DEVELO PMENT APPLICATIONS FOR RESIDENTIAL AREAS .................................................. 725
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~I 5.12.1 Approval Requirements ....................................................................................................................... 125
5.12.2 Submittal Requirements ..................................................................................................................... 126
5.12.3 Required Findings .................................................................................................................................... 127
5.12.4 Amendment ............................................................................................................................................... 127
5.12.5 lnterpretation ............................................................................................................................................... 128
5.12.6 Appeals ............................................................................................................................................................ 128
5.12.7 Enforcement ................................................................................................................................................ 129
CHAPTER 6: THE GRAND OASIS ................................................................................................... 130
APPENDIX: GENERAL PLAN CONSISTENCY ANALYSIS ................................................ 134
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7 A NEW CROWN JEWEL FOR RANCHO MIRAGE
The planned community for Section 31 (the "Community") will be nothing less than the crown jewel of
Rancho Mirage, featuring a luxurious beach environment in the heart of one of the Coachella Valley's most
prestigious cities.
Upon entering the Community, quality is reflected in every detail. This begins with a striking landscaped
entry that rises slightly and upon cresting, revea ls an expanse of turquoise blue water in a Crystal Lagoon® in
the foreground backed by distant vistas of the rugged Santa Rosa Mountains. One's eye is drawn to the
vibrancy of the iconic Town Center with its main street featuring appealing public spaces and connectivity to l high-end resorts, dining, and entertainment venues with prominent beach-front locations. At night, the
water reflects the spectacular desert moonglow, enhanced by a system of artful pathways and feature
lighting within this Grand Oasis™.
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Well-maintained, high quality residential neighborhoods surround the lagoon on three sides, all
interconnected through a network of quiet, int imate local streets emanating outward from the Grand Oasis,
with its white sa nd beaches strategica lly placed along the shoreline. Landscaped paseos extend into the
surrounding resid ential neighborhoods, providing convenient bike, pedestrian, and golf cart connections to
beachfront shopping, dining, and entertainment experiences in the Town Center district. Across the Grand
Oasis appears the residents' private beach club with a variety of equipment for water activities that will
appeal to all ages.
Residents will have several convenient options within the community to access the vibrant mixed-use Town
Center that comprises the hea rt of this unique Community and provides a wide range of shopping, dining,
entertainment, and leisure activities for residents, hotel guests, and the public at large. The Town Ce nter will
lead to an active beach experience featuring non-motorized water craft and beach equipment that may be
accessed by resort guests and by the public for daily use by reservation only.
Beyond the physical beauty of this setting, the Community will be a center for creativity in all aspects of life.
In keeping with the area's rich history, the Community will feature careful attention to architectural detail
and quality of execution for its residential and commercial buildings. Its Community governance model will
include a focus on healthy living opportunities. And importantly, the Community will provide a landscape for
A New Crown Jewel for Rancho Mirage I ~
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residents and visitors to experience a fun, playful lifestyle.
The Community will include a strong commitment to environmental stewardship and responsible building.
This Specific Plan includes prominent sustainability features such as convenient alternative transportation
options, innovative lighting systems, and a thoughtful energy grid designed to minimize peak loads and
provide options for efficient energy storage. The Community's unique, regional water-based attraction for
the City of Rancho Mirage will provide visitors with an amenity that should extend the tourist season into the
warmer months when activity at traditional golf environments dramatically declines. Visitors will be drawn
to this high-quality, amenity-rich destination that will foster day-to-night social vitality, where they will
admire the stunning beaches and unrivaled clear-water recreational opportunities at the Grand Oasis. The
City of Rancho Mirage, already an international destination, offers the ideal location for such an inimitable
lifestyle attraction.
In summary, the Community will deliver development of the highest quality in an environmentally
sustainable manner. Drawing inspiration from the natural desert context, the site will be richly landscaped
with climate sensitive plantings. A new luxury community of this scale in the Coachella Valley would typically
be anchored by one or more golf courses. The Grand Oasis with Crystal Lagoon technology will utilize a
fraction of the water used by a single golf course and will use innovative technology to minimize energy,
water, and chemical usage. The multi-modal pathways winding through the Community will encourage non-
motorized vehicle transportation while the series of strategically-located paseos extending into each
neighborhood will create a walkable neighborhood trails system. Building designs will incorporate best
practices for enhancing environmental sustainability.
This Specific Plan will guide the transformation of Section 31 into a 21st-century luxury community of the
highest caliber.
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7 CHAPTER l: INTRODUCTION AND SETTING
1.1 PROJECT OVERVIEW
This Section 31 Specific Plan ("Specific Plan") will guide the development of the Community within an area
comprised of approximately 618 acres of Section 31, a large undeveloped property in the heart of the
Coachella Valley within the City of Rancho Mirage ("City"). The portion of Section 31 located on the east side
of Monterey Avenue is separately owned and outside the scope of this Specific Plan. For convenience, the
property that is the subject of this Specific Plan is referred to as Section 31.
Section 31 is an infill property surrounded on the north, west, and south by developed land within the City of
Rancho Mirage and on the east side by properties within the Cities of Rancho Mirage and Palm Desert.
Section 31 is bounded by the following roadways: 1) Gerald Ford Drive on the north; 2) Bob Hope Drive on the
west; 3) Frank Sinatra Drive on the south; and 4) Monterey Avenue on the east. Section 31 is located directly
across from The Sunnylands Center and Garden, owned and operated by the Annenberg Foundation Trust.
The Community's proximity to Sunnylands will play an important role in guiding future development, as the
Community seeks to be accretive to the Sunnylands mission and its local significance.
The overall vision for the Specific Plan is to create a master-planned, mixed-use community oriented around
a Grand Oasis, featuring a 34-acre Crystal Lagoon with a wide range of water-based recreational
opportunities. Plans include luxury resort hotels and a vibrant mixed-use town center. The Specific Plan I accommodates a mix of single-and multi-family residential, live/work spaces, retail, recreation, and resort
hotel land uses within a residential and mixed-use development.
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The creation of a fully interconnected mixed-use community on Section 31 will enable residents to utilize
alternative transportation to stores, restaurants, recreational areas, and associated venues. The Community
will incorporate open space areas and recreational amenities that complement the expanse of crystal clear
water in the Grand Oasis available for swimming and non-motorized boating. The Community will adopt a
multi-modal transportation planning approach, with publicly-accessible streets in the resort areas and Town
Center and private neighborhood streets in resid ential areas that encourage a balanced and safe mix of
vehicular, pedestrian, bicycle, and other types of non-motorized personal transport vehicles.
This Specific Plan provides important guidance necessa ry for a cohesive development of the Community
over time so that planned improvements will be able to proceed with certainty for the initial phases while
allowing flexibility for future phases of the Community to respond to market demands and innovations in
construction. Coordinated planning efforts have brought together the property owner, EC Rancho Mirage
Holdings Limited Partnership ("ECRMH"), and the City as participants in an integrated and unified vision for
Section 31.
1.2 ORGANIZATION
The Specific Plan is organized in six chapters, as described below:
► Chapter 1, Introduction & Setting: This section provides an overview of the document, project setting
CHAPTER l: IN TRODU CTION AN D SETTING I 31
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and history, legislative authority for the Specific Plan, entitlement process, and other contextual
information.
► Chapter 2, Development Plan: This section describes the primary development plan components
required for orderly development of the Community. These include land use, circulation, open space and
recreation, landscape, water and sewer, grading and drainage, and characteristics of designated planning
areas.
► Chapter 3, Environmental Sustainability: This section describes strategies that will be adopted to
reduce and manage the Community's energy demands, multi-modal transportation planning, efficient
use of natural resources, lighting standards and compliance with the City's overall sustainability goals.
► Chapter 4, Town Center Development: This section outlines the broad design approaches and themes
intended to guide the visual appearance of future development in the resort areas and Town Center,
including residential buildings within the Town Center area. This section also covers development
regulations, allowable uses and administrative procedures for processing development applications
within the Town Center. Specifically, this section details the site, building, landscape, signage, lighting,
wall, hardscape, open space, parking and environmental sustainability design guidelines for the Town
Center including resorts.
► Chapter 5, Residential Development: This Section outlines broad design approaches and themes
intended to guide the visual appearance of future development in neighborhood residential areas. This
section also covers development regulations, allowable uses and ad ministrative procedures for
processing development applications for the Residential land use category. Specifically, this section
details the site, building, landscape, signage, lighting, wall, hardscape, open space, parking and
environmental sust ainability design guidelines for the Residential land use category.
► Chapter 6, Lagoon Development: This section describes the design and operational requirements for
the Grand Oasis using Crystal Lagoon's technology.
1.3 PURPOSE AND INTENT
This Specific Plan is intended to: 1) create a guidebook for future owners and occupants to understand what
the City will require to approve fu ture development plans; and 2) to meet lega l requirements to establish a
comprehensive structure for development including land uses, circulation and infrastructure, design
guidelines, and development regulations. The Specific Plan is intended to ensure quality development
consistent with the goals, objectives, and policies of the City's General Plan, while accommodating livability,
innovation, and creation of a sense of place.
While this Specific Plan defines the general location, type, and amount of development contemplated within
the Community, it is intend ed to provide a high degree of flexibility to allow development to respond to
future consumer demands and opportunities in the marketplace.
This document has been prepared pursuant to California Government Code Section 65450, which grants
local governments the aut hority to prepare specific plans as a systematic mea ns of implementing their
CHAPTER 1: INTRODUCTION A ND SETTING 14
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SECTION 31: SPECIFIC PLAN
General Plan. California Government Code Sections 65450 through 65454 establish the authority to adopt a
Specific Plan, identify the required contents of a Specific Plan, and mandate overall consistency with the
General Plan. This document also conforms with Section 17.54 of the Rancho Mirage Municipal Code, which
authorizes the use of Specific Plans and provides guidance for their preparation.
1.4 PROJECT LOCATION
Section 31 is located approximately 105 miles from the City of Los Angeles and the Pacific coast,
approximately 180 miles from the City of Las Vegas, and approximately 250 miles from the Phoenix/
Scottsdale metropolitan region. As shown on Figure 1.1, Regional Location Map, Section 31 is situated in the
westerly portion of the Coachella Valley within the corporate limits of the City of Rancho Mirage, Riverside
County. The Community will be accessible from Interstate 10 by way of Bob Hope Drive and Monterey Ave
and is bounded by the following roadways: 1) Gerald Ford Drive to the north; 2) Bob Hope Drive on the west:
3) Frank Sinatra Drive on the south; and 4) Monterey Ave on the east. Section 31 is located directly across Bob
Hope Drive from the historic Sunnylands Estate.
Section 31 consists of 2 parcels totaling approximately 618 acres (APN: 674-430-016 and APN: 685-220-006).
Figure 1.2, Local Vicinity Map, depicts the physical setting of the property. Surrounding land uses are listed in
Table 1.
CHAPTER 1: INTRODUCTION AND SETTING Is l
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7 TABLE 1: SURROUNDING USES
JURISDICTION LAND USE AND EXISTING USE
ZONING
North Rancho Mirage R-L-2, R-L-3, 0 Single Family Homes,
Vacant Land
South Rancho Mirage OS-PV, R-E, R-L-2, R-L-3, Rancho Mirage Country
0, Rs-H (Proposed) Club and Homes, Estate
Homes, Medical Offices
East Rancho Mirage, Palm C-G, PR, C-R/H Shadow Ridge Condo
Desert and Golf Resort, Vacant
Land
West Rancho Mirage C-N, P, R-L-2, OS-PV Shopping Center;
Sunnylands Estate,
Visitors' Center, and
Administrative Buildings;
and Vacant Land
Rancho Mirage Land Use and Zoning Designations:
R-E (Residential Estate)/ R-L-2 (Very Low Density Res-2DU/acre) / R-L-3 (Low Density Res-3DU/acre) / 0
l (Office)/ OS-PV (Open Space Private)/ C-N (Neighborhood Commercial)/ C-G (General Commercial/Rs-H
(Resort Hotel )/ P Public/Quasi-Public
.J
CHAPTER l · INTRODUCTION AND SETTING 161
-'------------------------
7
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SECTION 31: SPECIFIC PLAN
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REGIONAL LOCATION MAP
FIGURE 1.1
CHAPTER l: I NTRODUCT ION AND SETTING 171
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LOCAL VICINITY MAP
FIGURE 1.2
CHAPTER 1: INTRODUCTION AND SETTIN G Isl
_,___ ____________________ SECTION 31: SPECIFIC PLAN
J
1.5 SITE CHARACTERISTICS
As shown in Figure 1.3, Existing Site Conditions Map, Section 31 consists entirely of vacant land. The land is
characterized by predominantly flat to gradually sloping desert terrain with scattered native and invasive
vegetation. It is surrounded by fully improved major roadways that include 4-6 travel lanes, striped bike
lanes, curb, and gutter. Improvements on the property also include surface retention basins along the
northern property line that accept storm water runoff from adjacent roadways. Overhead Southern
California Edison 115 kv power lines exist parallel to Frank Sinatra Drive west of Vista Del Sol and along the
west side of Bob Hope Drive south of the Sunnylands entry, with stabilizing wires extending across to the
right of way adjacent to the western boundary of Section 31.
-----------
CHA PTER 1: INTRODUCTION AND SETTING I 9
-:::=====================================
7 VICTORIA
FALLS
GELSON'S
CENTER
FRANK SINATRA DRIVE
RANCHO MIRAGE COUNTRY CLUB
, I ,. ,-I-f
Legend:
-• • -Project Boundary O Existing Ret ention Area
• ---• City Limits • Existing Project High Point
Q Existing Project Low Point
J SOURCE: MSA CONSULTING, INC
SECTION 31: SPECIFIC PLAN
VERSAILLES ·
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CITY OF • -~I~ ~
RANCHO MIRAGE I PALM DESERT 1 I
• Existing Power Pole = Existing Traffic Signal -N.T.S.
EXHIBIT DATE: JANUARY 31, 2019
EXISTING SITE CONDITIONS
FIGURE 1.3
CHAPTER 1: I NTRODUCTION A N D SETTING I 10
-'----------------------SECTION 31: SPECIFIC PLAN
7 1.6 BACKGROUND AND HISTORY
Section 31, which was several decades ago an asset of the Annen berg Estate, consists of roughly one square
mile, equivalent to approximately 27 million square feet, of undeveloped land located centrally in the heart
of the Coachella Valley. In 1977 the site was sold by the Annenberg Estate to investors which fractured sole
ownership of the property into a 60/40 split. In 1993, The Eagle Specific Plan (The Eagle) was adopted for the
project site. The Eagle proposed a golf course community of approximately 650 acres, which included
associated residential, recreational, and commercial uses within the project area. Due to financing
challenges and bankruptcy of one of the property's former owners, Section 31 remained undeveloped and
The Eagle Specific Plan was never implemented. In 2017, the current owners entered into a contract to
purchase Section 31 and began negotiations with the Annenberg Foundation Trust to amend the Covenant
Agreement originally executed in 1977 between the Trust and the former owners to allow development of
one or more resort hotels as part of the plans. The Covenant Agreement was successfully amended in
December of 2017. In early 2018, the purchase of Section 31 by ECRMH was completed.
1.7 DEVELOPMENT PLANNING
The Community has been designed to accommodate a blend of land uses through the creation of four
distinct yet complementary Planning Areas, and three Land Use Categories that will allow orderly yet
innovative development to occur within Section 31.
COMMUNITY OBJECTIVES
1
1.8
The vision for the Community includes a wide array of residential uses to accommodate year-round
residences, together with resort housing opportunities for recreational stays, and retail and recreational
J
opportunities to serve those areas. The Specific Plan includes an overview of land uses, multi-modal
transportation designs, site development criteria, and design guidelines to promote the Community's long-
term development of innovative, well-designed, high-quality residences that are suitable for the natural
character of the site. For the mixed-use areas, this Specific Plan provides a structure for review of proposed
land uses, taking into consideration size and shape of parcels, proximity to adjacent uses, and the overall
compatibility with the Specific Plan goals.
The following objectives have been established for the Community to ensure that development will be
consistent with thriving community life, will include sustainable features, provide positive economic returns,
and offer significant architectural contributions to the area:
► To reflect consistency with the goals and policies of the Rancho Mirage General Plan.
► To create a unique landmark community on one of the last remaining large, centrally located, vacant
parcels in Rancho Mirage, offering a wide range of high quality innovative housing types varying in
density and design.
► To create a 21st-century, sustainable development project that will include extensive use of
landscaping that is suitable for the native desert environment and feature responsible uses of natural
CHAPTER 1: INTRODUCTION AND SETTING 111
-'--------~-------------SECTION 31: SPECIFIC PLAN
7 resources, including opportunities for creative approaches to lighting and energy storage and
management consistent with the goals of the Rancho Mirage Energy Authority.
► To develop the property in a manner that reduces vehicular traffic and provides linkage of residential
neighborhoods to the Grand Oasis and the Town Center with paseos for walking and biking and other
alternative transportation.
► To design a high-quality, master planned community featuring residential, hotel, mixed-use, and
commercial development oriented around a Crystal Lagoon offering substantial new public recreational
opportunities to extend the tourism season in Rancho Mirage.
► To develop the property in a manner that is compatible with surrounding development, including the
Sunnylands Center, by applying appropriate planning, landscaping, and architectural design approaches.
► To create a vibrant resort and mixed-use development that will generate Transit Occupancy Tax (TOT)
and sales tax revenue for the City of Rancho Mirage to support long-term economic stability, while also
honoring the legacy and history of the area.
► To create cohesive, central theming for common elements and features while also encouraging high-
quality, innovative, and creative design.
► To allow flexibility to respond to changes in commercial, hotel, and residential market demand such
that the Community can be effectively marketed, funded, and constructed. l 1.9 EXISTING GENERAL PLAN AND ZONING
J
The Rancho Mirage General Plan, updated in late 2017, establishes the City's policy relative to the planned
future pattern, intensity, density, and relationships of land uses in the City and the various infrastructure
systems needed to effectively support those land uses. This Specific Plan implements the Rancho Mirage
General Plan by bringing detailed policies and regulations together into a focused development plan for
Section 31. It serves as a link between the Rancho Mirage General Plan and subsequent implementation of
development proposals within the Specific Plan area. The Specific Plan is a regulatory document which,
when adopted by the Rancho Mirage City Council, will govern all facets of project development including the
distribution of land uses, provision of supporting infrastructure, as well as development standards and
regulations.
Figure 1.4, Existing Land Use and Zoning Map, displays the existing General Plan Land Uses and Zoning
designations for the site as "R-L-2 (Very Low Density Residential)", allowing a density of up to 2 dwelling units
per acre (du/ ac), and "Rs-H (Resort Hotel)".
According to the Rancho Mirage Zoning Code, areas designated as a Specific Plan Overlay Zoning District
require the preparation of a specific plan.
"A specific plan adopted by ordinance shall replace the base zoning district for the subject property,
and the development standards and guidelines identified in the specific plan shall take precedence
CHAPTER 1· INTRODUCTION AND SETTING 112
-'--------~--------------SECTION 31: SPECIFIC PLAN
7
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over the general standards and guidelines contained in this title."
The Rancho Mirage General Plan (2017, Exhibit 3, Specific Plan Areas in Rancho Mirage) identifies Section 31
as an area targeted by the City for preparation of a specific plan.
CHAPTER 1: INTRODUCTION A ND SETTI NC 113
-'---------~--------------SECTION 31 : SPECIFIC PLAN
7
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•It ,.
Legend:
-• • -Project Boundary
• ---• City Limits
GERALD FORD DRIVE ----
Rs-H
(Resort Hotel)
R-L-2
(Very Low Residential
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FRANK SINATRA DRIVE
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O Rs-H
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CITY OF
RANCHO MIRAGE I
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~~
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SOURCE: CITY OF RANCHO MIRAGE EXHIBIT DATE: JANUARY 23, 2079
EXISTING LAND USE AND ZONING MAP
FIGURE 1.4
CHAPTER l: INTRODUCTION AN D SETT! NG j 14
-'----------~-----------SEC TI ON 3 1 : SPECIFIC PLAN
7
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1.10 UTILITY AND SERVICE PROVIDERS
The Specific Plan area is located within the service area of the utility and service providers as listed in Table
2.
TABLE 2 UTILITY AND SERVICE PROVIDERS
Agency Address Phone
Sewer CVWD 75-525 Hovley Lane, 760.398.2651
Palm Desert, CA. 92211
Water CVWD 75-525 Hovley Lane, 760.398.2651
Palm Desert, CA, 92211
Natural Gas Southern California Gas P.O. Box 3150, San Dimas, 877.238.0092
CA. 91773
Electric SCE P.O. Box 800, Rosemead, 800.655.4555
CA 91770
Cable TV Spectrum 44-425 Town Center Way 866.874.2389
Ste H, Palm Desert CA
92211
Police County of Riverside 73705 Gerald Ford Dr., 760.863.1600
Palm Desert, CA 92211
Fire County of Riverside 77-933 Las Montanas Rd 760.869.8886
#201 Palm Desert, CA
92211
Solid Waste Burrtec 41575 Eclectic Street, 760.340.2113
Palm Desert, CA. 92260
Schools PSUSD 150 District Center, 760.883.2700
Palm Springs, CA. 92264
Te lephone Frontier Communications 9 South 14th St., 844.903.2037
Redlands, CA 92373
1.11 EXISTING PUBLIC SERVICES
Section 31 is located near existing Public Services such as police and fire stations and the Eisenhower
Medica l Center. See Figure 1.5 Existing Public Services for a map of these services.
CHAPTER 1: INTRODUCTION AND SETT! NG 115
-,__----~--------------~-~ SEC T IO N 31 : SPECIFIC PLAN
7
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:.,
Legend:
----Project Boundary
____ City/ County
Boundary * Police/ City Hall * Fire Department
(±) Hospital
SOURCE: MSA CONSULTING, INC.
SECTION 31
SPECIFIC PLAN
EXHIBIT DATE: JANUARY 31, 2019
EXISTING PUBLIC SERVICES
FIGURE 1.5
CHAPTER 1: I NTRODUCTION A N D SETT! NG I 16
-,__ ___________________ _ SECTION 31: SPEC IFIC PLAN
7 1.12 COMMUNITY INVOLVEMENT
ECRMH has been in regular communication with the Annen berg Foundation Trust, owner of the Annen berg
Estate and Sunnylands Center to the west of Section 31, since early 2017. Public outreach for this project is
expected to include meetings with neighboring community groups, adjacent property owners, and
homeowners associations, such as the Versailles and Escala Community Associations to the north, the
Rancho Mirage Country Club Homeowners Association to the south, the Desert Island Community
Association and "The S" at Rancho Mirage to the southwest, and the Marriott's Shadow Ridge Resort to the
east. Community outreach also may include other key local community stakeholders such as the Agua
Caliente Band of Cahuilla Indians. Discussions are already underway with the Coachella Valley Water District
(CVWD).
1.13 ENVIRONMENTAL REVIEW
The project is subject to the requirements of the California Environmental Quality Act (CEQA). Pursuant to
the CEQA Guidelines, an Initial Study has been prepared for the Specific Plan to identify the potential
environmental effects of the project. Based on this preliminary review, the City determined preparation of an
Environmental Impact Report (EIR) is required for the Specific Plan to comply with CEQA.
The EIR will evaluate any potential environmental impacts associated with the development as described in
this Specific Plan and appropriate measures to mitigate these impacts. All mitigation measures identified in
l the EIR and adopted by the City will be identified in a Mitigation Monitoring Program to define the timing and
other requirements for implementing these mitigation measures as the Community is developed over time.
All individual development projects within Section 31 will be reviewed for consistency with the Specific Plan
to determine if supplemental environmental review documentation is needed pursuant to CEQA Guidelines.
-
1.14 ENTITLEMENT PROCESS
Approval of the following entitlements will implement this Specific Plan:
► General Plan Zoning Map Amendment -The City's General Plan will be amended, as necessary, to
provide for development consistent with this Specific Plan.
► Development Agreement -This Specific Plan is accompanied by a Development Agreement that
establishes special terms beneficial and mutually agreeable to both the City and the Developer to
facilitate development of the Community and to vest the Community's approvals. The Development
Agreement provides for water fees and public improvements, including potential future undergrounding
of utility lines, to be financed with improvement district bond financing as permitted under California
law.
► Master Tentative Tract Map -Subdivision of the Community into development phases and sale
parcels and the definition of backbone infrastructure systems shall require approval of a Tentative Tract
Map (TTM) by the Rancho Mirage Planning Commission (PC) and City Council (CC) as outlined in Chapter
16.12 of the Rancho Mirage Municipal Code (RMMC).
CHAPTER 1: INTRODU CTIO N A N D SETT ING 117
-.__ ____________________ _ SECTION 31: SPECIFIC PLAN
7
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► Residential Tentative Tract Maps -Subdivision of residential neighborhoods into buildable lots and
tracts for amenities and open spaces shall require approval of a TTM by the PC and CC as outlined in
Chapter 16.12 of the RMMC. Upon filing a TTM application, City staff will review the design for consistency
with this Specific Plan, other relevant City Zoning regulations, and compliance with acceptable
engineering design criteria.
► Final Tract Map -Following TTM approvals, the applicant must record a Final Tract Map to establish
legal residential lots for sale as outlined in Chapter 16.16 of the RMMC. Prior to recordation, the applicant
must provide final improvement plans for streets, utilities, grading, and landscaping and satisfy relevant
conditions of approval. The final map reflects the requirements, standards, design, and intent of the
approved TTM, as determined by the Development Services Director. At this stage, the final design of
residential units assigned to a particular neighborhood will be confirmed.
► Development Plan Permits -All implementing Lagoon, Residential, and Mixed-Use Core development
proposals within the Specific Plan area shall be subject to the Development Plan Permit process outlined
in Chapter 17.42 of the RMMC including Preliminary Development Plan (PDP) and Final Development Plan
(FDP) approvals. Production housing units, multi-family projects or individually designed custom homes
may require separate Development Plan Permits. This is intended to ensure that individual project
architecture, landscape, and site design has been reviewed by the Architectural Review Board (ARB), PC,
and CC and found consistent with the design guidelines established in this Specific Plan, and the
applicant will certify that the Developer of the Community has reviewed the plans for consistency with
the Community's governing documents and detailed design standards.
► Conditional Use Permit -A small number of uses in resort and mixed-use areas may be site sensitive
and require approval of a Conditional Use Permit (CUP) as outlined in Chapter 17.48 of the RMMC.
CHAPTER 1: INTRODUCTION AND SETTIN G 118
-'-----~-----------------SECTION 31: SPECIFIC PLAN
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CHAPTER 2: DEVELOPMENT PLAN
2.1 OVERVIEW
This Specific Plan encourages innovation in design, materials, colors, and methods of presentation of the
highest quality in every aspect of the Community. The Specific Plan provides a guidebook for development
of up to 175,000 square feet of combined office, restaurant, and neighborhood commercial uses along with a
combined total of 1,932 residential units and hotel-branded residential units and 400 hotel keys, designed
and planned as an artful representation of placemaking of the highest caliber. These engaging uses will bring
the Community to life, complete with a luxury resort-hotel complex, a residents' beach club, a mixed-use
Town Center with a publicly accessible beach, and multiple residential villages organized around a multi-use
Grand Oasis.
2.2 LAND USES
The Community fabric is made up of a variety land uses, including residential products to provide housing
for a broad range of potential residents, with smaller residential units at higher densities generally located
near the Grand Oasis and Town Center, and larger residential lots at lower densities located along the
boundaries adjacent to existing residential developments. This mix of housing types adds visual interest to
the social environment and street scenes.
This subsection illustrates the residential and other land use categories proposed in the Specific Plan and
the Planning Areas where specific uses will be located. For additional detail, a Conceptual Land Use
Summary (Table 3) provides the acreages, residential units, and non-residential building square footages
proposed within the Community.
It should be noted that the location and amount of land uses depicted in this Specific Plan are conceptual
and will be further refined through implementing entitlement approvals (e.g. Tentative Tract Maps,
Preliminary and Final Development Plans) and final engineering design documents.
2.2.l Land Use Categories
Lagoon {LAC) -The Lagoon land use designates a multi-use, Crystal Lagoon, which is a clear water
recreational feature referred to as the "Grand Oasis", as the key organizing and defining amenity for the
Community. This category consists of approximately 34 acres near the center of the site and corresponds
with the edge of the water-body, which is not yet precisely defined and a retaining wall to anchor the lagoon
liner. The Grand Oasis will include a tract of approximately 8 acres generally meandering around the Grand
Oasis to accommodate a multi-use public trail and a landscaped perimeter tract to separate the trail in areas
where it nears the water's edge. This tract, including the public trail and related shoreline development and
restaurant or residential uses that extend on cantilevered structures over the water, will be guided by the
adjoining Mixed-Use Core and Residential land use designations identified in this Specific Plan. All such
development proposals will be submitted for individual review with Development Plan permit applications
as planning progresses.
CHAPTER 2: DEVELOPM ENT PLAN I 191
-'-----------------------SECTION 31: SPECIFIC PLAN
7 Mixed Use Core (M-U CORE) -The Mixed-Use Core land use category is the most intense, compact, and
diverse component of the Specific Plan and applies to approximately 80 acres located in the northeastern
portion of the Community. It contains two complementary components, Resort Hotels and Town Center, that
combine to promote a vibrant mix of multi-family residential, resort hotel, restaurant, and beachfront
recreation connected to a main street lined with shops and services. The development goal for this area is to
create a unique and walkable shopping, working, and living experience in a beachfront resort atmosphere.
The resort hotel component of the Mixed-Use Core land use designation envisions destination resort hotel
units in multiple buildings with complementary uses on approximately 40 acres at the north and east of the
Grand Oasis. To facilitate this, the Mixed-Use Core allows hotels and destination resorts, resort-branded
residential units, and beachfront recreation, with ancillary commercial uses, including restaurants, resort-
serving retail, and health spas that directly support and enhance the primary resort hotel uses.
The Town Center component of this land use designation envisions a main street reminiscent of a beach
town lined with mixed-use buildings exhibiting the horizontal and/or vertical integration of first floor
commercial and services with housing and office uses above or in close proximity, creating a potential live-
work environment. This will serve as the entertainment zone for the Community, with a variety of unique
dining and music venues. The main street will terminate at the lagoon with a public beach serving as a focal
amenity. A boutique hotel, integrated as part of the mixed-use environment, is permissible above ground-
floor uses that include retail, restaurant, and hotel uses other than guest rooms.
I Although the Mixed-Use Core designation allows for the greatest variety of land uses, it does not require a
pre-determined mix to optimize the opportunity for creative design. A variety of residential units, including
rental or for-sale units, are allowed within the Mixed-Use Core at varying densities greater than in the balance
of the Community, generally at 20-60 dwelling units per net acre. Neighborhood-scale shopping will allow a
J
variety of uses, including small markets and drug stores, banks, barber/beauty salons, dry cleaners,
restaurants, service businesses, commercial recreation, and similar uses. Vertically-integrated mixed-use
buildings, low-rise neighborhood commercial buildings, and low-to mid-rise residential buildings are
envisioned for this area.
Residential -The Residential land use category outside the Lagoon and Mixed-Use Core land use areas
accommodates residential neighborhoods for a total of approximately 1,202 units on approximately 504
acres of land including parks and open space. Residential development will consist of single family detached
homes, attached dwelling units in a variety of configurations within the areas closest to the Grand Oasis and
Town Center, and amenities, including a private beach club and neighborhood parks. The density of the
Residential land use ranges from 1-30 dwelling units per net acre. The lower densities occur in the western
Planning Areas, with lowest density of one unit per acre generally along Bob Hope Drive. Densities gradually
increase toward the Grand Oasis and Town Center. Residential building heights will be primarily one story
with two-and three-story buildings located near the Grand Oasis and within the Town Center.
c=i.HAPTER 2: DEVELOPME N T PLAN I 201
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7
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2.2.2 Planning Areas
The Specific Plan aims to foster the development of a well-conceived and thoughtfully planned development
demonstrating design innovation with the flexibility to respond to market demands. To do this, the Specific
Plan is organized around separate Planning Areas with physical boundaries that generally correspond with
the Community's interior roadway network, series of radial paseos, and the edge of the Grand Oasis. The
Planning Areas have also been delineated to predict possible future ownership patterns and enable the
Community to be constructed in an incremental fashion by various builders while still achieving a unified,
comprehensive whole. Each Planning Area is designed to have some frontage on the Grand Oasis, which will
be constructed in the initial phase, while development around the lagoon edges will follow in response to
market demand. This will allow for uses adjoining the shoreline to develop incrementally as specific, high-
quality project proposals from end-users are brought forward, as well as allowing the organic integration of
multiple product types extending from the Grand Oasis to the Community perimeter. Each Planning Area is
described below and subject to a detailed list of land uses and development standards as detailed in
Chapters 4 and 5. The higher density areas within each Planning Area will be considered flex parcels where
varying unit counts and densities may be accommodated when approved in a Final Development Plan.
Town Center Planning Area (TC) -The Town Center Planning Area includes resort hotels and cluster housing
types within an area of approximately 80 acres of mixed-use land situated in the northeast quadrant of
Section 31. This planning area could yield up to 175,000 square feet of combined restaurant and
entertainment destinations, shops and multi-family projects; up to 400 hotel keys; and up to 731 residential
dwelling units, including up to 230 branded resort units, creating a vibrant new destination for all of Rancho
Mirage. This area will be subject to detailed planning for City review and approval through the PDP process
once specific resort hotel, mixed-use, and residential developers have been identified. The Town Center
Planning Area will feature appealing outdoor spaces and beachfront development adjacent to the Grand
Oasis accessible to the public from the main entry on Monterey Avenue and a secondary public entry on
Gerald Ford Drive. A stand-alone parking structure is permissible set behind retail and commercial buildings.
Planning Area 1 (PA 1) -PA 1 includes the 34-acre Grand Oasis and approximately 198 acres of residential and
open space land situated in the northwest quadrant of Section 31. The exact size, mix, and location of the
buildings and uses will depend on future ownership decisions and market demands. PA 1 could yield up to
394 units. It is anticipated that early market demand for multi-family, attached residential products will be
accommodated in an area near the Grand Oasis which includes the private resid ents' Beach Club. A group of
large lots is planned along the shoreline near the Beach Club.
Planning Area 2 (PA 2) -PA 2 includes approximately 146 acres for residential and open space land
situated on the southwest quadrant of Section 31. PA 2 has a Residential land use designation and proposes
the development of a mix of residential products from the Grand Oasis shore to the western perimeter of the
Community, including multi-family, attached and detached products. PA 2 could yield up to 260 residential
units. Large lots in the western portion of PA 2 near Bob Hope Drive would be the largest and least dense in
the Community. J Planning Area 3 (PA 3) -PA 3 includes approximately 161 acres of residential and open space land
[ CHAPTER 2: DEVELOPMENT PLAN I~
-L-----------------------SECTION 31: SPECIFIC PLAN
1
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situated in the southeast quadrant of Section 31. This Planning Area may feature an additional residents'
amenity. PA 3 has a Residential land use designation and would allow a variety of housing types located on
varied lot sizes in residential neighborhoods. PA 3 could potentially yield up to 547 residential units.
2.2.3 Conceptual Land Use Plan and Summary Table
The development regulations and guidelines within the Specific Plan permit a range of uses and intensities.
To gain an understanding of what could be developed under the Specific Plan, and to understand the
Community's potential needs and impacts, the combination of Figure 2.1, Conceptual Land Use Plan, and
Table 3, Land Use Summary by Planning Area, presents a distribution of the potential mix of residential and
non-residential uses. It is important to recognize that such uses and locations are likely to change, excepting
the areas designated for lower density in the western portions of Planning Areas 1 and 2, which will not
receive greater density.
Areas identified as Conventional or Cluster residential on the Conceptual Land Use Plan (Figure 2.1) will be
considered flex parcels, capable of interchangeable residential building solutions that range from custom
lots to higher density attached residential units, none of which will modify the core design of the site plan,
including Planning Areas and the Community's mobility system. This concept provides progressive flexibility
as the Community evolves to optimize planning and marketing decisions. Changes to the distribution,
configuration, and location of residential units within or between Planning Areas is permitted provided that
the maximum 1,932 dwelling units allowed by the Specific Plan are not exceeded and the general density
structure on Figure 2.1, Land Use Plan, is maintained.
The amount and types of development shown in the land use summary and described in detail in this
Specific Plan serve as the basis for the analysis of the proposed Community for the Specific Plan's
Environmental Impact Report (EIR). The exact type, location, and amount of uses within each Planning Area
will be determined during the tract map and Preliminary Development Plan review process and may be
modified from time to time to address market conditions. A Final Development Plan may exceed the
individual square footage figures identified in the land use summary for areas targeted for greater density
near the Grand Oasis and Town Center, so long as the overall intensity of uses evaluated by the EIR are not
exceeded.
CHAPTER 2: DEVE LOP M E N T PLAN~
7
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Frank Sinatra Dr
SOURCE: HART HOWERTON
J
SECTION 3 1 : S PECIFIC P LAN
LEGEND
Key land Use
Density
Range
DU/AC
Lagoon N/A
Resort Hotel N/A
Mixed Use Town 20.0 · 60.0 Center
Residential/ 9.0 · 30.0 Cluster
Residential/ 4.0-7.0 Conventional
Residential/ 1.0 -3.0 Estate
Open Space/
Parks N/A
Planning Area N/A
1 DU/AC Densoty /
20' Max Bv1ldin N/A
Height Setback
s;ngle-Story N/A Hotel Setback
Multi-Story N/A Hotel Setback
EXHIBIT DATE: OCTOBER 4, 2079
CONCEPTUAL LAND USE PLAN
FIGURE 2.1
~APTER 2 DEV ELOPM ENT PLAN I 2i]
-~-------------~--------------·~-~~--S E C TI O N 31 : SPECIF IC PLAN
r
I
I Planning
,::, Q) o-;;; Vl u Land Use O·-c ·;; ..s::;_ ~ f ~ o:; Area Category o ., I
.n E I ::, ~ 2 ..c E Q) Vl u .Q'> 0 I Q) ~ a,u "' z I
PATC MU CORE
PA 1 LAG, RES
PA2 RES
PA3 RES
SOURCE: HART HOWERTON
J
------
Conceptual Land Use Summary
Typical Permitted Uses
Vl -"' C <ii 0 ]j -;ij C 0 Q) a... 0) 0 Vl ·u o ---"' :::, ID·..:. Q) I --6 u -' E IB "' Q) 0 Q) 0.. E b Vl
Vl X V, .f ~ 0 Q) Q) u"' C "' Q) :5 0.. '.:2: 0
TOTAL
Q) o:; Gross Max. Max. e' t, Non Resi. _-;;; >--"' n, C ::,
IH
Land Dwelling Hotel/ .J ·~ 0 u Building -;;; -C ·..:, ~ n, C Area Units Resort ''E .3 Q) C LL Q) (SF) ,::, Q) c E] 'fil g (Acres) (DU) (DU) Q) Q) ,::, ::, Q) ·.;; "'u ,::, '.:2: "' ·.;; Q) "' Q)
"'
79.8 175,000 731 400
231.5 394
145.8 260
160.9 I 547
618 175,000 1,932 400
EXHIBIT DATE: SEPTEMBER 24, 2019
TABLE 3 CONCEPTUAL LAND USE SUMMARY
CHAPTER 2 DEV ELOPMENT PLAN I 241
-'----------------~------SECTION 31: SPECIFIC PLAN
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2.3 CIRCULATION
Vehicle and pedestrian circulation systems are an important component of every development project. This
Specific Plan is designed to promote alternative forms of transportation while still providing for vehicular
access through a roadway network that interconnects all land uses within the Community. The following
sections provide an overview of the circulation system proposed for Section 31.
This Specific Plan takes a multi-modal approach to circulation system planning within the Community. This
design seeks to decrease automobile dependency by providing transportation facilities for a variety of user
groups including motorists, cyclists, pedestrians, and drivers of electric vehicles. With this goal in mind, the
backbone system of circulating roadways throughout the Specific Plan with multiple public and private
access points will serve as vehicular and multi-use transportation routes for residents and visitors.
Convenient access and parking is planned in close proximity to retail and resort areas for visitors. The
internal system of private local roadways will allow residents of the individual neighborhoods to access the
Grand Oasis and Town Center internally without exiting onto surrounding public streets. The following are
characteristic features accommodated within a multi-modal transportation system:
► Off-street bicycle and pedestrian paths/routes;
► Sidewalks in higher traffic areas;
► Enhanced pedestrian/bicycle crosswalks;
► Landscaped median islands;
► Pedestrian and multi-use paseos;
► Traffic calming devices;
► Golf cart and other alternative forms of personal transportation
2.3.l Vehicular Circulation Plan
The ability to move easily from one area of the Community to another using multiple modes of
transportation is a key organizing principle of this Specific Plan. As illustrated on Figure 2.2, Conceptual
Vehicle Circulation Plan, the interior street system envisioned for the Community is an internal system of
Neighborhood Streets linking all neighborhoods to provide open circulation throughout the residential areas
with controlled access to the Town Center. A web-like system of Local Streets branches off from the linking
Neighborhood Streets to provide access to residences in Planning Areas 1, 2, and 3. Town Center Streets are
open to the public and convey vehicles, pedestrians, and bicycles throughout the Town Center Planning
Area. The Community is surrounded by public streets designated as Major and Minor Arterials by the City of
Rancho Mirage General Plan (2017).
The Specific Plan's circulation system contains a network of access points and streets arranged according to
the function, character, and location of each intersection and roadway. The Specific Plan provides for a
primary public entry from Monterey Avenue and secondary public entry from Gerald Ford Drive to the Town
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CHAPTER 2: DEVELOPMENT PLAN 1 2sl
-...._------~--------------SECTION 31: SPECIFIC PLAN
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Center retail, resort, and public beach areas. Entries to residential neighborhoods are provided from Gerald
Ford Drive, Bob Hope Drive, Frank Sinatra Drive, and Monterey Avenue. Brief descriptions of each entry and
street classification follow and are illustrated in Figure 2.3A-C Typical Streetscape and Street Pavement
Sections.
C H APTER 2: DEV ELOP M EN T PLA N I 2~
7
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SOURCE: HA RT HOW ERTON EXHIBIT DATE: JANUARY 31, 2019
CONCEPTUAL VEHICULAR CIRCULATION PLAN
FIGURE 2.2
CHAPTER 2 DEVELOPM~~
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SECTION 31: SPECIFIC PLA.N
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Note: See Figure 2.3C for Street Pavement Sections.
SOURCE: HART HOWERTON EXHIBIT DATE: MAY 30, 2019
TYPICAL STREETSCAPE SECTIONS
FIGURE 2.3A
r CHAPTEQ: DEVELOPMENT PLAN _1_:,--;;i
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-======================== SECTION 31: SPECIF IC PLAN
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Note: See Figure 2.3C for Street Pavement Sections.
SOURCE: HART HOWERTON EXHIBIT DATE: MAY 30, 2019
TYPICAL STREETSCAPE SECTIONS
FIGURE 2.3B
l;::-PTER 2 DEVELOPMENT PL AN I 2~
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-======================== SECTION 31: SPEC IFIC PLAN
II rt
TYPICAL PRIVATE RESIDENTIAL STREET SECTIONS
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TYPICAL PUBLIC ARTERIAL STREET SECTIONS
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Note: Internal street sections may be narrowed in selective locations if intermittent on-street parking is provided with approval from the Director
of Development Services.
SOURCE: HART HOWERTON EXHIBIT DATE: MAY .30, 2019
TYPICAL STREET PAVEMENT SECTIONS
FIGURE 2.3C
[ C HAPTER ~ DEVELOPMEN T PLAN~
-"------------------------SECTION 31: SPECIFIC PLAN
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2.3.2 Community Entries
The Specific Plan area will be accessed from outside the Community at eight entries. Public entries into the
Town Center include two signalized intersections and two right-in/right-out entries. The residential
neighborhoods will be accessed from four intersections outside the Community. In addition, there are two
gated internal control points that separate the residential neighborhoods from the public Town Center. Each
entry will be attractively landscaped and signed for vehicles and pedestrians. These entries are further
described below:
Public Entries
► Monterey Avenue (Signalized) -Primary public entry to the site, aligned with existing signalized
intersection on Shadow Ridge Road, providing access to Town Center and Resort Hotel areas located to
the northeast of the Grand Oasis.
► Gerald Ford Drive (Signalized) -Public Entry, aligned with existing signalized entry to the Versailles
community to the north, providing access to Town Center and Resort Hotel areas located to the
northeast of the Grand Oasis.
► Monterey Avenue (Right-in/Right-out) -Two public entries with restricted access are proposed north
and south of the public signalized entry on Monterey Avenue at Shadow Ridge Road. These access points
will be restricted to Right-in/Right-out turning movements to and from Monterey Avenue to enhance
traffic flow into and out of the Town Center.
Residential Entries
► Monterey Avenue Entry (Signalized) -Residential Entry, aligned with a future driveway access to the
vacant commercial property east of Monterey Avenue, new traffic signal planned.
► Gerald Ford Entry (West, potentially signalized) -Residential Entry, aligned with Oasis Way (aka
Michael Dante Way), new traffic control planned.
► Bob Hope Entry (signalized) -Residential Entry, aligned with the Sunnylands Gardens entrance drive,
new traffic signal planned.
► Frank Sinatra Entry (signalized) -Residential Entry, aligned with North Kavenish Drive or,
alternatively, Vista Del Sol.
Control Points
Gated Control Points will restrict access to private residential neighborhoods from outside the Community
and from publicly accessible areas within the Community. These consist of four gated entries from the
perimeter arterials and two internal control points between residential neighborhoods and the publicly-
accessible commercial and resort areas in the Town Center. These Internal Control Points will allow residents
to drive to and from these amenities without leaving the Community. Gated entries to residential
communities are described in the Residential Entries section above, while the two internal control points will
include:
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CHAPTER 2: DEV ELOPMENT PLAN I 311
-'-------------------~---SECTION 31 : SPECIFIC PLAN
7 ► Northern Town Center Control Point -Located at the northwestern boundary of the Town Center, this
will serve as a private gated entry to the neighborhoods located in PA 1.
► Southern Town Center Control Point -Located at the southwestern boundary of the Town Center,
this will serve as a private gated entry to the neighborhoods located in PA 3.
2.3.3 Street Sections
The Conceptual Vehicular Circulation Plan illustrates the network of streets and entries that provide
connectivity to all areas within the Community. This section details the distinct Neighborhood, Local, and
Town Center streets that interconnect to comprise the circulation system. Each street classification is
described below and illustrated in Figure 2.3A-2.3B, Typical Streetscape Sections, in combination with Figure
2.3C, which shows the minimum pavement widths that apply within the community.
The vehicular circulation system is as follows:
Perimeter Streets
Perimeter streets are Arterial Roads, as designated on the City's General Plan, bordering the Community on
all four sides. These roads are largely improved to their ultimate lane width, needing only the addition of
minor widening (Frank Sinatra Drive), a meandering multi-purpose trail, sidewalks, and parkway landscaping
along the boundary of Section 31. These roads comprise the major transportation corridors for this portion
of the Coachella Valley and provide connection to interstate and regional access routes such as the Interstate
10 Freeway to the north and State Highway 111 to the south. They also include sidewalks and bicycle lanes
that link with these systems throughout the rest of the City.
► Major Arterial (Public Road) -Monterey Avenue on the east is a Major Arterial with a right-of-way
width of 120'. Within the right-of-way is a raised median, 3 travel lanes in each direction, and a parkway.
The pavement section includes a painted Class I bikeway on either side of the street. The Community will
provide a supplemental landscape easement bordering the right-of-way to accommodate streetscape
enhancements and a meandering pathway for shared use by golf carts, pedestrians, and cyclists.
► Minor Arterials (Public Road) -Gerald Ford Drive on the north and Frank Sinatra Drive on the south
are designated as Minor Arterials with a right-of-way width of 110 feet. Within the right-of-way,
improvements include four travel lanes separated by a landscape median and a painted bike lane. A
supplemental landscape easement borders the right-of-way to accommodate streetscape enhancements
and a meandering pathway for shared use by golf carts, pedestrians, and cyclists. Bob Hope Drive, to the
west of Section 31, is currently constructed to Minor Arterial Standards and will be reclassified as a Minor
Arterial via the General Plan Amendment accompanying this Specific Plan .
Neighborhood Streets
Neighborhood streets provide overall Community connectivity and link the various residential
neighborhoods within the Community. J ► Al Lagoon -The Lagoon Road is a two-lane neighborhood street that conveys traffic around the
CHAPT ER 2: DEVELO PMENT PLAN I 321
-'---------------~-------SECTION 31: SPECIFIC PLAN
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Grand Oasis within the private Residential Areas. The Lagoon Road includes a planting strip and
pedestrian and multi-use paths on each side of the road. The Lagoon Road runs in a loop configuration
meandering near and away from the Grand Oasis as required to service surrounding development.
► A.2 Paseo -The Paseo Roads are two-lane neighborhood streets that integrate with the Open Space
Paseos. They are designed to include components such as on-street parking, sidewalks, parkways, and a
multi-use path to provide access to the Grand Oasis and Lagoon Road for Community residents.
► A.3 Median/Park -The Median/Park Streets are two-lane streets that interconnect the primary
residential entries with the Grand Oasis. These streets incorporate a central median or park feature. The
Median/Park Roads are designed to allow on-street parking, sidewalks, and planting strips.
► A.4 Flat -The Flat Neighborhood Streets are two-lane neighborhood streets that connect individual
communities in the portions of the Community with level terrain. They are designed to accommodate
components such as on-street parking, sidewalks, parkways, and a multi-use path to provide access to
the Grand Oasis and Lagoon Road for Community residents.
Local Streets
Local streets provide on-street parking and access to individual residences with connections to
Neighborhood Streets. The Specific Plan includes several alternative local street configurations that may be
adopted as neighborhoods are designed.
► B.l Flat -The Flat Local Streets accommodate two lanes of traffic within a 33' Right-of-Way. These
streets are intended for use in residential neighborhoods with level terrain and may or may not include
sidewalks depending on the needs of individual neighborhoods. The Flat Local Streets accommodate
driveway access to individual residences on each side. Private utility easements will be provided on each
side either adjoining the ROW or separated by a planter area.
► B.2 Tiered -The Tiered Streets accommodate two lanes of traffic within rights-of-way ranging from
29'-33' to allow for varying levels of on-street parking. These streets are intended for use in residential
neighborhoods with steepened terrain and may or may not include sidewalks depending on the needs of
individual neighborhoods. The Tiered Streets accommodate homes on one side and slope on the other in
response to sloping terrain and to optimize view lots. Private utility easements will be provided on each
side either adjoining the ROW or separated by planter areas.
Town Center Streets
Town Center Streets are private but publicly-accessible streets that circulate traffic through the Town Center
Planning Area.
► TC.1 Beach Street -The Beach Street is a two-lane street within a Travel Way ranging from Sl'-57',
including space for angled or parallel parking. This street parallels the Town Center beachfront and
extends the beach environment into the mixed-use residential areas. It functions as a vehicular
transportation and pedestrian use corridor, integrating access, parking, and storefront pedestrian
CHAPTER 2: DEVELOPMENT PLAN I 331
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activities. Private sidewalks of at least 15 feet in width will be included on each side of Beach Street.
► TC. 2 Mixed-Use/Hotel -The Mixed-Use/Hotel Streets are two-lane streets with Travel Way ranging
from 40' to 46' with adjacent private sidewalks of at least 10 feet in width. They function as vehicular
transportation and pedestrian use corridors, integrating access, parking, and storefront pedestrian
activities. These streets serve resort hotel, horizontally and vertically integrated retail, and higher-
density mixed-use residential buildings.
Alleys
► El Alley: Two Way -These alleys provide a 21' right of way with two travel lanes and a separation of at
least 5' on each side to adjacent structures. No parking is permitted within the right of way.
2.3.4 Street Guidelines
► Maximum cul-de-sac length -Cu ls-de-sac up to 1,500 feet in length are allowed in residential areas.
CHAPTER 2 : D EVELOPMENT PLAN I 341
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2.3.5 Multi-Modal Circulation Plan
In addition to accommodating automobiles, the Community's Circulation Plan also addresses the movement
of pedestrians, bicyclists, golf carts, and other forms of alternative personal transportation.
The overall intent and design of the Specific Plan is geared toward creating a transportation environment
that accommodates vehicles, but also minimizes barriers to and promotes convenient multi-use connectivity
between the diverse uses within the Specific Plan. While pedestrian access will be incorporated at all levels,
many internal and external trips cannot or will not be undertaken by foot due to heat, distance, accessibility
needs, or general inconvenience. Accordingly, the Specific Plan also accommodates access for bicycle, golf
cart, and other forms of alternative personal transportation throughout the site and into the surrounding
community. The Multi-Modal Circulation Plan is shown in Figure 2.4.
Pedestrian Connectivity
► Pedestrian Paseo -The Pedestrian Paseos provide an amenitized walking experience within a
pedestrian-scaled landscaped corridor. These Paseos may pass through residential common areas and
provide mid-block access to the Grand Oasis.
► Town Center Pedestrian Path -The Town Center Pedestrian Paths prioritize pedestrian safety and
mobility in their design. These Paths are located along mixed-use and retail areas and are designed to
convey pedestrians through high-traffic areas of the Town Center. These Paths will feature enhanced
streetscapes, pedestrian amenities, and secure street crossings.
► Residential Sidewalks -Individual Planning Areas will address internal pedestrian circulation on a
case-by-case basis as site-specific development proposals are presented to accommodate plans of
individual builders. Sidewalks in residential areas may be a desirable amenity in some locations, but are
not mandatory, and the Community includes local street sections that allow for optional curb-adjacent
sidewalk on local streets.
Multi-Use Connectivity
► Grand Oasis Promenade -A publicly-accessible Grand Oasis Promenade for pedestrians and bicycles
will provide non-residents with an opportunity to visually enjoy the Grand Oasis. The Promenade will be
positioned near the Grand Oasis, at times running along the shoreline and at others meandering away
from the shoreline and behind beachfront development. The Promenade will be physically separated
from the Grand Oasis by a landscape barrier to manage and control access to the water itself. This
Promenade will serve as a major public open space amenity while enhancing the recreational value of the
lagoon.
► Lagoon Multi-Use Corridor: The Multi-Use Corridor along the Lagoon Road accommodates a full
range of transportation options, including bike lanes, pedestrian walkways, and vehicular lanes. It
provides a continuous access loop behind the higher-density residential development that fronts the
Grand Oasis. It provides Community residents with a convenient access route to the Town Center
entertainment and shopping areas as well as accessible private beach areas and the residents' beach
------
CHAPTER 2 : DEV ELOPMENT PLAN I~
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club.
► Residential Multi-Use Path -These smaller pathways for bicycles and pedestrians flow through
residential neighborhoods along local or neighborhood streets. It is not anticipated that other alternative
vehicles will be accommodated on these paths, but may be operated within the street rights of way if
legally permitted.
► Multi-Use Paseo -The Multi-Use Paseos are generous linear open spaces that provide an amenitized
multi-use transportation experience within a pedestrian-scaled landscaped corridor reminiscent of a
seasonal arroyo. These Paseos are within open space corridors leading to the Grand Oasis, but plans
remain subject to specific neighborhood design.
► Landscaped Edge Multi-Use Path -Multi-modal connectivity around the Community is provided by a
continuous system of publicly-accessible meandering pathways integrated into the perimeter public
arterial streetscapes. These meandering pathways are considered Class I Multi-Use Pathways and are
physically separated from automobile traffic on the adjacent street. These pathways allow bicyclists, golf
carts, and pedestrians to travel along the same route with minimal cross flows from motor vehicles.
CHAPTER 2 : DEVELOPM E N T PLAN I 3j
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SOURCE. HART HOWERTON
• •
Frank Sinatra Dr
SECT I O N 3 1 : SPEC I F I C PLAN
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UsePath d
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Entries
EXHIBIT DATE: JANUARY 31, 2019
CONCEPTUAL MULTI-MODAL CIRCULATION PLAN
FIGURE 2.4
C HAPTER 2 D EVELOPMENT PLAN I 371
-'----------------------~-SECTION 31: SPECIFIC PLAN
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2.4 OPEN SPACE AND RECREATION
Open space is a community asset with multiple benefits. These areas provide distant vistas, introduce
appealing landscapes and shade for a more attractive and comfortable living environment, and provide
convenient access to recreational opportunities without leaving the Community. A total of approximately 95
acres of open space in addition to the Grand Oasis will be distributed throughout the Specific Plan with
integrated publicly accessible plazas/greenspaces, private parks, paseo corridors, and joint use retention/
recreation facilities.
The nature of open spaces and recreation areas throughout the Community will vary based on the ultimate
land uses and development in each Planning Area. The following sections generally describe the types of
open spaces included in this Specific Plan. Relevant features of the Community's open space design are
shown in Figure 2.5 Programmatic Open Space Plan but remain subject to change as to specific location and
type.
► Grand Oasis Promenade -The signature recreational element at the heart of the Community is the
Grand Oasis. The Grand Oasis Promenade meanders comfortably around adjacent structures and
provides an active pedestrian experience at the edge of or in the vicinity of the water. A landscape buffer
will separate the path from the shoreline to restrict access to the water except in monitored and
controlled areas for residents. All public access to the water will be limited to the Public Beach at the
Town Center. Access to surrounding residential neighborhoods will not be permitted from the Grand
Oasis Promenade.
► Landscaped Edge -As described in the Multi-Modal Circulation Plan, well-defined, meandering
pathways will convey pedestrians, bicyclists, and golf carts along the perimeter public arterials outside
the Community and connect with the regional bicycle and pedestrian trail system. The Multi-Use Paseos
in the Community will provide resident access to the perimeter trail system via pedestrian/bicycle gates.
► Paseo -Linear Paseos are trails that provide an attractive and convenient route for pedestrians and
bicyclists that are residents of the Community to access the Grand Oasis and Landscaped Edge. The
Paseos will be designed to provide a pleasant and inviting aesthetic experience geared toward the walker
and biker to encourage residents to take short, non-motorized trips to access the Town Center.
► Community Gateway -The Community Gateway, which serves as the primary public entry to the
Town Center from Monterey Avenue, will incorporate vehicular access in an urbanized pedestrian friendly
environment focused on shopping, entertainment, and dining activities. The Community Gateway will
also feature Community signage and enhanced landscaping to create a welcoming sense of arrival.
► Private Entry and Neighborhood Parks -Prominent formal parks located near each major residential
entry to the Community will provide attractive landscaping, turf areas for family enjoyment, and shaded
seating areas for socializing with neighbors. Each Private Entry will also feature Community signage and
enhanced landscaping to create a welcoming sense of arrival. The location of these parks also will serve
as a traffic-calming feature.
CHAPTER 2: DEV ELOPMENT PLAN I 381
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The Community will also feature neighborhood-scale parks to provide a varied, immersive experience
complete with walking paths and destination settings such as small gardens. Amenities at these parks
may also include pools, lawn areas, picnic tables, barbecues, and tennis or pickleball courts.
Neighborhood Parks will be private to ensure convenient access for residents.
► Beaches -The Community will feature one or more beaches situated at the Grand Oasis to enhance
its recreational potential. On the northeastern shoreline, the Town Center Main Street gateway will
terminate at a public beach. A recreation/operation plan, required with the Preliminary Development
Plan for this area, will prescribe access to the public beach. Resort hotel guests will be planned along
with hotel development plans. The beaches will be designed to complement the Grand Oasis with
amenities such as locker rooms and restrooms, cabanas, picnic areas, ramadas, and children's play areas.
The public beach may also feature an outdoor amphitheater or stage on the water to accommodate
occasional outdoor concerts or performances. Water craft launching and docking areas to accommodate
paddle boats, kayaks, and canoes would complete the water-based recreational experience. The
northern edge of the Grand Oasis is planned to include a private residents' beach club and private beach.
Waterfront dining and beachfront living units will be strategically located to take advantage of these
amenities both visually and recreationally.
-----------
CHAPT ER 2 : DEV ELOPMENT PLAN I 391
7
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SOURCE: HART HOWERTON
J
SEC T IO N 3 1: SPECIFIC PLAN
LEGEND
•·-Key --• Type
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' Neighborhood P,uks
Paseo
Community Gateway
landscaped Edge
Grand Oasis
Promenade ~-~ Beaches
Project Boundary
I 0 Residen1ial Entry
0 Public Entry
EXHIBIT DATE: JANUARY 31, 2019
CONCEPTUAL OPEN SPACE PLAN
FIGURE 2.5
-'------------------------SECTION 31: SPECIFIC PLAN
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2.5 LANDSCAPE
The landscape design will establish an identity and theme for the Community and will be an overall unifying
element, transcending parcel boundaries and defining open space areas. The Landscape Plan provides
guidelines for the treatment of areas within the Community, including the surrounding streets, parkways,
development edges, project entries, and open space areas.
The landscape plan draws from the native desert context of the Coachella Valley. It is designed to maximize
water efficiency while maintaining an inviting environment for residents of and visitors to the Community.
The landscape also is designed to create an environment for healthy living, fostering opportunities for social
engagement and pursuit of an active outdoor lifestyle.
The landscape plan includes use of desert open space arroyo areas that may function for surface water
management as opportunities for recreational uses.
Plant materials will be arranged throughout the Community in both formal/geometric and informal/natural
designs, in distinct landscape planning zones with design types contrasting and being complementary to
each other. Specific plant palettes assigned to these components, as discussed below, enhance visual and
sensory qualities and create a memorable identity and sense of place. See Figure 2.6 for the Conceptual
Landscape Plan and Figures 2.7A-E Landscape Treatments for images illustrating the intent of distinct
landscape treatment.
► Community Gateway -The high-profile entry off Monterey Avenue into the Community will create an
exceptional first impression for the public. The scale of the landscape and the entry feature elements are
critical to accurately portray the stature and quality of the Community. A bold, geometric pattern of
desert plants in strong massings will create a striking visual impact and arrival sequence. Art or sculpture
is planned for incorporation into the landscape to create a lasting and positive memory for daily guests
and future residents. Signage should be concise, legible and reflective of the vision for this Community.
Project identification signage will be utilized on the arterial corners and project entries. Theming for
community-wide elements, such as project signage, will be established with approval of the first
Preliminary Development Plan for vertical development in the Town Center or Residential areas.
Palm trees, with their high canopies, and straight trunks make bold gateway statements when planted in
groves lining the entry drives. Ornamental shrubs or accent planting will be low profile so that visibility of
oncoming traffic is maintained. At the entry and near the Town Center and resort sites landscape will
have a more formal character. Trees will be spaced a minimum of 30 feet on center and aligned in rows or
groves to provide welcomed shade for the pedestrian or bicyclist. The trees will be either high branched
evergreen trees or palm trees dependent upon the specific character of the area. Plantings within ten
feet of the roadway will not exceed three feet in height at maturity to maintain adequate sight lines.
► Town Center -The streetscape for the Town Center will be the area of greatest interaction between
traffic and pedestrians. Streets and parking lots will have broad canopy street trees providing shade for
sidewalks and vehicles. Envisioned as an informal, casual "Beach town", the Town Center's landscape
character features a soft, desert resort atmosphere but with inviting winter-spring free-flowering
---------
CHAPT ER 2: DEV ELOPMENT P LA N I 411
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landscapes. Planting beds of boldly-textured shrubs and accent plantings will be substantial to promote
long term vigorous growth. Date Palms will be used as formal street trees for the main thoroughfare, with
secondary streets shaded by medium scale trees. Parking lots will be shaded by high canopy evergreen
street trees. Palm trees will be used to punctuate entries and traffic nodes. The formal alignment of
equally spaced trees will create shaded pedestrian corridors connecting buildings and public plazas.
The public beach and boardwalk along the edge of the Grand Oasis will provide an unparalleled
landscape and user experience not found elsewhere in the Coachella Valley. The public beach will be
situated to accommodate a broad variety of uses, from casual sunbathing to active sand volleyball to
early evening musical concerts. Clusters of palm trees and benches will be strategically placed within the
beach to highlight stunning views of the distant mountains and the Grand Oasis. Large canopied shade
trees will be sited at the perimeter of the beach to offer beach goers relief from the afternoon sun. Tree
and shrubs chosen for the beach should produce minimal litter or pollen and be free of sharp spines or
thorns.
► Resort Site -The landscape character for the Resort Sites will complement the overall landscape
character of the Grand Oasis. The varieties and application of street tree varieties should reflect the
accepted palette. Major planting types, such as parking lot shrubs, hedges, or streetscape plants should
also reflect the accepted palette. As the scale of the landscape becomes more intimate near each resort
the landscape will be more unique and reflective of the character and customer experience while
maintaining important corridors to engage distant mountain views. On the Grand Oasis or promenade
side of the hotels, the landscape character of the Grand Oasis should be maintained as a priority, while
permitting unique expression at terraces and outdoor lounging areas.
► Landscaped Edge -The Landscaped Edge condition at the perimeter roadways will have a bold,
organic, desert native theme. The scale of the planting design will acknowledge the primary viewing
speed of a 45-mph vehicle. Large drifts of single species native trees will be woven into an organic ground
plain of varied textured flowering shrubs, groundcovers, crushed stone and native boulders. The grade
will softly undulate along a sinuous six-foot wide concrete sidewalk designed to accommodate
pedestrians and bicycles.
Set back from the sidewalk will be a six-foot-high, architecturally-sound wall to provide security,
screening, and noise attenuation for the residences as well as creating a backdrop to present the edge
condition landscaping. See Section 2.6, Wall Plan, for more information on community walls. The density
of the plantings in the landscaped edge will vary to avoid a monotonous roadway experience.
Trees will be placed strategically within the landscape to either screen a view or to frame a view of the
distant mountains. Street trees will be planted thirty feet on center and be set back from the curb a
minimum of three feet.
► Neighborhood Streetscape -Neighborhood Streetscapes will include a combination of upright and
horizontal branching street trees. Winter deciduous street trees will provide shade in the summer and
allow more light during the winter.
CHAPTER 2: DEVELOPMENT PLAN I ~
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Flowering street trees will enliven neighborhoods with seasonal blooms in spring and summer. Palm
trees will be planted to punctuate circulation nodes or highlight the arrival at a neighborhood park.
Evergreen trees, with large shade providing canopies, will be planted along the residential streets.
Tree spacing within neighborhoods may be more random, planted in clusters or rows, dependent upon
specific layout of roads, residences, or intersections. The evergreen trees will have branches a minimum
of six feet above grade when installed and will be limbed to eight feet after five years of growth so as to
not impede site lines or pedestrian or bicycle traffic.
To maintain the standard of landscape expected for the Community, landscape guidelines will be
established for the residential front yards abutting the neighborhood streets, and all landscape plans
must be approved by the Master Developer. The plant variety, size at time of planting, and quantities will
be prescribed for each neighborhood, to maintain a quality and consistent neighborhood landscape
character. The desert plant palette generally will be celebrated in the front yard gardens with targeted
use of more tropical or lush plant material permitted in active use areas. Low garden walls and higher
privacy walls will be encouraged to help define space and to create intimate 'courtyard' gardens. A
modernist approach to the landscape design will complement the desert modern architecture.
Swimming pools and spas will be permitted subject to plan approval as to location and required
compliance with legal regulations regarding barriers for safety.
► Private Entry Parks -The landscape character at the Private Entry Parks will have a more intimate,
residential scale and will include turf to promote active recreation. The Private Entry Parks connect to the
community-wide open space and multi-modal transportation system in order to provide and encourage
multi-modal and non-vehicular accessibility to these amenities. These parks may act as the 'town square'
of each neighborhood, a community gathering spot for celebrations or relaxation. Park furniture may
include tables and benches for leisure and large-canopy, small-textured evergreen trees provide shade
for these passive areas. Shrubs and bold textured accent plants display a variety of colorful foliage and
flowers. Crushed gravel mulch and native stone boulders will create a framework to display winter
blooming succulents and flowering cacti in selected areas. Subtle low-level landscaping lighting will
highlight specimen shrubs and trees. Plant varieties will be selected to encourage visiting songbirds and
hummingbirds. Each park will be punctuated with informal clusters of native California Fan Palms at
varying heights.
► Neighborhood Parks -Similar to Private Entry Parks but less formal in appearance, Neighborhood
Parks feature plantings that complement the character of the neighborhoods where they are located.
Landscaping will be consistent with active use areas . They may include open lawn areas surrounding by
benches and shade trees. Neighborhood parks could be designed to include community gardens that
provide raised planters for growing fruits and vegetables. These gardens can become an educational tool
where plants, succulents, and cacti are displayed as a botanical garden with plant names and
horticultural requirements presented on permanent plaques.
► Paseos -The Paseos are designed as pedestrian scaled circulation corridors connecting
neighborhoods to the internal destinations, such as the Town Center, the Grand Oasis, the Beach Club,
CHAPTER 2: DEVELOPMENT PLAN I 431
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7
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and the Resort sites. The Paseos will be designed to accommodate both pedestrians and bicycles.
Benches will be placed intermittently along Paseos with strategically placed shade trees to create rest
stops to sit and appreciate views of the San Jacinto Mountains or simply enjoy the natural desert setting.
Subtle fencing along the Paseo corridor, incorporated into low stone walls or screened by plant material,
may provide a level of security in appropriate locations for the private residential neighborhoods.
Native stone, boulders, seasonal wild flowers and native plant material will be used to celebrate the
native Coachella Valley landscape. California Fan Palms and broad canopied trees will create welcoming
shade. Some native adaptive plant material will be used to supplement the native plant palette, to
provide additional seasonal color and a greater variety of foliage textures.
Subtle, low-prorne. signage will assist pedestrians with wayfinding. Plantings will become more
ornamental, with-more geometric patterning as the Paseos meld into the landscape of the Grand Oasis.
► Beach Club -The Beach Club will have very dynamic landscape. There will be a great variety of
landscape treatments that support the active indoor/ outdoor entertainment lifestyle in the Coachella
Valley. Shrubs and accent plants will have long, colorful bloom periods, with interesting foliage colors
and textures. With the proximity to swimming pools and hardscape patios, plant materials will have
minimal litter and be free of sharp spines or thorns. Palm trees will be used to punctuate entries or to
frame views. Large canopied evergreen trees will shade to the patios and subtly screen undesirable
views.
► Grand Oasis Promenade-Initially the Grand Oasis Promenade will be visually open with vertical and
sparse plantings and vegetative swales/planters placed to accommodate bike and pedestrian uses.
Ultimately the landscape character of the promenade at the Grand Oasis will vary depending upon the
public or private orientation. Adjacent to the Beach Club, resort sites, and Town Center, the Grand Oasis
Promenade will meander through development at or near the Grand Oasis and be primarily a hard scape
pathway. This multi-modal path will provide access to non-motorized boating piers and a public beach
sloping gently down to the water's edge. Broad canopy shade trees and benches will be placed
strategically along the promenade to maximize views and create enticing social nodes.
As the promenade navigates around the Grand Oasis and adjacent to private neighborhoods, it will offer
a higher level of security. The landscape will be smaller scaled, more intimate and less public. Plants will
be selected for their unique foliage textures, long bloom periods, drought tolerance and production of
minimal plant litter. Grading and low-profile fencing in appropriate locations will separate the path from
residential neighborhoods.
Table 4, Plant Material Palette, provides a selection of approved desert-friendly trees and landscaping for
the project, although the Community may accommodate similar plantings that respect native plant
species and are compatible with the Coachella Valley climate.
[ CHAPTER 2 : DEVELOPMENT PLAN I 44 1
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SOURCE: HART HOWERTON
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S E C TI O N 3 1: SPEC IFIC PLAN
LEGEND
Key Type
I
•
Private Entry Parks
Neighborhood
Parks
Paseo
Community
Gateway
landscaped Edgo
Grand Oasis
Promenade
Beach Club
Resort Site
Town Center
(Typical)
Neighborhood Streetscape
(Typical)
Project Boundary
Q Residential Entry
() . Public Entry
EXHIBIT DATE: JANUARY 31, 2019
CONCEPTUAL LANDSCAPE PLAN
FIGURE 2.6
C HAPTER 2: DEVELOPMENT P LAN I~
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7
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Private Entry Parks
Neighborhood Parks
SOURCE: RCA LANDSCAPE ARCHITECTS EXHIBIT DATE: FEBRUARY 25, 2019
LANDSCAPE TREATMENTS -PRIVATE ENTRY AND NEIGHBORHOOD PARKS
FIGURE 2.7A
CHAPT ER 2: DEV E LOPM ENT PLAN I 461
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Community Gateway
Landscaped Edge
SOURCE: RCA LANDSCAPE ARCHITECTS EXHIBIT DATE: FEBRUARY 25, 2079
LANDSCAPE TREATMENTS -COMMUNITY GATEWAY AND LANDSCAPED EDGE
FIGURE 2.7B
CH A P TER 2: DEV ELOP M EN T PLAN I 471
-'-----------------------SECTION 31: SPECIFIC PLAN
7
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Grand Oasis Promenade
Paseo
SOURCE: RCA LANDSCAPE ARCHITECTS EXHIBIT DATE: FEBRUARY 25, 2079
LANDSCAPE TREATMENTS -GRAND OASIS PROMENADE AND PASEO
FIGURE 2.7C
C H APTER 2 : D EV ELOP M ENT P L A N I 481
-,__-------------~------SEC TION 3 1 : SPECIFIC PLAN
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Beach Club
Resort Sites
~.~ ....... -\-
SOURCE: RCA LANDSCAPE ARCHITECTS EXHIBIT DATE: FEBRUARY 25, 2019
LANDSCAPE TREATMENTS -BEACH CLUB AND RESORT SITES
FIGURE 2.7D
CHAPTER 2: DEV ELOPM ENT PLAN I 4~
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SOURCE: HART HOWERTON
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Town Center (Typical)
Neighborhood Streetscape (Typical)
EXHIBIT DATE: FEBRUARY 25, 2079
LANDSCAPE TREATMENTS -TOWN CENTER
AND NEIGHBORHOOD STREETSCAPE
FIGURE 2.7E
CHAPTER 2 : D EVELOPME N T PLAN I sol
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Landscape Zones Botanical Name
PALMS
Brahea armata
Brahea edulis
Butia capitata
Chamaerops humilis
Chamaerops humilis var. Argentea
Phoenix dactylifera 'Zahidi'
Washingtonia filifera
Washingtonia robusta 11>
TREES
Acacia berlandieri
Acacia salicina
Aloe hercules
Caesalpinia cacalaco
Chilopsis linearis 'Purple Splendor'
Cordia boissieri
Dalbergia sissoo
Ebenopsis ebano
Jacaranda mimosifolia 'Bonsai Blue'
Lysiloma watsonii var. thornberi
Olea europaea 'Swan Hill' & 'Wilsonii'
Olneya tesota
Parkinsonia floridum
Parkinsonia praecox
Parkinsonia X' Desert Museum'
Prosopis chilensis 'Thornless'
SOURCE: HART HOWERTON
SECTION 3 1 : SPEC I F I C P L AN
Water Use Common Name Classification
Blue Mexican Palm M
Guadalupe Palm L
Pindo Palm L
Mediterranean Fan Palm M
Atlas Mountain Palm M
Date Palm 'Zahidi' M
California Fan Palm M
Mexican Fan Palm11> M
Guajillo L
Willow Acacia L
Hercules Aloe L
Mexican Bushbird L
Desert Willow M
Texas Olive L -M
Indian Rosewood M
Texas Ebony L
Bonsai Blue Jacaranda M
Feather Tree M
Swan Hill & Wilsonii Fruitless Olive L
Desert Ironwood L
Blue Palo Verde L
Palo Brea L
Desert Museum Palo Verde L
Thornless Chilean Mesquite L
EXHIBIT DATE: JANUARY 31, 2019
TABLE 4 PLANT MATERIAL PALETTE
PAGE l OF 4
CH APTER 2 DEV ELOPMENT PLAN I s1I
7
-Prosopis glandulosa 'Thornless'
Quercus virginiana 'Heritage'
Tipuana tipu
SHRUBS
Asclepias subulata
Bougainvillea 'Torch Glow'
Bougainvillea 'La Jolla'
Buddleia marrubifolia
Caesalpina pulcherrima
Calliandra california
Calliandra eriophylla
Callistemon 'Little John'
Carissa macrocarpa 'Boxwood Beauty'
Dalea frutescens 'Sierra Negra'
Gossypium harknessii
Hesperaloe parviflora 'Perpa'
Hesperaloe parviflora 'Pink Parade'
Hesperaloe parviflora 'Yellow'
lxora coccinea
Justicia californica
Justicia spicigera
Leucophyllum candidum 'Thundercloud'
Leucophyllum langmaniae 'Lynn's Legacy'
Leucophyllum zygophyllum 'Cimarron'
Olea europaea 'Little Ollie'
Rosamarinus officinalis 'Tuscan Blue'
Salvia chamaedryoides
Salvia greggi
SOURCE: HART HOWERTON
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SECTION 31: SPECIFIC PLAN
Thornless Honey Mesquite L
Heritage Southern Live Oak M
Tipu Tree M
Desert Milkweed L
Tourch Glow' Bougainvillea Mod-M
La Jolla' Bougainvillea Mod-M
Wooly Butterfly Bush L
Red Bird of Paradise L
Baja Fairy Duster L
Fairy Duster L
Dwarf Bottlebrush Mod-M
Boxwood Beauty' Natal Plum Mod-M
Black Dalea L
San Marcos Hibiscus L
Perpa Brakelights Hesperaloe L
Pink Parade Hesperaloe L
Yellow Hesperaloe L
Jungle Geranium Mod-M
Chuparosa L
Mexican Honeysuckle L
Thundercloud Sage L
Texas Sage L
Blue Ranger L
Dwarf Olive L
Tuscan Blue' Rosemary Mod-M
Germander Sage Mod-M
Autumn Sage Mod-M
EXHIBIT DATE: JANUARY 31, 2019
TABLE 4 PLANT MATERIAL PALETTE
PAGE2 OF 4
I_ CHAPTER 2. DEVELOPM ENT PLAN I 521
7
-Tecoma 'Sierra Apricot' and cultivars
Teucrium X Lucidrys Prostratum
ACCENTS
Agave angustifolia 'Marginata'
Agave desmettiana & A. 'Variegata'
Agave geminflora
Agave murpheyi
Agave ocahui
Agave ovatifolia 'Frosty Blue'
Agave X 'Blue Glow'
Agave parryi Truncata
Agave schidigera 'Durango Delight'
Agave sisalana
Aloe barbadensis (Vera)
Aloe ferox
Aloe 'Hercules'
Cycas revoluta
Dasylirion acrotriche l
Dasylirion longissimum
Dasylirion wheeleri
Echinocactus grusonii
Fouquieria splendens
Furcraea macdouglii
Hesperaloe funifera
Opuntia basilaris
Opuntia cacanapa Ellisiana
Pachycereus marginatus
Yucca recurvifolia
SOURCE: HART HOWERTON
SEC TI ON 31· SPECIFIC PLAN
Sierra Apricot Esperanza Mod-M I
Germander Mod-M
Variegated Caribbean Agave L
Smooth Agave L
Twin Flowered Agave L
Murphy's Agave L
Ocahui Agave L
Whale's Tongue Agave L
Blue Glow' Agave L
Artichoke Agave L
Durango Delight Agave L
Hemp Agave L
Medicinal Aloe L
Cape Aloe L
Hercules Aloe L
Sago Palm M
Green Sotol L
Mexican Grass Tree L
Desert Spoon L
Golden Barrel Cactus VL
Ocotillo VL
False Agave L
Giant Hesperaloe L
Beavertail Prickly Pear VL
Hardy Spineless Prickly Pear VL
Mexican Fence Post VL
Gold Ribbons L
EXHIBIT DA TE: JANUARY 31, 2019
TABLE 4 PLANT MATERIAL PALETTE
PAGE3 OF 4
~APTER 2: DEVELOPMENT PLAN I 531
7
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Yucca rostrata
GROUNDCOVER, PERENNIALS AND ORNAMENTAL GRASSES
Baileya multiradiata
Carissa macrocarpa 'Green Carpet'
Calylophus hartwegil
Chryactinia mexicana
Dalea capitata 'Sierra Gold'
Da lea greggi
Eremophila maculata 'Outback Sunrise'
Lantana montevidensis
Lantana 'New Gold'
Rosmarinus officinalis 'Irene'
I Muhlenbergia rigida 'Nashville'
Oenothera berlandieri
Oenothera caespitosa
Penstemon -native species
Ruellia brittoniana 'Katie'
Verbena spp.
Verbena tenuisecta
Wedelia trilobata
VINES
Ficus Pumila
Bougainvillea
SOURCE: HART HOWERTON
J
SECTION 31: SPECIFIC PLAN
Beaked Yucca L
Desert Marigold L
Green Carpet' Natal Plum Mod-M
Hartweg's Sundrops Mod-M
Damianita L
Sierra Gold' Dalea Mod-M
Gregg's Prairie Clover L
Outback Sunrise' Emu L
Purple Trailing Lantana Mod-M
New Gold' Lantana Mod -M
Irene Trailing Rosemary Mod-M
Nashville' Deer Grass Mod-M
Evening Primrose Mod-M
Tufted Evening Primrose L
Beardtongue L
Blue Dwarf Ruellia L
Verbena Mod -M
Moss Verbena Mod -M
Trailing Daisy Mod -M
Creeping Fig L I
Bougainvillea Mod -M
EXHIBIT DATE: JANUARY 31, 2019
TABLE 4 PLANT MATERIAL PALETTE
PAGE 40F 4
L C HAPTER 2· DEVELOPMENT PLAN I 541
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7 2.6 WALLS
Community Walls will be employed primarily around the residential perimeter to serve as noise barriers
along adjacent arterial roadways and as physical barriers providing residents with a sense of security and
exclusivity. Walls will also be used where the edges of the Town Center Planning Area abut residential
Planning Areas 1 and 3. See Figure 2.8 for the Conceptual Wall Plan. Community Walls will be 6' high of
masonry construction with a simple design using rhythmic pilasters and undulation to create interest along
the public arterials that surround the Community.
Inside the Project, the design will seek to optimize non -vehicular and pedestrian movement with minimal
barriers while also creating a sense of community security and identity. Consequently, the extent and
location of interior walls will be determined on a case-by-case basis as a development program is
implemented that most effectively balances these goals. The Master Developer may choose to limit interior
walls/fences, but if used, they may include:
► Community walls: 6-foot high masonry walls to delineate individual neighborhoods
► View fences: Wrought iron or tubular steel fences where private residences adjoin common open
spaces such as linear paseos.
► Knee or Pony walls -Low 3-foot high walls may be used to delineate spaces, provide ground level
privacy (e.g. pools), or screen commercial parking stalls.
l The Project intends to allow for interior wall designs that exhibit creativity, individuality, and interest to
complement a variety of architectural styles and materials but not at the expense of cohesiveness. In
particular, walls or fences of differing designs that adjoin common open spaces or paseos will incorporate a
J
thoughtful transition that blends materials, styles and landscaping so the effect does not appear abrupt or
haphazard. All walls and fences will be reviewed and approved with implementing development plan and
mapping approvals.
CHAPTER 2 : DEVELOPM E N T PLAN ,ii]
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SOURCE: HART HOWERTON
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LEGEND
Key Type
Project Boundary --Community Wall
H Control Points
0 Residential Entry
0 Public Entry
EXHIBIT DATE: JANUARY 31, 2019
CONCEPTUAL WALL PLAN
FIGURE 2.8
CH APTER 2 DEVELO P M E NT PLAN I 561
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2.7 WATER AND SEWER
The Specific Plan will be fully served with domestic water and sanitary sewer from public systems managed
by the Coachella Valley Water District (CVWD).
2.7.l Domestic Water
The Community is designed with a network of 12" and 18" water mains within the interior private street
system to convey domestic water to residences throughout the Community. Water will be looped internally
to connect with the existing public water system at three locations. For system needs, CVWD will require
dedication of public well sites to CVWD. In addition, at least one private well will provide water for the Crystal
Lagoon and water usage will be offset by payment of groundwater replenishment fees. Community water
usage will be no more than 80% of the 2017 Maximum Applied Water Allowance guidelines imposed by CVWD.
CVWD plans to extend a reclaimed water line past the intersection of Bob Hope Drive and Frank Sinatra
Drive. When the line is extended and available, the Community plans to establish a connection to the line
and on-site storage capability to provide for irrigation of common area landscaping with reuse water as
permitted under local regulations.
A water system analysis will be prepared with the final construction documents for commercial buildings to
ensure that the required fire flow is provided at each fire hydrant and each building fire sprinkler system as
required by the Fire Department. All system designs will follow the CVWD Design Manual.
See Figure 2.9 for the Conceptual Water Plan.
2.7.2 Sanitary Sewer
The Community has been designed to accommodate gravity sewer throughout, which generally flows from
north to south. The Specific Plan identifies a system of 15" sewer mains within interior private streets to
serve the community. As seen in Figure 2.10 Conceptual Sewer Plan, the Specific Plan proposes a system of
8", 10" and 12" sewer mains within interior private streets to serve the community. A 15" PVC sewer main will
connect the on-site system at Frank Sinatra Drive to an existing 24" VCP sewer main in Country Club Drive
located one mile to the south.
See Figure 2.10 for the Conceptual Sewer Plan.
CHAPTER 2: DEVELOPM EN T PLAN I 571
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SOURCE: HART HOWERTON
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SECTION 31: SPEC IFIC P LAN
Legend
Symbol Description ----Project Boundary
i -w-Existing Water Main
'-REC-Future Reclaimed Water Line
LJ Potential Irrigation Reservoir
-12w-Proposed 12" DI Water Main
-1aw-Proposed la· DI Water Main
~ Potential Public Well Site ,., ,,., Point of Connection
J Note: Information shown is conceptual only
Final engineering design plans may deviate.
-N.T.S.
EXHIBIT DATE: FEBRUARY IS, 2019
CONCEPTUAL WATER PLAN
FIGURE 2.9
~A~TER 2. DEVELOPMENT PLAN I sal
7
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GERALD FORD DRIVE I
COUNTRY CLUB DRIVE ..
SOURCE: HART HOWERTON
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SECTION 3 1: SPEC IFIC PLAN
Legend
Symbol Description -··-Project Boundary -----Existing Sewer Main
Proposed 1 5" PVC Sewer Main ,.,
\_, Point of Connection
Note: Information shown is conceptual only.
Final engineering design plans may deviate.
EXHIBIT DATE: FEBRUARY 15, 2019
CONCEPTUAL SEWER PLAN
FIGURE 2.10
CHAPTER 2 DEVELOPMENT PLAN I 591
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2.8 GRADING AND DRAINAGE
Site topography is generally flat but slopes gently from an elevation of 318.6' the northeast corner at
Monterey Avenue and Gerald Ford Drive to a lower elevation of 254.6' at the southwest property corner of
Bob Hope Drive and Frank Sinatra Drive. Because grading and drainage are closely interrelated, they are
addressed jointly in this section.
2.8.l Grading
Site grading will reconfigure the ground surface to create level and terraced areas designed for development
of residential lots, the Grand Oasis, and streets with vehicle-appropriate grades. It is also tailored to take
advantage of changes in elevation presented by the existing topography of Section 31 to maximize views
from the Town Center and residential lots of the surrounding mountains to the south and west of the
Community. Figure 2.11, Conceptual Grading Plan, shows the site contours after mass grading. The site will
be carefully contoured with attention to the appearance of the Community from neighboring properties. The
conceptual grading designs are subject to final engineering plans and field conditions that may result in
adjustments to pad and street grades, subject to approval by the City. Total earthwork is estimated at
around 6 million cubic yards and is designed to achieve a balanced site without import or export.
The Specific Plan incorporates a grading approach designed to protect the Crystal Lagoon from surface
water intrusion and, therefore, will not be available for retention use. Grading for the Community will direct
drainage around the Grand Oasis and will provide retention in dispersed locations throughout the
Community. Grading also is designed to achieve positive surface flows and protect all structures and
physical improvements from a 100-year storm, surface runoff, soil erosion, and sedimentation both during
and after construction. In addition, the grading design balances on-site earthwork (cut and fill), taking into
account excavation generated by site grading and grades needed to achieve minimum cover for
underground gravity sewer.
Grading activities will comply with regulations established by the National Pollutant Discharge Elimination
System (NPDES) to control sediment discharge during construction.
2.8.2 Drainage
Section 31 is surrounded by existing development and fully improved roadways that intercept and control
most off-site storm flows before they enter the site. There are two existing retention basins at the northwest
corner of the site that will be incorporated into the drainage plan and handle some off-site flows. Otherwise,
drainage design is concerned with collecting, conveying, and retaining what occurs within the property
boundaries. Retention basins will be constructed and sized to retain the worst-case flood volume from a 100-
year storm event.
As shown in Figure 2.12 Conceptual Drainage Plan, surface drainage will be conveyed by the local street
system from development areas to a system of catch basins and underground storm drains. These intercept
the surface water and convey it for discharge to areas designed to retain the stormwater. As noted
previously, the water that is collected would be retained in retention basins dispersed throughout the
Planning Areas.
CHAPTER 2 : DEVELOPMENT PLAN I 601
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7
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Site retention basins, in most cases, will be a maximum of 5' deep with slopes of 5 to 1 unless erosion control
methods are implemented, making the basins usable open space for residents. The mass graded retention
basins have sufficient storage to retain the flood volume from a 100-year storm event; therefore, meeting the
hydrologic requirements established by the City.
CHAPTER 2: DEVELOPMENT PLAN I 61 1
7
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SOURCE: HART HOWERTON
---------
J
SECTION 3 1: SPEC IFIC PLAN
Legend
Symbol Description -··-Project Boundary
$317 Existing Spot Elevation
--310--Proposed Index Contour
Note: Information shown is conceptual only.
Final engineering design plans may deviate.
EXHIBIT DATE: FEBRUARY 21, 2019
CONCEPTUAL GRADING PLAN
FIGURE 2.11
CHAPTER 2· DEVELOPM ENT PLA N I 621
7
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..
,.Ai> ,,_ ' ' .,
! /
I_
/ i J
\ I ·•~..... /
......................... .i
• I
SOURCE: HART HOWERTON
\ / \ ! ~ f __ ,,
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. .✓ . __ .,,,, ,,.,. ...... \/ .. ~--_____ ,··' ;_ .. ~---
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S ECT I ON 3 1 : SPEC I FIC PLAN
Legend
Symbol Description -··-Project Boundary
.... ----.. --+ ·-Drainage Flow
la Retention Area
G) Drainage High Point
0 Existing Catch Basin/ Drainage Inlet
Note: Information shown is conceptual only.
Final engineering design plans may deviate.
.,.
N,T.S,
EXHIBIT DATE: FEBRUARY 15, 2019
CONCEPTUAL DRAINAGE PLAN
FIGURE 2.12
L CHAPTEQ 2· DEVELOPM ENT PLAN I 63 1
-----------------------~ SECTION 31: SPEC I F I C PLAN
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2.9 DEVELOPMENT SEQUENCING PLAN
The Community is designed for sequential construction in multiple phases, corresponding to the
infrastructure and product designs for individual Planning Areas and use types. Development of the
community will begin with Planning Area 1, including the Grand Oasis with the residents' Beach Club and
portions of the landscaped Grand Oasis Promenade surrounding the body of water. Development of the
remainder of Planning Area 1 and the Town Center Planning Area, subject to market demands, will follow the
Grand Oasis, including residential neighborhoods and internal roads to the surrounding residential
neighborhoods in Planning Area 1. Construction within the Planning Areas may continue in any order so long
as the necessary infrastructure is provided to serve each phase.
The order of development shown in Figure 2.13, Development Sequencing Plan, is conceptual in nature and
the exact sequence may change in response to market demands. All development, however, will be
accompanied by the orderly extension of roadways, public utilities, and infrastructure consistent with
approved conditions of approval.
C H A PTER 2: DEV ELO PMENT P L A N ~
7
-=============~----_ ----=--=.:;;;
I
SOURCE: HART HOWERTON
SECTION 31: SPECIFIC PLAN -PLANNING AREAS
Acreage -
TC 79.8 -1 231.5
2 145.8 -3 160.9 --TOTAL 618 ac.
Frank Sinatra Dr
EXHIBIT DATE: FEBRUARY 22, 2019
CONCEPTUAL DEVELOPMENT SEQUENCING PLAN
FIGURE 2.13
~ I CHAPTER 2· DEVELOPM EN T PLAN iii]
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7
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3.1 OVERVIEW
An important guiding principle in development of the Community will be careful attention to management of
natural resources required for construction and operation of the living environment. Beyond creating a
healthy and successful community, these measures are planned to protect the long-term social and
economic investments that will be made through this Specific Plan. This will include programs to minimize
waste and make recycling convenient, promotion of multi-modal transportation, planning for landscapes in
harmony with the natural desert environment, and creation of opportunities to collaborate with local
utilities and supply chain partners to support efficient use of renewable energy resources.
Development in the hot, dry climate of the Coachella Valley calls for drought-tolerant landscaping and
increased energy requirements to cool buildings. Additionally, blowsand in the area has the potential to scar
buildings and vehicles, while also creating a generally unpleasant atmosphere for walking or sitting outside
at times. The goal for this Community will be creating a desirable living environment while respecting the
native desert setting and embracing broader environmental goals for a sustainable 21st Century community.
Development of this important property in the City of Rancho Mirage will help elevate the character of this
area between two critical corridors identified in the 2017 General Plan -Bob Hope Drive and Monterey
Avenue. Rancho Mirage has established a particular character to which the development of Section 31 will
add:
"Rancho Mirage is joining an increasing number of California local governments committed to addressing
climate change at the local level. The City is acting now to reduce greenhouse gas (GHG) emissions within its
own operations and within the overall community. With a recently completed Greenhouse Gas Inventory,
Rancho Mirage is prepared to set GHG reduction goals and measure progress toward these goals, including
-----------
CHAPTER 3: ENVIRONM ENTALSUSTAINABILITYI 66
-..._-~------------~-----SECTION 31: SPECIFIC PLAN
7
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the statewide target of 1990 levels by 2020, set by AB 32. Rancho Mirage will use common sense approaches
to reduce energy use and waste, create local jobs, improve air quality, preserve our local landscape and
history, and in other ways benefit the City for years to come." Rancho Mirage Sustainability Plan 2013.
To help fulfill these objectives, the City formed the Rancho Mirage Energy Authority (RMEA) in 2018. The
RMEA will be an important stakeholder interested in potential energy strategies for future residential
development within the Community and the City as a whole. Development of this Community presents a
unique opportunity to work closely with RMEA to design implement a strategy to facilitate solar generation
with rooftop panels on each home in a manner that avoids grid overload and manages backup battery
storage intelligently. In addition, the Community will support the City's implementation of GHG reduction
goals established by AB 32.
The following standards and guidelines will help to ensure that development organized pursuant to this
Specific Plan is designed to take advantage of the opportunities presented by the location of the Community
and protect against the challenges of the desert environment.
3.2 SUSTAINABLE SITE DESIGN AND INFRASTRUCTURE
► Shading devices and techniques, such as roof overhangs, canopies, market umbrellas, arcades, and
trees, shall be incorporated into buildings, parking courts and outdoor spaces to minimize unnecessary
solar heat gain. Emphasis shall be placed on shading devices when east-west orientation is appropriate.
Solar panels shall be strongly considered as appropriate shading devices when properly mounted on
overhead building overhangs and trellises.
► Buildings shall be sited and designed to maximize the use of sunlight and shade for energy savings
and respect the right to solar access of nearby and adjacent buildings. Outdoor spaces such as plazas
should be similarly oriented.
► Efficient misting systems and other similar micro-climate cooling techniques should be used along
canopies and fascia soffits in common areas such as outdoor dining patios and pedestrian walkways to
provide necessary relief from the desert heat during daytime periods of low ambient air humidity.
► All Planning Areas shall optimize the use of landscaped storm water retention/infiltration basins by
providing pedestrian access where practicable. Slopes shall be designed to minimize runoff.
► Designs shall be compatible with Coachella Valley Water District water efficiency and replenishment
goals. The Community's overall water use shall be limited to 80% of the 2017 Coachella Valley Water
District's Maximum Applied Water Allowance.
► Weather-based smart irrigation controllers shall be required for common areas and strategic use of
turf will generally be limited to active recreational spaces for residences and parks.
► The Grand Oasis shall be maintained with proper additives to minimize the natural evaporation rate.
► Outdoor furniture located within park areas shall be made of durable, heat-resistant materials.
CHAPTER3:ENVIRONMENTALSUSTAINABILITYl67
-...__ ___________________ _ SECTION 31: SPECIFIC PLAN
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3.3 SUSTAINABLE BUILDING DESIGN
Developers and builders will be challenged to implement sustainable building and development practices
most appropriate to the specific context within the Coachella Valley. Every effort should be made to
implement as much of the 2016 California Green Building Standards Code as practicable, as opposed to just
the mandatory measures; some voluntary measures include:
► Active and passive solar design for non-residential buildings
► The use of water-permeable surfaces
► High efficiency heating and cooling systems
► Graywater irrigation system when available
► Storm-water runoff capture
► Buildings should be designed to facilitate and accommodate sustainable alternative power
generation. Residences will include solar panels in compliance with California law.
► Architectural features that increase interior daylighting, such as light shelves that bounce light further
into interior spaces, should be installed where feasible to reduce the need for additional electrical light.
LED lighting should be the primary source of lighting in the Community.
► The use of lighter-colored roofing materials to reflect heat and reduce cooling requirements of
buildings, particularly Energy Star-labeled roofing materials, is strongly encouraged.
► Buildings shall not be constructed primarily of materials that perform poorly in environments subject
to blowsand unless appropriately shielded.
► Buildings may incorporate green roofs as a method of providing open space, thermal insulation/heat
shields, and stormwater retention. Green roofs reduce the building's energy use and offers a visual
benefit for people at the street level, on top of the building itself, and on top of adjacent buildings. It is
important to design such spaces to avoid interference with opportunities for solar energy generation.
► Water-conserving faucets and fixtures shall be included in all buildings.
► The Community plans to offer strategic partnerships to allow homebuilders to make available to
residences battery storage of generated solar energy as a purchase or lease option. This should include
the opportunity for connection to software that permits load shaping and maximizes intelligent use of
each home's renewable energy, including resiliency from impacts of storms and other natural disasters.
3.4 OPERATIONAL STANDARDS
► Contractors shall be required to recycle and/or salvage at least 65% of non-hazardous construction
waste from the building process
► Developments shall include a recycling program for Residential and Mixed Use Core uses to recycle
paper, glass, plastic, and other by-products of business or residential activities.
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CHAPTER 3: ENVIRONMENTALSUSTAINABILITYI 68
-<-----------~---------~-SECTION 31: SPEC IFIC PLAN
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► Construction watering programs shall be maintained by all contractors working on site for frequent
attention to the need to control airborne dust particles
► Major construction equipment shall be stored on-site in designated locations to reduce the need for
frequent trips
► Electric vehicle use shall be encouraged, and vehicle charging units shall be located within major
parking fields in the Town Center and resort areas.
► Solar Access CC&Rs will be implemented to protect solar access for the community's solar panels into
the future.
CHAPTER 3: ENVIR0NM ENTALSUSTAINABILITYI 69
-'----------------------SECTION 31: SPECIFIC PLAN
7 CHAPTER 4: TOWN CENTER DEVELOPMENT
4.1 TOWN CENTER OVERVIEW
The Town Center and resort areas within the Community will be a hub of activity that will draw residents and
visitors to dine, shop, and engage in many forms of active recreation centered at the expansive public beach.
This area will frame the Crystal Lagoon and provide sweeping vistas across the clear turquoise water to the
Santa Rosa mountains beyond. It is intended that the Town Center will provide a backdrop for many forms of
creative expression, from public art and live music performances to iconic architectural elements and
engaging personal spaces with comfortable seating that inspire visitors to relax and linger. Parking will be
provided along Main Street and in convenient lots and parking structures to access shopping and beachfront
activities.
Buildings within the Town Center will be designed to provide street level access to retail opportunities, with
offices and residential uses above where feasible. Resort parcels will be designated for development of hotel
buildings, branded residential units, and accessory uses such as spa facilities and beachfront restaurants.
Resort pools will be positioned to provide guests with spectacular views of the water and beach
environment. Figures 4.3A-B Town Center Illustrative Plan and 4.4A-C Town Center Design Illustrations
provide visual representations of the type of development envisioned for the Town Center.
l 4.2 TOWN CENTER PERMITTED USES
Table 5 below outlines the permitted uses (P) and conditionally permitted uses (C) that can be developed
within the Town Center. It is intended that this list provide clear direction for the allowable uses shown yet
preserve flexibility to address additional opportunities encountered as development proposals are
J
presented for the resorts and other parcels within the Town Center. This tailored use list is targeted at
stimulating investment on this site and fostering development of higher value and quality than may be
possible under conventional zoning. Those uses not specifically listed in the table are subject to review and
approval of the Director of Development Services, based on the consistency within the stated vision and
goals for the Town Center.
CHAPTER 4: TOWN CENTER DEVELOPMENT 170 I
--~----------------~--SECTION 31: SPECIFIC PLAN
7 TABLE 5 TOWN CENTER PERMITTED USES
Use Typical Permitted Uses Town
Category Center
Retail Accessory uses and structures (e.g., storage) p
Art, Antiques, Co llectibles, and Gifts p
Bars, alcoholic beverage drinking places (on site consumption) C
Coffee Shops p
Convenience Stores (Beer and wine only) p
Grocery Stores (75,000 square feet or smaller) p
Health/Fitness Centers p
Indoor amusement/entertainment centers C
Liquor stores (off-site consumption) C
Nightclubs, with or without food service C
Restaurants (fast food) C
Restaurants (drive-thru) X
Restaurants (other) p
Retail stores p
Office/Service Accessory uses and structures p
Automated teller machines (ATM) p
Banks and financial services (without drive-thrus) p
Business support services (e.g. receptionist services, copy services, etc.) p
Dry cleaning (drop-off only) p
Hotels p
Offices (professional) p
Parking structure/deck (stand alone) p
Personal services p
Repair and maintenance (consumer products, e.g. computer and cell phone, C
watch, and other repairs)
Spa Facilities p
Residential Accessory uses and structures p
Child care centers (up to 14 children) p
Apartments and condominiums p
Model homes, model units and sales offices p
Multi-family housing p
Single family attached/detached p
Resort/hotel units4 p
J Mixed-use vertically or horizontally attached buildings with two or more p
different uses (e.g., commercial and residential).
CHAPTER 4 :TOWN CENTER DEVELOPMENT 1711
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SECTION 31: SPECIFIC PLAN
TABLE 5 TOWN CENTER PERMITTED USES
Recreational Open Space (private or public) p
Boating Facilities C
Community Facilities (Including private Beach Club)5 p
Covered Patio, Decks, Gazebos p
Rooftop Decks/Gardens C
Restrooms/Changing Rooms p
Swimming Pools, Spas, Cabanas p
Lagoons p
Game Courts p
Recreational Facilities (public) p
Recreational Facilities (private) p
Notes:
1. Existing buildings to be occupied by a use that is permitted by right shall require only a certificate of
occupancy, sign permit, and business license.
2. Any use not identified on Table 5 is prohibited unless the Director of Development Services
determines it is reasonably similar to a Permitted or Conditional Use.
3. Mixed-use buildings are permitted by right in the Town Center land use category, except when a use
to be included in the mixed-use building requires a conditional use permit, in which case the entire
mixed-use building shall require a conditional use permit.
4. Hotel-owned units and privately-owned branded residential uses are permitted for both short-and
long-term vacation rentals. Branded residential owners may occupy their units on a full-time basis with
no restriction on the number of days per ca lendar year. Fractional ownership and assignment of
occupancy rights to third parties are allowed as provided for in the Municipal Code.
5. Community Facilities such as a private beach club are permitted in the Town Center and may include
an assortment of recreational, restaurant, bar, and other amenities.
CHAPTER 4 : TOWN CENTER DEVELOPMENT I 72 I
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4.3 TOWN CENTER DEVELOPMENT STANDARDS
Development standards control the building envelopes for the proposed uses in the Town Center. These
regulations have been designed to provide flexibility in site design while ensuring a consistent and
coordinated built environment. Table 6 addresses the general development standards that will guide Town
Center density and intensity, building heights, and setbacks.
4.3.l Town Center Typical Residential Lots
An assortment of residential lots and product types are envisioned for the Town Center within the
Community. Figure 4.1 Town Center Development Standards and Products provides examples of what
products are envisioned for the Town Center under the development standards contained in Table 6.
4.3.2 Primary Street Frontages
The creation of a continuous public realm is crucial to development of a distinct place that is inviting to
people. Build-to Lines have been established within the Town Center in addition to setbacks to create street-
oriented buildings and to create interesting and usable transitions between the public and private realms.
These Build-to Lines are located along primary Town Center streets, as designated in Figure 4.2A. Figure 4.2B
prescribes the various treatments for different types of street frontages. There are three types of street
frontages:
► A. The lively retail and restaurant frontages in the Town Center (Main and Beach Streets).
► B. Frontages that serve other mixed-use buildings
► C. Frontages that serve residential buildings.
4 .3.3 Build-to Zone
A build-to zone (BTZ) is an imaginary zone, measured parallel to the Primary Streets identified in Figure 4.2A,
within which the exterior far;ade of a building should be located. Fa<;ade articulation, such as windows, wall
recesses or building entries do not define the fa<;ade wall. The intent of the BTZ is to bring the building mass
close to the street to create an activated, intimate, enclosed space, while also reserving sufficient room at
street level for vibrant, usable outdoor spaces (walking, window shopping, outdoor dining, street trees, etc.).
This is intended as a tool to achieve quality architecture and a vibrant public realm.
There are three measurements associated with the BTZ.
1. A minimum of 60% of the ground floor building far;ade must be constructed within the BTZ.
► If the proposed project consists of a building on a single lot, the 60% is based on the distance
between property lines.
► If the proposed project extends over an entire block, the 60% is based on the distance
between ROW lines.
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CHAPTER 4 :TOWN CENTER DEVELOPMENT I 731
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SECTION 31: SPECIFIC PLAN
2. The BTZ (per 1 above) creates a minimum distance between the fa~ade and the curb face. As
illustrated in Figure 4.28, this would result in the following separations:
► Main & Beach Streets -A minimum of 25' from the curb face
► Other Primary Mixed Use Streets -A minimum of 18' from the curb face
► Primary Residential Streets -A minimum of 22' from the curb face
3. Depth limits are placed on ground floor recesses, entries, and upper floor encroachments as shown
in Figure 4.28.
CHAPT ER 4:TOWN CENTER DEVELOPM ENT I 741
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TABLE 6 TOWN CENTER DEVELOPMENT STANDARDS ILLUSTRATIVE PRODUCT DIAGRAMS
Standard Mixed Use
Target Density 20-60 du/ac
Max. Gross Lot Area N/A
Min. LotArea (square feet) N/A
Max. Lot Coverage 70%
Max. Building Height (Stories/Feet)
Build-to Zone
Built-to Line Required Percent of Fa~ade 60%
Front Setbacks
Buildings & Side Facing Garages 0'
Interior Side Setbacks
Building 0'
Pool/Spa 2'
Corner Side Setbacks
Building 0'
Pool/Spa N/A
Rear Setbacks
Building 0'
Pool/Spa 5'
Distance Between Structures N/A
Parking
Driveway
Min. Driveway Width
Table Notes:
e Town Center
Multi-Family Commercial
20-60 du/ac N/A
N/A N/A
N/A N/A
70% 70%
See Table 7
See Figures 4.2A-B
60% 60%
10' 0'
0' O'
8' N/A
10' O'
N/A N/A
0' 0'
5' N/A
N/A 0'
See Section 4.5
14'
Resort/Hotel
N/A
15AC
N/A
50%
N/A
10'
10'
10'
10'
10'
10'
5'
0'
• MIXED-USE
I ~ P,,km9 Co,<1
LUU UL 1'-======----=== r
From Sr,<>et
Stacked Flats with Surface+ Tuck-under Parking
Stacked Flats with Parking Podium
1. etbacks are measured from bacl< of curo, eage of pavement (for streets without raised curb), back of sidewalk (if present), or pu6 ic ROW (i
resent). Lots adjoining Streetscapes A.1-A.4 maY. re uire additional setback to accommodate lanters sidewalks and utilit easements on
case b case basis. See Fi ure 2.3A.
2. ifhe illlustrative product diagrams for standalone commercial and resort/hotel products are not shown. Lots for these product types shall be
clesigned on a case-by-case basis and approved with Preliminary Development Plan approval for vertical development in the Town Center or,
Residential areas.
3. Coverage calculation excludes arking area for commercial ouildings.
4. /n Town Center, a buila-to zone a lies to all P.rimary street fronta es shown in Figure 4.2A. Treatment and measurement of
frontages is shown in Figure 4.2B
General Note:
► All residential attached products shown on Table 14 are allowed in the Town Center.
• MULTI-FAMILY
___ _,1
Ou11eway -~-rr~
~
Stacked Flat Villa
SECTION 31: SPECIFIC PLAN
Town Center Locations
TOWN CENTER DEVELOPMENT
STANDARDS AND PRODUCTS
FIGURE 4.1
SOURCE: HART HOWERTON
EXHIBIT DATE: OCTOBER 70, 2079
CHAPTER 4:TOWN CENTER DEVELOPM ENT 1751
-c======================================== SECTION 3 1: SPECIFIC PLAN
Gerald Ford Dr
,,/
/
)[=:; -~~-~.
Location of Primary Street Frontages I in Town Center (Build-to-Line)
l51 y~
Note: Town Center Primary Street Frontages are subject to Preliminary Development Plan approval.
SOURCE: HART HOWERTON EXHIBIT DATE: MAY 30, 2019
TOWN CENTER PRIMARY STREET FRONTAGES
FIGURE 4.2A
CHAPTER4:TOWN CENTER DEVELOPMENT 176 1
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TOWN CENTER BUILD-TO ZONE O N PRIMARY STREET FRONTAGES
, BUILT.TO ,
I~
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1
,-1--I ------;.-----Buad;ng encroachment
6'maK.
Buildi119 height seating, dining, displays 6S'max.
Center zone
pedestrian movement
Curb zone
, 0UILTTO ,
I~
Buildi~g height
65' ma)C.
~ '"' 4'ma,c. l~ 1-1 -------Building enctoachment
L ITF,' Ground-floor-related zone
irees. rcccp1aclcs. rack:s, seating. ! pedestrian lighting, public art
Max. building--+----,..-recess/entires 1 O'
behind building
facade location.
Max. building--+----,,_.
recess/entires 10'
behind building
facade location.
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A Main and Beach
Streets Commercial
, ,,_\
_; .. .,_,,
::>
Max. building--+--..-
recess/entires 10'
behind building
facade location.
BTZ I -,.J,~1~2·-,,--=--,..,,,..,a·=c-_,·,,.
Public SW '1
0UILTTO i~ ZONE ►' I~
loi I
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Max. building---<-...+
recess/entires 1 O'
behind building
facade location.
B. Other Primary Mixed-
Use Streets
.+--+------Building encroachment
M.,x. building--+---r-1
recess/entries 6'
behind building
facade location.
,k ·;.z _12· I 10' I
I Setback 7i 5y;""/,
BUILT-TO
Max. building-+-----i-t
recess/entires 6'
behind building t-------t-L--~~-1--j
facade location.
C. Primary Residential
Only Streets
,.
4'max.
SECTION 31: SPEC IFIC PLAN
BUILD-TO ZONE MEASUREM ENTS
A ~ A ~
...11111 .. .. . . . ..
"Ill r -------------., .,,
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I i i I I -I I I I
I I I I
I I I I
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...ill L, -------------.. ..
"Ill ,..
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A minimum of 60% of the ground floor building fai;:ade must be
constructed within the Bu ild-to Zone.
◄ .. --.,► If the proposed project consists of a building on a single
lot, the 60% is based on t he distance between property
lines.
◄"'t----t►► If the proposed project extends an entire block, the 60% is
based on the distance between R.O.W Lines.
TOWN CENTER PRIMARY STREET
FRONTAGE TREATMENTS
FIGURE 4.2B
SOURCE: HART HOW ERTON
EXHIBIT DATE: FEBRUARY 28, 2019
CHAPTER 4:TOWN CENTER DEVELOPMENT I 771
-::.=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=--=--=--=-::.::.:.::.=-=-=-=-=-=-=-=-=-=-=-=-=--=--=--=--=-==-=--=::.-=== SECTION 3 1 : SPECIFIC PLAN
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TABLE 7 BUILDING HEIGHT STANDARDS
TOWN CENTER PRODUCT TYPE MAXIMUM BUILDING HEIGHT
Mixed-Use 5 stories/ 65'
Multi-Family 4 stories/ 50'
Commercia l 2 stories / 29'
Resort/Hotel 5 stories/ 65'
Notes:
1. Building height shall be measured from the average finish grade around the building (or building segment for stepped
buildings) to the highest roof or ridgeline excluding chimneys, vents, elevator towers and similar architectural projections.
Maximum building heights include parking structures up to 50' in Town Center.
2. Stand-alone tower elements, such as obelisks, clock towers, and campaniles, are permitted to reach up to 50 feet in height, so
long as they do not have a footprint larger than 400 sq uare feet. Taller tower elements and/or towers with a larger footprint may
be considered with a conditional use permit.
3. Architectural projections are elements (e.g., towers, cupolas) that are added to building faces to provide architectural interest
wit hout adding interior floor area. The maximum height of an architectural projection generally will not exceed 12 feet above the
proposed building height but will be evaluated based on architectural merit. Elevator towers are allowable to 10' above the
maximum building height limit.
4. Within the architectural projection height limit, rooftop decks, including unconditioned, recreational, observation seating, and
outdoor common areas will be considered with a conditional use permit. Sunshades and windscreens are allowed up to the
maximum height limit . Rooftop common area or public gathering spaces may not occupy more than 40% of the roof surface and
shall be fully integrated with the building's architectural character.
5. Ground floor commercial minimum height is 12 feet floor to ceiling. Grou nd floor commercial facing Beach and Main Streets
and other designated retail streets shall have minimum glazing of 70% between 2 feet and 8 feet of t he fa~ade.
CHAPTER 4 :TOWN CENTER DEVELOPMENT I 78 1
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7
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4 .4 TOWN CENTER OPEN SPACE STANDARDS
The Specific Plan requires special open space standards to ensure adequate space for the residents and
visitors while also recognizing the unique types of spaces that work best within a resort and mixed-use
setting.
4 .4.l Public Plaza Standards
This section is intended to promote open space for Town Center buildings that will create sense of place and
create a great outdoor experience for customers
TABLE 8 PUBLICLY ACCESSIBLE PLAZA STANDARDS
STANDARD
Applicability Mixed Use Commercial and Office Buildings
.'._Minimum amount _ _ .
Gross Leasable Area (GLA) <15,000 SF 10% of GLA
GLA >15,000 SF 5% of GLA
Notes:
1. Plaza areas shall consist of pedestrian accessible spaces and may include, but are not limited to,
outdoor seating, open space, water features, landscaped areas, and hardscape areas.
2. Areas included as open space must be accessible to the public and may not include parking,
roadways or the first 5 feet surrounding all sides of a building.
3. Outdoor dining areas, including balconies, rooftop balconies, and terraces, associated with a private
eating establishment may count toward the publicly-accessible plaza requirement only if they have no
fencing or other barriers except as required by liquor laws. These areas may contribute up to 20 percent
of the total publicly-accessible plaza requirement.
CHAPTER 4 :TOWN CENTER D EVELOPMENT I 79 I
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4.4.2Residential Open Space Standards for Mixed-Use Buildings
TABLE 9 MIXED-USED RESIDENTIAL OPEN SPACE STANDARDS
Standard
Minimum amount 100 SF/mixed use unit
Minimum level surface dimension 1 22 feet in any direction
Minimum level surface area 500 SF
Notes:
1. Dimensions may include building setback if building exhibits significant articulation and setback is heavily landscaped,
including ground or potted plants.
2. Areas included as residential common open space must be accessible to residents, cannot be reserved to a private unit
and cannot serve a dual function (e.g. sidewalks, pathways, storage areas, automobile use, etc.)
3. Mixed Use Residential common area requirements shall be met in addition to any public plaza requirements.
4. At the discretion of the Director of Development Services, alternative standards may be proposed on a case-by-case
basis to achieve superior architectural and site design if identified during the Pre-application Conference described in
Section 4.13.1.
4.4.3 Open Space Standards for Multi-Family Residential Buildings
TABLE 10 OPEN SPACE STANDARDS FOR MULTI-FAMILY RESIDENTIAL BUILDINGS
Standard
Minimum amount per MF Unit
Combined (Private & Common) 170 SF
Private 1 70 SF
Common 2•3 100 SF
Minimum dimension
Private 7 feet in any direction
Common4 22 feet in any direction
Minimum aggregated common area 500 SF
Notes:
1. Private open space shall be directly accessible from the living area of the unit and may include a fenced yard, patio,
deck, balcony or similar exclusive use space.
2. Areas included as common open space must be accessible to residents and cannot be reserved to a private unit.
Functional areas such as storage areas and parking may not be counted toward open space.
3. Common area requirements shall be met in addition to any public plaza requirements.
4. Dimensions may include building setback if building exhibits significant articulation and setback is heavily landscaped,
including ground or potted plants.
5. At the discretion of the Director of Development Services, alternative standards may be proposed on a case-by-case
I CHAPTER4:TOW N CENTER DEVELOPMENT I~
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basis to achieve superior architectural and site design if identified during the Pre-application Conference described in Section
4.13.1.
4.4.4 Special Open Space Provisions
► Usable common open space or public plaza space requirements do not need to be located
immediately next to individual buildings and are instead encouraged to coordinate with other uses to
provide larger open spaces that are centrally located and serve multiple buildings.
► The usable common open space and public plaza requirements of mixed-use buildings that contain
residential and commercial uses can be combined into one or more large spaces to satisfy the usable
common open space requirements of all uses, so long as the space is centrally located along and directly
accessed by those uses.
► The public plaza requirements for Town Center commercial buildings may be combined into one or
more large spaces to satisfy the open space requirements of all buildings, so long as the space is centrally
located along and directly accessed by those uses.
► Usable common open space or public plaza requirements of a proposed project may be added to an
existing open space or public plaza area, so long as the proposed open space or public plaza area is
contiguous to the existing open space or public plaza area and permission is granted by the property
owner.
► For additions to existing, previously permitted commercial or office uses (or uses as part of a mixed-
use building), the applicant shall only be required to provide plaza space at 5 percent of the new
additional square footage of GLA. For example, if an existing 40,000-square foot commercial building
adds 10,000 square feet of GLA, 500 square feet of additional public plaza space must be provided (10,000
XS%).
► The common open space or public plaza requirement shall be waived for additions to existing
buildings or the construction of new buildings within the same planning area if existing open space
provided by the existing building is of sufficient size to satisfy the total requirement of the existing and
added square footage or if no common space is then available. For example, if an existing 40,000-square-
foot commercial or office building adds 10,000 square feet of GLA, it would be considered a 50,000-
square foot building. If the existing building already provides a 2,500-square foot public plaza (50,000 x 5
= 2,500 square feet), then no additional public plaza space shall be required.
► A maximum of 33 percent of the area used to satisfy the public plaza requirement may be landscaped
with vegetation or hardscape materials that cannot be walked or sat upon, such as in-ground flowerbeds.
4 .5 TOWN CENTER PARKING STANDARDS
Parking is an important component of development for the Town Center. The various uses proposed within
the Town Center will be required to meet the parking standards specified in Table 10, and the amount of
parking will vary depending on the number of units proposed and square footage of the non-residential
uses. Parking may be provided through a combination of surface parking and/ or parking structures. There
CHAPTER 4 :TOWN CE NTER D EV ELO PM ENT 1811
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SECTION 31: SPECIFIC PLAN
will be opportunities for shared parking among different land uses to reduce the amount of land needed for
parking, creating opportunities for more compact development, more space for pedestrian circulation, and
more open space and landscaping. Because certain land uses peak at different times, land uses do not need
their maximum parking supply at the same time. Within the Town Center, there is the potential to share a
pool of parking that is smaller than the amount that would be required for each land use individually. Electric
vehicle charging stations shall be provided consistent with RMMC Section 17.26.030.
Specific parking demand ratios for each land use require further study to verify peak-hour demand. In
particular, if shared parking is proposed, a shared parking analysis shall be included as part of individual
development proposals for within the Town Center. As part of each study, the applicant will have to
demonstrate that the proposed uses have differing peak hours of parking demand or that the total parking
demand at any one time will be adequately served by the total number of parking spaces proposed.
TABLE 11 TOWN CENTER PARKING STANDARDS
Use Standard Notes
~m, .. -=,1••
Bank 1.0 per 200 SF GFA
Hotel 1.1 per guest room plus required spaces for ancillary uses
Meeting Area/Banquet 1.0 per 3 seats OR 1.0 per 50 SF of gross plus ancillary uses (e.g. bar restaurant)
Room assembly or viewing area
Office -General 1 per 250 SF GLA for first 5,000 SF 1 space for each 400 SF thereafter
Office -Medical 1.0 per 200 SF GLA
Residential Community 5.0 per 1,000 SF GLA
Club House
Restaurant/lounge 1.0 per 80 SF GLA
Retail 1.0 per 250 SF GLA --------: l!t1~1-..r1 ~ .... ,_ ..
Attached O -1 Bedroom 1.00 covered per unit
Attached 2+ Bedroom 2.00 covered per unit
Attached Guest Spaces 1 off-street guest space for every 2 units
Single Family Detached 2.00 in enclosed garage per unit 2.00 guest spaces -.. ---1:fl'il'T7il~~••~•••1.U ,.. -
Bicycle Parking 2 racks per project that requires 40 or For any development that requires
more non-residential parking spaces 40-80 non-residential parking spaces,
1 rack that can support 2 bicycles shall
be provided. For any development
that requires more than 80 non-
residential parking spaces, 1 rack that
can support 4 bicycles or 2 racks that
can support two bicycles shall be
provided.
CHAPTER 4 :TowN CENTER DEVELOPMENT I s2 I
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7 ----,._ .. _ .. _ 1::::1 ._,_ .. ___ -
• ·····•·---1■11• •JLl:.r ••• -.,ijlll~ ,.. .
Electric vehicle charging Consistent with RMMC Section The charging station shall be installed
station 17.26.030., the requisite number of and function prior to the issuance of
electric vehicle (EV) charging stations final building permits for half of the
shall be provided based on the total proposed square footage. The
number of parking spaces required for a charging station location shall be as
given use. close as feasible to majority of the
building entrances.
Carpool Parking Three percent of parking spaces shall be This requirement applies only to
set aside exclusively for carpools. general or medical office buildings
with a GLA greater than 20,000 square
feet. Fractional requirements shall be
rounded down to the nearest whole
number. -~ -~JJTiT:"lllln•■-.• . ,._,
Parking for non-residential use Parking for residential use
90 degree parking stall 9 feet x 18 feet 90 or 45-degree parking stall
45 degree parking stall 9 feet x 19 feet Parallel parking stall
Parallel parking stall 9 feet x 24 feet
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CHAPTER 4 ·TOWN CENTER DEVELOPMENT 1831
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7 4.6 TOWN CENTER DESIGN STANDARDS
Quality development is achieved through attention to detail from the initial conception of a project to the
final construction of buildings, pathways, entry features, signage, and other design elements. This section
outlines the design standards and guidelines for the Community that will encourage the highest level of
design quality and creativity in site planning and architectural design, while allowing for variation and
flexibility. It is understood that the illustrations provided in this Specific Plan are general concepts and do
not necessarily represent any improvements that actually will be constructed. Theming for community-wide
elements such as signage, lighting, and other hardscape; will be established with the approval of the first
Preliminary Development Plan for vertical development in the Town Center or Residential areas.
All development within the Town Center needs to address the fundamental elements of the design features
covered in this chapter. The following guidelines establish a framework to help design professionals and
developers understand and implement this project. Due to the mix of project types that the Specific Plan
allows, the buildings will include a variety of design styles, and therefore a range of colors, materials,
building detailing, and building orientations. However, these guidelines provide the necessary direction to
ensure a coherent and complementary project.
Similar to development standards, certain design guidelines constitute regulations and requirements by
which development must abide and are indicated by the use of the word "shall." Design guidelines generally
use the word "should" and identify actions or outcomes that are encouraged but not mandatory so long as I the desired outcome in harmony with the Community's vision is achieved.
The design guidelines are divided into eight sections: site, building, landscape, signage, lighting, walls,
hardscape, and environmental design. The Town Center Illustrative Plan, depicted in Figures 4.3A-B, are
provided to more clearly communicate the intent and desired outcome for the Community. The illustrations
shown in these figures are purely conceptual and future developments are not required to match in terms of
intensity or site layout. It is intended to illustrate a type of development that would be compatible with the
Town Center area. The Conceptual Design Illustrations in Figures 4.4A-C are also conceptual and are intended
to provide examples of key design standards and guidelines in this chapter.
J
C HAPTER 4:TOWN CENTER DEVELOPMENT 1841
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Hotel
-Mixed Use
r:--· Residential
SECTION 31: SPECIFIC PLAN
..
\/,
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I
,
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. "'
See Figure 4.3B for Town Center Illustrative Cross Sections.
SOURCE: HART HOWERTON EXHIBIT DATE: MARCH 1, 2019
TOWN CENTER ILLUSTRATIVE PLAN
FIGURE 4.3A
CHAPTER 4:TOWN CENTER DEV ELOPMENT I ss l
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,.,
Section @ Main Street
--
SOURCE: HART HOWERTON
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SEC TION 3 1 : SPEC I FIC PLAN
I .::..J.::..1 ,., ·--~ ......
,j{
Section @ Water Street
-,~••111'°"'' ,,-..,,,.-•• -.,,~---~1-~t,...,ri-;;;; t--1 -,-,-',,"-' -+1;;:A,",',-=,.,1-""~-· ~r---
Section @ Beach Street
EXHIBIT DATE: MARCH 1, 2019
TOWN CENTER ILLUSTRATIVE PLAN -CROSS SECTIONS
FIGURE 4 .3B
[i_HAPTER 4 TOWN CENTER DEVELOPMENT I 861
7
-SECT I ON 31 : SPECIFIC PLAN
SOURCE: HART HOWERTON CONCEPTUAL DESIGN ILLUSTR EXHIBITDATE:JANUARY31, 2019
~-ATION: TOWN CENTER
FIGURE 4.4A
CHAPTER 4. TOWN CENTER DEVELOPM ENT 1871
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1. Ground floor retail should be oriented toward beach recreation areas
for active interface between recreational and retail uses.
2. Grand Oasis Promenade should allow bike/pedestrian access around
lagoon and to public beach areas, enhancing the lagoon's waterfront recreational potential.
3. Oasis shoreline will accommodate private beach areas reserved for resort hotel use.
4. The Main Street in the village center will direct pedestrians to the public beachfront.
5. Rooftop facilities that take advantage of scenic vistas across the
water and of the surrounding mountains are encouraged near the
waterfront.
6. Waterfront dining facilities are encouraged.
7. Grand Oasis Promenade will meander close to and away from the
lagoon shore in order to accommodate both shoreline recreation and
shoreline development such as residences and other uses.
8. A public beach will be provided at the Main Street terminus.
9. Watercraft rentals are encouraged to allow maximum water-based
recreational opportunities.
10. Horizontal and vertical articulation shall be used to break up blank
walls.
SOURCE: HART HOWERTON EXHIBIT DATE: MARCH 1, 2019
CONCEPTUAL DESIGN ILLUSTRATION: GRAND OASIS SHORELINE
FIGURE 4.4B --------
I CHAPTER4 TOWN CEN TERDEVELOPM~
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SECT I ON 31 : SPECIFIC PLAN
EXHIBIT DATE: MAY 30, 2019
CONCEPTUAL DESIGN ILLUSTRATION: GRAND OASIS BEACH EXPERIENCE
FIGURE 4.4C
CHAPTER 4. TOWN CENTER DEVELOPMENT i 891
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4.6.l Site Design
Site design standards for the Town Center development provide guidance for building placement and
orientation, creating public spaces and streetscape frontages that give the Community a distinctive
character from the surrounding areas. The integration of buildings, entries, parking lot layout, open spaces,
and pedestrian and vehicular circulation is critical to achieving an overall sense of place and to ensure that
public spaces are an integral design aspect.
As an example, these site design standards encourage development to incorporate courtyard parking or rear
entry parking fields, which situates buildings facing the street edge with parking behind. This creates an
engaging street scene that promotes pedestrian activity along the street. Also, these guidelines emphasize
the need for "sheltered outdoor spaces" in desert-sensitive development which include:
► Interior Courtyards, including atriums, patios, and gardens open to the sun and sky but well shaded
and buffered from the wind;
► Covered porches, that also offer exterior shade and wind protection; and
► Open passageways, connecting the street frontage to internal courtyards.
The following are site design standards for development in the Town Center. These standards apply to
structures within these areas, including, but not limited to, Resort Hotel, Multi-Family Residential, and
Neighborhood Commercial buildings. See Figures 4.4A and 4.4B, Town Center Representative Images, for
examples of the type of development that may occur in the Town Center.
► Building placement and orientation should be organized to create visual interest along public rights-
of-way, particularly at intersections nodes and project entryways.
► Buildings should be oriented so that public access or windows face areas of pedestrian activity, such
as beaches or parks, public plazas, and pedestrian pathways.
► Multiple buildings in a single area should be grouped and organized to create plazas and pedestrian
corridors. Where clustering is impractical, a visual link should be encouraged between buildings through
the integration of an arcade system, trellis, colonnade, or other such open structure.
► Enhanced or "signature" architecture should be provided at prominent locations. Buildings with
unique architectural elements, such as clock towers and other landmark structures, should be positioned
on corners of significant intersections or entryways to enhance the sense of arrival and project
monumentation.
► The windows of interior living spaces should overlook streets and public spaces to enhance
community security and maximize view potential.
► Residential buildings shall emphasize pedestrian access and connections to public sidewalks, paths,
recreational facilities, and enhanced edges of the lagoon.
~PTER4:TOWN CE NTER DEVELOPMENTj901
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J SOURCE, HART HOWERTON EXHIBIT DATE: JANUARY 31, 2019
TOWN CENTER REPRESENTATIVE IMAGES
FIGURE 4.SA --------------------------
CHA PTER 4:TOWN CENTER DEVELOPMENT 19~
-'----------------------SECTION 3 1 : SPECl'FIC PLAN
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J SOURCE HART HOWERTON EXHIBIT DATE: JANUARY 31, 2019
TOWN CENTER REPRESENTATIVE IMAGES
FIGURE 4.58
CHAPTER 4:TOWN CENTER D EVELOPM ENT I 92 1
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► Recreational facilities shall be conveniently and centrally located for the majority of units.
► Where possible, housing in mixed use buildings should be oriented to streets and pedestrian
walkways.
► Open areas should incorporate amenities such as enhanced landscape or hardscape features. These
include outdoor seating areas, trellises, ornamental trees, benches, planters, open space, water features,
and pedestrian-friendly elements.
► Buildings shall be planned to create compatible open space configurations with surrounding
buildings. Where feasible, combining open spaces into larger areas that are centrally located, functional
and serve multiple uses is desirable.
► Publicly-accessible open spaces shall be strategically located along areas of pedestrian activity, such
as shopping areas and major pedestrian throughways.
► Public spaces shall be oriented to maximize their visual and physical links from adjacent streets and
pathways.
► Pedestrian pathways shall provide connectivity within the Town Center by connecting each project to
neighboring properties and emphasizing links between different uses.
► Safety and visibility shall be considered in the design of both public spaces and pathways for the
security of residents and their guests.
► Mid-block pedestrian connections shall be provided between buildings for convenient access to
parking areas where feasible.
Parking Areas
► Parking areas should be clustered where feasible and designed to maximize, security and efficient
access.
► Entrance and exit points for parking areas and structures should be well marked with streetscape
and landscape features, including enhanced paving, landscaping, lighting, and architectural features.
► Entry drives into parking areas should be located as far as practical from street intersections.
► Parking areas shall be located behind or to the side of resort and mixed-use buildings where possible.
No more than 10 percent of the required parking shall be located adjacent to service loading areas within
the Town Center not including parking provided for employee use.
► Parking shall be screened from roadways with parking lot screen walls, decorative raised planters,
landscaped medians, berms, trellises, grade changes, or placement behind buildings.
► Pedestrian access to parking shall be clearly marked and visible from public plaza s and streets as
part of the path-and wayfinding system. Where access is between buildings, a walkway sha ll be provided
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from major streets with landscaping and security lighting.
► Long blocks shall be broken up to provide pedestrian access to parking lots from side streets. A
passageway between buildings of no less than 12' in width shall be provided with landscaping and
security lighting. Windows should overlook open space areas where feasible.
► On-street parking will be located near all high-activity areas within the Town Center.
► Parking areas shall clearly separate vehicular and pedestrian circulation systems. Pedestrian
connections through parking areas should provide:
1> Landscaping and amenities to create visual interest,
1> Pedestrian access and rest breaks over long distances of pavement.
► Public parking for commercial or office uses should provide covered parking opportunities and where
practicable solar panels should be included.
► Residential parking areas should be located as close as possible to residential uses. If assigned, a
space should be no more than 250 feet from the unit it serves.
► One tree for every three spaces that are not covered shall be planted within the parking areas. The
trees may be clustered to provide shade for vehicles and pedestrians along walkways and parking lot
entrance points and should be spaced to avoid impeding passenger exits from vehicles.
► Minimum Drive aisles for parking lots with two-way travel shall be 24 feet.
Traffic-Calming
► Use of curb-extensions, bulb-outs and other traffic calming measures are encouraged along the Town
Center streets.
► A variety of paving treatments shall be adopted to help identify and visually enhance intersections
and pedestrian crossings. Possible approaches may involve the use of decorative pavers, colored
concrete, or LED-embedded lighting.
Service, Trash, and Utility Areas
► All exterior mechanical equipment except solar collector panels, whether on roof, side of a structure
or on the ground, shall be appropriately screened from public view. Equipment requiring screening
includes, but is not limited to, heating, air conditioning and refrigeration equipment, plumbing lines,
ductwork and transformers.
► Mechanical equipment, excluding solar collector panels, shall not be permitted on any exposed
portion of a pitched roof.
► The method of screening shall be architecturally integrated with the primary structure in terms of
materials, color, shape and size. Where individual equipment is provided, a continuous screen is
CHAPTER 4:TOWN CENTER DEVELOPMENT 1941
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7 desirable. For rooftop equipment, the screening materials shall be at least as high as the equipment
being screened. No exterior ladders or downspouts shall be permitted.
► Trash and recycling enclosures shall be contained within the building envelope. If this is not feasible,
they shall be located within discreet places with appropriate enclosures. Trash and recycling enclosures
should be designed and constructed of concrete masonry units with finishes of similar materials as the
corresponding buildings, including a decorative cover to discourage illegal dumping.
► Trash and recycling enclosures and loading areas must be separated from adjacent parking stalls by a
minimum of 4-foot-wide planters, which shall contain low-growing plant material such as espalier/vines.
4.6.2 Building Design
The purpose of the Building Design Standards is to promote a high level of architectural quality and an
attention to detail. The focus will be on exceptional building design achieved through the creative use of
massing, roof forms, and fa<;ades. The following guidelines establish the desired building forms, building
style, design details, and materials. It is important to note that the illustrations shown do not represent
particular styles of architecture that will be incorporated in the community.
The Design Standards for the Town Center will foster visually unified, attractive, high-quality, and amenity-
rich development. Development in the Town Center will be consistent with the following Building Design
Standards:
] Massing and Scale
► All buildings should have a visual base that allows the building to appear more human in scale.
J
► Fa<;ade surface detailing in Town Center buildings shall not substitute for variation in building
massing.
► The tallest Town Center buildings should include distinctive features at the base, mid-section, and
top levels. For low-rise buildings, variety may be expressed simply through the detailing at the building
base, eave, or cornice line.
► Town Center buildings shall incorporate appropriately scaled design elements and details that
generate interest and diversity at the sidewalk level. Elements that can help reduce appearance of
building mass and scale include: awnings, canopies, arbors, arcades, colonnades, trellises and pergolas;
stepping stories back above the ground level; modulation; color and material changes; and architectural
elements such as roof gables.
► The minimum height for ground floor commercial products is 12'. Ground floor commercial buildings
facing Beach and Main Streets (see Figure 4.2A} and other designated retail street frontages shall have
minimum glazing of 70% between 2' and 8' of the fa<;ade.
► It is important to distinguish vertical and horizontal articulation with techniques such as strategic
placement of window and door openings, or the use of balconies, awnings, and canopies.
CHAPTER 4 :TOWN CENTER DEV ELOPMENT J 95
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► Articulation, window area and fac;:ade variation shall be employed to avoid blank, featureless wall
spaces.
► Building entryways shall be clearly marked and emphasized to invite passing pedestrians and break
up building massing. Projecting or recessing building entrances is encouraged.
► Public plazas, outdoor dining, and other pedestrian oriented activities are encouraged to divide
ground level building fac;:ades.
► The exterior building design, including roof style, color materials, architectural form, and detailing
should achieve design harmony and continuity among alt buildings in a complex and on alt elevations of
each building as well as with the building's surroundings.
► Recessed entries allow the pedestrian space to transition from the sidewalk to the interior of the
building.
► By varying the spacing, sizes, shapes, and locations of door and window openings in building
fac;:ades, structures may be made more visually interesting and attractive. However, care must be taken
to avoid a chaotic, cluttered building fac;:ade.
► Multifamily residential buildings and residential units in mixed-use buildings should be configured
and oriented to provide privacy and permit individuality where practicable.
Roof Forms
► Breaks should be provided in roof-line ridges to create a variety in roof form and elevation
appearance.
► A variety of roof types are permitted and encouraged within the project, including flat, hip, gable, and
shed roofs.
► Tacked on fac;:ades, faux mansard roofs, and other artificial building treatments that are not
architecturally integrated shalt not be permitted.
► Roof types shall be coordinated with the architectural concept and the style, materials, and scale of
the building.
► Roof heights, pitches, and planes should vary to create interplay between the roof and waits of the
structure. Varying roof pitches on the same building shall be avoided unless they are integral to the
architectural style or extending over porches and balconies.
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4.7 TOWN CENTER LANDSCAPE TREATMENTS
The landscaping theme for the Community is influenced by the climate of the Coachella Valley, where native
and low water-use plants are emphasized.
► Landscape plant materials shall consist primarily of plant species that are native, native adaptive,
drought tolerant, and have low water use requirements.
► Automated, high-efficiency irrigation systems (such as bubbler irrigation and low-angle, low-flow
spray heads) shall be installed to reduce water demand and use. Moisture sensors and other similar
irrigation technology shall be utilized to ensure that plantings are watered only as needed. The irrigation
system will be computer controlled and be designed to communicate with a local weather station so that
the frequency and duration of the irrigation will be adjusted in response to hourly changes in the
weather.
► Plants with similar water requirements and similar sun exposures will be zoned together, a technique
known as hydro zoning. This allows for fine tuning of the irrigation delivery methods and results in a
highly efficient irrigation system.
► All trees will be irrigated on zones separate from other plants. Irrigation for the trees will use deep
root watering tubes to encourage the growth of deep root systems.
► Grey and recycled water infrastructure will be integrated in the irrigation design for common spaces
so that gray water or recycled water can be used wherever available and feasible for landscape irrigation.
► Drought-tolerant native or native adaptive evergreen tree species with broad canopies shall be
located adjacent to buildings, walls, windows, and paved areas to provide shade and reduce solar heat
absorbed by buildings, walls and paved areas.
► A combination of wind tolerant evergreen trees and shrubs shall be planted where appropriate to
mitigate the effects of blow sand conditions and allow for sand filtration, particularly around the
perimeter of the Grand Oasis and northwesterly edges of the Specific Plan boundary. Non-vegetative
groundcover shall be placed within the landscape beds to limit areas of exposed sand. 3/8-inch or larger
cobblestone or crushed rock are recommended. The rock will also add attractive color and texture to the
landscaped beds. Care should be taken to design the site so that potential sand collection areas (on the
windward side of the vegetative screen) are within appropriate landscapes that are accessible and easily
maintained. Prior to and during site construction, measures shall be taken to stabilize the sand and
native soil to minimize blow sand.
► Buildings shall incorporate green screen elements against blank walls exposed to the afternoon sun.
These elements include wall mounted or free-standing trellis panels for growing evergreen vines.
Stainless steel cables may be attached to exposed walls or building columns to provide a framework for
vines to grow upon. In addition to the aesthetic and environment control benefits, vines provide an
additional measure of security and graffiti deterrence for exterior walls.
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► Textures and materials used in landscaping shall be selected for their ability to withstand the native
desert environment.
► Turf should be considered as an option for active use areas. Turf shall not be used in street medians
or in planting areas between sidewalks and roadway curbs.
4.7.1 Open Space Landscape Treatments
The landscape treatment of open spaces throughout the Town Center will be designed to provide passive
and active recreation areas near the Grand Oasis. Areas to rest and enjoy shade shall be included for
pedestrians. These areas will feature low water-use plants but more intense color palettes and denser
plantings. Well-designed open spaces also act as buffers between buildings within the Town Center area.
Public Entry Landscape Concept
The landscape associated with the signature public entry will be bold, to visually reflect the stature of the
entry to the Community and to set an overall high standard of design for development within the Town
Center. The public entry will be scaled to complement the large expanse of mountains and sky that are iconic
desert landscape images. A landscaped median will separate the two travel lanes and add a formal quality to
the entry sequence. Large vertical trees with high canopies arranged in graphically bold groves will provide
the necessary scale to the entry. The landscape at the ground plane will have large graphic patterns of bold
textured shrubs and accent plants. Shrubs will have lower heights and be set back from the road to maintain
clear line of sight for drivers. Community signage and/or public scaled art will be integrated into the
landscape composition to create a memorable, comprehensive entry experience unique to the Community.
The straight linear alignment of the entry drives assists in wayfinding and will direct visitors to the Town
Center, the heart of the community.
Parking Area Plantings
The placement of trees and other landscaping will provide shaded parking spaces at full tree maturity. Where
there is a pedestrian passageway through a parking area, formal landscaping should be used to highlight
these areas and direct pedestrians to their destinations. Landscape islands within the parking lots should be
sized to provide optimum, long term growing conditions for the selected tree species. Islands should be a
minimum of six feet wide, or larger dependent upon the tree species. Tree species will be selected that have
deep root systems, minimal litter production, and broad tree canopies that produce optimal shade for the
parked cars. Low maintenance shrubs and groundcover planted in the islands should tolerate occasional foot
traffic, drought, heat, and a limited planter bed size.
Parking structure fai;ades shall have screening for visible exterior surfaces with landscaping that includes
vines, shrubs, or evergreen trees.
Pedestrian Plazas
Pedestrian plazas should provide landscaping that is attractive and highly functional. For exa mple, large
planters may include wide edges that provide additional seating areas in addition to accommodating canopy
trees to offer shade for pedestrians. These areas should integrate an urban landscape treatment, with the
use of planters that complement the possible seating areas, fountains, and some may include public art
CHAPTER 4 :TOWN CENTER DEVELOPMENT I 98 1
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pieces. The planters for the trees should be sized to support vigorous tree growth for many years without
compromising the pavement. The paving for the plazas can include textured concrete, concrete pavers, or a
combination of both. A paving pattern can add texture and design character to the plaza and denote the
epicenter of the space.
4 .8 TOWN CENTER SIGNAGE DESIGN
Signs identify places and provide direction. Along with communicating information, signs should add to the
visual character of the community and reinforce a unique sense of place. These guidelines address the
general design characteristics that pertain to the major sign systems for the Town Center. The major systems
of signs include: community gateway entrance signs; primary entrance signs, retail and resort signs, and
complementary blade signs. It is particularly important to include creative and playful signage within the
retail and Resort Core areas to convey the vibrancy of those districts.
In addition to these guidelines, a sign program shall be required with the first Preliminary Development Plan
application for vertical development in the Town Center or Residential areas. The sign program will identify
the hierarchy of signs with a common theme and specify the sign locations and styles. Sign programs shall
be reviewed by the master developer to provide a consistent and complementary approach within the Town
Center area, prior to City approval.
4.8.l General Guidelines
► Signs shall consist of high quality materials and color palettes that complement the architecture of
the surrounding environment in the Town Center.
► The design of all wayfinding signs within the project should be consistent in quality of design and
implementation and convey the realization of an integrated signage system throughout the Town Center.
► Internally and externally illuminated signs or backlighting of individual sign letters are allowable with
design approval. Digital display signs using Light Emitting diodes (LED) or similar technology to display
creative images may be considered, subject to the approval of a sign program.
► The use of "pole signs", roof signs, temporary lettering on windows, and blinking/ flashing signs is
prohibited. The use of temporary signs is discouraged. The use of natural stone as a base material for
signs is preferable.
► The location or placement of signs shall not obstruct or hinder pedestrian or vehicular movement.
► Entry feature signs adjacent to public rights of way shall comply with the City of Rancho Mirage Sign
Ordinance 17.28
► Individual project "Main Signs" shall be single-sided, secured parallel to building far;:ades and will
comply with the requirements stated in the City of Rancho Mirage Sign Ordinance 17.28.150 (table 3-13)
for commercial and office and all commercial zones.
► Complementary "C ustomer Convenience" Blade Signs shall comply with the requirements stated in
the City of Rancho Mirage Sign Ordinance 17.28.150 (table 3-13) for commercial and office and all
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commercial zones.
► Where freestanding signs are necessary, they should be designed in a vertical monument format with
consistent lettering, color, and style, capturing the architectural theme of the Town Center.
4 .9 TOWN CENTER LIGHTING DESIGN
Lighting design throughout the Town Center shall highlight design and landscaping features, reinforce the
community theme, and help ensure pedestrian and vehicular safety. Well-designed lighting fixtures will
establish a high level of development quality. This program addresses lighting for roadways, parking areas,
and pedestrian areas, as well as architectural and landscape lighting within the Town Center.
The philosophy and approach of these lighting design standards are to integrate:
1. Sustainability and energy efficiency;
2. Dark Sky principles with adaptive lighting best practices for safety; and
3. Circadian design principles for enhanced quality of life and wellbeing.
These three broad approaches are designed to work throughout the Town Center:
4.9.l Lighting Fundamentals and Guidelines
► Luminous Efficacy: In lighting, the term efficacy refers to the ratio of luminous output produced by a
light source to power required to produce the light. Use of lighting that produces maximum effective
lighting while requiring minimum energy will be the goal for lighting within the Town Center. High
efficacy, solid-state LED (Light Emitting Diode) with a high color rendering index (CRI) should be the
primary source of lighting. Standardizing the light source technology throughout the Town Center will
reduce maintenance burdens.
► Circadian Sensitive Lighting Design. This method enhances quality of life through the integration of
advanced lighting approaches and strategies for better color, improved vision, increased safety and
security, as well as supporting circadian wellness. The major opportunity with circadian design is
creating environments that resemble the intensity and spect ral variations of light over the course of a
day. Avoiding blue spectrum content at night reduces the disruption of the visual receptor maintaining
appropriate melatonin production throughout the evening for residents and visitors to the Town Center.
► "Dark Sky-Friendly" lighting shall be designed to protect the bea uty of the desert sky Lighting types
shall be selected to minimize obtrusive and unnecessary lighting and conserve energy resources to the
great est extent possible.
4.9.2 Implementation
► ENERGY STAR certified lighting fixtures and equipment or equivalent shall be used where feasible.
Energy-efficient means of light ing, including light sensors, low voltage lighting, fiber optics and solar
light ing should be used w here feasible. Timers or other controls shall be used to assure that lights are on
only when needed.
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► "Crime Prevention through Environmental Design" principles shall guide light fixture placement.
High color rendering lighting shall be used to provide illumination for the security and safety of on-site
areas such as parking, loading, shipping and receiving, building entrances, and pedestrian parkways.
Security lighting shall be placed and directed strategically to limit light pollution and glare.
All street and pathway light fixtures shall be: hooded and directed downward to minimize light and direct
glare impacts on neighboring properties and reduce impact on dark skies; directed to illuminate only the
areas and elements intended such as paths, entryways and focal elements; shielded to avoid direct views of
any unshielded light source from pedestrian or vehicular sight lines; shielded to direct light spillover away
from adjacent residential areas; and equipped with fixture dimming and cut-off capability as certified by the
International Dark Sky Association.
► Light fixtures throughout the Town Center area shall be complementary to the architectural styles of
the area. No wall packs or flood lights shall be permitted.
► Exterior lighting shall be designed and located so as not to project off-site or onto adjacent uses. This
is especially critical with neighboring residential uses. Up-lighting on trees and building fronts shall be
permitted. This illumination shall be limited to 6' above grade.
► Utilize high-quality, high-CR I lighting systems that enhance the visual environment.
► Adaptive lighting controls should be provided to increase the value and performance of an energy-
efficient lighting system as well as enhance health and safety. Control strategies significantly reduce
energy waste in both residential and commercial buildings.
► Automatic timers should be programmed to maximize personal safety at night while conserving
energy. They shall be reset seasonally to match the flux of dusk and dawn.
► Use lighting with optics to mitigate glare and reduce high-angle brightness throughout indoor and
outdoor spaces. Include luminaires with proper cutoff and shielding angles specified for each luminaire
to provide glare control and minimize backlight.
4 .9.3 Roadway Lighting
► Lighting fixtures on roadways contribute greatly to the visual quality of a streetscape and improve
vehicular and pedestrian safety.
► Stylized roadway lighting fixtures shall contribute to the Town Center theme and help establish a
standard of quality for the Community.
► Lighting shall be positioned to enhance safety at key points along streets, including intersections,
paseo crossings, and other crosswalks. This lighting shall be directed downward to minimize glare and
spillover.
► Design goals for Outdoor Lighting Infrastructure:
1> Use LEDs in outdoor applications
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1> Use occupancy sensors, daylighting harvesting systems, and scheduling controls
1> Prevent unwanted light trespass
1> Choose products consistent with International Dark-Sky Association recommendations
1> Specify appropriate correlated color temperatures emitted from lighting to support circadian
balance
4.9.4Parking Area Lighting
► Lighting for parking areas is crucial to the personal safety of the user and should be designed at a
human scale.
► Parking area lighting shall be designed using many small-scaled lights rather than fewer excessively
tall lights. Parking area lighting shall be permitted to be up to 18 feet in height.
► Lighting fixtures shall be a continuation of the theme of surrounding architectural styles and be in
keeping with the quality of surrounding buildings.
► Full cut-off luminaires shall be required for parking area lighting.
4.9.5 Pedestrian Area Lighting
► It is very important that pedestrian areas, including public spaces and pathways, are well lit for
evening and night use to ensure safety of residents and visitors.
► Lighting in these areas should be scaled for pedestrians and consistent with the surrounding
architectural theme.
► If the lighting product is a lamppost style, the fixture should be not more than 12 feet high.
► Fully shielded low wattage luminaires shall be employed for pedestrian lighting fixtures.
► Where appropriate, pocket lighting may be incorporated in walls, stairs, or bollards. Low wattage and
fully shielded luminaires should be used for pedestrian bollard lighting.
4.9.GArchitectural Lighting
► To accent walls, entries, and decorative architectural features, architectural lighting should be
included in the design of buildings. Lighting should be used to subtly highlight architectural features and
to assist in wayfinding.
► Architectural lighting should either be incorporated into design features of the building or concealed
and flush with building walls.
► Architectural lighting should not be visible in daylight.
► Architecturally mounted luminaires shall be low wattage and provide lamp shielding.
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4.9.7 Landscape Lighting
► Landscape lighting should be used to highlight important landscape features.
► String lights-non-blinking with white bulbs-may be used to accent trees or trellises within public
spaces to create a festive atmosphere at night.
► Landscape lighting fixtures should be concealed or flush with grade unless their design plays a role in
defining the character of the surrounding space.
4.10 TOWN CENTER WALL DESIGN
Walls are a major component in achieving an overall community theme within the Town Center. This Specific
Plan categorizes the walls within the project as Theme Walls, Entry Walls, and Mixed-Design Walls and
describes their distinguishing features below.
► For Town Center retail development projects, the maximum height of perimeter walls fronting a
street shall be 3 feet. For residential projects, the maximum heigh shall be 6 feet.
► The use of decorative walls to screen parking plazas or courts and services areas, in combination with
monument signage and windbreak landscaping, is encouraged.
► Walls and gates should appear consistent in style and material, complementing the surrounding
architectural styles.
► Walls and gates should be constructed of high quality, durable materials. No chain-link is permitted
within the Specific Plan.
► Landscaping elements should be densely planted and layered to provide screening. Vines and
trellises are encouraged to help soften hard edges, screen walls from view, and mitigate reflected heat.
► Break up long stretches of walls or fences with landscape screening, wall breaks, vertical piers or
columns, or fac;ade detailing.
► Ground-mounted utility equipment such as, but not limited to, cable television boxes, electric power
transformers and distribution facilities, water pumps, and telecommunication facilities (not including
pole-mounted equipment, shall be screened from view on all sides with plant materials, grading, or a
solid masonry wall or similar permanent structure. The masonry wall or structure shall be of a color and
material that complements the primary structure. Screening with wood, chain-link or similar fencing
materials is not permitted.
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4.11 TOWN CENTER HARDSCAPE DESIGN
4.11.1 Street Furnishings
Hardscape elements include paving treatments, benches, chairs, tables, shade structures, bollards, drinking
fountains, tree grates, trash receptacles, planters and bicycle racks. Some combination of these should be
used as comfort features and decorative elements for streetscapes and public spaces including pedestrian
plazas. Landscape furniture, such as benches, chairs, tables, trash receptacles and planters should be
integrated throughout the Town Center. The landscape furniture selections should reflect the architectural
vernacular of nearby resorts or retail spaces. Movable chairs and tables may give users the opportunity to
personalize the arrangement of the furniture. Materials and finishes shall be durable and easy to maintain.
Seating surface materials must have low heat absorption and finishes that will deter graffiti. Aluminum or
tropical hardwood will be used for table and seating surfaces due to low heat absorption and long-term
durability. A variety of backed and backless benches will be incorporated into the landscape. Easily
accessible benches and chairs with arms assist those with mobility issues to use the furniture. Incorporating
18-inch high seat walls and large stone boulders adjacent to hardscape areas provide flexible, informal
seating options.
► Consistent design themes should be used for all the street furnishing elements throughout the Town
Center and should complement surrounding architectural styles.
► Furnishings should be constructed of high-quality, durable materials that can withstand the elements
without showing wear.
► Furnishings should be placed where pedestrian traffic, viewsheds, or building ingress and egress will
not be obstructed.
► Newspaper, flyer, and magazine racks shall be architecturally integrated or located inside the
building.
► Decorative skateboard deterrents shall be incorporated within the design of the street furnishings.
4.11.2Paving Elements
Distinctive paving treatments give visual clues to users and emphasize different areas within the streetscape
and public spaces. Patterned, enriched, or textured paving treatments should be used to denote important
crosswalks, highlight pedestrian pathways and public spaces, and delineate parking areas adjacent to areas
of high pedestrian activity. The use of specialized paving materials is encouraged along the major
throughways and through public spaces.
► Even and durable surfaces should be used in high pedestrian circulation areas.
► The use of patterns, colors, and textural variations is encouraged to identify building access points.
► Acceptable paving materials for the streetscape and public spaces include textured poured-in-place
concrete, interlocking concrete pavers, native stone, precast pavers, and brick. The use of stained or
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stamped concrete should be discouraged, unless highly decorative and creative in nature.
► Painted paving surfaces should not be used except to indicate traffic lanes or parking spaces.
► Hardscape paving materials, such as concrete or pavers, should incorporate colors and textures that
complement the native desert landscape. The surface texture of paving materials should offer excellent
slip resistance, especially in those areas adjacent to bodies of water. A variety of textures and finishes
should be applied to concrete paving for added diversity and depth of design. A change in texture will
correlate to a change in use or to support the perceived sense of space.
4.ll.3Seating Areas
► Benches should be placed at selective locations along major throughways and focused around public
spaces and along paseos to promote pedestrian activity.
► Seating areas adjacent to the lagoon landscaping and public spaces invite people to enjoy the
amenities provided. Movable furniture may be provided to permit for a greater variety of seating
arrangements and encourage use by individuals or groups.
► Planters that also function as seating areas should be provided.
► Trellises, umbrellas, gazebos, and other forms of shade structures are encouraged along the major
throughways and public spaces within the Specific Plan
► Market umbrellas and awnings are encouraged, as they provide shade, soften hard building edges,
and add color to the sidewalk area in front of shops and restaurants.
4.ll.4Water Features and Public Art
Water features and public art are streetscape elements that will be incorporated in development proposals
for the Town Center and used to energize public spaces and focal points along the streetscape. These
components add unique attributes to public spaces that invite exploration and engagement with the
pedestrian streetscape.
► Water features and public art pieces should be located along view corridors as accent features for
public spaces and areas of high pedestrian activity.
► These streetscape elements shall not be placed where pedestrian traffic or building ingress and
egress would be obstructed.
► Water features and public art shall be well maintained to preserve their quality and appearance.
► Site specific, locally-commissioned public art should be encouraged.
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4.11.SMiscellaneous Hardscape Elements
► Bollards should be located at intersections of local internal access streets and external periphery
streets and thoroughfares, and in combination with handicapped/wheelchair access ramps, to protect
pedestrians from vehicular traffic that might inadvertently try to access sidewalk areas via ramp sections
along the street edge.
► Bollards should be placed a maximum of four feet on center to prevent vehicular access, and chain
loops between bollards should be avoided to minimize pedestrian hazards.
► Bollards should be fabricated and finished to match surrounding street furnishing elements.
► Bicycle racks shall be provided at convenient locations throughout the Town Center and shall comply
with RMMC Section 17.26.030.
► Trash and recycling receptacles should be located on at least one corner of all internal street
intersections.
► Additional trash receptacles should be adjacent to outdoor dining and parking areas.
4.12 TOWN CENTER ENVIRONMENTAL DESIGN
The Town Center plan incorporates responsible use of natural resources into sustainable development
strategies including the following:
► Optimal siting of buildings to reduce energy demand and maximize the potential for solar energy
generation.
► Architectural features that increase interior daylighting
► Energy efficiency consistent with the level required by the California Energy Efficiency Standards
(Title 24};
► Use of Energy-Star rated or equivalent appliances;
► Efficient interior water uses;
► Construction waste recycling reflecting AB 939 requirements;
► Enhanced indoor environmental quality through tight ducts, efficient air filters and low emitting
materials;
► Use of efficient space conditioning (heating and cooling) systems in all buildings to the extent
feasible. Strategies to be included are high efficiency heating, ventilation and air conditioning
equipment, fans to assist natural ventilation and smart control systems;
► Designs to accommodate renewable energy sources such as pre-wiring for electric vehicle charging
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7 and solar PV systems; and
► Electric vehicle charging stations.
Additional sustainability strategies that are approved for incorporation into Town Center development
include:
► Farm to table strategies for locally grown food,
► Clean fuel shuttles,
► Strategic partnerships with utilities for efficient grid management, and
► Sustainability education programs.
4.13 TOWN CENTER DEVELOPMENT APPLICATIONS
4.13.l Approval Requirements
Each Town Center builder/site developer will be required to obtain pre-approval from the Master Developer
prior to submitting site specific residential development applications (TTMs, PDPs, etc.) to the City. The
Master Developer review will include architecture, landscaping and thoughtful project integration within the
overall community. Once the Master Developer has sold all property within the Community, a Community
Association comprised of owners will assume this responsibility and monitor the submissions for compliance l with the Covenants, Conditions and Restrictions (CC&Rs) and Town Center Design Guidelines adopted by
Master Developer for the Community. Once approved by Master Developer or the Association, the process for
City approval is as follows:
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► Pre-application Conference -One pre-application conference with the Director of Development
Services or his/her designee shall be held before a proposed project can be submitted and accepted for
processing, as identified in Section 17.36.030 in the RMMC. A pre-application conference is required
before the submittal of any land use permit or approval applications.
► Preliminary Development Plan -Construction of any use allowed by right in the Town Center such as
hotel, commercial, or multi-family residential or other development shall require approval of a
Preliminary Development Plan as outlined in Chapter 17.42 of the RMMC, with detailed design information
related to site plans, building floor plans, building elevations and landscaping for design review by the
Architectural Review Board and approval hearings before the Planning Commission and City Council. This
process shall be undertaken following developer's approval of the builder's plan designs and
confirmation of compliance with the required design and landsca pe standards.
► Conditional Use Permit -A Conditional Use Permit, "CUP" is a "use" permit, so if contemplated with
new construction, a CUP application will be required as a supplement to the PDP application. CUP
applications proposed for existing structures can be submitted on their own. The level of CUP (Minor vs.
Major) will be determined at the time of submittal, and will be based upon the potential impacts that the
use may generate.
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► Final Development Plan -All Preliminary Development Plans shall be subject to final consistency
review by the Director of Development Services as outlined in Chapter 17.42 of the RMMC.
4.13.2 Submittal Requirements
Site plan -Projects subject to a Development Permit or a Conditional Use Permit shall be required to submit
the following as part of any entitlement application:
► Dimensions, shape, and orientation of the parcel(s);
► Placement of buildings and structures on the parcel(s);
► Height, setbacks, bulk, and building materials;
► Distance between buildings or structures;
► Location, number, and layout of parking and loading spaces, including plans for shared parking;
► Internal vehicular patterns, bikeways, golf cart circulation, pedestrian circulation, and pedestrian
safety features;
► Location, amount, and nature of landscaping, walls, and fences;
► Location, amount, and design plans for private open space, common open space, and public plaza
areas, specifying location and extent of landscaping and irrigation systems;
► Placement, height, and direction of illumination of lighting features;
► Theming, location, number, size, and height of signs;
► Location and method of screening refuse and storage areas, roof equipment, pipes, vents, utility
equipment, and all equipment not contained in the main buildings of the development;
► Provisions for property owners' or condominium association(s) where that method of management is
proposed;
► Operation/recreation plan for publicly-accessible beach;
► Theming for community-wide elements such as signage and other hardscape
► Documentation identifying the existing and proposed square footage, residential units, and traffic
generation in the Town Center and verification that the proposed project is consistent with the
development standards and design guidelines set forth in this Specific Plan; and
► Other information that the Director of Development Services may require to make the necessary
findings that the provisions of this Specific Plan are met.
Comprehensive Recycling Plan -Prior to building permit approval, the master developer is required to
submit a comprehensive recycling plan consisting of a construction debris recycling program and a general
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recycling program for all residential, office, and commercial uses within the Town Center.
Blowsand Mitigation Plan -Prior to grading permit approval, the master developer is required to submit a
Blowsand Mitigation Program, prepared by a licensed civil engineer submitted to the Planning and
Development Department for plan check and approval. The blowsand mitigation plan shall identify the
specific measures and describe the specific procedures that will be implemented to adequately mitigate
blowsand impacts from all of the Community's on-site and off-site improvements. All improvements for
blowsand protection shall be depicted on the project's grading and drainage plan.
4.13.3 Required Findings
Applications for new projects within the Town Center may be approved or conditionally approved if it is
determined that the project can, based upon the application, plans, and materials submitted, meet the
following objectives (where applicable). Overall, the project shall:
► Exhibit innovative planning and design solutions to that create a strong sense of place;
► Incorporate attractive architecture, signage, and landscape features;
► Implement a circulation system that accommodates both vehicular and pedestrian traffic and
establishes connectivity between uses containing pedestrian-friendly and walkable spaces;
► Not exceed the maximum 1,932 residential dwelling units, 175,000 square feet of non-residential
uses, and 400 resort/hotel units evaluated by the Specific Plan EIR; and
► Achieve consistency with the applicable development standards, design guidelines, and sign set
forth in this Specific Plan.
4.13.4 Amendment
Administrative Changes -Minor modifications that are consistent with the purpose and intent of the Specific
Plan are allowed at the discretion of the Development Services Director or designee. Therefore, it is intended
that this Specific Plan provide City Staff with the flexibility to interpret the details of project development as
well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan
Amendment.
Requests for administrative changes shall be made in writing. If and when it is determined that changes or
adjustments are necessary or appropriate, these shall be approved administratively by the Development
Services Director or designee. After approval, any such administrative change shall be attached to the
Specific Plan as an addendum and may be further changed and amended from time to time as necessary.
Representative examples of such changes or refinements may include, but are not limited to:
► The addition of new information to the approved Specific Plan maps or text that do not substantially
change the effect of any regulation. The new information may include more detailed, site-specific
information.
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► Changes to the distribution, configuration and location of residential units provided that the
maximum number allowed by the Specific Plan is not exceeded and the maximum allowable densities
specified for that location are not exceeded.
► Adjustments of the multi-use lagoon in PA 1 relating to the configuration, use, and size up to 15%
lesser acreage (28.9 acres). The addition of incidental water features such as irrigation water reservoirs,
fountains, canals, pools, etc. will be subject to the Maximum Applied Water Allowance of the Coachella
Valley Water District.
► Adjustment of Planning Area boundaries identified in this Specific Plan.
► Changes to internal Community infrastructure such as drainage systems, roads, water and sewer
systems, etc.
► Modification of architectural or landscape design criteria or details.
Formal Amendments. If it has been determined that the proposed change is not in conformance with the
intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the
procedures set forth in Chapter 17.54 of the RMMC and Section 65453 of the Government Code.
4.13.5 Interpretation
Uses not specifically listed in this Specific Plan will require additional approvals as Administrative Changes or
Formal Amendments if they are consistent otherwise with the vision for the Community. However, the
Director of Development Services may determine that a use not listed is included within or comparable to a
listed use and, once so determined; it shall be treated in the same manner as an allowable listed use.
Application of Standards -Where there is ambiguity between the Specific Plan and the Zoning Code, the
Director of Development Services shall review pertinent information and make a determination as to which
code or standard applies, taking into account the principle that any conflicts between this Specific Plan and
the City's Zoning Code shall be resolved in favor of the Specific Plan. All determinations shall be in writing
and shall be attached to the Specific Plan.
4.13.6 Enforcement
The enforcement of the provisions of this Specific Plan shall occur as follows:
► The City of Rancho Mirage Development Services Department shall enforce the development
standards and design guidelines set forth herein.
► Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning
Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per
17.76.020 RMMC provisions.
► The City of Rancho Mirage shall administer the provisions of the Specific Plan in accordance with the
State of California Government Code, Subdivision Map Act, the City of Rancho Mirage General Plan, the
City of Rancho Mirage Municipal Code, and the Project Development Agreement.
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► The Specific Plan development procedures, regulations, standards, and specifications shall
supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be
amended in the future.
► All regulations, conditions, and programs contained herein shall be deemed separate, distinct, and
independent provisions of this Specific Plan. In the event that any such provision is held invalid or
unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected.
► Any development regulation and building requirement not addressed in this Specific Plan or the
Development Agreement applicable to the project shall be subject to all relevant City of Rancho Mirage
ordinances, codes, and regulations unless otherwise provided in the Development Agreement applicable
to the project.
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7 CHAPTER 5: RESIDENTIAL DEVELOPMENT
5.1 OVERVIEW
Life within the Community neighborhoods will be centered around open spaces designed to help residents
appreciate and live in harmony with the desert environment. In contrast, appealing paseos will offer
convenient pathways through the residential areas to access the spectacular Grand Oasis and the active
outdoor lifestyle available there. This presents the opportunity for a life lived in balance. Inviting park
spaces will include strategic placements of turf to promote active enjoyment of these gathering places. The
goal for residential development within the Community is not to establish a single architectural framework
for individual homes or clusters of attached housing, but rather to encourage creativity, elevated quality and
sustainability in design of the living environment.
The Community is planned for 1,932 dwelling units, with lower densities near the exterior boundaries,
increasing gradually in density toward the Grand Oasis and the Town Center.
5.2 SITE DEVELOPMENT
Site grading for the residential neighborhoods will reconfigure the ground surface to create level and
terraced areas designed with single-loaded and double-loaded streets for development of residential lots
and streets with vehicle-appropriate grades. In flatter areas the site will be tailored to take advantage of
l changes in elevation presented by the existing topography of Section 31 to maximize views from the
residential lots of the surrounding mountains to the south and west of the project site. Figure 2.11,
Conceptual Grading Plan, shows the site contours after mass grading. The conceptual grading designs are
subject to final engineering plans and field conditions that may result in adjustments to pad and street
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grades, subject to approval by the City.
5.3 PERMITTED USES
Table 12 outlines the permitted uses (P) and conditionally permitted uses (C) that are allowed to develop
within the Residential land use designation. This tailored use list is specifically aimed at stimulating
investment on this site and fostering development of higher value and quality than may be possible under
conventional zoning. Those uses not specifically listed in the table are subject to review and approval of the
Director of Development Services, based on the consistency within the purpose and intent of the Residential
land use category.
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7 TABLE 12 RESIDENTIAL PERMITTED USES
Use Category Typical Permitted Uses1•2 Residential
Residential Accessory uses and structures3 p
Casita units (guest housing) p
Child care centers (up to 14 children) p
Apartments and condominiums p
Home occupations (see Chapter 17.44 of the City of p
Rancho Mirage Zoning Code)
Model homes, model units and sales offices p
Multi-family housing p
Single family attached/detached p
Open Space and Recreation Open space (private or public) p
Boating Facilities p
Community Facilities p
Covered Patio, Decks, Gazebos p
Restrooms/Changing Rooms p
Swimming Pools, Spas, Cabanas p
Water Features and Fountains p
Lagoons p
Game Courts p
Rooftop decks/gardens C
Recreational Facilities (public) p
Recreational facilities (private) p
Other Uses Private community centers p
Private clubs, including beach clubs4 p
Fire/police stations C
Membership organization facilities X
Outdoor events venue X
Alternative fuel and recharging facilities C
Satellite antennae/ direct TV dishes p
Wireless facilities C
J
CH APTER 5: RESIDENTIAL DEV ELOPM ENT I 113
-'-----------------------SECTION 31: SPECIFIC PLAN
7
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Notes
1. Existing buildings to be occupied by a use that is permitted by right shall require only a certificate of
occupancy, sign permit, and business license.
2. Any use not identified on Table 12 is prohibited unless the Director of Development Services
determines it is reasonably similar to a Permitted or Conditional Use.
3. Accessory uses and structures are land uses and structures that are located on the same land parcel
as, but are subordinate and incidental to, the principal land use and structure on the parcel.
4. Private Clubs, such as a private beach club, are permitted and may include an assortment of
recreational, restaurant, bar, and other amenities.
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I CHAPTER 5 : RESIDENTIAL DEVELOPMENT~
-,._ ___________________ _ SECTION 31: SPEC IFIC PLAN
7
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5.4 DEVELOPMENT STANDARDS
Development standards control the building envelopes for the proposed uses in Residential areas. These
regulations have been designed to provide flexibility in site design while ensuring a creative and coordinated
built environment. Tables 13, 14, and 15, located on Figures 5.1 A-C address the general development
standards that will guide residential density and intensity, building heights, and setbacks.
5.4.3 Typical Residential Lots
An assortment of residential lots and building types are envisioned for within the Section 31 community.
Figures 5.1 A, B, and D present typical lot exhibits that describe the minimum setbacks, coverage, density,
and other development standards pertaining to each unique building type.
CHAPTER 5: RE51 DENTIAL DEVELOPMENT 1115
-
TAB LE 73 RESIDENTIAL LARGE LOT DEVELOPMENT STANDARDS ILLUSTRATIVE PRODUCT DIAGRA MS
LARGE LOT LARGE LOT
St andard 29,000 SFD 18,000 SFD 12,500 SFD
Target Density 1 du/ac 2 du/ac 3 du/ac
Min. Lot Size (width x depth) 170'x l70' 120'xl40' 105'xl20'
Min. Corner Lot Size (width x depth) 180'xl70' 130'x140' 115'xl20'
Min. Lot Area (square feet) 29,000 18,000 12,500
Max. Lot Coverage 30% 35% 35%
Max. Building Height (stories/feet) 1/20' 1/20' 1/20'
Front Setbacks
Porch/Veranda 30' 25' 20'
Buildings 40' 30' 25'
Side Facing Garages/Pools/Spas 25' 25' 20'
Front Facing Garages 30' 30' 25'
Frortt Street
Large-Lot • 29,000 SFD: Front Loaded
Interior Side Setbacks
Building 20' 10' 10'
Pool/Spa 20' 10' 10'
Corner Side Setbacks
Porch/Veranda 30' 20' 15'
Building 30' 20' 20'
Garage (Facing) 25' 25' 20'
Pool/Spa 20' 15' 10' Front Street
Rear Setbacks Large-Lot · 18,000 SFD: Front Loaded
Building 25' 25' 20' 11!' 10~· ' .
Alley Garage 5' 5' 5'
Pool/Spa 10' 10' 10'
Parking
Garage Spaces 2 2 2
Guest Spaces (on-site or on-street) 2 2 2
I I ; I . I
1 t-l···: .. ··:·· :=··w-·=-·=--=+i . iJ~:L~' ~I 11 ! I , I ~ u~-~-· -~: -~J -L --=--_-_-_-_ ---_-
Driveway Fronr Street
Min. Driveway Width 14' 14' 14' Large-Lot • 12,500 SFD: Front Loaded
Notes:
1. etoacl<s are measurecl from oacl< of curb, back of sidewalk (if present), or public ROW (if present . Lots act oining Streetsca es A.1-A.4 ma re uire a dit iona set ack ta
accommodate lanters sidewalks and utilitY. easements on a case b case basis. See Fi ure 2.3A
2. Partial second story, not to exceed 500 sf, may be permitted on a case-by-case basis provided no second story features are located within 500' of Bob Hope Drive and special
line of sight studies are submitted.
SECT I ON 31: SPECIFIC PLAN
Large Lot Locations
RESIDENTIAL LARGE LOT
DEVELOPMENT STANDARDS
AND PRODUCTS
FIGURE 5.lA
SOURCE: HART HOWERTON
EXHIBIT DATE: MAY 37, 2019
CHAPTER 5: RESIDENT IAL DEVELOPMENT J 116
-TABLE 14 RESIDENTIAL CONVENTIONAL DEVELOPMENT STANDARDS
CONVENTIONAL
Standard 10,000 SFD 8,000 SFD 5,500 SFD
Target Density 4 du/ac 5 du/ac 7 du/ac
Min. Lot Size (width x depth) 90'x110' 70'x110' 50'x110
Min. Corner Lot Size (width x depth) lOO'xllO' 77'x110' 55'x110'
Min. Lot Area (square feet) 10,000 8,000 5,500
Max. Lot Coverage 40% 45% 50%
Max. Building Height (stories/feet) 2/35 2/35 2/35
Front Setbacks
Porch/Veranda 15' 15' 10'
Buildings 25' 20' 20'
Side Facing Garages/Pools/Spas 15' 15' 15'
Front Facing Garages 20' 20' 20'
Interior Side Setbacks
Building 10' 7.5' 5'
Pool/Spa 5' 5' 2'
Corner Side Setbacks
Porch/Veranda 12' 12' 10'
Building 15' 12' 10'
Garage (Facing) 20' 20' 20'
Pool/Spa 5' 5' 5'
Rear Setbacks
Building 20' 15' 15'
Alley Garage 5' 5' 5'
Pool/Spa 5' 5' O'
Parking
Garage Spaces 2 2 2
Guest Spaces (on-site or on-street) 2 2 2
Driveway
Min. Driveway Width 14' 14' 14'
Notes:
ILLUSTRATIVE PRODUCT DIAGRAMS
CONVENTIONAL
Front Street
Single Family Detached Standard 10k: Front Loaded
t , ... '.~ ····d, ······~-· .. .:'.J -A"ii[yt __ -_:
: .-c--Ti~t]·l .
1
1[1;i h }
L 9-_l~J .
.L_
Front Srrcct
Single Family Detached Standard Bk : Front Loaded
Front Stroer F10nt Street
Single Family Detached Standard 10k: Rear Loaded Single Family Detached Standard Bk Rear Loaded
From Srree,
Single Family Detached Standard 5.Sk : Rear Loaded
e· Set6acl<s are measurecl rom ack of curb, back of sidewalk (i present), or public ROW (if present). Lots adjoinin Streetsca es A.1-A.4 may reguire additional setback to accommodate lanters
sidewalks and utilit easements on a case b case basis. See Figure 2.3A!
B.
~.
Second story square footage shall not exceed 60% of first floor building footprint.
Front facing garages sliall 6e a minimum 5' recessed from front lane of building, i:1orch, or veranda.
Com6ined interior side setbacks shall be a minimum of 15' with a 5' minimum one side
5. Minimum interior side setback is 5', except for interior lots with two side yards. In this case, one of the side yards can be reduced to O' if the other side yard is a minimum of 10'. On the interior side
with no side yard setback, no windows, doors, or upper floor balconies are permitted less than 5' of property line.
6. Tlie minimum rear setback can be reduced to 5' for 40% of the develo ed i:1ort ion of the lot width (not including a i:1licable side yard setbacks).
SECT I ON 31: SPECIFIC PLAN
Conventional Locations
RESIDENTIAL CONVENTIONAL
DEVELOPMENT STANDARDS
AND PRODUCTS
FIGURE 5.18
SOURCE: HART HOWERTON
EXHIBIT DATE: MAY 31, 2019
CHAPTER 5: RES! D ENTIA L D EVELOPM ENT I 117
-TABLE 15 RESIDENTIAL CLUSTER DEVELOPMENT STANDARDS
• CLUSTER
Standard Small Lot Detached Townhouse Small Courtyard Duplex Triplex Court Multi-Family Beach Club
Target Density 9-13 du/ac 15-22 du/ac 12-15 du/ac 10-14 du/ac 12-15 du/ac 12-20 du/ac 10-30 du/ac N/A
Min. Lot Size (width x depth) 40x76' 24'x80' 40'x80'
Min. Corner Lot Size (width x depth) 44x76' 30'x80' 45'x80'
Min. Lot Area (square feet) 3,000 sf 1,920 sf 3,200 sf
Min. Building Separation N/A N/A N/A
Max. Building Coverage 60% N/A N/A
Max. Building Height (stories/feet) 3/40' 3/40' 2/35'
Front Setbacks
Buildings & Side Facing Garages 5' 8' 5'
Front Facing Garages 8' N/A N/A
Pool/Spa N/A N/A N/A
Interior Side Setbacks
Building 3' 0' O'
Pool/Spa 2' 0' 0'
Corner Side Setbacks
Porch 5' 5' 5'
Building 7' 5' 5'
Pool/Spa 0' 0' 0'
Rear Setbacks
Building (Not Alley Loaded) 15' 12' 12'
Alley Garage 5' 5' 5'
Pool/Spa 5' 5' 5'
Parking
Garage/Covered Spaces (1 bedroom/2 bedroom) 2 2 2
Guest Spaces (on-site or on-street) 0.5 0.25 0.25
Driveway
Min. Driveway Width 14' 14' 14'
Table Notes:
1. Setbacks are measured from back of curb, back of sidewalk (if present) or public ROW (ii 7.
present). Lots adjoining Streetscapes A.1-A.4 may require additional setback to
ccommodate lanters, sidewalks and utilit easements on a case bY, case basis. See Figur 8.
Q.3A
70'xl20' 100'xl20' N/A N/A N/A
80'x120' 110'x120' N/A N/A N/A
8,400 sf 12,000 sf 2,000 sf N/A N/A
N/A N/A N/A 15' N/A
60% 60% 70% 70% 50%
3/40' 2/40' 3/40' 4/50' 65'
10' 10' 8' 20' 10'
20' 20' 20' N/A N/A
10' 10' 10' N/A N/A
5' 3' 5' 10' 10'
0' 0' 0' 5' 10'
8' 8' 8' 10' N/A
8' 8' 8' 15' 10'
0' O' 0' N/A N/A
12' 12' 12' 10' 10'
5' 5' 5' N/A N/A
5' 5' 5' 5' 5'
2 2 2 1/2 N/A
0.5 0.5 0.5 0.5 N/A
14' 14' 14' 14' 14'
lot width not inclucling applica6le side yard setoacks).
Maximum building height for parking structure at beach club is not to exceed 25 feet.
2 parking spaces for every 1,000 sq. ft. shall oe provided at the beach club.
General Notes:
2.
3.
4.
5.
6.
Refer to Exhibit 5.lC for illustrative product layout diagrams.
►
Second and third floor square footage shall not exceed 80% and 60% resRectively of first-
floor building footprint. ____ ,,,_..,.,,,.-.---;--. ►
Covered porches, cloor yards, etc. are P,ermittecl in front of setoack, not exceeding 1 sfo'i)l ►
with 5' front setback.
The minimum side setback can be reduced to 3' for interior lots with two side yards. In this
case, one of the side yards can be reduced to 0' if the other side yard is a minimum of 5'. On
ther interior side with no side yard setback, no windows, doors, or upper floor balconies are
permitted less than 3' of property line.
he minimum rear setback can be reduced to 5' for one half of the developed ROrtion of th .
Other cluster configurations are possible.
Cantilevered structures over lagoon parcel are allowable.
Attached residential products are typically condominium mapped. Condominium buildings
shall respect all development standards.
SECTION 31: SPECIFIC PLAN
Cluster Locations'
RESIDENTIAL CLUSTER
DEVELOPMENT STANDARDS
AND PRODUCTS
FIGURE 5.lC
SOURCE: HART HOWERTON
EXHIBIT DATE: MAY 31, 2079
CHA PTER 5: RESIDENTIA L DEVELO PMENT 1118
-
CLUSTER LOTS
44' 40'
Front Street
Small Lot Single Family Detached
Front Street
-MULTI-FAMILY CLUSTER
Varies Varies
Front Street
CLUSTER PRODUCT DIAGRAMS Examples -Not to Scale
-ATTACHED CLUSTER -COURT CLUSTER
Front Street
Townhouse
Duplex
45' 40'
Front Street
Small Courtyard
l ~ ·: ;_o: ·7,,~ ~ ~ ··.· .. ~::.
ii
ji
I l l ..... '-r. r-rr-rr ,;=:...====-=.-----
Front Street
Triplex
-COURT CLUSTER
Front Street
Stacked Flat Villa Four Plex (Court)
.Varies Varies
, t. . ___ .. ' ... ·•·•-·-l ....... J L .... .
Front Street Four·Pack
_ _ Vanes _ _ _ __ Vanes _
1 l 1......... . • 1 ·······~;;~; I L •.•.......•. rr r== ........ !
·····--,-····-··· rn······· r ·-••· ·· l ~ I
l3rntj
Front Street
Five.Pack
__ ,.Varis_
Front Street
Eight•Pack
SECTION 31: SPECIFIC PLAN
Cluster Locations
. ~ ·:-··. ll . .
I • Ir ) , • .
ILLUSTRATIVE CLUSTER
PRODUCTS
FIGURE 5.1D
SOURCE: HART HOWERTON
EXHIBIT DATE: MAY 37, 2019
CHAPTER 5: RESIDENTIAL DEVELOPM ENT I 119
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5.5 DESIGN GUIDELINES
This section outlines the design standards and guidelines for the residential neighborhoods within the
Community that will encourage the highest level of design quality and creativity in site planning and
architectural design, while allowing for variation and flexibility. It is understood that the illustrations
provided in this Specific Plan are general concepts and do not represent any improvements that actually will
be constructed. Theming for community-wide elements such as signage, lighting, and other hardscape; will
be established with the approval of the first Preliminary Development Plan for vertical development in the
Town Center or Residential areas. Homes will include a variety of design styles, and therefore a range of
colors, materials, building detailing, and building orientations.
This section addresses residential development for a variety of lot and housing types. It is divided into eight
sections: site, building, landscape, signage, lighting, walls, hardscape, and environmental design.
Building Design for Residential Neighborhoods
► Planning Areas incorporating single family residential homes and other detached units may include
attached products as well. While each neighborhood will offer distinctive features, the architectural
character of the community as a whole will be applied within a range of styles.
► The use of materials and the arrangement of architectural forms help to define styles of design.
Without prescribing a "style" per se, it is the intent of these guidelines to suggest that architectural
styles, from one neighborhood to the next, not vary dramatically.
► Desert Modern also may be incorporated in this setting when used with an eye toward design
continuity of a neighborhood.
Massing and Scale
► Each single-family detached housing unit shall be individually recognizable, either by varying front
setbacks within the same structure or by staggering unit plans. The distinction between units also
derives from projecting features such as balconies, porches, bays, and dormers.
► Recessing the garage behind the front plane of the residence emphasizes the entryway and front
elevation of the dwelling.
► Side entry garage access should be used where practicable helping to de-e mphasize the garage
front.
► On larger dwellings, driving courts may be employed emphasizing dwelling entries and arrival
sequence.
Roof Forms
► Roofs serve as major structural and architectural design elements, and a variety of roof types and
colors are permitted and encouraged.
CHAPTER 5: RESIDENTIAL DEVELOPMENT I 120
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7
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► Roofs shall reflect the selected product type architectural concept and respond to the style,
materials, and scale of the building.
► Roof overhangs are encouraged; they provide essential shade and are also aesthetically pleasing.
Skylights may be installed provided they are designed as an integral part of the roof form.
► A variety of roof types is encouraged, including flat, butterfly, curved, barrel vaults, hip roofs, gable
roofs and shed roofs.
► Roof heights and planes should vary to create interplay between the roof and the walls of the
structure.
► Acceptable roofing materials include, but are not limited to, clay, tile, and concrete tile.
► Unacceptable roofing materials include wood shakes and shingles.
Chimneys
► Chimneys should act as major vertical elements in the architecture.
► Caps on chimneys shall have low profiles; they should not be visually distracting. The form and
materials shall reflect the architectural theme and shall vary within the same development for interest.
Doors, and Windows
► It is important to vary the placement of doors and windows on buildings located in close proximity to
each other in the same development. In addition, windows and doors may be recessed into or projected
out of structures to emphasize important areas of the building.
► To further enhance the individual identity of each structure, pot shelves, window boxes, and built-in
planters may be utilized. However, all such containers must be easily accessible for plant maintenance.
► Window frames, mullions, and door frames shall be color coordinated with the rest of the building.
Decorative wrought iron grills on windows may be used. Doors may be somewhat ornate and include
inset panels, carvings, and windowpanes.
Porches and Entryways
► Entrances to buildings shall be clear and easily recognizable. Covered entrances and porches are
desirable because they serve to identify entrances and provide shelter from the sun and inclement
weather. A protected entrance is not only functional, but also produces a sense of privacy. Front
entrances should be designed as significant architectural features.
► Porches and entryways may be used to visually break up larger wall areas. Porches may be
constructed of stucco, stone, brick, and other similar materials. Wrought iron and tubular steel railings
are acceptable.
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CHA PTER 5: RESIDENTIAL DEVELOPM ENT I 121
-'---------~-------------SECTION 31: SPECIFIC PLAN
7
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Materials and Colors
Owing to the variety of building type anticipated in Section 31, this guideline applies to all building and
structures within the community. Commercial and residential building types often use similar materials of
varying grades and with different performance characteristics. However, most building materials are either
some form or portion of stone, concrete, plaster, wood or metal. The materials allowed in the construction of
buildings in Section 31 will be selected with an eye toward durability, sustainability and performance. High
quality materials that weather well over time and the appropriate use of colors and textures should be used
in the design. Materials should convey a sense of durability and permanence.
Acceptable building materials include, but are not limited to, the following:
► Wrought iron, COR-TEN, or tubular steel fencing and accents;
► Concrete, including tinted and stamped concrete;
► Split face and slump stone concrete block, integral color;
► Stucco or plaster finish;
► Stucco covered block, including walls;
► Rock and stone;
► Brick and used brick, in natural browns, tans, beiges and subdued shades of red;
► Mission tile roofing and other types of clay/concrete roofing tile.
► Additional guidelines for project Materials and Colors include:
► Only materials that perform well in the desert environment are permitted. Prohibited materials
include: plain concrete block, plain concrete, galvanized corrugated metal, plywood, sheet pressboard
and vinyl siding. The use of highly reflective materials is discouraged.
► To avoid monotony, a variety of color schemes is encouraged. However, building color and materials
should be complementary throughout the project.
► Colors should include a base color and accent colors. Color schemes should be selected with a
harmonious range of accent materials and roof profile colors. Paints and stain colors shall be subdued
and limited to primarily light-to-medium tones combined with selected accent colors.
► Building materials and colors shall complement the natural, climatic, and built environment of the
community. All materials shall be durable and require little maintenance.
► Contrasting materials may be employed in areas in which special emphasis is desired such as building
entrances and patios. Masonry and brick may be used to provide vertical and horizontal accents (e.g.,
chimneys, architectural banding) on buildings.
CHAPTER 5: RESIDENTIAL DEVELOPMENT 1122
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7
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► Paints and stain colors shall be subdued and limited to a base color palette with accent colors as
basic trim colors for moldings, doors, window frames, fascias, awnings, shutters, cornices, and accent
trim.
► Contrasting materials, textures, and colors may be used to add emphasis to entry areas and
significant architectural features.
5.6 LANDSCAPE TREATMENTS
► Neighborhood Streetscape -Neighborhood Streetscapes will include a combination of vertical and
horizontal branching street trees. Use of winter deciduous street trees will provide shade in the summer
and allow more light during winter. Street trees will accent neighborhoods with floral colors in spring and
summer. Palm trees will be planted to punctuate circulation nodes or highlight the arrival at a
neighborhood park. Evergreen trees, with large shade providing canopies will be planted along the
residential streets. Tree spacing within neighborhoods may be more random, planted in clusters or rows,
dependent upon specific layout of roads, residences, or intersections.
► Neighborhood Parks -The landscape character at the Neighborhood Parks will have a more intimate,
residential scale as compared with the other more public landscape zones. Often, neighborhood parks
supplement residential front yards, with larger open areas of plantings. They act as the 'town square' of
each neighborhood. The park becomes a community gathering spot for celebrations or relaxation. Given
the variety of homeowners and family structure, neighborhood parks can be designed to be multi-
purpose. A single park can provide open areas of lawn for unstructured play along-side a shaded bench
to sit quietly and read a book. Neighborhood parks can be designed as community gardens that provide
raised planters for growing fruits and vegetables. A community garden also may become an educational
tool when plants, succulents and cacti are displayed as a botanical garden with plant names and
horticultural requirements presented on permanent plaques. Park furniture can include tables and
benches for an afternoon picnic or for a neighborly game of dominoes. Large canopy, small textured,
evergreen trees provide shade for the passive areas of the parks. Shrubs and bold textured accent plants
display a variety of colorful foliage and flowers.
5 .7 SIGN GUIDELINES
► Signs shall consist of high quality materials and color palettes that complement the architecture of
the surrounding environment in the Specific Plan.
► The design of all wayfinding signs within the project should be consistent in quality of design and
implementation and convey the realization of an integrated signage system throughout the community.
► The sign(s) shall comply with the requirements stated in the City of Rancho Mirage Sign Ordinance
17.28.150 (table 3-13) for residential subdivisions.
► Secondary Entrance/Wayfinding Signs shall be permitted as monument or wall-mounted signs at
each of the other signalized intersections entering Specific Plan area. Each sign will comply with the
requirements stated in the City of Rancho Mirage Sign Ordinance 17.28.150 (table 3-13) for residential
---------y CHAPTER s, RE51 DENTIAL DEVELOPMENT I 123 I
----------------~-----SECTION 31: SPECIFIC PLAN
J
subdivisions.
5.8 LIGHTING DESIGN
All light fixtures shall be: hooded and directed downward to minimize light and direct glare impacts on
neighboring properties and reduce impact on dark skies; directed to illuminate only the areas and elements
intended such as paths, entryways and focal elements; shielded to avoid direct views of any unshielded light
source from pedestrian or vehicular sight lines; shielded to direct light spillover away from adjacent
residential areas with a 100% cut-off capability; and equipped with fixture dimming and cut-off capability as
certified by the International Dark Sky Association.
Roadway Lighting
► Lighting fixtures on roadways contribute greatly to the visual quality of a streetscape and improve
vehicular and pedestrian safety.
► Stylized roadway lighting fixtures shall contribute to the neighborhood theme and help establish a
standard of quality for the Community.
► Lighting shall be positioned to enhance safety at key points along streets, including intersections,
paseo crossings, and other crosswalks. This lighting should be directed downward to minimize glare and
spillover.
5.9 WALL DESIGN
Community walls will be employed primarily in residential areas to serve as noise barriers along adjacent
roadways and as physical barriers providing residents with a sense of security and exclusivity. Walls of
varying heights will be used selectively within the residential areas corresponding to the purpose and
location of each wall and closely related to the building, the wall is designed to complement.
► Community Walls -Community Walls will be masonry walls installed to provide separation between
private Residential areas and the publicly-accessible areas within the Town Center. They will also serve as
a security and noise barrier between the Residential planning areas and the project perimeter arterials,
enhancing the sense of security and exclusivity of these neighborhoods. These walls will be of a simple
design using rhythmic pilasters and undulation to create interest along the Arterials that surround the
project.
Walls should appear consistent in style and material, complementing the su rrounding architectural styles.
► Walls and gates should be constructed of high quality, durable materials. No chain-link is permitted
within the Specific Plan.
► Landscaping elements should be densely planted and layered to provide screening. Vines and
trellises are encouraged to help soften hard edges and screen walls from view.
► Break up long stretches of walls or fences with landscape screening, wall breaks, vertical piers or
CHAPTERS: RESIDE NTIAL DEVELOPMENT I 124
----------------------SECTION 31: SPECrF IC PLAN
7 columns, or fac;:ade detailing.
► Ground-mounted utility equipment such as, but not limited to, cable television boxes, electric power
transformers and distribution facilities, water pumps, and telecommunication facilities (not including
pole-mounted equipment, shall be screened from view on all sides with landscaping, a solid masonry
wall or similar permanent structure. The masonry wall or structure shall be of a color and material that
complements the primary structure. Screening with wood, chain-link or si milar fencing materials is not
permitted.
5 .10 HARDSCAPE DESIGN
Hardscape elements within residential neighborhoods may include benches, shade structures, tree grates,
trash receptacles and bicycle racks. Some combination of these should be used as comfort features and
decorative elements for neighborhood streetscapes. Landsca pe furniture selections should reflect the
architectural vernacular of residential areas. Materials and finishes shall be durable and easy to maintain.
Seating surface materials must have low heat absorption and finishes that will deter graffiti.
5.11 ENVIRONMENTAL DESIGN
► Use of Energy-Star rated appliances;
► Efficient interior water uses I ► Construction waste recycling reflecting AB 939 requirements;
5.12 DEVELOPMENT APPLICATIONS FOR RESIDENTIAL AREAS
5.12.l Approval Requirements.
J
Each residential builder/site developer will be required to obtain pre-approval from the Master Developer
prior to submitting site specific residential development applications (TTMs, PDPs, etc.) to the City. The
Master Developer review will include architecture, landscaping and thoughtful project integration within the
overall community. Once the Master Developer has sold all property within the Community, a Community
Association comprised of owners will assume this responsibility and monitor the su bmissions for compliance
with the Covenants, Conditions and Restrictions (CC&Rs) and Residential Design Guidelines adopted by
Master Developer for the Co mmunity. Once approved by Master Developer or the Association, the process for
City approval is as follows:
► Pre-application Conference -One pre-application conference with the Director of Development
Services or his/her designee shall be held before a proposed project can be submitted and accepted for
processing as identified in Section 17.36.030 in the RMMC. A pre-application conference is recommended
as early as possible to obtain City input while the development proposal is still in its formative stages.
► Preliminary Development Plan -Construction of any use allowed by right in residential areas shall
require approval of a Preliminary Development Plan as outlined in Chapter 17.42 of the RMMC, with
det ailed design information related to site plans, building floor plans, building elevations and
CHAPTER 5: RESIDENTIAL DEVELOPMENT I 125
-r---------_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_ SECTION 31: SPECIFIC PLAN
7 landscaping for design review by the Architectural Review Board and Planning Commission and City
Council . This process shall be undertaken following Master Developer's pre-approval of the builder's site
plan, architecture and landscaping for consistency with the required community design standards.
► Conditional Use Permit -A Conditional Use Permit "CUP" is a "use" permit, so if contemplated with
new construction, a CUP application will be required as a supplement to the PDP application. CUP
applications proposed for existing structures can be submitted on their own. The level of CUP (Minor vs.
Major) will be determined at the time of submittal, and will be based upon the potential impacts that the
use may generate. Replacing existing wording with this wording, adding code section reference.
► Final Development Plan -All Preliminary Development Plans shall be subject to final consistency
review by the Director of Development Services as outlined in Chapter 17.42 of the RMMC.
5.12.2 Submittal Requirements
Site plan -Projects subject to a Development Permit or a Conditional Use Permit shall be required to submit
the following as part of any entitlement application:
► Dimensions, shape, and orientation of the parcel(s);
► Placement of buildings and structures on the parcel(s);
► Height, setbacks, bulk, and building materials;
► Distance between buildings or structures;
► Location, number, and layout of parking and loading spaces, including plans for shared parking;
► Internal vehicular patterns, bikeways, golf cart circulation, pedestrian circulation, and pedestrian
safety features;
► Location, amount, and nature of landscaping, walls, and fences;
► Location, amount, and design plans for private open space, common open space, and public plaza
areas, specifying location and extent of landscaping and irrigation systems;
► Placement, height, and illumination of lighting features;
► Theming, location, number, size, and height of signs;
► Theming for community-wide elements such as signage and other hardscape;
► Location and method of screening refuse and storage areas, roof equipment, pipes, vents, utility
equipment, and all equipment not contained in the main buildings of the development;
► Provisions for property owners' or condominium association(s) where that method of management is
proposed; J ► Documentation identifying the existing and proposed square footage, residential units, and traffic
CHAPTERS· RESIDENTIAL DEVELOPMENT 1126
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SECTION 31: SPECIFIC PLAN
generation in the Town Center and verification that the proposed project is consistent with the
development standards and design standards set forth in this Specific Plan; and
► Other information that the Director of Development Services may require to make the necessary
findings that the provisions of this Specific Plan are met.
Comprehensive Recycling Plan -Prior to building permit approval, the master developer is required to
submit a comprehensive recycling plan consisting of a construction debris recycling program and a general
recycling program for residential uses.
Blowsand Mitigation Plan -Prior to grading permit approval, the Master Developer shall submit a Blowsand
Mitigation Program for approval by the City. The program shall identify specific measures and procedures to
adequately mitigate blowsand impacts during on-site and off-site construction activities. Blowsand
protection measures shall be depicted on the project's grading plan.
5.12.3 Required Findings
Applications for new projects within the Residentia l land use categories may be approved or conditionally
approved if it is determined that the project can, based upon the application, plans, and materials
submitted, meet the following objectives (where applicable). Overall, the project shall:
► Exhibit innovative planning and design solutions to that create a strong sense of place;
► Incorporate attractive architecture, signage and landscape features;
► Implement a circulation system that accommodates both vehicular and pedestrian traffic and
establishes connectivity between uses containing pedestrian-friendly and walkable spaces;
► Not exceed the maximum 1,932 residential dwelling units, 175,000 square feet of non-residential
uses, and 400 resort/hotel units evaluated by the Specific Plan El R; and
► Achieve consistency with the applicable development standards and design guidelines set forth in
this Specific Plan.
5.12.4 Amendment
Administrative Changes -Minor modifications that are consistent with the purpose and intent of the Specific
Plan are allowed at the discretion of the Development Services Director or designee. Therefore, it is intended
that this Specific Plan provide City Staff with the flexibility to interpret the details of project development as
well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan
Amendment.
Requests for administrative changes shall be made in writing. If and when it is determined that changes or
adjustments are necessary or appropriate, these shall be approved administratively by the Development
Services Director or designee. After approval, any such administrative change shall be attached to the
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Specific Plan as an addendum and may be further changed and amended from time to time as necessary.
Representative examples of such changes may include, but are not limited to:
► The addition of new information to the approved Specific Plan maps or text that do not substantially
change the effect of any regulation. The new information may include more detailed, site-specific
information.
► Changes to the distribution, configuration and location of residential units within or between
Planning Areas provided that the maximum 1,932 dwelling units allowed by the Specific Plan are not
exceeded and the general density structure on Figure 2.1, Land Use Plan, is maintained.
► Adjustment of Planning Area boundaries identified in this Specific Plan.
► Realignment or reclassification of internal streets to facilitate more refined planning of all phases.
► Engineering changes to internal Community infrastructure such as drainage systems, roads, water
and sewer systems, etc.
► Modification of architectural or landscape design criteria or details.
Formal Amendments. If it has been determined that the proposed change is not in conformance with the
intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the
procedures set forth in Chapter 17.54 of the RMMC and Section 65453 of the Government Code.
5.12.5 Interpretation
Uses not Specifically Listed -Uses not specifically identified in this Specific Plan will be processed as either
an Administrative Change or Formal Amendment. Should the Director of Development Services determine
that a use not listed is included within or comparable to a listed use, it shall be considered an Administrative
Change and treated in the same manner as an allowable listed use. Uses not listed that are determined to be
inconsistent with the intent and vision of the Specific Plan shall be processed as a Formal Amendment.
Application of Standards -Where there is ambiguity between the Specific Plan and the Zoning Code, the
Director of Development Services shall review pertinent information and make a determination as to which
code or standard applies, taking into account the principle that any conflicts between this Specific Plan and
the City's Municipal Code shall be resolved in favor of the Specific Plan. All determinations shall be in writing
and shall be attached to the Specific Plan.
5.12.6 Appeals
Decisions by the Director of Development Services may be appealed to the Planning Commission and
decisions by the Planning Commission may be appealed to the City Council as outlined in Chapter 17.76.020
of the RMMC.
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5.12.7 Enforcement
The enforcement of the provisions of this Specific Plan shall occur as follows:
► The City of Rancho Mirage Development Services Department shall enforce the development
standards and design standards set forth herein.
► Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning
Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per
17.76.020 RMMC provisions.
► The City of Rancho Mirage shall administer the provisions of the Specific Plan in accordance with the
State of California Government Code, Subdivision Map Act, the City of Rancho Mirage General Plan, the
City of Rancho Mirage Municipal Code, and the Project Development Agreement..
► The Specific Plan development procedures, regulations, standards, and specifications shall
supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be
amended in the future.
► All regulations, conditions, and programs contained herein shall be deemed separate, distinct, and
independent provisions of this Specific Plan. In the event that any such provision is held invalid or
unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected.
► Any development regulation and building requirement not addressed in this Specific Plan or the
Development Agreement applicable to the project shall be subject to all relevant City of Rancho Mirage
ordinances, codes, and regulations unless otherwise provided in the Development Agreement applicable
to the project.
CHAPTER 5: RESIDENTIAL DEVELOPMENT I 129
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SECTION 31: SPECIFIC PLAN
CHAPTER 6: THE GRAND OASIS
The Grand Oasis will be the signature open space and recreational element at the core of the Community.
This crystal-clear body of water of approximately 34 acres with a depth of 12 feet, designed, constructed,
and operated using Crystal Lagoons technology, will accommodate swimming, stand-up paddle boards,
kayaks and other small-scale, non-motorized recreational water craft.
A public bike and pedestrian trail, or Grand Oasis Promenade, will meander genera lly around the Grand
Oasis to provide a recreational opportunity for residents and visitors to the Community. In addition, the
shoreline interface will accommodate other beneficial uses such as a public beach area, parks/
amphitheaters, watercraft rentals, resort beaches, a boardwalk, waterfront dining, and beachfront living
units strategically located to capitalize on and elevate the Grand Oasis experience. Water craft launching and
docking areas to accommodate paddle boats, kayaks, and canoes would complete the water-based
rec reational area. However, access to the water will be limited to defined beach locations (designated
swimming areas), initially including the public beach park at the Town Center and the residents' Beach Club.
The water source for the Grand Oasis will be a private well located at Section 31. Once filled, the Grand Oasis
will feature very low water consumption, with the use of evaporation control additives that reduce
evaporation rates from the lagoon. The additives create a non-visible layer over the water surface by
avoiding direct contact between the water surface and t he surrounding air. These additives are NSF 60
certified for drinking water, being safe for direct contact recreat ional purposes. They work in variable water
temperatures and can withstand windy conditions. The water body operates in a closed circuit and requires
only replacement of water lost due to evaporation. A typical lagoon powered by Crystal Lagoo ns technology
uses 30% less acre feet of water than required for a golf course, and with additives t hat will be used to
control eva poration, the reduction could be significantly more. The Grand Oasis will capture rainwater,
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C H APTER 6 : THE GRAND OASIS I 1301
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helping to compensate for any loss that remains due to evaporation.
The Crystal Lagoons technology, which is the foundation of the Grand Oasis, utilizes a patented solution
consisting of the application of controlled pulses of small amounts of oxidants/microbicides, such as
chlorine, into the water in very specific patterns and cycles to maintain water quality. The application cycles
are determined by the system's algorithms according to the growth cycles of algae and bacteria as well as
ambient conditions and the weather. This avoids the need for maintaining a significant residual chemical
level in the water. The application of additives is coordinated remotely by sensors and injectors/nozzles
strategically located throughout the Grand Oasis. The applied additives comply with NSF 60 Standards for
drinking water treatment. This pulse-based disinfection uses up to 100 times less chemicals than those used
in conventional swimming pools, as conventional pool technology requires maintaining permanent and high
levels of residual chlorine or other disinfectants in the water to achieve consistent quality and avoid water
contamination from external agents, such as swimmers.
Additionally, the Crystal Lagoons technology includes an efficient filtration system, where filtration is
achieved by the addition of natural compounds. When the compounds are activated by ultrasonic waves
directed into the water, they act as flocculants, causing contaminating particles to agglomerate into larger
bodies that settle to the bottom of the lagoon. Afterwards, the bottom water flow is vacuumed using a
patented bottom cleaning device and sent to a filtration system, where bottom water flow is filtered and
then reintroduced into the Grand Oasis. With Crystal Lagoons technology, only the portion of water
containing the settled particles needs to be filtered, thus greatly decreasing required pumps, filter sizes, and
electricity consumption compared to conventional swimming pool technology. In fact, the Crystal Lagoon
technology uses only 2% of the energy required for traditional swimming pool filtration systems. Swimming
pool technology requires the filtration of the complete water volume 4 times per day (every 6 hours), and
therefore is neither economically feasible nor environmentally appropriate to attempt a strategy like
swimming pool filtration for a very large body of water.
The water quality resulting from the use of Crystal Lagoons' technology fully complies with the
bacteriological requirements for direct contact purposes (US EPA Criteria for Bathing with Full Body Contact
Recreational Waters).
The lagoon is monitored, controlled and operated by a cloud-based telemetry system linked directly to the
Crystal Lagoons Water Quality Group. Specially-designed measuring systems and sensors continuously
report specific physiochemical properties and other testing parameters through a telemetric software
platform ensuring continuous and excellent water quality. The control actuators located on site interact with
the software to direct the pumping systems, application of additives and the recirculation and injection
systems. This makes on-site management of water quality unnecessary.
The California Department of Public Health is authorized to establish standards for public swimming
facilities. The California Health and Safety Code Section 11630 states "(a) The construction standards set
forth in this article and the regulations adopted pursuant thereto, shall not apply to any artificially
constructed swimming facility in excess of 20,000 square feet of surface area, including but not limited to a
manmade lake or swimming lagoon with sand beaches and (b) the requirements of this article and the
regulations adopted pursuant thereto, pertaining to the operation, maintenance and use of a public
CHAPTER 6 : THE GRAND OASIS I 1311
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swimming pool, including the quality and purity of water, lifesaving and other measures to ensure the safety
of bathers, and measures to ensure personal cleanliness of bathers shall apply to the swimming facilities
described in subdivision (a). California has assigned the responsibility to regulate public swimming facilities
to local County or City Environmental Health Departments, and in this instance, the enforcing agency that
will evaluate the plans for the Grand Oasis prior to construction will be the Riverside County Environmental
Health Department. Regulations that will apply to the Grand Oasis will include management of surface
drainage away from the Grand Oasis, provision of the required number of trained lifeguards, installation of
emergency communication equipment, maintenance of water quality and clarity, and management of
bathing capacity.
Construction of the Grand Oasis will eliminate the need to include large expanses of concrete otherwise
associated with swimming facilities. Only the swimming beaches (designated swimming areas) will include
sand colored concrete for the initial four feet to provide a stable sloped zero-entry into the water, possibly
combined with natural sand in selected areas. The balance of the Grand Oasis consists of a base of low-
permeability earthen material covered by a formulated non-porous polyethylene liner connected to
retaining walls surrounding the edges of the water body. The liner is designed to withstand UV rays from the
sun due to the clarity of the water that could otherwise cause damage. A recirculating piping system
consisting of centrally-located injectors are positioned to properly inject recirculated water and additives
into the Grand Oasis, in addition to a patented localized disinfection system that provides higher disinfectant
concentration to the designated swimming areas. A separate pumping system with couplings connects to a
movable bottom cleaning device for daily cleaning of the entire polyethylene liner. Finally, a customized
skimming system is included which eliminates any debris from the water surface.
The Grand Oasis will require construction of two separate maintenance facilities near the Beach Club
location and at the opposite shore for the location of equipment and personnel required to perform daily
maintenance activities. Prior to construction of the Grand Oasis, a Preliminary Development Plan will be
submitted to the City for approval. The footprint of the Grand Oasis will be designated as a legal parcel on
the Master Tentative Tract Map to be processed for the Community. Adjustments in the size of the Grand
Oasis during construction are allowable as administrative changes up to 5 total acres. Additional
development that reaches the shores of the Grand Oasis, including the residents' Beach Club and
development associated with the public beach, will be the subject of separate Preliminary Development
Plans to be submitted to the City for approval.
CHAPTER 6: THE GRAN D OASIS I 1321
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COPYRIGHTS FOR IMAGES INCLUDED IN THIS SPECIFIC PLAN ARE THE
PROPERTY OF THE COPYRIGHT HOLDERS. NO CLAIM IS MADE FOR J COMMERCIAL OR OTHER USE, AND THE IMAGES ARE PRESENTED ONLY AS
EXAMPLES OF THE TYPES OF DEVELOPMENT THAT MAY OCCUR.
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APPENDIX: GENERAL PLAN CONSISTENCY
ANALYSIS
Land development patterns in the City of Rancho Mirage are guided by the Rancho Mirage General Plan
(General Plan). The General Plan was adopted by the City Council on November 16, 2017 through Reso lution
No. 2017-44. The General Plan is organized into eleven separate elements: Land Use, Circulation, Housing,
Conservation and Open Space, Air Quality, Noise, Safety, Public Services and Facilities, Community Design,
Economic and Fiscal, and Arts and Culture. Each General Plan Element plays a part in achieving the City's
long-term goals. Each element contains a series of policies to guide actions to achieve the City's vision for the
character of the community.
The City of Rancho Mirage Municipal Code requires that a Specific Plan include a discussion of the
relationship of the Specific Plan to the goals and policies of the General Plan. A thorough discussion of
applicable policies is provided in the Section 31 Specific Plan Environmental Impact Report. This
demonstrates that the Section 31 Specific Plan is consistent with and implements applicable General Plan
policies and goals.
TABLE 16 GENERAL PLAN CONSISTENCY ANALYSIS
Applicable Policy Analysis of Consistency
Land Use Element
Goal Land Use (LU) 1: A resort residential community of desirable neighborhoods, a variety of community
facilities, and high-quality development.
Goal LU 2: A balanced mix of functionally integrated land uses, meeting the general social and economic
needs of the community through simplified, compatible, and consistent land use and zoning designations.
Policy LU 2.1: Specific plans shall be required, where The Section 31 Specific Plan has been prepared to
appropriate, to ensure new development achieves guide the development of a high-quality, amenity-
high-quality building, design, and development rich, mixed-use project for Rancho Mirage. The
standards and provides amenities above those Specific Plan includes development standards and
expected in conventional development. design guidelines intended to encourage the
development of an exceptional community.
Policy LU 2.2: Specific plans sha ll be utilized, where The Section 31 Specific Plan includes grading,
appropriate, to assure the phased, logical and drainage, sewer, water, circulation, and phasing
cost-effective extension of infrastructure and build-plans to guide a logical and cost-effective
out of new development. infrastructure extensions and build-out of Section
31.
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AP PEN DIX:GENERALPLANCONSISTENCYANALYSISl134
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Applicable Policy
Policy LU 2.4: Infill development shall be encouraged
by prioritizing capital improvements in the
developed areas of Rancho Mirage.
Policy LU 2.5: The City shall ensure adequate
visibility and accessibility for commercial
development while preserving the scenic view sheds
from adjoining properties and public rights-of-way.
Policy LU 2.6: The City shall ensure privacy and
safety for residential neighborhoods by providing
adequate buffering and screening, particularly
where neighborhoods adjoin or are integrated with
commercial developments.
Policy LU 2.7: The Economic Development Division
shall actively pursue opportunities to attract high-
quality retail commercial establishments and resort
hotels in Rancho Mirage.
Policy LU 2.8: The City shall maintain a cooperative
planning process with appropriate jurisdictions,
including the County of Riverside and the Agua
Caliente Band of Cahuilla Indians, assuring an
effective advisory role regarding any and all
development and land use planning issues proposed
in or near Rancho Mirage and the SOI.
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Analysis of Consistency
Section 31 is an infill property served by existing and
planned capital improvements surrounded on the
north, west, and south by developed land within the
City of Rancho Mirage and on the east side by
properties within the City of Rancho Mirage and
Palm Desert.
The Section 31 Specific Plan proposes a vibrant
commercial Town Center located on the east side of
the property directly accessible from Monterey
Avenue, a major transportation corridor. The site
design will preserve and enhance scenic views
through the proposed grading plan, by adding
attractive landscaping and other high-quality design
elements.
The Section 31 Specific Plan includes a Wall Plan to
serve as a noise and security barrier around
residential areas to promote neighborhood privacy
and separation from complimentary resort and
mixed-use development.
The Section 31 Specific Plan provides for the
development of a high-quality, mixed-use
Community in the heart of Rancho Mirage. The
design guidelines and development regulations are
designed to attract high-caliber retail and resort
development. The location of these facilities
adjacent to the Crystal Lagoon will create an
unparalleled resort and retail experience and an
important economic development opportunity for
the City of Rancho Mirage.
The Section 31 Specific Plan is located entirely
within the City of Rancho Mirage and borders Palm
Desert to the east. Required CEQA, public hearing
and Tribal consultation procedures are followed as a
matter of course to solicit input from surrounding
jurisdictions, including the Agua Caliente Band of
Cahuilla Indians. The City will engage constructively
with any interested jurisdiction or tribal entity to
ensure all considerations are addressed.
APPENDIX:GENERALPLANCONSISTENCYANALYSISl735
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Applicable Policy Analysis of Consistency
Goal LU 3: The preservation and enhancement of the predominantly low-density, high-quality residential
character of Rancho Mirage.
Policy LU 3.1: Areas of existing residential
development and surrounding vacant lands shall be
planned in a manner that preserves neighborhood
character and assures a consistent and compatible
residential land use pattern.
Policy LU 3.2: Density transfers (the transfer of
allowable dwelling units from one area of land to
another) may occur in planned residential
developments in conjunction with the provision of
common area amenities and open space. Golf
courses, greenbelts, pool areas, and other open
space uses incorporated into these developments
shall be designated as Open Space areas to assure
their preservation as such.
The Section 31 Specific Plan pays careful attention
to preserving neighborhood character and land use
patterns. In keeping with the predominantly
residential nature of Rancho Mirage, a majority of
the project area is planned for single-family
residential development.
The Specific Plan is sensitive to the surrounding
neighborhood character by regulating residential
densities around the perimeter of the Community.
The edge zones on the north, south, and west will
limit densities and building heights for consistency
with surrounding residential communities and the
Sunnylands Center.
Non-residential uses are located primarily in the
eastern portion of the Community. Residential
densities are greater toward the center of the project
and around the Grand Oasis, where development
would not disrupt the existing land use pattern
surrounding the property.
The Section 31 Specific Plan outlines a process for
limited residential density transfers that allows for a
meaningful evaluation of project impacts while
preserving flexibility for future development. While
the number of residential units in the Community
may not exceed 1932 units, the distribution of units
inside the project may be adjusted to facilitate
creative site-specific development proposals, while
maintaining consistency with the density of
residential development in the surrounding
communities.
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APPENDIX:GENEl=lALPLANCONSISTENCYANALYSISl136
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7 Applicable Policy Ana lysis of Consistency
Policy LU 3.3: The City shall consider the issues of The Section 31 Specific Plan includes a Grading Plan
slope disturbance, development area and lot that promotes creative approaches to land
coverage, view preservation, revegetation, recontouring and view preservation. Development
compatibility, public safety, and access when regulations address lot size and coverage
assessing potential residential developments. requirements for assorted residential product types.
The Specific Plan will conform with all engineering
and building codes to ensure public safety is
maintained and provides for convenient vehicular
and pedestrian circulation.
Commercial Land Uses, Goal LU 4: High-quality commercial land uses conveniently and appropriately
distributed throughout Rancho Mirage, to meet the community's current and future needs and to take full
advantage of emerging development and economic opportunities.
Policy LU 4.1: The City shall designate sufficient The Resort Hotel and Town Center retail
lands to provide revenue to the City and a full range components will promote high-quality development
of commercial services to the community and that will generate long term revenue, including
surrounding areas for present and future years. Transient Occupancy Tax (TOT) and sales tax, for the
City.
l Policy LU 4.2: The City shall pursue high-quality The Section 31 Specific Plan includes a Town Center
retail uses along Highway 111, in the Specific Plan component that will accommodate revenue-
for Section 19, and in other areas of Rancho Mirage. generating, high-quality retail and entertainment
uses.
Open Spaces Land Uses, Goal LU 6: The conservation of open space areas that protect environmental
resources, guard against environmental hazards, provide recreational opportunities, and enhance the
aesthetic character of Rancho Mirage.
Open Spaces Land Uses, Goal 7: A land use pattern that preserves Rancho Mirage's resort residential
atmosphere, including scenic resources such as hillside and mountain vistas, waterways, and native desert
communities.
Policy LU 7.1: The City shall maintain a Development The Section 31 Specific Plan is designed around
Code that encourages the provision and significant open space features in the form of a
preservation of open space areas through flexible swimmable lagoon and linear paseos along with
development standards. formal and informal parks, trails and bike paths. The
Specific Plan defines development standards to
create and preserve these unique open space
features.
Circulation Element
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Goal Circu lation (CIR) 1: A safe, efficient, attractive, and economical circulation network meeting current
and future demands in a manner consistent with the resort residential character of the community.
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Applicable Policy
Policy CIR 1.1: Rancho Mirage's street system shall
be designed and constructed to maximize mobility,
minimize congestion, and assure that all
intersections and street segments operate at LOS
"D" or better during the peak hours.
Policy CIR 1.2: A detailed traffic analysis shall be
required for development proposals or other
activities that might potentially require roadway
improvements above and beyond those evaluated in
the Circulation Element and General Plan EIR and
EIR Addendum.
Policy CIR 1.3: The City shall require improvements
at critical intersections beyond those needed to
meet standard levels-of-se rvice at the discretion of
the City Engineer.
Policy CIR 1.4: The number of access points and
intersections along arterials shall be limited in order
to preserve mid-block and intersection capacities
and to maintain public safety.
Policy CIR 1.5: Access points shall be coordinated
between future development in Section 31 and any
future development of the properties on the west
side of Bob Hope Drive.
Analysis of Consistency
The Section 31 Specific Plan includes Vehicular and
Multi-Modal Circulation Plans to guide the
development of a convenient and efficient
circulation system. These plans encourage multi-
modal mobility both internal and external to the
Community to promote the Circulation Element
Goals of the City.
A detailed traffic analysis was prepared for the
project as part of the preparation of the Section 31
Specific Plan and Environmental Impact Report (EIR)
to determine the need for traffic improvements to
serve the project. Findings for the traffic study are
found in the Section 31 EIR. All surrounding Arterial
Roads are existing at their ultimate General Plan
lane configuration including pavement, curb and
gutter, other than Bob Hope Drive, which is currently
constructed to Minor Arterial standards, and will be
reclassified as a Minor Arterial via the General Plan
Amendment that accompanies this Specific Plan.
The Circulation Plan of the Section 31 Specific Plan is
subject to the review of the City Engineer. The Traffic
Study and Circulation standards work together to
ensure that critical intersections meet or exceed
levels-of-service standards.
The number of access points to the Community from
perimeter arterial roads have been located to
preserve mid-block and intersection capacities and
maintain public safety. All major entries align with
existing intersections and have existing traffic
signals or will be signalized by the project as
warranted. Right-in, right-out driveways are
proposed at limited locations in the Town Center. All
are subject to City review and approval as part of the
entitlement process.
The Section 31 Specific Plan includes only one entry
on Bob Hope Drive. This is aligned with the existing
driveway to the Sunnylands Center and Gardens as
stipulated in this policy.
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Applicable Policy Analysis of Consistency
Policy CIR 1.7: The City shall develop a system of The Section 31 Multi-Modal Circulation Plan
continuous and convenient bicycle routes and multi-envisions a system of continuous and convenient
use trails to places of employment, shopping internal multi-modal pathways that interconnect the
centers, schools, and other high activity areas. residential communities with the Grand Oasis and
with commercial and resort hotel uses in the Town
Center. These also link with landscaped multi-modal
trails along the perimeter arterials.
Policy CIR 1.8: The local street system in developing The Section 31 Specific Plan is a master planned
neighborhoods shall be established through a project and the local streets network will be
cooperative public/private planning process. established through the City's public review
processes.
Policy CIR 1.9: Circulation and access for As shown on the Section 31 Circulation Plan, the six
undeveloped parcels shall be coordinated with primary project entries are aligned with those of
surrounding properties. surrounding or proposed developments. These
include Shadow Ridge Road, Versailles Drive, Oasis
Way (aka Michael Dante Way), North Kavenish Drive
(or Vista Del Sol), the Sunnylands Center driveway
and a future driveway on vacant commercial land to
the east.
Policy CIR 1.10: Streets in private planned residential The Section 31 Specific Plan designates all internal
areas shall be installed and maintained as private streets as private streets; they will be owned and
streets, and shall be developed in accordance with maintained as such. The Circulation Plan includes
development standards set forth in the Zoning customized street sections and design standards
Ordinance and other applicable standards and that will be approved as part of the Specific Plan.
guidelines.
Policy CIR 11: City streets should not be converted to The Section 31 Specific Plan does not involve the
private streets when it would diminish circulation conversion of any City streets to private streets.
alternatives.
Policy CIR 13: Public streets shall be designed in The Section 31 Specific Plan designates alt perimeter
accordance with complete streets concepts. public arterial streets in accordance with the City's
General Plan Circulation Element. These incorporate
complete street concepts such as landscaped
parkways, multi-modal pathways, painted bike
lanes, median islands, and accessible pedestrian
signals.
Housing Element
APPENDIX:GEN ERALPLANCONSISTENCYANALYSISl139
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7 Applicable Policy Ana lysis of Consistency
Goal Housing (H) 1: A variety of housing types that meet t he needs of residents in the city.
Goal H 2: Housing to meet the needs of t he city's lower income households ..
Po licy H 1: The General Plan shall provide for a The Section 31 Specific Plan provides for a mixture
mixture of residential densities dispersed of housing densities and products, t he intensity of
throughout the city. which increases towards the center of t he
Commu nity
Policy H 2: The City's residential development The residential development standards in t he
standards shall allow for a diversity of housing types Section 31 Specific Plan accommodate a diversity in
while adhering to the General Plan's community housing types within the Community.
design policies. Implementation of the Specific Plan makes all
implementing residential development projects
subject to pre-review by the Master Developer for
consistency with the Specific Plan design guidelines
before submittal to the City for forma l approval.
Conservation and Open Space Element
Goal Conservation and Open Space (COS) 1: A balanced system of parks, trails, and recreation facilities that
meets active and passive recreation needs of all residents and visitors.
Policy COS 2.1: The City's park system shall consist The Section 31 Specific Plan will provide a
of mini-parks, local parks, and community parks. comprehensive Open Space system that include
active and passive recreation areas for t he private
use of residents, as well as a publicly-accessible trail
around the lagoon. Controlled public access will also
be allowed to the Town Center beachfront. These
unique recreational facilit ies will broaden the range
of recreational park facilities available in the City.
Policy COS 2.2: To the extent feasible, t he City shall The Section 31 Specific Plan includes a recreational
provide at least three acres of local and community lagoon of approximately 374 acres as well as a
parkland per 1,000 in population, including park publicly-accessible trail around the lagoon,
facilities for all age segments of the population. providing recreational amenities for the City's
existing resid ents as well as residents and visitors of
the project. The project also provides internal
recreational amenities for residents that will reduce
impacts on the City's park system.
Policy COS 2.3: To the extent feasible, the design of No City parks are proposed within the Community;
city parks and trails shall accommodate the special however, t he recreational trail around t he lagoon
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needs of the disabled and senior population in would be open to the public and be designed to
Rancho Mirage. accommodate special needs residents.
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Applicable Policy Analysis of Consistency
Policy COS 2.5: Class Ill bikeways shall only be The Section 31 Specific Plan includes a Multi-Modal
permitted in Rancho Mirage where Class I or II Circulation Plan, which directs the development of
bikeways are not feasible and where an essential Class I bikeways. See Circulation Plan, Multi-Modal
regional bicycle route connection is missing.
Policy COS 2.8: Trails shall not encroach upon
bighorn sheep lambing areas and shall be designed
to minimize impacts to sensitive biological
resources.
Policy COS 2.9: Through coordination with the local
utilities, service providers, and the CVWD, the City
shall maximize the use of flood control and utility
easement areas for inclusion in a multi-use trail
system providing alternative transportation links to
parks and open space areas.
Circulation Plan, and street sections.
The Section 31 Specific Plan is not located in the
mountains near any bighorn sheep lambing areas
nor would it have any significant impact on sensitive
biological resources.
The Section 31 Specific Plan does not contain any
existing flood control facilities or utility easements.
Biological Resources, Goal COS 3: The protection and preservation of biological resources in Rancho
Mirage, especially sensitive and special status wildlife species and their natural habitats.
Policy COS 3.1: The City shall support and Rancho Mirage is a participating agency in the
participate in local and regional efforts to evaluate Coachella Valley Multi-Species Habitat Conservation
and protect natural habitats, including suitable Plan (CVMSHCP). The Section 31 Specific Plan is not
habitats for rare and endangered species occurring located in a Conservation Area and will be required
in Rancho Mirage and vicinity. to pay the City's Local Development Mitigation Fee
to assist in providing revenue for the conservation of
lands necessary to implement the MSHCP.
Policy COS 3.3: The City shall encourage the use of The Landscape Plan included in this Specific Plan
naturally occurring desert plant materials in draws from the natural desert context of Rancho
landscaping for development projects, to the Mirage using desert and low-water-use plant
greatest extent possible, and discourage the use of materials. The Landscape Plan is designed to
non-native plant materials that are harmful to native maximize water efficiency while maintaining a
plant and animal species. pleasing environment for residents and visitors.
In addition, the site is characterized as an infill
location in an urban context so there are no
adjoining natural desert areas containing native
plant or animal species.
Energy and Mineral Resources, Goal COS 4: The conservation, efficient use, and thoughtful management of
energy sources and mineral deposits.
Energy and Mineral Resources, Goal COS 5: The long-term viability of limited and non-renewable resources.
APPEND IX:GENERALPLANCONSISTENCYANALYSISll41
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Applicable Policy Analysis of Consistency
Policy COS 5.1: The City shall promote energy Sustainability is a key element of the Section 31
efficiency and conservation in all areas of Specific Plan and Community Vision and has been
community development, including transportation, integrated into the project in innovative and
development planning, and public and private meaningful ways. The Land Use Plan promotes
sector construction and operation, as well as in the energy efficiency by providing convenient routes for
full range of residential and non-residential projects. non-motorized travel and providing a full range of
services within the community which both reduce
reliance on automobiles. Chapter 3 Sustainability
outlines approaches to energy efficiency and
conservation integrated within the development.
Policy COS 5.2: The General Plan and other The Section 31 Specific Plan includes a logical,
community plans shall assure an efficient circulation efficient, and creative Land Use Plan that will
system and land use pattern in Rancho Mirage. promote an exceptional master planned community
with efficient circulation. The project as proposed
implements the Resort-Hotel and Residential land
use designations identified in the City's General
Plan.
Policy COS 5.3: Major developments that provide The Town Center is located adjacent to Gerald Ford
significant employment centers shall be required to Drive and Monterey Avenue, major arterial
provide convenient and safe access to the public roadways. This location is conducive to convenient
transit system. and safe public bus service from the Sun line Transit
Agency as their operations and routes may allow.
Policy COS 5.4: The City shall proactively support the The Specific Plan includes prominent sustainability
affordable and reliable production and delivery of features such as convenient alternative
electrical power to the community. transportation options, innovative lighting systems,
and a thoughtful energy grid designed to minimize
peak loads and provide efficient energy storage.
Furthermore, in compliance with the California
Energy Code, all residences will be built with solar
panels.
Policy COS 5.5: The City shall support public and Th e Section 31 Specific Plan includes prominent
private efforts to develop and operate alternative sustainability features such as convenient
systems of solar and electrical production that take alternative transportation options, innovative
advantage of local renewable resources. lighting systems and a thoughtful energy grid
designed to minimize peak loads and provide
efficient energy storage.
y APPENDIKGENERALPLANCONSISTENCYANALYSISJ142
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Applicable Policy Analysis of Consistency
Policy COS 5.6: The City shall encourage the Recycling services will be provided to the
reduction and recycling of household and business community by the City's waste provider.
waste.
Water Quality, Goal COS 6: A dependable, long-term supply of clean and healthful domestic water to meet
the needs of all segments of the community.
Water Quality, Goal COS 7: An informed public that respects Rancho Mirage's finite water resource and
maximizes protection and conservation efforts for the benefit of the entire community.
Policy COS 7.1: The City shall encourage the use of The Landscape Plan included in this Specific Plan
drought tolerant landscaping as a means of reducing draws from the natural desert context of Rancho
water demand. Mirage using desert and low-water-use plant
materials. The Landscape Plan is designed to
maximize water efficiency while maintaining a
pleasing environment for residents of and visitors to
the community.
Furthermore, the Coachella Valley Water District will
evaluate the Landscape Plan against their
Landscape and Irrigation System Design Criteria,
which were established in response to severe and
continued drought conditions. No water meter will
be issued to the project until the District reviews and
approves the landscape plan. According to these
criteria, the plants selected must not exceed the
Maximum Applied Water Allowance (MAWA)
established by the District. The District review and
approval of the Landscape plan will ensure that the
Section 31 Community helps reach the City's Water
Quality goals.
Policy COS 7.2: Evaluate all proposed land use and The Section 31 Specific Plan proposes only
development plans for their potential to create residential, resort, and mixed use development,
groundwater contamination hazards from point and none of which pose a high point source risk of
non point sources and confer with other appropriate groundwater contamination. The lagoon also
agencies to assure ad equate review. contains no appreciable contaminants as it is
suitable for human contact. All development within
the project must comply with the Storm Water
Pollution Prevention Program (SWPPP) Best
Management Practices to prevent contamination of
surface and groundwater.
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APPENDIX:GENERALPLANCONSISTENCYANALYSISl143
-----------------------SECTION 3 1 : SPECIFIC PLAN
7 Applicable Policy Analysis of Consistency
Policy COS 7.4: Require the use of alternative water While recycled water is not yet available to the site,
supplies, such as recycled or canal water, for urban CVWD is planning to extend a reclaimed water line
irrigation, where available. within Frank Sinatra Drive in the near future. Once
reclaimed water is available to the site, the
Community will use it for common area irrigation,
and the Specific Plan is designed to accommodate
that future use.
Policy cos 7.5: Require new developments to A Water Supply Assessment (WSA) has been
establish and confirm the ability to meet current and prepared for the Section 31 Specific Plan to
future water resource demands. demonstrate that water supplies are adequate to
serve the project. The final WSA will be approved by
CVWD, the agency responsible for providing
oversight of local water resources.
Archaeological and Historic Resources -Goal COS 8: The preservation, maintenance, continuity, and
enhancement of cultural heritage and resources in Rancho Mirage, including historic and prehistoric sites,
objects, landscapes, and structures.
Policy cos 8.1: The City shall exercise its A Cultural Resources study was conducted on the
I responsibility to preserve archaeologica l, historical, subject property and is included in the Project EIR. It
and cultural sites. concluded that no known archaeological, historical,
or cultural sites are present on the Property.
Policy COS 8.2: Development or land use proposals A Cultural Resources study was conducted on the
that have the potential to disturb or destroy subject property and is included in the Project EIR. It
sensitive cu ltural resources shall be evaluated by a concluded that no known archaeological, historical,
qualified professional and appropriate mitigation or cultural sites are present on the Property.
measures shall be incorporated into project
approvals, if necessary.
Policy 8.3: The City sha ll ensure the protection of A Cultural Resources study was conducted on the
sensitive archaeological and historic resources from subject property and is included in the Project EIR. It
vandalism and illegal collection. concluded that no known archaeological, historical,
or cultural sites are present on the Property.
Air Quality Element
Goal Air Quality (AQ) 1: Preservation and enhancement of regional air quality for the protection of the
hea lth and welfare of the community as a whole.
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APPENDIX:GENERALPLANCONSISTENCYANALYSISl144
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7 Applicable Policy Ana lysis of Consistency
Policy AQ 1.1: The City sha ll coordinate and Prior to construction, the project is required to
cooperate with CVAG and SCAQMD in the ongoing prepare a Fugitive Dust (PMl0) Control Plan that
monitoring and management of major pollutants defines methods to control windblown dust during
affecting Rancho Mirage and the region, with construction as per the South Coast Air Quality
particular focus on PMlO. Management District's (SCAQMD) Rule 403 and 403.1.
Policy AQ 1.2: The City shall promote t he The Section 31 Specific Plan is designed to
development of pedestrian-oriented reta il centers, encourage non-vehicular transportation by creating
as well as community wide multi use trails and bike wa lkable residential neighborhoods and a mixed-
paths, dedicated bike lanes, and other desirable use Town Center. The Town Center will be
alternatives to motor vehicle traffic. appropriately sized and designed to encourage
pedestrian travel. The series of multi-use paseos will
provide alternative access to the Town Center from
the residential areas. The Multi-Modal Specific Plan
illustrates the trails and paseos that run around and
throughout the site.
Policy AQ 1.4: The City shall encourage the use of The Section 31 Sustainability Plan and Sustainability
clean alternative energy sources for transportation, Design Guidelines describes the approach to
heating, and cooling whenever practical. providing clean alternative energy sources whenever
practical in support of this policy.
Policy AQ 1.5: The City shall review all development The EIR evaluates the Project for air quality impacts.
proposals for potential adverse effects on air quality Air Quality impacts from bu ildout of Section 31 will
and require mitigation of any significant impacts. be mitigated to the maximum extent feasible.
Policy AQ 1.6: The City shall strive towards achieving A traffic report has been prepared for the Project
a level-of-service C (see Circulation Element) on all that eva luates vehicular traffic generated by the
roadways to improve traffic flow, minimize idling project and impacts on the City's public street
time, and reduce air emissions. system. All potentially sign ificant traffic impacts will
be mitigated to the maximum extent feasible.
Noise Element
Goa l Noise (N) 1: A noise environment providing peace and quiet that complements and is consistent with
Rancho Mirage's resort residential character.
Policy N 1.1: Land use patterns, associated traffic The Section 31 Specific Plan proposes no land uses
and its distribution, and individual developments that would generate unusually high noise leve ls with
shall be assessed for their potential to generate adverse or incompatible noise impacts on
adverse and incompatible noise impacts. Noise surrounding uses or that are inconsistent with the
exceeding normally acceptable levels shall be City's Noise ordinance.
appropriately mitigated.
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7 Applicable Policy Analysis of Consistency
Policy N 1.2: Noise sens it ive land uses, including The Section 31 Specific Plan proposes no land uses
residences, resorts, community open space, that would generate unusually high noise levels with
schools, libraries, churches, hospitals, and adverse or incompatible noise impacts on
convalescent homes, shall be protected from high surrounding uses or that are inconsistent with the
noise levels emitted by both existing and future City's Noise ordinance.
noise sources.
Policy N 1.3: Project designs shall be required to The Section 31 Specific Plan incorporates the use of
include measures that assure that interior noise community walls for noise attenuation from
levels for residential development do not exceed 45 adjacent streets. In addition, residences will be
dBA CNEL. designed such that an interior noise level of 45 dBA
is not exceeded.
Policy N 1.4: Land uses allowed adjacent to Rancho The Section 31 Specific Plan proposes both
Mirage's major arterial roads and highways, or the residential and mixed-use land uses adjacent to
So uthern Pacific Railroad/1-10 corridor, should arterial roads. Of these, only residential uses would
generally be limited to those that are compatible be considered noise sensitive. Reside nces are
with higher noise levels to maximize noise-related separated by a commun ity wall and landscape
land use compatibility. buffers from surrounding roads and residences will
l be designed such t hat interior noise levels do not
exceed 45 dBA.
Safety Element
Goal Safety (SAFE) 1: A community t hat plans for and is protected from the effects of seism ic and geological
hazards.
Policy SAFE 1.7: Developers of projects in areas A geotechnical analysis was prepared for the Section
identified as being subject to a rockfall or landslide 31 Specific Plan that evaluates t he geological and
hazard shall prepare detailed geotechnical analysis, seismic impacts on the project. The Project site is
including site response to seismic events, and not located in an area subject to rockfall or landslide
require mitigation measures that reduce associated hazards.
hazards to insignificant levels.
Policy SAFE 1.8: The City shall encourage the The project is required to prepare a Fugitive Dust
incorporation of wind barriers, architectural design (PMlO) Plan that identifies methods to control
or features, and drought resistant ground coverage windblown dust during construction. Once
in new development site designs ~o mitigate the construction is complete, permanent groundcover
impacts from erosion and wind-blown sand. will stabilize the ground and remove the potential
for wind-blown sand and erosion.
Flooding and Hydrology -Goa l (SAFE) 2: Protection of lives, property, and essential facilities from flooding
and other hydrologic hazards in Rancho Mirage.
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APPENDIX:GENERALPLANCONSISTENCYANALYSISl146
-,__ ____________________ _ SECTION 3 1: SPECIFIC PLAN
7 Applicable Policy Analysis of Consistency
Policy SAFE 2.7: Development proposals located in The Section 31 Specific Plan will be designed to
areas that are subject to flooding sha ll be evaluated meet all City drainage and retention requirements as
to minimize the exposure of life and property to reflected on final engineering design plans for the
potential flood risks. All development proposed on project.
lands of one acre or larger shall be designed such
that all stormwater to the level of a 100-year
frequency storm, worst case of the 3, 6, 12, or 24-
hour duration, shall be retained on-site.
Public Services and Facilities Element
Goal Pub lic Services and Facilities (PS&F) 1: Water, sewer and utility facilities that safely and adequately
meet the needs of Rancho Mirage at build out.
Goal PS&F 2: Conservation of the quality and quantity of the water basin.
Goal PS&F 3: A city-wide sewer system that serves all residences and businesses.
Goal PS&F 4: Lower electricity rates.
Goal PS&F 5: Placement of all utility lines underground.
Policy PS&F 3.2: All subdivisions shall be connected The Section 31 Specific Plan will be connected to the
to sewer lines. public sewer system.
Policy PS&F 5.1: Give utility lines on major streets Undergrounding of on-site utility lines will be given
primary consideration for under-grounding. consideration, subject to available funding.
Fire and Police Protection -Goal PS&F 6: A high level of police and fire protection and paramedic service.
Policy PS&F 6.1: Review all new and improved The Section 31 EIR and fiscal impact ana lysis
developments for their impact on safety and the evaluated the project's potential impacts on public
provision of police and fire protection services. services, and all such impacts will be mitigated to a
level of less-than -significant through payment of the
City's impact fees and annexation into the City's
existing public services CFO, as well as the project's
generation ofTOT and sales tax revenue.
Policy PS&F 6.7: Promote concepts of defensible The Specific Plan includes site design with buildings
space for walled and gated communities, oriented to areas of pedestrian activity and
recognizing the potential effect those concepts can attention to light ing design to enhance personal
have on reducing crime in Rancho Mirage. safety within the Community.
School and Libraries -Goal PS&F 7: Education and library facilities that provide Rancho Mirage with
adequate services and convenient access.
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APPENDIX:GENERALPLANCONSISTENCYANALYSISjl47
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Applicable Policy Analysis of Consistency
Policy PS&F 7.2 -Cooperate in the process to secure The Section 31 Specific Plan will pay all required
school impact fees from developers in accordance School Impact Fees required by State Law.
with state law, and strive to reduce overcrowding
and improve the educational quality of the public
school system.
Community Design Element
Goal Community Design {CD} 1 -Preservation and promotion of the special identity of Rancho Mirage as an
"Oasis in the Desert," combining quality development with scenic, natural, and open space amenities.
Goal CD 2 -Clearly marked major entry points into Rancho Mirage that incorporate distinctive landscaping,
signage, and wall treatments achieving a sense of arrival and symbolizing Rancho Mirage's identity.
Goal CD 3: Scenic roadways that impart a sense of place and are attractively landscaped, provide visual
continuity along adjacent uses, preserve views, and create focused intersection landscaping.
Policy CD 1.1: Rancho Mirage's symbolic identity The Section 31 Specific Plan includes a Landscape
shall be enhanced through distinct signage, Plan, Circulation Plan, and Design Guidelines to
gateways, architecture, and resilient landscaping. enhance the symbolic identity of Rancho Mirage.
Policy CD 1.2: Unique views of mountains and other
natural open spaces from Rancho Mirage's streets
shall be preserved and enhanced.
Perimeter road and streetscape improvements,
including enhanced landscaping and a Landscaped
Edge Multi-Use Path, will enhance the symbolic
identity of Rancho Mirage by imparting a sense of
place and adding interest to the streetscape.
The Community Design Guidelines included in this
Specific Plan address issues of site design,
architecture, landscaping, signage, lighting, and
sustainability.
The Grading Plan, Land Use Plan, Development
Regulations, and Design Guidelines are designed to
preserve and enhance views from Rancho Mirage
streets.
Policy CD 1.3: The City shall ensure the development The Design Guidelines for the Town Center will guide
of high-quality, visually distinctive commercial uses. the development of a high-quality, visually
distinctive commercial Town Center.
Policy CD 1.4: The planning and design of residential The Section 31 Specific Plan Residential Design
neighborhoods shall provide distinctive and Guidelines encourage the use of creative design
characteristic design elements along public rights-elements along high-traffic areas to create interest
of-way and in the project, creating a recognizable and instill a unique sense of place in residential
sense of place. neighborhoods.
AP PEN DIX:GENERALPLANCONSISTENCYANALYS1Sll48
-----------------------SECTION 31: SPECIFIC PLAN
7 Applicable Policy Analysis of Consistency
Policy CD 1.5: Multi-family residential projects shall The Section 31 Specific Plan Residential Design
provide well-designed and neighborhood enhancing Guidelines encourage the use of creative design
living space, usable and safe private and common elements to enhance visually prominent areas and
open space areas, adequate parking and thematic features and screen facilities that are
appropriate automobile storage, screened trash visually unappealing.
enclosures, a comprehensive landscape program,
and perimeter walls and fencing.
Policy CD 3.2: The City shall ensure the development The Landscape Plan of the Section 31 Specific Plan
of well-designed, richly landscaped intersections envisions a richly-landscaped streetscape
that are attractive to drivers and pedestrians alike. throughout and surrounding the Community.
Landscape, Goal CD 4: A landscape program that promotes aesthetics, climate change resistance, and
place-making.
Policy CD 4.1: Landscape plans submitted to the City This Specific Plan includes a Landscape Plan
shall be consistent with this element. consistent with the City of Rancho Mirage General
Plan.
Perimeter Walls/Fencing, Goal CD 5: Walls and fences that act as attractive elements of the streetscape,
while providing privacy and views, creative design, and visual continuity.
Policy CD 5.1: Wall and fence designs shall be The Section 31 Specific Plan includes a Wall Plan and
considered important components of the design Wall Design guidelines.
review process and overall streetscape
improvement plans.
Signage and Lighting, Goal CD 6: Signage of the highest level of design and construction quality.
Goal CD 7: Protection of the star-studded desert night sky from excessive glare.
Policy CD 6.1: The City shall encourage high-quality, The Section 31 Specific Plan includes signage
low-scale signage that effectively communicates in guidelines to ensure all signage will be suitable in
an attractive manner. quality and scale.
Policy 7.1: Lighting features that preserve the beauty The Section 31 Specific Plan include lighting design
of the desert night while still performing directional, guidelines to minimize light spillage. A photometric
safety, and informational functions shall be analysis will be provided at the Preliminary
designed and incorporated into development Development Plan stage of the City approval
projects. process, as required.
Architecture -Goal CD 8: Architecture that is sensitive to its context, blending quality materials, distinctive
detailing, and a strong se nse of living with nature.
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7 Applicable Policy Analysis of Consistency
Policy CD 8.2 -The City shall encourage new The Section 31 Specific Plan include architectural
development to incorporate "green building" and landscaping design guidelines that are derived
practices to maximize resource conservation and be from and compatible with the desert environment,
compatible with the surrounding desert as described in more detail in the Specific Plan's
environment. sustainability chapter.
Commercial Development -Goal CD 9: Retail centers in Rancho Mirage that are visually attractive, people-
friendly, and economically successful.
Policy CD 9.1 -Projects shall incorporate The Section 31 Specific Plan includes architectural
architectural interest and variety in the context of a design guidelines that encourage creative and
unified setting, including commonalities of co lor, visually innovative designs.
landscaping, signage and lighting. Strong
architectural detailing including fa<;ade articulation
and varied building materials, colors, and massing
shall be encouraged.
Policy CD 9.2 -Projects shall provide comfortable, The Section 31 Specific Plan includes Town Center
attractive, and distinctive pedestrian amenities design guidelines that encourage the creation of
including sitting areas, shade structures, plazas, and pedestrian amenities such as pedestrian paths and
arcades. shaded public gathering places.
Policy CD 9.3 -The City shall encourage the The Section 31 Specific Plan include Town Center
incorporation of arcades and covered paseos in the design guidelines that encourage creating shaded
design of retail commercial structures. public gathering places.
Policy CD 9.5 -Projects shall design highly visible The Section 31 Specific Plan includes Town Center
entrances through accent landscaping, monument design guidelines that encourage creative and
signs, back lighting, specialized paving, and other upscale thematic treatments at the entrances to the
design amenities. Community.
Policy CD 9.6 -Projects shall incorporate rich and The Section 31 Specific Plan includes Town Center
varied paving materials on entry driveways, design guidelines that encourage the use of
pedestrian connections from parking areas, pavement accents at key intersections and gathering
pedestrian paths along storefronts, and in plazas places.
and courtyards.
Policy CD 9.7 -Monument, retail, and directional The Section 31 Specific Plan includes lighting design
signs shall use accent lighting. guidelines that encourage the use of monument and
accent lighting where appropriate.
Policy CD 9.8 -Projects shall incorporate monument The Section 31 Specific Plan includes Town Center
signs near corners or entrances to retail centers. signage design guidelines that encourage creative
corner monumentation and articulation at retail
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APPENDIX:GENERALPLANCONSISTENCYANALYSISilS0
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7 Applicable Policy Analysis of Consistency
Pa rking -Goal CD 10: Distinctly designed parking areas in Rancho Mirage's commercial centers that
incorporate rich paving materials, drought and heat-tolerant landscaping, clear and safe pedestrian and
vehicular access, and protection from the desert climate through the use of well-placed trees and/or
carports.
Goal CD 11 -Parking areas that are screened from public streets to t he greatest extent possible.
Policy CD 10.1 -The City sha ll encourage layered The Section 31 Specific Plan includes Town Center
landscaping with overstory canopy trees for shade design guidelines that promote parking lot shading
and understory shrubs and groundcover in parking and landscaping in accordance with City standards.
areas.
Policy CD 10.2 -Projects shall configure parking The Section 31 Specific Plan will be implemented by
areas to allow for the free flow of vehicular traffic individual project-level PMPs and Tract Maps that
and convenient vehicular access to customers. will allow for City review and approval of parking
and vehicu lar circulation design.
Policy CD 10.3 -The City shall encourage the The Specific Plan promotes the use of water
incorporation of permeable paving in new parking permeable surfaces in site design.
lots.
Policy CD 10.4 -The City shall encourage the The Section 31 Specific Plan includes Town Center
landscaping of parking areas to reduce the design guidelines that promote parking lot shading
deflection of heat into nearby buildings and to and landscaping in accordance with City standards.
reduce the paved surface area. Shade trees and
architecturally designed carports are especially
encouraged.
Policy CD 10.5 -Lighting shall be directed downward The Section 31 Specific Plan include lighting design
to protect from nighttime glare and illuminate guidelines that minimize light spillage while also
pedestrian pathways with bollard lighting. promoting pedestrian safety.
Policy CD 10.6 -Projects shall provide directional The Section 31 Specific Plan includes signage
and identification signs in contiguous parking areas guidelines.
one acre or greater in size to facilitate pedestrian
movement to and from parked vehicles.
Policy CD 11.1 -Parking shall be screened from The Section 31 Specific Plan includes Town Center
roadways by encouraging landscaped medians, design guidelines that promote appropriate parking
berms, trellises, grade changes, or placement lot screening.
behind buildings.
People-Gathering Places -Goal CD 12 -A city that is noted for lively and attractive public plazas with a
combination of qua lity seating, shade, various art mediums, and other pedestrian amenities.
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7
I Applicable Policy Analysis of Consistency
Policy CD 12.1 -Commercial developments shall be The Section 31 Specific Plan includes Town Center
designed to incorporate attractive, people-friendly design guidelines that encourage attractive and
spaces. comfortable public gathering spaces.
Economic and Fiscal Element
Goal Economic and Fiscal (E&F) 1 -A growing and balanced economic base that serves the needs of Rancho
Mirage residents, businesses, and visitors while maintaining the City's high standards of development and
environmental protection.
Goal E&F 2 -A prudent and progressive financial management program to maintain and enhance the City's
strong fiscal position.
Policy E&F 2.1 -The City's land use designations The Section 31 Specific Plan contains a mix of land
shall provide opportunities for a broad range of uses planned and designed to be appropriate for the
residential, commercial, office, i nstitutiona 1, and site and compatible with surrounding uses to
light industrial development in appropriate enhance the vitality of the City in conformance with
locations. this policy.
Policy E&F 2.3 -The City shall take a proactive and The approval of the Section 31 Specific Plan
aggressive role in the retention of existing presents an opportunity for the City of Rancho
businesses and the recruitment of new businesses in Mirage to recruit new business and sources of
Rancho Mirage. revenue to the City.
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ORDINANCE CERTIFICATION
STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE)
CITY OF RANCHO MIRAGE)
I, Kristie Ramos, City Clerk of the City of Rancho Mirage, California, do hereby
certify under penalty of perjury, that the foregoing Ordinance No. 1167 was introduced by
first reading at a regular meeting of the City Council held on December 5, 2019, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSED:
Hobart, Kite, Townsend, Weill.
None.
None.
None.
Smotrich.
Ordinance No. 1167 was adopted at a regular meeting of the City Council
held on December 19, 2019, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSED:
Hobart, Kite, Townsend, Weill.
None.
None.
None.
Smotrich.
I further certify that I have caused Ordinance No. 1167 to be posted and/or
published, as required by law (GC Sect. 36933).
Kristie Ramos
City Clerk