HomeMy WebLinkAboutOrd 178 ORDINANCE NO. 178
AN ORDINANCE OF THE CITY OF CATHEDRAL
CITY ADOPTING SPECIFIC PLAN NO. SP
87-21 FOR THE AREA GENERALLY LOCATED
WEST OF DATE PALM DRIVE , SOUTH OF VISTA
CHINO ROAD, NORTH OF LOS GATOS ROAD AND
EAST OF AVENIDA MARAVILLA .
WHEREAS, it has been proposed that a specific plan of land
use be adopted as referred to hereinafter , for the area
generally located north of Los Gatos Road , west of Date Palm
Drive , south of Vists Chino and east of Avenida La Vista ; and
WHEREAS, pursuant to requirements of the Planning and
Zoning Law of the state of California , this City Council and
the Planning Commission have each held at least one public
hearing on said proposal , with notices thereof having been
given in compliance with the applicable provisions of said
Planning and Zoning Law; and
WHEREAS, the Planning Commission has made its report to
this City Council , regarding the proposed adoption of the said
specific plan of land use ; and that said plan is consistent
with the City ' s adopted General Plan ; NOW THEREFORE,
The city council of the City of Cathedral City does ordain
as follows :
SECTION 1 . Pursuant to state and local environmental
guidelines , it has been determined that the Specific Plan
encompassed in this ordinance is not considered to have a
significant impact and therefore a negative declaration is
approved .
SECTION 2. The Specific Plan on file with the City Clerk
entitled Specific Plan No . 87-21 dated April 20, 1987, Revised
May 6, 1987, including final approved conditions and exhibits
hereby is adopted as the Specific Plan of Land Use for the
real property shown on the Plan and generally located west of
Date Palm Drive , south of Vista Chino Road , north of Los Gatos
Road and east of Avenida Maravilla as shown on Exhibit A,
dated April 28, 1987 ; and said real property shall be
1: developed substantially in accordance with the Specific Plan
unless the Plan is repealed or amended by the City Council of
Cathedral City .
SECTION 3. Allowable uses and other land use regulations
within the area of Specific Plan No . 87-21 shall be as
prescribed in the PCC and the R2 zoning district except as
otherwise herein provided . The regulations encompassed by
Specific Plan No . 87-21 in combination with those regulations
contained in Division B of Article V of the Cathedral City
Zoning Ordinance shall supplement the said PCC and R2
regulations , but shall supersede the same to the extent of any
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inconsistency between the two sets of regulations and to the
extent that both such sets cannot be applied in compatible
fashion .
SECTION 4. The Official Zoning Map of the City , Division
B of Article II of Ordinance No . 80 , the Cathedral City Zoning
I: Ordinance , hereby is amended by modifying the zoning
designation PCC-S and R2-S and showing in lieu thereof a
letter S within a circle , with regard to the real property
encompassed by Specific Plan No . 87-21 as shown on Exhibit A
dated April 28, 1987 and comprising the area generally located
west of Palm Drive , south of Vista Chino Road , north of Los
Gatos Road and east of Avenida Maravilla .
SECTION 5. Pursuant to Section 1 . c . (2 ) of Division B of
Article V of Ordinance No . 80 , the Cathedral City Zoning
Ordinance , the City Clerk is authorized and directed to cause
Specific Plan No . 87-21 together with a certified copy of this
Ordinance to be recorded in the Office of the County Recorder
of Riverside County , and said Specific Plan No . 87-21 shall
not become effective until thirty (30) days after the date of
adoption of this Ordinance or until the date of recordation ,
whichever is later .
SECTION 6. EFFECTIVE DATE . This ordinance shall be in
full force and effect thirty (30) days after passage .
SECTION 7. POSTING. The City Clerk shall within 15 days
after the passage of this ordinance , cause it to be posted in
at least the 3 public places designated by resolution of the
City Council ; shall certify to the adoption and posting of
this ordinance ; and shall cause this ordinance and its
certification , together with proof of posting , to be entered
in the book of ordinances of this City .
The foregoing ordinance was approved and adopted at a
meeting of the City Council held on May 20 , 1987
by the following vote :
Ayes : Council members Krings, Hillery, DiGrandi &
Mayor Paquette
Noes : None
Absent : Council Member Murphy
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MA L DEPUT CLERK
APPROVED AS TO FO'M : A PP' it d AS TO CON ENT:
. dart& I '1 : ALI
CITY ATTORNEY / T MANAGER
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I HEREBY RTIFY THAT THE FOREGOING ORDINANCE
NO. J WAS DULY ADOPTED BY THE CITY C
OF THE CITY OF CATHEDRAL C(?U!�i„.I.
CITY, CAM NIA, I� A
MEETING THEREOF HEM ON THE .� DAY Or _y,..
198x, AND THAT SAME WAS POSTED AT LFASi THE 'IUD.: .
PUBLIC PLACES SPECIFIED FOR SUCH POSTINGS, BY THE SAID
CITY COUNCIL
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i ; Cathedral City SPECS PLAN CABS SP 87-021 1 = 300
• �' : 84625 Perez Rood EXHIBIT •A• Dote` 4/23/87
Compere, city , Co. 92234 1
. s � 328-8384 DEPT. of COMMUNITY DEVELOPMENT Std. D"g.W.
SPECIFIC PLAN 87-21
APRIL 29 , 1987
Revised May 6, 1987
I: PROJECT LOCATION
Specific plan 87-21 is located generally south of Vista Chino
Road , north of Los Gatos Road , and west of Date Palm Drive . The
presence of numerous individually owned lots and diverse
development interest necessitate a plan which reasonably
accommodates the majority of property interests based upon the
General Plan designations in a unified manner .
SPECIFIC PLAN STATE LAW COMPLIANCE
This specific plan has been prepared pursuant to California
Government Code Section 65451 and includes all the required
components and General Plan Elements except the following :
Solid Waste Disposal
Energy
Financing Measures
Utilities
Utilization of natural resources
These are not included in the Specific Plan due to nature of the
request .
GENERAL PLAN COMPLIANCE
This specific Plan is in compliance with the provisions of the
adopted General Plan . The General Plan does permit single family ,
multiple family , and commercial land uses and all the necessary
public facilities required by the General Plan shall be installed .
PROJECT GOALS AND OBJECTIVES
GOAL A To allow commercial development that is potentially
feasible and is compatible with surrounding planned
uses through the use of individual lots or combined
parcels , principally along Date Palm Drive.
I: OBJECTIVE To create standards which facilitate
individual development interests which
provide unified site plan concepts
complementing the growth and development
goals of the City along the Date Palm
Corridor .
GOAL B To encourage an expansion of single family homes north
of Los Gatos Road to strengthen the developing
neighborhood .
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- 1 -
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OBJECTIVE To ensure quality commercial and low density
multiple family development with a proper
transition between uses through rigid
development standards and use restrictions
where commercial multiple family development
will abut single family lots .
i I:
GOAL C To encourage owners to consolidate lots of record or
assemble parcels through acquisition and trade into
larger parcels to maximize development potential .
OBJECTIVE To allow developers the opportunity to
assemble lots as needed to develop parcels
which provide a practical design solution for
this area .
GOAL D To enhance traffic safety by minimizing direct access to
both Vista Chino Road and Date Palm Drive .
OBJECTIVE To provide an access alternative through
common drives and accessways or alley way
systems which connect and separate the
various land use districts .
OBJECTIVE To require reciprocal access and common
parking lot arrangements for all commercial
properties when individual lots or groups of
lots develop .
GOAL E To encourage innovative design approaches along Date
Palm Drive and Vista Chino Road , two major corridors
into the City .
OBJECTIVE To provide an architectural theme for
commercial and multiple family projects which
compliment the style of housing occurring in
the neighborhood .
OBJECTIVE To reserve an area along Date Palm Drive for
a city entry monument and backdrop setting
free from competing signs and improvements .
DEVELOPMENT STANDARDS
I: The following are the development conditions that will implement
the above mentioned goals and objectives .
General Conditions
1 . Allowable uses and other land use regulations within the area
of this Specific Plan shall be as prescribed in each zoning
district assigned to each planning unit noted herein , except
as otherwise herein provided within each specified planning
units . Furthermore , "General Provisions" regulations
contained in Division K of Article V of the Cathedral City
Zoning Ordinance shall supplement the said regulations .
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2. Architectural and site plan review shall be required for all
projects within the specific plan area for any uses
specifically required as stipulated by the Official Zoning
Ordinance . Not withstanding the zone code provision for
Architectural Review along scenic corridors , single and
multiple family projects (4 units and less) shall be processed
administratively except if it is determined by staff that site
plan approval is necessary .
3 . The site shall consist of (4 ) planning units as depicted on
Exhibit H, dated April 28, 1987 . The base zoning district
for Planing Units 1 & 2 is PCC (Planned Community Commercial )
& Units 3 & 4 , R2 (Multiple Family Residential ) .
4. All corner lots on Date Palm Drive and Vista Chino Road shall
take access from side streets , future alleys or common
accessways .
5. Lots fronting Date Palm Drive and Vista Chino in Units 1 and 2
shall dedicate alleys as depicted in Exhibit G, dated April
28, 1987 , unless an alternate means of access to said lots is
authorized herein .
6. Temporary access will be permitted if a property owner is
unable to comply with access standards contained herein . If
such a temporary access is permitted , the property owner shall
enter into agreement with the City , to the satisfaction of the
City Attorney , to utilize the ultimately planned access to
serve the property at such time as such access becomes
available . The property owner shall be required to construct
said permanent access at such time as deemed appropriate by
the City . Further , said owner shall post guarantees for the
ultimate public improvements in a manner deemed satisfactory
to the City Engineer . Said agreement shall require the owner
to remove the improvements for the temporary access and
reconstruct and refurbish the necessary landscaping or other
improvements as required on the approved plans .
7. Common Accessway and/or Alleys shall be provided as shown on
Exhibit G for all lots in plannint units 1 and 2. The widths
shall be : 15 feet (half width) and 30 feet ( full width) .
Accessway locations shall be at the common property lines
within comprehensive developments planned in conjunction with
adjacent sites . The common accessway/alley alignment may
deviate if provided for within the overall plan of such
development .
8. The overall architectural style of the project shall consist
of a California Spanish architectural motif . Said design
theme shall include architectural features such as :
Architectural plant-ons , wing walls , arches , sloped concrete
tile roofs , heavy beam trim or patio/trellis work, heavy
textured stucco exterior walls or walls of heavy textured
masonry (slumpstone or split-face concrete block) .
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Planning Units 1 and 2 (Commercial) Special Conditions
9 . The setback from Vista Chino Road and/or Date Palm Drive
shall be a minimum of 25 feet from curb face . Said setback
area shall be landscaped but driveway approaches shall be
permitted to cross . The setback from Avenida La Vista shall
be a minimum of 20 feet from property line to any building ,
however , loading , parking , and trash enclosures are allowed
within this area .
10. Any commercial parcel under consideration for site plan
approval or building permits shall contribute a prorata share
of funds toward the installation of a future traffic signal
at the intersection of Date Palm Drive and Vista Chino Road .
The estimated contribution shall be based on 25 percent of
the cost of installation of such said signal as determined by
the City Engineer at time of building permit . Each parcel
contribution toward the 25 percent figure shall be based upon
said parcel ' s percentage of acreage of the total commercial
area within the Specific Plan .
11 . The designated alignment of Date Palm Drive shall be based on
the alignment plan adopted by Riverside County (offset
centerline) . Such dedication along the project area has been
completed . If any additional right-of-way dedication is
deemed appropriate at a later date , such dedication shall be
required , as determined by the City .
12. The minimum spacing between access driveways on Date Palm
Drive and Vista Chino Road shall be 200 feet , and no access
will be allowed within 200 feet of Date Palm Drive and Vista
Chino Road . Each driveway shall provide direct common or
reciprocal designated common accessways or alleys .
13. No access shall be allowed along the east side of Avenida La
Vista .
14. No access will be allowed to Avenida Donosupa , south of Vista
Chino Road , north of Adelina Road except from the common
accessway or alley .
15. No access will be allowed to Adelina Road westerly of the
intersection of Avenida La Vista and Adelina Road .
1: 16. No side street access will be allowed for any corner
commercial lot within 150 feet from Vista Chino Road and Date
Palm Drive . For the purposes of this plan those streets are :
Los Gatos Road , Adelina Road , and Avenida Donosupa .
17 . Prior to any development , a design theme and plant materials
streetscape plan and palette shall be established and approved
by the Architectural Review Committee . Required front yard
and street side yards shall be landscaped in an integrated
manner with other existing and planned developments . The
required street tree is Washingtonia filifer (California Fan
Palm) spaced on center between 30 and 50 feet . Parking lot
trees shall be predominantly evergreen canopy trees .
18. All landscape plans for Avenida Donosupa , Adelina Road , and
Los Gatos Road shall include a four foot high tan slumpstone
wall (4"X4"X8" block) along the frontage of the site 15 feet
1: from curb face . Along Avenida La Vista , the wall shall be six
feet high . The street tree for all these streets shall be 24"
box Eucalyptus microtheca at 35 foot intervals , with low
maintenance , drought resistant groundcover .
19. The properties at the southwest corner of Vista Chino Road and
Date Palm Drive shall dedicate necessary additional
right-of-way or an easement for an entry sign program and
special landscape treatment as noted in Exhibit F, dated March
20, 1987 . A maintenance district made up of all property
owners in Planning Unit 1 shall be formed to maintain the
entry sign area ' s common landscaping and street trees .
20 . All front and side yards that face Vista Chino Road and Date
Palm Drive shall either provide decorative masonry or stuccoed
walls in an attractive manner and so designed to effectively
screen parking and storage areas and be an intrigual part of
the project ' s architectural style .
21 . All buildings shall contain covered pedestrian arcades for the
front yards facing any public right-of-way and/or private
parking lot .
22. All freestanding signs shall be monument signs , and no
illuminated signage shall be oriented to Avenida Donosupa and
Los Gatos Road . No signage shall face Avenida La Vista .
23. The following commercial uses shall be strictly prohibited
within the specific plan area : auto sales , automotive repair
except where integrated and associated with an approved
service station .
Planning Units 3 and 41 (Residential) Special Conditions
24. Permitted residential densities based on legal lots of record :
a . Lots with an area of 7200 sq . ft . or less : One unit per
lot .
b . Lots with areas over 7200 but less than 21 , 600 sq . ft . :
One unit per 4800 sq . ft . of lot area .
c . Lots with areas of 21 , 600 but less than 28 , 800 sq . ft . :
One unit per 3500 sq . ft . of lot area .
d . Lots with areas of 28, 800 sq . ft . or greater : One unit
per 3000 sq . ft . of lot area .
25. Access will be permitted on Vista Chino Road provided design
measures are incorporated so that backing of vehicles into the
r.
public right-of-way will not be necessary ( circular driveways
will be encouraged ) .
26 . Lots on Hermosura Road and Vista Chino Road may take access
from a private easement , comprehensive development plan or
from Mangana Road , Avenida Donosupa and/or Hermosura Road .
Attachments :
Exhibit A, dated April 28, 1987 , Specific Plan Area
Exhibit F, dated March 20, 1987 , Specific Landscape Treatment
Exhibit G, dated April 28, 1987 , Alley Dedication
Exhibit H, dated April 28, 1987 , Planning Units
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