HomeMy WebLinkAboutOrd 179 ORDINANCE NO. 179
AN ORDINANCE OF THE CITY OF CATHEDRAL
CITY ADOPTING SPECIFIC PLAN OF LAND USE
NO. SP 87-22 FOR AN AREA NORTH OF
GERALD FORD DRIVE , BETWEEN DATE PALM
DRIVE AND PLUMLEY ROAD.
WHEREAS, it has been proposed that a specific plan of land
use be adopted as referred to hereinafter , for that certain
area generally located on both sides of Converse Road between
Date Palm Drive and Plumley Road and northerly of Gerald Ford
Drive ; 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 . 87-22 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 within
that area on both sides of Converse Road between Date Palm
Drive and Plumley Road and northerly of Gerald Ford Drive as
shown on Exhibit A, dated March 11 , 1987 ; and said real
property shall be 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the Specific Plan unless the Plan is repealed or amended by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 . 87-22 shall be as
prescribed in the basic RM zone , but as may be modified in
planning unit areas identified in the said Specific Plan text .
The overall density of said plan area shall be as prescribed
in the RM zoning district except as otherwise herein provided .
The regulations encompassed by Specific Plan No . 87-22 in
combination with those regulations contained in Division B of
Article V of the Cathedral City Zoning Ordinance shall
I: supplement the basic RM regulations , but shall supersede the
same to the extent of any 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
Ordinance , hereby is amended by modifying the zoning
designation RM-S and showing in lieu thereof a letter S within
a circle , with regard to the real property encompassed by
Specific Plan No . 87-22 as shown on Exhibit A, dated March 11 ,
1987, generally located within that area on both sides of
Converse Road between Date Palm Drive and Plumley Road and
northerly of Gerald Ford Drive .
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 . 87-22 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 . 87-22 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
I: by the following vote :
Ayes : Councilmembers Krings, DiGrandi & Mayor Paquette
Noes : None
Absent : Council Member Murphy
Abstain: Council Member Hillery
C1,0'&47
APPROVED and ADOPTED this 20th day of May , 1987 .
• MAYO •
ATTEST:
►�/,..11111.. II A Ll
PEPU Y CLERK al
APPROVED AS TO FORM : APPROVED AS TO CONTENT :
CITY ATTORNEY Ty MANAGER
WA
i
I I\
V'
I] I et
II 4Ic
I op I CE
idifi) .1. ■---■—•---;i"
�. a
I_
F L ifr
-.. — T 1 A L 'Mt—� ,, ---- --
I l l - ( II I , �
— \ 1 I Abi
i
E! TT
rt - --Re ------9RI 1
_ _ fN
I
. • •
.....-IF
AREA OF SPECIFIC PLAN
fre)�•1""e '1's 400'
Cathedral city SPEC�IC PLAN 87-022 oa.� 3-1 i-t�e7
• ! NM PIM 1 EXHIBIT A
i C•f1yMN WIT. G. 11231 ! Std. .N0
321- DEFT. 0f COMA DEYEuptAENT
4 r 0 r.---' v:
SPECIFIC PLAN 87-22
April 20, 1987
Revised May 6, 1987
PROJECT LOCATION
The Specific Plan area consists of approximately 54+ acres and is
located north of Gerald Ford Drive , west of Plumley Road , north
and south of Converse Road , as depicted in Exhibit A, Vicinity
Map , dated 3/11/87 .
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
These are not included in the Specific Plan due to the
residential nature of the project .
GENERAL PLAN COMPLIANCE
This specific Plan is in compliance with the provisions of the
adopted General Plan . The General Plan does permit multifamily
residential land uses and all the necessary public facilities
required by the General Plan shall be installed .
PROJECT GOALS AND OBJECTIVES
GOAL A To facilitate the comprehensive development of the
site while allowing various housing types
permissible in the RM zone .
OBJECTIVE To allow for the maximum density yield
permitted in the base RM zone , while
protecting the adjacent R1 residential
tracts , the specific plan should
encourage the transfer of housing
densities between planning units
provided the overall project density
does not exceed the density range
permitted under the General Plan
( 10-20 Units per acre) .
OBJECTIVE To provide housing opportunities for
various
age groups .
a• ,'�
- 1 -
GOAL B To capitalize on the existing attributes of the
site . In particular , the existing character of the
date grove should be perpetuated where possible .
OBJECTIVE To retain as many date palm trees as
possible by clustering and combining
housing units .
GOAL C To assure the development of adequate public
facilities , coordinated and timed for each phase of
development .
OBJECTIVE To require the construction of
off-site improvements or payment
thereof to complete the public
infrastructure , commensurate with each
phase of development .
GOAL D To assure that the ultimate development concept
will be compatible with the surrounding residential
uses and to provide the proper design transition
with the existing single family , low density
development .
OBJECTIVE To provide building height and setback
limitations and to provide open areas
to protect views and privacy of
existing single family dwellings
adjacent to the site .
DEVELOPMENT STANDARDS
The following are the development conditions that will implement
the above mentioned goals and objectives .
1 . Allowable uses and other land use regulations within the area
of this Specific Plan shall be as prescribed in the RM zoning
district except as otherwise herein provided Furthermore ,
"General Provisions" regulations contained in Division B of
Article V of the Cathedral City Zoning Ordinance shall
supplement the said RM regulations .
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 .
3. The site shall consist of (5 ) planning units as depicted in
Exhibit B, dated 3/11 /87 . The maximum dwelling unit yield
within each planning unit shall not exceed that density
specified in Table 1 . Densities may not be further adjusted
between planning units .
4. Senior housing , as defined by Division U of Article V of
Zoning Ordinance in the City of Cathedral City , shall be
b a, a
permitted in any of the planning units , provided that it
meets all of the requirements of said ordinance.
1 5. If Planning Units 1 and 4 are not built for senior housing
a ( as defined by the Cathedral City Zone Code) , they shall be
built as adult housing (for 55 years and older) . All
, I: development shall meet applicable City development standards
for the RM zone .
6. Covenants , Conditions and Restrictions ensuring that the
property shall only be used for senior housing as noted in
condition 4 or adult housing as noted in condition 5 shall be
recorded on Units 1 and 4 to the satisfaction of the City
Attorney.
7. All development within Planning Unit 3 shall be for
condominium units . Prior to issuance of a building permit, a
condominium subdivision map shall be finaled and recorded
with the County of Riverside Recorder .
8. The property owners of Unit 3 shall form a maintenance
district or an association of owners to maintain all common
areas in Planning Unit 3, to the satisfaction of the Director
of Community Development.
9. Required yards shall be 15 feet from all property lines
unless greater yards are required herein . No parking of
vehicles , maneuvering areas , or buildings shall be permitted
within any required yard , unless otherwise specifically
permitted herein .
10. All required yards shall be landscaped except for entrance
driveway , and all date palms within the required yards shall
be retained .
11 . All date palms within 25 feet of a property line within each
planning unit and adjacent to a residential zoned parcel
shall be retained .
12. Two rows of date palms shall be retained adjacent to the
shared property line between the Specific Plan area and the
Date Palm Estates (Tract 10650-1 ) .
13. The required building setback from all property lines
I: adjacent to the Date Palm Estates (Tract 10650-1 ) shall be
100 feet . Open parking and maneuvering shall be permitted in
this setback area , provided that no facility shall be closer
than 15 ' to said common property line .
14. Drives , parking or other uses outside the required yard may
be permitted within the required date palm retention areas .
15. No building over 1 story shall be permitted within 50 feet of
any interior property line adjacent to a single family
residential zone other than adjacent to the Date Palm
Estates .
- 3 - "
16. Building height on Unit 1 is limited to 3 stories or 35 feet ,
whichever is less , and , further , provided the setbacks from
any property lines meet the following :
one story : 25 feet from any property line
two stories : 50 feet " " It
three stories : 75 feet " " " It
17. No outdoor patio areas on second floor units within 200 feet
of an interior property line shall orient to any adjacent
single family residential zone .
18. Retention of the incremental increase in 10 year storm runoff
( between the developed and undeveloped state) storm water to
the 10 year flood level shall be provided on-site . Plans for
the retention shall be approved by the Department of
Community Development prior to issuance of a building permit .
19. The construction of all off-site public improvements
described herein , including but not limited to traffic
signals , streets , drainage systems , water and sewer
facilities , shall be installed at the time of development of
each of the Planning Units in accordance with the timetable
of development (Table 2) .
20. Prior to issuance of a building permit , a $3 , 000. 00 per gross
acre fee shall be collected to mitigate all drainage impacts
as outlined in the Drainage Report dated March 16 , 1987
contained in the Specific Plan 87-022 case file . All funds
collected shall be placed in a restricted fund for the
eventual development of a Master Drainage system. The City
Council shall review the funding program every five years .
If the Council determines that a drainage program is no
longer viable for the drainage area , the deposited funds
shall be returned to the property owner .
21 . The public streets within the Specific Plan area shall be
improved by the construction of concrete curb and gutter with
8-inch curb face where required for runoff capacity , sidewalk
and pavement along the entire frontage of the project to
current City standards as follows :
Cameron Street Gerald Ford Drive
20 ft . half street right-of-way 50 ft . half street
right-of-way
16 ft . half street travelway 38 ft . half street
travelway
Landscape parkway 5 ' wide sidewalk
Converse Road Plumley Road
60 ft . right-of-way 30 ft . half street
right-of-way
40 ft . travelway 20 ft . half street
travelway
5 ft . wide sidewalk 5 ft . wide sidewalk
Curb returns at street intersections with Plumley and with
Gerald Ford shall be 35 ft . radius , with pedestrian ramps .
22. A traffic signal shall be installed at the intersection of
Date Palm Drive and Converse Road , unless the signal has been
installed or guaranteed .
23. The existing traffic signal at the intersection of Plumley
and Gerald Ford shall be relocated to ultimate location when
these roads are widened .
24. Vaquero Road shall be terminated with a modified cul-de-sac
design within the existing right-of-way . Said designs shall
be prepared by a registered Civil Engineer and approved by
the Department of Community Development .
25. Water mains , fire protection facilities and sanitary sewer
lines shall be installed and extended in the Specific Plan
area as required by the CVWD and Department of Community
Development .
26. A grading plan and engineering hydrology study shall be
approved prior to development of any planning unit . The plan
and study shall address the acceptance and disposal of
surface runoff from the site and from the surrounding areas .
An improved drainage system shall be constructed through
Planning Unit 1 to intercept the runoff from the end of
Vaquero Road .
27. In accordance with Ordinance 77 all overhead utilities and
service lines along all street frontages and throughout the
site less than 34 KV shall be installed underground . The
undergrounding installation shall be completed or cash may be
paid to the City in lieu thereof to secure the cost of
undergrounding those above-ground utilities as identified
above .
28. A maximum of two points of access shall be permitted onto
Plumley Road . Emergency access may be permitted from Gerald
Ford Drive or Plumley Road as approved by the Fire Marshal .
No access of any kind shall be taken from Cameron Street .
29. All points of access on opposite sides of Converse Road shall
align or be located no less than 200 feet apart .
- 5 -
30. A California/Spanish architectural theme making use of
sloping red tile roof , heavy textured stucco and wood
exteriors arches and earth tones shall be used within the
Specific Plan area .
31 . A 4-foot high wall shall be located on the street frontage
setback line as a part of the streetscape design . Said wall
shall consist of decorative masonry or frame and stucco
design elements (except where masonry wall is required for
storm water control ) and shall be compatible with the
building design .
32. A lot line merger adjustment shall be completed and recorded
with Riverside County Recorder ' s office for Planning Units 2,
3, and 4 .
33. All fill used on-site shall be minimized to meet drainage
requirements only and shall not be utilized to maximize
building height .
34. There shall be 1 . 5 covered carport parking spaces per
dwelling unit . There shall also be .25 open parking spaces
per dwelling unit , clearly marked and displayed for guest
parking .
Attachments:
Exhibit A, Vicinity Map , dated 3/11 /87
Exhibit B, Planning Areas , dated 3/11 /87
Table 1 , Dwelling Unit Yield , dated 3/19/87
Table 2, Improvement Matrix , dated 3/19/87
CC U'-
- 6 -
H ill a
I i — __
y PLANNING PLANNING <IL l; UNIT UNIT I
M• 5 1
1,
II
I �a
F L
PLANNING PLANNING
UNIT UNIT
2 3
PLANNING
UNIT
t' ... 4
r
MIMI
— T -41M40.2.4 AVII—..... * ' a
_ - 0
-1111
t M1e00 ±M L
c �
Ti ( ILIII [ IH .
-r -GERMS--- RD --ERNE
_ _ PN
..
immimom AREA OF SPECIFIC PLAN
•4411":1b.•••1 Cathedral City sPECiFIC pLAN 87_022 �•- -
t in • 'a' 'r"' ""' EXHIBIT B'! °°i'` 3-11-1067
•
.• atMNrvN City. a. 92234
:• •• '2'-•'•• DEPT. of COMMUNITY DEVELOPMENT Std. ao.MI
11,, 11
C 0 d ,?
SPECIFIC PLAN SP 87-022
March 19, 1987
TABLE 1
Planning Acres Maximum Density Total Unit
1: Unit (Gross) Permitted Yield
1 10 25 du/ac 250
2 4 22 . 5 du/ac 90
3 20 8. 5 du/ac 170
•
4 15. 45 15 du/ac 231
5 4. 85 15 du/ac 72
54. 3 813
Calculation : 54. 3 acres x 15 du/ac = 814 dwelling units
- 1 - C; re= s .
_ r— r _
I7 a i
iIi
� i H i j N i
•
N
a
"
8
• 4 a
•
•
4
r • • 0)
•
•11 1 C >•1 „ „ w .
0
U ^� ••4 41
y O/1r w >
•N 5i C 0
• 41 41 r-1 L,cio 3.i ° 5 E O
G ++ 4. E a
ri L
w j �^ 4, —
FI �� 3 1.• i 0.1 >
c� 47 C u y
u N
++ 3 C >, ar
„ _ 19 n
1g • • >
41 • 00 •.i
rn L L CO G
4J r4 Sr W =CU 0
• r1 O) n. 0 00
1 N 4) 41 0 1. C
0 s u 0. W •c
s _ L C
m A 0 u ca
.0 00 •-c
1.1 at " ` 0 . - •1 a•1 .∎1 G o L 1.1 Q•
u F ; 3 CO L o I 1 �°.
' u • O G 00
c $' w as G w •.• 41 a.
I v " m m CU 3 0 v
�� u > 0 1 O .c
0 1 _ w 10. w G u
co ' o W 0. 30r >, w
y y 0 O 1r CD
m •e X be L 41 41 3
8282 O 01 •r♦ u • O
p 14 CO L y
J to L 1 V1 •M
= 4) A C 0. CO 1W+
O 1 1
+� n! 0.1 J 4u C u A 44.1 i 41 X0 CO 0 >,
1 v? 4) .•1 u
w y�I. c0 E 1r 1.1 0 Ol
• '4 u 41 o a
m1,5 0 0m >.
" 00 s.
H w
1r
ii •. 1411 •0 w 41 v
2 0 0 -0 ,0 1r
. O G G 7 G 7
LAS 4a
mil w 3 Q a
1r .� y,1
.N V 41 44
G 3 O lo O O•
no
.•r ' • ''"1 CO 0. it 1
0) a+ CO 00 G .•1
! �" —
��:5 a 1 a•
CO 0 0 4.1 0
CV▪ •
la M G u 4) O •r1
i4:3 y G 0 1 ar CO
..01 ,.. 0 0. A) > 4) N
M co a 1r O ,_,
41 ca v �1 c
I 4) 41 14 g ••••
y
le 4
At• C ..L