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HomeMy WebLinkAboutOrd 183 ORDINANCE NO. 183 AN ORDINANCE OF THE CITY OF CATHEDRAL CITY ADOPTING SPECIFIC PLAN NO. SP 87-20 FOR THE AREA GENERALLY LOCATED SOUTH OF ALISO ROAD, WEST OF SAN ELJAY AVENUE, NORTH OF RAMON ROAD, AND EAST OF DATE PALM DRIVE. WHEREAS, it has been proposed that a specific plan of land use be adopted as referred to hereinafter, for the area generally located south of Aliso Road, west of San Eljay Avenue, north of Ramon Road and east of Date Palm 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. 87-20 dated June 18, 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 south of Aliso Road, west of San Eljay Avenue, north of Ramon Road and east of Date Palm Drive as shown on Exhibit A, dated March 24, 1987; and said real property shall be developed substantially in accordance with the Specific Plan unless the Plan is repealed or amended by the City Council of Cathedral City.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. 87-20 shall be as prescribed in the PCC zoning district except as otherwise herein provided. The regulations encompassed by Specific Plan No. 87-20 in combination with those regulations contained in Division B of Article V of the Cathedral City Zoning Ordinance shall supplement the said PCC 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 PCC-S and showing in lieu thereof a letter S within a circle, with regard to the real property encompassed by Specific Plan No 87-20 as shown on Exhibit A, dated March 24, 1987 and comprising the area generally located south of Aliso Road, west of San Eljay Avenue, north of Ramon Road, and east of Date Palm 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. 87-20 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. 87-20 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 July 15th , 1987 by the following vote: Ayes: Councilmembers Krings, Hillery, DiGrandi & Mayor Paquette Noes: None Absent: Councilmember Murphy MAYOR AT ' ST: i. /0■1 UM. . DEP TY CLERK g APPROVED AS 0 FORM: APP'.*V D AS TO CONTENT: CaY ATTORNEY CIT AGER (ACTING) 1-HEREBY CERTIFY THAT Mr MEWING ORDINANCE t:.. 1.513 WAS DULY ADOPTED BY THE CITY Y COU'ICIL OF 't? CITY vF CATHEDRAL CITY, CALIFORNIA, IN A MEETING THEREOF HELD ON THE 1544h DAY Or I983_, AND THAT SAME WAS POSTED IN AT LEAST THE -"."" PUBLIC PLACES SPECIFIED FOR SUCH POSTINGS, BY THE SAID CITY COUNCIL ‘.. .c• ,n _ ' C RK SPECIFIC PLAN 87-20 JUNE 18, 1987 PROJECT LOCATION Specific Plan 87-20 is located generally south of Aliso Road, east of Date Palm Drive, north of Ramon Road and west of San Eljay Avenue. 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 designation 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 the 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 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. OBJECTIVE: To create standards which facilitate individual development interests which provide unified site plan concepts. - 1 - GOAL B: To encourage a proper transition between the commercial property and the surrounding neighborhoods in order to lessen the impact of the commercial activity. OBJECTIVE: To ensure quality development through the use of proper transitional I: development standards where commercial property fronts on single family residences. GOAL C: To enhance traffic safety and efficiency by minimizing direct access to public streets. OBJECTIVE: To require reciprocal access and common parking lot arrangements for all commercial properties when individual lots or groups of lots develop. DEVELOPMENT STANDARDS The following are the development standards 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 PCC zone, except as otherwise provided herein. Furthermore, "General Provisions" regulations contained in Division K of Article V of the Cathedral City Zoning Ordinance shall supplement said 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. Prior to issuance of building permits, each lot shall grant to all other lots within the specific plan area, reciprocal parking and access rights, in areas designed for use in common, in a form approved by the City Attorney. 4 . No freestanding signs shall be permitted on individual lots except as specified herein. Three freestanding center identification signs shall be permitted, one at the intersection of Date Palm Drive and Ramon Road, one at San Eljay Avenue and Ramon Road, and one at the main entrance to the center. No sign shall be larger than 32 square feet and no individual tenant shall advertise on said sign. No freestanding shopping center signs shall be allowed. 5. A sign program for all attached signs within the specific plan area, shall be established with the approval of the initial development. All subsequent developers must comply with this standard. No sign permits shall be issued until such a program is adopted. 6. A bus turnout lane shall be provided at a location to be determined by the Director of Community Development. 7. Where a parcel within the specific plan fronts on Aliso Road, a six foot high masonry wall shall be constructed on the property line unless buildings create a natural buffer by eliminating any activity on that side of the building (see exhibit C) . Said wall shall begin 15 feet from the intersection of the Aliso Road and San Eljay Avenue property lines. (See Exhibit B) 8. The building frontyard setbacks from the ultimate right-of-way shall be as follows: Ramon Road - 13 feet * Date Palm Drive- 13 feet Aliso Road- 0 feet San Eljay Avenue- 6 feet No parking or maneuvering shall be permitted in the setback area. All setback area shall be landscaped. *Unless the limitations of lot size and configuration prohibit a 13 foot setback wherein a variation of the setback will be allowed up to 4 feet from the property line. The Planning Commission shall make this determination based on design criteria for proper parking lot configuration and the need to vary building setbacks for aesthetic purposes. 9. One sideyard setback of no less than 12 feet is required for all buildings constructed on parcels fronting on Ramon Road. 10. Where a property owner owns back to back parcels (one that fronts on Ramon Road and the other on Aliso Road) , the fronting on Ramon Road shall be used for parking, the other for the building. 11. The initial development as approved by the Planning Commission will establish the architectural theme of the development. All subsequent development shall be of a compatible architectural theme. The existing single family homes can be converted for use as commercial structures, however, the architectural treatment need not meet the architectural theme of the new structures but shall be appropriate as determined by the Planning Commission. 12 . The following landscaping elements shall be incorporated in all development. A. Street trees in the right-of-way of Ramon Road shall be Jacarandas (Jacaranda acutafolia) spaced an average of 40 feet on center, unless other tree types are established for the street by future policy. B. Street trees for the Date Palm Drive and Ramon Road intersection right-of-way shall be clusters of Date Palms with a river rock groundcover per the Date Palm Drive street tree policy. I[ C. Street tree for right-of-way of Date Palm Drive shall be California Fan Palm per the Date Palm Drive street tree policy. D. Street tree in the right-of-way of Aliso Road shall be Weeping Bottlebrush (Callistemon viminalis) and drought resistant groundcover. E. Parking lot areas and entry drives shall be landscaped with Mexican Fan Palms in informal clusters. F. The parking lots shall be screened from view from public streets by either or a combination of berming and a 36" decorative masonry wall. G. All other landscaping elements to be compatible with the above required elements. 13 . A property owners association shall be formed Covenants, Conditions & Restriction's recorded in form, satisfactory to the City Attorney, to insure the maintenance of all on-site and off-site common improvements including but not limited to landscaping, walls, signs, parking areas and access points. 14. All adjacent property owners shall improve Aliso Road by the construction of concrete curb and gutter, and pavement along the entire frontage of the project to current City standards as depicted in Exhibit C, which is a 25 foot half street right-of-way with a 16 foot half street travelway and a 9 foot landscape parkway. 15. A standard cul-de-sac shall be dedicated and improved at the west end of Aliso Road and the excess street right-of-way between Date Palm Drive and the new cul-de-sac shall be vacated, subject to City Council approval. The radius point of the cul-de-sac shall be approximately 150 to 170 feet east of the present Date Palm Drive centerline (section line) The curb radius of the cul-de-sac shall be 38 feet minimum. 16. Prior to issuance of building permits, engineering plans and profiles for the improvements of all abutting streets shall be prepared by a registered civil engineer, and submitted for " the City Engineer's approval. The cost of such design and engineering may be reimbursed through the collection of a prorate design charge, paid by each lot (or owner) as the land within the Specific Plan area develops. r ." tJ 4...y 0e,,9 4 - 4 - 17. Prior to issuance of a building permit for any development on any parcel numbered 9 through 15 (per Exhibit B) dedication and construction of the cul-de-sac terminating Aliso Road shall be complete. 18. The southerly 5 feet of the Aliso Road street right-of-way shall be vacated at the time of the first development fronting on Aliso Road, subject to the approval of the City Council. 19. Access points to the site shall be permitted as follows: Date Palm Drive: One right turn in and right turn out only. Entrance travel lanes shall be 12 feet in width. Location per Exhibit B. Ramon Road: Two secondary entrances located 250 and 750 feet from the intersection of Date Palm Drive and Ramon Road property lines. Said access points shall be 25 feet wide and shall be located per Exhibit B. One main entry, consisting of one lane exiting the site and one entering (28 feet in width) shall be located 500 feet from the intersection of Date Palm Drive and Ramon Road property lines. San Eljay One secondary access point measuring 25 feet in width, at a location to be determined at the time of development of the parcels fronting on San Eljay Avenue. 20. Prior to the first site plan approval, a traffic analysis shall be prepared to determine the appropriate location of a traffic signal to service the general vicinity of the specific plan area, and its impact upon existing signals in the area and traffic operation on Ramon Road and Date Palm Drive. If the study determines that a traffic signal is warranted at the intersection of San Eljay Avenue and Ramon Road, all developers within the specific plan area shall pay a pro-rata share of 25% of the cost of the traffic signal. If the study determines that the signal should be located on IE Ramon Road in such a place as to benefit only the commercial properties on both sides of Ramon Road, all developers within the specific plan area shall pay a pro-rata share of 50% of the cost of a traffic signal. All pro-rata costs shall be determined by the Director of Community Development and shall be paid prior to issuance of a building permit. 21. One gated emergency access point shall be provided to Aliso Road within the bulb of the cul-de-sac. All parcels shall have access to the gated access. u - 5 - u � 22 . Temporary access will be permitted to parcels 1,2,5, 6,7, 278, 279, and 280 (per Exhibit B) if the property owner is unable to comply with access standards contained herein. If such a temporary access is permitted, the property owner shall enter into an agreement with the City, to the satisfaction of the City Attorney, to utilize the ultimately planned access if and when it 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. 23 . The public streets within the specific plan area shall be dedicated and improved by the construction of concrete curb and gutter, sidewalk, and pavement along the entire frontage of the project to current City standards as follows: Date Palm Drive 55 ft. half street right-of-way 43 ft. half street travelway (Based upon Date Palm Specific Plan Alignment) 5 ft. sidewalk (Construct raised median if Date Palm Drive entrance is utilized) Ramon Road 55 ft. half street right-of-way 43 ft. half street travelway 5 ft. sidewalk 24. The traffic signal at the northeast corner of Date Palm Drive and Ramon Road shall be relocated to its ultimate location at the time the corner parcels are developed. Prior to issuance of building permits, all parcels with the specific plan area shall contribute on a pro-rata basis toward the future relocation or toward the reimbursement for the relocation of the signal if completed by an earlier developer. I: 25 All parcels shall be connected to a sanitary sewer main, and fire protection and water facilities shall be installed. Lots 278 and 279 shall be exempt from this condition if they remain single family homes. Any change of use shall be subject to sewer policies in effect at time of conversion. Reimbursement agreements to defray a portion of sewer and water extension costs may be executed with the City, subject to City Council approval. - 6 - 41111\ 1 aF San Susanna Avenue _ 1 , .4! .—.—..—. I I . . . . . . . . . . .'' . . . . . . . . . . . . . . . . . . . . . . . . . •••' '•' 141 Ck_ Ramon _ _ _ Road i Area of. Specific Plan IP• � Cathedral City Specific .Plan SC01e"1 200' - 87-020 • �. Date '3-24-1987 68625 Perez Road EXHIBIT "A" • - • Cathedral City , Ca. 92234 :'%Lae '� • .. 324 8388 DEPT. of COMMUNITY DEVELOPMENT Std. Dwg.No. • 0 ` 0Z N 1- w N o 0 n CO Z_ + w riN I Z � r cI 01 pJ, 0d14~D —1 %.— m CO WY AVM'NV 4L W u z 1- Q = [ _______Th) r- � z d J 11^i'Z, QY 1 1 W W 0 4____rt N L� I U No --*r —'' 01 Z i�� w I = tr-1 i 7 i I _ �` CL w 1 w ' 2 I z 1 i" a Q C_______V g " 11,i 31 M 1/1) COI jci1 1„ Ce v w , of Qo NW )"" $ wa 1 g l it,,,., lo le i d t I \ y te, r—.. '/— C 1 ›' I- F1-dowm dam • 2 W Z -W- Ce W . 2 - `; Z 1111\ OLD £ R/W IMPROVEMENT P/L R/W R/W P/L -go .55 t 25 .0_ 30' • �---/6' 4 20 1 � HOME YPJ 36' ► /B' ► /6' + .4-6'— - u 9'—► —' 2' — •— Kt—. --(1 PLANTER LANDSCAPED i,"` mum F i RKWAY WHEEL STOP�TYR 6'MASONARY WALL SOUTH NORTH (SPECFIC PLAN AREA) (RESIDENTIAL) COMMERCIAL 1 ALISO ROAD CROSS SECTION �1S�� W' •' SPECIFIC PLAN 87-20 SCO1e:I"= 10 r' y r �; Cathedral City \ EXHIBIT C 5-8-1987 �1 �� i 68625 Perez Road �� N Date _ Cothedhal City, Ca. 92234 •.•,�1�' 324-8388 DEPT. of COMMUNITY DEVELOPMENT Std. Dwg.No.