§ 17.111.010. Planning Areas 1, 2 and 3.

A.

The uses permitted in the residential components of Planning Areas 1, 2, and 3 shall be the same as those permitted in Article VIIId, Section 8.9.1 of Ordinance 348 [section 17.60.020], except that the uses permitted pursuant to Section 8.91 c, d, e, and f(1) [section 17.60.020] shall not be permitted; the uses permitted in the commercial components shall be the same as shall be the same as those permitted in Article IX, Section 9.1 [section 17.72.010] of Ordinance 348, except that the uses permitted pursuant to Section 9.1.a. (1), (7), (9), (13), (14), (17), (18), (19), (23), (29), (33), (42), (43), (48), (49), (51), (53), (54), (59), (61), (64), (65), (66), (69), (77), (79), (80), (82), (83), (84), (89), and (91-96) [section 17.72.010 A.]; Section 9.1.b. (3), (5-16), (18), (19), and (20) [section 17.72.010 B.]; and Section 9.1.d. (1-13), (16), and (18) [section 17.72.010 D.] are not permitted. In addition, the uses permitted under Section 9.1.a. [section 17.72.010 A.] shall include, department stores, hardware stores, not including plumbing contractors, nursery and garden supply stores, office supply stores, and parking lot and parking structures; Section 9.1.b [section 17.72.010 B.] shall include construction offices and caretaker's quarters provided they are appropriately screened from public view, daycare centers, and recycling collection facilities only when the use is incidental to grocery stores; Section 9.1.c [section 17.72.010 C.] shall include, bars and cocktail lounges, churches, temples and other places of worship, tire sales and service, not including re-capping, hotels, resort hotels and motels, and theaters, not including drive-ins; the uses permitted in the office components shall be the same as those permitted in Article IXd, Section 9.72 [section 17.88.020] or ordinance 348 except that the uses permitted to Section 9.72a (9), (10) [section 17.88.020 A.] as indicated in attached Exhibit A to this ordinance, are not permitted. In addition, the uses permitted under Section 9.1.b. [section 17.72.010 B.] shall include, daycare centers, churches, temples or other places of worship.

B.

The development standards for Planning Areas 1, 2 and 3 shall be the same as those standards identified in Article IX, Section 9.4 of County Ordinance 348 [section 17.72.030], except that the development standards set forth in Article IX, Section 9.4b [section 17.72.030 B.] shall be deleted and replaced by the following:

1.

There are no yard requirements for buildings which do not exceed forty (40) feet in height except as required for specific plans. Any portion of a building which exceeds forty (40) feet in height shall be set back from the front, rear and side lot lines not less than two feet for each foot by which the height exceeds forty (40) feet. The front setback shall be measured from the existing street line unless a specific plan has been adopted in which case it will be measured from the specific plan street line. The rear setback shall be measured from the existing rear lot line or from any recorded alley or easement; if the rear line adjoins a street, the rear setback requirement shall be the same as required for a front setback. Each side setback shall be measured from the side lot line, or from an existing adjacent street line unless a specific plan has been adopted, in which case it will be measured from the specific plan street line. No encroachment into required open space buffers is permitted. No setbacks required for permitted commercial uses under forty (40) feet in height. Any portion of a building that exceeds over forty (40) feet in height shall be set back from the front, side lot lines by no less than two feet for each foot by which the height exceeds forty (40) feet.

C.

The parking standards to be used in Planning Area 1, 2 and 3 of Specific Plan No. 362 shall be provided in conformance with Article XVIII, Section 18.12a(2) of Ordinance 348 [section 17.188.030].

D.

Any land division or plot plan application submitted within Planning Areas 1, 2 or 3 shall comply with the following requirements:

1.

Development objective. The development objective of this section is to facilitate mixed-use multi family and commercial projects which exhibit excellence in design and in the provision of housing opportunities through an integration of site planning, subdivision design, and housing development. It is envisioned that the site plans for these developments will be determined through a thorough analysis of a project site in terms of its constraints, opportunities, grading requirements, area characteristics, the requirements of the county general plan, and other county ordinances governing the development of land. Projects developed pursuant to this section are expected to:

a.

Provide for the placement of dwellings in multi-story rental structures or condominium subdivisions such that residential units can be either above retail uses, as outlined in subsection 17.111.030 A. of this ordinance, or such that residential structures can be situated next to retail uses, as outlined in subsection 17.111.030 A. of this ordinance. Such placement of dwelling units and retail uses shall be situated so as to create variety in the street scene and to balance the distribution of height and bulk of individual dwellings relative to other dwellings and their location in the project, and to provide for superior residential and retail design and livability through the location and arrangement of units.

b.

Provide for a basic level of usable and total open space, both on individual residential units and throughout a project, so as to meet the needs of project residents.

c.

Result in mixed-use communities which offer a variety of housing opportunities and provide for diversity in design through careful attention to unit designs, floor plans, street scenes, architecture, including the visual impact of garages, integration with neighboring retail uses, and placement of mechanical equipment, fencing and landscaping.

2.

Allowable density. The allowable density of a project will be determined by the physical and service constraints of the property and the area in which the property is located; the planning goals, objectives, policies, and standards of the county general plan; and, the development standards of this section and other county ordinances. However in no case shall the residential unit count for Planning Areas 1, 2, and 3 exceed a total of one hundred fifty-seven (157) residential units.

3.

Design guidelines.

a.

Wherever development objectives are identified in this section, or wherever design-oriented objectives are specified under minimum development standards, those objectives shall be implemented in conjunction with design guidelines adopted by the board of supervisors and consistent with the specific plan.

b.

The Applicant shall prepare, and have adopted by the Board of Supervisors, a mixed-use design guidelines manual specific to Planning Areas 1, 2, and 3, which shall be consistent with the guidelines of the Specific Plan.

4.

Filing requirements.

a.

Concurrent with the first plot plan or subdivision application within Planning Areas 1, 2, or 3, a comprehensive mixed-use site plan shall be submitted which shall include all of Planning Areas 1, 2, and 3. The following information shall be filed in conjunction with a mixed-use site plan pursuant to this section:

i.

An application for a land division pursuant to County Ordinance No. 460 or an application for a plot plan pursuant to Ordinance No. 348.

ii.

If the application is intended to implement an adopted specific plan of land use, a statement shall be filed specifying how the specific plan is being implemented through the project.

iii.

A comprehensive mixed-use site plan for Planning Areas 1, 2, and 3, conceptual grading plan, based upon a contour interval no greater than four feet, showing the following for both plot plans and subdivisions which are in addition to the requirements of County Ordinance No. 460 if a subdivision application is being filed:

(A)

Proposed lots including lot lines and proposed easement lines, if any.

(B)

Building footprints.

(C)

Residential floor plan assignments.

(D)

Proposed setbacks.

(E)

Pad elevations, street grades and all cut and fill slopes in excess of one foot in vertical height.

iv.

The following separate tabulations shall be provided:

(A)

The mix of residential floor plans

(B)

The lot/building calculations for each lot in the mixed-use site plan area as follows:

(1)

Lot area.

(2)

Lot pad area.

(3)

Building footprint area.

(4)

Percentage lot coverage

(5)

Lot width.

(6)

Front setback.

(C)

The total gross project area, total net project area, net area devoted to streets and net area devoted to lot purposes.

5.

A fencing plan including details of proposed materials to be used.

6.

Dimensioned conceptual floor plans and elevations, including details of proposed materials for elevations, and square-footage and heights of individual residential units.

a.

Proposed phasing plan.

b.

The following additional requirements shall apply to applications filed pursuant to this section:

i.

All necessary information shall be filed in order for the project to be environmentally evaluated in accordance with the Riverside County General Plan, the California Environment Quality Act (CEQA), and the Riverside County Rules to Implement CEQA.

7.

Complete application.

a.

An application shall not be deemed complete until a determination is made by the planning director that all necessary information has been submitted.

b.

The planning director may waive the filing of any information determined to be unnecessary or not applicable with the exception of the required land division application.

8.

Open space development standards.

a.

To maintain consistency with the specific plan, a standard of five acres of active parkland is required per every thousand residents within Planning Areas 1, 2, and 3. The requirement above shall be satisfied for the project as a whole and within each phase of the project for the respective number of units in that phase, if the project is to be in phases.

b.

The residents per dwelling unit generation factor shall be consistent with the requirements of the Coachella Valley Parks and Recreation Park Master Plan.

9.

Residential development standards.

a.

All dwellings shall comply with the requirements of Section 18.11 of Ordinance 348 [section 17.172.070].

b.

Projects shall provide a range of dwelling unit sizes and floor plans developed in concert with the scale of the project. A minimum of one floor plan shall be provided for each sixty (60) dwelling units, or fraction thereof, in a proposed project, except that in no case shall less than three floor plans be provided for any individual project.

c.

Projects shall provide a variety of structure elevations for projects containing more than one structure developed in concert with the scale of the project.

d.

Structures containing only residential uses shall not exceed forty feet (40) feet in overall height. Structures containing retail and residential uses shall not exceed fifty feet (50) feet in height, unless a greater height is approved pursuant to Section 18.34 of Ordinance 348 [section 17.172.230]. In no event shall a building or structure exceed seventy-five feet (75) in height.

10.

Final plan of development.

a.

No final subdivision map shall be recorded pursuant to this section until such time as a final site plan has been submitted to and approved by the planning director. The final site plan shall show all lots, building footprints, setbacks, yard spaces, floor plans and elevations, and such additional information as deemed necessary by the planning director to determine that the final site plan conforms to this section and the final site plan approved in conjunction with the tentative subdivision map for the property.

b.

Nonsubstantial adjustments to an approved project's design including setbacks, floor plans, and elevations are permitted subject to the approval of the planning director or the approval of a minor change pursuant to County Ordinance No. 460. Changes determined to be substantial by the planning director including changes in concept and product type, shall be submitted for review in accordance with the provisions of County Ordinance No. 460 governing minor changes and revised tentative maps.

c.

Except as provided above, all other zoning requirements shall be the same as those set forth in Article VIIIe of Ordinance 348 [chapter 17.64].

(Ord. 348.4645, § 2, 6-9-2009)