Terra Nova Planning & Research, Inc.i A11H1RNIA
CITY OF LA QUINTA
VISTA SANTA ROSA MASTER PLAN PROPOSAL
Prepared by:
I
L J Terra Nova Planning & Research, Inc.°
42635 Melanie Place, Suite 101
Palm Desert, CA 92211
January 2026
to
CITY OF LA QUINTA
VISTA SANTA ROSA MASTER PLAN
Table of Contents
Section Page
1. COVER LETTER
2.
THE TERRA NOVA TEAM.......................................................................................................1
A. Introduction.........................................................................................................................1
B. Terra Nova Background and Experience............................................................................1
C. Terra Nova Key Personnel..................................................................................................2
D. Relevant Projects................................................................................................................
2
3.
PROJECT UNDERSTANDING & APPROACH.......................................................................4
A. Project Understanding.........................................................................................................4
B. Approach.............................................................................................................................5
4.
SCOPE OF WORK...................................................................................................................8
5.
SCHEDULE............................................................................................................................16
6.
COST PROPOSAL.................................................................................................................17
7.
COMPLEMENTARY SERVICES............................................................................................19
8.
SUBCONTRACTING SERVICES...........................................................................................19
9.
DISCLOSURES......................................................................................................................21
10.
INSURANCE REQUIREMENTS, NON -COLLUSION AFFIDAVIT & ADDENDA..................21
Appendix A RFP Attachments 2 through 4........................................................................A
Appendix B Terra Nova Staff Resumes............................................................................. B
Appendix C Excerpt, Tramview Heights Specific Plan.......................................................0
Appendix D Excerpt, Apple Valley Village Specific Plan....................................................D
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L -A TERRA NOVA PLANNING & RESEARCH, INC.
January 5, 2026
Mr. Scott Nespor
Senior Planner
Design and Development Department
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
RE: Vista Santa Rosa Master Plan Proposal
Dear Mr. Nespor:
Terra Nova is pleased to submit this proposal in response to the City's Request for Proposals (RFP)
for the Vista Santa Rosa Master Plan. We have a deep understanding of the Sphere of Influence
(SOI) and the planning process that the City has already undertaken, and believe that we can move
the City forward in establishing a vision for Vista Santa Rosa's future.
The Terra Nova team will be led by Nicole Sauviat Criste, who is also the primary point of contact for
this proposal. We will be responsible for coordination with the City, and the analysis of land use and
planning issues. We propose subconsultants for Technical Reports only. The outreach and Master
Planning efforts will be conducted by Terra Nova staff.
As requested in the RFP, the scope of work and budget for this project will remain valid for 180 days.
Terra Nova has been providing planning services to La Quinta since 1998. As an ongoing contractor
to the City, we have no conflicts of interest relating to this project, and will not engage in work during
the term of the project that is in conflict with the City, should we be selected for the project.
I look forward to having the opportunity to discuss our proposal with you further. If you have any
questions, or would like additional information, you can contact me at 760-341-4800, or by email at
ncriste@terranovaplanning.com.
Sincerely,
Ak
Nicole Sauviat Criste
Principal
42635 MELANIE PLACE, SUITE 101, PALM DESERT, CA 92211 (760) 341-4800
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2. THE TERRA NOVA TEAM
" Introduction
Terra Nova will act as prime contractor if selected for the project. Terra Nova has been providing
planning services to La Quinta since 1998, and has been fortunate to prepare the City's last two
General Plans, its current Zoning Ordinance, as well as ongoing case management for City projects.
Particularly germane to this proposal, Terra Nova has worked with the City in the first phase of this
project — working closely with City staff to prepare for and present options for the potential annexation
of the City's Sphere. That work has included multiple presentations to the City Council, and the
preparation of a fiscal impact analysis. We believe that this background provides us with a strong
understanding of the City Council's goals and vision for Vista Santa Rosa and the Master Plan
process.
Terra Nova is a California corporation. Our taxpayer identification number is 33-0119954.
Terra Nova will perform the tasks required for the completion of the Master Plan. Team members
have been included for the preparation of the CEQA document, and will include:
■ Urban Crossroads
o Traffic Impact Analysis & VMT
o Noise Impact Analysis
■ WSA USA Inc.
o Biological Resources
■ CRM Tech
o Cultural Resource Assessment
We have long-standing relationships with all the members of our team, and have worked on multiple
projects together in La Quinta and elsewhere in the Coachella Valley. Summaries of each firm's
experience is provided in Section 8, as required in the RFP.
B. Terra Nova Background and Experience
Terra Nova was founded in 1984 in Palm Springs, California and moved to Palm Desert in 2010.
Since its inception, Terra Nova has provided urban planning and environmental services to the public
and private sector for major planning and development projects, including large-scale transportation
and other infrastructure projects.
Our combination of urban and environmental planners assures the development of creative and
effective urban planning and design solutions, and practical real -world implementation. Terra Nova
planning documents reflect community and environmental sensitivity, and the holistic and systematic
integration of land uses and the built and natural environments.
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The firm's experience is wide-ranging and includes the preparation of Specific Plans and Master
Plans, General Plans, Zoning Ordinances, and corridor plans. Terra Nova's municipal client base is
of long standing — we have provided planning and environmental services to the City of La Quinta
continuously for over 25 years. Our experience in La Quinta has included the preparation of the
City's last two General Plans, its Zoning Ordinance, and a variety of current planning projects, most
recently including the Coral Mountain Specific Plan and implementation projects; the Crossings
affordable housing project; and the Jefferson Square Specific Plan.
We have prepared a number of Specific Plans, which range from the Citrus Plaza Specific Plan in
Indio (now developing as Canopy at Citrus, on the east side of Jefferson Street, south of Avenue
50), to the 5,200 acre Apple Valley Industrial Specific Plan in the high desert, which established
development standards and guidelines for the entire north end of the Town of Apple Valley, and is
now being implemented, resulting in millions of square feet of industrial and warehouse space
providing jobs and a new economic base for the Town.
Most important for the Master Plan project, Terra Nova has been responsible for the preparation of
the La Quinta General Plan, including land use planning for the Vista Santa Rosa area, and has
provided consulting services to the City regarding the Sphere's potential annexation since 2022. This
assures the City that there will be no "learning curve" if Terra Nova is selected for the Master Plan,
and that we will bring our depth of understanding to all aspects of the scope of work. We have also
prepared the 32-acre Palm Springs Downtown Specific Plan and EIR, the 504-acre Panorama
Specific Plan and EIR (Riverside County), the College of the Desert West Valley Campus Master
Plan and EIR, and the Cal State San Bernardino/Palm Desert Campus Master Plan EIR.
Our CEQA experience includes a full range of documents, from Initial Studies to Environmental
Impact Reports (EIR). Terra Nova prepared the EIRs for the Coachella Valley Multiple Species
Habitat Conservation Plan, and the CV Link project. We also prepared the EIR for the La Quinta
General Plan, and continue to draft Initial Studies for smaller projects in the City, including the recent
Blackpoint commercial project on the north side of Highway 111, and the Fritz Burns Park and
Cultural Campus improvement projects for the City's Public Works Department.
C. Terra Nova Key Personnel
Terra Nova prides itself on its personal contacts and relationships with its clients. The firm's principals
maintain close contact with its clients, and assure continuity of service throughout every project. If
selected for the Master Plan project, key Terra Nova staff who will participate will be:
■ Nicole Sauviat Criste will act as Project Manager and principal contact for the City;
■ Kelly Clark will be responsible for the Master Plan's development and coordination of outreach
activities;
■ John Criste will manage the CEQA documentation.
Terra Nova staff resumes are provided in Appendix B.
D. Relevant Projects
The following provides short summaries of recent Specific Plan and relevant projects, including
references.
ON
Qua
Tramview Heights Specific Plan
This Specific Plan has been completed to provide a
neighborhood in the northern part of Palm Springs with a firm r h
vision for its future. The Specific Plan encompasses a total of
510 acres. The City determined in 2024 that a new Specific_::u.,
Plan was needed to redirect the vision for the area, and allow _ . -
substantial community input into that vision. The Specific - - —
Plan was informed by a demographic and market profile __,„Pa..,.
which guided the constraints and opportunities analysis, and �,kWd—I.,,,,,
informed the community outreach effort. The Specific Plan
focuses on multiple priorities: the preservation and
enhancement of existing residential neighborhoods; the redevelopment of the City's oldest industrial
area, which is transitioning into more of a mixed use neighborhood; the provision of much -needed
neighborhood commercial uses, both serving the existing residential development in and around the
Specific Plan, and to encourage cottage businesses to expand and grow; and the development of
higher density residential to allow for both rental and ownership options for the children and
grandchildren of those already living in the area. The Specific Plan is in its final draft form currently,
and will be presented to the community in a final workshop prior to presentation to the Planning
Commission and City Council, which is expected in the first quarter of 2026. Section 1 of the Specific
Plan, which includes the public outreach process and vision for the project, is attached to this
proposal as Appendix C.
Reference: Mr. Edward Robertson, Principal Planner, City of Palm Springs. Telephone: 760-323-
8245. Email: edward.robertson9pal mspringsca.gov
Apple Valley Village Specific Plan
The Village in the Town of Apple Valley is its traditional downtown,
which evolved adjacent to the State Highway that connects the Town
to Lucerne Valley. It has been plagued by absentee ownership, small
lots and improvements to the Highway that have effectively blocked
local traffic. The 650± acre Specific Plan was developed to include land •- ��� .•
to the north and south of the Highway, to integrate existing
neighborhoods into a more walkable community, and to improve --•�- — �=
access across and through the area. Significant incentives are
provided to facilitate development and redevelopment, and each of the - _-
Planning Areas focus on specific land use standards. The community'
outreach effort was undertaken during the pandemic, and involved a
number of virtual stakeholder and business owner meetings, an online -c
survey and in person workshops to present the finished Specific Plan
to the community, once the pandemic restrictions were lifted. The Specific Plan included a market
analysis to determine the types of businesses and services that were needed in the Town, and
focused on small-scale, locally owned shops for its future. The Specific Plan was adopted by the
Town Council in 2022, and is being implemented. The Design Guidelines from the Specific Plan are
provided in Appendix D.
Reference: The primary Town contact for this project was the Assistant Town Manager, Mr. Orlando
Acevedo. Mr. Acevedo has since moved on to the City of Hesperia. He can be reached by telephone
at 760-947-1901, or by email at oacevedo@hesperiaca.gov
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La Quinta Annexation Fiscal Impact Analysis & Strategy
Starting in 2022, Terra Nova has worked with City staff in preparing a fiscal impact analysis and
strategy for the potential annexation of the Vista Santa Rosa community, which is currently in the
City's Sphere of Influence. The work has included analysis of the fiscal impacts of the annexation of
the existing Sphere, and a potential addition to the Sphere east of Harrison Street. The fiscal impact
analysis considered the limited property tax generated in this part of the Sphere, and determined
that the annexation effort would have limited impacts on the General Fund which would be offset by
development as it occurred. Terra Nova also worked with City staff in developing materials for
consideration by the City Council at a series of Study Sessions which provided residents and
property owners within Vista Santa Rosa an opportunity to voice their concerns, opposition or support
for annexation. The results of these study sessions have led to the current master planning effort,
and also provide an important database of interested parties, issue areas and background
information which will serve to inform the Master Plan.
Reference: Mr. Scott Nespor and Ms. Cheri Flores, City of La Quinta
Kemper -Campbell Ranch Specific Plan
Terra Nova is working on a Specific Plan for a 250± acre site in the City of Victorville. The Specific
Plan provides innovative development standards and guidelines for the City, which has traditionally
allowed only larger lot residential product in its single family zones. The site includes significant
topography, and has been challenging to plan because of the extensive grading and protected
Joshua tree forest on the site. The Specific Plan will be submitted to the City for review in early 2026.
Reference: Mr. Auggie Gomez, Principal Partner & CEO, Vaulter Real Estate Investments.
Telephone: 602-758-6871. Email: auggie.gomez@vaulterup.com
3. PROJECT UNDERSTANDING & APPROACH
A. Project Understanding
The preparation of the Vista Santa Rosa Master Plan is based on principles that have evolved
through the City Council's discussions at its recent study sessions:
The City's commitment to only annex the area if residents and property owners support the effort,
and the annexation will not be a financial drain on the City.
A strong desire to reflect Vista Santa Rosa residents' and property owners' vision for the area in
any long range planning effort.
The General Plan requirement to prepare a master plan prior to annexation of the southern
Sphere.
The RFP lays out Phases for the project which tie directly back to these priniciples. It is critical to the
City that it understand the community's vision for Vista Santa Rosa, and whether that community
wants to be annexed into the City. Although the City started that outreach effort through the City
Council Study Sessions, they were only a first step. The community outreach effort did not extend
beyond City Hall into the community. In order to be successful, Phase 1, the Community Outreach
Strategy, must be implemented. As described in Section 3.B., Approach, we propose a multi -pronged
approach to community outreach that will assure that we reach as many residents and property
owners as possible in their environment, not at City Hall. To that end, we propose a varied approach
to the outreach effort, with a mix of large and small gatherings that encourage participation and
dialogue. It will be critical that City staff, appointed and elected officials participate in the process, to
demonstrate the City's commitment to the effort.
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If the community outreach effort shows that the residents and property owners support the
annexation, the project will then move on to Phase 2, the Master Plan itself. Vista Santa Rosa was
assigned land use designations when the General Plan was adopted in 2013. These land use
designations are primarily low density residential, and were bolstered by the addition of the
Agricultural/Equestrian Overlay in the Zoning Ordinance, which was specifically developed for Vista
Santa Rosa, and integrate land uses and standards that are consistent with the area's agrarian and
equestrian history.
The community outreach effort will inform the land use plan for the area, but we do not believe that
there will be significant changes in the character proposed for the area. Based on the input received
to date, residents and property owners do not want to see a significant intensification in land uses.
To the contrary, the protection of the rural atmosphere was clearly articulated to the City in public
comments. We believe that the Master Plan will focus less on land use designations than it will on
design standards and guidelines that allow for more intense development with buffers that preserve
the agricultural history of the area, although the Phase 1 outreach effort may prove us wrong. We
also believe that the unadopted Vista Santa Rosa Design Guidelines need to be modified to provide
better guidance, improved to be effective, and expanded to cover all aspects of development. Once
that is accomplished, the Master Plan will provide strong direction to future developers when they
propose projects. The three land use alternative that are requested in the RFP should focus on the
transitition lands closest to the City's existing boundaries; the need for commercial and potentially
industrial lands, which are very limited in this part of the valley, and the creation of Vista Santa Rosa
specific designations that will reflect the area's character and vision. We also believe that the
development of the Master Plan must include community input, and have provided for that in our
scope of work.
Phase 3 and 4 of the project focus on the CEQA process. We believe that two options are possible
in this regard. If the land use plan does not substantially change, it may be possible to prepare an
Addendum to the General Plan EIR, which studied the Sphere at the time. Alternatively, if there are
changes in the land use plan, particularly changes that intensify land uses, an EIR would be required.
As a result, our scope of work and budget includes both these options. The decision on which option
to implement would occur when the land use plan is finalized.
B. Approach
Terra Nova will coordinate an integrated team strategy that relies on regular and on -going contact
and consultation with City staff, residents, land owners and businesses. Our approach focuses on
the practical and efficient collection of data and information, input from stakeholders and general
public, and the development of a comprehensive Master Plan that guides the long term development
of Vista Santa Rosa if it is annexed to the City.
Project Management and Coordination: As is typical of our major planning projects, Terra Nova will
work with the City as an extension of City staff, and we will manage our team to assure that all efforts
are closely coordinated. Our staff will also establish a close and coordinated project management
plan with the City, and will help facilitate completion of all project tasks, including those not directly
the responsibility of our team. We will help focus the planning efforts of all team members to complete
the planning, analysis and design process in the most expeditious manner possible.
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M
Turn Key Service: Terra Nova provides turn key services for major planning projects such as the
Master Plan. To that end, our scope and budget include administrative support such as document
printing and distribution, filing of notices with appropriate agencies as needed, and similar support
services that limit the impact of the project on City staff. We would coordinate all activities with City
staff, as we have for our previous assignments for the City.
Phase 1: Community Outreach
We propose multiple types of outreach for this project. For each workshop, Terra Nova will work with
City staff and develop presentation materials, hand outs and planning exercises that are germane to
each workshop's subject matter. Our approach is to limit lectures and presentations to the minimum
needed to welcome attendees and give them an overview of what will be happening at the workshop.
We instead focus on developing multiple stations that allow for dialogue and interaction between
attendees and City and Terra Nova staff. All events and meetings will include Spanish speakers who
can assist with translation.
Community Events: Terra Nova will work with City staff to develop up to 4 community -wide events.
All will be held at venues in Vista Santa Rosa, and will start with a kick-off event, inviting all residents
and property owners (using the City's existing list of stakeholders), and attended by City staff,
members of the City Council, Planning Commission and others as determined in consultation with
City staff. This event could be held at one of the Ranchos in the area, and should be more informal
in nature. Stations will be set up on various subjects, and other than an opening welcome, preferably
by the Mayor, should promote one-on-one dialogue and small group interaction. The remaining 3
workshops should be subject -specific, and should include at least one land use workshop. Additional
subjects will be developed in coordination with City staff.
Small Group Meetings: We propose up to 8 smaller scale meetings, which should include at least
one with the Vista Santa Rosa Community Council, one with equestrian and agricultural interests,
and one with landowners/developers. These meetings will be "listening sessions" that allow residents
and property owners to discuss Vista Santa Rosa's future in a round -table discussion format.
Invitations would be distributed to small groups, and events held in smaller venues, which could
include private residences or school meeting rooms.
Each event or meeting will be summarized in writing. Terra Nova will characterize and categorize
the input provided, the preferences, constraints and opportunities identified by stakeholders. A report
of findings will be developed at the conclusion of all activities, for review by City staff and presentation
to City Council. The City Council would be asked at this time if the City should proceed to Phase 2.
Phase 2: Master Plan
The second phase of the project will proceed if the response to potential annexation is positive and
the City Council provides direction to proceed. As described above, the community outreach effort
will serve two purposes: assess the level of support for annexation, and also start the land use
planning effort by seeking input into future development preferences, land use, public facility and
circulation issues, and similar discussion items. If the Master Plan, and by extension the annexation
effort are to be successful, they must clearly reflect the residents' and property owners' vision.
Steering Committee: Our approach to the preparation of the Master Plan includes the creation of a
Steering Committee to help guide its preparation, and to serve as liaisons back to the residents and
property owners in Vista Santa Rosa. We believe that this is critical given the amount of mis-
information that has clearly circulated in the community in the past. The Steering Committee should
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include 3 to 5 community representatives, a City Council person, and a Planning Commissioner. We
would anticipate 4 Steering Committee meetings during the Master Plan preparation process, during
which the Committee would provide input on sections of the Master Plan prior to its being finalized.
Data Collection/Information Gatherina: Terra Nova already has a familiarity with the planning area
and will be able to ramp up quickly. We will utilize in-house resources and capabilities, and those of
the City, utilities and the Local Agency Formation Commission (LAFCo) to characterize the physical,
regulatory and socio-economic environment within and affecting the planning area. A comprehensive
setting discussion will provide the current context in the Master Plan.
A variety of mapping and media resources will be used over the course of conducting analysis,
developing recommendations and providing mapping and graphic support. Comprehensive land use,
transportation and other mapping will be conducted in ArcGIS. The City and other parties of interest
will be able to subsequently use the GIS database in updating the Master Plan.
Master Plan Document: The Master Plan will function much like a Specific Plan, and incorporate land
use and zoning designations to facilitate the development of the area. The land use map will be
developed based on the input gathered during the community outreach effort, and will include
comprehensive standards and guidelines that make clear the design direction that the community
wants to see. As described elsewhere in this proposal, Vista Santa Rosa has existing land use
assignments in the General Plan, and we would expect that this will be the base for the land use
plan. As requested in the RFP, we will develop three alternative land use maps for consideration by
City staff, the Steering Committee, the Planning Commission and the City Council prior to finalizing
the Master Plan.
The Master Plan will also include descriptions and mapping of street systems, water and sewer
facilities, utilities and other infrastructure to provide a baseline for future development. Responsible
agencies, including the Coachella Valley Water District, will be consulted to identify future expansion
plans whenever possible.
We would also recommend that the Master Plan include incentives for development, which could
include permit fast -tracking, impact fee credits and other options for projects that conform to the
Master Plan and its vision for the area. Such incentives will encourage compliance, rather than
variation from Master Plan standards and guidelines.
Market Analysis: Once the land use map has been established, a demographic and economic profile
will be developed which includes data on disposable income, retail leakage and other factors that
can shape the successful redevelopment of the Master Plan area. Based on the data collection,
recommendations may be made to alter the map to best integrate economic potential into the lands
available within the area. The analysis and findings will be incorporated into the Master Plan.
Economic and fiscal considerations are integral to the new Master Plan and will be an important
basis for providing new and revitalized quality development. The land use decisions will be made
with full knowledge of their economic and fiscal implications and their long-term costs and benefits.
Phases 3 & 4: Technical Reports and CEQA Documentation
As described above, we are proposing two potential options for the technical reports and CEQA
documentation for the Master Plan. These options are entirely dependent on the land use map
ultimately selected by the City and the community.
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If the land use map does not substantially intensify the build out potential of Vista Santa Rosa, we
believe that an Addendum to the General Plan EIR may be appropriate. If an Addendum were
prepared, it would also not require the preparation of technical reports other than air
quality/greenhouse gases and traffic, as CEQA allows for the reliance on previous technical reports
when preparing an Addendum.
If the land use map intensifies build out of the Master Plan area substantially, an EIR may be
required. In that case, an Initial Study/Notice of Preparation would be prepared, and technical reports
for biological resources, cultural resources and noise would be included, in addition to the air
quality/greenhouse gases and traffic described above. The EIR process, as City staff is aware, will
extend the completion of the project by several months beyond what would be required if an
Addendum is prepared. Our scope of work and budget provide for both options.
4. SCOPE OF WORK
This section clearly describes our tasks for the Master Plan. It is important that the City see the path
that we would take to accomplish the goal — a Plan that the City can implement, with a clear direction
to success.
Task 1 — Project Initiation, Scheduling and Data Collection
Project Kick -Off & Team Meetings: The project will begin with a kick-off meeting to include both the
Terra Nova and City teams. This meeting will establish responsibilities, set schedules for each
component of the project, review needed documents and data, and establish a regular schedule of
project team meetings. For purposes of this proposal, we have planned for 12 team meetings
throughout the planned 14 month project schedule (see Section 5, Project Schedule). For budgetary
purposes, meetings have been divided evenly between Phase 1 and Phase 2.
Site Visit: Either as part of the project kick-off meeting or shortly thereafter, Terra Nova will organize
a site visit and with La Quinta staff members. The purpose of the site visit will be to initiate review of
assets, opportunities and constraints. We will gather input on areas where City staff may be
experiencing issues and develop an initial list of issues to be raised during the community outreach
process.
Scheduling: We will work with the City to develop a comprehensive schedule of project tasks,
stakeholder workshops and document review. Milestones for each deliverable will be established
and coordinated through Terra Nova.
Task 2 — Community Outreach
Community Outreach Strategy: As part of project kick-off, we will work with City staff to develop a
strategy based on the community events and small group meetings described above. The strategy
will include outlining and structuring how meetings, interviews and workshops will be conducted,
what materials will be needed, and how they will address and facilitate discussion of needs, desires
and aspirations of residents and land owners. The strategy will also include responsibilities of Terra
Nova and City staff for each event or meeting.
A
Meetings and Workshops: We anticipate up to 4 community workshops, and up to 8 small group
meetings. Terra Nova will prepare materials for each workshop or meeting, including presentations,
handouts, comment cards and attendance sheets. The workshops would include stations on various
subjects, information sharing and similar group activities. The meetings will focus on gathering
information on concerns, ideas and vision of residents, property owners and businesses. As
described above, City presence and participation is critical to success. The Terra Nova team can
explain the technical aspects of the project, but the City's commitment to the long-term success of
Vista Santa Rosa can only be proven through City involvement in the project.
Study Session: We propose that at the end of the community outreach process, a City Council, or a
joint Planning Commission/City Council Study Session be held to present the Outreach Summary
Report, and seek direction on next steps. Since we expect that Council members and
Commissioners will be involved in the outreach effort, the Study Session should be more productive
and effective, as the Council and Commission will be able to share their first-hand experiences and
provide a deeper and more meaningful discussion of the issues, and the future of Vista Santa Rosa.
Deliverables:
Community Outreach Strategy
Individual Workshop Summaries
Final Outreach Summary Report
Task 3 — Master Plan
Master Plan Development: The outline and framework for the Master Plan will be developed during
and following completion of Task 2. Preliminary Master Plan development will also establish the
structure or "architecture" of the document and serve as the basis for the land use analysis and
development standard and guideline steps that will follow.
The Master Plan will combine the tasks described above into a central, `one -stop' document that the
City and the development community can use throughout the build out process. We strongly believe
that one well -integrated document is better than three, and that all City departments, including
Planning, Public Works and Economic Development, need to be playing from the same sheet of
music in order to send a clear, consistent and encouraging message to the development community.
Data Collection and Review: As described above, the Master Plan will include research and
documentation of existing facilities, land uses, utilities and roadway systems that will guide
mapping of land use and build out assumptions. This information will be compiled into an existing
conditions section in the Master Plan.
Land Use Alternatives: The workshops and meetings, existing conditions analysis and City staff
input will be used to develop three land use alternatives for Vista Santa Rosa. The alternatives
will include Plan -specific land use types and intensities, and build out potential. As described
below, the three land use alternatives will be presented to the community and at a Study Session,
with the goal of selecting one as the preferred land use alternative for the Master Plan. The two
other alternatives will be used as alternative projects for analysis in the EIR and may provide
options for the City to consider during the Master Plan approval process.
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Design Standards and Guidelines: An important component of the Master Plan will be
development standards and guidelines. We will carefully examine and define what are
appropriate intensities and densities of development, considering setbacks, lot coverage,
floor/area ratios, parking regulations and ratios, and other design regulations that reward
thoughtfully integrated design. Density and intensity are economic incentives for developers and
help justify the costlier improvements typical of integrated mixed -use and in -fill development. Our
design standards will also enhance the public realm and encourage development that is beautiful
and rewarding to the pedestrian and a place where visitors, residents and shoppers want to be.
We will develop guidelines that are directly tied to the vision of the Vista Santa Rosa community
that will have evolved through Task 2 of this effort. This is expected to include components of
the existing County guidelines, which will be expanded and reinforced based on the land uses
and designations identified in the planning process. The full range of development components,
including access design and treatment, parkway and open space enhancements, trails and
buffers, building details, landscape and lighting concepts, walls and screening, and other aspects
of quality design will be fully illustrated in the Plan and their logic explained. Through the
generous use of photos, drawings and other illustrations, a rich menu of design concepts, themes
and standards will be established. Our goal is to provide a broad range of concepts and
guidelines that are easy to understand and allow for flexibility in project design, while maintaining
the theme established for Vista Santa Rosa. We will emphasize the idea of a "design theme"
based on quality and character, simplicity, and neighborhood context. The "theme" will be
sufficiently essential and timeless so it remains relevant and attractive as the market for retail
space and housing continues to evolve. The standards and guidelines will assure that the
character of Vista Santa Rosa is directly reflected in future development of the area.
Recommendations will also be made for the location of major and `neighborhood' monuments or
comparable identifying signage, and public places that further enhance the attractiveness and
usefulness of the public realm. The Master Plan will explore and describe the potential
connections that can be made with existing residential developments within and surrounding the
planning area via improvements to and re -thinking the use of the existing street grid, and through
the implementation of street concepts in the development of new and improved pedestrian, bike
and NEV connections.
Infrastructure Analysis: As described elsewhere in this proposal, providing adequate
infrastructure to support build out is key to its long term success. The Master Plan will include
descriptions of existing infrastructure, where deficiencies may occur, and what likely build out
capacities must be supported for Plan build out.
This analysis will also include a multi -modal circulation plan that includes not only street cross
sections, but the provision and extension of pedestrian, equestrian, bicycle and NEV
transportation routes within and surrounding the Sphere. How these modal systems currently
extend and connect to destinations outside of the Master Plan area will also be assessed, as will
physical gaps and barriers in each modal system. Psychological barriers to walking and biking
caused by high speed traffic, long crossings, absence of landscaping and other fear -engendering
conditions will also be examined and addressed in planning and design.
Demographic and Market Analysis: The Master Plan will also include demographics and market
analysis that considers existing and future income of residents, gaps in commercial services, and
the needs of the community in terms of jobs and services. The analysis will be conducted using
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-IwIIWNAI I -
ESRI planning tools that quantify market segments and provide analysis of services and product
lines that are lacking in a defined geographic area. This analysis will also revisit the fiscal impact
analysis completed in our earlier efforts, to inform the City on the financial costs and revenues
associated with the selected land use alternative. These components can either be appended to
the Master Plan, or provided as free-standing documents, at the City's option.
Steering Committee, Community Outreach & Study Session: In order for the Master Plan to be
successful, the City must continue to involve the community in its development. As described in
Section 3.B., we recommend the establishment of a Steering Committee. The Committee will be
provided the land use map alternatives and the Master Plan text for review and to develop
consensus. We would recommend up to 4 Steering Committee meetings, which would be open to
the public. Materials would be provided ahead of each meeting, and the members would be expected
to discuss the materials and come to consensus on each section. We would anticipate that two
meetings would be dedicated to land use alternatives, and two to discussion of text. Terra Nova will
be responsible for distributing materials and for preparing summaries of each meeting. Ultimately,
the goal would be that the Steering Committee would make a recommendation for approval of the
Master Plan to the Planning Commission and City Council.
The Steering Committee meetings should also be supplemented with two community workshops
during the process. The first would be a presentation of the land use alternatives, and the second a
discussion of the Master Plan overall. The community workshops could be held in conjunction with
Community Council meetings, if the County is willing to coordinate the efforts. Since the Community
Council is intended to provide advice on land use matters, it may be the appropriate venue for these
outreach efforts. If the Community Council meetings are not appropriate, a location within Vista Santa
Rosa, such as the school, can be used for these workshops. As with the workshops in Phase 1,
these will be organized with stations to facilitate discussion and input from attendees. Their
comments would be integrated into the Master Plan as needed prior to Steering Committee decisions
on the document.
Following the community workshop and Steering Committee meetings on the land use map, we also
recommend that the land use alternatives be presented to the Planning Commission and City Council
in a joint study session for selection of a preferred alternative. This step is particularly important as
it will define the content of the text of the Plan, from land use designations to development standards
and guidelines. This interim step also assures that the Commission and Council are comfortable with
the direction of the Plan, and kept informed of its progress.
Terra Nova will prepare written summaries of Steering Committee meetings, community workshops
and Study Session discussions.
Public Hearings: The final step in the Master Plan process will be public hearings before the Planning
Commission and City Council. We would anticipate that each body may require two hearings to
review and process the plan, and have budgeted for that in our costs. Terra Nova will be responsible
for staff reports, resolutions and will present the Plan jointly with City staff at the hearings.
Deliverables:
Steering Committee Materials and Reports
Workshop, meeting and Study Session summaries
Draft and Final Master Plan
Planning Commission & City Council Staff Reports and Resolutions (Study Session & Hearings)
im
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-IwIlWNN1♦-
Task 4 — The CEQA Process (Phases 3 and 4)
As described in the City's RFP, Phase 3 consists of the technical reports required for CEQA analysis
of the Master Plan, and Phase 4 consists of the CEQA document itself. Given their interdependence,
we have grouped the two phases together, with subtasks for Technical Studies under each of the
two CEQA options, and CEQA documentation under each of the two options.
Sub -Task 4.A Technical Report!
Phase 3 Technical Studies, Option 1 (GP EIR Addendum)
If it is possible to prepare an Addendum to the General Plan EIR, technical reports would be limited
to air quality/GHG, traffic (LOS) and a Water Supply Assessment (WSA). CEQA allows, when an
Addendum is prepared, that only the same analyses as were prepared for the original EIR be
undertaken. Therefore, because VMT was not part of the General Plan EIR analysis, it would not be
prepared here. The WSA is included because the Master Plan will function as a Specific Plan, and
would therefore require a WSA under California Water Code.
Air Quality & Greenhouse Gas Analysis: Terra Nova will prepare a comprehensive air quality analysis
for moving and stationary emissions, as well as fugitive dust (PM10) emissions associated with
grubbing and site grading, truck and other construction vehicle trips. Emissions associated with post -
construction operations and long-term energy consumption will also be analyzed in conformance
with the MDAQMD Environmental Handbook and local Air Quality Guidelines. Project potential for
greenhouse gas (GHG) emissions will also be analyzed and mitigation measures developed, as
appropriate.
Traffic Impact Analysis: Terra Nova will contract for and will manage a traffic impact analysis (TIA).
Streets and intersections to be analyzed will be selected in consultation with the City's Traffic
Engineer. The following summarizes the TIA scope of work.
• Update existing conditions and GP build out trip generation analysis.
• Develop scoping agreement with City. For purposes of this proposal, it has been assumed that
scoping will result in a need to analyze 21 area intersections and 18 roadway segments within
the Master Plan area.
• Conduct weekday morning and evening turning movement counts for 21 intersections and 24-
hour counts on 18 roadway segments.
• Field verify existing traffic controls, approach lanes at intersections, and through lanes at
segments.
• Estimate trip generation and distribution for Master Plan build out.
• Assess intersection capacity and Level of Service (LOS) for 21 intersections, and roadway
segment capacity for 18 segments:
o Existing
o Horizon Year 2050 with and without Master Plan
• Update La Quinta Traffic Analysis Model (LQTAM) with current RIVCOM model inputs for City
limits and Master Plan area.
• Compare General Plan assumptions to Master Plan assumptions.
• Assess traffic signal warrants for unsignalized intersections, and intersection improvements for
signalized intersections.
• Analyze bicycle routes, pedestrian facilities, truck routes, transit and Neighborhood Electric
Vehicle routes within Master Plan boundary.
• Recommend improvements to maintain acceptable LOS, and provide comprehensive report.
iL
-IwIIWNAI I -
Water Supply Assessment: Terra Nova will prepare a Water Supply Assessment (WSA) consistent
with California Government Code and CVWD standards. The tasks required are as follows:
• Collect and review all data and information available on local, regional and state water use trends,
including the UWMP, California Department of Water Resources materials, any previous WSAs
prepared in the project vicinity, groundwater inputs and extractions, source supplies, State Water
Project (SWP) and other water allocations.
• Provide an estimate of the Master Plan's buildout water demands using the proposed land uses.
Terra Nova will confer with CVWD staff throughout project analysis, and drafting and processing
of the WSA, including the development of water demand estimates.
• Assess, analyze and document water supply/demand conditions for the project relative to the
supply/demands in CVWD's service area and region.
• Assess and quantify water resource availability, including existing water supply entitlements,
water rights, and water service contracts, as applicable.
• Prepare detailed WSA report including background discussion, project description, existing and
planned water management plans, project demands, planned and possible water conservation
measures, water supply assessment and water supply verification.
Phase 3 Technical Reports, Option 2 (Program EIR)
In addition to the Option 1 Technical Reports, an EIR would also required the following additional
studies. Please note that biological resource and cultural resource studies will be at a "program"
level. No site -specific field work will be conducted. Rather, the Master Plan area will be characterized,
and mitigation measures proposed for future project -specific studies.
Biological Resources Analysis: Terra Nova will contract for and manage a general biological
resources analysis within the project area. The general biological resources analysis report will
include the following tasks:
• Review of State databases for species likely to inhabit the project area.
• Windshield survey to provide characterization of current conditions within the project area and
inventory of species identified.
• Preparation of maps and exhibits supporting the findings.
• Recommendations for any further species -specific study, planning, or environmental effort will
be made.
Cultural Resources Analysis: Terra Nova will contract for and manage a cultural resources analysis
within the project area. The cultural/historic resources analysis report will include the following tasks:
• Digitizing the project area boundary and producing maps on General Land Office plat maps and
historic -period and current USGS quad maps for use during the records search, historical
background research, Native American scoping, field inspections, and for inclusion in the report,
as appropriate.
• Records search from the California Historical Resources Inventory and South Coastal
Information Center (SCIC).
• Sacred lands record search from the Native American Heritage Commission and appropriate
Native American representatives.
• Windshield survey of the project area following standard professional archaeological procedures
appropriate to the setting
• Recommendations for any further cultural study, planning, or environmental effort will be made.
It is not anticipated at this time that additional (Phase II) study will be required.
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-IwIIWNAI I -
Noise Impact Assessment: Terra Nova will contract for and manage the preparation of a noise
analysis that assesses the local noise environment and the potential impacts of the Master Plan on
the noise environment. The analysis will be based on the traffic impact analysis, and will include:
• Noise monitoring at 6 locations within the Master Plan area.
• The calculation of noise impacts at up to 15 roadway segments.
• The analysis of construction noise and vibration in general terms.
• The preparation of a report of findings, including mitigation measures if necessary.
VMT Assessment: A comprehensive VMT Assessment, consistent with the City's policy, will be
prepared to include:
• Establish study geography for reporting and comparisons, including (at minimum):
o City of La Quinta boundary (City limits), and
o Vista Santa Rosa Master Plan
• Prepare the required model scenarios to calculate net change attributable to the proposed Master
Plan for the following VMT metrics:
o Total VMT per Service Population
o Home Based VMT per Capita
o Home Based Work VMT per Employee
o Boundary VMT
• Perform model operations in RIVCOM to calculate each of the VMT metrics for the following
model scenarios:
o Horizon Year (2050) No Project (assumes current general plan land use assumptions)
o Horizon Year (2050) With Project (inclusive of the proposed Master Plan land use changes)
• Using RIVCOM outputs and model runs calculate project -generated VMT based on each VMT
metric. Extract link -level boundary VMT to evaluate "project effect on VMT" by comparing no -
project and plus -project boundary VMT.
• Calculate total VMT and VMT per service population (population + employment) for the City
boundary and, separately for the Master Plan boundary.
• If the proposed Master Plan results in a net increase in project -generated VMT or an increase in
boundary VMT per service population, identify feasible Transportation Demand Management
(TDM) strategies based on the CAPCOA Quantifying Greenhouse Gas Mitigation Measures
Handbook (2024).
Sub -Task 4.113 — CEQA Documentation
As described throughout this proposal, we believe that it may be possible to prepare an Addendum
to the General Plan EIR, if the Master Plan does not substantially change the land use build out of
Vista Santa Rosa. It will not be possible to determine which option would be implemented until the
land use map is finalized, so in order to provide the City with all its options, we have described both
processes below.
Option 1: Addendum to the General Plan EIR
Terra Nova will research, document and map environmental resources and hazards for integration
into the EIR Addendum, as appropriate. The analysis will first describe what was analyzed in the
original EIR, then analyze the specific impacts of the Master Plan. The goal is to provide
comprehensive analysis and mitigation which utilizes the most up-to-date data and information
available in a manner compliant with CEQA, and as much detail as possible. The analysis will be
conducted on a categorical basis for all of the CEQA issue areas studied in the General Plan EIR.
Comparisons of potential impacts will be undertaken, and mitigation measures presented if needed.
14
-IwIIWNAI I -
If necessary, the Addendum will utilize the Statement of Overriding Considerations prepared for the
General Plan EIR.
If an Addendum is prepared, it will not require either an Initial Study/Notice of Preparation, or
circulation for public comment. This process would substantially reduce the overall project schedule,
as shown in Section 5, and the project budget, as shown in Section 6.
Option 2: Program EIR
Terra Nova will prepare the CEQA Initial Study Checklist and Notice of Preparation, as well as the
Draft and Final EIR for the Master Plan and two land use alternative scenarios. The Program EIR
will include a clear and concise project description, current environmental conditions and project
impacts. We will research, document and map environmental resources and hazards for integration
into the EIR, as appropriate. Each analysis category will be briefly addressed in the Environmental
Setting discussion, and issues requiring further analysis will be fully analyzed in the impacts and
mitigation section of the EIR.
Project alternatives are expected to be based on the two land use alternatives not selected in Task
2 (Master Plan Development) above. In addition to the "Preferred Alternative" project, Terra Nova
will also analyze these two alternative land use maps, and a "No Project" alternative. Alternative
projects will be reviewed with City staff, and impacts associated with each will be analyzed on a
categorical basis.
Terra Nova will prepare other mandatory CEQA discussions, including Cumulative and Growth -
Inducing Impacts, Unavoidable Environmental Impacts, Short -Term Use Versus Long -Term
Productivity, and other mandatory CEQA EIR discussions.
Technical Reports are proposed for the EIR beyond those required for an EIR Addendum, as
described in Sub -Task 4.A. The Technical Reports will be summarized in the EIR, and appended to
the document for distribution.
As required by CEQA, we will also prepare mitigation monitoring and reporting programs, where
necessary, to ensure that mitigation measures are implemented. It is likely that impacts for air quality
and GHG will exceed thresholds, and that Findings and a Statement of Overriding Considerations
will be required. This task is included in our budget, please see Section 6.
Terra Nova will prepare the CEQA Initial Study Checklist and Notice of Preparation. An NOP
transmittal list will be prepared for and approved by City staff, and Terra Nova will transmit the NOP
and the Draft EIR to the County, the State Clearinghouse and other responsible agencies. Terra
Nova will also prepare appropriate CEQA-related Notices of Completion, Availability, Determination
and other documentation.
Deliverables:
Technical Reports
General Plan EIR Addendum or Program EIR
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5. SCHEDULE
Based on the City's RFP, we have assumed that project kick-off would occur April 1, 2026. The schedule below estimates the time for all Phases, including
timelines for the CEQA process for both the EIR Addendum and the Program EIR.
Task
4/26
5/26
6/26
7/26
8/26
9/26
10/26
11/26
12/26
1/27
2/27
3/27
4/27
5/27
6/27
7/27
8/27
9/27
10/27
Phase 1: Community Outreach
Project Kick -Off,
Scheduling
4/1±
Team Meetings
Prepare Materials
Workshops &
Meetings
Summary Report,
Council Presentation
Phase 2: Master Plan
Team Meetings
Land Use Mapping (3
Alternatives)
Prepare Master Plan
Steering Committee
Workshops
Study Session
Phase 3 & 4
Technical Reports
Option 1: GP EIR
Addendum
Option 2: Program
EIR
Option 1: PC & CC
Hearings
Option 2: PC & CC
Hearings
11/27-
12/27
16
6. COST PROPOSAL
The following budget has been prepared for each Phase outlined in the RFP. The budget provides
hours and costs for each task, as well as each employee classification, with fully loaded rates.
The firm's rates are calculated based on the following schedule:
Terra Nova Billing Rates
2026
Position
Direct
Overhead
Profit
Billing
Rate
Principal
$
95.00
$ 120.50
$
9.50
$
225.00
Senior
$
70.00
$ 98.00
$
7.00
$
175.00
Assistant
$
50.00
$ 70.00
$
5.00
$
125.00
Graphics/GIS
$
45.00
$ 35.50
$
4.50
$
85.00
Administrative
$
30.00
$ 32.00
$
3.00
$
65.00
Vista Santa Rosa Master Plan
Project Budget
Task
Staff Hours
Subtotal
Task Total
Phase 1: Community Outreach (Tasks 1 & 2)
Team Meetings (6) , Internal Meetings, Site Visit, etc.
$8,475.00
(Principal (9? $225./Hr.)
20
$4,500.00
(Senior @ $175./Hr.)
12
$2,100.00
(Assistant @ $125./Hr.)
15
$1,875.00
Community Outreach (4 events, 8 smaller meetings)
$42,950.00
(Principal (9? $225./Hr.)
60
$13,500.00
(Senior @ $175./Hr.)
60
$10,500.00
(Assistant @ $125./Hr.)
90
$11,250.00
(Graphics Specialist @ $85./Hr)
60
$5,100.00
(Administrative Assistant @ $65./Hr.)
40
$2,600.00
Event & Summary Report, City Council Presentation
$9,075.00
(Principal (?P $225./Hr.)
12
$2,700.00
(Senior @ $175./Hr.)
15
$2,625.00
(Assistant @ $125./Hr.)
30
$3,750.00
Project Management
$14,250.00
(Principal (9? $225./Hr.)
40
$9,000.00
(Senior @ $175./Hr.)
30
$5,250.00
(Administrative Assistant @ $65./Hr.)
50
$3,250.00
Supplies: Copies, food and beverage, etc.
$10,000.00
Subtotal Phase 1
$84,750.00
Phase 2: Master Plan (Task 3)
Team Meetings (6) , Internal Meetings, etc.
$9,500.00
(Principal (?P $225./Hr.)
20
$4,500.00
(Senior @ $175./Hr.)
20
$3,500.00
(Assistant @ $125./Hr.)
12
$1,500.00
Steering Committee (4), Community Outreach (2), Study
Session (1)
$12,750.00
(Principal (?P $225./Hr.)
40
$9,000.00
(Senior @ $175./Hr.)
30
$3,750.00
Master Plan Documentation & Drafting
$54,325.00
(Principal (9? $225./Hr.)
65
$14,625.00
(Senior @ $175./Hr.)
80
$14,000.00
(Assistant @ $125./Hr.)
120
$15,000.00
(Graphics Specialist (?P $85./Hr)
80
$6,800.00
(Administrative Assistant @ $65./Hr.)
60
$3,900.00
17
Vista Santa Rosa Master Plan
Proiect Budget
Task
Staff Hours
Subtotal
Task Total
Project Management
$20,225.00
(Principal @ $225./Hr.)
55
$12,375.00
(Senior @ $175./Hr.)
30
$5,250.00
(Administrative Assistant @ $65./Hr.)
40
$2,600.00
Hearings (2 PC, 2 CC)
$7,875.00
(Principal (9? $225./Hr.)
35
$7,875.00
Office Expenses
$2,000.00
Subtotal Phase 2
$106,675.00
Phase 3: Technical Reports
(Task 4.A.)
Option 1 (GP EIR Addendum)
Air Quality/GHG Report
$18,000.00
Traffic Analysis (LOS)
$97,980.00
Water Supply Assessment
$10,750.00
Subtotal Option 1
$126,730.00
Option 2 (Program EIR)
Option 1 Studies
$121,730.00
Biological Resources Report
$34,250.00
Cultural Resources Report
$31,875.00
Noise Impact Analysis
$25,375.00
VMT Analysis
$30,400.00
Subtotal Option 2
$248,630.00
Phase 4: CEQA Documentation (Task 4.13)
Option 1 (GP EIR Addendum)
EIR Addendum Research, Documentation
$24,800.00
(Principal @ $225./Hr.)
30
$6,750.00
(Assistant @ $125./Hr.)
110
$13,750.00
(Graphics Specialist @ $85./Hr)
20
$1,700.00
(Administrative Assistant @ $65./Hr.)
40
$2,600.00
Project Management
$5,625.00
(Principal @ $225./Hr.)
25
$5,625.00
Office Expenses
$1,000.00
Subtotal Option 1 (GP EIR Addendum)
$31,425.00
Option 2 (Program EIR)
NOP, NOC, NOA, NOD
$15,025.00
(Principal @ $225./Hr.)
20
$4,500.00
(Assistant @ $125./Hr.)
55
$6,875.00
(Graphics Specialist @ $85./Hr)
20
$1,700.00
(Administrative Assistant @ $65./Hr.)
30
$1,950.00
EIR Documentation and Drafting
$77,550.00
(Principal @ $225./Hr.)
60
$13,500.00
(Senior @ $175./Hr.)
150
$26,250.00
(Assistant @ $125./Hr.)
220
$27,500.00
(Graphics Specialist @ $85./Hr)
60
$5,100.00
(Administrative Assistant @ $65./Hr.)
80
$5,200.00
Response to Comments/Final EIR, Findings & SOC
$16,875.00
(Principal @ $225./Hr.)
75
$16,875.00
Project Management
$16,850.00
(Principal @ $225./Hr.)
40
$9,000.00
(Senior @ $175./Hr.)
30
$5,250.00
(Administrative Assistant @ $65./Hr.)
40
$2,600.00
18
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Vista Santa Rosa Master Plan
Project Budget
Task Staff Hours Subtotal Task Total
Office Expenses $5,000.00
Subtotal Option 2 (Program EIR) $131,300.00
Project Totals
CEQA Program
Addendum EIR
Phase 1 $84,750.00 $84,750.00
Phase 2 $106,675.00 $106,675.00
Phase 3 $126,730.00 $248,630.00
Phase 4 $31,425.00 $131,300.00
Total Project Budget $349,580.00 $571,355.00
7. COMPLEMENTARY SERVICES
Terra Nova's proposal is turn -key. No additional services are proposed.
8. SUBCONTRACTING SERVICES
Terra Nova proposes to team with three firms for CEQA documentation: WSP USA Inc. for
biological resource analysis; CRM Tech for cultural resources analysis; and Urban Crossroads
for noise and traffic impact analyses. All three firms are long-standing partners who have provided
studies in their respective fields for projects in La Quinta and elsewhere in the Coachella Valley.
Summaries of each firm's experience are provided below
Biological Resources: WSP USA Inc
WSP USA's biological resources group consists of full-time professional staff with expertise in the
fields of environmental permitting, botany, ornithology, mammalogy, herpetology, wetland and
aquatic ecology, conservation biology, ecological risk assessment, and habitat restoration. WSP
USA performs the full spectrum of biological resource studies. Staff members provide eight basic
types of service: site surveys; research design and implementation; impact analyses; mitigation
design and implementation plans; habitat restoration; resource conservation and management
plans; construction monitoring; and Geographic Information Systems (GIS) mapping and
analyses of biological resources.
WSP USA technical specialists have been providing biological services support for more than 30
years. WSP USA wildlife biologists hold specialized permits issued by USFWS and/or the CDFG
for surveying and monitoring sensitive, threatened, and endangered wildlife species throughout
California. WSP USA's wildlife biologists also hold Species Recovery Permits with the federal
government and a Memorandum of Understanding (MOU) with the State of California for trapping
and handling various sensitive and listed wildlife species.
Cultural Resources: CRM Teci
CRM Tech is a full -service consulting firm that, for more than 35 years, has provided the full range
of cultural resources management services to federal, state and local public agencies,
environmental firms, and private developers. Through the successful completion of thousands of
19
cultural, historical and paleontological resources studies in southern California and beyond, CRM
Tech personnel have acquired expertise in California archaeology, history, ethnography,
anthropology, architectural history and paleontology.
CRM Tech also has extensive knowledge of the cultural and historical heritage of the Coachella
Valley and La Quinta. They have worked on sensitive City cultural resource sites and in all of the
valley cities, and have consulted for and with the various Native American Tribes. The firm was
Terra Nova's cultural resource provider for the La Quinta General Plan, CV Link and other projects
in the City. CRM Tech has worked with Terra Nova since its inception, and has provided cultural
resource and historic analysis across the Valley for our projects. Together with quality research,
analysis and diligent scholarship, project data is presented to the client in professional, legally
defensible reports tailored to meet cultural resources compliance at all required levels.
Noise and TrafficNMT: Urban Crossroads
Urban Crossroads has been a Terra Nova partner for more than 20 years. They have participated
with us in General Plan projects, EIRs and Specific Plans. They are currently our traffic and noise
team members for the Tramview Heights Specific Plan and have provided analytical services in
all Coachella Valley cities and for the Coachella Valley Association of Governments (CVAG).
Among Urban Crossroads' many General Plan updates and related long range technical analyses
are a number of studies performed specifically for Coachella Valley jurisdictions, including the
cities of Rancho Mirage, Coachella, Indio, La Quinta (2002), Palm Desert, and Indian Wells.
Urban Crossroads' staff have an intimate familiarity with the RIVCOM transportation model, and
the development of local, focused versions based on RIVCOM. Urban Crossroads is also a leader
in modeling and analyzing vehicle miles traveled as required by the state. While level of service
(LOS) analysis is no longer a CEQA criteria, Urban Crossroads understands the need to balance
analysis, and knows that roads and intersections must still be able to operate at acceptable levels
to safety and efficiently move people and goods through the City.
Services offered by Urban Crossroads range from conceptual transportation planning/feasibility
studies to detailed design recommendations. Their team of experts evaluates both existing
conditions and the effects of future development upon existing and future infrastructure
requirements. To accommodate the needs of its clients, Urban Crossroads offers a wide range of
traffic engineering and related services, including traffic modeling and level of service analysis on
a segment and intersection basis. They also facilitate site plan development and access and
parking, traffic calming studies, trip generation studies, and traffic mitigation assessments.
Urban Crossroads also provides a wide range of noise impact assessment services, including
General Plan and Specific Plan -level noise analysis, preliminary noise studies to establish the
barrier height requirements for planning entitlement, detailed building assembly requirements as
part of a final noise study to satisfy interior noise requirements, stationary -source noise analysis
and potential short-term construction noise impacts. Urban Crossroads has a strong technical
background in the application and development of traffic noise prediction models. They utilize the
latest noise modeling tools and have developed a number of proprietary tools using accepted
highway noise policies. Noise impact studies have included tentative tract map/building permit
analysis, wind turbines and industrial facilities, commercial/retail buildings, railroads, helicopters,
airport and aircraft operations, roller hockey rinks, and skateboard parks.
20
9. DISCLOSURES
Terra Nova has no pending litigation, and has only twice in our 40 year history been involved in
a lawsuit based on our work. In both cases, the lawsuits were dismissed by the court.
10.INSURANCE REQUIREMENTS, NON -COLLUSION AFFIDAVIT & ADDENDA
Please see Appendix A.
21
Appendix A
RFP Attachments 2 through 4
ATTACHMENT 2
INSURANCE REQUIREMENTS ACKNOWLEDGEMENT
Must be executed by proposer and submitted with the proposal
I. Nicole Sauviat Criste hereby acknowledge and confirm that Terra Nova Planning &
Research. Inc. has reviewed the City's indemnification and minimum insurance requirements
as listed in Exhibits E and F of the City's Agreement for Contract Services (Attachment 1);
and declare that insurance certificates and endorsements verifying compliance will be
provided if an agreement is awarded.
I am Vice President of Terra Nova Planning & Research, Inc.,
(Title)
(Company)
X
Commercial General Liability (at least as broad as ISO CG 0001)
$1,000,000 (per occurrence); $2,000,000 (general aggregate)
Must include the following endorsements:
X
General Liability Additional Insured
General Liability Primary and Noncontributory
Commercial Auto Liability (at least as broad as ISO CA 0001)
$1,000,000 (per accident)
X
X
Personal Auto Declaration Page if applicable
X
Errors and Omissions Liability 51,000,000 (per claim and aggregate)
Worker's Compensation (per statutory requirements)
Must include the following endorsements:
X
X
Worker's Compensation Waiver of Subrogation
Worker's Compensation Declaration of Sole Proprietor if applicable
Page 1 of 1
1 0 1
ATTACHMENT 3
NON -COLLUSION AFFIDAVIT FORM
Must be executed by proposer and submitted with the proposal
I,Nicole Sauviat Criste hereby declare as follows:
I am Vice President of Terra Nova Planning & Research. Inc.,
(Title)
(Company)
the party making the foregoing proposal, that the proposal is not made in the interest of, or on
behalf of, any undisclosed person, partnership, company. association, organization, or
corporation; that the proposal is genuine and not collusive or sham; that the proposer has not
directly or indirectly induced or solicited any other proposer to put in a false or sham proposal,
and has not directly or indirectly colluded, conspired, connived, or agreed with any proposer or
anyone else to put in a sham proposal, or that anyone shall refrain from proposing; that the
proposer has not in any manner, directly or indirectly, sought by agreement, communication,
or conference with anyone to fix the proposal price of the proposer or any other proposer. or to
fix any overhead, profit, or cost element of the proposal price, or of that of any other proposer,
or to secure any advantage against the public body awarding the agreement of anyone
interested in the proposed agreement; that all statements contained in the proposal are true;
and, further, that the proposer has not, directly or indirectly, submitted his or her proposal price
or any breakdown thereof, or the contents thereof, or divulged information or data relative
hereto, or paid, and will not pay, any fee to any corporation, partnership, company, association.
organization, proposal depository, or to any member or agent thereof to effectuate a collusive
or sham proposal.
I declare under penalty of perjury under the laws of the State of California that the foregoing is
true and correct. 1.111 _ / 1 /?
Proposer Signature
Proposer Name:
Proposer Title:
Company Name:
Address:
Vice President
Terra Nova Planning & Research, Inc.
42635 Melanie Place, Suite 101, Palm Desert, CA 92211
Page 1 of 1
taa��
ATTACHMENT 4
ACKNOWLEDGEMENT OF RECEIPT OF ADDENDA
Must be executed by proposer and submitted with the proposal;
If no addenda has been issued, mark "N/A" under Addendum No. indicating
Not Applicable and sign
ADDENDUM NO.
SIGNATURE INDICATING RECEIPT
Page 1 of 1
Appendix B
Terra Nova Staff Resumes
tQa
Nicole Sauviat Criste
Principal and Project Manager
Ms. Criste has been with Terra Nova since 1985 and is the Principal -in -Charge for the provision of municipal
planning services for La Quinta. Her advance planning experience is also extensive. She has managed
design and prepared a wide range of community General and Comprehensive Plans, Master Plans and
Specific Plans. Her urban planning work includes the Tramview Heights Specific Plan and Downtown Palm
Springs Specific Plan in Palm Springs, and the Apple Valley Village Specific Plan in the Town of Apple
Valley. She was the Project Manager for both La Quinta General Plan updates, and for the preparation of
the current Zoning Ordinance. She was the Project Manager for the Patterson Park Neighborhood
Revitalization Strategic Plan for the City of Riverside, and is currently managing the Kemper -Campbell
Ranch Specific Plan in the City of Victorville.
Ms. Criste also has extensive experience with Housing Elements, having prepared the current elements for
the cities of Palm Springs, Rancho Mirage, Palm Desert and La Quinta.
In addition to extensive land use and community planning experience, Ms. Criste also provides expert
services in environmental, land use and development design analysis, fiscal and economic impact analysis,
market research and marketing strategy development. Her experience in project and community land use
planning and analysis is extensive and has included most regions of the U.S.
Ms. Criste also works with a number of attorneys as a CEQA expert, and has provided technical analysis
in support of legal actions in southern California, San Mateo and Santa Clara Counties, the cities of Costa
Mesa, San Jose, Sacramento and others. Ms. Criste is a graduate of Scripps College with a Bachelor of
Arts degree in European Studies.
John D. Criste, AICP
Principal
Mr. Criste has more than 40 years' experience in land use, urban and regional planning,
environmental assessment and impact analysis, land use feasibility analysis, and energy
development management and regulation. He has worked in the Southern California region since
1979. His planning experience includes numerous General Plans, Specific Plan projects, and
specialized projects such as CV Link and the Rancho Cucamonga BRT Corridor Plan. He has
extensive experience in public policy planning regarding land use and environmental regulation
on local, state and federal levels.
Mr. Criste was Principal in Charge for the Thermal Ranch Specific Plan EIR, College Park Specific
Plan in Palm Springs, and is managing the Coachella Valley Commerce Center EIR, and the EIR
Addendum for the Betty Ford Expansion Project.
He provides on -going planning services to Eisenhower Medical Center, College of the Desert and
other institutional clients.
Mr. Criste holds a Bachelor of Arts degree in Architectural History from Pennsylvania State
University. He has been certified by the American Institute of Certified Planners (AICP, #6672).
He is also a member of the American Planning Association (APA), the Association of
Environmental Professionals (AEP), and the Institute of Transportation Engineers.
0
-IwIIWNAI I -
Kelly Clark
Senior Planner
Ms. Clark joined Terra Nova in 2011 and since that time she has provided research and analysis
required for CEQA and NEPA documents, local green building policies and various development
projects throughout the Coachella Valley. She also contributed to the preparation of the College
of the Desert Palm Springs and Indio Educational Center documents.
Ms. Clark is currently managing the Ocean Alta Warehouse Project EIR in unincorporated San
Bernardino County, and the Kemper Campbell Specific Plan in the City of Victorville. She also
manages the work of the firm's Assistant Planners.
She has developed a strong technical understanding of air quality and greenhouse gas modeling,
and prepares air quality models, including most of the air quality and GHG analyses for more than
50 Initial Studies, EIR and NEPA documents. She is also expert in state and federal law and
regulation regarding GHGs and criteria pollutants.
Ms. Clark has a deep understanding of groundwater management and regulation, and has
prepared almost two dozen Water Supply Assessments in the counties of Riverside, Kern, San
Bernardino and Los Angeles.
She is a graduate of the University of California, Berkeley, receiving a Bachelor of Science degree
in Conservation and Resource Studies. Ms. Clark's coursework emphasized sustainable urban
development, environmental policy and community design.
Candice Weber
Assistant Planner/GIS Specialist
Ms. Weber has been with Terra Nova for four years, and has been involved in a broad range of
projects, including the Tramview Heights Specific Plan and the City of Twentynine Palms
Commercial Solar Project EIR. She has also provided research and documentation for a broad
range of Initial Studies, including tract maps, commercial projects and hotel projects throughout
the Valley and in the High Desert. Working with other team members, she completed the Kemper
Campbell Ranch Specific Plan document at the end of 2025.
She came to Terra Nova to assist with implementation of GIS mapping projects for various clients,
after successfully starting COD's GIS education program, where she still teaches. Prior to joining
the firm, she was a Senior Zookeeper and Wildlife Program Trainer at the Living Desert in Palm
Desert.
She holds a Bachelor's Degree in Environmental Science from Principia College.
Nathaly Castillo Orozco
Planner
Ms. Castillo Orozco joined Terra Nova three years ago, after completing her Bachelor's Degree
in Environmental Sciences at the University of California, Santa Barbara. A Coachella Valley
native, she brings local perspective to her work.
IV
She is currently drafting the EIR Addendum for the Tramview Heights Specific Plan, and recently
completed documentation for the City of Twentynine Palms Commercial Solar Project EIR. She
has contributed to the Coachella Valley Commerce Center EIR, and has completed a number
of Initial Studies for projects in Indio, Coachella and Hemet. She also prepares NEPA
documentation for affordable housing and Tribal projects requiring federal funding or
oversight.
0
Appendix C
Excerpt, Tramview Heights Specific Plan
Section I
Introduction
I. INTRODUCTION
A. History
In 2011, the College Park Specific Plan (CPSP) emerged from the idea of a new
community college campus in the City of Palm Springs, as part of the network of
satellite campuses managed by the College of the Desert (COD). The West Valley
Campus (WVC) was proposed as an extension of COD's development of direct
and indirect program content regarding sustainability, as well as programs in a
variety of disciplines, service learning, and other academic and vocational
educational programs. Beyond the college campus, the CPSP included the
surrounding community to optimize development opportunities and land use
compatibility.
Development and improvements set by the CPSP centered on the
socioeconomic growth the new college campus would offer to the community
and its residents. However, development of the WVC shifted elsewhere in the City,
leaving the community without the benefits envisioned by the Specific Plan.
Although the CPSP has become obsolete, there remains a desire by residents to
improve their community through development, especially the prospect to
capitalize on the vacant 120± acre parcel where the WVC had been proposed.
Tramview Heights Specific Plan
Section I: Introduction
The City and community have been working collaboratively to reshape the CPSP
and refocus future development to address local needs. The community's
involvement in the drafting of the Specific Plan is detailed in Section I.0 of this
chapter. Through community participation, adoption of a new specific plan
name was agreed through majority vote. Accordingly, the Specific Plan has been
renamed the Tramview Heights Specific Plan (THSP). The name is inspired by the
unobstructed views of the San Jacinto Mountains from the Specific Plan area, and
the Palms Springs Aerial Tramway, one of the City's premier landmarks.
B. Background
The Tramview Heights Specific Plan has been prepared to establish long term
development goals, standards, and guidelines for the 510± acre planning area to
maximize land use compatibility, efficiency, and utility. Land uses in the planning
area diverge from the City General Plan and provide greater detail and flexibility,
allowing for sustainable development, and are designed to stimulate further
development and redevelopment in the THSP planning area.
The community's involvement in the decision -making process of selecting these
land uses, the overall development opportunities in respect with the Specific Plan
inventory of developable land, and other relevant topics are explored in Section
LC of the Specific Plan.
The THSP planning area encompasses approximately 510 acres and the Specific
Plan is envisioned as a master plan to facilitate and coordinate development of
vacant parcels, improve existing land uses, build on community involvement and
support to enrich the neighborhood, improve accessibility, and establish incentive
programs to uplift the local community.
The Specific Plan addresses existing development including the Mountain Gate,
Desert Highlands and Gateway Estates neighborhoods, as well as a broad mix of
multi -family development, and commercial and industrial uses.
The THSP describes the anticipated mix of land uses in the planning area so as to
allow for greater mobility, sustainability, and economic growth for the community,
as well as in the City at large. It assures adequate levels of public services and
improvements to serve existing land uses, approved but not yet constructed
development, and future development on vacant, unentitled lands in the
planning area.
The THSP is bound by Highway-1 1 1 on the west, the Whitewater/Chino Creek flood
control levee on the north, Indian Canyon Drive on the east, and San Rafael Drive
on the south. The Specific Plan area constitutes the northern -most neighborhood
south of Interstate 10 within the City boundary, is situated approximately one mile
north of the Palm Springs downtown commercial district and adjoins one of the
1-2
Tramview Heights Specific Plan
Section I: Introduction
City's major entry points and landmarks: the Palms Springs Aerial Tramway. The
northern edge of the Specific Plan is vacant, while the southern portion includes
established residential neighborhoods, and mixed use, commercial and industrial
development combined with vacant parcels of various sizes. The planning area
is shown in Exhibit 1-1 (Regional Vicinity) and Exhibit 1-2 (Project Vicinity Map).
To simplify the planning process, the Specific Plan area has been divided into ten
planning areas (PAs), which are generally based on land use as well as location.
The location of each planning area is shown on Exhibit 1-3, Project Planning Areas.
1-3
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Specific Plan Area
City of Palm Springs
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Source: Terra Nova Planning and Research, Inc.; ESRI, 2025
0 TRAMVIEw HEIGHTS SPECIFIC PLAN
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08.28.25
EXHIBIT 1-1
REGIONAL LOCATION MAP
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Tramview Heights Specific Plan
Section I: Introduction
1. Existing Land Uses
As shown in Exhibit 1-3, Project Planning Areas, the Specific Plan is divided by ten
PAs, which are generally based on land use and location. The following section
describes each planning area and identifies its development potential.
Planning Area 1
PA 1 is a unique parcel for its size and shape that stretches across most of the
Specific Plan northern area and bounds the Desert Highland and Mountain Gate
neighborhoods to the north and the Desert Highland Park to the north, east, and
west. PA 1 is situated in a prime area with frontage on Indian Canyon Drive to the
east and near Highway-1 1 1 to the west. The planning area is also bound by CV
Link to the north and Tramview Road to the south.
Of all of the planning areas, PA 1 has the greatest opportunity for development
given its size, location, and undeveloped and unentitled status. The site offers the
potential to create residential and commercial development opportunities, given
its frontage on Indian Canyon Drive, its proximity to Desert Highland Park, and its
access to CV Link.
PA 1 is comprised of 119.37± acres, of which 1.21± acres are easements in
perpetuity granted to the Desert Water Agency for its well sites. The DWA well sites
are located along the eastern portion of the property, fronting Indian Canyon
Drive. The remaining acreage (1 18.16± acres) is undeveloped and vacant.
Planning Area 2
The Desert Highland Park, of which includes the James O. Jessie Highland Center
(JOJ), is a public park that features a range of recreational amenities like a
playground, basketball court, baseball field, picnic tables with shade structures,
and open playing fields. Planning Area 2 is bound by PA 1 to the north, east, and
west, and located south of Tramview Road.
PA 2 is approximately 17.90 acres in size and is the only recreational open space
intended for public use that is readily accessible to residents. For this reason, the
diversification of outdoor recreational amenities within the Specific Plan area is a
key objective of the THSP.
Planning Area 3
Bisected by Frontage Road and Corazon Avenue, Planning Area 3 encompasses
a mix of undeveloped and developed land. Although partially developed, most
of PA 3 is vacant and located between Tramview Road and Rosa Parks Road to
the north and south, west of El Dorado Boulevard and east of Indian Canyon
Drive.
I-7
Tramview Heights Specific Plan
Section I: Introduction
PA 3 totals to 10.93± acres and offers an opportunity to expand and build
commercial/retail spaces so as to capitalize on its frontage with Indian Canyon
Drive, and provide medium to high density residential development, consistent
with its current use.
Planning Area 4
PA 4 encompasses the established Desert Highland neighborhood that consists of
207 single-family residences and 40 vacant lots. The neighborhood also includes
religious institutions such as the First Baptist Church and the Ajalon Baptist Church.
The planning area is located south of Tramview Road, north of Rosa Parks Road,
west of El Dorado Boulevard, and east of Eastgate Road.
The Desert Highland neighborhood is the residential district with the most
opportunity for development, with 7.9 acres of vacant land, zoned for low density
residential use. This presents an opportunity to build out Desert Highland, while also
incorporating development features designed to facilitate connectivity and
provide recreational resources.
Planning Area 5
PA 5 includes a mix or residential and nonresidential uses (e.g., commercial,
industrial, business park) within a 65± acre area.
The area south of Rosa Parks Road to San Rafael Road primarily consists of a wide
mix of smaller commercial -industrial uses and limited single family and multi -family
residential units. There are over 45 businesses within this area, including
automotive repair and maintenance, automotive towing and storage,
equipment repair shops, self -storage facilities, a metal plating shop, a metal
recycling center, and the City's navigation center for unhoused residents. Of the
existing residential projects, two are apartment complexes, including Rosa
Garden Apartments (4 buildings), and Palm Springs View Apartments (8 buildings).
Additionally, the City has approved 26 single-family homes south of Rosa Parks
Road and north of Radio Road, which is currently (2025) under construction.
Within this PA, there remains 1.88± acres of vacant land distributed among 7
parcels. Limited new development opportunities are available in this part of the
Specific Plan. However, there is an opportunity for existing facilities to be
repurposed, if and when current industrial businesses transition and space
becomes available for new commercial and light industrial businesses.
Planning Area 6
Located south of San Rafael Road and west of Indian Canyon Drive, PA 6 is largely
undeveloped, vacant land, except for the Tower Market convenience store and
gas station on the east edge.
W
Tramview Heights Specific Plan
Section I: Introduction
Due to its proximity to residences, the continuation of residential use on PA 6 is
ideal so as to ensure land use compatibility.
Planning Area 7
The Palm Springs Villas II condominium complex includes 13 multi -family residential
buildings, located in the southwest portion of the Specific Plan area along San
Rafael Road and Highway-1 11. The planning area is largely built out, apart from
a 5± acre parcel on the northwest corner of McCarthy Road and San Rafael
Road.
Planning Area 8
Desert Highland Estates, an extension of the Desert Highland neighborhood, is
located west of Desert Highland and includes 74 single-family residences and 1
vacant lot.
Planning Area 9
PA 9 consists of the Mountain Gate neighborhood which includes 509 single-family
residences and a range of recreational amenities such as play fields, tennis courts,
playgrounds, and swimming pools. The neighborhood is fully built and gated. The
planning area is located south of PA 1 and PA 10, north of Gateway Drive, east
of Highway-1 11, and on the edge shared between residential units located east
of Avenida Cerca and west of Eastgate Road.
Planning Area 10
PA 10 is comprised of two narrow vacant parcels, which connects PA 1 to
Highway-1 11. The area totals to 14± acres and has potential to add single family
residences to the Specific Plan area.
Table 1-1, below, is a detailed summary of existing, approved, and proposed land
uses, which coincide with PAs. The availability of vacant and unentitled lands is
also reported as it is subject to future development as intended in the Tramview
Heights Specific Plan.
M
Tramview Heights Specific Plan
Section I: Introduction
Table 1-1
Existing Land Use Table
Tramview Heights Specific Plan
Existing Development
Residential
Dev.
AC
Vacant
AC
Total
AC
Existing
Units
Unbuilt
Units
Total
Units
Single -Family Residential (PA 4, PA 8, PA 9) 1
153.83
10.82
164.65
790
50
840
Multi -Family Residential (PA 3, PA 5, PA 6, PA 7)2
44.89
13.20
58.09
424
0
424
Residential Subtotal
198.72
24.02
222.74
1,214
50
1,264
Commercial, Industrial & Business Park
Existing
SF
Unbuilt
SF
Total
SF
Commercial (PA 3, PA 5, PA 6)3
4.48
6.44
10.92
11,602
0
11,602
Industrial and Business Park (PA 5)4
40.15
5.27
45.42
1,239,282
0
1,239,282
Commercial, Industrial, & Business Park Subtotal
44.63
11.71
56.34
1,250,884
0
1,250,884
Park & Opens Space
JOJ Center (PA 2)
1.50
0
1.50
32,757
0
32,757
Desert Highland Park (PA 2)
14.02
2.38
16.40
0
0
0
Park & Open Space Subtotal
15.52
2.38
17.90
32,757
0
32,757
Other Uses
DWA Well Sites (PA 1)
0.80
0
0.80
Institutional (PA 1)5
0
119.35
119.35
Drainage/Open Space PA 10 6
0
14.10
14.10
Existing Other Uses Subtotal
73.009
134.47
207.56
0
0
150,282
Existing Development Total
504.54
Approved Development
Residential
Dev.
AC
Vacant
AC
Total
AC
Existing
Units
Unbuilt
Units
Total Units
Single -Family Residential PA 5)8
0.55
4.27
4.82
4
26
30
Approved Development Subtotal
4.82
we
Tramview Heights Specific Plan
Section I: Introduction
Table 1-1
Existing Land Use Table
Tramview Heights Specific Plan
Future Development
Residential
Multi -Family Residential (PA 5)9
0
0.40
0.40
0
12
12
Multi -Family Residential (PA 7)10
0
5.09
5.09
0
--
--
Future Development Subtotal
5.49
PROJECT TOTAL
510.0
Existing single-family residential include Mountain Gate, Desert Highland, Desert Highland Estate.
2 Existing multi -family residential include Palm Springs Villas ll, Rosa Gardens Apartments, Palm Springs View Apartments,
triplex units on El Dorado Boulevard, and vacant land zoned for multi -family residential use on Planning Area 6.
3 Commercial development includes Tower Market, cannabis shop, two seemingly abandon retail -frontage stores, ARCO
gas station, Devon self -storage, and SecureSpace self -storage facility
4 Existing industrial development includes all non-residential development in Planning Area 5, except for commercial
development, and existing business park services
5 Existing institutional is in reference to the former COD West Valley Campus site
6 Existing drainage/open space parcels were designated "Watercourse" prior to the FEMA designation to Zone X
7 Existing public includes the City's Navigation Center.
8 Approved single-family residential development is Alure Palm Springs, which proposes detached residential units ranging
in size from 1,594 to 1,724 square feet
9 Proposed multi -family affordable housing project, consisting of 12 residential units and incorporates the Brown's BBQ
Restaurant.
10 Proposed multi -family residential development. The proposal is in the early stages, so exact unit count is unknown.
Source: Consultation with the City Planning Department; City of Palms Springs, Map of Approved Projects,
https://palmspringsca.maps.arcgis.com/apes/Shortlist/index.html?appid=645dbO82a86a4827aaf4da8384ab8Oe8,
accessed May 2025; Coachella Valley Housing Coalition, Retail Housing in Palm Springs, , accessed August 2025; Real
Estate Rancho Mirage, Palm Springs Villas II in Palm Springs, https://www.realestateranchomirage.com/palm-springs/palm-
sprinas-villas-ii/, accessed August 2025; Google Earth Pro.
Tramview Heights Specific Plan
Section I: Introduction
The current development status per land use is illustrated in Exhibit 1-4, Existing,
Approved & Future Development.
2. Surrounding Land Uses
Surrounding lands are comprised of the Chino Creek/Whitewater flood control
levee and the associated flood plain to the north. Lands to the east of the Specific
Plan are part of the Palermo master planned community. Neighborhoods south
of the planning area are comprised of single and multi -family development,
vacant lots, and retail commercial along North Indian Canyon Drive. The alluvial
fans, foothills and slopes of the San Jacinto Mountains, and the Palm Springs Aerial
Tramway lie to the west, across Highway 1 1 1.
1-12
Source: City of Palm Springs College Park Specific Plan, Exhibit II-3, 12.08.2010
TRAMVIEW HEIGHTS SPECIFIC PLAN
EXHIBIT 1-4
EXISTING GENERAL PLAN LAND USE
PA 9
Existing Zoning
PD Planned Developm
R1C Limited Single -Family
Residential 10,000 sgft
R1D Single -Family
Residential 7,500 sgft
R2 Limited Multiple -Family `
Residential
C1 Retail Business
CM Commercial
Manufacturing,/
M1 Service/Manufacturing
BP Business Park
C Campus r'. ,. . i htf •'.',
O Open Space , ,• .�
W Watercourse
Miles
0.13 0.25 ;Q"R
Source: City of Palm Springs College Park Specific Plan, Exhibit II-4, 12.08.2010 •
J+ +
��� TRAMVIEW HEIGHTS SPECIFIC PLAN
PA 8
PA 1
PA 2
PA 4
PA 5
r
09.03.25
EXHIBIT 1-5
EXISTING GENERAL PLAN ZONING
Source: City of Palm Springs Planning Projects, 08.2025
J+ +
UMNiTRAMVIEW HEIGHTS SPECIFIC PLAN
09.03.25
EXHIBIT 1-6
EXISTING, APPROVED & PROPOSED DEVELOPMENT
Tramview Heights Specific Plan
Section I: Introduction
3. Relationship to the General Plan
With the adoption of the proposed General Plan Amendment, the Specific Plan
will be incorporated into the Palm Springs General Plan, and implements the goals
of the General Plan in the planning area.
4. Relationship to the Development Code (Zoning)
Upon its adoption, this Specific Plan establishes development standards and
guidelines and provides the zoning ordinance for the Specific Plan area. The
development standards and zoning ordinance for the Tramview Heights Specific
Plan are based on the City of Palm Springs Zoning Code. Where development
standards differ between the City Zoning Code, the Specific Plan so notes and
the provisions in this Specific Plan shall apply. Where the Specific Plan does not
provide a standard, the standards of the City Zoning Code shall apply.
C. Constraints and Opportunities
1. Constraints
The planning area is subject to physical and environmental constraints that are
typical throughout the City and the Coachella Valley, including proximity to
active fault zones, increasing demand for limited water and energy resources,
projected increases in traffic on regional and local roadways, and the impacts of
development on open space lands as well as sensitive habitat and species. The
region's climate is characterized by temperature extremes and many areas of
the valley, including the planning area, are subject to high winds and blowing
sand.
The greatest constraints to the success of the Specific Plan are the small lots that
remain, particularly along the Indian Canyon Drive frontage, which have the
potential to limit creative and attractive commercial and mixed use
development; and the lack of incentives and economic opportunity for the
development and redevelopment of the planning area.
The capacity of existing infrastructure to serve future development and the cost
and potential impacts associated with extending infrastructure to new
development must also be considered. Existing and potential land use
compatibility issues between sensitive receptors (i.e., residents) in proximity to
commercial and industrial uses must also be addressed.
2. Opportunities
M
Tramview Heights Specific Plan
Section I: Introduction
Opportunities, advantages, or benefits common to the specific planning area,
the City, and the region include a sophisticated urban environment, access to
world class scenic vistas associated with surrounding mountains and desert lands,
and access to a wide range of recreational and open space facilities. The
region's climate and meteorological conditions, discussed in terms of constraints
above, also provide an opportunity for the development of alternative energy
uses, including solar and wind systems.
A diversity of industrial users and space are located within the planning area.
Existing commercial establishments, and vacant mixed use, commercial and
industrial space will provide a wide range of commerce and job development
opportunities for new and expanding companies of small and moderate size.
The planning area is also the site of several well -established residential
neighborhoods. The planning area is served by the JOJ Unity Center and Desert
Highland Park. These residential neighborhoods offer a rich and diverse
foundation on which to advance the community's vision for future economic and
social wellbeing and environmental sustainability.
For a thorough understanding of the specific planning area's constraints and
opportunities related to market conditions, see Appendix A, Demographic and
Market Report for the North Palm Springs Specific Plan Area.
D. The Community's Vision for the Future
The community's involvement in the Specific Plan amendment was essential to
the contents of this document and will be critical to the ultimate success and
effectiveness of the Specific Plan. For this reason, the City hosted outreach events
to directly engage with the residents, business, and land owners in the planning
area to collect input and feedback about the type of development and
improvements they envisioned for their community.
Three community workshops were held at the beginning of the process at the
James O. Jessie Desert Highland Unity Center to encourage the participation of
as many residents as possible. The workshops were advertised on the City's
website, social media, distributed to residents via the community committee, and
posted on bulletin boards at businesses and other high traffic areas within the
planning area.
• Workshop # 1 took place Wednesday, November 20, 2024, from 5:30 pm to
7:00 pm
• Workshop #2 took place Tuesday, December 17, 2024, from 5:30 pm to 7:00
pm
• Workshop #3 took place Wednesday, January 15, 2025, from 5:30 pm to
7:00 pm
1-17
Tramview Heights Specific Plan
Section I: Introduction
The number of attendees remained relatively constant at all three workshops, with
a group of at least 28 community members attending.
• Workshop # l : 28 community members attended
• Workshop #2: 38 community members attended
• Workshop #3: 30 community members attended
Each community workshop consisted of two or more interactive activities
designed to inform and encourage collaborative work between attendees in
drafting a vision and land use map that encompasses their needs and those of
the community as a whole.
Creating a unified vision for the Specific Plan area was a fundamental first step in
solidifying the type of development the community would ideally include so as to
support and accommodate current and future residents. The workshop vision
activity consisted of using a large planning area map that outlined sub -plan areas
and current land use designations, on which participants were encouraged to
place colored post -it notes to indicate land uses and policies that aligned with
the community's vision.
The section details participants' responses to specific land uses/topics, which are
arranged here by priority from greatest to least.
Connectivity The top priority was improving parks and recreation,
and Open including expansion and additions of splash pads,
Space playgrounds, sport facilities, and event spaces. These
Infrastructure improvements were supported by 61 % of participants. Other
outdoor recreational amenities, which coincide with
pedestrian oriented infrastructure, such as sidewalks, bike
paths, and connections to CV Link, were also emphasized by
22% of respondents. Street lighting improvements and efforts
to attract visitors from other parts of the City, obtained 13%
and 4% of support, respectively.
Multi -Family As it relates to residential development, multi -family housing
Housing was the main priority with 40%, followed by equal interest in
senior housing and mixed -use development, with 30% each.
Single-family homes and garden apartment received less
attention with a 10% response. This contrast highlights a focus
on higher -density and mixed -use zoning with consideration
for senior -specific needs.
Incentives and Property improvements and maintenance, such as cleaning
Programs vacant lots and residential improvement programs,
Tramview Heights Specific Plan
Section I: Introduction
emerged as the leading priority with 44% of support.
Economic development focused on job creation and
business incentives came second with 22%. Housing
assistance, cultural programs, and one "other" response,
each received 11 %. Collectively, this reflects a broad interest
in improving residential and economic conditions.
Single -Family There was also a preference for single-family homes in
Housing neighborhoods like Mountain Gate, where participants
expressed a desire to maintain existing low -density residential
characteristics. Some respondents also mentioned the need
for single-family homes designed with senior housing in mind
to accommodate older residents.
Commercial Half of responses focused on grocery store -related uses,
Development while 40% emphasized general retail and commercial
services such as pharmacies, laundromats, and banks.
Approximately 10% expressed an interest in commercial
development along Indian Canyon Drive. These responses
signal a demand for neighborhood grocery amenities and
retail services within the area.
Industrial and Educational -related facilities, such as elementary schools,
Institutional Uses childcare centers, libraries, and other educational
opportunities were important to about 71 % of participants. A
smaller segment, 29%, supported industrial development,
including high-rise structures and mixed -use industrial -
commercial projects, showing interest in both education and
industrial initiatives.
Based on the community's collective vision, the final workshop activity grouped
participants and each group was provided a large map of the Specific Plan area
and asked to work as a team to discuss and decide on the land use, type of
development, and priority for each planning area. The following summarizes the
results of the effort and describes them by planning area.
See Exhibit 1-3 for the community's rendition of the Specific Plan land use map.
Planning Area 1 Participants want the west side to consist of low -density,
single-family housing with walkways and driveways to
connect these developments with other areas. In the center,
most groups support expanding the Desert Highland Park. For
the east side, the priority was set on multi -family housing.
Along Indian Canyon Drive, participants wanted space for
commercial retail stores like grocery stores and pharmacies.
Tramview Heights Specific Plan
Section I: Introduction
Planning Area 2 Participants focused on creating open space and
infrastructure improvements to diversify transportation.
Planning Area 3 Most want the west side to consist of housing with sidewalks
and bus stops. The area's northeast and southeast parts
could serve as a business district.
Planning Area 4 Additional housing with incentive programs to help existing
homeowners and improve transportation infrastructure
throughout the area was the primary focus.
Planning Area 5 There was a mix of ideas, but most suggested mixed use land
uses for high -density residential and commercial uses.
Specifically, participants proposed a grocery store, urgent
care center, and other essential services for potential
commercial development.
Planning Area 6 Additional multi -family housing on the west side was
proposed and on the east side, there was a mix of ideas for
housing and mixed use.
Planning Area 7 On the west side, most groups wanted housing while some
preferred open space. On the east side, housing was the top
choice, with a few groups suggesting medical offices.
Planning Area 8 The area is fully built for residential uses. No changes were
proposed.
Planning Area 9 These areas are limited by existing development for land use
& 10 changes, therefore, most groups suggested improving
walkability around the planning area's boundary.
In addition to community workshops, the City hosted three mobile engagements
to interact with residents who may not have attended or heard about the
workshops and invite them to provide input on the final land use map created
from the community workshop.
At each mobile engagement, a map of the planning area with the community's
land use modifications was displayed. Participants were asked to place green
dots on planning areas they agreed with and red dots on those they did not
support. Additionally, participants were encouraged to provide written
comments on post in notes regarding the amenities they wanted to see in the
planning area.
1-20
Tramview Heights Specific Plan
Section I: Introduction
Of those who responded, the majority agreed with the prioritization of affordable
housing, with a continued emphasis on low-income and multi -family options.
Essential services like laundromats, childcare centers, and water purifications
shops were frequently mentioned. Participants echoed the ongoing interest in
youth programs, educational infrastructure such as an elementary school and
support for small businesses and local retail.
One noticeable comment centered on trade schools. When engaging
participants in the area, they made a connection to the various commercial -
service shops nearby and suggested the idea of establishing a trade school to
support those businesses. Specific programs such as HVAC and electricity training
were mentioned as potential community workforce development opportunities.
These findings highlight the community's priority on affordable housing, basic
services, and family -oriented amenities, with Planning Area 4 standing out as a
key area for further planning and development.
The photographs included below were taken at the community workshops and
mobile engagements.
1-21
Tramview Heights Specific Plan
Section I: Introduction
Clow
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1-22
Community Workshop Zoning
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TRAMVIEW HEIGHTS SPECIFIC PLAN
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10
09.03.25
EXHIBIT 1-7
COMMUNITY WORKSHOP PROPOSED LAND USE AND ZONING
Tramview Heights Specific Plan
Section I: Introduction
E. Purpose of the Specific Plan
The Specific Plan reimagines the type of development and amenities the
planning area may offer to its current and future residents. Its implementation is
intended to allow for an effective and creative use of vacant, undeveloped lots,
redevelopment of existing facilities, and improvement of public infrastructure.
Future plans as envisioned in the Specific Plan are consistent with the goals and
objectives of the community's residents, businesses and land owners.
This document is organized into sections that address a hierarchy of specific issues.
Included throughout the document are exhibits and tables that further illustrate
and explain the various components of the Specific Plan. In addition to this
section, which provides an introduction to the Specific Plan, Section II further
describes the land use designations established in this Specific Plan. It sets forth
overall development standards and permitted uses for the project. Section III
details the design guidelines envisioned within individual planning areas, including
architectural design, visual character, and landscaping. Section IV and V
describe the master plans for a nonmotorized circulation system and utility
infrastructure, respectively. Lastly, Section VI discusses the financial options aimed
at supporting and creating a pathway for implementation.
F. Land Use and Zoning
Approval of the Specific Plan also involves the processing of a General Plan
Amendment, and Change of Zone.
General Plan Amendment (GPA)
California Government Code 1 establishes the basis for General Plan
Amendments, which provide for land use designations that are consistent with
the local General Plan and the proposed uses on the Specific Plan site.
The GPA also amends the General Plan Circulation Element for the northern
segment of Frontage Road which is to be removed and made available for
development.
Change of Zone
The City's General Plan Land Use Element recognizes the value of Specific Plans
as a means of implementing the General Plan and contains provisions for a
Specific Plan Zone.2 Current zoning designations in the Specific Plan area are
listed in Table 1-2.
I California Government Code Sections 65450 et. seq.
2 "Palm Springs General Plan Land Use Element," adopted October 2007.
1-24
Tramview Heights Specific Plan
Section I: Introduction
A Change of Zone is being processed as part of the Specific Plan approval to
designate the planning area as a Specific Plan zone. Within the Specific Plan
area, zoning designations in discrete planning areas will be those shown on Exhibit
1-8, Proposed Land Use and Zoning Map. As required by California Government
Code, uses permitted under the zoning designations are consistent with the land
use designations established by the Tramview Heights Specific Plan and General
Plan Amendment, and with the Palm Springs Zoning Ordinance.
The development standards for each type of land use are further discussed in
Section II.
1. Existing and Proposed Land Use
Table 1-1 and Exhibit 1-4 show current land use designations within the Specific Plan
area. These land use designations are generally consistent with the existing land
uses. The Specific Plan and GPA amend the land use designations to those shown
on the Proposed Land Use and Zoning shown in Table 1-2 and on Exhibit 1-8.
Table 1-2
Existing and Proposed Land Use and Zoning
Tramview Heights Specific Plan
Planning
City General Plan Land Use
THSP Proposed Land Use
Area
& Zoning
& Zoning
1
LU: School
Low Density Residential;
Zone: Campus
Mixed Use Residential;
Neighborhood Commercial
2
LU: Open Space Parks/Recreation
Open Space
Zone: Open Space
3
LU: Medium Density Residential;
Mixed Use;
Community Commercial
Mixed Use Commercial
Zone: Retail Business
4
LU: Low Density Residential
Low Density Residential
Zone: Single -Family Residential
1-25
Tramview Heights Specific Plan
Section I: Introduction
Table 1-2
Existing and Proposed Land Use and Zoning
Tramview Heights Specific Plan
Planning
City General Plan Land Use
THSP Proposed Land Use
Area
& Zoning
& Zoning
5
LU: Mixed Use;
Medium Density Residential
Low Density Residential;
Zone: Limited Multiple -Family
Medium Density Residential;
Residential; Planned Development;
High Density Residential;
Business Park; Commercial
Public/Institutional;
Manufacturing;
Mixed Use Industrial
Service/Manufacturing;
6
LU: Estate Residential;
Low Density Residential
Medium Density Residential;
Zone: Limited Multiple -Family
Mixed Use Industrial
Residential
7
LU: Medium Density Residential
Zone: Limited Multiple -Family
Medium Density Residential
Residential
8
LU: Very Low Density Residential
Low Density Residential
Zone: Single -Family Residential
9
LU: Very Low Density Residential
Low Density Residential
Zone: Planned Development
10
LU: Open Space Water
Low Density Residential
Zone: Watercourse
Source: City of Palm Springs General Plan, approved January 2025; Tramview Heights Specific Plan,
Proposed Land Use and Zoning Map, Exhibit 1-8.
1-26
� Source: City of Palm Springs, 08.2025
09.03.25
EXHIBIT 1-8
s'
TRAMVIEW HEIGHTS SPECIFIC PLAN PROPOSED LAND USE AND ZONING
��K
Tramview Heights Specific Plan
Section I: Introduction
2. Existing and Proposed Zoning
Current zoning designations assigned to planning area lands are shown on Table
1-2. The current zoning for the Specific Plan area is shown in Exhibit 1-6, Existing
Zoning Map.
The Specific Plan creates new zones that are designed to apply only to the
planning area, and have standards that reflect the needs of the community. The
location of these zones is shown in Exhibit 1-8.
Low Density Residential (LDR) (4 to 6 du/ac)-255± acres
Single-family residential development allowed under this designation accounts for
approximately 255 acres, or 50% of the Specific Plan area. Existing single-family
residential neighborhoods include the Mountain Gate, Gateway Estates, Desert
Highland neighborhoods, and the recently entitled Alure Palm Springs project.
Along with single-family development, recreational open spaces may also be
permitted on appropriate vacant lots within existing single-family residential
development subject to development standards in Section 11. These open spaces
could include parkland, playgrounds, trails, seating areas, picnic tables, shade
structures, community gardens and/or sport fields so as to improve and diversify
recreational amenities within the planning area, especially in the Desert Highland
neighborhood which, in comparison to other established neighborhoods, lacks
immediate access to recreational amenities.
Medium Density Residential (MDR) (7 to 15 du/ac)-51± acres
The MDR designation is consistent with multi -family residential development in the
Specific Plan area. Palm Springs Villas 11, Rosa Gardens Apartments, and Palm
Springs View Apartments are the only existing multi -family developed in the
planning area and thus are designated as medium density residential. There is the
potential to expand and provide additional medium density residential options
with the development of condominiums, townhomes, and two- to three-story
apartment buildings on vacant MDR lands, totaling 6.45± acres of land
throughout the Specific Plan area. At buildout, this zone would increase the local
housing inventory by 77 units.
High Density Residential (HDR) (16 to 30 du/ac)-8± acres
The HDR zone is limited to two undeveloped parcels in Planning Area 5 and one
undeveloped parcel in Planning Area 7 that total 8.48± acres. The zoning would
permit the development of duplexes, townhomes, and two- to four-story
apartment buildings. Future development would be required to maintain similar
design characteristics to those residential units in the surrounding area so as to
avoid causing significant adverse impacts to the aesthetic of the established
Tramview Heights Specific Plan
Section I: Introduction
neighborhood (Desert Highland). At buildout, these parcels would introduce 204
new multi -family residential units.
Similar to Palm Springs Villas II and Palm Springs View Apartments, future multi-
family residential development will be required to provide open space and
recreational amenities within the project. These open spaces may account for 2
to 3 acres of MDR and HDR area.
Neighborhood Commercial (CN) (0.35 FAR)-10# acres
The Neighborhood Commercial zone is limited to the southeast corner of PA 1 with
frontage at Indian Canyon Drive. The designation would allocate 10± acres of the
planning area for local retail aimed at providing essential commercial services to
adjacent neighborhoods, including grocery stores/markets, medical clinics (e.g.,
dentist, health care), start-up restaurants, apparel shops, banks, and
entertainment venues (e.g., bars, lounges, movie theaters, music store). A total
of 120,000± square feet of building footage could be provided.
Mixed -Use Residential (MU-R) (15 du/ac; 0.35 FAR)-50± acres
Mixed -Use Residential provides a mix of both residential at densities consistent with
the MDR zone, and community -serving retail space near the Desert Highland
neighborhood and along Indian Canyon Drive, between Sunrise Parkway and
Rosa Parks Road. The redesignation for MU-R use is intended to balance existing
residential uses with future small-scale retail spaces and optimize commercial
opportunities offered by the adjacent major corridor.
Residential development at a maximum density of 15 du/ac is permitted which
can either be attached or detached from on -site commercial spaces and consist
of townhomes, condominiums, and apartments. Nearly 600 multi -family
residential units could be added to the local housing inventory. For commercial
use, small scale community -serving retail businesses are permitted including, but
are not limited to, professional office spaces, medical clinics, restaurants,
entertainment venues, apparel shops, and day-care facilities. A total of 300,000±
square feet of building space could be allocated for commercial uses.
Future commercial development will be required to provide landscaped areas,
walls and other treatments along public roads and project boundaries. The
Specific Plan recognizes the importance of landscape architectural treatments
to frame and soften structures and shield on -site and nearby residential
neighborhoods. Landscape design guidelines are further discussed in Section III.
These development standards are especially relevant with future commercial
development, adjacent to existing residential land uses in PA 3. Currently, there
are four multi -family residential structures along El Dorado Boulevard. These
residential uses, in addition to the faith -based institution (e.g., La Luz Del Mundo
1-29
Tramview Heights Specific Plan
Section I: Introduction
Church), are allowed and thus, all future development must incorporate design
features aimed at unifying the visual character of this area.
Mixed -Use Industrial (MU-1) (0.50 FAR)-44± acres
Lands designated for industrial use in the Specific Plan area are primarily located
in the southeast quadrant, north of San Rafael Drive and west of North Indian
Canyon Drive. These industrial lands are generally bounded by Radio Road to the
north, with the exception of a self -storage facility located at the northeast corner
of Radio Road and McCarthy Road.
The Specific Plan proposes the redesignation of the industrial sector to MU -I. The
rezoning would allow light -industrial manufacturing and services to continue in
conjunction with supporting commercial uses. However, given that the majority
(95%) of PA 5 is developed and currently used by established businesses, their
continued operation will be permitted to maintain the access to local jobs offered
to residents within the Specific Plan area.
Future industrial development within the Specific Plan area would be limited as
within PA 5 and could be developed on 1.88± acres of available land. However,
existing industrial buildings may be redeveloped for either commercial or light -
industrial uses as permitted in Section 11. Redevelopment could increase the
developable square footage from 32,757± sf to 1,130,000± sf within this zone.
Public/Institutional-3.70± acres
The City of Palm Spring's Navigation Center is the only site within the Specific Plan
area zoned for Public/Institutional (P) use. The site consists of three single -story
buildings, one of which includes the Early Entry Facility that can accommodate
up to 50 unsheltered people. Additionally, 80 prefabricated units for transitional
housing are arranged on -site with 65 units being reserved for the public and 10
units being reserved for transitional youth (i.e., 18 to 24 year olds) experiencing
homelessness. Associated green spaces, playgrounds, and general parking are
also provided. Services offered at the facility include education, employment,
and health services, as well as transportation assistance and placement to
permanent and supportive housing.
Parks and Open Space-18± acres
Mountain Gate, Palm Springs Villas 11, Rosa Gardens Apartments, and Palm Springs
View Apartments, all incorporate recreational amenities which include
landscaped open space, playgrounds, swimming pools, and/or tennis courts. In
addition to these private open spaces, the Parks and Open Space zone applies
to the Desert Highland Park, which includes the James O. Jessie Desert Highland
Unity Center (JOJ). The JOJ occupies a 13,242± square foot building, situated at
the park center and surrounded by developed parkland and landscape. The JOJ
provides a variety of after school, literacy and athletic programs for children and
youth and serves as a community meeting place and special event venue.
1-30
Tramview Heights Specific Plan
Section I: Introduction
The Desert Highland Park includes playground facilities, basketball courts, lighted
playing fields, and covered seating/picnic areas. The park encompasses 14±
acres of developed parkland with an additional 3± acres of undeveloped
parkland, shared between the site's outer boundaries.
The Specific Plan does not propose additional development or improvements
beyond current proposals under the Palm Springs Park Master Plan. Future
developments will be guided by the City Park Master Plan and administered by
the City Department of Park and Recreational Resources.
Recreational open spaces proposed by the Specific Plan also include parklands
and/or community gardens within the all residential and MU-R zones in PA 1 and
appropriate vacant lots in the Desert Highland neighborhood. It is essential for
these open spaces to be developed to provide active and passive recreational
resources to future and existing residents, especially in the Desert Highland and
Desert Highland Estate neighborhoods that, in comparison to other residential
communities lack recreational amenities.
Other types of recreational resources proposed by the Specific Plan include the
extension of bike paths and establishment of a new enhanced trail system (i.e.,
Tramview Paseo), connecting future community parks, Desert Highland Park, and
the CV Link corridor, with the rest of the specific planning area.
Specifically, the Tramview Paseo is proposed as a modified Class I bike path that
functions as a multi -modal path for pedestrians, bicycles, wheelchairs, and other
non -motorized modes of transportation. The proposed community parks are
planned within PA 1, primarily, as it provides the greatest development
opportunity and is ideal considering its designated mixed use, low and medium
density residential and commercial retail. PA 4 also provides an opportunity for
new open space recreational resources as there are infill lots that can be
developed as a community garden and thus address the need for resources in
the neighborhood. These parks will be relatively small in size but diversify access
to recreational resources and would provide both passive and active amenities.
Table 1-3
Built and Unbuilt Components
Tramview Heights Specific Plan
Type of Use
Planning
Built Dwelling
Unbuilt
Area
Units/SF
Dwelling
Units/SF
Residential
PA 1
0
343
Low Density Residential'
PA 4
207
40
PA 5
4
26
1-31
Tramview Heights Specific Plan
Section I: Introduction
Table 1-3
Built and Unbuilt Components
Tramview Heights Specific Plan
Type of Use
Planning
Area
Built Dwelling
Units/SF
Unbuilt
Dwelling
Units/SF
PA 8
74
1
PA 9
509
9
PA 10
0
68
Medium Density Residentia12
PA 5
176
0
PA 6
0
77
PA 7
236
0
High Density Residential
PA 5
0
81
PA 7
0
122
Residential Subtotal
1,206
768
Community Retail
Neighborhood Commercial
PA 1
0
117,383
CN Commercial Subtotal
117,383
Mixed -Use
Mixed -Use Residential
PA 1
0 DU
464 DU
PA 1
0 SF
235,708 SF
PA
12DU
117DU
PA 3
4,200 SF
85,029 SF
MU-R Residential Subtotal
12
581
MU-R Commercial Subtotal
4,200
421,754
Mixed -Use Industrial
PA 5
1,089,000
32,757
PA 6
7,400
0
MU -I Commercial & Industrial Subtotal
1,096,440
32,757
Public/Institutional
Public
PA 5
150,282
0
Public Subtotal
150,282
0
Park & Open Space
JOJ Center
PA 2
13,242
0
Desert Highland Park
PA 2
0
0
Park & Open Space Subtotal
13,242
0
Other Uses
Built Acreage
Unbuilt
Acreage
DWA Well Sites
PA 1
0.80
0
Street & Sidewalk Pedestrian
ALL
68.58
1.02
1 Existing and approved single-family residential development include Mountain Gate, Desert Highland,
Desert Highland Estate, and the new residential entitlement, Alure Palm Springs.
1-32
Tramview Heights Specific Plan
Section I: Introduction
Table 1-3
Built and Unbuilt Components
Tramview Heights Specific Plan
Type of Use Planning Built Dwelling Unbuilt
Area Units/SF Dwelling
Units/SF
2 Existing and proposed multi -family residential development include Palm Springs Villas 11, Rosa Garden
Apartments, Palm Springs View Apartments, proposed multi -family affordable housing project, and
proposed multi -family development adjacent to Palm Springs Villas 11.
3 Existing use includes the Palm Spring's Navigation Center
3. Development Pattern
The Tramview Heights Specific Plan includes low to high density residential,
neighborhood commercial, mixed -use, and recreational open space. The
placement and acreage allocation for each use was carefully considered to
ensure the integration, success, and vitality of all future development.
RPcirii-ntiril
The primary use of PA's 1, 5, 6, 7, and 10 is residential due to the availability of
vacant land suitable for residential projects ranging from a single-family
residential neighborhood, to a town home community, to multi -family residential
apartments, according to the maximum density permitted within the respective
residential designations: Low Density Residential (LDR) (4 to 6 du/ac), Medium
Density Residential (MDR) (7 to 15 du/ac), and High Density Residential (HDR) (16
to 30 d u/ac) .
On the west half of PA 1, up to 343 detached single-family units are envisioned
with complementary amenities including recreational open space which is to be
accessible to the public and connect to the CV Link, which provides an
alternative route through the City along the northern boundary of the Specific
Plan area. PA 10 is designed as an extension of the low -density residential
development in PA 1, with a potential to include 68 detached single-family units.
Future residential development on PA 1 would be required to allocate space and
incorporate recreational open spaces, consistent with the development
standards set in Section III of the Specific Plan. These open spaces must be
accessible to the public and may include features as previously described.
Beyond active recreational uses, these spaces could also provide development
of a community garden as a form of passive use, offering a mix of leisure activities
for the public's enjoyment.
Low profile multi -family residential with up to 77 units is proposed on PA 6 and
approximately 204 units in total are envisioned in the three HDR designated areas
of PA 5 and PA 7.
1-33
Tramview Heights Specific Plan
Section I: Introduction
Also, there is the potential for an affordable housing project on the southwest
corner of PA 5, adjacent to the newly built storage warehouse facility. The project
proposes the development of 12 affordable multi -family residential units. The
addition of 12 multi -family housing units is accounted in Table 1-3 as unbuilt
development given the City's active involvement in assisting the Developer
achieve project approval.
It should be noted that vacant lots within existing residential neighborhoods,
including Desert Highlands, Gateway Estates and Mountain Gate, are considered
an existing use and accounted in Table 1-1, above, under Existing Development,
Unbuilt Units. The Specific Plan assumes that these 50 currently vacant single-
family parcels located in PAs 4, 8 and 9 will develop as single-family homes based
on the applicable land use designation.
Commercial
Existing commercial uses in the Specific Plan planning area include the ARCO gas
station, Tower Market, U-Haul facility, and other commercial -retail frontage along
Indian Canyon Drive, and between Rosa Parks Road and Santa Catalina Road.
These uses occupy approximately 6 acres and are currently designated Retail
Businesses (C1), Commercial Manufacturing (CM), Institutional (P), and Limited
Multiple -Family Residential (R2). The Specific Plan proposes the redesignation of
these lands to allow for a mix of commercial uses permitted under the new
designations, which include Neighborhood Commercial (CN), Mixed -Use
Residential (MU-R) and Mixed -Used Industrial (MU-1).
Non-residential development in PA 1 includes 10± acres with frontage along
Indian Canyon Drive. Approximately 120,000 square feet of commercial retail
space is possible to serve adjacent residential neighborhoods. Potential
businesses include a grocery store, apparel shops, pharmacies, health care
offices/clinics, banks, gift shops, and restaurants. These developments are
proposed under a new land use, CN. Further details are provided in Section 11,
Land Use Development Standards.
Mixed -Use
To diversify the opportunity for commercial and industrial development, two new
mixed -use designations are proposed: Mixed -Use Residential (MU-R) and Mixed -
Use Industrial (MU-1). MU-R is designed to allow both higher density residential and
commercial development, while MU-1 allows a mix of commercial and industrial
uses, to facilitate the short-term preservation of existing industrial businesses, but
allow them to transition to commercial uses as the planning area evolves. A total
of 50± acres of MU-R is proposed in PA 1 and PA 3, consistent with existing
development. Approximately 580 attached multi -family residential units and
300,000 square feet of commercial space is possible under this designation. The
MU-1 land use encompasses much of PA 5 and existing industrial facilities. Apart
1-34
Tramview Heights Specific Plan
Section I: Introduction
from the 1.88± acres of undeveloped land, much of PA 5 is developed. Therefore,
this land use assumes that as existing businesses move out, new commercial and
light -industrial businesses would reoccupy the space or redevelop parcels.
Open Space
The Desert Highland Park, which includes the James O. Jessie Center, is planned
to remain within its allocated acreage, consistent with the City of Palm Springs
Park Master Plan. However, the expansion of recreational open spaces is planned
within residential zones, as noted for PA 1. Non -City recreational spaces are
envisioned in PA 1 and vacant lots in PA 4 which would be open and accessible
to the public. These open spaces will be relatively small in size and include
parkland, trails, play fields, playground, picnic areas and/or a community garden.
A detailed summary of the Specific Plan development potential is provided in
Table 1-3.
1-35
Tramview Heights Specific Plan
Section I: Introduction
Table 1-4
Proposed Development
Tramview eights Specific Plan
Proposed Development
Residential
Dev.
AC
Vacant
AC
Total
AC
Existing
Units
Unbuilt
Units
Total
Units
LDR Zone (PA 1, PA 4, PA 5, PA 8, PA 9, PA 10)'
154.38
100.72
255.10
794
487
1,281
MDR Zone (PA 5, PA 6, PA 7)2
44.31
6.45
51.16
412
77
489
HDR Zone (PA 5, PA 7)3
0
8.48
8.48
0
122
122
Residential Subtotal
198.69
115.65
314.74
1,206
686
1,892
Commercial
Existing
SF
Unbuilt
SF
Total
SF
CN Zone (PA 1)4
0
9.62
9.62
0
117,383
117,383
Commercial Subtotal
9.62
9.62
0
117,383
117,383
Mixed -Use
MU-R Zone (PA 1, PA 3, PA 5)5
1.55
48.41
49.96
Existing
Units
Unbuilt
Units
Total
Units
12
593
605
Existing
SF
Unbuilt
SF
Total
SF
5,565
297,545
303,110
MU-1 Zone PA 5, PA 6 6
42.16
1.88
44.04
1,096,400
32,757
1,129,157
Mixed -Use Subtotal
43.71
50.29
94.00
Park & Opens Space
JOJ Center (PA 2)
1.50
0
1.50
13,242
0
13,242
Desert Highland Park (PA 2)
14.02
2.38
16.40
0
0
0
Park & Open Space Subtotal
15.52
2.38
17.90
13,242
0
13,242
1-36
Tramview Heights Specific Plan
Section I: Introduction
Table 1-4
Proposed Development
Tramview Heights Specific Plan
Other Uses
DWA Well Sites (PA 1)
0.80
0
0.80
Public (PA 5)7
3.71
0
3.71
150,282
0
150,282
Streets Dedications & Sidewalks
68.58
1.02
69.6
Other Uses Subtotal
74.11
PROJECT TOTAL
510#
Includes existing single-family residential include Mountain Gate, Desert Highland, Desert Highland Estate, the Alure Palm
Springs approved residential project, and vacant land on Planning Area 1 and 10.
2 Includes multi -family residential include Palm Springs Villas II, Rosa Gardens Apartments, and Palm Springs View
Apartments, and vacant land zoned on Planning Area 6.
3 Includes the proposed multi -family development adjacent to Palm Springs Villas 11, and the two undeveloped parcels
adjacent to the self -storage facility and ARCO fueling station, respectively.
4 The total CN zone district, overlaps the a DWA well site, reducing the total undeveloped acreage from 10 ac to 9.62 ac.
5 Includes four triplex unit properties on El Dorado Boulevard, La Luz Del Mundo Church, and a DWA well site, and the
proposed multi -family affordable housing project.
6 Includes commercial retail stores between Rosa Park Road and W. Santa Catalina Road, and industrial facilities within
Planning Area 5.
7 Existing public includes the City's Navigation Center.
Source: Consultation with the City Planning Department; City of Palms Springs, Map of Approved Projects,
https://palmspringsca.maps.arcgis.com/apes/Shortlist/index.html?appid=645dbO82a86a4827aaf4da8384ab8Oe8,
accessed May 2025; Coachella Valley Housing Coalition, Retail Housing in Palm Springs, , accessed August 2025; Real
Estate Rancho Mirage, Palm Springs Villas II in Palm Springs, https://www.realestateranchomirage.com palm-springs/palm-
s rin s-villas-ii , accessed August 2025; Google Earth Pro.
1-37
Tramview Heights Specific Plan
Section I: Introduction
4. Planning Area Access
The THSP planning area is approximately 2.5 miles south of 1-10 and its interchange
with Indian Canyon Drive. Regional travelers to Palm Springs from west of the
valley will exit 1-10 south at the Palm Springs/Highway 1 1 1 exit or use the Indian
Canyon Drive exit. Local access will continue to be from surrounding arterial
roadways, including the Indian Canyon Drive and Highway 1 1 1, as well as existing
San Rafael Drive, Vista Chino and Sunrise Way. Future access could also be
provided with the future Sunrise Parkway between Sunrise Way on the east and
Highway 1 1 1 on the west. While buildout of the west segment of Sunrise Parkway
has been removed from the City's updated Circulation Plan, the road
improvement is required to provide adequate access to future residential and
commercial retail spaces proposed on PA 1.
There are several points of access to the existing neighborhoods and commercial
and industrial development in the Specific Plan area. The Mountain Gate
neighborhood is accessible via West Gateway Drive that extends easterly off of
Highway 1 1 1. Access to the Desert Highland neighborhood is primarily taken from
Rosa Parks Road, which extends to the west of Indian Canyon Drive; access to this
portion of the planning area is also available from Tramview Road at Indian
Canyon Drive.
Existing commercial and residential development south of Rosa Parks Road is
accessed by Rosa Parks Road via Indian Canyon Drive. Access to commercial
and industrial development is also taken from San Rafael Road at Indian Canyon
Drive. Internal circulation in PA 5 is provided by Radio Road, McCarthy Road, Anza
Road and San Rafael Place.
The majority of the planning area has direct access to pedestrian sidewalks,
except for undeveloped parcels between Rosa Parks Road and Radio Road, and
on adjoining McCarthy Road to the east. Future development of these parcels
will be required to make adequate improvements to fill-in pedestrian sidewalks
along the property's right-of-way. The Specific Plan also proposes the addition of
protected bike lanes, an enhance trail system, the Tramview Paseo,
streetscaping, and traffic calming features (signalized and unsignalized
crosswalks, speed bumps). These designs components are described in Section
IV, Circulation, and are intended to improve the access and safety of multimodal
transportation, as well as facilitate connectivity throughout the Specific Plan area.
Tramview Heights Specific Plan
Section I: Introduction
G. Statutory Authority
Local jurisdictions are authorized to adopt Specific Plans as a tool in the
implementation of their General Plan through California Government Code
Section 65450 through 65457. The following are the minimum requirements for the
contents of a Specific Plan, as set forth in Government Code:
1. Text and diagrams that provide the distribution, location and extent
of land uses; the distribution, location and extent of transportation,
water, sewer, drainage and other utilities; and the standards and criteria
by which these improvements will proceed;
2. Implementation measures including regulations, programs, public
works projects and financing measures required to implement the Plan;
3. Consistency analysis to assure that the Specific Plan is compatible
with the General Plan.
Government Code allows local jurisdictions to adopt Specific Plans either by
resolution or ordinance. The City of Palm Springs Municipal Code provides for
adoption by ordinance. A revised Zoning Ordinance has also been prepared as
part of this Specific Plan (see Section II), which amends portions of the City's
Zoning Ordinance (Ordinance 1294). Therefore, the Specific Plan must be
adopted by ordinance (City Municipal Code, Chapter 94.07.01).
H. Compliance with the California Environmental Quality Act
In accordance with CEQA standards, an Environmental Impact Report (EIR) was
prepared for the College Park Specific Plan and approved in 2011. The CPSP is no
longer relevant as the proposal for the WVC has moved elsewhere in the City of
Palm Springs and thus economic growth and development to the surrounding
community in relation to the college campus would no longer be taking place.
For this reason, an Addendum to the Specific Plan EIR has been prepared. The
Tramview Heights Specific Plan proposes similar land uses as in the CPSP apart
from the college campus and business park designation.
1-39
Appendix D
Excerpt, Apple Valley Village Specific Plan
DESIGN GUIDELINES
This chapter sets forth the overarching design
guidelines and principles that promote high -
quality, well -designed development that is
compatible with the vision for the Village
planning area. The development standards
in Chapter 3 Development Standards are
considered prescriptive and quantitative,
while the design guidelines in this Chapter
are more discretionary and qualitative.
Creative adaptation and innovation are
encouraged, provided that proposed
development plans also adhere to general
design principles to a meaningful extent.
The intent of these design guidelines is to
assist developers and designers in
understanding the Specific Plan's goals and
objectives for quality development.
Specifically, the design guidelines are
crafted to:
♦ Express and describe the desired
community character called for in the
Specific Plan design guidelines.
♦ Provide design criteria and standards for
developers, engineers, architects,
landscape architects and other
professionals in preparing development
and construction plans, and;
♦ Lend guidance to Town staff, the
Planning Commission and Council in
reviewing and evaluating future
development projects within the Specific
Plan area.
The text and illustrations contained herein are
not intended to dictate solutions or limit
creativity. They are general and may be
interpreted by project proponents and Town
staff with some flexibility in their application
4-1
to specific development projects. Beyond
the minimum standards set forth in Chapter 3
Development Standards of this Specific Plan,
creative adaptation and innovation are
encouraged, provided the proposed
development plan also adheres to general
design principles to a meaningful extent. Pre -
submittal review of development plans and
design concepts with Town staff is
encouraged to help developers and other
project proponents realize the goals of the
Specific Plan.
The provisions of this chapter shall apply to all
new development within the Village Specific
Plan area. Any subsequent addition,
alteration, renovation or relocation within
the Plan area that requires a building permit
shall adhere to these guidelines to the
greatest extent practicable. All projects
within the Specific Plan area are required to
demonstrate consistency with the
recommendations outlined in this chapter.
This Chapter is organized as follows:
4.1 DESIGN PRINCIPLES
4.2 ARCHITECTURAL DESIGN GUIDELINES
♦ Architectural Theme
♦ Building Materials
♦ Articulation + Massing
♦ Placement + Orientation
♦ Fagade + Frontages
♦ Building Lighting
♦ Building Signage
4.3 LANDSCAPING DESIGN GUIDELINES
♦ Public Space Furniture
♦ Hardscape Elements
♦ Public Art
♦ Gateways + Entries
♦ Paseos + Streetscapes
4.4 SITE DESIGN GUIDELINES
♦ Access + Parking + Circulation
♦ Wayfinding
♦ On -Site Lighting
♦ Screening + Buffering
4.1 DESIGN PRINCIPLES
The following design principles provide the
foundation for design guidance within the
Specific Plan area. If the design guidelines in
this document do not directly address a
specific condition, Town Staff, PBID and the
relevant commissions and boards will use
these principles to determine the
appropriateness of proposed plans and
architectural designs.
♦ Promote the image of Highway 18 as a
main street commercial and mixed -use
corridor that reflects the historic Village
downtown: These guidelines encourage
designs that promote the character of
the Village as a classic American
downtown main street and celebrate the
connection of the area to its past. The
pattern and scale of development should
create a well-defined pedestrian
environment with thoughtful amenities
that enliven the public realm, such as
outdoor dining, courtyards, and shaded
seating areas.
♦ Maximize multimodal accessibility
through improved streets and public
realm: These guidelines seek to reinforce
the walkability of the Village by creating
a well-defined human environment.
Buildings should be designed to
accommodate street level uses that
enliven the public realm, such as
courtyards, outdoor dining, and other
public spaces.
♦ Enhance the built environment through
incremental improvements and new
development. Improve the quality of the
existing built environment to better serve
the needs of businesses and residents in
and around the Planning Area. Promote
a variety of simple improvements, major
additions and new buildings.
4-2
4.2 ARCHITECTURAL DESIGN
GUIDELINES
Quality building design is determined by a
wide range of considerations, including
function and safety, sustainability, context
sensitive design, access and parking,
diversity in facade and roof design, a variety
of surface texture and color, functional
window design and effective but unobtrusive
signage. Good building design and
architecture is an important counterpart to
the development standards for buildings
setbacks, height, and intensity.
4.2.1 Architectural Theme
One major goal of the Specific Plan is to
translate the desired feeling of belonging
and sense of place into architectural
concepts and themes carried throughout
the Village planning area. "Sense of place" is
often determined by personal experiences,
social interactions, and how people relate to
spatial settings. One way to evoke a sense
of place is to have a well-defined, uniform
architectural theme. The architectural theme
shapes the overall character of the planning
area by establishing a "stylistic realm" within
which projects are to be designed to
reinforce the intended vision for the Village.
The architectural theme proposed for the
Village is balance between preservation and
innovation inspired by a blend of Western,
Spanish Mission, and Industrial architectural
styles. Together, these styles create an
"urban rustic" character. Rustic architecture
can have many meanings. Rustic describes a
design that's natural, rough, aged, and
casual - all of which can be applied to
several architectural styles, including Western
and Spanish Mission styles. Often "rustic" is
used to describe rural development and
traditional building techniques that
emphasize hand craftsmanship and are
commonly used for vacation homes, dude
ranches, hunting lodges, and tourist -related
facilities.
In terms of the Village, "rustic" is used to
describe the authentic and historic nature of
existing structures and their nod to the old
west. As the Village continues to evolve and
modernize, it is important to the Town that
the Specific Plan recognize the intrinsic value
that historical buildings bring to the planning
area, and how these structures continue to
play significant roles in the Village's future.
One of the Town's objectives is to preserve or
restore the older, historically valuable
buildings that add character and depth to
the Village core. Vacant lots dispersed
throughout the planning area present a
great opportunity for the Town to promote
infill developments. Infill developments can
evoke a sense of time and place through the
juxtaposition of new and existing buildings,
some of which are historic, within the same
visual plane.
4-3
ARCHITECTURAL DESIGN GUIDELINES
ARCHITECTURAL THEMES
FIE,
4.2.2 Building Materials
Attention to appropriate building materials
and textures combined with the
architectural theme is one of the most
important contributors to defining the
character of a building or area. Materials
should be of high quality and detail to
provide visual interest and should suggest
durability and permanence to last into the
future.
The following guidelines describe how
architectural detail and materials should be
considered and used.
♦ The Specific Plan design guidelines should
be carefully considered in their entirety in
determining the appropriateness of a
particular architectural style and building
design.
♦ The architectural style of particular type
and size of building should express and
articulate building details and projections
that are organic or natural extensions of
the design and that also play important
functional and aesthetic roles.
♦ Durable, high quality exterior building
materials that give a feeling of
permanence and quality are strongly
encouraged.
♦ Colors, textures, and materials should be
appropriate for the desert environment.
Natural, rugged materials that
complement the surrounding natural
environment and can withstand the harsh
desert climate should be used.
♦ Building materials and colors shall
complement the historic character of the
Village without replicating it. Creativity in
design is encouraged.
♦ Heavier and stronger materials such as
masonry should generally support lighter
materials such as wood.
♦ District 1 Village Core should be an area
of particular architectural creativity,
flexibility, and allowances for diverse
building forms.
♦ Designers shall carefully consider the
effects and maintenance challenges
associated with texture to assure that it
complements the overall design while
being compatible with other building
materials and not requiring undue
maintenance.
Non -glazed building surfaces and finishes
may produce reflection and glare if shiny
or highly reflective materials are used.
Building surfaces should be a matte finish
and must complement or integrate well
with the surrounding viewshed.
The use of the roofing materials is
particularly appropriate for residences
designed in Spanish, mission, and
southwestern architecture or their
derivations.
♦ Use of exposed wood should be kept to a
minimum and if used should be properly
finished and stained rather than painted
to assure maximum life of the coating in
the High Desert environment.
♦ Building corners should be treated with
distinct massing and materials and
architectural features to heighten visual
interest.
♦ Metal exteriors shall have an appearance
emulating and simulating the color,
texture and appearance of other
structures within the surrounding area and
must be approved by the Planning
Department during a project's
Development Permit or Conditional Use
Permit review.
♦ Structures made of metal, steel or
shipping containers are permitted. These
structures shall have a high -quality
architectural design consistent with the
Village architectural themes.
4-5
Examples of high -quality metal buildings and
structure designs:
Building materials that are encouraged on
facades as primary materials include:
♦ painted or stained wood siding or trim
♦ brick
♦ stucco or plaster
♦ cultured stone
♦ the
♦ fiber cement
♦ steel sheets or corrugated steel
♦ wood, metal, and glass doors
♦ wood or metal frames for windows and
doors.
Building materials that are prohibited on
facades include:
♦ plywood
♦ unfinished lumber
♦ vinyl or aluminum siding
♦ aluminum
♦ reflective materials
♦ manmade building materials (other
than Hardie board) that are intended
to simulate natural products/
materials
♦ chain link fencing.
4-6
ARCHITECTURAL DESIGN GUIDELINES
BUILDING MATERIALS
Building materials will incorporate both color and texture. If the building's exterior design is
highly articulated, the wall texture should be simple and subdued. However, if the building
design is simple, a finely textured material (i.e., patterned masonry) should be used to enrich
the building's overall character. All materials shall be coated or treated accordingly to
withstand the hot, dry desert climate.
CV
ENCOURAGED
O DISCOURAGED, AVOID
T
4-7
4.2.3 Articulation + Massing
The Specific Plan allows for development
where careful attention to appropriate
building height, scale, massing, and
articulation will be essential to creating
space and enhancing the Village
experience. All buildings should be sensitively
designed to the human scale with engaging,
pedestrian friendly frontages and pathways.
There are many opportunities for infill
development throughout the planning area,
therefore it is especially important that future
buildings be designed so that their scale and
massing complement existing buildings and
do not overwhelm the public realm.
To create a cohesive visual relationship with
adjacent development, new projects should
consider the building structure and
architectural themes of neighboring
properties. Infill development provides
opportunities for collaboration between
properties with respect to building frontage,
pedestrian and vehicular access, lighting
and other design features that could benefit
both properties and enhance the visual
character of the area. Maximum building
heights are tailored to each Planning Area as
discussed in Chapter 4. Development
Standards. Overall, the Specific Plan allows
for a maximum building height of 25-35 feet.
All development within the Specific Plan
area shall use the following guidance related
to create visual interest and maintain an
engaging pedestrian environment:
♦ Varied and articulated wall facades,
variations in height and rooflines, and
architectural detailing consistent with the
architectural style are required. Walls
should have breaks, recesses, and offsets,
especially at entries and important
intersections.
♦ Recessed entries provide articulation in a
continuous facade.
♦ Arcades and gallery frontages should be
consistent with the architectural style of
the building.
♦ Architectural design elements shall be
continued on all four sides of the building,
with primary attention to the
♦ Buildings greater than 25 feet in height
shall provide variation with elements such
as awnings, fenestration, balconies, roof
overhangs, or trellises to create interesting
patters and provide additional shade.
♦ Long horizontal rooflines on buildings with
flat or low-pitched roofs should be
articulated at least every 50 feet along
the street frontage, particularly along
highway 18.
♦ Building entries should be emphasized
with special architectural and landscape
treatment. In order to create visual
interest on the other sides of buildings,
secondary entrances should be treated
in a similar manner.
4.2.4 Placement + Orientation
Building placement focuses on both the
massing and location of structures on
individual parcels. All development within
the Specific Plan area shall use the following
guidance related to building placement and
orientation:
♦ Main building entrances should face the
primary street frontage. Buildings located
on corner lots should consider siting
primary building entrances at the corner
to establish an orientation to both the
primary and secondary street frontages.
♦ Building setbacks should take into
consideration the effect of structures on
the streetscape and surrounding lands,
and should be harmonious with the
streetscape, surrounding structures and
scenic resources.
HN
♦ Careful consideration must be taken in
the placement and orientation of
pedestrian and automobile access. Siting
buildings and locating on -site pedestrian
and vehicular circulation systems to avoid
conflicts encourages pedestrian activity.
♦ Residential building orientation and
window and balconies placement should
be designed to maximize view potential
and to best shield residents from
commercial loading areas, utilities and
mechanical equipment, trash areas, and
highway noise.
♦ Whenever possible, buildings should be
clustered to create plazas and
pedestrian corridors. When clustering is
impractical, a visual link between
separate structures should be established
using walkways shading, or other open
structures.
♦ Consideration of the unique site
characteristics of the District should guide
the site planning of individual sites. Each
District has a distinctive rhythm and scale
of buildings that should be respected and
enhanced.
♦ Siting buildings with pedestrian plazas
behind the sidewalk and building
entrances opening on to the plaza also
create pedestrian orientation.
♦ Buildings should be placed toward the
public realm forming a distinctive street
wall that outlines and characterizes the
corridor. Extreme setbacks, especially in
District l: The Village Core, create
opportunities to accommodate key
features such as pedestrian oriented
courtyards, plazas, and seating areas.
4.2.5 Facade + Frontages
Frontages and facades are crucial for
energizing the public realm along key streets
and gathering spaces.
♦ Outdoor dining is strongly encouraged in
District 1 Village Core, especially along
Highway 18. Umbrellas and other shade
devices should not obstruct building
entrances or signage. Planters or railings
should be used to separate seating areas
from the sidewalk
♦ Building walls facing public streets and
walkways should provide visual interest for
pedestrians. Variations in building form,
display windows, and changes in color,
material, and/or texture are encouraged.
♦ Blank walls (facades without doors,
windows, landscaping treatments or
other visually interesting elements) should
be less than 30 feet in length along
sidewalks, pedestrian walks, or outdoor
space.
♦ Retail and restaurant frontage and
setback areas are encouraged to
incorporate shopfronts, outdoor seating
and dining areas, retail stands and kiosks,
and regular doors and windows that will
help activate the sidewalk and street
♦ Windows should be provided along all
street -facing frontages to add visual
interest. Storefront windows should
maximize transparency at the ground
floor so views into the spaces are not
obstructed.
♦ Creative design in walls, fences and
screens are encouraged as long as they
serve the functional purposes and
complement the development site plan,
architecture and landscape design, and
surrounding land uses.
4-9
ARCHITECTURAL DESIGN GUIDELINES
BUILDING ARTICULATION + PLACEMENT + FACADE
CV ENCOURAGED
1. Varied building heights + roof lines
2. Entrances + windows face the street
3. Eclectic mix of appropriate architectural themes
(' J AVOID
Great C �
No or minimal articulation.
Architecture is inconsistent with
Village theme. No visual interest
1. Pedestrian paseos with outdoor seating to energize Buildings and street separated
the Village Core. by parking lot. Sidewalks
2. Buildings sited by the street edge to create shade for disjointed, not pedestrian
pedestrians friendly.
4-10
ARCHITECTURAL DESIGN GUIDELINES
BUILDING ARTICULATION + PLACEMENT + FACADE
•-"'- "40.-
r A tip N / jj ■
t7l'
Examples of engaging, active frontages. Interesting facades.
Example of uninteresting blank wall
lacking articulation.
4-1 1
4.2.6 Building Lighting
Lighting is used to both enhance security and
to highlight architectural or landscape
details and features such as entries, signs,
canopies, plantings, and art. All
development within the Specific Plan area
shall consider the following guidance related
to building lighting:
♦ Lighting is integral to building design and
should be efficient, attractive, and
durable.
♦ An appropriate hierarchy of lighting
fixtures and intensity levels should be
considered when designing the lighting
for various elements of a building,
including entrances, walkways, ramps
and stairs.
♦ Architectural lighting shall be integrated
with building elements, and ground -
mounted lighting should be concealed
flush with grade wherever possible.
♦ To reinforce the pedestrian character of
the area, light standards along sidewalks
should not exceed 12 to 16 feet in height.
♦ Architectural lighting shall not be visually
apparent during the daytime.
♦ Interior building lighting may be left on at
night (to the extent that energy use is
justifiable) to enhance pedestrian activity
on the street.
♦ Lighting fixtures on multi -family structures
should be designed to provide safety and
convenience, as well as serving as
integral design elements of the buildings.
♦ Pedestrian -oriented lighting should be ♦ Garage and carport -mounted lighting
placed on sidewalks, multi -use paths, and should be sconce -type or equivalent,
other walkways to improve pedestrian well -shielded, and at a scale that is
comfort, security, and safety. consistent with the architectural style and
proportions of the structures.
♦ Creative, iconic, and artistic lighting
design is encouraged in District 1 Village
Core.
♦ Service and loading area lighting shall be
full shielded and contained within service
area boundaries, with direct light sources
concealed.
♦ Building illumination and architectural
lighting shall be discreet and used to
reinforce or accent the design. Indirect,
low-level wall lighting or "wall washing,"
overhead down -lighting, or interior
illumination that spills outside, are
encouraged.
♦ Lights should be designed and placed to
direct lighting to appropriate surfaces
and minimize glare into adjacent areas.
♦ In all instances, functional and ambient
lighting levels shall be kept to that
minimum necessary to illuminate entries
and addresses, while providing their
security function. Plans shall comply with
any night -sky preservation ordinance
adopted by the Town.
4-12
ARCHITECTURAL DESIGN GUIDELINES
BUILDING LIGHTING
Created by the use of exposed lighting
fixtures washing facades or other building
surfaces in a broad manner. Lower lighting
levels are appropriate when using ambient
lighting and should radiate at a warm and
comfortable color and intensity, while
avoiding the creation of glare or "hot
spots".
Examples of shielded lighting
Creative, artistic lighting features consist
with the intended character of the Village.
Highlights important architectural features,
including entries, columns or piers, and
creating visual interest. A variety of accent
lighting fixtures are available and those
selected should be appropriate to the
function, lighting levels, shielding
requirements, efficiency and durability.
4-13
4.2.7 Building Signage
Building signage provides an opportunity to
convey the character of an entire area or
individual District through unique design
using specific materials and placement.
Signage in the Town is regulated by the
Town's sign regulations (AVMC 9.74.100.G
Sign Program Design Guidelines). Additional
guidance specific to the Village Planning
Area is provided herein. The goal of these
design guidelines is to ensure that
appropriate materials, types, and designs
are used in the Planning Area.
All planning Districts are subject to the
signage standards and guidelines set forth
herein. Project -specific signage programs
shall ensure cohesiveness in overall design
and theme, and signage materials shall be
consistent with the overall materials palette
and in keeping with the guidelines
established in this Specific Plan. All signage
will be located in a manner that provides
optimal efficacy of the overall signage
program balancing the need for
identification and wayfinding with the
preservation of the highway view corridor.
♦ All signs should be designed to
complement the architectural style and
setting of the structure or use it is adjacent
to. Building wall and fascia signs should
be compatible with the predominant
visual elements of the building.
♦ Signs should be constructed using high -
quality materials such as metal, stone,
wood.
♦ All signage should be pedestrian
oriented, attractive, and well -integrated
into building facades. Consideration
should be given to different types of
tenants (e.g., major and minor) and
placement locations consistent with the
architectural design
♦ Neon signs (or LED signs that look like
neon) are allowed and encouraged in
this district and energy -efficient, color -
correct lamping should be used.
i�A
N
N E
e Cult,
u
4-14
4.3 LANDSCAPE DESIGN GUIDELINES
Landscape guidelines establish integrated
and cohesive landscape design tools and
guidelines responsive to the urban context
and environmental conditions of the
Planning Area. Landscaping is envisioned to
be consistent with the natural attributes of
the region while helping to conserve water,
reduce stormwater pollution, and reduce
urban heat island effect. The landscape
guidelines help to unify and complement the
various existing and planned land uses in the
Specific Plan area
All development within the Specific Plan
area shall use the following guidance related
to landscaping:
♦ Landscaped areas should be planned as
an integral part of the overall project.
♦ Landscaping, earth berms, decorative
walls and other buffers shall be used to
define project boundaries and to reduce
impacts on adjacent properties.
♦ Landscaping shall be used to break up
uninterrupted building mass, expanses of
paved surfaces, frame views, and
connect development on adjacent
pads.
♦ All landscaping shall utilize xeriscape
practices in recognition of the Town's
desert climate. Concrete mow strips shall
separate turf from shrub areas.
♦ The use of on -site pedestrian amenities,
such as benches, shelters, drinking
fountains, lighting, and trash receptacles,
is encouraged.
♦ Landscaping should buffer sensitive lands
uses from noise and visual impacts;
♦ Provide shade where needed, including
within parking areas, bus shelters, seating
areas in parks, plazas and paseos, and
open spaces and landscaped areas that
incorporate pedestrian paths and trails;
♦ Reduce and minimize potential water
and wind erosion;
♦ Reduce glare by shielding reflective
surfaces.
♦ Establish or enhance visual order of
streetscapes, parking areas, building
perimeter landscaping and common
open space areas.
♦ Avoid over -spray from automatic
irrigation systems. Automatic drip
irrigation systems shall not produce over -
spray on surfaces outside the planting
area.
♦ All landscaping shall be maintained in a
healthy and attractive state and shall be
watered, weeded, generally maintained,
and replaced (if necessary) by the
property owner/property manager.
4.3.1 Public Space Furniture
♦ Landscaping should be used to help
define outdoor spaces, soften a The use of on -site pedestrian amenities, such
structures appearance, and to screen as benches, shelters, drinking fountains,
parking, loading, storage, and lighting, and trash receptacles, is
equipment areas. encouraged. The elements should be
provided in conjunction with on -site open
♦ Landscape materials should be spaces and be integrated into the site plan
compatible with the structure design in as primary features.
terms of type and scale/size.
If provided, outdoor open spaces shall be
designed to enhance the site and/or
building as a place for pedestrians.
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Outdoor open space should include:
♦ outdoor seating,
♦ trash and recycling receptacles,
♦ a combination of landscaping and
paved surfaces,
♦ pedestrian scaled lighting, and
♦ amenities or features that encourage
people to gather. Such features include
(but are not limited to) outdoor dining
areas, public art, fountains, and planters.
♦ Residential open space should include
spas/hot tubs, pools, barbecue facilities,
and playgrounds.
♦ Materials used in the construction of
street furniture shall complement
architectural materials used on adjacent
buildings and shall be of a common
design. Trash receptacles and other
minor details shall also relate to the
architectural style of the buildings.
4.3.2 Hardscape Elements
♦ Project Entry statements consisting of
hardscape elements shall be provided
with all commercial developments. The
entry statement may include but shall not
be limited to:
• Enhanced landscaping treatment
• Enhanced monument signage
• Boulder groupings
• Decorative entryway
Exposed aggregate or stamped
concrete
Berming/low decorative wall
♦ Hardscape elements in public open
space such as a plaza or arbor facility are
encouraged. Appropriate hardscape
elements shall include but not be limited
to plaza areas, arbor or patio facilities,
courtyards, and outdoor gathering and
eating areas.
♦ Hardscape elements shall be used in
coordination with the architecture and
landscaping to provide a connection
between the street edge and individual
developments. Hardscape may be used
as an accent to site architecture.
♦ Hardscape shall relate individual
buildings to an overall theme or style.
Materials used in the construction of
street furniture shall complement
architectural materials used on adjacent
buildings and shall be of a common
design. Trash receptacles and other
minor details shall also relate to the
architectural style of the buildings.
♦ Enhanced paving treatments shall be
used for major entries into the site and
intersections to highlight key areas of the
streetscape. Such treatments shall be
located at building entryways, plaza
areas and courtyards, pedestrian
approaches to buildings, and on -site
crosswalks, driveways, and passenger
drop off areas.
Water features, such as fountains or
ponds, sculptures, or enhanced
landscaping shall be used at plazas and
courtyards to create focal points along
pedestrian areas and to enhance views
from building windows.
♦ Materials used in the construction of
street furniture shall complement
architectural materials used on adjacent
buildings. Plastic and materials such as
fiberglass are not allowed.
♦ Enriched paving treatments, such as
interlocking brick pavers shall be used to
visually denote crosswalks. These
crosswalks shall be a minimum of fifteen
(15) feet in width.
♦ Other hardscape elements, such as
bollards, shall be strategically placed
behind the sidewalks edge to reinforce
the community theme.
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4.3.3 Public Art
All development within the Specific Plan
area shall use the following guidance related
to public art:
♦ The use of public art is encouraged to
enhance the identity of the Village.
Where public art is located on site, it
should be located within view of the
public right-of-way or public gathering
spaces, especially near street corners.
♦ Local artists and themes should be
highlighted to emphasize the cultural
assets and history of the Village and
Apple Valley.
♦ Public art may consist of murals,
sculptures, interpretive plaques, signage,
and monumentation.
4.3.4 Gateways + Entries
♦ Special landscaping shall be required
adjacent to intersections of designated
major streets to reinforce the Village
image.
♦ Accent vegetation shall be provided as
identity plantings.
♦ Native and desert appropriate plants and
trees shall be massed to enhance these
landscaping areas.
♦ Entries into development areas shall
reinforce the design layout of adjoining
development by feature paving
materials, hardscapes, accent trees and
shrubs.
♦ Accent trees and vegetation shall be
used as identity plantings at major entries
and intersections and shall be used to
highlight key features such as entry
monument signs or hardscape elements.
♦ A continuation of streetscape grading,
berms and other landscape treatments
used by adjacent development to screen
parking shall be provided by new
development with similar site conditions.
•
LANDSCAPE GUIDELINES
PUBLIC ART + FURNITURE + HARDSCAPES
Public art may be apparent in the form of sculptures and murals, and it can be passively
integrated with public furniture or architectural elements. For example, shade structures and
seating areas are opportunities to make a visual statement and support an architectural
theme.
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4.3.5 Paseos + Streetscapes
A hallmark of classic American downtowns is
their walkability and pedestrian -friendly
design. Primary streets define and connect
major destinations within the Village and
outside to surrounding areas.
These streets include the Highway 18 corridor,
Ottowa, Navajo, Central, and Powhattan.
These streets Each street is envisioned to
have a distinct scale and design features
that reflect its unique role in in the Village.
The following characteristics and design
features should be incorporated into the
future design and configuration of these
streets, if not already present:
• Promoting walkability by providing
pedestrian linkages between stores,
public spaces, parking areas, and
adjacent projects.
• Pedestrian -oriented providing
physical separation from streets and
drive aisles using bike lanes and
landscaping
• Art within the public right-of-way
• Benches
• Planters
• Trash receptacles
• Street trees, tree gates, and guards
• Pedestrian -scaled lighting
• Gateways
• Wayfinding Signage
• Utilize structures and trees to provide
shade for pedestrians, soften and
frame the street, and define the
public space.
• Pedestrian amenities such as
appropriate signage, street furniture,
landscaping and pedestrian -scale
lighting.
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4.4 SITE DESIGN GUIDELINES
All development within the Specific Plan � .. ,',"
area shall analyze and consider its ft_
surrounding context (on -site and off -site).
Future development should consider they
architectural character/style of neighboring
structures and opportunities for collaboration
between properties with respect to building {
frontage, pedestrian and vehicular access,
parking, loading zones, utilities, screening,
lighting, and other design features that could
benefit both properties
4.4.1 Access + Parking + Circulation
All development within the Specific Plan
area shall use the following guidance related
to parking and circulation:
•
•
•
•
•
The number of site access points should
be minimized. Shared access, including
sidewalks and drives, is encouraged
wherever possible.
Vehicular access for corner properties
should be taken from side streets or alleys,
wherever possible. Curb cuts should be
located on secondary streets wherever
possible to minimize pedestrian and
vehicular conflicts.
Site design should clearly define access
for vehicular, pedestrian, and bicycle
movement and seek to minimize conflict
areas between cars and people walking
and biking.
The visual impact of parking lots should be
minimized by locating these facilities to a
portion of the site least visible from the
street and by providing adequate
screening.
Service and loading areas should be
carefully designed, located, and
integrated into the site plan so they do
not detract from the street scene or
create a nuisance for adjacent property
owners or vehicular traffic.
4.4.2 Wayfinding
Wayfinding is the system of elements that
helps people navigate safely and
comfortably through an unfamiliar
environment. Wayfinding design principles
help ensure that the sign program connects
people to destinations, promote active travel
that is safe and efficient. Wayfinding not only
includes unified signage, but can also
include banners, landmark features,
gateways, arches, artistic elements and
installations, special landscaping, and other
identifying elements. The following
wayfinding signage guidelines will help
ensure that the corridor and individual
projects are navigable and an attractive
addition to the streetscape.
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♦ Wayfinding should have a consistent,
cohesive theme to create a sense of
place
• Entry monuments shall identify entries
and shall include clearly displayed
address(s) and name(s) for the center.
Monument signs for larger commercial
and office uses may be either free-
standing or attached design. Individual
uses on small parcels may install project
entry monuments of a size proportional
to the development's street frontage.
♦ Wayfinding signs should be co -located
with other streetscape furniture, such as
street lights and transit shelters, where
possible to enhance visibility and reduce
visual character.
♦ Signs should be constructed using high -
quality materials such as metal, stone,
wood.
♦ The size of signs and sign letters should be
proportional to the space they are
located in, with the letters typically
between 6 and 16-inches high.
• Pedestrian wayfinding signage should
be designed to human -scale and speed ♦ High quality and natural materials, such
of travel, allowing effective but smaller as exterior grade building materials are
signs that are oriented to the walking encouraged.
and biking public.
• Pavement graphics at project entries
and elsewhere in the planning area shall
not constitute safety hazards by
distracting pedestrians, drivers, or other
users.
• Signage design should be simple and
durable in form to elevate site aesthetics,
and clear, concise in function to provide
information and directions.
• Signage hierarch shall illustrate the four
levels of development project
wayfinding:
• Identification (gateways, site,
parking, and building identification)
• Direction (vehicle, bicycle and
pedestrian)
• Information (directory, destinations,
parking entrances)
• Amenities (sculpture, banners, and
pavement treatment)
♦ All signs should be designed to
complement the architectural style and
setting of the structure or use it is adjacent
to. Building wall and fascia signs should
be compatible with the predominant
visual elements of the building.
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SITE DESIGN GUIDELINES
WAYFINDING
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Source: Hillsboro Oregon Wayfinding Program Design Package, 2015
4-24
4.4.3 On -Site Lighting
♦ Exterior lighting should be designed as a
part of the architectural and landscape
concepts of the project.
♦ Provide well -designed, energy efficient,
architectural and landscape lighting that
contributes to a safe and inviting
atmosphere without casting light into the
night sky, adjacent properties, or sensitive
habitat areas.
♦ Lighting shall be used only for the
functional requirements of safety,
security, and identification. Unnecessary
lighting is prohibited in the interest of
energy.
♦ All glare shall be directed onto the site
and away from adjacent properties.
♦ Light standards shall blend architecturally
with buildings, pedestrian areas, and
other hardscape elements.
♦ All lighting used in parking lots for security
purposes or safety -related uses shall be
scheduled so light rays emitted by the
fixture are projected below the imaginary
horizontal plane passing through the
lowest point of the fixture and in such a
manner that the light is directed away
from streets and adjoining properties.
♦ If lighting is used or is necessary for color
rendition, the primary lighting system shall
be supplemented with a secondary
lighting system which shall serve as
security -level lighting and shall be the sole
source of lighting during the
nonoperating hours of each business.
♦ Lighting standards and fixtures shall be of
a design compatible with the
architecture of on -site buildings.
♦ Flashing lights are prohibited.
4.4.4 Screening + Buffering
Screening is a technique used to protect and
separate uses and site functions from one
another for the purpose of decreasing
adverse noise, wind, or visual impacts and to
provide privacy.
♦ Any outdoor equipment, whether on the
facade or side of a structure, or on the
ground, should be appropriately
screened from view. The method of
screening should be architecturally
integrated with the adjacent structure in
terms of style, materials, and color.
♦ Visual screens (walls, fences, hedges)
should generally not exceed 6 feet in
height, as measured from finished grade.
Taller screens, whether visual or
acoustical screening, or both, may be
considered on a case by case basis.
♦ Where screening is required, a
combination of elements should be
considered; including, solid masonry
walls, berms, and landscaping.
♦ Ancillary structures and service areas
such as trash enclosures or loading areas
shall be screened from public streets and
adjacent properties through a
combination of landscaping and walls.
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