highway 111 west...areas on the south side of 111 that experience physical site constraints due to...

CITY OF RANCHO MIRAGE

HIGHWAY 111 WESTEXECUTIVE SUMMARY

MIRAGE COVE DRIVE

COUNTRY CLUB DRIVE

MIRAGE COVE DRIVE

PE

TE

RSO

N R

OA

D

H

IGH

WAY 111

The Highway 111 Corridor, approximately four and one-half miles in length, is a major circulation and commercial axis for the City of Rancho Mirage. Highway 111 connects directly with the adjacent desert communities of Cathedral City to the north and Palm Desert to the south and is a primary artery through the Coachella Valley. The Corridor poses a major opportunity for projecting a positive City image as it is historically well-traveled and serves as the gateway into the City.

There are two Highway 111 Specific Plan areas in Rancho Mirage. This executive summary focuses on a one-mile increment of the Highway 111 Corridor known as 111 West. The planning area is shown in the “Land Use Plan” to the left. As indicated by the graphic below, approximately a quarter of the area was developed prior to the 111 West Specific Plan and a third of the area has been developed since the plan went into effect. Today, a little less than half the area remains undeveloped. With a rejuvenating economy, it is anticipated that the vacant areas will be a great opportunity for future commercial and residential development.

The graphics and tables herein provide a snapshot of Highway 111 West Specific Plan. The summary is intended to serve as a handy tool for quickly accessing information regarding general development regulations and permitted uses within the planning area. It also presents other helpful information like the district overviews and respective land use concepts.

EXECUTIVE SUMMARYLAND USE PLAN

DEVELOPMENT STATUS – 2011

1

3

4

5

6

2

7

COMMERCIAL RESIDENTIAL OFFICEMOBILE HOME PARK

LEGEND

DEVELOPED BEFORE 111 WEST SPECIFIC PLAN(BEFORE 1990)

VACANT(2011 – PRESENT)

DEVELOPED AFTER 111 WEST SPECIFIC PLAN(1990 – 2011)

00 DISTRICT NUMBER

This executive summary is intended to provide an overview of the Highway 111 East Specific Plan. Please refer to the Highway 111 East Specific Plan document for more information and further guidance.

PAGE 3 • HIGHWAY 111 WEST SPECIFIC PLAN • EXECUTIVE SUMMARYCURRENT AS OF JANUARy 13, 2014

C I T Y O F R A N C H O M I R A G E

Mirage Cove Drive

Country Club Drive

Mirage Cove Drive

Peterson Road

Highw

ay 111

DISTRICTS OVERVIEW

DEVELOPMENT STATUS – 2011 LAND USE LEGEND

DEVELOPED AFTER 111 WEST SPECIFIC PLAN(1990 – 2011)

00 DISTRICT NUMBER

DEVELOPED BEFORE 111 WEST SPECIFIC PLAN (BEFORE 1990)

VACANT(2011 – PRESENT)

COMMERCIAL

RESIDENTIAL

OFFICE

MOBILE HOME PARK

12

7

3

4

5

6

Restaurant row

Attached residential

1

3

Primary Use: Dinner House RestaurantSecondary Use: Design Oriented Retail Commercial

Land Use ConceptDistrict 1 is zoned for commercial use. The district’s land use concept is one of the “high end” dining establishments in a highly accessible and compact area. The centralized location of this well established, specialized district makes it an ideal location for drawing pedestrian traffic from nearby residential and other commercial districts (Districts 3 and 2 respectively). Please see Exhibit 5 of the 111 West Specific Plan for more on district character and intent.

Primary Use: Attached ResidentialSecondary Use: Tennis Resort/Residential Hotel

Land Use ConceptDistrict 3 is zoned for residential and commercial uses. The district intends to provide quality attached homes at a density (5.0 DU/AC) that does not overdevelop the site. Subject to market conditions, commercial establishments may be appropriate so long as the intensity is comparable to that of the residential development. Please see Exhibit 7 of the 111 West Specific Plan for more on district character and intent.

Development Status Land Use Plan




Restaurant/design center

Mobile home park

2

4

Primary Use: RestaurantsSecondary Use: Design Oriented Retail/Office

Land Use ConceptDistrict 2 is zoned for commercial use. The district supports a mix of design-oriented office and retail uses combined with restaurant uses. The land use concept was derived from existing uses at the time the specific plan was first written (1989). Please see Exhibit 6 of the 111 West Specific Plan for more on district character and intent.

Primary Use: Mobile Home ParkSecondary Use: Retail Commercial

Land Use ConceptDistrict 4 is zoned for mobile home park, office, and commercial uses. The district focuses on screening the residential uses from Highway 111, and intends to create a pocket park with a water feature as a link directly across the street to District 6 (Commercial East District). Please see Exhibit 8 of the 111 West Specific Plan for more on district character and intent.




Office center

Commercial west

5

7

Primary Use: Professional Office

Land Use Concept District 5 is zoned for office use. The district calls for high quality, well-maintained office development and the expansion of existing use. Primary considerations are given to architectural compatibility with adjacent office building, residential (L’veneto) development, and the provision of adequate landscaping. Please see Exhibit 9 of the 111 West Specific Plan for more on district character and intent.

Primary Use: Retail CommercialSecondary Use: Professional Office

Land Use ConceptDistrict 7 is zoned for commercial use. The district will serve as a commercial center that provides retail and office uses. Either one of those uses may dominate the district, pending market conditions. Individual projects must conform to the development regulations and design guidelines set forth in the specific plan to achieve the desired level of development quality. Please see Exhibit 11 of the 111 West Specific Plan for more on district character and intent.




Commercial east6Primary Use: Retail CommercialSecondary Use: Professional Office

Land Use ConceptDistrict 6 is zoned for commercial use. The district envisions an active commercial retail area. It also intends to establish an open and heavily landscape retail plaza that will provide visual excitement and an obvious sense of arrival to a unique area in Rancho Mirage. As such, landscaping and water features are essential elements to strengthen the district’s entry statement into the City. Please see Exhibit 10 of the 111 West Specific Plan for more on district character and intent.




DISTRICT 1 DISTRICT 2 DISTRICT 3 DISTRICT 4 DISTRICT 5 DISTRICT 6 DISTRICT 7

REGULATION

REST

AURA

NT

ROW

REST

AURA

NT/

DES

IGN

CEN

TER

RESI

DEN

TIAL

6-5

MO

BILE

HO

ME

PARK

OFF

ICE

CEN

TER

COM

MER

CIAL

EAS

T

COM

MER

CIAL

WES

T

HIGHWAY 111 LANDSCAPE EASEMENT[FT] yes yes No yes yes yes yes

FRONT SETBACK[FT] 16 16 1 20 5 16 16 1 16

REAR SETBACK [FT] 10 10 25 10 20 10 10

SIDE SETBACK [FT] 5 5 --- 5 10 5 5

STREET SIDE SETBACK [FT] 20 20 20 10 20 20 20

MAXIMUM HEIGHT [FT]

241 Story

241 Story

242 Story

201 Story

242 Story

242 Story

242 Story

MINIMUM DISTANCE BETWEEN BUILDINGS [FT] 10 10 15 10 20 10 10

PAD SIZE 2 7,000 Min. 7,000 Min. --- --- 10,000 5,000 7,000

MINIMUM LOT SIZE --- --- 8,700 Varies --- --- ---

MAXIMUM LOT COVERAGE 25% 25% --- --- 25% 25% 25%

MINIMUM OUTDOOR PRIVATE SPACE[SQ. FT.] --- --- 400 300 --- --- ---

SPECIAL CONDITIONS yes 3 yes 4 No yes 5 No yes 6 yes 7

GENERAL DEVELOPMENT REGULATIONS

1. May be minimally reduced where physical constraints or predetermined existing conditions dictate. Not to become less than ten (10) feet.

2. Pad size equals building footprint plus tributary drainage area (minimum five feet).

3. 25 percent of total roof area may extend to 35 feet in height. This is to allow for innovative architectural treatments of roof areas. Lot configurations in District 1 may support uses that are located away from Highway 111 on the rear portions of lots. These uses would be located along the buffer road that separates the Restaurant Row area from the Urban Residential area (District 3). These uses adhere to the following variations to the District 1 development regulations: Front Setback 15 ft.; Rear Setback 10 ft.; Maximum Pad Size 7,000 sq. ft.; Height Limit 24 ft. These standards are designed to allow smaller less intensive uses that will be subordinate to the primary District 1 uses along Highway 111. Consideration was also given to the adjacent residential areas.

4. The 25 ft. front setback along Highway 111 may be reduced to 10 ft. in some locations. These locations are limited to those areas on the south side of 111 that experience physical site constraints due to the encroachment of mountain foothills or where Highway 111 widening is a constraining factor.

5. The Highway 111 front setback requirement of 16 ft. is reduced to 5 ft. to accommodate the existing mobile home park. This front setback reduction applies only to that length of District 4 located west of Peterson Parkway. The east end of District 4, fronting along the north side of Highway 111, shall be developed and maintained as a public open space. It will support a hardscape space with a water feature and landscaping. This pocket park shall be designed in conformance with the Specific Plan Design Guidelines for entry treatments.

6. The 16 ft. Highway 111 front setback may be reduced to 10 ft. west of Peterson Parkway in order to mirror the setback conditions of the mobile home park across the street. Additionally, it may be expanded to 50 ft. along those areas across from the pocket park. This will accentuate the open space effect of the park.

7. Architecture must make reference to the mountain foothills to the south. Building massing shall provide for unobstructed view corridors to the foothills and any two-story elements shall be stepped back an additional 10 ft. from the original setback requirements. Roof lines shall blend with the natural slope of the foothills. Setbacks along “D” Street shall be 4 ft. from the right-of-way.

Please refer to Chapter 5, Development Regulations for more information.




PERMITTED USES

RESIDENTIAL OFFICE COMMERCIAL

PLANNING DISTRICTS

ATTA

CHED

OR

CLU

STER

ED H

OU

SIN

G O

R SF

D

TOW

NH

OU

SES

(5 D

U/A

C)

CON

GRE

GAT

E CA

RE H

OU

SIN

G

DAY

CAR

E

HO

ME

OCC

UPA

TIO

N

MO

BILE

HO

ME

PARK

RECR

EATI

ON

CEN

TER

CLER

ICAL

& L

EGAL

COU

NSE

LIN

G S

ERVI

CES

FIN

ANCI

AL/A

CCO

UN

TIN

G/I

NSU

RAN

CE

MED

ICAL

/DEN

TAL

OFF

ICE/

LAB

PRO

FESS

ION

AL S

ERVI

CES

PUBL

IC U

TILI

TY O

FFIC

E

REAL

EST

ATE

OFF

ICE

TRAV

EL A

GEN

CY

ANTI

QU

ES/C

OLL

ECTI

BLES

APPA

REL

& A

CCES

SORI

ES

APPL

IAN

CES

ART

GAL

LERY

ART,

HO

BBY,

PHO

TO S

TUD

IO/L

AB

BAKE

RIES

(RET

AIL)

BARB

ER &

BEA

UTY

BICY

CLE

SHO

PS

BOO

K ST

ORE

S

CAN

DY/

ICE

CREA

M

CAR

WAS

HES

CARP

ET &

DRA

PERY

CHU

RCH

ES

COPY

SH

OP

(RET

AIL)

DES

IGN

STU

DIO

S

DEL

ICAT

ESSE

NS/

CATE

RIN

G

DEP

ARTM

ENT

STO

RE

DRU

G S

TORE

S

DRY

CLE

ANIN

G A

PPAR

EL S

ERVI

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(RET

AIL)

ELEC

TRO

NIC

S

FLO

RIST

S

FOO

D M

ARKE

TS (S

PECI

ALTY

)

FURN

ITU

RE (H

OM

E FU

RNIS

HIN

GS)

HAR

DW

ARE

HEA

LTH

CLU

B

INTE

RIO

R D

ECO

RATI

NG

JEW

ELRY

LABO

RATO

RIES

(FIL

M, M

EDIC

AL, D

ENTA

L, E

TC.)

LAU

ND

ROM

ATS

LIQ

UO

R

MU

SIC

(RET

AIL)

MU

SICA

L IN

STRU

MEN

TS

NO

TIO

N &

NO

VELT

Y ST

ORE

NU

RSER

Y &

GAR

DEN

OFF

ICE

SUPP

LY

PAIN

T &

WAL

LPAP

ER

PET

SHO

P

REPR

OD

UCT

ION

(GRA

PHIC

S)

RESO

RT H

OTE

L

REST

AURA

NTS

SELF

-STO

RAG

E

SERV

ICE

STAT

ION

S

SPO

RTIN

G G

OO

DS

SUPE

RMAR

KETS

THEA

TERS

(NO

N-D

RIVE

-IN)

TOYS

VETE

RIN

ARIA

N

VID

EO R

ENTA

L

1 RESTAURANT ROW

2 RESTAURANT/COMMERCIAL

3 RESIDENTIAL PUD 6.5

4 MOBILE HOME PARK

5 OFFICE

6 COMMERCIAL EAST

7 COMMERCIAL WEST

Permitted

Conditional UsePermit Required

Prohibited

In District 4, office and commercial uses are not permitted except on parcels 1 and 2 of Parcel Map 15442, which shall permit office and commercial uses listed in this permitted uses matrix.

Please refer to Chapter 5, Development Regulations for more information.

THEPLANNINGCENTERDC&E

highway 111 west...areas on the south side of 111 that experience physical site constraints due to...

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