This chapter provides guidance for development and new land
uses in addition to the standards and regulations of the primary zoning
district, where important area, neighborhood or site characteristics
require particular attention in project planning.
(Ord. 777 § 1 (Exh. A,
2002))
The applicability of any overlay zoning district to specific sites is illustrated by the overlay zoning map symbol established by Section
17.06.010 (Zoning Districts Established). The provisions of this chapter apply to development and new uses in addition to all other applicable requirements of this title. In the event of any conflict between the provisions of this chapter and any other provision of this title, this chapter shall control.
(Ord. 777 § 1 (Exh. A,
2002))
The overlay districts include the following:
A. S-OL
(Senior Overlay) Zone. The S-OL Overlay is established to designate
appropriate areas possessing special circumstances or conditions that
support the provision of senior housing, including proximity to commercial,
medical, transportation, or other senior-related uses. The S-OL Overlay
is intended to be used in conjunction with any residential base zoning
district, and may be deemed consistent with any residential land use
designation of the general plan.
1. The Senior Overlay shall be applied in conjunction with any residential base zoning district to allow use of the special senior group housing design standards in compliance with Sections
17.30.040 (Assisted Living Facilities) and 17.30.210 (Senior Congregate Care Housing Facilities). Senior housing units designed as an active retirement community consistent with conventional design standards, rather than the special senior group housing design standards, do not require a Senior Overlay.
2. The Senior Overlay provides incentives for the development of a wide variety of specialized housing designed for and restricted to residents over the age of fifty-five. Special senior housing design standards are contained in Section
17.30.210 (Senior Congregate Care Housing Facilities), and include allowance for reduced parking requirements and smaller living units.
3. The
following senior housing residential facility shall be allowed:
a. Congregate Housing. Projects in this category may include housing
units with common facilities, including dining, activity centers,
and community services. Offered services may include meals, security,
emergency call monitoring, housekeeping, and resident transportation.
Units may include kitchenettes rather than kitchens. Meals may be
provided as part of a service package in a common dining room. Outdoor
amenities shall be required.
B. S-P (Specific Plan Overlay) Zone. The S-P Overlay is established to designate areas subject to the provisions of an adopted specific plan, in compliance with Chapter
17.54. The S-P Overlay is intended to be used in conjunction with an appropriate base zone, and may be deemed consistent with one or more land use designations of the general plan.
1. The preparation and approval of a specific plan shall be in compliance with State law (
Government Code Section 65450 et seq.) and Chapter
17.54. However, the director may allow a small parcel within a S-P Overlay area, where no specific plan had been adopted, to develop without the requirement for a specific plan.
2. In
the M-U zoning district, the specific plan shall also address the
following:
a. A market/feasibility analysis;
c. Integration of residential and commercial uses; and
d. The appropriate maximum density of residential areas, where applicable.
C. R-M-TOL
(Medium Density Transitional Overlay) Zone. This R-M Transitional
Overlay is established to provide for residential development in a
transitional area of the city between industrial/high density areas
and low density country club developments. The following design standards
are applicable only within R-M-TOL zone. Detached single-family housing
is the only allowable development in the R-M-TOL zone and is subject
to city review. The units shall be constructed in the following manner:
1. The
house design where the distance between structures is less than twenty
feet shall include a hip roof along the side yards.
2. Lots
with lot coverage greater than thirty percent shall have a minimum
of one thousand square feet usable open space in the rear yards.
3. The
second story element of any two-story house shall have a minimum setback
of twenty feet for both front and rear yards.
4. Lots
utilizing the minimum fifteen foot front yard setback shall have no
more than forty percent of the lot frontage at the fifteen foot limit.
The remainder of the building shall be set back a minimum of twenty
feet.
5. The
average size lot shall be greater than seven thousand one hundred
fifty square feet. No lot shall be smaller than six thousand two hundred
square feet.
D. SC
(Special Corner) Zone. This section provides exceptionally designed
commercial and/or office centers at key intersections in the city
where aesthetics and land use compatibility are of primary importance.
The following design standards and guidelines are applicable in the
SC overlay. The SC overlay is intended to be used in conjunction with
any nonresidential base zoning district at designated intersections.
Projects approved in SC overlay zones must satisfy all the SC standards
and guidelines and findings must be adopted demonstrating full compliance
with the standards and guidelines.
1. SC
Standards.
a. The minimum distance from the curb at the main intersection inward
to the parking area, measured at a forty-five degree angle, shall
be ninety feet. The minimum distance to a building shall be one hundred
twenty-two feet.
b. Minimum landscape parkway width between curb and parking shall be
forty-five feet except for local streets which shall be twenty-five
feet.
c. All buildings shall be a minimum of eighty-five feet from arterial
and collector road curbs and thirty-five feet from local street curbs.
d. Where dedicated right turn lanes, deceleration or acceleration lanes
are required, the minimum parkway width shall be measured from the
location of the original curb line.
e. All parking and circulation areas shall be continuously screened
from public streets to a height of four feet, by a combination of
walls, berms, boulders and hedges.
f. For parcels smaller than five net acres, required overlay setbacks
and parkway widths shall be proportionally reduced but in no case
shall be less than the minimum setbacks or minimum parkway widths
required of the underlying zoning district.
2. SC
Guidelines.
a. A minimum ten foot wide landscape band with or without pedestrian
path access should be provided around all buildings.
b. Pedestrian plazas or courtyard placed in building clusters are encouraged,
and shall carry forth the theme established with the corner treatment.
c. Where possible, placing parking areas lower than adjacent roadways
is encouraged, with intent to reduce their visual impact and to screen
the parking from the adjacent roadway.
d. Shade structures in the form of landscaped trellises are encouraged
as an added method of providing parking lot and pedestrian area shade.
e. Parking Aplaza@ landscaping should be vertically layered through
the creation of an overstory of palms, a mid-story of canopy trees
and an understory of shrubs and groundcover.
f. Building architecture and design should be compatible and themed
with adjacent office and commercial developments. Franchise architecture
shall not be permitted. Building design shall be of the highest quality
consistent with the Rancho Mirage desert environment.
g. Large expanses of blank walls shall be avoided. Simple box like architecture
shall be avoided. Wall planes shall be treated with architectural
relief to provide interest and visual depth.
h. No signs, neon or otherwise, shall be visible through windows.
i. Enhanced pavement shall be placed at key locations, subject to city
approval.
j. Special corner landscape and hardscape treatment shall be provided.
k. Hardscape and sidewalks shall be in color harmony with the landscaped
theme.
l. Pedestrian connections shall be provided between buildings and parking
areas. Projects are encouraged to exceed CVWD water efficiency goals
by ten percent.
E. AHO (Affordable Housing Overlay) Zone. The intent of the AHO zone is to allow for the creative and efficient development of affordable residential properties as identified in the current version of the city's certified Housing Element. The development shall demonstrate the need and appropriateness of densities up to twenty-eight units per acre as identified in the Housing Element. The application of the overlay will be subject to review with the appropriate development plan permit. Development standards may be modified through the application and entitlement of the project, subject to city council consideration. Chapter
17.26 Parking and Loading Standards.
(Ord. 777 § 1 (Exh. A,
2002); Ord. 848 Exh. A, 2003; Ord. 868A, Exh. A, 2004; Ord. 884, Exh. A, 2004; Ord. 1207, 8/17/2023)