Local zoning · Desert Hot Springs

Desert Hot Springs — Land Use

Q: Do I need a Conditional Use Permit to open a restaurant in a commercial zone?

Check Table 17.12.01: restaurants can be P or AUP/CUP depending on alcohol sales, drive‑throughs, and specific commercial district. The code’s Table 17.12.01 and § 17.12.020 show the permit level required.

Q: How are mixed‑use projects treated (commercial + housing) in Desert Hot Springs?

Mixed‑Use districts ( MU‑N , MU‑C ) allow stacked or horizontal mixes of residential and nonresidential uses with special open‑space and operational standards (Chapter 17.14 ). Shared open‑space and limits on outdoor nonresidential nighttime hours are addressed there.

Q: How are parking requirements checked?

Parking requirements are set in Chapter 17.48 (Off‑Street Parking Standards); Specific Plans defer to or specify parking numbers and reference Chapter 17.48 for unlisted uses — see the SP parking notes and Table citations in each SP.

Land Use under the Desert Hot Springs local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Desert Hot Springs controls what may be built and run on a property through its zoning/planning ordinance (Title 17). It explains the primary zoning districts, how the code classifies permitted, conditional, and accessory uses, and where specific plans or overlays change the rules. The summaries and checklists below are grounded in the City’s Zoning Ordinance (Title 17) and the city-specific Specific Plans cited.

When you see phrases like P, CUP, AUP, DR, or TUP in Desert Hot Springs tables they mean the use is Permitted, conditionally permitted (requires a Conditional Use Permit), requires an Administrative Use Permit, requires Design Review, or Temporary Use Permit respectively — see the table keys in the code.

For quick cross-references while you plan an application, see the city’s zoning overview at Desert Hot Springs Zoning and the code chapters on development standards, parking, design review, overlay districts, and ADUs. Note that construction also must comply with the California Building Standards Code when you pull building permits (this page does not interpret Title 24).

How the code controls Land Use (key mechanics)

Title 17 is the City’s zoning ordinance; it sets district rules, permitted/conditional uses, and the review authority (Director, Planning Commission, or City Council).
Each zoning district has a use table. Uses marked P are allowed (may still need a Development Permit); CUP means a Conditional Use Permit is required; AUP is Director-level Administrative Use Permit; DR means design review applies. See Table 17.08.01 for residential uses and Table 17.12.01 for commercial uses.
Specific Plans (e.g., Desert Hot Springs Retail Center, Coachillin’, Desert Land Ventures, Desert Gateway, Desert Storage) contain their own permitted-use tables and development standards; where a Specific Plan conflicts with Title 17, the Specific Plan controls.

District-by-district summary (purpose, typical permitted uses, key dimensional standards, where it applies)

Note: The ordinance groups districts into Residential, Commercial/Visitor-Serving, Mixed-Use, Industrial, Open Space, Public/Institutional and Specific Plan overlays. The summaries below pull the controlling table/section for each district.

Residential districts (primary reference: § 17.08.030; use table: TABLE 17.08.01)

R-RD (Residential Rural) — purpose: rural lots, limited agriculture; typical allowed uses: single-family dwelling (P), limited agriculture (AUP/CUP), private gardens (A). Development standards: large minimum lot size (see Table 17.08.02); ADUs are permitted. See § 17.08.030 and Table 17.08.01.
R-L (Residential Low) — purpose: low-density single-family neighborhoods; typical uses: single-family dwelling (P), ADU (P), limited mixed residential accessory uses. Maximum density 6 du/acre; development standards in § 17.08.040 and Table 17.08.02.
R-M (Residential Medium) — purpose: primarily attached residential or small-lot detached; typical uses: multifamily dwellings (P in R‑M), ADUs (P). Density range 6–20 du/acre; standards at § 17.08.040.
R-H (Residential High) — purpose: multi‑unit near transit/commercial centers; uses: multifamily (P), certain higher‑intensity residential and some shelters (subject to Table 17.08.01). Density 20–30 du/acre; development standards at § 17.08.040.

(Full list of residential permitted uses appears in TABLE 17.08.01; ADUs are explicitly permitted in all residential districts — see § 17.08.090.)

Commercial and Visitor‑Serving districts (primary reference: § 17.12.020; use table: TABLE 17.12.01)

C-N (Commercial Neighborhood) — purpose: neighborhood-serving retail and services; typical uses: convenience retail, personal services, small offices; many eating/drinking uses may be allowed (P or AUP depending on type). See Table 17.12.01 for exact use-by-use permit type.
C-G (Commercial General) — purpose: broader commercial uses (grocery, larger retail, mixed shopping); typical uses include general retail, restaurants, financial institutions (drive-throughs often allowed per table). See § 17.12.020 and Table 17.12.01.
C-D (Commercial Downtown), C-H (Commercial Highway), C-BP (Business Park) — each has a tailored list of permitted/conditional uses in Table 17.12.01; check the table for drive-throughs, bars, offices, and other use-specific rules.

Key mechanic: The commercial use table uses the "P / A / AUP / CUP / TUP / —" keys; always consult Table 17.12.01 to confirm permit level for the exact NAICS-style use.

Mixed‑Use districts (Chapter 17.14)

MU-N (Mixed‑Use Neighborhood) and MU-C (Mixed‑Use Corridor) — intended to integrate residential and commercial uses at varying intensity; allowed uses are grouped and the code applies mixed-use‑specific development standards (open space, hours of operation, and operational limits for outdoor uses). Design and open-space rules (shared open space percentages) are in Chapter 17.14.

Industrial districts (Chapter 17.16)

I-L (Light Industrial) and I-E (Energy Production) — typical permitted uses: light manufacturing, distribution, utilities; some industrial uses (e.g., marijuana manufacturing, testing, distribution) have CUP or DR requirements spelled out in the respective specific-plan attachments. See § 17.16.020 and the PA tables inside specific plans for cannabis-related uses.

Open Space / Public / Visitor‑Serving (Chapters 17.20, 17.04)

OS-C / OS-R / OS-P — Open Space districts: recreation, conservation and private open space uses (parks, trails, wildlife refuges) with their specific allowed lists in TABLE 17.20.01 and standards in § 17.20.030.
P (Public/Institutional) and VS-* (Visitor Serving) districts have their own allowed uses in the District lists and the Specific Plan tables.

Specific Plans and overlays (examples and how they change land use)

Desert Hot Springs Retail Center Specific Plan (C‑C/SP) — contains its own permitted‑use lists and development standards; the Specific Plan becomes the zoning for the parcels in the plan and supersedes Title 17 where inconsistent. See § 17.30.020 – .040.
Coachillin’ Specific Plan, Desert Gateway Specific Plan, Desert Land Ventures Specific Plan, Desert Storage Specific Plan — each includes a "Table of Allowed Uses" and development standards (e.g., Coachillin’ labels uses with MU, LI, IE, AG, and sets permitted/conditional status). Where a Specific Plan applies, its tables dictate whether a use is P, C (CUP), DR, or NP (not permitted). See §§ 17.200.020, 17.190.030, 17.210.020, and 17.250.030 respectively.

Quick reference table — sample decision‑relevant items

District / Plan	Typical permitted uses (decision relevance)	Key standards (example)	Code reference
R-L (Residential Low)	Single‑family, ADUs (P), JADUs	Max density 6 du/acre; ADUs allowed	§ 17.08.030, Table 17.08.01
R-H (Residential High)	Multifamily (P), shelters (subject to Table)	Density 20–30 du/acre; design/open‑space rules in § 17.08.040	§ 17.08.030 / § 17.08.040
C-G (Commercial General)	Grocery, restaurants, banks, drive‑throughs (per table)	Parking per Chapter 17.48; development permits often needed	§ 17.12.020, Table 17.12.01
MU-C (Mixed‑Use Corridor)	Ground‑floor retail, upper‑floor housing, offices	Mixed‑use open space and operational rules (hours, loading)	Chapter 17.14 (see design/open space rules)
Coachillin’ SP (MU/LI/IE/AG)	Detailed per-parcel P/C/DR/NP; e.g., marijuana cultivation allowed P in some parcels	Where SP applies, SP controls over Title 17	§ 17.200.020 (table)
Desert Land Ventures PA‑1 / PA‑2	Mixed commercial, industrial uses; many industrial uses are DR or CUP	PA development standards in Table 5‑1; review process in § 17.210.040	§ 17.210.020 / § 17.210.040

Checklist — what an applicant must satisfy (short actionable list)

Confirm the parcel’s zoning and any Specific Plan or Overlay that covers it; Specific Plans supersede Title 17 where inconsistent (§ 17.30 and each SP table). Verify on the Official Zoning Map.
Confirm the exact use category in the applicable Table (Residential Table 17.08.01, Commercial Table 17.12.01, or the applicable Specific Plan table) and the permit required (P / CUP / AUP / DR / TUP).
If the use is CUP or AUP, prepare findings consistent with Chapter 17.76 (Conditional Use Permit) or Chapter 17.74 (Administrative Use Permit).
Check dimensional and design standards (setbacks, height, lot coverage) in the chapter for that district or the Specific Plan; review development standards.
Meet parking and landscape/screening requirements (Chapter 17.48, Chapter 17.56); include required calculations and plans.
If design or exterior features are involved, prepare materials for design review or a Design Review application as required (Chapter 17.80).
Confirm any overlays (e.g., cannabis overlays, freeway frontage overlays) apply and what additional permit or regulatory steps they impose (overlay districts).
For ADUs, follow the ADU chapter and relevant state rules — see ADUs and the code reference § 17.08.090.
Confirm CEQA requirements and compile environmental documentation if required (Title 17 ties review authority and CEQA to permit authorities).

Risks & Ambiguities

Issue	Why it matters	What to verify
Specific Plan precedence	Specific Plans (e.g., Coachillin’, Desert Land Ventures) can replace or supersede standard zoning — a use listed P in Title 17 might be NP or CUP in a SP.	Confirm whether the parcel is inside a Specific Plan area and use the SP table first; see § 17.30.020 and respective SP table.
“Similar Uses” rule	If a use is not listed, the Director can permit a similar use — this is discretionary and fact‑specific (Subject to § 17.04.070(C)).	Ask the Director for a formal interpretation and get it in writing; documentation of similarity is needed.
Overlay / cannabis / regulatory permits	Cannabis and other regulated uses often carry extra regulatory permits (RP) or city Manager/State‑level reviews.	Check SP notes for RP/JPR flags and Chapter 5.50 (regulatory permits) for marijuana; verify local RP and state licensing needs.
Nonconforming uses and amortization	Existing nonconforming uses may be phased out or subject to amortization or revocation.	Consult Chapter 17.124 and SP amortization provisions; verify whether the current use is legal nonconforming. Not all nonconforming outcomes are predictable — verify with the Community Development Department.
Parcel‑specific standards (setbacks, height)	Some planning areas set different setbacks, maximum heights, or FARs (e.g., Desert Storage SP contrasts MU‑C to SP‑MU‑C standards).	Check the parcel’s specific plan tables (e.g., § 17.250.030) before preparing site plans.

Plain‑English Summary

Desert Hot Springs uses Title 17 to say "this parcel is in zone X, so these uses are allowed or require a permit, and these size/setback rules apply" — Specific Plans can override those rules for parcels inside them. Always check the parcel’s zoning plus any Specific Plan or overlay first, then read the applicable use table (residential, commercial, or SP table) to see whether your proposed use is Permitted, Conditionally permitted (CUP), or requires Administrative or Design Review; the controlling code sections are in Title 17.

Source References

City of Desert Hot Springs Zoning Ordinance (Title 17) — Title and purpose: § 17.04.010 and § 17.04.020.
Residential permitted uses and ADU rule: Table 17.08.01 and § 17.08.030 (Residential districts; ADU § 17.08.090).
Residential development standards: § 17.08.040 and Table 17.08.02 (development standards).
Commercial permitted uses: § 17.12.020 and TABLE 17.12.01 (Commercial and visitor‑serving districts).
Mixed‑use and design/open‑space rules: Chapter 17.14 (Mixed‑Use Districts).
Conditional Use Permits: Chapter 17.76; Administrative Use Permits: Chapter 17.74.
Desert Hot Springs Retail Center Specific Plan and SP mechanics: §§ 17.30.010–.040 (Specific Plan area, uses, and standards).
Coachillin’ Specific Plan Table of Allowed Uses: § 17.200.020 (Coachillin’ SP tables).
Desert Land Ventures Specific Plan: § 17.210.020 (PA‑1 and PA‑2 permitted uses and development standards).
Desert Gateway Specific Plan and Desert Storage Specific Plan development standards: §§ 17.190.030 and 17.250.030.

If you need the actual permit‑level for a particular NAICS/usestring or parcel, verify on the City’s Official Land Use Zoning District Map and the full Title 17 tables (the excerpts here are summaries). For matters not established in the retrieved materials, or for parcel‑level interpretations, Verify with the jurisdiction.

Sources

Retrieved passages

Desert Hot Springs Zoning Code (§ 17.200.040.) High relevance
Desert Hot Springs Zoning Code (section will) High relevance
Desert Hot Springs Zoning Code (chapter is) High relevance
Desert Hot Springs Zoning Code (Title 17.) High relevance
Desert Hot Springs Zoning Code (§ 159.31.010) High relevance
CBC § 060 (Title 15) High relevance
Desert Hot Springs Zoning Code (§ 17.250.030.) High relevance
Desert Hot Springs Zoning Code (chapter and) High relevance
Desert Hot Springs Zoning Code (§ 159.06.010) High relevance
Desert Hot Springs Zoning Code (Chapter 17.210.) High relevance
Desert Hot Springs Zoning Code (title if) High relevance
Desert Hot Springs Zoning Code High relevance
Desert Hot Springs Zoning Code (§ 17.210.040.) High relevance
Desert Hot Springs Zoning Code High relevance
Desert Hot Springs Zoning Code High relevance

Cited sections

Official Desert Hot Springs code library

Frequently asked questions

What can I build on an R‑1 lot in Desert Hot Springs?

Desert Hot Springs groups residential districts under TABLE 17.08.01 and the R‑district descriptions; typical single‑family dwellings and ADUs are permitted in low‑density zones. See § 17.08.030 and Table 17.08.01 for the exact permitted/conditional list; ADUs are allowed per § 17.08.090.

What are Desert Hot Springs setback requirements for residential zoning?

Setbacks and other dimensional rules for residential zones are in Table 17.08.02 and § 17.08.040; exact numeric front/side/rear setbacks vary by district and project type and are listed in the table in the code — check that table for the district that applies to your parcel.

Do I need a Conditional Use Permit to open a restaurant in a commercial zone?

Check Table 17.12.01: restaurants can be P or AUP/CUP depending on alcohol sales, drive‑throughs, and specific commercial district. The code’s Table 17.12.01 and § 17.12.020 show the permit level required.

If my parcel is in a Specific Plan, which rules apply — the SP or Title 17?

The Specific Plan controls where it conflicts with Title 17; Specific Plans include their own permitted‑use tables and development standards and state that the SP takes precedence over general zoning when inconsistent (see the SP adoption language in each plan, e.g., § 17.30.020 and § 17.200.020).

How are mixed‑use projects treated (commercial + housing) in Desert Hot Springs?

Mixed‑Use districts (MU‑N, MU‑C) allow stacked or horizontal mixes of residential and nonresidential uses with special open‑space and operational standards (Chapter 17.14). Shared open‑space and limits on outdoor nonresidential nighttime hours are addressed there.

What if my proposed use isn't listed in any table?

Title 17 includes a “Similar Uses Permitted” provision — the Director can allow an unlisted use if it is similar to listed uses; see § 17.04.070(C) for process and criteria. Verify the Director’s written interpretation before assuming a use is allowed.

Are ADUs allowed citywide in Desert Hot Springs?

Yes — Accessory Dwelling Units are permitted in the residential districts and are listed as P in TABLE 17.08.01; see ADU standards in § 17.08.090 and consult the City ADU chapter for submittal details.

Do I need design review for new commercial construction?

Many commercial and SP uses are subject to Design Review (marked DR in SP tables or required under Chapter 17.80). Specific Plans often require Design Review as a required approval step for P uses; check the applicable SP review language (for example, § 17.210.040 or § 17.250.040).

Can I propose a cannabis facility in Desert Hot Springs?

Cannabis uses are treated specially: Specific Plans and Industrial tables list whether cultivation, manufacturing, testing, and retail are allowed and the permit type (often CUP, DR, or RP for Regulatory Permit). Check the specific plan or the I‑L w/Cannabis Overlay provisions; see the Desert Land Ventures and Coachillin’ tables for parcel‑level allowances.

How are parking requirements checked?

Parking requirements are set in Chapter 17.48 (Off‑Street Parking Standards); Specific Plans defer to or specify parking numbers and reference Chapter 17.48 for unlisted uses — see the SP parking notes and Table citations in each SP.

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