Local zoning · Desert Hot Springs

Desert Hot Springs — Overlay Districts

Q: Where exactly does the Two Bunch Palms Specific Plan apply?

The TBPSP overlay applies to approximately 269.89± acres bounded roughly by Verbena Drive, Miracle Hill Road, Rochelle Road and Camino Campanero; APNs for included parcels are listed in § 17.32.040. § 17.32.040.

Overlay Districts under the Desert Hot Springs local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Overlay districts in Desert Hot Springs are special zoning layers that sit on top of base land-use districts to provide area-specific rules (often by Specific Plan). The overlay rules can change permitted uses, development standards (setbacks, height, FAR, lot coverage) and approval procedures; where a Specific Plan conflicts with the underlying base zone, the Specific Plan controls. See Title 17 (the City Zoning Ordinance) for the authority and list of overlays. § 17.04.010; § 17.04.060; § 17.32.030 .

Notes:

The City treats Specific-Plan overlays (SP) as zoning that supersedes conflicting base-zone rules (§ 17.32.030) .
Several named Specific Plan overlays exist (see district-by-district below) and carry their own permitted-use tables and development standards; those tables govern where the Specific Plan applies. See each plan chapter for review/permit triggers (Design Review, CUP, etc.). § 17.32.030; multiple specific-plan chapters .

(First use links: when this page mentions the City Zoning tools and related topics the first natural mentions below link to city reference pages.) The Zoning Ordinance itself is implemented through the City's Title 17 and the Desert Hot Springs Zoning framework; routine subtopics referenced in the practical guidance below include parking, design review, signage, landscaping and screening, ADUs and the California Building Standards Code.

How Overlay Districts work in Desert Hot Springs (legal basics)

The overlay chapter is Chapter 17.32 (Overlay Districts). The chapter’s stated intent is to guide implementation of overlays in Title 17. § 17.32.010; § 17.32.020 .
The Specific Plan Overlay (SP) is explicitly described: where a Specific Plan overlies another zoning district, the Specific Plan’s development standards and regulations supersede conflicting rules of the underlying district. § 17.32.030 .
The Official Land Use Zoning District Map lists the overlay district symbols (the SP overlay appears on the official map under § 17.04.060). § 17.04.060 .

Overlay district — district-by-district breakdown

Below are the named Specific Plan overlays found in Title 17 and the key decision-relevant rules, with where they apply. For each district I summarize the stated purpose, typical permitted uses, key dimensional standards, and where it applies. All items are grounded in the City code citations shown.

Specific Plan Overlay (SP)

Purpose: To allow area-specific regulations that supersede conflicting base zoning and to implement General Plan objectives via a specific plan document for a defined area. SP explicitly supersedes the underlying zoning where conflicts exist. § 17.32.030 .
Typical permitted uses: Determined within each Specific Plan’s allowed-use tables (varies by plan). If a Specific Plan is silent on a standard, the underlying base zone applies. § 17.32.030 .
Key dimensional standards: Established in each Specific Plan (setbacks, heights, FAR, coverage) and control where they conflict with base-zoning standards. See the specific plan tables below. § 17.32.030 .
Where it applies: Any parcel shown on the Official Land Use Zoning District Map with a "/SP" suffix or a named Specific Plan overlay; the map is on file with the City Clerk. § 17.04.060; § 17.32.020 .

Two Bunch Palms Specific Plan (TBPSP) Overlay — TBPSP

Purpose: Framework to emphasize visitor and spa/health-related uses capitalizing on hot water resources and limited residential/commercial that supports spa tourism. § 17.32.040 .
Typical permitted uses: Visitor-serving lodging (hotel, condominium hotel, timeshare, extended-stay), spa/support services; limited residential uses only when supporting resort operations (and subject to business licensing and transient occupancy tax rules). § 17.32.040 .
Key dimensional standards: The Specific Plan must be prepared for all parcels before development; if the Specific Plan does not address a standard the base zone applies. Exact setbacks/heights are in the TBPSP specific plan documents; the overlay requires a development agreement unless waived. § 17.32.040 .
Where it applies: ~269.89± acres generally bounded by Verbena Drive, Miracle Hill Road, Rochelle Road and Camino Campanero; APNs listed in § 17.32.040. § 17.32.040 .

Coachillin’ Specific Plan — Coachillin’ SP

Purpose: Large-scale mixed use/industrial/agricultural planning across a defined 153.71-acre area; includes its own permitted-use matrix and design guidelines. § 17.200.010–030 .
Typical permitted uses: Mixed-use (MU), Light Industrial (LI), Industrial Energy (IE), Agriculture (AG) per plan tables; marijuana uses are listed with specific standards where applicable. § 17.200.020; § 17.200.030 .
Key dimensional standards: Example plan standards include Front Setback 25 ft, Rear Setback 10 ft, Side Setbacks 10 ft, Lot Coverage up to 80% (subject to design guidelines) and structure heights subject to the Specific Plan and design guidelines. Parking and loading follow the plan and Chapter 17.48. § 17.200.030; Coachillin’ tables .
Where it applies: Coachillin’ Specific Plan planning area as mapped in § 17.200.010; uses and approvals follow the plan’s tables. § 17.200.010–040 .

Desert Land Ventures Specific Plan — Desert Land Ventures SP

Purpose: Establish planning areas (PA‑1 and PA‑2) with permitted use tables and specific development standards to guide larger-lot industrial/mixed-use projects. § 17.210.010–030 .
Typical permitted uses: Commercial gardening, manufacturing (light/medium), warehouse/distribution, power generation infrastructure, telecommunications, some marijuana-related uses (with CUP and regulatory requirements per plan notes). § 17.210.020 .
Key dimensional standards: Example: Minimum lot area 20,000 sf (PA‑1); Lot coverage 75%, distance between buildings 20 ft, street setback 10 ft (planning standard; final may be set by Joint Project Review), and FAR up to 1.5 in certain subareas. Parking per Chapter 17.48. § 17.210.030; Table 5‑2 .
Where it applies: The mapped Desert Land Ventures Specific Plan area and its PA‑1 and PA‑2 planning areas; see the plan maps and tables. § 17.210.010–040 .

Coachillin’, Desert Gateway, Desert Storage, Desert Hot Springs Retail Center, Pierson, and Pierson Commercial Specific Plans

Coachillin’ SP — covered above (Chapter 17.200) with its own use tables and design review triggers. § 17.200.020–040 .
Desert Gateway Specific Plan — contains planning-area permitted uses and requires review in accordance with the plan; Design Review and Conditional Use Permit requirements are specified in the plan chapter. § 17.190.040 .
Desert Storage Specific Plan — provides development standards (e.g., maximum building height 60 ft, story limits, front yard setback ranges noted in the plan) and review requirements (Development Permit/Planning Commission where uses are “P” or “C”). § 17.250.030–040 .
Desert Hot Springs Retail Center Specific Plan (Chapter 17.30) — plan governs permitted uses, environmental standards, and re‑zoning/prezoning details; references to required exhibits and implementation steps in the plan. § 17.30.020; § 17.30.0x .
Pierson Commercial Specific Plan — chapter 17.260 establishes the Pierson Commercial Specific Plan map and standards for specific parcels. § 17.260.010 .

(Each named Specific Plan chapter contains the detailed use tables and numeric standards; where a plan uses shorthand like “P,” “CUP,” “DR” or “RP” that indicates the required permit/approval pathway—see the specific plan’s “Review and approval” subsection.) § 17.200.040; § 17.210.040; § 17.250.040; § 17.190.040 .

Quick comparison table — selected decision-relevant items

Overlay (short name)	Purpose / dominant uses (summary)	Key numeric controls	Code Reference
SP (Specific Plan overlay)	Area-specific zoning; SP controls over base zone where conflicting	N/A (per plan tables)	§ 17.32.030
TBPSP (Two Bunch Palms SP)	Resort/spa and visitor lodging emphasis; limited residential support	Applies to ~269.89± acres; SP required before parcel development	§ 17.32.040
Coachillin’ SP	Mixed-use / industrial with design guidelines	Front setback 25 ft, Rear 10 ft, Side 10 ft, Lot coverage up to 80%	§ 17.200.030
Desert Land Ventures SP	PA‑1/PA‑2 planning; industrial/mixed uses	Min lot 20,000 sf, lot coverage 75%, street setback 10 ft, FAR 1.5 (some areas)	§ 17.210.030
Desert Storage SP	Development standards for Desert Storage area	Max height 60 ft, max stories 4, front setback ranges shown in plan	§ 17.250.030–040

Practical guidance and interpretation (plain-English synthesis)

If your parcel has an SP overlay on the Official Map, treat the Specific Plan as the primary rulebook for permitted uses and dimensional controls; check the plan’s permitted-use tables first. § 17.32.030 .
Many Specific Plans use shorthand for approval triggers: P (permitted but may still require Development Permit or Design Review), DR (Design Review required — see Chapter 17.80), CUP (Conditional Use Permit), RP (Regulatory Permit). Confirm which of these applies to your proposed use in the specific-plan use table you’re relying on. See chapters for each plan: e.g., Coachillin’ § 17.200.040; Desert Land Ventures § 17.210.040. § 17.200.040; § 17.210.040 .
Where a Specific Plan defers to other chapters (for parking, signage or landscaping), those other chapters control the technical standards. For example, parking requirements in multiple Specific Plans reference Chapter 17.48 — consult parking and Chapter 17.48 for stall counts and layout. § 17.200.030; § 17.210.030 .
Many plans require Design Review — check design review rules in Chapter 17.80 when your use is labeled DR. Plan tables also indicate when Planning Commission or Director approval is required. § 17.200.040; § 17.32.030 .
Sign programs and sign permits may be governed directly by the Specific Plan design guidelines but also must comply with Chapter 17.44; see signage. § 17.200.030; Chapter 17.44 .
Landscaping standards are frequently cross-referenced to Chapter 17.56 or specific-plan design guidelines; see landscaping and screening. § 17.200.030; § 17.250.030 .
Building construction permitting (structural, life‑safety, accessibility) remains with the building-permit regime (Title 24/California Building Standards Code). For technical code compliance (fire, structural, accessibility) consult the California Building Standards Code — Specific Plans do not replace Title 24 requirements. Not found in retrieved materials within Title 17; verify with the Building Division. (Verify with the jurisdiction.) .

Checklist — what an applicant must satisfy for an SP-area project

Confirm whether the parcel is shown with an SP or named Specific Plan on the Official Land Use Zoning District Map. § 17.04.060
Pull the applicable Specific Plan chapter and permitted‑use table (e.g., Coachillin’ § 17.200, Desert Land Ventures § 17.210, TBPSP § 17.32.040). § 17.200.020; § 17.210.020; § 17.32.040
Determine if the proposed use is labeled P, DR, CUP, RP, or NP and assemble the application package for the corresponding permit (Development Permit/Design Review/Conditional Use Permit). § 17.200.040; § 17.210.040
Check the Specific Plan numeric standards (setbacks, height, FAR, lot coverage) and cross‑check parking requirements in Chapter 17.48. § 17.200.030; § 17.210.030
Prepare design materials to meet the Specific Plan design guidelines and submit for design review if required. § 17.200.040; Chapter 17.80
If the Specific Plan is silent on a requirement, be ready to demonstrate compliance with underlying base‑zone provisions (e.g., Chapter 17.12/17.16 for development standards). § 17.32.030
Verify whether the Specific Plan requires a development agreement or other exactions prior to final approval. (Multiple plans include development‑agreement language.) § 17.32.040; § 17.30.x

Risks & Ambiguities

Issue	Why it matters	What to verify
Exact parcel applicability	Overlays are mapped; a parcel shown on the Official Map may have an SP suffix or not	Verify the Official Land Use Zoning District Map with the City Clerk / Planning Department § 17.04.060
Conflicts between SP and base zone	SPs supplant conflicting standards; but if SP is silent, base zone applies	Confirm whether the Specific Plan addresses the particular standard you need or defers to the base zone § 17.32.030
Permit trigger language (P vs. DR vs. CUP vs. RP)	The plan shorthand determines whether you need Design Review, CUP, or other approvals	Check the specific plan’s “Review and approval” subsection (e.g., § 17.200.040; § 17.210.040)
Numeric standards variance potential	Plans sometimes cite ranges or defer final setbacks to review bodies	Confirm any “final setback determined during Joint Project Review” notes and the Director/Commission discretion in plan text § 17.210.030
Interaction with other chapters (parking, signs)	Specific Plans reference other Title 17 chapters; failure to meet those standards can block approvals	Verify parking (Chapter 17.48), signage (Chapter 17.44), landscaping (Chapter 17.56) compliance § 17.200.030; Chapter 17.44
Building-code compliance	Title 17 does not replace Title 24; structural/occupancy code still applies	Confirm Building Division/Title 24 compliance with the City’s Building Division — Not found in retrieved materials in Title 17; verify with jurisdiction

Plain-English Summary

If your lot has a Specific Plan overlay (look for “/SP” or a named plan on the City’s official zoning map), follow that Specific Plan’s permitted‑use table and numeric standards first — it controls over the base zone for conflicting rules. Many Specific Plans also require Design Review or Conditional Use Permits, and they often cross‑reference parking, signage and landscaping chapters for technical details; always verify the Official Map and the named Specific Plan chapter for parcel‑specific rules. § 17.32.030; § 17.04.060; specific plan chapters .

Information Gaps

Precise plan maps and parcel-level overlays for every Specific Plan are not reproduced here; the Official Land Use Zoning District Map on file with the City Clerk must be checked for parcel‑level application. Not found in retrieved materials (map images omitted). § 17.04.060 .
Some Specific Plan numeric tables include footnotes and detailed figures (e.g., plan design guidelines, sign programs, landscape exhibits) that are referenced but not fully quoted in the retrieved text excerpts. Consult the full Specific Plan attachments and appendices for exact buildable envelopes and design standards (exhibits referenced in plan text). § 17.30.x; § 17.200.x .
Precise administrative fee schedules, current Development Impact Fee calculations, and any development‑agreement text/exactions are not provided in the excerpts here — verify with the Community Development/Finance departments. Not found in retrieved materials.

Source References

Title 17 (City of Desert Hot Springs Zoning Ordinance), Title and General Provisions — § 17.04.010; § 17.04.020; § 17.04.060
Chapter 17.32 — Overlay Districts (Purpose; Specific Plan overlay; Two Bunch Palms SP) — § 17.32.010–040
Chapter 17.200 — Coachillin’ Specific Plan (map, uses, development standards, review) — § 17.200.010–040
Chapter 17.210 — Desert Land Ventures Specific Plan (PA‑1/PA‑2 uses & standards) — § 17.210.010–040
Chapter 17.190 — Desert Gateway Specific Plan (uses and review) — § 17.190.040
Chapter 17.250 — Desert Storage Specific Plan (development standards & review) — § 17.250.030–040
Chapter 17.30 — Desert Hot Springs Retail Center Specific Plan (purpose, exhibits, process) — § 17.30.020; exhibits
Chapter 17.260 — Pierson Commercial Specific Plan map and related provisions — § 17.260.010
Chapter 17.80 — Design Review (referenced throughout Specific Plans) — referenced by plan review subsections (see § 17.200.040; § 17.210.040)
Chapter 17.44 — Sign Regulations (referenced)
Park/parking standards referenced in plans — Chapter 17.48 (Off‑Street Parking Standards)

Sources

Retrieved passages

Desert Hot Springs Zoning Code (§ 17.250.030.) High relevance
Desert Hot Springs Zoning Code (§ 159.02.020) High relevance
Desert Hot Springs Zoning Code (§ 159.14.030) High relevance
Desert Hot Springs Zoning Code (§ 17.200.040.) High relevance
Desert Hot Springs Zoning Code (Section 5.4.2) Medium relevance
Desert Hot Springs Zoning Code (§ 17.190.040.) Medium relevance
Desert Hot Springs Zoning Code (Title 17.) Medium relevance
Desert Hot Springs Zoning Code (Chapter 17.32.) Medium relevance

Cited sections

Official Desert Hot Springs code library

Frequently asked questions

What does the Specific Plan overlay (SP) do in Desert Hot Springs?

A Specific Plan overlay (SP) provides an area‑specific set of rules — uses, design guidelines and numeric development standards — that govern parcels inside its boundary; where the Specific Plan conflicts with the underlying base zoning, the Specific Plan controls. See § 17.32.030.

How do I know if my parcel is inside a Specific Plan overlay?

Check the City’s Official Land Use Zoning District Map (held by the City Clerk/Planning Department) for an "/SP" suffix or a named Specific Plan overlay; the list of recognized overlays is established in § 17.04.060. § 17.04.060.

What uses are allowed in the Coachillin’ Specific Plan area?

Allowed uses are listed in the Coachillin’ Specific Plan permitted‑use tables and include Mixed Use (MU), Light Industrial (LI), Industrial Energy (IE), and Agricultural uses as specified in the plan; certain uses have DR or CUP requirements shown in the tables. See § 17.200.020–030 for tables and standards.

Do Specific Plans change parking requirements?

Specific Plans often set or reference parking requirements but typically cross‑reference Chapter 17.48 for detailed off‑street parking standards; check the Specific Plan table for any plan‑specific parking rules. § 17.200.030; § 17.210.030.

Will I need Design Review for a project in a Specific Plan?

If the Specific Plan labels a use or application type as DR or explicitly requires design review in its "Review and approval" subsection, then yes — the project will require Design Review under Chapter 17.80. See a plan’s review subsection (e.g., § 17.200.040; § 17.210.040).

What if the Specific Plan is silent about a dimensional standard I care about (setback, FAR, etc.)?

If the Specific Plan does not address a particular standard, the underlying base‑zone regulation from the Zoning Code applies; SP only supersedes where it expressly conflicts. See § 17.32.030.

Where exactly does the Two Bunch Palms Specific Plan apply?

The TBPSP overlay applies to approximately 269.89± acres bounded roughly by Verbena Drive, Miracle Hill Road, Rochelle Road and Camino Campanero; APNs for included parcels are listed in § 17.32.040. § 17.32.040.

If a Specific Plan permits a use as "P", do I need a permit?

“P” indicates the use is permitted by the plan, but the plan may still require a Development Permit, Design Review, or other ministerial/advertised reviews to authorize construction or changes; check the Specific Plan’s "Review and approval" subsection (e.g., § 17.200.040). § 17.200.040.

Can a Specific Plan require a development agreement?

Yes — some Specific Plans require or anticipate development agreements as a part of implementation (e.g., the TBPSP and other specific-plan chapters reference development agreement requirements or expectations). See TBPSP language and plan review subsections. § 17.32.040; § 17.30.x.

Who interprets ambiguous overlay boundaries or standards?

The Director of Community Development has authority to interpret district boundaries where ambiguity exists and to determine final administrative elements, subject to appeal and the zoning map rules in § 17.04.060 (also see administrative procedures in Title 17). § 17.04.060.

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