Local zoning · Desert Hot Springs

Desert Hot Springs — Parking

Parking 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 what the City of Desert Hot Springs' Title 17 (Zoning) requires for parking, off‑street parking, loading, parking design, and bicycle parking. The controlling rules live primarily in Chapter 17.48 — Off‑Street Parking and Loading Standards, plus district development standards (residential, commercial, industrial, visitor‑serving, and several specific plans) that reference Chapter 17.48 for numeric requirements and Chapter 17.40/17.56 for design/landscape detail. See the city's zoning menu for related context on parking, development standards, design review, overlay districts, and ADUs. Long‑form technical standards (accessibility, EV/CALGreen, bicycle parking sizing) remain governed by the California Building Standards Code.

What the code says — headline rules

  • Off‑street parking counts for specific uses are set by § 17.48.040 (use tables and minimums) — see the City’s off‑street parking table for retail, industrial, lodging, cannabis, etc. (§ 17.48.040) .
  • General parking design, stall dimensions, aisle/layout and maneuvering rules are in § 17.48.070 (Design Standards) — stall widths, access aisle requirements, and restrictions on where vehicles can maneuver are controlled there (§ 17.48.070) .
  • Accessibility parking must follow State standard drawings found in the Building Code; the Zoning Code points to this in § 17.48.060 (§ 17.48.060) .
  • Off‑street loading berth sizes and required counts (by gross floor area and use) appear in § 17.48.080 (Off‑Street Loading Standards); berths minimum: 45 ft long × 12 ft wide with 14 ft clear height for many commercial/industrial uses, and a tabulated schedule for required number of berths by building size (§ 17.48.080) .
  • Bicycle parking: the Zoning Code requires bicycle parking in project/site planning and defers technical counts/dimensions to the California Building Code / CALGreen; in some local sections the code adds a minimum of one rack for small retail/convenience uses (§ 17.12.090 and related design guidance; see also reference to CalGreen) .
  • Location and specialty rules:
    • Required parking must normally be on the same parcel and within 150 feet of the unit/entrance it serves (§ 17.48.030 / 17.48.04 references) .
    • Tandem parking is limited and may be allowed by Director only for large (>150‑space) developments with limits on % tandem (§ 17.48.030(G)) .
    • In‑lieu payments, joint‑use agreements, and transit/parking reductions are permitted in limited circumstances and require formal approvals / recorded covenants (see § 17.48.040 notes) .

District‑by‑district breakdown (how parking is applied across Desert Hot Springs zoning)

Below are the main land‑use districts in Title 17 that commonly trigger parking requirements; each district’s development standards incorporate or point to Chapter 17.48 for parking counts and Chapter 17.40/17.56 for design/landscaping. The City map (Official Land Use Zoning District Map) determines which district applies to a parcel (§ 17.04.070, § 17.04.060) .

R‑RD, R‑L, R‑M, R‑H (Residential districts)

  • Purpose: Provide single‑ and multi‑family housing at varying densities; preserve neighborhood character (Table 17.08.02, § 17.08.040) .
  • Typical permitted uses: single‑family, multifamily, ADUs, accessory uses; parking for residential is expected on‑site in garages, carports or driveways (see residential design and driveway limits) (§ 17.08.040, § 17.56 landscaping/driveways) .
  • Key dimensional standards (examples):
    • Driveway minimums and front‑yard paving limits (paved area limited; no more than 50% paved front yard; two vehicle entry points max; 20 ft × 20 ft minimum garage driveway for a 2‑car garage) — see residential driveway rules (§ 17.56 / Residential driveways guidance) .
    • Parking location: spaces must normally be on the same parcel and within 150 ft of the dwelling entrance (§ 17.48.x cross‑refs) .
  • Where it applies: citywide residential neighborhoods (Table 17.08.02) .

C‑N, C‑G, C‑D, C‑H, C‑BP (Commercial and Visitor‑serving districts)

  • Purpose: Neighborhood to highway‑oriented commercial uses; the Visitor‑Serving (VS) districts are for spas, motels, resorts near mineral springs (§ 17.12, § 17.18) .
  • Typical uses: retail, restaurants, convenience stores, offices, hotels/motels, visitor‑serving uses. Specific permitted uses are listed in Table 17.12.01 and Table 17.18.01 (§ 17.12 and § 17.18). Parking for these uses is determined by Chapter 17.48; some specific plan tables list exceptions (e.g., Desert Gateway, Coachillin’) (§ 17.12.030, § 17.200 appendix) .
  • Key dimensional and parking items:
    • Retail, restaurants, hotels: parking ratios are in the § 17.48.040 table (example: restaurants and hotel parking noted by GFA or per‑room standards) — specific plan tables may override for a given SP parcel (§ 17.48.040, § 17.200 Coachillin’/Desert Gateway) .
    • Convenience stores must install a bicycle rack visible from interior and comply with Chapter 17.48 for parking (§ 17.12.210) .
    • Parking lot landscaping, screening from streets, and pedestrian linkages are required (see Chapter 17.56 and commercial design guidance) (§ 17.12.100, § 17.56) .
  • Where it applies: downtown and commercial corridors (see Official Land Use Map; specific plans like Coachillin’ and Desert Gateway include tailored rules) .

MU‑N / MU‑C (Mixed‑Use) and VS‑M / VS‑C (Visitor‑Serving)

  • Purpose: Encourage mixed residential/commercial activity and visitor‑serving resort uses; both rely on Chapter 17.48 for parking standards and emphasize pedestrian/bicycle access and shared parking strategies (§ 17.18.030, § 17.12.090) .
  • Notable local direction: Visitor‑serving developments are explicitly required to include bicycle parking in site layout and provide pedestrian linkages (§ 17.18.030) .

I‑L (Light Industrial) and other Industrial districts

  • Purpose: Light manufacturing, distribution, warehouses; parking and loading needs differ from retail and are governed by Chapter 17.48 and § 17.48.080 for loading berths; industrial sites must accommodate on‑site truck maneuvers (§ 17.16.030, § 17.48.080) .
  • Key: Loading berths and size/clearance standards (see § 17.48.080) — industrial developments often require larger paved areas, screening and dedicated circulation (§ 17.48.080, § 17.16.190) .

Specific Plans & Overlays (Coachillin’, Desert Gateway, Desert Land Ventures, etc.)

  • Many specific plans set project‑level parking or refer to § 17.48.040 for any use not otherwise listed; Specific Plans also impose parking landscaping and sign standards (Coachillin’ and Desert Gateway reference § 17.48.040 and § 17.52.030) (§ 17.200, § 17.190, § 17.210) .

Quick reference table — most decision‑relevant standards

Requirement / item Standard or rule (local) Code Reference
Off‑street parking counts (by use) Minimum counts set in the off‑street table — retail, office, lodging, cannabis, industrial all specified; specific plans may supply alternate rates § 17.48.040
Minimum stall width (parking structures) Stall width shall be no less than 9 ft; dimensional adjustments permitted by Director for special garages § 17.48.070(C)(2)
Parallel stall 8 ft × 24 ft (length can be 18 ft if 6‑ft separation between every two) Design guidance / residential parking rules (§17.x)
Private 2‑car garage minimum 20 ft × 20 ft unobstructed, ceiling 7 ft 6 in § 17.48.070(C)(1)
Parking proximity Parking must be located within 150 ft of the dwelling/main entrance it serves § 17.48.030 / development tables
Tandem parking allowance Director may allow limited tandem for developments requiring ≥150 spaces; tandem capped at 10% of total and attendant on duty § 17.48.030(G)
Off‑street loading berth size 45 ft long × 12 ft wide; overhead clearance 14 ft (and tabulated counts by building GFA) § 17.48.080(A)(1–4)
Loading spaces required (by GFA) Commercial/industrial: 0 for <6,000 sf; 1 for 6,000–15,000; 2 for 15,001–40,000; 3 for >40,000 (see tabulation) § 17.48.080(B)
Bicycle parking Required in site layout; local code defers counts and dimensions to the California Building Code/CALGreen but mandates at least one rack for small retail/convenience uses § 17.12.x guidance; California Building Standards Code (referenced)
Accessible parking Must conform to State/Building Code standard drawings (ADA/Title 24) § 17.48.060 and Building Code references
In‑lieu payments & joint use In‑lieu fee allowed where an established parking district exists; joint use allowed (≤50% of required spaces) with recorded covenant § 17.48.040 notes; joint use rules

Checklist (what an applicant must satisfy for parking)

  • Identify the zoning district for the parcel (e.g., R‑L, C‑G, I‑L) and confirm any Specific Plan or Overlay that applies (§ 17.04.060 / Official Map) .
  • Apply the numeric parking requirement from § 17.48.040 for the proposed primary use; if not listed, follow the Code’s “similar use” rules and provide a parking study (§ 17.48.040) .
  • Show off‑street loading provision(s) per § 17.48.080 (berth dimensions and count) if commercial/industrial/hotel use proposed .
  • Lay out stalls and aisles to meet § 17.48.070 dimensional and access rules (stall widths, maneuvering, forward‑in access except for residential) .
  • Include bicycle parking per the California Building Standards Code and show at least the locally‑required rack(s) where specified (convenience stores, visitor‑serving uses) (§ 17.12.210; CalGreen references) .
  • Provide landscaping and screening for parking lots per Chapter 17.56 / § 17.12.x commercial design rules; show pedestrian linkages in plan (§ 17.56, § 17.12.090) .
  • If seeking tandem, shared, or reduced parking (transit/AB‑2097 reductions), include written justification, recorded covenants (joint use) or parking study and obtain the appropriate approval (Director/Commission) (§ 17.48 notes) .
  • If proposing in‑lieu payment, verify the property is inside an established parking district and confirm fee amount by Council resolution (§ 17.48 notes) .

Risks & Ambiguities

Issue Why it matters What to verify
Parking rate ambiguity for mixed/novel uses Title 17 provides a table for common uses but delegates “similar uses” and some SPs to project review — inconsistent application can trigger over/under‑parking Confirm the exact code table used for your use (§ 17.48.040) and ask the Community Development Director whether your use is “similar” or requires a parking study
Bicycle parking counts and details Zoning defers technical bicycle counts/dimensions to the California Building Code / CALGreen; local text also adds minimums in some use sections — potential overlap Follow the California Building Standards Code for short‑ and long‑term bicycle parking and confirm any local minimums cited in the project’s district (e.g., convenience store clause)
Tandem/stacked parking approval Tandem allowed only in very large developments and subject to Director approval (operational limits) — can affect site layout and feasibility If proposing tandem stalls, confirm the ≥150 spaces trigger and attendant/operational requirements in § 17.48.030(G); expect review and conditions
Specific Plan overrides Specific Plans commonly supply alternate parking or require design guidelines that “control” over the zoning code Check whether the parcel lies inside a Specific Plan (Coachillin’, Desert Gateway, Desert Land Ventures) and apply the SP’s parking table first; if conflict, SP controls (§ 17.200, 17.190, 17.210)
Accessibility & Title 24 compliance Zoning cites Building Code drawings for accessible spaces; Building Code/Title 24 requirements are jurisdictionally enforced at building permit stage Design accessible stalls per § 17.48.060 and the current Title 24; coordinate with building officials early

Plain‑English summary

If you build or change a use in Desert Hot Springs you must provide the number and design of off‑street parking and loading spaces required by the Zoning Code (Chapter 17.48) and by the development standards for the district or specific plan your site is in; design rules (stall sizes, maneuvering, landscaping, bicycle racks, accessibility) are spelled out in the same chapters and the City defers technical bike/ADA details to the California Building Standards Code (Title 24). Always verify district maps and any specific‑plan rules for parcel‑level exceptions. (§ 17.48.040, § 17.48.070, § 17.48.080)

Source References

  • City of Desert Hot Springs — Title 17, Chapter 17.48 (Off‑Street Parking and Loading Standards), including § 17.48.040 (parking counts), § 17.48.060 (accessible parking), § 17.48.070 (design standards), § 17.48.080 (loading) — § citations: § 17.48.040, § 17.48.060, § 17.48.070, § 17.48.080.
  • Residential district tables and driveways / parking location rules — Table 17.08.02, § 17.08.040, residential driveway/driveway paving rules and RV parking limitations.
  • Commercial design guidance, parking circulation and bicycle statements — § 17.12.090 and convenience store bicycle rack requirement (§ 17.12.210).
  • Specific Plans referencing parking (Coachillin’, Desert Gateway, Desert Land Ventures) and their tables pointing to § 17.48.040.
  • California Building Standards Code (Title 24) / CALGreen references for bicycle parking, clean air vehicle parking, EV readiness and accessible parking standards (Zoning code refers to these for technical specs). California Building Standards Code

Sources

Retrieved passages

  • Desert Hot Springs Zoning Code High relevance
  • Desert Hot Springs Zoning Code (§ 159.24.060) High relevance
  • Desert Hot Springs Zoning Code (§ 159.24.060) High relevance
  • Desert Hot Springs Zoning Code (§ 17.200.040.) Medium relevance
  • Desert Hot Springs Zoning Code Medium relevance
  • Desert Hot Springs Zoning Code (§ 159.06.060) Medium relevance
  • Desert Hot Springs Zoning Code Medium relevance
  • Desert Hot Springs Zoning Code (§ 159.08.050) Medium relevance
  • Desert Hot Springs Zoning Code (title for) High relevance
  • Desert Hot Springs Zoning Code (§ 17.210.040.) High relevance
  • Desert Hot Springs Zoning Code High relevance
  • Desert Hot Springs Zoning Code (section to) High relevance
  • Desert Hot Springs Zoning Code High relevance
  • Desert Hot Springs Zoning Code (§ 17.08.040.) Medium relevance
  • CGBSC § 159.24.040 (Title 24) Medium relevance
  • Desert Hot Springs Zoning Code Medium relevance
  • Desert Hot Springs Zoning Code (§ 17.200.030.) Medium relevance
  • Desert Hot Springs Zoning Code Medium relevance
  • Desert Hot Springs Zoning Code (§ 17.08.040.) Medium relevance
  • Desert Hot Springs Zoning Code Medium relevance
  • Desert Hot Springs Zoning Code (Chapter 17.32.) Medium relevance
  • CBC § 159.06.060 (§ 159.06.060) Medium relevance
  • Desert Hot Springs Zoning Code (§ 159.06.030) Medium relevance
  • Desert Hot Springs Zoning Code (§ 159.12.030) Medium relevance
  • Desert Hot Springs Zoning Code (§ 159.02.020) Medium relevance
  • CGBSC § 5.106.3.1 (Section 5.106.3.1) Medium relevance
  • Desert Hot Springs Zoning Code (§ 159.12.020) Medium relevance

Cited sections

Frequently asked questions

What are the required parking ratios for a new restaurant in Desert Hot Springs?

Use the off‑street parking table in § 17.48.040; restaurants are listed by gross floor area and require the parking spaces per GFA indicated there (and specific plans may override). Check the table in § 17.48.040 and any applicable Specific Plan (e.g., Desert Gateway or Coachillin’) for parcel‑level differences (§ 17.48.040) .

How many loading berths does a 30,000 sq. ft. commercial building need?

§ 17.48.080 tabulates loading spaces: a building 15,001–40,000 sq. ft. requires 2 loading berths; each berth must meet size/clearance minimums (45 ft × 12 ft, 14 ft clear) (§ 17.48.080) .

Do I have to provide bicycle parking for a hotel or motel?

Yes — the Zoning Code requires bicycle parking be included in site layout and defers short‑ and long‑term technical counts/dimensions to the California Building Standards Code / CALGreen; visitor‑serving sections explicitly require bicycle parking as part of pedestrian‑friendly site planning (§ 17.18.030 and CalGreen references) .

Can I reduce parking because the site is near transit?

Potentially. The code permits transit‑based parking reductions and joint‑use reductions (AB 2097/ Government Code references); reductions and joint‑use arrangements require approval and recorded agreements where applicable — see the notes in § 17.48.040 (§ 17.48.040 notes) .

Are tandem parking stalls allowed for apartment projects?

Tandem parking is limited. The Director may allow tandem for large commercial/public/institutional/industrial sites with 150 or more spaces, and tandem cannot exceed 10% of total. For residential projects, the forward‑in maneuver rule and local residential design guidance typically disfavor tandem without specific approval — verify with the Director (§ 17.48.030(G)) .

Where can loading docks be located on a site facing a residential zone?

Loading spaces may not be located closer than 50 feet to any lot in a residential zone unless enclosed on all sides except entrance by an 8‑ft high wall; loading areas must be designed to avoid nuisance lighting and noise per § 17.48.080 (§ 17.48.080) .

Can I pay an in‑lieu fee instead of building required spaces?

Yes, in some commercial districts the City allows in‑lieu payment to the off‑street parking fund prior to building permits, but only where an established parking district exists and the amount is set by Council resolution — check the in‑lieu rules in Chapter 17.48 (§ 17.48.040 notes) .

Does the City require EV charging or clean‑air vehicle spaces in parking lots?

The Zoning Code references the California Building Standards Code / CALGreen for clean air vehicle parking and EV readiness; local compliance will be enforced at building permitting as part of Title 24 requirements — see § 17.48 notes and Title 24 references (§ 17.48 cross‑refs; Title 24) .

If my parcel is in Coachillin’ Specific Plan, which rules apply for parking?

Specific Plans control where they conflict with Title 17. Coachillin’ and other SPs list parking and loading references but direct applicants to Chapter 17.48 or to SP design guidelines for parcel‑level tables; when in conflict, the Specific Plan governs. Confirm applicable SP provisions (see § 17.200/Coachillin’) .

Who approves shared‑use or reduced parking arrangements?

Joint‑use parking agreements and in‑lieu payments require review and, depending on the proposal, approval by the Planning Commission or Director; joint‑use agreements must be recorded and acceptable to the City Attorney (see notes in § 17.48.040) .

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