Local zoning · Palm Springs

Palm Springs — Overlay Districts

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

Last reviewed: July 2, 2026

Overview

Palm Springs uses overlay and combining zones (overlay symbols and suffixes) to layer specialized rules on top of the city's base zoning map; overlays can add incentives, require special review, or replace the underlying standards for a defined area. This page walks through the City’s active overlay/combining districts (the code calls many of these the "combining zone" or "overlay zone") and explains what they change about permitted uses, development standards, and approvals under Palm Springs law. For the code base and mapping rules, start with the city's main zoning pages: Palm Springs zoning & planning overview and the code's Palm Springs Zoning entry.

Notes on sourcing and scope: everything below is drawn from the Palm Springs Zoning Code excerpts provided; each citation names the controlling code section (for example § 92.28.00) and links to the file-search citation for the ordinance text. For items the code does not state explicitly, I note "Not found in retrieved materials" and recommend you verify with the City.

How to read Palm Springs overlay rules (quick)

Overlays nearly always state that uses and standards default to the underlying zone unless the overlay explicitly changes them (see § 92.28.00(D)).
Many overlays are expressly approved "only in conjunction" with other zones (they are always an add-on, not a stand‑alone zone) — e.g., "CO", "G", "R", "H", "D" (see § 92.28.00(B), § 92.27.00(B), § 92.25.00(B), § 92.24.00(B), § 92.26.00(B)).

District-by-district breakdown

The table below summarizes the City's named overlay/combining zones found in the retrieved ordinance. After the table, each overlay has a short, focused subsection that cites the controlling code section and gives practical guidance.

Overlay (bold)	Purpose (one line)	Typical permitted uses / incentives	Key decision-relevant standard	Code Reference
CO (Cannabis Overlay Zone)	Encourage and concentrate cannabis businesses where impacts to neighborhoods will be reduced	Uses are those of the underlying zone; zoning incentives may be offered to attract cannabis businesses	May only be established as an overlay; compliance with City cannabis regulations (Chapter 5.55) required	§ 92.28.00
FD (Food Desert Overlay Zone)	Incentivize qualifying grocery stores in underserved census tracts	Conditional Use Permit (CUP) process for new grocery construction; waivers and reduced parking (up to 30% reduction) and other incentives possible	Architectural review may be waived for qualifying projects; parking may be reduced up to 30% by Minor Modification	§ 92.29.00 and implementing rules
H (Historic Preservation Combining Zone)	Preserve and manage historic sites and districts	Uses follow the underlying zone; changes that would affect historic significance are restricted and subject to special review	Historic Site Preservation Board review and Planning Commission action required before many exterior permits; development standards may differ from the underlying zone	§ 92.24.00
R (Resort Overlay Zone)	Prioritize visitor accommodations and resort-supporting uses	Uses are the uses of the underlying zone, with an emphasis on hotels/resorts and supporting services	May only be applied in conjunction with other zones; underlying zone standards apply unless the overlay modifies them	§ 92.25.00
D (Downtown Parking Combining Zone)	Reflect downtown shared/alternate parking rules	Uses per underlying zone; parking rates adjusted for downtown shared parking	Downtown parking space calculations reference Section 93.06.00 (e.g., residential: 1 covered primary space per unit + 1 guest per 4 units)	§ 92.26.00 and § 93.06.00
G (Gaming Overlay Zone)	Allow gaming uses at specially-designated sites	Gaming allowed only where the G overlay is mapped; underlying uses apply otherwise	Gaming on a site within G requires a Type II Conditional Use Permit and additional findings; overlay locations are shown on Exhibit A	§ 92.27.00
Development Agreement / DA overlays (DA1, DA2, DA3, DA5, DA6, etc.)	Site-specific development agreements that control an area’s development	Agreements often supersede usual development standards and set specific project buildout, densities, phasing and obligations	Where a DA applies, it "replaces within said property the usual development standards otherwise applicable" (i.e., DA becomes the controlling document)	§ 94.08.05 – § 94.08.10 and individual DA text (e.g., Serena Park § 94.08.09)
ESA‑SP (Environmentally Sensitive Area Specific Plan Zone)	Apply a specific plan and tailored standards for sensitive/open areas	Specific plan controls allowable uses and sensitive design standards; underlying code superseded where inconsistent	ESA‑SP provisions supersede conflicting Zoning Code provisions; specific plans required for subareas	§ 92.21.1.00

(See detailed subsections below for practical guidance and the specific § citations.)

The CO Cannabis Overlay Zone — § 92.28.00

Purpose: The CO overlay concentrates cannabis-based businesses in mapped locations and encourages incentives to attract them. § 92.28.00(A–B).
Permitted uses: Uses continue to be the uses of the underlying zone; the overlay does not itself create new commercial uses except by permitting cannabis where other rules allow it. § 92.28.00(C–D).
Key permitting/conditions: Cannabis facilities within the CO must follow the City's cannabis regulations in Chapter 5.55 (licensing, operations) and any overlay mapping/exhibits that locate the zone. § 92.28.00(E).
Practical guidance: Confirm the parcel is within the mapped Exhibit A for the CO overlay and then check Chapter 5.55 for local cannabis permit rules. If the code is silent about a project-level standard, "verify with the jurisdiction."

The FD Food Desert Overlay Zone — § 92.29.00 (plus implementing provisions)

Purpose: Encourage qualifying grocery stores in census tracts meeting low-access / low-income criteria. § 92.29.00(A–C).
Typical path: New qualifying grocery construction requires a Conditional Use Permit; adaptive re-use within an existing building may avoid a new CUP if expansion is limited (e.g., renovations that do not increase gross floor area by more than 25% are treated differently). § 92.29.00(E).
Incentives: Waiver of architectural review and development permits for qualifying grocery projects; parking reduction of up to 30% by administrative Minor Modification (§ 94.06.01) and other flexibility listed in the FD rules. § 92.29.00(F).
Practical guidance: If you plan a grocery in an FD area, document qualifying tract statistics (ACS) and plan to use the CUP route for new construction; prepare to request Minor Modifications for parking flexibility. See the City’s Palm Springs Parking rules for how parking counts are applied.

The H Historic Preservation Combining Zone — § 92.24.00

Purpose: Preserve registered historic sites/districts and regulate exterior changes to retain historic character. § 92.24.00(A–C).
Uses: Underlying zone uses continue, but conditional uses require findings of compatibility and minimal alteration to historic features. § 92.24.00(C).
Review & standards: Many exterior changes, new construction, demolition, paint, and signs in an H zone must be reviewed by the Historic Site Preservation Board with recommendations sent to the Planning Commission; the code points to the general design review procedures in § 94.04.00. § 92.24.00(E).
Practical guidance: Expect design-level review; consult the City’s Palm Springs Historic Preservation guidance early and budget time for the Board + Planning Commission review steps.

The R Resort Overlay Zone — § 92.25.00

Purpose: Prioritize visitor accommodations and services while allowing underlying zone uses. § 92.25.00(A–C).
Practical guidance: The R overlay does not automatically change numeric setbacks or heights; it is applied where the City wants resort-focused outcomes and is read together with the underlying zone standards. If in doubt, "Verify with the jurisdiction."

The D Downtown Parking Combining Zone — § 92.26.00 and parking standards § 93.06.00

Purpose: Recognize downtown shared parking and adjust vehicle parking formulas for downtown conditions. § 92.26.00(A–C).
Example standards: Residential: 1 covered primary parking space per dwelling unit plus 1 guest space per 4 units; office and assembly have separate downtown ratios — see § 92.26.00(C) referencing § 93.06.00.
Practical guidance: Use downtown rates shown in § 92.26.00 when your parcel is mapped in the D overlay; consult the City’s Palm Springs Parking resource early to size parking or request shared parking strategies.

The G Gaming Overlay Zone — § 92.27.00

Purpose: Identify sites where commercial gaming may be authorized. § 92.27.00(A–F).
Key rules: The G overlay is applied only in conjunction with other zones and locations are shown on an Exhibit. To operate gaming on a site in G requires a Type II Conditional Use Permit and the applicant must show compatibility and that tourism goals are advanced. § 92.27.00(C, F).
Practical guidance: Confirm a parcel is within the mapped Exhibit A for G; the CUP route is a higher-tier discretionary approval (Type II) requiring Planning Commission and City Council review. Also note voter-approved limits apply to location changes under the ordinance (see the Editor's Note in the code).

Development Agreements / Special DA overlays — (examples DA1–DA6, e.g., Serena Park § 94.08.09)

Purpose: Site-specific DA overlays implement negotiated development terms (phasing, densities, fees, or distinct standards) that supersede the standard zoning for that property. § 94.08.05 – § 94.08.10 (multiple DAs, including Shadowrock, Canyon, Star Canyon, Serena Park, DTPS B‑3).
Key effect: A DA can "replace the usual development standards otherwise applicable to the property" — the DA text (adopted by ordinance) is the controlling standard for that property. See Serena Park DA language in § 94.08.09.
Practical guidance: For any parcel inside a DA overlay, always read the DA document (and exhibits) first; the Zoning Code directs you to the DA terms for project-specific standards.

ESA‑SP (Environmentally Sensitive Area Specific Plan Zone) — § 92.21.1.00

Purpose: Manage development in environmentally sensitive areas through a specific-plan framework; the ESA‑SP rules can supersede Zoning Code provisions. § 92.21.1.00(A–D).
Practical guidance: Projects in ESA‑SP areas require consistency with the adopted specific plan and tailored development standards; the code explicitly prevents use of PD provisions to increase densities beyond what ESA‑SP allows.

Checklist

Confirm overlay mapping for the parcel on the Official Zoning Map and any Exhibit (Exhibit A) that locates an overlay: see § 91.00.05 and § 91.00.06.
Determine the underlying base zone (R‑1, C‑N, etc.) and read both the underlying zone standards and the overlay text (overlays generally defer to the underlying zone unless they say otherwise) — see the overlay clauses such as § 92.28.00(D).
Identify required discretionary approvals (CUP, Type II CUP, Minor Modification, Design Review, Historic Board review) referenced by the overlay (e.g., G requires a Type II CUP; H requires Historic Site Preservation Board review) — § 92.27.00, § 92.24.00.
For parking, apply downtown parking rules if in D or request reductions per the FD rules (Minor Modification / § 94.06.01) — consult § 92.26.00 and § 93.06.00.
If in a DA overlay, obtain and comply with the DA document — DA provisions supersede general zoning standards (see DA text e.g., § 94.08.09).
Prepare for any additional historic/design review required in H or downtown areas and consult the City's Palm Springs Design Review and Palm Springs Historic Preservation guidance early.
Where buildings or construction will invoke state construction standards, coordinate with the California Building Standards Code (Title 24) and local permitting agencies — code reference in multiple sections where building codes are invoked; "verify with the jurisdiction" for parcel-specific code interplay.

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundary shown on Exhibit only	Many overlays (G, CO, FD, DA) locate zones by mapped Exhibits; small mapping errors or ambiguous lines change eligibility	Confirm the exact parcel mapping and Exhibit A in the ordinance / official zoning map; ask Planning for a map interpretation per § 91.00.05.
Whether overlay changes numeric standards (setbacks, height)	Overlays often state that the underlying standards apply unless explicitly modified; some DAs explicitly replace standards	Read overlay language for explicit modifications (e.g., DA language) and check the DA or overlay §; if unclear, "Verify with the jurisdiction."
Interaction with other specialty rules (historic, ESA‑SP, PD)	Conflicts among overlays, specific plans, and DAs determine which standard controls	Determine the priority language: ESA‑SP and DA texts can supersede the Zoning Code; cite the specific plan/DA text for the parcel.
Whether food/grocery project qualifies as "qualifying grocery"	FD incentives hinge on census metrics and whether the operator/project meets the qualifying definition	Verify census tract metrics (ACS) and the precise qualifying criteria; see § 92.29.00 and the FD procedural rules.
Limits on cannabis or gaming notwithstanding overlay	Overlays allow but do not override state law; local business licensing and state regulatory approvals remain required	Cross-check overlay allowance with Chapter 5.55 (cannabis) and state licensing; see § 92.28.00(E).

Plain-English Summary

Palm Springs uses overlays (combining zones and development‑agreement overlays) to either concentrate special uses — for example cannabis in CO, groceries in food‑desert FD, or gaming in G — or to require extra review (historic H) or special downtown parking rules (D). Overlays do not usually rewrite your base zoning numbers unless they explicitly say so or a site‑specific Development Agreement (DA) applies; always check the exact overlay map exhibit and the overlay or DA text first (verify with the City). § 92.24.00, § 92.26.00, § 92.28.00, § 92.29.00, § 94.08.09.

Source References

Palm Springs Zoning Code: § 92.28.00 (CO Cannabis Overlay Zone).
Palm Springs Zoning Code: § 92.29.00 (FD Food Desert Overlay Zone) and implementing procedures.
Palm Springs Zoning Code: § 92.24.00 (H Historic Preservation Combining Zone).
Palm Springs Zoning Code: § 92.25.00 (R Resort Overlay Zone) and § 92.26.00 (D Downtown Parking Combining Zone).
Palm Springs Zoning Code: § 92.27.00 (G Gaming Overlay Zone).
Palm Springs Zoning Code: Development Agreements and DA overlays, e.g., § 94.08.05 (Shadowrock), § 94.08.09 (Serena Park), § 94.08.10 (DTPS B‑3) — see the DA ordinance texts incorporated by reference.
Palm Springs Zoning Code: § 92.21.1.00 (ESA‑SP — Environmentally Sensitive Area Specific Plan zone).
Palm Springs Zoning Code: Zone boundaries and Official Zoning Map rules § 91.00.05 and § 91.00.06.
Downtown parking specifics and cross‑reference to parking code § 93.06.00 (referenced by § 92.26.00).

Sources

Retrieved passages

Palm Springs Zoning Code (section can) High relevance
Palm Springs Zoning Code (Section 92.21.1.05.) High relevance
Palm Springs Zoning Code (§ 4) Medium relevance
Palm Springs Zoning Code (Section 93.23.11) Medium relevance
Palm Springs Zoning Code (Section 94.02.00) Medium relevance
Palm Springs Zoning Code (§ 94.08.09.) Medium relevance
Palm Springs Zoning Code (Section 92.27.00) Medium relevance
Palm Springs Zoning Code (section by) Medium relevance

Cited sections

Official Palm Springs code library

Frequently asked questions

What is the Palm Springs Cannabis Overlay (CO) and how does it affect where a dispensary can go?

The CO (Cannabis Overlay Zone) identifies mapped areas where the City will support cannabis businesses; it does not itself change underlying uses — cannabis operations are permitted only where the parcel is both within the CO overlay and otherwise eligible under the underlying zone and Chapter 5.55 local cannabis rules. See § 92.28.00(C–E).

If my property is in the Food Desert (FD) overlay, do I automatically get a grocery permit and fewer parking spaces?

No — the FD overlay is intended to incentivize qualifying grocery stores but new grocery construction typically requires a Conditional Use Permit (CUP). The FD rules allow waivers like elimination of an Architectural Review application and permit parking reductions up to 30% via administrative Minor Modification where eligible. See § 92.29.00(E–F) and the Minor Modification cross-reference § 94.06.01.

Do overlays change setback, height, and lot coverage numbers?

Only when the overlay or a site‑specific Development Agreement (DA) explicitly says so. Most overlays make the underlying zone standards apply unless the overlay or a DA text supersedes them; check the overlay language and any DA for your parcel. See the general overlay rule language such as § 92.28.00(D) and DA language in § 94.08.09.

Does being in the Historic (H) combining zone mean I need design review?

Yes. The H zone requires Historic Site Preservation Board review and Planning Commission action for many exterior alterations, new construction, demolition, or sign changes, and the code references the applicable review procedure § 94.04.00. Expect design-level review and possible special preservation standards. See § 92.24.00(E).

How do I confirm whether an overlay actually covers my parcel?

Confirm by inspecting the Official Zoning Map and the overlay Exhibit (often "Exhibit A") adopted with the overlay ordinance; where boundaries are ambiguous, the code allows map interpretation requests to the Planning Commission. See § 91.00.05 and § 91.00.06.

Can gaming be approved anywhere in Palm Springs if I put the project on a commercial parcel?

No. Gaming may occur only where the G gaming overlay has been applied (locations are shown on Exhibit A) and then only after obtaining a Type II Conditional Use Permit subject to findings regarding compatibility and tourism goals. See § 92.27.00.

If my site is subject to a Development Agreement (DA), which rules control: the DA or the Zoning Code?

The DA typically "replaces within said property the usual development standards otherwise applicable to the property," so the DA document governs the parcel’s standards and obligations; always read the DA ordinance text and exhibits for parcel-specific rules (e.g., Serena Park § 94.08.09).

Do downtown parcels use different parking counts?

If the parcel is in the D Downtown Parking Combining Zone the downtown parking formulas apply (they reference § 93.06.00); for example, residential downtown rules require one covered primary space per dwelling unit plus guest parking at one per four units (see § 92.26.00 for categories). Confirm applicability on the zoning map.

Are overlays the same as specific plans like ESA‑SP?

No. The ESA‑SP is a specific plan zone that sets its own tailored standards and explicitly supersedes conflicting Zoning Code provisions for the mapped area; overlays (combining zones) typically layer rules atop the underlying zone but do not themselves create a specific plan. See § 92.21.1.00.

Does an overlay affect ADUs (Accessory Dwelling Units)?

The retrieved overlay sections do not state ADU‑specific modifications. The general rule is overlays defer to underlying zone standards unless they change them; ADU-specific rules are governed elsewhere in the Code and by state ADU law — Verify with the jurisdiction for parcel-specific interaction. Not found in retrieved materials for an explicit overlay‑ADU rule.

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