City of Palm Springs
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Land Use
Purpose and Introduction
As the backbone of the General Plan, this element sets forth the distribution, location, and intensity of land uses throughout the City. It represents the land use “road map” for Palm Springs—guiding it into the future with goals and policies.
Residential
Density: (0–2.0 dwelling units per acre).
Description: The Estate Residential designation provides for the development of large-lot, single-family residences that are custom in design. This designation is predominantly located in areas adjacent to the City’s hillsides, reflecting the natural and environmental constraints that must be addressed there. Minimum lot sizes are generally 20,000 square feet in this designation.
Density: (2.1–4.0 dwelling units per acre).
Description: The Very Low Density Residential is the most prevalent land use designation within the City, representing typical single-family detached residential development. Lot sizes in this land use designation generally range from 8,500 to 16,500 square feet.
Density: (4.1–6.0 dwelling units per acre).
Description: Similar to the Very Low Density Residential designation, the Low Density Residential designation also represents “typical” single-family detached residential development. This designation accommodates typical lot sizes ranging from 8,000 to 10,000 square feet.
Density: Medium Density Residential (6.1–15.0 dwelling units per acre).
Description: This residential land use category accommodates a range of residential housing types, including single-family attached, single-family detached, patio homes, duplexes, townhomes, multiple-family, and mobile home projects. Hotels and motels are also permitted that are consistent with the scale and character of the surrounding neighborhoods and do not create significant adverse impacts to the surrounding residential neighborhood.
Density: High Density Residential (15.1–30 dwelling units per acre).
Description: Typical development in this category would include duplexes, townhomes, and apartments. Hotels and motels are also permitted if they are consistent with the design and character of the surrounding neighborhoods and do not create significant adverse impacts to the surrounding residential neighborhood.
Commercial
Intensity: (0.35 FAR for stand-alone commercial uses; 43 hotel rooms per net acre; 86 rooms per net acre on Tribal Land).
Description: This land use designation provides for large-scale resort hotels and timeshares including a broad range of convenience, fitness, spa, retail, and entertainment uses principally serving tourists. Commercial recreation and entertainment facilities, such as convention centers, museums, indoor and outdoor theatres, and water parks are included in this designation, but should be designed to be compatible with neighboring development. Tourist Resort Commercial facilities are most appropriate in the Palm Canyon Drive and Tahquitz Canyon Drive corridors. It is intended that the primary use in any Tourist Resort Commercial area shall be hotel/tourist-related uses; if residential uses are proposed within the Tourist Resort Commercial Designation (timeshares, condominiums, etc.) they shall be a secondary use ancillary to the proposed hotel uses for each area and shall not exceed a maximum of 30 dwelling units per acre.
Intensity: (10 dwelling units per acre).
Description: This designation applies to areas with smaller-scale, boutique type hotels that are typically found in the Warm Sands and Historic Tennis Club neighborhoods. It is intended that the small hotel character of these neighborhoods be preserved; as a result, new residential uses or conversion of small hotels to residential uses are permitted as long as they comply with the conversion requirements outlined within the City’s Zoning Code. If damaged or remodeled, existing properties (defined as constructed prior to the adoption of this General Plan update) in this designation that exceed 10 dwelling units per acre may be rebuilt to their historic density and will not be considered non-conforming so long as they are rebuilt at the same scale as the original structures and meet design and massing criteria compatible with the surrounding area. Stand-alone retail and commercial uses are not permitted in this land use designation. Ancillary commercial uses associated with a small hotel use are allowed.
Intensity: (0.35 FAR).
Description: Areas designated as Neighborhood/Community Commercial provide an opportunity for convenience commercial uses that serve adjacent residential neighborhoods. The commercial opportunities created under this designation are intended to be an integrated element of the neighborhood, providing to nearby residents services such as dry cleaners, grocery stores, bakeries, bank and post office branches, bookstores, drugstores, and smaller-scale restaurants. Harmonious relationships between these commercial uses and adjacent residential uses shall be achieved through compatibility of site design, building scale, pathways and circulation design, and architectural treatment of structures.
Intensity: Regional Commercial (0.50 FAR).
Description: Regional Commercial areas are intended to provide for large-scale commercial uses that serve an area larger than the City boundaries. Allowable uses typically include department stores, theatres, and restaurants. Uses such as automobile dealerships that have a regional draw are also included in this land use designation. These uses are generally located in areas that will benefit from a higher level of exposure to residents located outside of the City, such as properties located on Ramon Road adjacent to the City limits and selected properties adjacent to the I‑10.
Mixed Use
Density/Intensity: (1.0 FAR; 21–30 dwelling units per acre).
Description: Bounded approximately by Ramon Road, Calle Encilia, Alejo Road and Belardo Road, the Central Business District designation allows for a mix of commercial, residential, and office uses at a higher concentration, density, and intensity than in other areas of the City. The CBD serves as the main activity center and cultural core of the community and, as such, theatres, museums, retail, and other entertainment venues are encouraged here. Uses such as grocery stores, small scale hardware stores, and convenience or pharmacy stores that provide services to the Downtown’s residential population in a mix of national and regional chain stores with local businesses are also encouraged. Wholesale and warehousing uses are among the uses discouraged, consistent with the Downtown Specific Plan.
The Central Business District is subdivided into zones or areas that provide for diversity in development standards and land use intensities. These subareas are defined in Appendix A, Downtown Urban Design Plan. Examples include the gateways into Downtown, Downtown Central Core, and the Downtown Outer Core. The Downtown Central Core (roughly bounded by Amado Road, Tahquitz Canyon Way, Museum Drive, and Indian Canyon Drive) and the Gateway areas (at roughly the north and south ends of the CBD) may be developed with a maximum FAR of 3.5. If projects in these areas provide substantial public spaces or plazas, an FAR of up to 4.0 may be developed upon approval of a Specific Plan.
The Downtown Central Core may also accommodate up to 70 dwelling units per acre for residential or hotel uses if a Specific Plan is prepared and approved. Mixed use residential projects contributing at least 20% of the proposed units towards meeting the City’s affordable housing goals may developed at a maximum density of 70 dwelling units per acre and an FAR of up to 4.0. For existing buildings that propose upper-floor residential use, there shall be no minimum density threshold required. The minimum density threshold may be lowered from 21 to 10 dwelling units per acre for new mixed-use projects provided that at least 75% of the frontage on the major thoroughfares is public serving commercial use.
Density/Intensity: (Maximum of 15 dwelling units per acre for residential uses and a maximum 0.50 FAR for nonresidential uses).
Description: Uses intended in these areas include community-serving retail commercial, professional offices, service businesses, restaurants, daycare centers, public and quasi-public uses. Residential development at a maximum density of 15 units per acre is permitted; housing projects contributing at least 20% of the units as affordable, towards meeting the City’s affordable housing goals may allow residential densities up to 30 du/acre, or as permitted by the Density Bonus provisions of the Zoning Code. Mixing of uses can occur vertically within a building or horizontally within a mixed-use area. Descriptions of the function and preferred mix of uses in each of the City’s eight mixed-use areas can be found on pages 2-37 through 2-43 of the Land Use Element.
Employment Centers
Intensity: (0.35 FAR).
Description: This land use designation allows for the development of office uses such as executive, administrative and clerical offices, medical offices, and small office centers. Retail uses in this district should be limited to uses directly related to office operations such as restaurants, office supply stores, and pharmacies associated with a medical building. Hotels may be permitted when appropriately integrated into a business or corporate park.
Intensity: (0.50 FAR).
Description: Industrial uses typically include research and development parks, light manufacturing, laboratories, and industrial services. Retail commercial uses and offices shall be allowed as ancillary uses to the industrial use to encourage projects that are self-sustaining. Industrial development is not a primary use within the City, and any industrial use proposed should not detract from the City’s desire to be a premier resort community. Industrial uses adjacent to the airport that are customarily incidental to the operation of an airport and airport-related businesses and activities are also included in this designation. New and expanded industrial uses within the City will expand the City’s job base and are therefore important to the City’s overall economic vitality and balance of land use.
Description: Uses that are reasonably necessary for the proper operation of the Palm Springs International Airport. The Palm Springs Airport Master Plan and Riverside County Airport Land Use Compatibility Master Plan shall serve as the primary regulatory documents for airport facilities and related uses.
Intensity: (Industrial – 0.50 FAR, Office – 0.35 FAR, Commercial – 0.50 FAR).
Description: Generally located at the Indian Canyon Drive and Gene Autry Trail interchanges north of the Southern Pacific Railroad and adjacent to I-10, the Regional Business Center area is intended to accommodate a wide variety of business activities in a multi-use environment. The RBC will provide job opportunities for the residents of Palm Springs and the Coachella Valley. Commercial, office, and industrial uses that can be supported by their proximity to the freeway are encouraged in this area. Uses in this area are intended to provide large-scale development opportunities that serve an area larger than the City proper. Commercial uses can include retail establishments, hotels, automobile dealerships, and other uses that serve a regional population. Business parks and industrial uses are also envisioned under this land use designation. It is envisioned that, over time as market forces demand, additional areas north of the railroad, south of I-10 from Hwy. 111 to Gene Autry Trail may also convert to RBC uses, provided that the appropriate environmental analyses have been conducted and the appropriate infrastructure is provided.
Institutional
Density: (0.35 FAR).
Description: This designation includes government offices and corporation yards, hospitals, City-owned museums, cemeteries, and libraries. The public/quasi-public uses identified on the Land Use Map predominantly reflect existing uses that are located throughout the City to effectively serve the community. Public/quasi-public uses comprise a relatively small component of the City’s total land area.
Description: The School designation applies to existing public schools and private schools at the elementary, junior high, and high school levels. Facilities that conduct courses at the collegiate level are also included in this designation. The Land Use Plan identifies existing school facilities and areas that provide future higher education land use opportunities.
The School land use designation may also include developed open space for playfields, recreational and physical education activities as well as open space that is part of the development of an educational based campus.
Open Space
Density:(1 dwelling unit per 20 acres).
Description: Conservation areas are mainly designated for gently sloping areas of scenic beauty (such as hillsides) and natural landforms (such as alluvial fans) that should be preserved to maintain the City’s unique character. This designation is typically applied in areas that have slope ranges of 10 to 30 percent. Residential uses are permitted as an incidental use in this area, at a maximum density of one unit per 20 acres. The Conservation designation is generally located in the non-mountainous open space areas south of I‑10 and north of the Whitewater Wash. Much of this area is located within the Whitewater Floodplain Conservation Area in the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP).
Density: (1 dwelling unit per 40 acres).
Description: Mountain areas are generally defined as the sloping areas located above the toe of the slope. Mountain areas generally consist of steep slopes. Any areas in parcels in excess of a 30 percent slope may not be used for development or for purposes of calculating density except for purposes of density transfer where two conditions are present. First, a portion of the subject parcel also lies within an area designated for residential use or is otherwise suitable for residential development, and all the extra units allowed can be appropriately placed in these areas. Second, the area not used for residential development is dedicated for open space purposes to the City of Palm Springs or other appropriate accepting agency approved by the City. Off-site density transfer may also be allowed if it can be demonstrated that the additional density can be absorbed by the host site. Density transfers shall be subject to the approval of a development agreement. This designation is very similar to the Open Space–Conservation designation except that residential densities within this area are one dwelling unit per 40 acres.
Density: (1 dwelling unit per 10 acres).
Description: This designation is intended to identify areas to be retained to protect natural, scenic, and wildlife resources unique to Palm Springs and to identify areas where minimal development is desired to protect people and property from environmental hazards such as blowsand associated with the undeveloped desert floor areas. Residential development in this area is permitted if it does not exceed 1 unit per 10 acres and is incidental to the overall desert use. Cluster development is encouraged to respond to the environmental sensitivity of the area. Other permitted uses in this land use designation include recreational facilities and public facilities that comply with the intent of the goals and policies identified in the General Plan. Where mineral deposits are present or are found within areas designated for Desert land use, mineral extraction is permitted, provided that appropriate buffers are established to minimize conflicts between residential and mining uses and the appropriate environmental analysis has been conducted. Renewable energy uses may also be permitted, if located on existing mining sites outside the boundaries of the Palm Springs International Airport Influence Area, and provided the necessary environmental analysis has occurred.
Special Policy Areas
Special Policy Area designations have been applied in three areas of the City: the Chino Cone, Palm Hills, and Oswit Cone (Canyon and Alluvial Fan). Due to the environmental and visual importance of these three areas, projects proposed within any of these Special Policy Areas must be of superior design, demonstrate integration with existing natural features and landforms, be sensitive to biological resources of the site, and create a more desirable living environment than could be achieved through conventional subdivision design and requirements.
Development densities in the Chino Cone and Oswit Cone are one dwelling unit per forty acres (1 du/40 ac). Development applications in excess of this density may be considered with the submittal of a Specific Plan and its associated environmental documentation, which would, by action, establish a general plan amendment. In all cases, development within the Chino Cone and Oswit Cone Special Policy Areas must be consistent with the Environmentally Sensitive Development Areas Specific Plan Ordinance (ESA-SP) in the Palm Springs Zoning Code.
The Palm Hills Special Policy Area allows residential and resort development at a maximum of 1 dwelling unit/hotel unit per acre, not to exceed a total of 1,200 units. Any development proposed in the Palm Hills area will require the preparation of a Specific Plan and a related environmental impact report.
Overlay Areas
Goal LU1
A balanced pattern of land uses that complements the location and character of existing uses, offers opportunities for the intensification of key targeted sites, enhances environmental sustainability, and has positive economic results.
| LU1.1 | Ensure that development meets or exceeds requirements and standards specified within each land use designation. |
| LU1.2 | Concentrate development to protect open space and natural habitat areas. |
| LU1.3 | Ensure that new land use projects are built with adequate utility and municipal infrastructure capacity to support them. |
| LU1.4 | Promote the expansion of existing facilities or the introduction of new uses that complement the location and character of existing uses, intensify key targeted sites, maximize environmental sustainability, and have positive economic results. |
| LU1.5 | Support projects of societal benefit or revenue generation through incentives in the entitlement process. |
| LU1.6 | Require new construction to mitigate impacts on the City’s housing, schools, public open space, childcare facilities, and other public needs. |
| LU1.7 | Ensure that development is sensitive to natural features, including washes, hillsides, and geologic features. |
| LU1.8 | Encourage, where appropriate, high density and high intensity projects to maximize the use of land. |
| LU1.9 | Sensitively integrate into the community required land uses such as transportation corridors, flood control systems, utility corridors, and recreational corridors. |
| LU1.10 | Establish Palm Springs as a leader of land use development practices that contribute to the sustainability and stewardship of environmental resources including air quality protection, energy and water efficiency, natural resource conservation, reduction of greenhouse gas emissions, and resilience to the impacts of climate change. |
| Action Number | Implementation Action/Program |
| IM-LU 1.1 |
Update the Zoning Code for consistency with the General Plan’s provisions for the types, distribution, and density/intensity of permitted uses and objectives for their physical form, scale, and character of development (such as transitions among uses and building heights). Related Policies: LU1.1, LU1.4, LU3.2, LU3.3, LU3.4, LU3.5, LU3.7, LU4.1, LU4.3, LU4.4, LU4.5, LU 4.6, LU6.1, LU6.3, LU 6.6, LU6.8, LU 7.1, LU7.6, LU7.9, LU8.1, LU8.2, LU8.3, LU8.4, LU8.6, LU8.8, LU8.9, LU9.1, LU10.1, LU10.3, LU11.1, LU11.2, LU11.4, LU12.1, LU12.2, LU12.3, LU13.2, LU13.8, LU14.5, LU14.8, LU15.1, LU15.2, LU15.3 Department: Planning, Community and Economic Development Timing: Short |
| IM-LU 1.2 |
Review proposed development projects and applications for conformance with the General Plan Land Use, Circulation, and other plan diagrams, goals and policies specified for each Plan Element, and applicable regulatory codes and requirements. Among the latter are the Zoning, Subdivision, Hillside, Noise, Grading, and Solar Energy System Ordinances. Proposed projects shall be reviewed for conformance with permitted uses, development standards, and objective design guidelines and standards. Development applicants will be required to submit technical studies and analyses as necessary to enable review for compliance. Related Policies: LU1.1, LU1.2, LU1.4, LU1.7, LU1.8, LU2.5, LU3.3, LU4.2, LU4.3, LU6.7, LU9.1, LU9.2, LU9.3, LU9.4, LU9.6, LU9.9, LU10.8, LU11.4, LU12.3, LU12.4, LU13.1, LU13.2, LU13.3, LU14.1, LU14.2, LU14.3, LU14.7, LU14.8, LU15.4 Department: Planning Timing: Ongoing |
| IM-LU 1.3 | Limit the extension of development into undeveloped areas in consideration of the following criteria:
a) Availability of services (streets, water, sewer, and emergency services); Related Policies: LU1.2 Department: Planning, Engineering Services Timing: Ongoing |
| IM-LU 1.4 |
Develop and implement processes, procedures, and standards enabling the transfer of density from open lands to promote infill and clustering within and adjoining existing urbanized areas. Consider whether transfer agreements should only be executed in conjunction with funding being made. Identify candidate donor and receiver sites. Related Policies: LU1.2, LU2.2, LU13.2, LU14.3, LU14.4, LU14.6 Department: Planning, Parks & Recreation Timing: Mid, Ongoing |
| IM-LU 1.5 |
Review development projects for their impacts on, and the adequacy of, utility and municipal infrastructure to provide service. Require the assessment of fees and/or construction of improvements to mitigate deficiencies. Require development applicants to submit technical studies and analyses as necessary to enable review. Related Policies: LU1.3 Department: Planning, Engineering Services Timing: Ongoing |
| IM-LU 1.6 |
Identify and evaluate incentives, such as density bonus provisions, to encourage project enhancements such as affordable housing, environmental sustainability, historic preservation and adaptive reuse, community benefits, successful revitalization, and/or revenue generation and incorporate them into the Zoning Ordinance. Related Policies: LU1.5, LU6.4 Department: Planning Timing: Short |
| IM-LU 1.7 |
Review development projects for their impacts on uses and services that support resident needs and require contribution of fees or other measures to mitigate deficiencies. Require development applicants to submit technical studies and analyses as necessary to enable review. Related Policies: LU1.6 Department: Planning, Engineering Services, Finance & Treasury Timing: Ongoing |
| IM-LU 1.8 |
Work with transportation, utility, and parks and recreation agencies to ensure that improvements are located and designed to be physically and visually integrated and compatible with surrounding land uses and natural resources. Related Policies: LU1.9 Department: Planning, Public Works, and Engineering Timing: Ongoing |
| IM-LU 1.9 |
Consider the adoption of building and site design standards for energy and water conservation that exceed Cal Green. Related Policies: LU1.10 Department: Planning, Building and Safety Timing: Ongoing |
| IM-LU 1.10 |
Implement actions identified in the Safety, Circulation, Air Quality and Recreation, Open Space and Conservation Elements that contribute to the sustainability and stewardship of environmental resources. Related Policies: LU1.10 Department: Planning, Building and Safety, Public Works and Engineering, Parks & Recreation, Community and Economic Development Timing: Ongoing |
Goal LU2
The City maintains its unique “modern urban village” atmosphere and preserves the rich historical, architectural, recreational, and environmental quality while pursuing community and business development goals.
| LU2.1 |
Preserve the character of selected areas of the City. |
| LU2.2 | Require that projects that propose to convert open space areas that are designated “Open Space – Parks/Recreation” to developable areas (for residential, commercial, etc.) offer in-kind replacement of such open space elsewhere in the City, make payment of in-lieu fees, or replace the converted open space through the use of density transfer. |
| LU2.3 | Renovate or replace deteriorating structures through code enforcement. |
| LU2.4 | Utilize lot consolidation and mixed-use development to reduce fragmentation of parcels and to facilitate infill development. |
| LU2.5 |
Require that new development be designed to complement the City’s “modern urban village” atmosphere and unique neighborhoods. |
| Action Number | Implementation Action/Program |
| IM-LU 2.1 |
Work with community stakeholders to confirm special areas of the City identified in the Community Design Element and identify new character-defining features warranting protection; identify potential actions to preserve those features Related Policies: LU2.1 Department: Office of Neighborhoods, Planning Timing: Short |
| IM-LU 2.2 |
Evaluate the effectiveness of using overlay zones, specific plans, or other tools that establish objective standards and metrics for preserving the character of selected areas of the City. Related Policies: LU2.1, LU10.5 Department: Planning Timing: Mid |
| IM-LU 2.3 |
Maintain and enforce an active program of code enforcement. Related Policies: LU2.3 Department: Special Programs (Code Compliance) Timing: Ongoing |
| IM-LU 2.4 |
Consider establishing a program providing loans and/or grants for the renovation and rehabilitation of deteriorating structures. Related Policies: LU2.3 Department: Community and Economic Development, Finance & Treasury Timing: Mid |
| IM-LU 2.5 |
Create a program of incentives promoting lot consolidation, which may include increased densities/intensities, lot coverage, and/or building heights; reduced lot setbacks, parking requirements, and/or permit application fees and/or, expedited permit processing. Related Policies: LU2.4, LU4.4 Department: Planning, Community and Economic Development Timing: Mid |
| IM-LU 2.6 |
Develop and amend the Zoning and Subdivision Ordinances to incorporate objective design standards for building types and site development that are reflective of Palm Spring’s historical architectural heritage and meet objectives for community character and quality. Standards for site development should address building form and massing, active public and private spaces, pedestrian pathways and amenities, and integration with topography and the natural setting. Standards for buildings and architectural character should address heights, modulation of mass, fenestration, articulated façades, clearly defined entrances, varied colors and materials, varied building sizes and configurations, varied roof heights and screening of loading and outdoor storage from public streets. Related Policies: LU2.5, LU3.1, LU4.2, LU6.7, LU7.9, LU8.4, LU8.5, LU8.7, LU10.2, LU10.5, LU10.6, LU12.1, LU12.2, LU12.3, LU12.4, LU13.5, LU13.6, LU13.7 Department: Planning Timing: Mid |
Goal LU3
A desert community with high-quality industrial and business park development.
| LU3.1 |
Preserve the character of selected areas of the City. |
| LU3.2 | Require that projects that propose to convert open space areas that are designated “Open Space – Parks/Recreation” to developable areas (for residential, commercial, etc.) offer in-kind replacement of such open space elsewhere in the City, make payment of in-lieu fees, or replace the converted open space through the use of density transfer. |
| LU3.3 | Renovate or replace deteriorating structures through code enforcement. |
| LU3.4 | Utilize lot consolidation and mixed-use development to reduce fragmentation of parcels and to facilitate infill development. |
| LU3.5 |
Require that new development be designed to complement the City’s “modern urban village” atmosphere and unique neighborhoods. |
| LU3.6 | Work with the Chamber of Commerce and other business promotion groups within the City to attract new industrial businesses to Palm Springs. |
| LU3.7 | Facilitate the development of corporate/business centers along Gene Autry Trail with the Palm Springs International Airport as the nucleus. |
| Action Number | Implementation Action/Program |
| IM-LU 3.1 |
Explore whether development standards adopted for fulfillment centers should be expanded or adapted to apply to research and development areas and business parks. Related Policies: LU3.1 Department: Planning Timing: Short |
| IM-LU 3.2 |
Develop and implement a business attraction and retention program that establishes relationships and fosters communications with target industry associations, provides coordinated and rapid response to businesses expected to increase local job opportunities, develops a marketing campaign, conducts activities that promote industrial development opportunities, and offers other appropriate incentives. Related Policies: LU3.2, LU3.5, LU3.6, LU3.7, LU7.4, LU7.5 Department: Community & Economic Development Timing: Mid |
| IM-LU 3.3 |
Study whether an increase to the maximum allowable FAR for industrial uses under certain circumstances or by-right should be incorporated into the General Plan and Zoning Code. Related Policies: LU3.6 Department: Community & Economic Development Timing: Mid |
Goal LU4
High-quality, sustainable commercial development that provides equitable access to a variety of retail opportunities in close proximity to all residential neighborhoods.
| LU4.1 |
Ensure that sufficient land is designated for commercial use in appropriate areas to support the current and future needs of all residential neighborhoods in a manner that responds to changing market conditions and meets the needs of daily life, such as groceries, pharmacies and banks. |
| LU4.2 | Ensure that commercial facilities are developed as integrated, attractive centers, with adequate parking, provision for pedestrian access from adjacent neighborhoods when feasible, organized traffic movement for motorists, and safety and convenience for pedestrians. |
| LU4.3 | Concentrate retail areas into commercial activity nodes to discourage the development of a “strip” commercial uses, which is characterized by long expanses of commercial building frontage devoid of building separations to provide visual relief. Such nodes shall be separated from one another by permanent open space, parks, major landscaped areas, or residential land uses. |
| LU4.4 | Encourage the reuse of underutilized commercial properties and discourage the proliferation of strip commercial centers through rezoning, parcel consolidation, or incorporation of midblock residential development in selected areas. |
| LU4.5 |
Where appropriate, allow for the integration of small-scale commercial uses to provide a distinct identity to residential areas and to increase the convenience of neighborhood commercial uses. |
| LU4.6 |
Foster development of commercial centers and small-scale commercial retail in residential areas that enhances the equitable access to such services and provides walkable connections between retail and residential uses. |
| Action Number | Implementation Action/Program |
| IM-LU 4.1 |
Review the Land Use Element every five (5) years to assess its effectiveness and adequacy in meeting the Plan’s visons and goals and addressing current and emerging community needs. Amend/update the Land Use Plan, development standards, and policies where necessary. Related Policies: LU4.1, LU12.5 Department: Planning Timing: Mid |
Goal LU5
Lifelong learning opportunities are provided for the residents of Palm Springs.
| LU5.1 |
Allow for and encourage the development of land uses that provide educational opportunities for the City’s residents. |
| LU5.2 | Work closely with the Palm Springs Unified School District to encourage the joint use of facilities as centers for recreation and cultural activities for the City’s residents. |
| LU5.3 |
Support the development of educational opportunities that maintain a sustainable, livable, resilient and diverse economy and workforce, including supporting the development of a College of the Desert campus in the City. |
| Action Number | Implementation Action/Program |
| IM-LU 5.1 |
Appoint a liaison to work with the Palm Springs Unified School District to identify and coordinate future school locations and joint use of school facilities. Related Policies: LU5.1, LU5.2 Department: City Administration, Planning Timing: Ongoing |
| IM-LU 5.2 |
Pursue opportunities to establish public and private higher education, college and job training facilities in Palm Springs. Identify appropriate areas for such uses. Related Policies: LU5.1, LU5.3 Department: City Administration, Planning Timing: Ongoing |
| IM-LU 5.3 |
Update the College Park Specific Plan to reflect the elimination of a College of the Desert campus in the plan area. Related Policies: LU5.3 Department: Planning Timing: Mid |
Goal LU6
Housing needs of people with varying incomes, household sizes, and lifestyles are met within the City.
| LU6.1 | Facilitate new residential development on vacant or underutilized properties in areas that have been designated for mixed-use or residential use on the Land Use Plan, as appropriate. |
| LU6.2 | Encourage new residential infill development by providing streamlined approvals processes. |
| LU6.3 | Allow conversion of underutilized commercial centers into new housing opportunity sites. |
| LU6.4 |
Promote the development of affordable housing through density bonus provisions in certain land use designations. |
| LU6.5 | Preserve mobile home parks as a source of safe and affordable housing stock in the City. |
| LU6.6 | Promote an equitable distribution of a diversity of housing types for various income levels throughout the City to meet the needs of residents, including encouraging the development of new market-rate apartment buildings, affordable housing and Accessory Dwelling Units (ADUs). |
| LU6.7 |
Projects desiring to develop at the higher end of the density range of any residential land use designation are encouraged to meet the following criteria:
|
| LU6.8 | Evaluate and encourage, as appropriate, the conversion of small hotels to housing units. |
| Action Number | Implementation Action/Program |
| IM-LU 6.1 |
Implement programs to expedite the approval and development of housing, as specified in the Housing Element. Related Policies: LU6.2 Department: Planning Timing: Short |
| IM-LU 6.2 |
Implement programs to facilitate the retention of existing affordable housing units as specified in the Housing Element. Related Policies: LU6.5 Department: Planning Timing: Short |
| IM-LU 6.3 |
Analyze potential tools to incentivize the development of rental housing and implement incentives as appropriate. Related Policies: LU6.6 Department: Planning Timing: Mid |
Goal LU7
The premier resort destination and cultural center in the Coachella Valley.
| LU7.1 | Encourage a diversity of high-quality commercial uses, attractive to both the resident and the visitor, including retail, entertainment, cultural, and food sales, in appropriate areas of the City. |
| LU7.2 | Ensure that visitor-serving uses such as hotels, restaurants, and entertainment uses that generate high levels of activity are developed in close proximity to the Palm Springs Convention Center. |
| LU7.3 | Continue to host special events that draw local residents and visitors. |
| LU7.4 |
Pursue and attract high-quality retail uses to the City, and specifically to Downtown. |
| LU7.5 |
Maintain and enhance the success of existing high-quality retail that is unique and local. |
| LU7.6 | Retain viable small hotel uses as a part of the unique character of Palm Springs. |
| LU7.7 |
Maintain or enhance financial and other incentives to assure the economic viability of small hotels. |
| LU7.8 |
Support events that attract tourism by providing a variety of recreational facilities and venues. |
| LU7.9 | Support hotel and motel development that is consistent with the design and character of surrounding neighborhoods and minimizes impacts on residential neighborhoods. |
| Action Number | Implementation Action/Program |
| IM-LU 7.1 |
Maintain strong working relationships with the Agua Caliente Band of Cahuilla Indians and to ensure that new development in Section 14 contributes to and enhances the City’s goal of a destination resort. Related Policies: LU7.1, LU7.2, LU10.6 Department: Community & Economic Development and Planning Timing: Ongoing |
| IM-LU 7.2 |
Schedule annual strategic-planning meetings with the Bureau of Tourism to coordinate strategies to market the City and its resort amenities to visitors. Related Policies: LU7.3, LU7.8 Department: Community & Economic Development Timing: Ongoing |
| IM-LU 7.3 |
Maintain and implement an annual calendar of community events. Related Policies: LU7.3, LU10.4, LU10.7 Department: Parks & Recreation Timing: Ongoing |
| IM-LU 7.4 |
Maintain the City’s façade improvement program to extent financially feasible and study whether additional incentive programs could help maintain and support unique retail establishments. Related Policies: LU7.5 Department: Development Services, Finance & Treasury Timing: Ongoing, Mid |
| IM-LU 7.5 |
Work with small hotel tourism business improvement district to identify policies and programs that could protect the economic viability of small hotels. Related Policies: LU7.7 Department: Community & Economic Development Timing: Short |
| IM-LU 7.6 |
Review and update the Parks and Recreation master plan to incorporate appropriate facilities and recreational programs serving residents and tourists. Related Policies: LU7.8 Department: Parks and Recreation Timing: Mid |
| IM-LU 7.7 |
Work with Convention and Visitors Bureau to understand the needs of events that attract tourism and support their success. Related Policies: LU7.8 Department: Community & Economic Development Timing: Ongoing |
Goal LU8
Mixed-use infill projects are strategically introduced in underutilized areas to create neighborhood activity centers serving the day-to-day needs of nearby residents, employees, and visitors.
| LU8.1 |
Encourage new mixed-use developments in areas that are currently vacant or underutilized. |
| LU8.2 | Encourage flexibility of design in development by allowing both a vertical and/or horizontal mix of uses. |
| LU8.3 |
Encourage and accommodate the development of specialty uses such as boutiques, art galleries, bookstores, restaurants, coffee shops, interior decorators, hardware stores and other similar uses that cater to the residents and create community gathering places in close proximity to mixed-use areas. |
| LU8.4 |
Allow designated mixed-use areas to contain buildings that are taller than the surrounding neighborhood, where appropriate. |
| LU8.5 |
Provide pedestrian links between the commercial, office, and retail uses within mixed-use areas to minimize vehicular traffic. |
| LU8.6 | Allow for and encourage the development of facilities and gathering places that provide for the social and health needs (daycare centers, social-service providers, medical facilities, etc.) of the residents within mixed/multi-use areas. |
| LU8.7 |
On-site parking is encouraged to be accessed from side streets or public alleys to minimize traffic impacts on major streets and to avoid interruption in the street-front design of commercial centers. |
| LU8.8 |
Cluster development where appropriate to create centers of activity or to preserve natural features. |
| LU8.9 | Allow forboulevard residentialuses as long as the proposed residential uses are consistent with the midblock corridor residential goals and policies found in the Community Design Element in such a way as to minimize noise impacts between residences and areas of heavy traffic. |
| Action Number | Implementation Action/Program |
| IM-LU 8.1 |
Continually monitor the preferred mix of uses within mixed-use areas and encourage new uses that provide new services that complement existing uses. Implement and adhere to target percentages, confirm appropriate targets and adjust accordingly. Related Policies: LU8.1, LU8.3 Department: Planning Timing: Ongoing |
Goal LU9
The City’s unique mountain resources are preserved for future generations.
| LU9.1 |
Design and landscape hillside development and development adjacent to natural areas to preserve natural features and habitat. |
| LU9.2 |
Preserve the frontal slopes of the Santa Rosa and San Jacinto Mountains above the toe of the slope including Chino Cone and Snow Creek. |
| LU9.3 |
Preserve the unique topographic and geologic features of the City. |
| LU9.4 |
Windfarm development on hillsides visible from scenic highways and corridors or on slopes of 15 percent or greater should demonstrate no significant adverse aesthetic impacts or provide adequate mitigation prior to approval. |
| LU9.5 |
Pursue and encourage the acquisition of environmentally sensitive hillside parcels by the City, public trusts or other conservation-oriented entities where such parcel acquisition contributes to city-wide open space conservation goals and plans. |
| LU9.6 | Prohibit modifications and disturbances to mountainous areas, including from motorized vehicles operating outside of City-approved roads. |
| LU9.7 |
Encourage the use of mountains for recreational purposes so as not to degrade habitat areas; existing trails will be maintained and new trail links can be developed. |
| LU9.8 |
Prevent invasive and non-native plant species from propagating in areas adjacent to naturalized open space and mountainous areas. |
| LU9.9 | Protect the scenic beauty of the mountains from erosion caused by development. |
| Action Number | Implementation Action/Program |
| IM-LU 9.1 |
Study and codify the minimum natural slope angle that should remain undisturbed. Adopt the following standards for mountain and hillside development review: a) Evaluate and quantify impacts of development on habitat in conformance with CVMSHCP and tribal habitat conservation plan. b) Concentrate development in areas with natural slopes of 10 percent or less in steepness. Development proposals for areas greater than 10 percent slope, or areas subject to erosion, shall be accompanied by detailed soils and geotechnical studies as well as visual simulation exhibits. c) Proposed development should be compatible, by virtue of design, height, materials and slope compatibility, with the natural surroundings and preserve existing contours in order to minimize disturbance of site geology. Areas graded for development should be renaturalized. d) Proposed hillside development should utilize low lighting levels to avoid glare; such lighting should be consistent with standards developed by Palomar Observatory to protect astronomical observation and research. e) The availability of and proximity to public services and utilities shall be established prior to occupancy. All public utilities should be placed underground while minimizing disturbance to natural topography due to open trenching. f) Due to the fire hazards of hillside areas with slopes of 10 percent or greater, access problems, lack of water, and excessively dry brush, adequate on-site fire protection measures shall be provided. These could include a fuel modification program, an on-site water storage system, the use of fire-retardant building materials or any other provision deemed necessary during project review. g) Subdivisions, including streets and lots, should be developed in a manner that will minimize the scarring of the hillsides and, where major cuts or fills are necessary, they should be repaired in such a manner that the final appearance of the total area is as natural as possible. Bridges are generally preferred to fill concepts. h) Hillside areas with naturally occurring steep slopes (30 percent or greater) should not be disturbed to provide vehicular access where an alternate is available. Access roads serving hillside development should not exceed 15 percent grade on any portion of the road. i) Alternative roadway designs are encouraged including split roadway and modified cross-sections. Related Policies: LU9.1, LU9.2, LU9.3, LU9.4, LU9.6, LU9.9 Department: Planning Timing: Short |
| IM-LU 9.2 |
Require property owners to prepare revegetation plans as part of project submittal to re-naturalize any disturbed or scarred native plant and habitat areas not proposed for development. Related Policies: LU9.1 Department: Planning Timing: Ongoing |
| IM-LU 9.3 |
Develop alternative engineering standards in the hillside areas relating to streets, lots, drainage, and utilities that result in minimized grading. Related Policies: LU9.1, LU9.2, LU9.3 Department: Engineering Timing: Short |
| IM-LU 9.4 |
Work with conservation organizations such as the Coachella Valley Conservation Commission and Coachella Valley Mountain Conservancy to retain and preserve permanent open spaces, mitigate wildlife habitat loss and provide recreational amenities in the Santa Rosa Mountains, San Jacinto Mountains, Chino Cone and Snow Creek Related Policies: LU9.2, LU9.5, LU14.2, LU14.7, LU15.4 Department: Planning, Development Services Timing: Ongoing |
| IM-LU 9.5 |
Create an inventory of unique geological features that should be protected Related Policies: LU9.3 Department: Planning Timing:Mid |
| IM-LU 9.6 |
Continue active interjurisdictional and interagency planning for the conservation and preservation of the Santa Rosa Mountains in their natural state with partners such as the Coachella Valley Association of Governments (CVAG), the Bureau of Land Management (BLM) and the Coachella Mountains Conservancy. Related Policies: LU9.3 Department: Planning Timing: Ongoing |
| IM-LU 9.7 |
Review and revise as needed the Parks and Recreation Master Plan to ensure that its standards, improvements, programming, and operations sustain and do not degrade the health and viability of natural resources and habitats. Related Policies: LU9.7 Department: Parks and Recreations Timing: Mid |
| IM-LU9.8 |
Develop a list of prohibited and preferred plant species in hillside areas. Related Policies: LU9.8 Department: Planning Timing: Mid |
| IM-LU9.9 |
Implement the recommendations of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) regarding the placement of native plant species Related Policies: LU 9.8 Department: Planning Timing: Mid |
Goal LU10
A vibrant, pedestrian-friendly Downtown serves as the economic, civic, historic, cultural, and recreational center of the City.
| LU10.1 |
Encourage development of housing and mixed-use land uses Downtown to increase activity in this area. |
| LU10.2 |
Encourage development that promotes a flow between indoor and outdoor activities such as outdoor cafes, arcades, paseos, and courtyards. |
| LU10.3 |
Accommodate a broad range of uses Downtown to meet the needs of both residents and visitors and to stimulate both daytime and evening activity. |
| LU10.4 |
Facilitate and promote special events and community celebrations in the Downtown area to stimulate its role as a community focal point. |
| LU10.5 |
Strengthen the unique sense of place currently present in Downtown by preserving and incorporating cultural uses, the arts and historic resources. |
| LU10.6 | Provide a logical transition between land uses and the built environment in Downtown and those proposed in the Section 14 Specific Plan. |
| LU10.7 |
Support the restoration efforts for the Plaza Theatre for use as a multipurpose community performing arts center for film festivals, premieres, and live stage productions, while preserving its historical value. |
| LU10.8 |
Pursue improvements to the public realm that enhance Downtown as a centerpiece of community activity and identity. |
| Action Number | Implementation Action/Program |
| IM-LU 10.1 |
Support local arts and cultural organizations in developing a program for the maintenance, operation, programming, and funding of the Plaza Theatre. Related Policies: LU10.7 Department: Community & Economic Development Timing: Long |
| IM-LU 10.2 |
Establish of contract with an event center manager to find, promote and schedule activities to maximize the utilization of the theater upon completion of the restoration. Related Policies: LU10.7 Department: Community & Economic Development Timing: Long |
| IM-LU 10.3 |
Develop a phasing and funding program for desired streetscape and infrastructure improvements within Downtown, utilizing funds from Measure J and other funding sources. Related Policies: LU10.8 Department: Engineering Timing: Mid |
Goal LU11
The Palm Springs International Airport is the premier flight center of the Coachella Valley.
| LU11.1 |
Accommodate land uses in the areas surrounding the airport that are economically supportive of, or related to, the airport activities and that are developed in a manner that minimize negative impacts to existing adjacent land uses. |
| LU11.2 | Discourage development of sensitive uses such as schools, hospitals, daycare facilities, or new residential in close proximity to the airport. |
| LU11.3 |
Continue to upgrade and maintain the Palm Springs International Airport as a state-of-the-art facility. New construction and modification to existing structures shall be compatible with the existing Class 1 facade to enhance the image of the City. In the event of the development of a secondary or new primary entrance to the airport, treatment of the view corridor along Baristo Road or elsewhere shall be treated in a manner akin to that of the extant airport entry aligned with Tahquitz Canyon Way. |
| LU-11.4 | Ensure that proposed land uses and developments around the airport comply with the policies and procedures set forth in the Riverside County Airport Land Use Compatibility Plan and applicable FAA guidelines. |
| Action Number | Implementation Action/Program |
| IM-LU 11.1 |
As an element of a new Business Attraction and Retention Program, market the benefits for businesses to locate to the Foreign Trade Zone. Related Policies: LU11.1 Department: Community & Economic Development Timing: Short |
| IM-LU 11.2 |
Contribute to completion of current update of the master plan for Airport facilities and improvements to ensure that they embrace appropriate state-of-the-art technologies and systems providing safe operations and a quality traveling experience for passengers. Related Policies: LU11.3 Department: Planning Timing: Short |
Goal LU12
Commercial, office, and industrial land uses along the I-10 Corridor reflect the world class resort status of our city and provide a strong sense of entry and arrival into Palm Springs and the entire Coachella Valley.
| LU12.1 |
Concentrate high-quality regional and freeway-serving land uses that reflects an attractive, well-designed first impression of the City along the entire I-10 frontage, while protecting environmental resources. |
| LU12.2 |
Promote the development of regional business center, freeway commercial uses, energy uses, warehouses and distribution centers adjacent to the freeway while maintaining high standards of design and quality of improvements to strengthen the economic vitality of the City. Strip commercial uses are discouraged along the corridor, especially in those areas adjacent to frontage roads. |
| LU12.3 |
Support the development of commercial, industrial, and office uses on properties located north of the Union Pacific Railroad that are not currently designated as RBC (excluding those areas designated as OS‑W), provided that the appropriate environmental documentation is prepared and the appropriate roadway and utility infrastructure can be provided to support the proposed uses. |
| LU12.4 | Ensure that new development along the freeway corridor is compatible with the City’s policies related to scenic resources. |
| LU12.5 | Periodically reevaluate the concentration, type, and mix of commercial, office, and industrial development that is appropriate and sustainable adjacent to the freeway. |
| LU12.6 | Provide infrastructure and services necessary to support desired development types. |
| Action Number | Implementation Action/Program |
| IM-LU 12.1 |
Conduct a study of infrastructure and utility constraints that are obstacles to attracting desired development types. Seek funding or partnerships to implement upgrades to address identified needs. Related Policies: LU12.6 Department: Planning, Public Works and Engineering Timing: Mid |
Goal LU13
New development is sensitively integrated into the Chino Cone while preserving its distinguishing natural and scenic characteristics.
| LU13.1 |
Require that any development in the Chino Cone be harmonious with and respectful of the area’s natural features. |
| LU13.2 |
Protect and conserve sensitive habitat areas through development restrictions and clustering of land uses. |
| LU13.3 |
Continue to seek opportunities to acquire or designate open space for preservation. This could include land dedication, in-lieu fees, grants, density transfer, or other sources. |
| LU13.4 | Require street profiles that establish a natural streetscape that visually blends into the surrounding terrain. |
| LU13.5 |
Require low building profiles, natural colors, and minimal grading to blend into the natural topography of the area. |
| LU13.6 | Require any proposed development in this area to preserve monumental rock outcroppings (such as Ship Rock) and integrate these elements into the project’s design. |
| LU13.7 |
Apply natural berming techniques to screen views of development within the Chino Cone from Highway 111 without blocking views of the mountains. |
| LU13.8 |
Allow cultural, educational, and tourism-based uses that will generate revenue and provide amenities in the Chino Cone Special Policy Area. |
| Action Number | Implementation Action/Program |
| IM-LU 13.1 |
Require preparation of a Specific Plan and associated environmental analyses prior to the approval of any development within the Chino Cone that differs from the residential uses permitted by right (1 dwelling unit per 40 acres). Related Policies: LU13.1, LU13.2 Department: Planning Timing: Ongoing |
| IM-LU 13.2 |
Allow applicants to propose rural street profiles and alternate pedestrian sidewalk designs for review. Related Policies: LU13.4 Department: Public Works and Engineering Timing: Mid |
Goal LU14
Palm Hills reserves valued open space, hillsides, view corridors, and biological resources, as feasible under applicable habitat conservation plans.
| LU14.1 |
Require that any new development evaluate and consider the biological resources and natural features of Palm Hills. |
| LU14.2 |
Preserve the frontal slopes of the Santa Rosa Mountains that are visible from the desert floor as open space. |
| LU14.3 |
Public lands that are not used as part of a development project may not be credited for density transfer purposes to an off-site development. |
| LU14.4 | Explore opportunities for the exchange of public and private lands to create clearly defined development areas and viable habitat conservation areas. |
| LU14.5 |
Limit maximum density allowed to one unit per acre (residential or hotel) and prohibit development on slopes above 30 percent. |
| LU14.6 | Allow credits for density transfer where sensitive biological habitats, including hillsides, washes, canyons, etc. are protected and dedicated as permanent open space. |
| LU14.7 |
Protect and conserve sensitive habitat areas in Palm Hills that endangered, threatened, or endemic fauna and flora are found. |
| LU14.8 |
Limit footprint of new development to prevent ecological impacts. |
| Action Number | Implementation Action/Program |
| IM-LU 14.1 |
Require the preparation of a Specific Plan for any development proposed in Palm Hills. Related Policies: LU14.1 Department: Planning Timing: Ongoing |
Goal LU15
Oswit Cone remains an eco-tourist destination, with its distinguishing natural, cultural and scenic characteristics preserved.
| LU15.1 |
Require that any development be respectful of and preserves the archeological artifacts found in the Oswit Cone. |
| LU15.2 |
Require that any development preserves major natural features that contribute to the character of the Oswit Cone. |
| LU15.3 |
Require that permitted tourist-serving commercial activities, including services primarily oriented to the eco-tourist, limit and mitigate their ecological footprint. |
| LU15.4 |
Protect and conserve sensitive habitat areas for the Peninsular Bighorn Sheep and other species that are endangered, threatened, or endemic to the Palm Springs area. |
| Action Number | Implementation Action/Program |
| IM-LU 15.1 |
Consider an update to the Canyon South Specific Plan to reflect a balance between potential development opportunities and preservation of the special characteristics of the area. Related Policies: LU15.1, LU15.2, LU15.3, LU15.4 Department: Planning Timing: Mid |
The northwest corner of Indian Canyon Drive and San Rafael Drive is characterized by a collection of small industrial businesses, multifamily residential uses and several vacant parcels. This area provides a prime opportunity to introduce a mixed-use area that contains uses that would be complementary to a new residential neighborhood, which is proposed a block north of this area. Local residents would like to see more neighborhood-serving commercial uses in lieu of additional industrial development.
Preferred mix of uses: 40–50 percent industrial, 15–25 percent residential, 25–35 percent commercial
The north end of Palm Canyon Drive is characterized by a series of underutilized and vacant commercial centers that, at first glance, provide a deteriorating image of the City as visitors travel toward Downtown. Overall, the northern end of the City lacks distinct gathering places, with residents and businesses relying mainly upon Downtown to serve this need. The Artist Colony provides a prime opportunity to introduce housing along the Palm Canyon Drive corridor and to provide much needed neighborhood-serving commercial uses and gathering spaces.
Preferred mix of uses: 40–60 percent residential, 15–25 percent office, 20–35 percent commercial
Immediately north of the Downtown, the Uptown mixed-use area is located along North Palm Canyon Drive and North Indian Canyon Drive, north of Alejo, south of Via Escuela. A collection of art galleries and boutiques are located here, along with a regional medical center and related medical and professional office uses. A more vibrant retail/commercial area serving the needs of the adjacent residential neighborhoods of Las Palmas, Vista Las Palmas, Movie Colony, and Ruth Hardy Park are needed in this area.
A concentrated mix of uses here could stimulate activity and create a sense of place by connecting new residential uses with the nearby medical offices, including the Desert Resort Regional Medical Center, and specialty shopping in the Heritage District. The primary purpose of a mixed-use center in the Uptown area is to generate a synergy between complementary uses that can ultimately result in a gathering place for residents and businesses in the northern end of the City.
Preferred mix of uses: 30–40 percent residential, 30–40 percent commercial, 20–30 percent office
Health care services and neighborhood-serving commercial uses abut all corners of the intersection. Established residential areas surround these uses except to the south and east of Cerritos at Vista Chino where there is open space and undeveloped land near the airport. Smaller-scale, neighborhood-serving, commercial development integrated with a unique residential opportunity is envisioned for the northern portion of this site, providing a gathering place within walking distance for the residents living in the adjacent neighborhoods. The expanded Campus of the DAP Health, including commercial, medical (public/quasi-public), residential and social services, is envisioned for the portion of the site south of Vista Chino. The character and scale of this mixed-use area is smaller than those along Palm Canyon Drive; building design should maintain a lower profile consistent with the heights of the adjacent uses.
Preferred mix of uses: 30–40 percent residential, 40–50 percent commercial, 10-20 percent public/quasi-public medical uses.
The Sunny Dunes and Palm Canyon Drive mixed-use area currently contains scattered commercial uses and large vacant parcels. Different from the mixed-use areas identified above, the Palm Canyon Drive and Sunny Dunes Road area is envisioned as a mixed-use area creating an office, retail, and residential node just south of Downtown. This mix of uses will complement the hotel uses along East Palm Canyon Drive by providing a concentrated commercial and office base in close proximity to visitor accommodations.
Preferred mix of uses: 40–60 percent commercial/office; 40–60 percent residential
The Smoke Tree mixed-use area is located along East Palm Canyon Drive, between Sunrise Way and Barona Road. Smoke Tree is ideally located to serve the needs of surrounding residential neighborhoods, and is characterized by its intimate scale, pedestrian orientation, and vibrant human activity. The purpose of this area is to create a unique mixed-use center characterized by pedestrian-oriented retail shops, restaurants, hotel facilities, and multifamily residential uses. Vacant and underutilized parcels, such as the former Coco’s site east of Smoke Tree Lane and the vacant site west of Smoke Tree Lane, provide opportunities for multifamily residential infill development.
Preferred mix of uses: 30–40 percent residential uses, 60–70 percent commercial
The parcels on the south side of Palm Canyon Drive between Palm Hills Road and the city boundary provide an opportunity for an iconic mixed-use development that serves as a gateway to the City. The General Plan envisions a mix of commercial and residential uses of modest scale that respects the natural features of the site and surrounding area. Due to the possibility of sensitive environmental constraints in this area, an appropriate level of environmental analysis would need to be conducted to determine the viability of any proposed project.
Preferred mix of uses: 40–60 percent residential uses, 40–60 percent commercial
Located along one of the City’s most visible corridors, the site of the former Palm Springs Mall presents an opportunity to inject new vitality along Tahquitz Canyon Way, which serves as the City’s most important east-west corridor linking Downtown and the Airport. As the future home of a campus for the College of the Desert and ancillary uses, this node will provide an opportunity for more efficient use of an underutilized commercial site that can complement the civic and office uses currently existing along the corridor, while strengthening the site’s ongoing community-oriented role as a cultural center. A restaurant, hotel or commercial enterprise operated by the school and used for instructional purposes shall count towards the ratio of school and associated uses. Residential uses associated with the College could count towards the ratio of school and associated uses as well. Retail or office uses not operated by the school shall count towards the target ratio of commercial/office uses.
Preferred mix of uses: 20-40 percent commercial/office, 60-80 percent school and associated uses
Glossary
Toe of Slope: The base or bottom of a slope at the point where the ground surface abruptly changes to a significantly flatter grade.
Density Transfer: A mechanism that allows the relocation of potential development from an area where proposed land uses or environmental impacts are considered undesirable to another site chosen on the basis of its ability to accommodate additional units of development beyond its original designation. In Palm Springs, this tool could be used to intensify residential and commercial uses in the Central City and to minimize development in sensitive areas such as the mountains and hillsides. A density transfer is also known as a “transfer of development rights,” or TDR.
Boulevard Residential: Residential units proposed along major corridors such as Palm Canyon Drive.