Desert Hot Springs City Zoning Code
CHAPTER 17
18 VISITOR-SERVING DISTRICTS
§ 17.18.010 Purpose.
A.
VS-C (Visitor-Serving Commercial). This district is intended to provide areas appropriate for accommodations, goods, and services primarily intended to serve visitors to the City. The district is meant to foster increased tourist and visitor-related activities; support the maintenance and enhancement of existing hot mineral spas, and encourage development of similar new facilities, in particular "destination resort spas" and hotels that utilize the City's subsurface hot mineral water. Allowed are small (up to 15 rooms), medium (16 to 50 rooms) to large (over 51 rooms) accommodations including hotels, motels, resorts and spas. Also allowed are attached residential uses at a maximum density of 15 dwelling units per acre.
B.
VS-M (Visitor-Serving Mixed) This district is intended to provide for areas appropriate for accommodations, goods, and services intended to serve visitors to the City. Also allowed are detached and attached residential uses at a maximum density of 15 dwelling units per acre. Either commercial or residential development is allowed, but not concurrently on the same property.
(Ord. 804, 10/1/2024)
§ 17.18.020 Permitted uses.
TABLE 17.18.01 PERMITTED USES — VISITOR SERVING DISTRICTS | |||
|---|---|---|---|
USE | VISITOR SERVING DISTRICTS | CODE SECTION | |
VS-M | VS-C | ||
BUSINESS, FINANCIAL, AND PROFESSIONAL OFFICE | |||
Automated Teller Machines (ATMs) — Drive-up | — | P | |
Business Support Services | A | A | |
Check Cashing and/or Payday Loans | — | — | |
Financial Institutions and Related Services (without drive-through facilities) | — | P | |
Financial Institutions and Related Services (with drive-through facilities) | — | — | |
Office, Business and Professional | CUP | P | |
EATING AND DRINKING ESTABLISHMENTS | |||
Bars, Lounges, Nightclubs, and Tasting Rooms | CUP | CUP | |
Food Preparation/Catering (no on-site sales or service) | AUP | A | |
Food Preparation/Catering (with on-site sales or service) | AUP | A | |
Restaurant — Full or Limited Service, Serving Alcohol | AUP | AUP | |
Restaurant — Full or Limited Service, No Alcohol Sales | P | P | |
Restaurant with Drive-through Facilities | — | — | |
Snack Bar | A | A | |
Mobile food vending vehicle parks | — | — | |
Mobile food vending vehicle parks — Ancillary | AUP | AUP | |
INDUSTRY, MANUFACTURING AND PROCESSING, AND WAREHOUSING | |||
Brewery, Winery, or Distillery | CUP | CUP | |
Data Centers | — | — | |
Hazardous Waste Facilities | — | — | |
Food Processing | — | — | |
Furniture and fixtures manufacturing, cabinet shops, and woodworking shops (wholesale sales only) | — | — | |
Laboratory — Medical, Analytical, Research, Testing | — | — | |
Laundries and Dry-Cleaning Plants | — | — | |
Manufacturing — Heavy | — | — | |
Manufacturing — Light | — | — | |
Recycling | — | — | |
Small Collection Facility* | — | A | |
Large Collection Facility* | — | — | |
Light Processing* | — | — | |
Heavy Processing* | — | — | |
Reverse Vending Machine | — | — | |
Research and Development | — | — | |
Storage — Outdoor | — | — | |
Warehouse, Wholesaling and Distribution | — | — | |
LODGING | |||
Hotel or Motel (without spa) | CUP | P | |
Spa Resort | CUP | P | |
Day Spa | CUP | P | |
Re-establishment of inactive or vacant Hotel, Motel, or Spa Resort | AUP | AUP | |
Emergency Shelter/Low Barrier Navigation Center | P | P | |
Camping/Glamping | — | CUP* | *On properties a minimum of 5 acres in size |
MARIJUANA USES | |||
Marijuana/Cannabis Non-storefront Retail | — | — | |
Marijuana/Cannabis Distribution | — | — | |
Marijuana/Cannabis Cultivation | — | — | |
Marijuana/Cannabis Lounge - Consumption Space | CUP | CUP | |
Marijuana/Cannabis Hotel Facilities | CUP | CUP | |
Marijuana/Cannabis Manufacturing | — | — | |
Marijuana/Cannabis Storefront Retail | — | — | |
Marijuana/Cannabis Testing Facilities | — | — | |
MEDICAL-RELATED AND CARE USES | |||
Ambulance Fleet | — | — | |
Clinic and Urgent Care | — | — | |
Day Care Center | CUP | — | |
Therapy and Rehabilitation Facilities | CUP | CUP | |
Hospital | — | — | |
Office, Medical and Dental Office | CUP | CUP | |
Residential Care Facilities (Commercial Assisted Living, Nursing Home) | CUP | CUP | |
PUBLIC AND ASSEMBLY USES | |||
Cultural Institutions | P | P | |
Event Facility, Event Center, Event Venue | CUP | P | |
Public Assembly Facilities | CUP | CUP | |
Religious Assembly Facilities | CUP | CUP | |
Schools, Private | CUP | — | |
Trade and Vocational Schools | — | — | |
Tutoring and Education Centers | AUP | AUP | |
RECREATION AND ENTERTAINMENT | |||
Arcade/Electronic Game Center | A | A | |
Art Gallery | P | P | |
Commercial Recreation — Indoors | — | P | |
Commercial Recreation — Outdoors | — | CUP | |
Entertainment, Indoor (motion picture theaters, performance theatres, dance halls and similar) | — | P | |
Health/Fitness Facilities — Small | A | P | |
Health/Fitness Facilities — Large | — | CUP | |
RESIDENTIAL | |||
Accessory Dwelling Unit | P | — | |
Dwelling, Multifamily | P | P | |
Dwelling, Single-Family | P | — | |
Home Occupations | A | — | |
Hotel/Motel to Residential Conversion | CUP | CUP | |
Live/Work Unit | AUP | AUP | |
Single Room Occupancy (SRO) | — | — | |
Supportive Housing (Senior Citizens/Congregate Care Housing) | P | — | |
Transitional Housing | P | — | |
RETAIL USES | |||
Alcohol Beverage Sales | |||
For Off-Site Consumption | — | CUP | |
For On-Site or Off-Site Consumption, in Conjunction with an Allowed Use | CUP | CUP | |
Building Materials and Services, Indoor | — | — | |
Building Materials and Services, Outdoor | — | — | |
Convenience Store, No Alcohol Sales | CUP | P | |
Convenience Store, with Alcohol Sales | CUP | CUP | |
Farmers' Market | TUP | TUP | |
Grocery Store | CUP | P | |
Indoor Retail Concessions | AUP | P | |
Mini-mall (Strip-mall) | — | — | |
Nurseries and Garden Centers | AUP | P | |
Outdoor Temporary and/or Seasonal Sales | TUP | TUP | |
Recreational Equipment Rentals — Indoor Only | P | P | |
Retail Sales — General | AUP | P | |
Retail Sales — Restricted (firearm and ammunition stores, pawn shops, and jewelry/gold exchanges) | — | — | |
Vehicle Sales and Rental | — | — | |
Large Vehicle, Construction, and Heavy Equipment Sales, Service, and Rental | — | — | |
SERVICE USES | |||
Animal Care, Services | |||
Animal Boarding/Kennels, Grooming | — | CUP | |
Veterinary Services, Large Animal | — | — | |
Veterinary Services, Small Animal | — | CUP | |
Funeral Parlors and Internment Services | — | — | |
Instructional Services | — | P | |
Maintenance and Repair Services — Indoor | — | CUP | |
Moving Companies, Storage Allowed | — | — | |
Personal Services, General | CUP | P | |
Personal Services, Restricted (massage establishments, day spa with massage) | CUP | CUP | |
Recording Studio | — | CUP | |
Social Service Facilities | — | — | |
Storage | |||
Personal | — | — | |
Outdoor Recreational Vehicle Storage | — | — | |
Vehicle Repair and Services | |||
Service/Fueling Station | — | — | |
Vehicle Washing/Detailing | — | — | |
Vehicle Service, Minor | — | — | |
Vehicle Service, Major | — | — | |
TRANSPORTATION, COMMUNICATION, AND INFRASTRUCTURE USES | |||
Car Sharing — Parking | CUP | AUP | |
Parking Facility — Temporary | TUP | TUP | |
Utility Facilities — Staffed | — | — | |
Utility Facility — Unstaffed | — | AUP | |
Vehicle Charging Stations — Commercial | A | P | |
Vehicle Storage | — | — | |
Wireless Communication Facilities — Minor | AUP | AUP | |
Wireless Communication Facilities — Major | — | CUP | |
Wireless Telecommunication Facilities, Satellite Dish Antenna | P | P | |
OTHER USES | |||
Caretaker Quarters | A | A | |
Donation Boxes — Outdoors | — | — | |
Drive-Through or Drive-Up Facilities | — | — | |
Vending Machine | A | A | |
Adult Oriented Businesses | — | — | |
(Ord. 804, 10/1/2024)
§ 17.18.030 General development standards.
A.
General Standards. The following standards are minimum unless stated as maximum. The following standards shall apply to development in all Visitor-Serving districts, except as otherwise provided for in this Zoning Ordinance.
1.
All indoor uses shall be conducted within a completely enclosed structure. Limited outside uses e.g. patio dining areas shall be approved with a Development Permit from the Approval Authority.
2.
Outdoor Storage. There shall be no visible storage of motor vehicles, trailers, airplanes, boats, recreational vehicles, or their composite parts; loose rubbish, garbage, junk, or their receptacles; tents; equipment; or building materials in any portion of a lot. No storage shall occur on any vacant parcel. Building materials for use on the same premises may be stored on the parcel during the time that a valid building permit is in effect for construction.
3.
Trash Enclosures Required. Every parcel with a commercial, hospitality, or multifamily use (5 or more units), excluding single-family residential, shall have a trash and recycling enclosure on the premises. The trash and recycling enclosure shall comply with adopted standards and be of sufficient size to accommodate the trash and recycling generated by the use. The receptacle(s) shall be screened from public view on at least 3 sides by a solid wall 6 feet in height and on the fourth side by a solid gate not less than 5 feet in height. The gate shall be maintained in working order and shall remain closed except when in use. A trellis or roof shall be installed over the enclosure to prevent unauthorized use and debris from blowing out. The wall and gate shall be architecturally compatible with the surrounding structures. Recycling facilities and programs shall be incorporated into refuse storage/disposal areas.
4.
Screening of Rooftop Equipment. All roof-mounted air conditioning or heating equipment, vents or ducts shall not be visible from any abutting lot, or any public street or right-of-way. This shall be accomplished through the extension of the main structure or roof parapet or screened in a manner which is architecturally integrated with the main structure(s).
5.
Transit Occupancy Tax. All resorts, spas, hotels, and motels shall be subject to the transit occupancy tax (TOT) where applicable.
6.
Amenities Required. Amenities are required for all lodging uses.
b.
Amenities can be either indoors or outdoors and include swimming pools, hot and cold water mineral spas, yoga, meditation, and exercise rooms or areas, massage rooms, courts for racquet sports, lawn bowling and bocci ball spaces, horseshoe and cornhole pits, and other wellness amenities as deemed by the Community Development Director as meeting this requirement.
7.
Re-establishment of Lodging.
a.
Hotels, motels, resorts, and spas that have been vacant for 3 or more years or used for multifamily purposes can be re-established for a lodging use with an Administrative Use Permit.
b.
To the extent possible, these accommodations should meet ADA accessibility requirements as well as provide for a trash enclosure.
c.
Such accommodations shall provide for amenities per the requirements of this chapter.
9.
Reflective surfaces on fencing and building facades is prohibited.
TABLE 17.18.02 DEVELOPMENT STANDARDS — VISITOR SERVING DISTRICTS | |||
|---|---|---|---|
DEVELOPMENT STANDARDS | VS-M | VS-C | |
DENSITY/FAR | |||
Maximum Density — Residential | 15 du/1 ac | 15 du/1 ac | |
Minimum Density — Residential | — | — | |
Maximum Floor Area Ratio (FAR) — Nonresidential | 1.00 | 1.00 | |
LOT DIMENSIONS, SIZE AND COVERAGE | |||
Minimum Lot Size (net) | |||
Nonresidential | 7,200 sf | 7,200 sf | |
Single Family | 7,200 sf | — | |
Multifamily | 10,000 sf | 10,000 sf | |
Minimum Lot Width | 45 ft | 100 ft | |
Minimum Lot Depth | 90 ft | 90 | |
Maximum Lot Coverage | 50% | 50% | |
SETBACKS AND BUILDING SEPARATIONS | |||
Minimum Front Yard Setback | 15 ft1 | 15 ft1 | 1Garage front yard setback shall be a minimum of 20 ft. |
Minimum Side Yard Setback | |||
Interior | 5 ft | 10 ft; 20 ft for commercial adjacent to residential | |
Corner or Exterior | 10 ft | 10 ft. | |
Minimum Rear Yard Setback | |||
Standard Lot | 15 ft | 10 ft; 20 ft for commercial adjacent to residential | |
Adjacent to Alley | 10 ft | 15 ft | |
Minimum Building Separation | 10 ft | 10 ft | |
DWELLING UNIT SIZE AND LAND AREA | |||
Minimum Dwelling Unit Size | Per Chapter 17.08 | Per Chapter 17.08 | |
BUILDING HEIGHT AND STORIES | |||
Maximum Number of Stories | |||
Residential/Commercial | 2 | 2 | |
Spa/Resort Hotel | 5 | 5 | |
Maximum Building Height | |||
Residential | 30 ft | 30 ft | |
Spa/Resort Hotel | 30 ft* | 30 ft* | *Heights greater than 30 feet can be approved with a CUP |
OTHER DEVELOPMENT STANDARDS | |||
Signs and Outdoor Displays | |||
Off-Street Parking and Loading Standards | Chapters 17.48 | ||
Landscaping | Chapter 17.56 | ||
(Ord. 804, 10/1/2024)
§ 17.18.040 Visitor-Serving Mixed district developments standards.
The Visitor-Serving Mixed district is assigned to two areas of the City where the natural mineral aquifer and hot mineral aquifer exist:
North of downtown on either side of Palm Drive where small to medium motels and hotels with or without spas are located amongst single-family and multifamily residences; |
On Hacienda Avenue in the eastern side of the City functioning as a transition zone to the more intense Visitor-Serving Commercial zone and Residential Low zoning. It also contains small and medium motels and hotels with or without spas. |
The intent of this land use district is to encourage the development of small to medium sized spas/resorts including motel-type or boutique-type with spas, day visit spas, or similar limited uses/facilities with unique architecture and lush landscaping while respecting residential uses.
B.
Commercial Development.
1.
General Requirements.
a.
This use is intended to accommodate boutique-type shops, restaurants, art galleries, gift shops, coffee shops and similar small scale specialized visitor serving commercial uses the district. Strip-commercial development is not permitted in this zone.
2.
Design Criteria.
b.
Architecture.
i.
Provide for exterior wall variation in design and setbacks to relieve monotony.
ii.
Incorporate unique architectural elements fostering a sense of destination and celebration consistent with the particular architectural theme.
iii.
Utilize unique entry statements -i.e., raised roofs and forms, etc.—that are consistent with the particular architecture theme.
iv.
Utilize unique and notable signage and address identification plaques that are consistent with the particular architectural theme.
v.
Provide unique exterior building lighting that is consistent with the particular architectural theme.
d.
Lighting.
ii.
Lighting shall be deflected away from all adjacent properties and public streets and rights-of-way in conformance with the City's Lighting Ordinance.
iii.
No lighting shall blink, flash, or be of unusually high intensity or brightness.
iv.
All lighting fixtures shall be appropriate in scale, intensity, and height to the use it is serving.
C.
Resort, Spa, Hotel, and Motel Development.
2.
Design Criteria.
b.
Architecture.
i.
Use of Mid-Century Modern architecture is encouraged as a tie-in to the historic architecture of Desert Hot Springs hotels, motels, resorts and spas. Mid-Century architectural features include clean lines, flat or angled roofs, large roof overhangs, floor to ceiling windows, indoor-outdoor living areas, use of breeze block for walls, etc.
ii.
Provide for exterior wall variation in design and setbacks to relieve monotony.
iii.
Incorporate unique architectural elements fostering a sense of destination and celebration consistent with the particular architectural theme.
iv.
Utilize unique entry statements—i.e., raised roofs and forms, etc.—that are internally consistent with the particular architecture theme.
v.
Where possible, incorporate a porte cochere and emphasize it in the design.
vi.
Utilize unique and notable signage and address identification plaques that are consistent with the particular architectural theme.
vii.
Provide unique exterior building lighting that is consistent with the particular architectural theme.
viii.
Limit the use of exposed wood.
d.
Lighting.
ii.
Lighting shall be deflected away from all adjacent properties and public streets and rights-of-way in conformance with the City's Lighting Ordinance.
iii.
No lighting shall blink, flash, or be of unusually high intensity or brightness.
iv.
All lighting fixtures shall be appropriate in scale, intensity, and height to the use it is serving.
e.
Site Layout.
i.
Provide 6-foot high decorative walls of block, wrought iron, cut metal, or glass block to provide privacy where needed except within the traffic safety sight area (line of sight) at street intersections.
ii.
Utilize contrasting colors, materials and textures for walkway and driveway areas; use of stamped, colored concrete at drive approaches is encouraged.
(Ord. 804, 10/1/2024)
§ 17.18.050 Visitor-Serving Commercial development standards.
This zoning district is assigned to two areas of the City where Natural Mineral Aquifer and Hot Mineral Aquifer exist:
North of downtown on either side of Palm Drive where medium to large motels and hotels with or without spas are located on larger lots. |
On Hacienda Avenue in the eastern side of the City where medium to large hotels are located on larger lots. There is a significant area within this zone that contains larger, undeveloped lots. |
The intent of this land use district is to encourage the development of medium to large spas/resorts including motel-type or boutique-type hotels with spas, day visit spas, or similar limited uses/facilities with unique architecture and lush landscaping while respecting residential uses. This designation is intended to accommodate boutique-type restaurants, art galleries, gift shops, coffee shops and similar small scale specialized visitor serving uses intermixed within the district. Strip-commercial development is not permitted within this zone.
B.
Commercial Development.
2.
Design Criteria.
b.
Architecture.
i.
Provide for exterior wall variation in design and setbacks to relieve monotony.
ii.
Incorporate unique architectural elements fostering a sense of destination and celebration consistent with the particular architectural theme.
iii.
Utilize unique entry statements—i.e., raised roofs and forms, etc.—that are internally consistent with the particular architecture theme.
iv.
Utilize unique and notable signage and address identification plaques that are consistent with the particular architectural theme.
v.
Provide unique exterior building lighting that is consistent with the particular architectural theme.
vi.
Limit the use of exposed wood.
d.
Lighting.
ii.
Lighting shall be deflected away from all adjacent properties and public streets and rights-of-way in conformance with the City's Lighting Ordinance.
iii.
No lighting shall blink, flash, or be of unusually high intensity or brightness.
iv.
All lighting fixtures shall be appropriate in scale, intensity, and height to the use it is serving.
e.
Site Layout.
i.
Provide 6-foot high decorative walls of block, wrought iron, cut metal, glass block, or similar material to provide privacy where needed except within the traffic safety sight area (line of sight) at street intersections.
ii.
Utilize contrasting colors, materials and textures for walkway and driveway areas; use of stamped, colored concrete or pavers at drive approaches is encouraged.
C.
Resort, Spa, Hotel, and Motel Development.
2.
Design Criteria.
b.
Architecture.
i.
Use of Mid-Century Modern architecture is encouraged as a tie-in to the historic architecture of Desert Hot Springs hotels, motels, resorts and spas. Mid-Century architectural features include clean lines, flat or angled roofs, large roof overhangs, floor to ceiling windows, indoor-outdoor living areas, use of breeze block for walls, etc.
ii.
Provide for exterior wall variation in design and setbacks to relieve monotony.
iii.
Incorporate unique architectural elements fostering a sense of destination and celebration consistent with the particular architectural theme.
iv.
Utilize unique entry statements—i.e., raised roofs and forms, etc.—that are internally consistent with the particular architecture theme.
v.
Where possible, incorporate a porte cochere and emphasize it in the design.
vi.
Utilize unique and notable signage and address identification plaques that are consistent with the particular architectural theme.
vii.
Provide unique exterior building lighting that is consistent with the particular architectural theme.
viii.
Limit the use of exposed wood.
d.
Lighting.
ii.
Lighting shall be deflected away from all adjacent properties and public streets and rights-of-way in conformance with the City's Lighting Ordinance.
iii.
No lighting shall blink, flash, or be of unusually high intensity or brightness.
iv.
All lighting fixtures shall be appropriate in scale, intensity, and height to the use it is serving.
e.
Site Layout.
i.
Provide 6-foot high decorative walls with of block, wrought iron, cut metal, glass block or similar material to provide privacy where needed except within the traffic safety sight area (line of sight) at street intersections.
ii.
Utilize contrasting colors, materials and textures for walkway and driveway areas; use of stamped, colored concrete at drive approaches is encouraged.
3.
Camping/Glamping Development Standards.
a.
Notwithstanding any other provision in this Code, camping or glamping uses may only occur on parcels 5 acres or more in size.
b.
Camping/glamping sites shall be shielded from view to any adjacent residential use with a solid fence or block wall.
c.
Such lodgings shall be connected to public water and sewer.
d.
Permanent restrooms and showers shall be provided if not provided in individual rooms/units on-site.
e.
A percentage of the rooms/units must be ADA accessible per the California Building Code.
g.
Stays are limited to a 28 day maximum.
(Ord. 804, 10/1/2024)