Most of Palm Springs is built out, and new land development generally consists of sensitive lands, such as hillsides and open desert, or smaller in-fill properties. As an older city, Palm Springs also expects that a large inventory of existing buildings is likely to be redeveloped in the coming years to upgrade structural and mechanical systems as well as reposition or replace buildings for new and future uses. Land development is a complex process that requires considerable expertise and a willingness to honestly deal with neighbors and the City. We have summarized six important aspects of land development below, and we invite your questions, clarifications and suggestions.  Topics covered:

• Permitted Uses and Development Standards
• Pre-Application Review 
• Coachella Valley Multiple Species Habitat Conservation Plan
• Design Review
• Subdivision and Maps
• Planned Development Districts
• Vacant Land 
• Economic Development

Permitted Uses and Development Standards – The first planning question facing a developer is what General Plan and zoning designations apply to the property. All properties have both a General Plan land use designation and a zone. These designations provide the overall limits to development, including allowed uses, maximum intensities (units per acre or Floor Area Ratio), height limits and other standards The easiest way to find out about your property’s development standards is to call the Planning Department (760-323-8245) with the location of your property. The planner can identify the applicable rules and give you the information you need to go forward.

If you like, you can check the rules yourself by reviewing the City’s General Plan, zoning map and zoning ordinance for your particular property: 

Pre-Application Review & Pre-Submittal Conferences - For complex development projects, the City employs two options for a preliminary review of a project. This allows you to submit a preliminary development concept to the City for review with several city departments – engineering, fire, building & safety, and planning - allowing staff to provide a summary of issues, conformance concerns and preliminary conditions. Under Sections 94.04.01 and 94.04.00 of the Zoning Code, the Pre-submittal Conference application is required for new commercial, industrial, multi-family residential and hillside residences before the formal application can be submitted. A Pre-Application Review is another process the city offers where a more formal review occurs and may include review by the Planning Commission. No fee is required for processing a Pre-submittal Conference application but a the Pre-Application Review is subject to a fee as outlined in the current fee schedule.

Coachella Valley Multiple Species Habitat Conservation Plan - On October 2, 2008, the Coachella Valley Multi-Species Habitat Conservation Plan (CVMSHCP or “Plan”) became effective, and the City of Palm Springs, along with Riverside County and other Coachella Valley cities, is now implementing the Plan.   The CVMSHCP is a comprehensive approach to conserving protected species and their habitats. Without the Plan, development projects could be subject to lengthy and costly environmental review by State and Federal Wildlife agencies. Instead, the Plan establishes a simple and uniform mechanism for mitigating the effects of development through the payment of a Local Development Mitigation Fee (“Fee”). The Fee applies to all projects within the Plan’s jurisdiction, including all of the City of Palm Springs.   

Coachella Valley Multiple Species Habitat Conservation Plan

Design Review – Any new development – whether a large multiple-residential complex or a single, stand-alone restaurant – will require review by the Planning Commission. All vacant or redeveloped sites will be reviewed for all proposed improvements, including the overall site plan and arrangement of buildings, traffic circulation and parking, building design and architecture, landscaping and lighting, and signs. The minimum process for any new development (exempting certain single family dwellings) is defined in Sections 94.04.01 and 94.04.00 of the Zoning Code. Applicants should start with the Pre-submittal Conference application and staff will advise on the next phase of the review, which will include a Major Architectural Application and possibly a Major Development Permit, depending on the proposed project.

Application for Pre-submittal Conference
Application for Major Architectural Approval
Application for Major Development Permit

Any existing building that is of historic importance will be evaluated for possible preservation, rehabilitation or adaptive re-use. Check at the Planning Counter if you think you have a building that has possible historic merit. Additional information can be found at the web page, Historic Resources.

New residential developments that are subject to design review or other discretionary reviews are encouraged to use alternative energy sources.  To that end, solar photovoltaic (PV) systems are given preference as a requirement of the discretionary review process for new residential development in accordance with a City Council Policy Statement adopted January 3, 2018. 

Subdivision and Maps – Many developments involve the subdivision of land into smaller parcels for resale. The technical aspects of mapping are largely overseen by Public Works; however, processing a tentative map is managed by the Planning Department, where applications are received and prepared for review by the Planning Commission and City Council. A civil engineer or surveyor must be part of your team in order to submit a complete map application: 

Application for Tentative Tract Map
Application for Tentative Parcel Map

Planned Development Districts – The City of Palm Springs has a unique zoning process for complex development proposals, called the “Planned Development District” (PDD).  The PDD is used most often for larger subdivisions, mixed use projects or especially unique uses on large parcels. The PDD provides applicants an opportunity to request deviations from zoning standards without seeking a Variance.  With a PDD, the project can propose its own setback, parking, lot coverage and other standards (except height). The use of a PDD has a special requirement called “public benefit” which the City Council has determined to be an appropriate a trade-off for the additional flexibility inherent in a PDD.  The public benefit is something which the PDD project provides to the community over and above the project itself. The PDD ordinance, Section 94.03.00 of the Zoning Code, was revised in 2019. Please review this ordinance if you are interested in pursuing this application, as there are specific requirements and processes that are required with the recent update to this section of the Zoning Code.

Application for a Pre-Application Review 
Application for a Preliminary Planned Development District
Application for Final Planned Development District

Vacant Land – Land within the urbanized area of the City that is vacant – whether undeveloped or in the process of development – must be maintained so that neighbors are able to enjoy their homes or businesses with minimal disturbance. The City works with land owners to secure vacant sites against dust erosion, vandalism and other problems. For additional information, contact Code Enforcement or the Planning Department. You may also want to review the policies regarding dust control in the Building Department and the use of temporary fencing:

Policy on Temporary Perimeter Fencing

Economic Development – The City of Palm Springs has a pro-active interest in the economic growth and development of the community. We have developed special programs for a variety of issues – from affordable housing to hotel development. The City also has an active Redevelopment Agency (RDA) which can participate in select new developments to help bring about the kinds of improvement desired by the community. For more information on these programs, we encourage you to contact the Department of Economic and Community Development at 760-323-8228.

Any questions? Please feel free to visit us at the office, call 760-323-8245 or email any of our staff members for further assistance.

Back to Planning Department Home Page

Free viewers are required for some of the attached documents.
They can be downloaded by clicking on the icons below.

Acrobat Reader Windows Media Player Word Viewer Excel Viewer PowerPoint Viewer