CITY OF DESERT HOT SPRINGS
RIVERSIDE COUNTY, CALIFORNIA
COMPREHENSIVE GENERAL PLAN
Adopted September 5, 2000
PREPARED FOR
CITY OF DESERT HOT SPRINGS
65- 950 PIERSON BOULEVARD
DESERT HOT SPRINGS, CA 92240
PREPARED BY
TERRA NOVA PLANNING & RESEARCH, INC. ®
400 S. FARRELL, B- 205
PALM SPRINGS, CA 92262
CITY OF DESERT HOT SPRINGS
COMPREHENSIVE
GENERAL
PLAN
CITY COUNCIL
Mayor Council Members Vice Mayor
Matt Weyuker Gary Bosworth Greg Ruppert
Jan Pye
Mary Stephens
PLANNING COMMISSION
Angelo Avramidis
Paula Harris
Teddy Kovach
Will Pieper
Steve Sobotta
GENERAL PLAN ADVISORY COMMITTEE
Committee Members
Don Coleman John Furbee Tim McCreary
Colleen Peters Frank Purcell John Santucci
Hank Schmitz George Thacker Mac Villines
John Waters Jack Webb Nancy Wright
Paula Harris Dick Cromwell
Prepared By
Terra Nova Planning & Research, Inc. ®
400 S. Farrell Dr., Suite B- 205
Palm Springs, CA 92262
Adopted September 5, 2000
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CITY OF DESERT HOT SPRINGS
COMPREHENSIVE GENERAL PLAN
TABLE OF CONTENTS
Page
I. INTRODUCTION TO THE GENERAL PLAN I
Introduction I- 1
II. ADMINISTRATION AND IMPLEMENTATION II
Administration Element II- 1
III. COMMUNITY DEVELOPMENT III
A. Land Use Element III- 1
B. Circulation Element III- 26
C. Housing Element III- 50
D. Parks and Recreation Element III- 94
E. Community Design Element III- 105
F. Economic Development Element III- 121
IV. ENVIRONMENTAL RESOURCES IV
A. Biological Resources Element IV- 1
B. Archaeological and Historic Resources Element IV- 12
C. Water Resources Element IV- 22
D. Air Quality Element IV- 32
E. Open Space and Conservation Element IV- 41
F. Energy and Mineral Resources Element IV- 55
V. ENVIRONMENTAL HAZARDS V
A. Geotechnical Element V- 1
B. Flooding and Hydrology Element V- 1 7
C. Noise Element V- 26
D. Hazardous and Toxic Materials Element V- 43
VI. PUBLIC SERVICES AND FACILITIES VI
A. Water, Sewer and Utilities Element VI- 1
B. Fire and Police Protection Element VI- 9
C. Schools and Libraries Element VI- 14
D. Health Services Element VI- 19
E. Emergency Preparedness Element VI- 24
F. Public Building and Facilities Element VI- 32
VII GLOSSARY VII
Glossary VII- 1
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TABLE OF CONTENTS ( cont’d)
CHARTS Page
III- 1 City of Desert Hot Springs Population 19 7 0 Through 2000 III- 123
III- 2 Desert Hot Springs Per Capita and Median Household Income
Trends from 19 7 0 through 2000 III- 124
III- 3 Housing Unit Trends for the City of Desert Hot Springs 19 7 0- 2000 III- 125
III- 4 Construction Valuations: Residential and Non- Residential
1990 Thru 1996 ( Million) III- 129
III- 5 Taxable Sales for Desert Hot Springs 1985 Through 1995 III- 133
EXHIBITS
I- 1 City Planning Area Map I- 4
III- 1 General Plan Land Use Map III- 10
III- 2 Existing Average Daily Traffic Volumes ( ADT) III- 30
III- 3 General Plan Buildout Traffic Projections III- 3 7
III- 4 Roadway Classification Map III- 38
III- 5 Street Cross Sections III- 39
III- 6 CVAG Non- Motorized Transportation III- 44
IV- 1 Geothermal Temperature Contour Map IV- 24
IV- 2 Soil Types in Desert Hot Springs IV- 4 7
V- 1 Faults in the Desert Hot Springs General Plan Area V- 8
V- 2 Seismically Induced Rock Falls and Landslide Susceptibility Map V- 10
V- 3 Wind Hazard Zones in the Desert Hot Springs Area V- 12
V- 4 Flooding Hazards V- 23
V- 5 Noise Monitoring Sites V- 36
TABLES
III- 1 City of Desert Hot Springs Draft General Plan Proposed Land Use
Designations III- 3
III- 2 City of Desert Hot Springs & SOI Statistical Summary of Land Uses
GPAC Preferred Alternative III- 11
III- 3 Commercial Land Use Development Potential III- 19
III- 4 Level of Service Description III- 28
III- 5 Daily Roadway Capacity Estimates III- 29
III- 6 General Plan Road Analysis III- 34
III- 7 New Residential Building Permits 1994- 1999 III- 53
III- 8 Age Distribution III- 60
III- 9 Ethnic Characteristics, 1990 III- 60
III- 10 Household Income Distribution, 1990 III- 61
III- 11 Major Employers - 1998 III- 62
III- 12 Employment by Industry, 1995 III- 63
III- 13 Housing Characteristics - 1990 III- 64
III- 14 Housing Characteristics - 199 7 III- 64
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TABLE OF CONTENTS ( cont’d)
Tables ( cont’d) Page
III- 15 Age of Housing Units III- 65
III- 16 Vacancy Status - 1990 III- 66
III- 1 7 Housing Tenure - 1990 III- 6 7
III- 18 Overcrowding, 1990 III- 6 7
III- 19 Values, Specified Owner- Occupied Housing Units, 1990 III- 68
III- 20 Vacant Residential Land, 1999 III- 69
III- 21 2000 County of Riverside Housing Program Income Limits III- 7 2
III- 22 City of Desert Hot Springs Planning Department Fees III- 7 4
III- 23 Residential Development Standards Minimum Area Requirements for
Residential Zones III- 7 5
III- 24 Minimum Development Standards for Residential Zones III- 7 6
III- 25 Development Fees - City of Desert Hot Springs - 1996 III- 7 8
III- 26 Future Housing Needs by Income Category 1998- 2005 III- 81
III- 2 7 Affordable Housing, Income Limits County of Riverside, 2000 III- 86
III- 28 Lower Income Households Overpaying for Housing - 1998 III- 8 7
III- 29 Representative Mobilehome Park Market Rates in Desert Hot Springs 2000 III- 8 7
III- 30 Representative Apartment Market Rates in Desert Hot Springs 2000 III- 88
III- 31 Quantified Objectives Matrix 1998- 2005 III- 89
III- 32 Housing Characteristics for Desert Hot Springs 1990- 199 7 Comparison III- 126
III- 33 Occupations of Residents in the City of Desert Hot Springs 1990 III- 12 7
III- 34 Major Employers - 2000 III- 128
III- 35 1995 Annual Expenditure Estimate for Desert Hot Springs Residents III- 131
III- 36 Taxable Sales for Desert Hot Springs 1985 through 1995 III- 132
III- 3 7 Transient Occupancy Tax ( TOT) Desert Hot Springs III- 134
IV- 1 Desert Hot Springs Species of Special Concern IV- 6
IV- 2 Mineral Analysis of Representative Surface Waters IV- 2 7
IV- 3 State and Federal Ambient Air Quality Standards IV- 3 7
IV- 4 Designated Open Space Lands City of Desert Hot Springs and
General Plan Study Area Approximate Acres IV- 44
V- 1 Major and Minor Drainages Desert Hot Springs Planning Area V- 20
V- 2 Community Noise and Land Use Compatibility V- 30
V- 3 Existing Exterior Noise Exposure Adjacent to City Roadways
Desert Hot Springs 1994 V- 32
V- 4 Noise Monitoring at Selected Site Locations and CNEL Values ( 1994) V- 35
V- 5 1994 and General Plan Buildout Projected Noise Contours on Major
Roadways ( Distance to CNEL Contours in Feet from Centerline) V- 3 7
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General Plan
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CITY OF DESERT HOT SPRINGS
COMPREHENSIVE GENERAL PLAN
CHAPTER I
INTRODUCTION TO THE GENERAL PLAN
This introductory chapter of the General Plan provides the broadest overview of the General Plan, what it is, what
information it contains and how it should be used. The chapter also summarizes the City’s history and important
features. The size of the planning area, the state of existing development and the community’s valuable resources are
also summarized and maps of the region and City boundaries are provided. The relationship of the General Plan to
the Environmental Impact Report is explained.
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INTRODUCTION
DESERT HOT SPRINGS
COMPREHENSIVE GENERAL PLAN
All incorporated towns and cities, and all counties are required by the California Government
Code to prepare comprehensive, long- term general plans, which direct development of the
community. As an official document of the City of Desert Hot Springs, the General Plan
provides the goals, policies and programs to guide the development of the City and to preserve
its valued assets and resources. In addition to goals and policies, the General Plan includes issues
discussions, diagrams and maps, tables and charts that provide direction for the prudent and
conscientious management of future development.
The makeup and composition of the City of Desert Hot Springs are described in this section of
the General Plan. It also describes the planning area which includes the City limits, and the
regional context and long- term perspective taken by the City in developing this document.
Finally, this brief chapter provides an overview of the General Plan and the Environmental
Impact Report, and their role as the principal development guides for community development.
City of Desert Hot Springs
The City of Desert Hot Springs comprises an established residential community with important
vacation resorts centered on the City’s unique hot water mineral springs resource. The City also
provides community- scale commercial and business centers serving the City and surrounding
communities. Located in the northwest portion of the Coachella Valley in Riverside County, the
City is a transitional area between a more intense tourist commercial base to the south and
southeast and the more rural and quasi- industrial windfarm development to the west.
Relatively isolated from surrounding development of other communities in the Coachella Valley,
Desert Hot Springs must rely on its own resources and capabilities to meet the needs of its
residents and local businesses. The City is also at a pivotal position in the setting of
governmental policy for such issues as public safety and the conservation and preservation of our
City’s environment. The extremes in climate and the high geological activity of the region have
shaped Desert Hot Springs and given it unique and valued characteristics that warrant our
appreciation and protection.
Before considerable settlement of Europeans took place in the Coachella Valley in the latter part
of the 19th century, for millennia before that time, Native Indians of the Serrano and associated
clans, and their ancestors, shared this region and its resources. It was not until the middle 20th
century that Desert Hot Springs began to expand into a city. Today, it is a center for spa hotels
and hot mineral spring therapy, as well as a center of massage and holistic health.
The City of Desert Hot Springs encompasses 14, 7 82+ acres or over 23 square miles. The City’s
Sphere- of- Influence ( SOI), County managed lands over which the City has an advisory role,
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totals another 32.5 square miles. Development over the past decades has been focused within the
existing urban growth area and in the north- central portion of the City. Approval of new
residential and resort development has been predominantly in the western portions of the City
and at the eastern end of Pierson Boulevard. Newly annexed lands provide an opportunity for
community- scale commercial and a wide range of residential densities, with wind energy lands
located in the extreme southwest corner of the City and in its Sphere- of- Influence.
Unincorporated City SOI lands are primarily located south of the incorporated city limits, with
important and developable sphere lands also located to the east.
The City is situated on an upper valley plain and mountain foothills within the widening low
desert Coachella Valley, which ranges from one to about ten miles wide. The San Bernardino
and Little San Bernardino Mountains bound the City on the west and north, respectively. The
extensive alluvial plains formed by drainage from these mountains form the elevated valley on
which most of the City has developed. The adjoining mountains and the San Jacinto and Santa
Rosa Mountains to the southwest and south, respectively, also provide dramatic and valuable
viewsheds. The City is a geographically and biologically important location, where significantly
differing wildlife habitat, landscape and geology meet.
This General Plan for Desert Hot Springs reflects the City’s appreciation for the quality of desert
living the community has to offer and a determination to protect it. The Plan also reflects and
acts on the new opportunities for community and economic development. As part of a strategy to
broaden the City’s economic base, the primary environmental resources, including the hot
mineral springs which gave birth to the City, must be protected. Simply, the community's highest
values go hand in hand; appreciating and protecting the built and natural environments are two
sides of the same coin.
The General Plan and Environmental Impact Report
The Comprehensive General Plan and associated Environmental Impact Report ( EIR) have been
developed to serve as a framework for decision- making regarding the appropriate types and
intensities of land use, and conditions by which development is to be permitted in the City. The
process of preparing these documents must involve thoughtful and extensive community
consultation, including the identification of issues, and the development of goals, policies, and
programs. It also involves the consideration of various alternatives, the consensus selection of a
preferred course of action, and finally, the development of strategies to implement the General
Plan.
As required by state law, each jurisdiction must prepare and adopt a General Plan and supporting
documentation to provide the basis for the community's development. The Plan identifies the
environmental, social and economic goals, and sets forth policies, standards and programs for
existing and future development. The General Plan also provides the framework to analyze and
respond to changing circumstances as the City evolves.
The background information and issues are summarized in the General Plan and are discussed in
greater depth in the General Plan EIR. Therefore, both documents provide City officials and the
general public with vital information necessary to make informed decisions. The General Plan
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and the EIR also serve as the basis for subsequent planning efforts, including the preparation of
Specific Plans and special environmental and planning studies.
The General Plan Process
The City’s previous General Plan was last comprehensively undated in 1986- 8 7 and adopted in
October, 198 7 . Based upon a need to respond to recent social, economic, physical and political
conditions, the City Council determined that a comprehensive update to the General Plan was
necessary. In December, 1996, the City Council approved a process for the review and updating
of the General Plan, which included proposed community participation objectives and
techniques, a proposed committee to recommend General Plan goals and policies, an
identification of needed staff and consultant resources, and a preliminary schedule and budget.
General Plan Advisory Committee
The Planning Commission and City Council appointed a fifteen member General Plan Advisory
Committee ( GPAC) to serve as the primary means of citizen involvement in the formulation of
the draft General Plan. Beginning in April, 199 7 , the GPAC met publicly twice monthly to
discuss and review draft General Plan elements and their goals, policies and programs. The
GPAC also took City- wide field trips in an effort to obtain a better understanding of community
conditions and opinions.
Between April and September of 199 7 , the General Plan Advisory Committee held 12 public
meetings during which staff and consultant presentations were followed by preliminary votes to
adopt, modify or reject proposed goals, policies and programs. The proposed land use map
designations received the most amounts of citizen input and GPAC discussion during the
meetings. The final version of the Preferred Alternative was selected in November, 1999. Special
newspaper notices were published in an effort to inform the public of proposed changes to be
considered in the General Plan. The recommendations of the GPAC were forwarded to the
Planning Commission and City Council for their review and adoption.
General Plan Format
The General Plan is organized into five major chapters: Administration, Community
Development, Environmental Resources, Environmental Hazards, and Public Services and
Facilities. Within each chapter are the various General Plan elements and their accompanying
background information, goals, policies and programs.
Goals, Policies and Programs
Each element contains at least one goal statement and related policy statements and programs. A
goal in the General Plan is the most general statement of community values expressed as a
desirable end- state condition to be achieved in the future. The heart of the General Plan is
contained within its policy statements. Policies further refine the goal statements and provide a
clear direction for decision- making. Policies frequently include “ shall” statements to provide
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unequivocal directives. Decision- making criteria, major development standards and funding
priorities are best established by clear General Plan policies. General Plan programs are included
as implementation measures needed to carry out related policy statements.
Programs provide the basis for scheduling and assigning staff and other resources to specific
actions which are needed to implement certain directives of the Plan.
The maps and graphics which are included in the General Plan illustrate policies. For example,
the land use map represents a series of policies for the type and intensity of future development
to occur at various locations throughout the City.
EXHIBIT I- 1 CITY PLANNING AREA
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CITY OF DESERT HOT SPRINGS
COMPREHENSIVE GENERAL PLAN
CHAPTER II
ADMINISTRATION AND IMPLEMENTATION
This Chapter of the General Plan addresses the administration of the General Plan, through the Administration and
Implementation Element. K ey discussions in this element include the format and content of the General Plan, the
various chapters and elements, determining consistency with the General Plan, amending the General Plan, purpose
and scope of Specific Plans, and other means of implementing the Plan. The Specific Plan plays an important role
as a refined version of the General Plan applicable to specific portions of the City. Other components and aspects of
the General Plan are also discussed in the Administration and Implementation Element, including environmental
resource and hazard maps, design concepts, and procedural matters.
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ADMINISTRATION ELEMENT
PURPOSE
The Administration Element provides background on the information set forth in the General
Plan, its organization, the Plan's function and its relationship to other regulatory documents,
including the California Environmental Quality Act ( CEQA), the Subdivision Map Act, and the
City Zoning Ordinance. The Administration Element also describes General Plan review and
amendment procedures. It is the intent of this Element to describe the various means by which
the General Plan is implemented, including Element- specific implementation strategies, which
are incorporated throughout the General Plan. The Element also sets forth goal, policies and
programs intended to effectively administer the General Plan.
BACKGROUND
The Administration Element provides for the periodic review and amendment of the General
Plan, establishing formal procedures to ensure that the Plan is maintained and kept current with
changing conditions, and that it continues to reflect the goals of the community as a whole. The
Element also facilitates the review and processing of land use and development proposals, the
appropriateness of which are determined through a review of applicable policies and standards
for consistency with the General Plan.
California Government Code ( Section 65300) requires that incorporated communities and
counties prepare and adopt a comprehensive, long- term General Plan which regulates the
physical development of lands under the jurisdiction of, or having an influence upon, the
community, including the City’s legally recognized Sphere- of- Influence. The General Plan and
its various elements are required to function as an integrated, internally consistent and
compatible statement of policies ( Government Code Section 65300.5).
It is also recognized that special local conditions and circumstances must be accommodated and
that the General Plan may take differing forms, while meeting its minimum requirements
( Government Code Section 65300. 7 ). The General Plan must be designed to be responsive to the
variations in community size and density, fiscal and administrative capabilities, land use and
development issues, and the needs of each community's residents ( Government Code Sections
65300.9, 65302).
Format and Content
The Desert Hot Springs General Plan is organized into five major chapters: Administration,
Community Development, Environmental Resources, Environmental Hazards, and Public
Services and Facilities. Within each chapter are the various General Plan Elements, providing
background information and related issues, goals and specific policies.
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The Desert Hot Springs General Plan is strongly supported by programs set forth in each element
that reflect the community's pro- active philosophy of local government. These have been
consolidated and elaborated upon to provide implementation strategies to facilitate long- term
planning and infrastructure development.
Goals, Policies, and Programs
The General Plan goals are developed as broad statements reflecting the City’s values, aims and
aspirations. These goals address the physical development of the City, as well as the preservation
of the community's important environmental and cultural assets. The policies have been
developed to further the goals of the General Plan, and set forth specific performance
requirements for each element. Programs accompanying the elements provide quantitative and
qualitative targets set forth the agencies most likely to carry out the program, and propose
possible schedules for program implementation and review.
Maps and Graphics
Official maps and graphics are incorporated into the General Plan to delineate land use and
circulation patterns, scenic highways, community focal points, open space and recreation
facilities, and areas requiring special consideration or study. Important or significant
environmental resource and hazard areas are also mapped, as well as public and quasi- public
facilities. These official maps carry equal authority to the goals and policies of the General Plan.
The Elements
California Government Code Section 65302 establishes the seven ( 7 ) mandatory elements of the
General Plan: Land Use, Circulation, Housing, Conservation, Open Space, Safety, and Noise. It
is recognized that some of the required elements may be addressed in combination with other
complementary elements, such as Open Space and Conservation.
All of the mandated elements are found within the Desert Hot Springs General Plan. This
document integrates the mandatory and discretionary elements into five ( 5) major chapters,
organized to reflect compliance with State requirements that the General Plan be internally
consistent, comprising an integrated and compatible statement of policies for the City. Each
element of the General Plan has equal legal authority.
Community Development Chapter
The Community Development chapter most directly affects the character and quality of life of
the community through the distribution of land uses, the intensity of commercial and other
development, densities and types of housing, roadway and circulation plans, the provision of
parks and recreational facilities, the establishment of architectural and community design
guidelines, the preservation of scenic vistas, and the development, preservation and enhancement
of a healthy economy. This chapter includes the following General Plan elements:
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Community Development
• Land Use
• Circulation
• Housing
• Parks and Recreation
• Community Design
• Economic and Fiscal
Environmental Resources Chapter
The resources of the physical natural environment, including man- made artifacts of historical or
archaeological significance, biological resources, open space and conservation and other natural
resources and described in this chapter. Goals and policies are set forth within each element to
assure the preservation and enhancement of the physical environment and resources as important
assets of the community. The Environmental Resources chapter includes the following elements:
Environmental Resources
• Archaeological and Historic Resources
• Biological Resources
• Water Resources
• Air Quality
• Energy and Mineral Resources
• Open Space and Conservation
Environmental Hazards Chapter
The hazards of the physical environment, including man- made hazardous conditions and toxic
materials, are described in this chapter. Within each Element, goals and policies are set forth
which identify specific hazards and means of assuring the protection of public health, safety and
welfare. Hazards of particular concern to the City are given special attention in this chapter. The
Environmental Hazards chapter of the General Plan includes the following elements:
Environmental Hazards
• Geotechnical ( Seismic Safety, Soils and Erosion)
• Flooding and Hydrology
• Noise
• Hazardous and Toxic Materials
Public Services and Facilities Chapter
The principal concern of local government is the long- term provision of adequate levels of
essential public facilities and services. Goals and policies are set forth in each element to assure
an adequate level of services and facilities congruent with the level of development anticipated in
the City. The Public Services and Facilities chapter of the General Plan includes the following
elements:
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Public Services and Facilities
• Public Utilities
• Fire and Police Protection
• Schools and Libraries
• Health Services
• Emergency Preparedness
• Public Buildings and Facilities
• Arts and Culture
Using The General Plan
Frequently described as the “ constitution” of the City, the General Plan is the foundation upon
which all land use decisions are to be based. The Plan is a comprehensive information and
planning guide established by State law to provide a framework for making informed decisions
about the future of the community. The Plan identifies the community’s land use, circulation,
environmental, economic and social goals and policies as they relate to land use and
development. The General Plan, and supporting environmental documentation, identifies
concerns and issues important to the community, analyze them, and establish goals, policies, and
program implementation measures, which resolve these issues. It also provides the basis for a
rational nexus to support development, mitigation measures and exactions. Special studies and
performance programs are also integral parts of the goals, policies, programs which assure
effective implementation of the General Plan.
Consistency with the General Plan
Whether developer or City initiated, proposals for development must be analyzed and tested for
consistency with the goals, policies, and programs in every applicable element of the General
Plan. On an on- going basis, the City must assure and maintain consistency of the General Plan
with adopted Specific Plans and the City Zoning Ordinance. This test of General Plan
compliance is also a required criterion for determining significant impacts under the provisions
of the California Environmental Quality Act ( CEQA).
Interpretation of the General Plan
In any case where uncertainty exists regarding the location of boundaries of any land use
category, proposed public facility symbol, circulation alignment, or other symbol or line found
on the official maps, the following procedures will be used to resolve such uncertainty.
Boundaries shown in the General Plan and on official maps as approximately following the
limits of any municipal corporation are to be construed as following these limits. Boundaries
shown as following or approximately following section lines, half or quarter section lines shall
be construed as following such lines.
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Boundaries shown as following or approximately following the centerline of streams, creeks,
rivers, or other continuously or intermittently flowing streams or creeks are to be construed as
following the channel centerline of these water courses taken at mean low water, and, in the
event of natural change in the location of such streams or other water courses, the zone boundary
is to be construed as moving with the channel centerline.
Where a land use category applied to a parcel is not mapped to include an adjacent street or
alley, the category shall be considered to extend to the centerline of the right of way. Boundaries
shown as separated from, parallel, or approximately parallel to any of the features listed above
shall be construed to be parallel to such features and at such distances there from as are shown on
the map. Symbols that indicate appropriate locations for proposed public facilities are not
property specific. They indicate only the general area within which a specific facility should be
established.
CEQA Review of Consistency
State CEQA Guidelines require that an initial study include " an examination of whether the
project is compatible with existing zoning and plans." The State CEQA Guidelines further
stipulate that, " A project will normally have a significant effect on the environment if it will
conflict with adopted environmental plans and goals of the community where it is located." If a
determination is made by the Planning Commission or the City Council that the proposed action
is inconsistent with the General Plan, no further action shall be taken without the completion and
processing of an EIR or other detailed analysis which would support a finding of overriding
consideration.
Zoning Consistency
California State law also mandates that the City’s Zoning Ordinance be consistent with the
General Plan. In the event that the Zoning Ordinance becomes inconsistent with the General Plan
by reason of a General Plan Amendment, the Zoning Ordinance must be amended within a
reasonable time so that it is made consistent with the General Plan, as amended. The Zoning
Ordinance cannot be amended if it causes an inconsistency with the General Plan.
Amending The General Plan
Rather than a static document, the General Plan is dynamic and multi- faceted, continuously
defining and addressing the changing needs of the community. It is also based on an on- going
assessment and understanding of existing and projected community needs. To assure that the
General Plan is kept current, short- term programs and policies may be reviewed annually to
reflect compatibility with budgetary priorities and related program status. Long- term programs
and implementation measures must also be given forward planning consideration to assure
timely funding and development of critical infrastructure and public services and facilities.
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Annual Review
California Government Code requires that the planning agency " render an annual report to the
legislative body ( City Council) on the status of the Plan and the progress in its implementation"
( Section 65400( b)). State law further requires that the Housing Element be reviewed and updated
at least once every five ( 5) years.
Mandatory elements of the General Plan may be amended up to four ( 4) times in each calendar
year. The City Council or any citizen may initiate a General Plan Amendment. It is left to the
discretion of the local jurisdiction to establish an amendment schedule to be published one year
in advance.
Application Procedures
Applications for the amendment of the General Plan and the appropriate fees are filed with the
City Community Development Department. An amendment to the General Plan constitutes a
project under the California Environmental Quality Act ( CEQA), and therefore is evaluated for
its environmental effects and consistency with other elements of the General Plan. Final approval
of General Plan amendments is the responsibility of the City Council.
Exemptions
The State Legislature has recognized that occasions arise which require the local jurisdiction to
have some flexibility in amending the General Plan. As set forth in the California Government
Code, the following are exempt from the General Plan amendment schedule.
( 1) Amendments requested and determined necessary for the development of a residential
project, of which at least twenty- five percent ( 25%) of its units will be available to persons of
low or moderate income ( Sections 65361( b) and 65358( d)).
( 2) Any amendment necessary to comply with a court decision in a case involving the legal
adequacy of the General Plan ( Sections 65361 and 65358 ( d) ( 1)).
Specific Plans
A Specific Plan plays an important role as a refined version of the General Plan, applicable to a
specific portion of the community. Specific Plans often provide detailed design and analysis of
complex mixed- use projects, and indicate precise land use locations and designs. Specific Plans
contain text, exhibits, and diagrams indicating the distribution, location, and intensity of
proposed land uses and the necessary public and private urban support systems, including streets,
utilities and drainage facilities.
The standards and criteria by which development and, where applicable, conservation will
proceed on the property are also defined in the Specific Plan. Additionally, a Specific Plan
provides a program of implementation measures and financing necessary to carry out the project.
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It must also be consistent with all facets of the General Plan and in turn, zoning, subdivision, and
public works projects must be consistent with an existing Specific Plan ( Government Code
Section 65455).
Development proposals on lands designated with the Specific Plan overlay on the Land Use Map
must also be processed through the submittal of a Specific Plan. Larger complex development
proposals may also be required to process a Specific Plan. Specific Plans are prepared, adopted
and amended in the same manner as a General Plan, may be adopted by resolution or ordinance,
and may be amended as often as deemed necessary by the City Council. Development proposals
within areas designated with a Specific Plan overlay on the General Plan Land Use Map cannot
proceed until a Specific Plan has been prepared and adopted by the City Council.
In areas where the Specific Plan encompasses more than one property, the plan must be
completed and adopted prior to development on any affected property. Specific Plans may be
prepared either by the applicant or the City. Should the City prepare the Specific Plan, it is
entitled to reimbursement by affected property owners pursuant to Section 65456 of the
California Government Code.
Capital Facilities
Among the statutory responsibilities of California, incorporated towns, cities and counties is to
“ annually review the capital improvement program of the city or county and the local public
works projects of other local agencies for their consistency with the General Plan.” Also,
pursuant to Government code Section 65401; all departments within the City and all other local
government agencies must submit a list of proposed projects to the City. The City is responsible
for reviewing these projects for conformity with the General Plan.
Implementation of the General Plan
California Government Code Section 65103( c) requires that local jurisdictions implement the
General Plan once it has been adopted. The Desert Hot Springs General Plan relies on element
programs and implementation strategies, as well as the related mitigation measures and programs
set forth in the General Plan Program EIR, to serve as implementation measures. The City
Zoning Ordinance also plays a critical role in implementing the goals and policies of the Plan
and Specific Plans provide detailed implementation programs for specific portions of the General
Plan area.
Implementation Through the Zoning Ordinance
The Zoning Ordinance is an exercise of police powers granted to the City by the State, and is the
primary tool for implementing the General Plan. The Zoning Ordinance regulates land use by
distinct development zones and permitted uses. Text, maps, diagrams and other materials
describe the distribution and intensity of land uses into such categories as residential, commercial
and industrial uses. Written regulations establish minimum development standards for each of
the land use zones in a manner consistent with the General Plan. Permitting processes set forth in
the Zoning Ordinance, including Conditional Use Permits, Variances, Architectural Reviews and
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General Plan/ Administration Element
II - 8
other land use permitting, also implement the General Plan. The implementation of the General
Plan is further regulated by Government Code Sections 65800 et. seq.
Implementation Through the
Subdivision Ordinance
Like Zoning Ordinances, subdivision regulation is also an exercise of police powers and a
principal instrument for implementing the General Plan. Establishing state- wide uniformity in
local subdivision procedures, the State Subdivision Map Act ( Government Code Sections 66410
et seq.) leaves the standards for regulating the design and improvement of subdivision to local
government.
The broadest authority for regulating subdivisions lies in Government Code Sections 664 7 3.5,
664 7 4, 664 7 4.60, and 664 7 4.61, requiring findings that, among other things, the subdivision is
consistent with the City General Plan and any applicable Specific Plan.
Development Agreements
State law provides for the adoption of development agreements between a project proponent and
the City, in accordance with Government Code Section 65865 et seq. The purpose of
development agreements is to provide developers with additional assurances that development
approvals will not be nullified by some future local policy or regulation change. In exchange, the
developer may be required to meet certain conditions or performance criteria which become part
of the agreement.
Development agreements can be a useful means of meeting General Plan goals and policies,
while removing some of the risks faced by developers. Agreements can remain in effect for a
few or several years, the term typically being set forth in the agreement.
It is important to emphasize that, as set forth in Government Code Section 65866, the City,
unless otherwise provided by the development agreement, is not prevented from applying new
rules, regulations, and policies which do not conflict with those rules, regulations, and policies
applicable to that property. Neither is the City prevented from denying or conditionally
approving any subsequent development project application on the basis of such existing or new
rules, regulations or policies.
Commissions and Committees
The City is also empowered to establish advisory commissions or committees, which may be
comprised of public officials as well as private individuals, to review and make
recommendations on policies or programs facilitating implementation of the General Plan. These
commissions typically address such issue areas as parks and recreation, trails, libraries, public
safety, community and architectural design, affordable housing and emergency preparedness.
The City Council may establish commissions or committees to address specific and focused
issues, or to provide recommendations on an on- going basis. The Council may perpetuate or
dissolve these commissions or committees as it sees fit.
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FUTURE DIRECTIONS
The Administration Element is essential to the effective enactment of the General Plan. The Plan
relies on the development and maintenance of City regulatory documents, including the Zoning
Ordinance, Specific Plan requirements, the Subdivision Ordinance, and City Rules for the
Implementation of CEQA. The General Plan itself is a living document with mandates for
frequent review and refinement. Amendments to the Plan should be given careful consideration
and not be granted casually. The goal, policies, programs and implementation strategies of the
Element will help to assure the effective administration and implementation of all elements of
the Desert Hot Springs General Plan.
ADMINISTRATION GOAL, POLICIES AND PROGRAMS
GOAL
Comprehensive and integrated administration and implementation of all elements of the Desert
Hot Springs General Plan through consistent and effective policies and programs.
Policy 1
Provide for the periodic revision and updating of the General Plan and ensure that associated
City ordinances, including the Zoning and Subdivision Ordinances, are maintained in
conformance with the General Plan.
Program 1 A
The City Council shall, through the public hearing process, receive an annual report from the
Planning Commission on the status of the General Plan and shall make recommendations which
address identified inadequacies or opportunities for updating the Plan.
Responsible Agency: City Council; Planning Commission; Community Development
Department
Schedule: Annually.
Program 1 B
The City shall comprehensively review and amend, as necessary, the Zoning and Subdivision
Ordinances to maintain consistency with the General Plan.
Responsible Agency: Community Development Department; Planning Commission City
Council
Schedule: Annually
Policy 2
The City shall provide for the use of Specific Plans as a preferred method of detailed and
systematic implementation of the General Plan.
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Program 2 A
Maintain application materials and guidelines for the preparation of specific plans and encourage
their use for large and/ or complex residential, commercial or industrial projects of twenty acres
or larger and on lands contemplated for annexation into the City.
Responsible Agency: Community Development Department
Schedule: On- going
Policy 3
On a periodic and on- going basis, the City shall examine and review the long- term implications
of General Plan policies and programs as they relate to the City’s ability to provide public
services and facilities.
Program 3 A
The annual review of the General Plan, as set forth in Program 1. A, above, shall include a report
on interrelationships, impacts or enhancements of the General Plan with regard to the City’s
ability to fund public services or secure public facilities.
Responsible Agency: City Council; Planning Commission; Community Development
Department
Schedule: Annually.
Policy 4
The City shall establish and maintain a cooperative planning process with Riverside County,
assuring an effective advisory role regarding any and all development and land use planning
issues proposed within or in close proximity to the City’s Sphere- of- Influence.
Program 4 A
Effectively coordinate and cooperate with Riverside County to review all proposed land use and
other development proposals, recognize the City’s advisory role, and request that the County
forward copies of all development plans proposed within the advisory area to the City for review
and comment.
Responsible Agency: City Council; Community Development Department; City Attorney
Schedule: Continuous.
Policy 5
The City shall assure that properly filed development applications shall be processed in an
expeditious and timely manner.
Program 5 A
The City shall maintain application processing procedures that assure expeditious and timely
processing of land development applications, including " fast tracking” procedures for priority
development proposals.
Responsible Agency: City Council; Planning Commission; Community Development
Department
Schedule: Continuous.
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Policy 6
Master facility and similar plans shall be utilized by the City to address the recreation,
drainage/ flood control, infrastructure, utility management, traffic control, and other facility needs
of the community.
Program 6 A
The City shall develop master facility plans to establish availability of, need and availability of
funding for additional public services and facilities. Master plans should also include schedules
for phased implementation, which shall be incorporated into the City’s capital improvement
programs.
Responsible Agency: City Council; Public Works Department; Community Development
Department
Schedule: 2001- 02; as required by development.
Policy 7
The City shall encourage in- fill development within already urbanized areas of the corporate
boundaries of the City, and expansion of new development shall be logically phased and, as
appropriate, guided by the development of existing and new Specific Plans.
Policy 8
City shall provide opportunities for review and comment on development proposals through
public hearing notices sent to owners of property located at least within 300 feet of development
proposal sites.
Policy 9
City projects shall comply with the same policies, procedures and regulations required of the
private sector.
TN/ City of Desert Hot Springs
General Plan
III
CITY OF DESERT HOT SPRINGS
COMPREHENSIVE GENERAL PLAN
CHAPTER III
COMMUNITY DEVELOPMENT
The Community Development chapter includes the following elements: Land Use, Circulation, Housing, Parks and
Recreation, Community Design, and Economic and Fiscal Development. This chapter significantly influences the
character and quality of life in the community, the distribution of land uses, the intensity and types of housing, the
provision of parks and recreational facilities, the establishment of architectural and community design guidelines,
the preservation of scenic vistas, and the preservation and enhancement of a healthy economy.
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LAND USE ELEMENT
PURPOSE
The Land Use Element provides a comprehensive plan of the general allocation and distribution
of land uses throughout the City. The element serves as a statement of the standards and targets
for residential population density and building intensity. The Land Use Element also identifies
areas planned for commercial and industrial uses, and areas of existing and planned public and
quasi- public uses. It is the broadest of the elements and is the basis for coherent land use policy
development.
BACKGROUND
This element is the primary focus of the General Plan, incorporating all of the principles of
community and land use planning which are applied to the drafting and adoption of a
comprehensive, long- term General Plan of land uses for the physical development of the City.
The process of developing the land use plan involves the analysis of existing land use patterns,
current and future available public services and facilities, and consideration of physical
environmental constraints and opportunities on development.
Government Code Section 65300 requires every city and county to prepare and adopt “ a
comprehensive, long- term general plan for the physical development” of the community. The
City General Plan is further required to provide a land use element that designates lands for
housing, business, industry, open space, as well as other uses deemed appropriate by the City
( Government Code Sections 65302( a) and 65303). Although all the General Plan Elements are
important, the Land Use Element is generally considered to be the most representative of and
essential to the General Plan. In practice, the Land Use Element is of the broadest scope and the
most widely used in the General Plan, with goals, policies and programs set forth to guide and
direct the physical development of the community.
The Land Use Element is the essential General Plan component with direct and indirect
relationships to all other elements. One of the most closely related of these is the Circulation
Element, which is directly affected by and has a constraining effect upon the viability of the
Land Use Element. The General Plan Guidelines and case law require a close and logical
correspondence between these two elements. Other elements with strong dependence upon the
Land Use Element and its land allocation model include Housing, Community Design, and
Economic Development, as well as those elements recognizing the environmental hazards and
resources of the community. Policies and programs associated with each of the major land use
categories are set forth in the Land Use Element and reflect the compatible and integrally
planned distribution of land uses reflected in the Plan.
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Types of Land Uses
The Land Use Element and accompanying land use map describe and designate the distribution
of land uses by type, location, intensity and/ or extent of use. Uses to be considered are diverse
and include: residential, commercial, industrial, open space, recreation, public buildings and
facilities, and other categories of public and private land uses.
Prior to the adoption of the Desert Hot Springs General Plan comprehensive update, the City
utilized the land use designations and assignments adopted in the 198 7 Plan. A comprehensive
assessment of existing land uses and their distribution was conducted using field surveys, aerial
photo analysis and a comprehensive computer mapping system. Based upon this analysis, a
revised land use model was developed by the City General Plan Advisory Committee ( GPAC).
Table III- 1 provides a description of the City’s General Plan land use designations, and Table III-
2 provides the statistical summary of these land uses. Following the tables, overall land use
goals, policies and programs are presented. A discussion of each major land use category is also
presented, followed by related goals, policies and programs.
Role of the Element
The development of a community Land Use Element requires the broadest consideration of the
issues addressed in all the other General Plan Elements. It clarifies and addresses most of the
concerns of the community’s development and plays an essential role in synthesizing all land use
issues.
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Table III- 1
City of Desert Hot Springs General Plan
Proposed Land Use Designations
Land Use Designation ( Density) Purpose of Land
Residential
( R- E) Residential Estates ( 0- 1 du/ varies ac) This designation provides for single- family
residential development on lots varying
from one to 10 acre minimum in size. This
land use provides intermediate steps in
development density between more typical
open space lands and low residential
densities, providing lots sufficient for rural
and estate lifestyle yet with room to limit
site and environmental impacts.
( R- L) Low Density Residential ( 0- 5 du/ ac) This low density designation provides for
single- family residential development on
individual lots of not less than 9,000 sq. ft.
These lands serve to buffer more dense
residential development from estate
residential uses, and may be appropriate in
areas with some site constraints.
This designation typically provides for
moderately low density single family
subdivisions and Planned Residential
Developments ( PRDs). It serves to transition
between lower and more moderate
( medium) residential densities.
Planned Residential Developments
( PRDs) are master planned communities
which consolidate areas for structures,
common open space and recreation areas,
and integrate access and private internal
roadways. PRDs permit the transfer of
densities from open space/ recreation areas,
thus preserving open space and possibly
permitting the development to maximize
allowable densities.
The purpose of PRDs is to promote planned
residential development and amenities
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General Plan/ Land Use Element
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beyond those expected under conventional
development. They are also meant to
provide greater flexibility in design, varying
ranges in densities, and to encourage well
planned neighborhoods through creative and
imaginative planning. PRDs also provide for
an appropriate mix of housing types, which
are unique in their physical characteristics to
warrant special methods of residential
development. A full range of residential
development is permitted in PRDs.
( R- M) Medium Density Residential ( 0- 8 du/ ac) Appropriate residential development under
this designation includes single family and
PRDs with shared open space, recreation
and other amenities. Condominiums, garden
apartments and affordable housing may also
be appropriate for these lands. The intent of
this designation is to encourage
development of a wide variety of dwelling
unit types.
( R- MH) Residential Mobilehome ( 0- 10 du/ ac) This land use designation is assigned to
existing mobilehome parks and
subdivisions, and also provides for new
mobilehome developments on thoughtfully
considered lands. Projects developed under
this designation should be integrated and
planned developments within a minimum
planning area of 2.5 acres, although larger
sites are preferred.
( R- H) High Density Residential ( 0- 14 du/ ac) This designation allows for the greatest
diversity of residential development,
including attached single and multi- family
dwellings. This designation is most suitable
for planned communities and affordable and
senior housing, where smaller units and
higher densities may be appropriate. Duplex
and multiplex development is the most
common and provides for PRDs comprised
of a varying range of residential types,
including apartments and condominiums.
Mobile home parks or subdivisions with
PRDS type development may also allowed
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General Plan/ Land Use Element
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with the approval of a Conditional Use
Permit.
( R- VS) Residential- Visitor Serving ( varies du/ ac) This land use designation recognizes the
predominant residential character of lands
which also include numerous spa- type
hotels. It is meant to foster compatible
development to serve permanent and
seasonal residents, as well as the vacationing
public visiting resorts, hotels and motels. To
this end, this designation is followed by a
suffix ( L, M & H) designating permitted
residential densities.
( C- N) Neighborhood Commercial This designation provides for neighborhood
scale shopping centers conveniently located
near residential areas. These developments
are typically anchored by supermarkets and
super drugstores. A wide range of other
uses, including banking, barbers/ beauty
salons, dry cleaners, restaurants, service
businesses, offices and other related
activities are typically found in these
planned centers. Typical sizes are 8 to 10
acres providing approximately 80,000 to
100,000 square feet of gross leasable floor
area.
( C- G) General Commercial These lands includes a wide variety of
smaller commercial centers, specialty retail
shops, a broad range of clothing and apparel,
jewelry stores and a variety of personal
service businesses. Smaller, moderately
priced department stores may also be
appropriate under this designation.
Development may range from free- standing
retail buildings, offices and restaurants, to
planned commercial centers. Typical sizes
range between 2 to 8 acres with gross
leasable square footage varying with uses.
Hotels and motels may also be appropriate
on these lands.
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( C- C) Community Commercial This designation provides for larger,
community scale shopping centers and
malls, which may be anchored by several
department stores or other large- scale
anchors. A variety of retail outlets, and
restaurant and entertainment uses are also
typical. Hotels and motels may also be
appropriate on these lands. Office
development may also be an integral part of
these developments. Typical sizes range
between 100- 300,000 square feet or more of
gross leasable floor area. This type of
development requires approval of a Specific
Plan. While smaller than regional facilities,
the community commercial center will serve
the entire community, as well as the
surrounding market area.
( ---/ SP) Specific Plan Overlay This designation is used in conjunction with
other underlying designations. It requires the
development of a Specific Plan of Land Use
on parcels or groups of parcels of 40 acres
or more. The designation is applied as an
overlay on the General Plan Land Use Map
and can be added to any land use
designation. It is also appropriate as a means
of processing community- scale commercial
and mixed use development proposals.
Specific Plans provide detailed design and
analysis of large scale and/ or complex
projects indicating the distribution, location,
and intensity of proposed land uses. They
also examine the required level of public
facilities and services and their availability,
and they should help establish economic
viability of proposed developments. Several
Specific Plans have been adopted and shall
be shown on the Land Use Map.
Pierson Boulevard Specific Plan Overlay This area- specific land use planning corridor
is limited to that portion of Pierson
Boulevard extending from Atlantic Avenue
westward to Highway 62, and extending
one- half mile north and south of this portion
of Pierson Boulevard. The Pierson
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General Plan/ Land Use Element
II - 7
Boulevard Specific Plan corridor encourages
the preparation of mixed- use development
plans within this planning area.
Development proposals in the corridor
requesting approval of more than one type
of land use are required to submit Specific
Plans for consideration by the City.
Development proposals limited only to the
underlying land use designation need not
prepare a Specific Plan if planning areas are
less than 40 acres in size.
( I- L) Light Industrial This designation provides for business parks
and the development of any and all
industrial uses operating entirely in enclosed
buildings, and those requiring limited and
screenable outdoor storage. Examples
include clean manufacturing operations,
warehousing and distribution facilities,
mini- warehouse storage, and a variety of
light manufacturing businesses. Siting
industrial lands in close proximity to major
regional highways is also desirable.
Preferred development includes master
planned business and industrial parks with
integrated access and internal circulation.
( I- M) Medium Industrial This designation allows development of
more intense industrial uses with the
potential to generate substantial levels of
noise, smoke, dust, glare, traffic vibration or
other nuisance. Examples include the
manufacturing of durable goods such as
appliances, furniture, fabricated metal
products, and light electrical and
transportation equipment. These uses may
also have greater dependence on outdoor
storage. Proponents will be required to
mitigate any adverse impacts to acceptable
or insignificant levels, demonstrate
conformance with all community
environmental standards, and be compatible
with existing and planned land uses.
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General Plan/ Land Use Element
II - 8
( I- E) Energy- Related Industrial This land use designation provides for the
development of energy producing industries,
including windfarms and solar photovoltaic
or thermal arrays on an industrial scale.
Proposed development must demonstrate
compatibility with surrounding uses, and
must be especially sensitive to nearby
residential development. Other appropriate
uses may include those incidental to energy
production or transmission, as well as those
which do not impair development of energy
resources, including plant nurseries and non-structural
recreation such as golf courses.
Institutional Services and Facilities
( P) Public/ Quasi- Public As noted herein and on the Land Use Map,
this designation provides for City Hall, other
City and governmental offices, libraries,
schools, hospitals, police and fire stations,
utility substations, as well as other
public/ quasi- public administrative offices.
( P/ CH) City Hall
( P/ FS) Fire Station Fire Station
( P/ PS) Police Station Police Station
( P/ H) Hospital Hospitals and similar in/ out patient medical
services. Also may be assigned to
convalescent and skilled nursing facilities.
( P/ S) Provides for educational facilities such as
day care, elementary, intermediate, high
schools, special schools and technical
schools.
( P/ L) Libraries
( P/ PO) Post Offices
( P/ U) Utility Substation- designates electric, gas,
telephone, water and other similar facilities.
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General Plan/ Land Use Element
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( T) Designated major transportation corridors.
( OS) Open Space This designation is assigned to those lands
which constitute special, important or
valuable natural resources that warrant
protection. The designation is assigned to
such lands as parks, which carry a
designation of OS/ PP; golf courses/ pool
areas/ landscaped lands are defined as private
open space with a designation of OS/ PV.
Mountainous areas under public or quasi-public
ownership are assigned the
designation of Mountain Reserve ( OS/ MR).
The designation allows the discretionary
approval of trails, trailheads and associated
facilities, but does not allow vehicular
access.
The Open Space designation may also be
used to define special resource areas or
those that may pose threats or hazards to
development. Lands important for their
recreational, biological, or regional
economic value may also be assigned an
open space designation. Examples of
resource lands and hazards include ground
rupture or liquefaction hazard areas,
detention and retention basins, trails,
estuaries and large habitat areas for
biological resources.
( OS/ PP) Public Parks
( OS/ MR) Mountain Reserve
( OS/ PV) Private Open Space
( OS/ FW) Floodways
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EXHIBIT III- 1
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Table III- 2
City Of Desert Hot Springs & SOI
Statistical Summary Of Land Uses
GPAC Preferred Alternative
Land Use Category Total Acres % of Total
Acres ( Dev. d/ Vac.) Acres
R- E Residential Estates ( 0- 1 du/ ac) 2,053 3 7 5/ 1,6 7 8 5.5%
R- E Residential Estates ( 0- 1 du/ 2.5 ac) 1,345 148/ 1,19 7 3.6%
R- E Residential Estates ( 0- 1 du/ 5 ac) 102 0/ 102 0.3%
R- E Residential Estates ( 0- 1 du/ 10 ac) 7 19 3/ 7 16 1.9%
R- L Low Density Residential ( 0- 5 du/ ac) 14, 7 7 9 2,908/ 11,8 7 1 40.0%
R- VSL Vis. Serv. Low ( 0- 5 du/ ac) 216 5 7 / 204 0.6%
R- M Medium Density Residential ( 0- 8 du/ ac) 4 7 2 213/ 259 1.3%
R- VSM Vis. Serv. Med. ( 0- 8 du/ ac) 7 4 31/ 43 0.2%
R- H High Density Residential ( 0- 14 du/ ac) 1,329 114/ 1,215 3.6%
R- VSH Vis. Serv. High ( 0- 14 du/ ac) 82 22/ 60 0.2%
R- MH Residential Mobilehome ( 0- 10 du/ ac) 51 7 2 7 5/ 242 1.4%
R- VS Hotel/ Motel Rooms ( 25 rooms/ ac) 41 7 110/ 30 7 1.1%
Residential Subtotal 22, 1 50 4,256/ 1 7,894 59.7%
C- N Neighborhood Commercial 7 3 30/ 43 0.2%
C- C Community Commercial 128 14/ 114 0.3%
C- G General Commercial 841 180/ 661 2.3%
Commercial Subtotal 1 ,042 224/ 8 1 8 2.8%
I- L Light Industrial 900 31/ 869 2.4%
I- M Medium Industrial 1,623 116/ 1,50 7 4.4%
I- E Energy- Related Industrial 1,8 7 5 906/ 969 5.1%
Industrial Subtotal 4,398 1 ,053/ 3,345 1 1 .9%
P Public/ Quasi- Public ( Institutional) 1 ,009 58 1 / 428 2.7%
OS/ MR Mountain Reserve 5,316 6 7 / 5,249 14.4%
OS/ PP Parks Open Space 223 22/ 201 0.6%
OS/ PV Private Open Space 1,204 42/ 1,162 3.3%
OS/ FW Floodways 1,61 7 214/ 1,403 4.4%
Open Space Subtotal 8,360 345/ 8,0 1 5 22.7%
Total 36,959 6,459/ 30,500 1 00%
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General Plan/ Land Use Element
III- 12
FUTURE DIRECTIONS
As the City of Desert Hot Springs continues to grow, its mix of land uses and its needs can be
expected to change. While the Land Use Element helps to provide a degree of predictability in
how the community will develop, there will be a periodic need to reevaluate the land use plan for
the City and make adjustments. State law provides for regular amendments to the General Plan
and its elements, including the Land Use Map. As future needs change, the community will have
the opportunity to adjust and fine- tune the Land Use Element and map to address changing
circumstances, take advantages of emerging opportunities and remedy potential land use
conflicts.
Consistent with past planning efforts of the City, the Land Use Element continues to support the
logically staged extension of public infrastructure systems and the urban land uses they support.
Therefore, in addition to processing larger master planned development, it is considered
appropriate to encourage in- fill development in those areas which have undergone substantial
development and have under- utilized infrastructure. In- filling along the Palm Drive and Pierson
Boulevard corridors continues to be a priority. Development planning in the City’s Sphere- of-
Influence should also be encouraged.
Putting the Land Use Element into effect is accomplished by enforcing the City’s Zoning and
Subdivision Ordinances, and other ordinances, codes and regulations. The City’s regulatory
environment requires that development proposals meet certain criteria in the General Plan and
undergo development plan review, which may be subject to public hearings. The following are
general policies and programs for land use, followed by discussion of and more detailed policies
and programs for each major land use designation.
GENERAL LAND USE GOALS, POLICIES AND PROGRAMS
GOAL 1
A balanced mix of functionally integrated land uses meeting general social and economic needs
of the community through simplified, compatible and consistent land use and zoning
designations.
GOAL 2
A resort residential community of desirable neighborhoods, a complementary employment base
and a variety of community facilities.
Policy 1
The City shall establish and maintain a master land use map designating the appropriate land
uses which implement the goals and policies of the Land Use Element and other elements of the
General Plan.
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III- 13
Policy 2
The City Zoning Ordinance shall directly correspond to the General Plan land use designations
and shall include appropriate zoning regulations that implement the Land Use Element.
Program 2 A
The City shall adopt and maintain a Zoning Ordinance and designations that directly correspond
to designations set forth in the Land Use Element, and which guide and regulate development
consistent with the General Plan.
Responsible Agency: City Council, Planning Commission, Community Development
Department.
Schedule: 2000- 01; Revise as needed
Policy 3
The City shall integrate land use analysis and planning as an essential part of development of a
master strategic plan for economic development.
Policy 4
Enhance the character and viability of the City’s commercial areas, primarily in the Palm Drive
corridor, by integrating nearby higher density residential uses with retail and office commercial
development.
Program 4 A
The City shall incorporate land use and development standards into the Zoning Ordinance that
permit and encourage the appropriate integration of residential uses into mix- use commercial
land use areas and zoning districts.
Responsible Agency: Community Development Department; Planning Commission; City
Council
Schedule: 2000- 01
Policy 5
The City shall assign Specific Plan overlay designations to land located in the City’s
incorporated limits and Sphere- of- Influence to guide and assure an effective and integrated mix
of commercial, office, industrial and residential uses.
Policy 6
All land use development proposals shall be consistent with all applicable land use policies and
standards contained in the General Plan.
Policy 7
In- fill development shall be encouraged by prioritizing capital improvements in the developed
areas of the City.
Program 7 A
The City’s capital improvement program shall assign high priority to projects serving the City’s
developed and developing areas.
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Program 7 B
The City shall make available maps and other information showing the location of all available
infrastructures and shall encourage development in those areas where infrastructure is under-utilized.
Responsible Agency: Public Works and Community Development Departments; City Council.
Schedule: Continuous
Program 7 C
The City shall utilize Specific Plans to assure the phased, logical and cost- effective extension of
infrastructure and buildout in new development.
Responsible Agency: Community Development Department; Public Works Department
Schedule: Continuous
Responsible Agency: Public Works Department; Community Development Department
Schedule: Annually
RESIDENTIAL LAND USES
BACKGROUND
The City of Desert Hot Springs has evolved as a primarily resort residential community. In
recent years the community has experienced slow growth due to regional economic conditions.
In 1999, the City of Desert Hot Springs had approximately 6,563 dwelling units, of which
approximately 3,921 were detached and attached single family units, and about 2,309 were
multi- family units. The City also had 333 mobilehomes.
The prevalence of single family residential development has helped establish the low to medium
density character of the City. This pattern has provided residents with open space and recreation
opportunities on their own individual lots. Planned residential developments ( PRDs) are a
relatively new type of development in the City and preserve low densities by transferring
development rights to specific areas and dedicating large areas of a development to community
open space and recreation uses. Both types of development are important to assuring high quality
residential environment of the City.
Seasonal Community
Of the City’s 6,563 dwelling units built by 1999, approximately 5,4 7 8 were occupied by
permanent residents, while about 1,085 or 1 7 % serve as second or vacation homes for part- time
residents. The City’s seasonal population increases during the fall/ winter/ spring months and
decreases during the summer period. The majority of seasonal/ second home residences are
located in the City’s planned residential communities.
Projected City Population
The General Plan provides for a range of residential densities ranging up to fourteen ( 14)
dwelling units per acre within six residential land use designations. Within the City boundaries,
the majority of the area is currently ( 2000) developed as single family residential dwelling units
TN/ City of Desert Hot Springs
General Plan/ Land Use Element
III- 15
within standard subdivisions. The 1990 permanent population in Desert Hot Springs was 11,668
and had increased to about 15,398 by January 1999.
The City’s 1990 average household size was 2.52 in 1990 and had risen to about 2. 7 8 7 by 1999.
As the City’s demographics continue to change, the average household size is expected to
stabilize and possibly even fall. For a more detailed discussion of the City’s household and
demographic composition, please see the General Plan Housing Element and Economic
Development Element, as well as the General Plan Program EIR. Based upon the Land Use Map,
the General Plan has the potential to generate approximately 63,889 new dwelling units. Based
upon an average household size of 2. 7 8 7 persons, the General Plan could add about 1 7 8,058
additional people to the City’s population. When combined with the City’s existing population of
15,398 residents, the City’s maximum peak seasonal population could reach approximately
193,456.
Affordable Housing
The City, and all other jurisdictions in the State of California, are required by law to assure the
provision and availability of decent housing and a suitable living environment for all economic
segments of the community, with special attention to very low, low, and moderate income
groups. The elderly are also an identified special group which require special attention when
providing for the community’s housing needs, as do those paying too much for rent/ mortgages
and those living in overcrowded conditions. For additional information addressing these and
other related issues of the community associated with housing stock, please refer to the Housing
Element of the City’s General Plan.
TN/ City of Desert Hot Springs
General Plan/ Land Use Element
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RESIDENTIAL GOALS, POLICIES AND PROGRAMS
GOAL 1
Preservation and enhancement of the predominantly low density, resort residential character of
the City.
GOAL 2
A variety of all housing types and densities that will accommodate existing and future residents
of the community.
Policy 1
Areas of existing residential development and surrounding vacant lands shall be planned in a
manner which preserves neighborhood character and assures a consistent and compatible
residential land use pattern.
Program 1 A
The City shall assign and periodically review residential land use designations to assure that
related General Plan goals, including preservation of low density neighborhoods, are met.
Responsible Agency: City Council, Planning Commission, Community Development
Department.
Schedule: On- going; every five years.
Program 1 B
Consistently apply the City’s discretionary powers and development review process to assure
that subdivision and development plans are compatible with existing residential areas.
Responsible Agency: Community Development Department.
Schedule: Continuous
Policy 2
Encourage in- fill development on subdivided lands located adjacent to existing residential areas
and utilities to maximize the efficient utilization of land and infrastructure.
Policy 3
The City shall discourage the discontinuous or leap- frog development of residential subdivisions
by requiring necessary improvement and/ or extension of intervening roadways and infrastructure
to serve new development.
Policy 4
Future development within existing or approved planned unit developments shall not exceed the
overall density initially approved for the development.
TN/ City of Desert Hot Springs
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Policy 5
Density transfers may occur in planned residential developments in conjunction with the
provision of common area amenities and open space. Golf courses, greenbelts, pool areas and
other open space uses incorporated into these developments shall be designated as Open Space
areas to assure their preservation as such.
Policy 6
In addition to other policies set forth for open space and hillside designations, additional
development parameters to be addressed include slope disturbance, development area and lot
coverage, renaturalization and revegetation, and access roads.
Policy 7
Residential development standards shall incorporate set backs, height, pad elevations and other
design and performance standards which assure privacy while preserving scenic viewsheds from
adjoining properties.
Policy 9
Low income/ affordable housing shall not be located within one area of the community, but shall
be dispersed where feasible, appropriate, and compatible with surrounding land uses.
Program 9 A
The City shall monitor the amount of low income housing available and make best efforts to
meet State requirements for providing such housing types.
Responsible Agency: City Council; Planning Commission; Community Development
Department; Redevelopment Agency
Schedule: Continuous
COMMERCIAL LAND USES BACKGROUND
Desert Hot Springs has seen the slow evolution of its commercial land uses initially from small-scale
retail and service providers located along Palm Drive and Pierson Boulevard to
community- scale centers serving a broad market area and typified by the K - Mart center. As the
community has continued to grow, neighborhood shopping centers have developed to serve the
City’s residents. While the City has not attempted to become a commercial powerhouse, certain
opportunities such as existing hotels and planned resort development place the City in a position
of potentially substantial growth.
While historically commercial development has occurred primarily along the Palm Drive
corridor, the City’s recent success with the annexation of lands and expansion of the City’s
Sphere will allow it to tap the markets provided by U. S. Interstate- 10 and State Highway 62
traffic. With commercial development growing at the Indian Avenue/ I- 10 interchange, this area
of the City will be an important contributor to the broadened economic base.
The planned provision of neighborhood shopping in the western portion of the City will address
the needs of the City’s residents as new homes are built and the resident population continues to
grow in this area. Future neighborhood centers should be sited to provide convenient access to
TN/ City of Desert Hot Springs
General Plan/ Land Use Element
III- 18
supermarkets, drugstores and ancillary commercial services. The General Plan provides
thoughtfully sited existing and future neighborhood centers located at nodes on arterial
roadways, which are expected to satisfactorily meet the neighborhood shopping needs of the
community.
Another of the City’s important commercial strengths is the spa hotel market. In 2000, the City
hosted about 4 7 hotels, including the Spa Hotel, Mirage Springs and Mineral Springs hotels. The
Two Bunch Palms Resort is a world famous, world- class resort that caters to a wide range of
client, including the entertainment industry. Planned projects that will make major contributions
to resort development include Cornerstone, Rancho Morongo and Rancho Royale. Transient
occupancy tax ( also termed bed tax) is generated by the City’s hotels and is an important
component of the City’s general fund operating revenues.
The relative importance of the City’s various commercial lands is more fully discussed in the
Economic Development Element and the General Plan Program EIR.
The General Plan recognizes existing commercial land uses, as well as vacant lands appropriate
for commercial development. The Plan provides three ( 3) commercial land use designations
allowing the development of general, neighborhood, and community commercial. The Plan also
establishes Specific Plan overlays, which are used to provide control and coordination of
commercial development, providing detailed design and analysis of complex projects, indicating
the location and intensity of proposed uses.
The thoughtful location, distribution and assigned intensity of commercial development is
expected to provide residents with a wider range of choices and services, while greatly
enhancing the City’s economic base. Commercial designations also recognize the City’s
comparative advantages in the highly competitive Coachella Valley market, and are consistent
with the City’s efforts to preserve the predominant low density, resort residential character. The
land use plan must position the City as the commercial service district for the greater Desert Hot
Springs market area.
COMMERCIAL GROWTH POTENTIAL
The General Plan provides substantial additional lands for future commercial development.
These include lands within existing commercial developments and lands where development has
yet to occur. Each of the commercial land use categories and their development potential in
approximate gross leasable square feet ( gla) are set forth in the table below.
Of the 1,042 acres of commercially designated lands in the planning area, approximately 818
acres, or more than 7 8%, are currently ( 2000) vacant. The General Commercial category
comprises the largest block of undeveloped commercial lands ( 661± acres), with Community
Commercial comprising the next largest block of vacant land ( 114± acres). The General Plan,
therefore, provides more than ample commercial lands for future development.
TN/ City of Desert Hot Springs
General Plan/ Land Use Element
III- 19
Table III- 3
Commercial Land Use Development Potential
Commercial Designation Total Acres Estimated Square Footage 1
C- G General Commercial 84 1 8,059,47 1
C- N Neighborhood Commercial 73 699,574
C- C Community Commercial 1 28 1 ,226650
Total 1 ,042 9,985,695
1 All square footage calculations assume 22% lot coverage.
COMMERCIAL GOALS, POLICIES
AND PROGRAMS
GOAL
A responsive range of commercial land uses conveniently and appropriately distributed
throughout the City, meeting the community’s needs and taking full advantage of emerging
development and economic opportunities.
Policy 1
Sufficient lands shall be designated to provide a full range of commercial services to the
community and surrounding areas for present and future years.
Program 1 A
Maintain the Land Use map on an on- going basis to assure sufficient lands are designated for
commercial uses to support the needs of the community and surrounding areas in a manner
consistent with economic opportunities and the resort residential character of the community.
Responsible Agency: City Council, Planning Commission, Community Development
Department
Schedule: Continuous
Program 1 B
Make available market information to developers and realtors, which identifies the City’s service
needs and potential sites suitable for those commercial goods and services.
Responsible Agency: Community Development Department; Redevelopment Agency
Schedule: Continuous
Policy 2
Development standards for commercial land uses shall include setbacks, pad elevations, massing
and height limitations, and other requirements, which provide adequate visibility and
TN/ City of Desert Hot Springs
General Plan/ Land Use Element
III- 20
accessibility, while preserving the scenic viewsheds from adjoining properties and public rights-of-
ways.
Policy 3
Encourage lot consolidation and integrated development planning along the Palm Drive and
Pierson Boulevard corridors as well as the old Town district to reduce fragmentation and
encourage in- fill development.
Program 3 A
The City shall development and implement incentive programs for selected lands along Palm
Drive and Pierson Boulevard to encourage a cohesive and coherent development pattern, which
reduces fragmented development and promotes infilling.
Responsible Agency: Community Development Department; City Council; Redevelopment
Agency
Schedule: Continuous
INDUSTRIAL LAND USES
BACKGROUND
The City’s industrial lands are one of the most important and yet least exploited resources in the
community. Heretofore, these lands have been limited to an area south of Hacienda Boulevard
and east of Little Morongo Road, with the exception of a 160 acre windfarm located in the
western extreme of the City. While these lands are well situated and investment by the City
Redevelopment Agency has enhanced their accessibility, these lands still subject to flooding and
lack essential services such as natural gas and sewage collection.
In addition to industrial lands within the city limits, a substantial portion of the City’s Sphere- of-
Influence is already under windfarm and light industrial development. The City’s wind resource
area is generally located west of Indian Avenue and extends from Pierson Boulevard south to
Interstate- 10. City Sphere lands located along Indian Boulevard, just north of I- 10, have already
seen substantial industrial development and the potential for expansion in this area is fueled by
the availability of services and quick and easy access to I- 10.
In addition to the range of industrial uses that have successfully developed in the Coachella
Valley over the past few decades, the large scale development of windfarms has presented
another opportunity for industrial and service industrial development. As the regional economy
continues to grow, it also generates a broader base for industrial and service industrial
development and jobs. Nonetheless, the City and the Coachella Valley have seen limited
industrial development over the past 15 years.
The Land Use Element provides for industrial land uses which can be best characterized as
“ light” and “ medium”, as well as those associated with energy production and transmission.
Light industrial development includes industrial and business parks, and other uses conducted
entirely within enclosed buildings and with limited and screenable outdoor storage. Industrial
uses with the potential to generate excessive noise, dust or smoke, glare, traffic or other
TN/ City of Desert Hot Springs
General Plan/ Land Use Element
III- 21
significant environmental impact are considered appropriate for siting on “ Medium Industrial”
lands. The appropriateness of these and other issues are taken under consideration when
reviewing industrial development plans.
Energy- related industrial uses can include a wide range of development types, including wind
turbine and solar energy arrays, but may also include gas turbine and biomass conversion
technologies with low pollutant emission profiles. Similar types of development may also
include energy- related component manufacturing, ranging from wind turbine elements to
electrical transmission component manufacturing and assembly. Regionally, alternative energy
efforts now include the expanded use of compressed natural gas technologies and technical
training programs primarily associated with transportation applications.
Development proposals for industrial uses must include site plans and building elevations,
descriptions of machinery, processes, and products, and specifications for the mechanisms and
techniques to be used to mitigate impacts from industrial operations. Such proposals must
provide a complete characterization of activities, processes and waste/ pollutant management
technologies to be utilized during the user’s operation.
The potential for industrial development in the City will rest primarily on the ability of the City
to exploit local and regional industrial service needs, as well as the availability of land, public
services and access to highways and other major transportation links. Continued growth in the
Desert Hot Springs area will continue to generate its own limited demand for light industrial
development. A broad range of industrial development is provided for through appropriate
designations and the development of significant sites ( 10 acres or larger), and should be
processed as master planned or specific planned industrial parks. These should be established
through development guidelines that assure provisions for roadway and infrastructure
improvements.
INDUSTRIAL GOALS, POLICIES AND PROGRAMS
GOAL
Lands that provide for the development of non- polluting, energy- related and other clean
industrial development that broadens the economic and employment base of the City, and assures
compatible integration with other, non- industrial land uses.
Policy 1
Provide adequate and appropriate lands designated for industrial uses to provide a broad range of
industrial development.
Policy 2
Industrial lands shall be located in areas that maximize all available and planned infrastructures,
including but not limited to water and sewer service, electric and natural gas service, and major
transportation corridors, and should minimize the impact on public health and safety.
TN/ City of Desert Hot Springs
General Plan/ Land Use Element
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Policy 3
To enhance the efficient use of industrial lands, the City shall encourage the preparation of a
Specific Plan on larger industrial areas, which master plans the extension of roadways, drainage
facilities, utilities and other infrastructure.
Program 3 A
Prior to or concurrent with the issuance of development permits, the City shall require the
develop of Specific Plans on larger assembly of lands designated for industrial development,
which shall address circulation, infrastructure, drainage and development standards and
guidelines to assure efficient industrial development consistent with the character and quality of
the community.
Responsible Agency: City Council, Planning Commission, Community Development
Department
Schedule: Continuous
Policy 4
The City of Desert Hot Springs shall seek to attract appropriate industrial users for which the
area is particularly suited and encourage those industries to take advantage of the local labor
force and markets with which the City has a comparative advantage.
Program 4 A
In cooperation with property owners, windfarm developers, the Chamber of Commerce, as well
as other private interests, the City shall promote development of industrial lands through
coordinated joint efforts.
Responsible Agency: Private Owners; Community Development Department; Redevelopment
Agency; Chamber of Commerce
Schedule: Continuous
Policy 5
The City shall encourage and support the relocation of inappropriately located industrial or
quasi- industrial land uses, which are incompatible with existing and planned land uses.
Program 5 A
The City shall evaluate existing industrial and quasi- industrial land uses and encourage the
formation of industrial parks appropriate for relocating existing inappropriately located industrial
uses.
Responsible Agency: Community Development Department, Redevelopment Agency,
Developers
Schedule: 3- 5 years
Policy 6
The City shall require adherence to applicable development standards and guidelines to assure
aesthetically acceptable industrial developments for all new industrial sites.
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General Plan/ Land Use Element
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Program 6 A
As an integral part of industrial park planning, the City shall require thoughtful site planning and
extensive use of landscaping to enhance the appearance of industrial areas.
Responsible Agency: Community Development Department
Schedule: Continuous
Program 6 B
The City shall review all industrial development proposals with a special regard for public health
and safety issues to ensure that the type and intensity of the use is appropriate for the proposed
location and compatible with surrounding land uses.
Responsible Agency: Community Development Department
Schedule: Continuous
PUBLIC SERVICES AND FACILITIES
BACKGROUND
The provision of adequate levels of public facilities and services is one of the principal concerns
or functions of local government. Land uses for public facilities include such governmental
functions as City Hall, fire stations, water wells and storage tanks. Others include schools,
hospitals and other medical facilities, utility facilities, and libraries.
The extent and intensity of various land uses determines the level of public services and facilities
needed to support them. Residential, commercial, institutional and industrial development each
generate specific demand for public services and facilities. The planned, logical extension of
urban areas cannot occur without careful planning for the extension of public services and
facilities. This includes the maintenance of adequate staffing of City departments responsible for
regulating land use and development, assuring adequate and appropriately designed and
constructed streets and drainage facilities, and the provision of economic development
assistance.
Several service providers are not under the direct regulatory jurisdiction of the City. For instance,
the Mission Springs Water District ( MSWD) and Coachella Valley Water District ( CVWD),
rather than the City, are responsible for domestic water and sewer facilities. The Riverside
County Flood Control and Water Conservation District is responsible for assuring the provision
of regional flood control facilities. Nonetheless, the City has the essential responsibility to
cooperate and coordinate with the appropriate agencies to assure that public services and
facilities complement and are compatible with other land uses.
PUBLIC FACILITIES POLICIES AND PROGRAMS
GOAL
Public facilities which are located to efficiently serve the community and are compatible with
surrounding land uses.
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General Plan/ Land Use Element
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Policy 1
The City of Desert Hot Springs shall encourage the development of public facilities in a manner
which assures adequate levels of service, while remaining compatible with existing and future
land uses.
OPEN SPACE AND CONSERVATION
BACKGROUND
Open spaces in the City of Desert Hot Springs are important areas of environmental, aesthetic
and recreational value. These areas constitute a critically important part of the community
environment. Open space areas within the City include lands designated for the preservation of
natural resources ( plant and animal communities), desert washes, mineral deposits, parks and
recreational facilities, and areas where the presence or existence of hazardous conditions prohibit
development.
As discussed with regard to residential land uses, standard and long- standing subdivisions have
provided the context for much of the City’s residential development pattern. Recently, however,
with the approval of a variety of master planned communities, planned residential developments
( PRDs) could become the predominant residential land use in the City for the foreseeable future.
These types of developments benefit from the transfer of development rights or permitted
densities onto smaller areas, with the remainder dedicated to open space and recreation facilities,
including pools, tennis courts, golf courses and passive landscaped open space areas. These areas
are required to remain as open space for the life of the development and are not available for
further residential or other non- open space uses.
There are four types of open space categories described in the Open Space element, which
include open space for public parks ( OS- PP), private golf courses and private open space areas
( OS- PV), mountainous reserves ( OS- MR) and floodways/ washes/ channels ( OS- FW). Each of
these is discussed in more detail under the General Plan Element of Open Space and
Conservation. Below are policies and programs for Open Space and Conservation which will
assist the City in implementing the Land Use and Open Space elements.
OPEN SPACE AND CONSERVATION GOALS, POLICIES AND PROGRAMS
GOAL 1
Open space areas which protect environmental resources, guard against environmental hazards,
provide recreational opportunities and enhanced aesthetic character of the City.
GOAL 2
A land use pattern which preserves the City’s resort residential atmosphere, including scenic
resources such as hillside and mountain vistas, waterways, and native desert communities.
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General Plan/ Land Use Element
III- 25
Policy 1
Lands suitable and appropriate for preservation as open space areas shall be maintained and
enhanced.
Program 1 A
The City shall review and update land use maps and information on the various types of open
space and conservation lands in the community.
Responsible Agency: Community Development Department
Schedule: Continuous; every five years.
Program 1 B
The City shall evaluate all development proposals and identify their impact upon and
compatibility with designated open space and conservation lands.
Responsible Agency: City Council; Planning Commission; Community Development
Department
Schedule: Continuous
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General Plan/ Circulation Element
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CIRCULATION ELEMENT
PURPOSE
Continuing development in Desert Hot Springs and the Coachella Valley will result in continued
growth in traffic on local streets and regional arterials and highways. In order to protect the
City’s character as a residential and spa resort community, careful planning of the roadway
network is essential. As the City’s road system nears its capacity for handling traffic in a safe and
efficient manner, the potential for delays and the risk of traffic accidents increases. In order to
preserve the City’s unique character while providing the safest and most efficient roadway
system possible, the Circulation Element documents the current status of the City’s road system,
identifies problems and proposes solutions. In addition, the Circulation Element analyses future
traffic impacts to the City due to inevitable growth in the City and region. The purpose of the
Circulation Element is to develop an efficient, cost- effective and comprehensive transportation
management strategy consistent with regional plans, local needs to maintain and improve
mobility, and in a manner consistent with the goals and character of the community.
BACKGROUND
Due to its close interrelatedness, the Circulation Element is an outgrowth of City and regional
land use planning. The element and roadway system also affects and is affected by a variety of
community and environmental factors. The Circulation Element has a direct relationship to the
Land Use, Housing, Air Quality, Noise, Public Services and Facilities, and Economic
Development Elements. The Community Design, Parks and Recreation, and Flooding and
Hydrology Elements are also related to the Circulation Element. The types and intensities of land
uses in the City will predictably influence the types and volumes of traffic traveling the City’s
roads now and in the future.
Specific implementation programs are provided in the Circulation Element which address the
existing traffic conditions in the General Plan study area, and are designed to prevent future
deterioration of roadway capacity in the community. California Government Code describes
conditions and data to be researched, analyzed and included within a General Plan Circulation
Element. Government Code Section 65302( b) states that the General Plan shall describe the
general location and extent of existing and proposed major thoroughfares, transportation routes,
terminals, and other local public utilities and facilities.
The City is also required to coordinate its Circulation Element provisions with the applicable
regional transportation plan, as set forth in Government Code Sections 65103( f) and 65080. In
the General Plan study area these regional agencies include the California Department of
Transportation ( CalTrans), the Coachella Valley Association of Governments ( CVAG), the
Southern California Association of Governments ( SCAG) and the Sunline Transit Agency. In
addition, federal and state transportation planning must be coordinated with local planning
TN/ City of Desert Hot Springs
General Plan/ Circulation Element
III- 2 7
pursuant to Section 134, Title 23 of the U. S. Code and California Government Code Section
65080( a), respectively.
Protection of air quality is also associated with growing traffic volumes and infrastructure
demand, and requires careful analysis and planning to protect the community from unnecessarily
high levels of locally generated pollutants. Vehicular emissions will increase with expanding
population, miles traveled and less efficient travel conditions. However, the maintenance of
adequate traffic flows, the prevention of traffic congestion caused by inadequate and/ or failing
roadways, and enhanced vehicle efficiencies will help preserve the air quality in the community.
The Circulation Element has been developed as a comprehensive transportation management
strategy based upon an analysis of existing conditions within the City, and future development as
set forth by the General Plan Land Use Map ( see Land Use Element). Growth in regional traffic
has been based upon statistical trends, an assessment of long- term regional growth potential and
the regional transportation model, CVATS, prepared by CVAG.
In order to characterize existing traffic volumes and conditions along roadway links, a variety of
data were used to quantify levels of use and capacity. Traffic counts were collected by the City,
CVAG and CalTrans to gauge existing conditions and provide a sound basis for projecting future
traffic volumes. These various data are from the period of 1994 through 1999 and include mid-block
roadway segments as well as counts of intersection turning movements.
In order to analyze circulation and the effects of development on the roadway system a traffic
distribution process was utilized. This process works directly with existing traffic volumes and
existing street geometrics as its starting point. The term “ geometrics” pertains to the dimensions
and arrangements of the visible features of the roadway. These include pavement widths, lane
configuration, barriers, slopes, drainage, interchanges, and other design features, which
significantly affect roadway traffic operation, safety, and capacity.
Levels of Service
The “ Level- of- Service” is typically characterized as the available and utilized capacity of a given
roadway. Level- of- Service ( LOS) is a qualitative measure describing the efficiency of the flow
of traffic. LOS includes a range of alphabetical connotations “ A” through “ F”, used to
characterize roadway operating conditions. LOS A represents the best/ free flow conditions and
LOS F indicates the worst/ system failure. Levels of Service are represented as volume to
capacity ratios, or vehicle demand divided by roadway capacity. Therefore, as the ratio
approaches 1.12+, the roadway approaches LOS F. Added travel and turning lanes increase
capacity, as does the inclusion of raised medians and restricted access on a roadway. Raised
medians increase roadway capacity by reducing the number of vehicle conflict points and
improving traffic flows. Restricted access avoids loss of capacity caused by interruptions and
disruptions to traffic flow resulting from vehicles coming onto or leaving the roadway. The table
below defines the various LOS classifications.
TN/ City of Desert Hot Springs
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Table III- 4
Level of Service Description
Level of Volume/ Capacity
Service Quality of Traffic Flow Ratio
A Low volumes, high speed; speed not restricted by other
vehicles.
0.00 - 0.66
B Operating speeds beginning to be affected by other
traffic. Some drivers begin to feel restricted within
platoons of vehicles.
0.6 7 - 0. 7 7
C Operating speeds and maneuverability closely
controlled by other traffic; recommended ideal design
standard. “ Design Capacity”. Occasionally drivers may
have to wait through more than one red signal. Most
drivers feel somewhat restricted, but not objectionably
so.
0. 7 8 - 0.88
D Tolerable operating speeds; often used as design
standard in urban areas. Increasing restriction at
intersections, but no excessive back ups. Drivers
frequently have to wait through more than one red
signal. This level is the lower limit of acceptable
operation to most drivers.
0.89 - 1.00
E The maximum traffic volume a roadway can
accommodate during peak traffic periods. “ Maximum
Capacity”. All drivers wait through more than one red
signal.
1.01 - 1.11
F System failure; long queues of traffic; unstable flows;
stoppages of long duration; traffic volume and speed
can drop to zero; traffic volume will actually be less
than the volume which occurs at Level of Service E.
1.12+
Source: “ Highway Capacity Manual,” Special Report 209, Transportation Research Board, 1985.
Capacity is generally defined as the number of vehicles that may pass over a section of roadway
in a given time period under prevailing conditions. Capacities of roadways are most restricted by
TN/ City of Desert Hot Springs
General Plan/ Circulation Element
III- 29
intersection design and operation, which is discussed further below. Typically, the p. m. peak
hour is the heaviest traffic flow of the day.
The various capacity values assigned for differing roadway sizes and levels of service are
described in Table III- 4. It should be kept in mind that the roadway capacity estimates in Table
III- 5 below are “ rule- of- thumb” estimates, which are affected by site specific factors such as the
number and configuration of intersections, roadway grades, sight distance, the level of truck and
bus traffic, and the degree of access control.
Table III- 5
Daily Roadway Capacity Estimates
Facility
Type
Number
of Lanes
LOS A 1
LOS B 1
LOS C 2
LOS D 1
LOS E 1
Arterial 4 10,000 1 7 ,000 24,000 31,000 38,000
Major 4 10,000 1 7 ,000 24,000 31,000 38,000
Secondary 4 10,000 15,000 20,000 25,000 30,000
Collector 3 2 6,000 9,000 12,000 15,000 18,000
1 Source: Estimates developed by Endo Engineering based upon LOS C and LOS E values provided by the
Riverside County Road Department.
2 Sources: Riverside County Road Department, “ Information Pamphlet,” 198 7 .
3 Capacities for two- lane arterials, majors and secondaries will be similar.
Acceptable Levels- of- Service
Traffic engineers and transportation planners have in recent years attempted to bridge the gap
between providing ideal roadway operating conditions and the costs of infrastructure to assure
those conditions. While LOS C has long been considered the desirable and optimal level of
traffic volume on any given roadway, it represents a standard that is progressively more difficult
and less cost- effective to achieve in urban areas. For peak operating periods, LOS D and/ or a
maximum volume to capacity ratio of 1.00 is now considered the generally acceptable service
level. Where a LOS of E or worse exists along certain roadway segments and intersections, every
measure to improve operating conditions shall be pursued.
Average Daily Traffic Volumes
The total number of vehicles that travel a defined segment of roadway over a twenty- four hour
period is defined in Average Daily Trips ( ADT). The most recent ( 1996- 1999) existing two- way
Average Daily Traffic Volumes ( ADT) for General Plan designated roadways are graphically
presented in Exhibit III- 1. Although the ADT is a useful “ benchmark” number for determining
various roadway configurations and design aspects, the peak hour information, which is the
highest volume of traffic to pass over a segment of roadway during an hour period, is also a
useful means of determining a roadway's capacity and, indirectly, intersection levels of service.
Traffic counts at intersections have provided an even more detailed picture of present and future
operating conditions at these intersections.
TN/ City of Desert Hot Springs
General Plan/ Circulation Element
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EXHIBIT III- 2 AVERAGE DAILY ( ADT) TRAFFIC VOLUMES
TN/ City of Desert Hot Springs
General Plan/ Circulation Element
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Refined CVATS Traffic Model
In order to evaluate existing roadway operating conditions and projected impacts associated with
General Plan buildout and regional growth, two separate but interdependent traffic modeling
efforts were conducted during the preparation of the General Plan update. The first involved the
development of a focused version of the traffic model developed by CVAG called CVATS.
CVATS is a large area network model developed for regional transportation planning. It breaks
the Valley study area into relatively large zones ( see Zone System, below), and uses a
generalized land use designation system and trip generation/ distribution/ assignment procedures.
Utilizing the same procedures but on a more refined level, the General Plan traffic modeling
process consists of defining the traffic analysis zones ( TAZ) and the roadway network,
establishing efficient/ logical traffic routes, collecting land use and socio- economic data on each
TAZ, calculating trip generation in each TAZ, and distributing traffic and its assignment to
individual road segments.
Zone System
Serving as the basis or foundation for General Plan transportation modeling, the City was
subdivided into a system of thirty- four traffic analysis zones ( TAZ). Based on the land uses
within each TAZ, traffic volumes were generated and then distributed along the circulation
system. The TAZ system produces a forecast of traffic volumes in the City, which approximates
how actual traffic enters and utilizes the local roadway system. ( Please refer to the Circulation
Background Study in the Appendix of the Desert Hot Springs General Plan EIR for an
illustration of the TAZ’s and a complete breakdown of the various land uses within each TAZ).
The TAZ system for Desert Hot Springs was designed utilizing current ( 2000) land use patterns,
including provisions for approved but as yet unbuilt master planned communities. It is tailored
specifically to the City of Desert Hot Springs in order to provide the most accurate data possible.
The model distributes the projected volume of traffic that will occur due to the buildout of the
General Plan land use plan. From this information, the design requirements to maintain
acceptable traffic flows can be determined.
Trip Generation
Land use data, as designated by existing land uses and the General Plan Land Use Element, were
used to establish levels of trip generation within each TAZ of the modeling area. Average trip
generation rates per the various land uses were derived from the CVAG CVATS model and were
modified for City- specific application. The total number of vehicle trips produced in or attracted
to a geographic area is directly related to the land use and demographic variables found in each
TAZ. The model estimates the number of peak season vehicle trips that will be produced on an
average weekday for each analysis zone.
Four separate “ home- based” trip definitions and one “ non- home- based” definition are used to
develop the model. Home- based trips either originate or are destined for the home. The non-home-
based trip type refers to trips that do not originate and are not destined for home ( e. g.,
traveling from work directly to dinner). The actual trip production rates, that is trips per land use
type, are taken directly from the CVATS model. The model rates and procedures have been
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tested against the actual CVATS inputs, indicating close correspondence between the two and
validating the trip generation portion of the model.
Trip Distribution and Traffic Assignment
Once the City has been broken down into the various TAZs and the trip generation for each has
been calculated, the next step is to provide a general directional distribution of these trips and
then to finally assign them to specific streets. Trips are either attractions or productions, that is
they are either drawing trips into the TAZ or are exporting trips. Typically, this distribution of
trips is accomplished using a “ gravity distribution model”, based on the formula that the
distribution of trips is proportional to the “ attractiveness” of the land use and the distance ( or
travel time) from the point of trip production. Each type of trip or trip purpose has its own
specific travel time distribution function or curve.
Traffic assignment involves assigning to specific route paths the various trip interchanges
between TAZs identified in the trip distribution process. The end result forecast of daily traffic
volumes yields the aggregate assignment of trips to roadways between and connecting TAZs
throughout the City. The traffic assignment process for the General Plan traffic model has also
been adapted from procedures used in the CVATS model.
CURRENT CONDITIONS
The City of Desert Hot Springs, unlike other communities in the Coachella valley, is somewhat
isolated from other urban development patterns. While intra- community transportation is
provided by arterial and collector- sized roadways, Desert Hot Springs is connected to the rest of
the Valley and the region by state and interstate highways, including U. S. Interstate- 10 and State
Route 62. Regional Arterials, including Palm Drive/ Gene Autry Trail, Indian Avenue, Dillon
Road, Date Palm Drive and Mountain View Road further connect City traffic to other Coachella
Valley communities.
The General Plan Circulation Element is the result of extensive baseline data collection, analysis
of street design, and the identification of present operating conditions. The existing roadway
network is further described in the General Plan EIR and its Traffic Study Appendix.
Regional Roadways
There are two regional routes serving the City, State Highway 62 and U. S. Interstate- 10.
Highway 62 extends from its juncture with Interstate- 10 in the City’s southwestern Sphere- of-
Influence, northward into San Bernardino County. It connects the upper Coachella Valley with
the communities of Morongo Valley, Yucca Valley, and Twentynine Palms, as well as Joshua
Tree National Park. Interstate- 10 connects the Los Angeles region with Arizona and other cities
and states to the east, while also serving as the major intra- valley and inter- community connector
in the Coachella Valley. These two important roadways provide regional and interstate
connections for the City and the Coachella Valley.
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U. S. Interstate- 1 0
In the vicinity of Desert Hot Springs, Interstate- 10 is built as an eight- lane divided freeway
accessed from diamond intersections spaced a minimum of one mile apart. I- 10 provides
essential inter- city and inter- regional access and is a critical part of the local road network,
moving people and goods into and out of the Valley. Direct City access to I- 10 is currently
provided through the Palm Drive, Indian Avenue and Highway 62 interchanges.
State Highway 62
In Desert Hot Springs, Highway 62 has been built near the location of Worsley Road, which
once connected the Coachella Valley and regions to the west with the Morongo Basin. Highway
62 provides important regional access to Joshua Tree National Park and the Twentynine Palms
Marine Corps Air Ground Combat Center, as well as the Colorado River and the Mojave desert
wilderness and recreation areas. Highway 62 access in the City and its Sphere is currently
controlled by stop signs, although signalization and grade separated interchanges may be needed
in the future as traffic volumes increase.
In the City and its Sphere, this roadway has already been improved to four- lanes divided by a
wide and naturalized median. The completion of ultimate buildout will depend upon a variety of
factors and is not expected to occur for many years.
Local Major Roadways
In addition to the two existing regional facilities serving the community, the City has partially
developed and maintains an arterial roadway network which serves both local and inter- city
traffic. Built essentially along a north- south grid, the City road network has direct
interconnections with major arterials and highways providing linkage with adjacent County and
incorporated jurisdictions. The location of trip attractors along these roads or the convenience
they provide in traversing through the City varies with each road.
General Plan Buildout
As a direct result of the analysis conducted on existing traffic and roadway conditions, as well as
projections of future traffic resulting from ( current) General Plan buildout, a roadway
classification system has been developed and assigned to existing and future roads. This process
has also taken into consideration special issues of concern and opportunities to enhance
community circulation. Table III- 6 lists these General Plan roadways and also provides the
following information:
A. 1994 Average Daily Trips ( ADT)
B. 1994 Levels- of- Service ( LOS)
C. General Plan Roadway Designation
D. General Plan Buildout Average Daily Trips ( ADT)
E. General Plan Buildout Levels- of- Service ( LOS)
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Table III- 6
General Plan Road Analysis
Roadway Link 1 994
ADT
1 994
LOS
Buildout
General Plan
Designation
Build-out
ADT
Build-out
LOS
U. S. Interstate- 1 0
W of Palm Drive n/ a n/ a Freeway 156,600 D
State Highway 62
N of Pierson Boulevard 19,000 A Expressway 25,000 A
S of Pierson Boulevard 15,000 A Expressway n/ a n/ a
Mission Lakes Boulevard
W of West Drive Dr. 2,400 A Major Collector 13,100 B
E of Indian Avenue 2,200 A Major Collector 15,500 B
Pierson Boulevard
E of Highway 62 1,100 A Major Arterial 25,600 B
W of Indian Avenue 2,100 A Major Arterial 46,000 D
E of Indian Avenue 4,100 A Minor Arterial 28,200 D
W of Little Morongo Road 4,300 A Minor Arterial n/ a n/ a
E of Little Morongo Road 5,500 A Minor Arterial 20,200 C
W of West Drive 6,000 A Minor Arterial n/ a n/ a
W of Cactus Drive 6,400 B Minor Arterial n/ a n/ a
W of Palm Drive 7 ,000 B Minor Arterial n/ a n/ a
E of Palm Drive 5,200 A Major Collector 24, 7 00 D
Hacienda Boulevard
W of Palm Drive 3,400 A Major Collector 1 7 ,000 B
E of Palm Drive 6,000 A Minor Collector 8,200 A
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Table III- 6
General Plan Road Analysis
Roadway Link 1 994
ADT
1 994
LOS
Buildout
General Plan
Designation
Build-out
ADT
Build-out
LOS
E of Ocotillo Road 6, 7 00 B Minor Collector n/ a n/ a
E of Mesquite Avenue 6, 7 00 B Minor Collector n/ a n/ a
W of Miracle Hill Road 5,800 A Minor Collector 18,400 C
W of Mountain View Road 6,500 B Minor Collector 16, 7 00 C
E of Mountain View Road 4,900 A Minor Collector 2 7 ,800 E
W of City Limits 1,900 A Minor Collector 19,500 C
Two Bunch Palms Trail
E of Palm Drive 6,100 B Major Collector 6,800 A
W of Palm Drive 6, 7 00 B Minor Arterial 11,900 B
Indian Avenue
N of Mission Lakes Blvd. 6,000 A Minor Arterial 10,600 B
N of Pierson Blvd. 7 ,000 B Minor Arterial 12,000 B
S of Pierson Blvd. 8,300 B Major Arterial n/ a n/ a
Little Morongo Road
N of Pierson Blvd. 2,100 A Major Collector 16, 7 00 B
S of Pierson Blvd. 1,900 A Major Collector n/ a n/ a
S of Two Bunch Palms Tr. 3,000 A Major Arterial 39,800 D
West Drive
N of Pierson Blvd. 3, 7 00 A Minor Collector 1,200 A
S of Pierson Blvd. 3,400 A Minor Collector 7 ,500 A
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Table III- 6
General Plan Road Analysis
Roadway Link 1 994
ADT
1 994
LOS
Buildout
General Plan
Designation
Build-out
ADT
Build-out
LOS
Palm Drive
N of Eighth Street 6,300 A Major Collector n/ a n/ a
N of Pierson Blvd. 10,500 B Major Collector 20,200 C
S of Pierson Blvd. 14,600 B Major Collector n/ a n/ a
N of Hacienda Avenue 18,800 C Major Collector 32,100 C
S of Hacienda Avenue 18,800 C Major Collector n/ a n/ a
S of Two Bunch Palms Trail 20,600 C Major Arterial 50,500 E
N of south City Limits 23,400 F Major Arterial n/ a n/ a
Miracle Hill Road
N of Hacienda Avenue 1,000 A Secondary n/ a n/ a
S of Hacienda Avenue 400 A Secondary 4,600 A
Mountain View Road
N of Hacienda Avenue 1,400 A Minor Collector 13,800 B
S of Hacienda Avenue 4,400 A Minor Collector 9, 7 00 A
n/ a = data not available
Source: “ Desert Hot Springs General Plan Update Circulation Background Study,” Endo Engineering, March 2000.
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GENERAL PLAN ROADWAY CLASSIFICATIONS
Based upon existing and projected traffic demands generated by buildout of the General Plan,
each major roadway has been assigned a specific design classification. The need for and
appropriateness of each classification has been based upon projected future traffic volumes and
overall community design goals set forth in the General Plan. Each of the classifications
correspond with the street cross sections illustrated in Exhibit III- 5. Certain refinements may be
required when securing right- of- way and constructing improvements at specific locations.
EXHIBIT III- 3 GENERAL PLAN BUILDOUT TRAFFIC ASSIGNMENTS
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EXHIBIT III- 4 ROADWAY CLASSIFICATION MAP EXH.
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EXHIBIT III- 5 STREET CROSS SECTIONS
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SPECIAL ISSUES OF CONCERN
There are additional areas of concern, above and beyond those of increased traffic volumes and
infrastructure needs associated with future traffic, that are also appropriately evaluated in the
General Plan. These include inadequate planned roadway improvements in adjoining
jurisdictions, securing of additional right- of- way for future improvements, provisions for
pedestrians and bicycles, and other issues. Each of these areas is briefly discussed below.
Preservation of Capacity
Roads are generally the most expensive public facilities in terms of initial and on- going
maintenance costs. Roads also make a substantial demand on limited land and can have adverse,
as well as beneficial, impacts on adjoining property. Therefore, roadway design and operation
must be as cost- effective as possible. Along major arterial roadways, such as Palm Drive,
Mission Springs and Pierson Boulevards, access from adjoining property should be controlled
and limited. In more densely developed areas, limited access and median islands will also
improve roadway operation for vehicles and pedestrians.
Specifically, the City should also consider closing certain side streets intersecting with Palm
Drive through the use of cul- de- sacs. The first area of focus may be from Twelfth Street south to
Hacienda Avenue, where numerous opportunities exist to reduce traffic in nearby residential
neighborhoods, and improve the flow of vehicle and pedestrian traffic in this core area of the
City.
All- Weather Access
Mission Creek, Little and Big Morongo Washes and other channels and washes draining local
mountains require the construction of all- weather crossings to assure accessibility during major
flooding. Currently, only Mission Creek at Pierson Boulevard has a bridge providing all- weather
crossings for these roadways, and even this wash does not benefit from channel improvements
which would assure the effectiveness of the crossing in a major storm event. Highway 62
crossings of the numerous washes, including Mission Creek, provide low- flow facilities but do
not address flooding associated with major storm events. As traffic volumes increase at these
locations and elsewhere in the City, it may be necessary to construct all- weather bridges at these
crossings as well.
Pedestrian Issues
Pedestrian and other non- motor circulation is encouraged in the City wherever possible. The
provision of sidewalks, bike lanes and off- street trails are especially important along major
roadways in the community. While sidewalks have been constructed in many parts of the City,
their design and construction has been inconsistent, disjointed and unconnected. The City shall
review, prioritize and plan to construct missing segments of the sidewalk system, which must
continue to correct deficiencies such as compliance with the Americans With Disabilities Act
( ADA). In future development, pedestrian safety and accommodation should be given emphasis
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equal to that currently given to automobile access. Off- street trails are addressed in greater detail
in the Parks and Recreation Element of the General Plan.
Securing Right of Way
The City has generally been able to secure right- of- way needed to provide full- width mid- block
roadway improvements, and has also been able to secure additional right- of- way along major
arterials designated as scenic co