Desert Hot Springs City Council
April 21, 2026

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City of Desert Hot Springs
AGENDA

REGULAR MEETING OF THE CITY COUNCIL
and the City Council Serving as the Successor Agency to the Former Redevelopment Agency Board
Tuesday, April 21, 2026
5:30 PM - Presentations
6:00 PM - Regular Session
Council Chambers/City Hall
11-999 Palm Drive
Desert Hot Springs, California, 92240

Page
PRESENTATIONS - 5:30 P.M.

Landscaping Certification Training Presentation
Introduction and Swearing-In of New Police Officers
REGULAR SESSION - 6:00 P.M.

CALL TO ORDER

ROLL CALL

INVOCATION

PLEDGE OF ALLEGIANCE

CITY ATTORNEY REPORT ON CLOSED SESSION

APPROVAL OF AGENDA
At this time the City Council may amend the order of the agenda, approve the Consent Calendar, remove items from the Consent Calendar for separate discussion and action, and add Urgency Items.

Urgency Items ("Added Starters"): The Brown Act, which governs public meetings, permits the City Council to take action on any item that does not appear on the agenda only if 2/3 of the City Council (if all are present) or all members of the City Council (if fewer than all members are present) determine there is a need to take immediate action on the item, and the need to take immediate action came to the City Council's attention after the agenda was posted.

PUBLIC COMMENTS
At this time, pursuant to the Brown Act, any person may comment on matters of general interest within the subject matter jurisdiction of the City Council, NOT listed on the agenda. Under the Brown Act, the City Council should not take action on or discuss matters raised during Public Comment portion of the agenda that are not listed on the agenda.

Comments are limited to the first ten (10) speakers at three (3) minutes per speaker. Speakers may not yield their time to others without consent of the Mayor. All comments are to be directed to the City Council and shall be devoid of any personal attacks. Members of the public are expected to maintain a professional, courteous decorum during public comments.

Please complete and submit a "speaker card" to the City Clerk. You will be asked to STATE YOUR NAME AND CITY OF RESIDENCE FOR THE RECORD.

CITY MANAGER REPORT

MAYOR AND COUNCIL MEMBER REPORTS

CONFLICT OF INTEREST & LEVINE ACT DISCLOSURES
PUBLIC HEARINGS:

1. (Continued from April 7, 2026) A Resolution to: 1) Adopt an Addendum to the Desert Land Ventures Environmental Impact Report (SCH 2017051070, ENV 25-2); 2) Approve DHS Varner Road Specific Plan Amendment (SP 24-2), Amending the Desert Land Ventures Specific Plan in the City; 3) General Plan Amendment (GPA 24-1); 4) Tract Map (TM 25-1); 5) Design Review (DR 24-4), and 6) Approve an Ordinance Amending Chapter 17.210 to Amend the Desert Land Ventures Specific Plan and Develop a Logistics Center Patricia Villagomez, Planning Manager
Recommendation:
1) Staff Report
2) Entertain questions of Staff from the City Council;
3) Open the Public Hearing;
4) Take testimony from Applicant;
5) Take public testimony from those in favor;
6) Take public testimony from those opposed;
7) Take public testimony from those in a neutral position; 8) Opportunity for Applicant rebuttal;
9) Close the Public Hearing;
10) City Council discussion and questions to Staff; and 11) Adopt a Resolution of the City Council of the City of Desert Hot Springs, California, to 1) Adopt an Addendum to the Environmental Impact Report (ENV 25-2); 2) Approve DHS Varner Road Specific Plan Amendment (SP 24-2), Amending the Desert Land Ventures Specific Plan In The City; 3) General Plan Amendment (GPA 24-1); 4) Tract Map (TM 25-1); 5) Design Review (DR 24-4); and 6) Introduce for first reading and read by title only: "An Ordinance Amending Chapter 17.210 “Desert Land Ventures Specific Plan” to Title 17 “Zoning” of the Desert Hot Springs Municipal Code to 7 - 2114

Establish Zoning Standards and renaming the Specific Plan as the “DHS Varner Road Specific Plan.”
Staff Report - SR-26-072 - Pdf
ADMINISTRATIVE CALENDAR:

2. Adoption of the City of Desert Hot Springs Active Transportation Plan
Judith Duenas, Administrative Assistant II
Recommendation: Adopt the City of Desert Hot Springs Active Transportation Plan.

Staff Report - SR-26-095 - Pdf
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2651
CONSENT CALENDAR:

Matters on the "Consent Calendar" are considered routine and may be acted upon by one motion under "Approval of the Agenda." Individual items may also be removed by the City Council for separate discussion under "Approval of the Agenda." The title is deemed to be read and further reading waived on any ordinance listed on the Consent Calendar for second reading and adoption.

3. Lighting and Landscape Maintenance Districts and Drainage Assessment District Initiate Proceedings for the FY2026-27 Levy and Collection of Assessment
Geoffrey Buchheim, Administrative Services Director
Recommendation:
1) Adopt a Resolution of the City Council initiating proceedings for the levy and collection of assessments for the Citywide Landscape and Lighting Maintenance District No. 1, Zone A and Zone B for Fiscal Year 2026-27;
2) Adopt a Resolution of the City Council initiating proceedings for the levy and collection of assessments for the Landscape and Lighting Maintenance District No. 2 for Fiscal Year 2026-27; and 3) Adopt a Resolution of the City Council initiating proceedings for the levy and collection of assessments for the Drainage Assessment District No. 1 for Fiscal Year 2026-27.

Staff Report - SR-26-087 - Pdf
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4. Formation of a City Council Subcommittee to Study Road Priorities and Funding Mechanisms
Jerryl Soriano, City Clerk
Recommendation:

Ratify the Mayor’s formation of a City Council subcommittee consisting of Mayor Pro Tem Voss and Councilmember Pitts to evaluate roadway priorities and potential funding mechanisms related to street improvements.

Staff Report - SR-26-094 - Pdf
2669

5. Resolution Terminating the Joint Exercise Powers Agreement Which Established the Eastern Riverside County Interoperable Communications Authority (ERICA)
Jerryl Soriano, City Clerk
Recommendation:

Adopt a Resolution of the City Council of the City of Desert Hot Springs terminating the Joint Exercise Powers Agreement which established the Eastern Riverside County Interoperable Communications Authority (ERICA).

Staff Report - SR-26-093 - Pdf
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6. Resolution Authorizing City Manager to Accept Easements, Grant Deeds, and Quitclaim Deeds for Public Purposes
Daniel Porras, Deputy City Manager
Recommendation:

Adopt a Resolution of the City Council of the City of Desert Hot Springs authorizing the City Manager to accept and consent to deeds or grants conveying any interest in or easement upon real estate.

Staff Report - SR-26-088 - Pdf
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7. Notice of Completion for the Mission Lakes Boulevard and Little Morongo Road - Road Resurfacing Project
Daniel Porras, Deputy City Manager
Recommendation:

Approve the work as performed, accept the project as completed, and direct the City Manager to file the Notice of Completion for the Mission Lakes Blvd and Little Morongo Road - Road Resurfacing Project.

Staff Report - SR-26-096 - Pdf
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8. Second Reading and Adoption of An Ordinance Amending Chapter

3.44 of the Municipal Code Revising the City's Purchasing Procedures
Jerryl Soriano, City Clerk
Recommendation:

Approve second reading, read by title only and adopt: "An Ordinance of the City Council of the City of Desert Hot Springs amending Chapter 3.44 (Purchasing) of Title 3 (Revenue and Finance) of the Desert Hot Springs Municipal Code to revise the City’s purchasing procedures." Staff Report - SR-26-091 - Pdf
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9. Second Reading and Adoption of An Ordinance Amending Chapter

3.45 of the Municipal Code for Public Works Projects
Jerryl Soriano, City Clerk
Recommendation:

Approve second reading, read by title only and adopt: "An Ordinance of the City Council of the City of Desert Hot Springs Amending Chapter 3.45 2697 -
2708

("Public Works Projects") of Title 3 ("Revenue and Finance") of the Desert Hot Springs Municipal Code to Provide Informal and Formal Bidding Procedures Under the Uniform Public Construction Cost Accounting Act (UPCCA)."
Staff Report - SR-26-092 - Pdf

10. Payment Register and City Council Expenditures for the Period of March 1, 2026 to March 31, 2026
Sheila Hruby, Senior Accountant
Recommendation:

Receive and file.

Staff Report - SR-26-089 - Pdf
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2895

11. Treasurer’s Report as of February 2026
Geoffrey Buchheim, Administrative Services Director
Recommendation: Receive and file.

Staff Report - SR-26-090 - Pdf
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2902

PUBLIC COMMENTS
Opportunity is given to those members of the public who have NOT addressed the City Council on an item which is NOT on the agenda. Comments are limited to three (3) minutes per speaker. PLEASE STATE YOUR NAME AND CITY OF RESIDENCE FOR THE RECORD.

ADJOURN

UPCOMING MEETING DATES
*Please refer to the City website calendar at www.cityofdhs.org for meeting locations and the most up to date information.

May 5 City Council Regular Meeting 6:00 p.m.

May 12 Planning Commission 6:00 p.m.

May 14 Public Safety Commission 6:00 p.m.

May 19 City Council Regular Meeting 6:00 p.m.
________________________________________________________________________________

NOTICES
In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection in the Office of the City Clerk at City Hall during normal business hours at 11999 Palm Drive, Desert Hot Springs, CA 92240.

If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda at 11999 Palm Drive, Desert Hot Springs, CA 92240.

Americans with Disabilities Act
In an effort to comply with the requirements of Title 2 of the Americans with Disabilities Act of 1990, the City of Desert Hot Springs requires that any person in need of any type of special equipment, assistance, or accommodation(s) in order to communicate at a City public meeting, must inform the City Clerk a minimum of 72 hours prior to the scheduled meeting to enable the City to make reasonable arrangements.

Disclosure of Campaign Contributions (Levine Act - Government Code Section 84308) Pursuant to Government Code section 84308, members of the City Council are disqualified and not able to participate in any agenda item involving contracts (other than competitively bid contracts, labor contracts, or personal employment contracts with City employees), franchises, discretionary land use permits and other entitlements if the Councilmember received more than $500 in campaign contributions from the applicant or contractor, an agent of the applicant or contractor, or any financially interested participant who actively supports or opposes the City’s decision on the agenda item in the previous 12 months. Members of the City Council who have received, and applicants, contractors or their agents who have made, campaign contributions totaling more than $500 to a Councilmember in the previous 12 months are required to disclose that fact for the official record of the subject agenda item and shall not make, participate in making, or in any way attempt to use their official position to influence the subject agenda item. Disclosures must include the amount of the campaign contribution and identify the recipient persons and may be made either in writing to the City Clerk prior to the subject hearing or by verbal disclosure at the time of the hearing.

SR-26-072
City of Desert Hot Springs
City Council

AGENDA ITEM REPORT
To: City Council
Date: April 21, 2026
Department: Community Development
Prepared by: Patricia Villagomez, Planning Manager
Subject: (Continued from April 7, 2026) A Resolution to: 1) Adopt an Addendum to the Desert Land Ventures Environmental Impact Report (SCH 2017051070, ENV 25-2); 2) Approve DHS Varner Road Specific Plan Amendment (SP 24-2), Amending the Desert Land Ventures Specific Plan in the City; 3) General Plan Amendment (GPA 24-1); 4) Tract Map (TM 25-1); 5) Design Review (DR 24-4), and 6) Approve an Ordinance Amending Chapter 17.210 to Amend the Desert Land Ventures Specific Plan and Develop a Logistics Center RECOMMENDATION:
1) Staff Report
2) Entertain questions of Staff from the City Council;
3) Open Public Hearing;
4) Take testimony from Applicant;
5) Take public testimony from those in favor;
6) Take public testimony from those opposed;
7) Take public testimony from those in a neutral position; 8) Opportunity for Applicant rebuttal;
9) Close the Public Hearing;
10) City Council discussion and questions to Staff; and 11) Adopt a Resolution of the City Council of the City of Desert Hot Springs, California, to 1) Adopt an Addendum to the Environmental Impact Report (ENV 25-2); 2) Approve DHS Varner Road Specific Plan Amendment (SP 24-2), Amending the Desert Land Ventures Specific Plan In The City; 3) General Plan Amendment (GPA 24-1); 4) Tract Map (TM 25-1); 5) Design Review (DR 24-4); and 6) Introduce for first reading and read by title only: "An Ordinance Amending Chapter 17.210 “Desert Land Ventures Specific Plan” to Title 17 “Zoning” of the Desert Hot Springs Municipal Code to Establish Zoning Standards and renaming the Specific Plan as the “DHS Varner Road Specific Plan.” BACKGROUND:

The DHS Varner Road Specific Plan was originally approved on April 17th, 2018, by the City Council as the “Desert Land Ventures Specific Plan”. The approvals included certification of the Environmental Impact Report and Mitigation Monitoring Program, Specific Plan (01-16), General Plan Amendment (01-16), Zoning Ordinance Amendment (01-16), and Vesting Tentative Tract Map (37185) for the entitlements of a mixed-use cannabis development project.

Item Number: 1.

SR-26-072
The Desert Land Ventures Specific Plan (DLVSP) consisted of two (2) parcels with a total of 123.4 acres north and south of Varner Road. The Specific Plan consisted of two (2) Planning Areas, Planning Area 1 included approximately 1.9 million square feet of mixed commercial and industrial uses. Planning Area 2 was proposed to remain undeveloped and restricted to open space/conservation.

On March 24th, 2026, in a Special Meeting, the Planning Commission made a recommendation to the City Council for approval as presented.

On April 7th, 2026, per the applicant's request, the item was continued to a date certain of April 21st, 2026.

DISCUSSION:

On September 26th, 2024, the applicant Newland Capital Group submitted a Specific Plan Amendment (SP 24-2), a General Plan Amendment (GPA 24-1), Environmental application (ENV 25- 2), Tract Map (TM 25-1), and Design Review (DR 24-4), to amend the Desert Land Ventures Specific Plan.

The Specific Plan Amendment application is to modify the Specific Plan to allow up to 1.5 million square feet of logistics space and adjust the development standards and guidelines to support the proposed changes. The General Plan Amendment is to remove Mihalyo Road from the City’s Mobility and Infrastructure Element Roadway Plan. The Tentative Parcel Map proposes to subdivide the site into four (4) parcels, and the Design Review application is for the development of a distribution warehouse.

The Design Review application for the project proposes the development of approximately 1.16 million square feet of distribution warehouses on 123 acres of land, which is currently vacant and undeveloped, located north of Interstate 10 Freeway and approximately 2,800 feet west of the intersection of Palm Drive and Varner Road.

SETTING
The Zoning, General Plan Land Use designations, and current land uses for surrounding properties are as follows:

Zoning Designation Current Land Use
North Open Space - OS Vacant Land
West Residential Rural Desert R-RD Vacant Land
South Interstate 10 & City of Palm
Springs Vacant Land
East Commercial Business Park- CBP Vacant Land
The amended Specific Plan would rename the project to DHS Varner Road Specific Plan. The DHS Varner Road Specific Plan area is divided into three (3) planning areas. A breakdown of the Planning Areas can be found below:

Planning Area Land Use Acres (Gross) Max Sq. Ft.

Item Number: 1.

SR-26-072
Planning Area Land Use Acres (Gross) Max Sq. Ft.
1A Industrial 83.3 1,500,000
1B Storm Water Control 11.6 ---
2 Open
Space/Conservation 28.5 ---
Total 123.4 1,500,000
The planning areas provide a framework that would define the development potential, and land use, for each planning area. Planning area 1A, which is south of Varner Road, encompasses 83.3 acres of the Specific Plan. The Industrial land use district of this planning area accommodates a range of industrial uses currently permitted in the Light Industrial Zoning District.

Planning Area 1B, which is north of Varner Road, encompasses 11.6 acres of the Specific Plan. The Storm Water Control Land Use District of this planning area allows for the development of drainage, flood control channels, and basins that will protect the industrial development to be accommodated within Planning Are 1A. Development is not permitted in this planning area other than the drainage and flood control channels and basins.

Planning Area 2 encompasses 28.5 acres of the Specific Plan and is comprised of the Open Space/Conservation land use district. Planning Area 2 consists of two (2) separate but contiguous areas, the larger northern area, north of Varner Road (25.7 acres), and a smaller area, south of Varner Road in the northwestern end of the Specific Plan (2.8 acres). The entire planning area will be preserved and dedicated for open space conservation as part of the CVMSHCP Willow Hole Conservation Area.

SPECIFIC PLAN – DEVELOPMENT STANDARDS & REGULATIONS
The Specific Plan will set forth the development standards and regulations that apply to development projects, plans and activities, new development, building enhancements, landscape, signage, and infrastructure improvements within the Specific Plan Area. Land uses permitted shall be in accordance with Table 5-1 of the DHS Varner Road Specific Plan. The following is the Permitted Uses table with some of the uses listed within the Specific Plan.

DR – Design Review
CUP – Conditional Use Permit
NP – Not Permitted
CVCC Permit – Coachella Valley Conservation Commission
Land Use Planning Area (PA)
PA 1A
Industrial
PA 1B Stormwater
Control
PA 2 Open Space/
Conservation
Industrial
Mixed-Use Office
Industrial DR NP NP
Food Products DR NP NP
Light Manufacturing DR NP NP
Warehouse &
Distribution DR NP NP
Item Number: 1.

SR-26-072
Wholesale DR NP NP

UTILITIES, ENERGY FACILITIES, AND SERVICE SYSTEMS
Drainage & Flood
Control Facility DR DR CVCC Permit
Public Utility & Safety
Facilities DR NP CVCC Permit
Pipelines & Utility
Lines, Underground DR DR CVCC Permit
Telecommunications
Facilities, Major CUP NP CVCC Permit
Telecommunications
Facilities, Minor DR NP NP
Transit Stations &
Terminals CUP NP NP
The Development Standards can be found in Table 5-2 of the DHS Varner Road Specific Plan. The following shall apply to all development projects within project boundaries.

Standard/Regulation Planning Area (PA) & Land Use District PA 1A Industrial PA 1B Stormwater
Control
PA 2 Open
Space/Conservation
Gross Lot Area
(minimum) 20,000 sq. ft. ____ ____
Lot Coverage
(maximum) 75% ____ ____
Landscape Coverage
(minimum) 10% ____ ____
Distance between
buildings (minimum) 20 feet ____ ____
Street Setback
(minimum) 10 feet ____ ____
Interior Setback
(minimum) 0 feet ____ ____
Building Height (maximum) 1,2
Industrial 50 feet/ 2 Stories ____ ____
Parking Spaces Required (minimum)
Industrial
1/750 sq. ft. of the 1st
20,000 sq. ft.
1/2,000 sq. ft. for the
2nd 20,000 sq. ft.
1/4,000 sq. ft. for the
remaining sq. ft.
(Ref. footnote 3)
____ ____
Office 1/250 sq. ft. ____ ____
Floor Area Ratio 1.5 ____ ____
Item Number: 1.

SR-26-072
(maximum) 4

ARCHITECTURAL DESIGN GUIDELINES
The design guidelines and standards will provide general criteria, standards, and design objectives.

Section 6.1 of the DHS Varner Road Specific Plan outlines the detailed design elements and features that will encourage the highest level of design, quality, and creativity in site planning and architectural design, while allowing for variation and flexibility.

The proposed Design Review (DR 24-4) application proposes a 1,160,989 square foot distribution warehouse building to include 28,800 square feet of office space, standard automobile parking, tractor trailer parking, landscaping, open space, roadway improvements and drainage facilities. The single building will be equipped with 220 dock doors to facilitate the efficient loading and unloading of goods, of which, 109 docks are located on the north side of the building and 111 docks are located on the south side of the building.

The building will be designed with a concrete tilt-up wall system and a steel framed structural grid, allowing for large, open interior spans to maximize flexible storage space. A rectangular design will allow for loading and unloading on opposite sides of the buildings. To blend into the desert surroundings, the exterior will be painted in neutral tones such as a light beige (Sherwin Williams – Latte), white (Sherwin Williams – Ivory Lace), and greys (Sherwin Williams – Gaunlet). To break up the horizontal massing of the building, vertical stripping in these colors will be used intermittently. The entry doors will have a canopy installed above to shade the pedestrian entries, and the windows will have a dual glaze. The view of the loading docks are screened from the I-10 freeway with the use of masonry walls along the sections of the building with loading docks. The loading docks along Varner Road will be screened with a combination of topography and landscaping as the loading docks are at an elevation lower than Varner Road. The overall architecture is simple but modern, and the colors are appropriate to the design and intended to blend into the desert. The building conforms to the Development Standards established in the Specific Plan.

TRACT MAP
The proposed Tentative Parcel Map (TM 25-1) is for the subdivision to create four (4) parcels for the proposed industrial development and associated flood control facilities and open space areas. TPM No. 39143 will also establish the preliminary design for the required infrastructure (roadway improvements, utilities and flood control facilities) and the associated right of way dedications/easements, as well as the necessary grading to support the industrial development permitted by the Specific Plan. The following table indicates the breakdown of each parcel.

Parcel Land Use Gross Acres Net Acres
1 Industrial 83.3 81.2
2 Willow Hole
Conservation 25.7 25.7
3 Willow Hole
Conservation 2.8 2.7
4 Flood Control 11.6 10.5
TOTAL 123.4 120.1
 Excludes Right-of-Way Dedication Areas for Varner Road & West Drive Item Number: 1.

SR-26-072

SITE ACCESS, CIRCULATION & PARKING
The ability to access and circulate within the project area, is important to the proposed uses and users of the area. The Specific Plan focuses on establishing safe and efficient connections between the uses that would accommodate the area.

General Plan Amendment (GPA 24-1) proposes to completely remove Mihalyo Road from the Mobility and Infrastructure Element’s Roadways Plan. Mihalyo Road is currently identified as a “Collector” in the Plan, extending through the Specific Plan Area from its western terminus at Varner Road, easterly to Palm Drive.

Mihalyo Road, located adjacent to a high pressure gas line, would be a very difficult road to buildout as currently planned. It slices through many of the parcels to the east at odd angles, making them difficult to develop. In turn, it would be difficult for the landowners to build out the road as each would be responsible for only a triangular section of the road. A better solution would be to establish a grid network for the area between Palm Drive and West Drive that follows property lines. This would provide access to West Drive, and each property owner would be responsible for a half section of roadway as is typical in commercial development. For these reasons Mihalyo is proposed to be removed from the General Plan.

Various roadway classifications and improvements are proposed. West Drive, which is currently an unpaved road that forms the eastern boundary of the Specific Plan Area, will be improved as a part of the Specific Plan’s implementation. The proposed improvements to West Drive will not only provide vehicular access to the Specific Plan Area, but also improve access to the property to the southeast.

Varner Road will also be significantly improved going from a two (2) lane road to a four (4) lane modified Secondary I section. This section would include two (2) travel lanes in each direction, a center landscaped median that also incorporates left turn lanes into the project, a 10' meandering path on the north side of Varner providing a path along the conservation area, and a bike lane and sidewalk on the south side of Varner Road. There would be improvements at the Palm Drive and Varner Road intersection that would include double left turn lanes from Palm Drive to Varner Road, and left, through, and right turn lanes from Varner Road to Palm Drive. The applicant would be responsible for their fair share of the cost of these improvements.

Two (2) access points will be provided within the Specific Plan Area, primary and secondary. The primary access points proposed along Varner Road are anticipated to occur near the western end of the roadway. The secondary access points proposed along West Drive are anticipated to occur near the central and southern portions of the roadway.

Interstate 10 (I-10) would provide regional access to the proposed project via the Palm Drive exit, and local access would be provided via Varner Road- two (2) access points, and West Drive- two (2) access points. A parking analysis is provided below:

Proposed Use Square Feet Stalls Req. Stalls Provided
Warehouse 1,132,189 333
Office 14,400 57
Mezzanine 14,400 57
Total 1,160,989 447
661
Item Number: 1.

SR-26-072
Per the 2025 Cal Green Building Code Standards, 20% of the total parking spaces shall be Electric Vehicle Charging spaces in which 132 spaces have been dedicated of the 661 stall spaces provided.

The site has also provided 721 stalls for semi-trucks, and 220 dock spaces for loading and unloading.

COACHELLA VALLEY CONSERVATION COMMISSION – JOINT PROJECT REVIEW A Joint Project Review (JPR) process is defined in section 6.6.1.1 of the Coachella Valley Multiple Specifies Habitat Conservation Plan (CVMSHCP or Plan) for any potential development taking place in a Conservation Area that may impact Conservation Objectives. The JPR process allows CVCC to facilitate and monitor the implementation of the CVMSHCP and assist Permittees in meeting the Conservation Goals and Objectives of the Plan. The intention of the resulting consistency analysis is to confirm for the Permittee whether a proposed development project is consistent with Plan requirements, and in no way limits their land use authority.

The DHS Varner Road Specific Plan (Applicant) has proposed an industrial complex in the City of Desert Hot Springs (Permittee) at the southwest corner of Varner Road and West Drive. The site will include an approximately 1.16 million square foot distribution warehouse and a series of detention basins connected by on-site channels directing any floodwater to the southeastern most detention basin. The proposed distribution warehouse is located outside of any CVMSHCP designated Conservation Area and is therefore not subject to review under the JPR process, although land uses adjacency guidelines will apply to the westernmost extent of the complex, which does share a common boundary with the Willow Hole Conservation Area.

In order to mitigate potential flooding, the Applicant has proposed a flood control structure along the northern extent of Varner Road across from the proposed building. The structure consists of an excavated channel that will collect and direct floodwaters southeast to a detention basin at the northwest corner of Varner Road and West Drive. The channel bed width will be maintained at 16 feet along its length, with banks constructed at 3:1 grade. The channel width at the top of the banks varies, ranging from approximately 61 feet at its inception to approximately 83 feet at its midpoint, and continuing to widen before it discharges into the detention basin. The channel and basin will both maintain soft bottoms. The stormwater collected in this detention basin will be passed beneath Varner Road via three (3) 10-foot by 5-foot box culverts into the detention basins on the east boundary of the proposed warehouse parcel.

As part of the development, a dedication of right-of-way (ROW) will occur on either side of Varner Road for the purposes of eventual roadway widening and construction of a multimodal trail. The dedication would expand the current ROW from 62 feet to 92 feet. Westbound, the ROW would expand northward 15 feet and contain two (2) vehicle travel lanes and a Class I multimodal path along the northern boundary of Varner Road. Eastbound, the ROW would expand by 15 feet and include two (2) vehicle travel lanes, an 8-foot shoulder, and a sidewalk. Vehicle through lanes would be separated by a 16-foot median. The flood control structure and multimodal path are located within the Willow Hole Conservation Area and together constitute the Project for the purposes of CVCC's consistency review.

CVCC has found the Project, consisting of a flood control structure, and multimodal path within the Willow Hole Conservation Area, to be conditionally consistent with the CVMSHCP. The Permittee (City) has sufficient “Take Authorization” to permit the proposed disturbance and impacts to modeled habitat if they are within the Rough Step parameters. The Project can be brought into full consistency pending demonstration that Varner Road will not be widened within the Willow Hole Conservation Area, and upon execution of a legal instrument between CVCC and the Permittee authorizing the Item Number: 1.

SR-26-072
distribution of collected sands onto conservation lands adjacent to the site. Take Authorization is dependent upon the project's continued consistency with the CVMSHCP during the remaining planning and buildout, which can be met through adherence to the findings in CVCC's consistency determination.

OPERATION
The proposed project is anticipated to be occupied by a single tenant and is intended to be used primarily for the storage and/or consolidation of goods prior to distribution either to the consumer or other supporting facilities. The project will be operational 24 hours a day, 7 days a week. The operator anticipates having three (3) shifts with approximately 500 employees.

LANDSCAPING
Landscaping is proposed along the perimeter of the site on all sides, as well as in the vehicular parking areas. Approximately 14% of the site will be landscaped, which is in compliance with the 10% landscaping requirement contained within the Specific Plan. Landscape Design can be found in Section 6.8 of the Specific Plan. In the landscape plan, “Contemporary Desert” theme is created through the use of native and desert friendly species planted in masses of larger shrubs and trees.

Frontage streets and internal driveways within the Specific Plan Area will provide a cohesive landscape that unites the industrial park of the Specific Plan through the use of the “Contemporary Desert” theme.

Varner Road provides access to the Specific Plan Area from Palm Drive and I-10 and will create a first impression of the Specific Plan Area. The north side of Varner Road is adjacent to the Willow Hole Conservation Area and the natural vegetation within this conservation area is considered Sonoran mixed woody and succulent scrub, dominated by shrubs including Desert Agave, Brittlebush, Ocotillo, Pygmycedar, and Mojave Yucca. The south side of Varner Road will incorporate more trees and a wider variety of shrubs, groundcovers, and cactus. Below is a table indicating some of the proposed trees, and shrubs that will enhance the overall project and area.

Tree Name Quantity
Chilean Mesquite 24’’ Box Size 83
Australian Willow 24’’ Box Size 46
Southern Live Oak 24’’ Box Size 97
Desert Museum 24’’ Box Size 4
Chilean Mesquite 15 Gallon Size 153
Dwarf Olive Shurb 5 Gallon Size 72
Texas Ranger 5 Gallon Size 60
Chuparosa 5 Gallon 60

WALLS & FENCES
Walls and fences will be constructed to protect from wind and sand, provide screening of certain uses/areas, and increase safety and security. Per Section 6-20 of the DHS Varner Road Specific Plan, Design Guidelines and Standards, any walls and fences will need to minimize the visual impact while maximizing the function. The proposed warehouse will be installing a 10-foot tubular steel fence along the front (fronting Varner Road), and a 10-foot-high screen wall that will be painted to match the building with an ivory lace color to incorporate a visual element that will break up the wall expanse.

An 8-foot metal swing gate will also be provided for access. Walls are included to screen the truck bays on the south side of the building from the I-10 freeway. All walls and fences will be designed to Item Number: 1.

SR-26-072
minimize graffiti, with the use of special painting and/or planting materials along the fence line that will minimize access to the wall or fence.

PHASING PLAN
The development of the Specific Plan will all occur in one (1) phase. Development under the single phase will provide the infrastructure and utility systems needed to adequately serve the land uses to be developed.

UTILITIES AND SERVICES
The Specific Plan area is undeveloped desert land; no potable water infrastructure or systems exist on, or are immediately adjacent to, the Specific Plan area. The project area is located within the Coachella Valley Water District’s (CVWD) service area, and proposed water service will be provided by CVWD (subject to CVWD and Mission Springs Water District (MSWD) interagency discussions).

Currently CVWD does not have an existing water system in the vicinity of the project area to serve.

The nearest CVWD water systems are the Date Palm system and the Sky Valley system, which are approximately 4 and 3.5 miles away from the project area. As an optional water source, the property owner may consider using an onsite water well, or one nearby, that may provide water to the project area independent of MSWD and CVWD but is subject to approvals through Riverside County Environmental Health Department.

The project area has no wastewater (sewer) infrastructure or systems and lies within the CVWD service area. The southern boundary of Mission Springs Water District’s service area terminates approximately 0.5-mile northwest of the project site. As with water infrastructure, there is no wastewater infrastructure in the immediate area to provide wastewater service to the project site.

However, MSWD recently completed the construction of a Regional Wastewater Treatment Plant, which is located at the Little Morongo Road & 20th Avenue intersection, approximately one (1) mile northwest of the project area. Consequently, wastewater service could be provided to the project area by MSWD via an interagency agreement with CVWD. In the interim, the applicant may need to install a septic system subject to approvals through Riverside County Environmental Health Department.

All proposed public wastewater facilities and potable water systems will be shown on improvement plans and designed, constructed, and installed in accordance with any requirements and standards, subject to CVWD and MSWD interagency agreement.

NOTICING REQUIRMENT
The project was noticed to neighboring property owners within a 300-foot radius of the project site on Tuesday March 26th, 2026, and was advertised in the Desert Star on Wednesday, March 27th, 2026, per noticing requirements.

FISCAL IMPACT:

The applicant has paid all required fees for the review and entitlement process and will be subject to all Building Permit fees, plan check fees, and property tax.

ENVIRONMENTAL ANALYSIS:

In accordance with CEQA Guidelines Section 15164, a Lead Agency is required to prepare an EIR Addendum to a previously certified EIR if some changes or additions to a project are necessary, but the proposed project modification do not require preparation of a subsequent EIR, as provided in Guidelines 15162. In addition, the proposed modifications cannot result in new or substantially more significant environmental impacts compared with the impacts disclosed in the previously certified Item Number: 1.

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2018 EIR (SCH #2017051070). Based on the evaluation of information provided in the EIR Addendum, no new significant impacts would occur as a result of the proposed project, nor would there be any substantial increase in the severity of any previously identified adverse environmental impacts.

OPTIONAL:

A Specific Plan may be adopted only if all of the following findings are made:

1. The proposed plan is consistent with the General Plan; The original Specific Plan area consisted of two (2) land use designations, Rural Desert (RD) and Light Industrial (I-L). A General Plan Amendment (GPA 01-16) was initiated concurrently to ensure consistency between the Specific Plan and the Desert Hot Springs General Plan. The General Plan Amendment entailed a change in land use designations from R-D and I-L to Specific Plan 01-16 (Desert Land Ventures) in order to allow for more intense development envisioned and allowed by the Specific Plan. In order to support the design of the industrial development, a General Plan Amendment (GPA 24-1) was submitted to amend Figure MI-7, Roadways Plan, of the Desert Hot Springs Mobility and infrastructure Element. The amendment involves removal of Mihalyo Road as a Collector in order to accommodate the proposed industrial and development on properties to the east.

Staff recommends this finding.

2. The proposed plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
The proposed DHS Varner Road Specific Plan Amendment provides for development of a mixed-use commercial/industrial development and open space, including provisions for public and private improvements to address vehicular circulation, emergency services, as well as drainage, air quality and other environmental factors. The proposed Specific Plan implements General Plan economic goals through the establishment of policies and regulations supporting commercial and industrial development. Therefore, the proposal would not be detrimental to the public interest, health, safety, convenience or welfare of the City. Staff recommends this finding.

3. The subject property is physically suitable for the requested land use designation(s) and the anticipated land use development(s);
The proposed DHS Varner Road Specific Plan Amendment would amend the Desert Land Ventures Specific Plan for the vacant 123.4-acre site to support development of commercial/industrial uses and open space. The site is generally flat and shaped to allow for development according to the Specific Plan’s standards and guidelines. Public streets to the property from the east will be upgraded to provide adequate access. The physical constraint of flood plain area on the site has been mitigated with the integration of drainage channels and basins. The Specific Plan’s amendment to the Land Use Map provides for a mix of uses that are compatible with other industrial and commercial zones in the City.

Therefore, the subject parcel is physically suitable for the requested land use designation and anticipated development. Staff recommends this finding.

Item Number: 1.

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4. The proposed plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood; and The proposed DHS Varner Road Specific Plan Amendment includes development regulations (zoning standards), design guidelines and review procedures to assure that future development of the site is of a desirable character, both functionally and esthetically.

These regulations, guidelines and procedures will also assure that the commercial and industrial uses allowed on the site are compatible with similar commercial and industrial development in the city and along the I-10 corridor. Therefore, the proposed plan ensures development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. Staff recommends this finding.

5. The proposed plan will contribute to a balance of land uses so that local residents may work and shop in the community in which they live.

The proposed DHS Varner Road Specific Plan Amendment will provide a balance of land uses including commercial/industrial uses so that local residents may work in the community they live in. Staff recommends this finding.

General Plan Amendment Findings
An Amendment to the General Plan may be adopted only if all of the following findings are made:

1. That the proposed amendment is internally consistent with the General Plan; The proposed DHS Varner Road General Plan Amendment specifically removes Mihalyo Road as a Collector from the network in this area. This is being done at the request of the applicant and of Staff. Mihalyo Road as currently depicted would be a very difficult road to build. It sits atop a high pressure gas line, and slices through the surrounding parcels to the east at odd angles making them difficult to develop. The road itself would be difficult to develop given the triangular sections its layout would entail. Staff has put forward a preferred alternative grid system that provides better access to the interior in a manner that does not impact development as much as Mihalyo Road would. Therefore Staff supports the proposed amendment to the General Plan that removes Mihalyo Road, and therefore supports this finding.

2. That the proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
The removal of Mihalyo Road would not be detrimental to the public interest, health, safety, convenience or welfare of the City. A greater benefit would be to replace it with a grid pattern of local roads allowing access to interior landlocked parcels. This grid would actually improve safety by creating regular intervals between intersections and alternative means for fire and safety access. A grid would also be less impactful on adjoining parcels to the east making them more practical to develop. Therefore, the proposal would not be detrimental to the public interest, health, safety, convenience or welfare of the City. Staff recommends this finding.

Item Number: 1.

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3. That the proposed amendment would maintain the appropriate balance of land uses within the City; and
The proposed amendment to remove Mihaylo Road would improve the balance of land uses for those parcels east of the project site making development more practical and functional per their General Plan Land Use designation of "Commercial" and the Zoning designation of Commercial-Highway (C-H) and Commercial Business Park (C-BP). A grid network of local roads better enables a more logical buildout of this area. Staff recommends this finding.

4. That in the case of an amendment to the General Plan Land Use Map, the subject parcel(s) is physically suitable (including, but not limited to access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested land use designation(s) and the anticipated land use development(s).

The proposed DHS Varner Road Specific Plan Amendment would amend the previous Desert Land Ventures Specific Plan for the vacant 123.4-acre site to establish and support development of a mixed use commercial/industrial complex and dedicated open space. The site is generally flat and shaped to allow for development according to the Specific Plan’s standards and guidelines. Public streets to the property from the east will provide adequate access. The General Plan Amendment is meant to enhance compatibility with adjoining land uses. The physical constraint of flood plan are has been mitigated in the engineering design. Staff recommends this finding.

Tract Map Findings
The Commission shall deny the Tentative Map if it makes any of the following mandatory findings:

1. That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451;
The proposed Tentative Parcel Map subdivides two (2) existing lots into four (4) lots, plus streets, to allow and support the commercial/industrial development, including flood control with two (2) parcels to be included in the Willow Hole Conservation Area. The proposed map is designed to implement the Specific Plan Amendment, which includes a General Plan Amendment, Design Review, and EIR Addendum to incorporate the Specific Plan’s goals, policies, standards, regulations and guidelines into the General Plan. Consequently, the tentative parcel map is consistent with the General Plan and applicable DHS Varner Road Specific Plan Amendment. Staff believes this finding is not applicable.

2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;
The proposed Tentative Parcel Map subdivides two (2) existing lots into four (4) lots, in addition to roadway dedication, conservation, and for flood control management. The proposed new lots proposed by the tentative map will all comply with the minimum lot area standards for DHS Varner Road Specific Plan Amendment. In addition, the map proposes off-site street improvements and infrastructure plan that aligns with the City’s Item Number: 1.

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General Plan (as amended) and future growth. The parcels also facilitate the differentiation of conservation and development lands, thereby helping the City maintain its obligations under the CVMSHCP. Consequently, the proposed Tentative Map will fulfill the goals and policies of the General Plan and DHS Varner Road Specific Plan Amendment. Staff believes this finding is not applicable.

3. That the site is not physically suitable for the type of development:

The lot proposed by the Tentative Parcel Map for the distribution warehouse will be of a size (lot area), width, depth and surface (generally flat) to allow development, including accessory activities and features, such as vehicular access, drainage and flood control, and water and wastewater facilities. As proposed, the site appears physically suitable for the type of development with mitigation actions. Staff believes this finding is not applicable.

4. That the site is not physically suitable for the proposed density of development; The proposed Tentative Parcel Map will create a lot for development, having sufficient area and shape to allow for the development of a commercial/ industrial facility of approximately 1.2 million square feet, while also conforming to applicable development standards such as setbacks, height and parking. As proposed, the site is physically suitable for the proposed density of development. Staff believes this finding is not applicable.

5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
The proposed Tentative Parcel Map and associated DHS Varner Road Specific Plan Amendment has been re-evaluated for potential impacts to the environment. The impacts to the environment were identified in the projects Environmental Impact Report, and a statement of overriding was adopted in the original EIR by City Council to address the significant and unavoidable impacts associated with Air Quality, and Greenhouse Gas Emissions. Staff has evaluated the projects significant impacts and determined that the mitigation measures proposed are appropriate. Staff believes this finding is not applicable.

6. That the design of the subdivision or type of improvements is likely to cause serious public health problems;
The proposed Tentative Parcel Map and associated DHS Varner Road Specific Plan Amendment have been evaluated for potential impacts to public health, including geologic hazards, hazardous materials and emergency services. Two (2) significant impacts to the environment were identified in the project’s original Environmental Impact Report, that cannot be mitigated to a level of “less than significant”. Those are Air Quality, and Greenhouse Gas Emissions. Staff evaluated the projects significant impacts and determined that the mitigation measures proposed were appropriate and therefore, a Statement of Overriding Consideration was presented and adopted by City Council. Staff believes this finding is not applicable.

Item Number: 1.

SR-26-072

7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.

The proposed Tentative Parcel Map will include a dedication of rights-of-way for public streets to provide vehicular access to the site and development. Improvements to Varner Road and the newly constructed West Drive will improve overall circulation and access throughout the project area. No other access easements have been identified as necessary for the site or surrounding area that would pass through or make use of the subject property. Staff believes this finding is not applicable.

Design Review Findings
The Planning Commission shall determine whether the project adequately meets adopted development standards and design guidelines, based upon the following findings:

1. The design of the proposed project would provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, textures, and colors that will remain appealing and will retain a reasonably adequate level of maintenance.

The proposed design of the approximately 1.2 million square foot industrial building will be designed with synergistic style, and screened to minimize the potential for noise, air quality, and visual impacts from the freeway. Through the use of design, layout, placement, and orientation of the building, the project is expected to create a desirable environment for occupants, and visitors. The finishing materials on the exterior will be appealing and blend in with the desert mountains, while still retaining an adequate level of maintenance. Staff recommends this finding.

2. The design and layout of the proposed project will not unreasonably interfere with the use and enjoyment of neighboring existing or future development, and will not result in vehicular and/or pedestrian hazards; and
The design guidelines and standards within the DHS Varner Road Specific Plan Amendment, provides site design of buildings, circulation improvements, parking service and loading areas, and other design elements/features that will not interfere with the use of existing and future development within the commercially zoned vicinity.

Site access, circulation, and parking will be designed to clearly define routes and pathways in order to mitigate conflicts and provide safety for all users. Staff recommends this finding.

3. The architectural design of the proposed project is compatible with the character of the surrounding neighborhood and will maintain the harmonious, orderly and attractive development contemplated by this Zoning Ordinance and the General Plan.

The architectural design of the proposed building will be conscious of the natural surroundings, and composition will encourage variation, articulation, and details. The building elevations will include varied architectural design elements with a unified Item Number: 1.

SR-26-072
design theme that will maintain the harmonious, orderly and attractive development while breaking up the massing of the building. The building will provide appropriate and adequate variation in setbacks, building height, rooflines, frontal planes, massing, corner cuts, and building footprints in order to promote visibility and visual interest, and will be consistent with the Specific Plan. Staff recommends this finding.

STRATEGIC ALIGNMENT:

This initiative supports the following goals of the City's Strategic Plan:

Goal 1: Freeway Corridor
Take urgent and intentional steps to improve infrastructure and attract high quality development along the city’s freeway corridors, focusing on the highest and best use of land and zoning designations.

ATTACHMENTS:

EXHIBIT 1- Resolution
EXHIBIT 2 - DHS Varner Road Specific Plan Amendment
EXHIBIT 3 - Draft Environmental Impact Report Addendum
EXHIBIT 4 - Mitigation Monitor Reporting Program
EXHIBIT 5 - Draft Conditions of Approval
EXHIBIT 6 - Ordinance Amending Chapter 17.210
EXHIBIT 7 - Architectural Plans
EXHIBIT 8 - Tentative Parcel Map
EXHIBIT 9 - General Plan Map
EXHIBIT 10 - Conceptual Landscape Plan
EXHIBIT 11- Site Photos
EXHIBIT 12 - Water Quality Management Plan
EXHIBIT 13 - Original Desert Land Ventures City Council Packet April 2018 EXHIBIT 14 - Certified Environmental Impact Report
EXHIBIT 15 - Comment Letter 1
EXHIBIT 16 - Comment Letter 2
EXHIBIT 17 - Comment Letter 3
Item Number: 1.

1 RESOLUTION NO. ___________

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DESERT
HOT SPRINGS, CALIFORNIA, TO 1) ADOPT AN ADDENDUM TO THE ENVIRONMENTAL IMPACT REPORT (ENV 25-2); 2) APPROVE DHS
VARNER ROAD SPECIFIC PLAN AMENDMENT (SP 24-2), AMENDING THE DESERT LAND VENTURES SPECIFIC PLAN IN THE CITY; 3)
ADOPT GENERAL PLAN AMENDMENT (GPA 24-1); 4) APPROVE
TENTATIVE PARCEL MAP (TM 25-1); 5) APPROVE DESIGN REVIEW (DR 24-4), AND 6) ADOPT AN ORDINANCE AMENDING CHAPTER

17.210 TO AMEND THE DESERT LAND VENTURES SPECIFIC PLAN.

WHEREAS, an applicant (“Applicant”) to the City of Desert Hot Springs, California (“City”), is requesting that the City approve the following:
a. EIR Addendum ENV 25-2;
b. General Plan Amendment 24-1;
c. Specific Plan Amendment 24-2;
d. Tentative Parcel Map 25-1;
e. Design Review 24-4
f. Formal name change of Specific Plan from Desert Land Ventures Specific Plan to “DHS Varner Road Specific Plan.”;
g. Ordinance Amending Chapter 17.210 of the Desert Hot Springs Municipal Code (collectively the “Project”); and
WHEREAS, on or about April 17th, 2018, the City Council of the City of Desert Hot Springs approved the Desert Land Ventures Specific Plan and codified it in Chapter

17.210 of the Desert Hot Springs Municipal Code (“DHSMC”); and WHEREAS, as part of the approval of the Desert Land Ventures Specific Plan, the City Council made certain findings required by Chapter 17.128 of the DHSMC, including the approval of a Final Environmental Impact Report; and WHEREAS, the applicant has made application for the Project, which does several things, including requesting amendments to the Desert Land Ventures Specific Plan and its accompanying Ordinance; and
WHEREAS, Government Code Section 65453 provides that a specific plan shall be prepared, adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by ordinance or resolution as often as deemed necessary by the City Council; and
WHEREAS, Chapter 17.128 of the DHSMC requires the Planning Commission to make a written recommendation on the proposed specific plan whether to approve, approve in modified form or disapprove, based on its findings; and WHEREAS, the applicant now seeks an amendment to retitle Chapter 17.210 to Item Number: 1.

1 “DHS Varner Road Specific Plan” and to make other changes; and WHEREAS, on March 24, 2026, and following a duly noticed public hearing, the Planning Commission reviewed a staff report, environmental documentation, draft findings and public testimony; and
WHEREAS, having reviewed and considered all testimony and materials made available to the Planning Commission, the Planning Commission approved the Resolution, recommending the Project to the City Council; and WHEREAS, on April 7, 2026, and following a duly noticed public hearing, the City Council reviewed a staff report, environmental documentation, draft findings and public testimony; and
WHEREAS, having reviewed and considered all testimony and materials made available to the City Council, and the City Council deems that this Resolution is for the benefit of the public, the City Council approves this Resolution.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DESERT HOT SPRINGS, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

Section 1. RECITALS
The above recitals are hereby incorporated herein.

Section 2. ADMINISTRATIVE RECORD
The City Council has considered all of the evidence submitted into the administrative record listed in this City Council Resolution, including, but not limited to, the following:
(a) Desert Hot Springs Municipal Code and Desert Hot Springs General Plan; (b) All environmental documents, including but not limited to, the previous Final EIR and its accompanying mitigation measures, the public comments in responses thereto, the EIR Addendum and all other related documents;
(c) The Planning Commission and City Council documents; (d) Staff Report;
(e) Staff presentation at the public hearing;
(f) Testimony and/or comments from interested parties including the applicant and its representatives submitted to the City in both written and oral form at, or prior to, the public hearing;
(g) Public comments, both written and oral, received and/or submitted at, or prior to, the public hearings of both the Planning Commission and the City Council, supporting and/or opposing the Project.

Item Number: 1.

1 Section 3. ENVIRONMENTAL FINDINGS.

Pursuant to the provisions of the California Environmental Quality Act (CEQA), the City Council determines:

The City, acting as Lead Agency reviewed and adopted an Environmental Impact Report (State Clearinghouse number 2017051070) prepared for the prior Desert Land Ventures project and determined that, following the implementation of certain mitigated measures, the requested General Plan Amendment and Specific Plan will not have a significant impact on the environment. Now, the Applicant submitted an application to amend the Desert Land Ventures project, as in the recitals. An analysis was prepared in conformance with California Environmental Quality Act (“CEQA”) Guidelines Section 15164 to determine whether and to what extent the previous EIR remains sufficient to address the potential impacts of the Project or whether additional documentation is required by CEQA Guidelines Section 15162. The conclusion of the analysis is that substantial evidence supports the conclusion that an Addendum to the EIR adopted by this Resolution is the appropriate environmental review document. All previously adopted mitigation measures in the EIR do apply and will continue to apply to the Project.

Pursuant to further analysis in the Addendum to the EIR reflects the City’s independent judgment and analysis of the potential for environmental impacts from the Project. The Addendum to the EIR demonstrates that: (a) there are no substantial changes proposed by the Project or in the circumstances in which the project will be undertaken that require major revisions of the EIR; (b) the proposed revisions do not require preparation of a new subsequent or supplemental Environmental Impact Report or Mitigated Negative Declaration, either due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and (c) the Project is consistent with the previous EIR and would involve only minor changes. The Addendum is attached to the Staff Report and all findings therein are incorporated.

Section 4. FINDINGS FOR ADOPTION OF EACH ENTITLEMENT FOR

PROJECT
In addition to any oral findings, the City Council hereby adopts the findings, per entitlement, as in the Staff Report associated with the Project.

Section 5. APPROVAL OF THE PROJECT.

The City Council hereby does: 1) Adopt an Addendum to the Environmental Impact Report (ENV 25-2); 2) Approve DHS Varner Road Specific Plan Amendment (SP 24-2), Amending the Desert Land Ventures Specific Plan In The City; 3) Adopt General Plan Amendment (GPA 24-1); 4) Approve Tentative Parcel Map (TM 25-1); 5) Approve Design Review (DR 24-4), and 6) Adopt an Ordinance Amending Chapter Item Number: 1.

1 17.210 to Amend the Desert Land Ventures Specific Plan, which will be done via Ordinance.

Section 6. CERTIFICATION
The City Clerk shall certify to the passage and adoption of this Resolution; shall enter the same in the book of original Resolutions of the City; and shall make a minute of passage and adoption thereof in the records of the proceedings of the City Council, in the minutes of the meeting at which Resolution is passed and adopted.

Section 7. SEVERABILITY
That if any provision, section, paragraph, sentence or word of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Resolution as hereby adopted shall remain in full force and effect.

Section 8. REPEAL OF CONFLICTING PROVISIONS
That all the provisions heretofore adopted by the City Council that are in conflict with the provisions of this Resolution are hereby repealed.

Section 9. EFFECTIVE DATE
That this Resolution shall take effect pursuant to State law.

Item Number: 1.

1 PASSED AND ADOPTED by the City Council of the City of Desert Hot Springs at a regular meeting duly held on the ____ of ____, 2026, by the following vote:

AYES:

NAYS:

ABSENT:

ATTEST: APPROVED:

Jerryl Soriano, City Clerk Scott Matas, Mayor
APPROVED AS TO FORM:

Jennifer Mizrahi, City Attorney
Item Number: 1.

DHS Varner Road Specific Plan
City of Desert Hot Springs, California | April 2018
City of Desert Hot Springs | January 2026
Item Number: 1.

Item Number: 1.

Prepared for
City of Desert Hot Springs
Prepared by
PlaceWorks | Land Planning and Urban Design
Hunsaker & Associates | Civil Engineering and Entitlements HPA Architecture | Architectural Design
JE Fuller | Hydrology and Hydraulics
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DHS Varner Road Specific Plan | Contents i

CONTENTS

1. Introduction..........................................................................................................1-1

1.1. What is a specific plan?........................................................................................................1-1

1.2. Overview.................................................................................................................................1-1

1.3. Terminology, Images, and Diagrams...................................................................................1-2

1.4. Purpose and Intent ................................................................................................................1-2

1.5. Vision, Land Use Principles, and Goals and Objectives....................................................1-2

1.6. Authority and Scope .............................................................................................................1-4

1.7. Relationship to the Desert Hot Springs General Plan and Zoning Ordinance................1-5

1.8. Relationship to the City of Desert Hot Springs I-10 Community Annexation...................1-7

1.9. Relationship to the Palm Drive Corridor Master Plan.........................................................1-7

1.10. Environmental Assessment....................................................................................................1-8

1.11. Required Discretionary Actions and Approvals.................................................................1-9

2. Location and Context .........................................................................................2-1

2.1. Project Location and Setting................................................................................................2-1

2.2. Existing Land Uses and Conditions.......................................................................................2-1

2.3. Surrounding Land Uses ..........................................................................................................2-2

2.4. Opportunities and Constraints .............................................................................................2-7

3. Land Use and Mobility Plan ................................................................................3-1

3.1. Land Use Plan.........................................................................................................................3-1

3.2. Phasing Plan ...........................................................................................................................3-5

3.3. Mobility Plan ...........................................................................................................................3-5

4. Infrastructure, Utilities, and Services ..................................................................4-1

4.1. Purpose and Intent ................................................................................................................4-1

4.2. Drainage.................................................................................................................................4-8

4.3. Utilities and Service Systems..................................................................................................4-9

4.4. Public Services......................................................................................................................4-10

5. Development Standards and Regulations ........................................................5-1

5.1. Purposed and Intent..............................................................................................................5-1

5.2. Permitted Land Uses..............................................................................................................5-1

5.3. Site Development Standards and Regulations..................................................................5-4

5.4. General and Other Development Standards and Regulations.......................................5-5 Item Number: 1.

ii Contents | DHS Varner Road Specific Plan

6. Design Guidelines and Standards .....................................................................6-1

6.1. Purpose and Intent ................................................................................................................6-1

6.2. Implementation and Design Review Process.....................................................................6-2

6.3. Site Design...............................................................................................................................6-2

6.4. Architectural Design..............................................................................................................6-6

6.5. Lighting Design.......................................................................................................................6-9

6.6. Sign Design ...........................................................................................................................6-11

6.7. Public Art Design..................................................................................................................6-14

6.8. Landscape Design...............................................................................................................6-14

6.9. Sustainable Design and Health..........................................................................................6-27

7. Administration and Implementation..................................................................7-1

7.1. Administration.........................................................................................................................7-1

7.2. Review and Approval Process .............................................................................................7-1

7.3. Maintenance and Operation of Improvements................................................................7-3

7.4. Funding and Financing of Improvements...........................................................................7-4 Item Number: 1.

DHS Varner Road Specific Plan | Contents iii

FIGURES
Figure 2-1 Regional Location.............................................................................................................2-3 Figure 2-2 Aerial Photograph.............................................................................................................2-5 Figure 3-1 Specific Plan Land Use Plan.............................................................................................3-3 Figure 3-2 Specific Plan Phasing Plan...............................................................................................3-7 Figure 3-3 Conceptual Mobility Plan (Site-Specific) .......................................................................3-9 Figure 3-4 Conceptual Mobility Plan (Area-Wide)........................................................................3-11 Figure 3-5 Roadway Sections and Streetscapes...........................................................................3-13 Figure 4-1 Conceptual Waste Facilities and Infrastructure Plan ...................................................4-3 Figure 4-2 Conceptual Wastewater Facilities and Infrastructure Plan .........................................4-5 TABLES
Table 3-1 Land Use Development Summary ..................................................................................3-1 Table 5-1 Permitted Land Uses.........................................................................................................5-2 Table 5-2 Development Standards and Regulations ....................................................................5-4 Table 6-1 Landscape Palette of Acceptable Plant Species......................................................6-21 Table 7-1 Maintenance Responsibility of Improvements..............................................................7-3

APPENDICES
A General Plan Consistency Table
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DHS Varner Road Specific Plan | Preface 1

PREFACE
Document Format
The DHS Varner Road Specific Plan (Specific Plan), formerly known as the Desert Land Ventures Specific Plan, is organized into various chapters, as detailed below. This Specific Plan is the regulating document for future land use decisions and each chapter addresses a key component to guide future development in the area covered under the Specific Plan.  Chapter 1 – Introduction. Includes an overview of the Specific Plan and the document’s purpose and intent; vision, land use principles, and goals of the Specific Plan; authority and scope for preparation of the Specific Plan; Specific Plan’s relation to various local and regional planning documents; environmental assessment conducted for the Specific Plan; and required discretionary actions and approvals associated with the Specific Plan.  Chapter 2 – Location and Context. Provides general information about the project location and setting; existing land uses and conditions; surrounding land uses; project background; and opportunities and constraints.
 Chapter 3 – Land Use and Mobility Plan. Sets forth a land use plan for development of the site, consisting of a land use and mobility plan, land use development summary table, and description of the development areas and various mobility components. Also includes a discussion of the phasing plan.
 Chapter 4 – Infrastructure, Facilities, and Public Services. Provides information on the infrastructure and facilities needed to serve the site, such as water, sewer, and drainage, as well as a discussion of public services and utilities serving the site.  Chapter 5 – Development Standards and Regulations. Includes zoning criteria in the form of development standards and regulations applicable to development projects and activities accommodated under the Specific Plan within the Specific Plan Area. These criteria will be applied in the same manner that the City’s Zoning Ordinance applies to other properties in the City of Desert Hot Springs.
 Chapter 6 – Design Guidelines and Standards. Contains the design guidelines and standards that define the site character and features, including but not limited to architecture, landscaping, walls and fences, streetscapes, outdoor common area, art, signage, and lighting; also includes design guidelines and standards associated with sustainability and health.
 Chapter 7 – Administration and Implementation. Outlines the administration procedures and process for implementing the Specific Plan; discusses the review process for development permits; outlines the procedures for specific plan modifications and amendments; discusses the maintenance responsibility and phasing plan; and discusses the financing mechanisms.

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DHS Varner Road Specific Plan | Introduction 1-1

1. Introduction

1.1. What is a specific plan?
A specific plan is a policy and/or regulatory tool authorized by state legislation that local governments use to systematically implement their general plan and guide development in a localized area. Its applications vary from large-scale areas to project-level developments. While the general plan is the overall guide for growth and development in a community, a specific plan is able to focus on the unique characteristics of a designated area by customizing the planning process and land use regulations to that area.

1.2. Overview
The DHS Varner Road Specific Plan (Specific Plan) is a comprehensive planning and regulatory document that provides a land use and regulatory framework to allow for the systematic development of a 123.4-acre undeveloped site (Specific Plan Area) in the southern end of the City of Desert Hot Springs (City or Desert Hot Springs), generally located north of Interstate 10 (I-10) and west of the intersection of Palm Drive and Varner Road. Desert Hot Springs is nestled at the base of the scenic Little San Bernardino Mountains—it is the southern gateway to the famed Joshua Tree National Park. Desert Hot Springs is a destination city, located within proximity of Palm Springs International Airport, renowned restaurants and shopping, and a range of spas and resorts.

The Specific Plan provides customized regulatory guidance to enable development of land uses and building intensities that would not otherwise be allowed by the City’s current development standards. The land uses permitted under the Specific Plan will allow for development of a sustainable and high-quality, industrial business park, which in turn will help generate a new tax base and jobs for the City and provide a means to implement much needed infrastructure improvements in the area, including roadway improvements and utility service connections to a part of the City that currently has none, spurring development of the adjacent commercial corridor. Land has also been set aside under the Specific Plan for open space conservation purposes consistent with the Coachella Valley Multiple Species Habitat Conservation Plan and for the provision of a comprehensive system of drainage swales and infiltration basins.

The Specific Plan Area serves as part of a gateway into Desert Hot Springs due to its high visibility and convenient access from I-10, and also due to its proximity to the Palm Drive corridor and I-10 on-/off–ramp at Palm Drive. Due to its location, the Specific Plan Area provides an excellent opportunity to conveniently connect users of the industrial park to I-10 and Palm Drive (which are key transportation corridors for the City and Coachella Valley) and to make an entry statement into the City while distinguishing it from other surrounding desert cities. Overtime, as it is implemented, the Specific Plan will establish a key aesthetic, physical, and economic connection between the northern more developed portion of the City and the southern undeveloped portion.

The Specific Plan also serves as a catalyst, steppingstone and motivational tool for other property owners in the surrounding area to submit development proposals. It forms the first piece of the land development puzzle for the southern portion of the City, which is mostly undeveloped desert land that was annexed into the City in 2010 as a part of the City of Desert Hot Springs I-10 Community Annexation.

Item Number: 1.

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The development of a high-quality industrial park within the Specific Plan Area would allow the properties east of the project site that sit between Palm Drive and the Specific Plan Area to focus on the provision of commercial and hospitality uses toward the Palm Drive corridor, which would have the biggest impact (visually and economically) on this major corridor and gateway to the City’s core.

1.3. Terminology, Images, and Diagrams
The provisions of this Specific Plan are activated by “shall” when required; “should”, indicates compliance unless there is a legitimate reason or substitute that is deemed acceptable by the Director of Community Development or his/her designee. Terms such as “may,” “can,” or “could” or an action only, such as “encourage” or “consider,” indicates highly recommended, but not required. Images, diagrams, and exhibits are used liberally throughout this Specific Plan and are intended for illustrative purposes only. Specific development standards and regulations contained in this Specific Plan are the controlling language for the purposes of the development regulation.

If an image, diagram, or exhibit is in conflict with the controlling regulation, the regulation shall rule.

1.4. Purpose and Intent
The overall purpose and intent of the Specific Plan is to generate momentum and provide the land use and regulatory framework to allow for the systematic development of the Specific Plan Area into a distinguishable and sustainable business park. What is now undeveloped desert land can evolve into a sustainable and high-quality, master-planned industrial business park along a key freeway frontage with excellent access to the Palm Drive corridor and I-10. The Specific Plan will foster the creation of quality development that appeals to the City’s and Coachella Valley’s need for high quality industrial parks, expands the City’s employment opportunities and tax base, and distinguishes itself from other development in the Coachella Valley.

This Specific Plan provides not only the general vision and broad policy framework to guide development permitted under the Specific Plan, but also the regulatory mechanisms so that development projects and activities permitted under the Specific Plan reflect high-quality, innovative, and sustainable development and can be processed in a timely manner. The Specific Plan also presents a comprehensive mobility and infrastructure program that outlines future system needs and identifies the resources necessary to finance and implement such improvements.

Furthermore, the Specific Plan’s vision, land use principles, and goals and objectives reflect the needs and desires of those who live, serve, work, and invest in Desert Hot Springs.

1.5. Vision, Land Use Principles, and Goals and Objectives

1.5.1. Vision
A vision depicts a realistic and attractive future for a specific location or area and clearly articulates a set of ideals and core principles with clear purpose and direction. This section presents the overarching vision for the Specific Plan Area and articulates the vision through land use principles and goals and objectives. This section is an important starting point for implementation of the Specific Plan, as all subsequent chapters and elements of this Specific Plan aim to collectively implement the vision and help achieve the desired development plan and use(s) for the Specific Plan Area.

Item Number: 1.

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The Specific Plan Area is well positioned in a key area of the City with frontage along the highly visible I-10, which not only serves as one of the principle regional corridors in the Coachella Valley, but also links the Los Angeles and Phoenix metropolitan areas. The Specific Plan Area is also well positioned as it is just west of the Palm Drive corridor, which serves as the primary gateway to the City’s residential communities and retail and spa centers to the north. The overarching vision of the Specific Plan is to provide Desert Hot Springs with an opportunity to capture and capitalize on the market demand created by growth in the City and greater Coachella Valley; serve as a catalyst to promote high-quality, innovative, and sustainable development along the I-10 freeway frontage; and ultimately attract new businesses and industries that will not only contribute to an increased tax base and the creation of new jobs, but also help reduce sales-tax leakage. The increased tax base will help fund needed improvements to key infrastructure and facilities throughout the City, including parks and roads, as well as City services.

The vision for the Specific Plan is further defined by the following land use principles and goals and objectives, which will not only aid City staff and decision makers in their review of development that will occur within the Specific Plan Area, but also aid in ensuring that future development projects and activities are consistent with the vision and overall purpose and intent of the Specific Plan.

1.5.2. Land Use Principles
 Provide a land use development plan that establishes the quality design threshold for future development in other areas of the City, and serves as a catalyst for other development in the mostly undeveloped southern portion of the City.
 Take advantage of the economic opportunities that are offered/available to the Specific Plan Area due to its high visibility and convenient access from I-10, which serves as major regional transportation corridor for the Coachella Valley.
 Provide a land use development plan that announces Desert Hot Springs to travelers on I-10 and Palm Drive, and takes advantage of the site location, which serves as a part of the gateway into Desert Hot Springs.
 Increase the City's revenue-generating tax base through new sales and property taxes associated with the mix of industrial land uses permitted and proposed under the Specific Plan, while providing a new job base for existing and future residents of Desert Hot Springs and surrounding desert cities and communities.
 Create a sustainable high-quality industrial/ park for today’s evolving logistics operations.  Provide industrial and commercial space with supporting infrastructure in the City to help meet the growing demand and employment base.
 Preserve open space conservation areas consistent with the Willow Hole Conservation Area established by the Coachella Valley Multiple Species Habitat Conservation Plan.

1.5.3. Goals and Objectives
 Implement the vision, goals, and policies of the Desert Hot Springs General Plan for the Specific Plan Area, as well as the objectives of the City of Desert Hot Springs I-10 Community Annexation.

Item Number: 1.

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 Establish a distinctive gateway into Desert Hot Springs through development of a welldesigned, high-quality industrial development for this appropriate area of the City.  Accommodate a land use that meets the economic, environmental, and social needs of the City, while taking advantage of emerging trends in demand for economic growth.  Encourage development that will foster connectivity between the mostly undeveloped southern portions of the City and the more densely-populated development areas and resource centers in the northern portion.
 Create an opportunity for increased property tax revenue by not only providing industrial development within Specific Plan Area, but also encouraging similar and complimentary development within the mostly undeveloped southern portion of the City.  Cultivate industrial and commercial growth and investment in areas adjacent to and surrounding the Specific Plan Area.
 Help the City balance its jobs-to-housing ratio (which is currently skewed to the housing side) through increased economic and employment expansion and opportunities within the Specific Plan Area.
 Promote businesses that complement each other in the mostly undeveloped southern portion of Desert Hot Springs.
 Serve as a model for the application of sustainable and green development practices throughout the City and the greater Coachella Valley region.

1.6. Authority and Scope
The authority for preparation and adoption of a specific plan originates from California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450–65457 (Specific Plans). A specific plan is a legislative planning tool, regulatory in nature, and serves as the implementing zoning law for the property involved. The California Government Code provides authority for a city to adopt a specific plan by ordinance (as a regulatory plan) or resolution (as a policy plan); the law allows for the preparation of specific plans as may be required for the systematic implementation of a jurisdictions general plan. When a specific plan is adopted by ordinance, the specific plan effectively replaces portions or all of the current zoning regulations for specified parcels and becomes an independent set of zoning regulations that provide specific direction to the type and intensity of uses permitted or define other types of design and permitting criteria.

This Specific Plan is adopted by the Desert Hot Springs City Council as ordinance (adopted April 17, 2018) and functions as the regulatory document that serves as the implementing zoning for the Specific Plan Area, thereby ensuring the orderly implementation of the Desert Hot Springs General Plan. The Specific Plan establishes the necessary plans; development standards and regulations; design guidelines and standards; infrastructure systems; and implementation strategies/programs on which subsequent development activities within the Specific Plan Area would be founded. Development activities that occur within the Specific Plan Area shall be guided by the terms and provisions contained in this Specific Plan.

Subsequent to the Specific Plan adoption, an amendment to the Specific Plan was commenced in mid-/late 2024 to revise the land use plan to adjust the planning area boundaries in order to Item Number: 1.

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allow for a use (or uses) that would not have been previously fully permitted under the prior planning area boundaries. Other Specific Plan amendments undertaken, which would better align with the amended planning area boundaries, include updates to the land use principles, goals and objectives; updates to the development standards and design guidelines; and updates to the mobility and infrastructure and utility plans. Updates to the infrastructure and utility plans were also undertaken to take into account major infrastructure improvements to the surrounding area that would serve both the development accommodated by the Specific Plan and future development of adjacent parcels. The Specific Plan Amendment (SP 24-2) was adopted by the Desert Hot Springs City Council as ordinance (adopted Month XX, 2025) and continues to function as the regulatory document that serves as the implementing zoning for the Specific Plan Area.

Additionally, the Governor’s Office of Planning and Research (OPR) publishes a document entitled “The Planner’s Guide to Specific Plans,” January 2001 Edition, which provides guidance for the preparation of specific plans. This Specific Plan and subsequent amendment have been prepared in accordance with OPR’s guidance document.

Furthermore, this Specific Plan and subsequent amendment have been prepared in accordance with the provisions of Chapter 17.128 (Specific Plans) of the City’s Zoning Ordinance (Title 17 of the Desert Hot Springs Municipal Code), which stipulates the requirements and procedures for the preparation, processing, and approval of specific plans. Finally, the contents of this Specific Plan are organized in accordance with the City’s “Required Outline of Specific Plan Text” procedures, which are available online and at the City of Desert Hot Springs Planning Division.

1.7. Relationship to the Desert Hot Springs General Plan and Zoning Ordinance
Desert Hot Springs employs a “single map” system of land uses. This means that the City’s General Plan land use designations are the same as its land use/zoning districts. Following is a discussion of the Specific Plan’s relationship to the Desert Hot Springs General Plan and Zoning Ordinance.

1.7.1. General Plan
The Desert Hot Springs General Plan, as required by the California Government Code, establishes direction for future growth and development within Desert Hot Springs. The California Government Code (under Sections 65451.b and 65454) states that a “specific plan shall include a statement of the relationship of the Specific Plan to the General Plan, and further, that it may not be adopted or amended unless found to be consistent with the General Plan.” The Governor’s Office of Planning and Research defines consistency with a General Plan as “a program or project that will further the objective and policies of the General Plan.” This Specific Plan, including the subsequent amendment, allows for greater specificity and flexibility in carrying out the Desert Hot Springs General Plan—it acts as a bridge between the general plan and development activities and improvements that will occur within the Specific Plan Area. The Specific Plan not only implements the goals and policies of the Desert Hot Springs General Plan for the Specific Plan Area, but also those that apply to the overall health, growth, and sustainability of Desert Hot Springs. For example, the Specific Plan helps implement various goals and policies found in the Land Use Element that support the City’ desire to continue to create a future in which the economy and environment of the City is preserved and enhanced Item Number: 1.

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by new development. A detailed discussion of the Specific Plan’s relationship and consistency with the Desert Hot Springs General Plan is provided as Appendix A.

Per the Desert Hot Springs General Plan land use plan and at the time of preparation of the Specific Plan, the Specific Plan Area consisted of two land use designations—Rural Desert (R-D) and Light Industrial (I-L). A General Plan Amendment (GPA 01-16) was initiated concurrent with this Specific Plan to ensure consistency between the Specific Plan and the Desert Hot Springs General Plan. Specifically, the General Plan Amendment entailed a change in land use designations from R-D and I-L to Specific Plan 01-16 (Desert Land Ventures Specific) in order to allow for the more intense development envisioned and allowed by the Specific Plan. The General Plan Amendment also required an update to the General Plan Land Use Designation Map. The General Plan Amendment was undertaken in accordance with the process outlined in Chapter

17.100 (General Plan Amendments) of the City’s Zoning Ordinance (Title 17 of the Desert Hot Springs Municipal Code). It was approved by the Desert Hot Springs City Council on April 17, 2018, under Resolution No. 2018-025. The update to the General Plan Land Use Designation Map was reflected in the City’s update of the map, which occurred concurrently with the Desert Hot Springs General Plan Update that was adopted by the City in May of 2020.

Further, and to support the design of the industrial development that would be accommodated by the Specific Plan Amendment, a General Plan Amendment (GPA 24-1) was undertaken to amend Figure MI-7, Roadways Plan, of the Desert Hot Springs Mobility and Infrastructure Element.

The proposed amendment to Figure MI-7 involved removal of the segment of Mihalyo Road as a Collector within the Specific Plan Area boundary between Varner Road and West Drive in order to accommodate the proposed industrial development. The General Plan Amendment was undertaken in accordance with the process outlined in Chapter 17.100 (General Plan Amendments) of the City’s Zoning Ordinance. It was approved by the Desert Hot Springs City Council on Month XX, 2025, under Resolution No. 2025-XX.

1.7.2. Zoning Ordinance
As noted earlier, the California Government Code provides authority for a city to adopt a specific plan by ordinance (as a regulatory plan) or resolution (as a policy plan). This Specific Plan was adopted by the Desert Hot Springs City Council as ordinance and functions as the regulatory document that serves as the implementing zoning for the Specific Plan Area—the Specific Plan establishes the prevailing land use regulations for all development activities within the Specific Plan Area.

At the time of preparation of the Specific Plan, the Specific Plan Area consisted of two land use/zoning districts—Rural Desert (R-D) and Light Industrial (I-L). A Zoning Map Amendment (ZMA 01-16) and Zone Text Amendment (ZTA 01-16) were initiated concurrent with this Specific Plan to ensure consistency between the Specific Plan and the City’s Zoning Ordinance. Specifically, the Zoning Map Amendment entailed a change in land use/zoning districts from R-D and I-L to Specific Plan 01-16 (Desert Land Ventures Specific Plan, which is now the DHS Varner Road Specific Plan), in order to allow for the more intense development envisioned and allowed by the Specific Plan. The Zone Text Amendment added the Desert Land Ventures Specific Plan to the City’s Municipal Code, under Sections 17.210.010-17.210.040. The Zoning Map and Text Amendments were approved by the Desert Hot Springs City Council on April 17, 2018, under Ordinance No. 666.

The update to the Zoning Map was reflected in the City’s update of the map, which occurred Item Number: 1.

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subsequent to the Desert Hot Springs General Plan Update that was adopted by the City in May of 2020.

1.8. Relationship to the City of Desert Hot Springs I-10 Community Annexation
As a part of the City of Desert Hot Springs I-10 Community Annexation (I-10 Community Annexation), which was undertaken by the City in 2010 via application to the Riverside County Local Agency Formation Commission, the City expanded its southern boundary limit. Specifically, the City annexed approximately 4,000 acres (which includes the Specific Plan Area) of unincorporated County of Riverside territory lying between the southern boundary of the City and I-10. The area annexed was within the City’s sphere of influence, which is the unincorporated county land adjacent to the City’s boundaries that are defined by the Riverside County Local Agency Formation Commission as areas likely to be served or annexed by the City in the future.

Through the I-10 Community Annexation, the City expanded its municipal boundaries and local government authority to cover the area of annexation, which included the Specific Plan Area, thereby removing it from unincorporated County of Riverside.

The economic development principles and objectives established by the City for the I-10 Community Annexation are summarized in the CEQA (California Environmental Quality Act) document prepared for the annexation project (Mitigated Negative Declaration; State Clearinghouse No. 2007061049). Per the summary provided in the CEQA document, the annexation was undertaken by the City in order to take advantage of additional economic opportunities that occur due to direct visibility from and convenient access to I-10, which is a major regional transportation corridor in Coachella Valley. The annexed land provides expanded opportunity for the City to increase its sales-tax base and reduce sales-tax leakage through development of additional retail uses, and to expand its job base through additional commercial and industrial development. Such economic expansion would also help to balance the City’s jobsto-housing ratio that is currently skewed to the housing side.

As demonstrated throughout this document, the Specific Plan is consistent with and helps implement the economic development principles and objectives summarized above. For example, as stated in the Purpose, Intent, and Objectives subsection, above, the development principles and objectives of the I-10 Community Annexation are weaved into and form, in part, the basis for the land plan principles, objectives, vision, and goals of the Specific Plan. The economic development principles and objectives also form, in part, the basis for the proposed and permitted land uses of the Specific Plan.

1.9. Relationship to the Palm Drive Corridor Master Plan The Palm Drive Corridor Master Plan is the City’s conceptual plan of beautification and circulation improvements to the Palm Drive corridor between Mission Lake Boulevard on the north and I-10 on the south. The Palm Drive corridor is the primary gateway entrance to the City’s retail and spa centers in the northern part of the City. Under this master plan, the City intends to provide an array of beautification and circulation improvements to the Palm Drive corridor.

Although not immediately adjacent to or abutting this key corridor of the City, the Specific Plan Area is just west of the southern end of the Palm Drive corridor. The Specific Plan is guided, in part, Item Number: 1.

1-8 Introduction | DHS Varner Road Specific Plan
by the principles and objectives of the Palm Drive Corridor Master Plan. For example, the development plan and roadway improvements proposed under the Specific Plan would help provide a portion of the connection between the corridor and the Specific Plan Area, and also help further the main objective of the corridor master plan, which is to implement a plan of beautification and circulation improvements to the Palm Drive corridor. Under the Specific Plan, the portion of Varner Road that traverses the Specific Plan Area will be fully improved to its ultimate width and include roadway paving, landscaping, and a pedestrian sidewalk. The portion of Varner Road outside of and east of the Specific Plan Area—the portion between the eastern boundary of the Specific Plan Area and Palm Drive—will be improved with roadway paving.

Currently, Varner Road is an unmarked, partially paved road from Palm Drive on the east to its existing terminus near Mission Creek, just west of the northwestern boundary of the Specific Plan.

Therefore, the Specific Plan establishes a key aesthetic and physical connection not only for Varner Road and the uses that will eventually be developed along this road, but also for the Palm Drive corridor.

Additionally, as noted in the Overview subsection, above, the land uses permitted and proposed under the Specific Plan will help generate a new tax base for the City and provide a means to implement much needed infrastructure improvements in the area, including roadway improvements and connections along Palm Drive as envisioned and called for in the Palm Drive Corridor Master Plan.

1.10. Environmental Assessment
The Specific Plan was adopted in compliance with the requirements of CEQA (California Public Resources Code, Section 21000 et seq.). Pursuant to the CEQA Guidelines (Title 14, California Code of Regulations, Chapter 3, Section 15000 et seq.), the City of Desert Hot Springs prepared an Environmental Impact Report (EIR) for the Specific Plan to determine if approval of the Specific Plan and subsequent activities and development under the Specific Plan would have a significant impact on the environment. The EIR also analyzed the Specific Plan’s related entitlement components: General Plan Amendment, Zoning Map and Text Amendments, Vesting Tentative Tract Map, and Development Agreement.

The City made the EIR (SCH No. 2017051070) and accompanying Notice of Availability available to responsible agencies, trustee agencies and interested parties (including the general public) for a 45-day public review period (in accordance with the CEQA Guidelines), which extended from January 5 to February 19, 2018. Upon completion of the public review period, the City provided detailed responses in a Final EIR to all public comments received on the public draft EIR. The Specific Plan, EIR (both the draft and final), and Mitigation Monitoring and Reporting Program (MMRP) were brought to the Desert Hot Springs City Council on April 17, 2018, for their review and consideration. At this public meeting, the Desert Hot Springs City Council adopted the Specific Plan, approved its aforementioned entitlement components, certified the EIR, adopted a statement of overriding considerations (SOC), and adopted the MMRP. The EIR, SOC and MMRP were certified and adopted, respectfully, by the Desert Hot Springs City Council on April 17, 2018, under Resolution No. 2018-026.

The certified EIR is intended to serve as the primary environmental document for adoption of the Specific Plan and all future projects (later activities) associated with subsequent activities and Item Number: 1.

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development accommodated by the Specific Plan, including all discretionary approvals requested or required to implement development proposals. The EIR contains mitigation measures that will be imposed on all future projects within the Specific Plan Area consistent with the measures provided in the adopted MMRP.

As noted earlier in this Specific Plan, subsequent to the Specific Plan adoption, an amendment to the Specific Plan was undertaken in mid-/late 2025 and adopted by the Desert Hot Springs City Council on Month XX, 2025. The Specific Plan Amendment was adopted in compliance with the requirements of CEQA. Pursuant to the CEQA Guidelines, the City of Desert Hot Springs prepared an Addendum to the certified EIR for the adopted Specific Plan to provide CEQA clearance for the Specific Plan Amendment, which was certified by the Desert Hot Springs City Council concurrently with adoption of the Specific Plan Amendment. The EIR Addendum is intended to serve as the primary environmental document for adoption of the Specific Plan Amendment and all future projects (later activities) associated with subsequent activities and development accommodated by the Specific Plan Amendment, including all discretionary approvals requested or required to implement development proposals. The EIR Addendum contains mitigation measures that will be imposed on all future projects within the Specific Plan Area consistent with the measures provided in the adopted MMRP.

1.11. Required Discretionary Actions and Approvals
The City of Desert Hot Springs is the lead agency under CEQA and has the principal approval authority over the Specific Plan. As part of the Specific Plan adopted in 2018, the following discretionary actions and approvals were approved by the City:
 Adoption of a General Plan Amendment (GPA 01-16). Described above under the Relationship to the Desert Hot Springs General Plan and Zoning Ordinance subsection, above.  Adoption of a Zoning Map Amendment (ZMA 01-16). Described above under the Relationship to the Desert Hot Springs General Plan and Zoning Ordinance subsection, above.  Adoption of the Desert Land Ventures Specific Plan (SPA 01-16). Described above under the Relationship to the Desert Hot Springs General Plan and Zoning subsection, above.  Approval of Vesting Tentative Tract Map No. 37185 (VTTM 37185). The VTTM is needed for condominium purposes to subdivide the Specific Plan Area, creating lots (and the ability to further subdivide the property with condominium air space) for the proposed development and open space areas. The VTTM is also needed to establish the preliminary design for the required backbone infrastructure and grading to serve development that would be accommodated under the Specific Plan.
 Approval of a Development Agreement (DA 01-18). The Development Agreement memorializes the Specific Plan’s terms, conditions and obligations and provides vesting development rights for all of the project components, public improvements and associated benefits to Desert Hot Springs and developer/property owner.

In 2025, the City considered the following discretionary actions and approvals:

Item Number: 1.

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 Adoption of a General Plan Amendment (GPA 24-1). Described above under Section 1.6, Relationship to the Desert Hot Springs General Plan and Zoning Ordinance.  Adoption of the DHS Varner Road Specific Plan Amendment (SP 24-2). Described above under Section 1.5, Authority and Scope.
 Approval of Tentative Parcel Map No. 39143 (TPM No. 39143) (TM 25-1). TPM No. 39143 is needed to subdivide the Specific Plan Area, creating four total parcels for the proposed industrial development and associated flood control facilities and open space areas. TPM No. 39143 also establishes the preliminary design for the required infrastructure (roadway improvements, utilities and flood control facilities) and the associated right-of-way dedications/easements, as well as the necessary grading to support the industrial development permitted by the Specific Plan.
 Approval of a Development Agreement Amendment (DA XX-X). The Development Agreement Amendment memorializes the Specific Plan Amendment’s terms, conditions and obligations and provides vesting development rights for all of the project components, public improvements and associated benefits to Desert Hot Springs and developer/property owner.  Approval of Design Review (DR 24-4). The purpose of design review is to ensure that the City’s General Plan design policies are achieved.
 Approval of the EIR Addendum (ENV 25-2). Described above under Section 1.10, Environmental Assessment.

Item Number: 1.

DHS Varner Road Specific Plan | Location and Context 2-1

2. Location and Context

2.1. Project Location and Setting
Figures 2-1, Regional Location, and 2-2, Aerial Photograph, show the location of the Specific Plan Area within the regional and local contexts of Riverside County and the City of Desert Hot Springs, respectively. As shown in Figure 2-2, the Specific Plan Area is in the largely undeveloped southern portion of Desert Hot Springs and lies approximately 5.25 miles south of the City’s downtown core.

The Specific Plan Area is generally bounded by I-10 to the south and west; Mission Creek to the west; the Willow Hole Conservation Area of the CVMSHCP to the north; and undeveloped desert land to the east. Regional access to the Specific Plan Area is provided by I-10, with local access provided via Palm Drive and Varner Road.

2.2. Existing Land Uses and Conditions
Existing onsite and surrounding land uses are shown in Figure 2-2 and the photographs presented below. As shown in Figure 2-2 and the photographs, the Specific Plan Area consists of undeveloped desert land and is void of any physical structures or improvements. The entire Specific Plan Area consists of desert land, with shrubs, boulders and rocks scattered throughout the area. Onsite vegetation consists mainly of Sonoran Creosote Brush Scrub in areas not disturbed by existing roads that traverse the Specific Plan Area. Topographically, the Specific Plan Area is generally flat and slopes downward to the southeast.

The northern portion of the Specific Plan Area (portion north of Varner Road) is completely within the Willow Hole Conservation Area of the CVMSHCP. A small area of the northwestern portion of the Specific Plan Area is also within the Willow Hole Conservation Area. Combined, approximately 39 acres of the Specific Plan Area is within the Willow Hole Conservation Area.

South-facing view across Specific Plan Area from
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2-2 Location and Context | DHS Varner Road Specific Plan Varner Road bisects the northern portion of the Specific Plan Area from east to west (see Figure 2-2). Currently, Varner Road is an unmarked, partially-paved road (see photograph on previous page for roadway condition) from Palm Drive on the east to its existing terminus near Mission Creek, just west of the northwestern boundary of the Specific Plan Area. The existing paving is in a dilapidated condition.

Mihalyo Road, which is an unpaved dirt road, traverses the Specific Plan Area from southeast to northwest along the southern boundary (see Figure 2-2). Within the Specific Plan Area, this dirt road terminates near the northwestern portion of the area, where it connects to the terminus of Varner Road. Beyond the Specific Plan Area, the dirt road continues southeast towards Palm Drive, and beyond.

Overhead power lines on wooden power poles run along the entire stretch of the southern boundary of the Specific Plan—similar power lines traverse the central portion of the Specific Plan Area along the southern end of Varner Road. Additionally, within the southern portion of the Specific Plan Area, two existing underground 30-inch diameter gas transmission lines traverse the area in a northwest-southeast alignment within a 16-foot, 6-inch-wide utility easement.

2.3. Surrounding Land Uses
As shown in Figure 2-2, there is very little developed land surrounding the Specific Plan Area. With the exception of a residential structure near the southeastern end of the Specific Plan Area, the surrounding area consists of undeveloped desert land. Three gas stations and a fast-food restaurant are southeast of the Specific Plan Area, on Palm Drive just north of the I-10/Palm Drive intersection. Mission Creek is just west of the Specific Plan Area—Garnet Hill is also to the west, across I-10.

North-facing view toward Specific Plan Area from I-10
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2.4. Opportunities and Constraints
A variety of factors were considered in order to maximize the development potential of the Specific Plan Area and to ensure that the opportunities and constraints of the area were carefully and thoughtfully considered in development of the Specific Plan, including the land use plan and land uses. The significant opportunities and constraints that affect the Specific Plan are discussed below.

2.4.1. Freeway Frontage and Access
The frontage onto and convenient access from I-10 afforded to the Specific Plan Area presents a major opportunity for development of the area. As stated in the Vision, Land Use Principles, and Goals and Objectives subsection of Chapter 1, Introduction, part of the overarching vision of the Specific Plan is to serve as a catalyst to promote high-quality, innovative, and sustainable development along the highly visible freeway frontage.

2.4.2. Flooding and Drainage
Currently, flooding and drainage conditions and issues associated with Mission Creek and the Big Morongo Wash constrain the Specific Plan Area and its surroundings. The Specific Plan Area is in a Federal Emergency Management Agency (FEMA) designated flood zone; specifically, within a 100-year flood plain with no base flood elevations determined as currently mapped by FEMA, for the Mission Creek and Big Morongo Wash watersheds.

In response to these conditions and to comply with the National Flood Insurance Program (NFIP) requirements, a revision to the effective Flood Insurance Rate Map (FIRM) is required to remove the Specific Plan Area out of the 100-year floodplain. To comply with the NFIP requirements, a conditional letter of map removal was secured from FEMA and once the improvements within the Specific Plan Area are completed, a letter of map removal will be obtained.

Also, the Specific Plan provides creative solutions to ensure that the drainage flows of the area are maintained and to ensure that flooding is not an issue for any of the development areas of the Specific Plan or for any offsite areas and properties. Refer to Chapters 3, Land Use and Mobility Plan, and 4, Infrastructure, Utilities, and Services, for a detailed discussion of the creative engineering solutions proposed.

2.4.3. Major Utility Easement
The presence of a combined 16-foot, 6-inch-wide utility easement for natural gas, which traverses the Specific Plan Area in a northwest-southeast alignment along the southern portion of the Specific Plan Area, presents a notable constraint to development of the Specific Plan Area. In response to this constraint and as discussed in more detail in Chapters 3 and 4, the Specific Plan provides creative solutions to ensure that the easement and underground gas transmission lines are maintained and not impacted, while at the same time allowing for some improvements to occur within the easement. Refer to Chapters 3 and 4 for further discussion and details regarding the utility easement.

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2-8 Location and Context | DHS Varner Road Specific Plan

2.4.4. Site Access
Direct access to the Specific Plan Area from Palm Drive is via Varner Road. Currently, Varner Road is an unmarked, partially-paved road——the existing paving is in a dilapidated condition. Without any major improvements to Varner Road, vehicular access to the Specific Plan Area will be very much constrained, or even infeasible. As discussed in more detail in Chapter 3, Land Use and Mobility Plan, implementation of the Specific Plan includes improvements to Varner Road, for both the portion within and outside of the Specific Plan Area. With the proposed improvements, the volume and types of vehicles that will access the Specific Plan Area from Palm Drive will be more than well accommodated.

Also, West Drive, which is currently a dirt road that forms the eastern boundary of the Specific Plan Area (see Figure 2-2, Aerial Photograph), will be improved as a part of the Specific Plan’s implementation. The proposed improvements to West Drive will not only provide vehicular access to the Specific Plan Area but also improve access to the property to the southeast, which includes a residential structure.

Furthermore, A General Plan Amendment was undertaken to amend Figure MI-7, Roadways Plan, of the Desert Hot Springs Mobility and Infrastructure Element. As shown in Figure MI-7, Mihalyo Road is shown as a Collector, extending through the Specific Plan Area from its western terminus at Varner Road, easterly to Palm Drive (see Figure 2-2). The General Plan Amendment involved removal of Mihalyo Road from Figure MI-7 within the Specific Plan Area boundary between Varner Road and West Drive in order to accommodate the design of the development accommodated by the Specific Plan.

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DHS Varner Road Specific Plan | Land Use and Mobility Plan 3-1

3. Land Use and Mobility Plan

3.1. Land Use Plan
The Specific Plan Area is envisioned as a sustainable, innovative, and high-quality, master-planned industrial business park that accommodates a mix of industrial warehouses and logistics businesses Land has also been set aside under the Specific Plan for open space conservation purposes and for the provision of a comprehensive system of drainage and flood control channels and basins.

The Specific Plan land use plan was developed with a realistic approach to market demand and needs of Desert Hot Springs and the greater Coachella Valley—the land use plan was also developed with and takes into consideration the sensitivity of Desert Hot Spring’s unique desert environment, the areas natural resources, and the opportunities and constraints of the area.

3.1.1. Planning Areas and Development Plan
The Specific Plan Area is divided into three planning areas, as described below and shown in Figure 3-1, Specific Plan Land Use Plan. This figure also shows the boundary of the Specific Plan, which comprises the entire 123.4-acre Specific Plan Area: 83.3 acres for Planning Area 1A, 11.6 acres for Planning Area 1B, and 28.5 acres for Planning Area 2. The planning areas provide a framework that defines the development potential, land uses, and built form applicable to each planning area.

The land use plan consists of three primary land use districts that regulate development within each planning area: Industrial, Stormwater Control, and Open Space Conservation (see Figure 3- 1). Table 3-1 provides a land use development summary by planning area and land use district.

As shown in the table, the Specific Plan Area (specifically, Planning Area 1) could ultimately support up to1.5 million square feet of industrial uses.

Table 3-1 Land Use Development Summary
Planning
Area
Land Use
District Acres (Gross) Maximum FAR Maximum Gross Square Feet 1A Industrial 83.3 1.5 1,500,000
1B1 Stormwater
Control 11.6 — —
2 Open Space/
Conservation 28.5 — —
Total — 123.4 — 1 Planning Area 1B, which is north of Varner Road, as shown in Figure 3-1, Specific Plan Land Use Plan, includes a drainage/flood control facility that will serve the industrial development to be accommodated within Planning Area 1A. No development is permitted in this planning area other than the drainage/flood control facility.

Following is a discussion of each planning area and the type of land uses that could be accommodated within each planning area.

Item Number: 1.

3-2 Land Use and Mobility Plan | DHS Varner Road Specific Plan Planning Area 1A - Industrial
Planning Area 1A, which is north of Varner Road, as shown in Figure 3-1, Specific Plan Land Use Plan, encompasses 83.3 acres of the Specific Plan Area. The Industrial land use district of this planning area accommodates a range of industrial uses currently permitted in the I-L (Industrial Light) land use/zoning district of the Desert Hot Springs Zoning Ordinance (Title 17 [Zoning] of the Desert Hot Springs Municipal Code); however, the Industrial land use district of this Specific Plan also prohibits some uses currently permitted in the I-L land use/zoning district (refer to Table 5-1, Permitted Land Uses, of Chapter 5, Development Standards and Regulations).

As shown in Table 3-1, Planning Area 1 could accommodate up to 1.5 million square feet of industrial uses. Industrial uses include but are not limited to warehousing and distribution, light manufacturing facilities, and mixed-use office/industrial. Infrastructure improvements and facilities (e.g., parking and circulation, drainage) needed to support development projects in Planning Area 1 are also permitted so long as they are well planned and visually enhanced so that they do not detract from the I-10 freeway frontage views.

Permitted and prohibited land uses in the Industrial land use district are further detailed in Chapter 5, Development Standards and Regulations. As specified in Table 5-1, the uses are either permitted by right, which requires Design Review, or through the approval of a Conditional Use Permit.

Development standards and other regulations pertaining to the Industrial land use district are provided in Chapter 5.

Planning Area 1B – Stormwater Control
Planning Area 1A, which is north of Varner Road, as shown in Figure 3-1, Specific Plan Land Use Plan, encompasses 11.6 acres of the Specific Plan Area. The Stormwater Control land use district of this planning area allows for the development of drainage and flood control channels and basins that will serve the industrial development to be accommodated within Planning Area 1A.

No development is permitted in this planning area other than the drainage and flood control channels and basins. As specified in Table 5-1 of Chapter 5, drainage and flood control channels and basins are permitted by right and require Design Review.

Planning Area 2 – Open Space/Conservation
Planning Area 2 encompasses 28.5 acres of the Specific Plan Area—it is comprised of the Open Space/Conservation land use district. As shown in Figure 3-1, Specific Plan Land Use Plan, Planning Area 2 consists of two separate but contiguous areas, the larger northern area north of Varner Road (which comprises 25.7 acres) and a smaller area south of Varner Road in the northwestern end of the Specific Plan (which comprises 2.8 acres). The entire planning area will be preserved and dedicated for open space conservation as part of the CVMSHCP Willow Hole Conservation Area.

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DHS Varner Road Specific Plan | Land Use and Mobility Plan 3-3 Figure 3-1 Specific Plan Land Use Plan

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DHS Varner Road Specific Plan | Land Use and Mobility Plan 3-5 The CVMSHCP preserves thousands of acres of desert habitat in the Coachella Valley, including undeveloped desert land within Desert Hot Springs. The CVMSHCP not only safeguards the desert’s natural beauty and heritage for future generations but also allows for more timely construction of roads and other infrastructure needed to accommodate population growth in the Coachella Valley. The Coachella Valley Conservation Commission, in administering the CVMSHCP, targets 90 percent conservation within areas covered under the CVMSHCP, including the Willow Hole Conservation Area—however, the commission gives consideration to developing limited portions of the conservation area, as provided under the CVMSHCP. This Specific Plan fully embraces the habitat and endangered species provisions of the CVMSHCP as the entirety of the planning area will remain in its existing condition—undeveloped desert land and habitat.

3.2. Phasing Plan
Development under the Specific Plan will be in response to market demand. As shown in Figure 3-2, Specific Plan Phasing Plan, development of the Specific Plan is envisioned to occur in one phase. Development under the single phase shall be provided with the infrastructure and utilities systems needed to adequately serve the land uses to be developed.

3.3. Mobility Plan
The ability to easily access and circulate within the Specific Plan Area, as well as be able to access the surrounding local and regional roadway system and alternate modes of travel (pedestrian, bicycle, and public transit), is important to the uses and users of the Specific Plan Area. Parking accessibility and availability is also key to the industrial uses that will make up the Specific Plan Area. The Specific Plan’s mobility plan focuses on establishing safe and efficient connections between the uses that could be accommodated in the Specific Plan Area, as well as facilitating access and circulation within, into, and out of the Specific Plan Area. The primary modes of travel that serve the Specific Plan Area and make up the mobility plan (some to a greater extent than others) include Vehicular Access and Circulation; Pedestrian Access and Circulation; Bicycle Access and Circulation; and Public Transit.

Figures 3-3, Conceptual Mobility Plan (Site-Specific), and 3-4, Conceptual Mobility Plan (AreaWide), illustrate the existing and proposed mobility and circulation elements of the Specific Plan Area and its surroundings. As shown in these figures, the proposed mobility plan fits into, complements, and helps complete the mobility and circulation system surrounding the Specific Plan Area. The plan is designed to work well internally and integrate well with the surrounding mobility and circulation system (both existing and future). Following is a description of the mobility and circulation elements as they relate to the Specific Plan Area and its surroundings.

3.3.1. Vehicular Access and Circulation
Figure 2-2, Aerial Photograph, illustrates the existing mobility and circulation elements of the Specific Plan Area and immediate vicinity. As shown in this figure, regional access to the Specific Plan Area is provided via I-10, with local access provided via Palm Drive and Varner Road—currently and to a lesser extent, secondary access is provided via West Drive.

Under existing conditions, Varner Road is currently an unmarked, partially-paved road that bisects the Specific Plan Area from east to west—the existing paving is in a dilapidated condition. Varner Road connects to Palm Drive on the east and continues west to its existing terminus near Mission Item Number: 1.

3-6 Land Use and Mobility Plan | DHS Varner Road Specific Plan Creek, just west of the northwestern boundary of the Specific Plan. The existing condition of this road would not be able to carry the volume or type of vehicles that will be generated by the land uses of the Specific Plan. Without any major improvements to Varner Road, vehicular access to the Specific Plan Area will be very much constrained, or even infeasible.

Mihalyo Road, which is an unpaved dirt road, traverses the Specific Plan Area from southeast to northwest along the southern boundary. Within the Specific Plan Area, this dirt road terminates near the northwestern portion of the area, where it connects to the terminus of Varner Road.

Beyond the Specific Plan Area, the dirt road continues east towards Palm Drive, and beyond. A General Plan Amendment was undertaken to amend Figure MI-7, Roadways Plan, of the Desert Hot Springs Mobility and Infrastructure Element. As shown in Figure MI-7, Mihalyo Road is shown as a Collector, extending through the Specific Plan Area from its western terminus at Varner Road, easterly to Palm Drive (see Figure 2-2). The General Plan Amendment involved removal of Mihalyo Road from Figure MI-7 within the Specific Plan Area boundary between Varner Road and West Drive in order to accommodate the design of the development accommodated by the Specific Plan.

Also, West Drive, which is currently a dirt road that forms the eastern boundary of the Specific Plan Area (see Figure 2-2, Aerial Photograph), will be improved as a part of the Specific Plan’s implementation. The proposed improvements to West Drive will not only provide vehicular access to the Specific Plan Area but also improve access to the property to the southeast, which includes a residential structure.

As shown in Figure 3-3, the Specific Plan includes a comprehensive vehicular access and circulation system, which contains a hierarchy of access points and roadways to dictate the function and character of access points and roadways. Access points into the Specific Plan Area are described as primary or secondary. Following is a description of the access points and roadways, with illustrations of the roadways provided in Figure 3-5, Roadway Sections and Streetscapes.

Refer to Chapter 6, Design Guidelines and Standards, for design guidelines and standards applicable to the vehicular access and circulation improvements.

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DHS Varner Road Specific Plan | Land Use and Mobility Plan 3-7 Figure 3-2 Specific Plan Phasing Plan

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DHS Varner Road Specific Plan | Land Use and Mobility Plan 3-9 Figure 3-3 Conceptual Mobility Plan (Site-Specific)

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DHS Varner Road Specific Plan | Land Use and Mobility Plan 3-11 Figure 3-4 Conceptual Mobility Plan (Area-Wide)

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DHS Varner Road Specific Plan | Land Use and Mobility Plan 3-13 Figure 3-5 Roadway Sections and Streetscapes
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DHS Varner Road Specific Plan | Land Use and Mobility Plan 3-15 Access Points
As shown in Figure 3-3, two types of access points are provided in the Specific Plan Area: primary and secondary. Following is a description of the access point types.  Primary Access. The primary access points proposed along Varner Road are anticipated to occur near the western end of the roadway, as shown in Figure 3-3. However, placement of the access points along Varner Road may shift to better accommodate a development proposed within the Specific Plan Area. Shifting of the access point locations will require review and approval by the City to ensure that they meet the City’s adopted engineering standards (e.g., adequate sight distance, dimensions). As these access points will carry the bulk of traffic entering and exiting the Specific Plan Area and serve as the main vehicular entry points, the landscape and streetscape at these access points should be distinctive and more prominent in character than the secondary access points.
 Secondary Access. The secondary access points proposed along West Drive are anticipated to occur near the central and southern portions of the roadway. However, placement of the access points along West Drive may shift to better accommodate a development proposed within the Specific Plan Area. Shifting of the access point locations will require review and approval by the City to ensure that they meet the City’s adopted engineering standards (e.g., adequate sight distance, dimensions). Unlike the primary access points, these access points will carry less traffic.

Roadways
As shown in Figures 3-3, 3-4, and 3-5, various roadway classifications and improvements are proposed to serve the Specific Plan Area, with one improvement occurring offsite but adjacent to the Specific Plan Area. Primary vehicular access to the Specific Plan Area from I-10 and Palm Drive will continue to be via Varner Road (see Figure 3-4).

Following is a description of the roadway classifications and related improvements.  Varner Road (Onsite) – Secondary I (Modified). The portion of Varner Road within the boundary of the Specific Plan Area serves and is classified as a Secondary I (Modified) (see Figure 3-3).

Currently, Varner Road is an unmarked, partially paved road from Palm Drive on the east to its existing terminus near Mission Creek, just west of the northwestern boundary of the Specific Plan. This roadway serves as a perimeter road and the primary vehicular access for the Specific Plan Area from Palm Drive. The portion of Varner Road that traverses the Specific Plan Area will be improved to Secondary I (Modified) road widths and improvements, including roadway paving, a raised landscape median, curb and gutter, landscaping, a 5-foot sidewalk, and an 8-foot bike lane. As shown in Figure 3-5, Varner Road will be constructed with four travel lanes (two lanes in each direction). The dedicated right-of-way for Varner Road will accommodate a 92-foot-wide ultimate roadway section. The proposed streetscape along Varner Road is intended to mimic the natural desert environment of the Willow Hole Conservation Area (see Figure 3-5).
 West Drive – Local Collector. West Drive, which forms the easter boundary of the Specific Plan Area, is classified as a Local Collector and serves as a perimeter road (see Figure 3-3). West Drive will be improved to its ultimate width and include roadway paving, as well as Item Number: 1.

3-16 Land Use and Mobility Plan | DHS Varner Road Specific Plan landscaping and a six-foot wide pedestrian sidewalk on the west side only. With the exception of curb and gutter improvements, no landscaping, sidewalk or other hardscape improvements are proposed for the east side of this road under the Specific Plan (see Figure 3-5), as these improvements will be provided by others as a part of any future development plan(s) for the undeveloped land to the east. It should be noted that Figure 3-5 does not illustrate the ultimate condition of West Drive at full buildout of the roadway, as this is dependent on development of the property to the east. To accommodate the industrial uses of the Specific Plan, West Drive will be fully improved from the centerline to the western end of the roadway right-of-way and improvements include roadway paving, curb and gutter, landscaping, and a 5-foot-wide sidewalk. From the centerline point, 8 feet of roadway pavement would be provided to the east to allow for a north-bound travel lane for vehicles traveling north on West Drive. From the edge of the 8-foot paved lane to the eastern end of the roadway right-of-way edge, the entire stretch of this area will be temporarily improved as an unpaved drainage ditch that will assist with drainage flows from storm events (see Figure 3- 5).

3.3.2. Pedestrian Access and Circulation
As shown in Figure 2-2, Aerial Photograph, the Specific Plan Area and surrounding properties consist of undeveloped desert land—there is no pedestrian circulation system currently serving the Specific Plan Area or its surroundings. Along Palm Drive (which is east of the Specific Plan Area), public sidewalks are limited to the frontage of the development pads of the gas stations and fastfood restaurant near the intersection of Palm Drive and Mihalyo Road. Pedestrian access and circulation improvements are needed along Varner Road and within the Specific Plan Area to serve the future uses of the Specific Plan.

As shown in Figure 3-3, the pedestrian access and circulation plan for the Specific Plan Area includes a multipurpose trail along the north side of Varner Road, a public sidewalk along the south side of Varner Road, and a public sidewalk along the western end of West Drive.  Varner Road (for the portion within the boundary of the Specific Plan). A ten-foot wide, multipurpose trail will be provided along the north side and the south side will include a 5-foot wide sidewalk. The multipurpose trail will be available for use by cyclists and pedestrians.  West Drive. A five-foot wide, curb-adjacent sidewalk will be provided along the west side only.

The conceptual roadway exhibit provided in Figures 3-3 and 3-5 illustrates how pedestrian circulation improvements along the roadway frontages will connect the uses of the Specific Plan Area and eventually, beyond the Specific Plan Area.

Refer to Chapter 6, which outlines the design guidelines and standards applicable to the development of pedestrian circulation improvements, including the need to provide accessible paths of travel in accordance with the Americans with Disabilities Act (ADA).

While pedestrian circulation improvements will be incorporated within the Specific Plan Area and along the roadway frontages of the Specific Plan Area, it is anticipated that very limited external trips (trips from outside of the Specific Plan Area to the Specific Plan Area) will be undertaken by foot due to the lack of a pedestrian circulation system in the surrounding area. Currently, no pedestrian paths or sidewalks exist or are proposed or anticipated in the near future for the Item Number: 1.

DHS Varner Road Specific Plan | Land Use and Mobility Plan 3-17 undeveloped areas surrounding the Specific Plan Area, including the portion of Varner Road outside of and east of the Specific Plan Area. Therefore, pedestrian access to Palm Drive and uses/areas beyond Specific Plan Area would be difficult, if not impracticable, as pedestrians accessing the Specific Plan Area from Palm Drive and vice versa would have to walk along the edge of the portion of Varner Road outside the Specific Plan Area. Therefore, until future development occurs to the east (which would be responsible for providing pedestrian circulation improvements along this portion of Varner Road), the pedestrian circulation system for Varner Road will be incomplete.

Furthermore, although there is no pedestrian circulation system in place in the surrounding vicinity, Palm Drive is included in the planned CV Link route (see Figure 3-4), which will provide a connection from Gene Autry Trail (south of I-10) to Palm Drive (north of I-10), and eventually, connect to the downtown core of Desert Hot Springs. The CV Link is a 50-mile bicycle, pedestrian and low-speed electric vehicle pathway that is planned to be constructed along the Whitewater River between Palm Springs and Coachella. It will provide a continuous alternative transportation route for Coachella Valley cities with future route connections to Desert Hot Springs, Mecca, and the Salton Sea. The route in Desert Hot Springs is being proposed under Phase Two and has been identified for “near-term action to find funding for preliminary planning and engineering” (City of Desert Hot Springs, Bicycle & Pedestrian Master Plan, February 2016).

3.3.3. Bicycle Access and Circulation
No substantial connectivity for adequate bicycle circulation exists in Desert Hot Springs. The City has a very limited bicycle network, with several Class II and III bicycle facilities located sporadically throughout the City. Recognizing the need for active modes of transportation, the City adopted The Bicycle & Pedestrian Master Plan in February of 2016. The master plan serves as a guide to improve bicycling and walking activity throughout Desert Hot Springs. Proposed facilities include Class II and III bicycle facilities, as well as several Class I bicycle facilities.1 As shown in Figure 3-3, a ten-foot wide, parkway-separated multipurpose trail is proposed along the north side of Varner Road (the portion within the boundary of the Specific Plan) and an 8-foot onstreet bike lane is proposed along the south side of Varner Road. The multipurpose trail will be available for use by cyclists and pedestrians. Section 21100(h) of the California Vehicle Code allows bicycles to ride on sidewalks; therefore, patrons and employees will be able to ride along the sidewalks, and those beyond the Specific Plan Area, if and when they are provided. The provision of bicycle parking and storage areas onsite will also help provide and encourage an alternative mode of transportation for patrons and employees.

It is anticipated that very limited external trips (trips from outside of the Specific Plan Area to the Specific Plan Area) will be undertaken by bicycle due to the lack of a bicycle circulation system in the surrounding area. Currently, no bicycle paths or lanes exist or are proposed or anticipated in 1 Off-street bicycle facilities include open space, shared used paths (i.e. Caltrans Class I facilities), and roadside shared use paved paths or “urban trails.” On-street facilities include striped bike lanes (i.e. Caltrans Class II facilities), buffered bike lanes and protected bike lanes (i.e. Class IV facilities). Shared-street facilities include bicycle routes (i.e. Caltrans Class III facilities) and bicycle boulevards or “neighborhood greenways.” (City of Desert Hot Springs, Bicycle & Pedestrian Master Plan, February 2016)
Item Number: 1.

3-18 Land Use and Mobility Plan | DHS Varner Road Specific Plan the near future for the undeveloped areas surrounding the Specific Plan Area. Therefore, bicycle access to Palm Drive and uses/areas beyond Specific Plan Area would be very difficult, if not impracticable, as cyclists accessing the Specific Plan Area from Palm Drive and vice versa would have to ride along the edge of the portion of Varner Road outside the Specific Plan Area.

Therefore, until future development occurs to the east (which would be responsible for providing bicycle circulation improvements along this portion of Varner Road), the bicycle circulation system for Varner Road will be incomplete.

Furthermore, although there is no bicycle circulation system in place in the surrounding vicinity and although none of the City’s existing or proposed bicycle facilities extend south of 20th Avenue on Palm Drive, Palm Drive is included in the planned CV Link route (see Figure 3-4), which as noted above, will provide a connection from Gene Autry Trail (south of I-10) to Palm Drive (north of I-10), and eventually, connect to the Desert Hot Springs local bicycle network and downtown core. As noted above, the CV Link is a 50-mile bicycle, pedestrian and low-speed electric vehicle pathway that is planned to be constructed along the Whitewater River between Palm Springs and Coachella.

3.3.4. Public Transit
Public Transit in Desert Hot Springs is provided by Sunline Transit Agency (Sunline), which also provides transit services to the greater Coachella Valley. Two Sunline transit lines provide service to the City: Route’s 14 and 20. Within Desert Hot Springs, Sunline provides service along Palm Drive (just east of the Specific Plan Area) via Route’s 14 and 20—both of these routes connect Palm Springs to the downtown core of Desert Hot Springs. The nearest Route 14 bus stops to the Specific Plan Area are on the east side of Palm Drive (just east of the Specific Plan Area), north of Paul, and on the west side, between Paul and I-10 (see Figure 3-4). The nearest Route 20 bus stops to the Specific Plan Area are on the east and west sides of Palm Drive, near the Palm Drive/Two Bunch Palms intersection, in the downtown core area of the City.

As shown in Figure 3-3, the mobility plan calls for the development of a pedestrian circulation system along the entire stretch of the portion of Varner Road that lies within the Specific Plan Area.

However, no pedestrian paths or sidewalks exist or are anticipated in the near future for the undeveloped areas surrounding the Specific Plan Area, including the portion of Varner Road outside of and east of the Specific Plan Area. Therefore, access to the Route 14 bus stops on Palm Drive would be difficult, if not impracticable, as pedestrians accessing the Specific Plan Area from Palm Drive and vice versa would have to walk along the edge of the portion of Varner Road outside the Specific Plan Area. Therefore, until future development occurs to the east (which would be responsible for providing pedestrian sidewalks along Varner Road), the pedestrian circulation system for Varner Road will be incomplete. Additionally, the Route 20 bust stops near the Palm Drive/Two Bunch Palms intersection are not within walking distance, as they are over four miles north of the Specific Plan Area.

Public transit to Desert Hot Springs is also provided by Amtrak via the sheltered platform station in Palm Springs, which is on Palm Springs Station Road, just west of North Indian Canyon Drive and south of I-10. Patrons and employees of the Specific Plan Area would have access to the Palm Springs station due to its relative proximity to the Specific Plan Area, approximately five miles to the west along I-10 (see Figure 3-4).

Item Number: 1.

DHS Varner Road Specific Plan | Infrastructure, Utilities, and Services 4-1

4. Infrastructure, Utilities, and Services

4.1. Purpose and Intent
The purpose and intent of this chapter is to identify the infrastructure, utilities and public service providers that will be needed to serve the future land uses of the Specific Plan Area. Refer to Chapter 6, Design Guidelines and Standards, for design guidelines and standards applicable to the various infrastructure, utilities, and service systems.

4.1.1. Water
As shown in Figure 2-2, Aerial Photograph, the Specific Plan Area consists of undeveloped desert land—no potable water infrastructure or systems exist on or immediately adjacent to the Specific Plan Area. The Specific Plan Area is within the northwestern edge of the Coachella Valley Water District’s (CVWD) service area, and proposed water service will be provided by CVWD (subject to CVWD and Mission Springs Water District [MSWD] interagency discussions). However, CVWD does not have an existing water system in the vicinity of the Specific Plan Area to serve the area. The closest CVWD water systems are the Date Palm System and the Sky Valley System (Lower ID 8), which are approximately 4 and 3.5 miles away from the Specific Plan Area, respectively. CVWD prepared preliminary Hydraulic Modeling Results, Project No. ST0294, on October 15, 2024.

Following is a description of the off- and onsite water infrastructure and systems needed to serve the Specific Plan Area. Refer to Figure 4-1, Conceptual Water Facilities and Infrastructure Plan, which is subject to CVWD and MSWD interagency discussions, for an illustration of the existing and proposed water infrastructure and systems in and within proximity of the Specific Plan Area.

A conceptual plan for connection to the Desert Hot Springs Pressure Zone (subject to CVWD and MSWD interagency discussions) will be required to provide water service to the Specific Plan Area; this will require the construction of various offsite water facilities to serve buildout of the Specific Plan (see Figure 4-1, Conceptual Water Facilities and Infrastructure Plan). There are two pressure zones that will need to be traversed in order for the Specific Plan Area to receive water; these include the Desert Hot Springs Pressure Zone (1,040’) and Date Palm Pressure Zone (565’). As shown in Figure 4-1, the water facilities include the construction of an 8-inch water line within Varner Road from the eastern end of the Specific Plan Area to Palm Drive, which will connect to an 8-inch water line to be installed within Palm Drive that will travel north (subject to a future pressure reducing station location) where it will connect to an existing 18-inch water line just south of the Dillon Road/Palm Drive intersection. From the Dillon Road/Palm Drive intersection, there is an existing 8-inch pipeline that travels west along Dillon Road and connects to a 24-inch pipeline at the intersection of Dillon Road and Atlantic Avenue. CVWD is looking to upsize the 8-inch pipeline in Dillon Road from 8 inches to 24 inches. Onsite water facilities include an 8-inch water line in Varner Road (the portion of the road that lies within the Specific Plan Area boundary) and an 18- inch water main line branching off into the Specific Plan Area to serve the development of the Specific Plan Area. Buildout of the Specific Plan also requires the provision of an 8-inch water line along West Drive, which forms the eastern boundary of the Specific Plan Area (see Figure 4-1).

Fire hydrants will also be installed at key locations within the Specific Plan Area, as required by the Riverside County Fire Department to meet the hose-pull requirements and provide adequate fire access. It should be noted that the proposed pipe sizing noted above is preliminary and has been Item Number: 1.

4-2 Infrastructure, Utilities, and Services | DHS Varner Road Specific Plan designed to accommodate the anticipated maximum required fire flow and peak daily demand to serve the Specific Plan Area. Also, an onsite fire water reservoir will be set aside in the northwestern end of the Specific Plan Area (see Figure 4-1), which is a water storage container that provides water to a fire pump
Subject to CVWD and MSWD interagency discussions, all proposed water facilities and infrastructure improvements shall be shown on improvement plans and designed, constructed, and installed in accordance with CVWD’s and Riverside County Fire Department’s requirements and standards, including CVWD’s Development Design Manual. Additionally, all water facilities and infrastructure improvements shall be in accordance with the applicable guidelines and standards outlined in Chapter 4, Design Guidelines and Standards. It should be noted that the demand for fire flow often dictates the sizing of the water system infrastructure; therefore, the fire flow shall be determined by the Riverside County Fire Department, which provides fire protection services to the City of Desert Hot Springs.

As an optional water source, the property owner may consider using an onsite water well, or one nearby, that may provide water to the Specific Plan Area independent of MSWD and CVWD but subject to approvals through Riverside County Environmental Health Department. Refer to Section

4.1.3, Water and Wastewater Options/Alternatives.

4.1.2. Wastewater
As shown in Figure 2-2, Aerial Photograph, the Specific Plan Area consists of undeveloped desert land—no wastewater infrastructure or systems exist on or in the vicinity of the Specific Plan Area.

The Specific Plan Area lies within CVWD’s service area. Also, the southern boundary of Mission Springs Water District’s (MSWD) service area terminates approximately 0.5 mile northwest of the Specific Plan Area. As with water infrastructure, there is no wastewater infrastructure in the immediate area to provide wastewater service to the Specific Plan Area. However, MSWD recently completed the construction of a Regional Wastewater Treatment Plant (RWTP), which is located near the Little Morongo Road/20th Avenue intersection, approximately 1.0 mile northwest of the Specific Plan Area (see Figure4-2, Conceptual Wastewater Facilities and Infrastructure Plan).

Consequently, wastewater service to the Specia Plan Area will be provided by MSWD via an interagency agreement with CVWD.

Following is a description of the off- and onsite wastewater infrastructure and systems needed to serve the Specific Plan Area. Refer to Figure 4-2, Conceptual Wastewater Facilities and Infrastructure Plan, for an illustration of the proposed wastewater infrastructure and systems.

Subject to CVWD and MSWD interagency discussions, wastewater service by MSWD for the Specific Plan Area will be provided from the RWTP. Connection to the RWTP will be provided via a proposed 8-inch force-main sewer pipeline extending from the approximate 1.0-acre wastewater facility site proposed in the Specific Plan Area’s southeastern corner (see Figures 4-1 and 4-2). The proposed onsite wastewater facility site will provide a sewer lift station to pump wastewater from the Specific Plan Area to the RWTP.

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DHS Varner Road Specific Plan | Infrastructure, Utilities, and Services 4-3 Figure 4-1 Conceptual Waste Facilities and Infrastructure Plan

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DHS Varner Road Specific Plan | Infrastructure, Utilities, and Services 4-5 Figure 4-2 Conceptual Wastewater Facilities and Infrastructure Plan

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Item Number: 1.

DHS Varner Road Specific Plan | Infrastructure, Utilities, and Services 4-7 There are two potential alignment options to connect the Specific Plan Area to MSWD’s RWTP. The preferred option (Option A) is to connect from the Specific Plan Area’s wastewater facility site to the north within West Drive, to the west within Varner Road, then to the north from Varner Road through the Willow Hole Conservation Area through private property and within a public utility easement, and eventually westerly within 20th Avenue right-of-way to the point of connection near the intersection of Little Morongo Road and 20th Avenue. The second option (Option B) is to connect from the Specific Plan Area’s wastewater facility site to the north within West Drive, to the east within Varner Road right-of-way, then to the north within Palm Drive right-of-way, and eventually westerly within 20th Avenue right-of-way to the point of connection near the intersection of Little Morongo Road and 20th Avenue.

All proposed public wastewater facilities and systems shall be shown on improvement plans and shall be designed, constructed, and installed in accordance with MSWD requirements and standards, as well as all applicable guidelines and standards outlined in Chapter 4, Design Guidelines and Standards.

Ultimate wastewater service by MSWD for the Specific Plan Area will be provided from the RWTP.

Connection to the RWTP will be provided via a proposed 8-inch force-main sewer pipeline extending from the approximate 1.0-acre wastewater facility site proposed in the Specific Plan Area’s southeastern corner (see Figures 4-1 and 4-2). The proposed onsite wastewater facility site will provide a sewer lift station to pump wastewater from the Specific Plan Area to the RWTP. There are two potential alignment options to connect the Specific Plan Area to MSWD’s RWTP. The preferred option (Option A) is to connect from the Specific Plan Area’s wastewater facility site to the north within West Drive, to the west within Varner Road, then to the north from Varner Road through the Willow Hole Conservation Area through private property and within a public utility easement, and eventually westerly within 20th Avenue right-of-way to the point of connection near the intersection of Little Morongo Road and 20th Avenue. The second option (Option B) is to connect from the Specific Plan Area’s wastewater facility site to the north within West Drive, to the east within Varner Road right-of-way, then to the north within Palm Drive right-of-way, and eventually westerly within 20th Avenue right-of-way to the point of connection near the intersection of Little Morongo Road and 20th Avenue.

Other onsite sewer facilities will include 8-inch sewer pipelines within the internal roadway system, connecting the Specific Plan’s development areas to an onsite wastewater facility site and sewer lift station (see Figure 4-2).

Subject to CVWD and MSWD interagency discussions, all proposed public wastewater facilities and systems shall be shown on improvement plans and shall be designed, constructed, and installed in accordance with MSWD requirements and standards, as well as all applicable guidelines and standards outlined in Chapter 4, Design Guidelines and Standards.

As an optional wastewater provision, the property owner may consider using an onsite septic system or wastewater package treatment plant, that may provide wastewater service in the Specific Plan Area independent of MSWD and CVWD. This would be subject to approvals through Riverside County Environmental Health Department. Refer to Section 4.1.3, Water and Wastewater Options/Alternatives.

Item Number: 1.

4-8 Infrastructure, Utilities, and Services | DHS Varner Road Specific Plan

4.1.3. Water and Wastewater Options/Alternatives
In the event that CVWD and MSWD cannot come to an agreement on the provision of water and wastewater services needed to serve the Specifcic Plan Area, there are standalone options for these services under consideration. For water service, the provision of on-site water wells could be an option, subject to a water analysis that would need to be conducted and possible installation of treatment systems.

Dependent on soils studies that would need to be conducted, sewer package plants or a septic tank system could be an option for the property owner(s) to use to capture and treat wastewater on-site. This would be a privately maintained system and may require a leach field or similar for wastewater release and solids hauled away.

These alternative options for water and wastewater would be subject to soils studies, water studies, and percolation/infiltration studies, and would require review by Riverside County Department of Environmental Health Services.

4.2. Drainage
As shown in Figure 2-2, Aerial Photograph, the Specific Plan Area consists of undeveloped desert land—the Specific Plan Area and surrounding vicinity are void of any drainage infrastructure or improvements. The southern boundary of the Specific Plan Area is, however, traversed by a natural storm runoff channel that forms part of the Mission Creek drainage system, which is just west of the northwestern boundary of the Specific Plan. The creek runs from north to south at the base of Garnet Hill (see Figure 2-2). Topographically, the Specific Plan Area is generally flat and slopes downward to the southeast.

Currently, flooding and drainage conditions and issues associated with Mission Creek and the Big Morongo Wash constrain the Specific Plan Area and its surroundings. The Specific Plan Area is in a Federal Emergency Management Agency (FEMA) designated flood zone; specifically, within a 100-year flood plain with no base flood elevations determined as currently mapped by FEMA, for the Mission Creek and Big Morongo Wash watersheds. In response to these conditions and to comply with the National Flood Insurance Program (NFIP) requirements, a revision to the effective Flood Insurance Rate Map (FIRM) is required to remove the Specific Plan Area out of the 100-year floodplain. To comply with the NFIP requirements, a conditional letter of map removal (CLOMR) has been secured from FEMA and once the improvements within the Specific Plan Area are completed, a letter of map removal (LOMR) will be obtained.

In response to the areas flooding and drainage conditions and issues, the Specific Plan provides creative solutions to ensure that the drainage flows of the area are maintained and to ensure that flooding is not an issue for any of the development areas of the Specific Plan or for any offsite areas and land uses. In fact, the drainage improvements that would be implemented under the Specific Plan have been developed to incorporate creative development solutions to respond to the flooding and drainage conditions of the area. Solutions include raising the development pads above the areas flood zone level/line and incorporating wide drainage channels and infiltration basins that function as an engineering solution to the area’s drainage and flooding issues. The infiltration basins will be designed and constructed not only for the retention of runoff in accordance with the City’s requirements, but also for water quality purposes. The infiltration basins will serve as water quality treatment measures to ensure the developed flows are treated prior to Item Number: 1.

DHS Varner Road Specific Plan | Infrastructure, Utilities, and Services 4-9 releasing to downstream water courses. As shown in Figure 3-1, Specific Plan Land Use Plan, the drainage channels and basins will be provided in key areas of each planning area.

Furthermore, and to the extent possible, the proposed land use plan was developed to follow the natural drainage flows of the area, which are north to south.

All proposed drainage facilities and infrastructure improvements shall be designed and installed in accordance with Desert Hot Springs and Riverside County Flood Control District (where applicable) standard plans and specifications, as well as the applicable guidelines and standards outlined in Chapter 4, Design Guidelines and Standards.

4.3. Utilities and Service Systems
The utilities and service systems that would serve the Specific Plan Area include electricity (Southern California Edison [SCE]), natural gas (Southern California Gas Company), telecommunications facilities (telephone lines [Frontier Communications]), cable service (Charter Communications), and solid waste (Desert Valley Disposal).

Under existing conditions, overhead power lines (12 kv [kilovolt] and 33 kv) on wooden power poles run along the entire stretch of the southern boundary of the Specific Plan—similar power lines (115 kv) traverse the central portion of the Specific Plan Area along the southern edge of Varner Road. Additionally, within the southern portion of the Specific Plan Area, two existing underground 30-inch diameter gas transmission lines traverse the site in a northwest-southeast alignment within a 16.5 foot wide Southern California Gas Company utility easement (see Figure 3-1, Specific Plan Land Use Plan). No telecommunications, cable, or solid waste facilities or services are currently afforded to or located within the Specific Plan Area.

Future development of the Specific Plan Area would include upgrading existing SCE electrical lines and facilities, as well as the provision of new underground distribution lines within the Specific Plan Area to serve the electricity needs of future development that would be accommodated by the Specific Plan.

Additionally, due to the location of the gas utility easement and its 30-inch gas transmission lines and in accordance with the Southern California Gas Company’s “General Design Parameters for Development Near Gas Transmission Facilities”, permanent buildings and structures are not permitted in any portion of the easement. Furthermore, due to the depth of the gas lines, the Southern California Gas Company restricts the type and amount of landscaping that may be planted along the utility easement. In response to this constraint, the Specific Plan provides creative solutions to ensure that the easement and underground gas transmission lines are maintained and not impacted, while at the same time allowing for some hardscape and landscape improvements to occur within the easement. For example, and as shown in Figure 3-1, the 16.5-foot-wide utility easement and its underground transmission lines would remain as is; thereby, preserving the existing natural gas facilities along the easement and providing convenient access for Southern California Gas Company’s maintenance of the transmission lines.

The hardscape and landscape improvements proposed and permitted within the easement shall be consistent with those permitted by the Southern California Gas Company.

Item Number: 1.

4-10 Infrastructure, Utilities, and Services | DHS Varner Road Specific Plan Refer to Chapter 6, Design Guidelines and Standards, for applicable guidelines and standards regarding the type of improvements and landscaping that can be accommodated within the

16.5-foot-wide gas utility easement. Chapter 6 also outlines design guidelines and standards applicable to other utility infrastructure and improvements, including the requirement to underground utilities (except for the existing 12kv, 33kv and 115kv overhead power lines located onsite) and provide landscape screening for above-ground utilities, such as pad-mounted transformers and other utility boxes required by the utility providers.

4.4. Public Services

4.4.1. Fire Protection and Emergency Medical Services
Fire protection and emergency medical services to Desert Hot Springs (including the Specific Plan Area) are provided through a cooperative agreement with the California Department of Forestry and Fire Protection and Riverside County Fire Department. The City is served by Fire Station 37, which is at 65958 Pierson Boulevard. The station is approximately 5.8 miles north of the Specific Plan Area. In the event of an emergency at the Specific Plan Area that required more resources than Fire Station 37 could provide, the Riverside County Fire Department would direct resources to the area from other RCFD stations nearby and, if needed, would request assistance from other nearby fire departments.

4.4.2. Police Protection Services
The Desert Hot Springs Police Department (DHSPD) provides police protection services to Desert Hot Springs (including the Specific Plan Area). DHSPD operates out of its facility at 65950 Pierson Boulevard in Desert Hot Springs, approximately 5.8 miles north of the Specific Plan Area.

Item Number: 1.

DHS Varner Road Specific Plan | Development Standards and Regulations 5-1

5. Development Standards and Regulations

5.1. Purposed and Intent
This chapter sets forth the development standards and regulations that apply to development projects, plans and activities (i.e., new development, building enhancements, landscape and signage improvements, and site and infrastructure improvements) within the Specific Plan Area. The standards and regulations address site development issues (e.g., permitted uses, development intensity, building setbacks and heights) and provide the basic criteria that govern all development within the boundaries of the Specific Plan.

The provisions of the City’s Zoning Ordinance (Title 17 of the Desert Hot Springs Municipal Code), including those of the I-L (Industrial Light) land use/zoning district contained in Chapter 17.16 (Industrial Districts), provide the foundation and framework for the standards and regulations contained in this chapter of the Specific Plan. However, this chapter provides additional development standards and regulations that are customized to the uses permitted under the Specific Plan. For example, the City’s Zoning Ordinance requirements are used for certain aspects of development (e.g., building setbacks) while the Specific Plan provides other standards that are tailored for the industrial uses of the Specific Plan Area. This chapter also includes modifications to certain development standards and regulations of the aforementioned land use/zoning districts (e.g., required parking and maximum building height permitted) to create customized development direction for the Specific Plan Area that will best support the City’s desire for development of the area in accordance with the vision, goals and policies of the Desert Hot Springs General Plan—as well as help realize the vision, land use principles, and goals and objectives of the Specific Plan (see Purpose and Intent section of Chapter 1, Introduction). Further, the development standards and regulations contained in this chapter compliment and implement the standards and guidelines outlined in Chapter 6, Design Guidelines and Standards, of this Specific Plan.

The development standards and regulations contained in this chapter shall be applied to all development projects and activities accommodated by the Specific Plan in the same manner that the City’s Zoning Ordinance applies to other properties in Desert Hot Springs. Any standard or regulation contained herein that differs from the City’s Zoning Ordinance shall take precedence over and supersede the City’s Zoning Ordinance. Standards and/or regulations for development and activities not specifically addressed in this Specific Plan shall be in accordance with the current provisions of the City’s Zoning Ordinance and Municipal Code.

5.2. Permitted Land Uses
The Specific Plan not only encourages and permits a range of industrial uses that are consistent with and/or complimentary to those of Chapter 17.16 (Industrial Districts) of City’s Zoning Ordinance, but also those that are consistent with the purposes of this chapter, which are detailed in Section 17.16.010 (Purpose) of Chapter 17.16. The uses encouraged and permitted are also consistent with and help implement the overall purpose and intent of this Specific Plan (see Purpose and Intent section of Chapter 1, Introduction).

Land uses permitted shall be in accordance with those outlined in Table 5-1, below. Land uses in Planning Area 1 are permitted through the approval of a Design Review or Conditional Use Permit by the Desert Hot Springs Planning Commission, and uses in Planning Area 2 are permitted through Item Number: 1.

5-2 Development Standards and Regulations | DHS Varner Road Specific Plan approval of permit issued by the Coachella Valley Conservation Commission (see detailed footnotes in Table 5-1). All other land uses not listed in the table are prohibited, subject to the provisions of Section 17.04.070.C (Similar Uses Permitted) of the City’s Zoning Ordinance. In accordance with Section 17.04.070.C, when a use is not specifically listed in this Specific Plan, it shall be understood that the use may be permitted if it is determined by the Director of Community Development that the use is similar to other uses listed. Additionally, as noted in Section 17.12.020 (Development Permitted and Conditionally Permitted Uses) of the City’s Zoning Ordinance, cases of uncertainty regarding whether a particular land use is permitted and by what process, shall be determined by the Director of Community Development or his/her designee. Furthermore, uses not specifically listed in Table 5-1 may be allowed, provided such uses are determined by the Director of Community Development, or his/her designee, to meet the intent of the Specific Plan and City’s Zoning Ordinance and are compatible with other permitted uses.

All land uses permitted by the Specific Plan shall be subject to the design review process set forth in Chapter 7, Administration and Implementation, of this Specific Plan. All uses shall also comply with the provisions of Sections 5.3, Site Development Standards and Regulations, and 5.4, General and Other Development Standards and Regulations, of this Specific Plan, as well as the guidelines and standards outlined in Chapter 6, Design Guideline and Standards.

Table 5-1 Permitted Land Uses
Land Use
Planning Area (PA)
and Land Use District
PA 1A
Industrial
PA 1B
Stormwater
Control
PA 2
Open Space/
Conservation

INDUSTRIAL
Agricultural and Resource
Commercial gardening (indoor/enclosed only) DR NP NP
Crop production (indoor/enclosed only) DR NP NP
Plant nursery, with onsite sales (indoor/enclosed
only) DR NP NP
Plant nursery, without onsite sales DR NP NP
Manufacturing and Processing
Food products DR NP NP
Laundry and dry-cleaning plant DR NP NP
Light manufacturing facility DR NP NP
Medium manufacturing facility DR NP NP
Mixed use office/industrial DR NP NP
Printing/publishing DR NP NP
Recycling—Reverse Vending Machine DR NP NP
Warehouse and distribution DR NP NP
Wholesale DR NP NP
Item Number: 1.

DHS Varner Road Specific Plan | Development Standards and Regulations 5-3 Table 5-1 Permitted Land Uses
Land Use
Planning Area (PA)
and Land Use District
PA 1A
Industrial
PA 1B
Stormwater
Control
PA 2
Open Space/
Conservation

UTILITIES, ENERGY FACILITIES, AND SERVICE SYSTEMS
Drainage and Flood Control Facilities1 DR DR CVCC Permit Pipelines and utility lines, underground DR DR CVCC Permit Public utility and safety facilities DR NP CVCC Permit
Sustainable energy facilities, large scale (e.g.,
wind energy conversion systems, solar
farms/fields)1
CUP2 NP CVCC Permit
Sustainable energy facilities, small scale (e.g.,
solar panels on building/carport roofs, building- or
ground-mounted windmills or wind turbines)

DR NP NP
Telecommunications facilities, major (cell towers,
etc.) CUP NP CVCC Permit
Telecommunications facilities, minor (antennae
for building rooftops, or small intra-project
communication uses)

DR NP NP
Transit stations and terminals CUP NP NP
Transit stop shelters DR NP NP
Water/wastewater facilities and infrastructure
(e.g., pipelines, pressure-reducing station,
reservoir, lift station, storage tank, water well,
booster pump station and treatment building) 1

DR NP NP
Notes: DR = Design Review; CUP = Conditional Use Permit; CVCC Permit = Coachella Valley Conservation Commission Permit (review undertaken by and between City of Desert Hot Springs and Coachella Valley Conservation Commission).

Uses designated as DR are permitted uses and require zoning and specific plan consistency review, as well as Design Review; uses designated as CUP are uses that require approval of a Conditional Use Permit; and uses designated as CVCC Permit require the approval of a permit by the Coachella Valley Conservation Commission. All land uses within Planning Area 1 shall be subject to the provisions of Chapter 17.80 (Design Review) of the City’s Zoning Ordinance—land uses subject to the approval of a Conditional Use Permit shall be pursuant to the provisions of Chapter 17.76 (Conditional Use Permits) of the City’s Zoning Ordinance.
1 The provisions outlined under Section 5.4.3, Large-Scale Energy and Water/Wastewater Facilities and Infrastructure, of this Specific Plan are applicable to large-scale sustainable energy facilities, drainage and flood control facilities, and water/wastewater facilities and infrastructure that are proposed in Planning Area 1. 2 Large-scale sustainable energy facilities in Planning Area 1 shall only be permitted through approval of a CUP and when proposed in conjunction with (and in support of) the submittal of a formal development application for a primary land use, such as a warehouse or distribution facility. Large-scale sustainable energy facilities shall not be permitted in Planning Area 1 as stand-alone development features or improvements.

Item Number: 1.

5-4 Development Standards and Regulations | DHS Varner Road Specific Plan

5.3. Site Development Standards and Regulations
This section provides site development standards and regulations that govern development in all areas of the Specific Plan. The development standards and regulations outlined in Table 5-2 are based in part with those contained in Section 17.16.030 (Land Use District Development Standards) of Chapter 17.16 (Industrial Districts) of the City’s Zoning Ordinance. However, modifications to certain development standards and regulations are provided in Table 5-2 to accommodate certain industrial uses permitted in Planning Area 1. The development standards and regulations outlined in Table 5-2, as well as those contained in Section 17.16.030, shall apply to all development projects and activities accommodated by the Specific Plan.

Table 5-2 Development Standards and Regulations
Standard/Regulation
Planning Area (PA) and Land Use District
PA 1A
Industrial
PA 1B
Stormwater
Control
PA 2
Open
Space/Conservation
Gross lot area (minimum) 20,000 square
feet
— —
Lot coverage (maximum) 75% — —
Landscape coverage (minimum) 10% — —
Distance between buildings
(minimum) 20 feet — —
Street setback (minimum) 10 feet —
Interior property line setback
(minimum) 0 feet — —
Building height (maximum)1, 2
Industrial 50 feet/2 stories — —
Parking spaces required (minimum)
Industrial
1/750 SF of the
First 20,000 SF
1/2,000 SF for the
Second 20,000 SF
1/4,000 SF for the
Remaining SF
See also
footnote3
—
—
Office 1/250 SF —
Floor area ratio (maximum)4 1.5 — —
Source: Chapter 17.48 (Off-Street Parking Standards) and Section 17.16.030 (Land Use District Development Standards) of Chapter 17.16 (Industrial Districts) of the City’s Zoning Ordinance. 1 Building height determinations shall be in accordance with the provisions of Section 17.40.160 (Height Determination) of the City’s Zoning Ordinance. 2 The maximum building heights are as shown in this table; however, architectural features/elements (e.g., tower, arch, relief) may exceed the allowed building height by a maximum of 15 feet, subject to review and approval by the Director of Community Development or his/her designee. 3 Parking areas shall be designed in accordance with the design standards outlined in Section 17.48.070 (Design Standards) of the City’s Zoning Ordinance. 4 Maximum floor area ratio noted here is per that outlined in Table 3-1, Land Use Development Summary, of Chapter 3 of this Specific Plan.

Item Number: 1.

DHS Varner Road Specific Plan | Development Standards and Regulations 5-5

5.4. General and Other Development Standards and Regulations This section provides general and other development standards and regulations that govern development in all areas of the Specific Plan. The development standards and regulations outlined in this section are based in part with those contained in the applicable chapters and sections of the City’s Zoning Ordinance and/or Municipal Code, as noted herein. However, modifications to certain development standards and regulations are provided to accommodate industrial land uses permitted in the Specific Plan Area. The development standards and regulations outlined here shall apply to all development projects and activities accommodated by the Specific Plan, as applicable.

5.4.1. General Standards and Regulations
 General Provisions. The provisions contained in Chapter 17.04 (General Provisions) of the City’s Zoning Ordinance, including the applicability of definitions and other general requirements.  Industrial District Standards. The provisions contained in Chapter 17.16 (Industrial District) of the City’s Zoning Ordinance —specifically, those of Section 17.16.040 (Industrial Land Use District Standards).
 Property Development Standards. The provisions contained in Chapter 17.40 (Property Development Standards) of the City’s Zoning Ordinance, including: access; additional structural setback restrictions; antennae, vertical and satellite dish design standards; design considerations; dust and dirt; environmental resources/constraints; exterior building/structure walls; fences, walls and hedges; fire protection; fumes, vapor, gases, and other forms of air pollution; glare; hazardous materials; height determination (buildings and structures); outdoor lighting standards; noise; odor; projections/construction and equipment permitted into setbacks; public street improvements; radioactivity or electric disturbance; refuse storage/disposal; screening; signs, off-street parking, off-street loading, and landscaping; solar energy design standards; toxic substances and wastes; storage; undergrounding of utilities; and vibration.
 Art in Public Places. The provisions contained in Chapter 17.60 (Art in Public Places Program) of the City’s Zoning Ordinance. In accordance with Section 17.60.030 (Development Projects Subject to Public Art Contribution), the provisions of this chapter apply to industrial development projects.
 Special Uses. The provisions contained in Chapter 17.156 (Special Uses) of the City’s Zoning Ordinance.
 Motion Picture Production. The provisions outlined in Chapter 17.164 (Motion Picture Production) of the City’s Zoning Ordinance.

5.4.2. Major Utility Easement Standards and Regulations The following provisions are applicable to development activities that are proposed along/within the 16.5-foot-wide utility easement for natural gas, which traverses the Specific Plan Area in a northwest-southeast alignment along the southern portion of the Specific Plan (see Figure 3-1, Specific Plan Land Use Plan).

Item Number: 1.

5-6 Development Standards and Regulations | DHS Varner Road Specific Plan  Permitted Improvements. Due to the location of the two existing underground 30-inch gas transmission lines that run along the entire length of the utility easement, permanent buildings and structures shall not be permitted in any portion of the easement. However, some hardscape improvements (e.g., sidewalks, parking areas, drive aisles) shall be permitted. All proposed hardscape improvements shall be in accordance with the Southern California Gas Company’s design parameters and standards.
 Landscape Improvements. Due to the depth of the existing gas transmission lines, the type and amount of landscaping that may be planted along the easement shall be in accordance with the Southern California Gas Company’s design parameters and standards. Landscape improvements may include but not be limited to drainage swales and parkway landscaping.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-1

6. Design Guidelines and Standards

6.1. Purpose and Intent
Quality development is achieved through attention to detail that is implemented from the initial conception of a project to the final construction of buildings, streetscapes, pathways, entry features, signage, and other design elements and features. This chapter outlines the detailed design guidelines and standards for the Specific Plan that will encourage the highest level of design quality and creativity in site planning and architectural and landscape design, while allowing for variation and flexibility. Due to the various types of industrial uses permitted under the Specific Plan, a diverse architectural style combined with comprehensive design guidelines and standards are provided to create a harmonious development plan for the Specific Plan Area.

The design guidelines and standards contained in this chapter provide general performance criteria, standards, and design objectives that will assist and are to be considered by Desert Hot Springs staff, Planning Commission, and/or City Council when evaluating individual development projects, plans and activities accommodated by the Specific Plan. They are also provided to guide project proponents (developers, builders, architects, engineers, landscape architects, designers, and others) involved in the preparation of future development proposals to ensure a consistent level of environmental and aesthetic quality throughout the Specific Plan Area. Further, the design guidelines and standards are intended to be used as a tool by the City and project proponents to define and guide the design review process within the Specific Plan Area.

While promoting quality and sustainable design, the design guidelines and standards provide flexibility to encourage creativity on the part of project proponents and work in concert with the standards and regulations contained in Chapter 5, Development Standards and Regulations. The guidelines and standards also help ensure that all design features and elements introduced into the Specific Plan Area contribute to attainment of the vision, land use principles, and goals and objectives of the Specific Plan—particularly the establishment of a portion of a distinctive gateway into Desert Hot Springs, establishing the quality design threshold for future development in other areas of the City, and modelling of the application of sustainable development practices.

Additionally, the design guidelines and standards contained in this chapter supplement and work in concert with industrial development design guidelines contained in the following sections of the City’s Zoning Ordinance:
 Industrial Development Design Guidelines: Sections 17.16.160 (Industrial Development Design Guidelines), 17.16.170 (Site Planning Principles), 17.16.180 (Parking and Circulation), 17.16.190 (Loading Facilities), 17.16.200 (Landscaping), 17.16.210 (Walls and Fences), 17.16.220 (Screening), 17.16.230 (Architectural Design), 17.16.240 (Roofs), 17.16.250 (Signs), and 17.16.260 (Lighting).

Furthermore, the design guidelines and standards contained in this chapter supplement, but do not override, the most current California Green Building Standards Code (CALGreen; Title 24, Item Number: 1.

6-2 Design Guidelines and Standards | DHS Varner Road Specific Plan California Code of Regulations, Part 11), Americans with Disabilities Act, and additional requirements set forth in local and State of California building codes.

The design guidelines and standards contained in this chapter and those outlined in the aforementioned sections of the City’s Zoning Ordinance shall apply to all development projects, plans and activities within the Specific Plan Area. All development within the Specific Plan Area is required to address the fundamental elements of the design guidelines and standards covered in this chapter.

The design guidelines and standards are organized into the following categories/sections: site design, building design, lighting design, sign design, public art design, landscape design, and green/sustainability design. Photographs are included to provide examples of how some of the design guidelines and standards in this chapter could be implemented.

6.2. Implementation and Design Review Process
The design guidelines and standards contained in this chapter shall be implemented through the design review process outlined in Chapter 7, Administration and Implementation.

6.3. Site Design
Site design guidelines and standards address the design, layout, placement and orientation of buildings, circulation improvements, parking and service and loading areas, and other design elements/features that are important to ensuring a quality and unified development site and achieving an overall sense of place. Site design guidelines and standards also provide direction for creating a defined streetscape that gives the project a distinct character.

6.3.1. General
 Development within the Specific Plan Area should be sited and designed with synergistic styles, and screened to minimize the potential for noise, air quality, and visual impacts from the freeway and the periphery roads.
 People spaces should be oriented away from the freeway and extreme heat conditions.  Sensitivity to the surrounding environment, and existing and engineered topography should be considered in all development plans/projects.
 Development shall utilize grading techniques approved by Desert Hot Springs. Additionally, grading concepts shall be implemented to create visual interest; integrate internal streets, parking, entry ways, and landscape features.
 All utility easements, electrical poles, and overheads shall be identified prior to design commencement and treated with visual quality consistent with adjacent site features.  Landscape buffers for service, loading and shipping and receiving areas, utilities, mechanical equipment, parking areas, and driveway locations shall be considered in the design of these areas and features.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-3

6.3.2. Building Placement and Orientation
 Buildings should be placed to front directly onto surrounding roadways.  Building placement and orientation shall consider the region’s predominant wind patterns to allow for protection and transfer of blowsand.
 Seasonal solar orientation and protection for the placement of buildings shall be considered in order to create comfortable and usable pedestrian environments and minimize energy costs.

6.3.3. Site Access, Circulation, and Parking
General
 Accent/enhanced permeable paving (pavers, interlocking bricks, stamped concrete, or other similar material) are highly encouraged and should be considered in key areas (e.g., building entries, walkways) for aesthetic value and drainage purposes.  The circulation system shall be designed to provide clearly defined routes and pathways for pedestrians, bicycles, and motor vehicles in order to mitigate conflicts and provide safety for all users.

Vehicular Access and Circulation
 Project entrances should be defined with marquee landscaping or architectural features to distinguish the entrance and for wayfinding purposes.
 Marquee and landscape features should be provided at intersections and entry/exit points.  Dead end drive aisles shall be avoided.
 Vehicular access shall be designed to minimize conflicts between motor vehicles, pedestrians, cyclists, and trucks.
 Vehicular site access points and intersections shall be designed to provide adequate and clear line of sight for approaching pedestrians, cyclists, and vehicles pursuant to City standard plans.

Pedestrian Access and Circulation
The dynamic desert environment poses many extreme weather conditions (e.g., extreme temperatures and strong wind loads and sandstorms). Therefore, design for human comfort and safety requires attention to the physical environment and the ecology of the place—all of which have direct relationship to the human sensory.
 Safe and convenient pedestrian connections shall be provided between buildings within vehicular parking areas, and to public sidewalks.
 All development projects and plans shall be designed to facilitate pedestrian access and to ensure a safe and efficient pedestrian environment within the overall Specific Plan Area.

Item Number: 1.

6-4 Design Guidelines and Standards | DHS Varner Road Specific Plan  Well-marked, publicly accessible paths of travel shall be provided in accordance with the Americans with Disabilities Act and Title 24 of the California Code of Regulations.  Pedestrian pathways should be well light for nighttime use. When appropriate, proper light standards, bollards, and other lighting fenestration should be used.  Pedestrian walkways shall be free of obstacles within the pathway, including vehicular overhangs, risers, utilities, and other structures.

Parking Areas
 Parking areas shall be designed in accordance with the standards outlined in Section

17.48.070 (Design Standards) of Chapter 17.48 (Off-Street Parking Standards) of the City’s Zoning Ordinance. This chapter includes design standards for but not limited to parking dimensions, location, layout and paving, landscaping, screening, drainage, paving, and lighting.
 Parking areas shall be designed to effectively reduce the visual impact of such areas and not detract from the architectural design of buildings or surrounding views.  Sufficient shade trees and landscape coverage shall be provided in vehicular parking areas (i.e., in landscape parkways, landscape fingers, or diamonds) to reduce the heat-island effect and provide shading for parked vehicles.
 Landscaping (e.g., green screens, berms) or wall elements should be introduced into parking areas to help provide visual relief from surrounding views.

6.3.4. Service and Loading Areas, Utilities, and Mechanical Equipment  Service, loading and shipping and receiving areas shall be well maintained and carefully designed, located, and integrated into the site development plan so they do not detract from the street scene or create a nuisance for adjacent property owners or passersby.  Service, loading and shipping and receiving areas viewable from public areas and spaces shall be shielded with landscape elements (e.g., green or hedge walls, berms) or decorative walls and/or screening. Other forms of shielding include buildings, decorative structures, and gates.
 Service, loading and shipping and receiving areas shall be designed in a manner that service vehicles have clear and convenient access and do not block adjacent vehicular or pedestrian circulation, and to ensure that the emergency vehicle access requirements of the City, Desert Hot Springs Police Departments, and California Department of Forestry and Fire Protection and Riverside County Fire Department are met.  Service, loading and shipping and receiving areas shall provide adequate lighting for safety and security purposes. See Lighting Design section below for additional lighting provisions of these areas, including the use of Crime Prevention Through Environmental Design principles.  Service and loading areas shall be designed with the safety and well-being of building tenants, employees, and delivery personnel in mind.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-5  Security measures, such as controlled access, fencing, coverage by security cameras, audible alarms and lighting shall be considered for service, loading, shipping, and receiving areas.  Refuse, service, and utility closets and enclosures shall be designed as an integral part of the building and site design. All enclosing gates shall be solid, and any colors and materials shall be compatible with and complimentary to the proposed development, unless otherwise approved by the City.
 Evergreen screen shrubs should be used to screen unsightly utilities.  Accessory, service, and utility structures and areas should be incorporated within the building envelope whenever feasible.
 Underground wastewater, grease, and industrial waste storage tanks shall be located in parking or vehicular circulation areas for ease of access and maintenance.  Outdoor refuse enclosures shall be constructed of permanent materials visually compatible with the site architectural character regarding scale, material, and color. Enclosures shall be of sufficient height to completely screen the bins. Trellis or other decorative roofs should be considered for enclosed refuse areas. Enclosures shall be separated from adjacent parking stalls by minimum four-foot-wide planters.
 All roof-mounted mechanical equipment shall be appropriately screened from public view.

The method of screening shall be architecturally integrated with the building’s materials and design.
 Exterior roof-access ladders should be avoided; instead, access should be provided from within buildings. If exterior roof-access ladders are required for a development (i.e., required for fire access), they shall be hidden from public view and integrated into the building design.  All proposed utility infrastructure (except for the existing 12kv (kilovolt), 33kv and 115kv overhead power lines located onsite) shall be installed underground in accordance with the provisions of Chapter 16.04.110 (Underground Utilities) of the City’s Zoning Ordinance.  Ground-level mechanical equipment (e.g., valves, meters, back flow preventers, etc.) and above-ground utilities, such as pad-mounted transformers and other utility boxes required by the utility providers, shall be screened from public view with landscaping (e.g., low hedge walls) and/or low-level screen walls with landscaping integrated.

Item Number: 1.

6-6 Design Guidelines and Standards | DHS Varner Road Specific Plan

6.4. Architectural Design
The architectural design guidelines and standards are
intended to provide a general framework for the design of buildings and to ensure a high level of architectural quality and attention to detail. The guidelines and standards
promote a unique style of building design achieved
through the creative use of massing, roof forms, façades, and other building features and elements.

6.4.1. Architectural Character
 The architectural character of buildings should be conscious of the natural surroundings, and architectural composition should encourage variation, articulation, and details.  Buildings should be designed towards ‘Contemporary Desert Architecture’ style through the use of form, massing, scale, corner treatment, roof treatment, building colors and or materials, signage, and lighting.
 Building elevations should include varied architectural design elements with a unified design theme.

6.4.2. Building Form, Massing, and Articulation
 Building massing and articulation should possess a balance in form and composition; large flat unarticulated building elevations shall be avoided.
 Long continuous stretches of blank walls shall be avoided through the use of design elements and features such as interesting patterns, artwork, sunshades, and light and shadow. Long continuous stretches of blank walls shall be broken up and articulated with design elements that visually make it smaller.
 Appropriate and adequate variation in setbacks, building heights, rooflines, frontal planes, massing, corner cuts, and building footprints should be used when feasible to, promote visibility and visual interest, and create variety with rhythm and order.  Building corners and entries should be articulated to highlight these features.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-7  Building entry massing should be articulated with the human scale in mind, both horizontally and vertically.
 A shading canopy and/or breeze-soleil (also known as
brise-soleil, which is an architectural feature of a
building that reduces heat gain within that building by deflecting sunlight) should be provided for people
gathering spaces to help to minimize heat exposure to
outdoor spaces.

6.4.3. Corner Treatment
Where the placements of buildings face a roadway
intersection or a significant corner, such corners should be more architecturally pronounced. Example of design
elements include:
 Recessed or step back at upper levels
 Higher rooftop or parapet
 Sculpture art or water fountain
 Projection and canopy

6.4.4. Roof Treatment
 No roof materials and details are specified herein;
however, roofs should be articulated to follow the
‘Contemporary Desert Architecture’ style.
 Roof color and materials should be compatible with the building design and style.
 Large overhangs are encouraged to provide deeper
shadow lines.
 Roof or parapet heights should be varied to provide articulation and visual interest.  Parapet walls should be treated as an integral part of the building design.  Roof drainage components should be incorporated into the overall architectural composition of the building façade and roof.
 Roof design should accommodate the placement of solar panels.  As noted earlier, all roof-mounted mechanical equipment shall be appropriately screened from public view. The method of screening shall be architecturally integrated with the building’s materials and design.

Item Number: 1.

6-8 Design Guidelines and Standards | DHS Varner Road Specific Plan

6.4.5. Building Materials and Color
 All building material should be of high quality and
durable, with the ability to withstand extreme
temperatures and strong wind loads and sandstorms.

Whenever possible, natural and local building
materials should be used.
 Greater attention to detail at the ground level where it is more visible and prominent should be considered.
 Building entrances and special corners should be
distinguished by different materials than that of the
adjoining façades for wayfinding purposes.
 Buildings should be designed with energy efficiency
in mind, using sustainable methods in the building
envelope design.
 Building materials and colors should be used to
provide variation in the building façade, design
elements, and build types, as well as help accentuate architectural details (e.g., trim or awnings) of the building.
 Colors should be consistent with the architectural style and compatible with the landscape design.
 Where an expansive building surface is provided, reveals and pattern shall be introduced for visual interest and relief.
 Windows and storefront systems should be designed with energy-efficiency in mind, including Low-E glazing and low reflectivity.
 Reflective and frosted glass shall not be permitted; highly reflective building materials shall also be prohibited.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-9

6.5. Lighting Design
Efficient and well-designed lighting helps extend life and various activities after sunset; engage and provide guidance for visitors, patrons, employees, and tenants; provide
adequate illumination for people-gathering areas; and
provide a sense of security and safety to the overall
development and its users.

The lighting guidelines and standards set forth herein establish a design framework to guide all future lighting improvements and meet specific lighting standards for each development application and type of industrial uses anticipated within the Specific Plan Area. These guidelines and standards define the scale, brightness, direction, and shielding for all lighting installations within the Specific Plan Area and are intended to restrict light intensity, minimize offsite impacts, and proscribe light control methods and measures. Overall, the lighting design goals are to minimize glare and reduce or eliminate light trespass, be energy efficient and sustainable, respect the beauty of the desert sky through the use of dark-sky-friendly lighting fixtures, and enhance the Specific Plan Area’s character while at the same time providing for safety and security for all users.

6.5.1. General
 All outdoor lighting shall be designed, installed, and operated in accordance with the provisions of Section 17.40.170 (Outdoor Lighting Standards) of the City’s Zoning Ordinance and CBC (California Building Code Standard) photometric.  In accordance with the provisions of Subsection 17.40.170.F (Prohibited Lighting) of the City’s Zoning Ordinance, unshielded outdoor illumination of buildings, landscaping, signs or other for other purposes is prohibited except with incandescent fixtures less than 160 watts, fossil fuels, and/or glass tubes. With the exception of these fixture types, all other outdoor light fixtures shall be installed, shielded, and oriented to prevent light spill and glare.  All outdoor lighting should provide a consistent ambiance—flashing lights and contrasting light colors shall be prohibited.
 Light fixtures and standards shall be compatible with the architectural character of the development. Landscape lighting shall be designed to complement and enhance architecture and landscape design.
 Light fixtures and standards shall be made of durable materials that have long life spans and are able to withstand constant use and exposure to the natural elements and conditions of the desert, including extreme temperatures and strong wind loads and sandstorms.  Light fixtures and standards should relate to the human scale, especially in pedestrian areas and building entries.
 Lighting should be designed to satisfy functional needs.  Energy-efficient lighting shall be used for all interior and exterior fixtures and standards.

Item Number: 1.

6-10 Design Guidelines and Standards | DHS Varner Road Specific Plan

6.5.2. Site lighting
 Lighting shall be used to provide illumination for the security and safety of key onsite areas such as parking, service, loading, and shipping and receiving areas; building entrances; and pedestrian walkways. Crime Prevention Through Environmental Design principles should be considered in the placement of light fixtures. Security lighting should be placed and directed strategically to limit light pollution and glare.
 All lighting shall be controlled and shielded to prevent spilling/trespass onto adjacent properties.
 Light poles, fixtures, and accessories should be designed to withstand extreme temperatures and strong desert wind loads and sandstorms.
 The use of a timer control switch or sensor should be considered in order to dim and brighten lighting levels when necessary and assure that lights are on only when needed.

6.5.3. Building lighting
 Specialty outdoor lighting should be used to enhance architectural elements and trees at people gathering areas.
 All building ingress and egress points should be well lit in order to provide security and safety for employees and patrons.
 Any outdoor lighting for architectural elements and features shall be in accordance with the provisions of Subsection 17.40.170.F (Prohibited Lighting) of the City’s Zoning Ordinance, as noted above under the General design guidelines and standards section.

6.5.4. Landscape Lighting
 Distinctive landscaped areas or features such as sculptures, water features, gateways, arbors, trellises, and specimen trees should be highlighted with specialty outdoor lighting.  Accent tree-up lights should be provided at focal areas such as project entry drives or building tenant entry areas.
 Lighting fixtures should be used along walkways to provide guidance or direction to pedestrians.
 Any outdoor lighting for landscape areas and features shall be in accordance with the provisions of Subsection 17.40.170.F (Prohibited Lighting) of the City’s Zoning Ordinance, as noted above under the General design guidelines and standards section.

6.5.5. Pedestrian Lighting
 All walkways and public spaces should be well lit in the evening for the comfort, security and safety of employees and patrons.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-11

6.6. Sign Design
Because of their high visibility, signs are prominent
elements/features that will help form the physical
environment of the Specific Plan Area. Signs
announce the presence of a development site or
area; provide advertisement for a business;
function as a navigation tool for users of an area;
and are integral to the visual character and
quality of a development site or area.

The design and placement of signs can either
detract from or add to the visual character and quality of a development site or area. However, attractive, and effective signs can be designed without detracting from the overall design quality and visual character of the Specific Plan Area or its surroundings. Design, color, materials, size, lighting, and placement are all important in creating signs that are aesthetically and visually attractive and integrated into the overall design of the Specific Plan Area.

The sign guidelines and standards set forth herein are intended to maximize the identification of the Specific Plan Area as a high-quality industrial park in a manner that complements the overall image of Desert Hot Springs. The intent of the sign guidelines and standards is to achieve a visually coordinated, balanced, and appealing signage system for the Specific Plan Area, particularly one that promotes compatibility with the architectural styles and landscape concepts identified in this Specific Plan and to permit signs that effectively communicate the message.

6.6.1. General
The following sign guidelines and standards shall be in addition to those outlined in Chapters 17.44 (Sign Regulations) and 17.45 (Outdoor Advertising Displays) of the City’s Zoning Ordinance. The design guidelines and standards contained herein supplement and work in concert with the provisions of Chapters 17.44 and 17.45.
 Unless otherwise noted, all signs shall be subject to the sign guideline and standards outlined herein, as well as the sign design criteria and provisions (including quantity and size) of Chapters 17.44 and 17.45 of the City’s Zoning Ordinance.

Item Number: 1.

6-12 Design Guidelines and Standards | DHS Varner Road Specific Plan  Pursuant to the provisions of Section 17.44.040 (Sign Permit Required) of the City’s Zoning Ordinance, a permit for a sign program shall be required for all new industrial centers consisting of two or more tenant spaces. Final sign designs may vary and shall be provided as part of the comprehensive sign program submitted to the Desert Hot Springs Community Development Department for review and approval.
 Conformity with the design guidelines and standards of this Specific Plan shall be enforced by the property owner/landlord(s) and City of Desert Hot Springs.  Any non-conforming or unapproved sign shall be removed and/or replaced at City’s direction and at the property owner’s/landlord’s/tenant’s expense.  Along with communicating information, signs shall be designed in a manner that adds to the character of the industrial uses.
 Signs shall be designed in a manner that is not only imaginative but also of high graphic quality and innovative. Flexibility of design is encouraged to create visual interest.  Signs shall be designed to be architecturally compatible with the scale, colors and materials of the buildings and surroundings.
 Business and corporate logos and trademarked symbols are allowed but shall be in scale with the building and other sign elements.
 Nationally recognized corporate logo styles (trademark) or custom designs shall be subject to City approval.
 All signs and their installation shall comply with all applicable City building and electrical codes and bear the UL (Underwriters Laboratories Inc.) label.

6.6.2. Building Signs
 Building addresses shall be clearly placed with visibility to pedestrian and vehicular traffic.  Addresses shall be secured to the building façade. Letters or numbers shall be 12-inches high with consistent color and material. Individual cutout letters or numbers is preferred.  Addresses shall be illuminated pursuant to the California Department of Forestry and Fire Protection and Riverside County Fire Department requirements.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-13

6.6.3. Freestanding Signs
Freestanding signs include monument, pylons, and directories.  Signs shall have clear
and unobstructed
view from structures,
objects, trees, and
shrubs at all time.
 Double-sided sign
faces shall be
permitted where the
placement of a sign
faces or fronts onto a road or freeway with oncoming traffic in both directions.  A monument sign should be provided at the
southwest corner of the Varner Road/West Drive
intersection to identify the Specific Plan Area and
its industrial use(s). Other monument signs should
be considered at key intersections and roadway
frontages. The following shall be considered for
monument signs:
• Visual interest shall be provided through the
use of accent trees with bright flowers, distinct
foliage, or unusual trunk structure; specimen
cactus of unusual shape or size; large rocks or boulders; and/or low walls. • Monumentation shall use appropriate materials, fonts, and plantings. • At least three specimen trees (48-inch box size or larger) shall be planted in the monument area.
• Signage shall clearly communicate the ‘Contemporary Desert’ style through the use of appropriate materials, fonts, and graphics.
• Lighting should spotlight key elements of the entry monument, including signage, accent trees, large boulders, and specimen cactus. Lighting should provide an even wash over all signage, and spotlight accent elements to increase visual impact at night.

Item Number: 1.

6-14 Design Guidelines and Standards | DHS Varner Road Specific Plan

6.7. Public Art Design
The introduction of art in the public realm helps promote visual interest and a creative and higher level of architectural and landscape design, enhance the overall
aesthetic appearance of a development,
and enhance the uniqueness of a place.

Introducing various types of artwork helps
harmonize the built environment and
surrounding desertscape. Public art is also
a means of inviting and encouraging
pedestrian activity.

The public art design guidelines and
standards provided herein supplement
and work in concert with the provisions of
Chapter 17.60 (Art in Public Places Program) of the City’s Zoning Ordinance:
 Public art should take on various forms, including: building motif art; landscape sculptures; sculpted metal arts; organic sculptures; murals; and art patterns (in walls or the ground).  Public art should be provided to function as a visual focal point, accent an outdoor common area, or as a wayfinding method to signify an important node.
 In ideal cases, artwork should be representative of the local desert arts community; however, when that is not the case, it should remain respectful of a vibrant desert color palette and environment.

6.8. Landscape Design
The landscape design
guidelines and standards
set forth a cohesive set of
standards that work
together to create a
vibrant and sustainable
landscape plan that
enhances the Specific
Plan Area and its
surroundings. These designed guidelines and standards were developed to be applied in concert with the site, architectural, lighting, sign, outdoor common area, public art, and green/sustainability design guidelines and standards of this chapter. The landscape design guidelines and standards emphasize harmony with the natural desert environment, use of native and desert-friendly plants, and use of local materials for hardscape and landscape elements.

When implemented, these guidelines and standards will create visual continuity throughout the Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-15 Specific Plan Area, unifying the area and its surroundings and creating a high-quality industrial park consistent with a ‘Contemporary Desert’ theme.

The landscape design guidelines and standards support the concept of the landscape plan as an important green infrastructure component by shading and cooling paved areas and built structures, and by contributing to stormwater capture and treatment. The landscape elements introduced will also help screen less desirable views and areas (e.g., parking areas, large walls, unsightly utilities).

In the landscape plan, ‘Contemporary Desert’ theme is created through the use of native and desert-friendly species planted in large masses and drifts; implementation of a grid to guide placement of larger shrubs and trees; judicious use of accent plants that add a structural element or splash of bright color; repetition of patterns, form, and color; and use of rock, crushed glass, or other durable mulch material on the ground plane.

In addition to adhering to the landscape design guidelines and standards contained herein, all development within the Specific Plan Area shall comply with current water use and landscaping requirements set forth by Desert Hot Springs, the County of Riverside, and other regulatory agencies with jurisdiction. These include, and are not limited to:
 City of Desert Hot Springs Zoning Ordinance, Chapter 17.56 (Landscaping Standards)  County of Riverside Stormwater Quality Best Management Practice Design Handbook for Low Impact Development
 State of California Code of Regulations Title 23, Division 2, Chapter 2.7 (Model Water Efficient Landscape Ordinance)
The following is a description of landscape design guidelines and standards for specific typologies within the Specific Plan Area. These elements shall be further detailed at the submittal of site development plan or other discretionary permit for each area of development.

Item Number: 1.

6-16 Design Guidelines and Standards | DHS Varner Road Specific Plan

6.8.1. Streetscapes
Frontage streets and internal driveways within the Specific Plan Area provide an opportunity to create a cohesive landscape that unites the industrial park of the Specific Plan through the use of the ‘Contemporary Desert’ theme. Street trees and understory plants, combined with nonvegetative cover such as rock mulches and large boulders will improve the pedestrian experience, create shade to cool pavement and buildings, and contribute to the area’s identity.

Conceptual illustrations of the streetscapes associated with the roadways of the Specific Plan are provided in Figure 3-5, Roadway Sections and Streetscapes, of Chapter 3, Land Use and Mobility Plan.

Varner Road
Varner Road provides access to the Specific Plan Area from Palm Drive and I-10 and will create a first impression of the Specific Plan Area. As such, it is important that this streetscape establish the landscaping theme.

The north side of Varner Road is adjacent to the Willow Hole Conservation Area and the natural vegetation within this conservation area is considered Sonoran mixed woody and succulent scrub, dominated by shrubs including Desert Agave (Agave deserti), Brittlebush (Encelia farinosa), Ocotillo (Fouquieria splendens), Pygmycedar (Peucephyllum schottii), and Mojave Yucca (Yucca schidigera). Special consideration shall be given to plantings on the north side of Varner Road, with the goal of blending the built landscape into the natural environment (see Figure 3-5).  Planting shall be confined to the first eight feet of the parkway from the back of curb. The area beyond this limit, but still within the road’s ROW (right-of-way), shall remain undisturbed to the greatest extent possible.
 Plant material used shall have low or very Low water needs, as indicated in Table 6-1, Plant Palette.
 Planting design shall be organic, rather than gridded or linear.  Trees should be planted sparingly, and concentrated at intersections, rather than planted at a regular rhythm.
 Trees should be planted at a minimum rate of 1 tree per 100 linear feet and can be grouped.

The south side of Varner Road should emphasize the ‘Contemporary Desert’ theme of the Specific Plan Area and should incorporate more trees and a wider variety of shrubs, groundcovers, and cactus (see Figure 3-5).
 The parkway shall be planted with a variety of low shrubs, groundcover, and cactus, not to exceed 36 inches in height.
 The parkway shall not be planted with trees.
 Trees shall be planted at a minimum rate of 1 tree per 30 linear feet within the ROW beyond the 10-foot multipurpose trail. Trees can be clustered to achieve design objectives.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-17  The ROW beyond the multipurpose trail shall be landscaped with a mix of trees, shrubs, cactus, and groundcover.
 Accent trees, shrubs, and cactus with bright flowers or unusual form should be planted at intersections along the south side of Varner Road to emphasize and highlight these locations.

Interior Drives
 Interior drives should be landscaped to contribute to the ‘Contemporary Desert’ theme.  All drives should be landscaped with a mix of trees, shrubs, cactus, and groundcover.  Intersections should include accent trees, shrubs, and/or cactus that create visual interest and assist with wayfinding.

Parking Lots
Landscaped parking lots provide both aesthetic and
environmental benefits by screening the parking lot edge and adjacent buildings, providing shade for pedestrians and vehicles, reducing the heat-island effect, and
increasing stormwater infiltration. In all parking lots:
 Trees shall be provided at a minimum rate of 1 tree per every 5 parking stalls, for stalls on the vehicular parking lot interior.
 Trees shall be provided at a minimum rate of 1 tree per 30 linear feet along the parking lot perimeter.
 All planters with trees shall be minimum planting width of 5 feet and 40 square feet per tree.  Tree-well planters along the parking lot perimeter shall maintain a minimum dimension of 8 feet in any direction
 Tree-well planters should be designed to receive, convey, and treat stormwater runoff from the parking lot. It should be noted that the infiltration basins proposed for the parkways will provide all water quality treatment for the Specific Plan Area; therefore, any treatment of runoff within the parking areas will function to support Low Impact Development design principles.
 Trees shall be maintained such that the lowest branches are a minimum of 6 feet from the ground level.
 Height of non-tree plant material (e.g., shrubs) shall adequately screen off-street parking areas, unsightly utilities, and large walls.
 Perimeters adjacent to the public right-of-way should consider the use of low walls, berms, or hedges and other plant material to screen parking lots from public view.  Evergreen screen shrubs should be used to screen all off-street parking areas.

Item Number: 1.

6-18 Design Guidelines and Standards | DHS Varner Road Specific Plan  Once a combination of plant materials is used, this pattern should be continued in further developments to create a sense of continuity within the Specific Plan Area.  Root barriers shall be installed wherever a tree is planted within 6 feet of a building or concrete sidewalk.
 The use of porous paving should be considered on all parking stalls to increase the permeable surface area and assist with stormwater runoff.
 Permeable accent paving should be utilized at entrances and pedestrian walkways to assist with wayfinding and enhance the safety of pedestrians.

Setback Areas
Setback areas provide an opportunity to create a
landscaped area that reinforces the identity of the
project and the ‘Contemporary Desert’ theme,
while also providing visual screening of buildings
and shade for both pedestrians and buildings.
 Landscaping with appropriate plant material
and hardscape elements shall be provided in all
setback areas.
 Trees shall be provided at a minimum rate of 1
tree per 30 feet of property perimeter.
 All planting areas should maintain a minimum dimension of 10 feet in any direction, to the extent feasible.
 The use of larger boulders and rocks is encouraged within landscape areas, as these elements add visual interest, provide a focal point, and contribute to the site’s identity.  All slopes and banks at 2:1 or flatter should be planted to the greatest extent possible in order to reduce the potential for erosion by water and/or wind.  In the setback area adjacent to I-10, trees should be located strategically to soften the view of buildings without obstructing views to any signage. Threes along the I-10 setback area shall be provided at a rate of 1 tree for every 30 linear feet of freeway frontage.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-19 Stormwater Management Features
A series of stormwater management features
(e.g., engineered drainage swales, infiltration
basins) are proposed throughout the Specific
area to manage site runoff and prevent flooding
conditions, and for water quality purposes (see
Figure 4-1, Conceptual Infrastructure, Utilities,
and Service Systems Plan).
 Stormwater management features shall be
incorporated into the landscape plan in a
manner that meets all regulatory
requirements while also contributing to the
aesthetic quality of the development.
 Stormwater management features shall be
planted with appropriate trees, shrubs, and
groundcover to the greatest extent possible.

Refer to Figures 3-5a through 3-4c for an
illustration of the landscaping that can occur
within stormwater management features
such as drainage swales and infiltration
basins.
 Drainage swales and infiltration basins shall be
landscaped to prevent erosion, slow water
travelling through them, and improve the
aesthetic dimension of these engineered and functional elements. • All drainage swales and infiltration basins shall be planted with a mix of trees, shrubs, ground cover, vines, and cactus wherever the side slope is 2:1 or flatter. • All drainage swales and infiltration basins should be rock-lined. • All planting materials and plans shall comply with any requirements outlined under the Plant Palette and Planting Plans section, below.
 Planting areas within hardscape areas (e.g., parking lots) shall be considered as opportunities to receive, convey, and treat runoff. It should be noted that any infiltration basins proposed will provide all water quality treatment for the Specific Plan Area; therefore, any treatment of runoff within the planting areas with hardscape will function to support Low Impact Development design principles.

Item Number: 1.

6-20 Design Guidelines and Standards | DHS Varner Road Specific Plan Walls and Fences
Use of walls and fences within the Specific Area should be minimized to the extent feasible. Walls and fences should be constructed only where required for specific functions, such as to protect from wind and sand, provide screening of certain uses/areas, and increase safety and security.

When proposed, walls and fences should be sited to provide these benefits and shall be designed to contribute to the identity of the development and its surroundings.  Walls and fences shall be sited to minimize visual impact while maximizing the function of the wall or fence. The use of shrubs, vines, and cactus shall be considered to minimize the visual impact of walls.
 Walls and fences shall incorporate materials that contribute to the ‘Contemporary Desert’ theme, such as concrete block, natural stone, weathered wood, and weathering, stainless or galvanized steel. Selected materials shall be compatible with the architectural style of the adjacent buildings.
 Solid walls longer than 100 feet in length shall incorporate design elements to reduce visual monotony and help break up the wall expanse.
 Perimeter walls and fences fronting a street shall not be greater than three 3 feet in height.  Where required for privacy, safety, or noise and wind reduction, wall heights shall not exceed 8 feet. However, screen walls (i.e., walls needed to screen truck bays/yards) up to 10 feet in height shall be allowed at the discretion of the Director of Community Development or his/her designee.
 All walls shall be architecturally treated on the public facing side.  Evergreen screen shrubs should be used to screen large walls.  Walls and fences should be designed to minimize graffiti, either through the use of special coatings or the provision of planting materials (e.g., cactus) along the fence line that minimize access to the wall or fence.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-21  Walls and fences shall be constructed of durable materials that will not deteriorate in strong wind and blowsand conditions.
 The design of walls and fences should consider blowsand and the region’s prevalent wind patterns, in order to provide opportunities to transmit blowsand through the Specific Plan Area with breaks in the walls and fences in key locations, while still protecting buildings and common areas.

Hardscape Materials
 All hardscape materials should be locally sourced to the extent possible and should be permeable where appropriate. The use of locally sourced and permeable materials contributes to the sustainability of a development.
 Pedestrian pathways should be constructed of permeable materials such as decomposed granite, permeable interlocking pavers, or permeable concrete to the extent feasible.  Special paving should be used to accent entry drives and other key locations. Materials for accent paving may include stone, concrete pavers, stamped concrete, or colored concrete.

Landscape Palette and Planting Plans
Tables 6-1 provide lists of suitable and acceptable plant species/types (trees, shrubs, cactus, succulents, groundcover, and vines) for the Specific Plan Area. The table also identifies the typical water demand for each plant species/types, as well as typical height at maturity and deciduous characteristic. To maintain visual and thematic consistency throughout the Specific Plan Area, combinations of plant species/types and materials should be repeated throughout the development to create a sense of continuity and cohesiveness.

Table 6-1 Landscape Palette of Acceptable Plant Species Botanical Name Common Name
California
Native?
Water
Use
Height
(in feet) Deciduous?
Trees1
Acacia aneura Mulga N L 15-20 N
Acacia farnesiana Sweet Acacia N L 20-25 Y
Acacia pendula Weeping myall N L 15-25 N
Caesalpinia cacalaco Cascalote N L 10-20 Semi
Chitalpa x tashkentenis Chitalpa N L 20-30 Y
Dalbergia sisso Indian Rosewoood N L 25-40 Semi
Ebenopsis ebano Texas Ebony N L 20-30 N
Havardia mexicana
(Pithecellobium mexicana) Mexican Ebony N L 20-30 Y
Olneya tesota Desert ironwood Y L 15-25 N
Parkinsonia aculeata Mexican Palo Verde N L 20-30 N
Parkinsonia florida Blue Palo Verde Y L 25-30 Y
Phoenix dactylifera zahidi Zahidi Date Palm N L 30-50 N Prosopis alba Argentine Mesquite N L 25-40 Semi
Item Number: 1.

6-22 Design Guidelines and Standards | DHS Varner Road Specific Plan Table 6-1 Landscape Palette of Acceptable Plant Species Botanical Name Common Name
California
Native?
Water
Use
Height
(in feet) Deciduous?
Prosopis glandulosa
'Maverick'
Texas Honey
Mesquite 'Maverick' N L 20-30 Y
Prosopis 'Phoenix' Phoenix Mesquite N L 25-30 Y
Rhus lancea African sumac N L 20-30 N
Albizia julibrissin Mimosa N M 25-40 Y
Brachychiton populneus Bottle Tree N M 30-45 N
Brahea armata Blue Hesper Palm N M 20-30 N
Brahea edulis Guadalupe Palm N M 20-30 N
Callistemon citrinus Lemon Bottlebrush N M 15-25 N
Chilopsis linearis Desert Willow Y M 15-40 Y
Ceiba speciosa (Chorisia
speciosa) Pink Floss Silk Tree N M 40-50 Y
Geijera parviflora Australian Willow N M 30-35 N
Koelreuteria bipinnata Chine Flame Tree N M 20-40 Y
Lagerstroemia indica Crape Myrtle N M 25 Y
Tipuana tipu Tipu Tree N M 25-40 Semi
Washingtonia filifera California Fan Palm Y M 35-50 N
Psorothamnus spinosa
(Dalea spinosa) Desert Smoke Tree Y VL 10-25 Y
Shrubs1
Abutilon palmeri Desert abutilon Y M − −
Artemisia filifolia Sand Sagebrush Y L − −
Atriplex canescens Fourwing Saltbush Y VL − −
Buddleja marrubiifolia Wooly butterfly bush N L − −
Caesalpinia gillesii Desert Bird of Paradis N L − −
Caesalpinia pucherrima Red Bird of Paradise N L − −
Calliandra californica Baja Fairy Duster N L − −
Calliandra eriophylla Fairy duster Y L − −
Chamaerops humilis Mediterranean Fan
Palm N M − −
Cistus spp. & cvs. Rock Rose N M − −
Dalea pulchra Indigo Bush N L − −
Dodonaea viscosa Hop Bush N M − −
Encelia farinosa Brittlebush Y VL − −
Ericameria laricifolia Turpentine Bush Y L − −
Eriogonum fasciculatum
poliofolium Flattop Buckwheat Y VL − −
Fallugia paradoxa Apache Plume Y L − −
Isomeris arborea Bladder Pod Y L − −
Justicia californica Chuparosa Y VL − −
Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-23 Table 6-1 Landscape Palette of Acceptable Plant Species Botanical Name Common Name
California
Native?
Water
Use
Height
(in feet) Deciduous?
Larrea tridentata Creosote Y VL − −
Leucophyllym spp. & cvs. Texas Ranger N L − −
Leucophyllum frutescens
‘Lynn’s Legacy’ Lynn’s Legacy Sage N VL − −
Maytenus phyllanthoides Mangle dulce N L − −
Caesalpinia pulcherrima Mexican Bird of
Paradise N L − −
Phlomis fruticosa Jerusalem Sage N M − −
Photinia x fraseri Photinia N M − −
Rosmarinus officinalis & cvs. Rosemary N M − −
Salvia clevelandii & cvs. Cleveland Sage Y L − −
Senna artemisioides Feathery Senna N L − −
Simmondsia chinensis Jojoba Y L − −
Sphaeralcea spp. & cvs. Desert Mallow Y VL − −
Tecoma stans Yellow Bells N M − −
Santolina chamaecyparissus Lavender Cotton N L − −
Cactus and Succulents1
Agave americana Century Plant N VL − −
Agave 'Blue Glow' Blue Glow Agave N VL − −
Agave bovicornuta Cow Horn Agave N VL − −
Agave Colorado N VL − −
Agave desmettiana Smooth Agave N VL − −
Agave victoriae-reginae Queen Victoria agave N VL
Agave vilmoriana Octopus agave N VL − −
Aloe arborescens Tree Aloe N L − −
Aloe striata Coral Aloe N L − −
Beaucarnia recurvata Ponytail Palm N M − −
Carnegiea gigantea Saguaro N L − −
Cereus hildemannianus Night Blooming
Cereus N L − −
Cereus peruvianus Peruvian Apple
Cactus N L − −
Dasylirion wheeleri Spoon Yucca or
Desert Spoon N L − −
Echinocactus grusonii Golden Barrel Cactus Y VL − −
Euphorbia ingens Candelabra Tree N l − −
Euphorbia tirucalli 'Sticks on
Fire' Red Pencil Tree N L − −
Fouquieria splendens Ocotillo Y VL − −
Nolina parryi Parry's Beargrass Y L − −
Item Number: 1.

6-24 Design Guidelines and Standards | DHS Varner Road Specific Plan Table 6-1 Landscape Palette of Acceptable Plant Species Botanical Name Common Name
California
Native?
Water
Use
Height
(in feet) Deciduous?
Ocotillo Fouquieria splendens N VL −
Opuntia basilaris Beavertail Cactus Y VL − −
Opuntia ficus-indica Prickly Pear N VL − −
Opuntia violacea 'Santa
Rita' Santa Rita Prickly Pear N VL − −
Pachycereus marginatus Mexican Fence Post
Cactus N VL − −
Pedilanthus macrocarpus Slipper Plant N L − −
Yucca gloriosa Spanish Dagger N L − −
Yucca recurvifolia Curve Leaf Yucca N M − −
Vines and Ground Cover1
Acacia redolens Prostrate acacia N L − −
Anitgonon leptopus Coral Vine N L − −
Aristida purpurea Purple three-awn Y L − −
Baccharis 'Centennial' Centennial Desert
Broom N L − −
Bouteloua curtipendula Sideoats gramma N L − −
Bouteloua gracilis 'Blonde
Ambition'
Bouteloua Blonde
Ambition N L − −
Bulbine frutescens Stalked bulbine N L − −
Distictis ‘Rivers’ Royal Trumpet Vine N M − −
Distictis buccinatoria Blood-Red Trumpet
Vine N M − −
Epilobium canum Californa fuchsia Y M − −
Lantana camara 'New Gold' New Gold Lantana N L − −
Lantana cvs. Lantana N M − −
Lantana montevidensis Trailing Lantana N M − −
Macfadyena unguis-cati Cat's Claw N L − −
Melampodium leucanthum Blackfoot Daisy Y L − −
Muhlenbergia Capillaris Hairawn muhly Y L − −
Muhlenbergia rigens Deergrass Y L − −
Oenethera californica California evening
primrose Y L − −
Sporobolus airoides Alkali scaton Y L − −
Verbena gooddingii Goodding Verbena Y L − −
Wisteria spp. Wisteria N M − −
Source: PlaceWorks 2025.

Notes: Y = yes; N = no; L = low; VL = very low; M = medium

1. Native plants listed in Table 4-112 (Coachella Valley Native Plants Recommended for Landscaping) of Chapter 4 of the Coachella Valley Multispecies Habitat Conservation Plan are also recommended and permitted within the Specific Plan Area. Also, prohibited plants listed in Table 4-113: Prohibited Invasive Ornamental Plants, shall apply to the Specific Plan.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-25 All plantings in the Specific Plan Area shall be reviewed and approved by the Director of Community Development or his/her designee. Landscaping should favor species that are native to the Coachella Valley or desert friendly, and which are drought tolerant and have low water demand. Plant species that are invasive or have high water demands shall be prohibited. Plant species with moderate water needs should be used sparingly and with clear purpose, such as to provide shade, accent entries, or wayfinding at key locations. If plant species are selected that are not listed in the following table, the following resources should be referenced:
 Guidelines in Landscape Plants for Western Regions by Bob Perry (1992)  California Invasive Plan Council’s invasive plant inventory list (www.cal-ipc.org/ip/inventory)  Water Use Classification of Landscape Species list (WUCOLS IV) for species information regarding water usage to evaluate irrigation needs (http://ucanr.edu/sites/WUCOLS/) Planting plans should be designed to create a cohesive ‘Contemporary Desert’ theme that complements the architectural design of the surrounding buildings. In general, planting plans should:
 Use massing and large drifts to create visual impact.  Implement a regular grid to guide planting of trees and large shrubs.  Utilize plants with strong structural forms or bright colors to provide visual interest in strategic locations.
 Group plants with similar water and sun-exposure requirements.

Planting Guidelines
All plant materials should be procured from local sources, as plant material grown within the environment in which it is ultimately planted is best adapted to thrive once in the ground. Once a combination of plant materials is used, this pattern should be continued in subsequent development phases to create a sense of continuity and cohesiveness throughout the Specific Plan Area.
 The sum of the landscaped areas, including parkways and setbacks shall not be less than 15 percent of the total area of the property/development site.  All plant material shall meet the American Standard for Nursery Stock.  All plant material shall be sourced from nurseries licensed by the California Department of Food and Agriculture to ensure pest cleanliness, labeling, and quality standards.  Minium shrub size shall be 1 gallon. Also, a minimum of 25 percent of shrubs provided shall be 5-gallon size.
 Minimum container size for trees shall be 15 gallons.  Larger trees shall be provided at a rate of 25 percent of all trees planted; larger trees shall have a minimum container size of 24-inch box.

Item Number: 1.

6-26 Design Guidelines and Standards | DHS Varner Road Specific Plan  All trees shall be staked with two pressure-treated, lodge pole pine-tree stakes.  Minimum brown trunk height for palm trees shall be 12 inches.  All plants with sharp spines, such as Agave spp., shall be provided at a distance of at least 24 inches from the edge of sidewalks and other pedestrian paths.  Root barriers shall be installed wherever a tree is planted within 6 feet of a sidewalk, curb or building.
 Non-vegetated spaces within planted areas should be mulched with a minimum of 2 inches of gravel, crushed rock, decomposed granite, wood chips, or other material that contributes to the ‘Contemporary Desert’ theme.
 All mulch materials material used should be of large enough diameter to prevent it from being displaced by wind gusts.
 Trees and large shrubs should be sited to avoid conflicts with utilities, signage, and display windows
 Mature height and diameter should be considered when siting trees and large shrubs. Using the right plant in the right place can greatly reduce future maintenance costs associated with excessive pruning.
 Landscaping should be used but not be limited to activate building façades; soften building contours and massing; highlight important architectural features and intersections; screen less attractive elements; add color, texture, and visual interest; and provide shade.  The selected plant species and design and placement of landscaping should provide for natural surveillance of pedestrian areas and should avoid the creation of hiding places, in accordance with Crime Prevention Through Environmental Design.

Soils
Plants need healthy soil to thrive and grow. Plants with access to adequate volumes of healthy soil achieve greater health and provide more environmental benefits—trees, in particular, grow larger canopies, are taller, and live longer when provided with proper soil.  All soil in planting areas should be loosened to less than 85 percent compaction (Proctor) to a minimum depth of 36 inches prior to planting.
 Soil samples should be submitted for agronomic testing to evaluate soil composition, compaction, fertility, acidity, and other elements that may influence plant health. All soils shall be amended as recommended prior to installing the plant material.  The use of suspend pavement systems, structural soil, and tree-root chases under parking lots and sidewalks should be considered as methods to maximize the volume of soil available for trees.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-27 Landscape Irrigation and Maintenance
The judicious and efficient use of water within landscaped areas can promote plant health and increase the benefits provided by trees and other plants. The following guidelines apply to irrigation systems.
 Low flow, drip, and other water-efficient irrigation systems shall be used.  Weather-based irrigation controllers shall be installed to further enhance responsible use of water resources.
 Recycled water should be used when it is available.

Proper maintenance of landscaped areas can contribute to their longevity, increase return on investment by amplifying environmental benefits, and contribute to the aesthetic quality of the development. Maintenance practices should focus on:
 Proper training and trimming of trees to encourage healthy growth.  Use of pesticides, herbicides, and soil amendments in a manner that optimizes benefits to the landscape without harming human and ecological health.
 Upkeep of mulches in planting areas to retain soil moisture and reduce loss of soil to erosion by water or wind
 All planted areas shall be maintained free of invasive weeds using the most effective method against each weed type. Whichever method is chosen should have minimal to no impact on surrounding plantings.

6.9. Sustainable Design and Health
The environmental setting of Desert Hot Springs requires that certain measures be taken to protect the long-term social and economic investments that will be made through this Specific Plan. In particular, the hot, dry climate calls for drought-tolerant landscaping and increased energy requirements to cool buildings. Ironically, these two natural elements—the sun and wind— generate renewable energy for many buildings and developments in the Coachella Valley through solar technology and local windfarms. Additionally, blowsand has the potential to scar buildings and vehicles, while also creating a generally unpleasant atmosphere for walking or sitting outside. Furthermore, the design of buildings and development sites can influence people’s health and well-being.

The Specific Plan provides a sustainable approach to site and building development and landscape design. Following are sustainable guidelines and standards applicable to development within the Specific Plan Area—they reinforce development that is attractive, efficient, and environmentally sustainable. The guidelines and standards also help ensure that development created through the Specific Plan is designed to take advantage of the opportunities and protect against the extreme weather conditions (e.g., extreme temperatures and strong winds loads and sandstorms) of the desert environment.

Item Number: 1.

6-28 Design Guidelines and Standards | DHS Varner Road Specific Plan In addition to sustainable guidelines and standards provided herein, current technologies and best management practices should be followed to create projects that are responsive to environmental conditions and assure that development respects the natural systems and resources present and minimizes short- and long-term negative impacts.

6.9.1. Site Design and Infrastructure
 Shading techniques. Shading devices and techniques, such as roof overhangs, trellises, arcades, and trees, shall be incorporated into buildings, outdoor spaces, and parking areas to minimize unnecessary solar heat gain and provide shade for people, buildings, and vehicles.  Solar orientation. Whenever appropriate, buildings should be oriented so that the long axis is oriented east–west to maximize north- and southfacing windows, which receive indirect, diffused light with low heat gain for the building, reducing cooling costs during summer months. Outdoor spaces such as plazas should be similarly oriented. South- and west-facing windows should be shaded with an overhang, deciduous trees, or awnings to reduce summer exposure.  Sustainable energy facilities, large scale. Large-scale sustainable energy facilities (e.g., wind energy conversion systems, solar farms/fields) are permitted and highly encouraged within CVMSHCP’s Willow Hole Conservation Area of Planning Area 2 (see Table 5-1, Permitted Land Uses). However, the amount of land that such facilities can take up within this planning area shall be limited to a maximum of 10 percent of the overall planning area acreage, per the limits set in Section 5.4.3, Large-Scale Energy and Water/Wastewater Facilities and Infrastructure Standards and Regulations, of this Specific Plan.  Sustainable and responsive. Development should be sustainable and responsive to the harsh climatic conditions of the desert environment (e.g., extreme temperatures and strong winds loads and sand storms).
 Lighting. Developments shall minimize light pollution by avoiding outdoor lighting where unnecessary, emphasizing shielded fixtures and avoiding overhead lighting of areas such as walkways. As noted earlier in this chapter, the use of IDA-approved fixtures should be considered for all outdoor lighting. Additionally, energy-efficient lighting shall be used for all interior and exterior fixtures and standards.
 Stormwater runoff. The use of swales and infiltration basins, particularly with native or droughttolerant landscaping, shall be provided to collect and retain stormwater runoff, as well as for water quality purposes.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-29  Stormwater retention and infiltration. Onsite retention (infiltration) basins shall be designed and developed to provide 100 percent onsite retention of development drainage flows for up to the 100-storm event to help in the recharge of the aquifer.  Recycled water. The use of high-quality effluent (secondary-treated water) from the proposed sanitary sewer package plant shall be used for irrigation purposes only.  Bicycle facilities. The provision of bicycle parking and storage areas (either indoor or outdoor) should be included in development projects to help provide and encourage an alternative mode of transportation for or visitors, patrons, employees, and tenants. Outdoor parking and storage areas should be as close to building entrances as possible.

6.9.2. Building Design and Materials
 CALGreen. All proposed commercial and industrial uses shall be designed, constructed, and operated in conformance with the most current California Green Building Standards Code (CALGreen; Title 24, California Code of Regulations, Part 11), which is incorporate by reference in Chapter 15.08 (California Building Standards Code) of the Desert Hot Springs Municipal Code.
 Sustainable energy facilities, small scale. Small-Scale Sustainable Energy Facilities (e.g., solar panels on building, building- or ground-mounted windmills or wind turbines) should be considered for all development proposals. Solar panels should be provided on the roofs of all industrial buildings.
 Natural light. Architectural features that increase daylighting, such as light shelves that bounce light further into interior spaces, should be installed to reduce the need for additional electrical light.
 Energy savings. Buildings should be sited and designed to maximize the use of sunlight and shade for energy savings
 Low emission materials. Building materials that are low emitting in terms of volatile organic compounds (VOCs) and formaldehyde shall be used in the construction of buildings. Low- and zero-VOC paints, finishes, adhesives, caulks, and other substances shall also be used to improve indoor air quality and reduce the harmful health effects of off-gassing.  High winds. Buildings should be oriented to shelter public spaces and outdoor common areas from the prevailing winds that generally blow from a westerly direction.

Item Number: 1.

6-30 Design Guidelines and Standards | DHS Varner Road Specific Plan  Blowsand. Buildings shall not be constructed primarily of materials that perform poorly in environments subject to blowsand, such as glass and wood.  Recycled aggregate. The use of recycled-content aggregate (reused and crushed concrete and asphalt) is highly encouraged in areas such as, but not limited to, drainage backfill and under driveways, sidewalks, and building slabs.
 Roofing materials. The use of light-colored roofing materials to reflect heat and reduce cooling requirements of buildings, particularly Energy Star–labeled roofing materials, is highly encouraged.
 Green roofs. A green roof is a roof of a building that is partially or completely covered with vegetation and soil, planted over a waterproofing membrane. Buildings may incorporate green roofs as a method of providing outdoor common areas, thermal insulation/heat shields, and stormwater retention; reducing the building’s energy use; and offering a visual benefit for people at the street level, on top of the building itself, and on top of adjacent buildings.

6.9.3. Landscape Design
 Landscape and irrigation systems. All landscape and irrigation systems shall be installed in accordance with the various green and sustainable practices listed under the Landscape Design section, above, as well comply with current water use and landscaping requirements set forth by Desert Hot Springs, the County of Riverside, and other regulatory agencies with jurisdiction.
 Native, drought tolerant. Landscaping should consist primarily of plant materials and species that are native to the Coachella Valley, drought tolerant, and have low water demand. Plants with similar water and sun-exposure requirements should be grouped.  Covered pedestrian areas. Pedestrian areas (e.g., pathways) should be covered by trees, arcades, trellises, or awnings to provide protection from the sun and other elements.  Green walls. Buildings are encouraged to incorporate green screen elements along otherwise blank walls and similar locations. These include: 1) wall-mounted trellis panels; 2) freestanding trellis fences; 3) column trellis elements; 4) aboveground planters; and 5) horizontal shade structures. In addition to aesthetic and environmental control values, these elements are also useful for security and graffiti control.

Item Number: 1.

DHS Varner Road Specific Plan | Design Guidelines and Standards 6-31  Blowsand protection. A
combination of large and
small trees and shrubs
should be installed to
mitigate the effects of
blowsand conditions and
allow for sand filtration,
particularly along the
perimeter of the Specific
Plan Area. Non-vegetative
groundcover should also
be wind resistant and allow for sand filtration, such as 3/8-inch cobblestone. Care should be taken to design the site so that the sand collection areas (on the windward side of the vegetative screen) are in spaces that are appropriate and easily maintained.  Sand and soil stabilization. Prior to and during site construction, measures shall be taken to stabilize the sand and soil to prevent erosion and minimize blowsand.

Wind control: obstruction. Wind control: filtration.

Item Number: 1.

6-32 Design Guidelines and Standards | DHS Varner Road Specific Plan This page intentionally left blank.

Item Number: 1.

DHS Varner Road Specific Plan | Administration and Implementation 7-1

7. Administration and Implementation
This chapter outlines the administration, regulation and policy mechanisms that are necessary to implement this Specific Plan and ensure coordinated development of the Specific Plan Area.

7.1. Administration
This Specific Plan was adopted by the Desert Hot Springs City Council as ordinance (adopted April 17, 2018). As discussed in Chapter 1, Introduction, of this Specific Plan, subsequent to the Specific Plan adoption, an amendment to the Specific Plan was adopted by the Desert Hot Springs City Council as ordinance (adopted Month XX, 2025). The Specific Plan and subsequent amendment function as the regulatory document that serves as the implementing zoning for the Specific Plan Area, thereby ensuring the orderly implementation of the Desert Hot Springs General Plan. The Specific Plan establishes the prevailing land use and zoning regulations for all development projects, plans and activities within the Specific Plan Area.

7.1.1. Interpretation
In case of uncertainty or ambiguity to the meaning or intent of any provision of this Specific Plan, and consistent with the procedures outlined in Chapter 17.112 (Interpretation) of the City’s Zoning Ordinance, the Director of Community Development (Director) has the authority to make interpretations of the Specific Plan. In so doing, the Director shall consider the following factors:
 The case is similar to previous interpretation of similar provisions.  The interpretation responds satisfactorily to the intent and purpose of the Specific Plan.  The resulting project is consistent with the Desert Hot Springs General Plan.  The decision constitutes sound precedent for other similar situations.

The Director may, at his/her discretion, refer interpretation determinations to the Desert Hot Springs Planning Commission for consideration and action. Additionally, all interpretation determinations made by the Director may be appealed to the Planning Commission, and Planning Commission determinations may be appealed to the City Council. All appeals shall be in accordance with the appeal procedures and process set forth in Section 17.104.100 (Filing of Appeals) of the City’s Zoning Ordinance.

7.1.2. Severability
If any section, subsection, sentence, clause or phrase of this Specific Plan, or future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court, such decision shall not affect the validity of the remaining portions of the Specific Plan.

7.2. Review and Approval Process

7.2.1. Enforcement and Review and Approval Authority
In accordance with the procedures and process outlined in Chapter 17.96 (Enforcement of Provisions) of the City’s Zoning Ordinance, the Desert Hot Springs Community Development Department shall be responsible for enforcing the conditions and standards imposed on all permits granted by the City and permitted under this Specific Plan. The Desert Hot Springs Community Development Department shall also be responsible for administering the provisions of the Specific Plan.

Item Number: 1.

7-2 Administration and Implementation | DHS Varner Road Specific Plan For all specific procedures not modified or otherwise specified in this Specific Plan, all planning entitlements and permitting processes for development projects, plans and activities requiring permits within the Specific Plan Area shall be carried out in accordance with the procedures and processes outlined in Chapters 17.64 through 17.140 of the City’s Zoning Ordinance. Chapters

17.64 through 17.140 outline the specific procedures for filing and processing the various land use permits, subdivision maps, variances and other regulatory review and approval responsibilities of the City. Table 17.64.01 (Review Authority) of Chapter 17.64 identifies the full range of land use permit options/types and final review authority applicable to each option/type.

Per Subsection 17.64.010.B, appeals of the Director determinations are to the Planning Commission and appeals of Planning Commission determinations are to the City Council. All appeals shall be in accordance with the appeal procedures set forth in Section 17.104.100 (Filing of Appeals) of the City’s Zoning Ordinance.

7.2.2. Development Review Process
Unless otherwise specified in this Specific Plan, all future development projects, plans and activities (e.g., site plan and tentative map approvals, infrastructure improvement plans, landscape plans, grading and building permits) proposed within the Specific Plan Area shall be reviewed in accordance with the procedures and processes contained in Chapters 17.64 through 17.140 of the City’s Zoning Ordinance. Review procedures include, but are not limited to conditional use permits, development permits, special and temporary use permits, variances, and nonconformities.

7.2.3. Design Review
Design review of future development projects, plans and activities proposed within the Specific Plan Area shall be in accordance with the procedures and process outlined in Chapter 17.80 (Design Review) of the City’s Zoning Ordinance.

7.2.4. Specific Plan Consistency
All future development projects, plans and activities proposed within the Specific Plan Area, or any other action requiring ministerial or discretionary approval shall be consistent with the Specific Plan (California Government Code Sections 65455, 65860, and 66473.5). Subsequent development projects, plans and activities determined to be consistent with the Specific Plan will likewise be determined to be consistent with the Desert Hot Springs General Plan.

Additionally, and in accordance with Section 17.128.080 (Specific Plan Consistency) of the City’s Zoning Ordinance, no development projects, plans and activities or other land use entitlement may be approved, adopted, or amended within the area covered by Specific Plan, unless found consistent with the Specific Plan.

7.2.5. Amendments to the Specific Plan
Because this Specific Plan functions as the regulatory document that serves as the implementing zoning for the Specific Plan Area, Specific Plan amendments shall be processed similar to Zoning Ordinance amendments. Specifically, amendments shall be processed in accordance with the procedures and process outlined in Chapter 17.88 (Zoning Ordinance Amendments) of the City’s Zoning Ordinance. Any amendment to this Specific Plan shall be adopted if the following findings are made:

Item Number: 1.

DHS Varner Road Specific Plan | Administration and Implementation 7-3  The proposed amendment implements and is consistent with the Desert Hot Springs General Plan.
 The proposed amendment is in conformance with the purposed and intent of this Specific Plan.
 The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City.
 The proposed amendment provides for logical development that is superior to development otherwise allowed under this Specific Plan.

7.2.6. Minor Exceptions, Adjustments, or Changes to the Specific Plan Minor exceptions or adjustments from the standards, regulations, and guidelines contained in this Specific Plan shall be in accordance with the procedures and process outlined in Chapter 17.116 (Minor Exceptions) of the City’s Zoning Ordinance, including the requirement to make the findings outlined in Section 17.116.040 (Findings).

Minor changes to the Specific Plan are permitted via Director approval. Minor changes include changes to design themes, landscape plant materials, and color schemes, and any other changes deemed minor by the Director. A change in the maximum permitted square footage (see Table 3-1, Land Use Development Summary, of Chapter 3 of this Specific Plan) by 5 percent (whether an increase or decrease) is permitted and shall be processed as a minor change.

7.3. Maintenance and Operation of Improvements
Table 7-1 identifies the maintenance responsibilities for public and private improvements associated with the Specific Plan. In general, maintenance of improvements on private properties shall be the responsibility of the property owner(s), which in turn may be delegated to a business or tenant. Maintenance and operation of public improvements that support the Specific Plan Area shall be the responsibility of Desert Hot Springs.

Table 7-1 Maintenance Responsibility of Improvements
Improvement Type
Property Owner(s) or
Delegated Business or
Tenant Desert Hot Springs
Public Roadways (entire right-of-way;
includes adjacent sidewalks and parkways)
(on- and offsite)
X
Private Drive Aisles, Driveways, and Parking
Areas (onsite) X
Private Walkways and Sidewalks (onsite) X
Private Common Areas and Landscaping
(onsite) X
Private Sewer Infrastructure and Facilities
(onsite) X
Private Water Infrastructure and Facilities
(onsite) X
Item Number: 1.

7-4 Administration and Implementation | DHS Varner Road Specific Plan Improvement Type
Property Owner(s) or
Delegated Business or
Tenant Desert Hot Springs
Private Storm Drainage and Water Quality
Management Facilities and Infrastructure
(onsite)
X
Drainage/Flood Control Facilities within
Conservation/Open Space Area (Planning
Area 2)
X

7.4. Funding and Financing of Improvements

7.4.1. Development Impact and other City Fees
The following development impact and City fees shall apply to development projects, plans and activities within the Specific Plan Area:
 Development impact fees in accordance with Chapter 17.144 (Development Impact Fees) of the City’s Zoning Ordinance. As stated in Section 17.144.010 (Establishment of Development Impact Fees—Fee Schedule—Fee Revision), development impact fees are established and shall be imposed on the issuance of all building permits for development within the City to finance various public facilities and improvements required by new development. Refer to Section 17.144.010 for the list of public facilities and improvements that are funded via development impact fees.
 Service and regulatory fees in accordance with Chapter 17.148 (Service and Regulatory Fees) of the City’s Zoning Ordinance.

7.4.2. Developer-Funded Improvements
Developer-funded improvements are as follows:
 Any improvements proposed within the City’s public street right-of-way shall be funded for and installed by the property owner(s).
 Any grading, utilities and drainage features and improvements needed to serve the Specific Plan Area shall be funded for and installed by the property owner(s).

Item Number: 1.

DHS Varner Road Specific Plan | General Plan Consistency A-1 Appendix A General Plan Consistency Table
General Plan Consistency
Relevant Policy Compliance with Policy

LAND USE AND COMMUNITY DESIGN ELEMENT
Goal LU-1: A balanced community with a mix of land uses that supports thriving businesses, complete and healthy neighborhoods, and sustainable desert environment.

Policy LU-1.1
Balanced Growth. Support
development and growth that
balance residential, commercial,
industrial, and open space uses in a
manner that meet the needs of the
community without overburdening
community resources and
infrastructure.

Consistent—The Specific Plan allows for the development of a mix of industrial, manufacturing, warehouse, and distribution uses that will help support the growth of these types of uses in Desert Hot Springs and the region, which currently lacks the mix of uses allowed under Specific Plan. The provision of the mix of industrial type uses would help balance the City’s land uses, which mainly consist of residential with supporting commercial and hospitality uses. Additionally, one of the goals outlined in Section 1.4, Vision, Land Use Principles, and Goals and Objectives, of the Specific Plan is to help the City balance its jobs-to-housing ratio (which is currently skewed to the housing side) through increased economic and employment expansion and opportunities within the Specific Plan Area.

Furthermore, the provision of uses allowed under the Specific Plan would not create a burden on community resources as the uses would not result in a need of such resources. The Specific Plan also includes a comprehensive infrastructure plan that would more than adequately serve the needs of the Specific Plan Area and not burden the infrastructure system in place that serves the current needs of the community.

Policy LU-1.3
Compatibility. Require that new
development be visually and
functionally compatible with
established residential
neighborhoods, industrial and
commercial areas, and natural desert
habitat areas.

Consistent—The Specific Plan includes detailed development standards and design guidelines for but not limited to building setbacks, building heights and massing, and landscaping requirements. Standards and guidelines are detailed to create a visually stimulating built environment that is not only in harmony and consistent with the desert environment that surrounds the Specific Plan Area, but also helps preserve the desert environment and habitat areas.

Additionally, Planning Area 2, which encompasses 28.5 acres of the Specific Plan Area, is comprised of the Open Space/Conservation land use district. As shown in Figure 3-1, Specific Plan Land Use Plan, Planning Area 2 consists of two separate but contiguous areas, the larger northern area north of Varner Road (which comprises 25.7 acres) and a smaller area south of Varner Road in the northwestern end of the Specific Plan (which comprises 2.8 acres). The entire planning area will be preserved and dedicated for open space conservation as part of the CVMSHCP Willow Hole Conservation Area.

Item Number: 1.

A-2 General Plan Consistency | DHS Varner Road Specific Plan General Plan Consistency
Relevant Policy Compliance with Policy
Policy LU-1.4
Sustainability. Promote sustainable
land uses and building practices that
promote efficient energy use and
resource sustainability.

Consistent—The Specific Plan provides a sustainable approach to site and building development and landscape design. Section 6.9, Sustainable Design and Health, of the Specific Plan outlines a sustainable approach to the development and design of buildings and landscaping. The guidelines outlined in this section require compliance with all CALGreen building standards and encourage the use of sustainable building materials, energy efficient design elements. The guidelines call for drought-tolerant landscaping and increased energy requirements to cool buildings. The sustainable guidelines and standards provided in the Specific Plan reinforce development that is attractive, efficient, and environmentally sustainable. The guidelines and standards also help ensure that development created through the Specific Plan is designed to take advantage of the opportunities and protect against the extreme weather conditions (e.g., extreme temperatures and strong winds loads and sandstorms) of the desert environment.

Goal LU-8: Industrial opportunities and new development that broaden the economic and employment base of the City.

Policy LU-8.1
Employment Centers. Ensure
employment centers provide a
variety of land uses and
infrastructure that will allow the City
to remain economically competitive.

Consistent—The Specific Plan allows for the development of a mix of industrial, manufacturing, warehouse, and distribution uses that help the City remain economically competitive in the region. As noted above, the mix of uses allowed under the Specific Plan will help support the growth of these types of uses in Desert Hot Springs, which currently lacks the mix of uses allowed under Specific Plan that are needed to help it remain economically competitive.

Additionally, some of the land use principles and goals and objectives outlined in Section 1.4, Vision, Land Use Principles, and Goals and Objectives, of the Specific Plan would help keep the City economically competitive.

Following are a few of these principles, goals, and objectives:
 Take advantage of the economic opportunities that are offered/available to the Specific Plan Area due to its high visibility and convenient access from I-10, which serves as major regional transportation corridor for the Coachella Valley.
 Increase the City's revenue-generating tax base through new sales and property taxes associated with the mix of industrial land uses permitted and proposed under the Specific Plan, while providing a new job base for existing and future residents of Desert Hot Springs and surrounding desert cities and communities.
 Provide industrial and commercial space with supporting infrastructure in the City to help meet the growing demand and employment base.

Item Number: 1.

DHS Varner Road Specific Plan | General Plan Consistency A-3 General Plan Consistency
Relevant Policy Compliance with Policy
Policy LU-8.4
Employment Expansion. Facilitate
industrial developments that
accommodate businesses which are
employee intensive, provide highskilled jobs, and are economically beneficial to the City.

Consistent— The Specific Plan allows the development of a mix of industrial, manufacturing, warehouse, and distribution uses that can be employee intensive and provide employment opportunities to skilled workers.

Additionally, some of the land use principles and goals and objectives outlined in Section 1.4, Vision, Land Use Principles, and Goals and Objectives, of the Specific Plan help implement this policy. Following are a few of these principles, goals, and objectives:
 Take advantage of the economic opportunities that are offered/available to the Specific Plan Area due to its high visibility and convenient access from I-10, which serves as major regional transportation corridor for the Coachella Valley.
 Increase the City's revenue-generating tax base through new sales and property taxes associated with the mix of industrial land uses permitted and proposed under the Specific Plan, while providing a new job base for existing and future residents of Desert Hot Springs and surrounding desert cities and communities.
 Provide industrial and commercial space with supporting infrastructure in the City to help meet the growing demand and employment base.

Goal LU-10: Provide a high quality of life for the community through the provision of parks and recreational services and the preservation of the natural desert landscape.

Policy LU-10.1
Public Services. Parks and Open
Space. Preserve, protect, and
maintain open space, parks, and
recreation facilities as critical spaces
in Desert Hot Springs, recognizing
that such uses contribute to the
high quality of life in the City.

Promote land use decisions that
provide for conservation of open
space.

Consistent—The Specific Plan provides a sustainable approach to site design and conservation. For example, Planning Area 2, which encompasses 28.5 acres of the Specific Plan Area, is comprised of the Open Space/Conservation land use district. As shown in Figure 3-1, Specific Plan Land Use Plan, Planning Area 2 consists of two separate but contiguous areas, the larger northern area north of Varner Road (which comprises 25.7 acres) and a smaller area south of Varner Road in the northwestern end of the Specific Plan (which comprises 2.8 acres). The entire planning area will be preserved and dedicated for open space conservation as part of the CVMSHCP Willow Hole Conservation Area.

Goal LU-11: Provide a high quality of life for the community through the provision of parks and recreational services and the preservation of the natural desert landscape.

Policy LU-11.2
Cluster Development. Encourage
proposed projects within
designated conservation areas to
cluster development to provide for
the greatest amount of
conservation while respecting
surrounding established and
planned uses.

Consistent—As stated above, the entirety of planning area (which comprises

25.7 acres) will be preserved and dedicated for open space conservation as part of the CVMSHCP Willow Hole Conservation Area.

Item Number: 1.

A-4 General Plan Consistency | DHS Varner Road Specific Plan General Plan Consistency
Relevant Policy Compliance with Policy
Goal LU-12: Citywide design and development that enhances the community’s distinctive character and preserve the natural scenic resources.

Policy LU-12.2
Appropriate Architectural Design.

Encourage development that
integrates desert-appropriate
architecture, utilizing appropriate
massing, scale, colors, and roofing.

Consistent—The Specific Plan includes detailed development standards and design guidelines that integrate desert-appropriate architecture, utilizing appropriate massing, scale, colors, and roofing. Standards and guidelines are detailed to create a visually stimulating built environment that is not only in harmony and consistent with the desert environment that surrounds the Specific Plan Area, but also helps preserve the desert environment and habitat areas.

Policy LU-12.3
Site-Sensitive Planning. Encourage
the use of site-sensitive
planning in new development,
varying setbacks with adequate
minimums, and varying designs,
elevations and facade articulations.

Consistent—The Specific Plan includes detailed development standards and design guidelines that promote quality and sustainable design call and call for site-sensitive planning including varying setbacks, designs, elevations and facade articulations. As outlined in Chapter 6, Design Guidelines and Standards, these include but are not limited to sensitivity to the surrounding environment, including use of existing and engineered topography in all development plans/projects and utilization of grading techniques to create visual interest. As detailed in Section 6.4, Architectural Design, the architectural design guidelines and standards are intended to provide a general framework for the design of buildings and to ensure a high level of architectural quality and attention to detail. The guidelines and standards promote a unique style of building design achieved through the creative use of massing, roof forms, façades, and other building features and elements.

Policy LU-12.4
Desert-Sensitive Design.

Encourage architectural and
landscape design that minimizes the
impacts of the sun and wind for
pedestrians along public rights-ofway, walkways, and large parking areas.

Consistent—The Specific Plan includes architectural and landscape design standards and guidelines that that help minimizes impacts of the sun and wind. For example, Section 6.3.2, Building Placement and Orientation, calls for building placement and orientation to consider the region’s predominant wind patterns to allow for protection and transfer of blowsand, as well as taking into account seasonal solar orientation and protection for the placement of buildings to create comfortable and usable pedestrian environments and minimize energy costs.

MOBILITY AND INFRASTRUCTURE ELEMENT
Goal M1.1: An inclusive mobility framework that safely and efficiently moves and connects people, destination, vehicles, and good.

Policy MI-2.7
Streetscape Aesthetics. Promote
an enhanced aesthetic image
through streetscaping, median
improvements, and careful
implementation of non-essential
signage when revising infrastructure
for complete streets.

Consistent—Section 6.3, Site Design, outlines site design guidelines and standards that address circulation improvements that are important to ensuring quality streetscapes and median improvements. Site design guidelines and standards also provide direction for creating a defined streetscape that gives the project a distinct character. Conceptual illustrations of the streetscapes associated with the roadways of the Specific Plan are provided in Figure 3-5, Roadway Sections and Streetscapes, of Chapter 3, Land Use and Mobility Plan. As shown in these figures the streetscapes would create a cohesive landscape through use of the ‘Contemporary Desert’ theme. Street trees and understory plants, combined with non-vegetative cover such as rock mulches and large boulders will improve the pedestrian experience, create shade to cool pavement and buildings, and contribute to the area’s identity.

Item Number: 1.

DHS Varner Road Specific Plan | General Plan Consistency A-5 General Plan Consistency
Relevant Policy Compliance with Policy
Goal M1.4: Connected pedestrian and bicycle network.

Policy MI-4.3
Connectivity. Require that new
developments increase connectivity
through direct and safe pedestrian
and bicycling connections to the
established network.

Consistent—As shown in Figure 3-3, Conceptual Mobility Plan (Site-Specific), the pedestrian access and circulation plan for the Specific Plan Area includes a multipurpose trail along the north side of Varner Road, a public sidewalk along the south side of Varner Road, and a public sidewalk along the western end of West Drive. The conceptual roadway exhibit provided in Figures 3-3 and 3-5 illustrates how pedestrian circulation improvements along the roadway frontages will connect the uses of the Specific Plan Area and eventually, beyond the Specific Plan Area. Refer to Chapter 6, which outlines the design guidelines and standards applicable to the development of pedestrian circulation improvements, including the need to provide accessible paths of travel in accordance with the Americans with Disabilities Act (ADA).

Goal M1.8: Efficient and safe movement of goods.

Policy MI-8.4
Accommodating Trucks. Design
roadway system to accommodate
trucks and heavier vehicles between
industrial areas and highway and
freeway routes.

Consistent— Figures 3-3, Conceptual Mobility Plan (Site-Specific), and 3-4, Conceptual Mobility Plan (Area-Wide), illustrate the existing and proposed mobility and circulation elements of the Specific Plan Area and its surroundings. As shown in these figures, the proposed mobility plan fits into, complements, and helps complete the mobility and circulation system surrounding the Specific Plan Area. The plan is designed to work well internally and integrate well with the surrounding mobility and circulation system (both existing and future). As shown in Figure 3-3, the Specific Plan includes a comprehensive vehicular access and circulation system, which contains a hierarchy of access points and roadways to dictate the function and character of access points and roadways. The roadway system would be designed to adequately accommodate trucks and heavier vehicles of the future uses of the Specific Plan between the Specific Plan Area and I-10.

Goal M1.11: Provide for a sustainable physical infrastructure to support a desirable quality of life.

Policy MI-11.9
Flood Prevention. Support flood
prevention infrastructure on and
around Mission Creek and
Morongo Wash areas and other
areas of the City prone to flooding.

Consistent—The Specific Plan provides creative solutions to ensure that the drainage flows of the area are maintained and to ensure that flooding is not an issue for any of the development areas of the Specific Plan or for any offsite areas and properties. Refer to Chapters 3, Land Use and Mobility Plan, and 4, Infrastructure, Utilities, and Services, for a detailed discussion of the creative engineering solutions proposed.

Policy MI-11.12
Energy Efficiency. Encourage
energy-efficient design of all new
projects (public and private),
including appropriate structure
orientation and the use of shade
trees to maximize cooling and
reduce fossil fuel consumption for
heating and cooling.

Consistent—Section 6.9, Sustainable Design and Health, of the Specific Plan outlines a sustainable approach to the development and design of buildings and landscaping. The guidelines outlined in this section require compliance with all CALGreen building standards and encourage the use of sustainable building material and energy efficient design elements. For example, Section

6.9.1, Site Design and Infrastructure, states that shading devices and techniques, such as roof overhangs, trellises, arcades, and trees, shall be incorporated into buildings, outdoor spaces, and parking areas to minimize unnecessary solar heat gain and provide shade for people, buildings, and vehicles. Also, Section 6.3.3, Site Access, Circulation, and Parking, calls for the provision of sufficient shade trees and landscape coverage shall be provided in vehicular parking areas (i.e., in landscape parkways, landscape fingers, or diamonds) to reduce the heat-island effect and provide shading for parked vehicles.

Item Number: 1.

A-6 General Plan Consistency | DHS Varner Road Specific Plan General Plan Consistency
Relevant Policy Compliance with Policy

ECONOMIC DEVELOPMENT ELEMENT
Goal: A robust employment base, industrial diversity, and range of good and services to maintain economic stability.

Policy ED-1.5
Employment-Generating Industry
Clusters. Identify business and
locational opportunities for
establishing employmentgenerating industry clusters such as health care, professional office, and
warehouse/fulfillment centers.

Consistent— The overall purpose and intent of the Specific Plan is to generate momentum and provide the land use and regulatory framework to allow for the systematic development of the Specific Plan Area into a distinguishable and sustainable business park. The Specific Plan will foster the creation of quality development that appeals to the City’s and Coachella Valley’s need for high quality industrial parks and expands the City’s employment opportunities and tax base. Additionally, many of the Specific Plan’s land use principles and goals and objectives outlined in Section 1.5, Vision, Land Use Principles, and Goals and Objectives, of the Specific Plan help implement this policy. For example, following are three of the land use principles:
 Increase the City's revenue-generating tax base through new sales and property taxes associated with the mix of industrial land uses permitted and proposed under the Specific Plan, while providing a new job base for existing and future residents of Desert Hot Springs and surrounding desert cities and communities.
 Create a sustainable high-quality industrial/ park for today’s evolving logistics operations.
 Provide industrial and commercial space with supporting infrastructure in the City to help meet the growing demand and employment base.

OPEN SPACE, NATURAL, AND CULTURAL RESOURCE ELEMENT
Goal OS-1: Protected habitat and natural washes that are protected, managed, and preserved.

Policy OS-1.4
Development Regulations. Apply
land use development regulations to
limit development of sensitive
biological areas, including biological
linkages and conservation areas.

Consistent—The Specific Plan includes a land development plan that limits development of sensitive biological areas, including biological linkages and conservation areas of the CVMSHCP Willow Hole Conservation Area.

Planning Area 2, which encompasses 28.5 acres of the Specific Plan Area, is comprised of the Open Space/Conservation land use district. As shown in Figure 3-1, Specific Plan Land Use Plan, Planning Area 2 consists of two separate but contiguous areas, the larger northern area north of Varner Road (which comprises 25.7 acres) and a smaller area south of Varner Road in the northwestern end of the Specific Plan (which comprises 2.8 acres). The entire planning area will be preserved and dedicated for open space conservation as part of the CVMSHCP Willow Hole Conservation Area.

Goal OS-3: A sustainable, reliable and clean water supply.

Policy OS-3.2
Water Conservation. Require water
conservation measures in new
development, equivalent to
CalGreen Tier One or similar
standards.

Consistent — Chapter 6, Design Guidelines and Standards, includes water conservation measures including the use of recycled water for irrigation and requiring the plan of drought-tolerant plants. For example, follow are some of the design measures outlined in 6.9.3, Landscape Design:
 Landscape and irrigation systems. All landscape and irrigation systems shall be installed in accordance with the various green and sustainable practices listed under the Landscape Design section, above, as well comply with current water use and landscaping requirements set forth by Desert Hot Springs, the County of Riverside, and other regulatory agencies with jurisdiction.
 Native, drought tolerant. Landscaping should consist primarily of plant materials and species that are native to the Coachella Valley, drought tolerant, and have low water demand. Plants with similar water and sunexposure requirements should be grouped.

Item Number: 1.

DHS Varner Road Specific Plan | General Plan Consistency A-7 General Plan Consistency
Relevant Policy Compliance with Policy
Policy OS-3.6
Landscaping. Require climateappropriate landscaping for new development, and limit turf to be
used as accent only.

Consistent—Chapter 6, Design Guidelines and Standards, includes landscape standards and guidelines that require climate-appropriate landscaping. As outlined in Section 6.8, Landscape Design, the landscape design guidelines and standards emphasize harmony with the natural desert environment, use of native and desert-friendly plants, and use of local materials for hardscape and landscape elements. In the landscape plan, ‘Contemporary Desert’ theme is created through the use of native and desert-friendly species planted in large masses and drifts and use of rock, crushed glass, or other durable mulch material on the ground plane.

Goal OS-4: Increased energy efficiency and conservation.

Policy OS-4.1
Energy Conservation. Seek to
incorporate energy conservation
measures into new development
projects.

Consistent—Section 6.9, Sustainable Design and Health, of the Specific Plan outlines a sustainable approach to the development and design of buildings and landscaping. The guidelines outlined in this section require compliance with all CALGreen building standards and encourage the use of sustainable building material and energy efficient design elements.

Policy OS-4.4
Solar Energy Systems. Encourage
the use of solar energy systems or
any other technologies that similarly
reduce the use of power from the
grid in residential and commercial
uses.

Consistent—The
Section 6.9, Sustainable Design and Health, of the Specific Plan outlines a sustainable approach to the development and design of buildings and landscaping. The guidelines outlined in this section require compliance with all CALGreen building standards and encourage the use of sustainable building material and, energy efficient design elements. For example, following are a few of the guidelines that would help ensure consistency with this policy:
 Solar orientation. Whenever appropriate, buildings should be oriented so that the long axis is oriented east–west to maximize north- and southfacing windows, which receive indirect, diffused light with low heat gain for the building, reducing cooling costs during summer months. Outdoor spaces such as plazas should be similarly oriented. South- and westfacing windows should be shaded with an overhang, deciduous trees, or awnings to reduce summer exposure.
 Sustainable energy facilities, large scale. Large-scale sustainable energy facilities (e.g., wind energy conversion systems, solar farms/fields) are permitted and highly encouraged within CVMSHCP’s Willow Hole Conservation Area of Planning Area 2 (see Table 5-1, Permitted Land Uses). However, the amount of land that such facilities can take up within this planning area shall be limited to a maximum of 10 percent of the overall planning area acreage, per the limits set in Section 5.4.3, LargeScale Energy and Water/Wastewater Facilities and Infrastructure Standards and Regulations, of this Specific Plan.

Goal OS-7: Protected viewsheds, scenic corridors, and neighborhood aesthetics.

Policy OS-4.7
Drought-Tolerant Landscaping.

Review landscape plans and require
that climate-appropriate
landscaping be used throughout
the City in public and private
landscape plans.

Consistent—Chapter 6, Design Guidelines and Standards, includes landscape standards and guidelines that require climate-appropriate landscaping. As outlined in Section 6.8, Landscape Design, the landscape design guidelines and standards emphasize harmony with the natural desert environment, use of native and desert-friendly plants, and use of local materials for hardscape and landscape elements. In the landscape plan, ‘Contemporary Desert’ theme is created through the use of native and desert-friendly species planted in large masses and drifts and use of rock, crushed glass, or other durable mulch material on the ground plane.

Item Number: 1.