The purpose of this chapter is to establish permits and entitlements that are decided by the Planning Commission (Commission). Each permit and entitlement type is described in this chapter in terms of purpose and applicability, unique review process, findings for approval, and conditions. General processing procedures are established in Chapter 25.60 (Procedures).
(Ord. 1259 § 1, 2013)
A. 
Purpose. In order to ensure that the zoning regulations will permit all similar uses in each district, the Commission, upon its own initiative or upon request, shall determine whether a use not specifically listed as a permitted or conditional use in any district shall be deemed a permitted use or a conditional use in any one or more districts on the basis of similarity to uses specifically listed. The procedures of this chapter shall not be substituted for the amendment procedure as a means of adding new uses to the list of permitted or conditional uses.
B. 
Application—Submittal requirements. Application for determination of similar uses shall be made in writing to the Director and shall include a detailed description of the proposed use and such other information as may be required to facilitate the determination.
C. 
Investigation and report. The Director shall make such investigation of the application as necessary to compare the nature and characteristics of the proposed use with those uses specifically listed and shall make a report of their findings to the Commission.
D. 
Determination. The determination of the Commission shall be rendered in writing and shall be transmitted to the Council within 15 days of the determination. The decision of the Commission shall become final within 30 days unless an appeal is filed or the majority of the Council elects to review the determination.
E. 
Determination by City Council. If required, the Council shall make a determination as prescribed in Section 25.60.080 (Appeals).
(Ord. 1259 § 1, 2013; Ord. 1393 § 29, 2023)
A. 
Purpose. A precise plan allows for the review of uses, sites, and structures to ensure that the applicable design and development standards are implemented as intended.
B. 
Applicability. A precise plan is required as follows:
1. 
No person shall commence any use for which a conditional use permit is required or any use not permitted in either the R-1 or RE zone. No building permit shall be issued for any structure to be used for, or in conjunction with any such use, until a precise plan of design covering the parcel or parcels to be so used shall be approved and adopted as provided in this chapter.
2. 
Notwithstanding any provision of the Uniform Building Code, no grading permit shall be issued for the grading or excavation of any land, until a precise plan of design, tentative tract map, or tentative parcel map covering the property proposed to be graded or excavated has been approved and adopted as provided in this chapter.
C. 
Exceptions. This subsection shall not apply to the grading or excavation required in connection with:
1. 
The construction of a swimming pool on property in the residential zone.
2. 
The movement of less than 50 cubic yards of earth.
3. 
The grading of any parcel of property outside of the hillside overlay zone so as to improve the land for emergency drainage purposes.
D. 
Application requirements. The applications for a precise plan shall be submitted on a form as provided by the Director and include submittal materials as required.
E. 
Review criteria. Any such precise plan of design may be rejected, approved, modified and approved, or approved subject to conditions. Any such precise plan of design after approval may be amended, in the same manner as a precise plan of design is first approved under this chapter. The following criteria apply:
1. 
In the approval or rejection of a precise plan of design, consideration shall be given and restrictions shall be imposed to the extent necessary, in view of the size and shape of the parcel and the present and proposed zoning and use of the subject property and the surrounding property, to permit the same degree of enjoyment of the subject property, but subject to the same degree of protection of adjoining properties, as would be accorded in normal circumstances by the standard restrictions imposed by this chapter. The standard restrictions imposed in the various zones by this chapter are intended as minimum restrictions necessary in normal circumstances to prevent substantial depreciation of property values in the vicinity and unreasonable interference with the use and enjoyment of property in the vicinity by the occupants thereof for lawful purposes, and for the protection of the public peace, health, safety, and general welfare. "Normal circumstances" are intended to refer to the case of a permitted case upon a lot of a normal size and shape surrounded by property in the same zone as the lot in question.
2. 
If the proposed precise plan of design would substantially depreciate property values in the vicinity or would unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes or would endanger the public peace, health, safety, or general welfare, such plan shall be rejected or shall be so modified or conditioned before adoption as to remove said objections.
3. 
If required, the design review approval by the ARC (Section 25.68.020, Design Review Required), or objective design review approval by the Director (Chapter 25.42 Multifamily and Mixed-Use Objective Design Standards) must be obtained prior to the precise plan review by the Commission.
F. 
Approval subject to condition. A precise plan of design may be approved subject to the granting of a change of zone, a conditional use permit, a variance, or the approval of a final subdivision map, and the Commission or Council may require such a precise plan of design to be submitted prior to the granting or recommending of a zone change, variance, or conditional use permit.
G. 
Compliance required. No person shall violate or fail to comply with any approved precise plan of design or any conditions or provisions thereof nor shall a building permit be issued for any structure which would violate or fail to comply with any approved precise plan of design for the parcel or parcels on which such structure is to be located. In the event any such permit is issued, it shall be null and void and have no further effect.
H. 
Continuance of existing plans. Any precise plan previously approved and in effect shall remain in effect regardless of any changes to zoning regulations subsequently adopted, unless the precise plans are made null and void or amended at the time of adoption.
I. 
Distinction from other precise plans. The precise plans of design referred to in this chapter are not to be confused with or considered to be precise plans as referred to in the Government Code of the State.
J. 
Street frontage requirements. No building or other structure to be used for any business or commercial purpose shall hereafter be erected unless the frontage of the lot, or parcel of land upon which such building or structure is erected, abuts on one side of a public street, unless an unnecessary hardship would result as determined by the Commission.
K. 
Failure to utilize a precise plan.
1. 
Failure to utilize a precise plan within one year of its effective date (unless extended by action of the Commission) will automatically void such precise plan. In the event construction work is involved, such work must actually commence within the stated period and be diligently pursued.
2. 
Extension of time up to a maximum one year may be granted from the date of expiration of the precise plan by the Commission when extenuating circumstances can be clearly shown by the applicant. The request for same shall be submitted to the Commission in writing prior to the expiration date and shall clearly state the reasons why construction has not commenced.
3. 
The Commission may grant additional time extensions providing that there has not been adopted any changes to zoning regulations that would impact said precise plan.
L. 
Amendment to a precise plan.
1. 
The Commission may grant an amendment to the approved precise plan only after all procedures as set forth in the original application are met except that the request for such amendment may be in letter form in lieu of being placed on the official form of application for a precise plan of design.
2. 
The Director may approve in writing on the approved precise plan minor modifications without the benefit of public hearing when such modifications do not adversely affect the public interest or the interest of owners of neighboring properties or substantially alter the plan, and so long as the modification would not affect any other condition of approval.
(Ord. 1259 § 1, 2013; Ord. 1292 § 2, 2015; Ord. 1411, 4/25/2024)
A. 
Purpose. In order to give the use regulations the flexibility necessary to achieve the objectives of this title, in certain districts, conditional uses are permitted, subject to the granting of a conditional use permit. Because of their unusual characteristics, conditional uses require special consideration so that they may be located properly with respect to the objectives of the zoning regulations and with respect to their effects on surrounding properties. In order to achieve these purposes, the Commission is empowered to grant or deny applications for conditional use permits for such conditional uses as are prescribed in the district regulations and to impose reasonable conditions upon the granting of conditional use permits subject to the right of appeal to the Council.
B. 
Application requirements. Application for a conditional use permit shall be filed with the Department on a form prescribed by the Director and shall include materials as required.
C. 
Investigation and report. The Department shall make an investigation of the application and shall prepare a report thereon which shall be submitted to the Commission and made available to the applicant prior to the public hearing.
D. 
Hearings. The Commission shall hold at least one public hearing on each application for a conditional use permit. The hearing shall be set and notice given as prescribed in Section 25.60.060 (Public Hearing and Public Notice). At the public hearing, the Commission shall review the application and drawings submitted therewith and shall receive pertinent evidence concerning the proposed use and proposed conditions under which it would be operated or maintained.
E. 
Action of the Commission. The Commission may grant a conditional use permit as the permit was applied for or in modified form, or the application may be denied. A conditional use permit may be granted for a limited time period, or may be granted subject to such conditions as the Commission may prescribe. Conditions may include, but shall not be limited to, payment of drainage fees; requiring special yards, open spaces, buffers, fences, and walls; requiring installation and maintenance of landscaping; requiring street dedications and improvements; regulation of points of vehicular ingress and egress; regulation of traffic circulation; regulation of signs; regulation of hours of operation and methods of operation; control of potential nuisances; prescribing standards for maintenance of buildings and grounds; prescription of development schedules and development standards; and such other conditions as the Commission deems necessary to ensure compatibility of the use with surrounding developments and uses and to preserve the public health, safety, and welfare.
F. 
Findings. The Commission shall make the following findings before granting a conditional use permit:
1. 
That the proposed location of the conditional use is in accord with the objectives of this title and the purpose of the district in which the site is located.
2. 
That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity.
3. 
That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments.
4. 
That the proposed conditional use complies with the goals, objectives, and policies of the City's General Plan.
G. 
Effective date of the use permit. The decision of the Commission shall be final within 15 days from the date of the decision unless an appeal has been filed with the Council.
H. 
Lapse of conditional use permit. A conditional use permit shall lapse and shall become void 1 year following the date on which the use permit became effective, unless prior to the expiration of 1 year a building permit is issued and construction is commenced and diligently pursued toward completion on the site which was the subject of the use permit application, or a certificate of occupancy is issued for the structure which was the subject of the use permit application, or the site is occupied if no building permit or certificate of occupancy is required; provided that a use permit for a public utility installation may be valid for a longer period if specified by the Commission. Prior to the expiration of the permit, the applicant may request a 1 year time extension by filing with the Commission.
I. 
Modification of conditional use. Modification, expansion, or other change in a conditional use; provided, that minor revisions or modifications may be approved by the Director if they determine that the changes would not affect the findings prescribed in Section 25.72.050.F (Findings), and the application for revision or modification is filed within 1 year from the date the original conditional use permit becomes final, does not change the use designated in the original conditional use permit, does not increase, reduce, or alter the size or shape of the premises to which the original conditional use permit pertained, and does not extend the time in which the actual establishment of the conditional use permit or the commencement of construction under the conditional use permit shall take place.
J. 
Suspension and revocation. Any conditional use permit issued pursuant to the provisions of this title may be modified, discontinued, suspended or revoked by the Commission upon receiving satisfactory evidence that the permittee, its agent(s), employee(s), or any person connected or associated with the permittee: (1) has failed to comply with any applicable provision of the Palm Desert Municipal Code, including but not limited to the City's building, zoning, and health regulations; (2) has failed to comply with any condition imposed by the conditional use permit; or (3) has allowed the existence of or created a public nuisance in violation of the Palm Desert Municipal Code. The modification, discontinuance, suspension, or revocation shall be made only after a duly noticed hearing before the Commission, which hearing shall be conducted within 40 days of learning of the violation.
K. 
Commission determination.
1. 
Not more than 30 days or less than 10 days prior to the hearing, written notice of the time and place of hearing shall be given to the permittee. The notice shall specify in general terms the grounds upon which the Commission intends to modify, discontinue, suspend, or revoke the conditional use permit. The notice shall be deemed complete when delivered to the permittee by personal service, when sent by certified mail to the permittee's last known address, or when posted in a conspicuous place on the property for which the conditional use permit was issued.
2. 
Notice of the hearing shall also be mailed not more than 30 days or less than 10 days prior to the hearing to all persons whose names appear on the latest adopted tax roll of Riverside County as owning property within 300 feet of the exterior boundaries of the property subject to the hearing and all persons who have filed written complaints with the City regarding the subject property.
3. 
After giving notice and conducting the hearing, the Commission may modify, discontinue, suspend, or revoke the conditional use permit. As part of any such action, the Commission may impose such conditions as it deems appropriate, including those necessary to protect the best interests of the surrounding property to the neighborhood; to eliminate, lessen, or prevent any detrimental effect thereon; or to assure compliance with other applicable provisions of the law. Any such action shall be supported by written findings, including a finding that it does not impair the constitutional rights of any person.
4. 
The decision of the Commission shall become final 30 days following the date on which the conditional use permit was suspended or revoked unless an appeal has been filed with the Council in accordance with Section 25.60.080 (Appeals) of this code.
L. 
New applications. Following the denial of a conditional use permit application or the revocation of a conditional use permit, no application for a conditional use permit for the same or substantially the same conditional use on the same or substantially the same site shall be filed within 1 year from the date of denial or revocation of the conditional use permit.
M. 
Use permit to run with the land. A conditional use permit granted pursuant to the provisions of this chapter shall run with the land, and shall continue to be valid upon a change of ownership of the site or structure which was the subject of the conditional use permit application. However, the City shall be notified of any change of ownership within 90 days of its occurrence.
(Ord. 1259 § 1, 2013; Ord. 1393 § 30, 2023)
A. 
Purpose and intent. This section provides standards and criteria for regulating the conversion of rental housing to residential condominium units or rental housing to a condominium hotel, community apartment, or stock cooperative types of ownership and for determining when such conversions are appropriate; mitigates any hardship to tenants caused by their displacement; and provides provisions to protect public health, safety, and general welfare.
B. 
Applicable standards. The Commission/Council is the review authority for condominium conversion projects. All condominium conversion projects shall conform to: (1) the applicable standards and requirements of the zoning district in which the project is located at the time of approval; (2) Section 25.34.050 of the Palm Desert Municipal Code; and (3) all other applicable local, state, and/or federal laws and codes.
C. 
Findings—Condominium conversion projects. The Commission/Council shall not approve a condominium conversion permit for same unless it finds all of the following:
1. 
The condominium conversion project is consistent with the applicable findings specified in Section 25.72.050 (Conditional Use Permits) of this code.
2. 
That the applicant does not seek to convert an apartment complex or development, which received a certificate of occupancy for any unit, located therein within the preceding 12 months.
3. 
That the average rental vacancy rate in apartment dwelling units within the city during the 24 months proceeding the filing of the application is equal to or greater than 5 percent. Upon submission of the application, the City Manager or designee shall obtain, at applicant's sole expense, a written study or report from an objective, unbiased third party which provides such studies and/or reports as part of its ordinary course and scope of business on a statewide or nationwide basis, which, in the reasonable opinion of the City Manager or designee, reflects that the average rental vacancy rate in apartment units then available in the city is 5 percent or higher. If the average rental vacancy rate in the city during the 24 months preceding the filing of the application is less than 5 percent or if as a result of the approval of said condominium conversion the vacancy rate would be less than 5 percent, the condominium conversion project shall be denied unless the Commission/Council determines that at least one of the following overriding considerations exist:
i. 
Evidence has been submitted that at least 50 percent plus one of the eligible tenants has voted to recommend approval of the conversion.
ii. 
That the evidence presented to the Commission/Council as part of the application for the project overwhelmingly complies with the policies and intent of this chapter. Applicants shall be able to request that the Commission/Council allow for a condominium conversion project to be considered for approval where the vacancy rate and/or tenant approval percentage requirements have not been met but have been substantially complied with.
4. 
Conversions of projects containing four units or less shall not be subject to the above vacancy rate provisions.
D. 
Planning Commission/City Council determination.
1. 
The Commission shall hold a duly noticed public hearing on a condominium conversion project, and the decision of the Commission shall be final unless a timely appeal is filed.
2. 
When a timely appeal is filed to a decision of the Commission, the Council shall hold a public hearing on a condominium conversion project, and the decision of the Council shall be final and subject to appeal only by way of writ of mandate to a court of appropriate jurisdiction. A condominium conversion project conditional use permit may be approved subject to such conditions as the Commission/Council may prescribe.
(Ord. 1259 § 1, 2013)
A. 
Purpose. Variances from the terms of this title shall be granted only when, because of special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of this title deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. Any variance shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and district in which such property is situated.
B. 
Applicability. The power to grant variances and adjustments does not extend to use regulations. Flexibility to the zoning regulations is provided in the conditions use provisions of this title.
C. 
Application—Submittal requirements. Application for a variance shall be filed with the Department on a form prescribed by the Commission and shall include the following data and maps:
1. 
Name and address of the applicant.
2. 
Statement that the applicant is the owner or the authorized agent of the owner of the property on which the variance is being requested.
3. 
Address and legal description of the property.
4. 
Statement of the precise nature of the variance requested and the practical difficulty or unnecessary physical hardship inconsistent with the objectives of the zoning regulations that would result from a strict or literal interpretation and enforcement of the specified regulation, together with any other data pertinent to the findings prerequisite to the granting of a variance.
5. 
An accurate scale drawing of the site and any adjacent property affected, showing, when pertinent, the contours at intervals of not more than 2 feet, and all existing and proposed locations of streets, property lines, uses, structures, driveways, pedestrian walks, off-street parking facilities, and landscaped areas.
6. 
A list of all owners of property located within 300 feet of the exterior boundaries of the subject property. The list shall be keyed to a map showing the location of these properties.
7. 
The Director may require additional information or plans, if they are necessary, to enable a determination as to whether the circumstances prescribed for the granting of a variance exist. The Director may authorize omission of any or all of the plans and drawings required by this title if they are not necessary.
D. 
Investigation and report. The Department shall make an investigation of each application that is subject of a public hearing and shall prepare a report thereon which shall be submitted to the Commission, and made available to the applicant prior to the public hearing.
E. 
Hearing responsibility. All variance applications shall be heard and a determination shall be made by the Commission. The Commission shall hold a public hearing on an application for a variance. The hearing shall be set and notice given as prescribed in Section 25.60.060 (Public Hearing and Public Notice). At a public hearing, the Commission shall review the application, statements, and drawings submitted therewith and shall receive pertinent evidence concerning the variance, particularly with respect to the findings.
F. 
Action of the Planning Commission. The Commission may grant a variance as the variance was applied for or in modified form, or the application may be denied. A variance may be granted for a limited time period, or may be granted subject to conditions as the Commission may prescribe.
G. 
Findings. The Commission may grant a variance to a regulation prescribed by this title with respect to fences, walls, hedges, screening, or landscaping; site area, width, or depth; front, rear, or side yards; coverage, height of structures; distances between structures, usable open space, frontage on a public street, or other development standards as the variance was applied for or in modified form, if, on the basis of the application and the evidence submitted, the Commission makes findings of fact that establish that the circumstances prescribed in paragraphs 1, 2, 3 and 4 do apply:
1. 
That strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the ordinance codified in this title.
2. 
That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same zone.
3. 
That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same vicinity and zone.
4. 
That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
H. 
Determination. The Commission shall hold a public hearing on a variance as prescribed in Section 25.60.060 (Public Hearing and Public Notice) if an appeal has been filed within the prescribed 15-day appeal period.
I. 
Effective date. A decision of the Commission on a variance shall be effective 15 days after the date of the decision unless an appeal has been filed. A variance shall become effective immediately after it is granted by the Council.
J. 
Lapse of variance. A variance shall lapse and shall become void one year following the date on which the variance became effective unless prior to the expiration of one year, a building permit is issued and construction is commenced and diligently pursued toward completion on the site which was the subject of the variance application, or a permit is issued authorizing occupancy of the site or structure which was the subject of the variance application, or the site is occupied if no building permit or certificate of occupancy is required. Prior to the expiration of a permit, an applicant may request a 12-month time extension by filing with the Commission.
K. 
Revocation. A variance granted by the Commission subject to conditions shall be revoked by the Commission if the applicant has not complied with the conditions. The decision of the Commission revoking a variance shall become effective 15 days following the date on which it was revoked unless an appeal has been filed. A variance granted by the Council shall be revoked only by the Council.
L. 
New application. Following the denial or revocation of a variance application, no application for the same or substantially the same variance on the same or substantially the same site shall be filed within one year of the date of denial or revocation of the variance.
M. 
Variance related to plans submitted. Unless otherwise specified at the time a variance is granted, it shall apply only to the plans and drawings submitted as part of the application.
(Ord. 1259 § 1, 2013)
A. 
Purpose and applicability. The purpose of a hillside development plan is to provide for the review of projects within the hillside planned residential district to ensure that the design of projects is consistent with the hillside conditions on each development site. Within the hillside planned residential district, no building permit shall be issued for any new building or structure unless a hillside development plan has been approved by the Council according to Section 25.78.020 (Hillside Development Plan).
B. 
Procedure and required Planning Commission action.
1. 
Hillside development plan shall be reviewed and processed according to Section 25.78.020 (Hillside Development Plan). Final approval by the Council is required, but the Commission may deny a hillside development plan.
2. 
Prior to Commission action, the ARC shall hold a public hearing on such application and consider a recommendation to the Commission.
3. 
The Commission shall hold a public hearing and either:
i. 
Recommend to the Council that the development plan is approved if it finds the criteria set forth in Section 25.78.020 (Hillside Development Plan) have been satisfied subject to such conditions as it deems necessary.
ii. 
Deny the application if it finds the criteria are not being satisfied or that such application would be detrimental to the public peace, health, safety, or welfare.
4. 
Decision of the Commission to deny the development plan shall be final unless appealed to the Council.
(Ord. 1259 § 1, 2013)
A. 
Purpose. The text of this title may be amended by changing the district regulations or any other provision of this title and the zoning map may be amended by changing the boundaries of any district in accord with the procedures described in this title. Council action is required prior to the approval of a text or map amendment, but the Commission plays a key role.
B. 
Initiation of a zoning amendment.
1. 
For a zoning text amendment, the Council may initiate proceedings by motion and then submit the matter to the Commission for public hearings. The Council process is provided in Section 25.78.040 (Amendments—Zoning Ordinance).
2. 
For a zoning map amendment the property owner, or an authorized agent, may file an application. If the property for which a change of district is proposed involves more than one owner, all the owners or their authorized agents shall join in the filing of the application. A change in the boundaries of any district may additionally be initiated by resolution of the Commission or the Council.
C. 
Public hearing. The Commission shall hold at least one public hearing on each proposal for text or map amendment as provided in Section 25.60.060 (Public Hearing and Public Notice).
(Ord. 1259 § 1, 2013)