RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS
CALIFORNIA DENYING THE APPEAL BY SAFER AND PLAZA VILLAS HOA AND UPHOLDING THE PLANNING COMMISSION’S DECISION TO ADOPT
A MITIGATED NEGATIVE DECLARATION AND THE APPROVAL OF A
TENTATIVE TRACT MAP (TTM 38843), A MAJOR DEVELOPMENT
PERMIT, AND A CONDITIONAL USE PERMIT FOR THE DEVELOPMENT OF A NINE STORY HIGH 257-ROOM HOTEL BUILDING AND A 6,040 SQUARE FOOT RESTAURANT BUILDING LOCATED AT 847 EAST
ANDREAS ROAD IN SECTION 14 SPECIFIC PLAN AREA. (CASES #DP 2023-0017, CUP 2023-0018, AND STM 2023-0014) (GM)
A. Nexus Development, (“Applicant”) submitted an application with the City pursuant to Section 66474 of the Subdivision Map Act for a Tentative Tract Map; per the Section 14 Specific Plan and Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) for a Major Development Permit; and Section 93.04.00 – High-Rise Buildings per a Conditional Use Permit for the for the redevelopment of a 5.64-acre existing paved parking lot site with a nine-story resort hotel, a residential building consisting of 125 hotel rooms and 132 residential condo units, and a 6,040-square foot freestanding restaurant building.
B. On January 28, 2021, the City Council signed a Settlement Agreement with Nexus Development relative to a Federal Court Lawsuit for real property commonly known as the “Prairie Schooner” site which is the subject lot for the proposed project. The Settlement Agreement determined that Nexus Development will in good faith effort use commercially responsible efforts to pursue development, financing, and construction of a hotel project on the site. The City agreed to take all steps reasonably necessary to expedite the application for the hotel project entitlements, consistent with applicable land use and environmental process requirements, such as public hearings, notice and participation requirements.
C. On September 16, 2025, a public hearing on the proposed Tentative Tract Map, Major Development Permit, and Conditional Use Permit applications including the adoption of a Mitigated Negative Declaration per CEQA was held by the Planning Commission in accordance with applicable law.
D. On September 16, 2025, the Planning Commission reviewed and voted 4-0-3 (Weremiuk, Miller, Murphy, Aylaian) to adopt the Mitigated Negative Declaration, approve a Major Development Permit and Conditional Use Permit for High-Rise Building with conditions as the project is in conformance with the Section 14 Specific Plan, General Plan and Zoning.
E. On September 23, 2025, Supporters Alliance for Environmental Responsibility filed an appeal to the City Council of the September 16, 2025 decision to approve Cases DP 2023-0017, CUP 2023-0018 and STM 2023-0014 in accordance with applicable law.
F. On October 2, 2025, Plaza Villas Homeowners Association filed an appeal to the City Council of the September 16, 2025 decision to approve Cases DP 2023-0017, CUP 2023-0018 and STM 2023-0014 in accordance with applicable law.
Resolution No. _____
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2 G. On November 12, 2025, an appeal hearing on Cases DP 2023-0017, CUP 2023- 0018 and STM 2023-0014 was held by the City Council in accordance with applicable law.
H. An Initial Study (IS) has been prepared for the proposed “project” resulting in a Mitigated Negative Declaration (MND) which was available for public viewing with a 20- day comment period beginning on January 13, 2025 and ending on February 3, 2025.
The Initial Study analyzed the following: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Energy Resources, Geology and Soils, Greenhouse Gas Emissions, Hazardous Materials, Hydrology and Water Quality, Noise, Population and Housing, Public Services, Transportation, Tribal Cultural Resources, and Utilities and Service Systems. The site is in the Section 14 Specific Plan and is a by-right use for a resort hotel and is in conformance with the General Plan and zoning, and no variances or exceptions are required.
I. The City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the Initial Study resulting in a Mitigated Negative Declaration prepared for the project and all written and oral testimony presented.
J. Pursuant to Section 66474 of the Subdivision Map Act, the following findings for the Tentative Tract Map 38842 are made by the City Council:
1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all applicable general and specific plans.
The Tentative Tract Map (TTM) will merge a total of three (3) existing smaller parcels into one (1) parcel for condominium purposes. The final lot will equal 5.64- acres in size for the purpose of future hotel and residential condominium development consistent with the Section 14 Specific Plan land use designation of Tourist-Resort-Commercial (TRC). The Tourist-Resort-Commercial (TRC) land use provides for large-scale resort hotels including a broad range of ancillary uses principally serving tourists. It is intended that the primary use in any TRC area shall be hotel/tourist-related uses; if residential uses are proposed (timeshares, condominiums) they shall be secondary use to the proposed hotel use.
Specific goals and policies of the TRC include:
GOAL LU1: Establish a balanced pattern of land uses that complements the pattern and character of existing uses, offers opportunities for the intensification of key targeted sites, minimizes adverse environmental impacts, and has positive economic results.
LU1.1 Ensure that development meets or exceeds requirements and standards specified within each land use designation.
LU1.4 Encourage the expansion of existing facilities or the introduction of new uses that are of significant importance and contribute exceptional benefits to Resolution No. _____
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2 the City.
Consistency Analysis: The TTM resulting lot allows for hotel and residential development in the City’s Downtown core, extending the resort hotel inventory in the City’s resort center. The Section 14 Specific Plan identifies this site for hotel attraction development, and the Project implements that land use. The Project is designed consistent with the development standards of the Specific Plan and consists of detailed architecture and landscape architecture plans that will enhance the character of the Downtown area. The Project will also generate new sales, transient occupancy and property tax, providing revenue for General Fund expenditures to benefit existing and future City residents. The proposed project will meet the stated goals above and the finding has been met.
2. The design and improvements of the proposed Tentative Parcel Map are consistent with the zone in which the property is located.
The subject 5.64-acre parcel is currently zoned RA (Resort Attraction) which allows for large-scale resort hotel complexes, hotels, and major commercial attractions integrated with retail and entertainment facilities. The approval of the TTM will allow for development consistent with the RA zone and land uses per the TRC designation. Any new project would be consistent with underlying zoning and General Plan Land Use designation and continue through the required entitlement process reviewed by the Planning Commission and the finding has been met.
3. The site is physically suited for this type of development.
The parcel is physically suited for a large-scale resort hotel/residences development as it is currently an undeveloped and underutilized parking lot. The
5.64-acre parcel located in Section 14 adjacent to the Convention Center and Downtown area is an appropriate location for the propose project. The vacant lot is relatively flat with a gentle slope downward from north to south. The parcel is adequate in size to accommodate the intended use that would be consistent with the designated land use. Access will be via existing streets of East Andreas Road and North Calle El Segundo. Proposed conditions of approval will address all required site modifications consistent with City Standards and will assure safe access to the development and the finding has been met.
4. The site is physically suited for the proposed density of development.
The Tentative Tract Map will allow the parcel to be developed with a nine-story resort hotel and residential building consisting of 125 hotel rooms and 132 residential condominium units which will be associated with the hotel and have access to hotel amenities and services; and a 6,040 square foot stand-alone restaurant. The proposed TTM will result in the merger of three (3) existing smaller parcels into one (1) parcel. The final lot will be 5.64-acres and is physically suited for the proposed development at a density consistent with the TRC land use designation. The Resolution No. _____
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2 proposed project represents a density of 25 DU/AC, consistent with the allowable density of 30 DU/AC in the TRC designation. The approval of the TTM will allow for the development in a manner that is consistent with the TRC land use and development standards of the RA zone and the finding has been met.
5. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats.
The subject site is a flat existing parking lot. The TTM project has been analyzed in an Intial Study (IS) resulting in a Mitigated Negative Declaration (MND) as part of the development process. The approval of the TTM into one (1) parcel with intended development has the potential to have impacts on the environment, however as the IS has determined that implementation of mitigation measures will reduce any impacts to less than significant as a result of the proposed tract map and the finding has been met.
6. The design of the subdivision or type of improvements is not likely to cause serious public health problems.
Any development of the site would be consistent with Section 94.04 of the Palm Springs Zoning Code requiring further review by the Planning Commission and Architectural Review Committee for proposed building elevations, site and landscape plans. Any development will be designed in a way that meets and exceeds City Standards and will include connections to all public utilities including water and sewer systems. The development will have appropriately designed and constructed streets and internal private driveways built to City standards providing ingress/egress.
7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision.
The Tentative Tract Map shows a vacated street named Calle Alvarado which will be incorporated into the proposed development. There are no other easements as shown on TTM 38843. Any proposed development will need to take into consideration any easements and propose a design that does not encroach, and the finding has been met.
K. Pursuant to Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) for a Major Development Permit the following findings are made by the City Council:
1. The proposed project is consistent with the General Plan and any applicable specific plan;
The development proposes constructing a nine-story resort hotel and residential building consisting of 125 hotel rooms and 132 residential condominium units which will be associated with the hotel and have access to hotel amenities and services; and a 6,040 square foot stand-alone restaurant. The project is in an area Resolution No. _____
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2 designated as Tourist-Resort-Commercial (TRC) per the Section 14 Specific Plan with a corresponding zoning classification of RA (Resort Attraction). The project as proposed is a by-right use in the RA zone with a Conditional Use Permit for high-rise building consideration and is consistent with the Section 14 Specific Plan and the development also supports the following goals and policies:
GOAL LU7: Maintain and enhance the City’s status and image as a premier resort destination and cultural center in the Coachella Valley.
LU7.1 Encourage a diversity of high-quality commercial uses, attractive to both the resident and the visitor, including retail, entertainment, cultural, and food sales, in appropriate areas of the City.
LU7.2 Ensure that visitor-serving uses such as hotels, restaurants, and entertainment uses that generate high levels of activity are developed in close proximity to the Palm Springs Convention Center.
Consistency Analysis: The Project will result in a first class resort hotel with all of the amenities expected in Palm Springs’ resort environment. It will also include residential development in the City’s core, and provide new retail and dining opportunities for the City. The Project will also provide a new hotel to support the Convention Center which will be within an easy walking distance to the conference rooms and activities at that location.
GOAL LU8: Strategically introduce mixed- and multi-use infill projects in underutilized areas to create neighborhood activity centers serving the day-to- day needs of nearby residents, employees, and visitors.
LU8.1 Encourage new mixed/multi-use developments in areas that are currently vacant or underutilized.
LU8.4 Allow designated mixed/multi-use areas to contain buildings that are taller than the surrounding neighborhood.
LU8.7 Onsite parking is encouraged to be accessed from side streets or public alleys to minimize traffic impacts on major streets and to avoid interruption in the street-front design of commercial centers.
Consistency Analysis: The Project will provide resort, commercial and residential land uses in the City’s central core, and eliminate an under-used parking lot. The structures proposed will be consistent with the high-rise provisions of the Section 14 Specific Plan, and introduce a parking structure with alleyway access.
2. The proposed uses are in conformance to the uses permitted in the zone district where the site is located, and are not detrimental to adjacent properties or residents;
The subject parcel is zoned RA and the proposed Resort Hotel/Residences is a permitted use per the Section 14 Specific Plan and the proposed project is compliant with the existing land use and zoning designations. The area around Resolution No. _____
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2 the site consists of other hotel, office, retail, and Tribal casino buildings containing a variety of uses that are consistent with the proposed project and the finding has been met.
3. The proposed project is in conformance to the property development standards for the zone district where the site is located;
The proposed application conforms to current development standards as to overall area, density, building height (with the approval of a Conditional Use Permit), and required landscaping including the increased setbacks for a high-rise building adjacent to a residential development and the finding has been met.
4. The proposed height and massing of the project is consistent with applicable standards and compatible with adjacent development;
The proposed building will have a maximum height of 99.8 feet equaling nine- stories. The Section 14 Specific Plan permits buildings of the proposed height with a Conditional Use Permit per Section 94.02.00 of the PSZC and approved by the Planning Commission. The development standards provide greater setbacks for the taller building at 132 feet to the nearest residential development with extensive landscaping and open space along East Andreas Road and North Calle El Segundo. The proposed resort hotel meets the intent of the Section 14 Specific Plan as the project is compatible with adjacent hotels and Downtown developments and the finding has been met.
5. The proposed setbacks and placement of the building are consistent with applicable standards and consistent with setbacks of adjacent buildings; The proposed project has greater setbacks meeting the standards in the Section 14 Specific Plan for high-rise buildings. The site plan places the main hotel and residence buildings in an “L” shape around the outdoor amenities including multiple pools, event spaces, and patios. The main entrance to the hotel/residence’s is on East Andreas Road with two separate drop-off areas for each component. The five (5) level garage is located on the southeast side of the building with little visual impact on the street. A 6,040-square foot freestanding restaurant will front North Calle El Segundo with a separate drop-off motor court. A 5,023-square foot ballroom/Flex Space is placed at the south center portion of the site. A two-way driveway wraps the site to the south providing back of house operations, garage deck parking access, and fire access.
6. The site for the proposed project has adequate access to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed uses, and the design for the site plan enhances or continues the city’s existing grid in accordance with the Circulation Plan of the General Plan;
The Project current site boundaries are defined by East Andreas Road to the Resolution No. _____
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2 north, Kaptur Court to the south, an Alley Way to the east, and North Calle El Segundo to the west. The Project proposes the development/improvement of two Alley Ways along the site’s eastern and southern border which are to be accessible from North Calle El Segundo and East Andreas Road. The main entrance to the hotel/residence’s is on East Andreas Road with two separate drop-off areas for each component. The project utilizes existing streets and will require minimal additions to current road infrastructure and the finding has been met.
7. On-site circulation conforms to minimum standards, and accommodations are made for safe on-site pedestrian circulation;
The internal circulation system will consist of a main drop-off area for the hotel and residences along East Andreas Road. An ally way will be added on the east and south sides of the project providing access for back of house operations and the parking garage. The resort hotel will have multiple pedestrian points allowing visitors and residences access to the adjacent street sidewalks. A new covered pedestrian link is contemplated between the convention center, hotel, and downtown.
8. Landscape areas and open space are in conformance to applicable standards, and the design of stormwater management features are appropriately integrated with other elements of the site design;
The project landscape will include drought-tolerant trees (36 and 24-inch boxes), 12-foot palms, and ground covers typically found in the region, such as Acacia, Bottle Tree, fruitless olive, desert museum palo verde, African Sumac and Mexican fan palms. Shrubs and accent plantings proposed for the project include agave, Yucca, Natal Plum, and Lantana. Fractured rock, and decomposed granite will provide ground cover. Exterior irrigation will use drip or micro-spray applicators.
The Architectural Review Committee (ARC) will review the final landscape plan.
9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to serve the proposed project;
Desert Water Agency (DWA) will provide water and sewer service for the project property. Existing water infrastructure is located adjacent to the project, along the surrounding roadways. Sewer connections to the site will occur in the adjacent streets and solid waste will be handled by Palm Springs Disposal Service. Based upon these existing and planned infrastructure improvements the project will meet the finding.
10. Based on environmental review, the proposed project either has no potentially significant environmental impacts, any potentially significant impacts have been reduced to less than significant levels because of mitigation measures incorporated in the project, or a Statement of Overriding Considerations has been adopted to address unmitigated significant environmental impacts; Resolution No. _____
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2 An Initial Study (IS) resulting in a Mitigated Negative Declaration was available for public viewing with a 20-day comment period beginning on January 13, 2025 and ending on February 3, 2025. The IS has determined that impacts can be mitigated to less than significant for Biological Resources, Cultural Resources, Geology and Soils, Transportation. All other impacts are less than significant.
11.The proposed project has no unacceptable adverse effects on public welfare, health or safety.
The proposed resort hotel/residences have been analyzed in the IS and will require the implementation of mitigation measures that will reduce impacts on public welfare, health and safety to a level less than significant as envisioned by CEQA.
L. Pursuant to Sections 94.02.00 (Conditional Use Permit) and 93.04.00 (High-Rise Development) of the Palm Springs Zoning Code (PSZC) requires that the following the findings are made by the Planning Commission
1. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code.
The parcel is physically suited for a large-scale resort hotel/residences development as it is currently an undeveloped and underutilized parking lot. The
5.64-acre parcel located in Section 14 adjacent to the Convention Center and Downtown area is an appropriate location for the propose project and the request for a CUP for a high-rise building is consistent with the Specific Plan. The parcel is adequate in size to accommodate the intended high-rise use that would be consistent with the designated land use. Access will be via existing streets of East Andreas Road and North Calle El Segundo. Proposed conditions of approval will address all required site modifications consistent with City Standards and will assure safe access to the development and the finding has been met.
2. That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located.
The Section 14 Specific Plan designation of the subject property is Tourist-Resort- Commercial (TRC) with an underlying zoning of RA (Resort Attraction). According to the Specific Plan, the TRC land use designation is intended to accommodate for large-scale high-rise resort hotel complexes, hotels, and major commercial attractions integrated with retail and entertainment facilities. The approval of the CUP will allow for high-rise and restaurant development consistent with the RA zone and land uses per the TRC designation. The redevelopment of the site will meet the following Section 14 Goals and Actions:
GOAL LU1: Establish a balanced pattern of land uses that complements the Resolution No. _____
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2 pattern and character of existing uses, offers opportunities for the intensification of key targeted sites, minimizes adverse environmental impacts, and has positive economic results.
LU8.1 Encourage new mixed/multi-use developments in areas that are currently vacant or underutilized.
LU8.4 Allow designated mixed/multi-use areas to contain buildings that are taller than the surrounding neighborhood.
LU8.7 Onsite parking is encouraged to be accessed from side streets or public alleys to minimize traffic impacts on major streets and to avoid interruption in the street-front design of commercial centers.
Consistency Analysis: The Project will provide resort, commercial and residential land uses in the City’s central core, and eliminate an under-used parking lot. The structures proposed will be consistent with the high-rise provisions of the Section 14 Specific Plan, and introduce a parking structure with alleyway access.
Based upon the above enumerated findings relating to the General Plan Goals and Actions the findings have been met.
3. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood.
The 5.64-acre project site is located within the Section 14 Specific Plan which is an area designated for resort hotels, restaurants, Tribal casino and other entertainment venues. The redevelopment of the underutilized parking lot for the construction of a nine-story 257-room hotel/residences is appropriate for a site that is fully urbanized with completed street access from East Andreas Road and North Calle El Segundo. The Section 14 Specific Plan permits buildings of the proposed height with a Conditional Use Permit per Section 94.02.00 of the PSZC and approved by the Planning Commission. The development standards provide greater setbacks for the taller building at 132 feet to the nearest residential development with extensive landscaping and open space. The proposed development will provide a total of 500 parking spaces which meets the required off-street standards and will accommodate the use and associated activity.
Supporting technical studies for the Initial Study (IS) have been provided stating that the proposed site plan can adequately accommodate the traffic and circulation and the findings have been met.
4. That the site for the proposed use relates to the streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use.
The site is within the Section 14 Specific Plan in an area comprised of multiple Resolution No. _____
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2 large resort hotels one block from the Major Throughfare of East Tahquitz Canyon Way. Access to the site will be from traffic-controlled intersections and will primarily use East Andreas Road and North Calle El Segundo leading to the hotel drop-off points. An ancillary alley way will wrap the site to the south and provide access to the parking garage and back of house operations. Based on the project specific traffic report and separate VMT analysis the surrounding road network will be able to handle the anticipated vehicle trips. The proposed project will meet all development standards for the RA zone per setbacks, heights (with approval of a CUP), lighting, and landscaping. The location of the resort hotel/residences is an appropriate location as access onto the site will be from existing roadways. All surrounding intersections are four way stops with nearby larger roads fully signalized with the appropriate number of through and turning lanes. The introduction of a resort hotel/residences plus full-service restaurant would not require additional traffic mitigation measures as the road network is fully built out and does not require modification to accommodate the anticipated traffic volumes.
Pedestrian access will be provided via existing sidewalks, and the finding has been met.
5. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone’s property development standards.
The conditions imposed as part of this Conditional Use Permit are intended to minimize impacts on the surrounding community. The CUP for a high-rise building and pool bar and rooftop social club approval will work in conjunction with the Major Development Permit and Major Architectural approval by the City. Conditions of Approval will include Mitigation Measures as identified in the IS and requirements from the Agua Caliente Band of Cahuilla Indians Tribal Council.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. That the foregoing Recitals are true and correct and are incorporated herein by this reference.
SECTION 2. An Initial Study (IS) resulting in a Mitigated Negative Declaration was available for public viewing with a 20-day comment period beginning on January 13, 2025 and ending on February 3, 2025. The IS has determined that impacts can be mitigated to less than significant for Biological Resources, Cultural Resources, Geology and Soils, Transportation. All other impacts are less than significant SECTION 3. That the City Council hereby denies the appeal by SAFER, and Plaza Villas HOA and upholds the Planning Commission’s decision to adopt a Mitigated Negative Declaration (MND), approve Tentative Tract Map, a Major Development Permit, and a Conditional Use Permit for the redevelopment of a 5.64-acre existing paved parking lot site with a nine-story resort hotel, a residential building consisting of 125 hotel rooms and Resolution No. _____
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2 132 residential condo units, and a 6,040-square foot freestanding restaurant building located at 847 East Andreas Road.
ADOPTED THIS 12TH DAY OF NOVEMBER, 2025.
SCOTT STILES
CITY MANAGER
ATTEST:
BRENDA PREE
CITY CLERK
Resolution No. _____
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2 Resolution No. _____
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2 CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that Resolution No. ____ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on _______________________, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this ______ day of ______________, _________.
BRENDA PREE
CITY CLERK