CITY COUNCIL STAFF REPORT
DATE: November 12, 2025 PUBLIC HEARING
SUBJECT: AN APPEAL OF THE PLANNING COMMISSION’S DECISION TO ADOPT
A MITIGATED NEGATIVE DECLARATION AND APPROVE A TENTATIVE TRACT MAP (TTM 38843), MAJOR DEVELOPMENT PERMIT, AND
CONDITIONAL USE PERMIT FOR A SEVEN AND NINE STORY 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)
FROM: Scott C. Stiles, City Manager
BY: Planning Department
SUMMARY:
This is an appeal by the Plaza Villas Homeowners Owners Association and the Supporter’s Alliance for Environmental Responsibility (SAFER) to overturn the decision made by the Planning Commission on September 16, 2025, to approve a Tentative Tract Map for a one (1) lot subdivision for condominium purposes, a Major Development Permit and associated Mitigated Negative Declaration (MND) for the redevelopment of a 5.64- acre parking lot with a resort hotel and residential building consisting of 125 hotel rooms and 132 residential condo units in one seven (7) and one nine (9) story building, and a 6,040-square foot freestanding restaurant. A Conditional Use Permit (CUP) is required both for a High-Rise Building per Section 93.04.00 of the Palm Springs Zoning Code (PSZC) and pool bar and rooftop social club per the Section 14 Specific Plan. The development is regulated by the standards of the Section 14 Specific Plan, developed by the Agua Caliente Band of Cahuilla Indians (ACBCI), which allows buildings up to one hundred (100) feet in height with a Conditional Use Permit.
RECOMMENDATION:
1. Open the appeal hearing and receive testimony; and
2. Reject the appeal and accept the Planning Commission’s decision by adopting a Resolution entitled, “ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, DENYING THE APPEAL BY PLAZA VILLAS OWNERS ASSOCIATION AND “SAFER” AND UPHOLDING THE DECISION OF
THE PLANNING COMMISSION FOR THE ADOPTION OF A MITIGATED
City Council Staff Report
November 12, 2025 -- Page 2
Appeal of Planning Commission Decision Approving TTM 38843
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).”
BUSINESS PRINCIPAL DISCLOSURE:
The applicant has submitted a Business Disclosure form stating that the property is owned by Nexus Development Inc., as described in Attachment J.
BACKGROUND:
On September 16, 2025, the Planning Commission voted 4-0-3 (Yes: Weremiuk, Miller, Aylaian, Murphy; absent Rotman, Morrill and Baker) to approve the application with conditions. The history of the application review is summarized in the table below, and the excerpts of the meeting minutes that are relevant to the project are attached to this Staff Report (Attachment G). The Planning Commission’s findings and conditions of approval are attached as Resolution No. 6987 (Attachment E).
The Planning Commission imposed the following conditions to be reviewed by the Architectural Review Committee:
PLN 13. Reduce massing of west tower by stepping back the building corners twenty (20) feet. Revise elevation before ARC review.
PLN 14. Rooftop Social Club to end outdoor music at 10:00 PM and meet the requirements of the Noise Ordinance.
PLN 15. Design of parking garage exterior to screen structure using materials that are cohesive and sympathetic to the adjacent Kaptur Plaza. Revise elevation before ARC review.
PLN 16. Landscape plan to utilize a plant palette that is appropriate to a desert setting.
Revise plans before ARC review.
Pursuant to Palm Springs Zoning Code Section 94.04.00(D)(1)(e), the Planning Commission’s decision of a Development Permit and Conditional Use Permits application is final unless further appeal is made to the City Council in the manner provided by Chapter 2.05 of the Palm Springs Municipal Code. On September 23, 2025, the Supporters Alliance for Environmental Responsibility (“SAFER”) and on October 2, 2025, the Plaza Villas Homeowners Association filed an appeal request in accordance with the applicable law. The Appeal Forms are attached to this staff report (Attachment C & D).
City Council Staff Report
November 12, 2025 -- Page 3
Appeal of Planning Commission Decision Approving TTM 38843 Related Relevant City Actions by Planning, Fire, Building, etc. 1/28/2021 Settlement Agreement was signed between the City of Palm Springs and Nexus Development
1/13/2025 Initial Study resulting in a Mitigated Negative Declaration was circulated for a 20-day review period ending on 2-3-25
3/25/2025 Tribal Council of the Agua Caliente Band of Cahuilla Indians reviewed the project and forwarded a set of conditions of approval to the City Council. 8/27/2025 The Initial Study Response to Comments posted to City website 9/16/2025 The Planning Commission adopts Resolution # 6987 adopting a Mitigated Negative Declaration
9/23/2025 An appeal of the Planning Commission decision was filed by SAFER 10/2/2025 An appeal of the Planning Commission decision was filed by the Plaza Villas Homeowners Association
Property Posting
7/20/23 Property posted with “Project Under Consideration” sign DETAILS OF APPLICATION REQUEST:
Site Area
5.64 Acres
General Plan, Zoning and Land Uses of Site & Surrounding Areas Existing General Plan
Designations
Existing Zoning
Designation
Existing Land Use
Site TRC (Tourist-Resort) R-A (Resort Attraction) Parking Lot North HDR (High Density
Residential)
HR (High Density
Residential)
Plaza Villas Condos
South TRC (Tourist-Resort) R-E-O (Retail-
Entertainment-Office)
Kaptur Court
East TRC (Tourist-Resort) R-E-O (Retail-
Entertainment-Office)
Renaissance Hotel
West TRC (Tourist-Resort) R-A (Resort Attraction) Hilton Hotel Pursuant to Chapter 6: Land Use Regulations and Development Standards of the Section 14 Specific Plan the following standards apply:
Standard Required/ Allowed Provided Comply
Hotel Density 86 rooms per acre 45 rooms per
acre
Y
City Council Staff Report
November 12, 2025 -- Page 4
Appeal of Planning Commission Decision Approving TTM 38843 Standard Required/ Allowed Provided Comply
Building Height A maximum height of 35 feet shall
be permitted, except for high-rise
buildings subject to a CUP.
Maximum height shall be 100 feet
per Section 14 Specific Plan
99.8 Feet Y
(with CUP)
Open Space For high-rise buildings a minimum of
40% of site area shall be usable
landscaped open space and outdoor
living/rec area
63% open
space
Y
Compatibility with
surrounding
development
The rear and side walls of the
building visible from adjacent lots or
streets shall be finished. Parking
garages shall be screened similar in
color, material, and detail as main
building
Building and garage
finished on all sides
Y
Building Location Buildings to be located as close
as possible to required front
setback
Front yard setback at
62 feet for main hotel Y
Ground Floor
Façade
Treatment
Visual interest along the ground
floor wall in the form of
pedestrian entrances, display
windows, a pedestrian friendly
environment.
Hotel and residence drop-
off areas with extensive
landscaping and
restaurant outdoor seating
provide visual interest at
street level
Y
Front Yard
Setback
Minimum setback shall be 20 feet 62 feet on E. Andreas
35 feet on El Segundo
Y
Features
required within
front setback
At least 50% of the front yard
setback shall be decorative
landscaping, the remainder
decorative paving
Extensive landscaping in
street frontages with
decorative paving for
drop-off areas
Y
Side Yard
Setback
A minimum side yard shall be 20
feet
26 feet Y
Rear Yard
Setback
A minimum rear yard shall be 20
feet
30 Feet Y
City Council Staff Report
November 12, 2025 -- Page 5
Appeal of Planning Commission Decision Approving TTM 38843 Standard Required/ Allowed Provided Comply
Setbacks for
High-Rise
Buildings
High-rise buildings in Section 14
are exempt from PSZC Section
93.04.00. However, high-rise
buildings shall have a minimum
setback of one (1) foot of horizontal
setback distance from any
residential district for each one (1)
foot of vertical rise of the building.
Additional site-specific setbacks
may be imposed through the CUP
process based on the relationship
of the high-rise building to its
surroundings. (per 93.04.00(C)(3)
132 feet to nearest
residential development
(Plaza Villas)
Y
Minimum Lot
Area
Lots shall be a minimum of two (2)
gross acres
Site consists of 5.64 acres Y
PROPOSED PROJECT:
The Nexus Hotel and Residential Project proposes redeveloping a parking lot with a resort hotel and residential buildings of seven and nine stories 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 standalone restaurant.
The hotel also includes a kitchen and back of house areas including offices, housekeeping and similar operation-related space. In total, the Project proposes 374,933 square feet (SF) of hotel and residential building space, 6,040 SF of standalone restaurant space, and 174,933 SF of parking garage space.
The hotel portion of the building will be seven stories, and the residential portion will be nine stories. The Project includes onsite amenities catering to visitors and residents including an onsite parking structure and garage, indoor event space and an event lawn, indoor meeting space, three pools and a pool bar, a hotel ground floor restaurant and bar, a rooftop terrace and social club on the hotel’s 7th floor, and ground floor lounge and fitness center in the residential building.
The hotel portion offers up to 125 hotel rooms and will be located in the west wing of the main building located on the 2nd through 6th floors; the 7th floor consists of a 3,525 SF social club and club terrace. The hotel also includes a 1,716 SF fitness center on the 2nd floor. The maximum height of the hotel portion of the Project, excluding the mechanical units, will be 85 feet 8 inches (seven stories).
The residential portion offers up to 132 residential condo units located in the east wing of the main building. The residential units will be available to add to the hotel room count and required to pay transit occupancy tax (TOT). On a 5.65-acre site, this represents a density of 24 DU/AC, consistent with the allowable density of 30 DU/AC for the TRC City Council Staff Report
November 12, 2025 -- Page 6
Appeal of Planning Commission Decision Approving TTM 38843 designation. Residential units are located on the 1st (ground level) through 9th floors. The maximum height of the residential portion is 99’ 8” (9 stories), excluding the mechanical equipment. The standalone restaurant is a single story and located on the southwest quadrant of the site.
Tentative Tract Map:
A Tentative Tract Map (#38843) to merge a total of three (3) existing smaller parcels into one (1) parcel equaling 5.64 acres was submitted as part of the project. The other purpose of the TTM will be for condominium purposes consisting of 132 residential units. These units will be managed by the hotel and can be occupied on a short-term basis.
Conditional Use Permit:
A Conditional Use Permit is required to allow height over thirty-five (35) feet per Section
93.04.00 of the PSZC; the Section 14 Specific Plan allows up to one hundred (100) feet with the approval of a CUP.
Major Development Permit:
The purpose of a Major Development Permit is to ensure that the proposed development is consistent with the Section 14 Specific Plan, the Palm Springs Zoning Code (PSZC) and all regulations and policies of the City; that the location, height, massing, and placement of the proposed development is consistent with applicable standards; and that the necessary infrastructure is in place to serve the proposed development.
APPELLANT’S GROUNDS FOR APPEAL REQUEST:
In the Appeal Form (Attachment C), the appellants explain the basis for filing the appeal request as described in the following paragraphs.
SAFER: The following statement from SAFER’s justification letter explains the basis for their appeal:
“SAFER has concluded that the MND does not adequately analyze the Project’s impacts and that there is a fair argument that the Project may have adverse environmental impacts. We therefore are requesting that the City of Palm Springs prepare and Environmental Impact Report (EIR) for the project.”
Plaza Villas Homeowners Association: The Plaza Villas Homeowners Association provide the following points as the basis for their appeal:
• Neighboring owners were not adequately notified as required by the Municipal Code to allow adequate time to attend and submit comments at the Planning Commission meeting.
• The Nexus Hotel & Residential Project (CUP 2023-0018) as approved conflicts with Palm Springs' RA zoning, Section 14 Specific Plan, and the Prairie Schooner Settlement Agreement.
City Council Staff Report
November 12, 2025 -- Page 7
Appeal of Planning Commission Decision Approving TTM 38843 • The proposed 9-story, 250-unit project fails to respect the city's midcentury modem architectural character, pedestrian-scale design standards, and mountain view preservation goals.
• The building's massing and height will cast extensive shadows on neighboring properties, adversely affecting sunlight and quality of life. • Noise impacts from outdoor amenities are underestimated and expected to exceed acceptable levels, negatively affecting nearby residents. • The project lacks adequate setbacks, buffers, and design features to mitigate its bulk and preserve neighborhood character.
• The developer made no effort at stakeholdering with neighbors. • The Dream Hotel project, also next to Plaza Villas, has been stalled since 2017.
This raises two concerns: 1) assuming construction resumes, residents of Plaza Villas will have to endure the noise and unsightliness of two construction sites and 2) given the number of stalled hotel projects in Palm Springs, there is the real worry this project could suffer the same fate.
• The Planning Commission was very respectful of the concerns of the Center Court residents during the Dream Hotel approval process. Several meetings were held resulting in modifications (reduction in height) of the original design. It seems the residents of Plaza Villas are not being afforded this level of concern. • Nearby homeowners reasonably expect adjacent development to align with existing zoning height limits (35 feet) and surrounding building scales (5 stories). • The Association requests that the City Council either reverse the Planning Commission' s approval or modify the approval of the CUP.
In response to the Appellants’ letters, the City’s CEQA consultant (Terra Nova Planning) has prepared a response to comments related to environmental concerns and is attached to the Staff Report (Attachment L).
In response to the appeal letter from the Plaza Villas HOA, public noticing was conducted per Section 94.09.00 of the PSZC; and evaluation of the project was conducted per the Section 14 Specific Plan, the General Plan and all zoning development standards and Staff deemed the project compliant.
STAFF ANALYSIS:
On December 21, 2021, the City entered into a Settlement Agreement (Attachment H) 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 City entered into a Parking Lot License Agreement providing for the use of the Prairie Schooner property for public parking purposes until such time that the site develops. 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 City Council Staff Report
November 12, 2025 -- Page 8
Appeal of Planning Commission Decision Approving TTM 38843 use and environmental process requirements, such as public hearings, notice and participation requirements.
On September 16, 2025 the Planning Commission held a public hearing and received information provided in the staff report along with testimony from the City environmental consultant and discussed detailed analysis of the Mitigated Negative Declaration (MND).
Additional information was provided by the applicant related to the proposed project and extensive public comments were provided. The Planning Commission voted 4-0-3 to adopt the MND, and approve the Conditional Use Permit and the Major Development Permit.
Staff interpreted and analyzed the Section 14 Specific Plan, General Plan policies and zoning ordinance regulations as they related to high-rise buildings as well as the MND in preparing findings and conditions of approval that supported a recommendation of approval. The following sections of this report provide an analysis of the development’s conformance to applicable regulations and plans.
Section 14 Specific Plan/Zoning Analysis:
The project is located within the boundaries of the Section 14 Specific Plan. Under the Plan, the Project is exempt from the City’s regulations as provided in its zoning codes and subject to a separate set of development regulations and standards which were adopted by ACBCI in consultation with the City. The Project will meet the development standards of the Section 14 Specific plan as it does not exceed the maximum allowed height of 100 feet, at least 40% of the planning area will be allotted for open space, and proper design features will be implemented to ensure the Project’s integration into the existing natural and built environment. The proposed hotel, residential, and restaurant land uses are allowed as permitted and conditionally permitted uses in the Resort Attraction designation. The LUPs are for the standalone, full-service restaurant, hotel restaurant and bar, and coffee shop. The CUP is for the pool bar and roof top social club and to permit the height as required by the code. All the proposed commercial/retail shops are either permitted or conditionally permitted with applicable permits. The Project is consistent with the Specific Plan land use and development regulations.
The Project design and components adhere to the development standards established by the Section 14 Specific Plan for commercial development, per its RA designation.
The Project will be subject to the following Specific Plan regulations and design standards:
Building Height: No onsite structure, classified as a high-rise building, shall exceed 100 feet, not including equipment on the building. Open Space: At least 40 percent of the site area shall be developed for usable landscaped open space and outdoor living and recreation area. Compatibility: The rear and side walls of buildings which are visible from adjacent lots or streets shall be treated with an equivalent design quality as the front wall. The walls of any parking structure shall be similar in color, material, and architectural detail with the building it serves.
City Council Staff Report
November 12, 2025 -- Page 9
Appeal of Planning Commission Decision Approving TTM 38843 Building Location: Buildings should be located as close as possible to the required front setback.
Ground Floor Façade Treatment: Visual interest shall be provided with decorative walls, trellises, landscaping, and other devices for any building not within 25 feet of a primary frontage (i.e. Tahquitz Canyon Way and Indian Canyon Drive).
Setback for High-Rise Buildings: A minimum setback of one (1) foot of horizontal setback distance from any residential district for each one (1) foot of vertical rise of the building.
The Agua Caliente Band of Cahuilla Indians Tribal Council reviewed the proposal at the March 25, 2025, meeting and recommends approval of the project subject to the following conditions:
1. All Washingtonia Robusta/Mexican Fan Palms shown on the Preliminary landscape plans shall be removed and or/replaced with Washingtonia Filifera/California Fan Palms.
2. The presence of an approved Agua Caliente Native American Cultural Resource Monitor shall be present during any ground disturbance activities (including archeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.
Site Plan:
The proposed project is in the Section 14 Specific Plan area that has its own land use regulations and development standards which the project has been evaluated against.
The specific plan is meant to provide guidelines for uses that builds upon the existing strengths of the area, offers the desired elements that are currently missing in Downtown and comprehensively coordinates and connects the area’s development. The large undeveloped 5.64-acre lot allows for the type of large-scale resort hotel development meant to support the adjacent convention center and other tourist activities in the city.
The proposed plan meets all the standards set out in the Section 14 Specific Plan. The site plan places the main hotel and residence buildings in an “L” shape configuration around the outdoor amenities including multiple pools, event spaces, and patios. The placement of the large structure reflects the rectangular nature of the lot and meets the setbacks for a high-rise building. The amenities portion on the ground floor will be internal to the resort hotel with two pools separated by the event lawn and flex/ballroom. The main entrance to the hotel and residences 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 City Council Staff Report
November 12, 2025 -- Page 10
Appeal of Planning Commission Decision Approving TTM 38843 parking access, and fire access. The project as designed meets the development standards and does not require any variances or deviations.
Access and Circulation:
The Project current site boundaries are defined by East Andreas Road to the 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 perimeter which are to be accessible from North Calle El Segundo and East Andreas Road. Access to the Project site is as follows:
Parking:
The parking standards are set forth in the Section 14 Specific Plan and the proposed project consists of a hotel, condominium units, meeting spaces, restaurant, rooftop social club, fitness center, and various back-of-house operations. Parking is to be provided in an underground garage for 100 spaces below the hotel and joint lobby area. The remaining 400 spaces will be provided in a five (5) level garage attached to the residential tower. The parking is calculated with joint use meaning that a hotel guest/resident may use the on-site restaurant, ballroom, or social club and occupy one designated parking space. Each of the intended uses has been analyzed based upon the number of units and the square footages for each ancillary use as follows:
Parking Parking Ratio Spaces
Hotel
1 space per room, up to 50
.75 space per room over 50
50 spaces
56 spaces
Residential 1.25 for 1 BR unit
1.50 for 2 BR units
2.25 for 3 BR units
1 guest space for every 4 units
50 spaces
78 spaces
68 spaces
31 spaces
Restaurant/Ballroom 1 space per 60 sf of restaurant and other areas + additional 20% for
employees
1 space for 30 sf of largest public space
(ballroom)
46 spaces
120 spaces
Total Parking Required:
Total Parking Provided:
497 spaces
500 spaces
The parking is configured as follows:
Underground Garage: Located underneath the hotel portion of the main building, or northeast portion of the planning area, the underground garage consists of 100 standard parking spaces with elevator access to the ground floor. The garage will be utilized by the restaurant valet, visitors, and the public. Parking Structure: Located on the southeast corner of the site, and accessed at two points, one on the west side of Alley Way bounding the site’s eastern side and the second access point on the north side of the Alley Way bounding the site’s southern side. The parking structure consists of five (5) levels, with City Council Staff Report
November 12, 2025 -- Page 11
Appeal of Planning Commission Decision Approving TTM 38843 the ground level providing 80 parking spaces, level 2, 3, and 4 each providing 85 standard parking spaces, and level 5 providing 65 parking spaces, for a total of 400 spaces. The structure will be attached to the residential portion of the main building, providing residents with direct access.
Mass and Scale – High-Rise Consideration:
The proposed building will have a maximum height of one hundred (100) feet equaling nine stories. A mechanical service area and elevator shaft will extend an additional fifteen (15) feet above the top roof line. 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 require greater setbacks for the taller building and the proposed development complies by providing 132 feet from the nearest residential development with extensive landscaping and open space along East Andreas Road and North Calle El Segundo. The location of the building adjacent to the Plaza Villa condominium complex requires the building to have a greater setback. The attached exhibits include a solar study showing how the building’s height will cast shadows at different times of the year (see Attachment M, page 27). The greatest shade will occur at the winter solstice when the sun is at its lowest point per the study. According to the analysis, a small strip along the southern boundary of the Plaza Villas will experience shade during portions of the days surrounding the winter solstice.
The Section 14 Specific Plan, as detailed in the intent of the document, states that developments should achieve the following goals:
Maximize and coordinate the development potential of Indian Trust and fee lands in Section 14.
Ensure compatibility with existing, proposed, and planned development in the Downtown area.
Encourage the revitalization of existing uses and as well as the development of new uses.
Plan for infrastructure (streets and utilities) to support the proposed uses. Encourage high-quality development, architecture, and landscape continuity.
The proposed resort hotel meets the intent of the Section 14 Specific Plan as the project is compatible with adjacent hotels and Downtown developments; provides for the redevelopment of the existing parking lot; and proposed building design is of high-quality with the use of superior building materials, and extensive landscaping/open space and the proposed building height is consistent with the Specific Plan.
Building Design and Landscaping:
Architectural details and landscaping will be reviewed by the Architectural Review Committee (ARC) pending the outcome of this appeal hearing.
Conclusion:
As the proposed development conforms to the requirements of the Palm Springs Zoning City Council Staff Report
November 12, 2025 -- Page 12
Appeal of Planning Commission Decision Approving TTM 38843 Code and the Section 14 Specific Plan, and has been properly analyzed and conditioned for any potential environmental impacts as required under the California Environmental Quality Act (CEQA), staff recommends that the appeal be rejected and that the project be approved subject to the conditions of approval imposed by the Planning Commission.
ENVIRONMENTAL ASSESSMENT:
An Initial Study (IS) resulting in a Mitigated Negative Declaration (MND) 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.
ALIGNMENT WITH STRATEGIC PLANNING:
The project proposes the development of a vacant 5.65-acre parcel for a 257-room resort hotel that will add to the overall room count and will support activities at the Palm Springs Convention Center.
FISCAL IMPACT:
None.
REVIEWED BY:
Department Director: Christopher Hadwin
Assistant City Manager: Flinn Fagg
City Manager: Scott Stiles
ATTACHMENTS:
A. Vicinity Map
B. City Council Draft Resolution
C. Letter of Appeal from SAFER filed 9-23-25
D. Letter of Appeal from the Plaza Villas HOA filed on 10-2-2025 E. Planning Commission Resolution # 6987
F. Planning Commission Minutes Excerpts of 9-16-2025
G. Planning Commission Staff Report 9-16-2025
H. Settlement Agreement
I. Letter from Applicant – Response to Appeal
J. Business Disclosure Form
K. Letter from Agua Caliente Band of Cahuilla Indians
L. Response to Comments to SAFER from CEQA Consultant
M. Site Plan and Building Elevations