ATTACHMENT F
Planning Commission
Staff Report 11-18-25
PLANNING COMMISSION STAFF REPORT
DATE: NOVEMBER 18, 2025 NEW BUSINESS
SUBJECT: A REQUEST BY RED TAIL ACQUISITIONS LLC, OWNER, FOR A MAJOR DEVELOPMENT PERMIT TO CONSTRUCT EIGHTY -TWO (82) 100%
AFFORDABLE APARTMENT UNITS PER SECTION 93.23.17 OF THE PALM SPRINGS ZONING CODE FOR A DENSITY BONUS ON A 4.05- ACRE UNDEVELOPED PARCEL LOCATED AT 305 WEST SAN RAFAEL
DRIVE, ZONE R-2 (CASE NO. DP 2025-0011) (GM).
FROM: DEPARTMENT OF PLANNING SERVICES
SUMMARY:
This is a request for the Planning Commission to consider a Major Development Permit to construct eighty-two (82) apartment units that are 100% affordable consisting of one-, two-, and three-bedroom units. The site plan has three buildings fronting W. San Rafael Drive with off- street parking along the south property line. The project includes a leasing/community room, a dog park, playground, and community gathering area as site amenities. The proposed buildings will be two and three stories invoking an increase in building height and reduced off-street parking per the Density Bonus section of the Palm Springs Zoning Code (PSZC) for 100% affordable apartment units.
ISSUES:
1. Section 93.23.17 of the PSZC allows for an increase of density from 15 dwelling units per acre to 19.1 units per acre, and of building height of an additional eleven (11) feet an d reduction in off-street parking by eleven (11) spaces near a transit stop above the restrictions of the R-2 Zone if the project provides 100% affordable housing units.
2. The Architectural Review Committee (ARC) will review the Major Architectural Application for building elevations, landscaping, and proposed walls and fences.
RECOMMENDATION:
The Planning Commission to determine that the project is Categorical ly Exempt as a Class 32 as an “In-Fill” development under CEQA Guidelines and approve the Major Development Permit subject to attached conditions of approval.
Planning Commission Staff Report
November 18, 2025 – Page 2 of 9
Case DP 2025-0011 – 305 W San Rafael Apartments
BUSINESS PRINCIPAL DISCLOSURE:
The applicant has submitted a Business Disclosure form stating that the applicant is Red Tail Multifamily Land Development, LLC, with Ron Wu, and JD Carbone as officers of the company.
PROJECT DESCRIPTION:
The applicant is proposing to construct an ungated eighty-two (82) unit 100% affordable apartment complex consisting of a mix of one (1), two (2) and three (3) bedroom units in three buildings fronting along W. San Rafael Drive. The subject site is 4.05 acres in size and is a long rectangular parcel with access points on two side streets named Virginia Drive and Puerta Del Sol.
The site plan places the three buildings facing W. San Rafael Drive with the middle building setback seven (7) feet from the other two to provide interest and soften the street edge. The proposed project will include associated parking and landscape plans for the site. Off-street parking for one hundred thirty-seven (137) parking spaces is in a parking lot located to the south of the new apartment buildings. The use of so lar carports over eighty-eight (88) spaces with the remaining forty-eight (48) spaces for residents and guests is proposed.
Access to the parking lot will be via two ingress/egress points on Virgina Drive and Puerto Del Sol on the west and east sides of the lot. Staff worked with the applicant to provide internal speed control elements within the parking lot by having raised humps in a paver material as pedestrian walkways leading from the parking to the apartment buildings. In addition, a slight “off set” in the parking lot at the east end will visually signal that speeds along the driveway should be low.
Street dedication with improvements will be required along W. San Rafael Drive, Virgina Drive, and Puerto Del Sol . Currently the street frontage is unfinished. Road widening with installation of new curd, gutter and sidewalk will be required along all three streets that bound the property.
Amenities in the apartment complex will include a gathering place/playground at the west end of the development with shade structures and benches. A dog park between buildings 1 and 2 and an open lawn area with shading between buildings 2 and 3. Trash enclosures are placed along the south perimeter wall against a six (6) foot tall block wall which runs the length of the property line. A steel tubular fence along the W. San Rafael Drive frontage is proposed and will need to meet the standards per the General Plan.
Water retention areas are placed at the east end of the development. These basins will need to be landscaped and integrated into the overall design of the site.
Planning Commission Staff Report
November 18, 2025 – Page 3 of 9
Case DP 2025-0011 – 305 W San Rafael Apartments
DETAILS OF APPLICATION REQUEST:
Site Area
4.05-Acres
Surrounding
Property
Existing General Plan
Designations
Existing Land Use Existing Zoning
Designations
Subject
Property
MU (Mixed Use)
Tramview Height Specific
Plan
Vacant R-2 Multi-Family
Residential
North IND (Industrial) Industrial M-1 Industrial
South ER (Estate Residential) Single-Family
Residential
R-1-A Single Family
Residential
East MU (Mixed Use) Vacant R-2 Multi-Family
Residential
West MDR (Medium Density
Residential)
Palm Springs Villas
Condominiums
R-2 Multi-Family
Residential
ANALYSIS:
Density Bonus:
Affordable Housing Density and Incentives : In its review of qualifying affordable housing projects, the City is required to allow density bonuses, reduced off-street parking and certain waiver and incentives, as permitted by Density Bonus Ordinance, Section
93.23.17 of the Zoning Code.
Under the Density Bonus Ordinance, the very low- and low-income unit developments are permitted with certain “Incentives” for developing such units as part of an affordance housing project . The application seeks t hree incentives as permitted under Section
93.23.17 of the Zoning Code:
• Height – The project proposes heights above those typically allowed in the R-2 zone. The R-2 zone permits heights of 24 f eet and the proposal includes heights of 31.3’ feet for a portion of all three buildings. Section 93.23.17(F) permits up to an 11-foot increase in the allowable height.
• Density- The Mixed Use (MU) General Plan land use designation has a maximum density of 15 dwelling units per acre while the proposed project is requesting a density of 19.2 dwelling units per acre which is permitted for a 100% affordable project.
• Off-Street Parking – The project proposes a reduction of twenty-one (21) spaces for a total provided of 137 spaces. A density bonus incentive for low and very low- income housing projects near a major transit stop can request reduced parking.
The project complies with the permissible incentives for an affordable housing project.
I
Planning Commission Staff Report
November 18, 2025 – Page 4 of 9
Case DP 2025-0011 – 305 W San Rafael Apartments
Development Standards:
R-2 Requirements Proposed Project Conform
Lot Standards
Min. Area 20,000 square feet 4.5-acres Y
Min. Width 140 feet 905 feet Y
Min. Depth 150 feet 180 Y
Density Per the MU General Plan Des. of up
to 15 dwelling units per acre
19.2 dwelling units per acre
Y*
Building Height R-2: 24 ft. and two stories max.
Density Bonus allow up to 35 ft.
31.3’ feet maximum height Y*
Yards
Front (W. San Rafael) 25 feet
Buildings 1 & 3 at 25 feet
Building 2 at 32.1’ feet
Y
Street Sides
(Virgina Dr)
(Puerto Del Sol)
30 feet
30 feet
102 feet
61.3’ feet
Y
Y
Rear Street 20 feet from building 109 feet to building Y Distance Between
Buildings
15 feet between buildings.
39.11’ feet btwn Bldg 1 & 2
40’ feet btwn Bldg 2 & 3
Y
Coverage 50% maximum useable open
space
50% Y
Off-street Parking 158 spaces required 137 parking spaces proposed Y* *Yes, as an affordable housing development with permitted incentives in Section 93.23.17 of the Zoning Code.
Site Plan:
The subject lot is a 4.05-acre vacant rectangular-shaped parcel located within the Tramview Heights Specific Plan. Currently the site is flat with frontage on three streets of W. San Rafael Drive, Virginia Drive , and Puerto Del Sol. Two ingress/egress points into the complex will be from the two side streets with no access along W. San Rafael Drive. The three apartment buildings will front along the main street with Building 2 setback seven (7) feet to provide interest and soften the street frontage. Off-street parking is located on the south portion of the site with multiple carports providing covered parking.
Staff worked with the applicant to provide internal speed control elements within the parking lot by having raised humps in a paver material as pedestrian walkways leading from the parking to the apartment buildings. In addition, a slight “off -set” in the parking lot at the east end will visually signal that speeds along the driveway should be low. Site amenities include a community/playground space with shade structures and benches as the west end of the complex, with a dog park between Buildings 1 and 2, and an open space with additional shade structures and benches between Buildings 2 and 3.
Mass and Scale:
The proposed three apartment buildings will consist of two - and three-story structures.
The third floor will consist of four separate units, and the remaining apartments will be on Planning Commission Staff Report
November 18, 2025 – Page 5 of 9
Case DP 2025-0011 – 305 W San Rafael Apartments
the first and second floors. The total building height on the third floor will be 31.3’ feet tall while the second-floor height is 20.2’ feet. This condition provides for varying roof lines and heights for the building elevation designed to lessen the massing and scale. Building 2 will be setback seven (7) feet from Buildings 1 and 3 which softens the overall streetscape providing interest and presence on the street.
FINDINGS – MAJOR DEVELOPMENT PERMIT APPLICATION (CASE DP 2024-0002)
Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) requires an evaluation of the proposed development. Staff has analyzed the findings in order below.
1. The proposed project is consistent with the General Plan and any applicable specific plan;
The proposed development will consist of eight-two (82) affordable apartment units located in the area designated as Mixed Use (MU) per the General Plan with a maximum density of 15 units per acre and located in the Tramview Heights Specific Plan which designates the parcel for multi -family residential. The MU designation allows for residential developments that is properly integrated and allows the implementation of development standards that are customized to each site to include an increase with a Density Bonus. T he proposed project is for 100% affordable development for very low -, and low -income residents as the site design reflects the intended housing product.
In addition, the General Plan Housing Element states:
Goal LS3 –Facilitate and encourage a broad range of rental and ownership opportunities, housing products, and community supportive services for people with special needs:
Policy HS3.1 - Support the development of accessible and affordable senior rental housing, assist seniors to maintain and improve their homes, and support the provisions of senior services:
Policy HS3.3 -Increase the supply of affordable and accessible housing suitable to the semi-independent living needs of people with disabilities, provide assistance to people with disabilities to maintain and improve their homes:
Policy HS3.5 - Support collaborative partnerships of nonprofit organizations, the development community, and the City of Palm Springs to provide affordable housing:
Policy HS3.6 -Assist and support, were feasible, in the production and conservation of housing affordable to very low -, low -, and moderate- income households.
Planning Commission Staff Report
November 18, 2025 – Page 6 of 9
Case DP 2025-0011 – 305 W San Rafael Apartments
Consistency Review: The proposed project utilizing the Density Bonus section of the zoning code to allow greater density, height, and reduction of off-street parking results in a project that meets the intent of the MU designation and further advances the goals and policies of the Housing Element.
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 proposed project is requesting the implementation of the Density Bonus section of the zoning code for increased density, building height, and reduction of off -street parking. The site is adequately sized to accommodate the proposed apartment complex with parking and site amenities. The subject parcel is in an infill lot with all utilities, access to streets, and will be an appropriate housing transition from the industrial warehouse to the north and the single-family residential lots to the south and will not be detrimental to adjacent properties 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 project is requesting the implementation of a Density Bonus for a 100% affordable project with increased density, building height, and reduction of off -street parking per Section 93.23.17 of the PSZC as follows:
• Height – The project proposes heights above those typically allowed in the R -2 zone. The R-2 zone permits heights of 24 feet and the proposal includes heights of 31.3’ feet for a portion of all three buildings. Section 93.23.17(F) permits up to an 11-foot increase in the allowable height.
• Density- The Mixed Use (MU) General Plan land use designation has a maximum density of 15 dwelling units per acre while the proposed project is requesting a density of 19.2 dwelling units per acre which is permitted for a 100% affordable project.
• Off-Street Parking – The project proposes a reduction of twenty -one (21) spaces for a total provided of 137 spaces. A density bonus incentive for low and very low- income housing projects near a major transit stop can request reduced parking.
With the granting of the request the project will meet the property development standards for the R-2 zoning district 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 three apartment buildings with the height of the third floor at 31.3’ feet tall while the second-floor height is 20.2’ feet. This condition provides for varying roof lines and heights for the building elevation that lessens the massing and sc ale.
Building 2 will be setback seven (7) feet from Buildings 1 and 3 which softens the Planning Commission Staff Report
November 18, 2025 – Page 7 of 9
Case DP 2025-0011 – 305 W San Rafael Apartments
overall streetscape providing interest and presence on the street. The massing and building heights are of good composition and will be consistent and to scale for a 100% affordable housing complex 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 setbacks for Buildings 1 & 3 will be twenty-five (25) feet and Building 2 at thirty-two feet, one inch (31.1’) from the front property lines along W. San Rafael Drive consistent with the R -2 zoning. The off -street parking located behind the apartment buildings with shade structures is a good site plan placement. The use of internal speed control elements within the parking lot by having raised humps in a paver material as pedestrian walkways leading from the parking to the apartment buildings. In addition, a slight “off -set” in the parking lot at the east end will visually signal that speeds along the driveway should be low. The overall site design meets the development standards, and the finding has been met.
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 site is flat with frontage on three streets of W. San Rafael Drive, Virginia Drive, and Puerto Del Sol. Two ingress/egress points into the complex will be from the two side streets with no access along W. San Rafael Drive. The eighty -two (82) unit apartment complex with reduced off -street parking as the project is located near a transit point will not generate traffic that cannot sufficiently maintain current traffic flow on surrounding street networks. The project will require the widening of W. San Rafeal Drive, Virginia Drive, and Puerto Del Sol to include curbs, gutters, and sidewalks.
Adjacent streets are at their full built width and are sufficient to accommodate anticipated vehicle trips generated by the residents of the community and the finding has been met.
7. On-site circulation conforms to minimum standards, and accommodation is made for safe on-site pedestrian circulation;
The ingress/egress points into the off-street parking lot will be from Virgina Drive and Puerto Del Sol as the internal driveway will be twenty-six (26) feet wide allowing two- way vehicle movements with parking on both sides. Traffic calming will be implemented to slow vehicles within the complex, allowing pedestrians to navigate into the buildings and the finding has been met.
Planning Commission Staff Report
November 18, 2025 – Page 8 of 9
Case DP 2025-0011 – 305 W San Rafael Apartments
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 proposed landscape plan shows enhanced plantings along the street frontage of W. San Rafael Drive with the use of 36” box Tipu Trees, Rosewood, Palo Verde, Acacia, and new large Washingtonian Filifera palm, and Mediterranean Fan Palms.
Other plantings include desert accents, shrubs, grasses, and groundcovers. The use of multiple plants will provide varying heights, colors, and textures which is incorporated at the dog park, playground, and gathering spaces.
The proposed plant
palette consists of the plant materials that are included in the Lush and Efficient landscape gardening book and meets the requirements. The Architectural Advisory 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;
The project is considered an in-fill development with utility infrastructure existing in the adjacent streets. There is adequate public infrastructure for the proposed project; water will be provided by the Desert Water Agency (DWA), the complex to be connected to the City sewer system and electricity to the site from Southern California Edison. Therefore, the project will be served by existing public infrastructure.
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;
The proposed project is Categorically Exempt under CEQA Section 1530 32 (In-Fill Development) – the proposed development is located within an urbanized area of the city and less than 5-acres in size, has no value for wildlife habitat as the parcel has been previously graded, and the site is served by existing utilities and services which qualifies this project as an In-Fill development.
11. The proposed project has no unacceptable adverse effects on public welfare, health or safety.
The proposed eight -two (82) unit residential apartment project with associated amenities will not have an adverse effect on public welfare, health or safety. The development of a 100% affordable housing development for very low -, and low - income residents advances the goals of the City’s Housing Element and the finding has been met.
.
Planning Commission Staff Report
November 18, 2025 – Page 9 of 9
Case DP 2025-0011 – 305 W San Rafael Apartments
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is Categorically Exempt under CEQA Section 153032( a-e) (In-Fill Development) – The project is (a) consistent with the General Plan, (b) is less than five (5) acres in size; (c) has no value as habitat for endangered species; (d) there will be no significant impacts to air quality, water, traffic, or noise; ( e) and can be adequately served by existing utilities and public services.
CONCLUSION:
The proposed Major Development Permit for a n eighty -two (82) unit 100% affordable housing community with the implementation of Density Bonus incentives for unit density, height, and reduction of off -street parking complies with all the requirements outlined in the above-mentioned sections of the Palm Springs Municipal Code and Zoning Code.
Therefore, Staff recommends approval of the proposed application and the determination that the project is Categorically Exempt as an “In- Fill” development. Further review by the Architectural Review Committee will evaluate the building architecture, materials, and landscaping.
PREPARED BY: Glenn Mlaker, AICP – Associate Planner
REVIEWED BY: Edward Robertson – Principal Planner
REVIEWED BY: Christopher Hadwin, AICP, Director of Planning Services
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution & Conditions of Approval
3. Justification Letter
4. Business Disclosure Form
5. Site Plan and Building Elevations