The Palm Springs Planning Commission on Nov. 18 approved a major development permit for an 82‑unit, 100% affordable apartment development at 305 West San Rafael Drive, authorizing density and height incentives and a reduced parking requirement while attaching conditions on safety, landscaping and recorded affordability covenants.

Staff told the commission the project—submitted by Red Tail Acquisitions LLC and presented by developer representatives from Redtail/Creed—would place three buildings on roughly a 4.3–4.5 acre site and provide 27 one‑bedroom, 32 two‑bedroom and 25 three‑bedroom units. The application requests a density of 19.2 dwelling units per acre (above the site’s 15‑du/acre maximum under the general plan) through a state‑authorized density bonus; staff recommended approval and cited a CEQA Class 32 categorical exemption.

Why it matters: the commission’s decision clears a major entitlement hurdle the developer needs to pursue state and other financing for construction. Commissioners emphasized long‑term enforceability of affordability, neighborhood impacts from parking and roadway safety, and design details that will be refined by the Architecture Review Committee (ARC).

Key facts and conditions
- Unit mix and affordability: the developer and nonprofit partner Affordable Housing Access said the project will include units targeted at 30% AMI (about 16 units), 50% AMI (about nine units) and the remainder at 70% AMI. Shawn Boyd of Affordable Housing Access said the partner operates more than 20,000 units statewide and supports the project’s operational model.
- Density and height incentives: staff described three requested incentives (height up to about 31.3 feet in portions of buildings, a density increase to 19.2 du/acre, and a parking reduction tied to transit proximity).
- Parking: plans show 137 parking spaces on site with a 21‑space reduction from a typical requirement; developer Ron Wu said the project is designed around a target parking ratio of about 1.7 spaces per unit (“Our goal for our project is is 1.7.”). Commissioners and neighbors raised concerns that a lower parking ratio could push cars into adjacent streets.
- Deed restriction and enforceability: staff and the applicant agreed a deed restriction tying affordability commitments to the property will be recorded before permitting milestones; staff said the revised condition ties density bonuses and reductions to a recorded restriction and demonstration at building permit stage.
- Safety and retention basins: engineers explained retention basins will have combination retaining walls with 5‑foot fences on top and that grade constraints require specific wall/fence configurations; commissioners required softening with landscaping and asked that the police conduct a crime‑prevention review.
- Design and trees: commissioners asked ARC to consider lighter colors, revised balcony screening to limit visual blight, and larger shade trees (36‑inch box where appropriate) and requested at least 50% shading coverage in parking areas where feasible.

What proponents said
Developer representatives described the team’s experience with affordable housing, proposed solar on carports, a community room and on‑site management. Ron Wu said the project will have an on‑site, live‑in manager and cameras in common areas and that the developer can reconsider adding a splash pad if the commission preferred one.

What opponents and neighbors said
Residents who testified said the site is narrow and raised safety and traffic concerns, asked for a traffic study, questioned whether proposed parking is sufficient and asked whether any property tax abatements would be granted. Kathy Larson, a resident of Palm Springs Villas 2, asked whether any tax abatements would be allowed and requested a traffic study, saying, “If the project receives a reduction or abatement period, this project is not affordable to the taxpayers.” Staff did not provide a city tax‑abatement commitment at the hearing.

Vote and next steps
Commissioner Rotman moved to approve the major development permit with the conditions read into the record, including the deed restriction tied to the building permit, police review for crime prevention, enlarged and shaded dog park and splash pad consideration before ARC; a second was recorded and the commission voted unanimously to approve. The project will return to ARC for detailed architectural review and must meet the recorded deed restriction and the other conditions before building permits are issued.

Procedural note: the commission read a supplemental condition circulated the day before making clear affordability restrictions and the eligibility of the density bonus are tied to recorded covenants and permit review. The commission also asked staff and engineering to assess whether limited street parking can be retained on San Rafael or adjacent local streets without violating circulation standards.