Planning commission approves 2-year extension for Rios mixed-use project on North Palm Canyon Drive

Palm Springs Planning Commissioner members on Sept. 9 approved a two‑year extension of entitlement approvals for a previously permitted mixed‑use project known as Rios, located at 575 N. Palm Canyon Drive.

Staff told commissioners the applicant seeks to extend a set of approvals — major architectural review, major development permit, tentative tract map and variance — whose entitlements would otherwise expire on April 10, 2025. Planning staff recommended a 24‑month extension to April 10, 2027, saying the proposal met the zoning‑code findings that allow an extension of time.

The extension covers all entitlements except the change of zone, which the city council had already adopted. Planning staff said the code permits an extension of up to 24 months but does not allow financial inability or market conditions alone as a ground for approval.

Noriko (Planning staff) summarized staff’s recommendation and explained the applicable extension rules, noting that “the planning commission may grant an extension of time up to 24 months.”

The applicant’s representative, Peter, said the project is a custom‑home development and that sales depend on buyers choosing interior configurations. He told commissioners the team has been working with a local real‑estate broker and had “8 very strong, committed buyers” and that state requirements limit creating binding sales contracts until certain regulatory steps are complete. He said, “we remain completely committed to this development.”

Several commissioners pressed the applicant on marketing and financing. Commissioner Morrell said he could not find project listings online and asked why the project was not publicly marketed; Peter said the team is working with a small group of buyers and final interior finishes must be completed before broad marketing. Commissioners asked whether the current level of buyer interest was sufficient to secure construction financing; Peter said having roughly eight committed parties likely puts the project in a better financing position.

Commissioners also discussed the project’s custom nature and how that affects the time needed to finish architectural drawings. The applicant estimated 8–12 months to complete final plans and said grading and a building permit would be the finish line to meet the entitlement life requirements. City staff clarified that issuance of a grading permit is the typical threshold for starting construction under the entitlement rules.

Vice Chair Layan proposed amendments to the recommended findings to add language acknowledging extenuating, external circumstances — including supply, tariffs, interest‑rate and labor uncertainties and the COVID‑era delays when the project originally moved through the approvals process. A motion to grant the two‑year extension with those amended findings passed 5–2 on roll call: yes — Commissioners Miller, Layan, Chair Wermick, Murphy and Rotman; no — Commissioners Baker and Morrell.

Actions and outcome - Action: Extension of entitlement approvals for the Rios mixed‑use project (Old Las Palmas Partners, LLC) from April 10, 2025, to April 10, 2027. - Outcome: Approved, vote 5–2 (yes: Miller, Layan, Wermick, Murphy, Rotman; no: Baker, Morrell). - Notes: The commission amended the findings to include references to COVID‑era delays and broader market and supply uncertainties; staff indicated the extension does not change the substance of the previously approved plans and that the change of zone is not part of the extension request.

Why it matters Extending the entitlement life preserves the applicant’s previously approved development rights while the team finishes design and secures buyers and financing. Commissioners flagged trade‑offs between protecting approved entitlements and ensuring projects are actively pursued; the commission’s amended findings emphasize the narrow set of circumstances that supported this extension.