Planning commission approves Chick‑fil‑A at Springs Shopping Center with pedestrian, landscape and review conditions

The Palm Springs Planning Commission on March 25 approved a conditional use permit to demolish an existing in‑center building and construct a 4,707‑square‑foot Chick‑fil‑A restaurant with a drive‑through at the Springs Shopping Center, subject to conditions aimed at pedestrian safety, landscaping and architectural coordination.

Staff told commissioners the project replaces a larger, previously assumed retail floor area and, according to the shopping center’s environmental analysis, would reduce daily vehicle trips on the site (the staff presentation cited a reduction from 16,531 to 15,690 daily trips compared with the EIR baseline). The applicant proposed three drive‑through lanes with stacking capacity of up to 49 vehicles; the developer’s queueing and traffic analysis and operator testimony led to an extended public discussion about whether two lanes would be sufficient.

Applicant representatives said their operational model relies on two traditional drive‑through ordering lanes supplemented by a third “mobile‑through” lane dedicated to customers ordering through the restaurant app and to reduce idling. Jeremiah Culver (project representative) and Chick‑fil‑A representatives including Eric Baker (development) and David Peck (operator) explained the third lane’s purpose and operation during the hearing. Peck described efforts to limit staff exposure in hot weather and said, “we're averaging 3 and a half to 4 minute times, throughout the day.” Eric Baker and the project team said the mobile‑through lane hastens pickup for app orders and reduces idling during peak periods.

Commissioners and members of the public raised pedestrian safety concerns about the proposed crosswalk routed through the drive‑through queue and asked how pedestrians and bicyclists would safely reach the facility from the public sidewalk and the shopping‑center interior. Staff confirmed the crosswalk would be a marked crossing on the parcel and said building‑safety and engineering standards apply; the applicant said staff would be present at peak hours and that the crosswalk location minimizes interaction with faster‑moving parking lot traffic. Shopping center management acknowledged long‑standing tree and landscape maintenance problems and committed to an updated irrigation and planting program.

After deliberations, commissioners approved the CUP with conditions that the applicant accepted on the record. The principal conditions included: - Approve the project with two drive‑through lanes (remove the third lane) and reconfigure the lane orientation so landscaping and expanded outdoor seating can be added along the Ramon/Center Drive frontage; the applicant may return later through an amendment process if operational data justify a future change. - Require a wayfinding, pedestrian safety and signage plan (to be submitted and approved by the Planning Director) that ensures safe routes from each public entry, protected crossings and detectable pedestrian signage; plan due before certificate of occupancy. - Require an arborist assessment, a landscape remediation and irrigation improvement plan, and recordable easements/maintenance commitments to bring the center into compliance with the original approved landscape plan; proof of remediation and a maintenance program required before building permit issuance for the new structure. - Require Architectural Review Committee review and coordination of exterior colors, materials and the canopy to better relate the new building to the existing shopping center and existing twin building across the parking lot. - A 12‑month post‑occupancy check‑in on on‑site circulation and queuing to verify the conditions address queuing and safety; the commission retains discretion to require modifications or return for further review.

The commission’s conditions also required the applicant and property owner to provide a wayfinding program for the wider shopping center (signage, striping and on‑site circulation improvements) to reduce conflicts and improve pedestrian safety.

Tally: the commission approved the CUP (final roll call recorded as 5 in favor, 1 opposed, 1 absent). The permit includes standard conditions in the staff report and the additional conditions adopted by the commission at the hearing.

The applicant team said it would work with staff and the shopping center owner to complete the required sign, landscape and pedestrian plans and begin permit processing.