Planning commission, neighbors push Nexus to rethink 62‑unit Twin Palms pre‑application

The Palm Springs Planning Commission reviewed a pre‑application from Nexus Development Corp. for a proposed 62‑unit residential project on an 8.8‑acre vacant parcel on the south side of East Palm Canyon Drive during a March 25 study session, and provided preliminary comments without taking formal action.

The project would combine 40 detached single‑family residences and 22 duplexes, with site access from East Twin Palms Drive. Staff described the proposal as a pre‑application that would likely be submitted as a Planned Development District (PDD). The preliminary site materials show two‑story single‑family homes with maximum heights of about 24–25 feet and three‑story duplexes up to roughly 36.5 feet.

Commissioners and residents said the submission raises multiple concerns. In staff’s presentation, Noriko, the project planner, noted the proposed single‑family product is not permitted outright in the R‑3 zone, the plan requests numerous deviations from R‑3 standards, and a public benefit required for PDD approval had not been identified. Staff also flagged the project’s density at roughly seven dwelling units per acre, which is substantially lower than the 30 dwelling units per acre noted in the city’s TRC general plan designation for that area.

Neighbors who spoke during the public comment period urged a different approach to massing and use. Sydney Williams of the Palm Springs Architectural Alliance said the city must “insist on excellent design for the future” and welcomed the developer’s recently announced architect, Sean Lockyer. Several Twin Palms residents including Virginia Giocheras, Tom Dole and Michael Wallager described the existing neighborhood as low‑rise with important architectural context and urged reduced unit counts, daylighting of views, and lower edge heights along Twin Palms.

Developer representatives told the commission the concept is an early sketch intended to balance higher density near Palm Canyon with a stepped‑down edge toward Twin Palms; they said economic feasibility and market demand informed the mix of detached units and duplexes. The applicant said no gate or enclosed community is proposed and that neighborhood outreach occurred on Feb. 24. The applicant also confirmed they have engaged local architect Sean Lockyer to refine design as the project moves forward.

Commission discussion focused on: whether the project should pursue a PDD given the number of requested deviations; the need to identify the PDD public benefit early in the application; traffic and access impacts, including whether an entrance from East Palm Canyon would be appropriate; the state “no‑net‑loss” housing requirement and whether density offsets would be required elsewhere; and streetscape, walls and landscaping along East Palm Canyon and Twin Palms.

The commission’s guidance (nonbinding) emphasized that the applicant should: - identify the public benefit proposed to justify PDD deviations before formal application; - refine massing and site layout to better transition heights and preserve neighborhood views; - minimize long unbroken walls along Palm Canyon and avoid a fortress‑like frontage; - provide clearer analysis of access, traffic impacts, and alternatives to reduce neighborhood cut‑through traffic; and - continue outreach with neighbors and staff and return with a revised formal application.

No formal vote or permit decision was taken at the study session; staff asked the commission only to provide preliminary comments and the applicant to proceed to a formal PDD application if so advised.

The commission closed the study session portion of the meeting and convened the regular meeting at about 7:45 p.m.; this item will return to the commission as a formal application if and when the developer submits PDD materials and supporting studies.