Planning Commission approves tentative tract map to subdivide Ascena planning area into six lots

The Palm Springs Planning Commission on Jan. 22 approved a tentative tract map that will subdivide the Ascena/Esina planning area into six lots for future residential development.

Staff told the commission the request, filed by MSA Consulting on behalf of EMP 2, LLC, covers land in Planning Area 1 of the Greater Ascena project and the map is identified as Tentative Tract Map 38998. The application asks only to create six lots; no building plans or above‑ground improvements are before the commission.

The staff report said the property has a general plan designation of high‑density residential (HDR) and is within Planned Development District (PDD) 231; earlier council approvals established R‑4 development standards for this planning area. Staff recommended readoption of an existing mitigated negative declaration adopted during prior reviews of the larger Ascena entitlement and said the subdivision map findings required by the Subdivision Map Act had been met.

Commissioners asked for clarifications about access, the relationship between the tentative map and future development, and an illustrative inset on the map. Commissioner discussion focused on making clear the action before the commission is land subdivision only — not approval of specific buildings — and on whether map insets implying condominium parcelization should appear on the final map. City staff and the city attorney said the illustrative inset could be removed on the final map and that phasing or timing of future construction is not a condition the commission may impose at this stage.

Fernando Dutra, representing the applicant, said the parcels were being created to give flexibility to merchant builders and that some local builders have already expressed interest. Rich Gordon, chair of the Ascena homeowners association, told the commission, “We support the item that is in front of you,” while reserving the right to comment on specific future designs and to press for a gatehouse and gates at a later date.

Commissioner motion language asked that the final map not include condominium cut‑outs that imply approval of building layouts and requested striking the last sentence from finding No. 1 in the draft findings; after staff clarified what could be conditioned, the commission adopted the tentative map with the changes as moved and seconded. Roll call votes in the record show the motion carried unanimously.

Because this action creates lots only, staff emphasized future builders must return with development plans for design review and any required permits. The commission noted the applicant remains subject to the original Ascena conditions of approval imposed when the larger planned development was authorized.

Why this matters: The subdivision clears a regulatory step that will allow the property owner to offer separate parcels to builders, which can accelerate housing delivery in a part of Palm Springs planned for high‑density residential development. The approval does not authorize construction and does not change the earlier environmental determinations except to reapply the existing mitigated negative declaration for this subdivision action.