Palm Springs planning panel approves 179‑room hotel remodel; staff applies CEQA infill exemption

The Palm Springs Planning Commission voted unanimously Jan. 13 to approve a major development permit to remodel and expand the former Days Inn at 1973 North Palm Canyon Drive and adopted a resolution finding the project categorically exempt from full environmental review under California Environmental Quality Act Section 15332.

The project applicant, represented by Lance O’Donnell of O2 Architecture and owner representatives including Xander Brown, proposed converting the roughly 4.23‑acre site into a 179‑room hotel with a new restaurant and expanded amenities. Staff told commissioners the proposal complies with the general plan and zoning and recommended approval, noting the project is a Class 32 infill project that “would not result in any significant effects relating to traffic, noise, air quality, or water quality.”

Why it mattered: Neighbors and union representatives urged greater environmental study. Charlie Karnow of Unite Here Local 11 told the commission, “We urge you not to move forward with the project without a full environmental review, including a careful review of construction noise, dust, air quality, a full VMT analysis, and parking impacts.” Jordan Sisson, a CEQA attorney representing Unite Here Local 11, argued that the record lacks air‑emissions modeling, construction noise analysis and other evidence needed to support a Class 32 exemption and said the project’s scale and proposed changes raise questions about its eligibility for that exemption.

Staff and the applicant pushed back. Rickman Harris of the city engineering department said staff did not find the project met the city’s thresholds for an LOS traffic study and that the applicant’s voluntary VMT analysis did not indicate significant vehicle‑miles‑traveled impacts. City counsel (identified in the record as Chris Havelin) told commissioners the city had analyzed the submission and “we feel like it applies in this case” with respect to the Class 32 categorical exemption.

Project details and conditions: The site was described in the staff report as a former Days Inn with about 170 rooms; the proposal would expand the property to 179 rooms across a combination of renovated and new buildings and add a new restaurant/lobby building. Staff reported that 171 parking spaces are required under the code and the submitted plan provides 168 (the applicant’s team acknowledged a three‑space shortfall and said those three spaces could be added if required). Staff and the applicant also discussed compact parking allowances, citing code provisions that allow compact spaces subject to minimum standard spaces and fire‑code requirements.

Commissioners pressed the applicant on several operational and design details, including why the historic Building B is being retained, accessibility measures given there are no elevators in the two‑story buildings, whether the restaurant and pool would be open to the public, and where trash enclosures would be located and how odor would be managed. Architect Lance O’Donnell said the project preserves character‑defining features of the 1938 building while providing a cohesive courtyard‑focused design; ownership representative Xander Brown said the team would provide full‑time construction and operations oversight.

Conditions and next steps: Before sending materials to the Architectural Review Committee (ARC), the commission required additional information and conditions to be satisfied to the planning director’s satisfaction, including renderings showing the northbound and southbound street experience along North Palm Canyon, a full landscape plan identifying plant materials and tree sizes (with attention to shade), review of enhanced paving materials (the commission’s preference was to avoid plain asphalt), and confirmation that trash enclosures will be fully screened and located to minimize impacts. The commission also formally adopted the CEQA Section 15332 determination and the major development permit.

The chair called for staff to document the CEQA findings in the resolution. The motion to approve, which included the listed conditions, carried on a roll call vote with all voting members recorded as yes. The commission adjourned and noted several forthcoming City Council items and public outreach sessions on the zoning code update.

What’s next: Staff will transmit the required design and landscape materials to ARC for review and will finalize the resolution language documenting the CEQA determination. The next Planning Commission meeting is scheduled for Jan. 27, 2026.