Planning Commission approves Ascena/SunCal tract maps and PD amendment, ties multifamily planning to PD despite HOA access concerns

On July 28 the Palm Springs Planning Commission approved two tentative tract maps and an amendment to the Planned Development District for Planning Area 1 of the Ascena (Resort Village) master plan, tying the PA‑1 master plan to the tract maps to ensure the overall density target is achieved. The approval was adopted by roll call 3–1 after prolonged public comment and commissioner deliberation about the placement of a 150‑unit multifamily site (Lot 4), traffic and access, and HOA governance concerns.

Planning staff told the commission the project’s proposed distribution (94 small court lots, 59 standard single‑family lots and a dedicated 6‑acre site for 150 multifamily units) would yield roughly 303 units at about 16.8 dwelling units per acre, consistent with the PDD and general plan. Staff recommended approval, noting the original 2003 CEQA/MND analyzed a more intensive hotel‑resort program and that the proposed residential plan falls within that previously examined envelope.

SunCal representative Nick Pappas said the developer had worked with staff and the community since the February hearing to distribute density and address concerns, and described the multifamily site as a garden‑style walk‑up development with a roughly one‑acre amenity center: "Completing this final phase is important not just for SunCal, but for the Ascena community who have waited a long time to see their master plan finished," he said. Pappas also explained why townhomes were not pursued, citing market constraints and construction costs.

Several HOA leaders — including Tim Mathias and Ascena Community Association president Rich Gordon — told the commission they support the housing and want the project built quickly, but urged conditions or guarantees that Lot 4 remain outside the Ascena HOA or that separate access be provided off Artisan Way so governance and annexation issues do not delay construction. Commissioners and staff said the city cannot dictate HOA CC&Rs but encouraged SunCal to continue engineering and gate‑access studies and noted some access points (Gene Autry) are subject to Caltrans jurisdiction.

After debate the commission approved the tract maps and tied the PD amendment to the master plan with a minor condition to reduce one oversized roundabout and devote reclaimed pavement to green space. The motion passed 3–1 on roll call; one commissioner recorded a No vote. The commission urged continued good‑faith negotiation between SunCal and the Ascena HOA and required that standard subdivision improvement conditions and engineering reviews be satisfied before final map acceptance.