HomeMy WebLinkAboutRes No 1648PLANNING COMMISSION RESOLUTION NO. 1648
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND A
CONDITIONAL USE PERMIT TO ALLOW A THREE PHASE
SCHOOL PROJECT INCLUDING OPERATION OF A SCHOOL IN
AN EXISTING BUILDING (2200 SQUARE FEET), PLACEMENT
OF THREE TEMPORARY MODULAR CLASSROOMS (2900 SQUARE
FEET), CONSTRUCTION OF A 10,400 SQUARE FOOT
CLASSROOM BUILDING, AND A 3600 SQUARE FOOT MULTI-
PURPOSE BUILDING AT 47-535 HIGHWAY 74 IN THE P,
S.P., AND R-1 S.P. ZONES.
CASE NO. CUP 94-4
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 21st day of June, 1994, hold a duly noticed
public hearing to consider the request of ST. MARGARET'S EPISCOPAL
CHURCH for approval of the above mentioned project; and
WHEREAS, said application has complied with the requirements of
the "City of Palm Desert Procedure for Implementation of the California
Environmental Quality Act, Resolution No. 80-89," in that the director
of community development has determined that the project will not have
a negative impact on the environment and a Negative Declaration of
Environmental Impact is hereby certified; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to
be heard, said planning commission did find the following facts and
reasons to exist to justify the granting of said conditional use
permit:
1. The proposed location of the conditional use is in accord
with the objectives of the zoning ordinance and the purpose
of the district in which the site is located.
2. The proposed location of the conditional use and the
conditions under which it will be operated and maintained
will not be detrimental to the public health, safety or
general welfare, or be materially injurious to properties or
improvements in the vicinity.
3. The proposed conditional use will comply with each of the
applicable provisions of this title, except for approved
variances or adjustments.
4. The proposed conditional use complies with the goals,
objectives, and policies of the city's adopted general plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of Palm Desert, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the commission in this case.
PLANNING COMMISSION RESOLUTION NO. 1648
2. That approval of Conditional Use Permit 94-4 is hereby
granted for reasons subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 21st day of June, 1994, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST•
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4.7407,1
BEATY, JONATHAN, WHITLOCK, SPIEGEL
NONE
NONE
NONE
RAMON A. DIAZ, S ary
Palm Desert Planni Commission
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ROBERT A. SPIEG' irperson
PLANNING COMMISSION RESOLUTION NO. 1648
CONDITIONS OF APPROVAL
CASE NO. CUP 94-4
Department of Community Development:
1. The development of the property shall conform substantially with
exhibits on file with the department of community
development/planning, as modified by the following conditions.
2. Construction of a portion of said project shall commence within
one year from the date of final approval unless an extension of
time is granted; otherwise said approval shall become null, void
and of no effect whatsoever.
3. The development of the property described herein shall be subject
to the restrictions and limitations set forth herein which are in
addition to all municipal ordinances and state and federal
statutes now in force, or which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use
contemplated by this approval, the applicant shall first obtain
permits and/or clearance from the following agencies:
Coachella Valley Water District
Palm Desert Architectural Commission
City Fire Marshal
Public Works Department
Palm Desert Water & Services District
Evidence of said permit or clearance from the above agencies shall
be presented to the department of building and safety at the time
of issuance of a building permit for the use contemplated
herewith.
5. Access to trash/service areas shall be placed so as not to
conflict with parking areas. Said placement shall be approved by
applicable trash company and department of community development.
6. All future occupants of the buildings shall comply with parking
requirements of the zoning ordinance.
7. All sidewalk plans shall be reviewed and approved by the
department of public works prior to architectural review
commission submittal.
8. Project shall be subject to all applicable fees at time of
issuance of building permits including, but not limited to, Art in
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PLANNING COMMISSION RESOLUTION NO. 1648
Public Places, Fringe -Toed Lizard, TUMF, School Mitigation and
Housing Mitigation fees.
9. The three (3) temporary modular units as specified in phase 2
shall be removed within five (5) years from the approval date of
this conditional use permit or at the completion of construction
of phase 3, whichever occurs first.
10. Prior to the placement of the three modular units in phase 2, the
architectural review commission shall review such placement to
ensure that an adequate landscape plan and/or architectural plan
is implemented.
11. Prior to issuance of building permits, the architectural review
commission shall review phase 3 buildings.
12. The maximum enrollment shall not exceed 140 students.
13. Prior to receiving approval to locate the temporary modular
buildings in phase 2, the applicant shall erect a wall and/or
landscaping around the playground area for noise mitigation
purposes to the satisfaction of the community development
department.
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert
Municipal Code, shall be paid prior to issuance of a grading
permit (Phase 3 Development).
2. Signalization fees, in accordance with City of Palm Desert
Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance
of a grading permit (Phase 2 and phase 3 development). Applicant
shall agree to contribute their fair portion of the costs
associated with the proposed Highway 74/Haystack Road traffic
signal. The required signalization fees may be used as a credit
against the signal costs.
3. A Transportation Uniform Mitigation Fee shall be paid prior to b
initiation of the individual phases of development and the
associated school activity.
4. Full public improvements, as required by Section 26.44 and 26.40
of the Palm Desert Municipal Code, shall be installed in
accordance with applicable City/State standards. Subject
improvements shall include, but not be limited to, the
construction of concrete curb and gutter and sidewalk on Highway
74 (Phase 3 development).
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PLANNING COMMISSION RESOLUTION NO. 1648
5. Offsite improvement plans shall be reviewed and approved by t h e
Director of Public Works and a surety posted to guarantee the
installation of all required offsite improvements prior to
issuance of a grading permit. "As -built" plans shall be submitted
to, and approved by, the Director of Public Works prior to the
acceptance of the improvements (Phase 3 development).
6. All private driveways and parking lots shall be inspected by the
engineering department and a standard inspection fee paid prim*
to the issuance of a grading permit (Phase 3 development).
7. In accordance with Palm Desert Municipal Code Chapter 27,
complete grading plans and specifications shall be submitted to
the Director of Public Works for checking and approval prior to
the issuance of any permits associated with this project (Phase 2
and phase 3 development).
8. Any and all offsite improvements shall be preceded by the approval
of plans by the Director of Public Works and the issuance of valid
encroachment permits by the State of California Department of
Transportation (Phase 3 development).
Riverside County Fire Department:
1. With respect to the conditions of approval regarding the above
referenced plan check, the fire department recommends the
following fire protection measures be provided in accordance with
City Municipal Code, NFPA, UFC, and UBC and/or recognized fire
protection standards:
The fire department is required to set a minimum fire flow for the
remodel or construction of all commercial buildings per Uniform
Fire Code Sec. 10.301C.
2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual
operating pressure must be available before any combustible
material is placed on the job site.
3. Provide, or show there exists a water system capable of providing
a potential gallon per minute flow of 3000. The actual fire flow
available from any one hydrant connected to any given water main
shall be 1500 gpm for two hours duration at 20 psi residual
operating pressure.
4. The required fire flow shall be available from a Super hydrant(s)
(6" x 4" x 2-1/2" x 2-1/2"), located not less than 25' nor more
than 150' from any portion of the building(s) as measured along
approved vehicular travelways. Hydrants installed below 3000'
elevation shall be of the "wet barrel" type.
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PLANNING COMMISSION RESOLUTION NO. 1648
5. Provide written certification from the appropriate water company
having jurisdiction that hydrant(s) will be installed and will
produce the required fire flow, or arrange field inspection by the
fire department prior to request for final inspection.
6. Prior to the application for a building permit, the developer
shall furnish the original and two copies of the water system plan
to the county fire department for review. No building permit
shall be issued until the water system plan has been approved by
the county fire chief. Upon approval, the original will be
returned. One copy will be sent to the responsible inspecting
authority.
Plans shall conform to fire hydrant types, location and spacing,
and the system shall meet the fire flow requirements. Plans shall
be signed by a registered civil engineer and may be signed by the
local water company with the following certification: "I certify
that the design of the water system is in accordance with the
requirements prescribed by the Riverside County Fire Department."
"System has been designed to provide a minimum gallon per minute
flow of 1500, 2500, 3000."
7. The required fire flow may be adjusted at a later point in the
permit process to reflect changes in design, construction type,
area separations, or built-in fire protection measures such as a
fully fire sprinklered building.
8. Comply with Title 24 of the California Code of Regulations,
adopted January 1, 1990, for all occupancies.
9. Install a complete fire sprinkler system per NFPA 13. The post
indicator valve and fire department connection shall be located to
the front, not less than 25' from the building and within 50' of
an approved hydrant. This applies to all buildings with 3000
square feet or more building area as measured by the building
footprint, including overhangs which are sprinklered per NFPA 13.
The building area of additional floors is added in for a
cumulative total. Exempted are one and two family dwellings.
10. Install a fire alarm (water flow) as required by the Uniform
Building Code 3803 for sprinkler system. Install tamper alarms on
all supply and control valves for sprinkler systems. Required for
future clubhouse.
11. Certain designated areas will be required to be maintained as fire
lanes and shall be clearly marked by painting and/or signs
approved by the fire marshal.
12. Install a fire alarm as required by the Uniform Building Code
and/or Uniform Fire Code. Minimum requirement is UL central
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PLANNING COMMISSION RESOLUTION NO. 1648
station monitoring of sprinkler system per NFPA 71 and 72. Alarm
plans are required for all UL central station monitored system,
systems where any interior devices are required or used. (U.F.C.
14-103(a))
13. Install portable fire extinguishers per NFPA, Pamphlet #10, but
not less than 2A1OBC in rating. Fire extinguishers must not be
over 75' walking distance. In addition to the above, a 40BC fire
extinguisher is required for commercial kitchens.
14. All buildings shall be accessible by an all-weather roadway
extending to within 150' of all portions of the exterior walls of
the first story. The roadway shall be not less than 24' of
unobstructed width and 13' 6" of vertical clearance. Where
parallel parking is allowed, the roadway shall be 36' wide with
parking on both sides, 32' wide with parking on one side. Dead-
end roads in excess of 150' shall be provided with a minimum 45'
radius turn -around (55' in industrial developments). Fountains or
garden islands placed in the middle of these turn-arounds shall
not exceed a 5' radius or 10' diameter. City standards may be
more restrictive.
15. This project may require licensing and/or review by state
agencies. Applicant should prepare a letter of intent detailing
the proposed usage to facilitate case review. Contact should be
made with the Office of State Fire Marshal (818-960-6441) for an
opinion and a classification of occupancy type. This information
and a copy of the letter of intent should be submitted to the fire
department so that proper requirements may be specified during the
review process. Typically this applies to educational, day care,
institutional, health care, etc.
16. All fire sprinkler systems, fixed fire suppression systems and
alarm plans must be submitted separately for approval prior to
construction. Subcontractors should contact the fire marshal's
office submittal requirements.
17. Conditions subject to change with adoption of new codes,
ordinances, laws, or when building permits are not obtained within
twelve months.
OTHER:
1. Fire alarm requirements apply to all phases 1, 2 and 3. Fire
hydrant and fire sprinklers apply to phase 3. Access requirements
apply to phase 3.
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PLANNING COMMISSION RESOLUTION NO. 1648
Department of Building & Safety:
1. The design criteria for the structures shall be as follows:
1991 UBC, Chapter 8, (E-1)
1991 UBC, Chapter 31, Accessibility
1991 UBC, Chapter 33, Exiting
2. Address the property line condition in regards to the structures
(one hour fire resistive construction) or provide a parcel merge.
3. All new and existing overhead electrical distribution lines,
telephones, cable antenna television and similar services wires or
cables, which are adjacent to the property being developed, shall
be installed underground as part of development from the nearest
existing pole not on the property being developed per Palm Desert
Municipal Code, Section 25.56.110. The developer or owner is
responsible for complying with these requirements per Palm Desert
Municipal Code, Section 25.56.130.
PLANNING COMMISSION RESOLUTION NO. 1648
EXHIBIT A
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the
California Administrative Code.
NEGATIVE DECLARATION
CASE NO: CUP 94-4
APPLICANT/PROJECT SPONSOR:
St. Margaret's Episcopal Church
47-535 Highway 74
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION: A three phase school project including
operation of a school in an existing building (2200 square feet),
placement of three temporary modular classrooms (2900 square feet),
construction of a 10,400 square foot classroom building, and a 3600
square foot multi -purpose building at 47-535 Highway 74.
The Director of the Department of Community Development, City of Palm
Desert, California, has found that the described project will not have
a significant effect on the environment. A copy of the Initial Study
has been attached to document the reasons in support of this finding.
Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
iefOrtr61)4 June 21, 1994
RAMON A. DIAZ DATE
DIRECTOR OF COMMU Y DEVELOPMENT
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