HomeMy WebLinkAboutRes No 1739PLANNING COMMISSION RESOLUTION NO. 1739
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND
CONDITIONAL USE PERMIT FOR EXPANSION OF THE
MONTESSORI SCHOOL AT 43-250 WARNER TRAIL.
CASE NO. CUP 96-12
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 16th day of April, 1996, hold a duly noticed
public hearing and continued public hearing on May 7, 1995, to consider
the request by MARIE ELAINE MALONEY for MONTESSORI SCHOOL OF THE VALLEY
for approval of a Negative Declaration of Environmental Impact and
conditional use permit to allow a 3535 square foot building expansion,
to increase the permitted number of students from 60 to 120 children,
to amend the maximum age served from five years to 12 years, and to
reduce the required parking lot from 40 spaces to 15 spaces for the
existing Montessori School at 43-250 Warner Trail; 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. 95-105," in that the Director
of Community Development has determined that the project as conditioned
will not have an adverse impact on the environment and a Negative
Declaration has been prepared; 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 approval of said amended conditional use
permit:
1. There is a service shortage of high quality alternative
school facilities in the Palm Desert area.
2. The proposed facility will provide expanded Montessori School
services.
3. As conditioned the site and proposed improvements are
appropriate for a Montessori School.
4. As conditioned the use of the site for a Montessori School is
compatible with adjacent residential and institutional
facilities.
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.
2. That a Negative Declaration of Environmental Impact, Exhibit
"A", and Conditional Use Permit 96-12 on file in the
Department of Community Development is hereby approved
subject to conditions.
PLANNING COMMISSION RESOLUTION NO. 1739
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 7th day of May, 1996, by the
following vote, to wit:
AYES: CAMPBELL, FERNANDEZ, JONATHAN, BEATY
NOES: NONE
ABSENT: FERGUSON
ABSTAIN: NONE
ATTEST:
PHILIP DRELI, Secreta
,_._.Palm Desert plaffffri4 Commission
PAUL R. BEATY, Chalrperson
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PLANNING COMMISSION RESOLUTION NO. 1739
CONDITIONS OF APPROVAL
CASE NO. CUP 96-12
Department of Community Development:
1. The development of the property shall conform substantially with
exhibits on file with the Department of Community Development, as
modified by the following conditions.
2. 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.
3. Prior to issuance of a building permit for construction of any use
contemplated by the approval, the applicant shall first obtain
permits and/or clearance from the following agencies:
Palm Desert Architectural Commission
City Fire Marshal
Coachella Valley Water District
4. That prior to issuance of building permit the owner (developer)
provide the city with evidence that the required school mitigation
fee has been paid.
5. Capacity of the facility shall be limited to 120 children.
6. Hours of operation shall continue to be limited to 8:00 a.m. to
6:00 p.m. week days.
7. That in order to better control noise emanating from the Warner
Trail play area, that a six foot high slump stone wall
interspersed with open wrought iron spaces be installed along part
of the Warner Trail Frontage with design and location to be
approved by the Architectural Review Commission. Said wall with
security gates across driveway entrances to extend easterly along
Mountain View and southerly along the east limit of the parking
lot.
8. That an off-street parking/loading space plan providing for a
minimum of 30 spaces (total parking/loading spaces) be approved by
staff with the lot striped according to the plan and the portions
of the lot necessary as a result of this approval (i.e. at least
30 spaces) made to comply with the parking lot tree ordinance.
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PLANNING COMMISSION RESOLUTION NO. 1739
9. Project shall be subject to Transportation Uniform Mitigation
Frees (TUMF). Said fee to be for the addition area only. Payment
of said fees shall be at time of building permit issuance.
10. Compliance with the provision of Municipal Code Chapter 4.10 Art
in Public Places program.
11. That the age of the children served by this facility be increased
to a maximum of 12 years.
12. That all applicable conditions as imposed by the County of
Riverside in the original approval of this Montessori School, in
its decision effective January 7, 1992, shall continue to be in
effect.
13. That a six foot high fence/wall be constructed to run east -west 70
feet north of the south property line and that the play area be
located north of the new fence/wall. The 70 foot area south of
the new fence to act as a buffer.
14. That the maximum number of children permitted on the playground at
any one time shall be 30 children.
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert
Municipal Code and Ordinance No. 653, shall be paid prior to the
issuance of a grading permit (parking lot area only).
2. Any modifications to the existing property access shall be in
accordance with appropriate city standards and specifications and
shall be submitted to the Director of Public Works for checking
approval before construction of any improvements is commenced.
3. All public/private improvements shall be inspected by the
Department of Public Works and a standard inspection fee shall be
paid prior to issuance of grading permits.
4. In accordance with Palm Desert Municipal Code complete
grading/site improvement plans and specifications shall be
submitted to the Director of Public Works for checking and
approval prior to issuance of any permits.
5. Applicant shall provide for the design and construction of
concrete curb and gutter 18 feet from centerline, 6 foot wide
concrete sidewalk and match -up paving on Mountain View Avenue
along the property frontage. The design shall provide for cross
gutter and spandrel construction at the intersection of Warner
Trail and Mountain View Avenue and shall include drainage impacts.
Plans for the referenced improvements shall be reviewed and
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PLANNING COMMISSION RESOLUTION NO. 1739
approve by the Director of Public Works and a surety guaranteeing
the installation of the improvements posted with the city prior to
permit issuance.
6. In accordance with Palm Desert Municipal Code Section 3.44 the
project shall be subject to Transportation Uniform Mitigation Fees
(TUMF). The fee shall be calculated based on private school land
use designation at a rate of $ 79.86 per student.
7. Any and all offsite improvements shall be preceded by the approval
of plans and the issuance of valid encroachment permits by the
Department of Public Works.
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PLANNING COMMISSION RESOLUTION NO. 1739
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section
15070) of the California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: CUP 96-12
APPLICANT/PROJECT SPONSOR: Ms. Marie Elaine Maloney
Montessori School of the Valley
43-250 Warner Trail
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION: A conditional use permit to allow a 3535
square foot building expansion, to increase the permitted number of
students from 60 to 120 children, to amend the maximum age served from
five years to 12 years, and to reduce the required parking lot from 40
spaces to 30 spaces for the existing Montessori School at 43-250 Warner
Trail.
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.
•
y 7, 1996
PHILIP D LL ATE
DIRECTOR F COMMUNITY DEVELOPMENT
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