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HomeMy WebLinkAboutPC Resolution 2026-008 78900 Hwy 111 Altus School Resource Center CUP 2026-0001PLANNING COMMISSION RESOLUTION NO. 2026 — 008 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF A HIGH SCHOOL RESOURCE CENTER AT 78900 HIGHWAY 111 BETWEEN LA QUINTA CENTER DRIVE AND ADAMS STREET CASE NUMBER: CONDITIONAL USE PERMIT 2026-0001 PROJECT: ALTUS SCHOOLS RIVERSIDE COUNTY HIGH SCHOOL RESOURCE CENTER APPLICANT: MPA ARCHITECTS FOR ALTUS SCHOOLS RIVERSIDE COUNTY WHEREAS, the Planning Commission of the City of La Quinta, California, on June 9, 2026, considered a request submitted by MPA Architects to allow the operation of a high school resource center for students of Altus Schools Riverside County on an approximate 1.9 acre parcel located within the One Eleven La Quinta Shopping Center, more particularly described as: APN: 643-080-003; and WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on May 29, 2026, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site and emailed or mailed to all interested parties who have requested notification relating to the project; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.020 of the La Quinta Municipal Code to justify approval of said Conditional Use Permit: 1. The project is consistent with the general plan. Finding of Fact: The proposed use, a high school resource center, is consistent with the General Plan land use designation of General Commercial (CG) which allows for a full range of commercial and professional service businesses. The proposed high school resource center fulfills the intent of the CG designation as it provides an alternative high school education resource for nearby residents, increasing the number of options for local high school students to access educational opportunities. PLANNING COMMISSION RESOLUTION NO. 2026-008 CONDITIONAL USE PERMIT 2026-0001 PROJECT: ALTUS SCHOOLS RIVERSIDE COUNTY HIGH SCHOOL RESOURCE CENTER LOCATION 78900 HIGHWAY 111 BETWEEN LA QUINTA CENTER DRIVE AND ADAMS STREET APPLICANT: MPA ARCHITECTS FOR ALTUS SCHOOLS RIVERSIDE COUNTY ADOPTED: JUNE 9, 2026 PAGE 2OF3 2. The project is consistent with the zoning code. Finding of Fact. The proposed use is consistent with the Regional Commercial zoning designation of the site and Specific Plan 1989-014 which both encourage a broad range of goods and services for the entire region. The high school resource center will provide access to students in adjoining areas and is located at a convenient location for regional access along Highway 111. 3. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act Finding of Fact. The Conditional Use Permit is exempt from the California Environmental Quality Act (CEQA) per Section 15301(a) as it consists of minor alterations of an existing building involving negligible or no expansion of an existing or former use. The high school resource center will operate within an existing building and is not proposing any additions or other exterior modifications to the building. 4. Approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. Finding of Fact. Approval of the application will not create conditions materially detrimental to the public health, safety, and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed use of a high school resource center is consistent with other nearby uses, including general retail and restaurant tenants. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the Planning Commission finds the above project is exempt from environmental review pursuant to Section 15301(a) of the CEQA Guidelines, as it consists of minor alterations of an existing building involving negligible or no expansion of an existing or former use. PLANNING COMMISSION RESOLUTION NO. 2026-008 CONDITIONAL USE PERMIT 2026-0001 PROJECT: ALTUS SCHOOLS RIVERSIDE COUNTY HIGH SCHOOL RESOURCE CENTER LOCATION 78900 HIGHWAY 111 BETWEEN LA QUINTA CENTER DRIVE AND ADAMS STREET APPLICANT: MPA ARCHITECTS FOR ALTUS SCHOOLS RIVERSIDE COUNTY ADOPTED: JUNE 9, 2026 PAGE 3OF3 SECTION 3. That the Planning Commission hereby does approve Conditional Use Permit 2026-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval included herein as Exhibit A. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on June 9, 2026, by the following vote: AYES: Commissioners Bohlinger, Guerrero, Hundt, McCune, and Chairperson Hassett NOES: None ABSENT: Commissioners Hernandez and Nieto ABSTAIN: None OUG S,4EfT, Chairp rson City of La Quinta, California ATTEST: DAVID A. NEWELL, Design and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2026-008 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED CONDITIONAL USE PERMIT 2026-0001 PROJECT: ALTUS SCHOOLS RIVERSIDE COUNTY HIGH SCHOOL RESOURCE CENTER LOCATION: 78900 HIGHWAY 111 BETWEEN LA QUINTA CENTER DRIVE AND ADAMS STREET APPLICANT: MPA ARCHITECTS FOR ALTUS SCHOOLS RIVERSIDE COUNTY ADOPTED: JUNE 9, 2026 PAGE 1 OF 3 GENERAL The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta ("City"), its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Conditional Use Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense. 2. This Conditional Use Permit shall comply with the requirements and standards of Section 9.210.020 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's website at www.laquintaca.gov. 3. This Conditional Use Permit shall expire twenty-four (24) months after approval and shall become null and void in accordance with Municipal Code Section 9.200.080 unless the use has been established. A time extension may be requested per LQMC Section 9.200.080. 4. Any expansion or substantial modifications to the approved plan shall require an amendment to this Conditional Use Permit. Minor modifications to this Conditional Use Permit shall be considered by the Design and Development Director and may require notification of surrounding property owners prior to such approval. All other amendments shall be processed in accordance with LQMC 9.200.080. 5. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Development Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • La Quinta Building and Safety Division for Building Permits • La Quinta Planning Division • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) PLANNING COMMISSION RESOLUTION 2026-008 CONDITIONS OF APPROVAL - ADOPTED CONDITIONAL USE PERMIT 2026-0001 PROJECT: ALTUS SCHOOLS RIVERSIDE COUNTY HIGH SCHOOL RESOURCE CENTER LOCATION: 78900 HIGHWAY 111 BETWEEN LA QUINTA CENTER DRIVE AND ADAMS STREET APPLICANT: MPA ARCHITECTS FOR ALTUS SCHOOLS RIVERSIDE COUNTY ADOPTED: JUNE 9, 2026 PAGE 2OF3 • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency • South Coast Air Quality Management District Coachella Valley • Federal Communications Commission • Federal Aviation Administration The applicant is responsible for all requirements for the permits and/or clearances from the above -listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. RIJII DING 6. A building permit is required for all tenant improvements. A. Plans shall be prepared for the applicable code at the time of building permit submittal. As of January 1, 2026, these are the 2025 California Building Codes. B. Commercial projects are required to be prepared by a Licensed Architect or Engineer. On each sheet of construction documents, provide the preparer's name and telephone number, electronic signature, and his/her stamp as prescribed by California Business and Professions Code Section 5536. C. Proposed facility is a Place of Public Accommodation and is required to be accessible to persons with disabilities in accordance with Chapter 11 B of the California Building Code, and other relevant State and Federal Laws. Plans shall be prepared to demonstrate compliance as applicable. PLANNING 7. The High School Resource Center shall comply with the Statement of Operations on file with the City of La Quinta, including the operating hours, the types of activities conducted at the facility, and the maximum number of employees. The City of La Quinta reserves the right to review and monitor the operation of this facility and modify conditions of approval regarding hours of operation, occupancy, and other operational conditions. 8. All activities shall be conducted indoors. PLANNING COMMISSION RESOLUTION 2026-008 CONDITIONS OF APPROVAL - ADOPTED CONDITIONAL USE PERMIT 2026-0001 PROJECT: ALTUS SCHOOLS RIVERSIDE COUNTY HIGH SCHOOL RESOURCE CENTER LOCATION: 78900 HIGHWAY 111 BETWEEN LA QUINTA CENTER DRIVE AND ADAMS STREET APPLICANT: MPA ARCHITECTS FOR ALTUS SCHOOLS RIVERSIDE COUNTY ADOPTED: JUNE 9, 2026 PAGE 3OF3 9. The tenant space shall be improved, consistent with the tenant improvements identified in the building permit. No outdoor modifications to the tenant space are permitted. 10. Students shall not be allowed to loiter before or after scheduled appointments. FIRE 11. A manual and automatic fire alarm system that initiates the occupant notification signal utilizing an emergency voice/alarm communication system shall be installed in Group E occupancies with an occupant load of 50 or more persons. 12. A copy of the emergency plan shall be provided to the Office of the Fire Marshal. The plan shall include procedures to be followed in case of fire or other emergency: • Assignment of a responsible person to call the fire department upon notification of any fire or activation of the alarm system for any reason other than fire drills. • Posting in a conspicuous place in the Resource Area showing paths of travel to evacuate the room in case of emergency and including an alternate route. • Instructions to be followed by the teacher, including maintaining order during evacuation, removal of the roll call book, and calling of roll when designated evacuation is reached. • Outdoor assembly areas shall be designated and located at a safe distance from the building, evacuated so as to avoid interference with fire department operations. 13. The La Quinta Office of the Fire Marshal shall review building plans for any remodel of the existing building or any proposed change of use or occupancy classification. Additional conditions of approval may be applicable and will be determined afterthe Fire Department reviews the building plan.