Staff Report
City Council
Item No. 4.A
Meeting Date: January 14, 2026
From: Andrew Firestine, Community and Economic Development Director Title: Zoning Ordinance Amendment 25-0001, Conditional Use Permit Revision 25-0003 and Administrative Variance 25-0006 – A proposal of King’s Schools of the Desert to amend the Zoning Ordinance to allow schools in the RR (Resort Residential) zone district to construct an additional 36,170 square feet of school facilities; and allow a 10% increase in building height for the gym building component of the Project located at 67675 Bolero Road (APNs 681-310-019 and -040).
RECOMMENDATION:
Find the Project exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15162 of the CEQA Guidelines, introduce an ordinance approving Zoning Ordinance Amendment 25-0001, and Conditional Use Permit Revision 25-0003 and Administrative Variance 25-0006.
FINDINGS:
Adopt a Notice of Exemption, pursuant to Section 15162 (Subsequent EIRS and Negative Declarations) of the California Environmental Quality Act (CEQA), which states that no further environmental review is required for a project when an EIR has been certified and no major revisions to the previous EIR are required due to substantial changes proposed in the project, substantial changes to the circumstances under which the project is undertaken, and new information of substantial importance which was not previously known.
Adopt an ordinance approving Zoning Ordinance Amendment 25-0001 based on the following findings:
1. The proposed Zoning Ordinance Amendment to add schools as a conditionally permitted use is consistent with the purpose of the Resort Residential (RR) General Plan land use designation, which is intended to accommodate single-family and attached residential development in a master planned resort setting, as well as hotels and ancillary tourist-serving commercial uses. Schools are compatible with residential uses and are permitted, subject to a conditional use permit, in all other residential districts.
2. The proposed Zoning Ordinance Amendment is consistent with the purpose and intent of the RR (Resort Residential) district, as stated in Section 9.24.010 of the Municipal Code, to provide appropriately located areas for a variety of housing types and visitor-serving and recreation-oriented uses in a resort development setting with ancillary commercial uses. Schools are permitted, subject to a conditional use permit, in all other residential districts, indicating that schools are compatible with the residential uses intended for the RR district. Schools would also be compatible with the other uses permitted in the RR district, given that residential uses are typically more sensitive than visitor-serving and commercial uses.
3. The proposed Zoning Ordinance Amendment is desirable for the development of the community in that it would support the operation of schools in proximity to residential uses, thereby supporting families in Cathedral City. The proposed amendment would also be necessary to facilitate the renovation and expansion of the facilities for the King’s Schools, which has operated in Cathedral City for over 30 years, and which was granted a CUP in 1994 prior to a change in the zoning designation.
Approve Administrative Variance 25-0006, subject to the attached conditions of approval and based on the following findings:
1. The granting of such variance will not be materially detrimental to other properties in the area or the permitted use thereof. The 28’-7” height proposed for the multi- purpose building is already permitted for lodging facilities in the RR district that are set back by at least 50 feet from residential districts other than RE, R1, or R2. The portion of the multi-purpose building that is proposed to be 28’-7” tall will be setback from the adjacent property, which is zoned RR, by approximately 80 feet.
2. There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties in the same zone or vicinity. The school has operated on this site for over 30 years without a gymnasium or other indoor recreation space. The proposed 28’-7” height would be permitted for a lodging facility in the RR district. The development standards for the RR district, including building height, did not anticipate school gymnasiums, as schools are currently not a permitted use in the zone. A Zoning Ordinance Amendment is proposed as part of the project to allow schools in the RR district subject to a conditional use permit.
3. The strict application of this title deprives such property of privileges enjoyed by other properties in the vicinity or in the same zone. The RR development standards would permit the proposed 28’-7” height for a lodging facility in the RR district that is located at least 50 feet from a residential district boundary other than RE, R1, or R2. A school gymnasium was not contemplated for the RR district and would be deprived of the height privilege that would be enjoyed by lodging facilities in the district.
4. The granting of the variance does not constitute a special privilege inconsistent with the limitations upon other properties in the vicinity or zone in which the property is located. The RR development standards would permit the proposed 28’-7” height for a lodging facility in the RR district that is located at least 50 feet from a residential district boundary other than RE, R1, or R2. Therefore, granting a variance to allow a 10% increase (2’-7”) over the 26-feet maximum building height for non-lodging facilities would not constitute a special privilege inconsistent with the limitations upon other uses within the RR district.
5. The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in any adopted general plan. The RR district would permit the proposed 28’-7” building height for lodgings. Therefore, the proposed 10% increase (2’-7”) in building height is compatible with the intent for the Resort Residential land use designation, as set forth in the General Plan.
Approve Conditional Use Permit Revision 25-0003, subject to the attached conditions of approval and based on the following findings:
1. The use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this chapter. Operation of King’s Schools at the current location was approved through Conditional Use Permit 93-199. The project proposes revising the site plan previously approved for this CUP to allow the expansion of on-campus facilities. The Zoning Ordinance Amendment proposed as part of this project would amend Section 9.24.030 of the Municipal Code to add schools as a permitted use in the RR district subject to a conditional use permit.
2. The use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. The school has operated from this site for over 30 years, and the renovation and expansion of its facilities would be desirable for the community. Schools are compatible with residential uses and are a conditionally permitted use in all residential districts. The Zoning Ordinance Amendment proposed as part of this project will add schools as a conditionally permitted use in the RR district.
3. The site for the intended use is adequate in size and shape to accommodate such use and all of the yards, setbacks and walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses on land in the neighborhood. The site is already built out with the first phase of campus development approved for CUP 93-199. The proposed renovation and expansion of on-site facilities will comply with the development standards for the RR district, with the exception of the proposed building height for the gymnasium portion of the multi- purpose building. As part of the project, the applicant is requesting an administrative variance to allow a 10% height increase over the maximum height for non-lodging facilities in the RR district. The gymnasium is setback significantly from surrounding properties and the proposed height will not be detriment to existing or permitted future land uses in the neighborhood.
4. The site for the proposed uses relates properly to streets and highways which are designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use. The school currently operates from this site with full student enrollment. The proposed CUP Revision will not support an increase in the school’s student capacity, and therefore no significant changes in traffic type or volume are anticipated. Any increased traffic associated with on-campus events would be period and temporary.
5. The applicant agrees to comply with any and all of the conditions imposed by the review authority or be subject to a revocation hearing.
BACKGROUND:
King’s Schools of the Desert (“King’s Schools”) are a private preschool, elementary school, and middle school which have operated in Cathedral City since 1994. The 5.26-acre campus is comprised of APNs 681-310-019 and 681-310-040 and is located at 67675 Bolero Road.
The site is designated as Resort Residential on the General Plan land use map and is zoned RR (Resort Residential). Currently, there are 26,594 square feet of existing facilities on the project site, including approximately 7,426 square feet of portable buildings. The existing facilities are used for classrooms and administrative office space.
The campus frontage and primary site access is on Bolero Road, a public street in the City of Palm Springs. A secondary gated entrance is accessible from Carey Road, within Cathedral City. Adjacent properties to the north and east of the project site are occupied by residential condominiums and mobile homes in Palm Springs. Adjacent properties to the south and west are zoned RR (Resort Residential) and are occupied by private residences and the Paloma Resort.
King’s Schools is proposing to renovate and expand the existing school campus facilities including the demolition of 10,716 square feet of existing buildings and portables and the construction of 36,170 square feet of new facilities. The school’s student capacity will not increase as a result of the proposed campus expansion (see letter in Attachment 3). In support of the project, a Conditional Use Permit Revision, Administrative Variance and Zoning Ordinance Amendment have been filed.
Conditional Use Permit Revision
On February 2, 1994, Conditional Use Permit (CUP) 93-199 was approved to renovate and expand the 17,000 square feet of private school facilities that had been previously occupied by the Palm Valley School. CUP 93-199 was approved for the King’s Schools to add approximately 25,000 square feet of new building area over two phases of construction, to result in a total of 40,594 square feet of on-campus building area.
The full expansion approved for CUP 93-199 was never built out in its entirety. Today, the campus is comprised of a total of 26,594 square feet of facilities.
On February 4, 2025, King’s Schools submitted an application (CUP Revision 25-0003) to revise the site plan previously approved for CUP 93-199, to add an additional 11,454 square feet of building area over the total that was approved in 1994. Buildout of the proposed site plan would result in a total of 52,048 square feet of on-campus facilities. In accordance with Section 9.72.120 of the Municipal Code, revisions other than minor revisions may be made pursuant to the regular conditional use permit procedure.
Administrative Variance
The proposed campus renovation would include construction of a gymnasium for indoor recreation. Currently, the school does not have indoor recreation facilities. The proposed gymnasium would be 28-feet and 7-inches at the highest point, which exceeds the 26-foot maximum height for non-lodging facilities in the RR district. The applicant is requesting an administrative variance to allow an increase of ten percent over the maximum permitted building height.
Zoning Ordinance Amendment
The project site is located within the planning area for Specific Plan 88-30, established in 1988. The Specific Plan, which covers approximately 45 acres, designates a base zone of R3 (Multiple-Family Residential) over the project site. Schools, either public or private, are permitted in the R3 zone subject to a conditional use permit. However, with the 2002 General Plan Update, the City’s General Plan Land Use Map was amended to change the site’s land use designation from High Density Residential (H) to Resort Residential (RR). The Resort Residential designation has been maintained through the 2022 General Plan Update. For consistency with this General Plan land use designation, the City’s Zoning Map was also amended in 2002, resulting in the subject site being rezoned from R3 to RR. Schools are not permitted in the RR zoning district.
To facilitate the proposed renovation and expansion of the long-established King’s Schools campus, the project proposes a Zoning Ordinance Amendment to add schools (including both public and private schools, but not business or trade schools) as a permitted use in the RR district subject to a conditional use permit.
Architectural Review Committee
On August 6, 2025, the architecture and landscaping associated with CUP 25-0003 were presented to the Architectural Review Committee for review. The Committee voted 4-0 in favor of recommending the project for Planning Commission review.
Planning Commission
The project was presented to the Planning Commission in a public hearing on September 3, 2025. The Commission voted unanimously in favor of recommending City Council approval of the project, with the addition of the following condition of approval, which quoted directly from the CEQA Consistency Analysis memo:
The proposed renovation is intended to provide additional space for the 300- student population and will not facilitate increased student enrollment. Use of the proposed gymnasium will also be limited to activities run by the school which are currently held outdoors on the campus. The gymnasium will not be available for use by the public or other organizations.
After receiving additional information during and after the Planning Commission hearing, staff revised the CEQA memo to more accurately reflect the project, specifically regarding special events. Based on these revisions, and instead of the condition recommended by the Planning Commission, staff recommends approval of the project with the following condition of approval:
3.22All on-campus events must be organized by the school for its students and must be typical of events associated with schools. Rental of the school facilities, including the gymnasium, for any third-party events shall require a Special Use Permit approved by the Director of Community and Economic Development.
Riverside County Airport Land Use Commission
Projects that involve legislative actions, such as the zoning ordinance amendment proposed as part of the King’s Schools project, require review by the Riverside County Airport Land Use Commission (ALUC). The project site is in compatibility zones D and E for the Palm Springs International Airport. In a public hearing on December 15, 2025, the ALUC found the proposed project consistent with the 2005 Palm Springs International Airport Land Use Compatibility Plan, pursuant to Section 3.3.6 of the Countywide Policies (Other Special Conditions). The ALUC Letter of Consistency (Attachment 11) recommended five conditions of approval, all of which have been incorporated into the Conditions of Approval for CUP 25- 0003 (Conditions No. 3.25-3.29).
DISCUSSION:
Currently, there are 26,594 square feet of building area on the project site, including 7,426 square feet of portable buildings. The project proposes an ultimate campus buildout of 52,048 square feet, including 15,878 square feet of existing buildings to remain and 36,170 square feet of new construction. The proposed renovation and expansion of on-campus facilities would occur in two phases, as follows:
Phase 1:
- Demolition: 3,290 square feet
- New construction: 9,049 square feet total building area o6,802 square feet of new classrooms
o2,247 square feet of new operations/facilities area
o25 parking stalls
Phase 2:
- Demolition: 7,426 square feet of portables
- New construction: 27,121 square feet total building area o7,920 square feet of new classrooms
o1,451 square feet of new administration area
o1,757 square feet of new operations/facilities area
o15,993 square feet of new multi-purpose area (gymnasium) o37 parking stalls
Phase 1 would also include the construction of an outdoor eating area and paving of the existing access driveway, which runs from Carey Road in the south to an easterly exit on Bolero Road.
The multi-purpose building proposed for construction during Phase 2 will include a gymnasium for school assemblies and indoor physical education. The King’s Schools will also periodically use the gymnasium to hold school-related events, such as open houses, student musicals, graduations, and fundraising events. Rental of the gymnasium or other school facilities for third-party events will require a Special Use Permit subject to approval by the Director of Community and Economic Development, or designee.
General Plan and Zoning Consistency
The proposed renovation of the King’s Schools campus, subject to the proposed Zoning Ordinance Amendment, is consistent with the purpose and intent of the Resort Residential (RR) General Plan land use designation and the RR (Resort Residential) zoning district. The Resort Residential land use designation is intended to accommodate single-family and attached residential development in a master planned resort setting, as well as hotels and ancillary tourist-serving commercial uses. The intent of the RR district is to provide appropriately located areas for a variety of housing types and visitor-serving and recreation- oriented uses in a resort development setting with ancillary commercial uses. Schools are permitted, subject to a conditional use permit, in all other residential districts, indicating that schools are compatible with the residential uses intended for the Resort Residential designation and RR district.
In the General Plan, General Land Use Goal 1 states that the city shall provide a complete, balanced and integrated pattern of land uses appropriately scaled and designed to meet the domestic, productive and social needs of the community. General Land Use Policy 4 states that in-fill development shall be encouraged as a means of enhancing existing development and as a means of optimizing the use of existing roadways and utility infrastructure. By facilitating the continued operation of the King’s Schools from the existing campus, the city is supporting uses needed by the community while using existing development and infrastructure.
As shown in the below table, the project is consistent with the development standards for the RR district, except for the height of the proposed gymnasium.
Standard Requirement Proposed Consistent
Maximum Lot
Coverage
40% 23% Yes
Maximum Building
Height
26’ for non-lodging
facilities where the
building is more than
30’ from property
zoned RE, R1 or R2
28’-7” for
gymnasium at its
tallest point
No; Administrative
Variance requested
to allow 10%
increase
Minimum Setbacks 10 feet from public or
private streets
100’ minimum Yes
Parking 30 spaces (10
spaces, plus one
space for each
classroom)
89 spaces Yes
Landscaping 50% of parking
spaces shall be
shaded by trees or
shade structure
75% of parking stall
area
Yes
Administrative Variance:
Pursuant to the development standards for the RR district, the maximum building height for non-lodging facilities located at least 30 feet from a property zoned RE, R1, or R2 is 26 feet.
The buildings proposed for Phase 1 of the project will be a maximum of 14 feet tall, consistent with the maximum permitted building height. However, the gymnasium portion of the multi- purpose building proposed for Phase 2 of the project will be 28’-7” tall. This exceeds the 26’ maximum building height by 10% (2’-7”).
The properties to the south and west of this building are zoned RR. The gymnasium portion of the multi-purpose building will be setback by approximately 80 feet from southern property line and approximately 170 feet from the western property line.
Section 9.76.050 of the Cathedral City Municipal Code states that minor variances from certain types of zoning regulations may be approved as an administrative variance, including an increase not exceeding 10% for maximum building height.
Zoning Ordinance Amendment:
Since the rezoning of the subject site to RR in 2002, the King’s Schools has been a nonconforming use, as schools are not permitted in the RR zone. Pursuant to Section
9.66.030 of the Municipal Code, a nonconforming use shall not be expanded or increased in intensity. To allow the renovation and expansion of the King’s Schools on the site it has inhabited for over 30 years, a Zoning Ordinance Amendment is required to allow schools in the RR district.
The RR district currently permits various residential uses, including single and multi-family dwellings, as well as recreation and visitor-serving uses, such as golf courses, hotels, and restaurants, subject to a conditional use permit or planned unit development permit.
The RR district is currently the only residential zoning district in the city that does not permit schools. Public and private schools are conditionally permitted uses in the RE, R1, R2, RM, R3, R4, and DRN districts. This indicates that schools are compatible with residential uses.
The proposed Zoning Ordinance Amendment would amend Section 9.24.030 (B) of the Municipal Code to add schools, either public or private, but not including business or trade schools, as a permitted use in the RR district subject to a conditional use permit. This amendment does not propose any other changes in the uses permitted or development standards in the RR district and will apply to properties City-wide that are zoned RR.
Site Improvements
Access Driveway
An access driveway runs through the project site from Carey Road to Bolero Road, along portions of the southern and eastern boundaries. There are existing gates at both the north and south entrances. The northern portion of the access driveway, starting from Bolero Road, will be entry-only (please note that the site plan incorrectly shows exit-only traffic onto Bolero Road). Two-way circulation will be permitted on the southern portion of the access driveway, between the parking area and Carey Road.
No stopping, standing, or parking will be allowed in any portion of the access driveway except the designated parking area. Project improvements will include paving of the access driveway, the installation of signs and red curbs indicating ‘Emergency Access and Fire Lane – No Stopping, Standing, or Parking’, as well as the installation of knox boxes at both gates.
The Fire Marshal has confirmed that the lane provides sufficient width for emergency vehicles.
Parking
There are currently 27 parking spaces provided on-site. An additional 62 parking spaces (58 standard, 4 ADA-compliant) will be constructed as part of the project, including the addition of 37 spaces in the parking area accessible from Bolero Road and 25 spaces in a covered parking area accessible from the access driveway.
Additional lighting will be provided in the two parking areas. Consistent with the City’s outdoor lighting standards, all outdoor light fixtures must be shielded, and at least one foot candle of illumination shall be provided throughout the parking areas. Lighting will be installed in the carports and 12-foot tall light poles will be provided in the uncovered portion of parking. A photometric analysis was provided to demonstrate that the outdoor lighting will not spill into neighboring properties.
Architecture
The existing campus buildings are located on the north side of the site, along the Bolero Road street frontage. The new buildings proposed for Phases 1 and 2 of the project will be located in the southern portion of the site, which backs on to a mobile home park to the east, as well as the Paloma Resort and single-family residences to the south and west.
The proposed buildings will be generally consistent with the architecture style of the existing on-campus buildings, featuring deep eaves, covered walkways and entryways, and pitched roofs.
The existing buildings are pale beige stucco with dark green accents and pale grey shingles.
The three buildings proposed for Phase 1 will be generally consistent with the existing architectural style and material palette, but will provide color variation with pale rose stucco, dark red accents, and dark grey shingles. The multi-purpose building proposed for Phase 2 will use pale yellow stucco with dark green accents and dark grey shingles.
The buildings proposed for construction during Phase 1 will be a single story and 14 feet tall, consistent with the height of the existing buildings. The multi-purpose building proposed for Phase 2 will be a single story and 28’-7” high at the tallest point, as discussed in the administrative variance portion of this report.
Landscaping
The existing landscaping will be maintained, with two large turf recreation areas and trees along the perimeter. The project will include the addition of shade trees for the front parking area, as well as new trees and shrubs in select areas. The plant palette includes trees such as Indian rosewood, coast live oak, and willow acacia, and shrubs such as Texas ranger, yellow and coral bells, as well as lantana. The final landscape plan will be subject to review and approval from the Desert Water Agency to ensure compliance with water efficiency requirements.
At full buildout, the project will provide 89 parking spaces, or approximately 15,220 square feet of parking stall area. Approximately 74% of parking stall area will be shaded. The 25 parking stalls (4,326 square feet) accessible from the alley will be covered by a shade structure. An additional 7,221 square feet of parking stall area, in the front parking lot, will be shaded by Coast Live Oak trees.
ENVIRONMENTAL REVIEW:
Section 15162 of the California Environmental Quality Act (CEQA) Guidelines states that, when an Environmental impact Report (EIR) has been certified for a project, no subsequent EIR shall be prepared unless new significant environmental effects or a substantial increase in the severity of previously identified effects would occur. As discussed in the attached Section 15162 Consistency Analysis memo (Attachment 3), staff have determined that the proposed project is substantially consistent with the conditions analyzed in the General Plan EIR and, therefore, no further environmental documentation is necessary.
The CEQA Consistency Analysis memo was revised based on clarifying information that was provided during and after the Planning Commission hearing. The revisions (see italicized and bold sections in Attachment 3) consisted of providing a more detailed description of the school’s student enrollment and proposed classrooms, and revising the description of the types of special events that would be held on the campus. The findings of the CEQA memo did not change as a result of the revisions.
PUBLIC NOTIFICATION:
This project was noticed in accordance with the public notification requirements set forth in the Municipal Code.
Following the Planning Commission meeting on September 3, 2025, Jane Liu, President of the Palm Springs East Association, submitted a letter (Attachment 12) expressing concerns about the project. Concerns and requests raised in the letter pertained to the terminology and proposed circulation for the access driveways, noise impacts, use of the school facilities by third parties, shielding of parking lot lighting, student enrollment, public notification for residents surrounding the campus, and environmental review. Staff’s responses to the concerns raised in the letter are summarized as follows:
Access driveways: The staff report and conditions of approval were revised to use the term “access driveways” consistently. Conditions of Approval No. 3.21 and 4.37 were revised to clarify that there shall be no stopping, standing or parking on any portion of the access driveways except the designated parking area. Noise: As stated in the CEQA memo, the campus renovation would not generate new sources of on-site noise, nor would the volume of noise generated by daily operations be expected to increase. Once the proposed gymnasium is constructed, noise generated by typical operations may decrease as some physical education and recreation activities, currently held exclusively outdoors, are moved to indoors. Third-party events: Condition No. 3.22 was added to require a Special Use Permit for any third-party events on campus.
Parking lot lighting: Condition No. 3.11 was revised to clarify that compliance with Chapter 9.89 (Outdoor Lighting Standards) of the Municipal Code requires all exterior lighting to be shielded.
Student enrollment: The proposed campus renovation will not support an increase in student capacity. The CEQA memo was revised to provide a more detailed description of the school’s student capacity and why the proposed project will not increase that capacity.
Public notification: In accordance with the public notification requirements in Municipal Code Chapter 9.09, any CUP amendment requiring a public hearing must provide notification to residents within a five-hundred-foot radius of the project site. Environmental review: As stated in this report and demonstrated in the CEQA memo, staff have determined that the proposed project is substantially consistent with the conditions analyzed in the General Plan EIR and, therefore, no further environmental review is necessary.
FISCAL IMPACT:
There is no fiscal impact.
FIVE-YEAR STRATEGIC PLAN:
Goal F – EMBRACING, INCLUSIVE COMMUNITY
Objective: Cathedral City is valued and respected as a community that welcomes and embraces diversity, has an abundance of high quality and affordable housing options and vibrant businesses. Our neighborhoods are attractive, well-maintained, and issues surrounding homelessness have been compassionately addressed with thoughtful, coordinated, and collaborative programs.
ATTACHMENTS:
Attachment 1 – ZOA 25-0001 Draft Ordinance
Attachment 2 – Conditions of Approval
Attachment 3 – CEQA Section 15162 Consistency Analysis
Attachment 4 – Notice of Exemption
Attachment 5 – Existing Site Plan
Attachment 6 – Proposed Site Plan
Attachment 7 – Proposed Floor Plans and Elevations
Attachment 8 – Proposed Landscape Plan
Attachment 9 – Proposed Lighting Plan
Attachment 10 – Proposed Civil Plans
Attachment 11 – ALUC Consistency Letter
Attachment 12 – Letter from Palm Springs East Association