CC Resolution 2017-056 SilverRock Temp Golf Clubhouse SDP 2017-0013RESOLUTION 2017 — 056
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT
PERMIT 2017-0013 SITE, ARCHITECTURAL, AND
LANDSCAPING PLANS FOR TEMPORARY GOLF COURSE
CLUBHOUSE WITHIN PLANNING AREA 10A OF THE
SILVERROCK SPECIFIC PLAN
CASE NUMBER: SITE DEVELOPMENT PERMIT 2017-0013 (SDP2017-0013)
APPLICANT: SILVERROCK DEVELOPMENT COMPANY, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
the 10th day of October 10, 2017, hold a duly noticed Public Hearing to consider a
request by SilverRock Development Company, LLC, for approval of a temporary golf
course clubhouse generally located on the southwest corner of Jefferson Street and
Avenue 52, more particularly described as:
APN: 777-490-010
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on September 29, 2017 for said Planning
Commission Public Hearing as prescribed by the La Quinta Municipal Code (LQMC).
Public hearing notices were also mailed to all property owners within 500 feet of the
site; and,
WHEREAS, the City Council of the City of La Quinta, California did, on the 7th
day of November, 2017, consider SDP2017-0013.
WHEREAS, at said meeting, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did
make the following mandatory findings pursuant to Section 9.210.010 of the Municipal
Code to justify approval of said SDP:
1. Consistency with General Plan and SilverRock Specific Plan
The land use is consistent with the General Plan land use designation of
Tourist Commercial. The proposed project is also consistent with the
SilverRock Specific Plan, and implements the goals, policies and
development standards of the Specific Plan.
2. Consistency with Zang Code
The proposed development, as conditioned, is consistent with the
development standards of the City's Zoning Code and/or SilverRock Specific
Resolution No. 2017-056
Site Development Permit 2017-0013
Adopted: November 7, 2017
Page 2 of 3
Plan, as applicable. Relocatable buildings are listed as permitted temporary
uses with approval of a Site Development Permit. The SDP has been
conditioned to ensure compliance with the zoning standards and other
supplemental standards as established in Title 9 of the LQMC.
3. Compliance with California Environmental Quality Act (CEQA)
The Design and Development Department has determined that this project
is consistent with Environmental Assessment 2014-1003 and no further
environmental review is required. The SilverRock Specific Plan includes
provisions for relocatable buildings for golf course uses and was analyzed as
part of Environmental Assessment 2014-1003.
4. Architectural Design
The architectural design of the project is consistent with the design of the
existing relocatable office building and cart barns for the golf course
clubhouse. The architecture is consistent with temporary trailer buildings
and will facilitate construction of the approved permanent clubhouse.
5. Site Design
The site design of the project, including, but not limited to, project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, and exterior lighting, are
consistent with the SilverRock Specific Plan and with the quality of design
prevalent in the city.
6. Landscape Design
Project landscaping, including, but not limited to, the location type, size,
color, texture and coverage of plant materials, has been designed so as to
provide visual relief, complement buildings, and screen undesirable views.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta,
California, as follows:
SECTION 1. That the above recitations are true and constitute the findings of the City
Council in this case.
SECTION 2. That the City Council finds the above project to be consistent with
Environmental Assessment 2014-1003 and no further environmental review is
required.
Resolution No. 2017-056
Site Development Permit 2017-0013
Adopted: November 7, 2017
Page 3 of 3
SECTION 3. That the City Council does hereby approve Site Development Permit 2017-
0013, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval and "Exhibit A".
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta City Council, held on this the 7th day of November, 2017, by the following vote:
AYES: Council Members Fitzpatrick, Pena, Radi, Sanchez, Mayor Evans
NOES: None
ABSENT: None
ABSTAIN: None
LINDA EVANS, Mayor
City of La Quinta, California
ATTEST:
SUSAN MAYSELS, Ci Clerk
City of La Quinta, Ca ifornia
(CITY SEAL)
APPROVED AS TO FORM:
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 1 of 10
GENERAL
1. 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 Site
Development 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. The Site Development Permit shall expire November 7, 2019 and shall become
null and void in accordance with La Quinta Municipal Code Section 9.200.080,
unless a building permit has been issued. A time extension may be requested
per LQMC Section 9.200.080.
3. 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 Development Division (Grading Permit, Green
Sheet (Public Works Clearance) for Building Permits, Water Quality
Management Plan(WQMP) Exemption Form - Whitewater River Region,
Improvement Permit)
• Design & Development Department
■ Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• State Water Resources Control Board
• SunLine Transit Agency
■ SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements include
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 2 of 10
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvements plans for City approval.
4. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more than
one (1) acre of land, coverage under the State of California Construction
General Permit must be obtained by the applicant; who then shall submit a
copy of the Regional Water Quality Control Board's ("RWQCB")
acknowledgment of the applicant's Notice of Intent ("NOI") and Waste
Discharger Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
5. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to
review, negotiate and/or modify any documents or instruments required by
these conditions, if Developer requests that the City modify or revise any
documents or instruments prepared initially by the City to effect these
conditions. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
6. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for
engineering and/or surveying consultants to review and/or modify any
documents or instruments required by this project. This obligation shall be paid
in the time noted above without deduction or offset and Developer's failure to
make such payment shall be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
7. Prior to issuance of any permit(s), the applicant shall acquire or confer property
rights necessary for construction and proper functioning of the proposed
development not limited to access rights over proposed and/or existing parking
lot and driveway that access public streets and open space/drainage facilities.
STREET AND TRAFFIC IMPROVEMENTS
8. The applicant shall construct the following street improvements to conform
with the General Plan and provisions of LQMC Sections 13.24.060 (Street
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 3 of 10
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties and Development) for public streets.
A. OFF-SITE STREETS
1) Install the guide sign and install a dedicated right turn lane into
the access driveway on Avenue 52 per the Urban Crossroads
report dated September 6, 2017 and as approved by the City
Engineer.
2) Widen the access driveway on Avenue 52 to a minimum width of
30 feet and adjust the existing perimeter wall as needed to widen
the access driveway.
PARKING LOTS and ACCESS POINTS
9. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking
stall design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans so
that ADA accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 18 feet in length with a 2 -foot overhang for all parking stalls
or as approved by the City Engineer. One van accessible handicapped
parking stall is required per 6 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with
access drive aisles to Public Streets a minimum of 30 feet or as approved
by the City Engineer.
14. The applicant shall design street pavement sections using CalTrans' design
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 4of10
procedure for 20 -year life pavement, and the site-specific data for soil strength
and anticipated traffic loading (including construction traffic) for 120 parking
spaces. Minimum structural sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
The remaining 62 overflow parking spaces may be improved with compacted
Class 2 aggregate base.
15. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate
gradation test results confirming that design gradations can be achieved in
current production. The applicant shall not schedule construction operations
until mix designs are approved.
16. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks.
17. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers to persons currently certified or licensed
to practice their respective professions in the State of California.
18. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of LQMC Section 13.24.040 (Improvement Plans).
19. The following improvement plans shall be prepared and submitted for review
and approval by the Design and Development Department. A separate set of
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 5 of 10
plans for each line item specified below shall be prepared. The plans shall
utilize the minimum scale specified, unless otherwise authorized by the City
Engineer in writing. Plans may be prepared at a larger scale if additional detail
or plan clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
A. Precise Grading Plan 1" = 20' Horizontal
B. Signing & Striping Plan 1" = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
"On -Site Commercial Precise Grading" plan is required to be submitted for
approval by the Building Official, Planning Manager and the City Engineer.
"On -Site Commercial Precise Grading" plans shall normally include all on-site
surface improvements including but not necessarily limited to finish grades for
curbs & gutters, building floor elevations, parking lot improvements and ADA
requirements.
20. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
21. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City.
Each sheet shall be clearly marked "Record Drawing" and shall be stamped and
signed by the engineer or surveyor certifying to the accuracy and completeness
of the drawings. The applicant shall have all approved mylars previously
submitted to the City, revised to reflect the as -built conditions. The applicant
shall employ or retain the Engineer of Record (EOR) during the construction
phase of the project so that the EOR can make site visits in support of preparing
"Record Drawing". However, if subsequent approved revisions have been
approved by the City Engineer and reflect said "Record Drawing" conditions, the
EOR may submit a letter attesting to said fact to the City Engineer in lieu of
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 6of10
mylar submittal.
GRADING
22. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
23. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
24. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. Green Sheet for Fugitive Dust Control,
C. A WQMP prepared by an engineer registered in the State of California.
All grading shall conform with the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by soils
engineer, or engineering geologist registered in the State of California.
DRAINAGE
25. Stormwater handling shall conform with the approved hydrology and drainage
report for SDP 2016-0001 SilverRock. Nuisance water shall be disposed of in an
approved manner.
26. Nuisance water shall be retained on site. Nuisance water shall be disposed of
per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements.
27. The applicant shall comply with applicable provisions for post construction
runoff per the City's NPDES stormwater discharge permit, LQMC Sections
8.70.010 et seq. (Stormwater Management and Discharge Controls), and
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 7of10
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the
California Regional Water Quality Control Board - Colorado River Basin
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water
Resources Control Board's Order No. 2012-0006-DWQ.
A. For post -construction urban runoff from New Development. and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation
and maintenance of BMPs per the approved Water Quality Management
Plan (WQMP) for the project as required by the California Regional Water
Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be provided
which incorporates Site Design and Treatment BMPs utilizing first flush
infiltration as a preferred method of NPDES Permit Compliance for
Whitewater River receiving water, as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
28. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
29. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
30. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 8of10
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
31. The City will conduct final inspections of habitable buildings only when the
buildings have parking lot improvements and (if required) sidewalk access to
publicly -maintained streets. The improvements shall include required traffic
control devices, pavement markings and street name signs.
LANDSCAPE AND IRRIGATION
32. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
33. All new landscape areas shall have landscaping and irrigation improvements in
compliance with the City's Water Efficient Landscape regulations contained in
LQMC Section 8.13 (Water Efficient Landscape).
34. The applicant shall submit final landscape plans for review, processing and
approval to the Design and Development Department, in accordance with the
Final Landscape Plan application process. Design and Development Director
approval of the final landscape plans is required prior to issuance of the first
building permit unless the Director determines extenuating circumstances exist
which justify an alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate
City official, including the Design and Development Director.
Prior to final approval of the installation of landscaping, the Landscape
Architect of record shall provide the Design and Development Department a
letter stating he/she has personally inspected the installation and that it
conforms with the final landscaping plans as approved by the City.
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 9 of 10
If staff determines during final landscaping inspection that adjustments are
required in order to meet the intent of the Planning Commission's approval, the
Design and Development Director shall review and approve any such revisions
to the landscape plan.
35. Approved trees from the conceptual landscape plan shall be planted into the
ground and irrigated pursuant to the LQMC 8.13 (Water Efficient Landscape).
MAINTENANCE
36. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
37. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping,
access drives, sidewalks, and stormwater BMPs.
FEES AND DEPOSITS
38. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and
permits.
39. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs
in effect at the time of issuance of building permit(s).
FIRE DEPARTMENT
40. On the site plan please indicate proposed location of one fire hydrant providing
1500 gpm for 2 hours. If needed please indicate location of buster pump to
provide the required fire flow. include cut sheets for the pump. indicate type of
pipe to be used with depth of coverage. Please include the required fire flow.
Please be advised a separate fire permit with inspections will be needed for the
temporary fir service. Separate submittals will be required for any type 1 hood
systems for separate fire permits.
41. The applicant shall submit a lighting and photometric plan for the temporary
CITY COUNCIL RESOLUTION 2017-056
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 10of10
clubhouse facility and temporary parking lot consistent with the City and
Specific Plan outdoor lighting requirements.
42. The temporary golf clubhouse buildings shall be painted with a consistent color
program.
78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
November 20, 2017
Mr. John Gamblin
The Robert Green Company
3551 Fortuna Ranch Rd
Encinitas, CA 92024
SUBJECT: SITE DEVELOPMENT PERMIT 2017-0013 – SilverRock Temporary
Clubhouse
Dear Mr. Gamblin:
The La Quinta City Council at its meeting of November 7, 2017, approved Site
Development Permit 2017-0013 subject to the attached Conditions of Approval. The
decision by the City Council on the development review action is final.
If you have any questions, please contact me at (760) 777-7062.
Sincerely,
GABRIEL PEREZ
Planning Manager