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PCRES 1997-046PLANNING COMMISSION RESOLUTION 97--Q46 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A SITE DEVELOPMENT PERMIT TO ALLOW A GOLF COURSE/HOTEL MAINTENANCE FACILITY IN THE LA QUINTA RESORT SPECIFIC PLAN AREA CASE NO.: SITE DEVELOPMENT PERMIT 97-608 APPLICANT: KSL DESERT RECREATION CORPORATION AND ITS ASSIGNS WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 81" day of July, 1997, hold duly noticed Public Hearing to consider the request of KSL Recreation Corporation and its Assigns for approval of a golf course/hotel maintenance facility with employee parking in the RL Zone (zone change to TC proposed), located on the south side of 50' Avenue, approximately 210 feet east of Eisenhower Drive, more particularly described as: Portion of Section 1, Township 5 South, Range 6 East, WHEREAS, said Site Development Permit request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended by Resolution 83-68, in that the Community Development Department conducted an initial study (Environmental Assessment 97-340) and has determined that the proposed Site Development Permit will not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact should be recommended for certification; and, WHEREAS, 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, findings, and reasons to justify approval of Site Development Permit 97-608: 1. The project is consistent with the General Plan because the use is supporting the operation of the permitted golf courses and resort within the Specific Plan area. 2. The project has been designed to be consistent with the Zoning Code and applicable Specific Plan, subject to the recommended conditions. 3. Processing and approval of this project is in compliance with the requirements of the California Quality Act in that an Environmental Assessment has been prepared and a Mitigated Negative Declaration has been recommended. resopcs#608 Planning Commission Resolution No. 97- 046 4. The architectural design of the project is adequate and compatible materials and colors will be used. Provided the conditions of approval are complied with, the project will be architecturally acceptable. 5. Provided the conditions of approval are complied with the site design will be acceptable. The revision will lessen the affect of the building location on the nearest residences by moving it to the west. 6. The project landscaping will be compatible with the resort. The recommended conditions will increase the quantity of landscaping and tree sizes. Landscaping will provide visual screening of the on site facilities. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and correct and constitute the findings of the Planning Commission in this case; 2. That the Planning Commission does hereby recommend approval of Site Development Permit 97-608 because it is in compliance with the provisions of Specific Plan 121 E, Amendment #4; 3. That the Environmental Impacts identified under EA 96-340 are binding for this case. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 8"' day of July, 1997, by the following vote, to wit: AYES: COMMISSIONERS BUTLER, KIRK, SEATON, TYLER, I400DARD, AND CHAIRMAN ABELS. NOES: NONE. ABSENT: COMMISSIONER GARDNER. ABSTAIN: NONE. resopcs#608 Planning Commission Resolution No. 97- 046 ABELS, Chairman Quinta, California ATTEST: HERM�W Community Development Director La Q ta, California resopcsdp608 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 KSL RECREATION CORPORATION JULY 8, 1997 GENERAL 1. The use of this site shall be in conformance with the approved exhibits contained in Site Development Permit 97-608, with the site plan to be that presented on August 5, 1997, unless otherwise amended by the following conditions. 2. The approved Site Development Permit shall be used within two years of July 8, 1997, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit. A time extension may be requested as permitted in Municipal Code Section 9.200.080D. 3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. 4. The project shall incorporate the latest technology in recycling and other means of reducing the amount of waste requiring disposal (land filing), during demolition. Construction, and upon site development/operation. A) prior to issuance of a demolition/building permit, the applicant shall provide proof to the Community Development Department that a recycling company and program has been established for the recycling of construction/demolition debris. B) If the applicant can successfully demonstrate that current provisions exist to meet the requirements of the California Solid Waste Reuse and Recycling Access Act of 1991, the Community Development Director may waive, modify, or delete the requirements of this condition. 5. The applicant shall obtain permits and/or clearances from the following public agencies; as needed: Fire Marshal p:/Conappccsdp97-609 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 - Public Works Department (Grading Permit, Improvement Permit) - Community Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District (per letter of June 25,1997, on file in Community Development Department) - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. For projects requiring NPDES construction permits, the applicant shall include a copy of the application for the Notice of Intent with grading plans submitted for plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of the proposed Storm Water Pollution Protection Plan for review by the Public Works Department. 6. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. 7. All applicable conditions of Specific Plan 121 E, Amendment #4, shall be met. 8. Exterior lighting shall to be low profile, down shining, and comply with Municipal Code and not cause annoyance to surrounding properties. Top of lights shall not exceed 5 feet in height. Plan to be approved by Community Development Department prior to issuance of building permit. Light shields may be required by the City within first six months after beginning of operation. 9. The Traffic Analysis submitted for Sp 121 E , Amendment #4, Page VII, shall have recommendation #7 of the Site access/Circulation Plan revised as follows: p:/Conappccsdp97-609 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 A) The existing transit stop adjacent to Planning Area II on the south side of 50' Avenue shall be replaced with a bus turnout and covered shelter meeting the requirements of Sunline Transit and the City Engineer. 11. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the property to which they apply. PROPERTY RIGHTS 12. All easements, rights of way and other property rights necessary to facilitate the ultimate use of the development and functioning of improvements shall be acquired or granted, as appropriate, or the process of said acquisition or granting shall be ensured, prior to issuance of a grading permit. Grants shall include additional right of way widths as necessary for dedicated right turn lanes, bus turnouts, etc., included on approved plans. 13. The applicant shall, by grant deed furnished prior to issuance of a grading permit, relinquish access rights from adjacent lots to Eisenhower Drive and Avenue 50. Access to these streets shall be limited to the two entry locations proposed for Avenue 50. 14. The applicant shall dedicate public street right of way as follows: a. Avenue 50 and Eisenhower Drive (Primary Arterials) - 50-foot half right of way plus additional area as needed for right -turn lanes and other features contained in the approved construction plans. 15. Prior to approval or a grading plan or issuance of a grading permit, the applicant shall furnish proof of temporary or permanent easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 16. Where public sidewalks are required on privately -owned setback lots, the applicant shall dedicate blanket sidewalk easements over the setback lots. p:/Conappccsdp97-609 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 17. The applicant shall grant any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. IMPROVEMENT AGREEMENT 18. Prior to issuance of a grading permit, the applicant shall enter into a secured agreement to construct improvements and satisfy obligations required of this site development permit. Security provided shall conform with Chapter 13, LQMC. 19. The applicant shall provide approved estimates of improvement costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. 20. Prior to issuance of a grading permit, the applicant shall reimburse the City for improvements made to the south half of Avenue 50 adjacent to this site. 21. The applicant shall pay cash or provide security for one-half of the raised landscape median in Eisenhower Drive which will be constructed by others. IMPROVEMENT PLANS 22. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Plans for site improvements may be combined on a single plan provided excess clutter doesn't affect readability. All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. p:/Conappccsdp97-009 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 23. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. GRADING 24. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. 25, The applicant shall furnish a thorough preliminary geological and soils engineering report (the "soils report") with the grading plan. 26. The applicant shall comply with the City's flood protection ordinance. 27. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. p:/Conappcesdp97-608 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 28. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 29. Prior to issuance of building permits, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that lists actual building pad elevations for the building lots. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 96.03 and the following: 30. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development or on adjacent golf course areas unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public or private streets. 31. The applicant shall construct facilities, approved by the City Engineer, which intercept and percolate nuisance water and prevent flow onto golf courses, common areas or off -site locations. The facilities shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. For design purposes, the maximum percolation rate of native soils shall be two inches per hour. The percolation rate shall be considered zero unless the applicant provides site -specific data which demonstrates otherwise. 32. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 33. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development (or off of the golf course areas) through a designated overflow outlet and into the historic drainage relief route. p:/Conappccsdp97-608 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 34. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 35. If the applicant proposes drainage of stormwater water to off -site locations other than golf course areas, the applicant may be required to design and install first -flush storage, oil/water separation devices, or other screening or pretreatment method(s) to minimize conveyance of contaminants to off -site locations. If the drainage will directly or indirectly enter public waterways, the applicant shall be responsible for any sampling and testing of effluent which may required under the City's NPDES Permit or other city- or area -wide pollution prevention program and for any other obligations and/or expenses which may arise from the such discharge of the development's stormwater or nuisance water. UTILITIES 36. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 37. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 38. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1. Avenue 50 (Primary Arterial) - Completion of primary arterial pJConappccsdp97-609 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 street improvements on the south side, including an eight -foot - wide meandering sidewalk/bike path, from the east project boundary to the existing improvements at Eisenhower Drive. The existing median width and alignment shall be modified to provide left turn pockets for westbound traffic at this project's two access/egress drives. The south curbline shall vary between 33' and 37' south of the improvement centerline to conform with the location of the south median curb. The easterly egress drive and median break shall be designed to block left turn movements out of the drive. No deceleration lane shall be installed. Other improvements shall include full landscaping of the raised median on Avenue 50 in the area adjacent to the site and a bus turnout and covered shelter in a location approved by Sunline Transit and the City Engineer. 2. Eisenhower Drive (Primary Arterial) - Completion of primary arterial street improvements on the east side of the centerline from Avenue 50 south approximately 200 feet to the tract line of tentative map 28334, plus a six-foot wide meandering sidewalk. The east curb line shall be 38' east of the centerline. Provision of cash or security for one-half the cost of the raised landscape median which will be constructed by others. Features contained in the approved construction plans may warrant additional street widths or other measures as determined by the City Engineer. 39. Access points and turning movements of traffic shall be restricted to two Avenue 50 access points as follows: A. Avenue 50 One full -turn access located opposite of the existing La Quinta Country Club entry on the north side of Avenue 50. Construction of this access shall include provision of a left -turn pocket in the Avenue 50 median for westbound traffic and modification of the preliminary access plan to provide additional stacking distance and a turnaround for vehicles rejected at the entry gate. p:/Conappccsdp97-608 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 One left-in/right-in/right-out drive along the easterly portion of the site located a minimum of 250 feet (curb return to curb return) from the full - turn access to the west. If the median opening is constructed, it shall include variable median widening from 12' to 16' for approximately 150' west of the opening to accommodate construction of a positive barrier in the opening that restricts left -out turn movements. If the gated entry has an automatic gate, the access area shall be modified to provide additional stacking distance and a turnaround for vehicles rejected at the entry gate. 40. Improvements shall include all appurtenances such as traffic signs, channelization markings and devices, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 41. The City Engineer may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 42. Improvement plans for all on- and off -site streets and access gates shall be prepared by registered professional engineerls) authorized to practice in the State of California. Improvements shall be designed and constructed in accordance with the LQMC, adopted Standard and Supplemental Drawings and Specifications, and as approved by the City Engineer. 43. Street right of way geometry for culs de sac, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 44. All streets proposed to serve residential or other access driveways shall be designed and constructed with vertical curbs and gutters or shall have other approved methods to convey nuisance water without ponding in yard or drive areas and to facilitate street sweeping. p:/C onappccsdp97-609 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 45. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" The listed structural sections are minimums, not defaults. Street pavement sections shall be designed using Caltrans design procedures with site -specific data for soil strength and traffic volumes. The applicant shall submit current (no more than two years old) mix designs for base materials, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. For mix designs over six months old, the submittal shall include recent (no more than six months old at the time proposed for construction) aggregate gradation test results to confirm that the mix design gradations can be reproduced in production of the base or paving material. Construction operations shall not be scheduled until mix designs are approved. 46. Prior to occupancy of permanent buildings within the development, the applicant shall install all street and sidewalk improvements, traffic control devices and street name signs along access routes to those buildings. LANDSCAPING 47. The applicant shall provide landscape improvements in the Avenue 50 perimeter setback areas adjacent to the perimeter wall and entry drive. 48. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common retention basins, and park facilities shall be prepared by a licensed landscape architect. p:/Conappccsdp97-608 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 49. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 50. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 51. Unless otherwise approved by the City Engineer, common basins shall be designed with a turf grass surface which can be mowed with standard tractor - mounted equipment. 52. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 53. The perimeter wall on 50' Avenue where it meanders shall meander between 15 and 25 feet from street right-of-way and be six feet in height, on a six feet berm. Wall shall be decorative with design approved by Community Development Department prior to issuance of wall permit. Easterly gate on 50`n Avenue shall be a solid, decorative metal gate. 54. 75% of all trees shall be 48" box size and 25% 36" box size, or its equivalent. 55. Parking lot shade trees shall be provided every four parking spaces with trees a minimum 24" box size. PUBLIC SERVICES 56. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. p:/Conappccsdp97-608 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 QUALITY ASSURANCE 57. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 58. The applicant shall arrange and bear the cost of measurement, sampling and testing not included in the City's permit inspection program but which are required by the City to provide evidence that materials and their placement comply with plans and specifications. 59. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 60. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the plan computer files previously submitted to the City to reflect the as -constructed condition. MAINTENANCE 61. The applicant shall make provisions for continuous maintenance of drainage, landscaping and on -site street improvements. The applicant shall maintain off - site public improvements until final acceptance of improvements by the City Council. FEES AND DEPOSITS 62. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. p:/Conappccsdp97-609 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 FIRE MARSHAL 63. Provide or show there exists a water system capable of delivering 2000 gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 64. A combination of on -site and off -site Super fire hydrants, on a looped system (6" x 4" x 2-1 /2") will be located not less than 25' or more than 165' from any portion of the buildings as measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrants in the system. 65. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 66. Prior to the issuance of a building permit, if any, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and 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". 67. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard Occupancy, Group The post indicator valve and Fire Department connection shall be located to the front within 50' of a hydrant, and a minimum of 25' from the building. 68. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department job card must be at the job site for all inspections. 69. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and National Fire Protection Association Standard 72. p:/Conappccsdp97-608 RESOLUTION 97-046 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 97-608 JULY 8, 1997 70. Applicant/developer shall be responsible for obtaining underground/aboveground tank permits from both the County Health and Fire Departments. 71. Install portable fire extinguishers in structures, if any, per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 72. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. p:/Conappccsdp97-608