PCRES 1997-064PLANNING COMMISSION RESOLUTION 97-064
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
APPROVAL OF A SITE DEVELOPMENT PERMIT TO ALLOW
AN EMPLOYEE PARKING LOT 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 15' day of September, 1997, hold duly noticed Public Hearing to consider
the revised request of KSL Recreation Corporation and its Assigns for approval of an
employee parking lot on 2.4 acres located approximately 220 feet south of 50`h
Avenue, and 240 feet east of Eisenhower Drive; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8`h 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`h 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 97-343) 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 the recommendation for
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.
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Planning Commission Resolution No. 97-064
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.
4. Provided the conditions of approval are complied with the site design will be
acceptable. The revision approved will mitigate any negative impacts to the
surrounding residences by moving it to the west and south.
5. 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:
1. 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 96-343 are binding for this
case.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 15' day of September, 1997, by the
following vote, to wit:
AYES: Commissioners Abels, Kirk, Woodard and Chairman Butler.
NOES: None
ABSENT: Commissioners Gardner, Seaton, and Tyler.
ABSTAIN: None
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Planning Commission Resolution No. 97-064
RICN BUTLER, Chairman
City of La Quinta, California
ATTEST:
Development Director
La Qui0a, California
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
KSL RECREATION CORPORATION
SEPTEMBER 15, 1997
GENERAL
1. The use of this site for an employee parking lot shall be in conformance with
the approved exhibits contained in Site Development Permit 97-608, unless
otherwise amended by the following conditions.
2. The approved Site Development Permit shall be used within two years of the
date of approval, 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:
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
- Fire Marshal
- 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 6 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. 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.
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
PROPERTY RIGHTS
10. 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.
11. The applicant shall grant public street right of way along Eisenhower Drive
(Primary Arterial) - sufficient for a 50-foot half right of way plus additional area
as needed for right- or left -turn lanes or other features contained in the
approved construction plans.
12. Where public sidewalks are required on privately -owned setback lots, the
applicant shall dedicate blanket sidewalk easements over the setback lots.
13. The applicant shall grant any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, and
common areas.
IMPROVEMENT AGREEMENT
14. 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.
15. 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.
IMPROVEMENT PLANS
16. 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.
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
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.
"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. _
17. 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
18. 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.
19. The applicant shall furnish a thorough preliminary geological and soils
engineering report (the "soils report") with the grading plan.
20. The applicant shall comply with the City's flood protection ordinance.
21. 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.
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
22. 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.
23. 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
24. The applicant shall comply with the provisions of Engineering Bulletin No.
96.03 and the following:
Stormwater falling on site during the peak 24-hour period of a 100-year storm
shall be retained within the development or in impounded areas on the
adjacent golf course unless otherwise approved by the City Engineer. The
tributary drainage area shall extend to the centerline of adjacent public or
private streets.
25. 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.
26. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
27. 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.
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
28. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
29. If the applicant proposes drainage of stormwater water to off -site locations
other than impounded areas on the adjacent golf course, 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
30. 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.
31. 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
32. The applicant shall complete primary arterial street improvements on the east
side of Eisenhower Drive from the L.Q. Evacuation Channel bridge to the
existing improvements at Eisenhower Drive including a full -width landscape
median in the northerly half. The City will allow a left -in pocket at the project
entry if the applicant provides sufficient right of way width fpr a median
configuration which blocks right turns out. The applicant shall install a bus
turnout and covered shelter in a location approved by Sunline Transit and the
City Engineer.
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
Features contained in the approved construction plans may warrant additional
street widths or other measures as determined by the City Engineer.
33. Access points and turning movements of traffic shall be restricted to a left- &
right-in/right-out driveway on Eisenhower Drive centered in this parcel's
frontage. If the entry is gated, the applicant shall provide sufficient stacking
room for entering vehicles and a turn -around for rejected vehicles.
34. 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.
35. 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.
36. Improvement plans for all on- and off -site streets and access gates shall be
prepared by professional engineer(s) registered to practice in the State of
California. Improvements shall be designed and constructed in accordance
with the LQMC, adopted Standards and Supplemental Drawings and
Specifications, and as approved by the City Engineer.
37. 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 structural 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.
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
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.
38. Prior to opening the parking lot for use by employees, the applicant shall install
all on- and offsite street and sidewalk improvements and traffic control devices
on Eisenhower Drive.
LANDSCAPING
39. The applicant shall provide landscape improvements in the Eisenhower Drive
perimeter setback. Landscape and irrigation plans shall be prepared by a
licensed landscape architect.
40. 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.
41. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way.
42. 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.
43. 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.
44. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
45. 75% of all trees shall be a minimum of 48" box size and 25% a minimum of
36" box size, or its equivalent along Eisenhower drive.
46. Parking lot shade trees shall be provided every four parking spaces with trees
a minimum 24" box size.
QUALITY ASSURANCE
47. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
48. 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.
49. 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.
50. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all off -site 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
51. 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
52. 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.
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
FIRE MARSHAL
53. 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.
54. 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.
55. 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.
56. 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".
57. 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.
58. 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.
59. Install a supervised water flow fire alarm system as required by the
UBC/Riverside County Fire Department and National Fire Protection Association
Standard 72.
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RESOLUTION 97-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 15, 1997
60. Applicant/developer shall be responsible for obtaining
underground/aboveground tank permits from both the County Health and Fire
Departments.
61. 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.
62. 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.
MISCELLANEOUS
63. Prior to issuance of any building permits for structures or fences approved by
Site Development Permit 97-608, the developer shall complete the golf
maintenance facilities on Avenida Carranza in accordance with CUP 96-024,
or any Planning Commission approved amendment thereto.
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