PCRES 1997-078PLANNING COMMISSION RESOLUTION 97-078
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 97-615 TO ALLOW
CONSTRUCTION OF A 14,759 SQUARE FOOT
OFFICE/MAINTENANCE BUILDING AT 54-320 SOUTHERN
HILLS IN PGA WEST RESORT AND CLUB
CASE NO.: SITE DEVELOPMENT PERMIT 97-615
APPLICANT: PGA WEST RESIDENTIAL ASSOCIATION, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 9"' day of December, 1997, hold a duly noticed Public Hearing for a 1.93
acre site with a one-story 14,759 square foot office/maintenance building for the PGA
West Residential Association, Inc., generally at the northeast corner of Southern Hills
and Winged Foot, more particularly described as:
Lot #17 of Tract No. 21643 (APN: 769-450-030)
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63)• The Community Development Department
has prepared Environmental Assessment 97-348 for this project which states the
project will not have a significant impact on the environment based on conditions; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings of approval for said
Site Development Permit 97-615:
Finding Number 1 - Consistency with General Plan:
A. The property is designated Low Density Residential (LDR). The Land
Use Element of the 1992 General Plan allows residential land uses. The
project is consistent with the goals, policies and intent of the La Quinta
General Plan Land Use Element (Chapter 2) because this building is a
supplemental use to the existing residential areas prescribed by the PGA
West Specific Plan (SP 83-002).
B. The General Plan Circulation Element identifies Madison Street as a
Primary Arterial which can support 28,500 vehicle trips per day when
fully improved. Madison Street is an improved street along the frontage
of the site thus no off -site improvements are required for this
application. The project, as conditioned, is consistent with the goals,
objectives, and policies of the General Plan Circulation Element.
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Planning Commission Resolution 97-078
Finding Number 2 - Consistency with PGA West Specific Plan (SP 83-002,
Amendment #3) and City Zoning Ordinance:
A. The proposed project is consistent with the goals and objectives of the
PGA West Specific Plan in that the project is a permitted use and
complies with the development standards and design guidelines as
conditioned.
B. The proposed office/maintenance building is consistent with the City's
Zoning Code in that development standards and criteria contained in the
PGA West Specific Plan supplement and/or replace those in the City's
Zoning Code. The project as conditioned will be in compliance with both
the PGA West Specific Plan and Zoning Code.
Finding Number-3 - Compliance with the California Environmental Quality Act:
A. A Mitigated Negative Declaration has been recommended (EA 97-348)
based on the provisions of the California Environmental Quality Act. A
separate Resolution with findings is on file in the Community
Development Department. Mitigation measures are required.
B. To reduce noise impacts, the south facing maintenance warehouse
garage doors shall be eliminated.
Finding Number 4 - Site and Landscape Design:
A. The proposed site design specifies the outdoor storage arid trash pick up
along the north property line, adjacent to the well site so as not to
negatively impact the existing residential houses in the immediate area.
Additionally, all employees will enter and exit the site from Madison
Street and deliveries again reducing any negative impacts to the
residents. The proposed perimeter landscaping will screen outdoor
activities such as parking and deliveries.
B. The project landscaping and site design provides visual relief,
complements the building and surrounding area, screens undesirable
views, and provides a harmonious transition between residential houses
and this supplemental PGA West resort facility.
C. The landscape design of the proposed project complements the building
and the surrounding residential areas in that it enhances the aesthetic
and visual quality of the area and uses a high quality of materials.
Mature landscaping will buffer the overall height of the 6' and 9' high
screen barriers as recommended.
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i'
Planning Commission Resolution 97-078
Finding Number 5 - Architectural Design:
A. The architectural design of the project, as conditioned, is compatible
with the development standards of SP 83-002 in that the building will
not exceed 28-feet in height and include pitched tile roofs for
architectural compatibility with the surrounding residences and
consistency with PGA West architectural guidelines. Additionally, other
maintenance buildings in PGA West have full pitched roofs. The scale
of the building is similar to adjacent residential houses and the project's
lot coverage is 17.5%. The building materials are durable, aesthetically
pleasing, and low maintenance, and a blend of surfaces and textures are
provided.
Fading Number-6 - Sign Program/Outdoor Lighting:
A. The applicant has not submitted details for signs and outdoor lighting.
The proposed sign(s) and outdoor parking lot lighting will comply with
applicable requirements contained in the Zoning Ordinance (Chapter
9.160 and Section 9.100.150). Signs shall be indirectly lighted to
reduce glare on neighboring residential properties according to Table
1602 (Permanent Signs in Residential Districts). Parking lot lighting will
require submittal of a photometric study. Approval of the sign(s) and
outdoor parking lot lighting has been conditioned to be reviewed by the
Planning Commission as a non-public hearing item.
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 constitute the findings of the Planning
Commission in this case;
2. That it does hereby adopt Mitigated Negative Declaration of Environmental
Impact pursuant to the attached conditions and Environmental Assessment (EA
97-348);
3. That It does recommend approving Site Development Permit 97-615 for the
reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this 9"` day of December, 1997, by the
following vote, to wit:
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Planning Commission Resolution 97-078
AYES: Commissioners Abels, Seaton, Tyler, and Chairman Butler
NOES: Commissioner Woodard
ABSENT: Commissioner Kirl<
ABSTAIN: Commissioner Gardner
RIC ARD BUTLER, Chairman
City of La Quinta, California
ATTEST:
HERMA, Community Development Director
La Quirita, California
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PLANNING COMMISSION RESOLUTION 97-078
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-615
PGA WEST RESIDENTIAL ASSOCIATION, INC.
DECEMBER 9, 1997
+ Modified by the Planning Commission on December 9, 1997
CONDITIONS OF APPROVAL
GENERAL
1. Upon approval, the City Clerk is authorized to file these Conditions of Approval
with the Riverside County Recorder for recordation against the properties to
which they apply.
2. Site Development Permit 97-615 shall comply with the requirements and
standards of the La Quinta Municipal Code (LQMC) unless otherwise modified
by the following conditions.
3. This development permit approval shall expire and become null and void within
one year of approval unless an extension of time is granted according to
requirements of Section 9.200.080 of the Zoning Code.
4. Prior to the issuance of a grading, improvement or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies:
- Fire Marshal
- Public Works Department (Grading Permit, Improvement Permit)
- Community Development Department
Building and Safety Department (Building Permit)
Riverside Co. Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District
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.
C0NDSDP615Fina120 Page I of 8
Planning Commission Resolution 97-079
Conditions of Approval - Final
Site Development Permit 97-615
December 9, 1997
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.
PROPERTY RIGHTS
5. Prior to issuance of a grading/building permit, the City must vacate previously -
dedicated Madison Street access restrictions. The applicant is responsible for
preparation of the necessary documents for City vacation of these access
rights.
IMPROVEMENT PLANS
6. Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media. Plans shall be submitted for on -site grading, paving,
drainage, and plot plan and for off -site drainage facilities. The grading, paving
and drainage plans may be combined on the plot plan if so cloing does not
render them difficult to read.
The plot plan shall have signature blocks for the Community Development
Director and the Building Official. All other plans (and combined plans) shall
have signature blocks for the City Engineer. Plans are not approved for
construction until they are signed.
Street and drainage plans shall include parking lots, entryways and gates. 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.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
GRADING
7. 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.
Page 2 of 8
Planning Commission Resolution 97-078
Conditions of Approval - Final
Site Development Permit 97-615
December 9, 1997
8. The applicant shall conduct a thorough preliminary geological and soils
engineering investigation and shall submit the report of the investigation (the
"soils report") with the grading plan.
9. The grading plan shall be prepared by a registered civil engineer and comply
with the recommendations of the soils report. The plan must meet the approval
of the City Engineer prior to issuance of a grading permit.
10. 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. The document shall list the
pad elevation approved on the grading plan, the as -built elevation, and the
difference between the two, if any.
DRAINAGE
11 . Stormwater falling on -site during the peak 24-hour period of a 100-year storm
(the design storm) shall be retained within the PGA West development in
accordance with the approved PGA West hydrology plan.
12. Nuisance water shall be retained and disposed of on site in an approved
percolation device unless the City receives documented permission from the
Homeowners' Association and/or the golf course owner, as appropriate,
allowing disposal of nuisance water elsewhere within PGA West. Any
percolation device shall be sized to percolate 22 gallons per day per 1,000
square feet of drainage area.
UTILITIES
13. In areas where hardscape 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
14. Access points and turning movements of traffic shall be restricted to the main
entry drive from Southern Hills Street, which shall have dimensions approved
by the City Engineer, and one 34-foot right-in/right-out access from Madison
Street. The Madison Street entrance may be constructed and utilized only if the
City vacates previously -dedicated access rights at this location.
CONDSDP615Final-20 Page 3 of 9
Planning Cmmnissioa Resolution 97-078
Conditions of Approval - Final
Site Development Permit 97-615
December 9, 1997
15. Parking and on -site circulation shall comply with the Clty's General Plan and
Zoning Code.
16. Improvements shall include all appurtenances such as traffic signs,
channelization devices and parking lot striping.
17. 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 applicant shall submit mix designs for aggregate base, Portland cement
concrete and asphalt concrete, including complete mix design lab results, for
review and approval by the City. Construction operations shall not be
scheduled until mix designs are approved.
LANDSCAPING AND WALLS
18,+Perimeter walls and required landscaping for the entire perimeter to be enclosed
shall be constructed prior to final inspection and occupancy of the commercial
building. The perimeter walls shall be constructed using minimum 6-inch wide
masonry blocks coated with cement plaster (stucco) finish and incorporate 36"
wide pilasters at 60-foot intervals. All other requirements of the acoustic study
for the project shall be met.
19. The rolling access gate on Madison Street shall be constructed of heavy gauge
metal with no openings. Other on -site gates shall be metal but may have
openings le.g., wrought iron, tubular metal, etc.).
20, Landscape and irrigation plans for landscape shall be prepared by a licensed
landscape architect and be prepared based on the water conservation measures
addressed in Chapter 8.13 of the Municipal Code. Tree trunk diameter for 24"
box and 36" box trees is 1.75" and 2.0" as measured three feet up from grade
once installed.
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Pkinnine Commission Resolution 97-078
Conditions of Approval - Final
Site Development Permit 97-615
December 9. 1997
Landscape and irrigation plans for this development shall be approved by the
Community Development Department. The landscaping plans are not approved
for construction until they have been approved and signed by the Community
Development Department, the Coachella Valley Water District, and the Riverside
County Agricultural Commissioner.
21. Perimeter landscape slopes shall not exceed 3:1 .
22. All trees shall be double staked to prevent wind damage. Trees and shrubs
shall be watered with emitters or bubblers.
23. The developer and subsequent property owner shall continuously maintain all
required landscaping in a healthy and viable condition.
QUALITY ASSURANCE
24. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
FEES AND DEPOSITS
25. 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.
26. Within 24 hours after review by the Planning Commission, the property
owner/developer shall submit to the Community Development Department two
checks made out to the County of Riverside in the amount of $78.00 and
$1,250.00 to permit the filing and posting of the Notice of Determination for EA
97-348.
27. Prior to building permit issuance, the developer shall pay school mitigation fees
to the appropriate school district based on the State imposed 'fee in effect at
that time. The school facilities fee shall be established by Resolution (i.e., State
of California School Facilities Financing Act).
28. 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.
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Planning Commission Res,dutiun 97-078
Conditions or Approval - Final
Site Development Permit 97-615
December 9, 1997
FIRE DEPARTMENT
The Fire Department is required to set a minimum fire flow for the construction of all
commercial buildings using the procedure established in Ordinance 546. This required
fire flow may be adjusted at a later point in the permit process to reflect changes in
design, construction type, area separations, or built-in fire protection measures.
29. Provide or show there exists a water system capable of delivering 1,500 g.p.m.
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.
30. The required fire flow shall be available form a Super fire hydrants) (6" X 4" X
2.5") located not less than 25-feet or more than 165-feet from any portion of
the building(s) as measured along approved vehicular travel ways.
31. A combination of on -site and off -site Super fire hydrants, (6" X 4" X 2.5") will
be located not less than 25-feet or more than 165-feet from any portion of the
buildings as measured along approved vehicular travel ways. The required fire
flow shall be available from any adjacent hydrant(s) in the system.
32. 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.
33. Prior to the issuance of a building permit, 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 will meet the fire flow requirements. Plans will be signed and approved
by the 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."
34. The required water system including fire hydrants will be installed and
operational prior to the start of construction.
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Planning Commission Rcsnlutiun 97-078
Conditions or Approval - Finai
Site Development Pennit 97-615
December 9, 1997
35. Install a complete fire sprinkler system. The post indicator valve and fire
department connection shall be located to the front within 50-feeet of a
hydrant, and a minimum of 25-feet from the building.
36. 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.
37. Install a supervised water flow fire alarm system as required by the Uniform
Building Code/Riverside County Fire Department and National Fire Protection
Association Standard 72.
38. Occupancy separation will be required as per the U.B.C., Section 503.
39. Applicant/developer shall be responsible for obtaining under ground/above
ground tank permits from both the County Health and Fire Departments.
40. 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.
41. If the facility requires Hazardous Materials Reporting (Material Safety Data
sheets), the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300
with tamper switches shall be used.
42. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
ENVIRONMENTAL
43. Prior to the issuance of a grading permit or building permit, the property
owner/developer shall prepare and submit a written report to the Community
Development Department demonstrating compliance with those Conditions of
Approval and mitigation measures of SDP 97-615 and EA 97-348.
CONDSDP615Final-20 Page 7 d 8
PlanninI,, Commission Rc,,Itaimi 97-078
Conditions of Approval - Final
Site Developincnt Permit 97-615
Dccemhcr 9, 1997
MISCELLANEOUS
44. All agency letters received for this case are made part of the case file
documents for plan checking purposes.
45. Developer (or property owner) 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.
46. Prior to issuance of a sign permit, the Planning Commission shall approve any
permanent signs for the project as a non-public hearing item. The signs shall
not be internally illuminated and be consistent with the requirements contained
in Table 1602 of Chapter 9.160 (Signs) of the Zoning Ordinance.
47. Prior to issuance of a building permit, the parking lot and exterior lighting plan
(photometric study) for the project shall be approved by the Planning
Commission as a non-public hearing item. Exterior lighting shall be arranged to
reflect away from adjoining residential areas and be designed so that the light
source is shielded according to Section 9.100.150 of the Zoning Code.
48. Applicable conditions of Specific Plan 83-002 shall be met prior to building
permit issuance.
49. Prior to issuance of a building permit, window and door plaster surrounds shall
be constructed using 2" by 4" lumber or other approved architectural materials
(i.e., rigid foam, etc.)
50. + Decorative stamped concrete paving to delineate the Southern Hills entrance
shall be shown on the site plan prior to issuance of a building permit.
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