PCRES 1998-087PLANNING COMMISSION RESOLUTION 98-087
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
APPROVAL OF AMENDMENT #1 TO SITE DEVELOPMENT
PERMIT 97-608 IN THE LA QUINTA RESORT SPECIFIC
PLAN AREA
CASE NO.: SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
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 December, 1998, hold duly noticed Public Hearing to consider the
request of KSL Recreation Corporation and its Assigns for approval of an amendment
for an employee parking in the TC (RSP) Zone, located on the east side of Eisenhower
Drive, approximately 230 feet south of 50th Avenue, more particularly described as:
Portion of Section 1, Township 5 South, Range 6 East, S.B.B.M.
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 this Site Development Permit is
exempt from California Environmental Quality Act requirements under Public Resources
Section 65457(a). Environmental Assessment 97-343 was certified by the City
Council on September 16, 1997, for this request and other related cases. No changed
circumstances or conditions exist which would trigger the preparation of a subsequent
environmental assessment pursuant to Public Resources Code Section 21166; 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:
The project, as amended, 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, as amended, 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 amended project is in compliance with the
requirements of the California Quality Act in that a Mitigated Negative
Declaration has been certified.
4. The architectural design of the project, as amended, is adequate and compatible
materials and colors will be used. Provided the conditions of approval are
complied with, the project will be architecturally acceptable.
P:\stan\pc res sdp 97-608 am #1
Planning Commission Resolution No. 98-087
5. Provided the conditions of approval, as amended, are complied with, the site
design will be acceptable. The revision will mitigate any negative impacts to the
surrounding residences by moving it to the west and south.
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:
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 an
amendment to Conditions #32 and #38 of Site Development Permit 97-608,
Amendment #1;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 8" day of December, 1998, by the following
vote, to wit:
AYES: Commissioners Abels, Kirk, Robbins, and Chairman Tyler
NOES: None
ABSENT: Commissioner Butler
ABSTAIN: None
4RBaERT T. TY ER, Chairman
City of La Quinta, California
ATTEST:
1Y HERMAN, Communi
of La Quinta, California
Development Director
P:\stan\pc res sdp 97-608 am #1
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
KSL RECREATION CORPORATION
DECEMBER 8, 1998
• Amended on December 8, 1998
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, Amendment
#1, 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:
Fire Marshal
Public Works Department (Grading Permit, Improvement Permit)
Community Development Department
P:\STAN\pc coa sdp 97-608 am #1.wpd
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
DECEMBER 8, 1998
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.
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.
P:\STAN\pc coa sdp 97-608 am #1.wpd
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
DECEMBER 8, 1998
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.
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
P:\STAN\pc coa sdp 97-608 am #1.wpd
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
DECEMBER 8, 1998
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.
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
P:\STAN\pc coa sdp 97-608 am #1.wpd
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
DECEMBER 8, 1998
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.
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.
P:\STAN\pc coa sdp 97-608 am #1.wpd
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
DECEMBER 8, 1998
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 following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
A. OFF -SITE STREETS
1. Eisenhower Drive (Primary Arterial) - Completion of primary arterial
street improvements on the east side of the centerline from
Avenue 50 south approximately 540 feet, including a full -width
landscaped median and a six-foot wide meandering sidewalk. The
City will allow a left turn pocket at the project entry if the
applicant provides sufficient right-of-way width for a median
configuration which prevents left -out movement.
2. Eisenhower Drive (Primary Arterial) (Deferred) - Completion of
primary arterial street improvements on the east side of the
centerline from approximately 540 feet south of Avenue 50 to the
La Quinta Evacuation Channel, including a full -width landscaped
median and a six-foot wide meandering sidewalk. The applicant
shall design the improvements and secure the cost of construction
until required by the City.
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.
P:\STAN\pc coa sdp 97-608 am #1.wpd
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
DECEMBER 8, 1998
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.
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. The applicant shall install all off -site street and sidewalk improvements required
to be constructed within six months of the opening of the parking lot for use by
employees. The applicant shall install all deferred off -site street and sidewalk
improvements within five years of the opening of the parking lot for use by
employees, unless otherwise required by the City.
P:\STAN\pc coa sdp 97-608 am #1.wpd
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
DECEMBER 8, 1998
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.
45. 75% of all trees shall be a minimum of 48" box (3 3/4" + caliper) size and 25%
a minimum of 36" box size (2 3/4"-3 3/4" caliper), 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 (2"-2 3/4" caliper).
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.
P:\STAN\pc coa sdp 97-608 am #1.wpd
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
DECEMBER 8, 1998
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.
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.
P:\STAN\pc coa sdp 97-608 am #1.wpd
PLANNING COMMISSION RESOLUTION 98-087
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
DECEMBER 8, 1998
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 1. 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.
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.
___ _A- 07_ano — 81 ... nd