PCRES 1999-065PLANNING COMMISSION RESOLUTION 99-065
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR CONSTRUCTION OF A
CLUBHOUSE AND MAINTENANCE BUILDING, SUBJECT
TO CONDITIONS
CASE NO.: SITE DEVELOPMENT PERMIT 99-653
APPLICANT: FORREST HAAG FOR KSL LAND CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24T" day of August, 1999, hold a duly noticed Public Hearing to consider
the request of FORREST HAAG, ASLA for KSL Land Corporation to approve the
construction plans for a clubhouse and maintenance building in the RL zone district,
located in the Norman Golf Course on the north of Airport Boulevard, between
Madison Street and Monroe Street, more particularly described as:
Portions of Tentative Tract 29136
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) in that the Community Development
Department has determined this request is exempt per Public Resources Code Section
65457 (A). An Environmental Impact Report (EA 90-159 for SP 90-015) was certified
on December 3, 1991, by the City Council. An Environmental Assessment addendum
to the previously approved environmental impact report was completed for
Amendment #1 which was approved by the City Council on December 1, 1998. No
changed circumstances or conditions exist which would trigger the preparation of a
subsequent environmental impact report pursuant to Public Resources Code 21166;
and,
WHEREAS, the Architecture and Landscaping Review Committee, on
August 4, 1999, at a regular meeting, recommended approval of the architectural and
landscaping plans, subject to 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 find the following facts and reasons to justify approval of
said Site Development Permit:
1 . The clubhouse and maintenance building are consistent with the General Plan
in that they are related uses to golf courses which are permitted on the
property.
c:\Stan\sdp 99-653.wpd
Resolution 99-065
Site Development Permit 99-653
2. The clubhouse and maintenance building are designed to comply with City
Zoning Code requirements and are in compliance with proposed Specific Plan
90-015, Amendment #2.
3. The architectural design of the buildings, including but not limited to the
architectural style, scale, building mass, materials, colors, architectural details,
roof style, and other architectural elements are compatible with the surrounding
development and with the quality of design prevalent in the city in that the
proposed construction is attractive and will set the tone for development of the
specific plan area, which presently has no residences constructed or approved
as of this time.
4. The site design of the buildings, including but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the city in that design elements have been
coordinated to ensure compatibility between proposed buildings and pedestrian
elements.
5. Project landscaping, including but not limited to the location, type, size, color,
texture, and coverage of plant materials, has been designed so as to provide
relief, complement buildings, visually emphasize prominent design elements and
vistas, screen undesirable views, provide a harmonious transition between
adjacent land uses and between development and open space, and provide an
overall unifying influence, to enhance the visual continuity of the project,
complement surrounding the project area, ensuring lower maintenance and
water use, provided additional trees are provided adjacent to the storage canopy
area and outdoor plant area of the maintenance facility, and the maintenance
area plant pallette is modified to conform with that of the clubhouse area.
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 approve Site Development Permit 99-653 for the reasons
set forth in this Resolution, subject to the Conditions labeled Exhibit "A",
attached hereto;
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Resolution 99-065
Site Development Permit 99-653
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 24" day of August, 1999, by the
following vote, to wit:
AYES: Commissioners Abels, Butler, Robbins, and Chairman Kirk
NOES: None
ABSENT: Commissioner Tyler
ABSTAIN: None
1�
IRK, Chairman
City of La Quinta, California
U."r:6111
RY HERf IAN, Community Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 99-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
GENERAL
1. The use of this site shall be in conformance with the approved exhibits
contained in Site Development Permit 99-653, unless otherwise amended by
the following conditions.
2. The approved Site Development Permit for the clubhouse and maintenance
building shall be used within one year 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 the La Quinta Zoning Code Section 9.200.080.
3. The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this tentative
map or any final map thereunder. The City shall have sole discretion in selecting
its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
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. Final architectural working drawings for all structures, substantially conforming
to this approval shall be submitted to the Community Development Department
for approval prior to submission of plans to the Building and Safety Department.
c:\stan\pc coa sdp 99-653
PLANNING COMMISSION RESOLUTION 99-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
6. Preliminary landscaping and final landscaping, hardscape, and irrigation plans,
substantially conforming to this approval shall be submitted to the Community
Development Department for approval prior to submission of plans to the
Building and Safety Department.
7. Prior to the issuance of a demolition, grading, construction 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
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
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.
FIRE MARSHAL
8. Provide or show there exists a water system for the residential units capable of
delivering 1000 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. Fire flow requirements for non-residential structures will be determined
when detailed plans are submitted.
9. A combination of on -site and off -site Super fire hydrants on a looped system
(6" x 4" x 2-1/2" 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 shall be available from any adjacent
hydrants in the system.
10. The applicant shall be responsible to submit written certification from the water
company noting the location of the existing fire hydrant and that the existing
water system is capable of delivering 1000 gpm for a 2 hour duration at 20 psi
c:\stan\pc coa sdp 99-653
PLANNING COMMISSION RESOLUTION 99-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
residual operating pressure. If a water system is currently does not exist, the
applicant/developer shall be responsible to provide written certification that
financial arrangements have been made to provide them.
11. 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.
12. 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".
13. The required water system including fire hydrants shall be installed and
operational prior to the start of construction.
14. All buildings shall be accessible by an approved all-weather roadway extending
to within 150' of all portions of the exterior wall of the first story.
15. Install a complete fire sprinkler system for all non-residential structures over
5,000 square feet. 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.
16. Systems 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.
17. The minimum dimensions for fire apparatus access roads entering and exiting
this project shall have an unobstructed width of not less than 20 feet in each
direction and an unobstructed vertical clearance of not less than 13 feet 6
inches. Parking is permitted on one side of roadways with a minimum width of
28 feet. Parking is permitted on both sides of roadways with a minimum of 36
feet.
18. Gates installed to restrict access shall be power operated and equipped with a
Fire Department override system consisting of Knox Key operated switches,
Series KS-2P with dust cover, mounted per recommended standard of the Knox
c:\stan\pc coa sdp 99-653
PLANNING COMMISSION RESOLUTION 99-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
Company. Improvement plans for the entry street and gates shall be submitted
to the Fire Department for review/approval prior to installation.
19. Gate openings shall be not less than 16 feet in width. All gates shall be located
at least 40 feet from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Gates shall have a secondary power
supply or an approved manual means to release mechanical control of the gate
in the event of loss of primary power.
non-residential buildings
20. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. 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.
21. If a building 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.
22. If the building/facility is protected with a fire alarm system or burglar alarm
system, the lock boxes will require "tamper" monitoring.
23. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months of approval.
24. Final conditions will be addressed when the building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
FEES
25. The applicant shall comply with the terms and requirements of the Infrastructure
Fee Program in effect at the time of issuance of building permit.
26. Prior to issuance of first building permit allowed by this approval, the developer
shall pay school mitigation fees to the Coachella Unified School District based
on the State imposed fee in effect at that time.
c:\stan\pc coa sdp 99-653
PLANNING COMMISSION RESOLUTION 99-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
MISCELLANEOUS
27. Final architectural working drawings for all structures, substantially conforming
to this approval shall be submitted to the Community Development Department
for approval prior to submission of plans to the Building and Safety Department.
28. The plant pallette for the maintenance facility shall be revised to reflect that of
the club house.
29. The area adjacent to the south side of the storage canopy and outdoor storage
for the maintenance facility shall be planted to ensure a dense hedge of trees
above the perimeter wall height.
30. Preliminary landscaping and final landscaping, hardscape, and irrigation plans,
substantially conforming to this approval shall be submitted to the Community
Development Department for approval prior to submission of plans to the
Building and Safety Department.
cAstan\pc coa sdp 99-653