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PCRES 2004-045PLANNING COMMISSION RESOLUTION 2004-045 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY ' OF LA QUINTA, CALIFORNIA, APPROVING THE ARCHITECTURE PLANS TO REMODEL THE EXISTING LA QUINTA GOLF ESTATES GUARDHOUSE ON COACHELLA DRIVE CASE NO.: SITE DEVELOPMENT PERMIT 2004-810 APPLICANT: TROCHE DESIGN WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 13" day of July, 2004, hold a duly noticed Public Hearing to consider the request of Troche Design on 'behalf of the La Quinta Golf Estates Country Club to approve the architecture plans for the expansion of the guardhouse facilities on Coachella Drive between Eisenhower Drive and Avenida El Nido, more particularly described as: Lot D of the La Quinta Golf Estates No. 1 Portion SE 1 /4 of Section 36, TSS, R6E SBBM WHEREAS, the Architecture and Landscape Review Committee, on July 7, 2004, at a regular meeting, recommended approval of the project's architectural components and conceptual landscape plan by adoption of Minute Motion 2004-022, subject to conditions; and WHEREAS, said Site Development Permit is Categorically Exempt from the requirement of the California Environmental Quality Act (CEQA) per Section 15303 (Class 3, C and E) in that the building improvements are less than 2,500 square feet in overall size. A wood trellis is planned to shade vehicles that stop at the guardhouse. The planned improvements serve the private country club development and will not adversely impact City services nor impact City development; 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 pursuant to Section 9.210.010 of the Zoning Code: 1. Consistency with General Plan. The proposed guardhouse building is an accessory building that serves the private country club in a Low Density Residential area. Therefore, restructuring the existing site improvements on a private street will not impact the City's growth and development. Planning Commission Resolution 2004-045 Site Development Permit 2004-810, Troch6 Design Adopted: July 13, 2004 Page 2 2. Consistency with Zoning Code. The proposed guardhouse building is an accessory building that serves the private country club in a RL District are8. Therefore, restructuring the existing site improvements on a private street will not impact the City's growth and development because local public agencies and City Departments have examined the improvements and have incorporated conditions to ensure that the new structure complies will all required public safety measures, namely the wood trellis has a minimum clearance height of 13'-6" from the paving surface height. 3. Architectural Design. The proposed architectural design elements of 'the single -story building are enhanced because the roof elements vary in height and the exterior building materials (e.g., smooth plaster, clay barrel roof tiles,. exposed wood beams, projecting roof eaves, cantera stone veneer, etc.)' match surrounding residential houses. The height of the trellis structure has been design to allow fire safety vehicles to pass under it during emergency responses. 4. Site Design. As conditioned, the proposed site improvements will create dual 10-foot wide access lanes, divided by a landscape median, for the,private single family residential development, which will improve traffic access on Eisenhower Drive, a Primary Arterial. Access gates are properly located and have been reviewed by the City Engineer and Fire Marshal. 5. Landscape Design. As conditioned, a final landscape plan shall be submitted and approved by the Community Development Department. 6. Sign Program. As conditioned, permanent signs for the project shall be submitted and approved by the Community Development Department as required by Chapter 9.160 of the Zoning Code. 7. Lighting Design. As conditioned, the Building and Safety Department shall approve exterior building lights under Section 9.100.150 of the Zoning Code. 8. Infrastructure. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety, in that the site is in a developed urban area where services are provided. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: Planning Commission Resolution 2004-045 Site Development Permit 2004-810, Troche Design Adopted: July 13, 2004 Page 3 1. That the above recitations are true and constitute the findings of, the Planning Commission in this case; and 2. That it does hereby approve Site Development Permit 2004-810 for the reasons set forth in this Resolution, subject to the Conditions attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on the 13" day of July, 2004, by the following vote, to wit: AYES: Commissioners Daniels, Krieger, Ladner, Quill, and Chairman Kirk NOES: None ABSENT: None ABSTAIN: None T KIRK, Chairman C of La Quinta, California ATTEST: OSCAR ORCI, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2004-045 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2004-810, TROCHE DESIGN JULY 13, 2004 ' GENERAL 1. The applicant agrees to defend, indemnify, and hold harmles's 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 Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the' applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain applicable permits and/or clearances from the following agencies, if applicable or required: Fire Marshal Public Works Department (Grading Permit, Improvement Permit) Community Development Department (CDD) Riverside Co. Environmental Health Department (RCEHD) Desert Sands Unified School District (DSUSD) Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) Sunline Transit Agency The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 3. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. - A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project Planning Commission Resolution 2004-045 Conditions of Approval - Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 2 that encompasses more than one (1) acre of land, the Permitee sh'dll be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following. Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMP's shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. PROPERTY RIGHTS 4. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Planning Commission Resolution 2004-045 Conditions of Approval - Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 3 5. The applicant shall offer for dedication on the Final Map or other development application all public street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans; and/or as required by the City Engineer. 6. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Eisenhower Drive (Primary Arterial - Option B, 100' ROW) — No additional right of way dedication is required. 7. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 8. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, .the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 9. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 10. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. Planning Commission Resolution 2004-045 Conditions of Approval — Final Site Development.. Permit 2004-810 Adopted: July 13, 2004 Page 4 11. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 12. The following improvement plans shall be prepared and submitted for review and approval by the City: A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Off-Site/Off-Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical The street improvement plans shall include permanent traffic control and separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. Site Development/Precise Grading Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site/On-Site Plan & Profile Street Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. "Site Development/Precise Grading" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements, retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent buildings and existing handicap parking shall be shown on the Site Development Plans at a scale to be determined by the Public Works Department. Planning Commission Resolution 2004-045 Conditions of Approval — Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 5 13. The City maintains standard plans, detail sheets and/or construction notes for elements of construction. For a fee, established by City Resolution, the applicant may ,purchase such standard plans, detail sheets and/or construction notes from the City. 14. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD formatso they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format,, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. PRECISE GRADING 15. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 16. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 17. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16 (Fugitive Dust Control), LQMC, and Planning Commission Resolution 2004-045 Conditions of Approval — Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 6 D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. . A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 18. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. "Stormwater handling shall conform with the approved hydrology and drainage report for La Quinta Golf Estates. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer." I ITII ITIFS 19. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement, for practical and aesthetic purposes. 20. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. 21. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Planning Commission Resolution 2004-045 Conditions of Approval - Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 7 STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), ' LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. OFF -SITE STREETS 1) Eisenhower Drive (Primary Arterial - Option B, 100' ROW): No widening of the south side of the street along all frontage adjacent to the Site Development Permit is required. Other required improvements in the right or way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. B. PRIVATE STREETS 1) Coachella Drive (Private Street) — Street improvements as shown on the Site Development Permit Site Plan except for the following: a) A four -foot wide sidewalk on the east side of Coachella Drive. The applicant may reduce the travel width to 16 feet on the outbound side of Coachella Drive if approved by the Fire Marshal. C. TRAFFIC SIGNAL (EISENHOWER DR. AND COACHELLA DR.) — The applicant shall pay for the relocation of existing traffic signal controller _ to the north side of Eisenhower Drive. The applicant and/or his engineer shall coordinate the work with the Hidden Canyon Development on the north side for the inclusion of the relocation in their traffic signal modification plans. Cost shall include the relocation Planning Commission Resolution 2004-045 Conditions of Approval - Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 8 of the traffic signal controller and all appurtenances involved but not limited to the cost of new conduit, cable and new foundation. 24. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic)• Minimum structural sections shall be as follows: Access Drive Secondary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 25. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used' in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. LANDSCAPING 26. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 27. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 28, Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. Planning Commission Resolution 2004-045 Conditions of Approval - Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 9 NOTE: Plans are not approved for construction until signed by the City Engineer. 29. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 30. The Architecture and Landscape Review Committee shall review and approve the plant material palette before working drawings are prepared. The landscaping plan shall indicate the following design elements: A. Shrub sizes shall be two -gallon and larger. Bubblers and emitters shall be used to irrigate shrubs and trees. B. Parkway shade trees shall be delivered to the site in 24-inches or larger boxes with minimum 1.5-inch calipers. Trees shall be a minimum height of nine feet once installed. Double lodge poles (two-inch diameter) shall be used to stake trees. Palm trees shall be a minimum brown trunk height of six feet tall. Mature Date Palm trees (20' high and taller) may be used for the project as long as the trees are examined by the landscape architect and/or certified arborist before being brought to the site for installation. C. Existing plant materials to be retained in place shall be noted on the landscape plans prepared for the ALRC. D. Trellis structure landscaping should be reconsidered due to long-term maintenance costs to the HOA and difficulty in maintaining the elevated shrubbery. Bougainvillea should not be used to landscape the top of the trellis. E. If a raised planter (8-inches high or higher) is proposed, the materials and height of the planter shall be approved by the ALRC. QUALITY ASSURANCE - 31. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. Planning Commission Resolution 2004-045 Conditions of Approval - Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 10 32, The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 33. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not. included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 34. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As - Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 35. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 36. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 37. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 38. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). Planning Commission Resolution 2004-045 Conditions of Approval - Final Site Development'Permit 2004-810 Adopted: July 13,E 2004 , Page 11 FIRE DEPARTMENT 39. The minimum dimension for access roads and gates ,is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. 40. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38- foot turning radius shall be used. 41. Main entry gates shall be automatic, minimum 20 feet in width and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation (may be included on the building plan submittal). Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 42. The secondary fire department egress gates may be manually operated and must be equipped with a Knox padlock that is accessible from both sides of the gate. Plans shall be submitted to the Fire Department for approval prior to installation (may be included on or with the building plan submittal). 43. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 44. Building plan check is to run concurrent with the City plan check. Submittals are the responsibility of the owner. All questions regarding the meaning of the Fire Department conditions should be referred to the Fire Department Planning & Engineering staff (c/o Dale Evenson, Fire Safety Specialist) at (760) 863-8886. MISCELLANEOUS 45. All public agency letters received for this case are made part of the case file documents for plan checking processes. Planning Commission Resolution 2004-045 Conditions of Approval - Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 12 46. The Architecture and Landscape Review Committee shall review and approve the following project details before working drawings are prepared: A. Trellis and roof eave construction materials (e.g., gludams, metal, etc.) and design elements; B. Construction materials and design elements for access gates; and C. Construction materials and design elements to upgrade the existing fire access gates, ensuring the gates complement the new project and enhance the Eisenhower Drive corridor. Regarding the future ALRC meeting, the Community Development Department shall notify the property owner of Lot 93 that the plans are being considered so that Mr. Wales can provide his comments on the plant materials and height of the masonry wall. See Condition #52. 47. Minor amendments to the architectural plans may be approved by the Community Development Director. For review consideration, the applicant shall submit a letter outlining plan changes along with drawings to the Community Development Department before working drawings are prepared. A decision will be made by the Director within ten working days after submittal of the review request. Major changes to the overall design of the development shall require Planning Commission review as a public hearing: 48. A sign permit application shall be submitted to the Community Development Department for review and approval for temporary and/or permanent signs during review of the final construction plans. 49. This permit shall expire on July 13, 2005, unless a one-year time extension is applied for and granted by the Planning Commission pursuant to Section 9.200.080 of the Zoning Code. A request for a time extension shall be filed with the Community Development Department on, or before, June 13, 2005. 50. In the event that the permittee violates or fails to comply with any of the Conditions of Approval of this permit, no further permits, licenses, approvals, certificates of occupancy shall be issued until such violation has been fully remedied. 51. Access gates shall be constructed of heavy gauge metal. Planning Commission Resolution 2004-045 Conditions of Approval - Final Site Development Permit 2004-810 Adopted: July 13, 2004 Page 13 52. The HOA shall work with the adjacent property owners to increase, the height of the property line walls (e.g., 1'-0" and up to 2'-0" high) at no cost to the private property owners to reduce traffic noise impacts of the planned project. To reduce traffic noise and maintain privacy, the Homeowners Association (HOA) shall increase the wall height of the properties adjacent to the subject project site from one to two feet should the property owners wish the increase in wall height. The HOA shall bear the entire cost for the increase in wall heights.