PCRES 2005-042 Madison Club SDP 2005-837PLANNING COMMISSION RESOLUTION 2005-042
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR A GUARD HOUSE COMPLEX
IN A COUNTRY CLUB
CASE NO.: SITE DEVELOPMENT PERMIT 2005-837
APPLICANT: ND LA QUINTA PARTNERS, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27T" day of September 2005, hold a duly noticed Public Hearing to consider
the request of ND LA QUINTA PARTNERS, LLC to approve the development plans for
a guard house complex in the RL zone district, located within The Madison Club
project on the south side of Avenue 52, midway between Madison Street and Monroe
Street more particularly described as:
A Portion of 767-200-003
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 La Quinta Community Development
Department has determined the Site Development Permit is within Specific Plan 99-
035 and is exempt from the California Environmental Quality Act of 1970, as
amended, per Public Resources Code Section 65457 (a). An Environmental Impact
Report (State Clearing house 83062922 and 90020727) was certified on November
21, 2000, by the City Council for SP 99-035. No changed circumstances or
conditions exist which would trigger the preparation of a subsequent Environmental
Impact Report or environmental review pursuant to Public Resources Code Section
21166; and,
WHEREAS, the Architecture and Landscaping Review Committee, on
September 7, 2005, at a regular meeting, recommended approval of the development
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 gate house complex is consistent with the General Plan in that they it is
related uses to golf courses which are permitted on the residentially designated
property.
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Planning Commission Resolution 2005-042
Site Development Permit 2005-837
ND La Quinta Partners, LLC
Adopted: September 27, 2005
2. The gate house complex is designed to comply with City Zoning Code
requirements and is in compliance with Specific Plan 99-035.
3. The architectural design of the guard house complex, including but not limited
to the architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements is compatible with the
surrounding development and with the quality of design prevalent in the city.
The guard house complex is well designed and will establish a theme for the
balance of the project.
4. The site design of the project, including but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment, exterior lighting, and other site design elements are
compatible with surrounding development and with the quality of design
prevalent in the city.
5. Project landscaping, including but not limited to the location, type, size, color,
texture, and coverage of plant materials, with conditions, 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.
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 2005-837 for the reasons
set forth in this Resolution, subject to the Conditions, attached hereto;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 27th day of September, 2005, by the
following vote, to wit:
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Planning Commission Resolution 2005-042
Site Development Permit 2005-837
ND La Quinta Partners, LLC
Adopted: September 27, 2005
AYES: Commissioners Alderson, Daniels, Ladner, Quill and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
/15 -
TOM IR , Chairman
City of La Quinta, California
ATTEST:
DOUGLA EVANS
Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2005-042
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2005-837
NO LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("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 any grading, construction, or building permit by the City, the
applicant shall obtain the applicable clearances and/or permits from the following
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)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• SCAQMD Coachella Valley
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; the State Water Resources Control Board's Order No.
99-08-DWQ and the approved SWPPP for Tentative Tract Map No. 33076.
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PLANNING COMMISSION RESOLUTION 2005-042
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-837
ND LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
4. 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).
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.
5. 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.
6. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. 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. 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.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2001 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
in conjunction with the Site Development Plan when it is submitted for plan
checking.
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.
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PLANNING COMMISSION RESOLUTION 2005-042
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-837
ND LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
PRECISE GRADING
7. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
8. 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.
9. 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 or architect,
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
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.
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.
10. 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.
DRAINAGE
11. Stormwater handling shall conform with the applicable approved hydrology and
drainage report for Madison Club Development, Tentative Tract Map No. 33076 or as
modified for this Site Development Permit. Nuisance water shall be disposed of in a
trickling sand filter and leach field or equivalent system approved by the City
Engineer. The sand filter and leach field shall be designed to contain first flush storm
water and nuisance water surges from landscape area, commercial activity and off -
site street nuisance water. The sand filter design shall be per La Quinta Standard 370
with the equivalent of 137.2 gph of water feed per sand filter to accept the
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PLANNING COMMISSION RESOLUTION 2005-042
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-837
NO LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
abovementioned nuisance water requirements. Leach line requirements are 1.108
feet of leach line per gph of flow.
12. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which directly falls onto the setback) will
be permitted to be retained in the landscape setback areas. The perimeter setback
and parkway areas in the street right-of-way shall be shaped with berms and
mounds, pursuant to Section 9.100.040(B)(7), LQMC.
13. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
14. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site
during the 100 year storm shall be retained within the development, unless otherwise
approved by the City Engineer. Additionally, the 100 year stormwater shall be
retained within the interior street right of way. The tributary drainage area shall
extend to the centerline of adjacent public streets and include any resulting
uncaptured tributary stormwater flows. The design storm shall be either the 3 hour,
6 hour or 24 hour event producing the greatest total run off.
15. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
16. In design of retention facilities, the maximum percolation rate shall be two inches per
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise.
17. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
18. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
19. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and sha//be planted
with maintenance free ground cover. For retention basins on individual lots, retention
depth shall not exceed two feet.
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PLANNING COMMISSION RESOLUTION 2005-042
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-837
ND LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
UTILITIES
20. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
21. 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.
22. The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
PARKING FACILITY
23. The applicant may be required to reconfigure the parking facilities and provide
additional parking to conform with requirements of the LQMC Chapter 9.150
(Parking), ADA requirements aforementioned in PRECISE GRADING approval and as
approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, ADA accessibility route
to public streets and other features shown on the approved construction plans, may
require additional street widths and other improvements as may be determined by the
City Engineer.
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:
Parking Facilities 3.0" a.c./4.5" 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
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PLANNING COMMISSION RESOLUTION 2005-042
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-837
ND LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
(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 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.
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.
30. The Star Jasmine groundcover shall be changed to an alternate groundcover that will
resist sun damage.
31. Groundcover spacing shall be closer to ensure eventual full coverage.
32. Shrub sizes shall be increased to a minimum 5-gallon size.
QUALITY ASSURANCE
33. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
34. 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.
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PLANNING COMMISSION RESOLUTION 2005-042
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-837
ND LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
35. 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.
36. 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
37. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
38. 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
39. 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.
MISCELLANEOUS
40. The development plans shall be submitted to the Fire Marshal for review and approval
prior to submission to the City for plan check.
41. Pursuant to Zoning Code Section Code Section 9.210.01 OH this Site Development
Permit is valid for one year from its effective date. Issuance of a building permit is
considered use of said permit.
42. Comments on file in the Community Development Department from the Police
Department shall be considered and implemented where feasible.
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PLANNING COMMISSION RESOLUTION 2005-042
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-837
ND LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
43. Prior to issuance of a building permit for this complex, resolution of what steps are
needed to allow addition of the purchased Rancho Santana property must be
determined, with completion of those requirements prior to a Certificate of
Occupancy being issued for the gate house complex.
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