PCRES 2009-019PLANNING COMMISSION RESOLUTION 2009-019
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
ARCHITECTURAL AND LANDSCAPING PLANS FOR AN
APPROXIMATELY 200 SQUARE FOOT GUARDHOUSE AT
THE PGA WEST RESIDENCE CLUB ENTRANCE
CASE: SITE DEVELOPMENT PERMIT 2009-912
APPLICANT: NADADOR, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 141h day of July, 2009, hold a duly noticed Public Hearing to
consider a request by Nadador, LLC for approval of architectural and landscaping
plans for an approximately 200 square foot guardhouse located on the east side of
PGA Boulevard, south of Avenue 54, more particularly described as:
APN: 775-390-042
WHEREAS, the Planning Department published a public hearing notice
in The Desert Sun newspaper on July 3, 2009 as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500
feet of the site; and,
WHEREAS, the Planning Department has determined that this
application is categorically exempt from environmental review pursuant to
provisions of Section 15303 (Class 3 New Construction of Small Structures) of the
California Environmental Quality Act (CEQA); and,
WHEREAS, the Architecture and Landscape Review Committee of the
City of La Quinta, California, did, on the 1 S1 day of July, 2009, hold a public
meeting to review and recommend approval of architecture and landscape plans for
the guardhouse; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to
Section 9.210.010 of the Municipal Code to justify approval of said Site
Development Permit:
1. Consistency with the General Plan: The proposed Site Development
Permit is consistent with the La Quinta General Plan, as it proposes a
security structure as part of a previously -approved residential
development which is General Plan -designated for RM (Medium Density
Residential) development.
Planning Commission Resolution 2009-019
Site Development Permit 2009-912
Nadador, LLC
Page 2
2. Consistency with the Zoning Code: The proposed structure, as
conditioned, is consistent with the development standards of the City's
Zoning Code, in terms of architectural style, building height, building
mass, and landscaping. The guardhouse is consistent with the La Quinta
Zoning Map, as it proposes a security structure as part of a previously -
approved residential development zoned for RM (Medium Density
Residential) development. The Site Development Permit has been
conditioned to ensure compliance with the zoning standards of the RM
district, and other supplemental standards as established in Title 9 of the
LQMC.
3. Compliance with the California Environmental Quality Act (CEQA): The
proposed Site Development Permit is not subject to the requirements of
the California Environmental Quality Act (CEQA), as the La Quinta
Planning Department has determined that this project is Categorically
Exempt pursuant to provisions of Section 15303 (Class 3 New
Construction of Small Structures).
4. Architectural Design: The architectural design aspects of the proposed
guardhouse provide interest through use of varied roof elements and
colored roof tiles, enhanced building and facade treatments, and other
design details which will be compatible with, and not detrimental to,
surrounding development, and with the overall design quality prevalent in
the City.
5. Site Design: The site design aspects of the proposed guardhouse, as
conditioned, will be compatible with, and not detrimental to, surrounding
development, and with the overall design quality prevalent in the City, in
terms of interior circulation, pedestrian access, and other architectural
site design elements such as scale, mass, and appearance. The
guardhouse is properly sized with regards to height and floor area, and is
situated at an engineer -approved location with regards to vehicular access
and refusal movements.
6. Landscape Design: The proposed project is consistent with the
landscaping standards and plant palette and implements the standards for
landscaping and aesthetics established in the General Plan and Zoning
Code. The project landscaping for the proposed guardhouse, as
conditioned, shall unify and enhance visual continuity of the proposed
structure with the surrounding development. Landscape improvements
Planning Commission Resolution 2009-019
Site Development Permit 2009-912
Nadador, LLC
Page 3
are designed and sized to provide visual appeal. The permanent overall
site landscaping utilizes various tree and shrub species to blend with the
building architecture and existing site landscaping conditions.
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 said Planning Commission in this case; and
2. That it does hereby approve Site Development Permit 2009-912, for the
reasons set forth in this Resolution and subject to the attached Conditions
of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 141" day of July, 2009 by the following
vote, to wit:
AYES: Commissioners Barrows, Quill, Weber, Wilkinson and Chairman
Alderson
NOES: None
ABSENT: None
ABSTAIN: None
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
CES J,OHNSON, Planning Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
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. This Site Development Permit is valid for two years from the date of
approval of this Site Development Permit unless an extension is applied for
and granted by the Planning Commission pursuant to Section 9.200.080 of
the La Quinta Municipal Code.
3. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies, if required:
• Riverside County Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Planning 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
• South Coast Air Quality Management District 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.
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
PAGE 2
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; the California Regional Water
Quality Control Board — Colorado River Basin Region Board Order No. R7-
2008-0001 and the State Water Resources Control Board's Order No. 99-
08-DWQ.
5. 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)•
6. Approval of this Site Development Permit shall not be construed as approval
for any horizontal dimensions implied by any site plans or exhibits unless
specifically identified in the following conditions of approval.
11T6]2X:4rA1;KC1 r&1
7. Prior to issuance of any permit(s), the applicant shall confer a grant of
access easement to the City of La Quinta for the purpose of graffiti removal
by City staff or assigned agent in perpetuity and agreement to the method to
remove graffiti and to paint over to best match existing. Pursuant to the
aforementioned, the applicant shall submit an "AUTHORIZATION TO
REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public
Works Department Counter prior to Certificate of Occupancy.
STREET AND TRAFFIC IMPROVEMENTS
8. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access for Individual Properties and Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets
are proposed.
9. The gated entry shall provide for a two -car minimum stacking capacity for
inbound traffic and shall provide for a full turn -around outlet for non-
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
PAGE 3
accepted vehicles. The configuration and location should be similar to that
shown on the city approved Site Development Plan submitted to the City on
June 10, 2009.
Two lanes of traffic shall be provided on the entry side of each gated entry,
one lane shall be dedicated for residents and one lane for visitors. The two
travel lanes shall be a minimum of 20 feet of total paved roadway surface or
as approved by the Fire Department.
10. 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:
Residential 3.0" a.c./4.5" c.a.b.
Collector 4.0" a.c /5.0" c.a.b.
or the approved equivalents of alternate materials.
11. 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 as applicable. 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.
12. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs
and sidewalks.
13. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as
approved by the City Engineer. Improvement plans for streets, access gates
and parking areas shall be stamped and signed by engineers registered in
California.
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
PAGE 4
14. General access points and turning movements of traffic are limited to the
access locations approved for Tract Map No. 31627, these Conditions of
Approval, and Site Plan received at the City on June 10, 2009.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers to persons currently certified or
licensed to practice their respective professions in the State of California.
15. 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 LQMC Section 13.24.040 (Improvement Plans).
16. 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 " = 20' Horizontal
B. PM10 Plan (if disturbed area > 5000 sqft) 1" = 20' Horizontal
NOTE: A and B to be submitted concurrently.
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.
17. The applicant shall prepare an accessibility assessment on a marked up print
of the building floor plan identifying every building egress and notes the
2007 California Building Code accessibility requirements associated with
each door. The assessment must comply with submittal requirements of the
Building & Safety Department.
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
PAGE 5
18. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
19. Upon completion of construction, and prior to final acceptance of the
improvements by the City, 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" 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
approved mylars previously submitted to the City, revised to reflect the as -
built conditions. The applicant shall employ or retain the Engineer Of Record
during the construction phase of the project so that the FOR can make site
visits in support of preparing "Record Drawing". However, if subsequent
approved revisions have been approved by the City Engineer and reflect said
"Record Drawing" conditions, the Engineer Of Record may submit a letter
attesting to said fact to the City Engineer in lieu of mylar submittal.
reTSTA"a MCI
20. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
21. Prior to occupancy of the project site for any construction, or other
purposes, the applicant shall obtain a precise grading permit approved by the
City Engineer.
22. To obtain an approved precise grading permit, the applicant shall submit and
obtain approval of all of the following:
A. A precise grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan (if required) prepared in accordance with
LQMC Chapter 6.16, (Fugitive Dust Control)•
All grading shall conform to the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by a soils
engineer, or by an engineering geologist.
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
PAGE 6
The applicant shall furnish $500 cash security for Fugitive Dust Control and
shall be submitted with its application for a grading permit.
23. 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.
24. Prior to the issuance of a building permit for any building, the applicant shall
provide a pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation
documentation.
The pad certification shall list the pad elevation as shown on the approved
precise grading plan, the actual pad elevation and the difference between the
two, if any. Such pad certification shall also list the relative compaction of
the pad soil.
DRAINAGF
25. Stormwater handling shall conform to the approved hydrology and drainage
report for the "Residence Club at PGA West, TM 31627" of the underlying
development and Engineering Bulletin No. 06-16.
26. Storm water 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 LQMC Section
9.100.040(B)(7).
27. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
PAGE 7
28. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and
into the historic drainage relief route.
29. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTII ITIFS
30. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
31. 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.
32. 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.
The applicant shall provide certified reports of all utility trench compaction
for approval by the City Engineer.
MAINTENANCE
33. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
34. The applicant shall make provisions for the continuous and perpetual
maintenance (at developer expense) of all perimeter landscaping up to the
curb. Perimeter landscaping includes all landscaping up to the roadway curb
regardless of the ownership of the underlying right of way.
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
PAGE 8
FEES AND DEPOSITS
35. The applicant shall comply with the provisions of LQMC Section 13.24.180
(Fees and Deposits)• 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.
LANDSCAPING
36. The applicant shall submit the landscape plans for approval by the Planning
Department and green sheet sign off by the Public Works Department.
When plan checking has been completed by the Planning Department, the
applicant shall obtain the signatures of CVWD and the Riverside County
Agricultural Commissioner, prior to submittal for signature by the Planning
Director. However landscape plans for landscaped median on public streets
shall be approved by the both the Planning Director and the City Engineer.
Where City Engineer approval is not required, the applicant shall submit for a
green sheet approval by the Public Works Department.
Final landscape plans for on -site planting shall be reviewed and approved by
the Planning Director. Said review and approval shall occur prior to issuance
of first building permit unless the Planning Director determines extenuating
circumstances exist which justify an alternative processing schedule. Final
plans shall include all landscaping associated with this project. Irrigation
design and water use shall comply with the efficiency requirements of
Chapter 8.13 of the Municipal Code.
NOTE: Plans are not approved for construction until signed by both the
Planning Director and/or the City Engineer.
37. The guardhouse water feature shall be designed to minimize "splash", and
use high efficiency pumps and lighting to the satisfaction of the Planning
Director. It shall be included in the landscape plan water efficiency
calculations per Municipal Code Chapter 8.13.
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
PAGE 9
FIRE MARSHAL
38. The minimum dimension for gates is 20 feet clear and unobstructed width
and a minimum vertical clearance of 13 feet 6 inches in height.
39. Any gate providing access from a road shall be located at least 35 feet
setback and provide 20 feet of access from the roadway and shall open to
allow a vehicle to stop without obstructing traffic on the road.
40. Blue dot retro-reflectors pavement markers on private streets, public streets
and driveways to indicated location of the fire hydrant. 06-05 (located at
www.rvcfire.org)
41. Fire Apparatus access road shall be in compliance with the Riverside County
Fire Department Standard number 06-05 (located at www.rvcfire.org).
Access lanes will not have an up, or downgrade of more than 15%. Access
roads shall have an unobstructed vertical clearance not less than 13 feet and
6 inches. Access lanes will be designed to withstand the weight of 80
thousand pounds over 2 axles. Access lane shall be constructed with a
surface so as to provide all weather driving capabilities.
42. Driveway loops, fire apparatus access lanes and entrance curb radius should
be designed to adequately allow access of emergency fire vehicles. The
applicant or developer shall include in the building plans the required fire
lanes and include the appropriate lane printing and/or signs.
43. Display street numbers in a prominent location on the address side of
building(s) and/or rear access if applicable. Numbers and letters shall be a
minimum of 12" in height for building(s) up to 25' in height. In complexes
with alpha designations, letter size must match numbers. All addressing
must be legible, of a contrasting color, and adequately illuminated to be
visible from street at all hours.
44. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for
every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall
be mounted 3.5 to 5 ft above finished floor, measured to the top of the
PLANNING COMMISSION RESOLUTION 2009-019
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2009-912
NADADOR, LLC
JULY 14, 2009
PAGE 10
extinguisher. Where not readily visible, signs shall be posted above all
extinguishers to indicate their locations. Extinguishers must have current
CSFM service tags affixed.
45. No hazardous materials shall be stored and/or used within the building,
which exceeds quantities listed in 2007 CBC. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
46. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit
path marking shall be installed per the 2007 California Building Code.
47. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on
outside of door.
48. Gate(s) shall be automatic or manual operated. Install Knox key operated
switches, with dust cover, mounted per recommended standard of the Knox
Company. Building plans shall include mounting location/position and
operating standards for Fire Department approval.
PLANNING
49. The height of the guardhouse and any architectural features and/or
projections shall be limited to one-story/23 feet.