PCRES 2009-030PLANNING COMMISSION RESOLUTION 2009-030
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF SITE DEVELOPMENT
PERMIT 09-911, FOR THE REMODEL AND EXPANSION OF
THE PGA WEST PRIVATE CLUBHOUSE
CASE: SITE DEVELOPMENT PERMIT 09-911
APPLICANT: PYRAMID PROJECT MANAGEMENT, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 22"d day of September, 2009, hold a duly noticed Public
Hearing to consider a request by Pyramid Project Management, LLC for approval of
architectural and landscaping plans for the remodel and expansion of the PGA West
private clubhouse located on the west side of PGA Boulevard, south of Avenue 54,
more particularly described as:
APN: 775-220-003
WHEREAS, the Planning Department published a public hearing notice
in The Desert Sun newspaper on September 11, 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 La Quinta Planning Department has reviewed this
project under the provisions of the California Environmental Quality Act (CEQA) and
has determined that the project is exempt pursuant to section 15332 Class 32 Infill
Development Projects of the CEQA guidelines; and,
WHEREAS, the Architecture and Landscape Review Committee of the
City of La Quinta, California, did, on the 5th day of August, 2009, hold a public
meeting to review and discuss architecture and landscape plans and although no
consensus was reached, the minutes of said meeting were included in the staff
report for consideration by the Planning Commission; 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:
Planning Commission Resolution 2009-030
Site Development Permit 09-911
Pyramid Project Management, LLC
Page 2
1. Consistency with the General Plan
The proposed site development permit is consistent with the La Quinta
General Plan, as it proposes to remodel and expand an existing golf
course ancillary building in an area which is General Plan -designated for
LDR (Low Density Residential) development. Within the PGA West
Specific Plan, golf course ancillary uses are an outright permitted use
within the Low Density Residential land use.
2. Consistency with the Zoning Code and PGA West Specific Plan
The proposed remodel and expansion, as conditioned, is consistent with
the development standards of the City's Zoning Code and the PGA West
Specific Plan, in terms of architectural style, building height, building
mass, and landscaping. The building is consistent with the La Quinta
Zoning Map, as it proposes to expand a golf course ancillary use as part
of an existing development which is General Plan -designated for RL (Low
Density Residential) development. The site development permit has been
conditioned to ensure compliance with the zoning standards of the RL
district, and other supplemental standards as established in Title 9 of the
LQMC and the PGA West Specific Plan.
3. Compliance with the California Environmental Quality Act (CEQA)
The Planning Department has reviewed this project under the provisions
of the California Environmental Quality Act (CEQA) and has determined
that the project is exempt pursuant to section 15332 Class 32 of the
CEQA guidelines. The project is consistent with the La Quinta General
Plan and Zoning Ordinance; consists of a project site of less than 5 acres;
is substantially surrounded by urban development; will have no significant
impact on habitat, air quality, traffic, noise or water resources; and is
served by adequate services and utilities.
4. Architectural Design
The architectural design aspects of the proposed Private Clubhouse
remodel and expansion 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. The Desert Territorial Modernism
architecture and layout of the clubhouse expansion is for the most part
compatible with the existing clubhouse design. The existing building is
successful at sun shading with deep set roof overhangs for shade and
Planning Commission Resolution 2009-030
Site Development Permit 09-911
Pyramid Project Management, LLC
Page 3
uninterrupted panoramic views, and these design characteristics will be
incorporated into the proposed expansion.
5. Site Design
The site design aspects of the proposed Private Clubhouse remodel and
expansion, 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 expanded clubhouse areas are properly sized with
regards to height and floor area, and are situated at engineer -approved
locations with regards to vehicular and pedestrian access.
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. Additionally, the
assorted species of plants, most of which are taken from the approved
plant list in the PGA West Specific Plan, provide diversity and add
character to the proposed remodel and expansion. Although a number of
proposed plants are not listed in the Specific Plan, they are also low
water users and drought tolerant, and therefore are an acceptable
alternative. The project landscaping for the proposed Private Clubhouse
expansion, as conditioned, shall unify and enhance visual continuity of
the proposed community with the surrounding development. Landscape
improvements 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:
That the above recitations are true and correct and constitute the findings
of said Planning Commission in this case; and
2. That the Planning Commission does hereby recommend approval of Site
Development Permit 09-911 to the City Council for the reasons set forth
in this Resolution, subject to the attached Conditions of Approval.
Planning Commission Resolution 2009-030
Site Development Permit 09-911
Pyramid Project Management, LLC
Page 4
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 22nd day of September, 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:
ttS J�NSON, Planning Director
City f La Quinta, California
PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 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 Tentative Tract Map, or any
Final Map recorded thereunder. 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 2009-911 shall comply with the requirements and
standards of Government Code § § 66410 through 66499.58 (the "Subdivision
Map Act"), Chapter 13 of the La Quinta Municipal Code ("LQMC"), and conditions
of approval for Tentative Tract Map No. 36139, as applicable.
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. This Site Development Permit shall expire on October 6, 2011, two years from the
date of City Council approval, unless granted a time extension pursuant to the
requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time
extensions).
4. 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
Desert Sands Unified School District
Coachella Valley Unified School District
Coachella Valley Water District (CVWD
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
• 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.
A project -specific NPDES construction permit must be obtained by the applicant;
who then shall submit a copy of the Regional Water.Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI" ), prior to
the issuance of a grading or site construction permit by the City.
5. 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. 137-2008-0001 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 that encompasses
more than one (1) acre of land, the Permitee shall be required to submit a
Storm Water Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use
in their SWPPP preparation.
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
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
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 BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and accepted
by the City.
6. 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).
7. Approval of this Site Development Permit 2009-911 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.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to
review, negotiate and/or modify any documents or instruments required by these
conditions, if Developer requests that the City modify or revise any documents or
instruments prepared initially by the City to effect these conditions. This
obligation shall be paid in the time noted above without deduction or offset and
Developer's failure to make such payment shall be a material breach of the
Conditions of Approval.
PROPERTY RIGHTS
9. 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
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
dedicate or grant access easements to the City for emergency services and for
maintenance, construction and reconstruction of essential improvements.
10. Pursuant to the aforementioned condition, conferred rights'shall include approvals
from the master developer or the HOA over easements and other property rights
necessary for construction and proper functioning of the proposed development '
not limited to access rights over proposed and/or existing private streets that
access public streets and open space/drainage facilities of the master
development.
11. The applicant shall retain for private use on the Final Map all private street rights -
of -way in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
12. The private street rights -of -way to be retained for private use required for this
development include:
A. PRIVATE STREETS (OFF -SITE)
1) PGA Boulevard (Arterial, 120' and 130' ROW) — No additional off -site
private street dedication is required.
13. When the City Engineer determines that access rights to the proposed street
rights -of -way shown on the approved Tentative Tract Map are necessary prior to
approval of the Final Map dedicating such rights -of -way, the applicant shall grant
the necessary rights -of -way within 60 days of a written request by the City.
14. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
15. Direct vehicular access to PGA Boulevard from lots with frontage along PGA
Boulevard is restricted, except for those access points identified on the Site
Development Permit 2009-91 1, or as otherwise conditioned in these conditions of
approval. The vehicular access restriction shall be shown on the recorded final
tract map of Tentative Tract Map 36139.
16. 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.
17. The applicant shall cause no easement to be granted, or recorded, over any portion
of the subject property between the date of approval of the Tentative Tract Map
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
and the date of recording of any Final Map, unless such easement is approved by
the City Engineer.
STREET AND TRAFFIC IMPROVEMENT
18. 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.
19. As proposed, Private Streets shall have vertical curbs or other approved curb
configurations that will convey water without ponding, and provide lateral
containment of dust and residue during street sweeping operations. If a wedge or
rolled curb design is approved, the lip at the flow line shall be near vertical with a
1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent building(s)
on the lot.
20. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE PRIVATE STREETS
1) PGA Boulevard (Arterial, 120' and 130' ROW) — No additional
widening of the west side of the street along all frontage adjacent to
the Tentative Map boundary to its ultimate width.
21. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (PGA Boulevard): Full turn movements are allowed (Existing
Access Drive)
21. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
22. 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 qualified engineers.
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
PARKING LOTS AND ACCESS POINTS
23. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design.
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to better
evaluate ADA accessibility issues.
D. Accessibility routes to' public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking stall lengths where new parking lot configuration is proposed shall
be according to LQMC Chapter 9.150 and be a minimum of 17 feet in
length with a 2-foot overhang for standard parking stalls and 18 feet with a
2-foot overhang for handicapped parking stall or as approved by the City
Engineer. One van accessible handicapped parking stall is required per 8
handicapped parking stalls.
F. Drive aisles between parking stalls where new parking lot configuration is
proposed shall be a minimum of 26 feet with access drive aisles to Public
Streets a minimum of 30 feet as shown on the Site Development Plan site
plan or as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, 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 Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
Loading Areas 6" P.C.C./4" 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.
26. Improvements shall include appurtenances such as traffic control signs, markings
and other devices,, raised medians if required, street name signs and sidewalks.
27. 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 qualified engineers.
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.
28. 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).
29. 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. On -Site SDP 2009-91 1 Clubhouse Expansion Precise Grading Plan
1 " = 20' Horizontal
B. PM10 Plan 1" = 40' Horizontal
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
C. SWPPP 1" = 40' Horizontal
D. WQMP (Plan submitted in Report Form)
NOTE: A through D 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.
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. A copy of the reviewed assessment shall be submitted to the
Engineering Department in conjunction with the Precise Grading Plan when it is
submitted for plan checking.
"Non -Residential 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 to include signing and
striping, and ADA requirements.
The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Public Works Department at the City website (www.la-
quinta.org). Please navigate to the Public Works Department home page and look
for the Standard Drawings hyperlink.
30. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
31. 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
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
letter attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
32. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common
on -site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured, prior to the issuance of
any permits in the first phase of the development, or as otherwise approved by the
City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant
to the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the
development of the project, or call upon the surety to complete the improvements.
33. Depending on the timing of the development of Tentative Tract Map No. 36139,
and the status of the off -site improvements at the time, the applicant may be
required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction or by the
issuance of the 5th Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map,
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
or the issuance of any permit related thereto, reimburse the City for the costs of
such improvements.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
34. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City shall
have the right to halt issuance of building permits, and/or final building inspections,
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements.
PRECISE GRADING
35. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
36. 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.
37. 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 LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls).
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.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
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.
38. 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.
39. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum slope
shall not exceed 3:1 anywhere in the landscape setback area, except for the
backslope (i.e. the slope at the back of the landscape lot) which shall not exceed
2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six feet (6') of the curb, otherwise the maximum slope within the right of
way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18") behind
the curb.
40. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
41. Building pad elevations of perimeter lots shall not differ by more that one foot
higher from the building pads in adjacent developments.
42. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where the
differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
43. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus five tenths of a foot (0.5') from the elevations shown
on the approved Site Development Permit site plan, the applicant shall submit the
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
proposed grading changes to the City Staff for a substantial conformance finding
review.
44. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved
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. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
45. This development shall comply with LQMC Chapter 8.11 (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is or
may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors and
exterior fill (at the foundation) are above the level of the project (100-year) flood
and building pads are compacted to 95% Proctor Density as required in Title 44 of
the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building
permits for lots which are so located, the applicant shall furnish elevation
certifications, as required by FEMA, that the above conditions have been met.
DRAINAGE
46. Stormwater handling shall conform with the approved hydrology and drainage
report for the PGA West Development. Nuisance water shall be disposed of in an
approved manner.
47. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
48. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
49. The applicant shall comply with applicable provisions for post construction runoff
per 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; and the California Regional
Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board
Order No. 117-2008-001.
iYa
PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order
No. 137-2008-001.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-2008-001 utilizing BMPs approved by the
City Engineer. A project specific WQMP shall be provided which
incorporates Site Design and Treatment BMPs utilizing first flush infiltration
as a preferred method of NPDES Permit Compliance for Whitewater River
receiving water, as applicable.
UTILITIES
50. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
51. 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.
52. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
53. 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. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
CONSTRUCTION
54. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in residential
developments are initially constructed with partial pavement thickness, the
applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City, whichever
comes first.
LANDSCAPE AND IRRIGATION
55. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
56. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
57. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
58. 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. 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 by the ALRC and
approved by the Planning Director. Said review and approval shall occur prior to
issuance of a 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.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
59. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 24 inches of curbs along public
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PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
streets. The use of turf in proximity to hardscape throughout the project site shall
be minimized in order to prevent irrigation overspray.
60. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5" Edition" or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
61. The clubhouse water features shall be designed to minimize "splash", and use high
efficiency pumps and lighting to the satisfaction of the Planning Director. They
shall be included in the landscape plan water efficiency calculations per Municipal
Code Chapter 8.13.
15
PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
MAINTENANCE
62. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
63. The applicant shall make provisions for the continuous and perpetual maintenance
of perimeter landscaping up to the curb, access drives, and sidewalks.
FEES AND DEPOSITS
64. 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.
65. 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).
66. Permits issued under this approval shall be subject to the Coachella Valley Multi -
Species Habitat Conservation Plan/Natural Community Habitat Conservation Plan
Mitigation Fee, in accordance with LQMC Chapter 3.34.
SHERIFF'S DEPARTMENT
67. As part of the building permit review process, the building plans shall be reviewed
for compliance with the California Vehicle Code and other law enforcement and
public safety concerns, including defensible space issues, applicable at the time of
building permit issuance. Questions regarding the Sheriff's Department review
should be directed to the Deputy at (760) 863-8950.
M91:17_\:iIJi1I►II
68. As part of the building permit review process, the building plans shall be reviewed
for compliance with the California Fire Code and other fire prevention/suppression
and public safety concerns, applicable at the time of building permit issuance. A
plan check fee will be required for said review. Questions regarding Fire Marshal
review should be directed to the Fire Department Planning & Engineering staff at
(760) 863-8886.
PLANNING DEPARTMENT
69. Exterior lighting shall be consistent with Section 9.100.150 (Outdoor Lighting) of
the La Quinta Municipal Code. All freestanding lighting shall not exceed 20 feet in
PLANNING COMMISSION RESOLUTION 2009-030
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 09-911
PYRAMID PROJECT MANAGEMENT, LLC
SEPTEMBER 22, 2009
height, shall be fitted with a visor if deemed necessary by staff, and be turned off
or reduced to a level deemed appropriate by the Planning Director within one hour
following closing hours. Lighting plans shall be submitted with the final
landscaping plans for a recommendation to the Planning Director for his approval.
70. All rooftop mechanical equipment shall be completely screened from view behind
the parapet. Utility transformers or other ground -mounted mechanical equipment
shall be fully screened with a screening wall or landscaping. The applicant shall
coordinate with Planning Department staff and Imperial Irrigation District
representatives regarding the painting of all ground -mounted mechanical
equipment.
71. All signs shall be approved under a separate sign permit/program application.
72. The applicant shall submit revised water feature plans that detail the design and
construction of the various water features found throughout the clubhouse site.
These plans shall be reviewed and approved by the Planning Commission as a
business item prior to the issuance of any building permits for the Private
Clubhouse expansion.
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