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PC Resolution 2017-015PLANNING COMMISSION RESOLUTION 2017 — 015 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE DEVELOPMENT PERMIT 2017-0013, INCLUDING SITE AND ARCHITECTURAL PLANS FOR A TEMPORARY GOLF COURSE CLUBHOUSE WITHIN PLANNING AREA 10A OF THE SILVERROCK SPECIFIC PLAN CASE NUMBER: SITE DEVELOPMENT PERMIT 2017-0013 APPLICANT: SILVERROCK DEVELOPMENT COMPANY, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10th day of October, 2017, hold a duly noticed Public Hearing to consider a request by SilverRock Development Company, LLC, for approval of a golf course clubhouse, generally located near the southwest corner of Jefferson Street and Avenue 52, more particularly described as: APN: 777-490-010 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 29, 2017 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; 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 General Plan and SilverRock Specific Plan The land use is consistent with the General Plan land use designation of Tourist Commercial. The proposed project is also consistent with the SilverRock Specific Plan, and implements the goals, policies and development standards of the Specific Plan. 2. Consistency with -Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and SilverRock Specific Plan, as applicable. Relocatable buildings are listed as permitted temporary uses with approval of a Site Development Permit. The Site Development Permit has been conditioned to ensure compliance with the zoning standards established in Title 9 of the La Quinta Municipal Code. 3. Compliance with California Environmental Quality Act (CEQA) Planning Commission Resolution 2017-015 Site Development Permit 2017-0013 SilverRock Resort Temporary Clubhouse (SilverRock Development Company, LLC) October 10, 7017 Page 2 of 3 The Design and Development Department has determined that this project is consistent with Environmental Assessment 2014-1003 and no further environmental review is required. The SilverRock Specific Plan includes provisions for relocatable buildings for golf course uses and was analyzed as part of Environmental Assessment 2014-1003. 4. Architectural Design The architectural design of the project is consistent with the design of the existing relocatable office building and cart barns for the golf course clubhouse. The architecture is consistent with temporary trailer buildings and will facilitate construction of the approved permanent clubhouse. 5. Site Design The site design of the project, including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, and exterior lighting, are consistent with the SilverRock Specific Plan and with the quality of design prevalent in the city. 6. Landscape Design Project landscaping, including, but not limited to, the location type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, and screen undesirable views. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2, That the above project be determined by the City Council to be consistent with Environmental Assessment 2014-1003. SECTION 3. That it does hereby recommend to the City Council approval of Site Development Permit 2017-0013, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval and Exhibit A. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 10th day of October, 2017, by the following vote: Planning Commission Resolution 2017-015 Site Development Permit 2017-0013 SilverRock Resort Temporary Clubhouse (SilverRock Development Company, LLC) October 10, 2017 Page 2 of 3 AYES: Commissioners Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill NOES: None ABSENT: Commissioner Bettencourt ABSTAIN: None IC , t' PAUL QUILL, Chairperson City of La Quinta, California ATTEST: ,)W, - � L GABRI L Rrta, tanning Manager City of La QuiCalifornia PLANNING COMMISSION RESOLUTION 2017-015 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0013 SILVERROCK RESORT TEMPORARY CLUBHOUSE (SILVERROCK DEVELOPMENT COMPANY, LLC) ADOPTED: OCTOBER 10, 2017 Page 1 of 8 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. The Site Development Permit shall expire November 7, 2019 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 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 ■ La Quinta Public Works Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • Design & Development Department • Riverside Co. Environmental Health Department ■ Desert Sands Unified School District ■ Coachella Valley Water District (CVWD) ■ Imperial Irrigation District (IID) ■ California Water Quality Control Board (CWQCB) ■ State Water Resources Control Board ■ 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 these 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 2017-015 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0013 SILVERROCK RESORT TEMPORARY CLUBHOUSE (SILVERROCK DEVELOPMENT COMPANY, LLC) ADOPTED: OCTOBER 10, 2017 Page 2 of 8 4. 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, coverage under the State of California Construction General 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") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. 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. 6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. 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 7. Prior to issuance of any permit(s), the applicant shall acquire or confer property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking lot and driveway that access public streets and open space/drainage facilities. STREET AND TRAFFIC IMPROVEMENTS 8. The applicant shall construct the following street improvements to conform with the General Plan and 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. A. OFF-SITE STREETS PLANNING COMMISSION RESOLUTION 2017-015 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0013 SILVERROCK RESORT TEMPORARY CLUBHOUSE (SILVERROCK DEVELOPMENT COMPANY, LLC) ADOPTED: OCTOBER 10, 2017 Page 3 of 8 1) Install the guide sign and install a dedicated right turn lane into the access driveway on Avenue 52 per the Urban Crossroads report dated September 6, 2017 and as approved by the City Engineer. 2) Widen the access driveway on Avenue 52 to a minimum width of 30 feet and adjust the existing perimeter wall as needed to widen the access driveway. PARKING LOTS and ACCESS POINTS 9. 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 shall conform to LQMC Chapter 9.150. 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 so that ADA accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2 -foot overhang for all parking stalls or as approved by the City Engineer. One van accessible handicapped parking stall is required per 6 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. 14. 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) for 120 parking spaces. Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. PLANNING COMMISSION RESOLUTION 2017-015 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0013 SILVERROCK RESORT TEMPORARY CLUBHOUSE (SILVERROCK DEVELOPMENT COMPANY, LLC) ADOPTED: OCTOBER 10, 2017 Page 4 of 8 .-.+n mrrtnvirr�c - or the app4�9�The remaining 62 overflow parking spaces may be improved with compacted Class 2 aggregate base. 15. The applicant shall submit current mix designs (less than twoyears 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. 16. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 17. 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," refers to persons currently certified or licensed to practice their respective professions in the State of California. 18. 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). 19. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development 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. PLANNING COMMISSION RESOLUTION 2017-015 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0013 SILVERROCK RESORT TEMPORARY CLUBHOUSE (SILVERROCK DEVELOPMENT COMPANY, LLC) ADOPTED: OCTOBER 10, 2017 Page 5 of 8 A. Precise Grading Plan B. Signing & Striping Plan C. WQMP 1" = 20' Horizontal 1" = 40' Horizontal (Plan submitted in Report Form) 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. "On -Site Commercial Precise Grading" plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. "On -Site Commercial 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. 20. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 21. 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 (EOR) during the construction phase of the project so that the EOR 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 EOR may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. GRADING 22. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 23. Prior to occupancy of the project site for any construction, or other purposes, the PLANNING COMMISSION RESOLUTION 2017-015 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0013 SILVERROCK RESORT TEMPORARY CLUBHOUSE (SILVERROCK DEVELOPMENT COMPANY, LLC) ADOPTED: OCTOBER 10, 2017 Page 6 of 8 applicant shall obtain a grading permit approved by the City Engineer. 24. 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 civil engineer registered in the State of California, B. Green Sheet for Fugitive Dust Control, C. A WQMP prepared by an engineer registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. DRAINAGE 25. Stormwater handling shall conform with the approved hydrology and drainage report for SDP 2016-0001 SilverRock. Nuisance water shall be disposed of in an approved manner. 26. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 27. 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. 137-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. 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 PLANNING COMMISSION RESOLUTION 2017-015 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0013 SILVERROCK RESORT TEMPORARY CLUBHOUSE (SILVERROCK DEVELOPMENT COMPANY, LLC) ADOPTED: OCTOBER 10, 2017 Page 7 of 8 Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. 137-2013-0011 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. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 28. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 29. 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. 30. 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. CONSTRUCTION 31. The City will conduct final inspections of habitable buildings only when the buildings have parking lot improvements and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. PLANNING COMMISSION RESOLUTION 2017-015 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0013 SILVERROCK RESORT TEMPORARY CLUBHOUSE (SILVERROCK. DEVELOPMENT COMPANY, LLC) ADOPTED: OCTOBER 10, 2017 Page 8 of 8 LANDSCAPE AND IRRIGATION 32. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 33. All new landscape areas shall have landscaping and irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 34. The applicant shall submit final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Design and Development Director shall review and approve any such revisions to the landscape plan. 35. Approved trees from the conceptual landscape plan shall be planted into the ground and irrigated pursuant to the LQMC 8.13 (Water Efficient Landscape). MAINTENANCE 36. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 37. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. PLANNING COMMISSION RESOLUTION 2017-015 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0013 SILVERROCK RESORT TEMPORARY CLUBHOUSE (SILVERROCK DEVELOPMENT COMPANY, LLC) ADOPTED: OCTOBER 10, 2017 Page 9 of 8 FEES AND DEPOSITS 38. 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. 39. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). FIRE DEPARTMENT 40. On the site plan please indicate proposed location of one fire hydrant providing 1500 gpm for 2 hours. If needed please indicate location of buster pump to provide the required fire flow. include cut sheets for the pump. indicate type of pipe to be used with depth of coverage. Please include the required fire flow. Please be advised a separate fire permit with inspections will be needed for the temporary fir service. Separate submittals will be required for any type 1 hood systems for separate fire permits. 41. The applicant shall submit a lighting and photometric plan for the temporary clubhouse facility and temporary parking lot consistent with the City and Specific Plan outdoor lighting requirements. 42. The applicant shall review the golf cart path extending from the temporary golf clubhouse facility to the first golf tee with Landmark Golf Company, Palmer Group, and the project architect. The applicant shall construct the golf cart path with an asphalt surface or equivalent pavement material in areas that will not interfere with SilverRock resort construction activities. 43. The applicant shall review the safety of the clubhouse golf staging area and dining deck from errant golf balls with Landmark Golf, Arnold Palmer Group, and the project architect. After the safety review, facility adjustments including facility siting or other safety measures may be approved by the Design and Development Director prior to permit issuance. 44. The temporary golf clubhouse buildings shall be painted with a consistent color program.