PP 1988-403 (2)kx,
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78-495 CALLE TAMPICO - LA QUINTA, CALIFORNIA 92253 - (619) 777 -7000
FAX (619) 777 -7101
June 23, 1997
Mr. Colin Spring
Bay City Estates (Arizona) Inc.
78 -233 Indigo Drive
La Quinta, CA 92253
SUBJECT: TEN -UNIT BUILDING AT PALM ROYALE COUNTRY CLUB
This letter is provided to summarize the final determinations on the work for
completion of the ten condominium unit building at the Palm Royale Country Club.
Over the past month, staff has reviewed various aspects of the work being conducted
towards final occupancy releases for this building. As a result, the issues discussed
below have been addressed.
1. A/C UNIT LOCATIONS - It was determined that the roof locations are
acceptable with respect to zoning code Section 9.60.140, based on the
following:
• The equipment would not be visible at a point 5 feet above grade at a
minimum distance of 1,320 feet. The project area is not readily visible
from surrounding properties outside the overall Palm Royale project.
• The equipment is not visible from surrounding two -story residential or
two -story commercial properties, as the 10 -unit building is one structure
and, therefore, any residential units within it are not considered
"surrounding residential property ". The area in question is adjacent to
parking and a clubhouse, which is only one -story in height.
• The siting of the equipment is far more consistent with the ordinance
intent than that associated with the existing project buildings. Many of
the existing roof - mounted units are highly visible, with little or no
screening.
2. PROJECT LANDSCAPING - On May 30, Community Development Department
staff inspected the landscape installation work being conducted and found that
it was consistent with the existing landscape materials and construction in the
project area. It is requested that a letter of acceptance from the homeowner's
association be provided; this should be addressed to the Building and Safety
Department for their file on this project permit. '
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 t(�
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3. FUGITIVE DUST CONTROL - As a result of project completion, all measures of
FDCP 96 -9 have been complied with, and the cost data submitted on June 11
has been accepted. The $1,000.00 bond associated with the plan filing has
been approved for release.
No further outstanding items are associated with this project, from the perspective
of this Department. It is understood that your company will be developing the final
phase of the Palm Royale project area under the same unit plans that have been used
throughout the project. Based on this, no further building review would be required
by this Department; however, a landscaping plan for the final phase must be
submitted to Building and Safety prior to issuance of the building permit. The plan will
be reviewed and approved by this Department for installation prior to final occupancy
releases being issued.
This should address all of the issues raised to date on this project, and we look
forward to working with you on the final phase of Palm Royale.
If you have any further questions, please contact me at 760 -777 -7069.
Very truly yours,
JERRY HERMAN, DIRECTOR
COMMUNITY DEVELOPMENT DEPARTMENT
Wallace Nesbit
Associate Planner
W N /wn
c: Danny Crawford; Building and Safety Department
n
1
5/30/97
CHRISTI -
I WENT OUT TO PALM ROYALE TO SEE THAT THE LANDSCAPING WAS IN AND
TAKE SOME PHOTOS - THEY DIDN'T COME OUT, BUT THEY HAD MOST OF THE
MATERIALS IN AND WERE CONSISTENT WITH THE EXISTING LANDSCAPED
AREA DESIGN AND MATERIALS. I TOLD DANNY IN BUILDING THAT HE COULD
SIGN -OFF ON THE BUILDING ITEMS. THE A/C UNITS WERE ACTUALLY WELL
HIDDEN AND CONSIDERABLY MORE OBSCURED THAN THE EXISTING UNITS.
MY RECOMMENDATION IS THAT WE CHECK THE LANDSCAPING INSTALLATION
NEXT WEEK AND SEND A LETTER TO THE DEVELOPER STATING IT IS
CONSISTENT WITH WHAT'S OUT THERE, AND POSSIBLY ASK FOR AN
ACCEPTANCE LETTER FROM THE HOA TO BE PROVIDED. I DON'T SEE ANY
REASON TO PUT THE DEVELOPER THROUGH THE TIME AND EXPENSE OF
PREPARING AN AS -BUILT PLAN FOR THIS WHEN WE DON'T HAVE ANY FILE ON
IT. IF THE HOA DECIDED TO REVISE THEIR LANDSCAPING, WE WOULD HAVE
NO REVIEW AUTHORITY TO REQUIRE THE ORIGINALLY INSTALLED LANDSCAPE,
NOR WOULD WE HAVE ANY INTEREST IN DOING SO.
THE HOA IS APPARENTLY SATISFIED, AND THEY ARE USING THE HOA'S
LANDSCAPE CONTRACTOR FOR THE WORK. PLEASE LET ME KNOW HOW TO
PROCEED ASAP SO I CAN CONTACT THE DEVELOPER.
P
T..,odf 4
MEMORANDUM
TO: Danny Crawford, Building Inspector I
FROM: Wally Nesbit, Associate PlannerQ/
DATE: 5/28/97
RE: Palm Royale Roof - mounted A/C Units
I have reviewed this subject with the Planning Manager, and it has been determined
that the proposed locations are acceptable with respect to zoning code Section
9.60.140.
• The equipment would not be visible at a point 5 feet above grade at a minimum
distance of 1,320 feet. The project area is not readily visible from surrounding
properties outside the overall Palm Royale project.
• The equipment is not visible from surrounding two -story residential or two -
story commercial properties, as the 10 -unit building is one structure and,
therefore, any residential units .within it are not "surrounding residential
property ". The area in question is adjacent to parking and a clubhouse, which
is only one -story in height.
• The siting of the equipment is similar to the existing. project buildings. It is
recognized that strict enforcement of zoning codes in these situations would
affect the original project design and undermine the consistency of the overall
project. The site is in an established condominium project, which is privately
restricted and governed by an active HOA, which has approved the plans.
9.60: SUPPLEMENTAL RESIDENTIAL REGULATIONS
residential structure, or, if no residential structure exists, at least 50 feet from such areas where a
residential structure may be legally located. Such areas may be defined by any combination of zoning
setback requirements, easements or recorded CC &R's. Notwithstanding the provisions of this Section,
the keeping of horses shall be regulated by Section 9.140.060 (Equestrian Overlay Regulations).
9.60.130 Recreational Vehicle Parking.
A. Purpose. Recreational vehicles may be parked or stored on residentially zoned property only
in accordance with the provisions set forth in this Section. Recreation vehicles parked within a validly
established recreation vehicle storage facility are exempt from the requirements of this Section.
B. Definition. For purposes of this Code, a "recreational vehicle" or "RV" shall mean all trailers
or any vehicle placed on a trailer such as a boat, watercraft, or other vehicle, plus any vehicle designed
and used for temporary habitation, including motorhomes, travel trailers, "5th wheels ", and camper
shells. For purposes of this Section, "stored" shall mean the same as "parked ".
C.. Storage of RV's. RV's may be stored within residential rear or side yards except where fence
heights are limited to less than six feet (per Section 9.60.030), provided a three -foot setback is
maintained between the RV and the property line. The storage area shall be screened with landscaping
or other materials so that the RV is not visible from adjoining properties or from any street abutting the
property. Non - landscape screening over six feet in height shall conform to the applicable height
limitations of the district. This may require additional setback for the RV storage area. Except for the
preceding storage locations and for validly - established recreational vehicle storage facilities, no RV
shall be parked for more than 24 hours at any location or combination of locations within the City.
9.60.140 Screening.
A. Parking Area Screening. Screening of common parking areas shall be provided for all
residential projects in accordance with the requirements for nonresidential uses in Section 9.100.050.
B. Equipment Screening.
1. Roof - Mounted Equipment. Roof - mounted utility and mechanical equipment, including but not
limited to air conditioning, heating, restaurant exhaust fans, electrical elevator structures, roof
accesses, etc., may be permitted only if screened per the following requirements:
a. For flat roofs, a screened enclosure behind the parapet wall may be used if it is made to
appear as an integral part of the building. For all roofs, screening shall be an integral part
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of the roof design and not appear as an afterthought. i �� ' S u' °� 7
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b. Such screening shall be provided tl°R he highest point of the equipment is below the
surrounding architectural featur is screened from view to a minimum horizontal sight
distance of 1320 feet as view from a point five feet above finish grade, whichever
provides the most screening.
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9,60; SUPPLEMENTAL RESIDENTL4L REGULATIONS
c. All roof mounted equipment shall be screened from view of surrounding two -story (or
more) residential development and, where feasible as determined by the city, from two -story
commercial and other types of development.
2. Ground - Mounted Equipment. Ground - mounted utility, mechanical, and pool or spa equipment
shall be screened from ground view of surrounding properties. Such screening may consist of
perimeter walls or fencing (if permitted), screen walls, or landscape planting. Equipment
within exterior side yards shall be screened by an opaque wall.
3. Solar Equipment. Solar heating equipment, whether roof- or ground- mounted shall be installed
so that the underside of the equipment is not visible from surrounding properties.
4. Access Ladders. Wall- mounted exterior roof access ladders are prohibited unless screened from
view by surrounding features.
C. Facility Screening. Within multifamily and condominium projects, storage, trash, and loading
areas shall be screened as follows:
I. Storage Areas. All storage, including cartons, containers, materials, or equipment shall be
screened from public view as required by Section 9.100.120 (Outdoor Storage and Display).
2. Trash Areas. All outdoor trash and waste bins shall be enclosed by a solid wall not less than
six feet in height in accordance with Section 9.60.220. Decorative overhead structures such as
trellises shall be integrated into the enclosure design if it is visible from higher terrain.
Loading Areas. Loading platforms and areas shall be screened from view from adjacent streets
and residential, open space and recreation areas.
9.60.150 Tennis and Other Game Courts.
A. Permits Required. Construction of tennis and other game courts, including fencing, may be
permitted as indicated in Section 9.40.040. Enclosed game courts shall comply with Section 9.60.050
Storage and Other Accessory Buildings. All lighted game courts, where permitted, shall require
approval of a minor use permit by the Community Development Director or conditional use permit
by the Planning Commission processed in accordance with Section 9.210.020.
B. Development Standards. Game courts shall meet the following minimum development
standards:
1. Fences. A maximum 12 -foot high fence (measured from the finished grade of the court) shall
be allowed. Fences may include a dark, non - reflective screening material. If the fencing is
chain link, it shall be vinyl- coated or painted in a dark color such as dark green or black.
60 -15
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