SDP 2017-0013 SRR Temp Golf Clubhouse - CC RES 2017-056 - CC Staff ReportCity of La Quinta
CITY COUNCIL MEETING: November 7, 2017
STAFF REPORT
AGENDA TITLE: ADOPT A RESOLUTION TO APPROVE SITE DEVELOPMENT PERMIT 2017-
0013, INCLUDING SITE PLAN, ARCHITECTURAL DESIGN AND LANDSCAPING FOR A
TEMPORARY GOLF COURSE CLUBHOUSE WITHIN PLANNING AREA 10A OF THE
SILVERROCK SPECIFIC PLAN LOCATED AT THE SOUTHWEST CORNER OF AVENUE 52 AND
JEFFERSON STREET; AND CALIFORNIA ENVIRONMENTAL QUALITY ACT REVIEWED UNDER
ENVIRONMENTAL ASSESSMENT 2014-1003 AND NO FURTHER REVIEW IS REQUIRED
RECOMMENDATION
Adopt a Resolution to approve Site Development Permit 2017-0013, including site plan,
architecture and landscaping plans for a temporary golf course clubhouse in Planning
Area 10A of the SilverRock Specific Plan and a finding of consistency with
Environmental Assessment 2014-1003.
EXECUTIVE SUMMARY
•SilverRock Development Company, LLC (SDC) proposes a Site Development
Permit (SDP) for a 3,886 square foot temporary golf course clubhouse for
Planning Area 10A (Attachment 1).
•On October 10, 2017, the Planning Commission approved SDP 2017-0013 ; the
Commission recommmended amendments to the conditions of approval which
are outlined in this report.
•Per the SilverRock Specific Plan, the Council must review and approve the SDP.
FISCAL IMPACT
There are no anticipated impacts.
BACKGROUND/ANALYSIS
On November 19, 2014, the City entered into a Purchase, Sale, and Development
Agreement and Development Agreement with SDC for the sale and development of
undeveloped portions of the SilverRock property. On December 20, 2016, Council
approved SDP2016-0005 for the 140-room Montage luxury hotel, 29 hotel-branded
residences, a spa, a meeting and conference center, and a shared service facility in
Planning Areas 2, 3, and 4 of the SilverRock Specific Plan. On January 3, 2017, Council
approved SDP2016-0009 for the 200-key Pendry hotel, a new golf course clubhouse, 10
golf villas, and a 66-unit condominium development.
This SDP for the temporary golf club house is located in Planning Area 10A of the
development proposal. The temporary relocation of clubhouse operations from the
BUSINESS SESSION ITEM NO. 1
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current location to a vacant area adjacent to the existing golf course driving range is
necessary to facilitate construction of the Montage and Pendry hotels, and allow
continued golf course operations (Attachment 2).
Facility access is proposed from an existing service driveway from Avenue 52
(Attachment 3, Sheets C1 – A1.1). SDP condition of approval No. 8 requires the
applicant include signing and dedicated right-turn lane striping options as
recommended in the assessment (Attachment 4).
The entry driveway from Avenue 52 extends to the proposed parking area with 182
parking spaces consisting of 120 parking spaces located along the frontage of the
temporary clubhouse facility and 62 overflow spaces. The proposal exceeds the 111
paved parking spaces at the current clubhouse location.
The 3,886 square-foot clubhouse is arranged as a complex of six modular buildings; a
clubhouse dining room, kitchen, retail/pro shop, offices, storage, and restrooms
(Attachment 3, Sheet A2.1). The architectural design of the clubhouse facility is
consistent with conventional office modular design placed on an asphalt pad and
accessed with a raised wooden deck. The clubhouse includes indoor and outdoor
dining facilities to seat 124 guests with south-facing views towards the golf course and
the Santa Rosa Mountains.
The golf cart barns located at the current clubhouse will be relocated adjacent to the
temporary clubhouse. A cart staging area adjacent to the cart barns will provide direct
access to the paved golf cart path leading to the driving range. The applicant consulted
with Landmark Golf Management for appropriate clubhouse location to avoid errant
golf balls from the practice driving range.
Temporary landscape improvements consisting of palm trees and shade trees are
proposed throughout the parking area and clubhouse facility. Shade trees include Tipu,
Indian Rosewood, and Willow Acacia trees.
ENVIRONMENTAL REVIEW
The proposed project was reviewed under the requirements of the California
Environmental Quality Act (CEQA). The Design and Development Department
(Department) determined that the application is a “project” as defined by CEQA.
However, the Department also found that Environmental Assessment (EA) 2014-1003
reviewed amended plans for the SilverRock Specific Plan, and that the currently
proposed project is consistent with what was reviewed and approved in 2014. As a
result, the previously approved EA, including its mitigation measures and Mitigation
Monitoring and Reporting Program will be applied to the currently proposed project,
resulting in less than significant impacts.
AGENCY AND PUBLIC REVIEW
Public Agency Review
The SDP was sent to all applicable City departments and affected public agencies on
September 13, 2017. All written comments received are on file and available for review
76
with the Design and Development Department. All applicable comments have been
adequately addressed and/or incorporated in the recommended conditions of approval.
Planning Commission Review
On October 10, 2017, the Planning Commission heard testimony and approved the SDP
with attached conditions of approval and finding of consistency with Environmental
Assessment 2014-1003. The Commission recommended amended and additional
conditions to include the followings:
• Require asphalt pavement for 120 parking spaces
• Plant approved trees in the ground and provide required irrigation systems
• Review golf cart path with Landmark Golf, Arnold Palmer Group and project
architect and determine areas that can be constructed of asphalt surface that
will not interfere with SilverRock construction activities
• Review clubhouse staging area and dining deck safety from errant golf balls with
Landmark Golf, Arnold Palmer Group and project architect and implement safety
measures
• Paint clubhouse buildings a consistent color scheme.
The applicant has revised the SDP plans to address the Planning Commission’s
recommended conditions by moving the facility 80 feet west, propose asphalt
pavement for 120 parking spaces and the golf cart path (Attachment 3).
ALTERNATIVES
Council could deny the the project, or discuss and incorporate any adjustments
deemed appropriate in order to approve the proposed project.
Prepared by: Gabriel Perez, Planning Manager
Approved by: Frank J. Spevacek, City Manager
Attachments: 1. Project Information Form
2. Project Area Site Map
3. Site Development Permit Plan Set
4. Golf Clubhouse Access Evaluation
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RESOLUTION 2017 –
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT
PERMIT 2017-0013 SITE, ARCHITECTURAL, AND
LANDSCAPING PLANS FOR TEMPORARY GOLF COURSE
CLUBHOUSE WITHIN PLANNING AREA 10A OF THE
SILVERROCK SPECIFIC PLAN
CASE NUMBER: SITE DEVELOPMENT PERMIT 2017-0013 (SDP2017-0013)
APPLICANT: SILVERROCK DEVELOPMENT COMPANY, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
the 10th day of October 10, 2017, hold a duly noticed Public Hearing to consider a
request by SilverRock Development Company, LLC, for approval of a temporary golf
course clubhouse generally located on 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 for said Planning
Commission Public Hearing as prescribed by the La Quinta Municipal Code (LQMC).
Public hearing notices were also mailed to all property owners within 500 feet of the
site; and,
WHEREAS, the City Council of the City of La Quinta, California did, on the 7th
day of November, 2017, consider SDP2017-0013.
WHEREAS, at said meeting, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did
make the following mandatory findings pursuant to Section 9.210.010 of the Municipal
Code to justify approval of said SDP:
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/or SilverRock Specific
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Resolution No. 2017 -
Site Development Permit 2017-0013
Adopted: November 7, 2017
Page 2 of 3
Plan, as applicable. Relocatable buildings are listed as permitted temporary
uses with approval of a Site Development Permit. The SDP has been
conditioned to ensure compliance with the zoning standards and other
supplemental standards as established in Title 9 of the LQMC.
3. Compliance with California Environmental Quality Act (CEQA)
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 City Council of the City of La Quinta,
California, as follows:
SECTION 1. That the above recitations are true and constitute the findings of the City
Council in this case.
SECTION 2. That the City Council finds the above project to be consistent with
Environmental Assessment 2014-1003 and no further environmental review is
required.
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Resolution No. 2017 -
Site Development Permit 2017-0013
Adopted: November 7, 2017
Page 3 of 3
SECTION 3. That the City Council does hereby approve 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 City Council, held on this the 7th day of November, 2017, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________
LINDA EVANS, Mayor
City of La Quinta, California
ATTEST:
_______________________________
SUSAN MAYSELS, City Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
_______________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 1 of 10
(Planning Commission recommended modified and new conditions of approval on
October 10, 2017 in bold as follows:
•modification to conditions of approval 14, 19, 24, 27, 35
•additional conditions 42 through 44)
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
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 2 of 10
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.
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
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 3 of 10
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
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.
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 4 of 10
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.
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 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.
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).
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 5 of 10
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.
A. Precise Grading Plan 1" = 20' Horizontal
B. Signing & Striping Plan 1" = 40' Horizontal
C. WQMP (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
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 6 of 10
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 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
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 7 of 10
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. R7-2013-0011 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 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. R7-2013-0011 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
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 8 of 10
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.
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.
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 9 of 10
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.
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
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CITY COUNCIL RESOLUTION 2017-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0013 (TEMPORARY GOLF COURSE CLUBHOUSE)
SILVERROCK RESORT (SILVERROCK DEVELOPMENT COMPANY, LLC)
ADOPTED: November 7, 2017
Page 10 of 10
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.
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Project Information
CASE NUMBER: SITE DEVELOPMENT PERMIT 2017-0013
APPLICANT: SILVERROCK DEVELOPMENT COMPANY, LLC
PROPERTY OWNER: CITY OF LA QUINTA
LANDSCAPE
ARCHITECT: HERMAN DESIGN GROUP
ARCHITECT: TRIENGLE ARCHITECTURE
REQUEST: ADOPT A RESOLUTION APPROVING SITE DEVELOPMENT
PERMIT 2017-0013, FOR A TEMPORARY GOLF COURSE
CLUBHOUSE WITHIN PLANNING AREA 10A OF THE
SILVERROCK SPECIFIC PLAN
LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND AVENUE
52
GENERAL PLAN
DESIGNATION: OPEN SPACE - RECREATION
ZONING
DESIGNATION: GOLF COURSE
SURROUNDING
ZONING/LAND USES: NORTH: AVENUE 52, THE CITRUS CLUB
SOUTH: GOLF COURSE (WITHIN THE SILVERROCK PROJECT)
WEST: VACANT (WITHIN THE SILVERROCK PROJECT)
EAST: GOLF COURSE DRIVING RANGE (WITHIN THE
SILVERROCK PROJECT)
ATTACHMENT 1
93
94
JEFFERSON ST¯
Attachment 2 Project Area Site Map SDP2017-0013
0 0.1 0.2 0.3 0.40.05
Miles
Legend
SDP2017-0013
SilverRock Specific Plan
AVE 52
SITE
ATTACHMENT 2
95
96
TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
COVER SHEET
N/A
T1PROJECT SITE
AVENUE 52
CA-86
10
10
O
L
D
C
A
-
8
6
CA-111
JEFFERSON STCITY OF LA QUINTA
NORTH
SILVER ROCK DEVELOPMENT COMPANY
SITE DEVELOPMENT PERMIT NO. 1
CLIENT: CITY OF LA QUINTA
SILVER ROCK DEVELOPMENT COMPANY
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
DEVELOPER: THE ROBERT GREEN COMPANY
3551 FORTUNA RANCH ROAD,
ENCINITAS, CA 92024
CONTACT:760-634-6543
CIVIL ENGINEER:MICHAEL BAKER INTERNATIONAL
75-410 GERALD FORD DRIVE, SUITE 100,
PALM DESERT, CA 92211
CONTACT: DANIEL KARAVOS: 760-341-6117
ARCHITECT:TRIENGLE ARCHITECTURE
(FOR PLANNING PURPOSED ONLY) 2429 EMERSON ST. SUITE 201,
SAN DIEGO, CA 92166
CONTACT: WILLIAM ENGLE: 619-990-8315
LANDSCAPE ARCHITECT:HERMAN DESIGN GROUP
(FOR PLANNING PURPOSED ONLY) 77-899 WOLF ROAD, SUITE 102,
PALM DESERT, CA 92211
CONTACT: 760-777-9131
PROJECT TEAM
PROJECT NAME:SILVER ROCK TEMPORARY GOLF CLUBHOUSE
PROJECT ADDRESS:79-179 AHMANSON LANE,
LA QUINTA, CA 92253
APN:777-490-011
GENERAL PLAN DESIGNATION:OPEN SPACE
ZONING DESIGNATION:GOLF COURSE
LEGAL DESCRIPTION:THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF LA
QUINTA, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS
DESCRIBED AS FOLLOWS:
PARCELS 1 THROUGH 8, INCLUSIVE, 10 THROUGH 22, INCLUSIVE AND A
THROUGH N, INCLUSIVE OF PARCEL MAP NO. 33367 IN THE CITY OF LA
QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP
FILED ON JANUARY 24, 2008 IN BOOK 224 PAGES 24 THROUGH 39 OF
PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY.
PROJECT DATA
TO PROVIDE THE FOLLOWING:
LAYOUT OF TEMPORARY GOLF CLUBHOUSE FACILITIES
PROPOSED GRADING PLAN
PROPOSED FACILITIES BY VENDORS
PROPOSED TEMPORARY LANDSCAPE PLAN
PROJECT SUMMARY
TYPE OF CONSTRUCTION:PROVIDED BY VENDORS
OCCUPANCY CLASSIFICATION:DINING ROOM / CLUBHOUSE A-3
PRO SHOP / CLUBHOUSE / OFFICES B-2
TOTAL PROJECT SITE:525 ACRES
BUILDING AREA: SEE PLANS 1/ A2.1
BUILDING CODE DATA
T1 COVER SHEET
C1 CONCEPTUAL GRADING PLAN
A1.1 PROPOSED SITE PLAN
A2.1 CLUBHOUSE PLANS
A3.1 CLUBHOUSE ELEVATIONS
A4.1 PRODUCT DEPICTION / CUT SHEETS
A4.2 PRODUCT DEPICTION / CUT SHEETS
A4.3 PRODUCT DEPICTION / CUT SHEETS
A5.1 DETAILS / SPECIFICATIONS
E1 PROPOSED EXTERIOR LIGHTING PLAN
L1 CONCEPTUAL LANDSCAPE PLAN (TREE LAYOUT PLAN)
R1 RENDERING
R2 RENDERING
SHEET INDEX
VICINITY MAP
PROPOSED AERIAL
TEMPORARY CLUBHOUSE ATTACHMENT 3
ATTACHMENT 397
98
1BASIS OF BEARINGS:
152669
S H E E T
AS NOTED
KEKE
DK SEPTEMBER 2017
175-410 Gerald Ford Drive, Suite 100Palm Desert, CA 92211
Phone: (760) 346-7481 · MBAKERINTL.COMCIVILSTATE OF CA L IFORNIAREGISTERED PR O F E SSIONAL E
N
G
I
NEERDANIEL K ORAV
O
SNo. C36718
BENCHMARK:
CITY OF LA QUINTA
CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
SILVERROCK RESORT, PHASE 2 - P.M. NO. 37207
CITY OF LA QUINTA APPROVAL BY:
TEMPORARY CLUBHOUSE
GRADING & UTILITY PLAN
Bermuda
SiteWells
Indian
Dunes
La Quinta
VICINITY MAP
TEMPORARY CLUBHOUSESilverRock Resort
EARTHWORK QUANTITIES
ESTIMATED RAW CUT = 2,580 C.Y.
ESTIMATED RAW FILL = 1,930 C.Y.
LEGEND
GRADING & UTILITY PLAN
OWNER/DEVELOPER
LOT AREA
APN PARCEL MAP
10/26/17
AVEN
U
E
5
2
99
100
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TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
A TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
PROPOSED SITE PLAN
1" = 40'-0"
VICINITY MAP LEGEND
SCALE:1" = 40'-0"PROPOSED SITE PLAN 1.1
101
102
SCALE: 1/8" = 1'-0"
PROPOSED CLUBHOUSE PLANS
AS INDICATED
PROPOSED KITCHEN PLAN: BY MOBILE KITCHENS USA PROPOSED CLUBHOUSE PLAN1N.T.S.A2.12TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
103
104
TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
PROPOSED CLUBHOUSE
A3.1
SOUTH ELEVATION
ELEVATIONS
1/8" = 1'-0"
WEST ELEVATION SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
NORTH ELEVATION
EAST ELEVATION4
3
2
1 LOOKING NORTH
LOOKING EAST
LOOKING SOUTH
LOOKING WEST
105
106
TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
DEPICTIONS / CUT SHEETS
A4.1
N/A
EXISTING OFFICE TRAILER TO BE RELOCATED1
DBL MODULE: CLUBHOUSE / DINING ROOM & RETAIL / PRO SHOP2
107
108
400
83
30 30 48 35
15
30 48 74
18
48 30
VENT VENT
SKI
LIGHT
100
79
A.C
VENT VENT
VENT
A.C
60
VENT
SKI
LIGHT
"FRONT"
28 28 12 36 40 28 28 30
60
TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
DEPICTIONS / CUT SHEETS
A4.2
AS INDICATED
RESTROOM MODULE: BLACK TIE PRODUCTS - ELITA SERIES "33 ADA" 1
STORAGE MODULE2
SCALE: 1/2" = 1'-0"
REFERENCE DRAWINGS NOT TO SCALE
109
110
TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
DEPICTIONS / CUT SHEETS
A4.3
N/A
EXISTING CART BARNS TO BE RELOCATED1
111
112
TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
DETAILS AND SPECIFICATIONS
A
AS INDICATED
5.1
SCALE: 1/4" = 1'-0"
POST DETAIL3 SCALE: 1/8" = 1'-0"RAMP RAIL DETAIL 27 SCALE: 1-1/2" = 1'-0"
TYPICAL RAMP PLAN8 SCALE: 1/8" = 1'-0"
DETAIL7 SCALE: 1/8" = 1'-0"
6DETAIL7SCALE: 1/8" = 1'-0"TRASH ENCLOSURE ELEV.2
SCALE: 1/4" = 1'-0"TRASH ENCLOSURE PLAN1
DETAIL7 SCALE: 1/8" = 1'-0"
DETAIL7 SCALE: 1/8" = 1'-0"KITCHEN FIRE SUPPRESSION SYSTEM (SPEC FROM KITCHEN VENDOR)20 N.T.S.
KITCHEN EXHAUST HOOD (SPEC FROM KITCHEN VENDOR)18 N.T.S.
SCALE: 1/4" = 1'-0"
RAMP RAIL DETAIL 1 SCALE: 1-1/2" = 1'-0"
NOT USED
NOT USED
113
114
Pole Mounted 50 Watt LED Fixture
1" = 20'-0"
LEGEND
SCALE:1" = 20'-0"PROPOSED EXTERIOR LIGHTING PLAN TEMPORARY CLUBHOUSEDATE:10/30/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:NOT FOR CONSTRUCTION1
PROPOSED EXTERIOR
LIGHTING PLAN
E
115
116
117
118
TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
RENDERING
R1
N/A
119
120
TEMPORARY CLUBHOUSET r i E n g l e A r c h i t e c t u r e
2924 Emerson St. Suit e 201
S a n D i e g o , C A . 9 2 1 0 6
6 1 9 9 9 0 8 3 1 5
REVISION DATE
JOB NUMBER:17005
DATE:10/30/2017
10/13/2017
10/05/2017
SCALE:
SHEET DESCRIPTION:
SHEET NUMBER:
SILVER ROCK
DEVELOPMENT
COMPANY, LCC
79-179 AHMANSON LANE,
LA QUINTA, CA 92253
PROJECT:
SDP REVIEW NOT FOR CONSTRUCTIONC 17871
REN 10/31/__LICEN S E D ARCHIT
E
CTST
A
TEOF C A L IF O RNIAWR
ILLIAM P A
ELGNE
SNOS
19
SDP REVIEW
RENDERING
R2
N/A
121
122
11234-02 SilverRock Temp Golf Clubhouse Accel Eval Ltr.docx
September 6, 2017
Mr. John Gamlin
SilverRock Development Company, LLC
3551 Encinitas Road
Encinitas, CA 92024
SUBJECT: SILVERROCK RESORT TEMPORARY GOLF CLUBHOUSE ACCESS EVALUATION
Dear Mr. John Gamlin:
The firm of Urban Crossroads, Inc. is pleased to submit this Access Evaluation for the proposed SilverRock
Resort Temporary Golf Clubhouse in the City of La Quinta. The location of the proposed SilverRock Resort
Temporary Golf Clubhouse is shown on Exhibit A.
EXHIBIT A: LOCATION MAP
ATTACHMENT 4
123
Mr. John Gamlin
SilverRock Development Company, LLC
September 6, 2017
Page 2 of 8
11234-02 SilverRock Temp Golf Clubhouse Accel Eval Ltr.docx
The temporary clubhouse will be located south of Avenue 52 and west of Jefferson Street. The proposed
access to the temporary clubhouse will be from Avenue 52. The location of the temporary access is
presented on Exhibit B.
EXHIBIT B: TEMPORARY ACCESS LOCATION
A driveway currently exists at this location. The driveway provides golf course maintenance access.
PURPOSE
The purpose of the SilverRock Resort Temporary Golf Clubhouse Access Evaluation Traffic Assessment is
to assess the suitability of the proposed temporary access for the relocated (temporary) clubhouse
serving the existing 18-hole golf course while construction of new facilities takes place. Potential issues
addressed include access spacing (suitability of the proposed access location), sight distance at the
proposed access intersection, whether a deceleration lane is necessary, width of the existing driveway,
and appropriate roadway signing and striping in the vicinity of the proposed access location. The Fire
Department has also been consulted regarding emergency access to the temporary clubhouse facility
(referenced within the discussion regarding the driveway width).
ACCESS SPACING (SUITABILITY OF THE PROPOSED ACCESS LOCATION)
The location of the temporary access is approximately 2,000 feet west of Jefferson Avenue. Avenue 52
has a raised median between SilverRock Way and Jefferson Street, and is on the outside of an
124
Mr. John Gamlin
SilverRock Development Company, LLC
September 6, 2017
Page 3 of 8
11234-02 SilverRock Temp Golf Clubhouse Accel Eval Ltr.docx
approaching curve, which is desirable from a sight distance perspective (a subsequent topic of
discussion). The nearest access to the west is SilverRock Way, which is approximately 3,000 feet from
the proposed temporary clubhouse access. The nearest access to the east is approximately 1,200 feet
from the proposed access. Avenue 52 is a four lane divided roadway. Riverside County standards
indicate a recommended access spacing of 660’ for this type of roadway. The proposed temporary
clubhouse driveway meets the recommended access spacing criteria and is on the outside of an
approaching curve. The proposed access location is therefore suitable.
SIGHT DISTANCE EVALUATION
The required sight distance has been evaluated based on the criteria set forth in the California
Department of Transportation Highway Design Manual (CA HDM), Sections 205.2 and 405.1. For private
road intersections, stopping sight distance requirements as set forth in Table 201.1 must be met. The
speed limit on Avenue 52 is 40 miles per hour (MPH). The stopping sight distance f or a 40 MPH roadway
is 300’. Exhibit C presents the sight distance requirement for the temporary access driveway / road.
EXHIBIT C: SIGHT DISTANCE EVALUATION
As shown on Exhibit C, the sight distance is adequate. No visual obstr uctions (e.g, monument signs,
shrubs taller than 18 inches, etc.) should be allowed within the limited use area shown on Exhibit C
125
Mr. John Gamlin
SilverRock Development Company, LLC
September 6, 2017
Page 4 of 8
11234-02 SilverRock Temp Golf Clubhouse Accel Eval Ltr.docx
DRIVEWAY WIDTH / EMERGENCY ACCESS EVALUATION
Fire Department staff met with the project engineers and reviewed the proposed on -site circulation.
Adequate turning radius is being proposed as part of the on-site temporary parking area design. The
width of the proposed driveway has been evaluated in consul tation with Fire Department staff. A
minimum driveway width of 30’ should be provided. This may require reconstruction of the existing
driveway apron and / or gated access that is currently in place.
DECELERATION LANE ASSESSMENT
Review of the California Department of Transportation Highway Design Manual (CA HDM) and other
documents containing guidance regarding the provision of deceleration / acceleration lanes generally
suggest that such facilities are desirable when there is a high volume of right turning vehicles.
The temporary access driveway location is only expected to serve the traffic associated with the
temporary clubhouse facility. Therefore, the anticipated traffic has been estimated to determine the
volume of right turns that will enter and exit the driveway.
Trip generation represents the amount of traffic which is both attracted to and produced by a
development. Traffic generation rates for the proposed Project have been derived from the
informational document Institute of Transportation Engineers (ITE) Trip Generation (9th Edition, 2012).
The proposed project is an 18 hole golf course with a pro shop and restaurant / bar area. This is
consistent with the types of facilities that were surveyed in the studies included in the ITE Trip
Generation document.
Table 1 presents the trip rates obtained from the ITE Trip Generation manual and summarizes the
resulting trip generation estimates for the 18 hole golf course. The proposed project is expected to
generate 643 vehicle trips on a daily basis, with a total of 40 vehicles per hour (VPH) during the AM peak
hour (8 outbound vehicles and 32 inbound vehicles) and 51 VPH during the PM peak hour (23 inbound
vehicles and 28 outbound vehicles).
The projected inbound / outbound right turn volumes for the temporary access do not appear to satisfy
the “high volume” criteria cited in the literature. Therefore, no acceleration / deceleration lanes are
recommended at the proposed temporary access.
126
Mr. John Gamlin
SilverRock Development Company, LLC
September 6, 2017
Page 5 of 8
11234-02 SilverRock Temp Golf Clubhouse Accel Eval Ltr.docx
TABLE 1: TRIP GENERATION RATES & SUMMARY
AVENUE 52 CONCEPT SIGNING & STRIPING
The proposed temporary driveway currently falls within the area where the traffic lanes are being merged
from two lanes to a single eastbound travel lane approaching the roundabout at the intersection of Avenue
52 / Jefferson Street. Two options have been developed for addressing signing and striping in the vicinity of
the proposed temporary access driveway. The first option minimizes changes to the current situation on
Avenue 52 and is presented on Exhibit D. An advance informational sign would be placed approximately ¼
mile in advance of the temporary access driveway to alert drivers of the driveway location. This is the
recommended signing and striping alternative.
A second alternative is presented on Exhibit E. The second alternative presented on Exhibit E would move
the merge from 2 lanes to 1 lane in the eastbound direction to the west. This would allow for a separate
right turn lane into the temporary clubhouse parking area.
127
Mr. John Gamlin
SilverRock Development Company, LLC
September 6, 2017
Page 6 of 8
11234-02 SilverRock Temp Golf Clubhouse Accel Eval Ltr.docx
EXHIBIT D: AVENUE 52 ALTERNATIVE 1 SIGNING & STRIPING CONCEPT
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Mr. John Gamlin
SilverRock Development Company, LLC
September 6, 2017
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11234-02 SilverRock Temp Golf Clubhouse Accel Eval Ltr.docx
EXHIBIT E: AVENUE 52 ALTERNATIVE 2 SIGNING & STRIPING CONCEPT
SUMMARY
This letter report assesses the proposed temporary access for the SilverRock Golf Course / Clubhouse. The
following areas of interest have been assessed:
•Access spacing - The proposed temporary clubhouse driveway meets the recommended access spacing
criteria and is therefore a suitable location.
•Sight Distance – Adequate sight distance is available at the proposed access driveway / road location, in
accordance with the requirements of the CA HDM. No obstructions should be allowed in the limited use
area shown on Exhibit C.
•Driveway Width (Emergency Access) – The driveway width has been evaluated in consultation with Fire
Department staff. A minimum driveway width of 30’ should be provided. This may require reconstruction
of the existing driveway apron and / or gated access that is currently in place.
•Acceleration / Deceleration Lanes - The projected inbound / outbound right turn volumes for the
temporary access do not appear to satisfy the “high volume” criteria cited in the literature. Therefore, no
acceleration / deceleration lanes are recommended at the proposed temporary access.
•Avenue 52 Concept Striping – Two options have been presented regarding the signing and
striping for Avenue 51: A) Retain the existing striping and provide a guide sign ¼ mile in advance
of the temporary driveway to provide advance information to drivers unfamiliar with the
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Mr. John Gamlin
SilverRock Development Company, LLC
September 6, 2017
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11234-02 SilverRock Temp Golf Clubhouse Accel Eval Ltr.docx
temporary access, or B) Move the merge area to the west and provide a short dedicated right
turn lane into the temporary access driveway.
Urban Crossroads, Inc. is pleased to provide this assessment for your use. If you have any questions, please
contact me directly at (949) 336-5981.
Respectfully submitted,
URBAN CROSSROADS, INC.
Bill Lawson, P.E. Carleton Waters, PE
Principal Senior Transportation Engineer
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