CC Resolution 1999-011d_X= RESOLUTION 99-11
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING AMENDMENT #1
TO SITE DEVELOPMENT PERMIT 97-608 IN THE LA
QUINTA RESORT SPECIFIC PLAN AREA
CASE NO.: SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
APPLICANT: KSL DESERT RECREATION CORPORATION AND ITS ASSIGNS
WHEREAS, the City Council of the City of La Quinta, California, did on
the 51h day of January, 1 999, hold a duly noticed Public Hearing to consider the
request of KSL Recreation Corporation and its Assigns for approval of an amendment
for an employee parking lot in the Tourist Commercial RSP) Zone, located on the east
side of Eisenhower Drive, approximately 230 feet south of 50th Avenue, more
particularly described as:
Portion of Section 1, Township 5 South, Range 6 East, S.B.B.M.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 81h day of December, 1 998, hold a duly noticed Public Hearing to consider
the request of KSL Recreation Corporation and its Assigns for approval of said
amendment, and adopted Resolution 98-087, recommending approval; and,
WHEREAS, said Site Development Permit request has complied with the
requirements of The Rules to Implement the California Environmental Quality Act of
1 970" as amended by Resolution 83-68, in that Environmental Assessment 97-343
for Site Development Permit 97-608 was certified by the City Council on September
1 6, 1 997, for this request and other related cases. No changed circumstances or
conditions exist which would trigger the preparation of a subsequent environmental
assessment pursuant to Public Resources Code Section 211 66; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify approval of Site Development Permit
97-608:
1. The project, as amended, is consistent with the General Plan because the use
is supporting the operation of the permitted golf courses and resort within the
Specific Plan area.
2. The project, as amended, has been designed to be consistent with the Zoning
Code and applicable Specific Plan, subject to the recommended conditions.
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Site Development Permit 97-60B. Amendment #1
January 6 1999
Page 2
3. Processing and approval of this amended project is in compliance with the
requirements of the California Quality Act in that a Mitigated Negative
Declaration has been certified.
4. The architectural design of the project, as amended, is adequate and compatible
materials and colors will be used. Provided the conditions of approval are
complied with, the project will be architecturally acceptable.
5. Provided the Conditions of Approval, as amended, are complied with, the site
design will be acceptable. The revision will mitigate any negative impacts to the
surrounding residences by moving it to the west and south.
6. The project landscaping will be compatible with the resort. The recommended
conditions will increase the quantity of landscaping and tree sizes. Landscaping
will provide visual screening of the on site facilities
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
City Council in this case;
2. That the City Council does hereby approve an amendment to Conditions #32
and #38 of Site Development Permit 97-608, Amendment #1, subject to the
attached conditions;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 5th day of January, 1 999, by the following vote, to
wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT. None
ABSTAIN: None
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Site De?eiopment Permit 97-608. Amendment #1
January 5, 1999
Page 3
+jj?JOHNJFNA,yor
City of La Quinta, California
ATTEST:
City of La Quinta, California
APPROVED AS TO FORM:
C H
City of La Quinta, California
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CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
KSL RECREATION CORPORATION
JANUARY 5,1999
GENERAL
1. The use of this site for an employee parking lot shall be in conformance with the
approved exhibits contained in Site Development Permit 97-608, Amendment #1,
unless otherwise amended by the following conditions.
2. The approved Site Development Permit shall be used within two years of the date
of approval, otherwise, it shall become null and void and of no effect whatsoev?r.
Used" means the issuance of a building permit. A time extension may be requested
as permifted in Municipal Code Section 9.200.080D.
3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in
the event of any legal claim or litigation arising out of the City's approval of this
project. The City of La Quinta shall have the right to select its defense counsel in
its sole discretion.
4. The project shall incorporate the latest technology in recycling and other means of
reducing the amount of waste requiring disposal land filing), during demolition,
construction, and upon site development/operation.
A) Prior to issuance of a demolition/building permit, the applicant shall provide
proof to the Community Development Department that a recycling company
and program has been established for the recycling of
construction/demolition debris.
B) If the applicant can successfully demonstrate that current provisions exist to
meet the requirements of the California Solid Waste Reuse and Recycling
Access Act of 1991, the Community Development Director may waive,
modify, or delete the requirements of this condition.
5. The applicant shall obtain permits and/or clearances from the following public
agencies; as needed:
Fire Marshal
Public Works Department Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Desert Sands Unified School District
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CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 97-608. AMENDMENT #1
JANUARY 5, 1999
PBge 2
Coachella Valley Water District per letter of June 25,1997, on file in
Community Development Department)
Imperial Irrigation District
California Regional Water Quality Control Board NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
For projects requiring NPDES construction permits, the applicant shall include a
copy of the application for the Notice of Intent with grading plans submitted for plan
checking. Prior to issuance of a grading or site construction permit, the applicant
shall submit a copy of the proposed Storm Water Pollution Protection Plan for
review by the Public Works Department.
6. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of building
permits.
7. All applicable conditions of Specific Plan 121 E, Amendment #4, shall be met.
8. Exterior lighting shall to be low profile, down shining, and comply with Municipal
Code and not cause annoyance to surrounding properties. Top of lights shall not
exceed 6 feet in height. Plan to be approved by Community Development
Department prior to issuance of building permit. Light shields may be required by
the City within first six months after beginning of operation.
9. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation against
the property to which they apply.
PROPERTY RIGHTS
10. All easements, rights of way and other property rights necessary to facilitate the
ultimate use of the development and functioning of improvements shall be acquired
or granted, as appropriate, or the process of said acquisition or granting shall be
ensured, prior to issuance of a grading permit.
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CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 97-605, AMENDMENT #1
JANUARY 5.1999
Page 3
Grants shall include additional right of way widths as necessary for dedicated right
turn lanes, bus turnouts, etc., included on approved plans.
11. The applicant shall grant public street right of way along Eisenhower Drive Primary
Arterial) sufficient for a 50-foot half right of way plus additional area as needed for
right- or left-turn lanes or other features contained in the approved construction
plans.
12. Where public sidewalks are required on privately-owned setback lots, the applicant
shall dedicate blanket sidewalk easements over the setback lots.
13. The applicant shall grant any easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, and common areas.
IMPROVEMENT AGREEMENT
14. Prior to issuance of a grading permit, the applicant shall enter into a secured
agreement to construct improvements and satisfy obligations required of this site
development permit. Security provided shall conform with Chapter 13, LQMC.
15. The applicant shall provide approved estimates of improvement costs. Estimates
shall comply with the schedule of unit costs adopted by City resolution or ordinance.
For items not listed in the City's schedule, estimates shall meet the approval of the
City Engineer.
IMPROVEMENT PLANS
16. Improvement plans submitted to the City for plan checking shall be submitted on 24"
x 36" media in the categories of Rough Grading," Precise Grading," Streets &
Drainage," and Landscaping." Plans for site improvements may be combined on
a single plan provided excess clutter doesn't affect readability.
All plans except precise grading plans shall have signature blocks for the City
Engineer. Precise grading plans shall have signature blocks for Community
Development Director and the Building Official. Plans are not approved for
construction until they are signed.
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CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 97-608. AMENDMENT #1
JANUARY 5, 1999
Page 4
Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
entryways, and parking lots. If water and sewer plans are included on the street
and drainage plans, the plans shall have an additional signature block for the
Coachella Valley Water District CVWD). The combined plans shall be signed by
CVWD prior to their submittal for the City Engineer's signature.
Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
17. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
GRADING
18. A grading plan shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit. The grading
plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist.
19. The applicant shall furnish a thorough preliminary geological and soils engineering
report the soils report") with the grading plan.
20. The applicant shall comply with the City's Flood Protection Ordinance.
21. Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a Fugitive Dust Control Plan prepared in accordance
with Chapter 6.16, LQMC. In accordance with said Chapter, the applicant shall
furnish security, in a form acceptable to the City, in an amount sufficient to
guarantee compliance with the provisions of the permit.
22. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
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CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 97-608, AMENDMENT #1
JANUARY 5,1999
Page 5
23. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as-built
elevation, and the difference between the two, if any. The data shall be organized
by lot number and shall be listed cumulatively if submitted at different times.
DRAINAGE
24. The applicant shall comply with the provisions of Engineering Bulletin No. 96.03
and the following:
Stormwater falling on site during the peak 24-hour period of a 100-year storm shall
be retained within the development or in impounded areas on the adjacent g9lf
course unless otherwise approved by the City Engineer. The tributary drainage
area shall extend to the centerline of adjacent public or private streets.
25. The applicant shall construct facilities, approved by the City Engineer, which
intercept and percolate nuisance water and prevent flow onto golf courses, common
areas or off-site locations. The facilities shall be sized to percolate 22 gallons per
day per 1,000 square feet of drainage area. For design purposes, the maximum
percolation rate of native soils shall be two inches per hour. The percolation rate
shall be considered zero unless the applicant provides site-specific data which
demonstrates otherwise.
26. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
27. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development or off of the golf course areas) through a
designated overflow outlet and into the historic drainage relief route.
28. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
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JANUARY 5.1999
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29. If the applicant proposes drainage of stormwater water to off-site locations other
than impounded areas on the adjacent golf course, the applicant may be required
to design and install first-flush storage, oil/water separation devices, or other
screening or pretreatment method(s) to minimize conveyance of contaminants to
off-site locations. If the drainage will directly or indirectly enter public waterways,
the applicant shall be responsible for any sampling and testing of effluent which may
required under the City's NPDES Permit or other city- or area-wide pollution
prevention program and for any other obligations and/or expenses which may arise
from the such discharge of the development's stormwater or nuisance water.
UTILITIES
30. All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. High-voltage power lines which the power authority
will not accept underground are exempt from this requirement.
31. In areas where hardscape surface improvements are planned, underground utilities
sha II be installed prior to construction of surface improvements. The applicant shall
provide certified reports of utility trench compaction tests for approval of the City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
32. The following minimum street improvements shall be constructed to conform with
the General Plan street type noted in parentheses:
A. OFF-SITE STREETS
1. Eisenhower Drive Primary Arterial) Completion of primary arterial
street improvements on the east side of the centerline from Avenue
50 south approximately 540 feet, including a full-width landscaped
median and a six-foot wide meandering sidewalk. The City will allow
a left turn pocket at the project entry if the applicant provides sufficient
right-of-way width for a median configuration which prevents left-out
movement.
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2. Eisenhower Drive Primary Arterial) Deferred) Completion of
primary arterial street improvements on the east side of the centerline
from approximately 540 feet south of Avenue 50 to the La Quinta
Evacuation Channel, including a full-width landscaped median and a
six-foot wide meandering sidewalk. The applicant shall secure the
cost of design and construction until the improvements are completed.
33. Access points and turning movements of traffic shall be restricted to a left- & right-
in/rig ht-out driveway on Eisenhower Drive centered in this parcel's frontage. If the
entry is gated, the applicant shall provide sufficient stacking room for entering
vehicles and a turn-around for rejected vehicles.
34. Improvements shall include all appurtenances such as traffic signs, channelization
markings and devices, raised medians if required, street name signs, sidewalks,
and mailbox clusters approved in design and location by the U.S. Post Office and
the City Engineer. Mid-block street lighting is not required.
35. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will ensure that newly constructed
improvements are safely integrated with existing improvements and conform with
the City's standards and practices.
36. Improvement plans for all on- and off-site streets and access gates shall be
prepared by professional engineer(s) registered to practice in the State of California.
Improvements shall be designed and constructed in accordance with the LQMC,
adopted Standards and Supplemental Drawings and Specifications, and as
approved by the City Engineer.
37. Street pavement sections shall be based on a Caltrans design for a 20-year life and
shall consider soil strength and anticipated traffic loading including site and building
construction traffic). The minimum structural sections shall be as follows:
Residential & Parking Areas 3.0" a.c.14.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5"16.00"
Major Arterial 5.5"16.50"
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JANUARY 5.1999
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The listed structural sections are minimums, not defaults. Street pavement sections
shall be designed using Caltrans design procedures with site-specific data for soil
strength and traffic volumes.
The applicant shall submit current no more than two years old) mix designs for
base materials, Portland cement concrete and asphalt concrete, including complete
mix design lab results, for review and approval by the City. For mix designs over
six months old, the submittal shall include recent no more than six months old at
the time proposed for construction) aggregate gradation test results to confirm that
the mix design gradations can be reproduced in production of the base or paving
material. Construction operations shall not be scheduled until mix designs are
approved.
38. The applicant shall install all off-site street and sidewalk improvements required to
be constructed within six months of the opening of the parking lot for use by
employees.
The applicant shall install all deferred off-site street and sidewalk improvements
within five years of the opening of the parking lot for use by employees, unless
required to be constructed earlier by the City.
LANDSCAPING
39. The applicant shall provide landscape improvements in the Eisenhower Drive
perimeter setback. Landscape and irrigation plans shall be prepared by a licensed
landscape architect.
40. Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submifted to the
Public Works Department for review and approval by the City Engineer. The plans
are not approved for construction until they have been approved and signed by the
City Engineer, the Coachella Valley Water District, and the Riverside County
Agricultural Commissioner.
41. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way.
42. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn or
spray irrigation within 5-feet of curbs along public streets.
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43. Unless otherwise approved by the City Engineer, common basins shall be designed
with a turf grass surface which can be mowed with standard tractor-mounted
equipment.
44. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
45. 75% of all trees shall be a minimum of 48" box 3 314"+ caliper) size and 25% a
minimum of 36" box size 2 314"-3 314" caliper), or its equivalent along Eisenhower
drive.
46 Parking lot shade trees shall be provided every four parking spaces with trees a
minimum 24" box size 2"-2 314" caliper).
QUALITY ASSURANCE
47. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
48. The applicant shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are required
by the City to provide evidence that materials and their placement comply with plans
and specifications.
49. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have their
agents provide, sufficient supervision and verification of the construction to be able
to furnish and sign accurate record drawings.
50. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all off-site plans which were signed by the City Engineer. Each
sheet of the drawings shall have the words Record Drawings," As-Built" or As-
Constructed" clearly marked on each sheet and be stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant shall
revise the plan computer files previously submitted to the City to reflect the as-
constructed condition.
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CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 97-608. AMENDMENT #1
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MAINTENANCE
51. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on-site street improvements. The applicant shall maintain off-site
public improvements until final acceptance of improvements by the City Council.
FEES AND DEPOSITS
52. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant makes application for plan checking and permits.
FIRE MARSHAL
53. Provide or show there exists a water system capable of delivering 2000 gpm for a
2 hour duration at 20 psi residual operating pressure which must be available before
any combustible material is placed on the job site.
54. A combination of on-site and off-site Super fire hydrants, on a looped system 6" x
41 2-1/2") will be located not less than 25' or more than 165' from any portion of
the buildings as measured along approved vehicular travel ways. The required fire
flow shall be available from any adjacent hydrants in the system.
55. Blue retro-reflective pavement markers shall be mounted on private streets, public
streets and driveways to indicate location of fire hydrants. Prior to installation,
placement of markers must be approved by the Riverside County Fire Department.
56. Prior to the issuance of a building permit, if any, applicant/developer shall furnish
one blue line copy of the water system plans to the Fire Department for review.
Plans shall conform to the fire hydrant types, location and spacing, and the system
shall meet the fire flow requirements. Plans must be signed by a registered Civil
Engineer and the local water company with the following certification: I certify that
the design of the water system is in accordance with the requirements
prescribed by the Riverside County Fire Department".
57. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard Occupancy,
Group 1. The post indicator valve and Fire Department connection shall be located
to the front within 50' of a hydrant, and a minimum of 25' from the building.
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58. System plans must be submitted to the Fire Department for review, along with a
plan/inspection fee. The approved plans, with Fire Department job card must be at
the job site for all inspections.
59. Install a supervised water flow fire alarm system as required by the UBClRiverside
County Fire Department and National Fire Protection Association Standard 72.
60. Applicant/developer shall be responsible for obtaining undergroundlaboveground
tank permits from both the County Health and Fire Departments.
61. Install portable fire extinguishers in structures, if any, per NFPA, Pamphlet #10, but
not less than 2A1OBC in rating. Contact certified extinguisher company for proper
placement of equipment.
62. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submifted to the Fire
Department for approval of mounting location/position and operating standards.
Special forms are available from this office for the ordering of the Key Switch, this
form must be authorized and signed by this office for the correctly coded system to
be purchased.
MISCELLANEOUS
63. Prior to issuance of any building permits for structures or fences approved by Site
Development Permit 97-608, the developer shall complete the golf maintenance
facilities on Avenida Carranza in accordance with CUP 96-024, or any Planning
Commission approved amendment thereto.
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