SAPR 2017-0001 PGA West78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
December 4, 2017
Stephan Stephanoff
The DBK Group
49-499 Eisenhower Drive, Suite K
La Quinta, CA 92253
SUBJECT: SITE DEVELOPMENT PERMIT 2017-0007 AND SIGN PROGRAM 2017-
0001
PGA WEST ENTRANCE
Dear Mr. Stephanoff:
The Design and Development Department has reviewed and approved your request
for Site Development Permit 2017-0007 and Sign Program 2017-0001 for the
refurbishing and remodeling of the existing entrance to PGA West at the southeast
and southwest corners of Avenue 54 and Jefferson Street. The approval is subject to
Conditions of Approval attached to the staff report. The appeal period for this decision
is 15 days and will end on Tuesday, December 19th, 2017.
Should you have any questions, please feel free to contact me at (760) 777-7069.
Sincerely,
Carlos Flores
Associate Planner
Enclosures:
o Staff Report with Conditions of Approval
STAFF REPORT
DATE: DECEMBER 4, 2017
CASE NO: SITE DEVELOPMENT PERMIT 2017-0007, SIGN PROGRAM
2017-0001
APPLICANT: PGA WEST MASTER ASSOCIATION
PROPERTY OWNER: PGA WEST MASTER ASSOCIATION
REQUEST: APPROVE SITE DEVELOPMENT PERMIT 2017-0007 AND SIGN
PROGRAM 2017-0001 FOR THE REFURBISHING AND
REMODELING OF EXISTING ENTRANCE TO PGA WEST AND
FIND THE PROJECT EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS
DETERMINED THAT THIS PROPOSAL IS CATEGORICALLY
EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO
SECTION 15301 (CLASS 1) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT IN THAT THE PROPOSED
PROJECT CAN BE CHARACTERIZED AS AN EXISTING
FACILITY.
LOCATION: SOUTHEAST AND SOUTHWEST CORNER OF AVENUE 54 AND
JEFFERSON STREET
EXECUTIVE SUMMARY
x The applicant proposes a Site Development Permit and Sign Program for the
refurbishing and remodeling of existing entrance to PGA West, including new
signage, walls, and landscaping (Attachment 1).
x The proposed plans are consistent with the City of La Quinta General Plan and
Municipal Code.
BACKGROUND
The project site consists of two corners of an entrance to the existing PGA West
residential development (Attachment 2). The entrance currently includes two
monument signs, walls, and is fully landscaped with turf lawns, Mexican fan palms,
and shrubs.
PROPOSAL AND ANALYSIS
Overview:
A refurbishing and remodeling of the PGA West entrance is proposed at the southeast
and southwest corners of Jefferson Street and Avenue 54 (Attachment 3). The
proposal includes building new walls around existing palms and planters, adjusting
lighting, and constructing new monument signs that will incorporate water and fire
features.
New landscaping is proposed in portions of the project site which will include turf
removal and complement the existing landscaping (Attachment 3, Page A-2). The
landscaping will include a removal of 2,692 square feet of turf, to be replaced with
desert landscaping. The proposed landscaping includes Palo Verde trees,
bougainvillea, deer grass, and ground covers. The assorted species of plants add
character to the proposed development and are consistent with desert landscaping
palettes in the City and PGA West Specific Plan.
A sign program was proposed in order to exceed signage allowances for the two
entrance signs. Per the City’s Municipal Code, residential projects are permitted a
maximum of 2 signs per entry street with a maximum area of 24 square feet and
maximum height of 6 feet. The proposal includes two indirectly illuminated
monument signs that are 90 square feet each and will incorporate water and fire
features, black and beige stone, and limestone veneer. The proposed signs add
character to the site with its architectural design, are in proper scale with surrounding
walls and landscaping, and facilitate good design balance.
AGENCY & PUBLIC REVIEW
This request was sent to all applicable City departments and affected public agencies
on April 27, 2017. All written comments received are on file and available for review
with the Design and Development Department. All applicable comments have been
adequately addressed and/or incorporated in the recommend Conditions of Approval.
ENVIRONMENTAL REVIEW
The Design and Development Department has determined that this project is exempt
from environmental review pursuant to Section 15301 (Class 1) of the California
Environmental Quality Act in that the proposed project can be characterized as an
existing facility.
Prepared by: Carlos Flores, Associate Planner
Approved by: Gabriel Perez, Planning Manager
Attachments: 1. Project Information
2. Existing Conditions
3. Development Plan Set
CONDITIONS OF APPROVAL – ADOPTED
SIGN PROGRAM 2017-0001
SITE DEVELOPMENT PERMIT 2017-0007
PGA WEST ENTRANCE
ADOPTED: DECEMBER 4, 2017
SIGN PROGRAM 2017-0001
FINDINGS
1. Consistency with General Plan
The project site is designated Low Density Residential and Medium/High
Density Residential on the General Plan land use map and the proposed
sign program further promotes residential uses.
2. Consistency with Zoning Code
Sign program amendments are authorized by the Zoning Code and the
proposed sign program is consistent with the purpose and intent of Chapter
9.160. The sign program is in harmony with and visually related to:
a. All signs within the planned sign program, via the incorporation of
several common design elements such as materials, letter style,
colors, illumination, sign type or sign shape. The two signs within the
program are identical to one another.
b. The buildings they identify. The signs incorporate similar design
elements and materials as the surrounding walls and residential
development.
3. Compliance with California Environmental Quality Act (CEQA)
The Design and Development Department has determined that this project
is exempt from environmental review pursuant to Section 15301 of the
California Environmental Quality Act in that the proposed project can be
characterized as an existing facility.
4. Surrounding Uses
As conditioned, approval of the application will not create conditions
materially detrimental to the public health, safety and general welfare or
injurious to or incompatible with other properties or land uses in the
vicinity. The proposed sign program design elements are consistent in size
and scale with the existing signage in surrounding residential
developments.
GENERAL
CONDITIONS OF APPROVAL - DRAFT
SITE DEVELOPMENT PERMIT 2017-0007
PGA WEST ENTRANCE
ADOPTED: DECEMBER 4, 2017
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. Any changes to the sign program, including sign size, sign placement and/or
sign design, will require a sign program amendment application to be filed
with the Design and Development Department.
3. The applicant must comply with all conditions of approval from Site
Development Permit 2017-0007.
SITE DEVELOPMENT PERMIT 2017-0007
FINDINGS
1. Consistency with General Plan
The project site is designated Low Density Residential and Medium/High
Density Residential on the General Plan land use map and the proposed site
development permit further promotes residential uses.
2. Consistency with Zoning Code
The proposed development is consistent with the development standards
of the City’s Zoning Code and PGA West Specific Plan in terms of
architectural style and landscaping.
3. Compliance with California Environmental Quality Act (CEQA)
The Design and Development Department has determined that this project
is exempt from environmental review pursuant to Section 15301 of the
California Environmental Quality Act in that the proposed project can be
characterized as an existing facility.
4. Architectural Design
The architecture and layout of the project is compatible with, and not
detrimental to, the existing surrounding residential land uses. The design is
concluded to be appropriate for the proposed location and supplemental
design elements appropriately enhance the architecture of the site.
CONDITIONS OF APPROVAL - DRAFT
SITE DEVELOPMENT PERMIT 2017-0007
PGA WEST ENTRANCE
ADOPTED: DECEMBER 4, 2017
5. Site Design
The site design of the project is compatible with surrounding development
and with the quality of design prevalent in the city.
6. Landscape Design
The proposed project is consistent with the landscape standards and plant
palette established in the General Plan, Zoning Code, and PGA West Specific
Plan. The project landscaping for the proposed site shall unify and enhance
visual continuity of the proposed project with the surrounding residential
development. Landscape improvements are designed and sized to provide
visual appeal. The permanent overall site landscaping utilizes various tree
and shrub species to enhance the building architecture and incorporates
desert landscaping.
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. Site Development Permit 2017-0007 shall expire on December 3, 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. The applicant must comply with all conditions of approval from Specific
Plan 1983-002.
4. Prior to the issuance of any construction or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the
following agencies, if required:
x Riverside County Fire Marshal
x La Quinta Design and Development Department (Grading Permit, Green
Sheet (Development Clearance) for Building Permits, Water Quality
Management Plan(WQMP) Exemption Form – Whitewater River Region,
Improvement Permit)
CONDITIONS OF APPROVAL - DRAFT
SITE DEVELOPMENT PERMIT 2017-0007
PGA WEST ENTRANCE
ADOPTED: DECEMBER 4, 2017
x Riverside Co. Environmental Health Department
x Coachella Valley Water District (CVWD)
x Imperial Irrigation District (IID)
x California Water Quality Control Board (CWQCB)
x SunLine Transit Agency
x Spectrum Communications
x SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. The applicant shall comply with applicable provisions of the City’s NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; the California Regional Water
Quality Control Board – Colorado River Basin Region Board Order No. R7-
2013-0011 and the State Water Resources Control Board’s Order No. 2009-
0009-DWQ and Order No. 2012-0006-DWQ.
A. The applicant shall include provisions for all of the following Best
Management Practices (“BMPs”) (LQMC Section 8.70.020
(Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
B. The BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed.
6. 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
CONDITIONS OF APPROVAL - DRAFT
SITE DEVELOPMENT PERMIT 2017-0007
PGA WEST ENTRANCE
ADOPTED: DECEMBER 4, 2017
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.
7. 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.
8. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO “A Policy on Geometric Design
of Highways and Streets, 5th Edition” or latest, in the design and/or
installation of all landscaping and appurtenances abutting and within the
private and public street right-of-way.
9. Maintain emergency access at all times.
LANDSCAPE AND IRRIGATION
10. All new landscape areas shall have landscaping and permanent irrigation
improvements in compliance with the City’s Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
11. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the American Association of State Highway
and Transportation Officials (AASHTO) “A Policy of Geometric Design of
Highways and Streets” latest edition, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public
street right-of-way.
MAINTENANCE
12. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
13. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping up
to the curb, access drives, sidewalks, and common areas.
CONDITIONS OF APPROVAL - DRAFT
SITE DEVELOPMENT PERMIT 2017-0007
PGA WEST ENTRANCE
ADOPTED: DECEMBER 4, 2017
FEES AND DEPOSITS
14. 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.
15. 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).
Project Information
CASE NUMBER: SITE DEVELOPMENT PERMIT 2017-0007, SIGN PROGRAM
2017-0001
APPLICANT: PGA WEST MASTER ASSOCIATION
PROPERTY OWNER: PGA WEST MASTER ASSOCATION
REQUEST: APPROVE SITE DEVELOPMENT PERMIT 2017-0007 AND SIGN
PROGRAM 2017-0001 FOR THE REFURBISHING AND
REMODELING OF EXISTING ENTRANCE TO PGA WEST AND
FIND THE PROJECT EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
LOCATION: SOUTHEAST AND SOUTHWEST CORNER OF AVENUE 54 AND
JEFFERSON STREET
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL AND MEDIUM/HIGH DENSITY
RESIDENTIAL
ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL AND MEDIUM DENSITY
RESIDENTIAL
SURROUNDING
ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL/GOLF COURSE
SOUTH: LOW DENSITY RESIDENTIAL/GOLF COURSE
EAST: MEDIUM DENSITY RESIDENTIAL/GOLF COURSE
WEST: LOW DENSITY RESIDENTIAL/GOLF COURSE
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