PCRES 1995-003PLANNING COMMISSION RESOLUTION 95-003
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT 28118 TO
ALLOW THE CREATION OF A LAND SALES
SUBDIVISION AT PGA WEST
CASE NO. TT 28118 - KSL RECREATION CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 14th day of February, 1995, hold a duly noticed Public Hearing to
consider the request of KSL Recreation Corp. to subdivide 4.62 acres into 35 residential lots
and other miscellaneous lots, generally located on Hermitage, east of Interlachen in PGA
West, more particularly described as:
LOTS 15,26 AND 27, PORTIONS OF LOTS 13,
14, 16, 23 AND 24 OF TRACT 21642, AND A
PORTION OF THE SOUTHWEST 1/4 OF
SECTION 21, T6S, R7E, S.B.B.M.
WHEREAS, said Tentative Map has complies with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" (Resolution
82-213), in that the Community Development Director has determined that the proposed
tentative tract is a part of and is consistent with the PGA West Specific Plan, for which an
Environmental Impact Report was certified on May 1, 1984. Based upon the above
information, the determination was made that the proposal is exempt per section 65457(a)
of the California Government Code; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts to justify the recommendation for approval of said
tentative tract map:
1. That Tentative Tract 28118, as conditionally approved, is consistent with the PGA
West Specific Plan, the goals, policies and intent of the La Quinta General Plan, and
the standards of the Municipal Land Division Ordinance in that the tract complies
with the land use designation for Low Density residential development.
2. That the subject site is physically suitable for the proposed land division.
3. That the design of Tentative Tract 28118 will not cause substantial environmental
damage or injury to fish or wildlife, or their habitat.
4. That the design of the subdivision, as conditionally approved, will not cause serious
public health problems.
RFSOPC.111
The proposed subdivision is not development specific and will not result in any
violation of e3dsting requirements prescribed by the Coachella Valley Water District
and the Regional Water Quality Control Board.
WHEREAS, in the review of this Tentative Tract Map, the Planning
Commission has considered the effect of the complated action of the housing needs of the
region for purposes of balancing the needs against the public service needs of the residents
of the City of La Quinta and its environs with available fiscal and environmental resources;
NOW, THERE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
That the above recitations are true and constitute the findings of the Commission in
this case;
2. That it does hereby reconfirm the conclusion of the previous Environmental Impact
Report for the PGA West Specific Plan for this Tentative Tract;
3. That it does hereby recommend approval to the City Council of the above -described
Tentative tract Map 28118 for the reasons set forth in this Resolution and subject to
the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta Planning Commission, held on this 14th day of February, 1995, by the following
vote, to wit:
AYES: Commissioners Abels, Anderson, Barrows, Gardner, Newkirk, and Chairman
Adolph
NOES: None
ABSENT: Commissioner Butler
ABSTAIN: None
1/ J
DON AD, OLPH,JChairman
City of La Quinta, California
ATTEST:
JERKY HERiv1AN, Community Development Director
City �,f La Qi'inta, California
i
RFSOPG111
PLANNING COMMISSION RESOLUTION 95-003
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28118
FEBRUARY 14,1995
GENERAL
1. Tentative Tract Map 28118 shall comply with the requirements and standards of the State
Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise
modified by the following conditions.
2. This tentative tract map approval shall expire and become void two years from City Council
approval date unless extended pursuant to the City's Subdivision Ordinance.
3. This approval shall be in compliance with all applicable conditions and applicable
provisions of Specific Plan 83.002. Except as provided herein, the approval of this tentative
tract map or any final map for this development shall in no way reduce or nullify the
applicant's responsibility to satisfy Conditions of Approval for underlying specific plans,
tentative map or final maps.
4. The developer shall retain a qualified archaeologist immediately upon discovery of any
archaeological remains or artifacts and employ appropriate mitigation measures during
project development.
5. Any minor changes in lot mix, sizes, fines, or shapes, or street alignments, shall be
reviewed and approved by the Community Development Department prior to any final map
approvals for recordation.
6. The applicant shall comply with the recommendations of the completed noise analysis for
"PGA west".
All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be
designed to minimize light and glare impacts to surrounding property. All lighting to be
installed shall be subject to review and approval by the Community Development
Department.
Applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Community Development Department.
8. The development of custom, single-family lots shall be governed by the Design Guidelines
of Specific Plan 83.002, to assure that building architecture, building materials and colors,
building height and setbacks, and landscape design follow appropriate design themes
throughout the tract.
CONAPRVL.146
Conditions of Approval
Tentative Tract 28118
February 14,1995
a. Prior to issuance of an occupancy permit for any house within Tentative Tract
28118, landscapinglgroundcover and permanent irrigation shall be installed and
appropriately maintained. Type of planting, method of installation, and
maintenance techniques shall be subject to plan approval by the Community
Development Department.
9. Prior to issuance of a grading permit, the applicant shall prepare and submit a written
report to the Community Development Director demonstrating compliance with those
Conditions of Approval and mitigation measures of the Environmental Impact Report
prepared for Specific Plan 83-002 and Tentative Tract 28118, which must be satisfied prior
to the issuance of a grading permit. Prior to the issuance of a building permit, the
applicant shall prepare and submit a written report to the Community Development
Director demonstrating compliance with those Conditions of Approval and mitigation
measures of The Environmental Impact Report prepared for Specific Plan 83.002 and
Tentative Tract 28118, which must be satisfied prior to the issuance of a building permit.
Prior to final building inspection approval, the applicant shall prepare and submit a
written report to the Community Development Director demonstrating compliance with all
remaining Conditions of Approval and mitigating measures of the Environmental Impact
Report prepared for Specific Plan 83-002 and Tentative Tract 28118. The Community
Development Director may require inspections or other monitoring to assure such
compliance.
10. The applicant/developer shall submit preliminary single family architectural plans for
construction in Tract 28118 for review and approval by the Planning Commission. The
plans shall be architecturally compatible with the existing units in the project area and
obtain approval of PA West homeowners association if necessary.
11. The developer of Tentative Tract 28118 shall disclose the following information to those
buyers of units located within Tract 28118.
"The Riverside County Sheriff's Department operates its shooting practice and
qualifying range on the north side of Lake Cahuilla, approximately 3,000 feet from
the westerly boundaries of Lot 11 of Tract 28118 (in the southeast quarter of the
northwest quarter of Section 20, T6S, R7E, S.B.B. & M.} This range is used for
monthly practice and quarterly qualifying sessions, and is also used by various
other Coachella Valley agencies. For more specific information contact: Riverside
County Sheriff's Department, 82-695 Dr. Carreon Drive, Indio, CA 92201619.863-
8990."
This information (or similar wording) shall be disclosed through an amendment to the
purchase agreement.
CONAPRVL.146
Conditions of Approval
Tentative Tract28118
February 14,1995
12. 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 properties to
which they apply.
13 If the applicant desires to phase improvements and obligations required by the conditions
of approval, a phasing plan shall be submitted to the Public Works Department for review
and approval by the City Engineer.
The applicant shall complete required improvements and satisfy obligations as set forth in
the approved phasing plan. Improvements and obligations required of each phase shall be
completed and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a subphasing plan is approved by the City Engineer.
14. Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this approval, the applicant shall obtain permits and/or clearances from
the following public agencies:
Fire Marshal
Public Works Department (Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District
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 approvals and signatures on the
plans.
Evidence of permits or clearances from the above jurisdictions shall be presented to the
Building Department at the time of the application for a building permit for the use
contemplated herewith.
15. 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.
PROPERTY RIGHTS
16. Ali easements, rights -of -way and other property rights required of the tentative map or
otherwise necessary to facilitate the ultimate use of the subdivision and functioning of
CONAPRVL.146
Conditions of Approval
Tentative Tract 28118
February 14,1995
improvements shall be dedicated, granted or otherwise conferred, or the process of said
dedication, granting, or conferral shall be guaranteed, prior to approval of a final map or
filing of a certificate of compliance for waiver of a final map. The conferral or guarantee
of conferral shall include irrevocable offers to dedicate or grant easements to the City for
access to and maintenance, construction, and reconstruction of all required improvements
which are located on privately -held lots or parcels.
17. If the applicant proposes vacation or abandonment of any existing rights of way or access
easements which give access rights to any properties owned by others, the applicant shall
provide approved alternate rights of way or access easements to those properties.
18. The applicant shall create private street lots for all interior streets proposed for this
development. Private street lot widths shall be 37 feet.
19. The applicant shall dedicate public utility easements contiguous with and along both sides
of all private streets. The easement widths, when added to street right-of-way, shall make
available a 10-foot-wide strip, parallel with and outside of street improvements, for
installation of utilities.
20. The applicant shall create perimeter setback lots, of minimum width as noted (generally
20' in front of lots, 10' side, and 5' rear), adjacent to the following street rights -of -way:
a 58th Avenue - 20 feet
Minimum widths may be used as average widths for meandering wall designs.
Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall
dedicate blanket easements over the setback lots for those purposes.
21 The applicant shall vacate vehicle access rights to 58th Avenue from abutting lots. Access
to 58th Avenue shall be restricted to street intersections and approved emergency access
locations.
22. The applicant shall dedicate any easements necessary for placement of and access to
utility lines and structures, park lands, drainage basins, common areas, and mailbox
clusters.
23. The applicant shall cause no easements to be granted or recorded over any portion of this
property between the date of approval by the City Council and the date of recording of any
final map(s) covering the same portion of the property unless such easements are approved
by the City Engineer.
CONAPRVL.146
Conditions of Approval
Tentative Tract 28118
February 14, 1995
IMPROVEMENT PLANS
24. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media in the categories of "Grading," "Streets & Drainage," and "Landscaping." All plans
shall have signature blocks for the City Engineer and are not approved for construction
until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates
and entryways, parking lots, and water and sewer plans. Combined plans including water
and sewer improvements 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.
If approved by the City Engineer, separate plans may be submitted for fine grading and
other improvements not listed above.
25. The City may maintain digitized standard plans for elements of construction. For a fee
established by City resolution, the developer may acquire the standard plan computer files
or standard plan sheets prepared by the City.
When final plans are approved by the City, the developer shall furnish accurate computer
files of the complete, approved plans on storage media and in program format acceptable
the City Engineer.
26. The applicant shall construct improvements and/or satisfy obligations, or enter into a
secured agreement to construct improvements and/or satisfy obligations required by the
City for the tentative tract map, parcel map, approved phase of development, or other
development approval, prior to approval of the map or other developmental action.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
N. If improvements are secured, the applicant shall provide approved estimates of the
improvement costs. The estimates shall comply with the schedule of unit costs adopted by
City resolution or ordinance. For items not contained in the City's schedule of costs,
estimates shall meet the approval of the City Engineer.
CONAPRVL.146
Conditions of Approval
Tentative Tract 28118
February14,1995
Estimates for utilities and other improvements under the jurisdiction of outside agencies
shall be approved by those agencies.
28. If improvements are phased with multiple final maps or other administrative approvals
(plot plans, conditional use permits, etc.), off -site improvements (ie: streets) and
development -wide improvements (te: perimeter walls, common -area and setback
landscaping, and gates) shall be constructed or secured prior to approval of the first final
map unless otherwise approved by the City Engineer.
29 The applicant shall pay cash or provide security in guarantee of cash payment for
applicant's required share of future improvements to be constructed by others (deferred
improvements).
Deferred improvements for this development include:
a. Design, plan preparation and construction of landscaping and irrigation
improvements in the 20-foot setback lot(s) along Avenue 58.
The applicant's obligations for all or a portion of the deferred improvements may, at the
City's option, be satisfied by participation in a major thoroughfare improvement program
if this development becomes subject to such a program.
GRADING
30. Graded but undeveloped land shall be maintained to prevent dust and biowsand nuisances
and 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.
31. The applicant shall comply with the City's flood protection ordinance.
32. A thorough preliminary engineering, geological and soils engineering investigation shall
be conducted. The report of the investigation ("the soils report") shall be submitted with
the grading plan.
33. 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. A statement shall
appear on the final map(s), if any are required of this development, that a soils report has
been prepared pursuant to Section 17953 of the Health and Safety Code.
CONAPRVL146
Conditions of Approval
Tentative Tract 28118
February 14, 1995
34. 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, La Quinta Municipal Code. 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
35. Prior to issuance of any building permit the applicant shall provide a separate document
bearing the seal and signature of a California registered civil engineer, geotechnical
engineer, or surveyor that lists actual building pad elevations. The document shall, for
each building pad in the development, state the pad elevation approved on the grading
plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall
be organized by development phase and lot number and shall be cumulative if the data is
submitted at different times.
DRAINAGE
36. The development shall be graded to conform with the approved hydrology report and plan
for Specific Plan 83-002, PGA West.
37. The development shall be graded to permit storm flow in excess of retention capacity to
flow out of the development through a designated overflow outlet and into the historic
drainage relief route. The development shall be graded to receive storm flow from
adjoining property at locations that have historically received flow.
38. The design of the tract shall not cause any change in flood boundaries, levels, durations,
or frequencies of occurrence in any area outside the tract.
39. Stormwater run-off produced over the peak 24 hour period of a 100-year storm shall be
retained on adjacent golf course areas unless otherwise approved by the City Engineer.
The tributary drainage area for which the developer is responsible shall extend to the
centerline of adjacent public streets.
UTILITIES
40. All existing and proposed utilities adjacent to or within the proposed development shall be
installed underground. High -voltage power lines which the power authority will not accept
underground are exempt from this requirement.
41. In areas where hardscape surface improvements are planned, underground utilities shall
be installed prior to construction of the surface improvements. The applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
CONAPRVL.146
Conditions of Approval
Tentative Tmet 28118
February 14, 1995
42. All requirements of Imperial Irrigation District as noted in their letter dated February 1,
1995, on file in the Community Development Department shall be met.
STREET AND TRAFFIC IMPROVEMENTS
43. The City is contemplating adoption of a major thoroughfare improvement program. If the
program is in effect 60 days prior to recordation of any final map for this development, the
development shall be subject to the provisions of the ordinance.
44. improvement plans for all on- and off -site streets and access gates shall be prepared by a
registered civil engineer. Improvements shall be designed and constructed in accordance
with the La Quints, Municipal Code, adopted Standard and Supplemental Drawings and
Specifications, and as approved by the City Engineer.
Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall
conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless
otherwise approved by the City Engineer.
Street pavement sections shall be based on a Caltrans design procedure for a 20-year life
and shall consider soil strength and anticipated traffic loading, including site and building
construction traffic. The minimum pavement sections shall be as follows:
Residential& Parking Areas
3.0" a.c.14.50" a.b.
Collector
4.0"15.00"
Secondary Arterial
4.0"16.00"
Primary Arterial
4.5"16.00"
Major Arterial
5.5"/6.50"
If the applicant proposes to construct a partial pavement section which will be subjected to
traffic, the partial section shall be designed to the 20-year design strength.
45. Improvements shall include all appurtenances such as traffic signs, channelization
markings, 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.
46. The City Engineer may require street width transitions extending beyond subdivision
boundaries, pavement elevation transitions extending beyond street centerlines, and/or
other incidental work which will insure that newly constructed improvements are safely
integrated with existing improvements and conform with the City's standards and practices.
47. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
CONAPRVL.146
Conditions of Approval
Tentative Tract28118
February 14,1995
On -site Residential Streets: 36 feet wide if double loaded (buildings on both sides), 32 feet
if single loaded.
48. All streets proposed for residential or other access drives shall be designed and constructed
with curbs and gutters or shall have other approved methods to convey nuisance water
without pending in yard or drive areas.
49. Prior to issuance of occupancy of completed buildings within the development, the applicant
shall install traffic control devices and street name signs along access roads to those
buildings.
LANDSCAPING
50. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians,
common retention basins, and park facilities shall be prepared by a licensed landscape
architect. Landscape and irrigation plans for the perimeter setback lot(s) along Avenue 58
are deferred for future preparation.
Landscape concept plans shall be approved by the Community Development Department.
Landscape and irrigation construction plans shall be submitted 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.
51. The applicant shall insure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
52. Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer. Unless otherwise approved by the City Engineer, common basins and
park areas shall be designed with a turf grass surface which can be mowed with standard
tractor -mounted equipment.
The applicant is encouraged to minimize steep slope designs within the perimeter
landscaping setback areas. Use of lawn shall be minimized with no lawn or spray irrigation
within 5-feet of curbs along public streets.
53 The applicant shall insure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
QUALITY ASSURANCE
54 The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
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Conditions of Approval
Tentative Tract 28118
February 14, 1995
55. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings and certify compliance of all work with approved plans,
specifications and applicable codes.
56. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans 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.
57. The applicant shall make provisions for continuous maintenance of streets, drainage, and
landscaping improvements until those improvements have been accepted for maintenance
by a homeowner's association (110A} The applicant shall maintain all other improvements
until final acceptance of improvements by the City Council.
58. The applicant shall provide an Executive Summary Maintenance Booklet for streets,
landscaping and related improvements, perimeter walls, drainage facilities, or any other
improvements to be maintained by an HOA. The booklet should include drawings of the
facilities, recommended maintenance procedures and frequency, and a costing algorithm
with fixed and variable factors to assist the HOA in planning for routine and long term
maintenance.
FEES AND DEPOSITS
59. 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 the plan checks and permits.
60. Prior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay all costs of the
reapportionment.
CONAPRVL.146
Conditions of Approval
Tentative Tract 28118
February14,1995
FIRE MARSHAL
61. Schedule A fire protection approved Super fire hydrants, (6" X 4" X 2%" X 2%") shall be
located at each street intersection spaced not more than 330 feet apart in any direction with
no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall
be 1000 gpm for two hours duration at 20 psi.
62. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of
the water system plans to the Fire Department for review/approval. Plans shall conform to
the fire hydrant types, location and spacing, and the system shall meet the fire flow
requirements. Plans shall be signediapproved 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.
63. The required water system including fire hydrants or other means of providing adequate fire
flow shall be installed and accepted by the appropriate water agency and Fire Department
prior to any combustible building material being placed on an individual lot.
64. Gates installed to restrict access shall be power operated and equipped with a Fire
Department override system consisting of Knox Key operated switches, Series KS-2P with
dust cover, mounted per recommended standard of the Know Company. Improvement plan
for the entry street and gates shall be submitted to the Fire Department for reviewlapproval
prior to installation.
65. The existing restroom facility adjacent to the common area swimming pool on the east side
of Interlachen, shall be accessible and available to the homeowners and golf course
maintenance workers and gardeners during their working hours.
A permanent restroom facility connected to the sewer system shall be constructed on a
common lot at the northwest intersection of Riviera and Hermitage. The facility shall be
constructed and completed prior to issuance of the first building permit for a residential unit
in the tract.
CONAPRVL.146