PCRES 1995-046RESOLUTION 95-046
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT 28259 TO
ALLOW THE CREATION OF A LAND SALES
SUBDIVISION AT PGA WEST
CASE NO. TT 28259 - KSL PGA WEST CORPORATION/
KSL HOTEL LAND L.P.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 28th day of November, 1995, hold a duly noticed Public Hearing to
consider the request of KSL to subdivide 14 acres into 21 residential lots and other
common lots, generally located on the west side of Jack Nicklaus Boulevard and
south of PGA Boulevard in PGA West, more particularly described as:
BEING A SUBDIVISION OF A PORTION OF PARCELS 1, 2
AND 3 OF PARCEL MAP NO. 28194 (WAIVER), TOGETHER
WITH A PORTION OF LOTS 1 AND 3 OF TRACT NO.
25499-4 AS RECORDED IN BOOK 231 OF MAPS AT
PAGES 73 THROUGH 76, RECORDS OF RIVERSIDE
COUNTY, CALIFORNIA, LOCATED IN THE S.W. ONE -
QUARTER OF SECTION 16 AND THE N.W. ONE -QUARTER
OF SECTION 21, TOWNSHIP 6 SOUTH, RANGE 7 EAST,
SAN BERNARDINO MERIDIAN.
WHEREAS, said Tentative Map has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), 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 (SP 83-002) for which an Environmental Impact Report was
certified on May 1, 1984, and a supplemental update was accepted on September
20, 1988. Based upon the above information, the determination was made that the
proposal is exempt from further environmental consideration 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 28259:
RPSOPc.139/conaprvl.348
Resolution 95-046
1. General Plan Compatibility - Tentative Tract 28259 is consistent with the PGA
West Specific Plan (SP 83-002), 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.
The PGA West Specific Plan (SP 83-002) was envisioned to function as a major
residential, recreational, and resort project oriented around golf and tennis.
The Specific Plan approval continued conditions to ensure among other things,
consistency with the General Plan and mitigation of environmental
consequences.
2. Zoning Code Consistency - The site is zone R-3 (General Residential) which
permits single family developments. The applicant has previous house plans
that have been approved for this site (Plot Plan 95-552/565) as required by the
City's Compatibility Ordinance. The single story houses are required to meet
all conditions of the plot plans, specific plan, and R-3 zoning standards. The
development of the project, as conditioned, will be compatible with the
surrounding area.
3. Health, Safety and Welfare - The subject site is physically suitable for the
proposed land division, and the design of Tentative Tract 28259 will not cause
substantial environmental damage or injury to fish or wildlife, or their habitat.
That the design of the subdivision, as conditionally approved, will not cause
serious public health problems.
WHEREAS, in the review of this Tentative Tract Map, the Planning
Commission has considered the effect of the contemplated 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, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. 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;
xrsorc.139/conaprvl.348
Resolution 95-046
I That it does hereby recommend approval of the above -described Tentative
Tract Map 28259 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 28th day of November, 1995, by the
following vote, to wit:
AYES: Commissioners Adolph, Barrows, Butler, Newkirk and Chairman Abels.
NOES: None.
ABSENT: Commissioners Anderson and
ABSTAIN: None.
ES ABELS, Chairman
La Quinta, California
ATTEST:
HE AN, Community Development Director
La inta, California
RPSOPC.139/conapM.348
PLANNING COMMISSION RESOLUTION 95-046
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28259 - PGA WEST
NOVEMBER 28, 1995
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.
2. Tentative Tract Map No. 28259 shall comply with the requirements and standards of the
State Subdivision Map Act and the City of La Quints Land Division Ordinance and Specific
Plan, unless otherwise modified by the following conditions. The tentative tract map shall
expire and become void two years from City Council approval unless extended pursuant to
the City's subdivision ordinance.
If the applicant desires to phase improvements and obligations required by the: conditions
of approval and secure those phases separately, 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 construction sequencing plan for that phase is approved by the City
Engineer.
4. 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
- Desert Sands 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 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
conapM.348/r opc. 139
Conditions of Approval - Adopted
Tentative Tract 28259 - PGA West
November 28, 1995
to issuance of a grading or site construction permit, the applicant shall submit a copy of an
approved Storm Water Pollution Protection Plan.
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.
b. All 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
improvements shall be dedicated, granted or otherwise conferred, or the process of said
dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing
of a certificate of compliance for waiver of a final map. The conferral shall include
irrevocable offers to dedicate or grant easements to the City for access to and maintenance,
construction, and reconstruction of all essential improvements which are located on
privately -held lots or parcels.
7. If the applicant proposes vacation or abandonment of any existing rights of way or access
easements which will diminish access rights to any properties owned by others, the applicant
shall provide approved alternate rights of way or access easements to those properties.
8. The applicant shall dedicate 10-foot public utility easements contiguous with and along both
sides of all private streets.
The applicant shall create perimeter setback lots, of minimum width as noted adjacent to the
following street rights of way:
A. PGA Boulevard - 20 feet
The minimum width may be used as an average width if meandering wall designs are
approved.
For developments with public interior streets, perimeter setback lots shall be dedicated to
the City. For developments with private interior streets, setback lots shall be deeded to the
homeowners' or lot owners' association.
Where public sidewalks are required, the applicant shall dedicate blanket easements over the
setback lots for those purposes.
10. The applicant shall vacate abutter's rights of access to PGA Boulevard. Access to this street
shall be restricted to street intersections or other approved access locations.
11. The applicant shall dedicate any easements necessary for placement of and access to utility
lines and structures, drainage basins, mailbox clusters, and common areas.
c naprvl.348/resope.139
Conditions of Approval - Adopted
Tentative Tract 28259 - PGA West
November 28, 1995
12. 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.
13. 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." 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, 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.
14. The City may maintain standard plans, details and/or construction notes for elements of
construction. For a fee established by City resolution, the developer may acquire standard
plan and/or detail sheets from 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.
15. 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
prior to approval of the map or issuance of a certificate of compliance in lieu of a final map.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
16. If improvements are secured, the applicant shall provide approved estimates of improvement
costs. The 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.
conaprv1.348/resopc.139
Conditions of Approval - Adopted
Tentative Tract 28259 - PGA West
November 28, 1995
Estimates for utilities and other improvements under the jurisdiction of outside agencies
shall be approved by those agencies.
17. 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 (ie: perimeter walls & landscaping, gates, etc.) shall be constructed or
secured prior to approval of the first final map unless otherwise approved by the; engineer.
GRADING
18. 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.
19. The applicant shall comply with the City's flood protection ordinance.
20. 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.
21. 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.
22. Building pad elevations on contiguous lots shall not differ by more than three feet except for
lots within this development, but not sharing common street frontage, where the differential
shall not exceed five feet.
If the applicant is unable to comply with the pad elevation differential requirement, the City
will consider and may approve alternatives that preserve community acceptance and buyer
satisfaction with the proposed development.
23. 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.
conaprO.348/resopc.139
Conditions of Approval - Adopted
Tentative Tract 28259 - PGA West
November 28, 1995
24. 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.
25. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be
retained in accordance with the approved hydrology study and drainage plan for the PGA
West development.
26, 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.
27. 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 or issuance of a certificate
of compliance for any waived final map, the development or portions thereof may be subject
to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall design and construct street improvements as listed below.
28. 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 Quinta 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 comer 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./4.50" a.b.
conaprv1.348/resopc.139
Conditions of Approval - Adopted
Tentative Tract 28259 - PGA West
November 28, 1995
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
The applicant shall submit pavement mix designs for review and approval by the City prior
to the scheduling of pavement construction.
29. Improvements shall include all appurtenances such as traffic signs, channelization markings,
raised medians if required, street name signs, 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.
30. The City Engineer may require improvements extending beyond subdivision 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.
31. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF -SITE STREETS
1) None for this tract.
B. PRIVATE STREETS AND CUL DE SACS
1) Residential - 33 feet
2) Collector (>_300 homes or 3,000 vpd) - 40 feet wide.
Main subdivision entry streets, main circulation routes, bus turnouts,
acceleration/deceleration lanes, and/or other features contained in the approved construction
plans may warrant additional street widths, raised medians or other mitigation measures as
determined by the City Engineer.
32. All streets proposed to serve residential or other access driveways shall be designed and
constructed with curbs and gutters or shall have other approved methods to convey nuisance
water without ponding in yard or drive areas and to facilitate street sweeping.
33. Prior to occupancy of homes or other permanent buildings within the development, the
applicant shall install all street and sidewalk improvements, traffic control devices and street
name signs along access routes to those buildings.
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Conditions of Approval - Adopted
Tentative Tract 28259 - PGA West
November 28, 1995
34. The applicant shall provide landscape improvements in the perimeter setback areas or lots
along PGA Boulevard.
35. 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 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.
36. 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.
37. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside
the right of way.
38. 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.
39. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
40. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
41. The applicant shall employ or retain California registered civil engineers, ge:otechnical
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.
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Conditions of Approval - Adopted
Tentative Tract 28259 - PGA West
November 28, 1995
42. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all 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.
43. The applicant shall make provisions for continuous maintenance of all improvements.
44. 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.
45. 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.
46. 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.
47. Prior to approval of the final map, the applicant shall convert, or secure the cost to convert,
the model complex parking lot and access drive to perimeter wall and landscaping or other
approved site uses.
48. If a wall is constructed between this development and the adjacent tennis club, the wall shall
provide a minimum of three feet of clearance behind any street curb in this development.
49. Schedule A fire protection approved Super fire hydrants, (6" x 4" x 2-1/2" x 2-1/2") 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 2 hours duration at 20 psi.
conaprv1.348/resope.139
Conditions of Approval - Adopted
Tentative Tract 28259 - PGA West
November 28, 1995
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 signed/approved 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."
50. The required water system including fire hydrants shall be installed and accepted by the
appropriate water agency prior to any combustible building material being placed on an
individual lot. All questions regarding the meaning of these conditions should be referred
to the Fire Department Planning & Engineering staff at (619) 863-8886.
51. Those conditions imposed for Plot Plans 95-552 and 95-562 shall be met unless modified
herein.
52. All conditions of SP 83-002 (as amended) shall be met.
53. Prior to issuance of the final map, the applicant shall provide staff with a revised PGA West
Land Use Exhibit that reflects the existing and future development plan for this master
planned area under Specific Plan 83-002.
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