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PCRES 1996-021RESOLUTION 96-021 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF 39.98-ACRES INTO 117 SINGLE FAMILY AND OTHER COMMON LOTS ON PROPERTY IN THE PGA WEST RESORT GENERALLY ON THE SOUTH SIDE OF PGA BOULEVARD AND ALONG THE EAST AND WEST SIDE SIDES OF JACK NICKLAUS, RIVIERA AND NORTH SIDE OF MERION, PRIVATE INTERIOR STREETS CASE NO.: TTM 28340 APPLICANT: KSL LAND CORP., A DELAWARE CORP. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 28th day of May, 1996, hold a duly noticed Public Hearing and recommended approval of a 37.98-acre site with 117-lot single family and other common lots, generally on the south side of PGA Boulevard and on both sides of Jack Nicklaus and Riviera and on the north side of Marion in the PGA West Resort, more particularly described as: Lot 22 and a portion of Lot 1 of Tract Map 25499-4, Book 237 of Maps, Pages 73-76, Lot 1 of Tract 25499-3, Book 228 of Maps, Pages 33-39, Lot 12 and a portion of Lot 13 of Tract Map 21642, Book 202 of Maps, Pages 51-61, and a portion of record of survey book 70 of Maps, Pages 96-98 inclusive, City of La Quinta, County of Riverside, State of California 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 original Environmental Impact Report for Specific Plan 83-002 (PGA West Specific Plan) approved by the City Council in 1984, and as amended in 1988, is still valid and binding on this development request. Therefore, no additional environmental review is warranted; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Commission did make the following Mandatory Findings of approval to justify recommending said Tentative Tract Map 28340: A. The proposed map is consistent with the City of La Quinta General Plan and any applicable specific plans. The project is in a Low Density Residential (LDR) District per the provisions of the 1992 General Plan Update; therefore, all provisions of Land Use Element (Chapter 2) shall be met. Tentative Tract Map 28340 is consistent with the goals, policies and intent of the La Quinta General Plan and Specific Plan 83-002 provided conditions contained herein are required to ensure among other things consistency with the General Plan and mitigation of environmental consequences pursuant to Environmental Impact Report for Specific Plan 83-002 (PGA West Specific Plan). RMOPC.200a/conap"I. Resolution 96-021 The site is zoned R-2 (Multiple Family Dwellings) which permits single family developments. All plans for future single family homes shall be consistent with the provisions of the Zoning Code in effect at the time building permits are acquired. The development of the project, as conditioned, will be compatible with the surrounding area. B. The design or improvement of the proposed subdivision is consistent with the La Quinta General Plan and any applicable specific plans. The density and design standards for the tract will comply with the Specific Plan 83- 002 and the Land Use Element of the General Plan (Chapter 2). All streets and improvements in the project conform to City standards' of the General Plan and Subdivision Ordinance as designed. All on -site streets are private (36-feet wide, paving area) and will be maintained by a Homeowner's Association. Access for the single family lots will be provided from internal private streets in the PGA West Resort. C. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The subject site is physically suitable for the proposed land division and is part of other previously approved subdivision maps by the Sunrise Company approved by the City but not fully completed. The original development plan will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures were required during the grading of the site by Landmark Land Company and the Sunrise Company a few years ago. Dust control measures shall be required during any further on -site construction work as required by Chapter 6.16 of the Municipal Code. D. The design of the subdivision or type of improvements are not likely to cause serious public health problems. Health and safety concerns were addressed in 1984 and 1988 during consideration and approval of the master planned PGA West Resort. Mitigation measures were imposed to reduce noise, traffic and other environmental concerns under Specific Plan 83-002. The design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. E. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The proposed private streets are planned to provide direct access to each single family lot. All required public easements will provide access to the site or support necessary infrastructure improvements. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered, the effect of the contemplated action on housing needs of the region for xeso PC.200a/conap ry I. _ Resolution 96-021 purposes of balancing those 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 conclusions of the Environmental Impact Report for Specific Plan 83-002 (as amended) since its original approval in 1984; 3. That it does recommend approval of Tentative Tract Map 28340 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 City Planning Commission, held on this the 28th day of May, 1996, by the following vote, to wit: AYES: Commissioners Barrows, Newkirk, Tyler and Chairman Abels. NOES: None ABSENT: Commissioners Anderson, Butler, and Gardner. ABSTAIN: None dUE ABELS, Chairman of Quinta, California ATTEST: IY HER N, Community Development Director of La duinta, California RES0PC.200a/co napryI. _ PLANNING COMMISSION RESOLUTION 96-021 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 28340 - KSL LAND CORPORATION MAY 28, 1996 Modified by the Commission on May 28, 1996 CONDITIONS OF APPROVAL GENERAL 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. 28340 shall comply with the requirements and standards of % 66410- 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following conditions. This map approval shall expire and become void within two years of the City Council approval unless extended based on the provisions of Chapter 13.12.150. 3. 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 permit 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 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 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. CondapINP PROPERTY RIGHTS 6. All easements, rights of way and other property rights required of the tentative map or otherwise necessary to facilitate the ultimate use of the development 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.` The applicant shall dedicate public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedications required of this development include: A. Riviera and "I" Streets and unnamed loop off Riviera - 37 feet B. "J" Street may be dedicated or offered as an easement to serve future development to the east. 8. 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. The applicant shall dedicate 10-foot public utility easements contiguous with and along both sides of all private streets. 10. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 11. 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. FINAL MAPS 12. As part of the filing package for final map approval, the applicant shall furnish the City, on storage media and in a program format acceptable to the City Engineer, accurate computer files of the map(s) as approved by the City's map checker. IMPROVEMENT PLANS 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 except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for the Planning Director and the Building Official. Plans 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 Engineers 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 applicant may acquire standard plan and/or detail sheets from the City. When final plans are approved by the City, and prior to approval of the final map, the applicant shall furnish accurate computer files of the complete, approved plans on storage media and in a program format acceptable the City Engineer. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions including approved revisions to the plans. MPROVEMENT AGREEMENT 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 agendization of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. 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. 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. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, tract improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 17. If improvements are phased with multiple final maps or other administrative approvals (plot plans, conditional use permits, etc.), off -site improvements and development -wide improvements (ie: retention basins, perimeter walls & landscaping, gates, etc.) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City 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. 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. 20. The applicant shall comply with the City's flood protection ordinance. 21. The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 22. 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. 23. 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. 24. 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 25. Stormwater falling on the 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. UTILITIES 26. In areas where hardscape surface improvements are planned, underground utilities shall 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 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 be responsible for all street and traffic improvements required herein. 28. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: PRIVATE STREETS AND CUL-DE-SACS 1) Residential - 36 feet wide if double loaded (buildings on both sides). 2) Collector (-300 homes or 3,000 vpd) - 40 feet wide. Main entry streets and interior 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. 29. 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. 30. 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. 31. Improvement plans for all on- and off -site streets and access gates shall be prepared by registered professional engineer(s) authorized to practice in the State of California. Improvements shall be designed and constructed in accordance with the LOMC, adopted Standard and Supplemental Drawings and Specifications, and as approved by the City Engineer. 32. 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. 33. 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. 34. 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 pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. 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 mix designs for road base and pavement materials, including complete testing lab results, for review and approval by the City. Paving operations shall not be scheduled until City staff approves the mix design. 35. 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. LANDSCAPING 36. 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. 37. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 38. 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 private streets. 39. 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. 40. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. QUALITY ASSURANCE 41. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 42. 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. 43. 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. The applicant shall revise the plan computer files previously submitted to the City to reflect the as - constructed condition. MAINTENANCE 44. The applicant shall make provisions for continuous maintenance of drainage, landscaping and on - site street improvements. 45. 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 46. 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 DEPARTMENT 47. Schedule A fire protection approved Super fire hydrants (6" X 4" X 2.5" X 2.5") will be located at each street intersection spaced not more than 500-feet apart in any direction with any portion of any frontage more than 250-feet from a fire hydrant. Minimum fire flow will be 1,000 G.P.M. for a two- hour duration at 20 PSI. 48. Before recordation of the final map, applicant/developer will furnish one blueline copy of the water system plans to the Fire Department for review and approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed and approved by the 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." 49. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. MISCELLANEOUS 50. The provisions of Specific Plan 83-002, including sideyard setbacks, shall be met prior to issuance of building permits. 51. The applicant/developer shall submit, preliminary single family architectural plans for construction in this tract for review and approval by the Planning Commission unless the previous approved prototype houses under Plot Plan 95-552 and Plot Plan 95-565 (KSL Model Homes) are constructed on these lots. 52." The site developer shall submit the recreation amenity package (i.e., four pools/spas and other common lots per each phase of development) to the Community Development Department for review and approval prior to issuance of building permits. The recreational facilities within each phase shall be built before issuance of a Certificate of Occupancy for any residences. Restroom facilities shall be provided at each common pool and spa complex. Separate restroom facilities shall be accessible to the golf course maintenance workers and gardeners during their normal working hours. 53. Golf cart easements (i.e., Lots E and F) as shown on the map exhibit shall be conveyed during acceptance of the final map by the City. 54. If during grading activities archeological or prehistoric remains are found, all on -site work will be stopped and a qualified archeologist shall review the materials and determine their cultural significance. The Community Development Director will be notified and consulted before site work is resumed.