PCRES 1996-022RESOLUTION 96-022
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF THE SUBDIVISION OF
16.4-ACRES INTO 56 SINGLE FAMILY AND OTHER
COMMON LOTS ON PROPERTY IN THE PGA WEST
RESORT GENERALLY SOUTH OF SOUTHERN HILLS AT
LAUREL VALLEY AND ALONG THE EAST AND WEST SIDE
SIDES OF BRAE BURN, A FUTURE PRIVATE STREET
CASE NO.: TTM 28341
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 conditional
approval of a 16.4-acre site with 56-lot single family and other common lots, generally on the
south side of Southern Hills at Laurel Valley and on both sides of Brae Burn in the PGA West
Resort, more particularly described as:
Lots 10-12 of Tract Map No. 21643, Book 203 of Maps, Pages
37-50 inclusive, City of La Quinta, County of Riverside, Sate 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
28341:
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 28341 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).
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Resolution 96-022
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 and Specific Plan 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 (e.g., 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 two
other previously approved subdivision maps (i.e., TTM's 26139 and 25500, Amend. #1)
approved by the City in 1990. 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.
Recreational amenities (e.g., pools, spas and restrooms) shall be provided for the
residents and on -site landscape gardeners pursuant to the policies and practices of
previous development applications. Staff is recommending two pools for consistency
with City Council direction as to the number of lots to pools ratio.
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Resolution 96-022
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
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 28341 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
La Quinta, California
ATTEST:
EY HERM N, Community Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 96-022
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 28341 - KSL LAND CORPORATION
MAY 28, 1996
Modified by the Commission on May 28, 1996
CONDITIONS:
GENERAL
1. 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. 28341 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.
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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.
5. 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
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 and improve the 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 and improvements required of this development include:
A. Brae Burn - 37 feet wide internal street
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.
9. 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.
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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 Community
Development 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 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 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.
IMPROVEMENT 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.
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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.
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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 (z300 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
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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 LQMC, 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.
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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
54eet 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.
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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 afire 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 shall be met including sideyard setbacks prior to
issuance of building permits.
51. Prior to issuance of building permits, preliminary single family architectural plans shall be
submitted for review and approval by the Planning Commission unless the previous
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approved prototype houses under Plot Plan 95-552 and Plot Plan 95-565 (KSL Model
Homes) are constructed on these lots.
52.' The recreation amenity package shall include one pool/spa. The plans shall be reviewed
and approved by the Community Development Department prior to building permit
issuance. The recreational facilities within each phase shall be built before issuance of
a Certificate of Occupancy for any residences.
53. Restroom facilities shall be provided at the common pool and spa complex. Separate
restroom facilities shall be accessible to the golf course maintenance workers and
gardeners during their normal working hours as approved by the Community Development
Department.
54. Golf cart easements (i.e., Lot B) as shown on the map exhibit shall be conveyed during
acceptance of the final map by the City.
55. If during grading archeological or prehistoric remains are found, all on -site work shall 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.
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