PCRES 1998-031PLANNING COMMISSION RESOLUTION 98- 031
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A 18 SINGLE FAMILY
AND OTHER COMMON LOT SUBDIVISION ON 14.46 ACRES
LOCATED EAST OF RIVIERA AND 350 FEET NORTH OF
HERMITAGE IN PGA WEST RESORT AND CLUB
CASE NO.: TENTATIVE TRACT MAP 28522
APPLICANT: KSL LAND CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 12th day of May, 1998, hold a duly noticed Public Hearing for KSL Land
Corporation for a 18 single family residential and other common lot subdivision on 14.46
acres, generally east of Riviera and 350-feet north of Hermitage in PGA West, more
particularly described as:
A portion of Parcel 2 of Lot Line Adjustment No. 95-208
recorded November 15, 1996 (APN: 761-090-050 and 761-
080-075)
WHEREAS, the City Council, by approval of Specific Plans 83-002 and 90-
017, established two master planned communities, one with 5,000 residential units and
second with 880 residential units, oriented around five golf courses in conjunction with
commercial and hotel related land uses. Overall, the adopted Plans offer guidelines
promoting a balanced and functional mix of land uses consistent with the City's General
Plan; 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
Planning Commission did make the following mandatory findings recommending approval
for said Tentative Tract Map 28522:
Finding Number 1 - Consistency with General Plan:
A. The property is designated Low Density Residential (LDR). The Land Use
Element of the General Plan allows residential land uses. The project is
consistent with the goals, policies and intent of the La Quinta General Plan
Land Use Element (Chapter 2) because attached and detached residential
units are permitted. The project, as conditioned, is consistent with the goals,
objectives, and policies of the General Plan Circulation Element.
Finding Number 2 - Consistency with Specific Plans (SP 83-002, Amendment #3 and SP
90-017) and City Zoning Ordinance:
RESOPCTTM 28522-23
Planning Commission Resolution 987031
Tentative Tract Map 28522
A. The proposed single family lots exceed the minimum size requirement of
6,500 square feet. Specific Plan 83-002 allows 5,000 houses and SP 90-
017 allows 880 houses oriented around golf courses and other resort
commercial land uses. The proposed 18 residential lots will not impact the
overall growth and development of PGA West.
B. The proposed single family lots are consistent with the City's Zoning Code
in that development standards and criteria contained in the PGA West
Specific Plans supplement and/or replace those in the City's Zoning Code.
Detached single family houses will be built as required. Conditions are
recommended ensuring compliance with both the PGA West Specific Plans
and Zoning Code.
Finding Number 3 - Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 28522 is within both the PGA West Specific Plans (SP
83-002 and SP 90-017). The project is exempt from the California
Environmental Quality Act per Public Resources Code Section 65457(a).
Environmental Impact Reports (Sch# 83062922 and 90020727) were
certified by the City Council in 1984 and 1991 for each specific plan
respectively. No changed circumstances or changed conditions exist which
would trigger the preparation of a subsequent EIR pursuant to Public
Resources Code 21166. No additional mitigation monitoring is required.
Finding Number 4 - Site and Landscape Design:
A. The proposed site design conforms with the design guidelines identified in
SP 83-002 and 90-017 and provides a harmonious transition between other
approved residential houses in PGA West.
B. The proposed common landscaping will be privately maintained. The
landscape design complements the surrounding residential areas in that it
enhances the aesthetic and visual quality of the area.
C. That the site is physically suitable for the proposed land division.
Finding Number 5 - Site Improvements:
A. Stormwater runoff will be diverted to the existing golf course to ensure off -
site properties are not impacted from seasonal storms.
B. The proposed private street serves all proposed lots and connects to other
existing streets in the PGA West development. Internal access is provided
RESOPCTTM 28522-23
Planning Commission Resolution 98-031
Tentative Tract Map 28522
as required ensuring public safety vehicles proper access to this residential
area.
C. Infrastructure improvements such as gas, electric, sewer and water will be
extended to service the site in underground facilities as planned under the
Specific Plans. No adverse impacts have been identified based on letters
of response from affected public agencies.
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 Planning
Commission in this case;
2. That it does hereby require compliance with those mitigation measures required for
Specific Plans 83-002 and 90-017, as amended;
3. That it does hereby confirm the conclusion that the Environmental Impact Reports
for the Specific Plans 83-002 and 90-017, as amended, assessed the
environmental concerns of this tentative tract;
4. That it does recommend approval to the City Council of Tentative Tract Map 28522
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 12th day of May, 1998, by the following vote, to wit:
AYES: Commissioners Abels, Kirk, Seaton, and Chairman Butler
NOES: None
ABSENT: Commissioners Gardner and Woodard
ABSTAIN: None
�L a. -
RI ARD BUTLER, Chairman
City of La Quinta, California
RESOPCTTM 28522-23
Planning Commission Resolution 98-.031
Tentative Tract Map 28522
ATTEST:
Development Director
City ofILa Quints, California
RESOPCTTM 28522-23
PLANNING COMMISSION RESOLUTION 98-031
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 28522
KSL LAND CORPORATION
MAY 12, 1998
CONDITIONS OF APPROVAL
GENERAL
Upon their approval by the City Council, the City Clerk is directed 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. 28522 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).
3. This map approval shall expire and become null and void within two years of approval
unless an extension of time is granted according to the requirements of Section 13.12.150
of the Subdivision Ordinance.
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.
The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit. For projects requiring project -specific 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 the proposed Storm Water Pollution Protection Plan for
review by the Public Works Department.
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.
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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
parcel map or a waiver of parcel 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. Prior to approval of a final map, parcel map or grading plan and prior to issuance of a
grading permit, the applicant shall furnish proof of temporary or permanent easements or
written permission, as appropriate, from owners of any abutting properties on which
grading, retaining wall construction, permanent slopes, or other encroachments are to
occur.
8. The applicant shall dedicate 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.
9. Dedications required of this development include:
Private Streets: Single -loaded section - 33-foot width or as necessary to backs of curbing;
double -loaded section - 37-foot width (to backs of curbing); double -loaded section with
median - 50-foot width (to backs of curbing).
Dedications shall include additional widths as necessary for dedicated right and left turn
lanes, bus turnouts, and other features contained in the approved construction plans.
If the City Engineer determines that public access rights to proposed street rights of way
shown on the tentative map are necessary prior to approval of final maps dedicating the
rights of way, the applicant shall grant temporary public access easements to those areas
within 60 days of written request by the City.
10. The applicant shall dedicate 10-foot public utility easements contiguous with and along
both sides of all private streets.
11. 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.
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.
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FINAL MAPS) AND PARCEL MAPS)
13. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the
complete map, as approved by the City's map checker, on storage media and in a program
format acceptable to the City Engineer. The files shall utilize standard AutoCad menu
choices so they may be fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENT PLANS
14. 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 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.
15. 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.
16. When final plans are approved by the City, and prior to approval of the final map, the
applicant shall furnish accurate AutoCad files of the complete, approved plans on storage
media acceptable to the City Engineer. The files shall utilize standard AutoCad menu
choices so they may be fully retrieved into a basic AutoCad program. 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.
If the plans were not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the plans.
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IMPROVEMENT AGREEMENT
17. The applicant shall construct improvements and/or satisfy obligations, or furnish an
executed, secured agreement to construct improvements and/or satisfy obligations
required by the City prior to approval 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.
18. 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.
19. 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 (e.g., retention basins, perimeter walls & landscaping, gates) shall be
constructed or secured prior to approval of the first phase unless otherwise approved by
the City Engineer. 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 phasing plan is approved by the City Engineer.
20. The applicant shall pay cash or provide security in guarantee of cash payment for
applicant's required share of the off -site improvements associated with the PGA West
Specific Plans (SP 83-002 and SP 90-017) as specified in the off -site -improvement
phasing plan being prepared at the time of approval of this tentative map.
GRADING
21. 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.
22. 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.
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23. The applicant shall comply with the City's flood protection ordinance.
24. The applicant shall furnish a thorough preliminary geological and soils engineering report
(the "soils report") with the grading plan.
25. 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.
26. 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
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
27. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design
storm) shall be retained within the development or on adjacent golf course areas unless
otherwise approved by the City Engineer.
UTILITIES
28. In areas where hardscape surface improvements are planned, underground utilities shall
be installed prior to the hardscape improvements. The applicant shall provide certified
reports of utility trench compaction tests for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
29. The City is contemplating adoption of a revised infrastructure fee 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 program.
30. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
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PRIVATE STREETS AND CULS DE SAC:
1) Double - loaded - minimum 36 feet wide (between curbfaces or flowlines)
2) Double - loaded with median - minimum 18-foot travel lanes
3) Single -loaded minimum 32 feet wide
4) Cul de sac curb radius - 45'
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, and other
features contained in the approved construction plans may warrant additional street widths
as determined by the City Engineer.
31. Improvements shall include all appurtenances such as traffic signs, channelization
markings and devices, 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.
32. 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.
33. 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.
34. Street right of way geometry for culs de sac, 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.
35. All streets proposed to serve residential or other access driveways shall be designed and
constructed with vertical curbs and gutters or shall have other approved methods to
convey nuisance water without ponding and to facilitate street sweeping.
36. 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.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"16.50"
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The listed structural sections are minimums, not defaults. Street pavement sections shall
be designed using Caltrans design procedures with site -specific data for soil strength and
traffic volumes.
The applicant shall submit current (no more than two years old) mix designs for base
materials, Portland cement concrete and asphalt concrete, including complete mix design
lab results, for review and approval by the City. For mix designs over six months old, the
submittal shall include recent (no more than six months old at the time proposed for
construction) aggregate gradation test results to confirm that the mix design gradations
can be reproduced in production of the base or paving material. Construction operations
shall not be scheduled until mix designs are approved.
37. Final inspection and occupancy of homes or other permanent buildings within the
development will not be approved until the homes or permanent buildings have improved
access, including street and sidewalk improvements, traffic control devices and street
name signs, to publicly -maintained streets. If on -site streets are initially constructed with
only a portion of the full thickness of pavement, the applicant shall complete the pavement
when directed by the City but in any case prior to final inspections of any of the final ten
percent of homes within the tract.
LANDSCAPING
38. Landscape and irrigation plans for landscaped lots, landscape setback areas and medians
shall be prepared by a landscape architect and be prepared based on the water
conservation measures in Chapter 8.13 of the Municipal Code.
Landscape and irrigation plans shall be approved by the Community Development
Department. 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.
39. Slopes shall not exceed 3:1 unless otherwise approved by the City Engineer.
40. Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer.
41. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
42. The developer and subsequent property owner shall continuously maintain all required
landscaping in a healthy and viable condition as required by Section 9.60.240 (E3) of the
Zoning Ordinance.
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QUALITY ASSURANCE
43. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
44. The subdivider shall arrange and bear the cost of measurement, sampling and testing not
included in the City's permit inspection program but which are required by the City to
provide evidence that materials and their placement comply with plans and specifications.
Testing shall include a retention basin sand filter percolation test, as approved by the City
Engineer, after required tract improvements are complete and soils have been
permanently stabilized.
45. 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.
46. 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
47. The applicant shall make provisions for continuous and perpetual maintenance of all
required improvements unless and until expressly released from said responsibility by the
City.
FEES AND DEPOSITS
48. 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.
49. School impacts shall be mitigated in accordance with the provisions of AB 1600, Section
53080 and 65995 of the Government Code or the them existing legislation and/or local
ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into
by the Developer and the Coachella Valley Unified School District (CVUSD). In addition,
the City, Developer and District shall cooperate in exploring alternatives to provide lands
or facilities to the District, through joint use agreements, dedications, or Mello -Roos District
formation.
50. 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.
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n.�r....dTTAA9A599K51. wnd
FIRE DEPARTMENT
51. Fire hydrants in accordance with CVWD standard 33-A (Super fire hydrant, 6" X 4" X 2.5"
X 2.5") shall be located at each street intersection paced not more than 330 feet apart in
any direction with no portion of any lot frontage more than 165 feet from a fire hydrant.
Minimum fire flow shall be 1,500 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors
shall be mounted in the middle of streets directly in line with fire hydrants.
52. Applicant/developer will provide written certification for the appropriate water company that
the required fire hydrant(s) are either existing or that financial arrangements have been
made to provide them.
53. 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 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: "/ certify that the design of the water
system is in accordance with the requirements prescribed by the Riverside County Fire
Department."
54. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building materials being placed on an
individual lot.
55. A temporary water supply for fire protection may be allowed for the construction of the
model units only. Plans for a temporary water system must be submitted to the Fire
Department for review prior to issuance of building permits.
56. 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 Knox Company. Improvement
plans for the entry street and gates shall be submitted to the Fire Department for review
and approval prior to installation.
MISCELLANEOUS
57. All public agency letters received for this case are made part of the case file documents
for plan checking purposes.
58. Applicable conditions of Specific Plans 83-002 (Amendment #3) and 90-017 as amended
shall be met prior to building permit issuance.
59. The layout and design of the tract access gates shall be approved by the Community
Development Department after review and approval by the Fire Department.
60. The project's Homeowners Association (HOA) will be organized to administer and maintain
common open space, private roads, security, and architectural consistency pursuant
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Section 12.0 (Phasing and Implementation) of SP 90-017 and as required by SP 83-002.
61. On -site signs (temporary or permanent) shall comply with Chapter 9.160 of the Zoning
Ordinance.
62. Temporary on -site sales facilities are subject the requirements of Section 9.60.250 of the
Zoning Ordinance (i.e., Minor Use Permit).
63. Detached guest houses within the tract shall comply with the requirements of Section
9.60.100 of the Zoning Ordinance.
64. Parkland mitigation fees are required to be paid for houses built within SP 90-017 on Lots
1-7 and 15-18.
65. Developer (or property owner) agrees to indemnify, defend and hold harmless the City of
La Quinta in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense counsel in its
sole discretion.
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