PCRES 1998-052PLANNING COMMISSION RESOLUTION 98-052
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP 28447 TO
ALLOW A 49-LOT SUBDIVISION ON
APPROXIMATELY 11.66 ACRES
CASE NO.: TTM 28447
APPLICANT: KSL LAND CORP.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 14'" day of July, 1998, hold a duly noticed Public Hearing to consider the
request of KSL Land Corp. for approval of a Tentative Tract Map to create 49 lots on
11.66 acres, in the area encompassing the Ranch Specific Plan 85-006, generally
located east of Park Avenue and South of 50th Avenue, more particularly described
as:
A PORTION OF THE NW 1/4 OF SECTION 5, T6S, R7E, S.B.B.M.
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 Department has
prepared an Initial Study, and has determined that although the proposed Tentative
Tract could have a significant adverse impact on the environment, there would not
be a significant effect in this case because appropriate mitigation measures were
made a part of the assessment and included int eh conditions of approval for
Tentative Tract 28447, and a Mitigated Negative Declaration of Environment should
be filed; 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 to justify a
recommendation for approval of said Tentative Tract Map 28447:
1. The proposed map and its design is consistent with the City of La Quinta
General Plan and Specific Plan 85-006 in that its lots are in conformance with
applicable goals, policies, and development standards, such as lot size and will
provide adequate infrastructure and public utilities.
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Planning Commission Resolution 98-052
2. The design of the subdivision is not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat
because the area covered by the Map has been disturbed and mitigation
measures and conditions will be imposed.
3. The design of the subdivision is not likely to cause serious public health
problems because urban improvements are existing or will be installed based
on applicable Local, State, and Federal requirements.
4. 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 in that access to the area will be
provided in accordance with Specific Plan 85-006.
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 Planning
Commission in this case;
2. That it does recommend approval of Tentative Tract Map 28447 for the
reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 14th day of July, 1998, by the following
vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Robbins and Chairman Tyler.
NOES: None
ABSENT: None
ABSTAIN: None
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Planning Commission Resolution 98-052
iyL' +✓ —�
RO ERT TYLER, Chairman
City of La Quinta, California
ATTEST:
IY HEIMAN, Community Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 98-052
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28447 - THE RANCH SPECIFIC PLAN
JULY 14, 1998
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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 28447 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. 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
• 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.
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.
4. 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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July 14, 1998
5. 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.
6. 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.
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 or
notarized letters of consent from the property owners.
8. 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.
9. Dedications required of this development include:
A. Park Avenue - 30-foot half of 60-foot right of way.
10. The applicant shall dedicate 10-foot public utility easements contiguous with and along both
sides of all private streets.
11. The applicant shall create perimeter setback lots, of minimum width as noted, adjacent to
the following street rights of way:
A. Park Avenue - 10 feet.
The minimum width may be used as average widths if a meandering wall is approved.
Where public sidewalks are placed on privately -owned setback lots, the applicant shall
dedicate blanket sidewalk easements over the setback lots.
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Planning Coawnission Resolution 98-052
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12, The applicant shall vacate abutter's rights of access to Park Avenue from lots abutting the
street.
13. 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.
14. 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.
15. 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 tiles 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. 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
16. 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.
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17. 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.
18. 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.
19. 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.
20. 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.
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.
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July 14, 1998
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.
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. The applicant shall endeavor to minimize differences in elevation at the interface of this
development with abutting properties and of separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three feet except for
lots within a tract, but not sharing common street frontage, where the differential shall not
exceed five feet. If compliance with this requirement is impractical, the City will consider
and may approve alternatives which minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
27. 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.
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
28. The design of the development shall not cause any increase in flood boundaries, levels or
frequencies in any area outside the development.
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29. 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, if feasible, on the adjacent Tracts 24890-
X. For drainage onto the adjacent tracts, the applicant shall provide an addendum to or
revision of the existing hydrology report for those tracts which indicates sufficient capacity
for the additional stormwater.
30. Storm flow in excess of retention capacity shall be rooted through a designated overflow
outlet and into the historic drainage relief route.
31. Storm drainage historically received from adjoining property shall be received and retained
or passed through into the historic downstream drainage relief route.
32. In design of retention facilities, the maximum percolation rate shall be two inches per hour.
The percolation rate will be considered to be zero unless the applicant provides site -specific
data indicating otherwise.
33. Retention basin slopes shall not exceed 3: 1. If retention is on individual lots, the retention
depth shall not exceed two feet. If retention is in one or more common retention basins, the
retention depth shall not exceed six feet.
34. Nuisance water shall be retained on site unless otherwise approved by the City Engineer.
A trickling sand filter and leachfield of a design approved by the City Engineer shall be
installed to percolate nuisance water. The sand filter(s) shall be sized to percolate 3.5
gallons per house per hour. The leachfield shall be sized to percolate 20 gallons per house
per day.
35. All existing and proposed utilities within or adjacent to the proposed development shall be
installed underground. Power lines exceeding 34.5 kv are exempt from this requirement.
36. 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.
37. Applicant shall meet the requirements as stipulated by Imperial Irrigation District in their
letter of June 29, 1998 on file in the Community Development Department and as listed
below:
A. KSL shall pay for and install three six inch conduits and one four inch conduit (with
the associated cable vaults for splicing and switching) along the northern right of way
of 52n' Avenue, west of Jefferson Street. As long as the three six inch conduits are
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installed in the same horizontal plane, no concrete encasement will be required. KSL
shall also pay for the line extension charges of a parallel 750 Aluminum cable system
through this conduit system.
B. Whenever the land west of Jefferson Street, south of 52nd Avenue develops, KSL, (or
current land owner) will pay for and install three six inch conduits (with the associated
cable vaults for splicing and switching) along the southern right of way of 52"d
Avenue, west of Jefferson Street. As long as the three six inch conduits are installed
in the same horizontal plane, no concrete encasement will be required. KSL, or
current land owner, will also pay for the line extension charges of a parallel 750
Aluminum cable system through this conduit system.
C. KSL, or current land owner, will pay for and install six conduits to interconnect
between #1 and #2 above to the conduit system present being installed along the
southern right of way of 52nd Avenue by The Tradition development.
D. KSL, or current land owner, will pay for the installation of a concrete encased duct
bank consisting of 21 six inch and one four inch conduit between Jefferson Street and
the Jefferson Substation along 52" Avenue. Thirteen of these conduits will be
required to serve KSL projects, the remainder of the conduits will be paid for by other
developers or by Imperial Irrigation District as system improvements. It has been
calculated that Imperial Irrigation District will reimburse $19.93 per linear foot of this
conduit system to KSL for these other eight conduits. The distance between Jefferson
Street and Jefferson Substation is approximately 1,000 feet, bringing the total amount
of reimbursement to $19,930. This reimbursement will be in the form of waived line
extension charges to KSL. KSL may elect to install all 21 six inch conduits in one
duct bank at one time, or they may elect to install some conduits in a duct bank now,
with the remainder of the conduits installed when further development occurs within
the area. The amount of conduits installed and the timing of the installation will have
to be approved by Imperial Irrigation District. In either event, the total amount that
will be reimbursed to KSL will be $19,930 for the entire project. KSL will also pay
for the line extension charges for the five and one-third parallel 750 Aluminum cables
through this conduit system as they are required and installed.
E. A minimum of three conduits will have to be installed between Jefferson Street and
Jefferson Substation at the same time as the conduits are installed in Condition rK36.A.
This is required to allow for a new circuit to be constructed from Jefferson Substation
to the Citrus development along 52"d Avenue. The City of La Quinta may grant a
variance and allow this portion of the new circuit east of Jefferson Street to be
constructed overhead, with the plan to replace it with underground cable when the
entire duct bank is installed.
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Tentative Tract 28447
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F. It is believed that six five inch conduits presently exist under Jefferson Street along
the northern right of way of 52"" Avenue. These conduits may be used to interconnect
the systems described above. However, if these conduits cannot be found, or they
have been damaged to the point of being rendered useless, then KSL will have to
install the appropriate amount of conduits under Jefferson Street.
38. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF -SITE STREETS
1. Construct a six -foot -wide sidewalk along this tract's Park Avenue frontage.
B. PRIVATE STREETS
The private street shall match the geometry of the streets to which it connects
(in the adjacent tracts).
39. 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.
40. 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.
41. Improvement plans for all on- and off -site street improvements 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.
42. Street right of way geometry for cuts 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.
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43. 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.
44. 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"I6.00"
Primary Arterial
4.5'/6.00"
Major Arterial
5.5"/6.50"
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.
45. 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.
46. Perimeter wall and landscaping along Park Avenue shall be constructed prior to final
inspection and occupancy of any homes within the tract unless a phasing plan or construction
schedule is approved by the City Engineer.
47. Landscape and irrigation plans for landscaped lots, landscape setback areas, and retention
basins shall be prepared by a licensed landscape architect.
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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.
48. Slopes shall not exceed 5:1 within public rights of way and 3: l in landscape areas outside
the right of way unless otherwise approved by the City Engineer.
49. 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.
50. Unless otherwise approved by the City Engineer, common basins and park areas shall be
designed with grades and turf grass surface which can be mowed with standard tractor -
mounted equipment.
51. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
52. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
53. 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.
54. 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.
55. 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
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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.
56. 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.
57. 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.
58. Developer 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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