PCRES 1998-062PLANNING COMMISSION RESOLUTION 98-062
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A 22 SINGLE FAMILY
AND OTHER COMMON LOT SUBDIVISION ON 8.27 ACRES
LOCATED WEST OF WINGED FOOT AND SOUTH OF
SOUTHERN HILLS IN PGA WEST
CASE NO.: TENTATIVE TRACT MAP 28738
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 28th day of July, 1998, hold a duly noticed Public Hearing for KSL Land
Corporation for a 22 single family residential and other common landscape and street
lot subdivision on 8.27 acres, generally west of future Winged Foot and south of
Southern Hills in PGA West, more particularly described as:
A subdivision of Lot 19 and a portion of Lot 8 of Tract No.
21643 as recorded in Book 203, Pages 36-50, inclusive,
records of Riverside Country, California.
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 of said Tentative Tract Map 28738:
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 not
exceeding four dwelling units per acre. 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 and the project density is 2.6 dwellings per acre. The project,
as conditioned, is consistent with the goals, objectives, and policies of
the General Plan Circulation Element.
Finding Number 2 - Consistency with Specific Plan (SP 83-002, Amendment #3) and
City Zoning Ordinance:
A. The proposed single family lots exceed the minimum Specific Plan size
requirement of 6,500 square feet. Specific Plan 83-002 allows 5,000
houses oriented around golf courses and other resort commercial land
uses. The proposed 22 residential lots will not impact, or exceed, 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 are contained in the
PGA West Specific Plan supplement and/or replace those in the City's
Zoning Code. One story, single family houses are planned to be
constructed as required by SP 83-002. Conditions are recommended
ensuring compliance with both the PGA West Specific Plan and Zoning
Code.
Planning Commission Resolution 98-062
Tentative Tract Map 28738 (KSL Land Corp.)
Finding Number 3 - Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 28738 is within Specific Plan 83-002. The project
is exempt from the California Environmental Quality Act per Public
Resources Code Section 65457(a). An Environmental Impact Report
(State Clearinghouse No. 83062922) was certified by the City Council
on May 15, 1984. No changed circumstances or conditions exist which
would trigger the preparation of a subsequent Environmental Impact
Report 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 provides a harmonious transition between other
approved residences 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.
Findina Number 5 - Site Improvements:
A. Stormwater runoff will be diverted to the existing golf course to ensure
off -site properties are not impacted from project runoff 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 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 Plan. 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, as amended;
RESOPCTPM 28738-24
Planning Commission Resolution 98-062
Tentative Tract Map 28738 WSL Land Corp.)
3. That it does hereby confirm the conclusion that the certified Environmental
Impact Report for Specific Plan 83-002, as amended, has adequately assessed
the environmental concerns of this tentative tract; and
4. That it does hereby recommend that the City Council approve Tentative Tract
Map 28738 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 the 28`" 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
ATTEST:
lY HLK AN, commune
of La Q inta, California
RFSOPCITM 28738-24
�Ia-61
ROBERT T. TYLER, Chairman
City of La Quinta, California
opment Director
PLANNING COMMISSION RESOLUTION 98-062
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 28738
KSL LAND CORPORATION
J U LY 28, 1998
+ Modified by the Planning Commission on July 28, 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 (i.e., Assessor's Parcel Numbers 769-057-007, 011, 015, and 769-053-
008).
2. Tentative Tract Map 28738 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.
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Planning Commission Resolution 98-062
Tentative Tract Map 28738
PROPER
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. Conferrals shall include irrevocable offers to
dedicate or grant easements to the City for emergency vehicles and for access to and
maintenance, construction, and reconstruction of all essential improvements located on
street, drainage or common lots or within utility easements.
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. 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.
8. Dedications required of this development include:
A. Winged Foot (Lot B) - 37 feet width
B. Drainage easement on south side of Southern Hills - 10 feet width
Dedications shall include additional widths if necessary for features contained in the
approved construction plans.
9. The applicant shall dedicate 10-foot public utility easements contiguous with and along
both sides of all private streets.
10. The applicant shall vacate abutter's rights of access to Madison Street from lots abutting
the street except as may be necessary for golf cart access, if approved, at the intersection
of Madison Street with Airport Boulevard.
11. The applicant shall dedicate any easements necessary for placement of and access to
utility lines and structures, drainage basins, and mailbox clusters.
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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Planning Commission Resolution 98-062
Tentative Tract Map 28738
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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Planning Commission Resolution 9"2
Tentative Tract Map 28738
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. If the applicant fails to construct improvements or satisfy obligations in a timely manner or
as specified in an approved phasing plan, the City shall have the right to halt issuance of
building permits and final building inspections or otherwise withhold approvals related to
the development of the project until the applicant makes satisfactory progress on the
improvements or obligations or has made other arrangements satisfactory to the City.
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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Planning Commission Resolution 98-062
Tentative Tract Map 28738
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.
DRAINAGE
28. Stormwater and nuisance water handling shall conform with the approved hydrology and
drainage plans for the PGA West development.
UTILITIES
29. 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.
30. 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
31. 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 ordinance.
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Planning Commission Resolution 98-062
Tentative Tract Map 28738
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.
32. The following minimum street improvements shall be constructed to conform with the
General Plan:
A. OFF -SITE STREETS
+ Prior to final map submission, the PGA West Off -Site Improvement Phasing Plan shall
be submitted to and approved to the satisfaction of the City Engineer. The applicant shall
satisfy this tract's share of off -site street obligations to be specified in the PGA West Off -
Site Improvement Phasing Plan for approval by the City Engineer for clarification of the
timing and the completion of the improvement phasing plan.
B. PRIVATE STREETS AND CULS DE SAC
Winged Foot - 37-feet wide (between backs of curbs)
Features contained in the approved construction plans may warrant additional street
widths as determined by the City Engineer.
33. 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.
34. 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.
35. Street improvement plans shall be prepared by registered professional engineer(s)
authorized to practice in the State of California. Improvements plans shall be designed
and constructed in accordance with the LQMC, adopted Standard and Supplemental
Drawings and Specifications, and as approved by the City Engineer.
36. 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.
37. 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.
38. 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 3.0" a.c./4.50" a.b. The
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Planning Commission Resolution 98-062
Tentative Tract Map 28738
listed structural sections are minimums, not defaults. The 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.
39. 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.
40. The applicant shall satisfy this tract's share of offsite and perimeter landscaping
obligations as specified in the PGA West Off -Site Improvement Phasing Plan approved by
the City.
41. Landscape and irrigation plans for landscape lots shall be prepared by a licensed
landscape architect pursuant to Chapter 8.13 of the Municipal Code.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation 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.
42. Slopes shall not exceed 3:1 within landscape areas unless otherwise approved by the City
Engineer.
43. Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer.
44. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of aboveground utility structures.
45. 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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Planning Commission Resolution 98-062
Tentative Tract Map 28738
ALITY ASSURANCE
46. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
47. 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.
48. 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.
49. 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
50. 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
51. 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.
52. 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.
53. Plan checking fees shall be paid to the Riverside County Fire Department when plans are
submitted for review and approval.
FIRE DEPARTMENT
54. Fire hydrants in accordance with Coachella Valley Water District Standard W-33 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.
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Planning Commission Resolution 98-062
Tentative Tract Map 28738
55. 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."
56. 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.
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 Plan 83-002 (Amendment #3) shall be met prior to
building permit issuance.
59. On -site signs (temporary or permanent) shall comply with Chapter 9.160 of the Zoning
Ordinance.
60. Temporary on -site sales facilities are subject the requirements of Section 9.60.250 of the
Zoning Ordinance (i.e., Minor Use Permit).
61. 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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