PCRES 1998-067PLANNING COMMISSION RESOLUTION 98-067
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT 28961 TO
ALLOW A 48-LOT SINGLE FAMILY RESIDENTIAL
LAND SUBDIVISION AND MISCELLANEOUS
AMENITY LOTS ON APPROXIMATELY 44.30 ACRES
CASE NO.: TENTATIVE TRACT 28961
APPLICANT: MDS ENGINEERING
(BROOKFIELD HOMES IN PGA WEST)
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 13th day of October, 1998, hold a duly noticed Public Hearing and
recommended approval to the City Council, for a 44.30 acre site with 48 single family
lots and other amenity lots, generally on the west side of Madison, south of Avenue
54 within PGA West, more particularly described as:
ASSESSOR'S PARCEL NUMBERS 769-051-009,769-052-
007, 769-053-004, 769-053-005, 769-053-010, 769-053-
012, AND 769-053-014
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 an Environmental Assessment was conducted
for Specific Plan 83-002 (PGA West) in 1983, for the overall development of the PGA
West development. The project is exempt from the California Environmental Quality
Act (CEQA) per public resources code section 65457(a). An Environmental Impact
Report (State Clearinghouse #83062922) was certified by the City Council on may
15,1984 (Resolution 84-28). No substantive changes exists which would require the
preparation of additional environmental documentation. Therefore, no further
Environmental Assessment is necessary. Pursuant to Public Resources code 21166.
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 said
Tentative Tract Map 28961:
A. The proposed map is consistent with the City of La Quinta General Plan and
any applicable specific plans.
The project is 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. Specific Plan 83-002 designates the site as
residential which permits single family dwellings. Tentative Tract 28961 is
P: TREDTCRESO. TT2896 1. wpd
Planning Commission Resolution 98-067
consistent with the goals, policies and intent of the La Quinta General Plan and
Specific Plan 83-002 (PGA West) provided conditions contained herein are met
to ensure consistency with the General Plan, Specific Plan and mitigation of
environmental consequences pursuant to the Final Environmental Impact
Report.
B. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan, the Specific Plans, and the Subdivision Ordinance.
All streets and improvements in the project conform to City standards
contained in the General Plan and Subdivision Ordinance as designed. All on -
site streets will be private (37-feet wide right-of-way) which is consistent with
Specific Plan 83-002. Access for the single family lots will be provided from
an internal north/south street planned under tentative tract map. The density
and design standards for the tract will comply with the Land Use Element of
the General Plan (Chapter 2) and the Specific Plan.
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat.
The subject site is physically suitable for the proposed land division. The
existing golf course, adjacent to the site, was graded approximately two years
ago. Therefore, this project will not cause substantial environmental damage
or injury to fish or wildlife, or their habitat because mitigation measures were
completed at the time the site was disturbed as required by SP 83-002, and
Final EIR.
D. The design of the subdivision, or type of improvements, are not likely to cause
serious public health problems.
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, and Specific Plan 83-002.
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 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.
P:\FRED\PCRESO.TT2896 l . wpd
Planning Commission Resolution 98-067
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 hereby reconfirm the conclusions of the Environmental Impact
Report (STATE CLEARINGHOUSE #83062922),under Resolution 84-28.
3. That it does recommend approval to the City Council of Tentative Tract Map
28961 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 13"' day of October, 1998, by the
following vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler.
NOES: None.
ABSENT: None.
ABSTAIN: None.
ATTEST:
Robert T. Tyler, C airman
City of La Quinta, California
RMA(JI,'C'ommunity Development Director
Quinta, California
RESOLUTION 98-067
CONDITIONS OF APPROVAL- ADOPTED
TENTATIVE TRACT MAP 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
GENERAL
1. 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. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta
(the "City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this tentative map or any final map
thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding and
shall cooperate fully in the defense.
3. Tentative Tract Map No. 28961 shall comply with the requirements and standards of
§ § 66410 through 66499.58 of the California Government Code (the Subdivision Map
Act) and Chapter 13 of the La Quinta Municipal Code (LQMC)• This map shall expire
two years after approval by the City Council unless extended pursuant to the
provisions 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
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• 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.
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98-067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
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. The applicant shall comply with the terms and requirements of the 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, 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
essential improvements located on street, drainage or common lots or within utility
and drainage easements.
7. Prior to approval of a final map, parcel map or grading plan, the applicant shall furnish
proof of 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. 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.
9. The applicant shall dedicate or grant 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. _
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98-067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
10. Dedications required of this development include:
A. Private Streets - Lots A, B, C, D & E - 37-feet wide right-of-way, plus suitable
right-of-way for knuckle turns and offset culs-de-sac per Riverside County
Standards.
11. The applicant shall dedicate 10-foot public utility easements contiguous with and
along both sides of all private streets
12, The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and common
areas.
13. 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.
14. 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 items 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.
15. 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.
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98-067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. "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.
16. 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.
17. When final plans are approved by the City, 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 items 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.
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.
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 estimates of improvement
costs for checking and approval by the City Engineer. 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.
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98-067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
Estimates for utilities and other improvements under the jurisdiction of other 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 common
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 and subsequent phases unless a construction phasing plan
is approved by the City Engineer.
21. 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 or 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.
22. The applicant shall pay cash or provide security for applicant's required share of
improvements which have been or will be constructed by others (participatory
improvements).
Participatory improvements for this development include:
A. Jefferson Street and Avenue 54 - 75% of the cost to design and construct
traffic control improvements (traffic signal or round -about, as approved by
Council).
B. Madison Street and Avenue 54 - 25% of the cost to design and construct traffic
control improvements (traffic signal or round -about, as approved by Council)
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98-067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
C. Avenue 54 - (Primary Arterial) - 50% of the cost to design and construct full
right-of-way improvements, including median and median landscaping,
meandering sidewalk, perimeter wall, and perimeter landscaping, along the that
portion adjacent to the PGA West Specific Plan 83-002 boundary. If the street
is vacated or included into another development, street improvements shall not
be constructed.
D. Avenue 54 - 100% of the cost to design and construct perimeter wall
improvements along the vacated portion adjacent to the PGA West Specific Plan
83-002 boundary.
The applicant's obligations for all or a portion of the participatory improvements may,
at the City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
23. 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.
24. 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. 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.
25. The applicant shall furnish a preliminary geotechnical ("soils") report with the grading
plan.
26. The grading plan shall be prepared by a registered civil engineer and must be
approved by 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 final maps (if any are required of this development) that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98-067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
27, Prior to issuance of building permits, the applicant shall provide building pad
certifications, stamped and signed by a California registered civil engineer or surveyor.
The certifications shall list approved pad elevations, actual elevations, 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.
28. Stormwater and nuisance water handling shall conform with the approved hydrology
and drainage plan for PGA West.
29. 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. Where hardscape improvements are planned, underground utilities shall be installed
prior to the hardscape. The applicant shall provide certified reports of trench
compaction for approval of the City Engineer.
31. The City is contemplating adoption of a major thoroughfare improvement program.
Any property within this development which has not been subdivided in accordance
with this tentative map 60 days after the program is in effect shall be subject to the
program.
32. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses:
A. PRIVATE STREETS AND CULS DE SAC
1)Residential - 36 feet wide if double loaded (building lots on both sides), 32
feet if single loaded
2)Collector (z300 homes or 3,000 vpd) - 40 feet wide
3)Cul de sac curb radius - 45'
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98-067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the City
Engineer.
33. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs, and sidewalks. Mid -
block street lighting is not required.
34. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g., grading;
traffic control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
35. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved by the
City Engineer. Improvement plans for streets and access gates shall be stamped and
signed by California -registered professional engineer(s).
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. Streets shall have vertical curbs or other approved curb configurations which convey
water without ponding and provide lateral containment of dust and residue for street
sweeping. Unused curb cuts on any lot shall be restored to normal curbing prior to
final inspection of permanent building(s) on the lot.
38. The applicant shall design street pavement sections using Caltrans' design procedure
(20-year life) and site -specific data for soil strength and anticipated traffic loading
(including construction traffic). Minimum structural sections are as follows:
Residential 8 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"
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98-067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
39. The applicant shall submit current mix designs (<two years old .at the time of
construction) for base, paving and curb/gutter materials. Submittals shall include test
results for all specimens used in the mix design procedure. For mix designs over six
months old, the submittal shall include recent (<six months old at the time of
construction) aggregate gradation test results confirming that design gradations can
be achieved in current production. The applicant shall not schedule construction
operations until mix designs are approved.
40. The City will conduct final inspections of homes and other habitable buildings only
when the buildings have improved street and sidewalk access to publicly -maintained
streets. The improvements shall include required traffic control devices, pavement
markings and street name signs. If on -site streets are initially constructed with partial
pavement thickness, the applicant shall complete the pavement prior to final
inspections of the last ten percent of homes within the tract or when directed by the
City, whichever comes first.
41. The applicant shall provide landscaping in required setbacks and common lots.
42. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by the
City Engineer. Plans are not approved for construction until signed by the City
Engineer.
43. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way unless otherwise approved by the City Engineer.
44. 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.
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98.067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
45. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
46. The applicant shall construct perimeter walls and required landscaping to enclose the
perimeter adjacent to Madison Street 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. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
48. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, surveyors, or other licensed professionals, as appropriate, to provide
sufficient construction supervision to be able to furnish and sign accurate record
drawings.
49. The applicant shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the City as
evidence that construction materials and methods comply with plans and
specifications. Where retention basins are installed, testing shall include a sand filter
percolation test, as approved by the City Engineer, after required tract improvements
are complete and soils have been permanently stabilized.
50. 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 shall
be clearly marked "Record Drawings," "As -Built" or "As -Constructed" stamped and
signed by the engineer or surveyor certifying to the accuracy of the drawings. The
applicant shall revise the CAD or raster -image files previously submitted to the City
to reflect as -constructed conditions.
51. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements until expressly released from said responsibility by the City.
A:\pc cond of app tt 28961
PLANNING COMMISSION RESOLUTION 98-067
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 28961
BROOKFIELD HOMES
OCTOBER 13, 1998
52. The applicant shall pay the City's established fees for plan checking and construction
inspection. Fee amounts shall be those in effect when the applicant makes
application for plan checking and permits.
53. Fire hydrants in accordance with Coachella Valley Water District Standard
W-33 shall be located at each street intersection spaced not more than = feet apart
in any direction with no portion of any lot frontage more than 165 feet from a fire
hydrant. Minimum fire flows shall be 1500 gpm for a 2 hour duration at 20 psi. Blue
dot reflectors shall be mounted in the middle of the streets directly in line with fire
hydrants.
54, Applicant/developer shall provide written certification from the appropriate water
company that the required fire hydrant(s) are either existing or that financial
arrangements have been made to provide them.
55. Prior to recordation of final map, applicant/developer will furnish one blue line
copy of the water system plans to the Fire Department for review/approval. Plans will
conform to the fire hydrant types, location and spacing, and the system will meet the
fire flow requirements. Plans shall be signed/approved by a 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."
The required water system including fire hydrants shall be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot.
56. Prior to issuance of first building permit for this Tract recreational amenity plans for
interior common lots shall be submitted for review and approval by the Community
Development Department.
A:\pc cond of app tt 28961