PCRES 1998-076PLANNING COMMISSION RESOLUTION 98-076
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
TENTATIVE TRACT MAP 29004, TO SUBDIVIDE 3.75
ACRES INTO 11 SINGLE FAMILY LOTS, TWO COMMON
AREA LOTS AND ONE STREET LOT, LOCATED ALONG
THE EAST SIDE SOUTHERN HILLS AT ITS
INTERSECTION WITH OAKMONT, WITHIN PGA WEST
CASE NO: TENTATIVE TRACT MAP 29004
KSL LAND CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 10th day of November, 1998, hold a duly noticed Public Hearing to
consider a request by KSL Land Corporation to create 11 single-family lots, two
common area lots and one street lot, on 3.75 acres along the east side of Southern
Hills and Big Spring, within PGA West; and,
WHEREAS, said Tentative Tract Map is exempt from the California
Environmental Quality Act (CEQA) per Public Resources Government Code Section
65457(a) and 15182, as an Environmental Impact Report (SCH# 83062922),
prepared for Specific Plan 83-002, was certified by the City Council in 1984, and no
changed circumstances or conditions exist which would trigger the preparation of a
subsequent environmental analysis pursuant to Public Resources Code Section
21166; and,
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said Planning
Commission did make the following mandatory findings to justify a recommendation
for approval of said Tentative Tract Map:
1. The proposed Tentative Tract Map 29004 is consistent with the La Quinta
General Plan and the PGA West Specific Plan, in that the subdivision will result
in the development of single family residences, within a gated community, and
will not affect overall density provisions as established. Overall, the proposed
subdivision will only add 11 lots to the existing 1,750 units, well below the
approved total of 5,000 units. Tentative Tract Map 29004 is consistent with
current standards of the Municipal Zoning Code, RL (Residential Low Density)
Zoning District, and PGA West Specific Plan. This subdivision proposes lot
sizes greater than the 7,200 square foot minimum required by the RL Zoning
District, and larger than the Specific Plan's SPR minimum requirement of 6,500
square feet.
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Planning Commission Resolution 98-076
November 10, 1998
2. The design and improvements for Tentative Tract Map 29004 is consistent
with the La Quinta General Plan and the PGA West Specific Plan, in that all
proposed lots meet the required dimensions, with the smallest lot size being
9,104 square feet. The design of the private interior streets and the proposed
residential and lettered lots are consistent with those approved and existing
within the Specific Plan area.
3. The design of Tentative Tract Map 29004, and the proposed improvements,
are not likely to cause substantial environmental damage, or substantially, and
unavoidably injure fish or wildlife, or their habitat, in that Environmental Impact
Report (SCH# 83062922) was certified in May, 1984 by the City Council for
the PGA West Specific Plan (Specific Plan 83-002), in which Tentative Tract
Map 29004 is located, and there are no changed circumstances or conditions
proposed with Tentative Tract Map 29004 which would trigger the preparation
of any subsequent environmental analysis. Tentative Tract Map 29004 has also
been determined to be exempt from CEQA under Public Resources Government
Code Section 65457(a) and 15182.
4. The design of Tentative Tract Map 29004 and related improvements are not
likely to cause serious public health problems, in that the Fire Department and
the City's Building & Safety Department have reviewed the project for these
issues with no significant concerns identified. Necessary infrastructure
improvements for this project have been partially installed within PGA West,
in and around the Tentative Tract Map 29004 project area. The health, safety
and welfare of current and future residents can be assured based on the
recommended conditions, which serve to address the previous assessment of
these issues in the Environmental Impact Report certified for Specific Plan 83-
002, as amended.
5. There is no evidence to show that State -mandated school fees will not be
adequate to address impacts to school facilities, in that Tentative Tract Map
29004 as proposed will be required to pay these fees for each unit, whether
or not school -age children ultimately reside within those units.
6. The design of, and type of improvements for, Tentative Tract Map 29004 will
not conflict with easements, acquired by the public at large, for access
through, or use of, property within the subdivision, as the proposed subdivision
has been reviewed for these issues with no concerns identified. The map
design includes provisions for access, utility and other public easements as
determined necessary during review of the proposal.
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Planning Commission Resolution 98-076
November 10, 1998
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 correct and constitute the findings of
said Planning Commission in this case;
2. That it does hereby recommend approval of the above -described Tentative
Tract Map 29004, for the reasons set forth in this Resolution and subject to
the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 1Oth day of November, 1998, by the
following vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler.
NOES: None
ABSENT: None
ABSTAIN: None
ROBERT T. TYLER, Chairman
City of La Quinta, California
ATTEST:
ERI Y HERf�{I0 Community Development Director
itv of La Quinta, California
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PLANNING COMMISSION RESOLUTION 98-076
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29004 - KSL LAND CORPORATION
NOVEMBER 10, 1998
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. Subdivider 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 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 29004 shall comply with the requirements and standards
of §§ 66410-66499.58 of the California Government Code (the Subdivision Map
Act) and Title 13 (Subdivision Ordinance) of the La Quinta Municipal Code
(LQMC) unless otherwise modified by the following conditions. This map
approval shall remain valid in accordance with 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 Permits, Improvement Permits)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
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Planning Commission Resolution 98-076
Conditions of Approval - Adopted
Tentative Tract Map 29004 - KSL Land Corporation
November 10, 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 submit a copy of the Notice of Intent
received from the CWQCB prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
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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,
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.
6. 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.
7. The applicant shall maintain all existing easements and street lots unless
otherwise approved by the City Engineer.
8. 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.
9. 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.
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Planning Commission Resolution 98-076
Conditions of Approval - Adopted
Tentative Tract Map 29004 - KSL Land Corporation
November 10, 1998
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
10. 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. "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.
11. 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.
12. 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.
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Planning Commission Resolution 98-076
Conditions of Approval - Adopted -
Tentative Tract Map 29004 - KSL Land Corporation
November 10, 1998
13. 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 Title
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.
14. 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.
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.
15. 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.
16. 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.
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Planning Commission Resolution 98-076
Conditions of Approval - Adopted
Tentative Tract Map 29004 - KSL Land Corporation
November 10, 1998
GRADING
17. 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.
18. 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.
19. The applicant shall furnish a preliminary geotechnical ("soils") report with the
grading plan.
20. 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.
21. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between 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.
22. 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.
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Planning Commission Resolution 98-076
Conditions of Approval - Adopted
Tentative Tract Map 29004 - KSL Land Corporation
November 10, 1998
23. Stormwater and nuisance water handling shall conform with the approved
hydrology and drainage plan for the Specific Plan 83-002 area.
UTILITIES
24. The applicant shall furnish a plan for utility lateral abandonment and construction
and provide approved estimates for the work.
25. Where hardscape improvements are planned, underground utility abandonment
and construction shall be installed prior to the hardscape. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
26. 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.
27. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses:
A. Lot A - 36-foot travel width. Width may be reduced to 32 feet with parking
restricted to one side and 28 feet with on -street parking is prohibited if
there is adequate off-street parking for residents and visitors and the
applicant provides for perpetual enforcement of the restrictions by the
homeowners association.
Features contained in the approved construction plans may warrant additional
street widths as determined by the City Engineer.
28. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, and street name signs.
29. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Street improvement plans shall be stamped and signed by
a California -registered professional engineer.
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Planning Commission Resolution 98-076
Conditions of Approval - Adopted
Tentative Tract Map 29004 - KSL Land Corporation
November 10, 1998
30. Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
31. 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.
32. 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). The minimum structural section
(residential) shall be 3.0" a.c./4.50" a.b.
33. The applicant shall submit current mix designs (less than 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 (less than 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.
34. 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.
35. The applicant shall provide landscaping in common lots.
36. Landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect.
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Planning Commission Resolution 98-076
Conditions of Approval - Adopted
Tentative Tract Map 29004 - KSL Land Corporation
November 10, 1998
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.
37. 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.
38. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 5-feet of curbs along public streets.
39. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
QUALITY ASSURANCE
40. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
41. 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.
42. 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.
43. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
Engineer. Each sheet 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.
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Planning Commission Resolution 98-076
Conditions of Approval - Adopted
Tentative Tract Map 29004 - KSL Land Corporation
November 10, 1998
44. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements.
FEES AND DEPOSITS
45. The applicant shall comply with the terms and requirements of the Infrastructure
Fee program in effect at the time of issuance of building permits.
46. 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.
47. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property or lots subject to these conditions,
the applicant shall process a reapportionment of any bonded assessment(s)
against the property and pay the cost of the reapportionment.
48. Plan checking fees shall be paid to the Riverside County Fire Department when
plans are submitted for review and approval.
FIRE DEPARTMENT CONDITIONS
49. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each
street intersection spaced 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 1500 gpm 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.
50. Applicant/developer will 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.
51. Prior to recordation of the final map, applicant/developer will furnish one blueline
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 will 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."
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Planning Commission Resolution 98-076
Conditions of Approval - Adopted
Tentative Tract Map 29004 - KSL Land Corporation
November 10, 1998
52. The required water system, including fire hydrants, will be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
53. All public agency letters received for this case are made part of the case file
documents and will be referred to for plan checking purposes.
54. Applicable conditions of Specific Plan 83-002, as amended, shall be met prior
to grading and/or building permit issuance.
55. Any on -site signs shall comply with Chapter 9.160 of the City Zoning Code.
56. All temporary on -site facilities are subject to the requirements of Chapter 9.60
of the Zoning Code.
57. Prior to building permit issuance, recreational amenity and landscaping/irrigation
plans for Lots 6 and C shall be submitted for review and approval by the
Community Development Department. The final map shall include a statement
that these lots are reserved for the intended use of PGA West homeowners as
common interest lots.
58. The proposed Ryder house plans have been previously approved for use in PGA
West. Any modification, or proposal for use of any unapproved unit type(s) for
the tract shall be reviewed by the Planning Commission pursuant to Sections
9.210.010 (Site Development Permits) and/or 9.60-300 (Compatibility Review)
of the Zoning Code.
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