Loading...
PCRES 1999-055PLANNING COMMISSION RESOLUTION 99-055 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 29349 TO ALLOW A SUBDIVISION OF 32± ACRES INTO 92 SINGLE FAMILY LOTS CASE NO.: TT 29349 APPLICANT: KSL LAND CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 13th day of July, 1999, hold a duly noticed Public Hearing to consider the request of KSL LAND CORPORATION for approval of a Tentative Tract Map to subdivide 32± acres into 92 single family lots, located on the east side of Madison Street, north of Airport Boulevard in the Norman golf course, more particularly described as: APNS: Portions of 761-330-007 and 008, 761-330-030, and 761-330-038 through 040 WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The La Quinta Community Development Department has determined that Tentative Tract 29349 is within Specific Plan 90-015 and is exempt from the California Environmental Quality Act of 1970, as amended, per Public Resources Code Section 65457 (a). An environmental impact report (EA 90-159 for Sp 90-015) was certified on December 3, 1991, by the City Council. An Environmental Assessment Addendum to the previously approved environmental impact report was completed for Amendment #1 which was approved by the by the City Council on December 1, 1998. No changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental impact report pursuant to Public Resources Code 21 166; 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 of approval to justify a recommendation for approval of said Tentative Tract Map 29349: 1. The proposed map and its design and improvement is consistent with the General Plan and applicable Specific Plan in that the lots are intended and designated for Low Density Residential use. The development of the lots will comply with applicable development standards such as setbacks, height restrictions, density, etc. PAtt 29349 pc res.wpd Planning Commission Resolution 99-055 Tentative Tract Map 29349 2. The design of the subdivision and proposed improvements are not likely to cause environmental damage or substantially and avoidably injure fish, or wildlife, since the project is primarily surrounded by development, or other urban improvements, and mitigation is required by the Environmental Impact Report and Mitigated Negative Declaration. 3. The design of the subdivision and proposed improvements are not likely to cause serious public health problems due to imposed conditions. 4. The design of the proposed map will not conflict with easements acquired by the public at large, for access through, or use of, property within the proposed Map since none presently exist. 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 29349 to the City Council 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 13th day of July, 1999, by the following vote, to wit: AYES: Commissioners Abels, Tyler, and Chairman Kirk NOES: Commissioners Butler and Robbins ABSENT: None ABSTAIN: None P:\tt 29349 pe res.wpd Planning Commission Resolution 99-055 Tentative Tract Map 29349 nr� I torn Kirk, Chairman City of La Quinta, California ATTEST: HERM�N, Community Development Director La Quinta, California P:\tt 29349 pc res.wpd PLANNING COMMISSION RESOLUTION 99-055 CONDITIONS OF APPROVAL- ADOPTED TENTATIVE TRACT MAP 29349 KSL LAND CORPORATION JULY 13, 1999 CONDITIONS OF APPROVAL GENERA 1. Upon City Council approval, a memorandum noting that City Conditions of Approval for development applications exist and are available for review at City Hall, shall be recorded against the property with the Riverside County Recorder's office. 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 29349 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 approval shall expire and become null and void at the end of two years after City Council approval unless an extension of time is granted pursuant to City requirements. 4. Prior to the issuance of a grading, construction or building permit, 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 (per their letter of June 17,1999 on file in Community Development Department) • Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) p:\tt 29349 pc COB PLANNING COMMISSION RESOLUTION 99-055 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 29349 JULY 13, 1999 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 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. 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. The applicant shall process and record a final map for the underlying Tentative Tract Map 29136 prior to approval of any final map under this tentative map. 7. 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. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map 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. FINAL MAR(S) AND PARCEL MAP(S) 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 acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. p:\tt 29349 pc coa PLANNING COMMISSION RESOLUTION 99-055 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 29349 JULY 13, 1999 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 As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 10. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading" and "Precise Grading." Rough 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. 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. IMPROVEMENT AGREEMENT 12. Beneficial use of the lots shown on this tentative map depends on construction of improvements required of the underlying Tentative Tract 29136 in and adjacent to the westerly half of that map. 13. The applicant shall construct improvements and/or satisfy obligations required of this tentative map, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations prior to approval of a final 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. 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. p:\tt 29349 pc coa PLANNING COMMISSION RESOLUTION 99-055 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 29349 JULY 13, 1999 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 Television cable improvements. However, development -wide 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 the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 16. This development shall comply With Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 17. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. The plan must be approved by the City Engineer prior to issuance of a grading permit. 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. 18. 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. 19. 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 n-\tt 29349 DC coa PLANNING COMMISSION RESOLUTION 99-055 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 29349 JULY 13, 1999 feet except for lots within a tract or parcel map, 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. 20. 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. 21. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 22. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE 23. Stormwater handling shall conform with the approved hydrology and drainage plan for Specific Plan 90-015. Nuisance water shall be disposed of in an approved method. UTILITIES 24. Existing aerial lines and all proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 25. Utilities shall be installed prior to overlying hardscape. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. p:\tt 29349 pc coa PLANNING COMMISSION RESOLUTION 99-055 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 29349 JULY 13, 1999 STREETS AND TRAFFIC 26. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) 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. LANDSCAPING AND WALLS 27. Perimeter walls are a condition of the underlying Tentative Tract 29136. Unless the applicant has received approval of a wall phasing plan to the contrary, final occupancy of homes within this tentative tract shall not occur until those walls are completed along the north, south and west boundaries of the westerly half of that tentative tract. QUALITY ASSURANCE 28. The applicant shall employ construction quality assurance measures which meet the approval of the City Engineer. 29. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 30. 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, specifications and applicable regulations. 31, Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all public improvement plans which were signed by the City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. p:\tt 29349 pc coa PLANNING COMMISSION RESOLUTION 99-055 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 29349 JULY 13, 1999 FEES AND DEPOSITS 32. 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. FIRE MARSHAL 33. Prior to issuance recordation of final map, applicant/developer shall furnish one blue line 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 shall meet 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". 34. 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 1000 gpm for a two hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 35. 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. 36. A temporary water supply for fire protection may be allowed for the construction of the models only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 37. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key operated switches, Series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. p:\tt 29349 pc coa PLANNING COMMISSION RESOLUTION 99-055 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 29349 JULY 13, 1999 38. 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. MISCELLANEOUS 39. Development of residences shall comply with the provisions of specific plan 90- 015. 40. Residential prototype dwelling units and front yard landscaping plans shall be approved by the Planning Commission pursuant to City requirements. 41. If a golf cart access is desired between the homes in this tract and the facilities within the PGA West campus west of Madison Street or south across Airport Boulevard, the access route shall be either a tunnel under Madison Street or Airport Boulevard, or a City directed State approved golf cart plan. p:\tt 29349 pc coa