PCRES 1999-066PLANNING COMMISSION RESOLUTION 99-066
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF FOUR TOURIST
COMMERCIAL LOTS, A CART PATH LOT, AND OTHER
COMMON LOT SUBDIVISION ON 50.83 ACRES LOCATED
AT THE TERMINUS OF PGA BOULEVARD IN PGA WEST
CASE NO.: TENTATIVE TRACT MAP 29241
APPLICANT: KSL LAND CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 141h day of September, 1999, hold a duly noticed Public Hearing for KSL
Land Corporation for development of four tourist commercial lots, a cart path lot and
other common lot subdivision on 50.83 acres in Specific Plan 83-002, generally
located at the southern terminus of PGA Boulevard in PGA West, more particularly
described as:
Being a subdivision of Parcels 1, 2, and C of PM 24995,
P.M.B 165/49-55; and Lots F, G, X, and Y of Tract 28444,
M.B. 271/57-62; APN: 769-730-001 thru -003, and -020
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 TTM 29241 is within Specific Plan 83-002 and is exempt from the
CEQA of 1970, as amended, per Public Resources Code Section 65457(a).
Environmental Impact Report (State Clearinghouse Number 83062922) for the Specific
Plan was certified by the City Council in 1984. No changed circumstances or
conditions exist which would trigger the preparation of a subsequent environmental
impact report pursuant to Public Resources Code 21166; 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 recommending
approval of said Tentative Tract Map 29241:
Find iino NumbeLl - Consistency with General Plan:
A. The property is designated Tourist Commercial and planned for a
destination resort hotel and accessory retail and personal services. The
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Planning Commission Resolution 99-066
Tentative Tract Map 29241
KSL Land Corporation
September 14, 1999
Land Use Element of the General Plan allows tourist commercial land
uses. The project is consistent with the goals, policies and intent of the
La Quinta General Plan Land Use Element (Chapter 2) because a resort
hotel is planned under SP 83-002. The project, as conditioned, is
consistent with the goals, objectives, and policies of the General Plan
Circulation Element and SP 83-002.
Finding-NunnheL 2 - Consistency with Specific Plans 83-002 (Amendment #3) and City
Zoning Ordinance:
A. The proposed lots exceed the minimum size requirement of 10,000
square feet. Specific Plan 83-002 allows a 1,000 room resort hotel and
other resort commercial uses and 5,000 houses oriented around golf
courses. The proposed tourist commercial lots are consistent with and
will not negatively impact the overall growth and development of PGA
West.
B. The proposed tourist commercial lots are consistent with the City's
Zoning Code in that development standards and criteria contained in the
PGA West Specific Plans supplement and/or replace those in the City's
Zoning Code. Tourist commercial uses will be built as required.
Conditions are recommended ensuring compliance with the PGA West
Specific Plan and Zoning Code.
Findittg_Number_ 3- - Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 29241 is within Specific Plan 83-002. The project
is exempt from the California Environmental Quality Act per Public
Resources Code Section 65457(a). Environmental Impact Report (State
Clearinghouse Number 83062922) was certified by the City Council in
1984. No changed circumstances, or conditions, exist which would
trigger the preparation of a subsequent Environmental Impact Report
pursuant to Public Resources Code 21166.
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Planning Commission Resolution 99-066
Tentative Tract Map 29241
KSL Land Corporation
September 14, 1999
F nding_Nsrmb-ar-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 residential houses in PGA West. The relocation of existing
parking lot facilities for the clubhouse shall require separate consideration
by the Planning Commission under a Site Development Permit. Parking
facilities for the clubhouse shall be on Lot 2, unless guarantees are made
pursuant to Chapter 9.150 (Parking) of the Zoning Code.
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. The site is physically suitable for the proposed land division.
Finding Numbet_b - Site Improvements:
A. Stormwater runoff will be diverted to the existing golf course to ensure
off -site properties are not impacted from seasonal storms.
B. The proposed private streets serve all proposed lots and connect 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. The streets are adequate in size to accommodate
planned residential development in the immediate area.
C. Infrastructure improvements such as gas, electric, sewer and water are
available for the lots. 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:
That the above recitations are true and constitute the findings of the Planning
Commission in this case;
RESOPCTTM 29241 - 36
Planning Commission Resolution 99-066
Tentative Tract Map 29241
KSL Land Corporation
.September 14, 1999
2. That it does hereby require compliance with those mitigation measures required
for Specific Plan 83-002, as amended;
3. That it does hereby confirm the conclusion that the Environmental Impact
Report for the Specific Plan 83-002, as amended, assessed the environmental
concerns of this tentative tract map; and,
4. That it does recommend approval to the City Council of Tentative Tract Map
29241 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 141h day of September, 1999, by the
following vote, to wit:
AYES: COMMISSIONERS ABELS, BUTLER, ROBBINS, TYLER AND CHAIRMAN
KIRK
NOES: NONE.
ABSENT: NONE.
ABSTAIN: NONE.
VKIRK, Chairman
of La Quinta, California
ATTEST:
lY HERMAN, Community Development Director
of La Quinta, California
RESOPCTTM 29241-36
PLANNING COMMISSION RESOLUTION 99-066
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29241
KSL LAND CORPORATION
SEPTEMBER 14, 1999
GELVERAL
1. Upon their approval by the City Council, the applicant 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. This tentative map and any final maps thereunder 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).
4. This map shall expire within two years of approval, unless extended pursuant to the
requirements of the City Subdivision Ordinance.
5. 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 (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
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,
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the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's
Notice of Intent 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.
6. Prior to approval of a final map, the applicant shall acquire or confer easements and
other property rights required of the tentative map or otherwise necessary for
construction or proper functioning of the proposed development. Conferred rights shall
include irrevocable offers to dedicate or grant access easements to the City for
emergency services.
7. The applicant shall dedicate or 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. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five feet
with the express concurrence of IID.
9. 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.
WHT1111901A •►rRA••: 11•.
10. 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.
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.
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.
11 . 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"
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x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets &
Drainage," and "Landscaping." Precise grading plans shall have signature blocks for
Community Development Director and the Building Official. All other plans shall have
signature blocks for the City Engineer. Plans are not approved for construction until
they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
entry drives, gates, and parking lots. "Landscaping" plans shall normally include
irrigation improvements, landscape lighting and entry monuments. "Precise Grading"
plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
12. 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.
13. 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.
14. 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.
15. 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.
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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, 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.
16. 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.
GBAD_l[1G
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 3:1 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 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.
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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.
23. Stormwater handling shall conform with the approved hydrology and drainage plan for
PGA West.
UJJLITJES
24. Utilities shall be installed prior to overlying hardscape. For installation of utilities in
existing, improved streets, the applicant shall comply with trench restoration
requirements maintained or required by the City Engineer. The applicant shall provide
certified reports of trench compaction for approval of the City Engineer.
25. The applicant shall install the following private street improvements illustrated on the
approved tentative map as approved by the City Engineer:
A. PGA Boulevard - Install variable width four lane Arterial street improvements with
raised median and roundabout terminal end.
B. Spanish Bay - Install divided connection to PGA Boulevard.
26. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians and street name signs.
27. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications. Improvement plans for
streets, access gates and parking areas shall be stamped and signed by qualified
engineers.
28. Corner cut -backs shall conform with Riverside County Standard Drawings #800, #801
and #805 respectively unless otherwise approved by the City Engineer.
29. 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
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sweeping. Unused curb cuts on any lot shall be restored to normal curbing prior to
final inspection of permanent building(s) on the lot.
30. 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 shall be as follows (or
approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
31. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The submittal
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.
32. 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.
LAN-D-SrAPING
33. The applicant shall provide landscaping in raised landscape medians, required setbacks
and on common landscape lots.
34. Landscape and irrigation plans for landscaped lots, setbacks and medians 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.
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35. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized.
PUBLIC S_ERV1CF_S
36. The applicant shall provide public transit improvements as required by Sunline Transit
and/or the City.
QUP1 ITY ASSURANCE
37. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
38. 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.
39. 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.
40. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public improvement plans which were signed by the City. 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. The applicant shall revise the CAD or raster -image files previously
submitted to the City to reflect as -constructed conditions.
MAs1T_ENANS E
41. The applicant shall make provisions for continuous, perpetual maintenance of all
improvements.
FEES AND —DEPOSITS
42. 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.
43. The applicant shall comply with the terms and requirements of the development impact
fee program in effect at the time of issuance of building permits.
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SPECIAL
44. Prior to issuance of a final map approval, a Site Development Permit shall be approved
for the relocation of the clubhouse parking lot.
45. Prior to final map approval, the applicant shall demonstrate that clubhouse parking
facilities are guaranteed for a period of a least as long as the permitted use in
accordance with Section 9.150.030 (63 a-c) of the Zoning Code.
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