PCRES 2000-019RESOLUTION 2000-019
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL FOR THE
RESUBDIVISION OF 3.17 ACRES INTO 30 RESORT
RESIDENTIAL UNITS AND MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT MAP 29702
APPLICANT: KSL CASITAS CORPORATION
WHEREAS, The Planning Commission of the City of La Quinta, California,
did on the 11" day of April, 2000, hold a duly noticed Public Hearing and continued
hearing on the 251" day of April, 2000, to consider the request of KSL Casitas
Corporation for resubdivision of 3.17 acres into 30 resort residential lots and
miscellaneous lots, and revision to the parking provisions located on the east of
Avenida Obregon, approximately 350 feet south of Avenida Fernando within the La
Quinta Resort Homes area, more particularly described as:
Lots B and C, Tract 28545-1, Lots 1-29 and Letter Lots B and C, Tract 28545-3
WHEREAS, said Map Amendment 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 this request has been previously assessed in conjunction with
Environmental Assessment 97-343 for which a Mitigated Negative Declaration was
certified on September 16, 1997. No changed circumstances or changes proposed
would trigger the preparation of a subsequent Environmental Assessment pursuant to
the guidelines for implementation of the California Environmental Quality Act;
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 29702:
1. The Map and its design are consistent with the General Plan and Specific Plan
121-E in that its amended lots are in conformance with applicable goals,
policies, and development standards, such as lot size and will provide adequate
infrastructure and public utilities.
2. The design of the amended subdivision or its proposed improvements are not
likely to create environmental damage or substantially and avoidably injure
wildlife or their habitat because the area covered by the amended Map is graded
or developed and mitigation measures and conditions have been imposed.
p:\stan\tt 29702 pc res.wpd
Resolution 2000-019
Tentative Tract Map 29702
KSL Casitas Corporation
April 25, 2000
3. The design of the amended subdivision and the proposed types of improvements
are not likely to cause serious public health problems because urban
improvements are existing or will be installed based on applicable Local, State,
and Federal requirements.
4. The design of the amended subdivision and the proposed types of improvements
will not conflict with easements acquired by the public at large, for access
through or use of the property within the subdivision in that none presently exist
and access to the resort residential area will be provided to surrounding property
owners.
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 29702 to the City
Council for the reasons set forth in this Resolution, subject to the attached
Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 251'' day of April, 2000, by the following
vote, to wit:
AYES: COMMISSIONERS ABELS, BUTLER, ROBBINS, TYLER, AND CHAIRMAN
KIRK.
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
I KIRK, Chairman
of La Quinta, California
RMANJCommunity Development Director
Quinta, California
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PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29702
KSL CASITAS CORPORATION
APRIL 25, 2000
GENERAL
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. Tentative Tract Map 29702 shall comply with the requirements and standards
of § § 66410-66499.58 of the California Government Code (the Subdivision
Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC) unless
otherwise modified by the following conditions. This map shall expire two years
after approval by the City Council unless extended pursuant to the provisions
of the Subdivision Ordinance.
3. 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 (per letter of March 21, 2000, on file in
Community Development Department)
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For subdivisions 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 and
acceptance by the Public Works Department.
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PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29702
APRIL 25, 2000
4. Provisions shall be made to comply with the terms and requirements of the
City's adopted Development Impact Fee program in effect at the time of
issuance of building permits.
5. Prior to issuance of a building permit for construction of any building or use
contemplated by this Tentative Tract approval, Parcel Map 29724 shall be
recorded and the parking lot, wall, and landscaping improvements to Parcel 2
shall be constructed per the approved Conditions of Approval for said Parcel
Map and Site Development Permit 97-607, Amendment #1.
6. All applicable conditions of City Council Resolution 97-75 for Tentative Tract
28545 shall be met prior to recordation of this Map.
PROPERTY RIGHTS
7. All easements, rights of way and other property rights required of the tentative
map or otherwise necessary to facilitate the ultimate use of the development
and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of said dedication, granting, or conferral shall be
ensured, prior to approval of a final map or parcel map or a waiver of parcel
map. The conferral shall include irrevocable offers to dedicate or grant
easements to the City for access to and maintenance, construction, and
reconstruction of all essential improvements which are located on privately -held
lots or parcels.
8. Prior to approval of a final map, parcel map or grading plan and prior to issuance
of a grading permit, the applicant shall furnish proof of temporary or permanent
easements or written permission, as appropriate, from owners of any abutting
properties on which grading, retaining wall construction, permanent slopes, or
other encroachments are to occur.
9. 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 unless the owners specifically agree to the
proposed diminishment of access rights.
10. The applicant shall dedicate private street, parking and utility easements or
rights of way in conformance with the City's General Plan, Municipal Code, and
as required by the City Engineer except as approved in a revised specific plan
for the project area.
P:\stan\tt 29702 pc coa.wpd
PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29702
APRIL 25, 2000
11. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
12. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and
the date of recording of any final map(s) covering the same portion of the
property unless such easements are approved by the City Engineer.
FINAL MAP(S) AND PARCEL MAP(S)
13. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved by the City's map
checker, on storage media and in a program format acceptable to the City
Engineer. The files shall utilize standard AutoCad menu choices so they may be
fully retrieved into a basic AutoCad program. At the completion of construction
and prior to final acceptance of improvements, the applicant shall update the
files to reflect as -constructed conditions including approved revisions to the
plans.
If the map is not produced in AutoCad or another format which can be
converted to AutoCad, the City Engineer may accept raster image files in place
of AutoCad files.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as "engineer",
"surveyor", or "architect' refer to persons currently certified or licensed to practice their
respective professions in the State of California.
14. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers or landscape architects, as appropriate. Improvement plans
submitted to the City for plan checking shall be submitted on 24" x 36" media
in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage,"
and "Landscaping." All plans except precise grading plans shall have signature
blocks for the City Engineer. Precise grading plans shall have signature blocks
for Community Development Director and the Building Official. Plans are not
approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. If water and sewer plans are
P:\stan\tt 29702 pc coa.wpd
PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29702
APRIL 25, 2000
included on the street and drainage plans, the plans shall have an additional
signature block for the Coachella Valley Water District (CVWD). The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's
signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
15. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
16. When final plans are approved by the City, and prior to approval of the final
map, the applicant shall furnish accurate AutoCad files of the complete,
approved plans on storage media acceptable to the City Engineer. The files shall
utilize standard AutoCad menu choices so they may be fully retrieved into a
basic AutoCad program. At the completion of construction and prior to final
acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions including approved revisions to the plans.
If the map is not produced in AutoCad or another format which can be
converted to AutoCad, the City Engineer may accept raster image files in place
of AutoCad files.
IMPROVEMENT AGREEMENT
17. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to agendization of a final map or parcel
map or issuance of a certificate of compliance for a waived parcel map. For
secured agreements, security provided, and the release thereof, shall conform
with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
18. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
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PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29702
APRIL 25, 2000
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements
shall not be agendized for final acceptance until the City receives confirmation
from the telephone authority that the applicant has met all requirements for
telephone service to lots within the development.
19. If the applicant desires to phase improvements and obligations required by the
conditions of approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the
City Engineer.
The applicant shall complete required improvements and satisfy obligations as
set forth in the approved phasing plan. Improvements and obligations required
of each phase shall be completed and satisfied prior to completion of homes or
occupancy of permanent buildings within the phase unless a construction
sequencing plan for that phase is approved by the City Engineer.
20. If improvements are phased with multiple final maps or other administrative
approvals (plot plans, site development permits, etc.), off -site improvements and
development -wide improvements (ie: retention basins, perimeter walls &
landscaping, gates, etc.) shall be constructed or secured prior to approval of the
first final map unless otherwise approved by the City Engineer.
GRADING
21. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
22. Prior to occupation of the project site for construction purposes, the Applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the
Applicant shall furnish security, in a form acceptable to the city, in an amount
sufficient to guarantee compliance with the provisions of the permit.
23. The applicant shall comply with the City's flood protection ordinance.
24. The applicant shall furnish a thorough preliminary geological and soils
engineering report (the "soils report") with the grading plan.
P:\stan\tt 29702 pc coa.wpd
PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29702
APRIL 25, 2000
25. A grading plan shall be prepared by a qualified engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit. The grading
plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist. A
statement shall appear on the final maplsl, if any are required of this
development, that a soils report has been prepared pursuant to Section 17953
of the Health and Safety Code.
26. Prior to issuance of building permits, the applicant shall provide a separate
certification document, bearing the seal and signature of a qualified engineer or
surveyor, that lists actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as -built
elevation, and the difference between the two, if any. The data shall be
organized by lot number and shall be listed cumulatively if submitted at different
times..
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 96.03 and
the following:
27. Stormwater falling on site during the peak 24-hour period of a 100-year storm
shall be retained within the development or directed to an approved retention
area unless otherwise approved in the revised specific plan or by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public or private streets.
28. The applicant shall construct facilities, approved by the City Engineer, which
intercept and percolate nuisance water and prevent flow onto common areas or
off -site locations. The facilities shall be sized to percolate 22 gallons per day
per 1,000 square feet of drainage area. For design purposes, the maximum
percolation rate of native soils shall be two inches per hour. The percolation
rate shall be considered zero unless the applicant provides site -specific data
which demonstrates otherwise.
29. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
30. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet
and into the historic drainage relief route.
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PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29702
APRIL 25, 2000
31. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
32. If the applicant proposes drainage of stormwater to off -site locations, the
applicant may be required to design and install first -flush storage, oil/water
separation devices, or other screening or pretreatment method(s) to minimize
conveyance of contaminants to off -site locations. If the drainage will directly
or indirectly enter public waterways, the applicant and, subsequently, the
applicant and the applicant's successors and assigns shall be responsible for any
sampling and testing of effluent which may required under the City's NPDES
Permit or other city- or area -wide pollution prevention programs and for any
other obligations and/or expenses which may arise from such discharge of the
development's stormwater or nuisance water. The tract CC & Rs shall reflect
the existence of this potential obligation.
UTILITIES
33. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of surface improvements. The
applicant shall provide certified reports of utility trench compaction tests for
approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
34. All private street, parking and pedestrian improvements shall comply with the
City's General Plan, Zoning Ordinance, Subdivision Ordinance, and current
policies except as may be approved in the revised specific plan or by the City
Engineer.
35. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street
width transitions, or other incidental work which will ensure that newly
constructed improvements are safely integrated with existing improvements and
conform with the City's standards and practices.
36. Improvement plans for all on- and off -site streets and access gates shall be
prepared by a qualified engineer. Improvements shall be designed and
constructed in accordance with the LQMC, adopted Standard and Supplemental
Drawings and Specifications, and as approved by the City Engineer.
P:\stan\tt 29702 pc coampd
PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29702
APRIL 25, 2000
37. Street pavement sections shall be based on a Caltrans design for a 20-year life
and shall consider soil strength and anticipated traffic loading (including site and
building construction traffic). The minimum pavement sections shall be as
follows:
Residential & 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"
The listed structural sections are minimums, not defaults. Street pavement
sections shall be designed using Caltrans design procedures with site -specific
data for soil strength and traffic volumes.
The applicant shall submit current (no more than two years old) mix designs for
base materials, Portland cement concrete and asphalt concrete, including
complete mix design lab results, for review and approval by the City. For mix
designs over six months old, the submittal shall include recent (no more than six
months old at the time proposed for construction) aggregate gradation test
results to confirm that the mix design gradations can be reproduced in
production of the base or paving material. Construction operations shall not be
scheduled until mix designs are approved.
38. Prior to occupancy of homes or other permanent buildings within the
development, the applicant shall install all street and sidewalk improvements,
traffic control devices and street name signs along access routes to those
buildings. If on -site streets are initially constructed with only a portion of the
full thickness of pavement, the applicant shall complete the pavement when
directed by the City but in any case prior to final inspections of any of the final
ten percent of homes within the tract.
QUALITY ASSURANCE
39. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
40. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are
required by the City to provide evidence that materials and their placement
P:\stan\tt 29702 pc coa.wpd
PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29702
APRIL 25, 2000
comply with plans and specifications. Testing shall include a retention basin
sand filter percolation test, as approved by the City Engineer, after required tract
improvements are complete and soils have been permanently stabilized.
41. The applicant shall employ or retain qualified engineers, geotechnical engineers,
or surveyors, as appropriate, who will provide, or have their agents provide,
sufficient supervision and verification of the construction to be able to furnish
and sign accurate record drawings.
42. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
Engineer. Each sheet of the drawings shall have the words "Record Drawings,"
"As -Built" or "As -Constructed" clearly marked on each sheet and be stamped
and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the plan computer files previously
submitted to the City to reflect the as -constructed condition.
MAINTENANCE
43. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on -site street improvements. The applicant shall maintain off -
site public improvements until final acceptance of improvements by the City
Council.
FEES AND DEPOSITS
44. The applicant shall pay all deposits and fees required by the City for plan
checking and construction inspection. Deposit and fee amounts shall be those
in effect when the applicant makes application for plan checking and permits.
45. Final Maps under this Tentative Tract Map shall be subject to the provisions of
the Development Impact Fee Program in effect at the time of final map approval.
FIRE MARSHAL
46. 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
P:\stan\tt 29702 pc coampd
PLANNING COMMISSION RESOLUTION 2000-019
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT 29702
APRIL 25, 2000
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".
47. Fire hydrants in accordance with CVWD standard W-33 shall be located not less
than 25 feet or more than 165 feet from any portion of the buildings as
measured along approved vehicular travel ways. Minimum fire flow shall be
1,500 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.
48. 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.
49. The minimum dimensions for fire apparatus access roads entering and exiting
this project shall have an unobstructed width of not less than 20 feet in each
direction and an unobstructed vertical clearance of not less than 13 feet 6
inches. Parking is permitted on one side of roadways with a minimum with of
28 feet. Parking is permitted on both sides of roadways with a minimum of 36
feet.
50. Provide an approved means for turning around fire department apparatus at the
end of Lot "C". Provide revised plans for review and approval prior to
recordation.
MISCELLANEOUS
51. The applicant/developer shall comply with the mitigation measures contained in
the Mitigation Monitoring Plan attached to Environmental Assessment 97-343.
52, This map shall be subject to all requirements of SP 121 E, Amendment #4, and
SDP 97-607 and shall be revised if necessary prior to recordation.
53. Prior to final map approval by the City Council, the applicant/developer shall
demonstrate that all parking facilities required by SDP 97-607, Amendment #1
are guaranteed for a period of at least as long as the permitted use in
accordance with Section 9.150.030 (B 3 a-c) of the Zoning Code.
54. Developer agrees to indemnify, defend and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
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ATTACHMENT(S)
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ATTACHMENT 6
PHILIP MASCHKA, D.D.S
3 N�I10�
Z
9 April 2000 �G
Q
City of La Quinta ti� oevE�o
Planning Commission
Re KSL Casitas Corp. Application Item
29702
Gentlemen:
This KSL project involves eliminating
a parking lot for approximately 90
cars which is now fully utilized for
parking. If this area is converted to
30 additional residential lots where
will these cars be parked?
A further concern is that the
population density is being so
impacted that the charm of La Quinta
is largely lost. Further construction
of hotel accommodations will eliminate
the small amount of open space that
remains.
I urge the Planning Commission to
consider these concerns and act in the
interest of the City and it's
residents rather than allow KSL to
dominate.the area in a drive for ever
greater perofi'tts.�'y/�
Philip Masch/ ka
u3s