PCRES 2000-020RESOLUTION 2000-020
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF A TENTATIVE
PARCEL MAP TO CREATE TWO PARCELS WITHIN
THE LA QUINTA RESORT
CASE NO.: TENTATIVE PARCEL MAP 29724
APPLICANT: KSL DESERT RESORTS
WHEREAS, The Planning Commission of the City of La Quinta, California,
did on the 251h day of April, 2000, hold a duly noticed Public Hearing to consider the
request of KSL Desert Resorts for subdivision of a 1.93 acre parcel into two parcels
located on the west of Avenida Obregon, approximately 380 feet south of Avenida
Fernando in the La Quinta Resort Homes area, more particularly described as:
Lot 4 of Tract 28545-1
WHEREAS, said Map has complied with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63) in that the La Quinta Community Development Department has
determined that this Parcel Map request Is categorically exempted from environmental
review pursuant to Section 15315, Class 15, by 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 Parcel Map 29724:
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
developed.
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.
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Resolution 2000 - 020
Tentative Parcel Map 29724
KSL Desert Resorts
April 25, 2000
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 Parcel Map 29724 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 25" 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
AIRK, Chairman
of La Quinta, California
ATTEST:
J R)HERM�N, Community Development Director
CiyLa Quta, California
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PLANNING COMMISSION RESOLUTION 2000-020
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 29724
KSL CASITAS CORPORATION
APRIL 25, 2000
GENERAL
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 Parcel Map 29724 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 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 April 11, 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 2000-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL 29724
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 Tentative Tract Map 29702, 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.
PROPERTY RIGHTS
6. All easements, rights of way and other property rights required of the tentative
map or otherwise necessary to facilitate the ultimate use of the development
and functioning of improvements shall be dedicated, granted or otherwise
conferred, 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.
7. 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.
8. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties unless the owners specifically agree to the
proposed diminishment of access rights.
9. 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.
10. 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.
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PLANNING COMMISSION RESOLUTION 2000-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL 29724
APRIL 25. 2000
11. 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)
12. 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.
13. 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
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.
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PLANNING COMMISSION RESOLUTION 2000-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL 29724
APRIL 25, 2000
"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.
14. 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.
15. 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
16. 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.
17. 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.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
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PLANNING COMMISSION RESOLUTION 2000-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL 29724
APRIL 25, 2000
telephone, gas, or T.V. cable improvements. However, parcel map
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.
18. 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
construction within the phase unless a construction sequencing plan for that
phase is approved by the City Engineer.
19. 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 lie: 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
20. 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.
21. 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.
22. The applicant shall comply with the City's flood protection ordinance.
23. The applicant shall furnish a thorough preliminary geological and soils
engineering report (the "soils report") with the grading plan.
24. 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
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PLANNING COMMISSION RESOLUTION 2000-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL 29724
APRIL 25, 2000
certified as adequate by a soils engineer or an engineering geologist. A
statement shall appear on the final map(s), if any are required of this
development, that a soils report has been prepared pursuant to Section 17953
of the Health and Safety Code.
25. Prior to issuance of building permits, the applicant shall provide a separate
certification document, bearing the seal and signature of a California 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:
26. 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.
27. 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.
28. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
29. 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.
30. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
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PLANNING COMMISSION RESOLUTION 2000-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL 29724
APRIL 25, 2000
31. 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
32. 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
33. 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.
34. 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.
35. 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 LOW, adopted Standard and Supplemental
Drawings and Specifications, and as approved by the City Engineer.
36. 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:
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PLANNING COMMISSION RESOLUTION 2000-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL 29724
APRIL 25, 2000
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.
QUALITY ASSURANCE
37. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
38. 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
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.
39. The applicant shall employ or retain California 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.
40. 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,"
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PLANNING COMMISSION RESOLUTION 2000-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL 29724
APRIL 25, 2000
"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
41. 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
42. 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.
43. Final Maps under this Tentative Parcel Map shall be subject to the provisions of
the Development Impact Fee Program on effect at the time of final map
approval.
FIRE MARSHAL
44. Maintain the 20 foot easement and fire apparatus access turnaround between
the tennis court and spa building.
MISCELLANEOUS
45. The applicant/developer shall comply with the mitigation measures contained in
the Mitigation Monitoring Plan attached to Environmental Assessment 97-343.
46. 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.
47. 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.
48. 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
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PLANNING COMMISSION RESOLUTION 2000-020
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL 29724
APRIL 25, 2000
counsel in its sole discretion.
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