PCRES 2000-039PLANNING COMMISSION RESOLUTION 2000-039
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A SUBDIVISION OF
51.58± ACRES INTO TWO CLUBHOUSE LOTS, ONE GOLF
COURSE LOT, TWO FUTURE DEVELOPMENT LOTS, TWO
COMMON LOTS AND ADJUSTMENT OF PROPERTY
BOUNDARIES FOR FOUR SINGLE FAMILY LOTS
CASE NO.: TT 29800
APPLICANT: KSL DESERT RESORTS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27th day of June, 2000, hold a duly noticed Public Hearing to consider the
request of KSL Desert Resorts, Inc. for approval of a Tentative Tract Map to subdivide
51.58± acres into two clubhouse lots, one golf course lot, two future development
lots, two common lots and adjustment of four single family lots, located adjacent to
portions of Kingston Heath, Tiburon Drive, National Drive and Medallist Drive in the
Norman golf course, more particularly described as:
APNS: Portions of 767-330-077, -079; 767-500-026, -027; 767-510-021; 767-
520-010
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 29800 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 (EIR) 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 EIR 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 of approval to justify
a recommendation for approval of said Tentative Tract Map 29800:
1. The proposed Map and its design is consistent with the General Plan and
applicable Specific Plan in that the lots are intended and designated for Low
Density Residential and common use. The development of the lots will comply
with applicable development standards such as setbacks, height restrictions,
density, etc.
Planning Commission Resolution 2000- 039
Tentative Tract Map 29800
June 27, 2000
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. Off -site
parking facilities shall be guaranteed for a period as long as the permitted use.
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 29800 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 27th day of June, 2000, by the following
vote, to wit:
AYES: Commissioners Abels, Butler, Tyler, and Chairman Kirk
NOES: None
ABSENT: Commissioner Robbins
ABSTAIN: None
P:\CAROLYN\ResO PC T 29800 Norman.wpd
Planning Commission Resolution 2000- 039
Tentative Tract Map 29800
June 27, 2000
AIRK, Chairman
of La Quinta, California
ATTEST:
HEIOMAN, Community Development Director
La Quinta, California
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PLANNING COMMISSION RESOLUTION 2000-039
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 29800
KSL DESERT RESORTS, INC.
JUNE 27, 2000
GENERAL
1. Upon their approval by the City Council, a memorandum noting that the City
Conditions of Approval for this application exist and are available for review at City
Hall shall be recorded against the property with Riverside County.
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 29800 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 in two years 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.
PACAROLYMCondPC T29800KSL.wpd
Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27, 2000
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 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.
PROPERTY RIGHTS
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 and for maintenance, construction, and reconstruction of essential
improvements.
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 comply with all applicable Conditions of Approval for the
underlining final maps.
9. 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.
10. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, mailbox clusters and common areas.
11. 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.
12. 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 alternate rights of way or access easements to
those properties or notarized letters of consent form the property owners.
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Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27, 2000
13. 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.
14. 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.
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.
15. 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," "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.
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Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27, 2000
16. 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.
17. 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.
IMPROVEMENT AGREEMENT
18. Depending on the timing of development of the parcels created by this map and the
status of off -site improvements at that time, the subdivider may be required to
construct improvements, to reimburse the City or others for the cost of the —
improvements, to secure the cost of the improvements for future construction by
others, or a combination of these methods.
19. 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.
20. If improvements are secured, the applicant shall provide estimates of improvement
costs for checking and approval by the City Engineer. Estimates shall comply with the
schedule of unit costs adopted by City resolution or ordinance. For items not listed
in the City's schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other agencies
shall be approved by those agencies. Security is not required for telephone, gas, or
T.V. cable improvements. However, 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.
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Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27, 2000
21. If improvements are phased with multiple final maps or other administrative approvals
(e.g., a Site Development Permit), off -site improvements and perimeter improvements
shall be constructed as outlined in the "Street and Traffic Improvements" and
"Landscaping and Wall" sections of these conditions of approval.
22. 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.
23. The applicant's obligations for portions of the required improvements may, at the
City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
GRADING
24. 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 located
within or immediately adjacent to 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 flood and building
pads are compacted to 95% Proctor Density. Prior to issuance of building permits for
lots which are so located, the applicant shall receive Conditional Letters of Map
Revision based on Fill (CLOMR/F) from FEMA. Prior to final acceptance by the City of
subdivision improvements, the applicant shall have received final LOMR/Fs for all such
lots.
25. 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.
26. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside of the right of way unless otherwise approved by the City Engineer.
27. 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.
Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27, 2000
The listed elevation differential limits are not an entitlement and more restrictive limits
may be imposed in the map and plan approval process. If compliance with the listed
limits is impractical, the City will consider and may approve alternatives which
minimize safety concerns, maintenance difficulties and neighboring -owner
dissatisfaction with the grade differential.
28. 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.
29, 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.
30. 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.
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
31. The design of the development shall not cause any increase in flood boundaries, levels
or frequencies in any area outside the development.
32. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the
design storm) shall be retained within the development unless otherwise approved by
the City Engineer. The tributary drainage area shall extend to the centerline of
adjacent public streets.
33. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
34. Storm drainage historically received from adjoining property shall be retained on site
or passed through to the overflow outlet.
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Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27, 2000
35. Retention capacity shall be based on site -specific percolation data which shall be
submitted for checking with drainage plans. The design percolation rate shall not
exceed two inches per hour.
36. Nuisance water shall be retained on site and disposed of in a manner approved by the
City Engineer.
UTILITIES
37. The applicant shall obtain the approval of the City Engineer for the location of all
above -ground utility structures, located offsite or within perimeter setbacks, to ensure
optimum placement for aesthetic as well as practical purposes. These structures
include, but are not limited to, traffic signal cabinets, electrical vaults, water valves,
and telephone stands.
38. Existing and proposed electric, telephone and cable utilities within or adjacent to the
proposed development shall be installed underground. Power lines exceeding 34.5 kv
are exempt from this requirement.
39. Underground utilities shall be installed prior to overlying hardscape. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
40. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
A. PRIVATE STREETS AND CULS DE SAC
11 Residential: 36-foot travel width. Width may be reduced to 32 feet with
parking restricted to one side or 28 feet with on -street parking prohibited
if there is adequate off-street parking for residents and visitors and the
applicant provides for perpetual enforcement of the restrictions by the
homeowners association.
41. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, street name signs, and sidewalks.
42. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved by the
City Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
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Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27, 2000
43. Street right of way geometry for knuckle turns and corner cut -backs shall conform
with Riverside County Standard Drawings #801 and #805 respectively unless
otherwise approved by the City Engineer.
44. Streets shall have vertical curbs or other approved curb configurations which convey
water without ponding and provide lateral containment of dust and residue for street
sweeping. Unused curb cuts on any lot shall be restored to normal curbing prior to
final inspection of permanent building(s) on the lot.
45. 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"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
46. 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.
47. The City will conduct final inspections of homes and other habitable buildings only
when the buildings have improved 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 PERIMETER WALL
48. The applicant shall provide landscaping in perimeter setbacks and common lots. -
49. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
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Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27, 2000
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.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn or
spray irrigation within 18 inches of curbs along public streets.
QUALITY ASSURANCE
51. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
52. 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.
53. The applicant shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the City as
evidence that construction materials and methods comply with plans and
specifications. Where retention basins are installed, testing shall include a sand filter
percolation test, as approved by the City Engineer, after tributary -area improvements
are complete and soils have been permanently stabilized.
54. 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.
MAINTENANCE
55. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements unless and until expressly released from said responsibility by
the City. This shall include formation of a homeowner's association or other
arrangement acceptable to the City for maintenance of retention basins, common
areas and perimeter walls and landscaping.
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Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27, 2000
FEES AND DEPOSITS
56. 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.
57. Final maps under this tentative map shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of final map approval.
FIRE DEPARTMENT
With respect to the conditions of approval for the above referenced land division, the Fire
Department (760-863-8886) recommends the following fire protection measures be
provided in accordance with La Quinta Municipal Code and/or Riverside County Fire
Department protection standards:
58. 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 will be
1,000 g.p.m. for a two-hour duration at 20 psi. Blue dot reflectors shall be mounted
in the middle of the streets directly in line with fire hydrants.
59. If public use type buildings are to be constructed, additional fire protection may be
required. Fire flows and hydrant locations will be stipulated when building plans are
reviewed by the Fire Department.
60. Prior to recordation of the final map, the applicant/developer shall furnish one blueline
copy of the water system plans to the Fire Department for review and approval. Plans
will conform to the fire hydrant types, location and spacing, and the system will meet
the fire flow requirements. Plans will be approved and signed 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."
61. 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.
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Planning Commission Resolution 2000-039
Conditions of Approval - Adopted
Tentative Tract Map 29800 - KSL Desert Resorts
June 27. 2000
62. 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 width of 28 feet. Parking is
permitted on both sides of roadways with a minimum width of 36 feet.
PS ECIAL
63. Prior to final map approval, the applicant shall demonstrate that clubhouse and golf
course parking facilities are guaranteed for a period of at least as long as the permitted
use in accordance with Section 9.150.030 (133 a-c) of the Zoning Code.
64. Letters from public agencies for this project shall become plan check requirements for
final map preparation.
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