PCRES 2001-042PLANNING COMMISSION RESOLUTION 2001- 042
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A THIRTEEN LOT SUBDIVISION
AND MISCELLANEOUS AMENITY LOTS ON
APPROXIMATELY 5.39 ACRES LOCATED AT THE
SOUTH TERMINUS OF WASHINGTON STREET
TAKING ACCESS FROM DEL GATO DRIVE WITHIN
THE TRADITION CLUB
CASE NO.: TENTATIVE TRACT MAP 30056
APPLICANT: CHAPMAN GOLF DEVELOPMENT, L.L.C.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 271h day of February, 2001, hold a duly -noticed Public Hearing , and
continued said Public Hearing to the 27`h day of March to consider the request of
Chapman Golf Development, L. L.C. for approval of a Tentative Tract Map as shown
on Exhibit A., and more particularly described as:
LOTS 11 5-121 OF TRACT 28867; 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
Commission did make the following Mandatory Findings of approval to justify said
Tentative Tract Map 30056:
A. The proposed map is consistent with the City of La Quinta General Plan.
The project is a Low Density Residential (LDR) District per the provisions of the
General Plan; therefore, all provisions of Land Use Element (Chapter 2) shall
be met. Tentative Tract Map 30056 is consistent with the goals, policies and
intent of the La Quinta General Plan provided conditions contained herein are
met to ensure consistency with the General Plan and mitigation of
environmental consequences pursuant to Environmental Assessment (EA) 96-
333.
B. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and the Subdivision Ordinance.
All streets and improvements in the project conform to City standards
contained in the General Plan and Subdivision Ordinance as designed. Access
for the single family lots will be provided from a street built under the tentative
tract map.
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Planning Commission Resolution 2001- 042
Tentative Tract Map 30056
March 27, 2001
The design of the proposed lots is consistent with the City of La Quinta
General Plan in that the subdivision has on -site drainage, flood water retention,
and internal circulation system acceptable to the City Engineer.
C. The site is physically suitable for the type of development in that the slope and
topographic relief is acceptable, and the soil type is suitable for residential
development.
D. The design of the lots, or type of improvements are not likely to cause
substantial environmental damage, or substantially and unavoidably injure fish,
or wildlife, or their habitats in that a Mitigated Negative Declaration of
Environmental Impact was certified for EA 96-333 April 1, 1997. An
Addendum has been prepared to evaluate the environmental impacts
associated with minor changes in the project. The Community Development
Department has determined that no significant environmental impacts which
cannot be mitigated will result from this project. Therefore, no further
environmental documentation is necessary.
E. The design of the lot, or type of improvements are not likely to cause serious
public health problems in that the Fire Marshall, Sheriff's Department, and the
City's Building and Safety Department have reviewed the proposal for public
health conditions and the project is conditioned as appropriate.
F. The design of the lot, or type of improvements, will not conflict with
easements acquired by the public at large, for access through or use of
property within the proposed subdivision in the proposed internal streets will
be privately owned and maintained, and that there will be no publicly -owned
improvements with the tentative tract map.
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 to the City Council of Tentative Tract Map
30059 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 this the 27`h day of March, 2001, by the following
vote, to wit:
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Planning Commission Resolution 2001- 042
Tentative Tract Map 30056
March 27, 2001
AYES: Commissioners Abels, Butler, Kirk, Tyler, and Chairman Robbins
NOES: None
ABSENT: None
ABSTAIN: None
ST E ROBBINS, Chairman
City of La Quinta, California
ATTEST:
HER AN, Community Development Director
La Quinta, California
PLANNING COMMISSION RESOLUTION 2001- 042
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE TRACT MAP 30056
MARCH 27. 2001
GENERAL
1. Upon conditional approval by the City Council of this development application, the
City Clerk shall prepare and record, with the Riverside County Recorder, a
memorandum noting that conditions of approval for development of the property
exist and are available for review at City Hall.
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. 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
• Desert Sands 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, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent prior to.issuance of a grading
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or site construction permit. The applicant shall ensure that the required Storm
Water Pollution Protection Plan is available for inspection at the project site.
5. 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.
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 grant public and 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. Right of way dedications required of this development include:
A. PRIVATE STREETS
1) Residential: 33-foot width.
B. CULS DE SAC
11 Public or Private: Use Riverside County Standard 800 (symmetric) or
800A (offset) with 38-foot radius, or larger.
9. 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.
10. If the City Engineer determines that access rights to proposed street rights of way
shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant the necessary rights of way
within 60 days of written request by the City.
11. 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.
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12. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
13. 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.
14. 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 or notarized letters of consent from the property
owners
15. The applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval of this tentative map by the City
Council and the date of recording of any final map(s) covering the same portion of
the property unless such easements are approved by the City Engineer.
FINAL MAP(5) AND PARCEL MAP(S)
16. 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.
17. 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
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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.
18. 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.
19. 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
20. Depending on the timing of development of the lots or parcels created by this map
and the status of off -site improvements at that time, the subdivider may be
required to construct improvements, to construct additional improvements subject
to reimbursement by others, to reimburse others who construct improvements that
are obligations of this map, to secure the cost of the improvements for future
construction by others, or a combination of these methods.
In the event that any of the improvements required herein are constructed by the
City, the Applicant shall, at the time of approval of a map or other development or
building permit, reimburse the City for the cost of those improvements.
21. 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.
22. 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
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listed in the City's schedule, estimates shall meet the approval of the City
Engineer.
Estimates for 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.
23. If improvements are phased with multiple final maps or other administrative
approvals (e.g., Site Development Permits), off -site improvements and common
improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall
be constructed or secured prior to approval of the first phase unless otherwise
approved by the City Engineer. 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 and subsequent phases unless a
construction phasing plan is approved by the City Engineer.
24. 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.
25. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is or
may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors and
exterior fill (at the foundation) are above the level of the project (100-year) flood
and building pads are compacted to 95% Proctor Density as required in Title 44 of
the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building
permits for lots which are so located, the applicant shall furnish certifications as
required by FEMA that the above conditions have been met.
26. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved 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.
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.
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27. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way unless otherwise approved by the City Engineer.
28. 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.
The limits given in this condition and the previous condition are not entitlements
and more restrictive limits may be imposed in the map approval or plan checking
process. If compliance with the limits is impractical, however, the City will
consider alternatives which minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
29. 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.
30. 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.
31. 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.
32. Stormwater handling shall conform with the approved hydrology and drainage plan
for Tract 28470. Nuisance water shall be disposed of in an approved manner.
33. The tract shall be designed to accommodate purging and blowoff water from any
on -site or adjacent well sites granted or dedicated to the local water utility
authority as a requirement for development of this property.
UTILITIES
34. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water valves,
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and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
35. 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.
STREET AND TRAFFIC IMPROVEMENTS
36. 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
1) Residential: 33-foot width measured back of curb to back of curb.
Width may be reduced to 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.
B. CULS DE SAC
1) Use Riverside County Standard 800 (symmetric) or 800A (offset) with
38-foot curb radius, minimum.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the City
Engineer.
37, Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs, and sidewalks.
Mid -block street lighting is not required.
38. 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.
39. Knuckle turns and corner cut -backs shall conform with Riverside County Standard
Drawings #801 and #805 respectively unless otherwise approved by the City
Engineer.
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40. 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. If a wedge or rolled curb design is approved, the lip at the
flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused
curb cuts on any lot shall be restored to normal curbing prior to final inspection of
permanent building(s) on the lot.
41. 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" c.a.b.
42. 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.
43. 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.
QUALITY ASSURANCE
44. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
45. 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.
46. 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.
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47. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all 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
48. The applicant shall make provisions for continuous, perpetual maintenance of all
on -site improvements, perimeter landscaping, access drives, and sidewalks. The
applicant shall maintain required public improvements until expressly released from
this responsibility by the appropriate public agency.
FEES AND DEPOSITS
49. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
FIRE MARSHALL
50. Final conditions will be addressed when building plans are reviewed. A plan check
fee must be paid to the Fire Department at the time building plans are submitted.
All questions regarding Fire Marshall conditions should be directed to the Fire
Department Planning & Engineering staff at 1760) 863-8886.
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