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CC Resolution 2000-093 Norman Course Subdivision RESOLUTION NO. 2000-93 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE 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 WITHIN THE NORMAN COURSE CASE NO.: TTM 29800 APPLICANT: KSL DESERT RESORTS, INC. WHEREAS, the City Council of the City of La Quinta, California, did on the 18th day of July, 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; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of June, 2000, adopt Resolution 2000-040 recommending to the City Council approval of the Tentative Tract Map request, 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 Addendure 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 Resolution No. 2000-93 Tentative Tract Map 29800 Adopted: July 18, 2000 Page 2 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings of 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. 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 City Council 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 City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does approve Tentative Tract Map 29800 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting ~f the La Quinta City Council held on this 18th day of July, 2000, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pe~a NOES: None ABSENT: None ABSTAIN: None JOH ,PE City of La Quinta, California ATTEST: City of La Quinta, California (City Seal) APPROVED AS TO FORM: City of La Quinta, California RESOLUTION NO. 2000-93 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 29800 KSL DESERT RESORTS, INC. J U LY 18, 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 on July 18, 2002, 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 (lID) · 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. Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 2 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 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 lID. 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. Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 3 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. FINAL MAP(S) AND PARCEL MAP(S) 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. 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. Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 4 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. Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 5 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 permit~s 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 LO.MR/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. Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 6 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. 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 pro~/ide 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. DRAINAGE 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. Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 7 34. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 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 1) 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. Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 8 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. 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. Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 9 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. 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. Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 10 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 retentio~ basins, common areas and perimeter walls and landscaping. 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: "1 certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." Resolution No. 2000-93 Tentative Tract Map 29800 July 18, 2000 Page 11 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. 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. SPECIAL 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 (B3 a-c) of the Zoning Code. 64. Letters from public agencies for this project shall become plan check requirements for final map preparation.