Loading...
HomeMy WebLinkAboutPC Resolution 2026-002 PGA West - Seminole TTM 2024-0001 (38966)PLANNING COMMISSION RESOLUTION 2026 - 002 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 2024-0001 (TTM 38966) AND FINDING THAT THE PROJECT IS CONSISTENT WITH THE PGA WEST ADDITIONS ENVIRONMENTAL IMPACT REPORT AND REQUIRES NO FURTHER ENVIRONMENTAL REVIEW, CONSISTENT WITH CEQA GUIDELINES SECTION 15162 CASE NUMBERS: TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE APPLICANT: HJ/CJ PARTNERSHIP WHEREAS, the Planning Commission of the City of La Quinta, California, did, on March 10, 2026, hold a duly noticed Public Hearing to consider a request by HJ/CJ Partnership for approval of a Tentative Tract Map (2024-0001), TTM 38966, for the subdivision of 3.26 acres into nine residential lots as well as two lots that are dedicated for utility purposes only, within the PGA West Additions Specific Plan (SP1990-017) more particularly described as: /_1N0101:1191Z,11rL:3.1a1lciC? WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on February 27, 2026, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site and emailed or mailed to all interested parties who have requested notification relating to the project; and WHEREAS, an Environmental Impact Report was certified by City Council on December 3, 1991 (Resolution 1991-104), pursuant to the California Environmental Quality Act (CEQA), which analyzed up to 1,006 residential units (the Specific Plan was approved for up to 880 dwelling units) and a golf course; and WHEREAS, CEQA Guidelines Section 15162 establishes parameters for the consideration of projects when an EIR has been approved to determine whether subsequent environmental review is required; and WHEREAS, the City has reviewed these parameters and finds that no further environmental review is required in this case because: PLANNING COMMISSION RESOLUTION 2026-002 TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 20F5 1. There have been no substantial changes to the project that would require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects. The TTM is consistent with the certified EIR for the project insofar as the EIR analyzed up to 1,006 residential units (the Specific Plan was approved for up to 880 dwelling units), and the additional nine lots will result in a total of 253 units including existing developed residential units. 2. Substantial changes have not occurred with respect to the circumstances under which the project is undertaken that require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects. The TTM will not change the development pattern analyzed in the EIR, nor have conditions changed on or around the project site, which could increase the impacts of the proposed project. 3. There is no new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified, showing that the project will have one or more significant effects not discussed in the previous EIR, significant effects previously examined will be substantially more severe than shown in the previous EIR, or mitigation measures or alternatives that were previously found not to be feasible or that are considerably different from those analyzed in the previously certified EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measure or alternative. Tentative Tract Map 2024-0001 (TTM 38966) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 13.12.130 of the Municipal Code to justify approval of said Tentative Tract Map: 1. The proposed map or vesting map is consistent with the city general plan and any applicable specific plans. Finding of Fact: The proposed subdivision is located within the Low Density Residential General Plan Land Use Designation, which allows residential development at a density up to four units per acre. The subdivision is also located PLANNING COMMISSION RESOLUTION 2026-002 TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 30F5 within the PGA West Additions Specific Plan, which identifies the subject property as Residential allowing a density of eight dwelling units per acre. The proposed subdivision establishes nine dwellings over 3.26 acres which equates to a density of 2.7 dwelling units per acre. The Tentative Tract Map is consistent with the La Quinta General Plan and Specific Plan 1990-017 and implements the residential uses allowed and contemplated by the General Plan and Specific Plan. 2. The design or improvement of the proposed subdivision is consistent with the city general plan and any applicable specific plans. Finding of Fact: The design and improvement of the proposed subdivision is consistent with the La Quinta General Plan, with the implementation of recommended Conditions of Approval. The proposed subdivision does not require new road improvements as the lots will be accessed from Seminole. A Condition of Approval requires the development of the lots be consistent with the PGA West Additions Specific Plan. 3. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. Finding of Fact: The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage, nor substantially injure fish or wildlife or their habitat. The mitigation measures included in the PGA West Additions Environmental Impact Report will reduce impacts to less than significant levels, and the reduction in residential lots proposed in the Tract Map will further reduce impacts associated with the project. 4. The design of the subdivision or type of improvements are not likely to cause serious public health problems. Finding of Fact: The design of the subdivision or type of improvements are not likely to cause serious public health problems, insofar as the map will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality, and other public health issues both in this Map and in subsequent site development permits and other approvals necessary for development of the land. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development. PLANNING COMMISSION RESOLUTION 2026-002 TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 4OF5 Finding of Fact: The proposed subdivision is suitable for the residential density that is proposed. The site is suitable for the development as Seminole is an existing road with installed utilities and no additional road improvements are necessary. 6. The proposed subdivision is consistent with all applicable provisions of this title and the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, any other applicable provisions of this code, and the Subdivision Map Act. Finding of Fact: The proposed Tentative Tract Map is consistent with all applicable provisions of Title 13 of the City's Subdivision Regulations Code, minimum lot area requirements, and other applicable provisions of Title 9 of the City's Municipal Code, Subdivision Map Act and Specific Plan 1990-017. 7. The design of the subdivision 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. Finding of Fact: The design and improvements required for the Tentative Tract Map will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. All roadway improvements, easements, if any, and surrounding improvements will be completed to City and Specific Plan standards. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the above project was previously analyzed in compliance with the requirements of the California Environmental Quality Act (CEQA) in that the City Council certified the PGA West Additions Environmental Impact Report, and the proposed Tentative Tract Map is consistent with Section 15162 of the CEQA Guidelines, insofar as conditions have not changed, impacts of the project are equivalent or less than those analyzed in the Environmental Impact Report, and no new information is known which would change the severity of impacts or require new mitigation measures as outlined in the attached CEQA Section 15162 Evaluation [Exhibit A]. SECTION 3. That it does hereby approve Tentative Tract Map 2024-0001, TTM 38966, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit B]. PLANNING COMMISSION RESOLUTION 2026-002 TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST -SEMINOLE LOCATION EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 5OF5 PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on March 10, 2026, by the following vote: AYES: Commissioners Bohlinger, Hernandez, McCune, and Vice Chairperson Guerrero NOES: None ABSENT: Commissioners Nieto and Hundt, and Chairperson Hassett ABSTAIN: None r ATTEST: ELISA GUERRERO, Vice Chairperson City of La Quinta, California DAVID NEWELL, Design and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2026-002 EXHIBIT A The Altum Group 44-600 Village Court, Suite 100 Palm Desert, CA 92260 760.346.4750 Tel 760.340.0089 Fax To: Scott Nespor, Senior Planner City of La Quinta MEMORANDUM From: Rich Malacoff, AICP The Altum Group RE: Tentative Tract Map No. 38966 (Seminole) Section 15162 Evaluation The Design and Development Department of the City of La Quinta has requested a Conformance Memorandum for the Tentative Tract No. 38966. The Altum Group has completed this analysis for its client HJ/CG Partners and MDS Engineering. This evaluation was performed to determine if conditions specified in California Environmental Quality Act (CEQA) Guidelines Sections 15162 would require preparation of additional CEQA review for the proposed project to carve out 9 Residential Lots and 4 Lettered Lots on 3.26 acres within the existing Specific Plan No. 90-017 which is 220 acres and 880 lots. It has been determined that the proposed project would not result in significant new impacts per Section 15162 of CEQA. BACKGROUND Specific Plan 90-017 was approved by the La Quinta City Council on December 3, 1991 with a maximum of 880 dwelling units on 220 acres. A total of 244 units have constructed within the Specific Plan boundary. As part of that approval the City Council found that Environmental Impact Report satisfied the requirements of CEQA and had no significant unmitigable impacts. Currently the applicant is proposing a minor change to the project which includes a 9-lot subdivision with 4 lettered lots. These new lots are in the middle of the Specific Plan Area and the larger PGA West Area which consists of many Specific Plans. Specific Plan No. 90-017 was approved by the La Quinta City Council on December 3, 1991. The Specific Plan encompasses approximately 220 acres and authorized development of up to 880 dwelling units. An Environmental Impact Report was prepared and certified for the Specific Plan in compliance with CEQA. The City Council determined that the EIR adequately evaluated the environmental impacts associated with buildout of the Specific Plan and adopted all feasible mitigation measures. The proposed project consists of a minor subdivision within the boundaries of the approved Specific Plan. Specifically, the applicant proposes to subdivide approximately 3.26 acres to create nine (9) residential lots, raising the total number of residential lots to 253, along with an additional four (4) lettered lots. The project site is located within the Specific Plan 90-017 and within the broader PGA West development area, which consists of multiple approved Specific Plans. The subject property is currently developed as part of a golf course and has been previously disturbed. The proposed subdivision increases the overall maximum residential unit cap of 880 dwelling units approved under Specific Plan No. 90-017 by nine additional dwelling units. www.thealtumgroup.com February 19, 2026 Compliance Memorandum for TTM No. 38966 (Seminole) Paae 2 of 4 The El 5 Group The agency acknowledged a minor project modification and evaluated whether it required further environmental review. SECTION 15162 OF CEQA CEQA Guidelines Section 15162 provides that when an EIR has been certified for a project, no subsequent EIR shall be prepared unless the lead agency determines, based on substantial evidence in light of the whole record, that one or more of the following conditions exist: A. Substantial changes are proposed in the project which will require major revisions of the previous EIR due to new significant environmental effects or a substantial increase in the severity of previously identified significant effects; B. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or C. New information of substantial importance, which was not known and could not have been known at the time the previous EIR was certified, shows that: o The project will have one or more significant effects not discussed in the previous EIR; o Significant effects previously examined will be substantially more severe; o Previously infeasible mitigation measures are now feasible and not adopted; or o Different mitigation measures would substantially reduce significant effects and are not adopted. If none of these conditions are met, the previously certified EIR remains adequate, and no subsequent environmental document is required. EVALUATION OF SECTION 15162 CRITERIA A. Substantial Changes to the Project The proposed subdivision does not modify the fundamental land use assumptions evaluated in the EIR for Specific Plan 90-017. The approved Specific Plan authorized up to 880 dwelling units across 220 acres. The proposed nine residential lots would increase the total residential units to 253, well below the maximum of 880 units. The additional 9 units represents approximately a 3.6 percent increase over the previously constructed number of units. The EIR evaluated development at the scale of a large master -planned community, including associated traffic generation, infrastructure demand, utilities, public services, and environmental impacts. The addition of nine residential units within a development of this scale would not alter land use patterns, infrastructure capacity assumptions, or environmental impact conclusions to a degree that would require major revisions to the certified EIR. The February 19, 2026 Compliance Memorandum for TTM No. 38966 (Seminole) Page 3 of 4 The El G Altum Group subdivision does not introduce new land uses, expand the Specific Plan boundaries, or substantially modify the approved development framework. Accordingly, the condition described in Section 15162(a)(1) does not apply. B. Substantial Changes in Circumstances The project site is located within an established and largely built -out master -planned community. The property is currently developed as a golf course and has been previously disturbed. The surrounding area consists of residential and recreational uses consistent with the Specific Plan. There have been no substantial changes in physical site conditions or surrounding land uses that would cause previously analyzed impacts to become substantially more severe. The proposed subdivision does not alter the environmental baseline conditions in a manner that would trigger new significant effects. Therefore, Section 15162(a)(2) does not apply. C. New Information of Substantial Importance Since certification of the 1991 EIR, environmental regulations and analytical methodologies have evolved, including updated standards related to greenhouse gas emissions, vehicle miles traveled (VMT), biological resource protections, stormwater management, and tribal cultural resource consultation. However, the proposed subdivision does not introduce new land uses, increase development intensity at a scale that would generate new impact categories, or expand the geographic footprint of development beyond the Specific Plan area. The incremental addition of nine residential units would not result in new significant environmental effects or a substantial increase in the severity of previously identified impacts under current regulatory standards. Any future residential development would remain subject to applicable contemporary building codes, energy efficiency standards, stormwater regulations, and other regulatory requirements in effect at the time of construction. No new information of substantial importance has been identified that would require major revisions to the certified EIR pursuant to CEQA Guidelines Section 15162(a)(3). Cumulative Impacts/Piecemealing The definition of "piecemeal ing" with regard to CEQA is an agency cannot treat separate permits or phases as independent projects to minimize environmental review. Typically this occurs when the severed components are not independent, meaning the overall project would not proceed without them, or if they are simply parts of a larger plan. A segment is not improperly piecemealed if it has "independent utility" —meaning it can function alone without other components. The Seminole Tract (TTM No. 38966) passes this criteria because PGA West is not dependent on the Seminole Tract. February 19, 2026 Compliance Memorandum for TTM No. 38966 (Seminole) Page 4 of 4 The El G Altum Group Cumulative Impacts become significant to changes in the environment from subsequent projects. As stated earlier, the nine -lot subdivision is not large enough to create any significant impact in any of the mandated areas of CEQA such as Air Quality, Traffic, and Noise. Therefore, there is no further analysis needed for Cumulative Impacts. Conclusion Based on substantial evidence in light of the whole record, none of the conditions described in CEQA Guidelines Section 15162 requiring preparation of a subsequent or supplemental EIR have occurred. The proposed Tentative Tract Map No. 38966 represents a minor modification within the approved Specific Plan area. The addition of nine residential units is an approximate one percent increase over the previously analyzed buildout does not result in new significant environmental effects or a substantial increase in the severity of previously identified impacts. Accordingly, this Addendum has been prepared pursuant to CEQA Guidelines Section 15162, and no subsequent or supplemental EIR is required. The City may rely on the previously certified EIR for Specific Plan No. 90-017 in approving the proposed subdivision. PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 1 OF 14 GENERAL The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta ("City"), its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Website at www.laquintaca.gov. 3. The Tentative Tract Map shall expire on March 10, 2029, and shall become null and void in accordance with La Quinta Municipal Code Section 13.12.150. A time extension may be requested per LQMC Section 13.12.160. 4. Tentative Tract 38966 shall comply with all applicable terms, conditions, and/or mitigation measures for the following related approvals: • PGA West Additions EIR as certified by the City Council (Resolution 1991- 104) • Specific Plan 1990-017 5. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • Design & Development Department — Planning and Building Divisions • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 2 OF 14 • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • State Water Resources Control Board • SunLine Transit Agency • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above -listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 6. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 7. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2012- 0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in preparing their SWPPP. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 3 OF 14 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs on an Erosion Control Plan proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required, and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset, and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset, and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 10. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 4 OF 14 or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 11. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development, not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 12. The applicant shall offer for dedication on the Final Map all public street rights -of - way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 13. The applicant shall retain for private use on the Final Map all private street rights -of - way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 15. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 16. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 17. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 18. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 5 OF 14 19. 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. 20. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. FINAL MAPS 21. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1" = 40' scale. 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. 22. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 23. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare additional improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. PM-10 Plan 1" = 40' Horizontal B. Erosion Control Plan 1" = 40' Horizontal C. On -Site Residential Precise Grading Plan 1" = 30' Horizontal PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 6 OF 14 Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. "On -Site Precise Grading" plan is required to be submitted for approval by the Building Official, Planning Manager, and the City Engineer. Grading plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. "On -Site Precise Grading Plan" plans shall normally include all on -site surface improvements, including but not limited to, finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements, and accessible requirements. 24. The City maintains standard plans, detail sheets, and/or construction notes for elements of construction which can be accessed via the Public Works Development "Plans, Notes and Design Guidance" section of the City website (www.laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 25. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved plans previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer of Record (EOR) during the construction phase of the project so that the FOR can make site visits in support of preparing the "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the FOR may submit a letter attesting to said fact to the City Engineer. IMPROVEMENT SECURITY AGREEMENTS 26. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIX) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 7 OF 14 27. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 28. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 29. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 30. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 31. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 32. Prior to occupancy of the project site for any construction or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 33. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional registered in the State of California, PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 8 OF 14 C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. An Erosion Control Plan with Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 34. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping or stabilized with such other erosion control measures as were approved in the Fugitive Dust Control Plan. 35. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 36. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. Where compliance within the above -stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring -owner dissatisfaction with the grade differential. PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 9 OF 14 37. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (05) from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 38. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number and listed cumulatively if submitted at different times. 11Mil I0FACII 39. Stormwater handling shall conform with the approved hydrology and drainage report for PGA West, Tract Map 29147. Nuisance water shall be disposed of in an approved manner. 40. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems, and Engineering Bulletin No. 06-15 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on the site during the 100-year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1-hour, 3-hour, 6-hour or 24- hour event producing the greatest total runoff. 41. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-15 - Underground Retention Basin Design Requirements. 42. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 43. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 10 OF 14 44. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 45. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ. LITI LITI FS 46. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 47. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures, including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 48. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint -use 92 KV transmission power poles are exempt from the requirement to be placed underground. 49. Underground 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 all utility trench compaction for approval by the City Engineer. LANDSCAPE AND IRRIGATION 50. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 51. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 11 OF 14 52. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 53. The applicant shall submit final landscape plans for review, processing, and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Director determines extenuating circumstances exist that justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department with a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during the final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Design and Development Director shall review and approve any such revisions to the landscape plan. FIRE DEPARTMENT 54. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B or other approved method. Prior to the issuance of a building permit for new construction, the applicant shall provide documentation demonstrating that a water system capable of delivering the required fire flow exists. Reference CFC 507.3 55. Fire Protection Water Supplies/Hydrants - Fire hydrants shall be located no more than 400 feet from all portions of the exterior of all buildings, or 600 feet from all portions of the exterior of the building equipped with an approved fire sprinkler system, along an approved route on a fire apparatus access road/driveway, unless otherwise approved by the Fire Department. The maximum distance to a fire hydrant can be increased per the Riverside County Office of the Fire Marshal Technical Policy #TP16-002, One- and Two -Family Dwellings Fire Hydrant Mitigation Matrix. Reference CFC 507.5 PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 12 OF 14 56. Fire Department Access - Fire apparatus access roads/driveways shall be provided to within 150 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. When the building is equipped throughout with an approved automatic fire sprinkler system, this distance is permitted to be extended from 150 feet to 300 feet. Access shall comply with requirements from the Riverside County Office of the Fire Marshal Technical Policy #TP16-001 Fire Apparatus Access and Fire Protection Water Supplies for One- and Two -Family Dwellings, Additions Thereto and Associated Accessory Structures. Reference CFC 503 57. Traffic calming devices shall be prohibited unless the design is reviewed and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 58. Existing streets, with a minimum curb -to -curb width of 36 feet, that were previously conditioned by the Fire Department to allow the parking of vehicles on both sides shall continue to retain this condition. PLANNING 59. Prior to any ground disturbance on any portion of the site, the developer shall provide the City with: A. Letter from a qualified biologist demonstrating compliance with current burrowing owl and nesting bird requirements as required by the California Department of Fish and Wildlife. 60. The site shall be monitored during on -site and off -site trenching and rough grading by qualified archaeological/ historical monitors. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. The monitor shall be empowered to temporarily halt or divert equipment to allow for notification to and analysis by the City' s Planning Manager. If prehistoric or historic resources are discovered during monitoring or the subsequent construction phase, the Design and Development Department shall be notified immediately. 61. Collected archaeological/ historical resources shall be properly packaged for long- term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard -size, comprehensively labeled archive boxes and delivered to the City prior to issuance of the first Certificate of Occupancy for the property. Materials shall be accompanied by a descriptive catalogue, field notes and records, primary research data, and the original graphics. 62. The final report on the monitoring shall be submitted to the Planning Division prior to the issuance of the first Certificate of Occupancy for the Project. PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 13 OF 14 63. A Ramona Band tribal monitor shall be included within the monitoring crew, and a meeting to discuss the disposition of any and all archaeological resources discovered and/ or collected during monitoring or construction of the Project. The developer/property owner shall enter into a pre -excavation agreement with the Ramona Band of Cahuilla Indians and the City of La Quinta that addresses inadvertent discoveries of cultural resources and the disposition of cultural resources found during development of the Project. 64. Any earth -moving activity in the Holocene -age lakebed required for the proposed Project shall be monitored by a qualified paleontologist. The paleontologist shall be empowered to redirect or halt earth -moving activities if required to identify and remove resources. The monitor shall also be equipped to quickly remove resources if found. The monitor shall submit, within 30 days of completion of earth -moving activities, a report of findings to the Planning Department for its review and approval. 65. Recovered specimens shall be prepared to the point of less identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates. Materials shall be accompanied by a descriptive catalogue, field notes and records, primary research data, and the original graphics. Packaging of resources, reports, etc., shall comply with standards commonly used in the paleontological industry. 66. A report of findings with an appended itemized inventory of specimens shall be submitted to the City Planning Division prior to the first Certificate of Occupancy for the Project. The report shall include pertinent discussions of the significance of all recovered resources where appropriate. The report and inventory, when submitted, will signify completion of the program to mitigate impacts to paleontological resources. 67. In the event that human remains are encountered within the Specific Plan Area, the following actions shall be immediately taken upon the discovery: A. Stop work immediately and contact the County Coroner. B. The Coroner has two working days to examine human remains after being notified by the responsible person. If the remains are Native American, the Coroner has 24 hours to notify the NAHC. C. The NAHC will immediately notify the person it believes to be the most likely descendant of the deceased Native American. PLANNING COMMISSION RESOLUTION 2026-002 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58 APPLICANT: HJ/CJ PARTNERSHIP ADOPTED: MARCH 10, 2026 PAGE 14 OF 14 D. The most likely descendant has 24 hours to make recommendations to the owner, or representative, for the treatment or disposition, with proper dignity, of the human remains and grave goods. E. If the owner does not accept the descendant's recommendations, the owner or the descendant may request mediation by the NAHC. F. If the descendant does not make recommendations within 24 hours, the owner shall keep the remains in an area of the property secure from further disturbance. MAINTENANCE 68. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 69. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 70. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 71. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits.