CC Resolution 1995-010^ G
RESOLUTION 95-10
A RESOLUTION OF THE CITY COUNCIL L* THE GIT* j* i'*i *UINTA.
CALIFORNIA, APPROVING TENTATIVE ThAr*Pr; 28118 *O ALLOW THE
CREATION OF A LAND SALES SUBDIVISION ON A 4.8 ACPi *TE AT PGA
WEST
CASE NO. TT 28118- KSL RECREATION CORPORATION
WHEREAS, the Planning Commission or the City of La *ulnta, California, did on the 14th
day of February, 1995, hold a duly *oticed Public Hearing to consider the request of ESL Recreation
Corporation to subdivide 4.6 * *o 35 residential lots and other miscellaneous lots, generally
located on Hermitage, east of Interiachen in PGA West, more particularly described as:
Lots 15,26, and 2?, portions of Lots 13, 14, 16,23, and 24 of Tract 21642 and a
portion of the southwest 114 of Section 21 of T65, RTh, S.B.B.M.
WHEREAS, the City Council of the City of La *uinta, California did on the 21st day of
February, 1995, hold a duly noticed public hearing to consider the request of ESL Recreation
Corporation and the recommendation of the Planning Commission to subdivide 4.6 acres into 35
residential lots and other miscellaneous lots as proposed in Tentative Tract 28118; and,
WHEREAS, said Tentative Map has compiled with the requirements of The Rules to
Implement the California Environmental Quality Act of 1970" County of RIverside, Resolution 82-213,
adopted by reference in City of La Quinta Ordinance No.5). in that the Community Development Director
has determined that part of the proposed tentative tract is a part of and is consistent with the PGA
West Specific Plan, for which an Environmental Impact Report was certified on May 1, 1984. Based
upon the above information, the determination was made that the proposal is exempt per Section
65457(a) of the California Government Code; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desirlng to be heard, sald City Council did find the
following facts to justify approval of said tentative tract map:
1. That Tentative Tract 28118, as conditionally approved, is consistent with the PGA West Specific
Plan, the goals, policies and intent of the La Qulnta General Plan, and the standards of the
Municipal Land Division Ordinance in that the tract compiles with the land use designation for
Low Density residential development.
2. That the subject site is physically sultable for the proposed land division.
3. That the design of Tentative Tract 28118 wlll not cause substantial environmental damage or
injury to fish or wildilfe, or their habitat.
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Resolution 9*1D
4. That the design of the sub dlvlsion, as conditionally approved, will not cause serious publlc
health problems.
5. The proposed subdivision is not development specific and will not result In any violation of
existing requirements prescribed by the Coachella Valley Water District and the Regional
Water quality Control Board.
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 Council in this case;
2. That it does hereby reconfirm the conclusion of the previous Environmental Impact Report for
the PGA West Specific Plan for this Tentative Tract;
3. That it does hereby approve the above-described Tentative Tract 28118 for the reasons set
forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and APPROVED at a regular meeting of the La Quinta City Council,
held on this 21st day of February, 1995, by the following vote, to wit:
AYES: Council Members Bangerter, Cathcart, Perkins, Sniff,
Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La quinta, California
RA L. JUHO City Clerk
City of La Quinta, California
APPROVED AS TO FORM
DAWN HONEYWELL, City Attorney
City of La quinta, California
RESOCC.151
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CITY COUNCIL RESOLUTION 95-10
CONDITIONS OF APPROVAL- FINAL
TENTATIVE TRACT 28118
FEBRUARY 21, 1995
* Amended by the City Council on 2-21-95
1. Tentative Tract Map 28118 sliall comply with the requirements and standards of the State
Subdivision Map Act and the City of La *ulnta Land Division Ordinance, unless otherwise
modified by the following conditions.
2- This tentative tract map approval shall expire and become void two years from City Council
approval date unless extended pursuant to the City's Subdivision Ordinance.
3. This approval shall be in compliance with all applicable conditions and applicable provisions
of Specific Plan 83.002. Except as provided herein, the approval of this tentative tract map or
any final map for this development shall in no way reduce or nullify the applicant's
responsibility to satisfy Conditions of Approval for underlying specific plans, tentative map
or final maps.
4. The developer shall retain a qualified archaeologist immediately upon discovery of any
archaeological remains or artifacts and employ appropriate mitigation measures during
project development
5. Any minor changes in lot mix, sizes, lines, or shapes, or street allgnments, shall be reviewed
and approved by the Community Development Department prior to any final map approvals
for recordation
6. The applic ant shall comply with the recommendations of the completed noise analysis for
PGA West".
7. All lighting facilities shall comply with Chapter 9.210 Outdoor Light Control) and be designed
to minImize light and glare impacts to surrounding property. Ml lighting to be installed shall
be subject to review and approval by the Community Development Department
Applicant shall submit plans for street lighting along roads, if any, for review and approval
by the Community Development Department
8. The development of custom, single-fanlily lots shall be governed by the Design Guidelines of
Specific Plan 83-002, to assure that building architecture, building materials and colors,
building height and setbacks, and landscape design follow appropriate design themes
throughout the tract
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Conditions of Approval
Tentative Tract 28118
February 21.1995
L Prior to issuance of an occupancy permit for any house within Tentative Tract 28118,
landscapinglgroundcover and permanent irrigation shall be installed and
appropriately maintained. Type of planting, method or Installation, and maintenance
techniques shall be subject to plan approval by the Community Development
Department.
9. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report
to the Community Development Director demonstrating compliance with those Conditions of
Approval and mitigation measures of the Environmental Impact Report prepared for Specific
Plan 83-002 and Tentative Tract 28118, which must be satisfied prior to the issuance of a
grading permit. Prior to the issuance of a building permit, tile applic ant shall prepare and
submit a written report to the Community Development Director demonstrating compliance
with those Conditions of Approval and mitigation measures of The Environmental Impact
Report prepared for Specific Plan 83-002 and Tentative Tract 28118, which must be satisfied
prior to the issuance of a building permit. Prior to final building inspection approval, the
applicant shall prepare and submit a written report to the Community Development Director
demonstrating compliance with all remaining Conditions of Approval and mitigating
measures of the Environmental Impact Report prepared for Specific Plan 83-002 and Tentative
Tract 28118. The Community Development Director may require inspections or other
monitoring to assure such compliance.
10. The appilcantideveloper shall submit preliminary single family architectural plans for
construction in Tract 28118 for review and approval by the Planning Commission. The plans
shall be architecturally compatible with the existing units in the project area and obtain
approval of PGA West homeowners association if necessary.
11. The developer of Tentative Tract 28118 shall disclose the following information to those buyers
of units located within Tract 28118.
The Riverside County Sheriff's Department operates its shooting practice and
qu*ing range on the north side of Lake Calluilla, approximately 3,000 feet from the
westerly boundaries of Lot 11 of Tract 28118 in the southeast quarter of the northwest
quarter of Section 20, TBS, R7E, S.B.B. & M.* This range is used for monthiy practice
and quarterly qualifying sessions, and is also used by various other Coachella Valley
agencies. For more specific information contact: Riverside County Sheriff's
Department, 82-695 Dr. Carreon Drive, lndio, CA 92201 619-863-8990."
This information or sinlllar wording) shall be disclosed through an amendment to the
purchase agreement.
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Conditions of Approval
Tentative Tra*28118
February 21, 1995
12. Upon theIr approval by the City Council, the CIty Clerk is authorized to file these Conditions of
Approval with the RIverside County Recorder for recordation against the properties to which
they apply.
13 If the applicant desires to phase Improvements and obligations required by the conditions of
approval, a phasing plan shall be submitted to the Public Works Department for review and
approval by the City Engineer.
The applicant shall complete required Improvements and satisfy obligations as set forth in
the approved phasing plan. Improvements and obligations required of each phase shall be
completed and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a subphasing plan is approved by the City Engineer.
14. Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this approval, the applicant shall obtaln permits andlor clearances from the
following public agencies:
* FireMarshal
* Public Works Department Grading Permit, Improvement Permit)
* Communlty Development Department
RIverside Co. Environmental Health Department
Coachella Valley Unified School District
* Coachella Valley Water District
* Imperial Irrigation District
* California Regional Water Quality Control Board NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of Improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the plans.
Evidence of permits or clearances from the above jurisdictions shall be presented to the
Building Department at the time of the application for a building permit for the use
contemplated herewith.
15 Provisions shall be made to comply with the terms and requirements of the City's adopted
Infrastructure Fee program in effect at the time of issuance of building permits.
NLnFE*T*
16. All easements, rights-of-way and other property rights required of the tentative map or
otherwise necessary to facilitate the ultimate use of the subdivision and functioning of
Improvements shall be dedicated, granted or otherwise conferred, or the process of said
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Conditions of Approval
Tentative Tract 28118
February 21, 1995
dedication, granting, or conferral Shall be guaranteed, prior to approval or a final map or
filing or a certificate of compliance for walver of a final map. The conferral or guarantee of
conferral shall include Irrevocable offers to dedicate or grant easements to the City for access
to and maintenance, construction, and reconstruction of all required Improvements which are
located on privately-held lots or parcels.
17. If the appilcant proposes vacation or abandonment of any existing rights of way or access
easements which give access rights to any properties owned by others, the applicant shall
provide approved alternate rights of way or access easements to those properties.
18. The applicant shall create private street lots for all Interior streets proposed for this
development. Private street lot widths shall be 37 feet.
19. The applicant shall dedicate public utility easements contiguous with and along both sides of
all private streets. The easement widths, when added to street right.of-way, shall make
available a Ififoot-wide strip, parallel with and outside of street improvements, for
installation of utilities.
20. The applicant shall create perimeter setback lots, of minimum width as noted generally 20'
in front of lots, 10' side, and 5' rear), adjacent to the following street rights-of-way:
a 58thAvenue-20feet
MInimum widths may be used as average widths for meandering wall designs.
Where sidewalks, bikepaths, andlor equestrian trails are required, the appilcant shall dedicate
blanket easements over the setback lots for those purposes.
*1 The applicant shall vacate vehicle access rights to the realigned 58th Avenue from abutting
lots. Access to 58th Avenue shall be restricted to street intersections and approved emergency
access locations.
22. The applicant shall dedicate any easements necessary for placement of and access to utility
lines and structures, park lands, drainage basins, common areas, and mallbox clusters.
23. The applicant shall cause no easements to be granted or recorded over any portion of this
prop el-ty 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.
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Conditions of Approval
Tentative Tract 28118
Febriiary2l, 1995
24. Improvement plans submitted to the City for plan checking shall be submitted *fl 24'! 136"
media in the categories of Grading," Streets & Drainage," and 1Landscaping." All plans
shall have signature blocks for the City Engineer and are not approved for construction until
they are signed.
1Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, parlnng lots, and water and sewer plans. Combined plans including water and
sewer improvements shall have an additional signature block for the Coachela Valley Water
District *D* The combined plans shall be signed by CVWD prior to their submittal for the
City Engineer's signature.
Landscaping" plans shall normally include landscape improvements, irrigation, llghting, and
perimeter walls.
If approved by the City Engineer, separate plans may be submitted for fine grading and other
improvements not listed above.
25. The City may maintain digitized standard plans for elements of construction. For a fee
established by City resolution, the developer may acquire the standard plan computer files or
standard plan sheets prepared by the City.
When final plans are approved by the City, the developer shall furnish accurate computer files
of the complete, approved plans on storage media and in program format acceptable to the
City Engineer.
26. The applicant shall construct improvements and/or satisfy obligations, or enter into a secured
agreement to construct improvements and/or satisfy obligations required by the City for the
tentative tract map, parcel map, approved phase of development, or other development
approval, prior to approval of the map or other developmental action.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
27. If improvements are secured, the appilcant shall provide approved estimates of the
improvement costs. The estimates shall comply with the schedule of unit costs adopted by City
resolution or ordinance. For Items not contained in the City's schedule of costs, estimates
shall meet the approval of the City Engineer.
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Conditions of Approval
Tentative Tract 28118
February 21, 1995
Estimates for utilities and other improvements under the jurisdiction of outside agencies shall
be approved by those agencies.
28. If improvements are phased with multiple final maps or other administrative approvals plot
plans, conditional use permits, etc.), off-site Improvements 10: streets) and development-wide
improvements ie:: perimeter wails, common-area and setback landscaping, and gates) shall
be constructed or secured prior to approval of the first final map unless otherwise approved
by the City Engineer.
29 The applicant shall pay cash or provide security in guarantee of cash payment for applicant's
required share of future improvements to be constructed by others deferred improvements*
Deferred improvements for this development include:
L Design, plan preparation and construction of landscaping and Irrigation
improvements in the 20-foot setback lot(s) along Avenue 58.
The applicant's obligations for all or a portion of the deferred 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.
30. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances and
shall be planted with interim landscaping or provided with other wind and water erosion
control measures approved by the Community Development and Public Works Departments.
31. The applicant shall comply with the City's flood protection ordinance.
32. A thorough preliminary engineering, geological and soils engineering investigauon shall be
conducted. The report of the investigation 1the soils reportt1) shall be submitted with the
grading plan.
33. A grading plan shall be prepared by a registered civil engineer and must meet the approval
of the City Engineer prior to issuance of a grading permit.
The grading plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist A statement shall
appear on the final map(s), if any are required of this development, that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
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Conditions of Approval
Tentative Tract 28118
February 21, 1995
34* Prior to occupation of the project site for constriiction purposes, the Applicant shall submit
and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16,
La *uinta Municipal Code. In accordance with said Chapter, the Applicant shall furnish
security, in a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
35. Prior to issuance of any building permit the applicant shall provide a separate document
bearing the seal and signature of a California registered civil engineer, geotechnical engineer,
or surveyor that lists actual building pad elevations. The document shall, for each building
pad in the development, state the pad elevation approved on the grading plan, the as-built
elevation, and shall clearly identify the difference, if any. The data shall be organized by
development phase and lot number and shall be cumulative if the data is submitted at
different times.
DRAINAGE*E
36. The development shall be graded to conform with the approved hydrology report and plan for
Specific Plan 83-002, PGA West.
37. The development shall be graded to permit storm flow in excess of retention capacity to flow
out of the development through a designated overflow outlet and into the historic drainage
relief route. The development shall be graded to receive storm flow from adjoining property
at locations that have historically received flow.
38. The design of the tract shall not cause any change in flood boundaries, levels, durations, or
frequencies of occurrence in any area outside the tract.
39. Stormwater run-off produced over the peak 24 hour period of a 100-year storm shall be
retained on adjacent golf course areas unless otherwise approved by the City Engineer. The
tributary drainage area for which the developer is responsible shall extend to the centerline
of adjacent public streets.
UTIL[TIE*
40. All existing and proposed utilities adjacent to or within the proposed development shall be
installed underground. high-voltage power lines which the power authority will not accept
underground are exempt from this requirement.
41. In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of the surface improvements. The applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
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Conditions of Approval
Tentative Tnct 28118
February 21, 1995
42. All requirements of Imperial Irrigation District as noted in their letter dated February 1, 1995,
on me in the Community Development Department shall be met.
43. The City is contemplating adoption of a major thoroughfare improvement program. If the
program is in effect 60 days prior to recordatlon of any final map for thls development, the
development shall be subject to the provisions of the ordinance.
44. Improvement plans for all on- and off-site streets and access gates shall be prepared by a
registered civil engineer. Improvements shall be designed and constructed in accordance with
the La *Quinta Municipal Code, adopted Standard and Supplemental Drawings and
Specifications, and as approved by tile City Engineer.
Street right of way geometry for cul-de-sacs, knuckle turns and corner cut-backs shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise
approved by the City Engineer.
Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and
shall consider soil strength and anticipated traffic loading, including site and building
construction traffic. The minimum pavement sections shall be as follows:
Residential& Parking Areas 3.0" Lc.I*50" a.b.
Collector 4.0"15.DD"
Secondary Arterial 4.0"I6.OD"
Primary Arterial 4.5"16.0D"
Major Arterial 5.5"I6.50"
If the appilcant proposes to construct a partial pavement section which will be subjected to
traffic, the partial section shall be designed to the 20-year design strength.
45. Improvements shall include all appurtenances such as traffic signs, channelization markings,,
raised medians if required, street name signs, sidewalks, and mailbox clusters approved in
design and location by the U.S. Post Office and the City Engineer. Mid-block street llghting is not
require*
48. The City Engineer may require street width transitions extending beyond subdivision
boundaries, pavement elevation transitions extending beyond street centerlines, and/or other
incidental work which will insure that newly constructed improvements are safely integrated
with existing improvements and conform with the City's standards and practices.
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*ondl*ns of Approval
Tentative Tract 28118
February 21, 1995
47. The following minimum street improvements shall be constructed to conform with the General
Plan street type noted in parentheses:
On-site Residential Streets: 36 feet wide if double loaded *uildings on both sides), 32 feet If
single loaded.
48. Ml streets proposed for residential or other access drives shall be designed and constructed
with curbs and gutters or shall have other approved methods to convey nuisance water without
ponding in yard or drive areas.
49. Prior to issuance of occupancy of completed buildings within the development, the applicant
shall install traffic control devices and street name signs along access roads to those buildings.
50. Landscape and Irrigation plans for landscaped lots, landscape setback areas, medians,
common retention basins, and park facilities shall be prepared by a incensed landscape
architect. Landscape and Irrigation plans for the perimeter setback lot(s) along Avenue 58 are
deferred for future preparation
Landscape concept plans shall be approved by the Community Development Department.
Landscape and Irrigation construction plans shall be submltted to the Public Works Department
for review and approval by the City Engineer. The plans are not approved for construction until
they have been approved and signed by the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner.
51. The applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above-ground utility structures.
52. Landscape areas shall have permanent Irrigation improvements meeting the requirements of
the City Engineer. Unless otherwise approved by the City Engineer, common basins and park
areas shall be designed with a turf grass surface which can be mowed with standard tractor-
mounted equipment.
The applicant is encouraged to minlmize steep slope designs within the perimeter landscaping
setback areas. Use of lawn shall be minimized with DO lawn or spray irrigation within 5-feet of
curbs along public streets.
53 The applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above-ground utility structures.
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CondlUons of Approval
Tentative Tract 28118
February 21, 1995
54 The applicant shall employ construction quality-assurance measures which meet the approval
of the City Engineer.
55. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings and certify compliance of all work with approved plans,
specifications and applicable codes.
56. Upon completion or construction, the applicant shall furnish the City reproducible record
drawings or all plans signed by the City Engineer. Each sheet of the drawings shall have the
words 1'Record Drawings," As-Built" or As-Constructed" clearly marked on each sheet and be
stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings.
MA[NTENAN(*E
57. The applicant shall make provisions for continuous maintenance of streets, drainage, and
landscaping improvements until those improvements have been accepted for maintenance by
a homeowner1s association HOA), The applicant shall maintain all other improvements until
final acceptance of improvements by the City Council.
58. The applicant shall provide an Executive Summary Maintenance Booklet for streets,
landscaping and related improvements, perimeter wails, drainage facilities, or any other
improvements to be maintained by an HD* The booklet should include drawings of the
facilities, recommended maintenance procedures and frequency, and a costing algorithm with
fixed and variable factors to assist the HOA in plalling for routine and long term maintenance.
FEES AND DEPOSITS
59. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for the plan checks and permits.
60. Prior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay all costs of the
reapportionment.
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Conditions of Approval
Tentative Tract 28118
February 21, 1995
FIRE**HAL
61. Schedule A fire protection approved Super fire hydrants, 6" X 411 * 2A111 I 2*") shall be located
at each street intersection spaced not more than 330 feet apart in any direction with no portion
of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1000 gpm
for two hours duration at 20 psi.
6* Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the
water system plans to the Fire Department for review*approv* Plans shall conform to the fire
hydrant types, location and spacing, and the system shall meet the fire flow requirements.
Plans shall be signedlapproved by a registered civil engineer and the local water company with
the following certification: I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department.
63. The required water system including fire hydrants or other means of providing adequate fire
flow shall be installed and accepted by the appropriate water agency and Fire Department prior
to any combustible building material being placed on an individual lot.
64. Gates installed to restrict access shall be power operated and equipped with a Fire Department
override system consisting of Knox Key operated switches, Series KS-2P with dust cover,
mounted per recommended standard of the Knox Company. Improvement plan for the entry
street and gates shall be submitted to the Fire Department for review/approval prior to
installation.
*65. The existing restroom facility ai*accent to the common area swimming pool on the east side of
Interiachen, shall be accessible and available to the homeowners and golf course maintenance
workers and gardeners during their working hours.
A permanent restroom facility connected to the sewer system shall be constructed on a common
lot at the southeast intersection of Riviera and Hermitage. The facility shall be constructed and
completed prior to issuance of a Certificate of Occupancy for the first residential unit in the
tract.
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