CC Resolution 1996-043#KU
RESOLUTION 96-43
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP 28341 TO SUBDIVIDE
16.4-ACRES INTO 56 SINGLE FAMILY AND OTHER
COMMON LOTS IN THE PGA WEST RESORT
SPECIFIC PLAN 83-002, AMENDMENT #2) ALONG
THE SOUTH SIDE OF SOUTHERN HILLS AND
ALONG THE EAST AND WEST SIDE SIDES OF BRAE
BURN
CASE NO.: TTM 28341
KSL LAND CORPORATION, A DELAWARE CORP.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 8th day of June, 1 996, hold a duly noticed Public Hearing to consider approving
with Conditions the subdivision of 16.4-acres into 56-lot single family and other
common lots, generally on the south side of Southern Hills and on both sides of Brae
Burn in the PGA West Resort, more particularly described as:
LOTS 10-12 OF TRACT MAP 21643, BOOK 203 OF MAPS, PAGES 37-50
INCLUSIVE, CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 28th day of May, 1 996, hold a duly noticed Public Hearing and
recommended conditional approval of a 1 6.4-acre site with 56-lot single family and
other common lots, generally on the south side of Southern Hills at Laurel Valley and
on both sides of Brae Burn in the PGA West Resort; and,
WHEREAS, said Tentative Map has complied with the requirements of
The Rules to Implement the California Environmental Quality Act of 1 970" as
amended Resolution 83-63), in that the Community Development Director has
determined that the original Environmental Impact Report for Specific Plan 83-002
PGA West Specific Plan) approved by the City Council in 1 984, and as amended in
1 988, is still valid and binding on this development request. Therefore, no additional
environmental review is warranted; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following Mandatory Findings of approval to justify said
Tentative Tract Map 28341:
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Resolution 96-43
Tentative Tract Map 2*341
A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
The project is in a Low Density Residential LDR) District per the provisions of
the 1 992 General Plan Update; therefore, all provisions of Land Use Element
Chapter 2) shall be met. Tentative Tract Map 28341 is consistent with the
goals, policies and intent of the La Quinta General Plan and Specific Plan 83-
002 provided conditions contained herein are required and mitigation of
environmental consequences pursuant to Environmental Impact Report for
Specific Plan 83-002 PGA West Specific Plan).
The site is zoned R-2 Multiple Family Dwellings) which permits single family
developments. All plans for future single family homes shall be consistent with
the provisions of the Zoning Code and Specific Plan in effect at the time building
permits are acquired. The development of the project, as conditioned, will be
compatible with the surrounding area.
B. The design or improvement of the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
The density and design standards for the tract will comply with the Specific
Plan 83-002 and the Land Use Element of the General Plan Chapter 2). All
streets and improvements in the project conform to City standards of the
General Plan and Subdivision Ordinance as designed. All on-site streets are
private e.g., 36-feet wide paving area) and will be maintained by a
Homeowner's Association. Access for the single family lots will be provided
from internal private streets in the PGA West Resort.
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
The subject site is physically suitable for the proposed land division. The
development plan will not cause substantial environmental damage or injury to
fish or wildlife, or their habitat because mitigation measures were required
during the grading of the site by Landmark Land Company and The Sunrise
Company a few years ago. Dust control measures shall be required during any
further on-site construction work as required by Chapter 6.16 of the Municipal
Code.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
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Resolution 96-43
Tentative Tract Map 28341
Health and safety concerns were addressed in 1 984 and 1 988 during
consideration and approval of the master planned PGA West Resort. Mitigation
measures were imposed to reduce noise, traffic and other environmental
concerns under Specific Plan 83-002. The design of the subdivision, as
conditionally approved, will not cause serious public health problems because
they will install urban improvements based on City, State, and Federal
requirements.
Recreational amenities e.g., pools, spas and restrooms) shall be provided for
the residents and on-site landscape gardeners pursuant to the policies and
practices of previous development applications.
E. 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.
The proposed private streets are planned to provide direct access to each single
family lot. All required public easements will provide access to the site or
support necessary infrastructure improvements.
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 Council in
this case;
2. That it does hereby reconfirm the conclusions of the Environmental Impact
Report for Specific Plan 83-002 as amended) since its original approval in
1984;
3. That it does approve Tentative Tract Map 28341 for the reasons set forth in
this Resolution and subject to the attached conditions.
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Resolution 96-43
Tentative Tract Map 28341
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this the 1 8th day of June, 1 996, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, Mayo
City of La Quinta, California
ATT ST:
AUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWE'LL*i4 Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 9643
CONDITIONS OF APPROVAL RECOMMENDED
TENTATIVE TRACT MAP 28341 KSL LAND CORPORATION
JUNE 18,1998
* Modified by the Commission on May 28,1996
CONDITIONS:
GENERAL
1. 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.
2. Tentative Tract Map No.28341 shall comply with the requirements and standards of
66410-66499.58 of the California Government Code the Subdivision Map Act) and
Chapter 13 of the La Quinta Municipal Code LQMC) unless otherwise modified by the
following conditions. This map approval shall expire and become void within two years of
the City Council approval unless extended based on the provisions of Section 13.12.150.
3. If the applicant desires to phase improvements and obligations required by the conditions
of approval and secure those phases separately, 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 construction sequencing plan for that phase is
approved by the City Engineer.
4. Prior to the issuance of a grading permit or building permit for construction of any building
or use contemplated by this approval, 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
Imperial Irrigation District
California Regional Water Quality Control Board NPDES Permit)
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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.
For projects requiring NPDES construction permits, the applicant shall include a copy of
the application for the Notice of Intent with grading plans submitted for plan checking. Prior
to issuance of a grading or site construction permit, the applicant shall submit a copy of an
approved Storm Water Pollution Protection Plan.
5. 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.
PROPERTY RIGHTS
6. All easements, rights of way and other property rights required of the tentative map or
otherwise necessary to facilitate the ultimate use of the development and functioning of
improvements shall be dedicated, granted or otherwise conferred, or the process of said
dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing
of a certificate of compliance for waiver of a final map. The conferral shall include
irrevocable offers to dedicate or grant easements to the City for access to and
maintenance, construction, and reconstruction of all essential improvements which are
located on privately-held lots or parcels.
7. The applicant shall dedicate and improve the 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.
Dedications and improvements required of this development include:
A. Brae Burn 37-feet wide internal street 36-feet of paving with curbing)
8. If the applicant proposes vacation or abandonment of any existing rights of way or access
easements which will diminish access rights to any properties owned by others, the
applicant shall provide approved alternate rights of way or access easements to those
properties.
9. The applicant shall dedicate 10-foot public utility easements contiguous with and along
both sides of all private streets.
10. The applicant shall dedicate any easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and common
areas.
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11. 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 MAPS
12. As part of the filing package for final map approval, the applicant shall furnish the City, on
storage media and in a program format acceptable to the City Engineer, accurate computer
files of the map(s) as approved by the City's map checker.
IMPROVEMENT PLANS
13. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media in the categories of Rough Grading," Precise Grading," Streets & Drainage," and
Landscaping." All plans except precise grading plans shall have signature blocks for the
City Engineer. Precise grading plans shall have signature blocks for the Community
Development Director and the Building Official. Plans are not approved for construction
until they are signed.
Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates
and entryways, and parking lots. If water and sewer plans are included on the street and
drainage plans, the plans shall have an additional signature block for the Coachella Valley
Water District CVWD). 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, lighting,
and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City Engineer.
14. The City may maintain standard plans, details andlor construction notes for elements of
construction. For a fee established by City resolution, the applicant may acquire standard
plan andlor detail sheets from the City.
When final plans are approved by the City, and prior to approval of the final map, the
applicant shall furnish accurate computer files of the complete, approved plans on storage
media and in a program format acceptable the City Engineer. At the completion of
construction and prior to final acceptance of improvements, the applicant shall update the
files to reflect as-constructed conditions including approved revisions to the plans.
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IMPROVEMENT AGREEMENT
15. 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 prior to agendization 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 Title 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.
16. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. 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 outside agencies
shall be approved by those agencies. Security is not required for telephone, gas, or T.V.
cable improvements. However, tract 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.
17. If improvements are phased with multiple final maps or other administrative approvals plot
plans, conditional use permits, etc.), off-site improvements and development-wide
improvements ie: retention basins, perimeter walls & landscaping, gates, etc.) shall be
constructed or secured prior to approval of the first final map unless otherwise approved
by the City Engineer.
GRADING
18. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances.
The land 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.
19. 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. 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.
20. The applicant shall comply with the City's Flood Protection Ordinance.
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21. The applicant shall conduct a thorough preliminary geological and soils engineering
investigation and shall submit the report of the investigation the soils report") with the
grading plan.
22. 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.
23. Building pad elevations on contiguous lots shall not differ by more than three feet except
for lots within this development, but not sharing common street frontage, where the
differential shall not exceed five feet.
If the applicant is unable to comply with the pad elevation differential requirement, the City
will consider and may approve alternatives that preserve community acceptance and buyer
satisfaction with the proposed development.
24. Prior to issuance of building permits, the applicant shall provide a separate document
* bearing the seal and signature of a California registered civil engineer or surveyor, that lists
actual building pad elevations for the building lots. The document shall list the pad
elevation approved on the grading plan, the as-built elevation, and the difference between
the two, if any. The data shall be organized by lot number and shall be listed cumulatively
if submitted at different times.
DRAINAGE
25. Stormwater falling on the site during the peak 24-hour period of a 100-year storm shall be
retained in accordance with the approved hydrology study and drainage plan for the PGA
West development.
UTILITIES
26. In areas where hardscape surface improvements are planned, underground utilities shall
be installed prior to construction of surface improvements. The applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
27. The City is contemplating adoption of a major thoroughfare improvement program. If the
program is in effect 60 days prior to recordation of any final map or issuance of a certificate
of compliance for any waived final map, the development or portions thereof may be
subject to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall be responsible for all street and traffic improvements required herein.
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28. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
PRIVATE STREETS AND CUL-DE-SACS
1) Residential 36 feet wide if double loaded buildings on both sides).
2) Collector *300 homes or 3,000 vpd) 40 feet wide.
Main entry streets and interior circulation routes, bus turnouts, accelerationldeceleration
lanes, andlor other features contained in the approved construction plans may warrant
additional street widths, raised medians or other mitigation measures as determined by the
City Engineer.
29. 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 lighting is not required.
30. The City Engineer may require improvements extending beyond development boundaries
such as, but not limited to, pavement elevation transitions, street width transitions, or other
incidental work which will ensure that newly constructed improvements are safely
integrated with existing improvements and conform with the City's standards and practices.
31. Improvement plans for all on- and off-site streets and access gates shall be prepared by
registered professional engineer(s) authorized to practice in the State of California.
Improvements shall be designed and constructed in accordance with the LQMC, adopted
Standard and Supplemental Drawings and Specifications, and as approved by the City
Engineer.
32. 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.
33. All streets proposed to serve residential or other access driveways shall be designed and
constructed with curbs and gutters or shall have other approved methods to convey
nuisance water without pond mg in yard or drive areas and to facilitate street sweeping.
34. Street pavement sections shall be based on a Caltrans design 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:
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Residential & Parking Areas 3.0" a.c.14.50" a.b.
Collector 4.0"15.00"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5"16.00"
Major Arterial 5.5"16.50"
The applicant shall submit mix designs for road base and pavement materials, including
complete testing lab results, for review and approval by the City. Paving operations shall
not be scheduled until City staff approves the mix design.
35. Prior to occupancy of homes or other permanent buildings within the development, the
applicant shall install all street and sidewalk improvements, traffic control devices and
street name signs along access routes to those buildings.
LANDSCAPING
36. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians,
common retention basins, and park facilities shall be prepared by a licensed landscape
architect.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted 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.
37. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside
the right of way.
38. 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
5-feet of curbs along private streets.
39. 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.
40. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above-ground utility structures.
QUALITY ASSURANCE
41. The applicant shall employ construction quality-assurance measures which meet the
approval of the City Engineer.
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42. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings.
43. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans which were signed by the City Engineer. Each sheet of the drawings
shall have the words 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. The applicant shall revise the plan computer files previously
submitted to the City to reflect the as-constructed condition.
MAINTENANCE
44. The applicant shall make provisions for continuous maintenance of drainage, landscaping
and on-site street improvements.
45. The applicant shall provide an executive summary maintenance booklet for streets,
landscaping and related improvements, perimeter walls, drainage facilities, or any other
improvements to be maintained by an HOA. 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 planning for routine and long term
maintenance.
FEES AND DEPOSITS
46. 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 plan checking and permits.
FIRE DEPARTMENT
47. Schedule A fire protection approved Super fire hydrants 6" X 4" X 2.5" X 2.5") will be
located at each street intersection spaced not more than 500-feet apart in any direction
with any portion of any frontage more than 250-feet from a fire hydrant. Minimum fire flow
will be 1,000 G.P.M. for a two-hour duration at 20 PSI.
45. Before recordation of the final map, applicantideveloper will 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 signed and approved by the 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."
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49. 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.
MISCELLANEOUS
50. The provisions of Specific Plan 83-002 shall be met including sideyard setbacks prior to
issuance of building permits.
51. Prior to issuance of building permits, preliminary single family architectural plans shall be
submifted for review and approval by the Planning Commission unless the previous
approved prototype houses under Plot Plan 95-552 and Plot Plan 95-565 KSL Model
Homes) are constructed on these lots.
52.* The recreation amenity package shall include one pool/spa. The plans shall be reviewed
and approved by the Community Development Department prior to building permit
issuance. The recreational facilities within each phase shall be built before issuance of a
Certificate of Occupancy for any residences.
53. Restroom facilities shall be provided at the common pool and spa complex. Separate
restroom facilities shall be accessible to the golf course maintenance workers and
gardeners during their normal working hours as approved by the Community Development
Department.
54. Golf cart easements i.e., Lot B) as shown on the map exhibit shall be conveyed during
acceptance of the final map by the City.
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