CC Resolution 1998-011^#R+
RESOLUTION 98-11
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP 28719 TO ALLOW A 58-
LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION
ON 15.6+ ACRES WITHIN THE CITRUS COUNTRY
CLUB
CASENO.:TT28719
APPLICANT: KSL LAND CORPORATION
WHEREAS, The City Council of the City of La Quinta, California, did on
the 3rd day of February, 1 998, hold a duly noticed Public Hearing to consider the
request of KSL Land Corporation and the recommendation for approval from the
Planning Commission; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 3th day of January, 1 998, hold a duly noticed Public Hearing to consider
the request of KSL Land Corporation for approval of a Tentative Tract Map to create
58 single family lots on 1 5.6 + acres in the RL zone located on Baya and Cetrino, east
of Mango, within the Citrus Country Club, more particularly described as:
Lots 6-11, portions of Lot A", Amending Tract 28490-2 and Lot
AS", Tract 24889
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). The Community Development Department has
determined that this Tentative Tract Map request has been previously assessed in
conjunction with Specific Plan 85-006, which was certified on October 1 5, 1 985; 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 approval
of said Tentative Tract Map 28719.
A. The proposed map and its design is consistent with the General Plan and
applicable Specific Plan in that the parcels are intended and designated for Low
Density Residential. The Specific Plan permits approximately 2245 total units,
of which 564 are within the Citrus area. The addition of five units within the
Citrus area is acceptable since the balance of the 2245 units have not yet been
mapped. The development of the lots will comply with applicable development
standards such as setbacks, height restrictions, etc.
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Resolution 98-11
TT 28719- KSL Land Corp.
February 3, 1998
B. The design of the subdivision or proposed improvements are not likely to cause
environmental damage or substantially and avoidably injure fish, or wildlife, or
cause serious public health problems since the project is primarily surrounded
by development, or other urban improvements, and mitigation is required by the
previous Environmental Impact Report.
C. The design of the proposed map will not conflict with easements acquired by
the public at large, for access through, or use of, property within the proposed
map since none presently exist and the easement needed for the future
development will be provided.
WHEREAS, in the review of this Tentative Tract Map, the City Council
has considered the effect of the contemplated action on housing needs of the region
for purposes of balancing those needs against the public service needs of the residents
of the City of La Quinta and its environs with available fiscal and environmental
resources.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does approve Tentative Tract Map 28719 for the reasons set forth in
this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 3rd day of February, 1 998, by the following vote, to
wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
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Resolution 98-11
TT 28719 KSL Land Corp.
February 3, 1998
JO H NiwNA, Ma;r
City of La Quinta, California
ATTEST:
A**ffiRAL. JUH LA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
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RESOLUTION 98-11
CONDITIONS OF APPROVAL- FINAL
TENTATIVE TRACT MAP 28719
KSL LAND CORPORATION
FEBRUARY 3, 1998
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
2. This Tentative Tract Map shall comply with all requirements and standards of
the Municipal Code and Subdivision Ordinance requirements unless otherwise
modified herein by the following conditions. This map shall expire two years
after approval by the City Council unless extended pursuant to the provisions
of the Subdivision Ordinance.
3. Tentative Tract Map 28719 shall comply with the requirements and standards
of 66410-66499.58 of the California Government Code the Subdivision
Map Act) and Chapter 1 3 of the La Quinta Municipal Code LQMC) unless
otherwise modified by the following conditions.
4. Prior to the issuance of a grading, 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
* Desert Sands 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
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
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RESOLUTION 98-11
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28719
FEBRUARY 3.1998
stormwater discharge permit. For projects requiring project-specific 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 grading1 or site construction permit, the applicant shall submit a
copy of the proposed Storm Water Pollution Protection Plan for review by the
Public Works Department.
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 parcel map, or a waiver of parcel
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. Prior to approval of a final map, parcel map, or grading plan, and prior to
issuance of a grading permit, the applicant shall furnish proof of temporary, or
permanent, easements or written permission, as appropriate, for grading,
drainage, retaining wall construction, permanent slopes, or other encroachments
on property outside this Tract.
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,
or facilities owned by others, the applicant shall provide approved alternate
rights of way or access easements to those properties or notarized letters of
consent from the property owners.
9. The applicant shall dedicate public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
1 0. Private street dedications required of this development include:
A. Lot C" Baya, Cetrino, and Mango 37 feet
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RESOLUTION 98-11
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28719
FEBRUARY a, 1998
11. The applicant shall dedicate 1 0-foot public utility easements contiguous with
and along both sides of all private streets.
1 2. 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.
1 3. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and
the date of recording of any final map(s) covering the same portion of the
property unless such easements are approved by the City Engineer.
FINAL MAP(S)
1 4. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved by the City's map
checker, on storage media and in a program format acceptable to the City
Engineer. The files shall utilize standard AutoCad menu choices so they may be
fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster-image files of the
map.
IMPROVEMENT PLANS
1 5. 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 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
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L
RESOLUTION ga-i 1
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28719
FEBRUARY 3, 1998
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.
1 6. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
1 7. When final plans are approved by the City, and prior to approval of the final
map, the applicant shall furnish accurate AutoCad files of the complete,
approved plans on storage media acceptable to the City Engineer. The files shall
utilize standard AutoCad menu choices so they may be fully retrieved into a
basic AutoCad program. At the completion of construction and prior to final
acceptance of improvements, the applicant shall update the files to reflect as-
constructed conditions including approved revisions to the plans.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster-image files of the
plans.
IMPROVEMENT AGREEMENT
1 8. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to 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 Chapter 1 3, 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.
1 9. 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.
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RESOLUTION 98-11
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28719
FEBRUARY 3, 1998
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.
20. 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 e.g., retention basins, perimeter walls &
landscaping, gates) shall be constructed or secured prior to approval of the first
phase unless otherwise approved by the City Engineer. Improvements and
obligations required of each phase shall be completed and satisfied prior to
completion of homes or occupancy of permanent buildings within the phase
unless a construction phasing plan is approved by the City Engineer.
GRADING
21 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.
22. 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 6.1 6, LQM C. 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.
23. The applicant shall comply with the City*s flood protection ordinance.
24. The applicant shall furnish a thorough preliminary geological and soils
engineering report the soils report") with the grading plan.
25. 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
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RESOLUTION 98-11
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28719
FEBRUARY 3, 1998
development, that a soils report has been prepared pursuant to Section 1 7953
of the Health and Safety Code.
26. The applicant shall endeavor to minimize differences in elevation at the interface
of this development with abutting properties and of separate tracts and lots
within this development. Building pad elevations on Contiguous lots shall not
differ by more than three feet except for lots within a tract, but not sharing
common street frontage, where the differential shall not exceed five feet. If
compliance with this requirement is impractical, the City will consider and may
approve alternatives which minimize safety concerns, maintenance difficulties
and neighboring-owner dissatisfaction with the grade differential.
27. 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
28. Stormwater falling on site during the peak 24-hour period of a 100-year storm
the design storm) shall be retained in accordance with the approved hydrology
study and drainage plan for the Citrus development, Tentative Tract No. 24890.
UTILITIES
29. 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
30. 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.
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RESOLUTION 98-11
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28719
FEBRUARY 3, 1 ggg
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.
31. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
A. PRIVATE STREETS AND CULS DE SAC
1. Residential 36 feet wide if double loaded building lots on both
sides), 32 feet if single loaded.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
32. Improvements shall include all appurtenances such as traffic signs,
channelization markings and devices, 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.
33. 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.
34. 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.
35. Street right of way geometry for culs de sac, 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.
36. All streets proposed to serve residential or other access driveways shall be
designed and constructed with vertical curbs and gutters or shall have other
approved methods to convey nuisance water without ponding and to facilitate
street sweeping.
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RESOLUTION 98-11
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28719
FEBRUARY 3, 1998
37. 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:
Residential & Parking Areas 3.0" a.c.14.50" a.b.
Collector 4.0.'/5.00"
Secondary Arterial 4.0.*16.00"
Primary Arterial 4.5'*/6.00"
Major Arterial 5.5*I6.50"
The listed structural sections are minimums, not defaults. Street pavement
sections shall be designed using Caltrans design procedures with site-specific
data for soil strength and traffic volumes.
The applicant shall submit current no more than two years old) mix designs for
base materials, Portland cement concrete and asphalt concrete, including
complete mix design lab results, for review and approval by the City. ror mix
designs over six months old, the submittal shall include recent no more than six
months old at the time proposed for construction) aggregate gradation test
results to confirm that the mix design gradations can be reproduced in
production of the base or paving material. Construction operations shall not be
scheduled until mix designs are approved.
38. Prior to occupancy of any homes or other permanent buildings within this Tract,
the applicant or others shall install all street and sidewalk improvements, traffic
control devices and street name signs giving access from public streets Avenue
52 and/or Jefferson Street) to those buildings. If on-site streets are initially
constructed with only a portion of the full thickness of pavement, the applicant
shall complete the pavement when directed by the City but in any case prior to
final inspections of anv of the final ten percent of homes within the Tract.
LANDSCAPING
39. 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
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RESOLUTION 98-11
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28719
FEBRUARY 3, 1998
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.
40. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
41. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
42. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide Visual screening of above-ground utility structures.
QUALITY ASSURANCE
43. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
44. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are
required by the City to provide evidence that materials and their placement
comply with plans and specifications.
45. 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.
46. 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
47. The applicant shall make provisions for continuous maintenance of all required
improvements.
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RESOLUTION 98-11
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28719
FEBRUARY 3, 1998
FEES AND DEPOSITS
48. 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.
MISCELLANEOUS
49. The recreation area facilities on Lot A" shall be installed before issuance of 30th
building permit for this Tract, with plans for facilities approved by the
Community Development Department prior to issuance of first building permit
for this Tract.
50. Restroom facilities shall be provided and accessible to the golf course and
H.O.A. workers and gardeners during their normal working hours, as approved
by the Community Development Department.
51. Final map(s) shall not be approved or recorded with lot widths of less than 60
feet until a Specific Plan amendment is approved permitting such lot widths.
52. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
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