CC Resolution 1998-087^ T RESOLUTION 98-87
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP 28447 TO ALLOW A 49-
LOT SUBDIVISION ON APPROXIMATELY 11.66
ACRES
CASE NO.: TTM 28447
APPLICANT: KSL LAND CORPORATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 4th day of August, 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 49 lots on
11.66 acres, in the area encompassing The Ranch Specific Plan 85-006, generally
located east of Park Avenue and south of 50th Avenue, more particularly described as:
A PORTION OF THE NW 1/4 OF SECTION 5, T65, R7E, S.B.B.M.
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 Department has
prepared an Initial Study, and has determined that although the proposed Tentative
Tract could have a significant adverse impact on the environment, there would not be
a significant effect in this case because appropriate mitigation measures were made
a part of the assessment and included in the conditions of approval for Tentative Tract
28447, and a Mitigated Negative Declaration of Environment should be filed; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 4th day of July, 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 49
lots on 11.66 acres, and did recommend approval under Resolutions 98-050, 98-051,
and 98-052; 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 to justify approval of said
Tentative Tract Map 28447:
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1. The proposed map and its design is consistent with the City of La Quinta
General Plan and Specific Plan 85-006 in that its lots are in conformance with
applicable goals, policies, and development standards, such as lot size and will
provide adequate infrastructure and public utilities.
2. The design of the subdivision is not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat
because the area covered by the Map has been disturbed and mitigation
measures and conditions will be imposed.
3. The design of the subdivision is not likely to cause serious public health
problems because urban improvements are existing or will be installed based on
applicable local, State, and federal requirements.
4. 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 in that access to the area will be
provided in accordance with Specific Plan 85-006.
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 28447 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 41h day of August, 1 998, by the following vote, to
wit:
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^ T Resolution 98-87
Adopted: 8/4/98
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AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
JOHN PEN Mayor
City of La Quinta, California
ATTEST:
*JNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
C).
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
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^ T RESOLUTION 98-87
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 28447 KSL LAND CORP. THE RANCH SPECIFIC PLAN
August 4, 1998
* Modified at Planning Commission Meeting of July 14, 1998.
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. Tentative Tract Map 28447 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).
3. 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
andlor 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
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 grading 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.
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4. 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
5. 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.
6. 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, from owners of any abutting
properties on which grading, retaining wall construction, permanent slopes, or
other encroachments are to occur.
7. 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 or notarized letters of consent from the property
owners.
8. 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.
9. Dedications required of this development include:
A. Park Avenue 30-foot half of 60-foot right of way.
1 0. The applicant shall dedicate 10-foot public utility easements contiguous with and
along both sides of all private streets.
11. The applicant shall create perimeter setback lots, of minimum width as noted,
adjacent to the following street rights of way:
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A. Park Avenue 10 feet.
The minimum width may be used as average widths if a meandering wall is
approved.
Where public sidewalks are placed on privately-owned setback lots, the applicant
shall dedicate blanket sidewalk easements over the setback lots.
1 2. The applicant shall vacate abutter's rights of access to Park Avenue from lots
abutting the street.
1 3. 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 4. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and the
date of recording of any final map(s) covering the same portion of the property
unless such easements are approved by the City Engineer.
FINAL MAP(S* AND PARCEL MAP(S)
1 5. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files
of the complete map, as approved by the City's map checker, on storage media
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. 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
IMPROVEMENT PLANS
1 6. 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.
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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.
1 7. 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.
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 approval of a final map or parcel map or
issuance of a certificate of compliance for a waived parcel map. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 1 3, LQM C.
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.
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.
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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 6.16, 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.
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 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.
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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
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
28. Stormwater falling on site during the peak 24-hour period of a 100-year storm
the design storm) shall be retained within the development or, if feasible, on the
adjacent Tracts 24890-1-9. For drainage onto the adjacent tracts, the applicant
shall provide an addendum to or revision of the existing hydrology report for
those tracts which indicates sufficient capacity for the additional stormwater.
29. Storm flow in excess of retention capacity shall be routed through a designated
overflow outlet and into the historic drainage relief route.
30. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
31. All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. Power lines exceeding 34.5 kv are exempt from
this requirement.
32. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to the hardscape improvements. The applicant
shall provide certified reports of utility trench compaction tests for approval of
the City Engineer.
33. Applicant shall meet the requirements as stipulated by Imperial Irrigation District
in their letter of June 29, 1 998 on file in the Community Development
Department and as listed below:
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A. KSL shall pay for and install three six inch conduits and one four inch
conduit with the associated cable vaults for splicing and switching) along
the northern right of way of 52nd Avenue, west of Jefferson Street. As
long as the three six inch conduits are installed in the same horizontal plane,
no concrete encasement will be required. KSL shall also pay for the line
extension charges of a parallel 750 Aluminum cable system through this
conduit system.
B. Whenever the land west of Jefferson Street, south of 52nd Avenue
develops, KSL, or current land owner) will pay for and install three six inch
conduits with the associated cable vaults for splicing and switching) along
the southern right of way of 52nd Avenue, west of Jefferson Street. As
long as the three six inch conduits are installed in the same horizontal plane,
no concrete encasement will be required. KSL, or current land owner, will
also pay for the line extension charges of a parallel 750 Aluminum cable
system through this conduit system.
C. KSL, or current land owner, will pay for and install six conduits to
interconnect between #A and #B above to the conduit system present being
installed along the southern right of way of 52nd Avenue by The Tradition
development.
D. KSL, or current land owner, will pay for the installation of a concrete
encased duct bank consisting of 21 six inch and one four inch conduit
between Jefferson Street and the Jefferson Substation along 52nd Avenue.
Thirteen of these conduits will be required to serve KSL projects, the
remainder of the conduits will be paid for by other developers or by Imperial
Irrigation District as system improvements. It has been calculated that
Imperial Irrigation District will reimburse $19.93 per linear foot of this
conduit system to KSL for these other eight conduits. The distance
between Jefferson Street and Jefferson Substation is approximately 1 000
feet, bringing the total amount of reimbursement to $1 9,930. This
reimbursement will be in the form of waived line extension charges to KSL.
KSL may elect to install all 21 six inch conduits in one duct bank at one
time, or they may elect to install some conduits in a duct bank now, with
the remainder of the conduits installed when further development occurs
within the area. The amount of conduits installed and the timing of the
installation will have to be approved by Imperial Irrigation District. In either
event, the total amount that will be reimbursed to KSL will be $19,930 for
the entire project. KSL will also pay for the line extension charges for the
five and one-third parallel 750 Aluminum cables through this conduit system
as they are required and installed.
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E. A minimum of three conduits will have to be installed between Jefferson
Street and Jefferson Substation at the same time as the conduits are
installed in Condition #36.A. This is required to allow for a new circuit to
be constructed from Jefferson Substation to the Citrus development along
52nd Avenue. The City of La Quinta may grant a variance and allow this
portion of the new circuit east of Jefferson Street to be constructed
overhead, with the plan to replace it with underground cable when the
entire duct bank is installed.
F. It is believed that six five inch conduits presently exist under Jefferson
Street along the northern right of way of 52nd Avenue. These conduits may
be used to interconnect the Systems described above. However, if these
conduits cannot be found, or they have been damaged to the point of being
rendered useless, then KSL will have to install the appropriate amount of
conduits under Jefferson Street.
STREET AND TRAFFIC IMPROVEMENTS
34. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
A. OFF-SITE STREETS
1. Construct a six-foot-wide sidewalk along this tract*s Park Avenue
frontage.
B. PRIVATE STREETS
1. The private street shall match the geometry of the streets to which it
connects in the adjacent tracts).
35. 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.
36. 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.
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37. Improvement plans for all on- and off-site street improvements 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.
38. 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.
39. 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.
40. 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"15.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"16.00"
Major Arterial 5.5"16.50"
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. For 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.
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*41. Final inspection and occupancy of homes or other permanent buildings
within the development will not be approved until the homes or permanent
buildings have improved access, including street and sidewalk
improvements, traffic control devices and street name signs, to publicly-
maintained streets. 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 any of the final ten percent of homes within the tract, and
have restored curbing at any unused curb cuts along the property's street
frontage.
LANDSCAPING
42. Perimeter wall and landscaping along Park Avenue shall be constructed prior to
final inspection and occupancy of any homes within the tract unless a phasing
plan or construction schedule is approved by the City Engineer.
43. Landscape and irrigation plans for landscaped lots, landscape setback areas, and
retention basins 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.
44. 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.
45. 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 public streets.
46. Unless otherwise approved by the City Engineer, common basins and park areas
shall be designed with grades and turf grass surface which can be mowed with
standard tractor-mounted equipment.
47. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
QUALITY ASSURANCE
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48. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
49.* 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.
50. 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.
51. 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
52. The applicant shall make provisions for continuous and perpetual maintenance of
all required improvements unless and until expressly released from said
responsibility by the City.
FEES AND DEPOSITS
53. 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:
58. 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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