CC Resolution 1998-133d_WS RESOLUTION 98-133
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A 75 SINGLE
FAMILY AND OTHER COMMON LOT SUBDIVISION ON
24.33 ACRES LOCATED SOUTHEAST OF PGA
BOULEVARD, WEST OF MADISON STREET AND 500-FEET
NORTH OF FUTURE WEISKOPF WITHIN PGA WEST
CASE NO.: TENTATIVE TRACT MAP 28960
APPLICANT: KSL LAND CORPORATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 7th day of November, 1 998, hold a duly noticed Public Hearing for KSL Land
Corporation for a 75 single family residential and other common lot subdivision on
24.33 acres, generally located to the southeast of PGA Boulevard, west of Madison
Street and 500-feet north of future Weiskopf within PGA West; more particularly
described as:
A subdivision of Lots 3-6 and 39 of Tract 21643, as filed
in Book 203, Pages 36-50, City of La Quinta, Riverside
County, California
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 3th day of October, 1 998, hold a duly noticed Public Hearing for KSL Land
Corporation for a 75 single family residential and other common lot subdivision on
8.27 acres, generally to the southeast of PGA Boulevard, west of Madison Street and
500-feet north of future Weiskopf in PGA West, and recommended approval under
Resolution 98-069; and
WHEREAS, the City Council, by approval of Specific Plan 83-002,
established a master planned community of 5,000 residential units oriented around
four golf courses in conjunction with commercial and hotel related land uses. Overall,
the adopted Plan offers guidelines promoting a balanced and functional mix of land
uses consistent with the City's General Plan; 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 for said Tentative
Tract Map 28960:
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Finding Number 1 Consistency with General Plan:
A. The property is designated Low Density Residential LDR). The Land Use
Element of the General Plan allows residential land uses. The project is
consistent with the goals, policies and intent of the La Quinta General Plan Land
Use Element Chapter 2) because attached and detached residential units are
permitted. The project, as conditioned, is consistent with the goals, objectives,
and policies of the General Plan Circulation Element.
Finding Number2 Consistency with Specific Plan 83-002 Amendment #3) and City
Zoning Ordinance:
A. The proposed single family lots exceed the minimum size requirement of 6,500
square feet. Specific Plan 83-002 Amendment #3) allows 5,000 houses
oriented around golf courses and other resort commercial land uses. The
existing number of PGA West houses is approximately 1 700. The proposed 75
residential lots will not impact the overall growth and development of PGA
West.
B. The proposed single family lots are consistent with the City's Zoning Code in
that development standards and criteria are contained in the PGA West Specific
Plan supplement and/or replace those in the City's Zoning Code. Detached
single family houses will be built as required. Conditions are recommended
ensuring compliance with both the PGA West Specific Plan and Zoning Code.
Finding Number 3 Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 28960 is within Specific Plan 83-002. The project is
exempt from the California Environmental Quality Act per Public Resources
Code Section 65457(a). The Environmental Impact Report State Clearinghouse
No.83062922) was certified by the City Council in 1984, and no changed
circumstances or conditions exist which would trigger the preparation of a
subsequent Environmental Impact Report pursuant to Public Resources Code
21166.
Finding Number 4 Site and Landscape Design:
A. The proposed site design conforms with the design guidelines identified in SP
83-002 and provides a harmonious transition between other approved
residences in PGA West.
B. The proposed common landscaping will be privately maintained. The landscape
design complements the surrounding residential areas in that it enhances the
aesthetic and visual quality of the area.
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C. The site is physically suitable for the proposed land division.
Finding Number 5 Site Improvements:
A. Stormwater runoff will be diverted to the existing golf course to ensure off-site
properties are not impacted from seasonal storms.
B. Private streets provide access to each residential lot ensuring proper access to
this residential area for private citizens and public safety vehicles.
C. Infrastructure improvements such as gas, electric, sewer and water will be
extended to service the site in underground facilities as planned under the
Specific Plan. No adverse impacts have been identified based on letters of
response from affected public agencies.
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 hereby require compliance with those mitigation measures required
for Specific Plan 83-002, as amended;
3. That it does hereby confirm the conclusion that the Environmental Impact
Report for Specific Plan 83-002, as amended, assessed the environmental
concerns of this tentative tract; and
4. That it does approve Tentative Tract Map 28960 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 the 1 7th day of November, 1998, 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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No?embef 17 1998
Page 4
HJP;NAyor
City of La Quinta, alifornia
ATT T:
AUNDRA L. JU OLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
AZ
City Attorney
City of La Quinta, California
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CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28960
KSL LAND CORPORATION
NOVEMBER 17, 1998
+ Modified by the Planning Commission on October 13, 1998
++ Modified by the City Council on November 17, 1998
CONDITIONS OF APPROVAL
GENERAL
I 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. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta the
City"), its agents, officers and employees from any claim, action or proceeding to attack,
set aside, void, or annul the approval of this tentative tract map or any final map
thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding and shall
cooperate fully in the defense.
3. Tentative Tract Map 28960 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). This map approval shall expire and become null
and void on November 17, 2000, unless an extension of time is granted according to the
requirements of Section 13.12.150 of the Subdivision Ordinance.
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 andlor 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 CVWD)
* 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.
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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 shalt submit a copy of the proposed Storm Water Pollution Protection Plan for
review by the Public Works Department.
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, prior to approval of a
final map or parcel map or a waiver of parcel map. Conferrals shall include irrevocable
offers to dedicate or grant easements to the City for emergency vehicles and for access
to and maintenance, construction, and reconstruction of essential improvements located
on street, drainage or common lots or within utility and drainage easements.
6. Prior to approval of a final map, parcel map or grading plan, the applicant shall furnish
proof of 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 or grant 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. Private Streets Lots A, B, C, & D 37-feet wide right-of-way, plus suitable right-of-
way for knuckle turns and offset culs-de-sac per Riverside County Standards.
10. The applicant shall dedicate 10-foot public utility easements contiguous with, and along,
both sides of all private streets.
11. The applicant shall dedicate easements necessary for placement of, and access to, utility
lines and structures, drainage basins, mailbox clusters, park lands, and common areas.
12. The applicant shall process an application meeting the requirements of Chapter 13 of the
La Quinta Municipal Code for the affected lot(s) within Tract 28444 as required to realign
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the access point onto Madison Street with the access point into Tentative Tract 25838 to
the satisfaction of the City Engineer.
13. 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)
14. 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
items 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
15. 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 by City staff.
Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates
and entryways, and parking lots. 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.
16. 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.
17. When final plans are approved by the City, 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 items 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.
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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
18. 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 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.
19. 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.
20. If improvements are phased with multiple final maps or other administrative approvals plot
plans, conditional use permits, etc.), off-site improvements and common 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 and subsequent phases unless a construction phasing plan is approved by the City
Engineer.
21. If the applicant fails to construct improvements or satisfy obligations in a timely manner or
as specified in an approved phasing plan, the City shall have the right to halt issuance of
building permits or final building inspections or otherwise withhold approvals related to the
development of the project until the applicant makes satisfactory progress on the
improvements or obligations or has made other arrangements satisfactory to the City.
22. The applicant shall pay cash or provide security for applicant's required share of
improvements which have been or will be constructed by others participatory
improvements).
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Participatory improvements for this development include:
A. Madison Street and Airport Boulevard 50% of the cost to design and construct traffic
control improvements traffic signal or roundabout, as approved by Council).
B. + Avenue 58 Primary Arterial) 100% of the cost to design and construct the north
three-quarter's 3A) of full right-of-way improvements along a length equal to the PGA
West Specific Plan 83-002 frontage of existing Avenue 58, consisting of: half width
street improvements north of centerline) with a six foot 6') wide meandering
sidewalk and perimeter landscaping; an eighteen foot 18') wide, raised, landscaped
median; and a sixteen foot 16') wide eastbound lane adjacent to the south side of
the median. The improvements constructed shall conform to the new Jefferson
Street alignment plan.
C. Avenue 58 100% of the cost to design and construct perimeter wall improvements
along that portion adjacent to the PGA West Specific Plan 83-002 boundary.
D. ++ Interlachen Extension 100% of the cost to design and construct full right-of-way
improvements for a future connection to the Jefferson Street realignment, or an
alternative connection as approved by the City Council.
E. ++ Madison Street and Avenue 58 25% of the cost to design and construct traffic
control improvements traffic signal or roundabout, as approved by the City Council).
The applicant's obligations for all or a portion of the participatory 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.
GRADING
23. 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.
24. 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. 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.
25. The applicant shall furnish a preliminary geotechnical soils") report with the grading plan.
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26. The grading plan shall be prepared by a registered civil engineer and must be approved
by 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 final maps if any are
required of this development) that a soils report has been prepared pursuant to Section
17953 of the Health and Safety Code.
27. Prior to issuance of building permits, the applicant shall provide building pad certifications,
stamped and signed by a California registered civil engineer or surveyor. The certifications
shall list approved pad elevations, actual elevations, and the difterence 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 and nuisance water handling shall conform with the approved hydrology and
drainage plan for the PGA West.
UTILITIES
29. 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.
30. Where hardscape improvements are planned, underground utilities shall be installed prior
to the hardscape. The applicant shall provide certified reports of trench compaction for
approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
31. The City is contemplating adoption of a major thoroughfare improvement program. Any
property within this development which has not been subdivided in accordance with this
tentative map 60 days after the program is in effect shall be subject to the program.
32. + The applicant shall install the following street improvements to conform with the General
Plan street type noted in parentheses:
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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
2) Collector equal to or greater than 300 homes or 3,000 vehicles per day) 40
feet wide
3) Cul de sac curb radius 45'
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.
33. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs, and sidewalks. Mid-block
street lighting is not required.
34. The applicant may be required to extend improvements beyond development boundaries
to ensure they safely integrate with existing improvements e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and sidewalks).
35. Improvements shall be designed and constructed in accordance with the LQMC, adopted
standards, supplemental drawings and specifications, and as approved by the City
Engineer. Improvement plans for streets and access gates shall be stamped and signed
by California-registered professional engineer(s).
36. Street right of way geometry for culs de sac, knuckle turns and corner cutbacks shall
conform with Riverside County Standard Drawings #800, #801, and #805 respectively
unless otherwise approved by the City Engineer.
37. Streets shall have vertical curbs or other approved curb configurations which convey ater
without ponding and provide lateral containment of dust and residue for street sweeping.
Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of
permanent building(s) on the lot.
38. + Construct main entry drive and access point onto Madison Street, of width, alignment
and configuration as required by the City Engineer, when authorized by the City.
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39. The applicant shall design street pavement sections using Caltrans' design procedure 20-
year life) and site-specific data for soil strength and anticipated traffic loading including
construction traffic). Minimum structural sections are as follows:
Residential & Parking Areas 3.0?' a.c.14.50" a.b.
Collector 4. 0"15.0O"
Secondary Arterial 4.0'?/6.00"
Primary Arterial 4.5"16.00"
Major Arterial 5.5"/6.50"
40. The applicant shall submit current mix designs two years old at the time of construction)
for base, paving and curb/gutter materials. Submiftals shall include test results for all
specimens used in the mix design procedure. For mix designs over six months old, the
submittal shall include recent six months old at the time of construction) aggregate
gradation test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix designs are
approved.
41. The City will conduct final inspections of homes and other habitable buildings only when
the buildings have improved street and sidewalk access to publicly-maintained streets.
The improvements shall include required traffic control devices, pavement markings and
street name signs. If on-site streets are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections of the last
ten percent 10%) of homes within the tract or when directed by the City, whichever comes
first.
LANDSCAPING
42. The applicant shall provide landscaping in required setbacks and common lots.
43. Landscape and irrigation plans for landscaped lots and setbacks and medians shall be
signed and stamped by a licensed landscape architect.
The applicant shall submit plans for approval by the Community' Development Department
prior to plan checking by the Public Works Department. When plan checking is complete,
the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner prior to submitting for signature by the City Engineer. Plans are not
approved for construction until signed by the City Engineer.
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.
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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. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of aboveg round utility structures.
47. The applicant shall construct perimeter walls and required landscaping to enclose the
perimeter adjacent to Madison Street 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.
48. The developer and subsequent property owner shall continuously maintain all required
landscaping in a healthy and viable condition as required by Section 9.60.240 E3) of the
Zoning Ordinance.
QUALITY ASSURANCE
49. The applicant shall employ construction quality-assurance measures which meet the
approval of the City Engineer.
50. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, surveyors, or other licensed professionals, as appropriate, to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
51. The applicant shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the City as
evidence that construction materials and methods comply with plans and specifications.
Where retention basins are installed, testing shall include a sand filter percolation test, as
approved by the City Engineer, after required tract improvements are complete and soils
have been permanently stabilized.
52. 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 shall be clearly
marked Record Drawings," As-Built" or As-Constructed" stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise
the CAD or raster-image files previously submitted to the City to reflect as-constructed
conditions.
MAINTENANCE
53. The applicant shall make provisions for continuous, perpetual maintenance of all required
improvements until expressly released from said responsibility by the City.
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FEES AND DEPOSITS
54. The applicant shall pay the City's established fees for plan checking and construction
inspection. Fee amounts shall be those in effect when the applicant makes application for
plan checking and permits.
55. 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.
56. Plan checking fees shall be paid to the Riverside County Fire Department when plans are
submitted for review and approval.
57. Prior to building permit issuance, school impact fees shall be paid by the developer.
FIRE DEPARTMENT
58. Fire hydrants in accordance with Coachella Valley Water District Standard W-33 shall be
located at each street intersection paced not more than 330 feet apart in any direction with
no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow
shall be 1,500 g.p.m. for a 2-hour duration at 20 psi. Blue dot reflectors shall be mounted
in the middle of streets directly in line with fire hydrants.
59. Applicant/developer will provide written certification from the appropriate water company
that the required fire hydrant(s) are either existing or that financial arrangements have been
made to provide them.
60. 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/approval. Plans shall 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."
61. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building materials being placed on an
individual lot.
MISCELLANEOUS
62. All public agency letters received for this case are made part of the case file documents
for plan checking purposes.
63. Applicable conditions of Specific Plan 83-002 shall be met prior to building permit issuance.
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d_WS Resolution 98-1 33
Tentative Tract Map 28960
KSL Land Corporation
November 17, 1998
64. On-site signs temporary or permanent) shall comply with Chapter 9.160 of the Zoning
Ordinance.
65. Temporary on-site sales facilities are subject the requirements of Section 9.60.250 of the
Zoning Ordinance i.e., Minor Use Permit).
66. Prior to building permit issuance, recreational amenity plans for interior common lots shall
be submitted for review and approval by the Community Development Department.
Recreation improvements shall be completed prior to a final inspection for the 30th house,
unless a phasing plan is approved by the Community Development Director.
67. Prior to building permit issuance, single family houses for the tract shall be reviewed by the
Planning Commission pursuant Sections 9.210.010 Site Development Permits) andlor
9.60.300 Compatibility Review) of the Zoning Ordinance unless the house plans have
been previously approved for use in PGA West.
68. Lot I" shall take vehicular access through parking lot to the northwest.
69. ++ The applicant may obtain security obligation reduction and responsibility for payment
of 100% of Specific Plan off-site improvements commensurate with the City's opportunity
and ability to secure payment from other land subdividers with the Specific Plan area.
However, the applicant shall retain the responsibility for construction of all off-site
improvements.
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