CC Resolution 1999-102d_] RESOLUTION NO.99-102
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
TENTATIVE TRACT MAP TO ALLOW A
SUBDIVISION OF 60+? ACRES INTO 39 SINGLE
FAMILY LOTS AND MISCELLANEOUS LOTS
CASE NO.: TT 29347
APPLICANT: KSL LAND CORPORATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 3rd day of August, 1 999, hold a duly noticed Public Hearing to consider the request
of KSL LAND CORPORATION for approval of a Tentative Tract Map to subdivide 60 i
acres into 39 single family and miscellaneous lots, located on the west side of Monroe
Street, north of Airport Boulevard, within the Norman Course, more particularly
described as:
APN: Portions of 767-330-007, 008, 009, 024, and 028
WHEREAS, said Tentative Tract 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 La Quinta Community Development Department has
determined that Tentative Tract 29347 is within Specific Plan 90-01 5 and is exempt
from the California Environmental Quality Act of 1 970, as amended, per Public
Resources Code Section 65457 a). An environmental impact report EA 90-1 59 for
SP 90-015) was certified on December 3, 1991, by the City Council. An
Environmental Assessment Addendum to the previously approved environmental
impact report was completed for Amendment #1 which was approved by the by the
City Council on December 1, 1 998. No changed circumstances or conditions exist
which would trigger the preparation of a subsequent environmental impact report
pursuant to Public Resources Code 21166; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 3th day of July, 1 999, hold a duly noticed Public Hearing to consider the
request of KSL LAND CORPORATION for approval of said Tentative Tract Map and
recommended approval by adoption of Resolution 99-053; 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 29347:
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d_]Resolution No.99-102
TTM 293471K5L Land Corp.
Adopted: August 3. 1999
Page 2
1. The proposed map and its design and improvement is consistent with the
General Plan and applicable Specific Plan in that the lots are intended and
designated for Low Density Residential use. The development of the lots will
comply with applicable development standards such as setbacks, height
restrictions, density, etc.
2. The design of the subdivision and proposed improvements are not likely to
cause environmental damage or substantially and avoidably injure fish, or
wildlife, since the project is primarily surrounded by development, or other urban
improvements, and mitigation is required by the previous Environmental Impact
Report and Mitigated Negative Declaration.
3. The design of the subdivision and proposed improvements are not likely to
cause serious public health problems due to imposed conditions.
4. 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.
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 approval Tentative Tract Map 29347 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 August, 1 999, by the following vote, to wit:
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d_] Resolution No.99-102
TTM 293471K5L Land Corp.
Adopted: August 3 1999
Page 3
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
Jo J. PEN Mayor
City of La Quinta, California
ATTEST:
AUNDRA L. J OLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWE?, City Attorney
City of La Quinta, California
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d_] RESOLUTION 99-102
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 29347
KSL LAND CORPORATION
AUGUST 3, 1999
CONDITIONS OF APPROVAL
GENERAL
1. Upon City Council approval, a memorandum noting that City Conditions of
Approval for development applications exist and are available for review at City
Hall, shall be recorded against the property with the Riverside County
Recorder's office.
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 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 29347 shall comply with the requirements and standards
of 66410 through 66499.58 of the California Government Code the
Subdivision Map Act) and Chapter 1 3 of the La Quinta Municipal Code LQMC).
This map approval shall expire and become null and void at the end of two years
after City Council approval unless an extension of time is granted pursuant to
City requirements.
4. Prior to the issuance of a grading, construction or building permit, 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 per their letter of June 17,1999, on file
in Community Development Department)
* Imperial Irrigation District lID)
* California Water Quality Control Board CWQCB)
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d_]RESOLUTION 99-102
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 29347
AUGUST 3, 1999
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 submit a copy of the Notice of Intent
received from the CWQCB prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
5. The applicant shall comply with the terms and requirements of the infrastructure
fee program in effect at the time of issuance of building permits.
PROPERTY RIGHTS
6. The applicant shall process and record a final map for the underlying Tentative
Tract Map 29136 prior to approval of any final map under this tentative map.
7. 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.
8. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval of this tentative map 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)
9. 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 acceptable to the City Engineer. The files shall utilize standard AutoCad
menu items so they may be fully retrieved into a basic AutoCad program.
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CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 29347
AUGUST 3, 1999
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
As used throughout these conditions of approval, professional titles such as engineer,"
surveyor," and architect" refer to persons currently certified or licensed to practice
their respective professions in the State of California.
10. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of Rough Grading" and
Precise Grading." Rough 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.
11. 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 2. Beneficial use of the lots shown on this tentative map depends on construction
of improvements required of the underlying Tentative Tract 29136 in and
adjacent to the easterly half of that map.
1 3. The applicant shall construct improvements and/or satisfy obligations required
of this tentative map, or furnish an executed, secured agreement to construct
improvements and/or satisfy obligations prior to approval of a final 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
14. If improvements are secured, the applicant shall provide estimates of
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CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 29347
AUGUST 3, 1999
improvement costs for checking and approval by the City Engineer. 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 other
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, development-wide
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.
1 5. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development
of the project or call upon the surety to complete the improvements.
GRADING
16. This development shall comply with Chapter 8.11 of the LQMC Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
or may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill at the foundation) are above the level of the project 1 OO-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) 6). Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish certifications as required by FEMA that the above conditions have been
met.
17. The applicant shall furnish a preliminary geotechnical soils") report and a
grading plan prepared by a qualified engineer. The grading plan shall conform
with the recommendations of the soils report and be certified as adequate by
a soils engineer or engineering geologist. The plan must be approved by the
City Engineer prior to issuance of a grading permit. A statement shall appear
on final maps 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.
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CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 29347
AUGUST 3, 1999
18. 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.
19. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between 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 or parcel map, 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.
20. 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.
21. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
22. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
23. Stormwater handling shall conform with the approved hydrology and drainage
plan for Specific Plan 90-01 5. Nuisance water shall be disposed of in an
approved method.
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CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 29347
AUGUST 3, 1999
UTILITIES
24. Existing aerial lines and all proposed utilities within or adjacent to the proposed
development shall be installed underground. Power lines exceeding 34.5 kv are
exempt from this requirement.
25. Utilities shall be installed prior to overlying hardscape. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREETS AND TRAFFIC
26. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved street and if required) 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 of
homes within the tract or when directed by the City, whichever comes first.
LANDSCAPING AND WALLS
27. Perimeter walls are a condition of the underlying Tentative Tract 29136. Unless
the applicant has received approval of a wall phasing plan to the contrary, final
occupancy of homes within this tentative tract shall not occur until those walls
are completed on Airport Boulevard from Lot 1 9 of Tentative Tract 29348 to
Monroe Street, along Monroe Street, along the north boundary of the easterly
projection of Tentative Tract 29136, and along the easterly boundary of the
northerly projection of Tentative Tract 29136.
QUALITY ASSURANCE
28. The applicant shall employ construction quality assurance measures which meet
the approval of the City Engineer.
29. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
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CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 29347
AUGUST 3, 1999
30. 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, specifications and applicable regulations.
31. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all public improvement plans which were signed
by the City Engineer. Each sheet shall be clearly marked Record Drawings,"
As-Built" or As-Constructed" and shall be stamped and signed by the engineer
or surveyor certifying to the accuracy of the drawings.
FEES AND DEPOSITS
32. 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.
FIRE MARSHAL
33. Prior to issuance recordation of final map, applicant/developer shall furnish one
blue line 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 shall meet fire flow requirements. Plans shall be
signed/approved by a registered Civil Engineer and the local water company
with the following certification: I certify that the design of the water system
is in accordance with the requirements prescribed by the Riverside County Fire
Department".
34. Fire hydrants in accordance with CVWD standard w-33 shall be located at each
street intersection spaced not more than 330 feet apart in any direction with no
portion of any lot frontage more than 1 65 feet from a fire hydrant. Minimum
fire flow shall be 1000 gpm for a two hour duration at 20 psi. Blue dot
reflectors sha?l be mounted in the middle of streets directly in line with fire
hydrants.
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CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 29347
AUGUST 3, 1999
35. 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.
36. A temporary water supply for fire protection may be allowed for the
construction of the models only. Plans for a temporary water system must be
submitted to the Fire Department for review prior to issuance of building
permits.
37. Gates installed to restrict access shall be power operated and equipped with a
Fire Department override system consisting of Knox Key operated switches,
Series KS-2P with dust cover, mounted per recommended standard of the Knox
Company. Improvement plans for the entry street and gates shall be submitted
to the Fire Department for review/approval prior to installation.
38. 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.
MISCELLANEOUS
39. Development of residences shall comply with the provisions of specific plan 90-
015.
40. Residential prototype dwelling units and front yard landscaping plans shall be
approved by the Planning Commission pursuant to City requirements.
41. Developer to construct a tunnel underpass for golf carts under either Airport
Boulevard or Madison Street, contingent on costs not exceeding $500,000.00
and permission from all property owners and easement owners for access for
construction. Completion of tunnel shall be within two years of all required
approvals. City shall use best efforts for processing and assisting with road
closure during construction.
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