CC Resolution 1997-042^O RESOLUTION 97-42
A RESOLUTION CF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP 28444, A REQUEST TO
SUBDIVIDE 38.38-ACRES INTO 69 SINGLE FAMILY
AND OTHER COMMON LOTS IN PGA WEST
RESORT SPECIFIC PLAN 83-002, AMENDMENT #3)
SOUTH OF THE SOUTHERN TERMINUS OF PGA
BOULEVARD ABUTTING THE JACK NICKLAUS
TOURNAMENT AND TOM WEISKOPF GOLF
COURSES AND WEST OF MADISON STREET
CASE NO.: TTM 28444
APPLICANT: KSL LAND CORPORATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 201h day of May, 1 997, and 3,d day of June, 1 997, hold duly noticed Public
Hearings to consider the request of KSL Land Corporation to approve a 89-single
family and other common lots on a 38.36-acre site in the PGA West Resort at the
southern terminus of PGA Boulevard abutting the Jack Nicklaus Tournament an* Tom
Weiskopf golf courses; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22nd day of April, 1 997, hold a duly noticed Public Hearing to consider a
request by KSL Land Corporation to develop 69 houses on 38.36-acres in PGA West
and recommended approval to the City Council, more particularly described as:
Portions of Section 21, Township 65, Range 7E, S.B.B.M. APN: 769-
730-003, 769-520-001 and 002, 769-530-001, 769-720-003, 761-
080-073 and 074, and 761-090-050) in the City of La Quinta, County
of Riverside, State of California
WHEREAS, said Tentative Map has complied with the requirements of
*The Rules to Implement the California Environmental Quality Act of 1 970" as
amended Resolution 83-63), in that the Community Development Director has
determined that the original Environmental Impact Report for Specific Plan 83-002
PGA West Specific Plan) approved by the City Council in 1984, and as amended in
1 988, and 1 996, is still valid and binding. Therefore, no additional environmental
review is warranted; because no significant changes have been made and the findings
remain adequate; 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 Tentative Tract
Map 28444:
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A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
The project is in a Low Density Residential LDR) District per the provisions of
the General Plan. Therefore, the density requirement of the Land Use Element
Chapter 2) shall be met. The Tract, as designed, is consistent with the goals,
policies and intent of Specific Plan 83-002 Amendment #3) which permits
5,000 residential units in PGA West, a master planned golf resort.
The site is zoned Low Density Residential RL District) and designated Specific
Plan Residential under SP 83-002 Amendment #3) which permit single family
developments i.e., attached or detached housing units). All plans for future
single family homes shall be consistent with the provisions of the Specific Plan
and Zoning Code in effect at the time building permits are acquired. The
development of the project, as conditioned, will be compatible with the
surrounding area.
B. The design or improvement of the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
The density and design standards for the Tract will comply with the Specific
Plan 83-002 and the Land Use Element of the General Plan Chapter 2). All
streets and improvements in the project conform to City standards of the
General Plan and Subdivision Ordinance as designed. All on-site streets are
private and will be maintained by a Homeowner's Association. The new
extension of Weiskopf Street will enhance the circulation system within the
southeastern section of PGA West.
C. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
The subject site is physically suitable for the proposed land division and is part
of other previously approved subdivision maps by The Sunrise Company
approved by the City but not fully completed. The original development plan
will not cause substantial environmental damage or injury to fish or wildlife, or
their habitat because mitigation measures were required during the grading of
the site by the Sunrise Company and KSL during construction of the existing
golf courses.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
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Health and safety concerns were addressed in 1 984 and 1 988, during
consideration and approval of the master planned PGA West Resort. Mitigation
measures were imposed to reduce noise, traffic and other environmental
concerns under Specific Plan 83-002 Amendment #3). The design of the
subdivision, as conditionally approved, will not cause serious public health
problems because they will install urban improvements based on City, State,
and Federal requirements. Dust control measures shall be required during any
further on-site construction work as required by Chapter 6.16 of the Municipal
Code.
E. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through, or use of,
property within the proposed subdivision.
The proposed private streets are planned to provide direct access to each single
family lot. All required public easements will provide access to the site or
support necessary infrastructure improvements. The project as designed and
conditioned complies with all City requirements and Specific Plan 83-002
Amendment #3).
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 hereby reconfirm the conclusions of the Environmental Impact
Report for Specific Plan 83-002 as amended) since its original approval in
1984;
3. That it does hereby approve Tentative Tract Map 28444 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 June, 1 997, by the following vote, to wit:
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Tentative Tract Map 28444
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATTEST:
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELI, City Attorney
City of La Quinta, California
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RESOLUTION 97A2
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 25444- KSL LAND CORPORATION
JUNE 3,1997
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation against
the properties to which they apply APN: 769-730-003, 769-520-001 and 002, 769-
530-001, 769-720-003, 761-080-073 and 074, and 761-090-050).
2. Tentative Tract Map No.28444 shall comply with the requirements and standards of
66410-66499.55 of the California Government Code the Subdivision Map Act)
and Title 13 of the La Quinta Municipal Code LQMC) unless otherwise modified by
the following conditions. This map approval shall expire and become void within two
years of City Council approval unless extended based on the provisions of Section
13.12.150 of the Subdivision Ordinance.
3. Prior to the issuance of a grading permit or building permit for cpnstructibn of any
building or use contemplated by this approval, the applicant shall obtain permi*
and/or clearances from the following public agencies:
Fire Marshal
Public Works Department Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board NPDES Permit)
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 subdivisions 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.
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 filing of a certificate of compliance for waiver of a final map.
The conferral shall include irrevocable offers to dedicate or grant easements to the
City for access to and maintenance, construction, and reconstruction of all essential
improvements which are located on privately-held lots or parcels.
6. 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.
7. 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.
8. The applicant shall dedicate lO4oot public utility easements contiguous with and
along both sides of all private streets.
9. The applicant shall dedicate any easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, and common areas.
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10. 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)
11. 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 another
program which is convertible to AutoCad, the applicant may substitute a scanned
raster image file of the map.
IMPROVEMENT PLANS
12. 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" and if
necessary, 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.
Street 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.
13. 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.
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14. 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.
IMPROVEMENT AGREEMENT
15. 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 Title 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
16. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs adopted
by City resolution or ordinance. For items not listed in the City's schedule, estimates
shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements shall not
be agendized for final acceptance until the City receives confirmation from the
telephone authority that the applicant has met all requirements for telephone service
to lots within the development.
17. If the applicant desires to phase improvements and ob*igations required by the
conditions of approval and secure those phases separately, a phasing plan shall be
submitted to the Public Works Department for review and approval by the City
Engineer.
The applicant shall complete required improvements and satisfy obligations as set
forth in the approved phasing plan. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or occupancy
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of permanent buildings within the phase unless a construction sequencing plan for
that phase is approved by the City Engineer.
18. If improvements are phased with multiple final maps or other administrative approvals
site development permits, conditional use permits, etc.), off-site improvements and
development-wide improvements ie: retention basins, perimeter walls & landscaping,
gates, etc.) shall be constructed or secured prior to approval of the first final map
unless otherwise approved by the City Engineer.
19. The applicant shall pay cash or provide security in guarantee of cash payment for
applicant's required share of improvements which have been or will be constructed
by others participatory improvements).
Participatory improvements for this development include:
A. Fifty percent of the cost to design and construct improvements to Madison
Street from the currently-improved section at Airport Boulevard to the most
easterly southeast corner of the revised PGA West Specific Plan Specific
Plan). When construction is warranted, the improvements may be constructed
by the applicant, by the City or by others.
B. Design and construction of perimeter landscaping form the north boundary of
this Tract to the most easterly southeast corner of the Specific Plan.
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
20. 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.
21. 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.
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22. The applicant shall comply with the City's flood protection ordinance.
23. The applicant shall furnish a copy of the soils report with the grading plan.
24. A grading plan shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit. The grading plan
shall conform with the recommendations of the soils report and shall be certified as
adequate by a soils engineer or an engineering geologist. A statement shall appear
on the final map(s), if any are required of this development, that a soils report has
been prepared pursuant to Section 17953 of the Health and Safety Code.
25. The applicant shall endeavor to minimize differences in elevation at the interface of
this development with abutting properties and of separate tracts within this
development, if any. 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 the applicant is unable to comply with the pad elevation differential requirement, the
City will consider and may approve alternatives that preserve community acceptance
with the proposed development.
26. 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.
UTILITIES
27. All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. High-voltage power lines which the power authority
will not accept underground are exempt from this requirement.
28. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of surface improvements. The applicant shall
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provide certified reports of utility trench compaction tests for approval of the City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
29. The City is contemplating adoption of a major thoroughfare improvement program.
If the program is in effect 60 days prior to recordation of any final map or issuance
of a certificate of compliance for any waived final map, the development or portions
thereof may be subject to the provisions of the Ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall be responsible for all street and traffic improvements required herein.
30. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. OFF-SITE STREETS
1) Madison Street Primary Arterial) 56 feet curb to curb plus sidewalks and
median. The applicant shall secure 50% of the cost to design and
construct the west half of the street from the currently-improved section
at Airport Boulevard to the most easterly southeast corner of the Specific
Plan.
B. PRIVATE STREETS AND CUL DE SACS
1) Residential 36 feet wide if double loaded builds on both sides), 32 feet
if single loaded
2) Collector *300 homes or 3,000 vpd) 40 feet wide
3) Cul de sac curb radius 45'
Main entry streets and interior circulation routes, bus turnouts,
accelerationldeceleration lanes, and/or other features contained in the approved
construction plans may warrant additional street widths or other measures as
determined by the City Engineer.
31. 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.
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32. 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.
33. 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. Plans for Madison Street shall be prepared by the applicant or
others when the improvements are warranted as determined by the City.
34. Street right-of-way geometry for cul de sacs, knuckle turns and corner cut-backs shall
conform with Riverside County Standard Drawings #800, #801, and #805 respectively
unless otherwise approved by the City Engineer.
35. 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 in yard or drive areas and to facilitate
street sweeping.
36. 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 sit*speciflc 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
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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.
37. Prior to occupancy of homes or other permanent buildings within the development,
the applicant shall install all street and sidewalk improvements, traffic control devices
and street name signs along access routes to those buildings. 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.
LANDSCAPING
38. Perimeter walls and required landscaping forthe entire perimeter to be enclosed 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.
39. The applicant shall provide landscape improvements in the perimeter setback areas
or lots along the following streets:
A. Madison Street from the north boundary of this tract to the most easterly
southeast corner of the Specific Plan. The improvements may be secured for
installation when street improvements are constructed.
40. Landscape and irrigation plans for landscaped lots and landscape setback areas
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.
41. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way.
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42. 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 five-feet of curbs along public streets.
43. Unless otherwise approved by the City Engineer. common basins and park areas
shall be designed with a turf grass surface which can be mowed with standard
tractor-mounted equipment.
44. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
PUBLIC SERVICES
45. The applicant shall provide transit amenities as required by Sunline Transit and or the
City Engineer.
QUALITY ASSURANCE
46. The applicant shall employ construction quality-assurance measures which meet the
approval of the City Engineer.
47. The applicant 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 t**t materials and their placement comply with plans and
specifications.
48. 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.
49. 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.
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MAINTENANCE
50. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on-site street improvements. The applicant shall maintain off-site
public improvements until final acceptance of improvements by the City Council.
51. The applicant shall provide an executive summary maintenance booklet for streets,
landscaping and related improvements, perimeter walls, drainage facilities, or any
other improvements to be maintained by an HOA. The booklet should include
drawings of the facilities, recommended maintenance procedures and frequency, and
a costing algorithm with fixed and variable factors to assist the HOA in planning for
routine and long term maintenance.
FEES AND DEPOSITS
52. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant makes application for plan checking and permits.
FIRE DEPARTMENT
53. Schedule A fire protection approved Super fire hydrants 6" X 4" X 2.5" X 2.5") will
be located at each street intersection spaced not more than 330-feet apart in any
direction with any portion of any frontage more than 165-feet from a fire hydrant.
Minimum fire flow will be 1,000 G.P.M. for a two-hour duration at 20 PSI.
54. Prior to recordation of the final map, the applicant/developer will furnish one blueline
copy of the water system plans to the Fire Department for review and approval.
Plans will conform to the fire hydrant types, location and spacing, and the system will
meet the fire flow requirements. Plans will be signed and approved by the registered
civil engineer and the local water company with the following certification: I certify
that the design ofthe water system is in accordance with the requfrements prescribed
by the Riverside County Fire Department."
55. 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.
CCCOND28444-l4/RESOCc28444*l4 Page 15
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^OResolution 97-42
Tentative Tra* Map 28444
June 3, 1997
MISCELLANEOUS
56. The provisions of Specific Plan 83-002 PGA West Specific Plan), including sideyard
setbacks, shall be met prior to issuance of building permits.
57. All agency letters received for this case are made part of the case file documents for
plan checking purposes
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.
ccc0ND28444-l4fREsOCc2g444-14 Page 16
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42-U02