CC Resolution 1997-046^O
RESOLUTION 97-46
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP 28410 TO SUBDIVIDE 17-
ACRES INTO 67 SINGLE FAMILY LOT AND OTHER
COMMON LOTS IN PGA WEST RESORT
APPROXIMATELY 560-FEET SOUTH OF PGA
BOULEVARD ALONG THE EAST SIDE OF CEDAR
CREST, SOUTH OF RIVIERA ALONG THE EAST AND
WEST SIDES OF MEDINAH, SOUTH OF MERION
ALQNG THE WEST SIDES OF INTERLACHEN AND
COLONIAL
CASE NO.: TTM 28410
APPLICANT: MC COMIC CONSOLIDATED, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 7th day of June, 1 997, hold a duly noticed Public Hearing and considered the
request of Mc Comic Consolidated to approve a 67-single family and other common
lots in the PGA West Resort approximately 560-feet south of PGA Boulevard along
Cedar Crest, Merion, Medinah, Colonial and Interlachen;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8th and 22nd days of April, and 1 3th day of May, 1 997, hold duly noticed
Public Hearings and consider the request of Mc Comic Consolidated to approve a 1 7-
acre site with 67-single family and other common lots in the PGA West Resort
approximately 560-feet south of PGA Boulevard along Cedar Crest, Merion, Medinah,
Colonial and Interlachen *private streets), more particularly described as:
Portions of Section 21, T65, R7E, S.B.B.M. APN: 761-481-017, 018,
026 and 027, and 761-491-015) 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 1 984, and as amended, is
still valid and binding on this development request. Therefore, no additional
environmental review is warranted; and,
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Resolution 97-46
Tentative Tract Map 28410
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 28410:
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) is 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 SPRI 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. Common recreation lots will be provided.
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 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. Cedar Crest, an existing cul-de-
sac street, will be extended north into Tentative Tract Map 28259 but will be
gated for access by emergency use only.
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.
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Resolution 97-46
Tentative Tract Map 28410
The subject*site is physically suitable for the proposed land division. The
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 Landmark Land Company and The Sunrise
Company a few years ago. Dust control measures shall be required during any
further on-site construction work as required by Chapter 6.16 of the Municipal
Code.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
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.
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;
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Resolution 97-46
Tentativ* Tract Map 28410
2. That it does hereby reconfirm the conclusions of the Environmental Impact
Report for Sp*cific Plan 83-002 as amended) and originally approved in 1 984;
3. That it hereby approve Tentative Tract Map 28410 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 1 7th day of June, 1 997, by the following vote, to wit:
AYES: CouncilMembers Henderson, Perkins, Sniff, Mayor Holt
NOES: Council member Adolph
ABSENT: None
ABSTAIN: None
GLENDA L HOLT, Mayor
City of La Quinta, California
ATTEST:
AUNDRA L. JU OLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
*
DAWN C. HONEYWELi, City Attorney
City of La auinta, California
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CITY COUNCIL RESOLUTION 97-46
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT MAP 28410
MC COMIC CONSOLIDATED
JUNE17, 1997
* Added by the Planning Commission on May 13, 1 997
+ Modified by the City Council on June 1 7, 1 997
+ + Added by the City Council on June 1 7, 1 997
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: 761-481-017,018, 026,027
and 761-491-015).
2. Tentative Tract Map No. 28410 shall comply with the requirements and
standards of * 66410-66499.58 of the California Government Code the
Subdivision Map Act) and Title 1 3 of the La Quinta Municipal Code LQMC)
unless otherwise modified by the following conditions. This map approval shall
expire and become void on June 1 7, 1 999, unless extended based on the
provisions of Section 13.1 2.1 50 of the Subdivision Ordinance.
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
and/or clearances from the following public agencies:
Fire Marshal
Public Works Department Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Desert Sands/Coachella Valley Unified School Districts
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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RESOLUTION 97-46
TENTATIVE TRACT MAP 26410
JUNE 17, 1997
The appIicant*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 10-foot 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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RESOLUTION 97-46
TENTATIVE TRACT MAP 26410
JUNE 17, 1997
FINAL MAP(S) AND PARCEL MAP(S)
1 0. 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. At the completion of construction
and prior to final acceptance of improvements, the applicant shall update the files
to reflect as-constructed conditions including approved revisions to the plans.
If the plans were not produced in AutoCad or another program which is
convertible to AudoCad, the applicant may substitute scanned raster-image files
of the as-built plans in place of the AutoCad files required above.
IMPROVEMENT PLANS
11. 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.
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 2. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
1 3. 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
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RESOLUTION 97-46
TENTATIvE TRACT MAP 2*41O
JUNE 17, 1997
14. 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.
1 5. 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.
1 6. If the applicant desires to phase improvements and obligations 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 of permanent buildings within the phase unless a construction
sequencing plan for that phase is approved by the City Engineer.
1 7. If improvements are phased with multiple final maps or other administrative
approvals conditional use permits, etc.), development-wide improvements ie:
retention basins, perimeter walls & landscaping, gates) shall be constructed or
secured prior to approval of the first final map unless otherwise approved by the
City Engineer.
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RESOLUTION 97-46
TENTATIVE TRACT MAP 26410
JUNE 17, 1997
1 8. The applicant *hall be required to participate in the City's Major Thoroughfare
Improvement Program if adopted by the City Council prior to final map
recordation.
GRADING
1 9. 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.
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. 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.
21. The applicant shall comply with the City's flood protection ordinance.
22. The applicant shall furnish a thorough preliminary geological and soils engineering
report the soils report") with the grading plan.
23. The 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.
24. 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 and buyer satisfaction with the proposed development.
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RESOLUTION 97-46
TENTATIVE TRACT MAP 28410
JUNE 17, 1997
25. 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
26. Storm drainage shall comply with the drainage and hydrology plan approved for
the PGA West Specific Plan area.
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 provide certified reports of utility trench compaction tests for
approval of the City Engineer.
LANDSCAPING
29. The 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.
30. 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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RESOLUTION 97-46
TENTATIVE TRACT MAP 28410
JUNE 17, 1997
31. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
QUALITY ASSURANCE
32. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
33. 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 that materials and their placement
comply with plans and specifications.
34. 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.
35. 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
36 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.
37. 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.
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RESOLUTION 97-46
TENTATIVE TRACT MAP 28410
JUNE 17, 1997
FEES AND DEPOSITS
38. 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
39. Schedule A fire protection approved Super fire hydrants 6*' X * 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 1 65-feet from a fire
hydrant. Minimum fire flow will be 1 00O G.P.M. for a two-hour duration at 20
PSI.
40. 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 bV 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."
41. 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.
MISCELLANEOUS
42. The provisions of Specific Plan 83-002 PGA West Specific Plan), including
sideyard setbacks, shall be met prior to issuance of building permits.
43. 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.
44. All agency letters received for this case are made part of the case file documents
for plan checking purposes.
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RESOLUTION 97-46
TENTATI*E TRACT MAP 28410
JUNE 17, 1997
45. * An all-weather emergency access road shall be constructed between the
cul-de-sac bulb on Cedar Crest and the private road in Tract 28259. The
access road shall be 20 feet wide and fitted with a locked gate approved by
the Fire Department and Community Development Department. The road
shall be constructed on land contained within the Tract boundaries of Tracts
28410 and 28259.
46. Prior to building permit issuance, the developer shall pay school mitigation fees
to the appropriate school district based on the State imposed fee in effect at that
time. The school facilities fee shall be established by Resolution i.e., State of
California School Facilities Financing Act).
47. + Lots 1 and 55 shall be redesignated as lettered lots to be used for common
open space including a pool prior to final map approval.
48.* The minimum front yard setback shall be 20-feet with the exception of side
entry garages which may be a minimum of 1 5-feet.
49.++Reverse Lots 1 and 2 at the northern terminus of Cedar Crest.
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