2012 10 04 DHCity of La. Quinta
Director's Hearing Agendas are now
available on the City's Web Page
@ www.la-guinta.orn
DIRECTOR'S HEARING
AGENDA
A Meeting to be Held at the
La Quinta City Hall - Study Session Room
78-495 Calle Tampico, La Quinta, California
OCTOBER 4, 2012
2:00 P.M.
I. PUBLIC HEARING ITEM:
A. Item ................... TENTATIVE PARCEL MAP 36375
Applicant........... Kent B. Sowell
Location............ Southeast Corner of Highway 111 and Adams Street,
Within the Centre at La Quinta Specific Plan, Planning Area
1.
Request ............. Consideration of the Subdivision of 4.55 Acres of the
Existing Hyundai at La Quinta Automotive Dealership into
Two Separate Parcels
DECLARATION OF POSTING
I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that the
foregoing Agenda for the Director's Hearing of Thursday, October 4, 2012, was posted on
the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at
the La Quinta Cove Post Office, 51-321 Avenida Bermudas, on Thursday, September 27,
2012.
DATED: September 27, 2012
6/ ((J C! CiLJ
CAROLY WALKER, Executive Secretary
City of La Quinta, California
DIRECTORS HEARING MEETING DATE: October 4, 2012
ITEM TITLE: Subdivide 4.55 acres of the existing
Hyundai at La Quinta Automotive dealership into two
separate parcels
RECOMMENDED ACTION:
PH # A
AGENDA CATEGORY:
BUSINESS SESSION:
CONSENT CALENDAR:
STUDY SESSION:
PUBLIC HEARING:
X
Approve Tentative Parcel Map 36375, subject to the attached Findings and
Conditions of Approval.
EXECUTIVE SUMMARY:
Hyundai at La Quinta is located on the southeast corner of Adams Street and
Highway 111, within the Auto Centre at La Quinta. The current owners of the
dealership seek approval of a Tentative Parcel Map for financing purposes and to
pursue a second dealership for the site. The Tentative Parcel Map would create two
parcels where one currently exists. Property issues have arisen during review of
this request; however, all remaining issues have been conditioned to be resolved
prior to recordation of the Final Parcel Map.
BACKGROUND/ANALYSIS:
The subject property consists of one 4.55 acre parcel, which is developed as an
automotive dealership for Hyundai of La Quinta. The site includes an automotive
showroom, offices, repair bays, and an expansive parking lot for vehicle inventory.
The site was originally approved in May, 1999.
The applicant is proposing to subdivide the 4.55 acre site into two (2) parcels,
intended for financing purposes. Parcel 1 would include the existing building area
and would comprise 3.03 acres. Parcel 2 would include the western portion of the
site's parking lot and would be 1.52 acres in size (Attachment 1). The applicant
has indicated that the creation of a second parcel at this location will allow them to
pursue additional automotive franchises for the site.
The La Quinta Building and Safety Department has raised several concerns in
regard to the creation of a second parcel at this site. Concerns raised are based on
the proximity of the existing building to the new parcel line. The California Building
Code has several standards for building openings, fire ratings of exterior walls, and
open space around buildings that are not addressed in this parcel map. The Building
and Safety Department has stated that these issues will need to be addressed prior
to recordation of the final parcel map, and have provided conditions of approval to
ensure these items are addressed and that all local and state regulations are met.
The Riverside County Fire Department has reviewed the proposal and has concerns
with the parcel lines proximity to existing Fire Department equipment at the site,
such as hydrants and other underground utility lines. The Fire Department has
provided a condition that the applicant provide an easement to ensure access to
said equipment prior to recordation of the final parcel map.
The La Quinta Public Works Department has reviewed the proposed lot split and
has raised concerns in regards for street access, on -site retention, future site
construction and water quality management. The applicant's engineer has
submitted a preliminary water quality management plan for the site; however,
many of these issues have yet to be addressed. The Public Works Department has
provided conditions of approval for these items to be addressed prior to recordation
of the final parcel map.
The La Quinta Planning Department has reviewed the request against the zoning
ordinance (L.Q.M.C. Title 9) and has found that the creation of a second parcel at
this location is in conformance with the zoning district and zoning code. Although
the site can conform to the zoning code, staff has concerns that the new parcel
lacks driveway access to the surrounding road system and has conditioned the
applicant to provide a reciprocal access agreement for emergency vehicle access,
parking, and access over and between the two parcels.
ALTERNATIVES:
1. Deny Tentative Parcel Map 36375 until all issues have been worked out
between the various departments prior to approval of the tentative map.
ENVIRONMENTAL REVIEW:
The La Quinta Planning Department has determined that this request is
categorically exempt from review under the California Environmental Quality Act
(CEQA), pursuant to Article 19, Section 15315 (Class 15, Minor Land Divisions),
K
CEQA guidelines as amended (Resolution 83-63).
Respectfully submitted,
Eric Ceja, Assista t lanner
Attachment:
1. TPM 36375
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 36375
KENT B. SOWELL
OCTOBER 4, 2012
1. California Environmental Quality Act - The La Quinta Planning Director has
determined that the proposed Tentative Parcel Map 36375 is categorically
exempt from further environmental review pursuant to the provisions of Section
15315 (Class 15, Minor Land Divisions) of the California Environmental Quality
Act (CEQA), as the proposed map does not result in more than four (4) parcels
that are adequately served by existing utility services.
2. General Plan Consistency - The proposed Tentative Parcel Map conforms to the
design guidelines and standards of the General Plan for Regional Commercial
(RC) designated properties, as set forth in the Land Use Element, as the
proposed subdivision meets the approved RC land uses for minimum lot size and
density.
3. Public Easements - The design of the proposed Tentative Parcel Map will not
conflict with easements, acquired by the public utilities at large, for access
through or use of property within the proposed subdivision, in that reciprocal
access and fire suppression maintenance needs will be provided for within the
project.
4. Design of the Subdivision - The design of the proposed Tentative Parcel Map
complies with the La Quinta General Plan and Specific Plan 1997-02% in that
the proposed parcels are in conformance with applicable goals, policies, and
development standards, as governed by the Specific Plan for the overall project.
5. Suitability of the Site - The proposed design of the Tentative Parcel Map is
physically compatible with the site with regards to level topography for the
subject property.
6. Public Health - The proposed Tentative Parcel Map,. as conditioned, will not
result in any increased hazard to public health or welfare, as the design has
been reviewed by the appropriate responsible agencies for health and safety
issues, with none identified.
7. Parcel Map Required — A Parcel Map and Final Map are required based on the
Subdivision Map Act, Section 66426(f), and under authority of the City of La
Quinta Subdivision Ordinance (Title 13, Section 13.20.020.A; La Quinta
Municipal Code).
LE
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 36375
KENT B. SOWELL
OCTOBER 4, 2012
CONDITIONS OF APPROVAL
GENERAL
1. This Tentative Parcel Map shall expire on October 4, 2014, unless recorded or
granted a time extension pursuant to the requirements of La Quinta Municipal
Code 9.200.080 (Permit expiration and time extensions).
2. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Parcel Map, or the Parcel Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
3. This Tentative Parcel Map, and the Parcel Map recorded thereunder, shall
comply with the requirements and standards of Government Code § § 66410
through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La
Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-guinta.org.
4. Tentative Parcel Map 36375 shall comply with all applicable conditions and/or
mitigation measures of Parcel 1 of Tentative Parcel Map 28525-1.
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Planning Director shall adjudicate the conflict by
determining the precedence.
5. Prior to the issuance if any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies, if required:
• Riverside County Fire Marshall
• La Quinta Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management Plan
(WQMP) Exemption Form — Whitewater River Region, Improvement
Permit)
• La Quinta Planning Department
W
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 36375
KENT B. SOWELL
OCTOBER 4, 2012
• Riverside County Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plan for City approval.
6. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee program in effect at the time of issuance of building
permit(s).
7. Approval of this Tentative Parcel Map shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to
review, negotiate and/or modify any documents or instruments required by
these conditions, if Developer requests that the City modify or revise any
documents or instruments prepared initially by .the City to effect these
conditions. This obligation shall be paid in the time noted above without
deduction of offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all cost and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or
instruments required by this project. This obligation shall be paid in the time
noted above without deduction or offset and Developer's failure to make such
payment shall be a material breach of the Conditions of Approval.
[:
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 36375
KENT B. SOWELL
OCTOBER 4, 2012
PROPERTY RIGHTS
10. Prior to acceptance of the final parcel map, the applicant shall acquire or confer
easements and other property rights necessary for proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and for
maintenance, construction and reconstruction of essential improvements. Said
conferred rights shall also include grant of access easement to the City of La
Quinta for the purpose of graffiti removal by City staff or assigned agent in
perpetuity and agreement to the method to remove graffiti and to paint over to
best match existing. The applicant shall establish the aforementioned
requirements in the CC&R's for the development or other agreements as
approved by the City Engineer. Pursuant to the aforementioned, the applicant
shall submit and execute an "AUTHORIZATION TO REMOVE GRAFFITI FROM
PRIVATE PROPERTY" form located at the Public Works Department counter
prior to Certificate of Occupancy.
11. Pursuant to the aforementioned condition, conferred rights shall include
approvals from the master developer or the Owners Association over easements
and other property rights necessary for construction and proper functioning of
the proposed parcels not limited to access rights over proposed and/or existing
private drive aisles that access public streets and open space/drainage facilities
of the master developer. Said rights shall also include reciprocal rights over
parking spaces within Tentative Parcel Map 36375 and required easements
between and over Parcels 1 and 2 for individual underground fire department
equipment, i.e., hydrants, fire sprinkler lines, electrical lines, etc... The
reciprocal access agreement shall be submitted for review to the Planning
Department and Public Works Department prior to recordation of the easements.
Recordation of the easements shall occur prior to or concurrent with the
recordation of the Final Map.
12. The applicant shall show the following perimeter landscaping setbacks along all
public rights -of -way as on Parcel Map 28525-1:
A. Adams Street (Primary Arterial) - 20-foot from the Right -of -Way to
Property Line.
B. Auto Centre Drive and Auto Centre Way North (Collector Streets) - 16-
foot from the Right -of -Way to Property Line.
C. Highway 111 (Major Arterial, formerly State Highway, 140' ROW) - 50-
7
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 36375
KENT B. SOWELL
OCTOBER 4, 2012
foot from the Right -of -Way to Property Line.
13. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
14. Direct vehicular access to Highway 1 1 1, Adams Street, Auto Centre Drive, and
Auto Centre Way North is restricted, except for those access points identified
on the tentative parcel map, or as otherwise conditioned in these conditions of
approval. The vehicular access restriction shall be shown on the recorded final
parcel map.
15. General access points and turning movements of traffic to the site are limited to
the access locations approved for this tentative parcel map and these conditions
of approval.
16. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Parcel Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
FINAL MAPS
17. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
mylars of the Final Map that were approved by the City's map checker. The
Final Map shall be 1 " = 40' scale.
DRAINAGE
18. Stormwater handling shall conform with the approved hydrology and drainage
report for Parcel Map 36375, or as approved by the City Engineer. Nuisance
water shall be disposed of in an approved manner.
Nuisance water shall be retained onsite and disposed of via an underground
percolation improvement approved by the City Engineer.
PUBLIC SERVICES
19. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and as approved by the City Engineer.
M
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 36375
KENT B. SOWELL
OCTOBER 4, 2012
MAINTENANCE
20. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
21. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives, sidewalks,
and stormwater BMPs.
FEES AND DEPOSITS
22. The applicant shall comply with the provisions of LQMC Section 13.24.180
(Fees and Deposits). These fees include all deposits and fees required by the
City for plan checking and construction inspection. Deposits and fee amounts
shall be those in effect when the applicant makes application for plan check
BUILDING DEPARTMENT
23. The applicant shall provide an analysis of the proximity of openings in the
existing exterior walls of the auto dealership to the proposed property lines,
prior to recordation of the final parcel map. The 2010 CBC Table 705.8
prohibits openings from 0 to 3-feet to property line and restricts the allowable
opening area from 3 feet to less than 5-feet to property line, etc. Building
projections and roof parapets will need to be addressed as well. Alterations to
the building resulting from the analysis to be incorporated into the submitted
plans.
24. The applicant shall perform an analysis of the fire rating of the exterior walls to
determine compliance with the minimum requirements per 2010 CBC Section
602.1 and Tables 601 and 602, prior to recordation of the final parcel map.
Alterations to the building resulting from the analysis to be incorporated into the
submitted plans.,
25. The applicant shall provide an allowable area analysis to justify the existing
building is in compliance with requirements of 2010 CBC Chapter 5, prior to
recordation of the final parcel map. Alterations to the building resulting from
analysis to be incorporated into the submitted plans.
If the resulting, alterations affect and/or modify the existing building's
Architectural, Structural, Mechanical, Electrical, Plumbing, Energy, Accessibility
and Life Safety systems, the applicant shall submit appropriate documentation
E
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 36375
KENT B. SOWELL
OCTOBER 4, 2012
to justify compliance with the affected codes.
PLANNING DEPARTMENT
26. The applicant shall complete a Specific Plan Amendment to the existing Specific
Plan for the Centre at La Quinta (SP 97-029) prior to recordation of the Final
Map.
10