TPM 2018-0001 (TPM 37520) Eagan and Eagan Inc (07.05.2018)
78-495 Calle Tampico | La Quinta | California 92253 | 760.777.7000 | www.La-Quinta.org
July 5, 2018
Mr. Garry Hopkins
45975 Dune Palms Rd.
La Quinta, CA 92253
SUBJECT: TENTATIVE PARCEL MAP 2018-0001 (TPM 37520)
DIRECTOR’S DECISION
Dear Mr. Arsanto:
The above referenced Tentative Parcel Map is approved by Director’s decision on July
5, 2018, subject to conditions of approval. The approved staff report and conditions
are attached for your use in completing the map.
The decision of the Director can be appealed within 15 calendar days of the decision.
If you have any further questions, please contact me at (760) 777-7069.
Sincerely,
Carlos Flores
Associate Planner
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DIRECTOR’S DECISION
STAFF REPORT
DATE: JULY 5, 2018
CASE NUMBER: TENTATIVE PARCEL MAP 2018-0001 (TPM 37520)
APPLICANT: GARRY HOPKINS
PROPERTY OWNER: GARRY HOPKINS
REQUEST: SUBDIVIDE AN EXISTING 51,925 SQUARE FOOT LOT INTO
TWO PARCELS OF 24,500 AND 27,425 SQUARE FEET
CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO
SECTION 15315 (CLASS 15 – MINOR LAND DIVISIONS) AND
15332 (CLASS 15 – IN-FILL DEVELOPMENT)
LOCATION: NORTHWEST CORNER OF BLACKHAWK WAY AND
DUNE PALMS ROAD
LEGAL: APN: 604-460-046
EXECUTIVE SUMMARY:
•The applicant proposes to subdivide an approximately 51,925 square foot
parcel into two parcels of 24,500 and 27,425 square feet (Attachment 1).
•The proposed tentative parcel map is consistent with the City of La Quinta
General Plan and the La Quinta Municipal Code subject to the conditions of
approval.
BACKGROUND:
This project site (site) is located on the northwest corner of Blackhawk Way and
Dune Palms Road. The site has an existing 2,800 square foot residential building
on the northern area of the site and an 800 square foot golf school clubhouse
(clubhouse) on the southern area of the site. The clubhouse was conditionally
permitted under Conditional Use Permit 1998-042 via Planning Commission
resolution 98-086 on December 8, 1998.
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PROPOSAL & ANALYSIS:
Tentative Parcel Map 37520 proposes to subdivide an approximately 51,925 square
foot parcel into two parcels of 24,500 and 27,425 square feet (Attachment 2).
The applicant has proposed an expansion of the clubhouse which is currently under
review through a Building permit application and will need to comply with the City of
La Quinta Municipal Code. Future developments of the proposed parcels are subject to
future review and considerations of a Building permit application. The design of
Tentative Parcel Map 37520, as conditioned, conforms to current state, regional, and
local design guidelines and standards including those of the City of La Quinta General
Plan and Municipal Code.
AGENCY REVIEW:
Public Agency Review:
This request was sent to all applicable City departments and affected public agencies
on March 30, 2018. All written comments received are on file and available for review
with the Design and Development Department. All applicable comments have been
incorporated in the Conditions of Approval (Attachment 3).
ENVIRONMENTAL REVIEW
The City of La Quinta Design and Development Department has determined that this
project is Categorically Exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to Section 15315 Class 15 (Minor Land Divisions) and
Section 15332 (In-fill Development).
Report prepared by: Carlos Flores, Associate Planner
Report reviewed by: Gabriel Perez, Planning Manager
Attachments: 1.Project Information
2. Tentative Parcel Map 37520
3. Findings and Conditions of Approval
Project Information
CASE NUMBER: TENTATIVE PARCEL MAP 2018-0001 (TPM 37520)
APPLICANT: GARRY HOPKINS
PROPERTY OWNER: GARRY HOPKINS
ENGINEER: EGAN AND EGAN, INC.
REQUEST: SUBDIVIDE AN EXISTING 51,925 SQUARE FOOT LOT INTO
TWO PARCELS OF 24,500 AND 27,425 SQUARE FEET
LOCATION: NORTHWEST CORNER OF BLACKHAWK WAY AND
DUNE PALMS ROAD
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL
ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL
SURROUNDING
ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL
EXISTING RESIDENTIAL
SOUTH: MAJOR COMMUNITY FACILITIES
EXISTING SCHOOL
EAST: CITY OF INDIO
EXISTING RESIDENTIAL
WEST: LOW DENSITY RESIDENTIAL
EXISTING RESIDENTIAL
ATTACHMENT 1
ATTACHMENT 2
FINDINGS AND CONDITIONS OF APPROVAL – APPROVED
TENTATIVE PARCEL MAP 2018-0001 (TPM 37520)
July 5, 2018
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FINDINGS
A. The proposed tentative parcel map is consistent with the city General Plan. The
proposed map conforms to the design guidelines and standards of the General Plan for
Low density residential designated properties, as set forth in the Land Use Element.
B. The design of the proposed tentative parcel map is consistent with the city General Plan
as the proposed tentative map is consistent with the Housing Element and applicable
goals, policies, and development standards.
C. The design of the tentative parcel map is not likely to cause substantial environmental
damage nor substantially injure fish or wildlife or their habitat. The City of La Quinta
Design and Development Department has determined that this project is Categorically
Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant
to Section 15315 Class 15 (Minor Land Divisions).
D. The design of the tentative parcel map is not likely to cause serious public health
problems. As conditioned, the proposed tentative parcel map 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.
E. The site of the proposed tentative parcel map is physically suitable for the potential
development and density of development permitted in the Low Density Residential
Zone. As conditioned, the proposed design of the subdivision is physically compatible
with the site with regards to level topography for the type of land use designation and
potential development of the subject property.
F. As conditioned, the proposed tentative parcel map is consistent with all applicable
provisions of this Title 13 of the La Quinta Municipal Code and the La Quinta Zoning
Ordinance, including, but not limited to, minimum lot area requirements, any other
applicable provisions of this code, and the Subdivision Map Act.
G. As conditioned, the design of the tentative parcel map will not conflict with easements,
acquired by the public at large, for access through or use of property within the
proposed subdivision, for access through or use of the property within the subdivision in
that none presently exist and access is provided within the project and to adjacent
public streets.
ATTACHMENT 3
FINDINGS AND CONDITIONS OF APPROVAL – APPROVED
TENTATIVE PARCEL MAP 2018-0001 (TPM 37520)
July 5, 2018
Page 2 of 5
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CONDITIONS OF APPROVAL
GENERAL
1.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 any Final
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.
2.This Tentative Parcel Map, and any Final 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.laquintaca.gov .
3.Prior to the issuance of 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 Marshal
•La Quinta Design and Development Department (Grading Permit, Green Sheet
(Development Services Clearance) for Building Permits, Water Quality
Management Plan(WQMP) Exemption Form – Whitewater River Region,
Improvement Permit)
•Riverside Co. 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
improvement plans for City approval.
FINDINGS AND CONDITIONS OF APPROVAL – APPROVED
TENTATIVE PARCEL MAP 2018-0001 (TPM 37520)
July 5, 2018
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4. 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 affect these conditions. 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.
5. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice,
all costs 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.
6. The property owner(s) of either parcel shall notify the Design and Development
Department of any proposed change of use for the existing structures on site. Any
change in use may result in additional requirements to conform with the City of La
Quinta Municipal Code. The existing 800 sq. ft. structure on Parcel 2 was conditionally
permitted as a golf school clubhouse and will be required to comply with residential
development standards of the underlying Low Density Residential District if residential
occupancy is proposed.
PROPERTY RIGHTS
7. 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.
8. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans shall be stamped and signed by engineers and other
professionals registered in California.
9. Direct vehicular access to Dune Palms Road and Blackhawk Way 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.
MAPS
10. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of
the Final Map. The Final Map shall be 1” = 40’ scale.
FINDINGS AND CONDITIONS OF APPROVAL – APPROVED
TENTATIVE PARCEL MAP 2018-0001 (TPM 37520)
July 5, 2018
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GRADING
11. The applicant shall comply with the provisions of LQMC Section 13.24.050 Part B
(Grading Improvements).
12. A precise grading plan prepared by a civil engineer registered in the State of California
shall be submitted with the building plan for review and approval. The precise grading
plan shall normally include all on-site surface improvements including but not limited to
building footprints, walls, building pad and floor elevations, and proposed drainage for
each lot with no flow crossing property lines.
13. Prior to occupancy of the project site for any construction, the applicant shall obtain a
building/grading permit from the Design and Development Department.
All grading shall conform with the recommendations contained in the Preliminary Soils
Report, if one is provided.
14. The applicant shall maintain all open graded, undeveloped land in order to prevent wind
and/or water erosion of such land. All open graded, undeveloped land shall either be
planted with interim landscaping, or stabilized with such other erosion control
measures.
DRAINAGE
15. The applicant shall comply with applicable provisions for post construction runoff per
the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; and the California Regional Water Quality
Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-
0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and
Order No. 2010-0014-DWQ.
UTILITIES
16. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
17. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench restoration
requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for approval
by the City Engineer.
MAINTENANCE
FINDINGS AND CONDITIONS OF APPROVAL – APPROVED
TENTATIVE PARCEL MAP 2018-0001 (TPM 37520)
July 5, 2018
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18. The applicant shall make provisions for the continuous and perpetual maintenance of
perimeter landscaping up to the curb and access drives.
FEES AND DEPOSITS
19. 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 and permits.
20. Permits issued under this approval shall be subject to the provisions of the Development
Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of
issuance of building permit(s).