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2016 02 17 DH DIRECTOR’S HEARING 1 FEBRUARY 17, 2016 DIRECTOR’S HEARING AGENDA CITY HALL STUDY SESSION ROOM 78-495 Calle Tampico, La Quinta REGULAR MEETING on WEDNESDAY, FEBRUARY 17, 2016 AT 11:00 A.M. PUBLIC HEARINGS For all Public Hearings on the agenda, a completed “Request to Speak” form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Director before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. 1. Tentative Parcel Map 2015-0009 (TPM 36964) and Minor Adjustment 2016-0001 submitted by Mr. Rick Morris, proposing to subdivide an existing 19,943 square-foot lot into two lots of 10,000 and 9,943 square feet each and to allow a reduction in lot size of 57 square feet. CEQA: categorically exempt pursuant to Section 15315, Class 15 (Minor Land Divisions). Location: southeast corner of Calle Quito and Avenida La Jarta. ADJOURNMENT DECLARATION OF POSTING I, Wanda Wise-Latta, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the Director’s Hearing was posted on the outside entry to the Council Chamber at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on February 5, 2016. Director’s Hearing Agendas and staff reports are now available on the City’s web page: www.la-quinta.org DIRECTOR’S HEARING 2 FEBRUARY 17, 2016 DATED: February 11, 2016 WANDA WISE-LATTA, Executive Assistant City of La Quinta, California PUBLIC NOTICES The La Quinta City Study Session Room is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk’s office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Director, arrangements should be made in advance by contacting the City Clerk’s office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Director during a Director’s Hearing, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to the Director regarding any item(s) on this agenda will be made available for public inspection at the Community Development Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. Page 1 of 3 DIRECTOR’S HEARING STAFF REPORT DATE: FEBRUARY 17, 2016 CASE NUMBER: TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 APPLICANT: MR. RICK MORRIS PROPERTY OWNER: MR. RICK MORRIS REQUEST: SUBDIVIDE EXISTING 19,943 SQUARE FOOT LOT INTO 2 LOTS OF 10,000 AND 9,943 SQUARE FEET EACH. MINOR ADJUSTMENT TO ALLOW A REDUCTION IN LOT SIZE OF 57 SQUARE FEET CEQA: EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 (CLASS 15 – MINOR LAND DIVISIONS) LOCATION: SOUTHEAST CORNER OF CALLE QUITO AND AVENIDA LA JARITA LEGAL: APN: 770-145-001 RECOMMENDED ACTION: Approve Minor Adjustment 2016-0001 and Tentative Parcel Map 2015-0009 (TPM 36964), subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The land owner proposes the subdivision of a 19,943 square foot lot into two lots of 10,000 and 9,943 square feet in an existing neighborhood. The parcel is located in the Low Density Residential, 10,000 square foot minimum lot size, zone. The applicant has filed a Minor Adjustment requesting a reduction in the size of the second lot by 57.3 square feet. BACKGROUND: The property in question is located in an existing neighborhood that is mostly built out. The proposed subdivision will result in two lots, and ultimately will add two single family homes to the neighborhood. PH 1 Page 2 of 3 PROPOSAL & ANALYSIS: The project site is currently 19,943 square feet. The subdivision would result in two lots of 10,000 and 9,943 square feet. The General Plan land use designation for the property is Low Density Residential. The Zoning designation for the property is Low Density Residential, 10,000 square foot minimum (RL/10,000). The site is surrounded by RL/10,000 lands. The existing parcel is a corner lot, which because of adjacent roadway improvements, is irregular in shape and has a “clipped” or rounded corner. The resulting parcel is 57.3 feet short of 20,000 square feet, which would result in two conforming lots. The City allows the reduction of development standards through the consideration of a Minor Adjustment. Under the requirements of the Zoning Ordinance, a reduction of up to 10% of any numerical development standard can be considered. In this case, the applicant is requesting a reduction of 57.3 square feet, which represents a reduction of 0.5% of the numerical development standard. Because of the irregular shape of the parcel, and the corner lot condition, staff is comfortable with the request, and believes that it is justified. The subdivision of the parcel into two lots will be consistent with the surrounding lots, and will not represent a perceptible difference when compared to adjacent lots. The findings for approval can be made, and are attached to this staff report. The site is located in an existing neighborhood, and all utilities and services are available in surrounding streets. AGENCY AND PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on October 20, 2015. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on February 5, 2016, and mailed to all property owners within 500 feet of the site. One comment letter was received, and is attached to this staff report. ENVIRONMENTAL REVIEW The City of La Quinta Community Development Department has determined that this Page 3 of 3 project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15315 Class 15 (Minor Land Divisions). Report prepared by: Nicole Sauviat Criste, Consulting Planner Report approved for submission by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. Tentative Parcel Map 37010 4. January 20, 2016 letter from George Bushala FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 1 of 7 FINDINGS, MINOR ADJUSTMENT 2016-0001 1. Consistency with General Plan. The project is consistent with the general plan, insofar as the subdivision will result in two single family lots in the Low Density Residential land use designation. 2. Consistency with Zoning Code. The project is consistent with the provisions of the zoning code. The zoning designation for the property is RL/ 10,000. The project will result in one lot of 10, 000 square feet, and one lot of 9,943 square feet. The zoning ordinance allows for Minor Adjustments of up to 10% of any numerical standard. The requesting Minor Adjustment represents a reduction of 0.5% in the 10,000 square foot minimum requirement, for a parcel of irregular shape that is affected by the turning radius on the corner of Calle Quito and Avenida La Jarita. 3. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. The City has determined that the Minor Adjustment is exempt from CEQA under Section 15315, Class 15, Minor Land Division. 4. Surrounding Uses. Approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The creation of a 9,943 square foot lot will not result in any perceptible difference from the surrounding 10,000 square foot lots. FINDINGS, TENTATIVE PARCEL MAP 2015-0009 A. The proposed tentative parcel map is consistent with the City’s General Plan and Zoning Ordinance. The proposed map is consistent with the General Plan Land Use Element for Low Density Residential, insofar as it will create two lots for single family homes in an existing single family home neighborhood. B. The design or improvement of the proposed tentative parcel map is consistent with the City’s General Plan and Zoning Ordinance in that its dimensions and size are consistent with the requirements of the Low Density Residential/10,000 zone and the provisions of the Section 9.210.040, Minor Adjustments. C. The design of the tentative parcel map and the proposed improvements are not FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 2 of 7 likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The parcel is devoid of significant vegetation, and surrounded by roadways and existing homes. There is no habitat on the site for fish or wildlife. The City of La Quinta Community 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 and the proposed improvements are 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. E. The site of the proposed tentative parcel map is physically suitable for the type of development and proposed density of development. As conditioned, the proposed design of the subdivision is consistent in size and shape with surrounding existing single family home lots in this neighborhood. F. As conditioned, the proposed tentative parcel map is consistent with all applicable provisions of this title and the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, as adjusted, 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, in that none presently exist and access is provided within the project and to adjacent public streets. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 3 of 7 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.la-quinta.org. 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 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 Community Development Department • 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 FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 4 of 7 • 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. 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 effect 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. PROPERTY RIGHTS 6. 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. MAPS 7. 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. IMPROVEMENT PLANS FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 5 of 7 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. 8. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 9. 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. 10. The following plans shall be submitted to the Building and Safety Division for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building Official in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Residential Precise Grading Plan 1" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. Grading plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 11. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Department at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 12. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 6 of 7 GRADING 13. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 14. Prior to occupancy of the project site for any construction, the applicant shall obtain a grading or building permit. 15. All grading shall conform with the recommendations contained in the Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. 16. Building pad elevations on the grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 17. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 18. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Tentative Parcel Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 19. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 20. The applicant shall comply with applicable provisions for best management practices (BMPs) per the City’s NPDES stormwater discharge permit, LQMC FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 7 of 7 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. UTILITIES 21. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 22. 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, or as required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. MAINTENANCE 23. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 24. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb. FEES AND DEPOSITS 25. 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. 26. 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). Project Information CASE NUMBER: TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 APPLICANT: MR. RICK MORRIS PROPERTY OWNER: MR. RICK MORRIS REQUEST: SUBDIVIDE EXISTING 19,943 SQUARE FOOT LOT INTO 2 LOTS OF 10,000 AND 9,943 SQUARE FEET EACH LOCATION: SOUTHEAST CORNER OF CALLE QUITO AND AVENIDA LA JARITA GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL/10,000 ZONING DESIGNATION: LOW DENSITY RESIDENTIAL/10,000 SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL/10,000 EXISTING SINGLE FAMILY HOMES SOUTH: LOW DENSITY RESIDENTIAL/10,000 EXISTING SINGLE FAMILY HOMES EAST: LOW DENSITY RESIDENTIAL/10,000 EXISTING SINGLE FAMILY HOMES WEST: LOW DENSITY RESIDENTIAL/10,000 EXISTING SINGLE FAMILY HOMES ATTACHMENT 1 CALLE TAMPICO PINA CALLE QUITOCALLE RONDOWASHINGTON STCITRUSAVENIDA LA FONDA LIMA CALLE PALOMACALLE OBISPOCALLE KALIMAAVENIDA TORRES AVENIDA NARANJA AVENIDA LA JARITA BRECKENRIDGE DR CALLE TAMPICO City of La Quinta Community Development Department TPM 2015-0009Project Area Site Map December 30, 2015 ® Planning Division ATTACHMENT 2 ATTACHMENT 3 ATTACHMENT 4 HANDOUTS DIRECTOR’S HEARING FEBRUARY 17, 2016