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2016 08 29 DH DIRECTOR’S HEARING AUGUST 29, 2016 DIRECTOR’S HEARING AGENDA CITY HALL STUDY SESSION ROOM 78-495 Calle Tampico, La Quinta MEETING on MONDAY, AUGUST 29, 2016 AT 10:00 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. AFPM 2016-0001 (PM 32891) Amended Final Map submitted by Mr. Greg Norris proposing to amend Parcel Map 32891 to modify Conditions No. 33 and No. 34 related to hydrology and drainage. CEQA: exempt from further environmental review pursuant to Section 15315 (Class 15 - Minor Land Use Divisions). Location: eastside of Peerless Place, within The Tradition Club. 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 August 24, 2016. Director’s Hearing Agendas and staff reports are now available on the City’s web page: www.la-quinta.org DIRECTOR’S HEARING AUGUST 29, 2016 DATED: August 23, 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: AUGUST 29, 2016 CASE NUMBER: AFPM 2016-0001 (PM 32891) AMENDED FINAL MAP APPLICANT: GREG NORRIS PROPERTY OWNER: GWN PROPERTIES LLC REQUEST: AMENDMENTS TO CONDITIONS OF APPROVAL NOS. 33 AND 34 OF RECORDED PARCEL MAP 32891 REGARDING HYDROLOGY AND DRAINAGE FOR PARCEL 1 CEQA: EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 (CLASS 15 – MINOR LAND DIVISIONS) LOCATION: EAST SIDE OF PEERLESS PLACE, WITHIN THE TRADITION CLUB LEGAL: APN: 770-200-028 AND 770-200-029 RECOMMENDED ACTION: Approve Amended Final Map 2016-0001 (PM 32891), subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: • The applicant proposes an amendment to Parcel Map 32891 (ATTACHMENT 1) to modify Conditions No. 33 and No. 34 related to hydrology and drainage. • The original approval for Tentative Parcel Map 32891 included the subdivision of a 17.1 acre parcel into two parcels; one totaling 16.8 acres, and one totaling 0.3 acres (13,229 sq. ft.) BACKGROUND: The Tentative Tract Map for this project was originally approved in 2005. The map included the subdivision of a 17.1 acre parcel into two parcels, one totaling 16.8 acres, and one totaling 0.3 acres (13,229 sq. ft.). The subdivision created one single-family residential lot, and the continued use of the golf course lot currently constructed. The residential lot is flat and occurs entirely below the toe-of-slope of the adjacent hill. PH 1 Page 2 of 3 Since its approval, the map has been recorded. PROPOSAL & ANALYSIS: The site consists of 17.1 acres located at the east side of Peerless Place, within the Tradition Club (ATTACHMENT 2). The recorded map consists of two lots of 16.8 acres and 0.3 acres. The recorded map (ATTACHMENT 3) is subject to Conditions No. 33 and No. 34 that address hydrology and drainage concerns based on an October 17, 2005 report. The conditions require storm water to be transported to the existing golf course/retention area, and not on to the street (Peerless Place). In addition, the applicant is required to provide a ten- foot drainage easement along the toe of slope of the parcel (ATTACHMENT 4). A new hydrology report dated November 13, 2015 was prepared for Parcel 1 of Parcel Map 32891 and accepted by the Design and Development Department. The study identifies off-site flows would be directed toward drainage channel detention basins at the north and south sides of the Parcel 1, thus reducing peak runoff. The bubble up catch basins used for the runoff exiting the site are sized to retain and infiltrate the first flush flows to mitigate any water quality concerns and allow peak runoff to pass through the site and continue into Peerless Place. Staff recommends amendments to the conditions of approval No. 33 and No. 34 that will allow for runoff water from the detention basins to flow into the street. Findings and conditions required to approve this request can be made, and are included in the attached document. AGENCY AND PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on May 18, 2016. All written comments received are on file and available for review with the Planning Division. All applicable comments have been incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on August 19, 2016, and mailed to all property owners within 500 feet of the site. As of this writing, no comments have been received. Any comments received will be provided to the Director at the hearing. ENVIRONMENTAL REVIEW The City of La Quinta Design and 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 approved for submission by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. Original Parcel Map 32891 4. Precise Grading Plan PM 32891 FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 1 of 10 FINDINGS, AMENDED FINAL PARCEL MAP 2016-0001 A. The proposed amended final map is consistent with the City’s General Plan and Zoning Ordinance. The proposed map is consistent with the General Plan Land Use Element in that the residential lot meets the standards of the Low Density Residential land use district. The new residential parcel can be developed in accordance with the development standards of the Zoning Ordinance. B. The design or improvement of the proposed amended final 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 Medium High Density Residential zone. C. The design of the amended final map and the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. There is no habitat on the site for fish or wildlife. 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 amended final map and the proposed improvements are not likely to cause serious public health problems. As conditioned, the proposed amended final map will not result in any increased hazard to public health or welfare. E. The site of the proposed amended final map is physically suitable for the type of development and proposed density of development. As conditioned, the proposed design of the subdivision is consistent with the zone, and the design of the tract located immediately to its south. F. As conditioned, the proposed amended final 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, any other applicable provisions of this code, and the Subdivision Map Act. G. As conditioned, the design of the amended final 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 access is provided within the project and to adjacent public streets. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 2 of 10 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 the necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 3 of 10 • SunLine Transit Agency • South Coast Air Quality Management District, Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. The applicant shall comply with applicable provisions of the City’s NPDES storm water discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board’s Order No. 99-08-DWQ. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 6. The applicant shall comply with all applicable Conditions of Approval for Tract No. 28470 and Tract No. 28867. PROPERTY RIGHTS 7. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or 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. Pursuant to the aforementioned, the applicant shall be required to acquire or confer easements on Lots 27 and 28 for the 10-foot drainage easement along the toe of slope. The 10-foot drainage easement shall be designated a no-build area in perpetuity and designated as such on the Final Parcel Map. 8. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage facilities both FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 4 of 10 above and below ground to include the 10-foot drainage easement along the toe of slope as conditioned under DRAINAGE, mailbox clusters, park lands, and common areas on the Parcel Map. 9. The applicant shall offer for dedication on the Final Map a ten-foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 10. 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 Parcel Map, unless such easement is approved by the City Engineer. UTILITIES 11. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 12. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 13. 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. 14. The applicant is required to provide all required connection for each parcel to existing utilities to include but not limited to water, sewer, and electrical. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 5 of 10 PARCEL MAPS 15. Prior to the City’s approval of a Parcel Map, the applicant shall furnish accurate AutoCAD files of the Parcel Map that was approved by the City’s map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Parcel Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster-image file of such Final Map. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refers to persons currently certified or licensed to practice their respective professions in the State of California. 16. 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 Section 13.24.040 (Improvement Plans), LQMC. 17. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer 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 Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Storm Drainage Plans 1” = 40’ Horizontal, 1” = 4’ Vertical NOTE: A through C to be submitted concurrently. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 6 of 10 18. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director 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 IMPROVEMENT SECURITY AGREEMENTS 19. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 20. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 21. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 22. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off- site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 7 of 10 conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2" x 11" reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 23. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 24. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 25. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical (“soils”) report prepared by a qualified engineer, and FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 8 of 10 C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC. 26. All grading shall conform to the recommendations contained in the Preliminary Soils Report for Tract Map No. 28470, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. Regrading under this parcel map shall be certified by a soils engineer, or by an engineering geologist; particularly fill and cut reconstruction of the driveway shown on the approved rough grading plan for Tract Map No. 28470. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 27. 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, as were approved in the Fugitive Dust Control Plan. 28. Building pad elevations on the rough 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. 29. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring-owner dissatisfaction with the grade differential. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 9 of 10 30. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Parcel Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 31. 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. 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. 32. The applicant or his design professional shall address concerns of the Public Works Department regarding discrepancies in approved Rough Grading Plans for Tract Map No. 28470-1 and existing conditions. If corrective measures are required to ensure proper functioning of recommendations of the approved Hydrology Report for Tentative Parcel Map No. 32891 and requirements of the City Engineer, the applicant shall work with the abutting property owner(s) or their design professional for the design and construction of necessary improvements. DRAINAGE 33. Stormwater handling shall conform with the approved hydrology and drainage report for Tentative Parcel Map No. 32891 dated November 13, 2015. October 17, 2005 and as revised per these conditions. In particular, drainage facilities that transport stormwater from adjacent properties to the south as well as storm water falling on this parcel map and the surrounding hillside shall be redesigned through the parcel map to existing golf course/retention areas. Nuisance water shall be disposed of in an approved manner as approved by the City Engineer. The aforementioned storm water shall not be transported via the existing street system. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED AMENDED FINAL PARCEL MAP 2016-0001 (TM 32891) GREG NORRIS ADOPTED: Page 10 of 10 34. The applicant shall provide a 10-foot drainage easement along the toe of slope along the rear boundaries of this Tentative Parcel. Map as well as Lots 27 and 28 to the south for construction of a channel as approved by the City Engineer in the rough grading plan review. QUALITY ASSURANCE 35. The applicant shall employ construction quality-assurance measures that meet with the approval of the City Engineer. 36. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 37. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. FEES AND DEPOSITS 38. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. 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. 39. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 40. Prior to completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of such reapportionment. Project Information CASE NUMBER: AFPM2016-0001 (TM 32891) AMENDED FINAL MAP APPLICANT: MR. GREG NORRIS PROPERTY OWNER: GWN PROPERTIES LLC REQUEST: AMENDMENTS TO CONDITIONS OF APPROVAL NOS. 33 AND 34 OF RECORDED PARCEL MAP 32891 REGARDING HYDROLOGY AND DRAINAGE FOR PARCEL 1 LOCATION: EAST SIDE OF PEERLESS PLACE, WITHIN THE TRADITION CLUB LEGAL: APN: 770-200-028 AND 770-200-029 GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL, OPEN SPACE GOLF ZONING DESIGNATION: LOW DENSITY RESIDENTIAL, OPEN SPACE GOLF SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL SOUTH: OPEN SPACE GOLF EAST: LOW DENSITY RESIDENTIAL WEST: OPEN SPACE GOLF ATTACHMENT 1 AVENUE 52 DEACON DR E CITRUS PEERLESS PL T R A D I T I O N T R CALLE QUITOAVENIDA NUESTRACALLE RONDOCALLE PALOMAWASHINGTON STAVENIDA TORRES CITATION CTDU N L E V I E C T ± Site ATTACHMENT 2 ATTACHMENT 3 ATTACHMENT 4