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2015 11 18 DH DIRECTOR’S HEARING STAFF REPORT DATE: NOVEMBER 18, 2015 CASE NUMBER: TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) APPLICANT: BR2, LLC/LQ LAND COMPANY, LLC PROPERTY OWNER: BR2, LLC/LQ LAND COMPANY, LLC REQUEST: SUBDIVIDE PARCEL 1 OF PARCEL MAP 36883 INTO TWO PARCELS CEQA: EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 (CLASS 15 – MINOR LAND DIVISIONS) LOCATION: 46800 WASHINGTON STREET; NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 47; PARCEL 1 OF PARCEL MAP 36883 LEGAL: APN: 643-020-032 RECOMMENDED ACTION: Approve Tentative Parcel Map 2015-0008 (TPM 37010), subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The applicant proposes to subdivide an approximately 7.24 acre parcel into two parcels within the Washington Park commercial development (Attachment 1). Staff supports the proposal and has no significant issues with the proposed subdivision. BACKGROUND: Washington Park is located south of Highway 111, between Washington Street and Adams Street (Attachment 2). Phase 4 of Washington Park is currently being developed, which includes the construction of a 47,427 square foot, 12-screen movie theater and restaurant pads for future development. The subject property is a single parcel, which was previously subdivided as part of Parcel Map 36883, approved earlier this year. PH 1 Page 1 of 2 PROPOSAL & ANALYSIS: Tentative Parcel Map 37010 proposes to subdivide Parcel 1 of PM 36883 into two commercial parcels: Parcel 1 (6.30 acres) and Parcel 2 (0.94 acres) (Attachment 3). The proposal intends to accommodate a separate parcel for the possibility of an expansion to the existing movie theater. The proposed division does not modify any circulation, utility service, density or other design element of the originally approved Site Development Permit. Reciprocal Parking and circulation across parcels will ensure a cohesive development. The design of Tentative Parcel Map 37010, as conditioned, conforms to current state, regional, and local design guidelines and standards including those of the La Quinta General Plan and Municipal Code. The proposed site design incorporates the interior circulation pattern, infrastructure, and utilities consistent with that of the previously approved Site Development Permit, is in compliance with the applicable Washington Park Specific Plan and General Plan goals, policies, and development standards. AGENCY AND PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on September 23, 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 November 6, 2015, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the hearing. ENVIRONMENTAL REVIEW 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). Report prepared by: Jay Wuu, AICP, Principal Planner Report approved for submission by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. Tentative Parcel Map 37010 Page 2 of 2 FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 1 of 13 FINDINGS A. The proposed tentative parcel map is consistent with the City’s General Plan and Washington Park Specific Plan. The proposed map conforms to the design guidelines and standards of the General Plan for General Commercial designated properties, as set forth in the Land Use Element, in that it will facilitate the construction of additional retail options while maintaining commercial development standards including setbacks, pad elevations, and other design and performance standards that assure a high quality of development. B. The design or improvement of the proposed tentative parcel map is consistent with the City’s General Plan and Washington Park Specific Plan in that its street and parcel design are in conformance with applicable goals, policies, and development standards, and will provide adequate infrastructure and public utilities. C. The design of the tentative parcel map and the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. 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, 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 type of development and proposed density of development. 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, and in consideration of existing commercial development in the surrounding area. 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, any other applicable provisions of this FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 2 of 13 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. 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. Tentative Parcel Map 37010 shall comply with all applicable conditions and/or mitigation measures for the following related approval(s): Site Development Permit 2014-938, Tentative Parcel Map 30903, and Tentative Parcel Map 36883 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. This Tentative Parcel Map shall expire on November 18, 2017, two years from the date of Director’s Hearing approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160 (Extensions of time for tentative maps). 4. Prior to the issuance of any grading, construction, or building permit by the City, FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 3 of 13 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 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 improvement plans for City approval. 5. The applicant shall comply with applicable provisions of 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; the California Regional Water Quality Control Board – Colorado River Basin 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. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 4 of 13 Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post-construction BMPs as required. 6. 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). 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 FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 5 of 13 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 or 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 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 10. 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. 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 right of way documents 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 of future development. 11. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking, access aisles that access FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 6 of 13 public streets and open space/drainage facilities of the development. Said rights shall also include reciprocal access and reciprocal parking rights within Tentative Parcel Map 37010 and easements for utility lines to the satisfaction of the City Engineer. 12. Where public facilities are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 13. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 14. Direct vehicular access to Washington Street and Avenue 47 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. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 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. MAPS 17. 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 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. 18. 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). FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 7 of 13 19. 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 Precise Grading Plan 1" = 30' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. WQMP (Plan submitted in Report Form) D. On-Site Private Water and Sewer Plans 1" = 20' Horizontal (Separate Storm Drain Plans if applicable) 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. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2010 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 8 of 13 In addition to the normal set of improvement plans, a “Precise Grading” plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. “Precise Grading” plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 20. 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. 21. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 22. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. GRADING 23. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 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: FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 9 of 13 A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by a professional registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an authorized professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. 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. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 26. 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. 27. 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. 28. Building pad elevations of perimeter lots shall not differ by more than one foot FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 10 of 13 higher from the building pads in adjacent developments. 29. Prior to any site grading or re-grading that will raise or lower any portion of the site by more than plus or minus five tenths 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 Staff for a substantial conformance finding review. 30. 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. 31. Prior to any grading improvements, the applicant shall submit grading performance security valued at 100% of the cost of the grading improvements in accordance with La Quinta Municipal Code 8.80.050, or as approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. DRAINAGE 32. Stormwater handling shall conform with the approved hydrology and drainage report for SDP 2014-938, Parcel Map 30903, and/or Parcel Map 36883 or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 33. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 11 of 13 34. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 35. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 36. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 37. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 38. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 39. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 40. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 12 of 13 41. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 42. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 43. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 44. 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 or the most current order that is in effect. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) WASHINGTON PARK – PHASE 4 ADOPTED: NOVEMBER 18, 2015 Page 13 of 13 UTILITIES 45. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 46. 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. 47. 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. MAINTENANCE 48. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 49. The applicant shall make provisions for the continuous and perpetual maintenance of on-site landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 50. 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. Project Information CASE NUMBER: TENTATIVE PARCEL MAP 2015-0008 (TPM 37010) APPLICANT: BR2, LLC/LQ LAND COMPANY, LLC PROPERTY OWNER: BR2, LLC/LQ LAND COMPANY, LLC ENGINEER: ADKAN ENGINEERS REQUEST: SUBDIVIDE PARCEL 1 OF PARCEL MAP 36883 INTO TWO PARCELS LOCATION: 46800 WASHINGTON STREET; NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 47; PARCEL 1 OF PARCEL MAP 36883 GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SPECIFIC PLAN: WASHINGTON PARK (SP 1987-011 AMENDMENT 4) SURROUNDING ZONING/LAND USES: NORTH: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT SOUTH: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT EAST: REGIONAL COMMERCIAL VACANT, UN-ENTITLED LAND WEST: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT ATTACHMENT 1 47TH AVE H W Y 1 1 1 MARSHALL STWASHINGTON STCAMEO PALM DRSIMON DRBRADSHAW TRLHIGHLAND PALMS DR CALEO BAYCRESTVIEW TER VIA ANTIBESVIA LORCAVIA ORVIETOSAND FLOWER PL City of La Quinta Community Development Department Washington ParkPhase 4Project Area Site Map August 13, 2014 ® Planning DivisionATTACHMENT 2ATTACHMENT 2 ATTACHMENT 3 ATTACHMENT 3