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TPM 2019-0004 CP Development/Sheri Hsu (02.11.2020) February 11, 2020 Ms. Nicole Vann c/o C.P. Development 77564 Country Club Drive, #100 Palm Desert, CA 92211 SUBJECT: TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) DIRECTOR’S DECISION Dear Ms. Vann: The above referenced Tentative Parcel Map is approved by Director’s decision on February 11, 2020, 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 Senior Planner DIRECTOR’S DECISION STAFF REPORT DATE: FEBRUARY 11, 2020 CASE NUMBER: TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) APPLICANT: MSA CONSULTING PROPERTY OWNER: CP DEVELOPMENT/SHERI HSU REQUEST: SUBDIVIDE AN EXISTING 2.35-ACRE LOT INTO TWO PARCELS CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 (CLASS 15 – MINOR LAND DIVISIONS) LOCATION: SOUTHEAST CORNER OF FRED WARING DRIVE AND WASHINGTON STREET LEGAL: APNs: 604-630-001 & 604-630-013 EXECUTIVE SUMMARY: • The applicant proposes to subdivide an approximately 2.35-acre parcel into two parcels (Attachment 1). • The proposed tentative parcel map is consistent with the City of La Quinta General Plan and La Quinta Municipal Code, subject to the conditions of approval. BACKGROUND: This project site is located on the southeast corner of Fred Waring Drive and Washington Street. The 2.35-acre site currently has an existing, non- operational building surrounding by vacant unimproved land along with parking spaces. The site is within the Centre Point development which includes a Homewood Suites hotel, Applebee’s restaurant, La Quinta Palms Assisted Living development, and Eisenhower Medical facility. PROPOSAL & ANALYSIS: Tentative Parcel Map 37823 proposes to subdivide the 2.35-acre parcel into two parcels (Attachment 2). One parcel would be a 1.61-acre parcel with the existing building and parking spaces, and the other parcel would be the remaining 0.74-acre with vacant land and parking spaces. No development is proposed at this time. Future developments of the proposed parcels are subject to future review and considerations by City staff through entitlement and/or construction permits. The design of Tentative Parcel Map 37823, 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 December 3, 2019. 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). Report prepared by: Carlos Flores, Senior Planner Attachments: 1. Project Information 2. Tentative Parcel Map 37823 3. Findings and Conditions of Approval Project Information CASE NUMBER: TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) APPLICANT: MSA CONSULTING PROPERTY OWNER: CP DEVELOPMENT/SHERI HSU REQUEST: SUBDIVIDE AN EXISTING 2.35-ACRE LOT INTO TWO PARCELS CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 (CLASS 15 – MINOR LAND DIVISIONS) LOCATION: SOUTHEAST CORNER OF FRED WARING DRIVE AND WASHINGTON STREET GENERAL PLAN DESIGNATION: TOURIST COMMERCIAL ZONING DESIGNATION: TOURIST COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL EXISTING RESIDENTIAL DEVELOPMENT SOUTH: OFFICE COMMERCIAL EXISTING MEDICAL CENTER EAST: PARKS AND RECREATION EXISTING PARK WEST: CITY OF INDIAN WELLS ATTACHMENT 1 MILES AVENUE WASH ING TON S T R E E T 20'55'55'130'EX. R/W EX. C/L EX. R/W EX. PROJECT BOUNDARY EX. BARRIER CURB EX. CURB & GUTTER & LOT LINE EX. PROJECT BOUNDARY & LOT LINE EX. CURB & GUTTER±17'±30'±18'±34'±32'EX. EASEMENT LINE 70,166 SF 1.61 AC. PARCEL 1 32,344 SF 0.74 AC. PARCEL 2 PROP. PARCEL LINE 1 1 328' 327' 221'129'196' A A EX. PROJECT BOUNDARY & LOT LINE1ƒ :   1ƒ ( 1ƒ     :         1ƒ     (        1ƒ     (      1ƒ    (     = 0 2 ƒ 1 4 ' 1 9 " R =2 1 1 4 . 9 8 ' 8 2 . 6 3 ' 1ƒ : 24.01'1ƒ : 1ƒ ( 42.63' 1ƒ ( 1ƒ ( 1ƒ ( SECTION A-A MILES AVENUE (PRIMARY ARTERIAL / PUBLIC ROAD) N.T.S. 130' (EXISTING IMPROVEMENTS) R/W EX. BOUNDARY EX. PROJECT 2% EX. CURB & GUTTER EX. CURB & GUTTER EX. MEANDERING EX. BARRIER CURBEX. BARRIER CURB SIDEWALK EX. MEANDERING SIDEWALK 2% “ “ “ “ “ EX. RAISED MEDIAN 110'R/W EX. EX. TRAVEL LANES EX. TRAVEL LANESEX. LANDSCAPED PARKWAY EX. LANDSCAPED PARKWAY SHEET SHEETS 1 OF 1 TENTATIVE PARCEL MAP NO. 37823 DATA TABLE ASSESSOR'S PARCEL NUMBER:604-630-001 & 604-630-013 EXHIBIT DATE: NOVEMBER 12, 2019 EXISTING GROSS ACREAGE & NET ACREAGE EXISTING ZONING: PROPOSED ZONING: EXISTING GENERAL PLAN LAND USE: PROPOSED GENERAL PLAN LAND USE: TOURIST COMMERCIAL (CT) TOURIST COMMERCIAL (CT) TOURIST COMMERCIAL (CT) LAND USE DESCRIPTION: ZONE "X" - AREA OF MINIMAL FLOOD HAZARD AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBERS 06065C2233H. FEMA FLOOD ZONE DESIGNATION: EFFECTIVE DATE: APRIL 19,2017 APPLICANT/ ADDRESS: CONTACT: 77564 COUNTRY CLUB DRIVE #100 PALM DESERT, CALIFORNIA 92211 DENNIS FRENCH TELEPHONE:(760) 772-8223 EXHIBIT PREPARER: ADDRESS: MSA CONSULTING, INC. 34200 BOB HOPE DRIVE RANCHO MIRAGE, CALIFORNIA 92270 CONTACT:PAUL DEPALATIS, AICP TELEPHONE:(760) 320-9811 REVISIONS NO.DATE LIQUEFACTION:VERY HIGH LIQUEFACTION ZONE TOURIST COMMERCIAL (CT) IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION: DESCRIPTION PROPOSED COMMERCIAL PARCELS (PARCELS 1 & 2)2.35 AC. 2.35 AC. ACREAGE MSA CONSULTING, INC. > PLANNING > CIVIL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com CP DEVELOPMENT LA QUINTA, LLC. N.T.S. VICINITY MAP SITE MILES AVENUE WESTWARD HO DR. H IGHWA Y 1 1 1 WASHINGTON STREETFRED WARING DRIVE SEELEY DRIVEADAMS STREETDUNE PALMS RD.CITY OF LA QUINTA CITY OF INDIO CITY OF INDIAN WELLS CITY OF PALM DESERT PUBLIC UTILITY PURVEYORS: IMPERIAL IRRIGATION DISTRICT SOUTHERN CALIFORNIA GAS COMPANY FRONTIER COMMUNICATIONS COACHELLA VALLEY WATER DISTRICT SPECTRUM COACHELLA VALLEY WATER DISTRICT UNDERGROUND SERVICE ALERT (760) 335-3640 (800) 427-2200 (800) 921-8101 (760) 398-2651 (800) 892-4357 (760) 398-2651 (800) 227-2600 ELECTRIC: GAS: TELEPHONE: WATER: CABLE: SEWER: USA: EAST NORTH SOUTH WEST CENTERLINE EASEMENT EXISTING (E) (N) (S) (W) C/L ESMT. EX. ABBREVIATIONS ACREAGEAC CURB AND GUTTERC&G ASSESSORS PARCEL NUMBERAPN E/P EDGE OF PAVEMENT A.C.ASPHALT CONCRETE MIN.MINIMUM MAX.MAXIMUM BOUNDARYBNDRY M.B.MAP BOOK EXISTING IRRIGATION EXISTING GAS EXISTING EASEMENT EXISTING ELECTRIC EXISTING IRRIGATION DRAIN LINE EXISTING CABLE EXISTING CONTOURS EXISTING SPOT ELEVATIONS LEGEND EXISTING EASEMENT DELTA EXISTING LOT LINE EXISTING TELEPHONE EXISTING EDGE OF PAVEMENT EXISTING OVERHEAD TELEPHONE EXISTING SEWER EXISTING RIGHT OF WAY PROPOSED CURB PROPOSED EASEMENT EXISTING CITY / COUNTY LIMITS EXISTING SEWER FORCE MAIN EXISTING WATER PROPOSED PARCEL LINE PROPOSED RIGHT OF WAY PROPOSED AND EXISTING CENTER LINE TENTATIVE TRACT MAP BOUNDARY NUMBER PROPOSED RIGHT OF WAY TYPICAL NO. PROP. R/W TYP. P.U.E.PUBLIC UTILITY EASEMENT SF SQUARE FEET RADIUSR STANDARDSTD. P/L PROPERTY LINE N.T.S.NOT TO SCALE R-L LOW DENSITY (RESIDENTIAL) UG UNDERGROUND OVERHEADO/H OPEN SPACE / PARKSOS/PP PAGEPG. PARCEL A OF L.L.A. 2008-495 PER INSTRUMENT NO. 2008-0527096, RECORDED 09/26/2008, O.R. 1 EXISTING EASEMENT NOTES: (PLOTTED HEREON) A CVWD WATER AND SEWER EASEMENT PER PARCEL MAP NO. 31116. LAND OWNER:R:\2556\ACAD\Planning\Tentative Map\2556 TPM 37823.dwg, 11/12/2019 10:13:01 AM, dgallerani, MSA Consulting, Inc. DIRECTORS DECISION TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) CONDITIONS OF APPROVAL – FINAL FEBRUARY 11, 2020 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 Specific Plan and General Plan for Tourist Commercial 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 Tourist Commercial 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. DIRECTORS DECISION TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) CONDITIONS OF APPROVAL – FINAL FEBRUARY 11, 2020 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. This Tentative Parcel Map shall expire on February 11, 2023, three years from the date of approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions). 4. Prior to recordation of the Tentative Parcel Map by the City, the applicant shall obtain any necessary clearances from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Design and Development Department • La Quinta Public Works Department • Riverside County Environmental Health Department • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. 5. Tentative Parcel Map 37823 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approval: DIRECTORS DECISION TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) CONDITIONS OF APPROVAL – FINAL FEBRUARY 11, 2020 • Tentative Parcel Map 31116 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 6. 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. 7. 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 8. 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, graffiti removal, and for maintenance, construction and reconstruction of essential improvements. 9. 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 public streets and open space/ drainage facilities of the development. Said rights shall also include reciprocal access and reciprocal parking rights over all parcels within Tentative Parcel Map 37823. 10. Direct vehicular access to Miles Avenue is restricted, except for the existing DIRECTORS DECISION TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) CONDITIONS OF APPROVAL – FINAL FEBRUARY 11, 2020 access points identified on the tentative parcel map. The vehicular access restriction shall be shown on the recorded final parcel map. 11. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, and common areas on the Final Map. 12. 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. 13. If there are any existing shared Fire Protection Services (Private Fire Mains, Private hydrants, etc). that will continue to serve both parcels, an agreement for responsibility of system maintenance shall be recorded. FINAL MAPS 14. 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. 15. 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). 16. The following plans shall be submitted to the Public Works Department for review and approval prior to issuance of a grading permit. 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 Precise Grading Plan 1" = 30' Horizontal B. PM-10 Plan (disturbed area 1 acre or greater) 1" = 40' Horizontal DIRECTORS DECISION TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) CONDITIONS OF APPROVAL – FINAL FEBRUARY 11, 2020 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. On-Site Precise Grading plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. On-Site Precise Grading plans shall normally include all on-site surface improvements including but not limited to finish grades for sidewalks, curbs & gutters, building floor elevations, wall elevations, parking lot improvements and accessible requirements. 17. 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 Design and Development Department at the City website (www.laquintaca.gov). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 18. 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 19. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 20. Prior to occupancy of the project site for any construction, the applicant shall obtain a grading permit from the Public Works Department. DIRECTORS DECISION TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) CONDITIONS OF APPROVAL – FINAL FEBRUARY 11, 2020 21. 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 civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer 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). 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 plans 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. DRAINAGE 22. Stormwater handling shall conform with the approved hydrology and drainage report for the TPM 31116. Nuisance water shall be disposed of in an approved manner. 23. 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. 2010-0014-DWQ. DIRECTORS DECISION TENTATIVE PARCEL MAP 2019-0004 (TPM 37823) CONDITIONS OF APPROVAL – FINAL FEBRUARY 11, 2020 MAINTENANCE 24. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 25. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 26. 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. 27. 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).