TPM 2023-0005 (TPM 38793) Peary Place (11.17.2023)ta atra
CALIFORNIA
November 17, 2023
Allan Levin Associates
76768 Bishop Place
Palm Desert, CA 92211
SUBJECT: TENTATIVE PARCEL MAP 2023-0005 (TPM 38793)
DIRECTOR'S DECISION
Dear Allan Levin:
The above referenced Tentative Parcel Map is approved by Director's
decision on November 17, 2023, 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,
Scott Nespor
Senior Planner
Cc: brad@mcgeesurveying.com
City of La Quinta
DIRECTOR'S DECISION: November 17, 2023
STAFF REPORT
AGENDA TITLE: TENTATIVE PARCEL MAP 2023-0005 (TPM 38793) LOCATION:
PEARY PLACE, WITHIN EXISTING MADISON CLUB RESIDENTIAL DEVELOPMENT
PROJECT INFORMATION
PROJECT: PEARY PLACE SUBDIVISION
APPLICANT/
OWNER: ALLAN LEVIN ASSOCIATES / NEVER HAD ONE LESSON, LLC
CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO
SECTION 15315 (CLASS 15 — MINOR LAND DIVISIONS) AND
15332 (CLASS 32 — IN -FILL DEVELOPMENT)
LOCATION: PEARY PLACE, WITHIN EXISTING MADISON CLUB
RESIDENTIAL DEVELOPMENT
LEGAL: APN 779-490-036 & 779-490-037
EXECUTIVE SUMMARY
• The applicant proposes to subdivide an approximately 1.416 acre unimproved
parcel into two parcels, of 0.74 and 0.676 acres
• The proposed tentative parcel map is consistent with the City of La Quinta General
Plan, La Quinta Municipal Code, and subject Specific Plan subject to the conditions
of approval.
BACKGROUNu/ANALYSIS
This project site is located on Peary Place, within the existing Madison Club residential
development, east of Madison Club bound by Avenue 52 to the north and Avenue 50 to
the south. The subject property site is currently vacant and unimproved. Tentative Parcel
Map 38793 proposes to subdivide the 1.416 acre parcel into two parcels of 0.74 and
0.676 acres (Attachment 2).
No development is proposed at this time. Future developments of the proposed parcels
are subject to future review and considerations of a Grading and Building permit
application. The design of Tentative Parcel Map 38045, 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 AND PUBLIC REVIEW
Public Agency Review
This request was sent to all applicable City departments and affected public agencies on
November 26, 2023. All written comments received are on file and available for review
with the Design and Development Department. All applicable comments have been
adequately addressed and/or incorporated in the recommended Conditions of Approval.
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).
Prepared by: Scott Nespor, Senior Planner
Attachments: 1. Project Information
2. Tentative Parcel Map 38793
3. Findings and Conditions of Approval
ATTACHMENT 1
Project Information
CASE NUMBER:
TENTATIVE PARCEL MAP 2023-0005 (TPM 38793)
APPLICANT:
ALLAN LEVIN ASSOCIATES
PROPERTY OWNER:
NEVER HAD ONE LESSON, LLC
ENGINEER:
ALLAN LEVIN ASSOCIATES
REQUEST:
SUBDIVIDE AN EXISTING 1.416 ACRE LOT INTO TWO
PARCELS
LOCATION:
PEARY PLACE, WITHIN EXISTING MADISON CLUB
RESIDENTIAL DEVELOPMENT
GENERALPLAN
DESIGNATION:
LOW DENSITY RESIDENTIAL
ZONING
DESIGNATION:
LOW DENSITY RESIDENTIAL
SURROUNDING
ZONING/LAND USES:
NORTH: LOW DENSITY RESIDENTIAL/GOLF
COURSE
EXISTING RESIDENTIAL/GOLF COURSE
SOUTH: LOW DENSITY RESIDENTIAL/GOLF
COURSE
EXISTING RESIDENTIAL/GOLF COURSE
EAST: LOW DENSITY RESIDENTIAL/GOLF
COURSE
EXISTING RESIDENTIAL/GOLF COURSE
WEST: LOW DENSITY RESIDENTIAL/GOLF
COURSE
EXISTING RESIDENTIAL/GOLF COURSE
SCALE: 1" = 30'
30 0 30 60
LOT 64
B 38851
8g
M.
IN THE CITY OF LA QUINTA, CALIFORNIA
TEN TA T/ VE PA /7 CEL MA P J8 79 J
i
l 990 7 :
992 _–_--»P»----
994--� ��—--_GgLr COURSE
----
�� 996 -- �-�---------_
lof BSL __7�
PARCEL 1
32,210.5 SF (0.74 AC.)
PE=1002.7'
1002 \
C ��SE LOT
1 QL
\ G \NC
N I
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N291423 W 208.3T—
W
z PROPOSED
PA RCEL2022' Ap412521
CQ
\ \ \
CQ PROPERTY LINE 2 1 I \
_ '\ INS�•REO. 11/16/202 I 1 1�
I
L). SR"IN LATERAL PARCEL 2 r 111
29,454. 0 SF 0.676 AC. �1
PE=1002.7'
�OL�CO�R� LO
SSMH \ � EX. CONC. BAND I I 1 1
EX. STORM DRAIN I I
I I
I I /�7/igTFSIh' X. STORM DRAIN LATERAL 1 I
I EFT I �
I I I 11 T A RMER I
I � � N233216'%y� 95Z./
LOT 61 88
388/57 -
BENCHMARK
$ /
NOT TO SCALE
EASEMENT NOTES
A 22' P.U.E AND AD ESM'T PER M. 8, 388/57-79
B 12' PRIVATE LANDSCAPE AND DRAINAGE ESM'T PER M.B. 388/57-79
C 10' P. U.E. PER M.B. 388/57-79
BENCHMARK
PD 3 3W - MONUMENT IN HAND WELL A T THE
INTERSECTION OF WASHINGTON STREET AND
42ND AVENUE.
ELEV = 117.05'
DATA TABLE
ASSESSORS PARCEL NUMBERS: 779-490-036 & 779-490-037
LEGAL DESCRIPTION:
PARCEL "A " OF CER TIFICA TE OF PARCEL MERGER NO. 2022- 0008 RECORDED 11/16/2022,
AS INSTRUMENT NO. 2022-0472527 OF OFFICIAL RECORDS, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
IN THE CITY OF LA QUIN TA, COUNTY OF RIVERSIDE, STATE OF CAL/FORN/A, LOT 62,
TRACT NO. 33076-1, PER MAP RECORDED IN BOOK 388, PAGES 57 THROUGH 79,
INCLUSIVE, RECORDS OF RIVERSIDE COUNTY; TOGETHER WITH LOT 63 OF SAID
TRACT NO. 33076-1.
EXISTING GENERAL PLAN DESIGNATION LOW DENSITY RESIDENTIAL
EXISTING ZONING DESIGNATION LOW DENSITY RESIDENTIAL WITH EQUESTRIAN
0VERLA Y
EXISTING SPEC/FIC PLAN DESIGNATION: SP99-035 COUNTRY CLUB OF THE DESERT
AREAS.-
GROSS- 61,645 SF (1.416 AC)
NET- 61,645 SF (1.416 AC)
NUMBER OF L 0 TS 2
COMMON AREA, OPEN SPACE AND NON -BUILDABLE LOTS. 0
LOT SIZE:
A VERA GE 30, 822 5 SF (0.708 AC.)
MINIMUM: 29,454 SF (0.676 AC.)
SCHOOL DISTRICT- COACHELLA VALLEY UNIFIED SCHOOL DISTRICT
UTILITY PROVIDERS:
CABLE- SPECTRUM
ELECTRIC: IMPERIAL IRRIGATION DISTRICT (IID)
GAS: SOUTHERN CALIFORNIA GAS COMPANY
TELEPHONE.- VERIZON
SEWER: COACHELLA VALLEY WATER DISTRICT (CVWD)
WATER: COACHELLA VALLEY WATER DISTRICT (CVWD)
TRASH: BURR TEC
LEGEND
EXISTING CONTOUR MAJOR .............
EXISTING CONTOUR MINOR ............
EXISTING FIRE HYDRANT ................
EXISTING SEWER MANHOLE ............
EXISTING STORM DRAIN MANHOLE
EXISTING WATER VALVE ...................
EXISTING WA TER METER ................
EXISTING SEWER ............................
EXISTING STORM DRAIN ..................
EXISTING WA TER .............................
A BBRE VIA TIONS
-----100-----
99
SSMH O
SDMH O
WV
lim
AC................................................................................................................................... .... ACRE
DOC................................................................................................................................
aff TABLE
HDPE.........................................................................................
N0.
RADIUS
LENGTH
DEL TA
Cl
45.00'
78.36'
9946'10"
C2
250.00'
10.01'
02°17'42"
C3
45.00'
38.36'
485023"
C4
45.00'
40.00'
505546"
EASEMENT NOTES
A 22' P.U.E AND AD ESM'T PER M. 8, 388/57-79
B 12' PRIVATE LANDSCAPE AND DRAINAGE ESM'T PER M.B. 388/57-79
C 10' P. U.E. PER M.B. 388/57-79
BENCHMARK
PD 3 3W - MONUMENT IN HAND WELL A T THE
INTERSECTION OF WASHINGTON STREET AND
42ND AVENUE.
ELEV = 117.05'
DATA TABLE
ASSESSORS PARCEL NUMBERS: 779-490-036 & 779-490-037
LEGAL DESCRIPTION:
PARCEL "A " OF CER TIFICA TE OF PARCEL MERGER NO. 2022- 0008 RECORDED 11/16/2022,
AS INSTRUMENT NO. 2022-0472527 OF OFFICIAL RECORDS, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
IN THE CITY OF LA QUIN TA, COUNTY OF RIVERSIDE, STATE OF CAL/FORN/A, LOT 62,
TRACT NO. 33076-1, PER MAP RECORDED IN BOOK 388, PAGES 57 THROUGH 79,
INCLUSIVE, RECORDS OF RIVERSIDE COUNTY; TOGETHER WITH LOT 63 OF SAID
TRACT NO. 33076-1.
EXISTING GENERAL PLAN DESIGNATION LOW DENSITY RESIDENTIAL
EXISTING ZONING DESIGNATION LOW DENSITY RESIDENTIAL WITH EQUESTRIAN
0VERLA Y
EXISTING SPEC/FIC PLAN DESIGNATION: SP99-035 COUNTRY CLUB OF THE DESERT
AREAS.-
GROSS- 61,645 SF (1.416 AC)
NET- 61,645 SF (1.416 AC)
NUMBER OF L 0 TS 2
COMMON AREA, OPEN SPACE AND NON -BUILDABLE LOTS. 0
LOT SIZE:
A VERA GE 30, 822 5 SF (0.708 AC.)
MINIMUM: 29,454 SF (0.676 AC.)
SCHOOL DISTRICT- COACHELLA VALLEY UNIFIED SCHOOL DISTRICT
UTILITY PROVIDERS:
CABLE- SPECTRUM
ELECTRIC: IMPERIAL IRRIGATION DISTRICT (IID)
GAS: SOUTHERN CALIFORNIA GAS COMPANY
TELEPHONE.- VERIZON
SEWER: COACHELLA VALLEY WATER DISTRICT (CVWD)
WATER: COACHELLA VALLEY WATER DISTRICT (CVWD)
TRASH: BURR TEC
LEGEND
EXISTING CONTOUR MAJOR .............
EXISTING CONTOUR MINOR ............
EXISTING FIRE HYDRANT ................
EXISTING SEWER MANHOLE ............
EXISTING STORM DRAIN MANHOLE
EXISTING WATER VALVE ...................
EXISTING WA TER METER ................
EXISTING SEWER ............................
EXISTING STORM DRAIN ..................
EXISTING WA TER .............................
A BBRE VIA TIONS
-----100-----
99
SSMH O
SDMH O
WV
lim
AC................................................................................................................................... .... ACRE
DOC................................................................................................................................
DOCUMENT
HDPE.........................................................................................
HIGH DENSITY POLYETHYLENE
IID.................................................................................................
IMPERIAL IRRIGA TION DISTRICT
MB...................................................................................................................................
MAP BOOK
NO..................................................................................................................................
NUMBER
PE........................................................................................................................
PAD ELEVA TION
PUE.........................................................................................................
PUBLIC UTILITY EASEMENT
SF................................................................................................................
SQUARE FEET
BSL.............................................................................................................
BUILDING SETBACK LINE
OWNER/APPLICANT
ALON ABADY
C/0 McGEE SURVEYING, INC.
45-100 GOLF CENTER PKWY., STE. G
INDIO, CA 92201
(760)342-2249
CONTACT- BRAD McGEE
PREPARER
McGEE SURVEYING, INC.
45-100 GOLF CENTER PKWY., STE. G
INDIO, CA 92201
(760)342-2249
CONTACT- BRAD McGEE
SHEET 1 OF 1
TEN TA Tl VE PARCEL MAP 38793
FINDINGS AND CONDITIONS OF APPROVAL — APPROVED
November 17, 2023
Director's Decision
TENTATIVE PARCEL MAP 38793 (TPM2023-0005)
THE MADISON CLUB
FINDINGS
A. The proposed tentative parcel map is consistent with the City General Plan and subject
Specific Plan (Specific Plan 99-035). The proposed map conforms to the design
guidelines and standards of the Specific Plan and General Plan for Low density
residential designated properties, as set forth in the Land Use Element.
B. The design of the proposed tentative parcel map is consistent with the city General Plan
and subject Specific Plan with the implementation of recommended conditions of
approval to ensure consistency for the lots created herein.
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) and Section 15332 Class
32 (In -Fill development).
D. The design of the tentative parcel map is not likely to cause serious public health
problems. As conditioned, the proposed tentative parcel map will not result in any
increased hazard to public health or welfare, as the design has been reviewed by the
appropriate responsible agencies for health and safety issues, with none identified.
E. The site of the proposed tentative parcel map is physically suitable for the potential
development and density of development permitted in the Low Residential Zone. As
conditioned, the proposed design of the subdivision is physically compatible with the
site with regards to level topography for the type of land use designation and potential
development of the subject property.
F. As conditioned, the proposed tentative parcel map is consistent with all applicable
provisions of this Title 13 of the La Quinta Municipal Code and the La Quinta Zoning
Ordinance, including, but not limited to, minimum lot area requirements, any other
applicable provisions of this code, and the Subdivision Map Act.
G. As conditioned, the design of the tentative parcel map will not conflict with easements,
acquired by the public at large, for access through or use of property within the proposed
subdivision, for access through or use of the
property within the subdivision in that none presently exist and access is provided within
the project and to adjacent public streets.
CONDITIONS OF APPROVAL
GENERAL
FINDINGS AND CONDITIONS OF APPROVAL — APPROVED
November 17, 2023
Director's Decision
TENTATIVE PARCEL MAP 38793 (TPM2023-0005)
THE MADISON CLUB
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 November 17, 2026, three years from the
date of 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 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 Public Works Department (Grading Permit, Green Sheet
(Development Services Clearance) for Building Permits, Water Quality
Management Plan (WQMP) Exemption Form — Whitewater River Region,
Improvement Permit)
• La Quinta Design and Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• 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. Tentative Parcel Map 38793 shall comply with all applicable terms, conditions and/or
mitigation measures for the following related approval:
FINDINGS AND CONDITIONS OF APPROVAL — APPROVED
November 17, 2023
Director's Decision
TENTATIVE PARCEL MAP 38793 (TPM2023-0005)
THE MADISON CLUB
• Tentative Tract Map 33076
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. 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.
9. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along all private streets. Such easement may be
reduced to five feet in width with the express written approval of IID.
10. 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.
11. 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.
MAPS
12. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of
the Final Map.
FINDINGS AND CONDITIONS OF APPROVAL — APPROVED
November 17, 2023
Director's Decision
TENTATIVE PARCEL MAP 38793 (TPM2023-0005)
THE MADISON CLUB
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.
13. 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).
14. The following plans shall be submitted to the Building and Safety Division 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 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.
15. 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.laquintaca.gov).
Please navigate to the Public Works Department home page and look for the Standard
Drawings hyperlink.
GRADING
16. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
17. Prior to occupancy of the project site for any construction, the applicant shall obtain a
grading permit from the Design and Development Department.
18. 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.
19. Building pad elevations on the grading plan submitted for City Engineer's approval shall
FINDINGS AND CONDITIONS OF APPROVAL — APPROVED
November 17, 2023
Director's Decision
TENTATIVE PARCEL MAP 38793 (TPM2023-0005)
THE MADISON CLUB
conform with pad elevations shown on Tentative Tract Map 33076, unless a revision is
approved by the City Engineer.
DRAINAGE
20. Stormwater handling shall conform with the approved hydrology and drainage report for
the TM 33076. Nuisance water shall be disposed of in an approved manner.
21. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
22. 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.
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, access drives, and stormwater BMPs.
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).