TPM 2016-0004 (TPM37193) Adams St LQ, LLC (02.06.2017)t(v ow tr(v
GEM of the DESERT
February 6, 2017
Mr. Lonnie Ellisor
SLF-Adams Street La Quinta, LLC
2 Park Plaza Ste 700,
Irvine, CA 92614
SUBJECT: TENTATIVE PARCEL MAP 2016-0004 (TPM 37193)
DIRECTOR'S DECISION
Dear Mr. Ellisor:
The above referenced Tentative Parcel Map is approved by Director's decision on
February 6, 2017, subject to conditions of approval. The 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.
In this case, an appeal would need to be filed by the close of business on February 20,
2017.
If you have any further questions, please contact me at (760) 777-7062.
Sincerely,
N1P'!Z;r
Planning Manager
78-495 Calle Tampico I La Quinta I California 92253 ' 1 760.777.7000 1 www.La-Quinta_or�
DIRECTOR'S DECISION
STAFF REPORT
DATE: FEBRUARY 6, 2017
CASE NUMBER: TENTATIVE PARCEL MAP 2016-0004 (TPM 37193)
APPLICANT: ADAMS STREET LA QUINTA, LLC
PROPERTY OWNER: ADAMS STREET LA QUINTA, LLC
REQUEST: SUBDIVIDE AN EXISTING 22.02 ACRE REGIONAL
COMMERCIAL PARCEL INTO THREE COMMERCIAL PARCELS
AND ONE LETTERED LOT
CEQA: EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW
PURSUANT TO SECTION 15315 (CLASS 15 - MINOR LAND
DIVISIONS)
LOCATION: SOUTHWEST CORNER OF LA QUINTA DRIVE AND AUTO
CENTRE DRIVE
LEGAL: APN: 600-340-048
EXECUTIVE SUMMARY:
• The applicant proposes to subdivide an approximately 22.02 acre unimproved
parcel into three parcels with one lettered lot at the Southwest corner of La
Quinta Drive and Auto Centre Drive within the Centre at La Quinta Specific Plan
for conveyance purposes (Attachment 1).
• The proposed tentative parcel map would create three parcels for future
development and one lettered lot for retention purposes.
• The proposed tentative parcel map is consistent with the General Plan 2035,
Centre at La Quinta Specific Plan, and the La Quinta Municipal Code subject to
the conditions of approval.
BACKGROUND:
This project site is located within Planning Area 2 of the Centre at La Quinta Specific
Plan (SP 97-029), bordered on the north by Auto Centre Drive, on the west by Adams
Street, and on the east by La Quinta Drive. (Attachment 2). The developed portion of
Page 1 of 3
the specific plan includes the Auto Centre at La Quinta, Walmart Supercenter, former
Sam's Club building, and multi -tenant retail buildings. The specific plan originally
designated the area as a future phase for the construction of auto dealerships within
the Auto Centre.
The subject property is a single vacant parcel, which was previously subdivided into 13
parcels and lettered lots under Parcel Map 34855. The property was previously mass -
graded with a partially -completed retention basin at the southeast corner of the
property. Site Development Permit (SDP) 2007-891 was approved July 10, 2007 by the
Planning Commission for the construction of a 105,300 square foot building for the
future location of the JC Penney's retail store. The decision was upheld by the City
Council on July 17, 2007 after the filing of an appeal of the Planning Commission
decision. Following approval of the JC Penney Site Development Permit, the subject
property was again graded and excavated for two future underground retention
basins approved for that project.
Construction of the JC Penney never commenced after grading activities and the site
development permit has since expired. A reversion to acreage was approved by City
Council on December 2, 2008 (Resolution No. 2008-078) to consolidate Parcel Map
34855 into the existing subject property parcel.
PROPOSAL & ANALYSIS:
Tentative Parcel Map 37193 proposes to subdivide the 22.02 acre property into three
parcels and one lettered lot (Attachment 4) as follows:
• Parcel 1 -
2.67 acres
• Parcel 2 -
4.59 acres
• Parcel 3 -
13.01 acres
• Parcel A
- 1.74 acres
No development is proposes at this time. Future development of the proposed parcel
is subject to future review and consideration of a Site Development Permit application.
The proposed division does not modify surrounding traffic circulation. Parcel A is the
location of an existing retention basin. The design of Tentative Parcel Map 37193, 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 October 19, 2016. 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 4).
Page 2 of 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: Gabriel Perez, Planning Manager
Attachments: 1. Project Information
2. Project Area Site Map
3. Tentative Parcel Map 37193
4. Findings and Conditions of Approval
Page 3 of 3
ATTACHMENT 1
Project Information
CASE NUMBER: TENTATIVE PARCEL MAP 2016-0004 (TPM 37193)
APPLICANT: ADAMS STREET LA QUINTA, LLC
PROPERTY OWNER: ADAMS STREET LA QUINTA, LLC
ENGINEER: EGAN AND EGAN, INC.
REQUEST: SUBDIVIDE AN EXISTING 22.02 ACRE REGIONAL
COMMERCIAL PARCEL INTO THREE COMMERCIAL PARCELS
AND ONE LETTERED LOT
LOCATION: SOUTHWEST CORNER OF LA QUINTA DRIVE AND AUTO
CENTRE DRIVE
GENERAL PLAN
DESIGNATION:
GENERAL COMMERCIAL
ZONING
DESIGNATION:
REGIONAL COMMERCIAL
SPECIFIC PLAN:
CENTRE AT LA QUINTA SPECIFIC PLAN (SP 97-029)
SURROUNDING
ZONING/LAND USES:
NORTH: REGIONAL COMMERCIAL
EXISTING COMMERCIAL DEVELOPMENT
SOUTH: HGIH DENSITY RESIDENTIAL
EXISTING MULTI -FAMILY HOUSING
EAST: REGIONAL COMMERCIAL
EXISTING COMMERCIAL CENTER
WEST: LOW DENSITY RESIDENTIAL
LAKE LA QUINTA RESIDENCES
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PROJECT DESCRIPTION: UTILITY COMPANIES:
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CARE OF: LONNIE ELLISOR GAS CO. _
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�co °) IRVINE, CA 92614 RELATED CASE NUMBERS:
(949) 417-1396 SPECIFIC PLAN 97-029 - "THE CENTRE AT LA QUINTA"
PROJECT ADDRESS: LEGAL DESCRIPTION:
ADAMS STREET PARCEL 1 OF PARCEL MAP NO. 36058-R, AS PER MAP FILED L�j
OFFSITE BENEFICIAL LA QUINTA, CA 92253 IN BOOK 227 PAGES 92 AND 93 OF PARCEL MAPS, RECORDS L� w
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FILE NO.
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FINDINGS AND CONDITIONS OF APPROVAL — APPROVED
TENTATIVE PARCEL MAP 2016-0004 (TPM 37193)
CENTRE AT LA QUINTA — PLANNING AREA II
FEBRUARY 6, 2017
Page 1 of 4
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 General Plan for
General 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
and the Centre at La Quinta Specific Plan as the proposed tentative map is consistent
with the Circulation 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 Centre at La Quinta Specific
Plan and the Regional 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 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.
FINDINGS AND CONDITIONS OF APPROVAL — APPROVED
TENTATIVE PARCEL MAP 2016-0004 (TPM 37193)
CENTRE AT LA QUINTA — PLANNING AREA II
FEBRUARY 6, 2017
Page 2 of 4
CONDITIONS OF APPROVAL
GFNFRAI
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.lo-quinta.org.
3. 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
• 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.
4. Tentative Parcel Map 37193 shall comply with all applicable terms, conditions and/or
mitigation measures for the following related approval:
• Tentative Parcel Map 36058-R
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.
FINDINGS AND CONDITIONS OF APPROVAL — APPROVED
TENTATIVE PARCEL MAP 2016-0004 (TPM 37193)
CENTRE AT LA QUINTA — PLANNING AREA II
FEBRUARY 6, 2017
Page 3 of 4
5. This Tentative Parcel map is intended to facilitate land sale or transfer only.
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 and for maintenance,
construction and reconstruction of essential improvements. Reciprocal access
easement between Parcels 1, 2, and 3 shall be in place prior to transfer.
9. The applicant shall offer for dedication on the Final Map all public street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific plans,
and/or as required by the City Engineer.
10. When the City Engineer determines that access rights to the proposed street rights -of -
way shown on the approved Tentative Parcel Map are necessary prior to approval of the
Final Map dedicating such rights -of -way, the applicant shall grant the necessary rights -
of -way within 60 days of a written request by the City.
11. 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
FINDINGS AND CONDITIONS OF APPROVAL — APPROVED
TENTATIVE PARCEL MAP 2016-0004 (TPM 37193)
CENTRE AT LA QUINTA — PLANNING AREA II
FEBRUARY 6, 2017
Page 4 of 4
Engineer.
FINAL MAPS
12. 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.
FEES AND DEPOSITS
13. 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.