Tentative Parcel Map 2015-0009 (Tpm 36964) Minor Adjustment 2016-0001
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PH 1 DIRECTOR’S HEARING STAFF REPORT DATE: November 16, 2016 CASE NUMBER: TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 APPLICANT: MR. RICK MORRIS PROPERTY OWNER: MR. RICK MORRIS REQUEST: SUBDIVIDE EXISTING 19,943 SQUAREFOOT LOT INTO 2 LOTS OF 10,000 AND 9,943 SQUARE FEET EACH. MINOR ADJUSTMENT TO ALLOW A REDUCTION IN ONE LOT SIZE OF 57 SQUARE FEET CEQA: EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15303, CLASS 3 (NEW CONSTRUCTION); SECTION 15315, CLASS 15 (MINOR LAND DIVISIONS); AND SECTION 15332, CLASS 32 (IN-FILL DEVELOPMENT PROJECTS). LOCATION: SOUTHEAST CORNER OF CALLE QUITO AND AVENIDA LA JARITA LEGAL: APN: 770-145-001 RECOMMENDED ACTION: Approve Minor Adjustment 2016-0001 and Tentative Parcel Map 2015-0009 (TPM 36964), subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The land owner proposes the subdivision of a 19,943 square-foot lot into two lots of 10,000 and 9,943 square feet in an existing neighborhood (Attachment 1). The parcel is located in the Low Density Residential, 10,000 square-foot minimum lot size, zone. The applicant has filed a Minor Adjustment requesting a reduction in the size of the second lot by 57.3 square feet. BACKGROUND: The City Council granted an appeal of Tentative Parcel Map 2015-0009 and Minor Adjustment 2016-0001 on May 3, 2016 (Attachment 5) and referred the project back Page 1 of 3 to the Design and Development Director with instructions to address minimum lot frontage requirements, submit an archaeology report, and to re-notice the public hearing and reference CEQA exemptions Classes 3, 15, and 32 for the Director’s consideration. The applicant has since addressed the minimum lot frontage requirements and submitted an archaeology report. The property in question is located in an existing neighborhood that is mostly built out. (Attachment 2). The proposed subdivision will result in two lots, and ultimately will add two single- family homes to the neighborhood. PROPOSAL & ANALYSIS: The project site is currently 19,943 square feet. The subdivision would result in two lots of 10,000 and 9,943 square feet (Attachment 3) The General Plan land use designation for the property is Low Density Residential. The Zoning designation for the property is Low Density Residential, 10,000 square-foot minimum (RL/10,000). The Tentative Parcel Map was revised to identify the lot frontage length of each proposed lot and Map complies with the minimum 60 foot lot frontage in the RL zone. The site is surrounded by RL/10,000 lands. The existing parcel is a corner lot, which because of adjacent roadway improvements, has a rounded corner. The resulting parcel is 57.3 feet short of 20,000 square feet, which would result in two conforming lots. The City allows the reduction of development standards through the consideration of a Minor Adjustment. Under the requirements of the Zoning Ordinance, a reduction of up to 10% of any numerical development standard can be considered. In this case, the applicant is requesting a reduction of 57.3 square feet, which represents a reduction of 0.5% of the numerical development standard. The subdivision of the parcel into two lots will be consistent with the surrounding lots, and will not represent a perceptible difference when compared to adjacent lots. The findings for approval can be made, and are attached to this staff report. The site is located in an existing neighborhood, and all utilities and services are available in surrounding streets. A cultural resource report (Attachment 4) was prepared for the project and concluded that the project site has been previously disturbed by grading and placement of fill to unknown depths. The study recommends suspension of construction activities in the event of an unanticipated discovery until a qualified archaeologist evaluates it. Condition of Approval No. 27 has been added based on recommendations of the cultural resource report. Page 2 of 3 AGENCY AND PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on October 20, 2015. 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 recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on November 4, 2016, and mailed to all property owners within 500 feet of the site. No comment letters have been received. 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 15303, Class 3 (New Construction), Section 15315, Class 15 (Minor Land Divisions), and Section 15332, Class 32 (In-Fill Development Projects). Prepared by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. Tentative Parcel Map 36964 4. Cultural Resource Report 5. City Council Minutes - May 3, 2016 Page 3 of 3 FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 1 of 8 FINDINGS, MINOR ADJUSTMENT 2016-0001 1. Consistency with General Plan. The project is consistent with the general plan, insofar as the subdivision will result in two single family lots in the Low Density Residential land use designation. 2. Consistency with Zoning Code. The project is consistent with the provisions of the zoning code. The zoning designation for the property is RL/ 10,000. The project will result in one lot of 10, 000 square feet, and one lot of 9,943 square feet. The zoning ordinance allows for Minor Adjustments of up to 10% of any numerical standard. The requesting Minor Adjustment represents a reduction of 0.5% in the 10,000 square foot minimum requirement, for a parcel of irregular shape that is affected by the turning radius on the corner of Calle Quito and Avenida La Jarita. 3. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. The City has determined that the Minor Adjustment is exempt from CEQA under Section 15303, Class 3 (New Construction), Section 15315, Class 15 (Minor Land Division), and Section 15332, Class 32 (In-Fill Development Projects). 4. Surrounding Uses. Approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The creation of a 9,943 square foot lot will not result in any perceptible difference from the surrounding 10,000 square foot lots. FINDINGS, TENTATIVE PARCEL MAP 2015-0009 A. The proposed tentative parcel map is consistent with the City’s General Plan and Zoning Ordinance. The proposed map is consistent with the General Plan Land Use Element for Low Density Residential, insofar as it will create two lots for single family homes in an existing single family home neighborhood. B. The design or improvement of the proposed tentative parcel map is consistent with the City’s General Plan and Zoning Ordinance in that its dimensions and size are consistent with the requirements of the Low Density Residential/10,000 zone and the provisions of the Section 9.210.040, Minor Adjustments. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 2 of 8 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 parcel is devoid of significant vegetation, and surrounded by roadways and existing homes. There is no habitat on the site for fish or wildlife. 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 15303, Class 3 (New Construction), Section 15315, Class 15 (Minor Land Divisions), and Section 15332, Class 32 (In-Fill Development Projects). 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. 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 consistent in size and shape with surrounding existing single family home lots in this neighborhood. 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, as adjusted, 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, in that none presently exist and access is provided within the project and to adjacent public streets. FINDINGS AND CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 2015-0009 (TPM 36964) MINOR ADJUSTMENT 2016-0001 RICK MORRIS ADOPTED: Page 3 of 8 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.