SDP 2019-0005 Calle Tecate Parking Lot (09.10.2019)City of La Quinta
DIRECTOR’S DECISION: September 10, 2019
STAFF REPORT
AGENDA TITLE: SITE DEVELOPMENT PERMIT 2019-0005 TO CONSTRUCT
SOUTHWEST CALLE TECATE PARKING LOT
PROJECT INFORMATION
CASE NUMBER: SITE DEVELOPMENT PERMIT 2019-0005
APPLICANT: CITY OF LA QUINTA
PROPERTY OWNER: CITY OF LA QUINTA
REQUEST: APPROVE A SITE DEVELOPMENT PERMIT TO
CONSTRUCT A 13,440 SQUARE FOOT PARKING LOT
ON VACANT UNIMPROVED LAND, SOUTH OF CALLE
TECATE
CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT
TO SECTION 15304 (CLASS 4 – MINOR ALTERATIONS
TO LAND) AND SECTION 15332 (CLASS 32 – IN-FILL
DEVELOPMENT PROJECTS)
LEGAL: APN: 771-140-028
EXECUTIVE SUMMARY
•In June 2019, Council directed Staff to construct a parking lot on the
south side of Calle Tecate near the existing trailhead to alleviate on-
street parking concerns (Attachment 1).
•A parking lot requires approval of a Site Development Permit (SDP).
BACKGROUND/ANALYSIS
Council and Staff receive regular concerns about parking safety on the north
street side of Calle Tecate. At the March 5, 2019 City Council meeting, Staff
presented a Traffic Calming Study conducted for Calle Tecate and parking
survey results which showed a preference from residents to eliminate north side
parking on Calle Tecate. Based upon this information, Council instructed Staff
to lower the speed limit from 35 to 30 MPH and conduct further research on
parking alternatives. At the June 4, 2019 Council meeting, Staff presented
several options that could alleviate this issue. Council directed Staff to construct
a parking lot to discourage on-street parking for people trying to access the
trails at the west side of the Cove.
Staff investigated the possibility of eliminating on-street parking and creating a
parking lot on the west end of Calle Tecate, on the south side of the street, on
City-owned land. Staff reached out to Coachella Valley Association of
Governments (CVAG) and confirmed that the property does not fall within the
habitat protection zone; therefore, the property could be considered for a
parking lot. Staff worked with the Traffic Engineer to locate a suitable entry
point for the parking lot. The ideal location will include a curb-cut opposite
Avenida Juarez, which would allow for a clear line of site for those vehicles
entering and exiting the parking facility (Attachment 2).
The parking lot will accommodate up to 40 vehicle spaces which is
approximately how many spaces would be removed from the on-street parking
on the north side of the street. These spaces will be created by clearing and
removing shrubs from the parking lot area and relocating boulders to create a
border, but will not consist of demarcation of individual spaces. Additionally,
this development would require installation of 2 ADA compliant parking spaces
(Attachment 3). Staff has two options on where to construct said parking
spaces, which will be determined at design stage.
Public Agency Review:
This request was sent to all applicable City departments and all applicable
comments have been incorporated in the Conditions of Approval (Attachment
4).
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 15304 Class 4 (Minor
Alterations to Land) and Section 15332 Class 32 (In-Fill Development Projects).
The project consists of minor public alterations in the condition of land and
vegetation, including grading on land with a slope of less than 10 percent. The
project can be characterized as in-fill development, consistent with the
conditions of Section 15332, as it is on a project site of no more than five
acres.
Prepared by: Carlos Flores, Senior Planner
Approved by: Danny Castro, Design and Development Director
Attachment: 1.Project Information
2.Site Plan
3. ADA Parking Spaces Options
4.Findings and Conditions of Approval
Project Information
CASE NUMBER: SITE DEVELOPMENT PERMIT 2019-0005
APPLICANT: CITY OF LA QUINTA
PROPERTY OWNER: CITY OF LA QUINTA
REQUEST: APPROVE A SITE DEVELOPMENT PERMIT TO
CONSTRUCT A 13,440 SQUARE FOOT PARKING LOT
ON VACANT UNIMPROVED LAND
LOCATION: SOUTH OF CALLE TECATE, BETWEEN AVENIDA
MADERO AND AVENIDA JUAREZ
GENERAL PLAN
DESIGNATION: OPEN SPACE
ZONING
DESIGNATION: OPEN SPACE
SURROUNDING
ZONING/LAND USES: NORTH: COVE RESIDENTIAL
EXISTING RESIDENTIAL
SOUTH: OPEN SPACE
VACANT
EAST: OPEN SPACE
VACANT
WEST: OPEN SPACE
EXISTING TRAILHEAD
ATTACHMENT 1
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
CALLE TECATEAVENIDA MADERO210'
0 160 320 48080Feet
CALLE TECATE PARKING Ü AVENIDA JUAREZAVENIDA DIAZAVENIDA RUBIO64'
ATTACHMENT 2
ATTACHMENT 3
FINDINGS AND CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2019-0005 (SDP2019-0005)
SEPTEMBER 10, 2019
CALLE TECATE PARKING LOT
FINDINGS
1.Consistency with General Plan. The proposed site development permit is
consistent with the City of La Quinta’s General Plan. The proposed project conforms
to the General Plan for Open Space designated properties, as set forth in the Land
Use Element.
2.Consistency with Zoning Code. The design of the proposed project is consistent
with the City of La Quinta’s zoning code. The design conforms with the standards of
the project site’s Open Space zoning designation.
3.Compliance with CEQA. The design of the project 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 15304 Class 4 (Minor
Alterations to Land) and Section 15332 Class 32 (In-Fill development projects). The
project consists of minor public alterations in the condition of land and vegetation,
including grading on land with a slope of less than 10 percent. The project can be
characterized as in-fill development, consistent with the conditions of Section 15332,
as it is on a project site of no more than five acres.
4.Architectural Design. The project does not include vertical architectural
elements, and therefore it is compatible with surrounding development and quality
of design in the City.
5.Site Design. The site design of the project, including project entries, interior
circulation, and access, are compatible with surrounding development and with the
quality of design prevalent in the city. The City of La Quinta’s traffic engineer
reviewed the project site and alternatives and determined the proposed site design
to be the most effective.
6.Landscape Design. The project does not include a landscape design,
incorporating the surrounding and existing vegetation to provide an overall unifying
influence to enhance the visual continuity of the project.
ATTACHMENT 4
FINDINGS AND CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2019-0005 (SDP2019-0005)
SEPTEMBER 10, 2019
CALLE TECATE PARKING LOT
GENERAL
1. This Site Development Permit shall expire on August 27, 2021, two years from
the date of this approval, unless granted a time extension pursuant to the
requirements of La Quinta Municipal Code 9.200.080.
2. Prior to construction, the applicant shall obtain any necessary clearances from
the following agencies, if required:
• Riverside County Fire Marshal
• La Quinta Design and Development Department
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies.
3. Parking spaces complying with Section 11B-502 (Parking Facility Design) of
the California Building Code shall be provided in accordance with Table 11B-
208.2 (Number of Accessible Spaces)