SP 2008-085 Amendment 1 (SP 2018-0002) Highway 111 & Dune Palms RdAmendment 1:
Approved by City of La
Quinta City Council on
February 19, 2019
CITY OF LA QUINTA – HIGHWAY 111 AND DUNE PALMS ROAD SPECIFIC PLAN
TABLE OF CONTENTS
EXECUTIVE SUMMARY .................................................................................................................. 1
SECTION 1: INTRODUCTION ......................................................................................................... 3
SECTION 2: SETTING ................................................................................................................... 10
SECTION 3: LAND USE PLAN ...................................................................................................... 11
SECTION 4: DEVELOPMENT PLAN ............................................................................................. 15
SECTION 5: SPECIFIC PLAN ADMINISTRATION ........................................................................ 25
SECTION 6: RELATIONSHIP TO LA QUINTA GENERAL PLAN POLICIES ................................ 25
APPENDIX A: PROPOSED DEVELOPMENT DESCRIPTION ....................................................... 34
ATTACHMENTS ............................................................................................................................ 37
CITY OF LA QUINTA
Page 1 of 37
EXECUTIVE SUMMARY
This document, entitled Highway 111 and Dune Palms Road Specific Plan (“Plan”) has been
written in compliance with the City of La Quinta (“City”) General Plan and Municipal Code
(“LQMC”), and meets the guidelines provided by the State of California for specific plans.
Development of Plan area is referred to herein as the “Project” and consequently, the Plan area
is also referred to as the Project site.
The Plan area is located directly south of Highway 111 just east of Dune Palms Road and is
approximately 22 acres in size. The information within establishes the policy vision for the Plan
area and provides for regulatory standards to ensure its implementation as the area develops. It
is deliberately designed to permit a degree of flexibility and to allow for changes in local standards
and the housing and commercial markets.
Development of the Plan area is intended to be a collaborative effort between the La Quinta
Redevelopment Agency (“Agency”), the La Quinta Housing Authority (“Authority”) and private
developers (“Developers”).
The northern portion of the Plan area is designated by the General Plan as Regional Commercial
and zoned as Regional Commercial; the southern portion is designated as Commercial Park by
the General Plan and zoned Commercial Park. It is bounded on the east by an existing
commercial development (Komar/Costco Center) and on the west by a service station, an office
complex and a mini-storage facility. The Desert Sands Unified School District (“DSUSD”) service
and administrative facility, including the school bus lot, is located to the south.
The Project as a whole is envisioned as a vibrant, dynamic development that serves both the
housing needs of low income residents of La Quinta, as well as La Quinta shoppers and others
in the area who desire a wider variety of commercial opportunities with goods and services that
are not currently available in the immediate vicinity.
The residential portion of the Project will add up to 200 new housing units in a series of buildings
on the southern half of the property, and will use an architectural style compatible with other desert
architecture as well as the environment itself. The residences will be developed as affordable
apartment homes, with all units designated for occupants at affordability levels as yet to be
determined, but including very low-, low-, and possibly moderate-income as defined by California
Redevelopment Law. It will contain a mix of housing sizes to serve a variety of residents from
singles to families. The new public roadway, “A” Street, will provide access to the neighborhood
and a connection to both Dune Palms Road to the west and the adjacent Komar/Costco Center
to the east. Pedestrian paths will traverse the residential community facilitating easy access to
Dune Palms Road, Highway 111, and neighboring commercial developments.
A commercial or mixed/use portion will be constructed on the northern portion of the site, meeting
design standards of the City as well as the corporate images of the future users. Vehicular access
to the commercial portion will be provided at two entry points along Highway 111. The commercial
development will also have access to “A” Street along its southern boundary.
Both the commercial and residential components of the Project contribute towards satisfying the
needs of La Quinta residents and are expected to be long-term assets to the community.
CITY OF LA QUINTA
Page 2 of 37
The Plan presents the vision of the Project and the associated guidelines necessary to see that
vision through to implementation. Though a certain level of flexibility is provided, the standards
established by the Plan will ensure that the Project meets or exceeds the expectations of the City
and community at large. Development of the Project will be processed in accordance with the
City’s development review and approval process as required by the LQMC.
DOCUMENT ORGANIZATION
The Plan has been organized into the following sections for clarity and easy reference as
described below.
1. Introduction. Offers the project summary, scope, and objectives.
2. Setting. Description of existing conditions.
3. Land Use Plan. Identifies the land use regulations and development standards applicable
to the Plan area.
4. Development Plan. Describes the general site plan, circulation, grading, utilities and
phasing of the Project and establishes design guidelines for its architecture and
landscaping.
5. Specific Plan Administration. Describes management of and changes to the Plan, as
well as other administrative items.
6. Relationship to the La Quinta General Plan. Overview of how the Plan’s regulations,
standards and guidelines support the General Plan’s goals, policies, and programs.
CITY OF LA QUINTA
Page 3 of 37
1
SECTION 1: INTRODUCTION
1.1 INTRODUCTION AND PURPOSE
This document is the Highway 111 and Dune Palms Road Specific Plan, which has been created
to facilitate the development of a project in accordance with the La Quinta General Plan. The Plan
establishes the design and development guidelines for the Project, so that it will enhance the
existing community and provide vibrant new retail and living environments in the City.
The Plan was written to facilitate the development of a 22-acre area, with commercial uses in the
northern half and residential uses in the southern half. This document has been written pursuant
to LQMC Section 9.240.010 and in compliance with LQMC Section 9.70.030, which requires that
a specific plan be approved for developments larger than ten acres within the Regional
Commercial zone1. The vision presented within this document depicts the quality and design
desired at the site, is in accordance with the City’s established Zoning Code and General Plan,
and conforms to the City’s overall objective of preserving, maintaining, and enhancing the high
quality of life La Quinta residents enjoy.
Although the Plan addresses the composition and quality of the Project, it also provides policy
and regulatory provisions to guarantee consistency with existing City policies and standards. In
cases where the zoning and development regulation is non-specific within this document, the
zoning and development regulations shall be guided by the LQMC, particularly Title 9 – Zoning,
that is in effect at the time. A degree of flexibility is incorporated to allow future development to
respond to the changes in society and the economic marketplace, but consistency with other City
documents and policies shall remain.
The La Quinta Redevelopment Agency prepared the Plan so that it might expediently facilitate
the construction of the Project, creating employment and housing opportunities, and ensuring a
high-quality development. The Plan will be used to guide any and all development at the Project
site. All development plans, parcel or tract maps, or other entitlements shall be consistent with
the regulations of the Plan as well as all other applicable municipal regulations.
1.1.1 Enabling Legislation
The authority to prepare, adopt, and implement the Plan is granted to the City by the California
Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457).
As with General Plans, the Planning Commission must hold a public hearing before it can
recommend to the City Council the adoption of a specific plan or an amendment thereto. The City
Council may, following a public hearing, adopt a specific plan and/or amendment to the Plan by
either ordinance or resolution.
The Plan is a regulatory document that, once adopted by the City Council, will serve as the
Development Code for the Project. Upon completion of the specific plan adoption process, future
development must be consistent with the Plan and amendments thereto. Topics and standards
not addressed in the Plan shall be controlled by the General Plan and the LQMC. The northern
portion of the site is within a Regional Commercial zone.
CITY OF LA QUINTA
Page 4 of 37
Figure 1: Project Aerial
1.2 HIGHWAY 111/DUNE PALMS PROPERTY AND LOCATION
Approximately 22 acres in size, the Project site is located in the City of La Quinta on the south
side of Highway 111, approximately 300 feet east of Dune Palms Road. It is generally rectangular
in shape, measuring about 662 feet from east to west and 1,291 feet north to south. At the
southern end, there is a slight “panhandle” that extends about 260 feet west to connect to Dune
Palms Road. The site is bounded on the north by Highway 111 and on the south by the DSUSD
administration and service facilities, which includes a school bus lot. Directly to the east is an
existing commercial development (the Komar/Costco Center) and to the west lies Dune Palms
Road, existing office development, an existing mini-storage facility, and a service station. On the
opposite side of Dune Palms Road is another commercial development, anchored by Sam’s Club.
An aerial photo of the subject property and its surroundings is provided in Figure 1 below.
CITY OF LA QUINTA
Page 5 of 37
1.3 OWNERSHIP
The subject property consists primarily of parcel numbers 600-020-04, 600-020-05, and 600020-
11 which are currently owned by the Agency, though they will be sold to private owners in the
future. Figure 2 shows the parcel map for the Project site1.
Figure 2: Specific Plan Area Parcel Map
1.4 SITE HISTORY
Up until the 1940’s, the site was undeveloped for urban uses, at which point the eastern half of
the site was converted to agricultural uses with two accessory structures, likely water tanks3. The
agricultural uses were terminated prior to 1974, at which point a trailer park, including a pool and
two permanent structures, was operational in the northeastern section of the site. However, by
1980, residential occupancy at the trailer park had dwindled, with only a dozen or so trailers
remaining. This minimal population remained until the early 2000’s, when the final trailers vacated
the site and all remaining structures were removed. The Agency purchased the property in 2007
facilitate the development of affordable housing and infill commercial development, both of which
are identified as goals in the adopted Redevelopment Plan.
1 Lot Line Adjustment Number 09-501 was approved by the City Planning Department on October 6, 2009 and
submitted to the County of Riverside for recording. 3 The history of the site was established through the review of aerial photographs, as a part of the environmental site
assessment performed by Earth Systems Southwest.
Project Site
Source: Nolte Associates, Inc.
CITY OF LA QUINTA
Page 6 of 37
1.5 OVERVIEW
Development of the site will be comprised of two components, an commercial or mixed-use
development on the northern 10 acres, and an affordable housing development on the southern
10 acres with up to 200 units. The commercial portion is envisioned as the location for a variety
of commercial uses with option for mixed-use development, including a branded hotel.
Commercial uses are a natural extension of other developments along Highway 111, the City’s
primary commercial corridor.
In addition to the commercial component, the Plan further provides a unique opportunity to
increase the supply of affordable housing in the city - most importantly meeting the needs of
current and future residents, but also allowing La Quinta to continue to be a leader in affordable
workforce housing. The location of the affordable housing development south of the commercial
component provides insulation from Highway 111, while offering a wide range of services and job
opportunities within a short walking distance. The new community will be available to very low-
and low-income individuals and families, and may include some units affordable to moderate-
income residents as well. The City and the Agency both support diversification of housing types,
and continue to pursue their respective goals of fulfilling the City’s share of the Regional Housing
Needs Allocation and meeting the requirements of California Community Redevelopment Law,
while maintaining the high quality of life La Quinta residents enjoy.
As a part of the Project, a new public roadway, “A” Street, will be constructed, which will intersect
Dune Palms Road at the southern end of the site and traverse east/west between the commercial
and residential portions, ending at the neighboring Komar/Costco site. The commercial portion of
Project will be conveniently accessed directly from Highway 111 with secondary access from “A”
Street, while access to the residential portion will be via “A” Street. The land use plan and “A”
Street alignment are shown in the following Figure 3.
CITY OF LA QUINTA
Page 7 of 37
Figure 3: Conceptual Project Land Use Plan
The Project, and specifically the construction of “A” Street, will require the realignment and
reconstruction of the access driveway to the DSUSD service facility, located directly south of
the Project site. This driveway is the only entrance to the District’s bus yard, which is used by
busses and staff vehicles, and not the general public. The existing driveway will be replaced by
the signalized “A” Street intersection at Dune Palms Road. A variety of DSUSD activities will be
served by this access point. The District’s maintenance function, to include a number of service
vehicles, is located there. In addition, commissary or food service distribution functions are at
CITY OF LA QUINTA
Page 8 of 37
the location. Lastly, bus storage and maintenance takes place immediately south of the
residential area. Part of the daily maintenance routine is a pre-travel safety check which
includes testing lights and horns. Noise from the safety tests creates a significant design
constraint for the nearby residential buildings; however, mitigation measures will be
implemented to ensure interior noise levels comply with existing City standards.
The conceptual realignment of the access driveway to accommodate both DSUSD vehicles as
well as “A” Street traffic may require the acquisition of a small portion (approximately 7,000
square feet) of the adjacent mini-storage lot. This portion of the lot is currently used as a retention
basin, which will be relocated south of the access driveway.
1.5.1 Associated Activities
The Project will likely necessitate some modifications or improvements to property outside of the
geographic boundary of the Project. One off-site impact of the Project is the possible extension
of a storm water drainage improvement from the southeastern corner of the site to an outfall
structure to be built in the La Quinta Evacuation Channel. The drainage pipeline would cut
through a portion of the DSUSD site that is currently used as a retention basin. However, it is
anticipated DSUSD could utilize an outfall for drainage also, potentially allowing redevelopment
of areas currently dedicated to storm water retention. Drainage to the Evacuation Channel may
be done via one or two pipelines, depending upon the best engineering and design options for
the Project and the DSUSD property.
Construction of this improvement could allow storm water from the Project site, and potentially
the DSUSD property, to drain directly into the Evacuation Channel following onsite treatment of
the “first flush” flow as required by the National Pollutant Discharge Elimination System
(“NPDES”) Permit. Alternatively, storm water may be retained and treated onsite through a series
of best management practices (“BMPs”) which may include:
Dry wells,
Detention/retention basins,
Catch/debris basins, and Other BMPs as needed.
It should be noted that onsite treatment of first flush flows will be required regardless of whether
drainage directly to the Evacuation Channel is established. A preliminary Water Quality
Management Plan has been prepared for this Project.
Other off-site improvements include modifications to the DSUSD bus barn and storage yard and
potential modifications to the Komar/Costco site parking lot to facilitate pedestrian traffic
accessing the development via “A” Street. Proposed improvements to the DSUSD property
include construction of a sound wall and improved circulation and ingress and egress. Proposed
adjustments to the Komar/Costco parking lot include clear markings for delineation of traffic flow
and pedestrian access to and from “A” Street. This may be done using additional landscaped
curbs and a well marked walkway leading east from the point where “A” Street terminates at the
Komar/Costco parking lot.
CITY OF LA QUINTA
Page 9 of 37
1.6 OBJECTIVES
As the preparer of the Plan, the Agency has identified the following objectives, as well as those
of the City.
La Quinta Redevelopment Agency Objectives:
Ameliorate blighted conditions
Increase economic vitality
Promote job creation, private investment, and other positive economic indicators
Increase the supply of affordable housing within the Redevelopment Project Area
Develop a safe, vibrant housing community available to a range of singles and families at
affordable rates
City of La Quinta Objectives:
Ensure high-quality development that is consistent with the existing regional character
and design standards
Ensure adequate infrastructure and public services
Enhance compatible uses along Highway 111, a major commercial corridor
Encourage infill development
Promote land uses featuring sustainable practices
Mitigate impacts to the highest degree feasible
Diversify the housing types available to residents
Meet Regional Housing Needs Assessment goals
The Project facilitated by the Plan contributes to meeting each of these objectives by ensuring
high quality standards are in place, while guiding the development types through the series of
development standards found in this document, the General Plan, and the LQMC. Further
discussion on development standards is provided in Section 3 of the Plan, and information on
how the Plan will foster a project meeting the General Plan’s goals, policies, and programs is
provided in Section 6.
CITY OF LA QUINTA
Page 10 of 37
SECTION 2: SETTING
The following section provides an overview of the land uses in the surrounding area, as well as
existing standards and provisions that apply to the property. In particular, this section describes
how the Project site is defined by the existing regulations as set forth in the General Plan and
LQMC.
2.1 SURROUNDING LAND USES AND ENVIRONMENT
The Project site is situated along the south side of Highway 111, the City’s primary commercial
corridor and a well traveled route, providing access to many Coachella Valley communities.
Highway 111 features a wide range of commercial uses including offices, retail, services, and
restaurants, and is a vital component of the City’s municipal revenues. The Komar/Costco site
directly to the east of the Project site features retail, service, and restaurant uses, as does the
Sam’s Club development on the western side of Dune Palms Road.
The residential development on the southern portion of the site will be buffered from Highway
111 by the commercial component and from Dune Palms Road by the existing storage buildings.
The DSUSD administrative facility directly to the south of the proposed apartments is an
institutional use, which is active during the day, offering a quieter evening environment. This
urban location provides residents with employment, retail, and restaurant opportunities within
walking distance, and puts them within convenient proximity of a public transportation network
provided by SunLine Transit.
Nearby infrastructure is in place, including regional flood control facilities. The La Quinta
Evacuation Channel is located southeast of the Project, running adjacent to the DSUSD site.
Adjacent arterial roadways are largely developed, with full street improvements in place along
both Highway 111 and Dune Palms Road. The new “A” Street will provide convenient access to
the residential community from Dune Palms Road, and will also allow for vehicular and pedestrian
access to the Komar/Costco site so that community residents may easily patronize the retail and
restaurant establishments.
In both the commercial and residential developments, design guidelines and the project approval
process will ensure that the built environments created are not only compatible with surrounding
land uses but also functional with attractive aesthetics. This will be particularly important for the
residential component, which must rely on design and architecture to provide a sense of
community within the urban atmosphere; but as discussed, the proximity of the development to
convenient employment and retail opportunities will be a great asset to future residents.
2.2 GENERAL PLAN LAND USE AND ZONING ISSUES
The Project site has General Plan land use designations of Regional Commercial (RC) in the
northern portion and Commercial Park (CP) in the southern portion. Its zoning designations are
Regional Commercial (CR) on the northern portion and Commercial Park (CP) in the southern
portion, as shown in the following Figure 4.
CITY OF LA QUINTA
Page 11 of 37
Figure 4: Land Use and Zoning Designations
The General Plan RC designation of the northern portion of the site permits a range of commercial
uses, as does the underlying CR zoning.
The affordable housing land use proposed for the southern portion is a permitted use (LQMC
Section 9.80.040) and subject to the City’s density bonuses for affordable housing provisions
(LQMC Section 9.60.270) which includes provisions for relief from certain development standards
including density limits. The density for the residential portion of the Project site is based upon
the underlying High Density Residential (RH) zoning, which allows up to 16 units per acre,
combined with the 35% density bonus provided for in LQMC Section 9.60.270, resulting in a
maximum potential build-out of 216 units for the approximately 10 acres. The Plan, in
consideration of the Project site’s physical characteristics reduces this number to a maximum of
200 dwelling units.
SECTION 3: LAND USE PLAN
3.1 LAND USE DESIGNATIONS
Commercial
Purpose: To serve unmet local consumer need and augment the community’s economy
through encouraging the development and preservation of a high quality commercial area.
Intent: To encourage a commercial or mixed-use development in the northern portion of the Plan
area that is compatible with the surrounding uses along Highway 111. To achieve this,
development of the site is to be integrated into the existing commercial environment by utilizing
high quality design features, architecture, and landscaping that meets or exceeds all applicable
standards.
To present a cohesive and attractive development, all buildings, parking areas, and landscaping
will be well integrated into the site and shall meet the City’s applicable Highway 111
DesignGuidelines5. Commercial or mixed-use development would activate. Highway 111 and
provide visual relief between Highway 111. Parking areas and buildings will have lighting features
appropriate for the design of the development while providing for public safety.
Fencing may be used to separate the commercial component from surrounding
Project
General Plan Designations
Project
Zoning Designations
CITY OF LA QUINTA
Page 12 of 37
5
uses as needed. Landscaping will feature native plants, and provide a pleasing visual character
on this well-traveled corridor.
Residential
Purpose: To enhance the variety and availability of affordable housing units within the City and
thus assist the City and Agency in meeting the General Plan’s Housing Element Goals and the
Agency’s Housing Implementation Plan requirements.
Intent: To facilitate the development and preservation of a high density residential community,
consisting of up to 200 multi-family dwelling units and associated open space, and recreational
and community facilities. Towards this, the residential portion of the site is intended to be
developed with affordable rental multi-family residences. Units may range from one to three
bedrooms, and be up to three stories in design. Ultimately, the site plan may feature any number
of residential buildings to best meet the needs of the community while making efficient use of the
available land. The actual design of the project will be reviewed for compliance with the use and
development standards of the Plan through the processing of a site development permit
development.
The characteristics of a residential development consistent with the Plan should include a
pleasant residential environment that features a community clubhouse, swimming pool and
connected open space with pedestrian walkways to encourage outdoor activities and safe
pedestrian travel within the community. Additional recreational amenities may include tot lots,
benches, and barbeques. The development should be predominately landscaped with regional
native plants, but may include limited designated turf areas for recreational use. Lighting
features should be integrated into the entire site for safety and aesthetic purposes.
City of La Quinta, Highway 111 Design Theme, October 1997.
3.2 LAND USE REGULATIONS
The following sections discuss the development parameters applicable within the Plan area.
These standards ensure that the overall vision for the Plan is maintained irrespective of the
individual developers and users of the site.
Section 3.2.1 contains the allowed uses and permitting regulations for the two land use
designations used in the Plan. These regulations establish the uses permitted within the
commercial and the residential portions of the Plan.
Section 3.2.2 contains the development standards for the two land use designations. These
standards address the location and design of the buildings, landscape, and amenities within each
land use designated area.
Any land use regulations or development standards not specifically addressed in the Plan shall
be governed by Title 9 of the LQMC.
3.2.1 Allowed Uses and Permitting Regulations
Commercial
Uses permitted in the area of the Plan designated Commercial are as listed under Regional
Commercial (CR) in Table 9-5 of LQMC Section 9.80.040 subject to the following exceptions:
Sales and service of new motor vehicles at a branded dealership is a permitted use.
CITY OF LA QUINTA
Page 13 of 37
Sales and service of branded pre-owned motor vehicles associated with an on-site
branded dealership is a permitted use (minor incidental sale of non-branded pre-owned
vehicles of similar class is permitted).
Sales and service of pre-owned motor vehicles not associated with an on-site branded
dealership is permitted subject to approval of a conditional use permit.
Static display of vehicles, associated with a permitted branded or non-branded dealership,
at grade within a front landscape setback so long as no signage, banners, lights, balloons
or other visible devices are used is permitted subject to approval of a minor use permit.
Vehicle display areas shall not be allowed within the public right-of way. Specific locations
and conditions of use shall be addressed through the site development permit and minor
use permit approval procedures.
Note: Uses other than automobile sales may require additional environmental review per the
California Environmental Quality Act.
Residential
Uses permitted in the area of the Plan designated Residential are as listed under High Density
Residential (RH) District in Table 9-1 of LQMC Section 9.40.040.
Note: Uses other than multi-family dwelling units may require additional environmental review
per the California Environmental Quality Act.
CITY OF LA QUINTA
Page 14 of 37
3.2.2 DEVELOPMENT STANDARDS Commercial
Development standards for the area of the Plan designated Commercial are those applicable to
the Regional Commercial (CR) District contained in LQMC Chapter 9.90, parking regulations in
Chapter 9.150 and all other supplemental non-residential development standards as set forth in
the LQMC, subject to the following exception:
Buildings at the subject site are exempt from the floor area ratio requirements of the
underlying district.
The maximum height shall be 60 feet throughout the commercial area, including within
the first 150 feet from Highway 111 right of way.
Vehicle display areas located within a front landscape setback shall be located south of
the public sidewalk and a minimum 5 foot landscape separation shall be maintained
between the sidewalk and the vehicle display area.
Parking lots and drive aisles are allowed to be constructed within the landscape setback,
between the landscaped area and building.
Residential
Development standards for the area of the Plan designated Commercial are those applicable to
the High Density Residential (RH) District contained in LQMC Chapter 9.50, the density bonuses
for affordable housing provisions contained in LQMC Section 9.60.270 and all other applicable
supplemental residential development standards as set forth in the LQMC, subject to the
following exceptions:
Dwelling unit count shall not exceed 200.
Residential buildings shall not exceed a maximum total of 235,000 square feet, including
community facilities consisting of a pool area and community center.
The minimum living area per residential unit shall be 700 square feet.
Minimum of 5 feet setback where residential is adjacent to non-residential and does not
abut a roadway.
The maximum fence height may be allowed to exceed the standard as set forth in the
LQMC where residential is adjacent to non-residential when recommended by a noise
attenuation study and approved by the Planning Director.
The following minimum parking ratios, inclusive of handicapped and guest parking, shall
apply unless alternative parking standards are approved in accordance with LQMC
Chapter 9.150:
1.5 parking spaces/unit + .5 guest space/unit
1 space/employee for non-residential services and/or activities
These standards may be adjusted by up to 10% through the Site Development Permit
approval process.
If the total number of spaces required results in a fractional number, it shall be rounded
up to the next whole number.
CITY OF LA QUINTA
Page 15 of 37
SECTION 4: DEVELOPMENT PLAN
This section addresses the backbone elements of the project including circulation, site grading,
drainage, and flood control. It also identifies the primary utility and service providers and lists
guidelines for the architectural and landscaping design of the Project as well as sustainability and
other environmentally related measures to be incorporated. To implement the Plan, certain
discretionary permits (site development permits, conditional use permits, and/or minor use
permits) will be required. These permits will translate the standards and guidelines of the Plan to
the features that, once approved, will be constructed and ultimately implement the Plan. It is at
this stage of the planning process that decision makers will be able to ensure that the residential
and the commercial/mixed-use components of the Project are compatible with each other as well
as with the surrounding community.
4.1 DEVELOPMENT GUIDELINES
The following subsections are meant to augment the overall vision of the Project to ensure the
most cohesive and attractive possible developments.
4.1.1 Fencing and Walls
Except as noted in Section 3.2.2 (Development Standards), all fencing and walls shall comply
with existing LQMC standards. The appearance and/or style of the walls utilized within the Project
should reflect the following qualities:
Interior walls separating patios will be stucco or masonry.
Walls separating recreational facilities from other segments of the development will
consist of wrought iron fencing and/or masonry.
Perimeter fencing may be masonry, but may feature wrought iron with stucco pilasters.
If proposed, fencing for the commercial/mixed-use component should be designed to
reflect the broader themes of that part of the development, and integrate with the
surrounding environment.
4.1.2 Site Lighting
All lighting shall comply with the existing LQMC standards. All lighting shall be designed and
located so as to confine and direct light within the Project boundaries, which includes the
landscape buffer areas located along the street frontages. Lighting for the project shall be
consistent with lower lighting levels wherever practical.
The Plan envisions lighting designs that incorporate features and fixtures such as the following,
or alternatives that lead to equivalent lighting patterns:
Buildings and Open Spaces:
All poles should be of a decorative or non-glossy finish, utilizing paint powder coating or
an anodized surface.
Lighting fixtures should be designed to achieve ideal light distribution and minimize point
source glare.
Commercial area lighting shall be designed to go to a security level lighting after business
hours.
CITY OF LA QUINTA
Page 16 of 37
Fixtures should be mounted precisely to prevent glare from tilted fixtures.
All building-mounted lights shall be partially or fully shielded as applicable to Section
9.100.150 of the LQMC, including but not limited to patio, balcony, securing, and entry
door lights.
All lights on the second and third floors should have extended drop shields so the light
source cannot be seen from any public streets.
Pedestrian scale lighting shall be required along Highway 111 per the City’s approved
Highway 111 Design Standards and should also be required on all pathways and in
proximity to all community facilities.
Parking Areas:
Lighting for parking lot areas should be LED or high pressure sodium fixtures mounted on
steel poles, finished as stated above.
The maximum height for any light source shall be 22 feet above finished grade in the
commercial component or 16 feet in the residential component.
All lenses should be of a flush design.
Parking area lighting shall also be shielded so as to minimize impacts to residential units.
4.1.3 Circulation
The Project is easily accessed from two arterial thoroughfares - Dune Palms Road to the west,
and Highway 111 to the north. Points of access for the commercial component should come
directly from driveway entrances along Highway 111, with the primary entry generally centered
on the northern property line. General Plan Exhibit 3.1 depicts the roadway build-out designations
and typical cross sections for arterials. Highway 111 is identified as a Major Arterial, and has
been improved to 6 lanes along the project frontage. Dune Palms Road is designated as a
Primary Arterial and has been improved to 4 lanes along the project frontage.
Secondary access points should be located near the northeastern corner of the site in the
commercial portion along Highway 111, as well as at the midway point along the western Project
border, connecting the Project to Dune Palms Road via the adjacent office development. The
latter access point is anticipated to provide limited access for emergency and service vehicles,
and will not be utilized by the general public.
Primary access to the residential component should be via the new signalized intersection on
Dune Palms Road and “A” Street that leads traffic through the Project site and ultimately connects
to the Komar/Costco center to the east. The commercial component would also have access to
“A” Street from its southern property line.
Lastly, a connection to the DSUSD facility to the south provides access primarily for school
busses, delivery vehicles, and employee vehicles from that facility to “A” Street and hence to the
arterial system at the signalized intersection on Dune Palms Road. This connection replaces the
current driveway used by DSUSD that accesses Dune Palms Road at a nonsignalized
intersection immediately south of the Project. The vehicular circulation is illustrated in Figure 5.
CITY OF LA QUINTA
Page 17 of 37
Figure 5: Conceptual Vehicular Circulation
Source: Prest Vuksic Architects
4.1.3.1 Entries to the Project Site
The residential community’s primary entrance is from Dune Palms Road via the proposed “A”
Street, which will run along the western and northern sides of the Project. Adequate stacking
space will be provided for entering and exiting traffic, coordinating well with the site’s internal
circulation system. “A” Street will be a two-lane road with turning lanes angled to align with an
entry point to a neighboring commercial center (Sam’s Club) on the western side of Dune Palms
Road and will align with an existing driveway within the Costco/Komar commercial development
to the east. A signalized intersection at Dune Palms Road will allow for left- and right-in, as well
as left- and right-turns out. The main entry is further designed to accommodate the turning radii
and maneuvering capabilities of the DSUSD busses and delivery trucks that will utilize the new
signalized entryway. Upon entering the Project site, busses and other DSUSD staff traffic will
proceed straight ahead while those wishing to travel along “A” Street or enter the residential
development will turn left as shown in Figure 6.
CITY OF LA QUINTA
Page 18 of 37
Figure 6: Conceptual Entrance from Dune Palms Road
Source: NGA Architecture
The main entry for the commercial portion of the Plan is a right-in, right-out access via Highway
111. The secondary entry point is to be located further east on Highway 111 and will also be a
right-in, right-out access. A third entry point is proposed off of “A” Street near the Costco/Komar
development. Finally, a fourth entry point intended for emergency and service vehicles only is
located north of the adjacent mini storage facility providing access between Dune Palms Road
and the southwest corner of the commercial/mixed-use component.
4.1.3.2 On-Site Circulation System
The proposed “A” Street is the primary circulation connection within the Project, providing primary
access to the residential component. The commercial component, DSUSD, and the neighboring
commercial development can also be accessed via “A” Street. Both the commercial and
residential developments will have internal accessways that circumnavigate the parcels,
providing access to parking and links to “A” Street. The primary interior drives will be a minimum
of 26 feet in width.
A benefit of the site’s location is the close proximity to a number of shopping and employment
opportunities and public transit. This factor reduces the need for residents to commute long
distances for jobs, services, and shopping opportunities. Public transit is available nearby with
existing stops located near the intersection of Highway 111 and Dune Palms Road. Pedestrian
access routes will be located along the eastern property line of the commercial/mixed-use
component that will extend from Highway 111 south to “A” Street, and along “A” Street to provide
access to the adjacent retail establishments and Highway 111, as shown in Figure 7.
Within the Project, design concepts and delineated pathways should ensure a secure relationship
between automobile traffic and pedestrians. Sidewalks and pedestrian paths will allow for safe,
CITY OF LA QUINTA
Page 19 of 37
easy pedestrian travel throughout the project, as well as provide convenient access to Dune
Palms Road, the Costco/Komar Center and Highway 111. Figure 7 below depicts pedestrian
access and circulation.
Source: Prest Vuksic Architects
4.1.3.3 Streetscape Treatment
Streetscape treatments on Highway 111, Dune Palms Road and “A” Street will be designed to
be both aesthetically pleasing and water efficient, with drought-tolerant planting types described
further in Section 4.9 of this Plan. Streetscapes will consist of walkways consistent with the
surrounding sidewalks, featuring drought tolerant planting beds to showcase water efficiency and
quality landscape design along the arterials. Where applicable, such as on Highway 111, all other
City landscaping standards shall apply.
The internal streetscape along “A” Street will feature sidewalks and drought tolerant landscaping
that integrates with the residential and commercial developments.
As discussed in Section 3.2.1 of the Plan, additional streetscape features may be incorporated
with the development of the auto dealerships along Highway 111; such as ground-level display
pads shall be permitted in the Highway 111 landscape setback area on which for-sale vehicles,
but no advertising devices, may be parked for greater visibility. Their specific
locations shall be established in the appropriate discretionary permit and will be
carefully integrated with the walkway and adjacent landscaping materials.
Figure 7: Conceptual Pedestrian Circulation
CITY OF LA QUINTA
Page 20 of 37
4.2 PHASING
It is expected that the project will be built in two phases. The multi-family residential component
is expected to be constructed in the first phase, along with most, if not all, of the off-site
improvements, including the storm water drainage system, which may include the outfall
structure(s) into the La Quinta Evacuation Channel. Commercial or mixed-use developments will
likely be built in the second phase. Construction of the first phase is expected to begin in 2010.
No date has been established for the construction of the second phase, although it is estimated
to begin approximately 9 years after the phase one dealerships have begun operating. Final
Phasing Plans will be part of future Site Development Permits.
“A” Street will be constructed to its ultimate configuration during Phase 1.
4.3 SITE GRADING
The existing terrain at the Project site is relatively flat with a small mound approximately 20 feet
above the surrounding terrain in the northeast quadrant of the property. The elevation difference
from the high point (+/- 76 feet) to the low point (+/- 52 feet) is approximately 25 feet. It is
anticipated that the entire site will be rough-graded at the onset of construction. The overall height
of the site will be very slightly raised in order to minimize the impacts of the Project on neighboring
uses. As a result, approximately 1,200 cubic yards of soil will be im ported.
The Project area will be graded so that the general hydrological flow is to the southeast. As
discussed, the City is anticipating an off-site improvement which would involve an underground
conveyance system to bring storm water runoff from the Project site to the La Quinta Evacuation
Channel. It is anticipated that Project drainage can be discharged directly into the nearby
evacuation channel via this underground conveyance system. One or more dry wells and/or small
retention basins shall be included in the site design to prevent nuisance water from entering the
Evacuation Channel. Other on-site facilities will ensure that appropriate water quality standards
are met. Should the connection to the Evacuation Channel not be constructed, on-site retention
of storm flows shall be utilized.
A grading plan will be performed for the Project that identifies proposed land uses within the site
boundary, preliminary pad locations and elevations, contours, and retention/detention basin
locations as needed.
4.4 FUGITIVE DUST CONTROL / PM10
The Coachella Valley experiences periods of moderate to high wind conditions. Therefore, wind
blown dust and sand are a concern during local grading operations. The South Coast Air Quality
Management District and the Environmental Protection Agency have instituted a plan in the
Coachella Valley to reduce excess PM 10 (small particle dust). These provisions must be
adhered to during grading operations.
All standard City of La Quinta mitigation measures and conditions of approval will be utilized to
ensure that there is adequate PM 10 control in place.
4.5 STORMWATER
In general, methods for filtration and removal of sediments, waste, oils and grease will be
consistent with all local, State and federal requirements. Given the nature of the use, project
design features for the commercial/mixed-use uses will be an important part of discretionary
permits.
The provisions of the NPDES General Permit for Stormwater Discharges
Associated with Construction and Land apply to construction projects over 1 acre in
CITY OF LA QUINTA
Page 21 of 37
size. Since the development site is over 20 acres, a Notice of Intent (“N.O.I.”) and NPDES permit
containing a Best Management Practices Plan must be prepared and filed. A Stormwater
Pollution Prevention Plan (“SWPPP”) must also be prepared for the development and submitted
to the City of La Quinta. Erosion control will be addressed in the SWPPP.
The NPDES Permit for Municipal Separate Storm Sewer System for the White Water River
Region contains requirements for residential and commercial developments that may discharge
or affect storm water runoff in the White Water River Basin. Among other things, these
requirements oblige developers of new projects or redevelopment of “priority projects” to prepare
a Water Quality Management Plan (“WQMP”). This Project meets the requirements established;
therefore a WQMP will be prepared.
4.6 DRAINAGE AND FLOOD CONTROL
The following guidelines shall be used to implement a drainage and flood control plan.
4.6.1 Hydrology
The Plan area is covered by Flood Insurance Rate Map 06065C2234G revised August 28, 2008,
which shows that the Project area is designated as Zone X, shaded and unshaded. Zone X
unshaded indicates that it lies outside the 500-year flood plain. Zone X shaded indicates areas
of 500-year flood. Off-site flows tributary to the site area have been intercepted and retained by
adjacent development and are considered negligible.
4.6.2 Regional Flood Control
The storm water drainage system in the City of La Quinta is administered by the Coachella Valley
Water District (“CVWD”). Generally speaking, the regional storm water drainage system consists
of improvements to the major natural drainage channels that run through the City. The Project
will include facilities to convey runoff from the 100-year storm event to the La Quinta Evacuation
Channel via underground pipes, or the Project will retain runoff in facilities located on the site.
4.6.3 Temporary Measures
The drainage plan proposes to temporarily direct surface runoff via graded swales to two or more
retention basins during the development of the site and between construction phases for the
commercial part of the Project.
4.6.4 Permanent Measures
Drainage facilities will be provided within the private streets on the property, and/or through
naturalized drainage courses, leading to either a major storm drain connecting to the La Quinta
Evacuation Channel or to on-site retention facilities. Facilities will be sized to accommodate 100-
year storm flows, consistent with City standards.
4.6.5 Nuisance Water
A minimal amount of nuisance water is expected due to the use of drought-tolerant landscaping
where practical, and technologically advanced efficient irrigation systems. The overall drainage
plan will collect and convey all nuisance water into one or more dry well collection points or small
retention basins. These facilities will allow the nuisance water to be treated as necessary and to
percolate or evaporate, avoiding discharge to the Evacuation Channel.
4.7 UTILITIES
The utilities infrastructure that will serve the development is described below and is
designed to provide a coordinated system of infrastructure and public services to
CITY OF LA QUINTA
Page 22 of 37
adequately serve the project at full build out. This section identifies standards relative to land use
for the site and establishes the infrastructure and public service policies.
4.7.1 Sewer Plan
The Project is located within the jurisdiction of CVWD for sewer service. An existing 10-inch sewer
main is located within the Dune Palms Road right-of-way, and an 18-inch main is located within
the southern portion of the Highway 111 right-of-way. Service connection is proposed at the
northeast corner of the Project, connecting to the 18-inch main in Highway 111. Sewage lines
will be provided throughout the site as needed for adequate capacity.
4.7.2 Potable Water Plan
The development is located within the jurisdiction of the CVWD for water service. Existing 18inch
water mains are located within both Dune Palms Road and Highway 111 rights-of-way. A main
line will be installed on site, with service connection provided at the northeast corner of the
Project, in Highway 111.
4.7.3 Electrical Plan
Electric service is provided to the site by the Imperial Irrigation District (IID). All electrical facilities
will be underground. Distribution lines are located along the east and west property lines. The
available connections distribute 12,500 volts. Connections are expected to be from existing
service points. Service to the development is expected to be routine.
4.7.4 Natural Gas
Natural gas service is provided to the site by The Gas Company. A 4-inch main is located within
the north side of the Highway 111 right-of-way, and a second 4-inch main is located within the
west side of Dune Palms Road right-of-way. The point of connection is available anywhere along
the Project’s frontage. Service to the development is assumed to be routine.
4.7.5 Telephone
Telephone service will be provided to the development by Verizon. The point of connection is
located within the Highway 111 right-of-way, where an existing underground line is located on
the north side. Service to the development is assumed to be routine.
4.7.6 Cable Television
Cable television service will be provided to the site by Time Warner. Underground lines exist
along both Highway 111 and Dune Palms Road. Service to the development is assumed to be
routine.
4.8 GENERAL ARCHITECTURAL THEME
The design and architectural themes for the Project components have yet to be determined,
though they should generally follow the guidelines described below. The interpretation, flexibility,
including potential alternative design concepts, and incorporation of these guidelines into the
building design process shall be through the City’s Site and Architectural Design Review
procedures.
4.8.1 Commercial/ Mixed-Use
As described, permitted uses in the commercial/mixed-use part of the Project
emphasize varying commercial uses, including, but not limited to automotive sales
and service, specifically branded vehicle dealerships, and a hotel. The general
CITY OF LA QUINTA
Page 23 of 37
architectural theme of these facilities should reflect a sophisticated, technical atmosphere.
Specifically, the design of the commercial/ mixed-use buildings may be based upon corporate
motifs employed by the brands represented, although all design work should be of high quality
that blends well visually with surrounding uses on Highway 111 and provides visual relief from
Highway 111. Characteristics may include:
Clean, bright colors, particularly whites and silvers, and use of glass
Use of geometric lines and angles in facades
“Engineered” look to complement vehicles
Figure 8 provides a sampling of branded dealership design that may be similar to the Project.
Figure 8: Sample Designs of Branded Auto Dealerships
Materials and colors used should integrate with the overall appearance of Highway 111, while
allowing the user to incorporate necessary brand recognition strategies.
4.8.2 Residential
The buildings constructed on the site should generally have a Desert Modern/Contemporary
character, and maintain a consistent theme carried out by quality materials and imaginative
design that will complement the existing character of La Quinta.
A simple yet strong architectural vocabulary that will rely on strategically placed key details and
the careful selection of landscape materials should define the aesthetics of the development.
Architectural details may include balconies, recessed openings, low walls, courtyards, and
awnings. Other salient characteristics of the architectural character may include features such
as:
Architectural design that is unique in character, but consistent with surrounding area;
The use of articulated facades with balconies and patio areas;
Shaded walkways and sunscreen eyebrows;
Building integration with drought tolerant landscaping, such that the architecture appears
as an extension and outgrowth of the landscape;
Site planning and building designs that should be sensitive to views, privacy, adjacent
developments, and a coherent, multi-modal circulation network; and
Mechanical elements of the buildings will be screened from view by walls, fences or
landscaping.
Selected materials and color palettes should complement the overall design of the
community and integrate with the neighboring developments to the highest degree
feasible.
CITY OF LA QUINTA
Page 24 of 37
4.9 LANDSCAPING
The landscape concept follows functionality, emphasizing water efficient materials coupled with
technologically advanced methods for ensuring the most efficient application of irrigation. Some
interior spaces, primarily open space portions of the residential community, will include some turf
landscaping for recreational purposes. Interior streetscapes may also incorporate a street tree
program to provide shade for pedestrians and contribute to the overall feel of the community.
Other portions of the site will incorporate drought-tolerant plant types consistent with Coachella
Valley Water District guidelines.
Irrigation of all landscaping shall be carefully monitored to ensure water use efficiency.
4.9.1 Landscaping Guidelines
Landscape plans shall be approved through the City’s site development permit process.
Landscaping features may include:
Native/drought tolerant plants and Turf in limited areas
trees Trellising of climbing flora
Accessories to landscaping and open space design may include:
Benches
Shade structures
Barbeques
Screening walls
Meandering walkways/paths
Tot lots/play equipment
In addition to the plant palette and other allowable landscaping fixtures, the Project shall be
designed to be consistent with the City’s Water Efficiency Ordinance (LQMC 8.13) and
incorporate the following features.
Ground cover should be used to protect soil from erosion, including gravels, rocks, or
plant materials.
Plant materials should be located and designed to avoid interfering with motorist
sightlines.
A variety of plant and groundcover colors, heights, and textures should be used to provide
visual stimulation.
Landscaping along Highway 111 should integrate with adjacent frontages and conform to
specific City guidelines (Highway 111 Design Guidelines) to provide continuity.
Utility equipment and trash containers should be screened from view.
4.10 EFFICIENCY MEASURES
Internal as well as exterior building designs and construction practices shall be guided by the
desire for long term energy efficiency to the highest degree feasible. Efficiency measures
associated with site design or building fixtures should enhance the appearance of the community
and integrate with the architecture. The Project shall utilize design, construction, and operational
measures to achieve the intent of the U.S. Green Building Council’s Leadership in Energy and
Environmental Design (LEED) standards or comparable industry standards for new construction.
Such measures should include:
Exceeding the California Code of Regulations Title 24 requirements at the time of
building permit issuance by 20%
Energy efficient appliances and energy saving light bulbs
CITY OF LA QUINTA
Page 25 of 37
Water efficient appliances and other water conservation techniques
Drought tolerant landscaping as discussed above, along with efficient irrigation methods
Efforts to reduce greenhouse gas emissions
Features to encourage alternative forms of transportation such as:
Easy and safe pedestrian access to neighboring developments and public transportation
Bicycle racks
SECTION 5: SPECIFIC PLAN ADMINISTRATION
The Plan is intended to be predominantly a policy document, though it does serve certain
regulatory functions with respect to permitted uses and development standards. As such,
administration of the Plan shall be guided by the following information.
5.1 ADMINISTRATION
The City shall administer the provisions of the Plan in accordance with the Government Code,
the Subdivision Map Act, the City General Plan and the LQMC. The City Planning Department
shall oversee and enforce the site development standards and design guidelines set forth by this
document.
Any administrative interpretation of the Plan may be appealed to the Planning Commission. Any
decisions of the Planning Commission may be appealed to the City Council.
Development procedures, regulations, standards and specifications contained in the Plan shall
supersede the relevant provisions of the LQMC, as they currently exist or may be amended in
the future. Any development regulation or building requirement not addressed in the Plan shall
be subject to all relevant City ordinances, codes and regulations.
5.2 DEVIATIONS/AMENDMENTS
Any changes to this document, or to projects considered for entitlement pursuant to this
document, shall be reviewed to see if they require an amendment to the Plan.
If the Planning Director determines that the deviation (a) is minor, (b) will not result in a significant
change to the projects as originally envisioned, and (c) is in compliance with the spirit and intent
of the Plan, the Director may approve the deviation, based on findings to that effect that shall be
documented in the project file.
Any amendment to the Plan shall be processed in accordance with Government Code Section
65453 and LQMC Section 9.240.010.
5.3 SEVERABILITY
All regulations, conditions, and programs contained herein shall be deemed separate, distinct,
and independent provisions of the Plan. In the event that any such provision is held invalid or
unconstitutional, the validity of all the remaining provisions of the Plan shall not be affected.
SECTION 6: RELATIONSHIP TO LA QUINTA GENERAL PLAN POLICIES
The following section identifies goals, policies, and programs in the La Quinta General Plan that
are applicable to the Highway 111/Dune Palms Multi-use Project, followed by a
response indicating compatibility and/or consistency.
CITY OF LA QUINTA
Page 26 of 37
6.1 LAND USE GOALS, POLICIES AND PROGRAMS
Policy 5: “All land use development proposals shall be consistent with all applicable land use
policies and standards contained in the General Plan.” The Plan is consistent with the General
Plan.
6.2 RESIDENTIAL GOALS, POLICIES AND PROGRAMS
Goal 1: “The maintenance and protection of residential neighborhoods to assure that future
housing needs are met.”
The Plan proposes up to 200 units of housing to meet the City’s needs in accordance with
the City’s 2009 Housing Element Update.
Goal 2: “A broad range of housing types and choices for all residents of the City.”
The Plan proposes low-, very-low, and potentially moderate-income housing units. There
are a limited number of high density multi-family housing units in La Quinta. The proposed
development will provide additional units of this type and it is intended that these units will
qualify toward the City’s 2008-2014 Regional Housing Allocation Number as recognized
in the City’s 2009 Housing Element Update.
Policy 2: “Encourage compatible development adjacent to existing neighborhoods and
infrastructure.”
Although the site is not immediately adjacent to residential neighborhoods, the Plan
proposes building heights and site design to complement and be compatible with the
surrounding areas. Infrastructure facilities are readily available to serve the site.
Policy 5: “The City shall maintain residential development standards including setbacks, height,
pad elevations and other design and performance standards which assure a high quality of
development.”
The proposed housing will meet all development standards as set forth by the City and
identified in the Plan.
6.3 ADEQUATE HOUSING RESOURCE GOALS, POLICIES AND PROGRAMS
Goal 1: “Provision of a diversity of housing opportunities that satisfy the physical, social, and
economic needs of existing and future residents of La Quinta”.
The proposed Project will create new housing opportunities for existing and future
residents of La Quinta. In accordance with the City’s 2009 Housing Element Update, the
units will qualify toward the City’s 2008-2014 Regional Housing Allocation.
Program 1.4: “Direct new housing development to viable areas where essential public facilities
can be provided and employment opportunities, educational facilities, and commercial support
are available.”
The proposed Project is located within close proximity of employment opportunities,
educational facilities and commercial support.
Program 1.6: “Develop Medium, Medium High and High Density residential uses in the
appropriate designations as well as in locations within the Mixed/Regional Commercial and
Village Commercial designations that enhance creative site planning, promote the mixed-use
concept where applicable, provide opportunities for affordable and/or employee
housing, facilitate the efficient use of public facilities, and support alternative transit
modes.”
CITY OF LA QUINTA
Page 27 of 37
The proposed Project is High Density affordable housing and includes a community center
with multiple uses. It is within walking distance of shopping, employment and transit
service.
Program 3.2: “Encourage a mixture of diverse housing types and densities in new developments
guided by Specific Plans, around the Village and within the Mixed/Regional Commercial area to
enhance their people orientation and diversity through provision of incentives use of density
transfer and density bonus provisions.”
The Plan prepared for the Project is within a Regional Commercial area and provides high-
density residential housing types.
Program 3.6: “Apply shared parking provisions in mixed-use areas as a part of the Village
Commercial and Mixed/Regional Commercial designation, and reduced parking requirements for
assisted housing devoted to Low and Very Low income households, and/or seniors, as well as
second units for seniors and the disabled where applicable.”
The Plan allows for reduced parking requirements for low- and very low- income
households.
6.4 AFFORDABLE HOUSING OPPORTUNITIES GOALS, POLICIES AND PROGRAMS
Goal 2: “A variety of housing opportunities that accommodate the needs of all income levels of
the population.”
The proposed Project accommodates very low-, low-, and potentially moderate-income
levels. The units will qualify toward the City’s 2008-2014 Regional Housing Allocation
Number as recognized in the City’s 2009 Housing Element Update.
Program 1.3: “Continue to stimulate private developer and non-profit entity efforts in the
development and financing of Low and Moderate income housing, utilizing the Redevelopment
Set Aside Housing Fund or other resources available such as HOME funds, CHFA Single Family
and Multi-Family programs; HUD Section 208/811 loans and HOPE II and III Homeownership
programs to partially support the project. The City shall hold workshops and pre-development
meetings with the prospective proponents of affordable housing to advertise the potential types
of financial incentives available and the types of project characteristics considered for assistance,
in addition to expanding their website to include a summary of available assistance programs
and requirements”.
The project developer is an experienced developer of affordable housing and is familiar
with available financial resources. The City has assisted the Project with the use of
Redevelopment Housing Fund revenue.
CITY OF LA QUINTA
Page 28 of 37
6.5 HOUSING ELEMENT GOALS, POLICIES, AND PROGRAMS 2
Goal 1.1: “Provide housing opportunities that meet the diverse needs of the City’s existing and
projected population.”
The expansion of affordable housing will provide greater housing opportunities and
options for residents consistent with the City’s 2009 Housing Element Update.
Policy 1.2: “Focus housing growth within existing City boundaries until it is necessary to pursue
annexation or development in planning areas for affordable housing.”
The proposed residential development is within the existing boundaries.
Policy 1.3: “Direct new housing development to viable areas where essential public facilities can
be provided and employment opportunities, educational facilities, and commercial support are
available.”
The Project location is near a major commercial corridor (Highway 111), and there are
many employment opportunities and commercial support facilities.
Goal 2.1: “Assist in the creation and provision of resources to support housing opportunities for
lower and moderate income households.”
The Agency’s and City’s assistance will result in a residential component that will be
entirely affordable to very low-, low-, and potentially moderate-income households.
Policy 2.2: “Support public, private, and nonprofit efforts in the development of affordable
housing.”
The Agency and City have partnered with a private developer for the creation of the
affordable residential community.
Policy 6.1: “Promote higher density and compact developments that increase energy efficiency
and reduce land consumption.”
The Plan facilitates up to 20 dwelling units per acre, minimizing certain impacts and land
consumption.
6.6 COMMERCIAL GOALS, POLICIES AND PROGRAMS
Program 1.2: “The City will encourage an integration of a wide range of support services at
employment centers, including child care, occupational health, fitness facilities and
convenience retail shops.”
The Plan allows for recreational facilities, and is located adjacent to a retail center offering
employment opportunities.
6.7 OTHER LAND USE GOALS, POLICIES AND PROGRAMS
Goal 2: “The preservation of open space and recreational resources as a means of preserving
and enhancing the quality of life and economic base of the City.”
2 City of La Quinta, General Plan Housing Element, State of California Department of Housing and
Community Development Review Draft, August 12, 2009.
CITY OF LA QUINTA
Page 29 of 37
Open space will be a focal point of the residential development and include a variety of
recreational opportunities.
Program 3.3: “The City shall encourage the use of native landscaping and “links” golf courses
which preserve natural open space areas.”
The Plan includes a landscape palette that emphasizes native and other water efficient
planting types.
Policy 4: “The City shall continue to include park facilities planning in neighborhood planning
efforts.”
The Plan proposes facilities within the open space which may include a tot lot and pool to
satisfy some of the recreation needs of the residents of the site.
6.8 TRAFFIC AND CIRCULATION GOALS, POLICIES AND PROGRAMS
Program 2.3: “On Major Arterials, the minimum intersection spacing shall be 2,600 feet in
residential areas, and may be 1,060 feet for commercial frontage. Intersection spacing may be
reduced to 500 feet at the Whitewater Channel and La Quinta Evacuation Channel. The design
speed shall be 60 miles per hour. Left turn median cuts may be authorized if turn pocket does
not interfere with other existing or planned left turn pockets. Right in/right out access driveways
shall exceed the following minimum separation distances (in all cases, distances shall be
measured between the curb returns):
more than 250 feet on the approach leg to a full turn intersection;
more than 150 feet on the exit leg from a full turn intersection;
more than 250 feet between driveways
All access configurations shall require City Engineer review and approval.”
The Plan recognizes Highway 111 to be a Major Arterial and Dune Palms Road to be a
Primary Arterial. The Traffic Study identifies intersection design and spacing.
Program 2.4: “On Primary Arterials, the minimum intersection spacing shall be 1,060 feet. The
design speed shall be 50 mph. Left turn median cuts may be authorized if turn pocket does not
interfere with other existing or planned left turn pockets. Right in/right out access driveways shall
exceed the following minimum separation distances (in all cases, distances shall be measured
between the curb returns):
more than 250 feet on the approach leg to a full turn intersection;
more than 150 feet on the exit leg from a full turn intersection;
more than 250 feet between driveways
All access configurations shall require City Engineer review and approval.”
The Plan recognizes Highway 111 to be a Major Arterial and Dune Palms Road to be a
Primary Arterial. The Traffic Study identifies intersection design and spacing.
Policy 4: “Encourage expansion of ridership and the service area of the public transit systems
operated by the Sunline Transit Authority within the City.”
CITY OF LA QUINTA
Page 30 of 37
The Plan proposes residential development and employment opportunities within walking
distance of Sunline Transit routes and stops.
Program 5.1: “In order to locate jobs and housing near each other to reduce shorter work
commutes, make a concerted effort to increase City-based employment; encourage mixed-use
development with a residential component contiguous with or near to employment centers; facilitate use
of the City’s home occupation ordinance; and encourage major employers to evaluate telecommuting
opportunities, either home-based or at local centers, as well as parttime options for employees.”
The Plan proposes a residential development near employment centers along the
Highway 111 corridor.
Policy 13: “Continue to implement the Image Corridors in the City, and identify new image
corridors for streets brought into the City through annexation.”
The Plan recognizes that both Dune Palms Road and Highway 111 are Image Corridors,
and includes revised Image Corridor setbacks and height standards.
Policy 15: “The City shall maintain building height limits along Primary, Secondary and Agrarian
Image Corridors in its Development Code.”
The buildings will be limited in height according to current standards.
6.9 OPEN SPACE ELEMENT GOALS, POLICIES AND PROGRAMS
Policy 7: “The City shall encourage the preservation of open space in privately owned
development projects.”
The open space in the residential segment proposed in the Plan accounts for more than
30% of the total area.
6.10 PARKS AND RECREATION ELEMENT GOALS, POLICIES AND PROGRAMS
Goal 2: “Sufficient parkland and recreational facilities to meet the active and passive recreational
needs of all residents and visitors.”
The Plan proposes open space and several recreational facilities throughout the
development to serve Project residents.
6.11 ENERGY AND MINERAL RESOURCES GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall encourage the incorporation of energy conservation features in the
design of all new construction and the installation of energy-saving devices in existing
development.”
The Plan identifies energy conservation opportunities.
Program 1.2: “Passive design concepts which increase energy efficiency, such as the use of
landscaping materials and site orientation to provide shade and windbreaks, shall be
encouraged.”
The Plan identifies design standards that incorporate active and passive features to
increase energy efficiency.
CITY OF LA QUINTA
Page 31 of 37
6.13 BIOLOGICAL RESOURCES GOALS, POLICIES AND PROGRAMS
Policy 2: “Staff shall review all development applications for vacant land for their potential impacts
to existing wildlife and habitat. Agricultural lands shall be exempt from this requirement, except
as described.”
A biological survey has been completed for the Project site.
Policy 3: “Native, drought-tolerant desert plant materials shall be incorporated into new
development to the greatest extent practical. Invasive, non-native species shall be discouraged.”
The Plan provides for the use of native, drought-tolerant plants as noted in Section 4.9 of
this Plan.
6.14 PALEONTOLOGIC RESOURCES GOALS, POLICIES AND PROGRAMS
Goal 1: “The identification and preservation of significant paleontologic resources which occur in
the City.”
A paleontologic study has been performed for the site.
6.15 WATER RESOURCES GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall support the Coachella Valley Water District in its efforts to supply
adequate domestic water to residents and businesses.”
The Project area will be adequately served by the Coachella Valley Water District.
6.16 SURFACE WATER & STORM DRAINAGE GOALS, POLICIES AND PROGRAMS
Policy 2: “All drainage facilities identified in the Comprehensive Drainage Master Plan7 shall be
constructed to conform to the requirements and standards of the city and CVWD.”
Drainage facilities will be in conformance with all applicable city and agency standards.
Policy 3: “All new development shall include on-site retention/detention basins and other
necessary storm water management facilities to accommodate runoff from the 100-year storm.”
The Plan addresses storm water management facilities within the Project area.
Policy 4: “The City shall assure that roadway storm water facilities are designed, constructed and
maintained in a manner which eliminates standing water and flooding.” All roadway storm water
facilities will conform to City standards.
6.17 DOMESTIC WATER GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall assure that adequate, high-quality potable water supplies and facilities
are provided to all development in the community.”
The Coachella Valley Water District will serve the Project area with potable water.
6.18 SANITARY SEWER GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall assure the provision of adequate sanitary sewer collection and treatment
services and facilities to all development in the community.”
The Coachella Valley Water District will provide adequate sanitary sewer services to the
Project area.
CITY OF LA QUINTA
Page 32 of 37
City of La Quinta, Master Drainage Plan, March 2009.
6.19 PUBLIC UTILITIES GOALS, POLICIES AND PROGRAMS
Policy 3: “All utility and electric wires up to 34.5 kilovolts serving new development shall be
installed underground.”
All utility and electric wires will be installed underground.
Program 4.1 “To the greatest extent practical, all new utility equipment boxes, including but not
limited to traffic signal equipment, and electrical and telephone equipment, shall be located either
underground, or away from street corners and effectively shielded from public view.
Undergrounding of these facilities is preferred.”
All utility equipment boxes will be underground to the greatest extent practical.
Program 1.2: “The Building Department shall ensure that all plumbing fixtures in new
development and remodeling projects conform to applicable California statutes and codes
especially dealing with water saving fixtures.
The residential development will implement water saving features, including appliances,
as applicable.
Policy 6: “All development plans shall be reviewed for their potential to create surface and ground
water contamination hazards from point and non-point sources.
The contamination hazards were evaluated in the EIR.
6.20 HAZARDOUS MATERIALS GOALS, POLICIES AND PROGRAMS
Policy 4: “To reduce the potential impacts of subsurface sewage disposal systems on human
health and the environment, the City shall encourage, to the greatest extent practical, the
connection of new development to the Coachella Valley Water District’s sewage collection
system.”
The development will be connected to the Coachella Valley Water District’s sewage
system.
6.21 GEOLOGIC AND SEISMIC HAZARDS GOALS, POLICIES AND PROGRAMS
Policy 5: “To minimize the hazards associated with groundshaking and other seismic events, all
new structures shall be built in accordance with the latest version of the Uniform Building Code
(UBC) and/or International Building Code.”
All buildings shall comply with the Uniform Building Code as adopted by the City of La
Quinta.
Policy 9: “All new development shall be required to minimize, to the greatest extent practical,
blows and other wind erosion hazards affecting properties downwind.”
The Plan addresses wind and erosion control on the site and will minimize effects to the
greatest extent practical.
CITY OF LA QUINTA
Page 33 of 37
6.22 FLOODING AND HYDROLOGY GOALS, POLICIES AND PROGRAMS
Policy 5: “Drainage policies and development standards shall provide for a reduction in runoff
from developed lands and shall be consistent with local and regional storm water management
plans.”
The City and CVWD are working together to implement runoff reduction.
Program 5.1: “At the discretion of CVWD, new development shall continue to be required to
construct on-site retention/detention basins and other necessary storm water management
facilities that are capable of managing 100-year storm water flows. New development
immediately adjacent to the Coachella Valley Storm Water Channel shall continue to have the
option of discharging 100-year storm water flows directly into the storm water channel.” The City
and CVWD have agreed to adequate management of site drainage.
6.23 NOISE GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall maintain noise standards in conformance with the Table 8.1, Community
Noise and Land use Compatibility.”
The proposed Project will conform to all City noise standards.
6.24 HISTORIC PRESERVATION GOALS, POLICIES AND PROGRAMS
Program 3.2.1: “Require all proposed project sites to be surveyed by a qualified archaeologist,
historian, and/or architectural historian, as appropriate, to identify any potential cultural resources
that may be affected, unless the preponderance of the evidence demonstrates that such survey
is unnecessary”.
An archaeological study was performed for the site.
CITY OF LA QUINTA
Page 34 of 37
APPENDIX A: PROPOSED DEVELOPMENT DESCRIPTION
The Plan has been written to provide guidelines for the development of an approximately 10 acre
commercial site and a 10 acre residential site with a new public roadway. At the time the Plan
was written, the Agency was the property owner and development plans for the Project were not
yet fully determined. The information contained in this Appendix provides a brief overview of the
development likely to be implemented, based upon current Agency agreements and discussions.
A.1 PROPOSED PROJECT DESCRIPTION
The proposed development described in this section meets the objectives and intent of the Plan,
envisioning an automobile sales and service development on the northern portion of the site and
an affordable rental housing community to the south as described below. As described in the
Plan, the proposed Project will require the construction of new public roadway, “A” Street,
extending east-west through the site, to be classified as a Local Roadway, requiring
approximately 2.14 acres of the Project’s total 22 acres. “A” Street will intersect with Dune Palms
Road at a new signalized intersection at the southwestern corner of the Project site, then traverse
the western and northern borders of the residential component, terminating to the east into the
neighboring Komar/Costco commercial development. “A” Street serves as a boundary,
separating the two land use components of the project.
A.1.1 Commercial/mixed-use Concept
The proposed commercial component fronts on Highway 111, and is located directly north of the
residential uses, which will be buffered by “A” Street, as well as appropriate setbacks and
landscaping. The commercial/mixed-use component itself would serve to buffer the apartment
homes in the south from the traffic and noise of Highway 111. Regional commercial uses are
permitted and envision in the Plan, culminating in a commercial or mixed-use development with
varying commercial uses, including a hotel. It is proposed that the location will provide convenient
commercial services for residents of La Quinta and the greater area.
The main entrance to the commercial component is envisioned from Highway 111 and would
culminate in a roundabout feature directly south of the driveway entrance, in front of the
dealerships. This entry will generally be reserved for customers, although it also allows access
to a perimeter aisle which circumnavigates the parcel and provides limited access to “A” Street.
Delivery and service trucks will enter from a secondary entrance east of the main drive on
Highway 111. This second entry will provide more direct access to the southern end of the parcel
where parts and automobiles will be delivered.
The commercial/mixed-use site is anticipated to be developed in multiple phases. The first phase
will be the construction of a branded hotel on the north east portion of the project site.. The
subsequent phase of construction would include subsequent commercial/ mixed-use buildings
as they are proposed. Any necessary re-alignment of parking and/or delivery areas on the
southern end of the parcel will be completed during the second phase of construction.
The architectural designs and stylistic tones of the commercial/mixed-use buildings will be
visually appealing and compatible with other Highway 111 uses, while conveying the images of
the respective corporate affiliations. Appropriate signage and brand images will be incorporated
into the final design of the commercial/mixed-use development such that the needs of the building
tenants are met, while the high aesthetic standards of La Quinta are adhered to.
CITY OF LA QUINTA
Page 35 of 37
A.1.2 Residential Concept
The proposed residential component will provide highly desirable affordable housing for singles,
couples and families with children, with a variety of unit sizes to accommodate the needs of future
residents. Up to 200 apartment homes will be designed to reflect a Desert Modern architectural
style, which features clean lines and colors to complement the desert’s beauty, as well as energy
and water-saving features to enhance sustainability and lower service costs to residents. Many
of the buildings contain a mix of unit sizes and heights, not to exceed two stories. Units would
range from one to three bedrooms with a minimum size of 700 square feet and an estimated
average size of 900 square feet. Buildings are proposed to be primarily arranged in groupings to
create a series of open spaces buffered from parking areas, which will improve the safety of
children at play and reinforce the pedestrian character of the development. The overall site plan
would maintain stylistic elements visually similar to those in other areas of La Quinta, including
meandering paths, drought resistant landscaping, and compatible building design and detailing.
Because of the noise environment along the south edge of the residential development stemming
from the DSUSD bus yard, the proposed footprints of the buildings have been designed so that
they form a barrier or sound attenuation feature along the southern boundary. The buildings
immediately adjacent to the DSUSD property will be designed and built with extra
insulation/sound absorbing features along the southernmost walls to ensure that interior noise
levels meet City standards, notwithstanding the daily safety checks of the bus horns.
The Desert Modern architectural style of the residential development may be characterized by
elements such as:
Articulated facades
Primarily horizontal emphasis
Balconies and patio areas
Sunscreen eyebrows
Flat roofs
Shaded walkways
The Desert Modern style compliments surrounding uses, while incorporating a contemporary
lifestyle image that will harmonize with the surrounding commercial uses.
A.1.2.1 Open Space and Recreation
The residential component is designed to maximize open space and areas for landscaping in
order to create a livable, enjoyable environment. To balance between function and aesthetic
features, buildings will be largely oriented towards open spaces and an activity area that is both
safe for children and visually appealing. The key central open space will extend through the
center of the residential site, from near the southwestern entrance near Dune Palms Road toward
the northeastern corner of the Project before A Street meets the Komar/Costo site. This is the
primary recreational area within the development and will be the only area where turf landscaping
in play areas will be implemented. The site design provides for ample droughttolerant landscaping
throughout the development. It is anticipated that roughly four acres of the residential site will
have landscaping of some kind. To minimize water usage but still offer ample play areas for
children, turf is expected to be used only in strategic play areas and kept to a minimum to reduce
water demand of the site. In total, under one acre of turf is anticipated. The remaining open
space, as well as the pan handle, will be landscaped with native and drought tolerant plantings.
Trees may also be strategically located within the residential component.
The centralized open space core is proposed to be anchored by a pool and community center in
the southwestern area. Other features may include pedestrian walkways leading
CITY OF LA QUINTA
Page 36 of 37
through the central landscaping and turf areas, passive recreation areas, a tot lot, BBQ’s, shade
structures, places to sit, or a community garden. This environment will encourage residents to
enjoy outdoor activities and allow space for adults to supervise children at play. Additionally, if
needed, the area provides the necessary emergency access for public safety vehicles.
A.1.2.2 Community Center
A community center for the development is proposed on site for the benefit of the residents. The
community center would likely be located near the main entrance to the residential community to
allow current and potential residents easy access to the leasing office. In addition to management
offices, the center may include meeting rooms, a computer room, game room and a checkstand
or similar facility for pool and recreational equipment. The meeting rooms may be reserved by
residents and used for a variety of needs such as club meetings or tutoring sessions. Restrooms
will also be available for residents enjoying the adjacent pool area.
CITY OF LA QUINTA
Page 37 of 37
ATTACHMENTS
Attachment A: Resolutions and Conditions of Approval