2020 11 10 Council & PC Special Joint MeetingCITY COUNCIL AND PLANNING COMMISSION AGENDA 1 OCTOBER 20, 2020
SPECIAL JOINT MEETING
NOTICE AND CALL OF SPECIAL JOINT MEETING
OF THE LA QUINTA CITY COUNCIL
AND LA QUINTA PLANNING COMMISSION
TO THE MEMBERS OF THE LA QUINTA CITY COUNCIL AND PLANNING
COMMISSION OF THE CITY OF LA QUINTA AND TO THE CITY CLERK:
NOTICE IS HEREBY GIVEN that a Special Joint Meeting of the La
Quinta City Council and La Quinta Planning Commission is hereby called to be
held on Tuesday, November 10, 2020, commencing at 5:00 p.m. at La
Quinta City Hall located at 78495 Calle Tampico, La Quinta, CA 92253.
Pursuant to Executive Orders N-25-20, N-29-20, N-33-20, and N-35-20,
executed by the Governor of California in response to the state of emergency
relating to novel coronavirus disease 2019 (COVID-19) and enabling
teleconferencing accommodations by suspending or waiving specified
provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.),
members of the City Council, Planning Commission, City Manager, City
Attorney, City Staff, and City Consultants may participate in this meeting by
teleconference. Additionally, pursuant to the above-referenced executive
orders, the public is not permitted to physically attend at City Hall the meeting
to which this agenda applies, but any member of the public may listen or
participate in the open session of this meeting as specified below.The special
meeting is called for the following purpose:
STUDY SESSION
1. DISCUSS THE HIGHWAY 111 CORRIDOR PLAN AND FORM-BASED
CODE ZONING (PROJECT NO. 2019-05)
Dated: November 6, 2020 /s/Linda Evans
LINDA EVANS, Mayor
Attest:
MONIKA RADEVA, City Clerk
City of La Quinta
CITY COUNCIL AND PLANNING COMMISSION AGENDA 2 OCTOBER 20, 2020
SPECIAL JOINT MEETING
DECLARATION OF POSTING
I, Monika Radeva, City Clerk, do hereby declare that the foregoing notice for
the Special Joint Meeting of the City Council and Planning Commission of the
City of La Quinta, on November 10, 2020 was posted on the outside entry to
the Council Chamber at 78495 Calle Tampico and on the bulletin boards at
51321 Avenida Bermudas and 78630 Highway 111 on November 6, 2020.
DATED: November 6, 2020
MONIKA RADEVA, City Clerk
City of La Quinta
CITY COUNCIL AND PLANNING COMMISSION AGENDA 1 NOVEMBER 10, 2020
SPECIAL JOINT MEETING
AGENDA
SPECIAL JOINT MEETING
OF THE LA QUINTA CITY COUNCIL AND
LA QUINTA PLANNING COMMISSION
CITY HALL COUNCIL CHAMBER
78495 Calle Tampico, La Quinta
TUESDAY, NOVEMBER 10, 2020, AT 5:00 P.M.
******************************
SPECIAL NOTICE
Teleconferencing and Telephonic Accessibility In Effect
Pursuant to Executive Orders N-25-20, N-29-20, N-33-20, and N-35-20, executed
by the Governor of California in response to the state of emergency relating to
novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing
accommodations by suspending or waiving specified provisions in the Ralph M.
Brown Act (Government Code § 54950 et seq.), members of the City Council,
Planning Commission, the City Manager, City Attorney, City Staff, and City
Consultants may participate in this meeting by teleconference. Additionally,
pursuant to the above-referenced executive orders, the public is not permitted to
physically attend at City Hall the meeting to which this agenda applies, but any
member of the public may listen or participate in the open session of this meeting
as specified below.
Members of the public wanting to listen to this meeting may do so by tuning-in
live via http://laquinta.12milesout.com/video/live.
Members of the public wanting to address the City Council and Planning
Commission during the open session, either for public comment or for a
specific agenda item, or both, may do so via teleconference by sending an email
notification to the La Quinta City Clerk’s Office at CityClerkMail@LaQuintaCA.gov,
and specify the following information:
1) Full Name 4) Public Comment or Agenda Item Number
City Council agendas and staff reports
are available on the City’s
web page: www.LaQuintaCA.gov
CITY COUNCIL AND PLANNING COMMISSION AGENDA 2 NOVEMBER 10, 2020
SPECIAL JOINT MEETING
2) City of Residence 5) Subject
3) Phone Number 6) Written or Telephonic Comments
The email “subject line” must clearly state “Written Comments” or
“Telephonic Comments.”
Telephonic public comments – requests to speak must be emailed to the
City Clerk no later than 3:00 p.m. on the day of the meeting; the City will
facilitate the ability for a member of the public to be audible to the City Council,
Planning Commission, and general public for the item(s) by contacting him/her via
phone and queuing him/her to speak during the discussion.
Only one person at a time may speak by telephone and only after being
recognized by the Mayor.
Written public comments must be received by the City Clerk’s Office no
later than 3:00 p.m. on the day of the meeting, and will be distributed to the
City Council and Planning Commission, incorporated into the agenda packet and
public record of the meeting, and will not be read during the meeting unless, upon
the request of the Mayor, a brief summary of any public comment is asked to be
read, to the extent the City Clerk’s Office can accommodate such request.
Please Note: Written public comment received after 3:00 p.m. will be distributed
to the City Council and Planning Commission for review and consideration,
however, they will not be incorporated into the agenda packet and public record of
the meeting.
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CALL TO ORDER
ROLL CALL: Councilmembers: Fitzpatrick, Peña, Radi, Sanchez, Mayor Evans
ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, Libolt Varner, McCune,
Nieto, and Chairperson Proctor
PLEDGE OF ALLEGIANCE
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
At this time, members of the public may address the City Council and Planning
Commission on any matter not listed on the agenda by emailing written public
comments or requests to provide telephonic public comments as indicated above.
The City Council and Planning Commission value your comments; however, in accordance
with State law, no action shall be taken on any item not appearing on the agenda unless
it is an emergency item authorized by GC 54954.2(b).
CITY COUNCIL AND PLANNING COMMISSION AGENDA 3 NOVEMBER 10, 2020
SPECIAL JOINT MEETING
CONFIRMATION OF AGENDA
STUDY SESSION
PAGE
1. DISCUSS THE HIGHWAY 111 CORRIDOR PLAN AND FORM-BASED CODE
ZONING (PROJECT NO. 2019-05)
5
COUNCIL AND COMMISSION MEMBERS’ ITEMS
ADJOURNMENT
*********************************
The next regular meeting of the City Council will be held on November 17, 2020,
at 4:00 p.m. at the City Hall Council Chambers, 78495 Calle Tampico, La Quinta,
CA 92253.
DECLARATION OF POSTING
I, Monika Radeva, City Clerk, of the City of La Quinta, do hereby declare that the
foregoing Agenda for the Special Joint Meeting of the La Quinta City Council and
Planning Commission was posted on the City’s website, near the entrance to the
Council Chambers at 78495 Calle Tampico, and the bulletin boards at the Stater
Brothers Supermarket at 78630 Highway 111, and the La Quinta Cove Post Office
at 51321 Avenida Bermudas, on November 6, 2020.
DATED: November 6, 2020
MONIKA RADEVA, City Clerk
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed
for the hearing impaired, please call the City Clerk’s office at (760) 777-7092, twenty-four
(24) hours in advance of the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the City Council,
arrangements should be made in advance by contacting the City Clerk’s office at (760) 777-
7092. A one (1) week notice is required.
If background material is to be presented to the Councilmembers during a City Council
meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be
supplied to the City Clerk for distribution. It is requested that this take place prior to the
beginning of the meeting.
Any writings or documents provided to a majority of the City Council regarding any item(s) on
this agenda will be made available for public inspection at the Community Development
counter at City Hall located at 78495 Calle Tampico, La Quinta, California, 92253, during
normal business hours.
City of La Quinta
CITY COUNCIL AND PLANNING COMMISSION JOINT MEETING:
November 10, 2020
STAFF REPORT
AGENDA TITLE: DISCUSS THE HIGHWAY 111 CORRIDOR PLAN AND FORM-
BASED CODE ZONING (PROJECT NO. 2019-05)
RECOMMENDATION
Discuss the Highway 111 Corridor Plan and Form-Based Code Zoning (Project
No. 2019-05).
EXECUTIVE SUMMARY
The Highway 111 Corridor Plan (Plan) was completed in November 2019
and included a vision for the area and implementation plan to carry out
the vision.
Staff was directed to investigate form-based code zoning and provide an
educational session to Council and Planning Commission.
An RFP was issued in early 2020 to recruit a consultant to provide form-
based code zoning and engineering services. A contract was awarded in
September 2020 to GHD, Inc.
FISCAL IMPACT
The Capital Improvement Projects (CIP) program allocated $1,000,000 in
fiscal year (FY) 2019/20 and $250,000 in FY 2020/21 for a total current budget
of $1,250,000 for projects to be implemented along Highway 111. The budget
to prepare form-based code zoning and engineering services is $885,228 and
would be paid from the CIP program.
BACKGROUND/ANALYSIS
The Highway 111 Corridor (Corridor) has been recognized as a priority by
residents and City leaders for several years. The Plan was prepared in 2019
and includes a vision to make the Corridor a pedestrian-friendly area and
create an atmosphere that invites people to stay, shop, and dine. A plan for
implementation of this vision was presented in November 2019, where Council
and Planning Commission provided guidance to prioritize rezoning of the
Corridor using form-based code and road design. As part of the investigation
STUDY SESSION ITEM NO. 1
5
into form-based code zoning, staff was directed to provide an educational
session, including an introduction to form-based code, examples from other
cities where this has been implemented and how it could be used in La Quinta
to transform and enhance future development of the Corridor.
Subsequently, staff developed and issued an RFP to recruit a consultant team
to review the area and explore form-based code zoning as well as prepare
engineering design plans for the Corridor. GHD’s team was selected as top
contender following a competitive RFP bid process and awarded a contract in
September 2020.
The GHD team consists of multi-disciplinary experts and has extensive
experience in preparing and implementing corridor plans involving economic
development, land use policy, transportation, planning, zoning, and design
guidelines.
Prepared by: Cheri Flores, Planning Manager
Approved by: Danny Castro, Design and Development Director
Attachment: 1. Map of Highway 111 Corridor
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City of La Quinta
Design and Development Department
Highway 111
Corridor Map
January 2018
®
Planning Division
Legend
Highway111 Area Boundary
Highway 111
!(Highway 111 Intersections
65' Landscape Setback
CV LINK ROUTE (FUTURE)
CV Link Frontage Opportunity
Vacant Properties
Drive-throughs
Specific Plans
1. Washington Park
2. One Eleven Shopping Center
3. Jefferson Plaza
4. Dune Palms Plaza
5. Centre at La Quinta
6. La Quinta Corporate Centre
7. Point Happy Shopping Center
8. La Quinta Court
9. The Pavilion at La Quinta
10. Komar Desert Center
11. Dune Palms and Highway 111Washington StreetAdams StreetDune Palms RdJefferson StreetHighway 111
CV Link
Westward Ho Dr
City Property
ATTACHMENT 1
ATTACHMENT 17
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WRITTEN PUBLIC
COMMENT
SPECIAL JOINT
CITY COUNCIL &
PLANNING COMMISSION
MEETING
NOVEMBER 10, 2020
1
From:Jack Tarr <jacktarr@jacktarrdc.com>
Sent:Monday, November 09, 2020 5:33 PM
To:City Clerk Mail
Subject:Special Meeting; Corridor and Form Based Code
Follow Up Flag:Follow up
Flag Status:Completed
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening
attachments, clicking links or responding to requests for information. **
Form Based Code is a planning movement of the New Urbanist movement of the early 1990's. Has the City
'benchmarked" other Suburban (not Urban) communities at both the Staff and Elected Official level in Southern
California to assess the effectiveness and success in achieving their expectations? How many Suburban communities
within the United States and Southern California have adopted Form Based Code? If so, what were the practical "Pros
and Cons...Advantages and Disadvantages"? Does Staff as well as the Elected officials need to be trained to understand
the difference between land use (Euclidean) planning methods versus Form based code administration methods? As a
long‐term Community Stakeholder, I trust you have thoroughly investigated the advantages and disadvantages of Form
Based Code planning methodology, truly understand even the most subtle implications to the Community and the
Administration and you and the Community Members are going into this potential change with "Eyes Wide Open"?
There are plenty of Phd dissertations and other forms of information about Form Based Code within the public domain
available for your perusal?
I would respectfully submit the following:
1.Form Based Code methodology works best in an urban city with a high density mid/high rise residential
environment supported by a robust effective mass transit system; neither of which applies to La Quinta, Ca.
2.Form Based code is often sold as a more efficient, more creative, less time consuming and less expensive
entitlement process for the development community and the City Community. For suburban communities, this
is rarely the case. For a variety of reasons, suburban communities often evolve with a hybrid form of planning
methodology combining both euclidean land use planning and form based code methodology within the same
Project Zone i.e Corridor. This evolution usually results in adding an extra layer of micro‐management to the
entitlement/development process that extends time lines and costs more money.
Respectfully,
Jack Tarr
Managing General Partner
Washington Park
SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING - NOVEMBER 10, 2020
STUDY SESSION ITEM NO. 1 - HIGHWAY 111 CORRIDOR FORM-BASED CODE
PUBLIC COMMENT BY JACK TARR
POWER POINTS
SPECIAL JOINT
CITY COUNCIL &
PLANNING
COMMISSION
MEETING
NOVEMBER 10, 2020
November 10, 2020
1
Form-Based Code
Education Meeting
Highway 111 Form-Based Code
City of La Quinta
November 10, 2020
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Introductions
Lisa Wise Consulting, Inc.
Lisa Wise, AICP – President
Roger Eastman, AICP – Director
Kathryn Slama – Senior Associate / Project Manager
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2
November 10, 2020
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Meeting Overview
1 Introduction to Form-Based Codes (FBCs)
2 What is a Form-Based Code?
3 Form-Based Codes in Practice
4 Conclusion
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Introduction to
Form-Based Codes1
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4
November 10, 2020
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Why are Cities Using Form-Based Codes?
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Yesterday’s Problems
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November 10, 2020
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Use-Based Codes
• Conventional coding
approach
• Consciously separates
uses
• Focus on density and
floor area ratio (FAR)
• Regulations geared to
suburban developments
Yesterday’s Tools: Separation of Uses
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Yesterday’s Tools: Separation of Uses
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Yesterday’s Tools: Separation of Uses
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November 10, 2020
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Why does zoning matter?
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
This is “red” on the zoning map …and so is this
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November 10, 2020
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
What is a
Form-Based Code?2
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
• A Form-Based Code fosters
predictable, high-quality built
environments by regulating land
development based on physical
form and the public realm rather
than the separation of land uses.
• Place-based, i.e. specific to the
character and needs of a city, town,
or local community
Steve Price, Urban Advantage
Before
After
What is a Form-Based Code?
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November 10, 2020
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Use/Density
Admin/
Procedures
Form
Conventional Zoning (Euclidean)
What is a Form-Based Code?
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Form
Use
Form-Based Zoning
Admin/
Procedures
What is a Form-Based Code?
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Most
Natural
Most
Urban
Transect as an Organizing Tool
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Form-Based Zoning Code
• Regulates private space and
its relationship to public realm
• Illustrated and transparent
Conventional Zoning Code
• Regulates private spaces only
• Based on metrics
• Often text-heavy
Form-Based Code Elements
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
FBC Elements
Regulating Plan
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
FBC Elements
Transect Zones
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November 10, 2020
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
FBC Elements
Transect Zones
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
FBC Elements
Building
Standards
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
FBC Elements
Frontage Standards
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
FBC Elements
Civic Space
Standards
City of Westerville Planning and Zoning Code | 1141-5 May 2018 | Screencheck Draft
Image: Plaza Image: Plaza
Figure 1141.060.1
114 1.0 6 0 Plaz a
A. Plaza Description. Plazas are spaces available
for civic purposes and commercial activities
intended to add to the vibrancy of streets and
neighborhoods. Building frontages typically
def ne the edges of these spaces. The landscape
consists of primarily hardscape. If trees are
included, they are formally arranged and of
appropriate scale to the space.
Note: images are illustrative, not regulatory.
B. Design Standards
1. Area Minimum: 0.25 ac.Maximum: 0.5 ac.
2. Minimum Dimension (in
any direction)
60 ft.
3. Buildings Allowed Maximum: 5% of area
4. Lighting Allowed Combination of lighting along streets, within the plaza, and adjacent
building mounted lighting
5. Parking Standard None allowed of -street; on-street allowed
6. Minimum % Perimeter Along Street/Building
Building: 30%Street: 30%
7. Impervious + Semi-Pervious Surface (%)
Minimum: 40%; Maximum: 90%
City of Westerville Planning and Zoning Code | 1141-5 May 2018 | Screencheck Draft
Image: Plaza Image: Plaza
Figure 1141.060.1
114 1.0 6 0 Plaz a
A. Plaza Description. Plazas are spaces available
for civic purposes and commercial activities
intended to add to the vibrancy of streets and
neighborhoods. Building frontages typically
def ne the edges of these spaces. The landscape
consists of primarily hardscape. If trees are
included, they are formally arranged and of
appropriate scale to the space.
Note: images are illustrative, not regulatory.
B. Design Standards
1. Area Minimum: 0.25 ac.Maximum: 0.5 ac.
2. Minimum Dimension (in
any direction)
60 ft.
3. Buildings Allowed Maximum: 5% of area
4. Lighting Allowed Combination of lighting along streets, within the plaza, and adjacent
building mounted lighting
5. Parking Standard None allowed of -street; on-street allowed
6. Minimum % Perimeter Along Street/Building
Building: 30%Street: 30%
7. Impervious + Semi-Pervious Surface (%)
Minimum: 40%; Maximum: 90%
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
FBC Elements
Land Use
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
FBC Elements
Optional
Walkable Design Standards
Architectural Design Standards
Street Standards
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Connection Between Public and Private Space
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Connection Between Public and Private Space
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Connection Between Public and Private Space
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Connection Between Public and Private Space
Building Form Building Form
Frontages
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Form-Based Codes
in Practice3
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
728 FBCs have been developed as of June 2019
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
• FBCs do not regulate use
• FBCs are too complicated
• FBCs are untested
• FBCs are just guidelines
• FBCs are boilerplates
• FBCs dictate architecture and squash creativity
• FBCs are only for Greenfields
• FBCs leave out staff
• FBCs are up-zoning and result in high density development
Misconceptions
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Benefits
• FBCs are place-based
• FBCs are prescriptive
• FBCs codify standards based on desired built form
• FBCs are easy to use; highly illustrated
• FBCs provide predictable results
• FBCs are a tool for corridor revitalization and infill development
• FBCs establish the right scale of development
• FBCs provide economic benefits
• FBCs promote development that has health benefits
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Diverse Applications
• Downtown Master Plans
• Corridor Revitalization Plans
• Neighborhood Revitalization Plans
• Specific Plan Development Standards
• New Walkable Neighborhoods
• Historic Resource Preservation
Planning
• Transit Village Implementation
• Greyfield Redevelopment
• Greenfield Development
• University/Community Interface Plans
• Subdivision Ordinances
• General Plan Implementation
• Complete Development Code Updates
• Model Codes
• Regional Plan Implementation
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Built Results
Las Vegas, NV
District Form-Based Code
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Built Results
Columbia Pike, VA
• Fosters a main street for
adjacent neighborhoods
through a lively mix of uses
• Creates transit-, pedestrian-,
and bicycle-oriented
development
• Places greatest emphasis on
physical form
Columbia Pike corridor
Before
After
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Built Results
Mesa, AZ
• Embraces transformative
potential of new light rail
stations
• Encourages and guides infill
development of property
along the existing and future
light rail line
• Has resulted in high
investment along the corridor
Valley Metro Rail
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Built Results
Petaluma, CA
• Mixed-use development
pattern
• Focuses on the power of
streets to provide a sense
of place
• One of California’s oldest
form-based codes (adopted
2003), which has halted
sprawl, increased tourism,
and encouraged economic
development Fisher & Hall Urban Design
Opticos Design, Inc.
After
Before
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Built Results
Palm Desert, CA
• Promote walkability amidst a mix
of housing types
• Encourage active, amenity-rich
neighborhoods that attract young
professionals and families while
serving older residents
• Focus on safe, connected
“neighborhood centers” around
which a strong sense of place
can grow
Neighborhood center & Main Square
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
…need to look at their existing land use plans… zoning
process doesn’t do a good job of setting the community’s
expectations... the most effective thing a local jurisdiction
can do is to change to a form-based code…
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Conclusion4
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Opportunities for La Quinta
• Implement the vision for a vibrant, walkable,
mixed-use corridor
• Provide predictable standards for corridor
revitalization and infill development
• Establish a consistent, user-friendly framework for
transition over the long-term
Reshaping the Highway 111 Corridor
City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Questions & Comments
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City of La Quinta Form-Based Code Education Meeting | November 10, 2020
Next Steps
Next Step Target Date
Phase 1- Demonstration Form Based Code
Winter 2020 –
Spring 2021
City Council & Planning Commission Joint Study Session Spring 2021
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