2021 12 07 Council & PC Special Joint Mtg (Hwy 111 Corridor)SPECIAL JOINT MEETING 1 DECEMBER 7, 2021
LA QUINTA CITY COUNCIL & PLANNING COMMISSION
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, LA QUINTA
PLANNING COMMISSION 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, December 7, 2021, commencing at 6:30 p.m. (or soon
thereafter) at La Quinta City Hall located at 78495 Calle Tampico, La Quinta,
CA 92253 for the following purpose:
STUDY SESSION
1. HIGHWAY 111 CORRIDOR PROJECT NO. 2019-05 UPDATE
Dated: December 3, 2021 /s/Linda Evans
LINDA EVANS, Mayor
Attest:
MONIKA RADEVA, City Clerk
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 December 7, 2021 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 December 3, 2021.
MONIKA RADEVA, City Clerk
City of La Quinta
CITY COUNCIL AND PLANNING COMMISSION Page 1 of 4 DECEMBER 7, 2021
SPECIAL JOINT MEETING AGENDA
AGENDA
SPECIAL JOINT MEETING
OF THE LA QUINTA CITY COUNCIL
AND PLANNING COMMISSION
CITY HALL COUNCIL CHAMBERS
78495 Calle Tampico, La Quinta
TUESDAY, DECEMBER 7, 2021
AT 6:30 P.M. (or soon thereafter)
******************************
SPECIAL NOTICE
Teleconferencing and Telephonic Accessibility In Effect
Pursuant to Executive Orders N-60-20 and N-08-21 executed by the Governor of
California, and subsequently Assembly Bill 361 (AB 361, 2021), enacted 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 public, the City Council, the Planning Commission, the City Manager, City
Attorney, City Staff, and City Consultants may participate in this Special Joint
Meeting by teleconference.
Members of the public wanting to listen to the special joint 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, either for a specific agenda item or matters not on the agenda are
requested to follow the instructions listed below:
Written public comments – can be provided in-person during the meeting or
emailed to the City Clerk’s Office at CityClerkMail@LaQuintaCA.gov preferably by
2:00 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
City Council agendas and staff reports
are available on the City’s
web page: www.LaQuintaCA.gov
CITY COUNCIL AND PLANNING COMMISSION Page 2 of 4 DECEMBER 7, 2021
SPECIAL JOINT MEETING AGENDA
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.
If emailed, the email “subject line” must clearly state “Written Comments” and
list the following:
1) Full Name 4) Public Comment or Agenda Item Number
2) City of Residence 5) Subject
3) Phone Number 6) Written Comments
*** TELECONFERENCE PROCEDURES ***
Verbal public comments via Teleconference – members of the public may
attend and participate in the meeting by teleconference via Zoom and use
the “raise your hand” feature when public comments are prompted by the Mayor;
the City will facilitate the ability for a member of the public to be audible to the City
Council, Planning Commission, and general public and allow him/her/they to speak
on the item(s) requested. Please note – members of the public must unmute
themselves when prompted upon being recognized by the Mayor, in order
to become audible to the City Council, the Planning Commission, and the
public.
Only one person at a time may speak by teleconference and only after being
recognized by the Mayor.
ZOOM LINK: https://us06web.zoom.us/j/81325311999
Meeting ID: 813 2531 1999
Or join by phone: (253) 215 – 8782
It would be appreciated that any email communications for public comments related
to the items on the agenda, or for general public comment, are provided to the City
Clerk’s Office at the email address listed above prior to the commencement of the
meeting. If that is not possible, and to accommodate public comments on items
that may be added to the agenda after its initial posting or items that are on the
agenda, every effort will be made to attempt to review emails received by the City
Clerk’s Office during the course of the meeting. The Mayor will endeavor to take a
brief pause before action is taken on any agenda item to allow the City Clerk to
review emails and share any public comments received during the meeting. All
emails received by the City Clerk, at the email address above, until the adjournment
of the meeting, will be included within the public record relating to the meeting.
******************************
CITY COUNCIL AND PLANNING COMMISSION Page 3 of 4 DECEMBER 7, 2021
SPECIAL JOINT MEETING AGENDA
CALL TO ORDER – CITY COUNCIL
ROLL CALL: Councilmembers: Fitzpatrick, Peña, Radi, Sanchez, Mayor Evans
CALL TO ORDER – PLANNING COMMISSION
ROLL CALL: Commissioners: Caldwell, Currie, Hassett, McCune, Proctor,
Tyerman, and Chairperson Nieto
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 providing written public comments either in-
person or via email as indicated above; or provide verbal public comments either in-
person or via teleconference by joining the meeting virtually at
https://us06web.zoom.us/j/81325311999 and use the “raise your hand” feature
when prompted by the Mayor. Members of the public attending the meeting in-person are
requested to complete a “Request to Speak” form and submit it to the City Clerk. Please
limit your comments to three (3) minutes (or approximately 350 words). The City Council
and Planning Commission values 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 the Brown Act [Government Code § 54954.2(b)].
CONFIRMATION OF AGENDA
STUDY SESSION
PAGE
1. HIGHWAY 111 CORRIDOR PROJECT NO. 2019-05 UPDATE 5
COUNCIL AND PLANNING COMMISSION MEMBERS’ ITEMS
ADJOURNMENT
*********************************
The next regular meeting of the City Council will be held on December 21, 2021,
at 4:00 p.m. at the City Hall Council Chambers, 78495 Calle Tampico, La Quinta,
CA 92253.
CITY COUNCIL AND PLANNING COMMISSION Page 4 of 4 DECEMBER 7, 2021
SPECIAL JOINT MEETING AGENDA
DECLARATION OF POSTING
I, Monika Radeva, City Clerk, of the City of La Quinta, do hereby declare that the
Agenda for the foregoing Special Joint Meeting 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 December 3, 2021.
DATED: December 3, 2021
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 SPECIAL JOINT MEETING:
December 7, 2021
STAFF REPORT
AGENDA TITLE: HIGHWAY 111 CORRIDOR PROJECT NO. 2019-05 UPDATE
RECOMMENDATION
Discuss progress of the Highway 111 Corridor planning implementation
efforts.
EXECUTIVE SUMMARY
The Highway 111 Corridor Project seeks to address connectivity,
pedestrian- and bicycle-friendliness, transit, green infrastructure,
economic development, and the retrofitting of the existing suburban
fabric.
In September 2020, Council approved a contract with GHD, Inc. and Lisa
Wise Consulting (LWC) to continue planning efforts to implement the
Highway 111 Corridor Plan (Corridor Plan) including exploring form-based
code zoning and roadway design.
In November 2020 and May 2021 joint study sessions were held with the
Council and Planning Commission (Commission) regarding zoning of the
Corridor.
The current contract for planning and engineering services consists of four
phases. Feedback from today’s meeting will be incorporated into the
design concept plans (Phase 2) and revised scope for Phase 4. If it is so
directed, the contract amendment will be presented to Council at the
December 21, 2021, meeting.
FISCAL IMPACT
The Capital Improvement Projects (CIP) program allocated $1,000,000 in
fiscal year (FY) 2019/20, $250,000 in FY 2020/21, and $1,000,000 in FY
2021/22 for a total current budget of $2,250,000 for projects to be
implemented along Highway 111.
STUDY SESSION ITEM NO. 1
5
Financial Accounting for Project 2019-05:
Original Contract Amount $ 885,228
Amendments 1-3 $ 16,032
Final Contract Amount $ 901,260
Amendment 4 (proposed draft revised Phase 4 scope) $ 647,393
Total Proposed Contract Amount $1,548,653
As of July 31, 2021, $286,447.84 has been expended.
BACKGROUND/ANALYSIS
The Corridor Plan was developed in 2019 to address connectivity, pedestrian-
and bicycle-friendliness, transit, green infrastructure, economic development,
and the retrofitting of the existing suburban fabric. Recommendations for
implementation of the Corridor Plan detail a strategy for improvements,
recognizing the dual functions of moving vehicles and creating a safe, walkable
environment and opportunities for future development that will lead to
increases in economic competitiveness, neighborhood livability, and
sustainability in La Quinta.
The current contract for planning and engineering services consists of four
phases:
Phase 1: Form-Based Code (FBC) Assessment and Sample Code
(COMPLETED)
Phase 2: Corridor Design Concept includes roadway design concepts for
the Corridor and considering right-of-way availability, utility conflicts,
roadway level of service, multimodal connectivity and performance
measures, and business access. (UNDERWAY)
Phase 3 – Optional: Active Transportation Program (ATP) Grant
Application and Engineered Plans, Specifications, and Estimates (PS&E)
(NOT YET INITIATED)
Prepare ATP grant application and PS&E for the demonstration
project area identified in Phase 1.
Phase 4 - Optional: Highway 111 Corridor Form-Based Code (NOT YET
INITIATED)
Conduct deeper review into the Specific Plans along the Corridor,
which may include maintaining applicable existing standards or
removing standards that are no longer effective.
6
Determine the possibility of repealing some or all of the Specific
Plans and/or consolidation utilizing FBC or combination.
Prepare FBC for the Corridor.
Phase 2 Task Update
Phase 2 Corridor design concepts for the roadway have been completed
(Attachment 1). Design concepts include reduction of lane widths (from 11-
15 ft to 10-12 ft), while keeping the current number of lanes, addition of
buffered bike and Neighborhood Electric Vehicle/Golf Cart (NEV) lanes and
designing the Cultural Trail along the north side of Highway 111 as a multi-
modal two-way path accommodating bikes, pedestrians and NEV’s with
connections to the CV Link at strategic areas in the Corridor.
Phase 4 Task Update
In accordance with the comments and direction provided at the May 2021 joint
study session, staff began working with GHD and LWC on revising the scope
of work for the optional Phase 4 task. Staff and the consultants considered
several different approaches and determined that creating an overall Specific
Plan (SP) for the entire Corridor would best implement the Highway 111
Vision. This approach affords a wholistic plan to create a more cohesive
Corridor as is advised in the Corridor Plan and is consistent with other cities
in the Valley, including Indio, Rancho Mirage, and Palm Desert.
The revised Phase 4 scope (Attachment 2) would consist of reviewing the
eleven (11) individual specific plans along the Corridor, repealing them, and
maintaining applicable existing standards and removing standards that are no
longer effective or are not in line with the Highway 111 Vision. An overall SP
would be drafted that incorporates these standards and creates a zoning code
for the area that includes FBC concepts. The SP code would also incorporate
the existing Mixed Use and Affordable Housing Overlays to reduce layers of
legislation and incorporate housing in the Corridor area to help meet the City’s
housing goals. The SP would provide flexibility, adapt to the changing
commercial environment, and help streamline development along the
Corridor.
An additional item that was not initially considered in the scope is a build-out
plan, similar to the Village Build-Out Plan, to be included in the SP. This would
include an environmental analysis consistent with the California Environmental
Quality Act (CEQA) of the build-out of the area, thus accounting for
environmental review for future developments.
7
This entire SP effort would entail outreach with the shopping center owners
and property owners along the Corridor to carefully consider any potential
zoning conflicts and identify opportunities for development that is consistent
with the Corridor Vision. This outreach is included in the revised scope.
Next Steps
Staff will take the feedback from today’s meeting and incorporate into the
design concept plans (Phase 2) and Phase 4 scope and revise accordingly. If
so directed, the contract amendment for Phase 4 services will be presented to
Council at the December 21, 2021, meeting.
Prepared by: Cheri Flores, Planning Manager
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Corridor Design Concept Maps
2. Draft Phase 4 Scope
8
ATTACHMENT 1
9
1010
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 1
Task 4. La Quinta Highway 111 Specific Plan
Task 4.1. – Phase 4 Kickoff & Background Data Collection
Task 4.1.1 – Specific Plan and Code Scoping Meeting & Site Tour
Responsible Parties:
Lead GHD
Support LWC, City
GHD, the lead consultant, and LWC (Consultant Team) will prepare for and attend one virtual Scoping
Meeting with City staff to discuss Phase 4 project objectives, scope of work, schedule, budget, general
project coordination, and areas of concern. The Consultant Team considers the Phase 4 Scoping Meeting
as a vital part of the project in which the City’s priority goals for Phase 4 will be confirmed.
As part of this meeting, GHD will also conduct an in-person or, if necessary due to the ongoing global
COVID-19 pandemic, a virtual tour of the Plan area with City staff to collect preliminary data and
document important parcels, buildings, and infrastructure to better understand the Plan Area. LWC may
attend in-person, subject to an additional fee on a time and materials basis.
Task 4.1.2 – Specific Plan Background Data Collection & Assessment
Responsible Parties:
Lead GHD
Support City
GHD will complete a focused assessment of additional relevant documents (not studied in Phase I) and
background data in order to gain a complete understanding of existing land use policy and configuration,
infrastructure, transit, circulation and parking, and demographic conditions relevant to completing the
Specific Plan. The documents to be reviewed will be provided by the City. A list of data needs will be
refined in preparation for this task; the following is a baseline list:
Digital documentation for the entire Specific Plan study area required by the project team to proceed (if
not already provided):
- Highway 111 Corridor Plan (2019)
- Highway 111 Design Guidelines (2011)
- Recent development applications
- Adopted General Plan and zoning maps and ordinances
- Any other relevant planning or policy documents
- Street centerlines
- Street right of way (may be provided by parcel map)
- Parcels (zoning required; improvement square footage,
- Utility mains (stormwater, potable water, reclaimed water, sewer, electrical, broadband, natural
gas (if present), petroleum/fuel (if present).
- Hazard boundaries and protected areas (chemical plumes, well sites, ecological impact areas,
FEMA, known historical assets).
- Design drawings (PDF or JPEG) for future public realm improvements, including CV link.
ATTACHMENT 2
11
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 2
Task 4.1.3 – Stakeholder Engagement Plan
Responsible Parties:
Lead GHD
Support City
In an effort to maintain consistent and substantive dialogue with City staff and the stakeholder
community, GHD will prepare a Stakeholder Engagement Plan (SEP) which will outline the overall
approach to engagement and establish a preliminary schedule of meetings. Because of the extensive
outreach performed as part of the development of the Highway 111 Corridor Vision Plan, the Consultant
Team expects the following engagement opportunities, as outlined in the Tasks below:
• Meetings with Property Owners and Developers (See Task 4.3.2)
• Public Study Sessions with Planning Commission and City Council (See Tasks 4.3.4 and 4.6.2)
• Hearings with Planning Commission and City Council (See Task 4.8)
GHD has included budget to attend meetings in person. However, due to the ongoing global COVID-19
pandemic, GHD is also available to attend all staff meetings, public meetings, and hearings virtually. LWC
is proposed to attend all meetings virtually, but may be available for in person meetings with subject to
mutual agreement, on a time and materials basis.
Task 4.1 Products/Deliverables (electronic unless otherwise noted)
Summary of Meetings
Stakeholder Engagement Plan
Task 4.2. – Specific Plan Existing Conditions Analyses
Task 4.2.1 – General Plan, Corridor Plan, and Specific Plan Vision and Policy
Assessment (See Task 4.2.2 for Regulatory Assessment)
Responsible Parties:
Lead GHD
Support City
GHD will analyze and assess the Highway 111 Corridor Plan, Specific Plans, and General Plan to delineate
a cohesive vision for the new Specific Plan. GHD will perform a detailed assessment of the General Plan,
Specific Plans, and Corridor Plan for direction, vision, goals, policies, and programs relevant to the
Specific Plan Area and summarize the results of the analysis in a PowerPoint presentation (see Task
4.2.3). The intent of this review is to identify relevant policies and objectives for the Specific Plan and
identify areas where additional direction or visioning is needed to complete the Highway 111 Specific
Plan. GHD will review all applicable existing Specific Plans to determine which policies are relevant and
should remain or be updated in the new Specific Plan. GHD will review with City staff and provide one
round of edits in order to finalize.
Land Use
GHD will review the General Plan’s Land Use and Development Strategy to assess the degree to
which the Specific Plan should build off of the goals, land use intensities, land uses, and sub-
12
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 3
areas identified in the General Plan and the Highway 111 Corridor Plan.
Transportation
GHD will review the City’s General Plan Circulation Element to identify policies, goals, or
objectives that may guide the Specific Plan process or that could benefit from modification in
the Specific Plan area.
Urban Design
GHD will summarize key goals and policies of the General Plan related to land use,
transportation and multi-modal accessibility, streetscape, and urban design that provide
direction for the desired land use patterns, mix of uses, development intensities, connectivity,
and physical appearance of the Specific Plan Area.
Task 4.2.2 –Zoning and Specific Plan Regulatory Assessment
Responsible Parties: LWC
LWC will review the zoning and development standards as outlined in exiting specific plans that cover
the new Specific Plan boundary (and were not already analyzed in Phase 1) and summarize the findings
and results of the review in a PowerPoint presentation (see Task 2.3) The intent is to understand the
multiple layers of development standards and zoning regulations included within the specific plans and
zoning overlays in order to eliminate inconsistencies and develop a strategy to replace them (if possible)
with uniform standards consistent with the land use vision of the Specific Plan. Any effective, and still
relevant, provisions from the existing specific plans will be incorporated into new zoning regulations..
LWC will review with City staff and provide one round of edits in order to finalize.
Task 4.2.3 –Existing Corridor Conditions Synthesis
Responsible Parties: GHD and LWC(see below)
The Consultant Team will perform an existing conditions synthesis of the Plan Area to inform the initial
recommendations for the Specific Plan and Code. The results of the existing conditions assessment will
be summarized in a deliverable format of the City’s choosing (PDF of PowerPoint or Word Document). In
addition to the findings from Task 4.2.1 and 4.2.2, the assessment will include the following
components:
Market Demand
Responsible Party: LWC
Building off the General Plan, any existing economic studies and strategic plans, such as the ULI
study, LWC will conduct a market analysis of current and future demand for retail,
entertainment, office, and residential space. The findings from this analysis will inform the
optimal mix of uses in creating a vibrant and sustainable retail and entertainment center, and
provide the basis for allowed uses, new zones, and development standard recommendations in
the Specific Plan. The market analysis will focus on market metrics (demographics, income
levels, configuration and placement of businesses, types and number of existing businesses,
leakages, regional competition, etc.) and evaluate existing opportunities and constraints to
future revitalization efforts.
13
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 4
Circulation Network
Responsible Party: GHD
GHD will summarize the existing conditions circulation assessment from the Corridor Design
Concept (Phase 2) focusing on current safety and mobility conditions along the Highway 111
Corridor. GHD will expand on the work prepared in Phase 2 to include origin-destination analysis
of local and regional traffic flows, by mode, informing our understanding of corridor visitorship
in the market demand analysis. GHD will also include assessment of the internal circulation
within private commercial parcels.
Community Form and Character Analysis
Responsible Party: GHD
GHD will conduct a community form and character analysis of the Plan Area’s built environment.
This analysis will include mapping of existing land uses and documentation of
streetscape/frontage conditions and public amenities in a few key areas to frame the existing
physical framework and design opportunities/constraints, including identification of opportunity
sites for further analysis.
Environmental Conditions and Constraints
Responsible Party: GHD
GHD will conduct a screening-level review of existing environmental conditions and potential
constraints associated with implementation of the proposed Specific Plan. The review will
consider environmental disciplines presented in Appendix G of the CEQA Guidelines,
relationship to the current General Plan and other specific plans in the vicinity of the Highway
111 corridor, and use of the CEQA document (as proposed in Task 5, below) in implementing
future development.
Infrastructure
Responsible Party: GHD
GHD will provide a high-level review of critical utilities currently serving the project area to
support identification of infrastructure improvements required to support the proposed
development. The review will address potable water service, wastewater collection,
stormwater/ flood control, and recycled water service availability; electricity and natural gas;
and available telecommunications providers. GHD will utilize existing master plans, including the
current Urban Water Management Plan for the Coachella Valley, utility layouts available
through mapping requests and otherwise publicly available, and telecommunications
(telephone, internet) service provider information. Following this review, GHD will summarize
information pertinent to the project area and identify potential constraints on the proposed
development. The analysis will not include any system or utility modeling for the project area,
though such modeling may be recommended as a next step.
Existing Conditions Base Documents and Yield Table
Responsible Party: GHD
GHD will assemble digital data provided by the City to establish an existing conditions CAD file,
including face-of-curb, back of curb, building footprints, and parcel boundaries. A base CAD file
is for illustrative and conceptual design purposes only and will be accurate enough only to depict
the layout of concepts for future private development and public works.
GHD will use this task to prepare a Sketchup 3D model (buildings and sites) and Remix web tool
14
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 5
(roads) for the project study area for later use in 1). Quantifying proposed multi-story
development yields, and 2). illustrative visualization and aerial diagrams.
GHD will use this task to prepare a diagram map base for purposes of diagramming and
illustrative plan drawings in Adobe software.
GHD will also use this task to format a development summary spreadsheet/table to be used in
quantifying anticipated development yield (GFA and DU).
Task 4.2 Products/Deliverables (electronic unless otherwise noted)
Specific Plan Existing Conditions Analysis PowerPoint
Base Mapping and Model, Base CAD, and Base Development Table
Task 4.3. – Preferred Plan and Policy Framework
Task 4.3.1 – Prepare for and Attend Working Session with Staff
Responsible Parties:
Lead GHD, City
Support LWC
The Consultant Team will participate in a working session with City staff to prepare for meetings with
property owners and developers (Task 4.3.2).
Task 4.3.2 – Meetings with Property Owners and Developers
Responsible Parties:
Lead GHD, City
Support LWC
The Consultant Team will conduct a series of virtual meetings (up to 10 sessions) with property owners
and developers to: 1) initiate and strengthen the relationship with the owners, 2) provide an overview of
the project, 3) present relevant background and market data, 4) revisit and explore the Corridor Plan
vision, and 5) engage owners and developers in a dialogue about their concerns, priorities,
opportunities, and vision for the specific area and the Corridor as a whole. The GHD will summarize the
findings from the sessions, including key issues, concerns, opportunities, and recommendations.
Task 4.3.3 – Preferred Plan and Policy Framework
Responsible Parties:
Lead GHD
Support LWC
Extensive work has been performed to-date by the City toward the core content of a comprehensive
specific; moreover, clear thought has been generated through a co-creative process involving
community workshops with significant attendance. The product of that process is a visioning document
that includes aspects of the physical planning framework for a specific plan. Underpinning that work is
also a complete array of vision, goals, policies, and initiatives.
This content will be the basis of a Specific Plan GHD generates for the study area. Almost every aspect
15
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 6
of a specific plan has some content prepared for review. The policies are most complete but need an
extensive check to ensure they meet the needs of specific plans being brought under this new
encompassing plan. In order to prepare this content to stand as a specific plan that incorporates and
supplants other specific plans, to differing degrees, all work to-date needs to be:
1.) Evaluated to ensure it comports with current market conditions and stakeholder expectations
2.) Completed to ensure there are no gaps in the visual communication or policy measures
3.) Upgraded to ensure additional standard-of-care, and state-of-the-art elements are included
4.) Enriched as an integrated model to support detail about housing, development type, and yield
5.) Polished to ensure the visual communication quality reflects an economically competitive City
The following are aspects of the plan which need only minimal review for integration in the new plan:
- Visioning goals, policies, and programs (GHD)
- Outreach summary text, photos and graphs (GHD)
- Strategies and priorities supporting physical framework diagrams (GHD)
- Development block pattern (GHD, to be revised per recent Hwy 111 transportation concepts)
- Roadway network (GHD, to be revised per recent Hwy 111 transportation concepts)
The following are aspects of the plan which need significant review and further workup in the new plan:
Development Framework (Physical)
Responsible Party: GHD
An overall physical development layout with inferred building types was prepared in the Corridor Vision
document; however, those buildings need to be reconsidered for dwelling unit type/size, intensity,
traunching/ground lease size, footprint size, and market range (type variety) according to the results of
new market research (See Task 4.2.3).
Key to this workup of Development Framework is greater detail and resolution in a 3D model to
accurately measure and depict a development scenario. This will be used to express unit type variety,
and support detailed GFA yield tables (gross-floor-area and D/U spreadsheets) that are meaningful to
CEQA review, entitlements, re-parcelization, policy overlay and housing requirements, and more
engaging community marketing visuals (perspective views). Development Capacity targets will be
measured for sites, and compared with market absorption of asset classes (GFA market demand by land
use) – a comparison crucial to prospective developers.
Some adjustment to block and building size may be warranted after the Vision development work is first
traced (or downloaded) and reviewed. The GHD planning team believes some greater hierarchy and
variety in block structure may support the economic tendencies of development phasing. This also will
support a sense of place so crucial where suburban retail sites see infill growth.
Parking Strategy (Part of Mobility Framework)
Responsible Party: GHD
The visioning work prior to this project sets a clear direction for parking strategy in a more sustainable
future for La Quinta. A data rich parking strategy, and especially for shared parking, and public vs.
private operation, needs to be generated and tabled with greater detail in support of a finalized housing
16
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 7
and DU outlay. The use of shared parking ULI non-capture ratios will help key stakeholders understand
the mutual benefit of mixed-use use sites. A smart, walkable, parking strategy is important to success in
locking in an IS/MND determination.
Land Use Map
Responsible Party: GHD
The designated land use map needs to be drawn according to the influence of surrounding specific plans
and the confirmed vision and development scenario as developed for this Specific Plan. There may be
housing overlays, density overlays, open space preserves, and finer decisions from those plans that fall
into the overarching picture painted by the Visioning process four years ago.
Open Space Framework (Physical and Some Policy)
Responsible Party: GHD
The Visioning work prepared hand-in-hand with the community does a good job of describing a solid-
void configuration that genuflects both to new thoroughfares and to the CV link corridor. Ensuring that
market driven parking impact, building type, level of investment, and density behavior from developers
maintains a quality public realm means more clearly defining those spaces, preserving internal block
courtyards and commons, more open space hierarchy (key spaces hosting events, versus smaller
distributed areas), and ensuring there is a landscape architecture layer to that framework – including
street tree locations, surface turf/hardscape proposals, and landscapes that do work in terms of urban
cooling/shading, monsoonal runoff capture, flexible use, and community and cultural legibility.
Mobility Framework (Physical and Some Policy)
Responsible Party: GHD
The mobility framework is nearly complete in terms of roadways, right-of-way proposal, and of course
the Hwy 111 roadway corridor itself. One to three diagrams expanding on locations for active-mobility
resources, pedestrian access and service points, event impacts, and key wayfinding decision nodes
should be prepared.
Utility Framework (Physical)
Responsible Party: GHD
The utility needs of proposed buildings needs to be evaluated for impact to existing mains and is
necessary for a successful IS/MND outcome. The utility framework will further detail sizing and
capacities data that may be essential in grant applications. This is also an opportunity to raise the profile
of the specific plan as resiliency preparation – a plan quality that tends to garner APA award recognition
that benefits implementation efforts.
Additionally, the Preferred Plan and Policy Framework deliverables will accompany a draft table of
contents for the Specific Plan, and a zoning table which includes preliminary boundaries, standards, and
allowed uses.
Form-Based Code Approach and Framework
Responsible Party: LWC
17
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 8
Based on the work completed above, LWC will prepare an approach to incorporating existing specific
plan regulations into the Code for the Specific Plan (as appropriate) and a Code framework table,
outlining the recommended intent of new zones, and a general overview of allowed building, frontage,
and civic space types for each zone. This work will document where existing regulations will be
superseded by the new Code in order to implement the land use vision for land use, density, intensity,
and building form. The framework will also include a draft regulating plan, to implement the land use
map (see task above). The framework will be the guiding document in preparation of the draft Code
(Task 4.4)
Task 4.3.4 – Study Session
Responsible Parties:
Lead GHD, City
Support LWC,
The Consultant Team will participate in one virtual study session with the Planning Commission and City
Council to provide an update on the project, summarize background information, and present the
Preferred Plan and Policy Framework. The objective of the meeting is to gather any additional input to
include in the draft Specific Plan and Code.
Task 4.3 Products/Deliverables (electronic unless otherwise noted)
Developer Meeting Preparation and Attendance
Preferred Plan and Policy Framework
Prepare for and attend one Study Session
Task 4.4 – Administrative Draft Specific Plan and Code
Task 4.4.1 – Prepare Administrative Draft Specific Plan
Responsible Parties: GHD
GHD Team will prepare an Administrative Draft Specific Plan for City staff review and comment.
The Administrative Draft Specific Plan will cover the following components:
• Introduction
• Land Use
• Community Form and Character
• Mobility and TDM
• Infrastructure
• Implementation Goals, Policies, and Programs (Wayfinding, branding, and other similar initiatives
will be included as programs in the Specific Plan)
GHD will develop the Specific Plan in a format as agreed upon with the City.
Task 4.4.2 – Prepare Administrative Draft Code
Responsible Parties: LWC
18
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 9
The Administrative Draft Code will include the following:
Zones
Development Standards
Land Uses
Building and Frontage and Civic Space Types
Standards for Large Sites
Signs (Assumes existing City standards conform to applicable legal standards)
Administration and Procedures (additional to Citywide standards, if needed, for the Specific Plan
Area)
LWC will utilize the template, layout, and format developed for the sample FBC (Task 1) for the Code.
Task 4.4.3 – Staff Review of Administrative Draft Specific Plan and Code
Responsible Parties:
Lead GHD LWC,,
Support City
The City is expected to review the Administrative Draft Specific Plan and Code and prepare one set of
consolidated, non-conflicting comments to the Consultant Team one week prior to a review conference
call. The Consultant Team will participate in 2 conference calls with staff to discuss the Administrative
Draft Specific Plan and Code.
Task 4.4 Products/Deliverables (electronic unless otherwise noted)
Administrative Draft Specific Plan and Code
Task 4.5 – Environmental Review / CEQA
Responsible Parties: GHD
CEQA Compliance
CEQA environmental documents will be prepared that address the entirety of the Highway 111 Specific
Plan. Given the length of the Corridor, the extent of street improvements, bicycle and pedestrian
facilities, other active recreation, and visual resources to include landscaping and public art, we assume
that an Initial Study/Mitigated Negative Declaration (IS/MND) will be the appropriate form of
documentation for this effort. The IS/MND process will consist of the following tasks:
• Project Initiation (Kick-Off Meeting, information needs request)
• Project Description (including a summary of the project location, project characteristics,
construction methods, operational characteristics, minimization measures, and graphics)
• Admin Draft IS/MND (addressing applicable topics from CEQA Appendix G, Environmental Checklist
Form):
• Aesthetics
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology/Soils
• Greenhouse Gas Emissions
19
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 10
• Hazards and Hazardous Materials
• Hydrology/Water Quality
• Land Use/Planning
• Noise
• Population/Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities/Service Systems
• Wildfire
• Mandatory Findings of Significance
• Draft IS/MND (for public review)
• Public Review and Notice of Intent
• Final IS/MND (including responses to comments, and Mitigation and Monitoring Plan)
• Public Hearing and Notice of Determination
With this approach, as development occurs along the Corridor, environmental review can tier from the
IS/MND (for example, as a Categorical Exemption) or be addressed through a Subsequent IS/MND as
discussed in Section 15162 of the CEQA Guidelines. This will enable future projects requiring CEQA
review to make maximum use of the environmental analyses conducted under the present scope of
work, thereby reducing the extent and cost of future analyses.
In the event that another form of CEQA document (such as an EIR) is determined necessary for the
current project based upon the potential significance of environmental impacts, we will submit a revised
scope of work and cost estimate to the City for that additional effort. We assume that no resource
agency permit applications will be needed for this project.
Brief technical memos will be prepared for the following environmental disciplines, based upon
database reviews used to confirm that no significant environmental concerns are presented by the
project:
• Biological database review (historic aerial photos and habitat; special-status species records;
wetland databases (both federal and state); soil survey data; CDFW California Natural Diversity
Database (CNDDB/Bios); USFWS Information for Planning and Consultation (IPaC); USFWS Online
Critical Habitat Mapper).
• Cultural resources record search, background information review.
• Hazardous materials database report (e.g., EDR) to identify any areas of known contamination near
the Demonstration Project.
The traffic discussion in the IS/MND will be partially based upon data and conclusions reached as part of
Task 2.2, namely the pre- and post-project VMT estimate, per the requirements of SB 743. However, the
VMT estimate will require modeling of the proposed Specific Plan land uses to ensure that full buildout
of the corridor, with the proposed changes, is considered from both a land use efficiency basis and
traffic volume forecasting basis. GHD will establish a baseline VMT value and assume recommended
thresholds per the Governor’s Office of Planning and Research (OPR) Technical Advisory on Evaluating
Transportation Impacts in CEQA (December 2018) and the City’s adopted VMT policy (2021).
20
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 11
NEPA Compliance
GHD understands that no federal funding is anticipated for the proposed Specific Plan document, and
that no environmental documentation will be required under the National Environmental Policy Act
(NEPA). In the event that such conditions change, we will prepare a scope and cost estimate proposal to
the City identifying the necessary compliance activities anticipated under NEPA. These would likely
include Caltrans involvement as NEPA lead agency, with the environmental review process following the
Caltrans Local Assistance Procedures and the Standard Environmental Reference (SER).
Task 4.5 Assumptions
CEQA Deliverables (e.g., Admin Draft, Draft, and Final IS/MND) will be revised in response to one
round of City review. Revisions are assumed to be principally qualitative in nature, and will not
require additional quantitative analysis or modeling.
All deliverables will be provided electronically to the City. The City will be responsible for costs
associated with reproduction and distribution/mailing of deliverables.
Public Notices identified above (e.g., Notice of Intent, Notice of Completion and Notice of
Determination) will be prepared by GHD.
Public noticing of the Draft IS/MND will include publishing in one newspaper of general circulation in
the project vicinity, filing on the Notice of Intent with the County Clerk, and filing of a Notice of
Completion with the State Clearinghouse to solicit written comments. CEQA does not require a
public meeting to accept comments for IS/MND-level documents; however, we understand that the
City may prefer to hold such a meeting and so attendance at one meeting is included in our scope of
work.
Costs associated with the newspaper ad, and any agency filing fees, will be paid by the City.
Task 4.5 Products/Deliverables (electronic unless otherwise noted)
Admin Draft, Draft, and Final IS/MND
Public Notices
Task 4.6 – Public Review Draft Specific Plan and Code
Task 4.6.1 – Prepare Public Review Draft Specific Plan and Code
Responsible Parties: GHD and LWC
The Consultant Team will prepare a Public Review Draft Specific Plan and Code based on input from
staff. The Public Review Draft will be in formats (PDF) that can be posted by the City to the City’s
website.
Task 4.6.2 – Study Session on Public Review Draft Specific Plan and Code
Responsible Parties:
Lead GHD
Support City
GHD will conduct 4 in-person or virtual study sessions with the Planning Commission and City Council to
present the Public Review Draft, clarify questions, and address comments regarding its content. The
meetings will cover a variety of topics including:
21
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 12
• Land Use and Urban Design
• Transportation and Infrastructure
• Implementation Plan
GHD will summarize comments gathered in these study sessions, with recommended edits to be tracked
in a table format. After the study sessions, the table will be shared with the City to ensure
comprehension of and agreement on City comments.
Task 4.6 Products/Deliverables (electronic unless otherwise noted)
Public Review Draft Specific Plan and Code
Meeting materials and summary
Task 4.7 – Public Hearing Draft Specific Plan and Code
Task 4.7.1 – Staff Meeting
Responsible Parties:
Lead GHD and LWC,
Support City
The Consultant Team will meet with the City staff discuss comments received during public review and
confirm direction for preparation of the Public Hearing Draft Specific Plan and Code.
Task 4.7.2 – Prepare Public Hearing Draft Specific Plan and Code
Responsible Parties: GHD and LWC,
The Consultant Team will modify the Public Review Draft according to recommendations received from
City staff and the community (Task 4.6.2) and prepare the Public Hearing Draft Specific Plan (GHD) and
Code (LWC). GHD and LWC will make document changes and track resolution to each comment in the
tracking sheet (not in the document). Once all comments are addressed, no further changes will be
made until after public input through the Adoption Hearings is gathered. The Public Hearing Draft will be
posted by the City to the City’s website.
Task 4.7 Products/Deliverables (electronic unless otherwise noted)
Public Hearing Draft Specific Plan and Code
Task 4.8 – Adoption Hearings
Several significant regulatory actions may be needed to facilitate adoption of the Specific Plan. These
may include:
Zoning Ordinance Amendment (replace with Hwy 111 SP Code)
General Plan Amendment (possibly change General Plan designations)
22
Highway 111 Specific Plan Scope of Work 10-10-21_LWC markup 2.docx Page 13
Specific Plan Amendment (Repeal existing Specific Plans)
New Specific Plan Adoption
Task 4.8.1 – Planning Commission Hearing
Responsible Parties:
Lead GHD and City
Support LWC,
The Consultant Team will prepare for and participate in one virtual Planning Commission hearing. The
Consultant Team will prepare a PowerPoint presentation. The Team assumes the City will be responsible
for staff report and any noticing.
Task 4.8.2 – City Council Hearing
Responsible Parties:
Lead GHD and City
Support LWC,
The Consultant Team will prepare for and participate in one virtual City Council hearing. GHD will
prepare a PowerPoint presentation. The Team assumes the City will be responsible for staff report and
any noticing.
Task 4.8.3 – Prepare Final Specific Plan and Code
Responsible Parties
Lead GHD and City
Support LWC
The Consultant Team will make any final revisions based on recommendations from the Planning
Commission and City Council and prepare the Final Adopted Specific Plan and Code based on their input.
GHD will again summarize comments gathered in from the City project leadership, Planning
Commission, and City Council with recommended edits to be tracked in a table format. GHD and LWC
will commit document changes and track resolution to each comment. Once all comments are
addressed, and the Final Specific Plan and Code document is provided in PDF form, substantive changes
(more significant than grammar and image errors) may require an additional service and fee.
Task 4.8 Products/Deliverables (electronic unless otherwise noted)
Prepare for and attend 1 Planning Commission hearing and 1 City Council hearing
Final Specific Plan and Code
23
24
POWERPOINT
SPECIAL JOINT
CITY COUNCIL
& PLANNING
COMMISSION
MEETING
DECEMBER 7, 2021
12/08/2021
1
Special Joint City
City Council & Planning Commission Meeting
December 7, 2021
Special Joint City
City Council & Planning Commission Meeting
December 7, 2021
S1 – Discuss Highway 111 Planning
Implementation Efforts
36
37
12/08/2021
2
Introduction
The Highway 111 Vision seeks to
address connectivity, pedestrian- and
bicycle-friendliness, transit, green
infrastructure, economic development,
and retrofitting of the existing
suburban fabric.
38
39
12/08/2021
3
Planning Efforts
Contract adopted in Sept 2020 to further implement the Vision, consisting of four phases:
1. Form Based Zoning Code Assessment and Sample Code
Completed
2. Corridor Roadway Design Concept
In progress
3. Engineered Plans, Specs and Estimates
Not yet initiated
4. Highway 111 Form Based Zoning Code
Not yet initiated
Phase 2 Update
Purpose:
•Develop Engineered Design Concept to Fulfill 2019 Highway 111 Vision
•Expand Transportation Role of Corridor
–Regional Gateway to La Quinta
–Active Transportation Corridor
•Anticipate Economic Role of Corridor
–Establish Plan for Backbone Infrastructure
–Consider Changing Development Trends
2019 Vision Plan
40
41
12/08/2021
4
Phase 2 Update
Approach:
•Build on Highway 111 Vision Concepts
•Technical Analysis (Inform Design / CEQA)
•Consider Constructability (Survey, Utilities, ROW)
•Consider Implementation & Funding
–Phasing & Land Development
–Leverage Programmed Projects & Grant Eligibility
2019 Vision Plan
Phase 2
Analysis
•Big Data to Simulate
pre-Covid Conditions
•Mostly LOS D or
better, even during
peak hours
•Bike LTS is poor
•Crash Analysis by Segment
and intersection
•25% of City crashes are on
Hwy 111 (40% fatal)
•Data reinforces need to
lower speeds and protect
pedestrians
42
43
12/08/2021
5
Phase 2
Alternatives
-Option 1
Selected for
Hwy 111
- Road Diet on
Adams Street
- Intersection
Options
Phase 2
Plan View
•Connections to
CV Link
•Cultural Trail
•Internal Streets
•Adams Street
44
45
12/08/2021
6
DRAFT
DRAFT
CONCEPT UNDER
CONSIDERATION
DRAFT
Phase 4 Scope Revision
Highway 111 Specific Plan
•Builds on Sample FBC (Phase 1)
•Includes Key Steps to Ground Plan in
Market Realities
•Streamlines Regulatory Actions
•Enables CEQA Document to Include
Streets and Land Development
46
47
12/08/2021
7
Phase 4 Scope Revision
Original Scope (Form Based Code) Revised Scope (Specific Plan)
Objective Code Objective Code
Specific Plan Repeals Specific Plan Repeals & Replacement
Stakeholder Engagement & Site Tour
Market Demand Analysis
Buildout Land Use Map & Yield Table
3D Development Models & Site Work
CEQA Clearance (previously Phase 3)
Unified Plan for Streets and Land Use
Approach
Implementation of Vision Plan
•Phase 2 & 3 Refinement of Vision
for Streets with Engineered Plans
•Phase 1 & 4 Refinement of Vision
with Realistic Development Plan
48
49
12/08/2021
8
Approach
1. Repeal Individual Specific Plans
•Assess Specific Plans and integrate
effective standards
•Remove standards that are no longer
effective
Approach
2. Develop La Quinta “Highway 111 Code”
•Introduce Form-Based Code Elements
•Ensures market-ready development block
pattern with desired street network and
frontages
•Incentivize public realm creation and amenities
50
51
12/08/2021
9
Scope Refinements
1. Realistic Development Scenario
•Prepare Market Demand Analysis
•Property Owner & Developer Input
•Identify Catalyst Projects
Scope Refinements
2. Property Owner Involvement
•Do not duplicate “visioning”. Seek stakeholder “champions” and obtain critical buy-in
•One-on-one meetings with Development Community & Property Owners
•Public Study Sessions and Hearings
52
53
12/08/2021
10
Scope Refinements
3. Build Out Plan (Similar to Village Build Out Plan)
•Based on market analysis, site tour, property owners, opportunities & constraints
•Quantify potential dwelling units, jobs, and square footages
•Analyze & Cost Buildout Infrastructure Needs
•Informs Future Entitlements
Scope Refinements
4. Environmental Analysis
•Corridor Buildout Analysis to include Land Development and Roadway Concept
•Complete CEQA Technical Studies for IS/MND (including VMT)
•CEQA Streamlining for Consistent Projects
54
55
12/08/2021
11
Discussion
56
57
12/08/2021
12
Phase 2
Update
Phase 2
Update
58
59
12/08/2021
13
Phase 2
Update
60
HAND OUTS
SPECIAL JOINT
CITY COUNCIL
& PLANNING
COMMISSION
MEETING
DECEMBER 7, 2021
CITY COUNCIL AND PLANNING COMMISSION SPECIAL JOINT MEETING DECEMBER 7, 2021 HAND-OUT BY COMMISSIONER CURRIE
CITY COUNCIL AND PLANNING COMMISSION SPECIAL JOINT MEETING DECEMBER 7, 2021 HAND-OUT BY COMMISSIONER CURRIE
CITY COUNCIL AND PLANNING COMMISSION SPECIAL JOINT MEETING DECEMBER 7, 2021 HAND-OUT BY COMMISSIONER CURRIE