2022 01 25 PCPLANNING COMMISSION AGENDA Page 1 of 5 JANUARY 25, 2022
PLANNING COMMISSION
AGENDA
CITY HALL COUNCIL CHAMBER
78495 Calle Tampico, La Quinta
REGULAR MEETING
TUESDAY, JANUARY 25, 2022, AT 5:00 P.M.
****************************
SPECIAL NOTICE
Teleconferencing and Telephonic Accessibility In Effect
Beginning Friday, January 14, 2022, La Quinta City Hall and the La Quinta
Wellness Center will be temporarily closed to walk-in traffic due to a surge in
COVID-19. Online services are available through the City’s website at
www.laquintaca.gov or by calling (760) 777 – 7000.
Pursuant to Executive Orders N-25-20 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, Planning
Commission, the City Attorney, City Staff, and City Consultants may participate in this
meeting by teleconference. Further, due to the temporary closure of City Hall, the public is
not permitted to physically attend this meeting; however, any member of the public may
listen or participate in this meeting virtually as specified below.
Members of the public may listen to this meeting by tuning-in live via
http://laquinta.12milesout.com/video/live.
Members of the public wanting to address the 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 emailed to the Planning Commission Secretary, Tania
Flores, at TFlores@LaQuintaCA.Gov, preferably by 3:00 p.m. on the day of the meeting,
and will be distributed to the Planning Commission and incorporated into the agenda packet
and public record of the meeting, but will not be read during the meeting unless, upon the
request of the Chairperson, a brief summary of any public comment is asked to be read, to
the extent that the Planning Commission Secretary can accommodate such request.
Planning Commission agendas and
staff reports are now available on the
City’s web page: www.LaQuintaCA.Gov
PLANNING COMMISSION AGENDA Page 2 of 5 JANUARY 25, 2022
If emailed, the mail subject line must clearly state “Written Comments” and the email
should 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 Comment 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 Chairperson; the City will
facilitate the ability for a member of the public to be audible to the 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 Chairperson, in order to become audible to the Planning
Commission and the public.
Only one person may speak at a time by teleconference and only after being recognized by
the Chairperson.
Zoom Link: https://us06web.zoom.us/j/82853067939
Meeting ID: 828 5306 7939
Or 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 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 during the course of the meeting. The Chairperson will endeavor
to take a brief pause before action is taken on any agenda item to allow the Commission
Secretary to review emails and share any public comments received during the meeting. All
emails received by the City, at the email address above, until the adjournment of the
meeting, will be included within the public record relating to the meeting.
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CALL TO ORDER
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 Planning Commission on any matter
not listed on the agenda by providing written public comments via email as indicated
above; or provide verbal public comments via teleconference by joining the meeting
virtually at https://us06web.zoom.us/j/82853067939 and use the “raise your hand”
feature when prompted by the Chairperson or Planning Commission Secretary. Please limit
PLANNING COMMISSION AGENDA Page 3 of 5 JANUARY 25, 2022
your comments to three (3) minutes (or approximately 350 words). The 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
ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS – NONE
CONSENT CALENDAR
NOTE: Consent Calendar items are routine in nature and can be approved by one motion.
PAGE
1. ADOPT RESOLUTION FINDING THE PROPOSED PURCHASE BETWEEN THE
CITY OF LA QUINTA AND MANNINO LIVING TRUST FOR CERTAIN
PROPERTY LOCATED ON THE NORTH SIDE OF HIGHWAY 111, WEST OF
DUNE PALMS (APN 600-390-024) CONSISTENT WITH THE GENERAL
PLAN 2035. CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL
REVIEW PURSUANT TO SECTION 15061 (b) (3) “COMMON SENSE
EXEMPTION”
6
BUSINESS SESSION – NONE
STUDY SESSION – NONE
PUBLIC HEARINGS
For all Public Hearings on the agenda, a person may provide public comments in support
or opposition of a project(s). If you challenge a project(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing or in written
correspondence delivered to the City at, or prior to the public hearing.
A person may submit written comments via email at TFlores@LaQuintaCA.Gov; or
provide verbal comments during the public hearing via teleconference by joining the
meeting virtually at https://us06web.zoom.us/j/82853067939 and use the “raise
your hand” feature when prompted by the Mayor.
PAGE
1. CONTINUED FROM JANUARY 11, 2022 – ADOPT RESOLUTIONS
RECOMMENDING THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION
(EA2021-0010) AND A GENERAL PLAN AMENDMENT (GPA2020-0001),
FOR THE 2022-2029 HOUSING ELEMENT UPDATE AND UPDATES TO 2035
GENERAL PLAN CHAPTER IV, ENVIRONMENTAL HAZARDS (SAFETY
ELEMENT). CEQA: A NEGATIVE DECLARATION WAS PREPARED UNDER
ENVIRONMENTAL ASSESSMENT 2021-0010. LOCATION: CITY-WIDE
13
2. ADOPT A RESOLUTION RECOMMENDING APPROVAL OF A DEVELOPMENT
AGREEMENT FOR POLO VILLAS. CEQA: THE PROJECT IS CONSISTENT
WITH PREVIOUSLY ADOPTED ENVIRONMENTAL ASSESSMENTS 2005-537
AND 2010-608. LOCATION: WEST OF MADISON STREET BETWEEN
AVENUES 50 AND 52
381
PLANNING COMMISSION AGENDA Page 4 of 5 JANUARY 25, 2022
3. ADOPT RESOLUTIONS TO APPROVE AN ADDENDUM TO EA2006-577 AND
FIND THE PROJECT CONSISTENT WITH THE PREVIOUSLY ADOPTED
MITIGATED NEGATIVE DECLARATION (EA2006-577) AND TO APPROVE
TENTATIVE TRACT MAP 2021-0001 (TTM 38083) FOR 37 RESIDENTIAL
LOTS ON 24.46 ACRES WITHIN THE GRIFFIN RANCH SPECIFIC PLAN
AREA; CEQA: THE DESIGN & DEVELOPMENT DEPARTMENT HAS
PREPARED AN ADDENDUM TO THE PREVIOUSLY ADOPTED MITIGATED
NEGATIVE DECLARATION (EA2006-577) PURSUANT TO SECTION 15164
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: SOUTH
SIDE OF AVENUE 54 BETWEEN MADISON STREET AND MONROE STREET
464
REPORTS AND INFORMATIONAL ITEMS – NONE
STAFF ITEMS – NONE
COMMISSIONERS’ ITEMS – NONE
ADJOURNMENT
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The next regular meeting of the Planning Commission is scheduled for February 8, 2022,
commencing at 5:00 p.m. with the Call to Order, at the City Hall Council Chamber, 78495
Calle Tampico, La Quinta, California.
DECLARATION OF POSTING
I, Tania Flores, Planning Commission Secretary, do hereby declare that the foregoing
Agenda for the La Quinta Planning Commission meeting of January 25, 2022, was posted
on the City’s website, near the entrance to the Council Chamber 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 January 21, 2022.
DATED: January 21, 2022
TANIA FLORES, Planning Commission Secretary
City of La Quinta, California
PLANNING COMMISSION AGENDA Page 5 of 5 JANUARY 25, 2022
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special equipment is
needed for the hearing impaired, please call the Planning Division of the Design and
Development Department at (760) 777-7023, 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 Commission,
arrangements should be made in advance by contacting the Planning Division of the Design
and Development Department at (760) 777-7023. A one (1) week notice is required.
If background material is to be presented to the Commission during a Planning Commission
meeting, please be advised that ten (10) copies of all documents, exhibits, etc., must be
supplied to the Planning Commission Secretary for distribution. It is requested that this takes
place prior to the beginning of the meeting.
Any writings or documents provided to a majority of the Commission regarding any item(s)
on this agenda will be made available for public inspection at the Design and Development
Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta, California,
92253, during normal business hours.
City of La Quinta
PLANNING COMMISSION MEETING: January 25, 2022
STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTION FINDING THE PROPOSED PURCHASE
BETWEEN THE CITY OF LA QUINTA AND MANNINO LIVING TRUST FOR CERTAIN
PROPERTY LOCATED ON THE NORTH SIDE OF HIGHWAY 111, WEST OF DUNE
PALMS (APN 600-390-024) CONSISTENT WITH THE GENERAL PLAN 2035.
CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT
TO SECTION 15061 (b) (3) “COMMON SENSE EXEMPTION”
PROJECT INFORMATION
REQUEST: ADOPT A RESOLUTION FINDING THE PROPOSED
PURCHASE BETWEEN THE CITY OF LA QUINTA AND
MANNINO LIVING TRUST FOR CERTAIN PROPERTY
LOCATED ON THE NORTH SIDE OF HIGHWAY 111,
WEST OF DUNE PALMS (APN 600-390-024)
CONSISTENT WITH THE GENERAL PLAN 2035 AND
EXEMPT FROM ENVIRONMENTAL REVIEW
LOCATION: NORTH SIDE OF HIGHWAY 111, WEST OF DUNE
PALMS, LA QUINTA, CA 92253
APN 600-390-024
CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS
DETERMINED THAT THIS PROJECT IS EXEMPT FROM
ENVIRONMENTAL REVIEW PURSUANT TO SECTION
15061 (b) (3) “COMMON SENSE EXEMPTION”
GENERAL PLAN
DESIGNATION: GENERAL COMMERCIAL
ZONING
DESIGNATION: REGIONAL COMMERCIAL, COMMERCIAL PARK
SURROUNDING
ZONING/LAND USES: NORTH: FLOODPLAIN / WHITEWATER WASH
SOUTH: REGIONAL COMMERCIAL / EXISTING
COMMERCIAL
EAST: REGIONAL COMMERCIAL AND
COMMERCIAL PARK / EXISTING COMMERCIAL
WEST: REGIONAL COMMERCIAL AND
COMMERCIAL PARK / EXISTING COMMERCIAL
CONSENT CALENDAR NO. 1
6
RECOMMENDATION
Adopt a resolution finding the proposed purchase between the City of La Quinta
and Mannino Living Trust for certain property located on the North side of
Highway 111, West of Dune Palms (APN 600-390-024) consistent with the
General Plan 2035 and exempt from environmental review pursuant to Section
15061 of CEQA.
EXECUTIVE SUMMARY
Government Code Section 65402 requires the Planning Commission to
make a finding that the proposed purchase is consistent with the General
Plan.
The property to be purchased by the City located between the Pavilion at
La Quinta Shopping Center and the La Quinta Valley Plaza Shopping
Center on Highway 111 and is proposed to be developed as a mixed use
project incorporating commercial and residential uses. (Attachment 1).
The purchase of this property would further the City’s goals of fostering
mixed use development, affordable housing, multi-modal transportation
and development of the Highway 111 Corridor as outlined in the General
Plan 2035.
BACKGROUND/ANALYSIS
The property to be purchased by the City is proposed to be developed as a
mixed use project with commercial and residential components, affordable
housing, and a connecting thoroughfare linking the Pavilion at La Quinta
Shopping Center and the La Quinta Valley Plaza Shopping Center. Additionally,
the project could serve as a future connection to the CV Link. The property
would be acquired using a mix of housing authority funds and grant funding
from the American Rescue Plan Act of 2021, which promotes the building of
affordable housing and certain economic development projects. The
development of the property would support affordable housing development as
part of the Regional Housing Needs Assessment (RHNA) requirement for the
City, provide commercial opportunities for businesses, and would further the
development of the Highway 111 Corridor Plan.
The purchase of this property is consis tent with the following goals and policies
of the General Plan 2035:
1.Land Use Element Goal LU-7 - Innovative land uses in the Village and on
Highway 111.
Policy LU-7.1 - Encourage the use of mixed use development in
appropriate locations.
Policy LU-7.3 - Encourage the use of vacant pads in existing commercial
development on Highway 111 for residential use.
7
a.The proposed purchase is a vacant pad along Highway 111 that is
appropriate for mixed use development, including residential use,
as indicated in studies prepared for the Highway 111 Corridor
area.
2.Circulation Element Policy CIR-1.12 - As a means of reducing vehicular
traffic on major roadways and to reduce vehicle miles traveled by traffic
originating in the City, the City shall pursue development of a land use
pattern that maximizes interactions between adjacent or nearby land
uses.
a.The proposed purchase furthers this policy by proposing to locate
land uses that provide jobs and housing near each other through
mixed use development.
3.Circulation Element Policy CIR-2.3 - Develop and encourage the use of
continuous and convenient pedestrian and bicycle routes and multi-use
paths to places of employment, recreation, shopping, schools, and other
high activity areas with potential for increased pedestrian, bicycle, golf
cart/NEV modes of travel.
a.The proposed purchase supports this policy in that development of
the property could connect the CV Link Regional Trail and other
multi-use paths to places of employment, housing, recreation,
shopping, schools, and other high activity areas.
4.Livable Community Element Policy SC-1.5 - All new development shall
include resource efficient development principles.
a.The proposed purchase supports this policy in that it would provide
an opportunity for development that includes mixed use
development with usable public spaces and connects vehicular,
pedestrian, and bike transportation throughout itself and to other
developments.
5.Housing Element – The proposed purchase is planned to be used for
affordable housing which would further the goals and policies of the
housing element and help satisfy RHNA goals. The site is on the housing
inventory list for the 2022-2029 RHNA cycle.
ENVIRONMENTAL REVIEW
The La Quinta Design and Development Department has determined that this
project is exempt from environmental review pursuant to Section 15061 (b) (3)
“Common Sense Exemption,” in that the purchase of this property would not
have a significant effect on the environment.
Prepared by: Cheri Flores, Planning Manager
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Vicinity Map
8
PLANNING COMMISSION RESOLUTION 2022 -
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, FINDING THAT THE PURCHASE
BETWEEN THE CITY OF LA QUINTA AND
MANNINO LIVING TRUST FOR CERTAIN
PROPERTY LOCATED ON THE NORTH SIDE OF
HIGHWAY 111, WEST OF DUNE PALMS (APN
600-390-024) IS CONSISTENT WITH THE
GENERAL PLAN 2035
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on January 25, 2022, consider the proposed purchase
between the City of La Quinta and Mannino Living Trust located on the North
side of Highway 111, West of Dune Palms, APN 600-390-024, comprised of
approximately 15.14 acres; and,
WHEREAS, the proposed purchase is anticipated to be developed as a
mixed use project with commercial and residential components, affordable
housing, and a connecting thoroughfare linking the Pavilion at La Quinta
Shopping Center and the La Quinta Valley Plaza Shopping Center, as well as
a future connection for the Regional CV Link, helping to foster an active
lifestyle; and
WHEREAS, the proposed purchase is exempt from environmental
review pursuant to Section 15061 (b) (3) “Common Sense Exemption,” in
that the purchase of this property would not have a significant effect on the
environment; and
WHEREAS, said Planning Commission did make the following
mandatory finding under Government Code Section 65402 confirming that
the proposed purchase is consistent with the following goals and policies of
the City’s General Plan:
1.Land Use Element Goal LU-7 - Innovative land uses in the Village and
on Highway 111.
Policy LU-7.1 - Encourage the use of mixed use development in
appropriate locations.
Policy LU-7.3 - Encourage the use of vacant pads in existing
commercial development on Highway 111 for residential use.
a.The proposed purchase is a vacant pad along Highway 111 that
is appropriate for mixed use development, including residential
use, as indicated in studies prepared for the Highway 111
Corridor area.
9
Planning Commission Resolution 2022 -
General Plan Consistency – (APN 600-390-024) Highway 111 Purchase
Adopted:
Page 2 of 3
2.Circulation Element Policy CIR-1.12 - As a means of reducing vehicular
traffic on major roadways and to reduce vehicle miles traveled by
traffic originating in the City, the City shall pursue development of a
land use pattern that maximizes interactions between adjacent or
nearby land uses.
a.The proposed purchase furthers this policy by proposing to
locate land uses that provide jobs and housing near each other
through mixed use development.
3.Circulation Element Policy CIR-2.3 - Develop and encourage the use of
continuous and convenient pedestrian and bicycle routes and multi-use
paths to places of employment, recreation, shopping, schools, and
other high activity areas with potential for increased pedestrian,
bicycle, golf cart/NEV modes of travel.
a.The proposed purchase supports this policy in that development
of the property could connect the CV Link Regional Trail and
other multi-use paths to places of employment, housing,
recreation, shopping, schools, and other high activity areas.
4.Livable Community Element Policy SC-1.5 - All new development shall
include resource efficient development principles.
a.The proposed purchase supports this policy in that it would
provide an opportunity for development that includes mixed use
development with usable public spaces and connects vehicular,
pedestrian, and bike transportation throughout itself and to
other developments.
5.Housing Element – The proposed purchase is planned to be used for
affordable housing which would further the goals and policies of the
housing element and help satisfy RHNA goals. The site is on the
housing inventory list for the 2022-2029 RHNA cycle.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings
of the Planning Commission in this case; and
SECTION 2. That the proposed purchase is exempt from environmental
review pursuant to Section 15061 (b) (3) “Common Sense Exemption;” and
10
Planning Commission Resolution 2022 -
General Plan Consistency – (APN 600-390-024) Highway 111 Purchase
Adopted:
Page 3 of 3
SECTION 3. That it does find the proposed purchase is consistent with the
City’s General Plan for the reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
City of La Quinta Planning Commission, held on January 25, 2022, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
__________________________
STEPHEN T. NIETO, Chairperson
City of La Quinta, California
ATTEST:
_________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
11
600390024
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
City of La Quinta
Design and Development Department
PROPERTYACQUISITIONAPN 600-390-024
January 2022
®
Planning DivisionAdams StreetDune Palms RdHighway 111
BestBuy
Walmart
Coral MountainApartments
La QuintaHigh School
PostOffice
Dealerships
SolaSalons
CVLink
La Quinta DriveATTACHMENT 1
12
City of La Quinta
PLANNING COMMISSION MEETING: January 25, 2022
STAFF REPORT
AGENDA TITLE: CONTINUED FROM JANUARY 11, 2022 – ADOPT
RESOLUTIONS RECOMMENDING THE CITY COUNCIL ADOPT A NEGATIVE
DECLARATION (EA2021-0010) AND A GENERAL PLAN AMENDMENT (GPA2020-
0001), FOR THE 2022-2029 HOUSING ELEMENT UPDATE AND UPDATES TO
2035 GENERAL PLAN CHAPTER IV, ENVIRONMENTAL HAZARDS (SAFETY
ELEMENT). CEQA: A NEGATIVE DECLARATION WAS PREPARED UNDER
ENVIRONMENTAL ASSESSMENT 2021-0010. LOCATION: CITY-WIDE
PROJECT INFORMATION
CASE NUMBERS: GPA2020-0001, EA2021-0010
APPLICANT: CITY OF LA QUINTA
REQUEST: RECOMMEND CITY COUNCIL ADOPT ENVIRONMENTAL
ASSESSMENT 2021-0010 AND GENERAL PLAN
AMENDMENT 2020-0001, FOR THE 2022-2029
HOUSING ELEMENT UPDATE AND UPDATES TO 2035
GENERAL PLAN CHAPTER IV, ENVIRONMENTAL
HAZARDS (SAFETY ELEMENT)
LOCATION: CITY WIDE
CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS
DETERMINED THAT THE PROJECT WOULD RESULT IN
LESS THAN SIGNIFICANT IMPACTS ON THE
ENVIRONMENT AND PREPARED A NEGATIVE
DECLARATION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
RECOMMENDATION
Adopt resolutions recommending City Council adopt a Negative Declaration
(EA2021-0001) and a General Plan Amendment (GPA2020-0001) for the 2022-
2029 Housing Element Update and updates to the 2035 General Plan Chapter
IV, Environmental Hazards (Safety Element).
PUBLIC HEARING ITEM NO. 1
13
EXECUTIVE SUMMARY
The proposed project consists of updates to the Housing Element and
2035 General Plan Chapter IV, Environmental Hazards (Safety Element).
The Housing Element is mandated to be updated for the 6th Cycle
planning period, from October of 2021 through October of 2029.
The Safety Element is required to be updated to address new information
regarding climate resiliency and fire hazards in conjunction with the 6th
Cycle Housing Element update, per Government Code Section 65302.
Staff has worked with the Office of Housing and Community Development
(HCD) on their review of the Housing Element and has gotten an informal
assurance that the Housing Element is in compliance with State law for
the 2022-2029 planning period.
BACKGROUND/ANALYSIS
Housing Element Update
The City is required to update its Housing Element every eight years. The
current (5th Cycle) planning period ended October 2021. The 6th Cycle extends
from October 2021 through October 2029. The planning cycle is tied to the
preparation of the Regional Housing Needs Allocation (RHNA). The RHNA was
adopted by the Southern California Association of Governments (SCAG) for all
its member cities and counties and assigns an anticipated need for housing to
each jurisdiction during the next eight years. The City’s RHNA is depicted in
Table 1, below.
Table 1
La Quinta Regional Housing Needs Allocation, 2021–2029
Type of
Housing
Very
Low1 Low Moderate
Above
Moderate Total
New Units 420 269 297 544 1,530
1 Note that the Very Low category consists of 50% extremely low-income units (210) and 50%
very low income units (210).
Government Code Section 65580 et. seq. establishes the requirements for
Housing Elements, including the City’s responsibility to remove barriers to all
types of housing, particularly affordable housing. With the 6th Cycle, State law
also requires that the City include an analysis of how it is Affirmatively
Furthering Fair Housing (AFFH) and determine whether additional policies and
programs are required to assure fair housing throughout the community.
14
The Housing Element must be reviewed and ultimately approved (certified) by
the California Department of Housing and Community Development (HCD).
Staff submitted the first draft of the Housing Element to HCD on May 7, 2021.
Following the prescribed 60-day HCD review, Staff received comments from
HCD and amended the Element to address those comments. The second draft
was submitted to HCD on September 27, 2021 (Exhibit A). After the second
review, HCD provided additional comments on November 23, 2021 (Attachment
1). Staff has prepared additional changes to address these comments and
submitted them to HCD for informal review (Attachment 2). Staff believes that
the changes will be sufficient to address HCD’s concerns, and has gotten
informal confirmation that the Housing Element has been revised to be in
compliance with State law for the 2022-2029 planning period.
Staff will continue to work with HCD to ensure the approval of the Element and
that the City remains in compliance with State law for the 2022-2029 planning
period and believes that all amendments can be completed prior to City Council
adoption. Staff will then submit the document for a final review by HCD for
certification. Until October 2021, when the Governor signed an amendment to
Housing Element law, the adoption of the Housing Element was required to be
completed and adopted by February 2022. That deadline has been removed,
but any Housing Element now adopted after February 2022 must have its
rezoning complete by October 2022. City staff has already initiated the required
Zoning Ordinance amendment process and expects that the rezoning will be
adopted in the summer of this year, well before the October deadline.
Site Inventory
Thirteen sites are identified for affordable housing development during the
2022-2029 timeframe, and six locations for market-rate housing, exceeding the
City’s required RHNA allocation, as shown in the Table below. The City must
accommodate 986 affordable housing units (very low, low, and moderate
income units), and has capacity for 1,073.
Table 2
Vacant Land Inventory
Map Key APN Acres Existing
GP
Existing
Zoning
Projected
Density
Projected
Yield
Very Low, Low and Moderate Income Sites
1 646-070-016 13.84 MHDR RMH
(AHO) 20 280
2*
770-156-007 0.23 VC VC 14 4
770-156-010 0.39 VC VC 14 5
770-181-009 0.36 VC VC 14 5
3
(City Owned)
773-078-005 0.11 MC/VC MC/VC 14 1
773-078-006 0.11 MC/VC MC/VC 14 1
773-078-007 0.11 MC/VC MC/VC 14 1
15
Table 2
Vacant Land Inventory
Map Key APN Acres Existing
GP
Existing
Zoning
Projected
Density
Projected
Yield
773-078016 0.12 MC/VC MC/VC 14 2
773-078-017 0.12 MC/VC MC/VC 14 2
773-078-034 1.11 MC/VC MC/VC 14 1
7 604-032-042 1.88 MHDR RMH 12 22
8
(City Owned) 600-030-010 2.72 of 11.29 MHDR RMH 19 52
9 600-390-024 15.14 CG CP/CR 18 273
10*
600-080-001 0.19 MHDR RM 10 2
600080002 0.19 MHDR RM 10 2
600080003 0.19 MHDR RM 10 2
600080004 0.19 MHDR RM 10 2
600080005 0.19 MHDR RM 10 2
600080006 0.19 MHDR RM 10 2
600080007 0.19 MHDR RM 10 2
600080008 0.19 MHDR RM 10 2
600080009 0.21 MHDR RM 10 2
600080041 2.4 MHDR RM 10 24
11 643-020-025 4.81 CG CR 26 126
12*
600340050 4.46 MHDR RM 8 36
600340051 13.01 MHDR RM 8 104
13
(City Owned) 600-020-057 6.42 CG CR 18 116
Total Very Low, Low and Moderate Income Sites 1,073
*Moderate income site
Above Moderate Income
Sites Acres Existing
GP
Existing
Zoning
Projected
Density
Projected
Yield
15 Various 40.76 LDR/OS-R RVL/PR 3 90
16 Various 37.43 LDR RL/PR 3 60
17 Various 29.56 LDR RL 3 94
18 Various 20.72 LDR RL 3 57
19 Various 33.07 LDR RL 3 85
20 Various 28.76 LDR RL 3 70
Total Above Moderate Sites 456
Total All Sites 1,529
16
17
Policies
New or revised policies to address changes in State law, and to accommodate
the RHNA are included as listed below:
• Apply the Affordable Housing Overlay to commercial sites, allowing 30
units per acre.
• The City parcel on Highway 111 (Site 13) is to include 15% extremely
low income units.
• Focus for affordable housing on Highway 111 and the Village due to the
availability of transit, services and jobs.
• Study Zoning changes to encourage creative housing such as tiny homes,
manufactured homes, container conversions, etc.
• Remove discretionary findings from permitting requirements
• Pursue rehabilitation loans and grants for sub-standard housing
• Continue to work with CVAG and other charities to assist in homelessness
reduction.
General Plan Chapter IV, Environmental Hazards (Safety Element)
State law requires that the Safety Element be updated in conjunction with the
Housing Element update for the 6th Cycle. The Safety Element is included within
Chapter IV of the City’s General Plan. As a result, City staff prepared changes
to the Element to address the following (Exhibit B):
Added a Fire Hazards section to address State requirements for
description and assessment of State fire responsibility areas. The City has
no such areas, nor does it contain Very High Fire Hazard Severity Zones,
as determined by CalFire, but is responsible to proper planning for
wildland and urban fire hazards. This addition addresses those
requirements.
Added a Climate Change section to address future resiliency to climate
change issues, including increases in temperature, reductions in rainfall,
wildfire risks, and how these are addressed through the City’s Local
Hazard Mitigation Plan.
Added new FEMA maps relating to flood zones.
These new sections, and their associated policies and programs, address the
changes in State law and were submitted to both the California Department of
Conservation and to CalFire for review. No response was received from the
former. CalFire reviewed the changes, and determined that since there are no
State fire zones within the City, no further review or approval was required by
them. The draft Element, as amended, will replace the existing Safety Element
when approved by the City Council.
18
AGENCY AND PUBLIC REVIEW
Public Agency Review
All written comments received are on file and available for review with the
Design and Development Department.
Public Notice
This project was advertised in The Desert Sun newspaper on December 30,
2022. No written comments have been received as of the date of this writing.
Any written comments received will be handed out at the Planning Commission
hearing.
ENVIRONMENTAL REVIEW
The City prepared an Initial Study (Exhibit A of Environmental Resolution) for
the Housing and Safety Element updates, and circulated it for public review
from October 29 to November 17, 2021. The City received one comment letter
from the Southern California Association of Governments (Attachment 3). The
City reviewed the letter, and has the following comments.
1. SCAG recommended that the City review the Connect SoCal1 goals in
finalizing the Housing Element.
The City’s RHNA is directly tied to the Connect SoCal document, insofar
as SCAG is required by law to ensure that its goals be consistent with the
RHNA developed for the 6th Cycle. The City’s Housing Element complies
with the RHNA, and when approved by HCD will comply with State law.
Therefore, the City’s Housing Element is consistent with Connect SoCal.
2. SCAG requested that the City include a reference to the Connect SoCal
growth predictions in the document.
The City’s assigned RHNA is required by law to be developed, in part,
consistent with Connect SoCal. The City received its RHNA allocation from
SCAG, and must therefore assume that SCAG has prepared the RHNA to
be consistent with Connect SoCal. The Housing Element allocates
sufficient lands to accommodate the City’s RHNA allocation, and is
therefore consistent with SCAG’s growth estimates.
3. SCAG noted that communities which contain disadvantaged communities,
as defined by SB 1000, must develop an environmental justice element.
1 Connect SoCal – The 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy is a
long-range visioning plan that balances future mobility and housing needs with economic, environmental
and public health goals.
19
The comment is noted. The City completed a review of the State’s
identified disadvantaged communities (provided on Cal EPA’s website).
There are none within the City, and therefore no additional policies or
programs were required to address SB 1000.
As determined in the Initial Study, the adoption of the updates to the Housing
and Safety Elements result in policy amendments and will not have an impact
on the environment. Future development of any kind, including housing units,
commercial and institutional development, will be required to analyze its
impacts on the environment, and to conform to the policies contained in the
updated Elements. Therefore, the City has concluded that the adoption of the
Housing and Safety Elements do not require any mitigation measures, and that
a Negative Declaration should be adopted.
Prepared by: Nicole Sauviat Criste, Consulting Planner
Approved by: Danny Castro, Design and Development Director
Attachments: 1. HCD November 23, 2021 Comment Letter
2. City responses to November 23rd HCD Letter
3. SCAG November 16, 2021 Comment Letter
20
PLANNING COMMISSION RESOLUTION 2022 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING THE CITY COUNCIL ADOPT A
NEGATIVE DECLARATION FOR GENERAL PLAN
AMENDMENT 2021-0001
CASE NUMBERS:
ENVIRONMENTAL ASSESSMENT 2021-0010
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on January 11 and January 25, 2022, hold duly noticed Public Hearings
to consider Environmental Assessment 2021-0010 for the Housing and Safety
Element updates of the General Plan for the 6th Planning Cycle, as mandated
by State law; and
WHEREAS, the Design and Development Department published a public
hearing notice in The Desert Sun newspaper on December 30, 2021, as
prescribed by the Municipal Code; and
WHEREAS, the City prepared an Initial Study and found that the
proposed amendments to the General Plan will have a less than significant
impact on the environment, and a Negative Declaration has been prepared;
and
WHEREAS, the City published a Notice of Intent to Adopt a Negative
Declaration, and provided a public comment period for said Initial Study from
October 28 to November 16, 2021; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, the Planning Commission did make the following findings to justify
approval of Environmental Assessment 2021-0010:
1. That Environmental Assessment 2021-0010 has been prepared and
processed in compliance with the State CEQA Guidelines and the City’s
implementation procedures.
2. The General Plan Amendment does not have the potential to degrade the
quality of the environment, have an adverse effect on wildlife, achieve short
21
Planning Commission Resolution 2022 -
Environmental Assessment 2021-0010
Housing and Safety Element Updates
Adopted:
Page 2 of 3
term environmental goals to the disadvantage of long term environmental
goals, or cumulatively result in significant impacts to the environment.
3. The Planning Commission has independently reviewed and considered the
information contained in the Environmental Assessment and finds that it
adequately describes and addresses the environmental effects of the
project.
4. Based on the entire record of proceedings for this project, the Planning
Commission finds that the project will have no significant effect on the
environment.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of
the Planning Commission in this case;
SECTION 2. That it does hereby recommend to the City Council adoption of a
Negative Declaration for Environmental Assessment 2021-0010, prepared for
General Plan Amendment 2021-0001, updating the Housing and Safety
Elements of the General Plan (Exhibit A).
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on January 25, 2022, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
STEPHEN T. NIETO, Chairperson
City of La Quinta, California
22
Planning Commission Resolution 2022 -
Environmental Assessment 2021-0010
Housing and Safety Element Updates
Adopted:
Page 3 of 3
ATTEST:
_________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
23
CITY OF LA QUINTA
78-495 Calle Tampico
La Quinta, CA 92253
Phone: (760) 777-7000
ENVIRONMENTAL INITIAL STUDY
Project Title: La Quinta Housing and Safety Element Updates
Case No: GPA 2020-0001
Lead Agency: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
(760) 777-7000
Applicant: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
(760) 777-7000
Contact Person: Cheri Flores
Planning Manager
City of La Quinta
(760) 777-7069
Project Location: City-wide
General Plan Designation: All
Zoning: All
Surrounding Land Uses: Not applicable. The Housing and Safety Elements apply to all
lands throughout the City.
Project Description:
Housing Element Update
The Housing Element is one of the required Elements of the General Plan. It characterizes
demographics of the City population and existing housing stock, and analyzes the future needs for
housing in the City, with a focus on affordable housing and housing for special needs households,
including seniors, disabled persons (including developmental disabilities), large families, single
parent households and the homeless. It also provides the City’s policy makers with Goals, Policies
and Programs intended to facilitate the development and preservation of adequate housing supply
to meet these needs. The State has established a mandatory update schedule for Housing Elements,
every eight years. This Update addresses the planning period from 2021 to 2029. During this cycle,
the City has been allocated the following housing units under the Regional Housing Needs
Allocation (RHNA) developed by the Southern California Association of Governments (SCAG):
EXHIBIT A
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La Quinta Housing & Safety Element Updates
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2
Table 1
Regional Housing Needs Allocation, 2021–2029
Type of Housing Very Low1 Low Moderate Above Moderate Total
New Units 420 269 297 544 1,530
1 Note that the Very Low category consists of 50% extremely low income units (210) and 50% very low income
units (210).
This Update consists primarily of statistical updates (particularly relating to updating the 2010
Census and American Community Survey information in the Element to 2018 American
Community Survey information), and reassessing housing needs based on these changes in
demographics. Compared to the previous Housing Element, some sites have been added or
removed from the vacant land inventory identified for future housing development. However, all
sites in the inventory would be developed according to their General Plan and zoning designations.
The Affordable Housing Overlay (AHO) will be applied to all identified inventory sites, with a
density of up to 30 units per acre. The sites inventory is provided in Table 2, as is the map of
available sites.
Table 2
Vacant Land Inventory
Map
Key APN Acres Existing
GP
Existing
Zoning
Projected
Density
Projected
Yield
Very Low, Low and Moderate Income Sites
1 646-070-016 13.84 MHDR RMH
(AHO) 20 280
2
770-156-007, 770-
156-010, 770-181-
009
0.98 VC VC 14 14
3 (City
Owned)
773-078-005, 773-
078-006, 773-078-
007, 773-078-016,
773-078-017, 773-
078-034
1.68 MC/VC MC/VC 14 8
7 604-032-042 1.88 MHDR RMH 12 22
8 (City
Owned)
600-030-010, 600-
030-012, 600-030-
024
2.72 MHDR RMH 19 52
9 600-390-024 15.14 CG CP/CR 18 273
10*
600-080-001, 600-
080-002, 600-080-
003, 600-080-004,
600-080-005, 600-
080-006, 600-080-
007, 600-080-008,
600-080-009, 600-
080-041
4.13 MHDR RM 10 42
11 643-020-025 4.81 CG CR 26 126
12* 600-340-050, 600-
340-051 17.47 MHDR RM 8 140
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La Quinta Housing & Safety Element Updates
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3
Table 2
Vacant Land Inventory
Map
Key APN Acres Existing
GP
Existing
Zoning
Projected
Density
Projected
Yield
13 (City
Owned) 600-020-057 6.42 CG CR 18 116
Total Very Low, Low and Moderate Income Sites 1,072
*Moderate income site
Above Moderate Income
Sites Acres Existing
GP
Existing
Zoning
Projected
Density
Projected
Yield
15 Various 40.76 LDR/OS-
R RVL/PR 3 90
16 Various 37.43 LDR RL/PR 3 60
17 Various 29.56 LDR RL 3 94
18 Various 20.72 LDR RL 3 57
19 Various 33.07 LDR RL 3 85
20 Various 28.76 LDR RL 3 70
Total Above Moderate Sites 456
Total All Sites 1,528
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La Quinta Housing & Safety Element Updates
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4
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La Quinta Housing & Safety Element Updates
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5
This Update does not propose any significant change in policy; all changes in policy reflect the
changes to the inventory and changes in state laws. Most recently in 2017, a series of bills with
updates to Housing Element law (Cal. Gov. Code, § 65000 et seq.) were passed to address the
state-wide housing crisis. For example, Assembly Bill (AB) 686 (stats. 2018, ch. 958) requires that
all housing elements due on or after January 1, 2021 must contain an Assessment of Fair Housing
(AFH) consistent with the core elements of the analysis required by the federal Affirmatively
Furthering Fair Housing (AFFH) Final Rule (2015).
The Housing Element Update addresses the AFFH requirement by analyzing potential patterns of
segregation and equal access to opportunity. The proposed policies aim to promote housing
development and conservation of existing units for all segments of the City population, through
incentivizing lot consolidation, fostering collaboration with local organizations and other
government agencies, and providing adequate information and support on fair housing
implementation.
Safety Element Update
The Safety Element is updated along with the Housing Element as required by state law. As
required by Government Code § 65302, with this update of the Housing Element, the City must
also address updates to fire and flood hazard management. The Safety Element Update includes a
Flood Hazard Zones Map (Exhibit IV-6) which reflects the current FEMA flood zones, and a Fire
Hazard Severity Zones Map (Exhibit IV-7) which provides the current fire hazard mapping by
CalFire. The Safety Element also addressed climate change impacts and adaptation, including its
interaction with fire, flood, drought, and extreme heat hazards. The Update addressed emergency
preparedness at local and regional levels with reference to the City’s and County’s Local Hazard
Mitigation Plans.
Project Location and Limits:
City of La Quinta (Exhibit 1)
Township 5 South & 6 South, Range 6 East BM
Township 5 South & 6 South, Range 7 East BM
Other Required Public Agency Approvals:
None.
28
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La Quinta Housing & Safety Element Updates
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7
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
Aesthetics Agriculture and
Forestry Resources Air Quality
Biological Resources Cultural Resources Energy
Geology /Soils Greenhouse Gas
Emissions Hazards & Hazardous
Materials
Hydrology / Water
Quality Land Use / Planning Mineral Resources
Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities / Service
Systems Wildfire Mandatory Findings of
Significance
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La Quinta Housing & Safety Element Updates
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8
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on the earlier analysis
as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required,
but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed adequately
in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and
(b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE
DECLARATION, including revisions or mitigation measures that are imposed upon the
proposed project, nothing further is required.
Signature
October 26, 2021
Date
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La Quinta Housing & Safety Element Updates
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9
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based
on project-specific factors as well as general standards (e.g., the project will not expose
sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-
site, cumulative as well as project-level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than
significant with mitigation, or less than significant. "Potentially Significant Impact" is
appropriate if there is substantial evidence that an effect may be significant. If there are one or
more "Potentially Significant Impact" entries when the determination is made, an EIR is
required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant
Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level
(mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to
applicable legal standards, and state whether such effects were addressed by mitigation
measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures, which were incorporated or
refined from the earlier document and the extent to which they address site-specific
conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information
sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously
prepared or outside document should, where appropriate, include a reference to the page or
pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however,
lead agencies should normally address the questions from this checklist that are relevant to a
project's environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
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La Quinta Housing & Safety Element Updates
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I. AESTHETICS -- Except as provided in Public
Resources Code Section 21099, would the
project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a scenic
vista?
X
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
X
c) In non-urbanized areas, substantially degrade
the existing visual character or quality of public
views of the site and its surroundings? (Public
views are those that are experienced from
publicly accessible vantage point). If the project
is in an urbanized area, would the project conflict
with applicable zoning and other regulations
governing scenic quality?
X
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
X
Sources: La Quinta 2035 General Plan; La Quinta Municipal Code.
Setting
The City of La Quinta is located in the central Coachella Valley, which is a desert valley that
extends approximately 45 miles in Riverside County, southeast from the San Bernardino
Mountains to the northern shore of the Salton Sea. The Santa Rosa Mountains border the City on
the south and southwest, forming a dramatic backdrop to the City’s western boundary. The
foothills of the Santa Rosa Mountains extend to the south-central portion of the City, known as the
Coral Mountains. The Coral Mountains rise about 1,000 feet above sea level, and as their name
implies, they look like giant coral reefs springing up from the valley floor. The Cove area of the
City is situated within the Coral Mountains.
Other mountains providing a visual resource for La Quinta include the San Bernardino Mountains
to the northwest, Little San Bernardino Mountains to the north, and the Indio Hills to the northeast
and east below the Little San Bernardino Mountains.
Discussion
a-d) No Impact. The Housing and Safety Element Updates will have no impact on aesthetics,
scenic vista or light and glare. Future housing projects, as they are proposed, will be subject to
City review for project design including architecture and landscaping and environmental review
under CEQA for potential impacts on the environment including aesthetics. The City’s General
Plan and Municipal Code set building height limits and do not allow large or bulky structures that
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La Quinta Housing & Safety Element Updates
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11
may block scenic vistas. Future housing projects facilitated by this Update will be developed in
accordance with applicable zoning and other regulations on scenic quality, and this Update
proposes no change to these regulations.
There are no state designated scenic highways in the City. The General Plan designates City Image
Corridors, and the Municipal Code includes provisions such as setback and building height for
development along the Image Corridors to protect scenic resources (Section 9.50.020). Future
development will be subject to Section 9.100.150 (Outdoor Lighting) and other applicable sections
of the Municipal Code, including parking lot lighting photometric standards. The plan check
process includes detailed review of landscape and lighting plans, which will prevent significant
impacts from light and glare.
Mitigation Measures: None required
Monitoring: None required
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La Quinta Housing & Safety Element Updates
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II. AGRICULTURE AND FORESTRY
RESOURCES:
In determining whether impacts to agricultural
resources are significant environmental effects,
lead agencies may refer to the California
Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the
California Dept. of Conservation as an optional
model to use in assessing impacts on agriculture
and farmland. In determining whether impacts to
forest resources, including timberland, are
significant environmental effects, lead agencies
may refer to information compiled by the
California Department of Forestry and Fire
Protection regarding the state’s inventory of
forest land, including the Forest and Range
Assessment Project and the Forest Legacy
Assessment project; and forest carbon
measurement methodology provided in Forest
Protocols adopted by the California Air
Resources Board. Would the project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-
agricultural use?
X
b) Conflict with existing zoning for agricultural
use, or a Williamson Act contract? X
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)), timberland (as
defined by Public Resources Code section 4526),
or timberland zoned Timberland Production (as
defined by Government Code section 51104(g))?
X
d) Result in the loss of forest land or conversion
of forest land to non-forest use? X
e) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of Farmland, to
non-agricultural use or conversion of forest land
to non-forest use?
X
Sources: La Quinta 2035 General Plan; Draft Environmental Impact Report for the City of La Quinta General Plan,
July 2012; City of La Quinta Official Zoning Map, July 2016; Important Farmland: 1984-2018, California
Department of Conservation.
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La Quinta Housing & Safety Element Updates
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Setting
In the City of La Quinta, agriculture has been an important factor in local history and in its
economy. Although most farms within the incorporated regions of La Quinta no longer exist,
agriculture is still an economic factor east of the City. According to the most recent California
Important Farmlands mapping (2018), most of the City is mapped as urban and built-up land.
There are some parcels mapped as Prime Farmland and Farmland of Local Importance within the
City, at its southern boundary. No Williamson Act lands occur within the City.
The City’s General Plan and Zoning Ordinance specify limited permitted agricultural uses. The
Low Density Agriculture/Equestrian Residential Overlay covers a quarter section of land at the
southwest corner of Ave 52 and Monroe St, a small triangular area north of Ave 62 near Madison
St and is applied over the entire Sphere of Influence area as this area is more rural in nature.
The City’s General Plan does not include Forestry or Forest Production designations, nor does the
City have zones for these uses. The City sits on the desert floor and the foothills of Santa Rosa
Mountains, and no forestry or forest production lands occur in the desert climate.
Discussion
a-e) No Impact. The Housing and Safety Element Updates are policy documents, and in and by
themselves will not impact any agricultural land. One of the sites (Site 16) in the vacant land
inventory identified for housing development occurs on Farmland of Local Importance. However,
the site has been designated for urban uses (residential development) and out of agricultural
production for some time. Given the limited area compared to important farmland in Riverside
County, the General Plan EIR concluded that no significant impact would occur on agriculture in
the region. The Housing Element Update proposes no changes to the land use designations and
would have no impact on loss or conversion of farmland. Because there are no Williamson Act
contract lands in the City, no impact would occur regarding conflict with zoning or any such
contract.
Given the absence of forest land, timberland or timberland zoned for timberland production in the
City, the Housing Element would not rezone forest land or timberland as defined by the Public
Resources Code and Government Code. There will be no loss of forest land or conversion of forest
land to non-forest use. This Update to the Housing and Safety Elements of the General Plan will
not impact any agricultural or forest land, nor would it result in the conversion of such land to non-
agricultural or non-forest uses.
Mitigation Measures: None required
Monitoring: None required
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III. AIR QUALITY: Where available, the
significance criteria established by the
applicable air quality management district
or air pollution control district may be
relied upon to make the following
determinations.
Would the project:
Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct
implementation of the applicable air
quality plan?
X
b) Result in a cumulatively considerable
net increase of any criteria pollutant for
which the project region is non-
attainment under an applicable federal or
state ambient air quality standard?
X
c) Expose sensitive receptors to
substantial pollutant concentrations? X
d) Result in other emissions (such as
those leading to odors) adversely
affecting a substantial number of people?
X
Source: 2035 La Quinta General Plan; “Final 2016 Air Quality Management Plan,” prepared by South Coast Air
Quality Management District, March 2017; “Final Localized Significance Threshold Methodology,” prepared by the
South Coast Air Quality Management District, Revised, July 2008; “2003 Coachella Valley PM10 State
Implementation Plan,” August 1, 2003.
Setting
The City of La Quinta is located within the Salton Sea Air Basin (SSAB), which is under the
jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCAQMD is
one of the 35 air quality regulatory agencies in the State of California, and all development within
the SSAB is subject to SCAQMD’s 2016 Air Quality Management Plan and the 2003 Coachella
Valley PM10 State Implementation Plan. The SCAQMD operates and maintains regional air quality
monitoring stations at numerous locations throughout its jurisdiction. The Project site is located
within Source Receptor Area (SRA) 30 (Coachella Valley), which includes monitoring stations in
Palm Springs, Indio and Mecca.
Criteria air pollutants are contaminants for which state and federal air quality standards (California
Ambient Air Quality Standards (CAAQS) and National Ambient Air Quality Standards (NAAQS))
have been established. The SSAB exceeds state and federal standards for fugitive dust (PM10) and
ozone (O3). Health risks associated with PM10 and ozone pollution include respiratory issues such
as coughing, wheezing, asthma and even high blood pressure. Ambient air quality in the SSAB,
including the City of La Quinta, does not exceed state or federal standards for carbon monoxide,
nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or Vinyl Chloride. In order to
achieve attainment for PM10 in the region, the 2003 Coachella Valley PM10 Management Plan was
adopted, which established strict standards for dust management for development proposals.
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Discussion
a-d) No Impact. The Housing and Safety Element Updates will have no impact on air quality. The
Updates are to the General Plan, a policy document, and will not generate any construction or
development. The Safety Element Update addresses new information on flooding and fire hazards,
as well as climate resilience, which will not result in air emissions.
The sites identified for future housing will be developed according to densities allowed by the La
Quinta General Plan, which was used to develop population forecasts in the 2016-2040 Regional
Transportation Plan/Sustainable Communities Strategy (RTP/SCS). The RTP/SCS serves as the
basis of land use and transportation controls of the 2016 AQMP. Because the proposed Update is
consistent with the RTP/SCS, it is considered consistent with the AQMP.
As future housing development is proposed, the City will undertake CEQA review on an individual
project level and assess potential impacts on air quality for each project, including emissions of
criteria pollutants, pollutant concentrations near sensitive receptors, and emissions of odors. All
future projects will be required to comply with SCAQMD rules and City requirements for
construction related activities in accordance with the 2016 AQMP and 2003 SIP. Typical measures
include, but are not limited to, the implementation of fugitive dust control measures (SCAQMD
Rule 403.1, Municipal Code Chapter 6.16) and the use of low VOC content coatings (SCAQMD
Rule 1113).
The City’s General Plan Policy AQ-1.4 calls for protection of sensitive receptors from pollution
through siting polluters away from sensitive receptors including residential development. The
Housing Element will facilitate development and renovation of residential units, which typically
do not emit odors that would adversely affect a substantial number of people. Mitigation measures
will be implemented as necessary in compliance with SCAQMD rules and City requirements.
Mitigation Measures: None required
Monitoring: None required
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IV. BIOLOGICAL RESOURCES -- Would the
project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either
directly or through habitat modifications, on any
species identified as a candidate, sensitive, or
special status species in local or regional plans,
policies, or regulations, or by the California
Department of Fish and Wildlife or U.S. Fish
and Wildlife Service?
X
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, regulations or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
X
c) Have a substantial adverse effect on state or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means?
X
d) Interfere substantially with the movement of
any native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use
of native wildlife nursery sites?
X
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
X
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
X
Sources: La Quinta 2035 General Plan; Draft Environmental Impact Report for the City of La Quinta General Plan,
July 2012; Coachella Valley MSHCP; La Quinta Municipal Code.
Setting
The Coachella Valley is located within the Sonoran Desert, a subdivision of the Colorado Desert.
The Sonoran Desert hosts a wide range of biological resources that are highly specialized and
endemic to the region. The City of La Quinta is within the boundaries of and a permittee under the
Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP).1 The CVMSHCP is
a comprehensive regional plan that balances growth in the Coachella Valley with the requirements
1 Recirculated Final Coachella Valley Multiple Species Habitat Conservation Plan; Figure 8-3.
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of federal and state endangered species laws. The Santa Rosa and San Jacinto Mountains
Conservation Area, designated by the CVMSHCP, extends into the City in its south and west
portions, which are the foothills of Santa Rosa Mountains.
Discussion
a-f) No Impact. The Housing and Safety Element Updates are policy documents and will have no
impact on biological resources. The sites identified for future housing development are not located
within or adjacent to the Santa Rosa and San Jacinto Mountains Conservation Area, or any other
Conservation Area designated in the Plan. This Update will not facilitate development beyond
what is currently allowed under the General Plan.
There are many washes and streambeds in La Quinta. As future housing projects are proposed, the
City will require site-specific biological studies, when appropriate, during the CEQA process. The
project-level studies will determine the presence of jurisdictional waters and riparian habitats, and
the necessary permits and mitigation.
Most future housing sites are infill sites in an urban setting and have very limited potential to serve
as wildlife corridors or nursery sites. The project-level biological studies will identify any potential
impacts on, and provide mitigation for wildlife corridors, nursery sites, and habitats and species
protected under the CVMSHCP and Migratory Bird Treaty Act (MBTA). The City may also
require such studies for species not covered by the CVMSHCP (General Plan Policy BIO-1.2).
This Update will not conflict with any policies or ordinances that protect biological species, or any
habitat conservation plans or natural community conservation plans.
Mitigation Measures: None required
Monitoring: None required
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V. CULTURAL RESOURCES -- Would
the project:
Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in
the significance of a historical resource
pursuant to § 15064.5?
X
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to '15064.5?
X
c) Disturb any human remains,
including those interred outside of
formal cemeteries?
X
Sources: La Quinta 2035 General Plan; Draft Environmental Impact Report for the City of La Quinta General Plan,
July 2012.
Setting
Native Americans, namely the Cahuilla people, occupied lands throughout the Coachella Valley
approximately 8,000 to 12,000 years ago. The Cahuilla Indians were a Takic-speaking people
consisting of hunters and gatherers. Among this tribe were separate groups including the Pass
Cahuilla, who occupied the modern day San Gorgonio Pass and Palm Springs area, the Mountain
Cahuilla, who occupied the San Jacinto and the Santa Rosa Mountains, and the Desert Cahuilla,
who occupied the eastern Coachella Valley, which includes modern day La Quinta.
The Coachella Valley saw the first noted European explorations in the 1820’s. By the 1870’s non-
native settlements began to occur across the Coachella Valley, as new federal laws opened lands
for new settlers. The discovery of underground water sources began to increase farming activities
throughout the valley in the early 20th century. Tourism reached La Quinta and the Coachella
Valley in the 1920’s.
The City of La Quinta conducted two city-wide Historical Resources Surveys, which occurred in
1996–1997 and 2006; these two studies were updated in 2010 as part of the General Plan Update.
In the City and Sphere of Influence (SOI), approximately 280 buildings and other built features
have been identified as having the potential to be historically significant.
Portions of the City are located within the ancient Lake Cahuilla, and approximately 500
archaeological sites, both historic and prehistoric, and approximately 170 isolates (localities with
fewer than three artifacts) have been discovered in the City and SOI.
Discussion
a-c) No Impact. The adoption of the Housing and Safety Element Updates will not interfere with
protection or significance of any cultural resources. The Safety Element Update addresses new
mapping and policy relating to flooding and fire hazards, and will not result in any construction
which might disturb cultural resources.
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As future housing projects are proposed, the City will require site-specific cultural resource
surveys to assess potential impacts to historical resources, and provide mitigation to reduce
impacts to less than significant levels. The sites identified for housing in the Housing Element
Update are vacant, and unlikely to contain historic resources. Prehistoric resources on these sites,
if any, will be assessed as development is proposed and the City completes cultural resource studies
for these sites as part of the CEQA process.
The City will also consult with interested tribes on potential cultural resources pursuant to AB 52
(stats. 2014, ch. 532) and/or Senate Bill (SB) 18 (stats. 2004, ch. 905), as it did for this Update
(please see Tribal Cultural Resources, below).
While Native American burial sites have been uncovered in the City, the site-specific studies and
necessary mitigation measures will help reduce potential impacts regarding human remains or
Tribal resources. In addition, should any previously unidentified or unanticipated human remains
be discovered during project development, state law requires that all activity stop, that the coroner
be notified to determine the nature of the remains and whether Native American consultation is
needed. This requirement of law assures no impact would occur to cemeteries or human remains.
Mitigation Measures: None required
Monitoring: None required
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VI. ENERGY -- Would the project:
Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
a) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
energy resources, during project construction
or operation?
X
b) Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency?
X
Sources: La Quinta 2035 General Plan; La Quinta Greenhouse Gas Reduction Plan (2013).
Setting
Energy sources include nuclear energy, fossil fuels (e.g., oil, coal and natural gas) and renewable
sources (e.g., wind, solar, geothermal and hydropower). Electrical service to the City is provided
by Imperial Irrigation District (IID). Natural gas service to the City is provided by the Southern
California Gas Company (SoCalGas). Both IID and SoCalGas provide assistance and incentive
programs to help conserve energy.
The City of La Quinta Greenhouse Gas Reduction Plan (2012) includes measures to promote
energy efficiency and local generation of renewable energy. Such measures include expanding
rooftop solar systems citywide, encouraging energy efficiency upgrades and retrofits of existing
buildings, and providing information to residents and businesses on programs, incentives and
rebates for retrofitting.
Discussion
a, b) No Impact. The Housing and Safety Elements are policy documents, and their updates will
have no impact on the consumption of energy resources or state or local plans for renewable energy
or energy efficiency. The proposed Housing Element contains goals, policies and programs to
promote energy conservation, such as LEED and Green Building certifications and programs
offered by utility companies. Construction and rehabilitation of housing, as they are proposed in
the future, will be required to meet the requirements in the California Green Building Standards
Code (California Building Code Title 24 (CBC)) to ensure wise and efficient use of energy sources.
New residential development will be constructed zero-net-energy (ZNE) per the 2019 CBC.
Future housing developments would result in the consumption of petroleum-based fuels related to
vehicular travel. While future housing projects have the potential to increase the overall City
vehicle miles traveled (VMTs), the proposed Update will not interfere with improved fuel
efficiency standards and will not result in wasteful, inefficient, or unnecessary consumption of
transportation energy resources.
The Safety Element Update consists of mapping and policy relating to fire and flooding hazards,
which will have no impact on energy consumption.
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The proposed Updates will not conflict with current energy standards and conservation goals laid
out in the City’s Greenhouse Gas Reduction Plan (2013). Overall, no impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
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VII. GEOLOGY AND SOILS -- Would the
project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving
i) Rupture of a known earthquake fault,
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault?
X
ii) Strong seismic ground shaking? X
iii) Seismic-related ground failure,
including liquefaction? X
iv) Landslides? X
b) Result in substantial soil erosion or the
loss of topsoil? X
c) Be located on a geologic unit or soil that
is unstable, or that would become unstable
as a result of the project, and potentially
result in on-or off-site landslide, lateral
spreading, subsidence, liquefaction or
collapse?
X
d) Be located on expansive soil, as defined
in Table 18-1-B of the Uniform Building
Code (1994), creating substantial direct or
indirect risks to life or property?
X
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
X
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
X
Sources: La Quinta 2035 General Plan; Draft Environmental Impact Report for the City of La Quinta General Plan,
July 2012.
Setting
The City is located in the central portion of the Coachella Valley, which is the northwestern
extension of the Salton Trough, a tectonic depression formed by regional faulting. The Salton
Trough is roughly 130 miles long and 70 miles wide and extends from the San Gorgonio Pass to
the Gulf of Mexico.
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Regional soils range from rocky outcrops within the mountains bordering the valley, to coarse
gravels of mountain canyons and recently laid fine- and medium-grained alluvial (stream-
deposited) and aeolian (wind-deposited) sediments on the central valley floor. Sediments from the
surrounding mountains are carried into and across the valley through seasonal streams.
The Whitewater River is the primary natural drainage for the valley and generally flows northwest
to southeast. It is channelized in most of the valley, including the City (Coachella Valley
Stormwater Channel). Episodic flooding of major regional drainages and strong, sustained winds
channeled through the San Gorgonio Pass result in the deposition of sand and gravel on the valley
floor.
Discussion
a-f) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on
geology and soils. The Safety Element Update includes additions relating to fire and flood hazards,
and these additions will have no impact on geologic, soil, or paleontological resources, as they will
not result in any development.
There are no Alquist Priolo fault zones in the City, and there will be no impact on fault rupture.
However, the many active faults in the region, including the San Andreas Fault Zone, have the
capability of generating up to a magnitude 8.0 earthquake on the Richter scale. The City enforces
the latest California Building Code (2019 CBC) and Uniform Building Code including seismic
design and earthquake hazard reduction in existing buildings (Municipal Code Chapters 8.02 &
8.12). For future housing projects and rehabilitation, earthquake-resistant construction and hazard
reduction methods prescribed by the Building Codes will be implemented to minimize potential
structural damage.
Several sites identified in the Housing Element Update (#16-20) for future housing development
are located in the moderate or high liquefaction susceptibility areas identified in the General Plan
(Exhibit IV-3). The City requires site-specific studies for any development proposed in the areas
identified to be susceptible to liquefaction. The General Plan also mapped areas subject to
earthquake-induced slope instability (Exhibit IV-3). Development is generally very limited in
these areas.
Ground subsidence is considered a regional hazard in the Coachella Valley, and is being addressed
through water management programs by CVWD. Ground subsidence has not been identified on
any of the housing inventory sites.
Future housing projects may result in soil erosion primarily during construction. A dust
management plan will be part of the standard requirements imposed through conditions of approval
to minimize fugitive dust generated during the building process (Chapter 6.16, LQMC). Grading
and construction would occur in accordance with erosion control requirements imposed by the
City pursuant to grading permit regulations. These requirements will minimize potential impacts
on soil erosion.
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Soils in various portions of the City are comprised of alluvial and aeolian sediments, which are
prone to collapse and/or hydroconsolidation. For future housing projects, the City requires site-
specific geotechnical studies for areas where these soils are present to analyze potential risks and
provide specific engineering recommendations.
The lacustrine deposits associated with ancient Lake Cahuilla underlying much of the City contain
varying amounts of clay and silt, which may be expansive. Site-specific geotechnical studies will
be required to guide appropriate site design and engineering techniques to mitigate the expansive
soil hazard.
New development in the City will be required to connect to sanitary sewer services provided by
the CVWD. No impacts associated with septic tanks are expected.
The eastern half of the City is designated as high paleontologic sensitivity in the General Plan
(Exhibit III-4). The City requires new development projects proposed for areas of high sensitivity
for paleontological resources to prepare paleontological resource surveys during the entitlement
process and a paleontological monitor during earth moving activities. These requirements will
minimize potential impacts to paleontological resources.
Mitigation Measures: None required
Monitoring: None required
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VIII. GREENHOUSE GAS EMISSIONS
-- Would the project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions,
either directly or indirectly, that may have
a significant impact on the environment?
X
b) Conflict with an applicable plan, policy
or regulation adopted for the purpose of
reducing the emissions of greenhouse
gases?
X
Sources: La Quinta 2035 General Plan; La Quinta Greenhouse Gas Reduction Plan (2013).
Setting
Certain gases in the earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role
in determining the earth’s surface temperature. Prominent GHGs contributing to the greenhouse
effect are carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), and fluorinated compounds.
Sources of GHGs include both natural and anthropogenic (human-caused) processes.
Anthropogenic emissions of these GHGs in excess of natural ambient concentrations are
responsible for intensifying the greenhouse effect and have led to a trend of unnatural warming of
the earth’s climate, known as global climate change or global warming.
State laws, such as AB 32 (stats. 2006, ch. 488) and SB 32 (stats. 2016, ch. 249), require all cities
to reduce greenhouse gas emissions to 1990 levels by the year 2020. SB 32 is the extension of AB
32 which requires the state to reduce greenhouse gas emissions to 40 percent below 1990 levels
by 2030.
To protect air quality locally and contribute to the State mandate to reduce air quality emissions,
the City of La Quinta has adopted a Greenhouse Gas Reduction Plan (2013) that is consistent with
the goals of AB 32 and S-3-05, which calls for a statewide GHG emission reduction to 80% below
1990 levels by 2050.
Discussion
a, b) No Impact. The Housing and Safety Element Updates are policy documents and will have
no impact on greenhouse gas emissions, as they will not generate any construction or development.
The Housing Element identifies local programs offered by the City and utility providers that help
reduce GHG emissions, as well as policies and programs to support energy conservation, thereby
reducing project-level GHG emissions.
The City’s Greenhouse Gas Reduction Plan (2013) provided reduction goals and specific measures
for municipal and community wide activities; those applicable to housing development and
rehabilitation include energy efficiency upgrades, waste reduction and use of energy efficient
appliances and fixtures. As future housing projects are proposed, the City will undertake CEQA
review, and assess potential impacts for each project on greenhouse gas emissions using the tiered
GHG thresholds established by SCAQMD.
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The Safety Element Update affects mapping and policy relating to flooding and fire hazards, which
will not have any effect on GHG emissions.
Mitigation Measures: None required
Monitoring: None required
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IX. HAZARDS AND HAZARDOUS
MATERIALS --Would the project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Create a significant hazard to the
public or the environment through the
routine transport, use, or disposal of
hazardous materials?
X
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and accident
conditions involving the release of
hazardous materials into the environment?
X
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter
mile of an existing or proposed school?
X
d) Be located on a site which is included
on a list of hazardous materials sites
compiled pursuant to Government Code
Section 65962.5 and, as a result, would it
create a significant hazard to the public or
the environment?
X
e) For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport, would
the project result in a safety hazard or
excessive noise for people residing or
working in the project area?
X
f) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
X
g) Expose people or structures, either
directly or indirectly, to a significant risk
of loss, injury or death involving wildland
fires?
X
Sources: La Quinta 2035 General Plan; California Department of Toxic Substances Control “EnviroStor” Database,
accessed April 2021; State Water Resources Control Board, GeoTracker, accessed April 2021; Riverside County
Airport Land Use Compatibility Plan Policy Document, adopted December 2004.
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Setting
A hazardous material is defined as a substance or combination of substances which may either (1)
cause, or significantly contribute to an increase in mortality or an increase in serious irreversible
or incapacitating reversible illness; or (2) pose a substantial present or potential hazard to human
health or the environment when improperly treated, stored, transported, disposed of, or otherwise
managed.
The proper management of hazardous materials is a common concern for all communities. Since
the 1970s, governments at the federal, state, and local levels became increasingly concerned about
the effects of hazardous materials on human health and the environment. Numerous laws and
regulations were developed to investigate and mitigate these effects. As a result, the storage, use,
generation, transport, and disposal of hazardous materials are highly regulated by federal, state,
and local laws and regulations.
Discussion
a-g) No Impact. The adoption of the Housing and Safety Element Updates will not impact hazards
or hazardous materials. The mapping of flood zones and fire hazard areas in the Safety Element
will aid the City and future developers in determining how best to protect their properties from
these hazards. Future housing development will be required to consider potential impacts as part
of the CEQA process, though the potential impacts are likely to be negligible, as housing
development does not generate significant use, storage or transport of hazardous materials.
There are many schools throughout the City, and some are near lands designated for housing.
However, as noted, housing development typically generates minimal hazardous materials which
are under stringent County, state and federal regulations.
The sites identified for affordable housing or housing in general are not identified by the state as
having or previously having had hazardous materials issues.
The nearest airport to the City is Bermuda Dunes Airport, located approximately 0.61 miles north
of the City at its closest point. Sites #7, 8, 10 are located within Zone E per the Bermuda Dunes
Airport Compatibility Map, and residential uses are generally compatible uses within Zone E. No
other sites are located within the airport land use compatibility plan, and none of the sites are
located within or near any noise contours of the airport. Implementation of the Airport Land Use
Compatibility Plan and General Plan Safety Element would minimize potential impacts to
residential development by ensuring land use compatibility and locating residential uses at a safe
distance from the airport. The Jaqueline Cochran Regional Airport is located in the Sphere of
Influence, but is 3.5 miles east of the existing City limits and the closest identified sites for above
moderate income households (sites 15, 16 and 17). These sites are well outside the airport’s
influence area, and will not be impacted by the airport.
Housing developments are expected to occur primarily on infill sites and on the City’s developed
street system. The City has established emergency evacuation routes for neighborhoods and is
improving roadways that cross the Coachella Valley Stormwater Channel to provide all-weather
crossings. The site plans and emergency access for future housing projects will be subject to
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approval by the Fire and Police Departments to ensure adequate emergency access. No impact to
emergency access or evacuation routes is anticipated. The Safety Element Update refers to the
City’s Local Hazard Mitigation Plan (LHMP) updated in 2017 and Riverside County Multi-
Jurisdictional LHMP approved by FEMA and adopted in 2018, which provide guidance on hazard
mitigation and emergency response in and around the City, and support safe evacuation efforts
during an emergency.
The Safety Element Update contains the current fire hazard mapping by the California Department
of Forestry and Fire Protection (CalFire). According to CalFire, there are no state responsibility
areas or any very high fire hazard severity zones in the City. The sites identified for future housing
are not located adjacent to any fire hazard zone. Future housing projects will also be subject to
applicable fire codes and Fire Department review and inspection. This Update will not expose
people or structures to a significant risk associated with wildfire hazards.
Mitigation Measures: None required
Monitoring: None required
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X. HYDROLOGY AND WATER
QUALITY -- Would the project:
Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Violate any water quality standards or
waste discharge requirements or otherwise
substantially degrade surface or ground
water quality?
X
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the project
may impede sustainable groundwater
management of the basin?
X
c) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would:
(i) result in substantial erosion or
siltation on- or off-site; X
(ii) substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
off-site;
X
(iii) create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater
drainage systems or provide substantial
additional sources of polluted runoff; or
X
(iv) impede or redirect flood flows?
X
(d) In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
X
(e) Conflict with or obstruct
implementation of a water quality control
plan or sustainable groundwater
management plan?
X
Sources: La Quinta 2035 General Plan.
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Setting
La Quinta is located in the Coachella Valley, where rainfall on the valley floor averages 3 inches
annually and 5 to 6 inches in the foothills. Several watersheds drain the adjoining elevated terrain
of the San Jacinto and Santa Rosa Mountains towards the valley floor. Most rainfall occurs during
the cooler months of November through March, but occasional high-intensity thunderstorms and
tropical storms occur in late summer and early fall. Summer storms pose a greater threat of
localized flooding than winter storms because of their high intensity and short duration. The City
implements standard requirements for the retention of storm flows and participates in the National
Pollution Discharge Elimination System (NPDES) to protect surface waters from pollution.
The Coachella Valley Water District (CVWD) provides domestic water and sewer services to the
City of La Quinta. CVWD’s primary water source is groundwater extracted through a system of
wells located throughout the City and region. In addition to groundwater, CVWD relies on
imported water brought to the region by regional canals. CVWD also maintains water storage tanks
throughout its service area, including ten existing or planned tanks in the City and its Sphere, with
capacities ranging from 250,000 to 10 million gallons.
CVWD is responsible, under the California Water Code, for analyzing its current and future water
supply, and assuring that sufficient supply is available to serve land uses within their service area,
through the preparation of an Urban Water Management Plan (UWMP). CVWD is required to
periodically update the Plan.
CVWD has two wastewater treatment plants serving the City, Water Reclamation Plant 7 (WRP-
7) located at Madison Street and Avenue 38 and the Mid-Valley Water Reclamation Plant (WRP-
4) located on Filmore Street in Thermal. For all land in the City located south of Miles Avenue,
sewage is treated at WRP-4, which has a capacity of 9.9 million gallons per day. There is currently
excess capacity at WRP-4. WRP-4 does not include tertiary treatment facilities; however, plans
are underway to extend the tertiary-treated water delivery system to other areas in the valley.
CVWD also implements the requirements of the Regional Water Quality Control Board pertaining
to domestic water quality and wastewater discharge.
Discussion
a-e) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on
hydrology and water quality. The City and CVWD implement water quality standards and waste
discharge requirements to prevent contamination of water sources during construction and
operation. Future housing developments will be reviewed under CEQA to assure that they meet
these standards.
CVWD has prepared an Urban Water Management Plan 2015 Update, which is a long-term
planning document that helps CVWD plan for current and future water demands. The Plan
demonstrates that CVWD has available, or can supply in the future, sufficient and reliable water
supplies to serve future development in the City. The proposed housing sites are expected to
develop under the designations by the City’s 2035 General Plan; therefore, the water demand is
addressed in the UWMP. The Housing and Safety Elements Updates will not conflict with or
obstruct implementation of a water quality control plan or sustainable groundwater management
plan.
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The City requires all new development and/or redevelopment projects equal to or greater than one
acre to prepare and submit a Preliminary Water Quality Management Plan (WQMP) to the City
Engineer for approval, and implement Best Management Practices (BMPs) included in the WQMP,
as required by the City’s NPDES implementation agreement (Municipal Code Chapter 8.70). A
minimum requirement for drainage facilities of containing a 100-year storm event is included in
the City’s standards (Municipal Code Section 13.24.120). These standard requirements will be
enforced during project entitlement and environmental review processes and will ensure that future
housing projects do not cause significant impacts related to drainage patterns due to siltation,
polluted runoff and flooding.
The City is located inland and is not subject to tsunamis. The Safety Element updates the FEMA
flood hazard zones map (Exhibit IV-6). According to FEMA’s Flood Insurance Rate Maps,
housing sites in the City are not located in the 100-year special flood hazard areas. Areas of
potential flooding are limited to the Coachella Valley Stormwater Channel, La Quinta Evacuation
Channel, creeks near the foothills, and the nearby alluvial fans. The General Plan Safety Element
provides policies and programs to minimize potential impacts regarding flooding and calls for
cooperation with CVWD to minimize the potential for inundation from levee or water tank failure.
The applicable standard requirements, as well as project-level hydrology studies, will serve to
minimize potential impacts on water resources.
Mitigation Measures: None required
Monitoring: None required
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XI. LAND USE AND PLANNING - Would
the project:
Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
a) Physically divide an established
community? X
b) Cause a significant environmental impact
due to a conflict with any land use plan,
policy, or regulation adopted for the purpose
of avoiding or mitigating an environmental
effect?
X
Sources: La Quinta 2035 General Plan; City of La Quinta Official Zoning Map, July 2016.
Setting
The City is located in the center of the Coachella Valley, and is largely built out, with the exception
of lands in its southern half. The General Plan and Zoning Ordinance allow a broad range of
residential product, commercial and institutional facilities, limited light industrial uses and open
space. The City of La Quinta has over half (53.3%) its land designated as Open Space, 31.7% as
residential lands, and 4.4% as commercial lands.
Discussion
a-b) No Impact. The adoption of the Housing and Safety Element Updates will have no impact
on land use. The updates to the Safety Element will facilitate the safe development of future land
uses across the City by implementing updated mapping, data and policy designed to protect public
safety.
The sites identified for future housing are vacant. Some of the inventory sites for above moderate
income households are located within existing communities, but are planned for development to
build out these communities, not divide them. Future development of any of the identified sites is
not expected to physically divide or impact an established community.
All the sites identified in the vacant land inventory allow residential uses, and are expected to be
developed under their General Plan and AHO zoning designations. Future housing projects will
be subject to the development standards set forth in the zoning ordinance (Municipal Code Title
9) or effective Specific Plans. The Housing Element Update will not conflict with any land use
plan, policy, or regulation. No impact would occur.
Mitigation Measures: None required
Monitoring: None required
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XII. MINERAL RESOURCES -- Would the
project:
Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of the
state?
X
b) Result in the loss of availability of a
locally-important mineral resource recovery
site delineated on a local general plan,
specific plan or other land use plan?
X
Sources: La Quinta 2035 General Plan; “Mineral Land Classification Map, Aggregate Resources Only, Palm Springs
Production-Consumption Region,” California Division of Mines and Geology, 1987.
Setting
The California Surface Mining and Reclamation Act of 1975 (SMARA) addresses the loss of
regionally significant mineral deposits to urban development. The Act requires the Department of
Conservation to create Production-Consumption Regions. The City is located in the Palm Springs
Production-Consumption Region. This region covers approximately 631 square miles of the
Coachella Valley from near Cabazon to Thermal. The City is generally designated as Mineral
Resource Zone (MRZ) 3 on the west, and MRZ-1 on the east. MRZ-1 indicates areas where
adequate information indicates that no significant mineral deposits are present, or where it is
judged that little likelihood exists for their presence. MRZ-3 indicates areas containing known or
inferred mineral occurrences of undetermined mineral resource significances. No active mining or
extraction sites occur in the City, nor are any proposed or designated for such uses.
Discussion
a, b) No Impact. The adoption and implementation of the Housing and Safety Element Updates
will not result in the loss of availability of a locally or regionally important mineral resource. The
flooding and fire hazard mapping and policy in the Safety Element will not affect mineral resources.
The sites identified for future housing development are designated for residential uses in the
General Plan and on the City Zoning Map, which would not accommodate mineral resource
recovery.
Mitigation Measures: None required
Monitoring: None required
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XIII. NOISE - Would the project result in:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Generation of substantial temporary or
permanent increase in ambient noise levels in
the vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
X
b) Generation of excessive groundborne
vibration or groundborne noise levels? X
c) For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted, within
two miles of a public airport or public use
airport, would the project expose people
residing or working in the project area to
excessive noise levels?
X
Sources: 2035 General Plan Noise Element; La Quinta Municipal Code.
Setting
The primary source of noise in the City of La Quinta is traffic. Section 9.100.210 of the City’s
Municipal Code governs noise control in the City. The current noise standards allow noise levels
of 65 dBA from 7 AM to 10 PM, and 50 dBA from 10 PM to 7 AM for noise sensitive uses,
including residential units. This standard is more stringent than the CNEL standard and can be
modified by City Council.
Discussion
a-c) No Impact. The Housing and Safety Element Updates represent amendments to policy
documents and would not generate construction or development. The updates to flood and fire
hazard mapping and policy will not impact noise levels in the City, nor do they have potential to
create new sources of noise.
As future housing projects are proposed, they will be required to analyze noise issues during the
CEQA review and building permit processes. Project-level noise studies may be required by the
City to assess impacts from roadway and surrounding development, where necessary. The City
may also require acoustical analysis to verify exterior and interior noise standard compliance
during building plan check reviews. Should noise levels at future housing sites exceed city
standards, mitigation would be required such as noise attenuation walls, setback from roadways,
and landscape buffers.
Construction of future housing development will create temporary noise and/or vibration sources.
Construction noise is exempt from the noise standards set forth in Section 9.100.210 of the Zoning
Ordinance; however, it is restricted to certain days of the week and times of day that are considered
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less sensitive (Municipal Code Section 6.08.050). As noted, under CEQA review, individual
projects will need to assess whether their construction will potentially impact surrounding uses
and any sensitive receptors. In the long term, housing development will be required to comply with
the operational noise levels established in the Zoning Ordinance related to residential property,
and are not expected to cause significant impacts on noise and vibration.
The nearest airport to the City is Bermuda Dunes Airport, located approximately 0.61 miles north
of the City at its closest point. All sites identified for future housing development in the Housing
Element are located outside the noise contours of the Bermuda Dunes Airport. The Jaqueline
Cochran Regional Airport is located 3.5 east of the City limits, and due to distance will not impact
noise levels within the City. No impact will occur regarding exposing people to excessive noise
levels.
Mitigation Measures: None required
Monitoring: None required
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XIV. POPULATION AND HOUSING –
Would the project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Induce substantial unplanned population
growth in an area, either directly (for example,
by proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
X
b) Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing elsewhere?
X
Source: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and
the State, January 1, 2021.
Setting
The City of La Quinta has a population of approximately 41,247 persons, which is expected to
grow to 47,700 in 2045.2 Currently, the City is composed of a mix of single-family, multi-family,
and mobile home development, but the majority (87.9%) of housing units are single-family homes.
Discussion
a-b) No Impact. The adoption of the Housing Element Update will have no impact on population
and housing. The Element provides goals, policies and programs to facilitate housing development
and preserve the existing housing stock, but does not create any immediate need for housing. As
population grows in the City, demand for housing will increase and the sites identified for future
housing in the vacant land inventory will be developed under the provisions of the General Plan,
including the Housing Element and the zoning ordinance. The Housing Element will not induce
growth, insofar as the identified sites are located on existing streets, and utilities and public
facilities are available in the immediate area. No new road or utility infrastructure is anticipated
other than onsite connections. Because the identified sites are vacant, future housing development
would not displace any existing housing or require replacement housing elsewhere. No impact will
occur.
The Safety Element Update consists of additions to fire and flood hazard mapping and discussions
of hazard management, and will not result in any development, population or housing.
Mitigation Measures: None required
Monitoring: None required
2 2020-2045 RTP/SCS Demographics and Growth Forecast by Southern California Association of Governments.
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XV. PUBLIC SERVICES
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response
times or other performance objectives for any of
the public services:
Fire protection? X
Police protection? X
Schools? X
Parks? X
Other public facilities? X
Sources: La Quinta 2035 General Plan.
Setting
Fire Protection
The County of Riverside Fire Department (RCFD) provides fire protection to the City of La Quinta
on a contract basis. The City of La Quinta has fire stations at three locations throughout the City:
44555 Adams Street north of Highway 111, 78111 Avenue 52 in the Cove area, and 54001
Madison Street in the eastern City.
Police Protection
The City of La Quinta contracts for police services with the Riverside County Sheriff's Department.
There are two Police Department offices that serve the City: Civic Center Community Policing
Office located at 78-495 Calle Tampico, and the regional Sheriff’s Station located at 86-625
Airport Boulevard in Thermal.
Schools
There are two school districts providing public education to students in kindergarten through 12th
grade in La Quinta: Desert Sands Unified School District (DSUSD) and Coachella Valley Unified
School District (CVUSD). Both districts receive funding from state funds and local property taxes.
The districts are authorized to collect school facilities fees as provided for in Government Code
Section 53080 et. seq. and 65995 et seq. on a per square foot basis for new residential development.
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Parks
The City of La Quinta currently operates 11 city parks, the Civic Center Campus, and three nature
preserve areas. All city parks, with the exception of the Civic Center Campus, provide a
children’s playground facility. La Quinta Municipal Code Chapter 13.48 establishes criteria for
dedicating land, or payment of in lieu fees for construction of new parks or recreational facilities
or rehabilitation of existing facilities. All residential developments subdivisions containing five or
more parcels are required to pay a park development fee, dedicate land, or both. The City General
Plan sets a requirement for providing a minimum of 5 acres per 1,000 population.
Discussion
a) No Impact. The Housing and Safety Element Updates are policy documents and will not
directly result in any development. The adoption of the Updates will have no impact on public
services. The Safety Element Update will more clearly identify flooding and fire hazards, and
prevent the location of public facilities in hazard areas.
As future housing projects are proposed, they will be reviewed to determine potential impacts on
public services during the CEQA process. In general, sites identified for future housing in the
vacant land inventory are urban infill sites. These sites will be developed under the allowable
densities in the General Plan and Zoning Code. The majority of the City is well served by public
services, and thus new development on those sites are least likely to have significant impacts on
public services.
The sites identified for future housing are not located in or near a fire hazard zone. As future
housing projects are proposed, they will be required to provide emergency access following the
Riverside County Fire Department’s design guidelines.
Future housing development will be required to pay development impact fees toward fire
protection services at building permit issuance and school developer fees in place at the time
development occurs.
Future projects will also need to participate in the City’s parkland in-lieu fee program to offset
impacts associated with parks generated by new residents.
Mitigation Measures: None required
Monitoring: None required
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XVI. RECREATION --
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Would the project increase the use of
existing neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
X
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on the
environment?
X
Sources: La Quinta 2035 General Plan.
Setting
There are approximately 5,259 acres of open space areas set aside for recreational facilities in the
City, including a variety of city owned and maintained parks and facilities, County owned parks,
Desert Recreation District facilities and public and private golf courses. In addition, there are
approximately 6,933 acres of natural open space areas within the City offering hiking trails,
equestrian trails, and other passive recreation opportunities.
The Desert Recreation District also provides park facilities and recreation programs throughout
the Coachella Valley. The Desert Recreation District owns and operates the La Quinta Community
Park, and is proposing a Discovery Center near Lake Cahuilla.
Discussion
a, b) No Impact. The adoption of the Housing and Safety Element Updates will not generate any
new development or redevelopment directly. No impact on recreation will occur. Future projects
will be reviewed for their potential impacts on recreational resources during the CEQA process.
Applicable parkland program in-lieu fees and development impact fees will be assessed to cover
the additional costs of providing recreational services to new residents.
Mitigation Measures: None required
Monitoring: None required
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XVII. TRANSPORTATION -- Would the
project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Conflict with a program, plan, ordinance
or policy addressing the circulation system,
including transit, roadway, bicycle and
pedestrian facilities?
X
b) Conflict or be inconsistent with CEQA
Guidelines section 15064.3, subdivision (b)? X
c) Substantially increase hazards due to a
geometric design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)?
X
d) Result in inadequate emergency access? X
Sources: La Quinta 2035 General Plan; Coachella Valley Association of Governments Active Transportation Plan.
Setting
All roadways in the City are classified into various roadway types based on number of lanes and
other facilities, including bicycle lanes, sidewalks and parkways. The City’s acceptable Level of
Service (LOS) for both roadway segments and intersection operations is LOS D or better.
CEQA Guidelines section 15064.3 sets forth guidelines for implementing SB 743 (stats. 2013,
ch. 386), which requires amendments to the CEQA Guidelines (pre-2019) to provide an alternative
to LOS for evaluating transportation impacts. Changes to CEQA Guidelines were adopted in
December 2018, which require all lead agencies to adopt vehicle miles traveled (VMT) as a
replacement for automobile delay-based level of service (LOS) as the new measure for identifying
transportation impacts for land use projects. This statewide mandate went into effect July 1, 2020.
To aid in this transition, the Governor’s Office of Planning and Research (OPR) released a
Technical Advisory on Evaluating Transportation Impacts in CEQA (December 2018). Based on
OPR’s Technical Advisory, the City of La Quinta has prepared their Vehicle Miles Traveled
Analysis Policy.
Discussion
a-d) No Impact. The Housing and Safety Element Updates are policy documents that will not
generate any development directly or propose any changes to transportation in the City. No impact
will occur regarding transportation.
As future housing projects are proposed, they will be required to analyze potential traffic impacts
and prepare traffic impact studies that include VMT analysis, where necessary. The projects will
also be required to meet City standards on roadway improvements, parking, and emergency access
either through mitigation under CEQA or conditions of approval. Prior to construction, both the
Fire Department and Police Department will review the project site plan to ensure safety measures
are addressed, including emergency access and geometric design.
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The sites identified for future housing occur on the City’s developed street system, and will not
interfere with the system. Most sites are relatively close to bus stops served by SunLine bus routes,
existing and proposed bike routes, as well as multi-use paths. No impact is anticipated on
alternative transportation.
Mitigation Measures: None required
Monitoring: None required
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XVIII. TRIBAL CULTURAL RESOURCES—
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Would the project cause a substantial adverse
change in the significance of a tribal cultural
resource, defined in Public Resources Code
section 21074 as either a site, feature, place,
cultural landscape that is geographically defined
in terms of the size and scope of the landscape,
sacred place, or object with cultural value to a
California Native American tribe, and that is:
i) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.i(k), or
X
ii) A resource determined by the lead agency,
in its discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public
Resources Code 5024.1. In applying the
criteria set forth in subdivision (c) of Public
Resources Code Section 5024.1, the agency
shall consider the significance of the resource
to a California Native American tribe.
X
Sources: La Quinta 2035 General Plan; Draft Environmental Impact Report for the City of La Quinta General Plan,
July 2012.
Setting
As discussed in the Section V, Cultural Resources, the Coachella Valley has been home to Cahuilla
people for millennia. They were Takic-speaking and lived in various groups in the area. The Desert
Cahuilla occupied the eastern Coachella Valley, including the modern day La Quinta. Today,
Native Americans of Pass or Desert Cahuilla heritage are mostly affiliated with one or more of the
Native American reservations in and near the Coachella Valley, including the Cabazon, Augustine,
Torres Martinez, Twenty-nine Palms, Agua Caliente, and Morongo.
Numerous cultural resources are found throughout the valley which have provided valuable insight
into the prehistory and history of the Valley.
Discussion
i, ii) No Impact. The adoption of the Housing and Safety Elements Update will have no impact
on tribal cultural resources, as it will not generate construction or development directly, nor expand
available sites for future development. The City conducted AB 52 (stats. 2014, ch. 532) and SB 18
(stats. 2004, ch. 905) consultation and sent out written letters to 14 tribes. The City received one
response from the Agua Caliente Band of Cahuilla Indians, who indicated that it had no concerns
regarding the Updates, and concluded consultation.
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As noted, as many as 500 archaeological sites of historic and prehistoric origins and approximately
170 isolates have been identified in the City of La Quinta and its SOI. Portions of the City were
covered by the ancient Lake Cahuilla, and are known to contain remnants of tribes living near the
lake shores based on archaeological surveys and communication with local tribes.
As future housing projects are proposed, the City will conduct formal government-to-government
consultation with local tribes pursuant to AB 52 and/or SB 18. Mitigation will be implemented
based on input from tribes, where necessary, to avoid impacts to tribal cultural resources. The City
requirements of site surveys for new development and standard requirements including the CEQA
review process will ensure any potential impacts to tribal cultural resources are identified and
addressed at the individual project level.
Mitigation Measures: None required
Monitoring: None required
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XIX. UTILITIES AND SERVICE SYSTEMS.
Would the project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water drainage,
electric power, natural gas, or
telecommunications facilities, the construction
or relocation of which could cause significant
environmental effects?
X
b) Have sufficient water supplies available to
serve the project and reasonably foreseeable
future development during normal, dry and
multiple dry years?
X
c) Result in a determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to serve
the project’s projected demand in addition to the
provider’s existing commitments?
X
d) Generate solid waste in excess of State or
local standards, or in excess of the capacity of
local infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
X
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
X
Source: La Quinta 2035 General Plan; 2015 Urban Water Management Plan (Final Report), CVWD, July 1, 2016;
Sanitary Sewer Management Plan, CVWD, December 1, 2019.
Setting
The City of La Quinta is served by the following utility providers:
Utility Service Provider(s)
Electricity Imperial Irrigation District (IID)
Natural gas Southern California Gas
Water Coachella Valley Water District (CVWD)
Wastewater Coachella Valley Water District (CVWD)
Solid waste Burrtec
Telecommunications Spectrum, Frontier
Discussion
a-c) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on
utilities and service systems because they will not generate construction or development directly.
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As future housing development is proposed, the potential impacts on utilities will be considered
during the entitlement process and CEQA review.
CVWD is responsible, under the California Water Code, for analyzing its current and future water
supply, and assuring that sufficient supply is available to serve land uses within its service area,
through the preparation of an Urban Water Management Plan (UWMP). The latest 2015 UWMP
used the City’s General Plan land uses as a basis for planning. Similarly, CVWD also conducts
long-range planning for sewer services partly based on the General Plan land uses in its Sanitary
Sewer Management Plan (2019). CVWD has demonstrated sufficient capacities to serve the City
for domestic water and wastewater treatment.
Burrtec provides solid waste services to the City on a contract basis, and will charge a per unit fee
on future housing units. Regional landfills have sufficient capacity to accommodate future
development in the City.
The energy and telecommunications service providers also plan their infrastructure according to
local development and population growth. All future housing projects will be required to analyze
their demand for utility services at the individual project level.
Mitigation Measures: None required
Monitoring: None required
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XX. WILDFIRE. If located in or near state
responsibility areas or lands classified as very
high fire hazard severity zones, would the
project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan? X
b) Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and thereby
expose project occupants to, pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
X
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines
or other utilities) that may exacerbate fire risk
or that may result in temporary or ongoing
impacts to the environment?
X
d) Expose people or structures to significant
risks, including downslope or downstream
flooding or landslides, as a result of runoff,
post-fire slope instability, or drainage changes?
X
Sources: La Quinta 2035 General Plan Draft EIR; Fire and Resources Assessment Program (FRAP) maps,
California Department of Forestry and Fire Protection.
Setting
Wildfires can occur in undeveloped areas and spread to urban areas where landscape and structures
are not designed and maintained to be ignition resistant. A wildland-urban interface (WUI) is an
area where urban development is located in proximity to open space or “wildland” areas. The
potential for wildland fires represents a hazard where development is adjacent to open space or
within close proximity to wildland fuels or designated fire severity zones. While the western
portion of the City, such as the Cove, is located near the urban-wildland interface, the wilderness
areas that surround La Quinta are made up of granitic rock and sparse desert vegetation and thus
does not provide the explosive fuels needed for wildfires.
The California Department of Forestry and Fire Protection (Cal Fire) has mapped areas of
significant fire hazards in the state through its Fire and Resources Assessment Program (FRAP).
These maps place areas of the state into different Fire Hazard Severity Zones (FHSZ) based on a
hazard scoring system using subjective criteria for fuels, fire history, terrain influences, housing
density, and occurrence of severe fire weather where urban conflagration could result in
catastrophic losses.
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Discussion
a-d) No Impact. The Housing and Safety Element Updates will have no impact on wildfire. The
Safety Element has been updated, and added a section on fire hazard and the most recent fire
hazard mapping by CalFire. There is no state responsibility area or very high fire hazard severity
zone (VHFHSZ) in the City of La Quinta. The sites identified for future housing in the vacant land
inventory are not located in or near a state responsibility area or VHFHSZ.
As future housing projects are proposed, they will be required to provide emergency access
following the Riverside County Fire Department’s design guidelines. The City has established
emergency evacuation routes for its neighborhoods, to assure that residents can leave their
neighborhoods safely.
The Safety Element Update also referred to the City’s Local Hazard Mitigation Plan (LHMP)
updated in 2017 and Riverside County Multi-Jurisdictional LHMP approved by FEMA and
adopted in 2018, which provide guidance on hazard mitigation including fire hazards and
emergency response in and around the City. No impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
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XXI. MANDATORY FINDINGS OF
SIGNIFICANCE --
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant or
animal or eliminate important examples of the
major periods of California history or prehistory?
X
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a project are
considerable when viewed in connection with the
effects of past projects, the effects of other
current projects, and the effects of probable future
projects)?
X
c) Does the project have environmental effects,
which will cause substantial adverse effects on
human beings, either directly or indirectly?
X
a-c) No Impact. The adoption of the Housing and Safety Element Updates will not impact the
environment.
As discussed above, sites identified for future housing are not located within a CVMSHCP-
designated conservation area. The Update will not impact biological or cultural resources, nor
human beings directly or indirectly.
Under state law, relevant sections in the Safety Element including fire hazard, flood hazard,
climate change and emergency preparedness are being updated along with the Housing Element,
and both are consistent with each other and the balance of the General Plan.
The sites identified for future housing will be developed under General Plan designations and
guidelines, and such development will not impact long term environmental goals. Cumulative
impacts of future development have been addressed in the General Plan and its Environmental
Impact Report where necessary, and will also be considered at the project level as projects are
proposed under the Housing Element.
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PLANNING COMMISSION RESOLUTION 2022 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING THE CITY COUNCIL ADOPT A
GENERAL PLAN AMENDMENT FOR THE 2022-2029
HOUSING ELEMENT UPDATE AND UPDATES TO
2035 GENERAL PLAN CHAPTER IV,
ENVIRONMENTAL HAZARDS (SAFETY ELEMENT)
CASE NUMBERS:
GENERAL PLAN AMENDMENT 2020-0001
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on January 11 and January 25, 2022, hold duly noticed Public Hearings
to consider the Housing and Safety Element updates of the General Plan for
the 6th Planning Cycle, as mandated by State law; and
WHEREAS, the Design and Development Department published a public
hearing notice in The Desert Sun newspaper on December 30, 2021, as
prescribed by the Municipal Code; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, the Planning Commission did make the following mandatory findings
to justify approval of said General Plan Amendment:
1. The General Plan Amendment does not have the potential to degrade the
quality of the environment, have an adverse effect on wildlife, achieve short
term environmental goals to the disadvantage of long term environmental
goals, or cumulatively result in significant impacts to the environment.
2. Internal General Plan Consistency. The amendments to the Housing
Element and the Safety Element are internally consistent and do not
conflict with policies and programs of other elements of the General Plan.
3. Public Welfare. Approval of the amendments will not create conditions
materially detrimental to the public health, safety and general welfare, and
will instead assure the provision of housing for all segments of the
community, and the construction of safe buildings outside of fire-prone
areas and flood zones.
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Planning Commission Resolution 2022 -
General Plan Amendment 2021-0001
Housing and Safety Element Updates
Adopted:
Page 2 of 2
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of
the Planning Commission in this case;
SECTION 2. That it does hereby recommend to the City Council adoption of
General Plan Amendment 2021-0001, updating the Housing and Safety
Elements of the General Plan (Exhibits A and B).
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on January 25, 2022, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
STEPHEN T. NIETO, Chairperson
City of La Quinta, California
ATTEST:
_________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
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HOUSING
PURPOSE
The Housing Element of the La Quinta General Plan establishes the City’s
policy relative to the maintenance and development of housing to meet
the needs of existing and future residents. Jurisdictions within the
Southern California Association of Governments (SCAG) region must
complete the statutory housing element update for a planning period
that extends from 2022 to 2029.
The 2022 Regional Housing Needs Assessment (RHNA) proposes that La
Quinta provide the regulatory framework to facilitate the development
of new housing units potentially affordable to a range of income levels.
The City’s RHNA is 1,530 units for the 2022–2029 planning period. The
RHNA includes housing planning goals for very low, low, moderate, and
above moderate income households.
The City’s RHNA by affordability level is 420 units of housing affordable
to very low income households, 269 affordable for low income
households, 297 affordable for moderate income households, and 544
above moderate income units. The Housing Element demonstrates the
land resources, financial resources, market trends, and governmental
efforts that have the potential to facilitate and encourage housing
development and rehabilitation to meet the RHNA.
Setting
The City of La Quinta is one of nine cities in the Coachella Valley. A world-
renowned vacation destination, La Quinta’s population varies by
season. La Quinta’s permanent population is estimated at 40,660
persons in 2020. The seasonal population exceeds 10,000, increasing
the City’s population by 25% during winter months.
La Quinta households are generally wealthier than other
areas of Riverside County. The median household
income of La Quinta in 2018 was $79,889, significantly
higher than the Riverside County median
household income of $63,948.
EXHIBIT A
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This income trend is related to the types of new housing available in La
Quinta. La Quinta is home to many master planned communities.
Although the number of multifamily units in the City increased by more
than 30% from 2012 to 2019, multifamily units continue to represent less
than 7 percent of the total housing stock.
Housing Resources
California housing element law allows local governments to obtain
credit toward their RHNA housing goals in three ways: constructed and
approved units, vacant and underutilized land, and the preservation of
existing affordable housing.
Moderate income households are able to afford some new and fairly
new rental and for sale units. Very Low and Low income households,
however, will continue to require subsidized affordable housing.
Housing Plan
The housing element sets forth a comprehensive housing plan
consisting of goals, policies, and programs to address existing and
projected housing needs. The detailed programs provided are designed
to identify sites to exceed the RHNA, assist the development of
affordable housing, remove governmental constraints to housing,
preserve the existing housing stock, provide equal housing
opportunities, and promote energy and water conservation in
residential uses.
Quantified Objectives
The goals, policies, and programs will guide housing-related decision
making and facilitate attainment of the 2022–2029 RHNA housing
targets. As shown in Table II-1, future units both planned and to be
planned, make up the bulk of new construction counted toward the
RHNA.
Each jurisdiction must establish quantified objectives by income
category to prepare to meet or exceed the RHNA for the 2022-2029
planning period. The City of La Quinta’s quantified objectives are based
on constructed and approved units and land resources for new housing
and programs created to address other existing and projected housing
needs.
Achieving the City of La Quinta’s quantified objectives will rely on third
party financing. The City will continue to participate in the development
of affordable housing with private party partners. Please see the
Housing Resources section.
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Table II-1
Quantified Objectives 2022–2029
Type of Housing
Extremely
Low
Very
Low Low Moderate
Above
Moderate Total
New Construction
New Units 210 210 269 297 544 1,530
Rehabilitation/Conservation
Residential
Rehabilitation
10
15
30
35
90
Conservation
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INTRODUCTION
Purpose
The Housing Element of the La Quinta Plan establishes the City’s policy
relative to the maintenance and development of housing to meet the
needs of existing and future residents. These policies will guide City
decision making and set forth a housing action program through 2029.
These commitments are an expression of the City’s desire to facilitate
adequate housing for every La Quinta resident. The City’s housing policy
is consistent with the statewide housing goal of “attainment of decent
housing and a suitable living environment for every California Family.”
The purpose of the Element is to establish official policy which:
v Identifies existing and projected housing needs, and inventories
resources and constraints that are relevant to meeting these needs.
The assessment and inventory include:
§ Community Profile
§ Housing Profile
§ Land Resource Inventory
§ Governmental and Nongovernmental Constraints Analysis
§ Analysis of Special Needs Housing
§ Identification of Assisted Units “At Risk” of Conversion
v Identifies the community’s goals, objectives, and policies relative to
the preservation, improvement, and development of housing.
v Sets forth a schedule of actions (programs) the City is undertaking
or intends to undertake to implement the policies and achieve the
goals and objectives of the Housing Element.
The Housing Element has been designed to address key housing issues
in the City. These issues include appropriate housing types to meet the
needs of all segments of the community while maintaining a low density
character, provision of affordable housing for special needs groups in
the community, and the maintenance of the existing housing stock.
Consistency with State Planning Law
California Government Code requires that every City and County prepare
a Housing Element as part of its General Plan. In addition, State law
contains specific requirements for the preparation and content of
Housing Elements. Sections 65580 to 65589.8 of the California
Government Code contain the legislative mandate for the housing
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element. State law requires that the City’s Housing Element consist of
“identification and analysis of existing and projected housing needs and a
statement of goals, policies, quantified objectives, financial resources, and
scheduled programs for the preservation, improvement and development
of housing.”
State law also requires that the City evaluate its housing element
approximately every eight years to determine its effectiveness in
achieving City and statewide housing goals and objectives, and to adopt
an updated Element that reflects the results of this evaluation.
State law is very specific about the content of the Housing Element and
makes it clear that the provision of affordable housing is the
responsibility of all local governments. The City is expected to
contribute toward regional housing needs and to contribute to the
attainment of state housing goals.
The most recent updates to Housing Element law occurred in 2017,
when a series of bills were passed into law to address the State’s
determination that California was experiencing a State-wide housing
crisis. The laws passed in 2017 addressed a wide range of housing-related
issues, including Housing Elements, which are summarized below.
• SB 2 established a recordation fee for real estate documentation
which would fund planning grants for affordable housing and
affordable housing projects.
• SB 3 placed a $4 billion general obligation bond on the November
2018 ballot to fund affordable housing, farmworker housing, transit-
oriented development, infill infrastructure and home ownership.
• SB 35 mandated a streamlined approval process for infill affordable
housing projects in communities that have not, according to the
Department of Housing and Community Development (HCD) met
their affordable housing allocation (RHNA).
• AB 72 allowed HCD to find a housing element out of compliance with
State law, and to refer the non-compliant element to the State
Attorney General for action at any time during a Housing Element
planning period.
• AB 73 provided State-funded financial incentives for local
jurisdictions which choose to create a streamlined zoning overlay for
certain affordable housing projects.
• SB 166 required that development proposals on local jurisdictions’
sites inventory cannot be reduced in density without findings, and/or
the identification of additional sites to result in ‘no net loss’ of
affordable housing units in the sites inventory.
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• SB 540 provided State funding for the planning and implementation
of workforce housing opportunity zones for very low, low and
moderate income households.
• AB 571 modified the farmworker tax credit program to allow HCD to
advance funds to migrant housing center operators at the beginning
of each planting season, and allowed migrant housing to remain
open for up to 275 days annually.
• AB 678 amended the Housing Accountability Act to limit a local
jurisdiction’s ability to deny low and moderate income housing
projects by increasing the required documentation and raising the
standard of proof required of a local jurisdiction.
• AB 686 (approved in 2018) required a public agency to administer its
programs and activities relating to housing and community
development in a manner that affirmatively furthers fair housing.
• AB 879 amended the annual reporting requirements of local
jurisdictions to HCD regarding proposed projects, including
processing times, number of project applications and approvals, and
required approval processes.
• AB 1397 amended the requirements of adequate sites analysis to
assure that sites are not only suitable, but also available, by requiring
additional information in site inventories.
• AB 1505 allowed local jurisdictions to adopt local ordinances that
require affordable housing units on- or off-site when approving
residential projects.
• AB 1515 established a ‘reasonable person’ standard to consistency of
affordable housing projects and emergency shelters with local
policies and standards.
• AB 1521 placed restrictions on the owners of affordable housing
projects when terminating or selling their projects.
General Plan Consistency
The goals, policies, standards, and proposals within this element relate
directly to and are consistent with all other General Plan elements. The
Housing Element identifies programs and resources required for the
preservation, improvement, and development of housing to meet the
existing and projected needs of its population.
The Housing Element is affected by development policies contained in
the Land Use Element, which establishes the locations, types, intensity,
and distribution of land uses throughout the City and defines the
buildout land use scenario. In designating total acreage and density of
residential development, the Land Use Element places an upper limit on
the number and types of housing units constructed in the City. The
acreage designated for a range of commercial and office uses creates
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employment opportunities for various income groups. The presence
and potential for jobs affects the current and future demand for housing
at the various income levels in the City. In addition, the Land Use
Element has been updated in accordance with Senate Bill 244. There are
no disadvantaged unincorporated communities in the City’s Sphere of
Influence.
The Circulation Element also affects implementation of the Housing
Element. The Circulation Element establishes policies for providing
essential streets and roadways to all housing that is developed. The
policies contained in the other elements of the General Plan affect the
quality of life of the citizens of the City through the control of the
amount and variety of open space and recreation areas, acceptable
noise levels in residential areas, and programs to provide for the safety
of residents.
The Housing Element utilizes the most current data available. Data
sources include the U.S. Census, American Community Survey, California
Department of Finance (DOF), Comprehensive Housing Affordability
Strategy, Southern California Association of Governments (SCAG),
Riverside County, and various City documents and resources, among
others.
Scope and Content
The Housing Element is organized in the following manner:
v Introduction: A statement of the purpose of the Housing Element
and statutory requirements, a statement of the relationship
between the Housing Element and other General Plan elements, the
scope, content and organization of the Element, and a summary of
the public participation process.
v Evaluation of Past Element: A summary of the achievements and an
evaluation of the effectiveness of the past Housing Element.
v Housing Vision Statement: A statement describing the future vision
of housing in La Quinta as developed by the citizens and elected
officials of the City. The policies in the Housing Element are designed
to bring this vision to fruition.
v Community Profile and Housing Profile: A discussion of the
characteristics of the population, households, and housing stock in
La Quinta, including growth and affordability trends.
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v Fair Housing: A discussion of the City’s commitment to and
implementation of federal and state fair housing laws, as well as
identified issues, concerns, and strategies.
v Housing Needs: An analysis of groups in the City that may have special
housing needs, the implications of the affordability of housing stock
in relation to household income, and projected housing needs.
v Housing Constraints: A discussion of governmental and
nongovernmental constraints to the development of housing and
opportunities for energy conservation in residential planning,
design, construction, and rehabilitation.
v Housing Resources: An inventory of constructed and approved units,
land available for residential development, and underutilized sites
available for residential redevelopment, and an analysis of the ability
of these projects and sites to meet the Regional Housing Needs
Assessment (RHNA).
v Preservation of At Risk Units: A description of any assisted, affordable
multifamily units that are eligible to convert to market rate within 10
years of the planning period.
v Goals, Policies, and Programs: A description of housing goals, policies,
and programs responsive to the City’s current and projected housing
needs. Also included is a summary of the City’s quantified objectives
for new residential construction, rehabilitation, and financial
assistance during the planning period.
EFFECTIVENESS OF THE 2014-2021 HOUSING
ELEMENT
To develop appropriate programs to address the housing issues
identified in this Housing Element Update, the City of La Quinta has
reviewed the effectiveness of the housing programs adopted in the
2014-2021 Housing Element.
The State of California requires an assessment of the previous housing
program to identify areas of accomplishment as well as areas in which
improvement could occur following the implementation of new or
modified programs.
The following section reviews the progress in implementation of the
programs, the effectiveness of the Element, and the continued
appropriateness of the identified programs. Analysis of the past
element is quantified where such information is available.
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As described in the evaluation of Policies and Programs below, the City
continued to assist households with special needs, including seniors,
disabled residents and persons experiencing homelessness (see
evaluation of Policies 5.3, 5.4 and 5.5; and Programs 4.4.b, 5.5.a, and
5.5.b below).
The results of the analysis provided the basis for developing the
comprehensive housing strategy for the 2022-2029 planning period.
Adequate Sites for Housing
GOAL H-1
Provide housing opportunities that meet the diverse needs of the City’s
existing and projected population.
v Policy H-1.1
Identify adequate sites to accommodate a range of product types,
densities, and prices to address the housing needs of all household
types, lifestyles, and income levels.
§ Program 1.1.a: To address the City’s RHNA allocation for
extremely low income households, 26 of the 68 new units at the
Washington Street Apartments will be designated for extremely
low income households. The additional 19 units identified in the
RHNA will be given priority either at Washington Street
Apartments, or at projects on sites identified in the Vacant Land
Inventory (Table II-50).
§ Objective: Encourage the provision of 45 extremely low
income units in new projects during the planning period.
§ Timing: 2015 for 26 units, 2015-2021 as projects are
constructed for 19 units
§ Funding Source: Private Funding, Tax Credit Financing, Other
sources as identified
§ Responsible Agency: Planning Department
Evaluation:
Renovation and expansion of Washington Street Apartments was
completed in November 2019, resulting in the rehabilitation of existing
72 units and construction of 68 new units, for a total of 140 units.
Twenty-four (24) of the 68 new units were designated for extremely low
income households. The additional 19 units identified in the RHNA were
not constructed. The program will be modified to address the 2022-2029
RHNA allocation.
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v Policy H-1.2
Focus housing growth within existing City boundaries until it is
necessary to pursue annexation or development in planning areas for
affordable housing.
Evaluation:
No annexations were needed for the construction of affordable housing
during the 2014-2021 planning period. The Affordable Housing Overlay
(AHO) continues to offer increased opportunities for affordable housing
development by allowing it at higher densities within all commercial zones
and several residential sites. This policy was successful and will be
extended into the 2022-2029 planning period.
v Policy H-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.
Evaluation:
The City continued to look at projects for affordable housing on infill
sites and in areas where transit and employment were readily available.
Coral Mountain Apartments and Washington Street Apartments were
both planned on such sites and their construction has been completed.
In 2016, the City introduced the mixed use (MU) overlay in the zoning
code (La Quinta Municipal Code Chapter 9.140) to facilitate the
development of mixed use projects that include both multifamily
residential and commercial components in a cohesively designed and
constructed manner. Mixed use projects will locate residents in
proximity to services, employment, and transportation hubs and
provide interconnected multi-purpose paths for alternative modes of
transportation. Mixed use projects can claim incentives, including
reduced parking requirements, reduced plan check and inspection fees,
and density bonuses. The policy will be extended into the 2022-2029
planning period.
Assist in the Development of Affordable Housing
GOAL H-2
Assist in the creation and provision of resources to support housing for
lower and moderate income households.
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v Policy H-2.1
Increase housing choices for lower and moderate income households.
v Policy H-2.2
Support public, private, and nonprofit efforts in the development of
affordable housing.
v Policy H-2.3
Pursue a variety of forms of private, local, state, and federal assistance
to support development of affordable housing.
§ Program H-2.3.a: Collaborative Partnerships
The City shall meet with parties interested in affordable housing
development to discuss types of incentives available and
requirements for obtaining assistance, discuss appropriate sites
for affordable housing, and foster professional collaboration
between the City and affordable housing stakeholders.
§ Objective: Continue to collaborate with nonprofits and the
development community to develop affordable housing.
§ Timing: Project-by-project basis, by request, or on an annual
basis.
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City Manager’s office supports affordable housing efforts and
coordinates regularly with affordable housing partners such as Lift to Rise.
The City will continue to assist affordable housing developers in securing
third party financing. During the 2014-2021 planning period, Coral
Mountain Apartments was completed with Desert Cities Development.
This program was successful and will be extended into the 2022-2029
planning period.
§ Program H-2.3.b: Affordable Housing Renter-to-Owner
Transition
Low Income Housing Tax Credit (LIHTC) provides federal tax
credits for private developers and investors that agree to set
aside all or a portion of their units for low income households.
LIHTC projects can transition from rental to ownership units. The
units must remain rentals for 15 years, at which time some
projects convert to ownership units. Typically a portion or all of
the rent paid for the 5 years prior to the conversion is put toward
the purchase of the unit. This enables lower income households
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to invest in the property in which they have been living and
benefit from its appreciation.
Existing stalled condominium and townhome projects are prime
opportunities for low income tax credits to be used for renter-to-
owner programs.
§ Objective: Investigate the use of LIHTCs to finance affordable
single-family attached rental development that can transition,
after 15 years, into moderate income ownership housing.
§ Timing: Complete study by end of fiscal 2015
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
Investigation into the use of LIHTCs to finance affordable single-family
attached rental development was not completed. However, it is still
considered important. This program will continue into the 2022-2029
planning period.
§ Program H-2.3.c: Affordable Housing Renter-to-Owner Transition
There are many resources that the City, nonprofits, or for-profit
developers may utilize to subsidize the construction and
maintenance of affordable housing. Some of the most
prominent resources are described below.
§ Objective: Advertise other financial resources through the
affordable housing page of the City’s website, apply for
grants and competitive loans, and form partnerships with the
development community to obtain additional financial
resources.
§ Timing: Update website with funding information and
partnership opportunities every six months or earlier if
appropriate.
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Low Income Tax Credits
Low Income Housing Tax Credit (LIHTC) provides federal tax credits for
private developers and investors that agree to set aside all or a portion
of their units for low income households. A minimum of 20 percent of
the units must be affordable to low income households and 40 percent
of the units must be affordable to moderate income households.
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Community Reinvestment Act
The Community Reinvestment Act provides favorable financing to
affordable housing developers. The Redevelopment Agency,
development community, and local, regional, and national banks are
encouraged to work together to meet their obligations pursuant to the
Community Reinvestment Act.
California Housing Finance Agency Program
The California Housing Finance Agency (CHFA) has three single-
family programs for primarily moderate and middle income
homebuyers: the Home Ownership Assistance Program and the
Affordable Housing Partnership Program. Each provides
permanent mortgage financing for first-time homebuyers at
below-market interest rates.
HOME Funds
HOME is the largest Federal block grant distributed to state and
local governments for the creation of lower income housing.
Cities apply when Notices of Funding Availability are issued.
Neighborhood Stabilization Program
HUD’s Neighborhood Stabilization Program makes emergency
assistance grants available to local governments for the
acquisition, redevelopment, and renting or resale of foreclosed
properties at-risk of abandonment.
Riverside County First-Time Homebuyers Program
Continue participation in the Riverside County First-Time
Homebuyers Program for low and moderate income households.
Mortgage Credit Certificate
The Riverside County Mortgage Credit Certificate Program is
designed to assist low and moderate income first time
homebuyers. Under the Mortgage Credit Certificate Program,
first-time homebuyers receive a tax credit based on a percentage
of the interest paid on their mortgage. This tax credit allows the
buyer to qualify more easily for home loans, as it increases the
effective income of the buyer. Under federal legislation, 20
percent of the funds must be set aside for buyers with incomes
between 75 and 80 percent of the county median income.
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Finance Agency Lease-Purchase Program
Riverside/San Bernardino County Housing Finance Agency Lease
Purchase Program provides down payment assistance and closing costs
for eligible households up to 140 percent of the area median income.
Housing Choice Voucher (formerly Section 8) Referrals
Housing Choice Vouchers allow lower income households to use rental
subsidies anywhere in the County, including La Quinta.
Evaluation:
Information about financial resources and partnership opportunities
available for subsidizing the construction and maintenance of affordable
housing was not provided on the City’s website. However, it continues to
be a priority, and City staff plans to accomplish this task by 2022. This
program will be extended into the 2022-2029 planning period.
§ Program H-2.3.d: Sweat Equity and Shared Equity
Sweat equity and shared equity programs provide lower and
moderate income households with ownership assistance. Sweat
equity refers to the exchange of time and effort, usually in the
form of construction activities, for an affordable ownership
opportunity.
§ Objective: Continue to work with organizations that offer sweat
and shared equity housing programs to lower and moderate
income households in La Quinta.
§ Timing: Meet with organizations annually or more frequently (if
requested or advantageous) to identify opportunities for
coordinated efforts or potential housing projects.
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City has worked with both Habitat for Humanity and the Coachella
Valley Housing Coalition in the development of sweat equity homes in the
past. However, no units were built in collaboration with the City during the
2014-2021 planning period. This program has been successful in the past
and will be extended into the 2022-2029 planning period.
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Removal of Governmental Constraints to Housing
GOAL H-3
Create a regulatory system that does not unduly constrain the
maintenance, improvement, and development of housing affordable to
all La Quinta residents.
v Policy H-3.1
Remove unnecessary regulatory constraints to enable the construction
or rehabilitation of housing that meets the needs of La Quinta residents,
including lower income and special needs residents.
Evaluation:
In 2017, the City adopted Ordinance No. 561 to amend Municipal Code
Section 9.60.090 (previously “Second Residential Units”) to establish
development standards and criteria for Accessory Dwelling Units (ADUs).
Under these amendments, ADUs are permitted as accessory uses in all
residential zones and qualifying units can receive allowances for parking
requirement exemptions and utility connection exemptions. The
amendments reduce regulatory constraints associated with ADU
development and expand housing opportunities for lower-income
residents.
The City will continue to monitor all municipal code requirements to assure
that they do not impose a constraint on the development of affordable
housing. This policy will be extended into the 2022-2029 planning period.
v Policy H-3.2
Coordinate the development of affordable housing with the provision
of key utilities to ensure prompt and adequate service.
Evaluation:
All new project development plans are provided to the utility providers for
review and comment on a case-by-case basis. The City coordinates with
utility providers to assure that adequate utilities are in place and
operational to serve the needs of residents. This policy is ongoing and will
be extended into the 2022-2029 planning period.
v Policy H-3.3
Incentivize the development of affordable housing to facilitate the
development of housing for the City’s lower and moderate income
households.
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Evaluation:
In 2016, the City introduced the mixed use (MU) overlay in the zoning code
(La Quinta Municipal Code Chapter 9.140) to facilitate the development of
mixed use projects that include both multifamily residential and
commercial components. The City also amended and completed
Affordable Housing Overlay (AHO) regulations and district boundaries in
ordinances passed in 2016 and 2019. This program will be extended into the
2022-2029 planning period.
§ Program H-3.3.a: Priority Water and Sewer Service
In compliance with state law, the Coachella Valley Water District
(CVWD) must create procedures to provide priority water and
sewer service to lower income residential project. The law also
prohibits the denial or conditioning the approval of service
without adequate findings, and requires future water
management plans to identify projected water use for lower
income residential development.
§ Objective: Route the adopted Housing Element to the CVWD
and notify them of changes and future updates to the
Housing Element.
§ Timing: Upon Housing Element adoption
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
CVWD is responsible for compliance with state law. The City will provide
the adopted Housing Element to CVWD, notify them of changes and future
updates, and continue to coordinate with them in the processing of
applications in a timely manner. This program will be extended into the
2022-2029 planning period.
§ Program H-3.3.b: Reduced Parking Standards
There are several potential opportunities to reduce parking
standards for special types of development in La Quinta. While
the City already has special parking standards for multifamily
senior housing, there is potential to further reduce those
requirements, particularly for lower and moderate income senior
housing.
The compact, mixed-use character of the Village area may also
foster opportunities for parking reductions or joint-use
opportunities. Lower and moderate income households may
own fewer vehicles than above moderate income households,
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and be more inclined to walk or use public transportation.
Incentives such as reduced parking requirements could be
offered for affordable housing developments.
§ Objective: Study the potential impacts of adopting reduced
parking requirements or shared parking standards for senior
housing and housing in the Village, particularly for projects
serving lower and moderate income households.
§ Timing: Zoning Ordinance Update 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City updated Incentive Based Parking Adjustments (Zoning Code
Section 9.150.050) in 2017 which allows a reduction in parking spaces of up
to fifteen percent, subject to approval by the Planning Commission.
Section 9.150.050.B addresses opportunities for parking reductions in the
Village Build-Out Plan Area, including potential reductions of fifty percent
and other variations subject to approval by the director. The program is
complete and will not be extended into the 2022-2029 planning period.
§ Program H-3.3.c: Encourage Lot Consolidation
Several small lots in the Village Commercial would have improved
development potential through lot consolidation. The City will
study, identify, and adopt regulatory incentives to encourage
and facilitate lot consolidation. Potential incentives include fee
deferral or reductions, parking requirement reduction, and relief
from various other development standards that could potentially
increase the cost of the project.
§ Objective: Identify opportunities and adopt incentives for lot
consolidation in the Village Commercial zone
§ Timing: July 1, 2015
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City completed the La Quinta Village Build-Out Plan and EIR in 2017.
Ordinance No. 553 amended several chapters of the Municipal Code related
to development standards for the Plan area; development standards are
provided in Section 9.70.110. Projects in the Plan area are encouraged to
implement the standards and incentives of Section 9.140.090, the mixed
use overlay, which encourages development on lot assemblages or lots
greater than one acre. Per Section 9.140.090.F, mixed use development
can benefit from density bonuses, modified parking requirements,
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expedited permit processing, and fee reductions. Parking requirement
reductions and variations in the Village Build-Out Plan area are addressed
in Section 9.150.050.B. Although the regulatory portion of this program is
complete, the need for lot consolidation in the Village remains, and the
program will be modified to address this.
GOAL H-4
Conserve and improve the quality of existing La Quinta neighborhoods
and individual properties.
v Policy H-4.1
Protect the quality of La Quinta’s neighborhoods through the
rehabilitation of both affordable and market-rate homes.
Evaluation:
The rehabilitation of both affordable and market-rate homes is an ongoing
process supported by the City. The rehabilitation of 72 existing units at
Washington Street Apartments, an affordable housing project, was
completed in 2019. This policy will be extended into the 2022-2029 planning
period.
v Policy H-4.2
Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
Evaluation:
The City continues to support Riverside County and other third-party
programs to fill this need. The City provides information on the HERO
financing program for energy efficiency home improvements. City staff
will conduct research on technical assistance available by agencies,
including County assistance programs, and direct households to these
programs when appropriate. This policy will be extended into the 2022-
2029 planning period.
v Policy H-4.3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
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v Policy H-4.4
Enhance neighborhoods that presently provide affordable housing with
drainage, lighting and landscape amenities, and parks and recreation
areas.
§ Program H-4.4.a: Housing Condition Monitoring
To better understand the City’s housing needs the quality and
condition of the housing stock must be inventoried on a regular
basis. The inventory should focus on older neighborhoods, such
as those south of Calle Tampico, west of Washington Street, and
north of Highway 111.
§ Objective: Maintain an inventory of housing conditions
(updated approximately every five years) to enable the City
to properly target Code Compliance and rehabilitation
resources.
§ Timing: Complete by June 30, 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
There was no activity during the 2014-2021 planning period. City staff will
conduct a housing condition survey in the 2022-2023 Fiscal Year. This
program will be extended into the 2022-2029 planning period.
§ Program H-4.4.b: County of Riverside Senior Residential
Rehabilitation
The Minor Senior Home Repair program allocates grants up to
$250 per year for lower income seniors for minor housing repairs,
such as painting doors or trim, or repairing a window. The
Enhanced Senior Home Repair Program provides major
rehabilitation and repair for low income seniors, providing a one-
time grant for repairs to homes owned and occupied by seniors
and/or persons with disabilities. The maximum level of assistance
for this program is $3,000 per year.
§ Objective: Continue to refer code violators and interested
parties to the County of Riverside Minor and Enhanced Senior
Home Repair programs and other local resources. Assist
homeowners in completing applications as necessary.
§ Timing: Throughout planning period, on a case-by-case basis
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
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Evaluation:
The City does not operate its own senior home repair program; however,
the City Manager’s office coordinates with lower income households and
refers them to the Riverside County Economic Development Agency, as
appropriate. This program is an ongoing effort and will be extended into
the 2022-2029 planning period.
• Program H-4.4.c: County of Riverside Home Repair Grant
The County of Riverside Economic Development Agency Home
Repair Program provides lower income households with up to
$6,000 for home repairs such as a new roof, new air-conditioner,
or a handicap ramp. As a jurisdiction in Riverside County, lower
income La Quinta households are eligible for this grant.
§ Objective: Refer code violators and interested parties to the
County of Riverside for home repair grants.
§ Timing: Throughout planning period, on a case-by-case basis
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
To the extent that these County programs have been funded, the City has
referred homeowners to the appropriate County staff. This effort is
ongoing and the program will be extended into the 2022-2029 planning
period.
§ Program H-4.4.d: Rehabilitation Resources List
Lower and moderate income homeowners may need assistance
in affording important home repairs and improvements. The City
can assist these households by compiling and sharing a listing of
local, state, and federal programs offering rehabilitation
assistance.
§ Objective: Provide a rehabilitation resources list on the
affordable housing and code compliance pages of the City’s
website. Use the list, in online or printed form, as a reference
for code violators.
§ Timing: Create list by June 30, 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
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Evaluation:
City staff has not prepared a list of rehabilitation resources for home
repairs and improvements; however, such an effort is still considered
important. This program will be extended into the 2022-2029 planning
period.
Equal Housing Opportunity
GOAL H-5
Provide equal housing opportunities for all persons.
v Policy 5.1
Provide the regulatory framework to create an environment in which
housing opportunities are equal.
Evaluation:
The City complies with all housing laws regarding equal housing
opportunities, including updates on accessory dwelling units (ADUs) in
2017 and again in 2020/2021. The City regularly reviews and amends its
Municipal Code to assure that all aspects of it comply with the law. This
policy is ongoing and will be extended into the 2022-2029 planning period.
v Policy 5.2
Encourage and support the enforcement of laws and regulations
prohibiting discrimination in lending practices and in the sale or rental
of housing.
Evaluation:
The City complies with all housing laws and distributes fair housing
information. The City monitors housing complaints and refers all
complaints to the Riverside County Fair Housing Council, which has
jurisdiction over such matters. This policy is ongoing and will be extended
into the 2022-2029 planning period.
v Policy 5.3
Encourage support services for the Coachella Valley’s senior and
homeless populations through referrals and collaborative efforts with
non-profits and other jurisdictions.
Evaluation:
The City provides funding to and participates in CVAG's homelessness
programs and provides financial assistance to Martha’s Village and Kitchen
and Coachella Valley Rescue Mission for homeless prevention services, in
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addition to providing bus passes for homeless people and collaborating
with non-profits to provide rapid rehousing and other services. This policy
involves ongoing efforts and will be extended into the 2022-2029 planning
period.
v Policy 5.4
Assist in the creation of a continuum of care for the homeless population
and those transitioning into permanent housing.
Evaluation:
The City provides ongoing support for the CVAG Homeless Committee and
participation in CVAG's homelessness programs. In the 2014-2021 planning
period, the City housed five homeless families in Coral Mountain
apartments through the Homeless Prevention Program. This program will
be extended into the 2022-2029 planning period.
v Policy 5.5
Improve quality of life for disabled persons by facilitating relief from
regulatory requirements that may create barriers to accessible housing
and promoting universal design.
Evaluation:
During the 2014-2021 planning period, the City further amended the Zoning
Code Section 9.60.320 to refine procedures for requesting, submittal, and
review of applications for reasonable accommodation. The City continues
to facilitate development of accessible housing for all its residents. This
program is ongoing and will be extended into the 2022-2029 planning
period.
§ Program H-5.5.a: Regional Facilities for the Homeless
Continue to support and collaborate with the Coachella Valley
Association of Governments Homelessness Committee efforts to
maintain a regional homeless facility that provides housing as
well as supportive services. Continue to contribute, if funds
allow, $250,000 annually to CVAG’s efforts to provide housing
and support services across the Coachella Valley.
§ Timing: City staff will continue to collaborate with CVAG
throughout the planning.
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
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Evaluation:
The City participated in and collaborated with CVAG's Homelessness
Committee to provide supportive programs for homeless people in the
Coachella Valley. After the closure of Roy’s Desert Resource Center in 2017,
CVAG contracted with a non-profit to operate its Coachella Valley Housing
First program and initiated the CVHEART program to coordinate and
expand regional homelessness efforts. The City worked with homeless
shelters and re-housing programs directly and through CVAG. Continuing
support of these programs will be extended into the 2022-2029 planning
period.
§ Program H-5.5.b: Transitional Housing and Permanent
Supportive Housing
Transitional housing typically accommodates homeless people
for up to two years as they stabilize their lives and does not meet
emergency needs. Transitional housing includes training and
services that are vital for rehabilitating and enriching the lives of
the formerly homeless. Transitional housing facilities provide
families and individuals with a safe place within which to rebuild
their lives and prepare for independence. Permanent supportive
housing is affordable housing with on- or off-site services that
help a person maintain a stable, housed, life.
§ Objective: The Zoning Ordinance shall allow transitional and
supportive housing as a residential use in all zones which
allow for residential development, and subject only to those
restrictions that apply to similar residential uses (single or
multi-family units) of the same type in the same zone, and will
not be subject to any restrictions not imposed on similar
dwellings, including occupancy limits.
§ Timing: Coordinate with 2009/2011 General Plan Update
§ Funding Source: General Fund
§ Responsible Agency: Planning Department
Evaluation:
Several zoning ordinance amendments were completed in the 2014-2021
planning period. The amendments define homeless shelters and
transitional shelters; allow transitional and supportive housing with a
conditional use permit in the Medium Density, Medium-High Density, and
High Density Residential zones; and allow transitional shelters with a
conditional use permit within Regional Commercial and Major Community
Facilities zones. Emergency shelters are allowed in all commercial zones.
This program was completed and will not be extended into the 2022-2029
planning period.
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§ Program H-5.5.c: Fair Housing Referrals
Fair housing organizations provide dispute resolution and legal
assistance to tenants and landlords in conflict. Such services are
particularly important for lower and moderate income
households unable to afford counsel.
§ Objective: Continue to refer tenants and landlords to the Fair
Housing Council of Riverside County. Provide information on
fair housing resources on the City’s website and at City Hall.
Identify and coordinate with local nonprofits, service
organizations and community groups that can assist in
distributing fair housing information.
§ Timing: Referral service as needed. Information to be placed
on website and local groups identified by January 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
City staff referred residents to the County Fair Housing Council as needed.
The City website provides information on the Fair Housing Council of
Riverside County (FHCRC) and how to contact the FHCRC. This program is
ongoing and will be extended into the 2022-2029 planning period.
§ Program H-5.5.d: Directory of Services
While numerous services are available to special needs and lower
income households, it can be difficult to readily have access to
these resources. A directory provides the contact information
necessary to seek housing assistance.
§ Objective: Develop an online directory of services and
information to provide La Quinta residents with contact
information for community organizations and service
providers that address special needs.
§ Timing: Update website by March 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City website includes directories of affordable rental and ownership
housing developments, as well as information about senior home
purchase loan programs, personal finance resources, and other housing
resources. City housing staff will continue to add additional information as
needed. This program involves ongoing efforts and will be extended into
the 2022-2029 planning period.
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Energy and Water Conservation
GOAL H-6.1
Provide a regulatory framework that facilitates and encourages energy
and water conservation through sustainable site planning, project
design, and green technologies and building materials.
v Policy H-6.1
Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
Evaluation:
The zoning ordinance was amended in 2017 to include standards for mixed
use and planned unit development (PUD). The purpose of the PUD is to
allow flexibility in the design of residential projects, and encourage the
development of creative, high-quality residential projects that provide
attractive living environments in a setting that is different from standard
single family home development. The City also continues to promote
energy efficiency through rebate programs provided by utility companies
and other agencies. This policy is ongoing and will be extended into the
2022-2029 planning period.
v Policy H-6.2
Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
Evaluation:
New and renovated units at Washington Street Apartments were
completed in 2019 and built to meet or exceed the most recent energy
efficient building standards. Energy-conserving materials and systems
include faucet flow restrictors, Energy Star-rated appliances and roofs,
dual-glazed windows, and vented kitchen range hoods. The City website
provides information about numerous home energy efficiency products,
programs, and services, including financial assistance and residential
rebate programs, that help homeowners conserve natural resources and
reduce greenhouse gas emissions. This policy is ongoing and will be
extended into the 2022-2029 planning period.
v Policy H-6.3
Encourage and enforce green building regulations or incentives that do
not serve as constraints to the development or rehabilitation of
housing.
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Evaluation:
The City adopts and enforces the California Building Code (CBC) and
California Green Building Standards Code per State requirements. The 2019
CBC updates include solar and green building requirements. This policy will
be extended into the 2022-2029 planning period.
v Policy H-6.4
Focus sustainability efforts on measures and techniques that also assist
the occupant in reducing energy costs; therefore reducing housing
costs.
Evaluation:
The City has supported several residential developments that incorporate
sustainable efforts and help reduce the occupant’s energy costs. These
properties include Coral Mountain Apartments and Washington Street
Apartments for disabled seniors and veterans; both were completed
during the 2014-2021 planning period. The City continues to promote its
Greenhouse Gas Reduction Plan and implement sustainability principles
and measures in the General Plan. This policy will be extended into the
2022-2029 planning period.
v Policy H-6.5
Use and encourage emerging technologies to reduce high demands for
electricity and natural gas including use of passive solar devices and
where feasible other renewable energy technologies (e.g., biomass,
wind, and geothermal).
§ Program H-6.5.a: Green and Sustainable La Quinta Program
Continue to implement the Green and Sustainable La Quinta
Program.
§ Objective: Implement green goals, policies, and programs
that accurately represent the City’s direction in resource
conservation and minimizing greenhouse gas emissions.
Implement design standards for residential and commercial
structures that encourage solar protection to directly result
in energy conservation.
§ Timing: As projects are proposed
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The Green and Sustainable La Quinta Program includes providing
information on the City’s website about home improvement programs,
financial resources and rebates, recycling programs, water and energy
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conservation measures, and other resources that facilitate resource
conservation and greenhouse gas emission reductions. The City adopted
and enforces the 2019 California Building Code and California Green
Building Code that require design standards that encourage solar
protection to directly result in energy conservation. The City also
implements the policies and programs of its Greenhouse Gas Reduction
Plan and General Plan. This program is ongoing and will be extended into
the 2022-2029 planning period.
§ Program H-6.5.b: Energy Conservation Partners
In working toward a sustainable La Quinta, the City and its
residents will need to collaborate with utilities and service
providers. Partnerships with the Coachella Valley Water District,
Imperial Irrigation District, Southern California Gas, Burrtec
Waste and Recycling Services, Sunline Transit District, Coachella
Valley Association of Governments, Southern California
Association of Governments and other entities will be an
important component of making La Quinta a more livable city.
§ Objective: Continue to meet with and seek insight from
utilities, service providers, and other entities involved in
energy conservation efforts appropriate for La Quinta.
§ Timing: As part of regular coordination meetings with utilities
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Community
Development Department
Evaluation:
The City coordinates with utility companies to promote and implement
energy conservation programs in residential construction. The City
website includes descriptions of and contact information for home
improvement energy conservation measures and financing programs,
including rebates, offered by SoCalGas, Imperial Irrigation District, CVWD,
and Burrtec Waste and Recycling. Development plans and construction
activities are closely coordinated with utilities during planning and
operational purposes. This program is ongoing and will be extended
through the 2022-2029 planning period.
§ Program H-6.5.c: Imperial Irrigation District Programs
The Imperial Irrigation District (IID) is proactive in energy savings
via conservation programs, product rebates, and general tips. An
average home owner can save up to 10 percent on energy/energy
bills by taking advantage of IID programs. Home owners can
utilize the free “Check Me!” program, which checks the
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refrigerant charge and airflow of their air conditioning/heating
units. IID also offers a rebate on the purchase of higher efficiency
air conditioning units, high efficiency refrigerators,
programmable thermostats, and ENERGY STAR equipment. City
staff has held several meetings with IID representatives to
discuss opportunities for collaboration to conserve energy in La
Quinta, including water management opportunities for golf
courses and golf-oriented communities.
§ Objective: Maintain contact with IID to market energy
efficiency programs and rebates that are most beneficial to
La Quinta residents and homeowners.
§ Timing: Quarterly through Desert Cities Energy Partnership
meetings
§ Funding Source: General Fund, IID program funds, and
potential AB 811 special assessment district funds
§ Responsible Agency: City Manager’s Office/Community
Development Department
Evaluation:
The City’s Going Green website provides information on IID programs and
rebates through links to their websites, including the Residential ENERGY
STAR product rebate program. IID continues to offer free, in-home
residential and commercial energy audits and follow-up lists of
recommendations intended to reduce electricity consumption and costs.
The City promotes these programs through meetings with Homeowners’
Association boards and various City sponsored events to encourage La
Quinta residents and businesses to sign up for energy audits and reduction
programs. However, IID’s future is currently unknown; in addition to
continuing to recommend IID as a conservation resource, the City will need
to explore additional opportunities for residents to acquire energy savings
via conservation programs, products, rebates, and general tips. This
program will be modified for the 2022-2029 planning period.
§ Program H-6.5.d: Weatherization Assistance
The Federal Department of Energy’s Weatherization Assistance
Program, in conjunction with state and local programs, provide
low or no cost weatherization and insulation services to reduce
the heating and cooling costs for low income households.
§ Objective: Encourage low income homeowners or renters to
apply for free energy audits, home weatherization, and utility
rebate programs by advertising available programs on the
City’s website and at City Hall.
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§ Timing: Advertise annually as program funds are available
§ Funding: General Fund
§ Responsible Agency: Building and Safety Department, City
Manager’s Office
Evaluation:
The City website and distribution materials/flyers describe and provide
contact information for Imperial Irrigation District’s free energy audits for
homes, home energy efficiency surveys, financing programs and tax
credits, and rebates and incentive programs. The City also promotes
SoCalGas’ free energy and water conservation kit for residential customers
and no-cost, energy-saving home improvements for income-qualified
homeowners and renters. This program is successful and will be extended
into the 2022-2029 planning period. However, the focus will continue to be
on local and regional, not federal, programs, which will be reflected in
revisions to the program.
PUBLIC PARTICIPATION
California Government Code requires that local governments make a
diligent effort to achieve public participation from all economic
segments of the community in the development of the housing
element. The City’s public outreach efforts focused on community and
stakeholder workshops, information disseminated through the City’s
website, electronic mail notifications, and public hearings. Together,
this input helped the City understand and respond to the housing needs
of the community. The Housing Element draft was also posted on the
City’s website.
Community and Stakeholder Workshops
Workshop invitations were sent to local and regional development
entities, advocacy groups, and interested parties via email. In addition,
workshops were advertised on the City’s website and in email blasts to
the City’s extensive resident email list. The workshops consisted of a
Planning Commission presentation, two City Council updates, a Housing
Commission presentation and a public workshop attended by more than
15 community members.
The comments received at these workshops included the following,
which are addressed in this Housing Element:
v Concerns about how to address overpayment by both owners and
renters.
v The difficulty of financing new projects, which now require two or
three times as many funding sources as in the past.
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v Concerns regarding whether short term vacation rentals are
impacting the availability of housing for permanent residents.
v Assuring that land inventory sites for all types of housing.
v Assuring that development standards, fees and processing times
reflect the needs of affordable housing projects.
v January 12, 2021 to present the process of the Update, discuss the
City’s RHNA allocation and seek input from the Commission. The
Commission had no questions or comments.
v Joint Planning Commission and City Council Study Session on August
3, 2021, to inform the members on the comments received by HCD,
and discuss the distribution of sites. The members had several
questions and comments on the need for housing, including creative
housing solutions like tiny homes; the City’s ongoing efforts to
provide it, and the challenges associated with funding projects.
The comments and questions led to amendments and additions to
policies and programs which are included in this Element.
The participants’ concerns were considered in the preparation of the
goals, policies and programs, including additions and changes that
further commit the City to partnering with affordable housing
developers in the development of projects in the future; the City’s
recent actions to limit short term vacation rentals; and including
inventory sites of varying sizes and locations close to services, transit,
schools and job centers.
The Element was posted on the City’s website, and a public comment
period provided from September 10 to 24, 2021. The public comment
period was advertised through Facebook and Instragram posts, and a
Nextdoor announcement from the City, and an email blast to all those
invited to the community workshops (see Appendix A). City received no
comments during the comment period.
State Review and Public Hearings
The Draft Element was submitted to the California Department of
Housing and Community Development (HCD) for review and
certification. The City has received and responded to review comments
from HCD to address its concerns.
Once the document has been certified by HCD, the Housing Element
Update will be presented in public hearings before both the Planning
Commission and City Council, with the documents available for public
review at City Hall and on the City’s website.
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HOUSING VISION STATEMENT
A Housing Vision Statement was developed based on key housing issues
and through cooperation of the citizens and elected officials of the City
of La Quinta when the General Plan was adopted. It has been reviewed
periodically, but remains true to the City’s goals and aspirations. The
housing policies and programs included in this Housing Element are
designed to bring this vision to fruition.
“The City of La Quinta’s vision of the future for housing focuses
on encouraging the provision of suitable housing for all City
residents while maintaining and enhancing the City’s high
quality of life for its residents.
Through its housing programs, the City will facilitate the
maintenance and improvement of its existing housing stock
resources, and encourage the production of a variety of new
housing to meet residents’ needs, while preserving the overall
character of the City.”
COMMUNITY PROFILE
The housing needs of the City are determined by characteristics of the
population (age, household size, employment, and ethnicity) and the
characteristics of housing available to that population (i.e., number of
units, tenure, size, cost, etc.). This section explores the characteristics
of the existing and projected population and housing stock in order to
identify potentially unmet housing needs in La Quinta. This information
provides direction in updating the City’s Housing Element goals, policies,
and programs. The demographics used in this section are derived from
US Census data for 2000 and 2010; US Census American Community
Survey (ACS) 3 and 5 year estimates data, California Department of
Finance, and the City of La Quinta.
Population
The City of La Quinta is one of nine cities in the Coachella Valley
subregion of Riverside County. The Coachella Valley includes the cities
of Cathedral City, Coachella, Desert Hot Springs, Indian Wells, lndio, La
Quinta, Palm Desert, Palm Springs, and Rancho Mirage, as well as large
areas of unincorporated Riverside County.
La Quinta ranks high in population growth among California’s 482 cities.
During the 1990s, the population of La Quinta grew by 111.3 percent,
making it the fastest growing city in the Coachella Valley at the time. The
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number of residents in the City increased from 11,215 to 37,467 between
1990 and 2010. The population further increased to 40,704 by 2018, a
smaller increase of 8.6 percent compared to the previous two decades.
The absolute increase in population for cities in the Coachella Valley
provides another perspective for analysis when size is taken into
consideration. For example, Indio grew by the greatest number of
people from 2010 to 2018, with an increase of approximately 15,199
people. La Quinta experienced the fourth largest numerical increase,
with an added population of 3,237.
Table II-2
Population Growth
City/Region 2000 2010
Census
2018
ACS
2000-2010 2010-2018
% # % #
La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237
Coachella Valley 255,788 346,518 35.5 90,730 382,296 10.3 35,778
Riverside County 1,545,387 2,189,641 41.7 644,254 2,383,286 8.8 193,645
Source: 2000 and 2010 Census; American Community Survey 2014-2018 5-Year Estimates
Table II-3
Population Growth In Coachella Valley Cities
City 2000 2010
Census
2018
ACS
Change 2000-2010 Change 2010–2018
% # % #
Cathedral City 42,647 51,200 20.1 8,553 54,037 5.5 2,837
Coachella 22,724 40,704 79.1 17,980 44,849 10.2 4,145
Desert Hot Springs 16,582 25,938 56.4 9,356 28,430 9.6 2,492
Indian Wells 3,816 4,958 29.9 1,142 5,317 7.2 359
Indio 49,116 76,036 54.8 26,920 91,235 20.0 15,199
La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237
Palm Desert 41,155 48,445 17.7 7,290 52,124 7.6 3,679
Palm Springs 42,807 44,552 4.1 1,745 47,525 6.7 2,973
Rancho Mirage 13,249 17,218 30.0 3,969 18,075 5.0 857
Total 255,790 346,518 35.5 90,728 382,296 10.3 35,778
Source: 2000 and 2010 Census; American Community Survey 2014-2018 5-Year Estimates
Seasonal Population
The seasonal or part time resident population is not included in the
population estimates compiled by the Census Bureau because people
are classified according to the location of their primary residence. The
California Department of Finance (DOF) provides a yearly estimate of
total built housing units and an estimate of the number of vacant units.
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In resort communities like La Quinta, the number of vacant units reflects
the number of units that are not occupied year-round, as well as those
that are ready for year-round occupancy but have not been inhabited.
According to the 2010 Census, the overall vacancy rate for La Quinta is
36.9%, while the seasonal vacancy rate is 27.5%. According to the 2018
ACS Census, the overall vacancy rate for La Quinta is 38.3%, while the
seasonal vacancy rate is 31.8%.
Age Composition
Table II-4, Age Distribution, shows the change in age groups from 2010
to 2018. In 2018, children and youth groups (ages 0–19) comprised 23.8
percent of the population, young and middle-age adults (20 to 54 years)
represented 36.5 percent and all age groups over 55 years made up 39.8
percent. The data show that the population is slowly aging.
In 2018, the median age in La Quinta was 47.1 years, significantly older
than Riverside County and the State of California averages of 35.8 and
36.7 years, respectively. This represents a 3% increase in the City’s
median age since 2010, when the median age was 45.6 years.
Table II-4 indicates that the rate of growth in the 0-19 age groups slightly
declined from 2010 to 2018. The 20-54 age groups reflect a slower
growth rate, making up 2.8% less of the City’s population in 2018.
Conversely, growth in the 55+ age category shows a 3.5% increase in the
share of City population compared to 2010.
Table II-4
Age Distribution
Age Group
2010 2018
# % # %
Under 5 years 1,784 4.8 2,048 5.0
5 to 9 years 2,136 5.7 2,549 6.3
10 to 14 years 2,624 7.0 2,212 5.4
15 to 19 years 2,544 6.8 2,877 7.1
20 to 24 years 1,629 4.3 1,635 4.0
25 to 34 years 3,239 8.6 3,567 8.8
35 to 44 years 4,457 11.9 4,231 10.4
45 to 54 years 5,435 14.5 5,413 13.3
55 to 59 years 2,652 7.1 2,849 7.0
60 to 64 years 3,151 8.4 3,318 8.2
65 to 74 years 4,989 13.3 5,929 14.6
75 to 84 years 2,217 5.9 3,127 7.7
85 years & over 610 1.6 949 2.3
Total 37,467 100 40,704 100
Median age 45.6 47.1
Source: 2010 U.S. Census Tables P12 and P13; American Community Survey 2014-2018
5-Year Estimates, Tables DP05 and B01002
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Race and Ethnicity
Table II-5 describes the racial and ethnic distribution of the population
for 2010 and 2018. Residents who categorize themselves as white
comprise the largest race/ethnicity. The distribution remains largely
stable from 2010 to 2018 with a small increase in the Asian group and a
decrease in the American Indian and Alaska Native group. The
percentage of Hispanic or Latino residents increased slightly from 30.3%
to 34.1%.
Table II-5
Population by Race/Ethnicity
Race/Ethnicity 2010 2018
# % # %
One Race
White 29,489 78.7 32,239 79.2
Black or African American 713 1.9 772 1.9
American Indian and Alaska Native 230 0.6 48 0.1
Asian 1,176 3.1 1,529 3.8
Native Hawaiian and Other Pacific
Islander
41 0.1 20 <0.1
Some Other Race 4,595 12.3 4,757 11.7
Two or More Races 1,223 3.3 1,339 3.3
Total 37,467 100 40,704 100
Hispanic or Latino (of any race) 11,339 30.3 13,872 34.1
Source: 2010 U.S. Census, Tables P3 and P12H; American Community Survey
2014-2018 5-Year Estimates, Table DP05
Employment
The economy of the Coachella Valley was traditionally agriculture-
driven, but has gradually shifted to tourism, service industries, and
residential uses.
Although employment patterns typically induce housing demand, the
regional economy of the Coachella Valley differs from most parts of the
state. Here, employment is created by housing demand, manifested in
the construction and staffing of resorts and second homes. Tourism and
resort development are leading indicators that predict employment and
housing demand. Although the tourist economy is seasonal in the
Coachella Valley, it is generally stable and does not typically suffer the
severe effects of recessions as do other regions dependent on
manufacturing and consumer related goods. And with the benefit of
desert weather, the resorts in the La Quinta area are increasingly
operating year-round. There is, however, some seasonal fluctuation in
the labor market, which can further compound the problem of
economic stability in the lower income sectors of the labor force,
affecting their ability to sustain themselves in the off season (summer)
months.
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According to the US Census Bureau (2014-2018 American Community
Survey), in 2018 the civilian labor force over 16 years comprised 17,180
persons. Table II-6 shows the types of employment by industry held by
La Quinta residents in 2018. The majority of jobs held by La Quinta
residents were in “educational services, health care, and social
assistance”, followed by “arts, entertainment, recreation,
accommodation, and food service” industries, “retail trade,” and
“professional, scientific, management, administrative, and waste
management” industries.
As shown in Table II-7, more than one-third (37.1%) of the City’s civilian
employed labor force is employed in “management, business, science,
and arts” occupations, followed by “sales and office” occupations
(26.5%) and “service” occupations (20.8%). Table II-8 shows the major
employers in the City of La Quinta. The largest employers are in the
nonmanufacturing economy and are directly related to the provision of
services, including education, big box retail, and recreational and resort
activities. In 2019 the City surveyed its major commercial and hospitality
facilities to identify major employers in the city limits. The largest
employers surveyed include Desert Sands Unified School District, La
Quinta Resort & Club/PGA West, Wal-Mart, Costco, and Home Depot.
The Great Recession, with onset in late 2007, saw high unemployment
and job losses in the Coachella Valley. At the lowest point, about every
seventh person lost their job.1 Regional employment started to increase
in 2011, but annual growth was still slower than pre-Recession levels until
2017, suffering more impact than western Riverside County, the state,
and nation. The construction sector was hit hardest regionally, with
approximately 70% of jobs lost and only 14% recovered by December
2017.2 The Retail Trade and Wholesale Trade sector lost around 6,700
jobs but has basically returned to pre-Recession levels. Two sectors have
fully recovered and even added jobs: Education and Health Services and,
to a lesser extent, Leisure and Hospitality.
Between 2012 and 2019, annual unemployment rates in La Quinta saw
an overall decline from a high of 7.5% in 2012 to a low of 4.1% in 2019.3
However, analysis of employment data from 2005 to 2017 shows that, as
of December 2017, La Quinta had not fully recovered the job losses it
incurred during the Great Recession. The City lost about 30% of jobs,
1 2019 Greater Palm Springs Economic Report, Coachella Valley Economic
Partnership, Figure 24.
2 Ibid, Figures 25 and 26.
3 California Employment Development Department annual unemployment rates
(labor force), not seasonally adjusted, not preliminary.
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relative to peak employment, and had recovered only about 5%.4 This
scenario is roughly the same for seven other Coachella Valley cities; only
Palm Springs and Rancho Mirage had recovered and exceeded their
previous peaks.
Future employment opportunities for City residents will include a variety
of new retail, service, and entertainment jobs at the luxury Montage and
Pendry hotels that are under construction at the SilverRock Golf Resort,
a Residence Inn recently constructed on Highway 111, as well as other
development resulting from the City’s 2019 Highway 111 Corridor Plan.
CV Link, a 49-mile long regional, multimodal pathway under
construction, will run north of the Highway 111 corridor and is
anticipated to support new business and employment opportunities.
Table II-6
Employment by Industry (2018)
Industry Employed
Persons
% of Employed
Persons
Agriculture, forestry, fishing, hunting, mining 352 2.0
Construction 1,056 6.1
Manufacturing 691 4.0
Wholesale Trade 242 1.4
Retail Trade 2,479 14.4
Transportation and warehousing, and utilities 657 3.8
Information 199 1.2
Finance, insurance, real estate, rental, leasing 1,309 7.6
Professional, scientific, management, admin., waste
management 1,977 11.5
Educational services, health care, social assistance 3,373 19.6
Arts, entertainment, recreation, accommodation,
food services 2,947 17.2
Other services, except public administration 1,021 5.9
Public Administration 877 5.1
Total civilian employed 16 years and over 17,180 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table S2403
4 2019 Greater Palm Springs Economic Report, Coachella Valley Economic
Partnership, Figure 28.
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Table II-7
Employment by Occupation (2018)
Occupation # %
Management, business, science, and arts occupations 6,368 37.1
Service occupations 3,577 20.8
Sales and office occupations 4,547 26.5
Natural resources, construction, and maintenance
occupations
1,588 9.2
Production, transportation, and material moving
occupations
1,100 6.4
Total civilian employed population 16 years and over 17,180 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table S2401
Table II-8
Principal Employers in City of La Quinta
Name of Employer Employed
Persons
Description
Desert Sands Unified School District 2,852 Government
La Quinta Resort & Club/ PGA West1 1,412 Hotel & Golf Resort
Wal-Mart Super Center 300 Retailer
Costco 290 Retailer
Home Depot 212 Retailer
Target 180 Retailer
Lowe’s Home Improvement 150 Retailer
Imperial Irrigation District 134 Utility Company
In N Out 84 Fast Food Restaurant
Vons 83 Grocery Store
Rancho La Quinta 77 Golf Resort
Traditions Golf Club 71 Golf Resort
Source: City of La Quinta 2018/19 Comprehensive Annual Financial Report.
1 La Quinta Resort & Club and PGA West are accounted for as one entity; as such, their
employment numbers are reported together as of FY 2015-16.
Many La Quinta residents work in other communities, and many
residents from other cities work in La Quinta. Table II-9 describes the
employment locations of La Quinta residents. As shown, only 23.1% of
City residents work in La Quinta. A quarter (25.0%) work in Palm Desert.
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Table II-9
Commuting Patterns
Where La Quinta
Residents Work
No. of La Quinta
Residents
% of Total
Indio 1,087 14.1
Cathedral City 254 3.3
Palm Desert 1,933 25.0
Palm Springs 827 10.7
Coachella 438 5.7
La Quinta 1,788 23.1
Desert Hot Springs 44 0.6
Rancho Mirage 879 11.4
Indian Wells 484 6.3
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley
Economic Partnership, Table 6. Based on 2015 data.
General Income Characteristics
Income can often vary significantly by region, industry, and type of job.
Table II-10 describes average income per worker by industry in the
Coachella Valley. As shown, the highest-paying sectors are
Finance/Insurance/Real Estate, Government, and Information, with
incomes averaging around $50,000 to $60,000. The lowest-paying
sectors include Retail Trade, Other Services, and Leisure and Hospitality,
with incomes averaging around $31,000.
Table II-10
Average Income by Industry, Coachella Valley
Industry
Average Income
per Worker, 2017
Agriculture $29,571
Construction $45,488
Manufacturing $46,340
Retail Trade $32,281
Information $50,493
Finance, Insurance, Real Estate $59,726
Professional and Business Services $43,736
Education and Health Services $48,322
Leisure and Hospitality $31,513
Government $58,711
Other Services $31,836
Logistics $45,114
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley
Economic Partnership, Figure 29
The median household income in La Quinta in 2018 was $79,889, higher
than the Riverside County median household income of $63,948. Since
2010, the median income for La Quinta residents has increased, with the
2010 median family income reported as $57,768 for the County of
Riverside and $67,444 for the City of La Quinta. Household income
estimates (2018) by total households are provided in Table II-11.
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Table II-11
2018 Household Income Estimates
Income Category Households % of Households
Less than $10,000 901 5.8%
$10,000 - 14,999 386 2.5%
$15,000 - 24,999 846 5.5%
$25,000 - 34,999 1,384 8.9%
$35,000 - 49,999 1,771 11.4%
$50,000 - 74,999 2,201 14.2%
$75,000 - 99,999 1,792 11.6%
$100,000 – 149,999 2,872 18.5%
$150,000 – 199,999 1,254 8.1%
$200,000 or more 2,098 13.5%
Total 15,505 100.0%
Median Income $79,889
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP03
HOUSING PROFILE
This section provides an overview of La Quinta’s existing housing stock.
Since the establishment of the La Quinta Hotel in 1926, La Quinta has
been considered a world class resort and has been a favored location for
vacation and retirement homes.
Generally, single-family residences were constructed on an individual
basis from the 1950s until the La Quinta Country Club area was
developed in the 1960s. In 1975, a brief building boom began due to
speculation. Recessions in the 1980s and early 1990s resulted in an
oversupply of housing and little construction in the City. A rebound
occurred beginning in the late 1990s. As a result, the City has seen a rapid
increase in residential development of all types, but predominantly
single-family units. There are many projects clustered around recreation
amenities. In many of these communities, second units and guest
houses (typically used to house guests, extended family members, and
service workers) are processed concurrently with the primary unit.
The bust of subprime lending practices in the early and mid-2000s led to
the Great Recession, which resulted in a steep decline in home values,
rapid increase in foreclosures, and decrease in the number of
households eligible to enter the ownership housing market.
Construction of new housing slowed in La Quinta and many regional and
national markets.
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Housing Characteristics
Between 2012 and 2019, the number of housing units in the City
increased by 1,179 units from 23,585 to 24,764 units. This change
represents a 5.0 percent increase (see Table II-12).
There are five types of housing units for which data is presented in Table
II-12: detached and attached single family units, multifamily in a building
of 2 to 4, or 5 or more units, and mobile homes. The predominant type
of dwelling unit in the City of La Quinta continues to be single-family
detached.
Together, detached and attached single-family homes comprised 88.0
percent of all units in the City in 2019. The number of multifamily (5 or
more) units in the City increased by 31.9% from 2012 to 2019, although
multifamily units represented 11.1 percent of the total housing stock in
2019.
Table II-13 shows the number of building permits issued for new
residential construction in La Quinta between January 1, 2014 and
December 31, 2020, covering nearly all of the 2014-2021 planning period.
The data show that 944 permits were issued. The majority (92.7%) were
for single-family detached units, 4.0% were for single-family attached
units, 2.2% were for multi-family 3-4 units, and 1.1% were for multi-family
5+ units.
Table II-12
Housing Stock Trends – 2012 to 2019
Building Type
2012 2019
Change 2012–
2019
Units
% of
Total1 Units
% of
Total1 # %
Single-Family
Detached 18,622 79.0 19,310 78.0 688 3.7
Single-Family
Attached 2,387 10.1 2,476 10.0 89 3.7
Multifamily, 2-4
units 1,127 4.8 1,140 4.6 13 1.2
Multifamily, 5 or
more units 1,218 5.2 1,607 6.5 389 31.9
Mobile Homes 1 231 1.0 231 1.0 0 0
Total Dwelling
Units 23,585 100.0 24,764 100.0 1,179 5.0
Source: Department of Finance Table E-5, 2012 and 2019.
1 differences due to rounding
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Table II-13
New Residential Construction, 2014-2020
Building Permit Type No. of Permits1 Percent of Total
Residential Dwellings:
Single-Family Detached 875 92.7%
Single-Family Attached 38 4.0%
Multi-Family 3-4 units 21 2.2%
Multi-Family, 5+ units 10 1.1%
Total Permits: 944 100.0%
Source: La Quinta Building Division
1 Permits issued between 1/01/14 through 12/31/20
Households
Before current housing problems can be understood and future needs
anticipated, housing occupancy characteristics need to be identified.
The following is an analysis of household type, growth, tenure, and
vacancy trends. By definition, a “household” consists of all the people
occupying a dwelling unit, whether or not they are related. A single
person living in an apartment is a household, just as a couple with two
children living in the same dwelling unit is considered a household.
From 2010 to 2018, the number of La Quinta households grew from
14,802 to 15,505 at a 4.6% rate, as shown in Table II-14. In 2018, the
majority of households (56.7%) consisted of married couple families,
followed by non-family households (29.2%).
Table II-14
Household Growth Trends (2010 – 2018)
Year Number of
Household
s
# Increase % Increase
2010 14,820 - -
2018 15,505 685 4.6
Source: 2010 U.S. Census, Table P28; American Community
Survey 2014-2018 5-Year Estimates, Table DP02
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Table II-15
Household Types
Household Type No. of
Households
% of
Total
Family households: 10,977 70.8
Married couple family 8,797 56.7
Male householder, no wife
present
747 4.8
Female householder, no
husband present
1,433 9.2
Non-family households 4,528 29.2
Total Households 15,505 100
Average Household Size 2.62
Source: American Community Survey 2014-2018 5-Year Estimates,
Table DP02
Housing Tenure
The number of owner-occupied housing units in the City has not
fluctuated much since 2010. In 2018, La Quinta owners occupied 76
percent of total units in the City, compared to 75.2 percent in 2010.
Vacancy
The vacancy rate is a measure of the general availability of housing. It
also indicates how well the types of units available meet the current
housing market demand. A low vacancy rate suggests that many
households have found housing. However, fewer vacant housing units
remain available and households needing housing may have difficulty
finding housing within their price range. A high vacancy rate may
indicate either the existence of a high number of units undesirable for
occupancy or an oversupply of housing units.
As shown in Table II-16, the vacancy rate in La Quinta was 38.3 percent
(9,638 units) in 2018, reflecting the seasonal resort character of the City.
Among the vacant units, 31.8 percent of total housing units in the City
are for seasonal, recreational, or occasional use. On that basis, the City’s
actual net vacancy rate is 6.5%, including 353 units available for rent, 596
available for sale, 271 rented or sold and awaiting occupancy, and 414 of
other vacant status.
Of the 15,505 (61.7%) occupied housing units in the City, about 71.8% are
owner-occupied, and 28.2% are renter-occupied. The homeowner
vacancy rate is 5.0%, and the rental vacancy rate is 7.4%, both of which
are moderately low.
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Table II-16
Vacancy Status
Vacancy Status Units Percentage
Occupied Units
Owner-occupied 11,125 44.2
Renter-Occupied 4,380 17.4
Subtotal 15,505 61.7
Vacant Units
For rent 353 1.4
Rented, not occupied 28 0.1
For sale only 596 2.4
Sold, not occupied 243 1.0
For seasonal, recreational, or
occasional use
8,004 31.8
For migrant workers 0 0
Other vacant 414 1.6
Subtotal 9,638 38.3
Total Units 25,143 100
Vacancy Rate:
Homeowner vacancy rate - 5.0
Rental vacancy rate - 7.4
Source: American Community Survey 2014-2018 5-Year Estimates,
Tables DP04 and B25004
Age and Condition of Housing
Housing age is a factor for determining the need for rehabilitation.
Without proper maintenance, housing units deteriorate over time. Also,
older houses may not be built to current housing standards for fire and
earthquake safety.
Approximately 71.4 percent of the housing stock in the City of La Quinta
has been built since 1990, and about 44 percent of the current stock has
been constructed since 2000 (see Table II-12). Less than 5 percent was
constructed prior to 1970.
The oldest homes in the City are found in the Cove neighborhood. Of the
older single-family homes, many are well maintained and are mostly
occupied by long term residents. A small proportion of older homes
have not been well-maintained. These homes are typically smaller than
new homes in the City; some less than 1,000 square feet. As land values
increase, it will become economically viable to replace or rehabilitate
some of these structures. These homes are primarily in the Cove area
and behind City Hall.
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Outside of the Cove area, the homes are generally newer. Many new
units in these other areas are custom homes in gated communities and
are maintained by their owners in accordance with the requirements of
a homeowners association.
Table II-17
Age of Housing Stock in La Quinta
Year Built Total Percentage
After 2014 125 0.5
2010-2013 276 1.1
2000-2009 10,651 42.4
1990–1999 6,901 27.4
1980–1989 4,235 16.8
1970–1979 1,762 7.0
1960–1969 460 1.8
1950–1959 459 1.8
1940–1949 153 0.6
Before 1939 121 0.5
Total Stock 25,143 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP04
Housing is considered substandard when conditions are found to be
below the minimum standards of living defined by Section 1001 of the
Uniform Housing Code. Households living in substandard conditions are
considered as needing housing assistance even if they are not seeking
alternative housing arrangements. According to a 2007 City-wide
housing conditions survey (see Housing Conditions Survey, below), the
majority of units needing minor or moderate rehabilitation are in the
Cove area. Many of the housing units in the Cove area are more than 30
years old. After 30 years homes generally require major rehabilitation,
such as a new roof or updated plumbing.
Another measure of potentially substandard housing is the number of
housing units lacking adequate kitchen and plumbing facilities. In La
Quinta, there are 83 units (0.54% of all units) lacking complete kitchens
and 61 units (0.39% of all units) lacking plumbing facilities. More
homeowner units have deficiencies than rental units. These homes
could potentially benefit from rehabilitation programs.
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Table II-18
Housing Units Lacking Facilities
Type of Deficiency
Owner-Occupied Units Renter-Occupied Units Total
No.
Total
Units
in City
Percent
of Total
Units
No.
Total
Units in
City
Percent
of Total
Units
No.
Percent
of Total
Units
Lacking complete
kitchen facilities
69 11,125 0.62 14 4,380 0.32 83 0.54
Lacking plumbing
facilities
61 11,125 0.55 0 4,380 0 61 0.39
Source: 2014-2018 American Community Survey 5-Year Estimates, Tables B25053 and B25049
Housing Conditions Survey
The last citywide survey of housing conditions was conducted in
November 2007. Homes were evaluated based on the condition of
structural elements (walls, supports, columns), doors and windows,
paint and cosmetics, roofing, and landscape and streetscape.
The survey found that most homes were in good condition and required
little or no maintenance or repairs. Approximately 7% of the housing
stock (1,408 units) was categorized as “Deferred Maintenance” and
needed minor repairs, such as refreshed paint and landscaping. Thirty-
six (36) units were designated “Minor Rehabilitation” and
demonstrated numerous deferred maintenance conditions; 83% of
these units were in the Cove. Twenty-three (23) units designated
“Moderate Rehabilitation” were in a deficient state and needed major
roof repair, window replacement, or similar repairs; 87% of them were in
the Cove. Four (4) units were designated “Substantial Rehabilitation or
Replacement”; they required complete replacement of roofs, walls,
and/or other structural elements and their condition endangered the
health, safety, or well-being of occupants. The City has not conducted a
housing conditions survey since 2007; however, one is planned for fiscal
year 2021/2022.
The Code Compliance staff is proactive in its work to track property
maintenance. As described above, the primary area where maintenance
issues occur is in the Cove. The City offers programs that assist
homeowners and apartment complex owners with home maintenance
and repair costs. Homeowners interested in reducing their utility bills
through upgrades now have an alternative to tapping their mortgage
for home equity loans. Through partnership with the City of La Quinta,
HERO and Ygrene are offering low-fixed interest rates and flexible
payment terms of up to 20 years, with repayments made through
property taxes. Currently, both programs offer a wide array of home
energy products including: windows, skylights, and doors; heating,
ventilation, and air conditioning; solar panels; roofing and insulation;
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artificial turf; and drip irrigation. In addition, Ygrene also offers pool
pumps and related equipment and lighting products; HERO offers
electric vehicle charging stations and water heating products.
Rooms per Unit
Table II-19 shows the number of bedrooms per unit, ranging from no
bedroom (studios) to five or more bedrooms. Table II-19 also describes
the number of bedrooms per unit, in relation to the total number of
units for both 2011 and 2018. The most prominent change proportionally
was in no-bedroom (studio) units, which increased 1.7 percent from 2011
to 2018. This change may be a combination of additional guest houses,
a popular addition in the City, and accessory dwelling units, which have
in recent years become more common.
Table II-19
Bedrooms Per Unit, 2011–2018
Bedrooms Per
Unit 2011 % of Total 2018 % of Total % Change
1
Studio (no
bedroom) 172 0.8 622 2.5 1.7
1 1,145 5.2 1,307 5.2 0
2 4,046 18.3 4,278 17.0 -1.3
3 11,772 53.3 13,305 52.9 -0.4
4 4,441 20.1 5,125 20.4 0.3
5+ 506 2.3 506 2.0 -0.3
Total 22,082 100 25,143 100.0 ----
Source: 2009-2013 and 2014-2018 American Community Survey 5-Year Estimates, Tables
B25041.
1 This category represents percent change in proportional terms.
Table II-20 identifies the number of bedrooms in a dwelling unit by
tenure. Three-bedroom units constituted the majority of housing stock
(approximately 55 and 49.4 percent, respectively) of both owner and
rental units. In ownership units, those with two, three, or four bedrooms
made up 96.7 percent of units, while the same bedroom mix made up
only 82.1 percent of rental units. As would be expected, rental units
contained a much higher proportion of one-bedroom units, providing
housing for those who are young, mobile or do not earn enough to enter
homeownership.
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Table II-20
Bedrooms in Dwelling Unit by Tenure, 2018
Tenure Number Percentage
Owner Occupied 11,125 100
Studio (no bedroom) 42 0.4
1 bedroom 93 0.8
2 bedrooms 1,721 15.5
3 bedrooms 6,124 55.0
4 bedrooms 2,912 26.2
5 or more bedrooms 233 2.1
Renter Occupied 4,380 100
Studio (no bedroom) 78 1.8
1 bedroom 697 15.9
2 bedrooms 989 22.6
3 bedrooms 2,165 49.4
4 bedrooms 443 10.1
5 or more bedrooms 8 0.2
Total 15,505 100
Studio (no bedroom) 46 0.8
1 bedroom 686 5.1
2 bedrooms 2,200 17.5
3 bedrooms 7,655 53.5
4 bedrooms 2,952 21.6
5 or more bedrooms 332 1.6
Source: 2014-2018 American Community Survey 5-Year Estimates, Tables B25042.
Housing Costs
This section discusses values of ownership housing, and average rental
prices for rental housing. La Quinta’s for-sale and rental properties
range from multimillion-dollar estates to very low-income subsidized
units.
Home Values
The table above compares median housing values in Coachella Valley
cities from 2013 to 2018. La Quinta’s median housing value was $348,400
in 2013, which was lower than Rancho Mirage and Indian Wells, but
higher than the other cities. Its median value increased 10.8% over the 5-
year period, which was the third lowest percent increase in the region.
However, the City’s median housing value still ranks third highest in the
Coachella Valley.
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Table II-21
Regional Median Housing Value Trends, 2013 – 2018
Jurisdiction
Median Value,
owner-occupied units
% Change
2013-2018 2013 2018
Desert Hot Springs $121,600 $174,900 43.8%
Palm Springs $267,800 $367,900 37.4%
Cathedral City $179,500 $259,900 44.8%
Rancho Mirage $518,000 $499,900 -3.5%
Palm Desert $308,000 $335,400 9.0%
Indian Wells $604,600 $706,800 16.9%
La Quinta $348,400 $386,200 10.8%
Indio $192,600 $267,900 39.1%
Coachella $137,600 $207,300 50.7%
Source: American Community Survey 2009-2013 and 2014-2018 5-Year Estimates,
Table B25077
Table II-22 shows that nearly a third (32.5%) of owner-occupied units
were valued between $300,000 to $499,999 in 2018, followed by 26% in
the $500,000 to $999,999 range and 21.6% in the $200,000 to $299,999
range. Currently, 36% of owner-occupied units are worth $500,000 or
more, and 31.6% are valued below $300,000.
Table II-22
Housing Values in La Quinta, 2018
Owner-occupied units value Number Percent
Less than $50,000 240 2.2%
$50,000 to $99,999 153 1.4%
$100,000 to $149,999 135 1.2%
$150,000 to $199,999 581 5.2%
$200,000 to $299,999 2,404 21.6%
$300,000 to $499,999 3,612 32.5%
$500,000 to $999,999 2,888 26.0%
$1,000,000 or more 1,112 10.0%
Total 11,125 100
Median (dollars) 386,200 -
Source: American Community Survey 2014-2018 5-Year Estimates, Table
DP04
New Homes
While the volume of new homes shrank by 30.6% from 2017 to 2018, the
median price of new homes also decreased by 27.4% from 2018 to 2019.5
Although housing starts do not compare to pre-Recession levels, the
market has recovered slowly.
5 Ibid.
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During the 2014-2021 planning period, the City and non-profit
organizations arranged financing for rehabilitation and expansion of
affordable housing units at the Washington Street Apartments. The
project, located on approximately 11.5 acres, included the substantial
rehabilitation of all 72 existing units, construction of 68 new units,
construction of 2 new community buildings, laundry facilities, a fitness
center, and 2 swimming pools. The Coral Mountain project was also
constructed during this period, providing 174 low and moderate income
units.
Currently pending residential housing projects are listed in the following
table. As shown, approximately 2,822 single-family and multi-family
units are either under review, approved, or under construction.
Table II-23
Pending Residential Projects
Development Name
Acres
No. of
Dwelling
Units
Type of
Dwelling Units
Status
Mountain Village Residences 0.22 6 multi-family apts. under review
Estate Collection at Coral Mountain 20 57 single-family approved
SilverRock Phase 1 46.6 29 Single-family approved
Travertine 800 1,200 single-family under review
Centre at La Quinta 22 133 multi-family condos approved
Desert Club Apartments 0.7 16 multi-family apts. approved
Floresta 20.8 82 single-family under
construction
Residence Club at PGA West 3 11 single-family approved
Canyon Ridge 28.3 74 single-family approved
Codorniz 15 142 single-family under
construction
SilverRock Phase 2 30.5 66 hotel branded condos approved
Estates at Griffin Lake 30 78 single-family approved
Monterra 14 40 single-family in final phase
Signature at PGA West 42 230 single-family approved
The Peak Mixed Use 0.38 8 multi-family apts. under review
La Quinta Penthouses 12.74 8 multi-family apts. under review
Jefferson Street Apartments 5.36 42 multi-family apts. under review
Coral Mountain Resort 320 600 single-family under review
Total Units: 2,822
Rental Costs
The rental housing market in La Quinta includes apartments,
townhomes, condos/co-ops, and single-family homes. Table II-24 shows
median gross rent by number of bedrooms, according to the American
Community Survey. The median gross rent is $1,473.
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Table II-24
Median Gross Rent by Bedrooms (2018)
No. of Bedrooms Median Gross Rent*
No bedroom $797
1 bedroom $396
2 bedrooms $1,206
3 bedrooms $1,731
4 bedrooms $2,176
5+ bedrooms not provided
Median Gross Rent: $1,473
* estimated, renter-occupied housing units paying cash rent
Source: American Community Survey 2014-2018 5-Year Estimates,
Table B25031
Online listings show that current market rental rates generally range
from approximately $1,330 to $1,800 for a 1-bedroom unit; $1,400 to
$3,500 for a 2-bedroom unit; $2,000 to $4,500 for a 3-bedroom unit; and
$2,400 to $5,000 for a 4+-bedroom unit.6 Although rental rates for some
units are much higher than reflected in these ranges, they are generally
outliers and not reflective of the majority. No studio apartment listings
were found in the search.
Affordable Rental Units
The majority of apartment rental properties are offered at costs
comparable to the average rental costs for the Coachella Valley as a
whole. The affordability of rental housing in La Quinta is not directly tied
to the density of the project; rather, prices range based on condition,
on-site amenities, location, and unit size. New rental projects in La
Quinta, particularly affordable projects, are incorporating more aspects
of sustainable design and green building.
There are 28 affordable single-family rental units in La Quinta, all of
which have 3 bedrooms. Additionally, there are nine affordable multi-
family housing complexes offering a total of 912 affordable multi-family
rental units,7 including HUD apartments, Section 8 apartments, public
housing apartments, non-profit senior and family low-income
apartments, and Low-income tax credit apartments (LIHTC).8 Five of the
complexes are available to residents of all ages, including the following:
Vista Dunes Courtyard Homes, constructed in 2008, provides 80
rental units affordable to extremely low, very low, and low income
households. Vista Dunes was the first very low-income multifamily
6 Rent.com, accessed June 1, 2020.
7 Affordable Housing Program, Single-Family Rental Units and Multi-Family Rental
Units, City of La Quinta, updated July 8, 2020.
8 LowIncomeHousing.us, accessed June 1, 2020.
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project of its size in the country to achieve LEED Platinum
certification. The project provides a swimming pool, playground,
basketball court, and large community multipurpose room. Vista
Dunes offers one- to three-bedroom apartments.
Wolff Waters Place, built in 2009, includes 216 green-built one- to
four- bedroom apartments that are affordable to extremely low,
very low, low, and moderate income households. Wolff Waters Place
is a Low-Income Housing Tax Credit (LIHTC) project.
Aventine Apartments provides 20 units for low and moderate
income households.
Coral Mountain Apartments includes 174 units for low and moderate
income households.
Villa Cortina Apartments provides 116 moderate income restricted
rentals.
Four apartment complexes are dedicated to senior affordable rentals,
including:
Hadley Villas (79 units) offers extremely low, very low, and low
income one-bedroom villas and accepts HUD subsidies. Depending
on availability, rent will be based on 30% of the Adjusted Gross
Income for persons qualifying for low income housing.
Seasons At Miraflores La Quinta is a Low-Income Housing Tax Credit
(LIHTC) apartment with 116 extremely low and very low income one-
to two-bedroom apartments. The LIHTC gives incentives to builders
and developers to provide affordable housing to low income
persons. The maximum rent charged is based on the Area Median
Income (AMI).
Seasons At La Quinta is a Low-Income Housing Tax Credit (LIHTC)
apartment and provides 87 extremely low, low, and moderate
income apartments.
Washington Street Apartments was recently renovated and
expanded and re-opened in late 2019. It provides 140 units for
extremely low, very low, low, and moderate income seniors, nearly
doubling its previous capacity. Thirteen (13) of these units are
affordable through Section 8.
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HOUSING NEEDS
The following analysis of current City housing conditions addresses
housing needs and concerns relative to various segments of the
population.
Several factors will influence the degree of demand or need for new
housing in La Quinta in coming years. The four major “needs” categories
considered in this element are:
Overpayment: renters and homeowners who pay more than 30
percent of their gross incomes for shelter.
Overcrowding: In response to higher housing prices, lower income
households must often be satisfied with smaller, less adequate
housing for available money.
Special Needs: Special needs are those associated with demographic
groups that call for very specific program responses, such as
preservation of residential hotels or the development of four-
bedroom apartments. State law specifically requires analysis of
the special housing needs of the elderly, the disabled, single-
parent households, large families, farm workers, and homeless
persons.
Future Housing Needs: To meet future needs of local and regional
population and employment growth, SCAG developed the
Regional Housing Needs Assessment (RHNA), which establishes
both the projected need for non-market-rate housing and the
“fair share” distribution of the projected need to each
jurisdiction in each market area.
Overpayment and Housing Affordability
State housing policy recognizes that cooperative participation of the
private and public sectors is necessary to expand housing opportunities
to all economic segments of the community. Historically, the private
sector generally responds to the majority of the community’s housing
needs through the production of market-rate housing. However, the
percentage of the population on a statewide basis who can afford
market-rate housing is declining. The State of California and HUD
determined that affordable housing should consume no more than 30
percent of household gross income for lower and moderate-income
households. A household spending greater than 30 percent of their
gross income on housing is considered to be overpaying.
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Table II-25 lists the percentage of renters and homeowners who
overpay for housing, based on 2012-2016 Comprehensive Housing
Affordability Strategy (CHAS) data. CHAS data are compiled by the U.S.
Department of Housing and Urban Development (HUD) to evaluate the
extent of housing problems and needs, particularly for low income
households, based on Census data.
Approximately 36.8 percent of all households in La Quinta spent more
than 30 percent of their income on housing costs (“overpay”). A roughly
equal proportion of owner and renter households (36.5% and 37.3%,
respectively) experienced overpayment. Among extremely low-income
households, 61.5 percent of renters and 78.4 percent of homeowners
overpaid for housing. Among very low-income households, 70.8 percent
of renters and 85.6 percent of homeowners overpaid for housing.
Among low-income households, 64.9 percent of renters and 69.5
percent of homeowners overpaid. Furthermore, many of these
households were actually paying more than 50 percent of their gross
household income for housing (“severely overpaying”). Note that the
proportions of households overpaying or severely overpaying are higher
for lower-income households as a group, indicating that the cost burden
of overpayment falls disproportionately on lower-income households
and renters. These overpayment estimates reflect the need for
affordable housing in the City, particularly for lower income households
for rental and purchase.
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Table II-25
Overpayment by Income Category and Tenure
Household Income1 Owners Renters
Households % Households %
less than or = 30% HAMFI (Extremely Low Income) 580 870
overpaying 455 78.4 535 61.5
severely overpaying 385 66.4 350 40.2
>30% to less than or =50% HAMFI (Very Low Income) 835 565
overpaying 715 85.6 400 70.8
severely overpaying 475 56.9 220 38.9
>50% to less than or =80% HAMFI (Low Income) 1,375 655
overpaying 955 69.5 425 64.9
severely overpaying 510 37.1 180 27.5
Subtotal: All lower-income households 2,790 2,090
Subtotal: All lower-income HH overpaying 2,125 76.2 1,360 65.1
Subtotal: All lower-income HH severely overpaying 1,370 49.1 750 35.9
>80% to less than or =100% HAMFI (Moderate Income) 755 425
overpaying 415 55.0 125 29.4
severely overpaying 150 19.9 55 12.9
>100% HAMFI (Moderate and Above Moderate Income) 7,080 2,095
overpaying 1,340 18.9 235 11.2
severely overpaying 295 4.2 15 0.7
Total Households 10,625 4,610
Total Households Overpaying 3,880 36.5 1,720 37.3
Total Households Severely Overpaying 1,815 17.1 820 17.8
1 HAMFI = HUD Area Median Family Income. HUD and CA HCD use different terminology/methodology to define Household
Income, but they are roughly equivalent. The table above matches HCD’s terminology (“extremely low, very low, low”)
commonly used in HE documents to HUD categories, where appropriate. Note that “moderate” refers to 80%-120% of AMI,
and thus is noted in two HUD categories accordingly.
“Overpaying” is defined as spending >30% of gross household income on housing costs.
“Severely overpaying” is defined as spending >50% of gross household income on housing costs.
Source: U.S. Dept. of Housing and Urban Development, CHAS data for La Quinta, based on 2012-2016 ACS.
A distinction between renter and owner housing overpayment is
important because, while homeowners may overextend themselves
financially to afford a home purchase, the owner maintains the option
of selling the home and may realize tax benefits or appreciation in value.
Renters, on the other hand, are limited to the trends of the rental
market.
Overpayment among the moderate and above moderate-income
categories is a reflection of current economic conditions. In addition,
some owner households choose to allocate a higher percentage of their
disposable monthly income on housing costs because this allocation is
justified in light of investment qualities of ownership.
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Table II-26 identifies the affordable rents and purchase prices, by
income category, for a one-person household, a two-person household,
and a family of four. Affordable rental rates and ownership (mortgage)
costs are generally based on 30 percent of gross income.
Table II-26
Affordable Housing Costs by Annual Income
Income Category1 Annual Income Limit Maximum
Affordable
Monthly
Rent Payment 2
Maximum
Affordable
Monthly
Mortgage
Payment 3
Maximum
Affordable
Home
Purchase
Price4
Single-Person Household
Extremely Low (0-30% of AMI) $15,850 $396 $452 $58,750
Very Low (30%-50% of AMI) $26,400 $660 $753 $97,750
Low (50%-80% of AMI) $42,200 $1,055 $1,054 $136,900
Moderate (80%-120% of AMI) $63,250 $1,581 $1,933 $251,100
Above Moderate (120%+ of AMI) $63,250+ Above $1,581 Above $1,933 Above $251,100
Median $52,700 $1,318
Two-Person Household
Extremely Low (0-30% of AMI) $18,100 $453 $508 $66,000
Very Low (30%-50% of AMI) $30,150 $754 $847 $110,000
Low (50%-80% of AMI) $48,200 $1,205 $1,186 $154,000
Moderate (80%-120% of AMI) $72,300 $1,808 $2,174 $282,400
Above Moderate (120%+ of AMI) $72,300+ Above $1,808 Above $2,174 Above $282,400
Median $60,250 $1,506
Four-Person Household
Extremely Low (0-30% of AMI) $26,200 $655 $565 $73,450
Very Low (30%-50% of AMI) $37,650 $941 $941 $122,200
Low (50%-80% of AMI) $60,250 $1,506 $1,318 $171,250
Moderate (80%-120% of AMI) $90,350 $2,259 $2,416 $313,650
Above Moderate (120%+ of AMI) $90,350+ Above $2,259 Above $2,416 Above $313,650
Median $75,300 $1,883
1 AMI = area median income.
2 Based on 30 percent of monthly income.
3 From Riverside County/City of La Quinta 2020 Affordable Ownership Housing Cost Limits. Assumes single-person household
lives in 1-bedroom unit; 2-person household lives in 2-bedroom unit; 4-person household lives in 3-bedroom unit.
4 Converts the “Maximum Affordable Monthly Mortgage Payment” to a home value, assuming 10% down, 15-year fixed, 4.0%
interest rate, 1.25% taxes and homeowner’s insurance monthly.
Source: HCD 2020 State Income Limits
Affordability of Homeownership
Home values have generally increased in the Coachella Valley during
2013 to 2018 (see Table II-21). Some new and fairly new homes are for
sale at prices that are affordable to median and moderate-income
households (see Table II-22). However, many homes are out of reach for
lower income and many moderate households in the City. Table II-22
shows that La Quinta has a wide range of housing values. The median
housing value is $386,200. Units valued at less than $100,000, which
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would be affordable to extremely low income households and very low
single-person households, comprise only 3.6% of all units in the City. Only
4.8% of ownership units are valued at less than $150,000, and only 10% of
ownership units are valued at less than $200,000, which would be in the
range affordable to low-income households. Therefore, it could be
challenging for extremely low, very low, low, and moderate income
households to enter the homeownership market.
To expand homeownership opportunities, the City coordinates with
nonprofit agencies that provide relief to low-income residents and
develop affordable ownership units, and assists with securing third
party financing. The City also supports the use of affordable housing
rent-to-own transition programs; developers who agree to set aside all
or a portion of their units for low-income households can receive federal
tax credits under the Low Income Housing Tax Credit (LIHTC) program,
and lower income residents have opportunities to invest and gain equity
in their homes. The City also provides interested homeowners with
information about grants and other resources available for home repairs
and/or rehabilitation.
Affordability of Rental Costs
As shown previously in Table II-26 median rent for a 1-bedroom unit is
$396; the above table shows that single-person households in all income
categories could afford a monthly rent payment of $396 or higher and,
therefore, should be able to afford a 1-bedroom unit. Median rent for a
2-bedroom unit is $1,206; however, the table above shows that two-
person households in the extremely low and very low-income categories
would not have enough income to afford such a unit. Median rent for a
3-bedroom unit is $1,731; however, the table above shows that four-
person households in the extremely low, very low, and low-income
categories would not have enough income to afford such a unit.
Hundreds of lower and moderate-income households are served by
existing affordable housing and other projects. With the market-rate
rental market essentially closed to extremely low and very low-income
households, however, it is evident that their major source of affordable
housing will continue to be found through income-restricted housing
projects, housing voucher programs, accessory dwelling units, and
employee/guest houses.
Overcrowding
The Bureau of the Census defines overcrowded housing units as “those
in excess of one person per room average” and severely overcrowded
housing units as “those in excess of 1.5 persons per room average.”
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Overcrowding may occur when a family or household cannot afford
adequate living space, houses extended family members, or is sharing
inadequate living space with nonfamily members. When more than one
family shares a housing unit it is called doubling.
Households with lower incomes may permit overcrowding to derive
additional income, or there may be insufficient supply of housing units
in the community to accommodate the demand.
La Quinta has 577 overcrowded and severely overcrowded housing
units, which represents 3.7% of the total 15,505 occupied units in the City.
Table II-27 shows that 3.2 percent of the total occupied housing units
were moderately overcrowded in 2018, an increase from 2.4 percent
from 2009-2011.
A higher incidence of overcrowding was experienced among the rental
tenure group. Although renter households constituted only 28.2
percent of all households in the City, approximately 10.9 percent of
renters experienced overcrowded conditions, with 1.6 percent of all
renters experiencing severe overcrowding. In comparison, within
owner-occupied households, 0.9 percent experienced overcrowded
conditions, with 0.1 percent experiencing severe overcrowding.
Table II-27
Overcrowding
Status
Owner Renter Total Households
Number
% of
Owner
s
Number
% of
Renters Number
% of
Total
Not
Overcrowded 11,025 99.1 3,903 89.1 14,928 96.3
Moderately
Overcrowded 86 0.8 406 9.3 492 3.2
Severely
Overcrowded 14 0.1 71 1.6 85 0.5
Total 11,125 100.0 4,380 100.0 15,505 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25014.
Note: Universe is total households in occupied housing units. Housing units that exceed
1.0 or more persons per room are considered moderately overcrowded. Housing units that
exceed 1.5 or more persons per room are considered severely overcrowded.
Special Populations
The state requires that the special needs of certain disadvantaged
groups be addressed in the Housing Element. Selected populations with
special housing needs include seniors, persons with disabilities, large
families, single-parent households, the homeless, and farm workers.
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Seniors
The special housing needs of senior residents are an important concern
for the City of La Quinta, since many retired persons residing in the City
are likely to be on fixed low incomes. Besides affordability concerns,
seniors may have special needs related to housing design and location.
With regard to housing design needs, seniors may require ramps,
handrails, and lower cupboards and counters, etc., to allow greater
access and mobility. They also may need special security devices for their
homes for greater self-protection. Seniors may also have special needs
regarding location, such as the need for access to public facilities (i.e.,
medical and shopping) and transit. In many instances, seniors prefer to
stay in their own dwellings rather than relocate to a retirement
community and may need assistance making home repairs or
modifications. Every effort should be made to maintain their dignity,
self-respect, safety, and quality of life.
As shown in the following table, 5,883 householders (37.9% of all
householders) are 65 years or older. Senior households comprise 43.8%
of all owner-occupied units, and 23.0% of all renter-occupied units.
Table II-28
City of La Quinta
Senior Households by Tenure
Householder Age Owner-Occupied Renter-Occupied
Households %1 Households %
Non-Senior Households
Under 65 years 6,251 56.2 3371 77.0
Senior Households
65 to 74 years 3,015 27.1 524 12.0
75 to 84 years 1,519 13.7 326 7.4
85 years and over 340 3.1 159 3.6
Subtotal, Senior
Households 4,874 43.8 1,009 23.0
Total Households 11,125 100.0 4,380 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25007
1 differences due to rounding
According to the American Community Survey, an estimated 896
seniors have incomes below the poverty level, which represents 9.0% of
all seniors in the City. The 2020 federal poverty guideline for one person
is $12,760. The major source of income for most seniors is Social Security,
and the average Social Security monthly benefit is $1,503.9 Therefore, a
single senior paying 30% of their monthly Social Security income on
housing costs would pay $451 toward housing costs. However, La Quinta
9 Social Security Administration Fact Sheet, December 2019 Beneficiary Data.
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median rents are $797 for a studio unit, and $396 for a one-bedroom unit
(most likely not a separate unit given the relative price). A two-person
senior household would have $902 available for housing costs, but
median rents are $1,206 for a 2-bedroom unit. Therefore, Social Security
alone most likely cannot adequately cover housing costs in the City.
Table II-29
Senior Incomes Below the Poverty Level
Age Group
No. of Residents with Income in Past
12 Months
Below Poverty Level
65 to 74 years 541
75 years and over 355
Total 896
Source: 2014-2018 ACS 5-Year Estimates, Table B17001
Apart from privately owned housing units, the City has several
affordable rental options for senior living as discussed previously under
rental units. They include: Seasons Senior Apartments, which offers 87
senior units in the extremely low, low, and moderate affordable price
range; Seasons at Miraflores, a project completed in 2003 that supplies
118 senior units in the extremely low and very low income price range;
Washington Street Apartments, which offers 140 extremely low, very
low, low, and moderate income rentals (13 of these units are affordable
through Section 8); and Hadley Villas Senior Apartments, an affordable
project completed in 2004 that offers 79 units in the extremely low, very
low, low, and above moderate income price range. Continued
construction of multifamily units will aid greatly in meeting the needs of
seniors currently overpaying for rental units.
Numerous senior support services are provided by various
organizations, including those listed in the following table. There are
also numerous privately operated assisted living facilities and home care
service providers in the City and Coachella Valley.
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Table II-30
Senior Resources
Organization Services Provided
Assisted living and home care
providers (various private providers)
Housing, personal care, health care, housekeeping, meals
Braille Institute Coachella Valley
Neighborhood Center
Rehabilitation, enrichment classes, in-home support for the
visually impaired
La Quinta Wellness Center Health/fitness programs, social events, classes, homebound
outreach, food distribution
Eisenhower Memory Care Center Adult day center for neuro-cognitive impairments
FIND Food Bank Food distribution
Hidden Harvest Food distribution
Jewish Family Services of the Desert Advocacy, case management services
Riverside County Office on Aging Medical case management, counseling, transportation
assistance, meals
Salvation Army Food distribution, social events, community programs
Senior Advocates of the Desert Public benefits and social services assistance, emergency
financial assistance
SunLine Transit Agency For seniors and disabled residents: Half-Fare Program, Taxi
Voucher Program, SunDial paratransit service, bus travel
training
People with Disabilities
A “disability” is a physical or mental impairment that substantially limits
one of more major life activities. Housing elements must analyze the
special housing needs of people with disabilities. Senate Bill No. 812
(2011) requires that the analysis include individuals with developmental
disabilities. A developmental disability is defined by Section 4512 of the
Welfare and Institutions Code as “a disability that originates before an
individual becomes 18 years old, continues or can be expected to
continue indefinitely, and constitutes a substantial disability for that
individual.” This includes intellectual disabilities, cerebral palsy, epilepsy,
autism, and related conditions, but does not include other handicapping
conditions that are solely physical in nature.
Physical and developmental disabilities can hinder access to housing
units of traditional design, and potentially limit the ability to earn
adequate income. The three major housing needs of the disabled are
access, location, and affordability. Housing needs for individuals with
disabilities can range from traditional independent living environments,
to supervised group quarters, to institutions where medical care and
other services are provided onsite. Important housing considerations
for this group include proximity to public transportation, accessibility of
the home and surroundings, access to medical and other public services,
and affordability.
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Disabled persons often require specially designed dwellings to provide
access not only within the dwelling, but to and from the unit. Special
modifications to permit free access are very important in maintaining
safety, independence and dignity. The California Administrative Code
Title 24 Requirements set forth access and adaptability requirements for
the physically handicapped. These regulations apply to public buildings
such as government facilities and motels, and require that ramps, larger
door widths, restroom modifications, etc., be designed to enable free
access to the handicapped. Such standards are not mandatory of new
single-family residential construction.
A number of disabled persons receive supplemental Social Security
Income and are on fixed incomes. Increasing inflation and housing costs
adversely affect these individuals’ ability to secure affordable housing.
The 2014-2018 ACS identified 4,722 persons in the City with disabilities,
of which 2,484 (52.6%) were persons over the age of 65. Individuals may
be affected by one or more types of disability. The second most affected
age groups are residents 18 to 64 years (42.2%). The table below
identifies the number of disabilities, by type, for La Quinta residents. The
most prevalent disabilities are ambulatory difficulties (26.6%) and
independent living difficulties (17.8%).
Group homes are listed as residential care facilities in the Zoning
Ordinance, and are permitted by right in all residential zones. There are
no use-specific standards for group homes, and they would require only
a building permit for construction if occurring in a single family home
environment, and with approval of a Site Development Permit if
proposed as an apartment or similar multi-family project in the higher
density zones. This same requirement also applies to apartment or
multi-family project for any type of housing.
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Table II-31
City of La Quinta
Number of Disabilities, by Disability Type1
Disability by Age and Type Number of
Disabilities
Percent of Total
Disabilities1
Under age 18 242 2.8
Hearing Difficulty 4 0.05
Vision Difficulty 91 1.1
Cognitive Difficulty 130 1.5
Ambulatory Difficulty 0 0.0
Self-Care Difficulty 17 0.2
Independent Living Difficulty * *
Ages 18-64 3,188 37.4
Hearing Difficulty 291 3.4
Vision Difficulty 413 4.8
Cognitive Difficulty 845 9.9
Ambulatory Difficulty 746 8.8
Self-Care Difficulty 380 4.5
Independent Living Difficulty 513 6.0
Ages 65+ 5,088 59.7
Hearing Difficulty 1,024 12.0
Vision Difficulty 420 4.9
Cognitive Difficulty 548 6.4
Ambulatory Difficulty 1,530 18.0
Self-Care Difficulty 560 6.6
Independent Living Difficulty 1,006 11.8
Total Disabilities 8,518 100.0
Total Civilian Non-Institutionalized
Population with a Disability 4,722
1 differences due to rounding
* data not provided
Source: American Community Survey 2014-2018 5-Year Estimates, Table S1810
The California Department of Developmental Services (DDS)
implements a statewide system of community-based services for people
with developmental disabilities and their families. DDS contracts with
the Inland Regional Center (IRC) in Riverside to provide and coordinate
local services in Riverside County, including the City of La Quinta. IRC
currently (2021) serves 172 clients who are La Quinta residents.
Facilities and services in the Coachella Valley that assist persons with
developmental and physical disabilities include:
o La Quinta Wellness Center connects seniors with Riverside
County Meals on Wheels, an outreach program for homebound
seniors, and SunLine Transit Agency for Dial-a-Ride
transportation services.
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o Angel View, a non-profit organization based in Desert Hot
Springs, operates 19 six-bed group homes for children and young
adults with developmental and physical disabilities. The homes
provide 24-hour nursing and/or attendant care and can
accommodate 100+ individuals at a time. There are 16 homes in
the Coachella Valley, including 12 in Desert Hot Springs, 3 in Palm
Springs, and 1 in Thousand Palms.
o The Inland Regional Center uses person-centered planning when
developing a Consumer’s Individual Program Plan (IPP). The IPP
outlines the goals developed by the Consumer and their support
team, as well as the services and supports they will receive to
help those goals. Many of the services/supports listed in the IPP
are funded by Inland Regional Center. However, services and
supports may also be provided by other agencies such as the
Social Security Administration, school districts, county agencies,
etc.
o Canyon Springs in Cathedral City is a State developmental center
operated by DDS with 55 licensed beds for individuals with
intellectual and developmental disabilities. The treatment
program at Canyon Springs is designed to provide its residents
with work/job training, including formal educational
opportunities and new home life and living skills. Referrals for
admission are made by Regional Centers. Each person is assessed
and will participate in developing and carrying out an Individual
Program Plan. Residents have opportunities to participate in a
variety of integrated activities in natural environments at home,
at work, and in the community.
o Desert AIDS Project – Palm Springs: Dedicated to providing
support, care, and treatment to people with AIDS and related
illnesses and education to the general community. The Desert
AIDS project serves the psychological needs of AIDS clients,
provides case management, anonymous HIV testing, legal
services, a program of protection and prevention, and referral
and recreational services.
o FISH of Lower Coachella Valley – Coachella: Provides 2-3 days of
emergency food for families/individuals in need. Clients may
return for assistance every 14 days.
o Desert Arc – Palm Desert: A comprehensive service delivery
agency for people with developmental and intellectual
disabilities; it provides programs to develop or enhance self-help
skills, life enrichment skills, and prevocational and vocational
skills.
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o Braille Institute – Palm Desert: A nonprofit school providing
daytime classes and other support programs and services for
people with blindness and vision loss in the Coachella Valley.
Large Family Households
The 2014-2018 ACS reported 1,543 households in the City of La Quinta
with five or more persons, which constitutes 10 percent of all
households. This represents a 17 percent increase from the 2009-2011
ACS (1,319 households). Large-family households generally require
larger dwellings with more bedrooms to meet their housing needs, but
these households often experience difficulty securing adequate housing
suitable for their expanded needs due to income limitations and/or lack
of adequate housing stock. Difficulties in securing housing large enough
to accommodate all members of a household are heightened for
renters, as multifamily rental units are typically smaller than single-
family units.
Table II-32 presents tenure of housing units by number of persons in the
household based on 2014-2018 ACS data. The table shows that large
households are roughly equally comprised of owner occupied and
renter occupied households (805 owner occupied, 738 renter occupied).
Large owner-occupied units comprise 7.2 percent of all owner-occupied
housing, and large renter-occupied units comprise 16.8 percent of all
renter-occupied units.
Table II-32
Large Households by Tenure
Number of Persons in Household Owner-Occupied Renter-Occupied
Households % Households %1
One to Four 10,320 92.8 3,642 83.2
Five 577 5.2 410 9.4
Six 228 2.0 264 6.0
Seven or More 0 0 64 1.5
Total Households with 5+ Persons 805 7.2 738 16.8
Total Households 11,125 100 4,380 100
1 differences due to rounding
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25009
Multifamily housing rental stock consists primarily of one-, two-and
three-bedroom units. Single family development in the Cove is made up
largely of units with three bedrooms, although four-bedroom units are
also present in limited supply. As shown in Table II-32, there are 3,284
units with 4 or more bedrooms, which exceeds the current number of
large families. Citywide single-family construction activity has created a
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supply of housing for large families not available in multifamily housing,
although prices for larger units tend to be affordable only to moderate
and above moderate income households.
Suitable housing products for large families include those with sufficient
bedrooms that are near childcare facilities, schools, recreational areas,
and public transit. In the current housing stock, 577 units (3.7% of all units
citywide) are overcrowded, and the majority (82.7%) of them are rental
units. There are 332 units with 5 or more bedrooms (1.6% of total units
citywide), and only 8 of them are rental units, so there may be a need
for additional larger units, particularly rental units.
Given the lack of larger rental units, programs that assist large families
with homeownership would be beneficial. Reduced parking standards
for units with 5 or more bedrooms may also incentivize development of
larger rental units. For instance, certain affordable housing
developments may be granted a maximum parking ratio of two and one-
half parking spaces for four or more bedrooms (La Quinta Municipal
Code Section 9.60.260.E. Incentives and Concessions).
Single-Parent Households
Single-parent heads of household constitute a group with serious
housing concerns. In general, families with single-parent heads of
household may experience a higher incidence of poverty than other
household configurations. In particular, female-headed households can
experience lower incomes, higher living expenses, higher poverty rates,
and low rates of homeownership. Finding adequate and affordable
housing is a high priority. Special considerations for this population
include proximity to schools, childcare, employment, and health care.
Table II-33
Single-Parent Household Characteristics
Household Type
No. of
Households % of Total
Total households 15,505 100
Male-headed households 747 4.8
With own children under 18 437 2.8
Female-headed households 1,433 9.2
With own children under 18 788 5.1
Total Families, Income in the Past 12
Months Below Poverty Level 625 100
Male Householders, Income in the Past
12 Months Below Poverty Level
0 0
Female Householders, Income in the
Past 12 Months Below Poverty Level
255 40.8
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP02;
ACS 2018 Supplemental Estimates Detailed Table K201703
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As shown in Table II-33, there were 2,180 single-parent-headed family
households in La Quinta, or 14% of all households, in 2018. Male-headed
family households comprise 4.8% of all households, and female-headed
family households comprise 9.2%. As shown in the table above, of the
1,433 female-headed family households in La Quinta, more than half
(55%) of the female-headed households have children under age 18.
While no male-headed households were below the poverty level in the
past 12 months, female-headed households comprise 40.8% of all
families with incomes below the poverty level.
The number of single-parent-headed and female-headed family
households both declined compared to 2010 (2,026 single-parent
households, of which 1,461 were female-headed). However, 17.8 percent
of the City’s female-headed families live in poverty as compared to 16.1
percent in 2010.
Many single parents do not have the resources to enter the housing
market as a homeowner. Although the incidence of single-parent
households below the poverty level is low (1.6% of all households) in the
City, addressing the housing needs for single parents may require
innovative housing solutions. Strategies need to be considered to
provide more housing opportunities to these households, such as new
multifamily housing, mixed-use units, and subsidized single-family
housing. Flexible educational programs and job training services can
help householders obtain higher paying jobs.
Farmworkers
Based on an analysis of farm labor and the diminishing amount of
farmland in the City of La Quinta and surrounding rural areas, the need
for farm worker housing has declined. Most agricultural land and
farmworker housing in the Coachella Valley are located in the eastern
valley in and around the communities of Coachella, Thermal, and Mecca.
While the zoning map includes a Low-Density Agriculture/Equestrian
Residential Overlay, there is no land designated specifically for
agricultural uses in the City’s General Plan and zoning maps. There are
also no zoning policies or restrictions specific to farms or farmworker
housing.
Based on 2014-2018 ACS data, there were 352 persons employed in
“agriculture, forestry, fishing and hunting, and mining” in the City in
2018, which constitutes 2% of the City’s civilian employed population 16
years and over (see Table II-6). It is probable that a number of
occupations classified as agricultural are related to nursery operations
or landscape maintenance.
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Responsibility for providing housing for farm workers originally lay with
the growers that employed the workers. This practice was discontinued,
however, due to high costs for liability insurance and maintenance. Low
income groups often need housing near work. For farmworkers, this
means that housing is needed in rural, agricultural areas rather than
urban areas. In the Coachella Valley, the principal housing options for
migrant and local seasonal farm workers are family-owned homes,
private rental houses, second units, apartments, and mobile homes.
Farmworker housing does not appear to be a significant need in La
Quinta. Nevertheless, farmworker households will benefit from rental
subsidies and incentives provided by the City for developers to maintain
affordable units that are available to all segments of the population.
Extremely Low-Income Households
Extremely low-income (ELI) households are households earning less
than 30 percent of the HUD Area Median Family Income (HAMFI). The
AMI for a 4-person household in Riverside County is $75,300. ELI
household incomes are defined by HCD and HUD as those earning less
than $26,200. These households often face significant financial
challenges to affording adequate housing and, therefore, are
considered a subpopulation with special housing needs.
Table II-34
Housing Problems for Extremely Low-Income Households
Owners Renters Total
Total Number of ELI Households 580 870 1,450
Percent with any housing
problems* 79.3% 62.1% 69.0%
Percent with Cost Burden >30% of
income 78.4% 61.5% 68.3%
Percent with Cost Burden >50% of
income 66.4% 40.2% 50.7%
* housing problems include incomplete kitchen facilities, incomplete plumbing facilities,
more than 1 person per room (overcrowding), and cost burden greater than 30% of income.
Source: U.S. Department of Housing and Urban Development, CHAS, based on the 2012-2016
ACS.
Existing Needs
According to 2012-2016 CHAS data, there are 1,450 extremely low-
income households (9.5% of total households) in La Quinta, consisting of
580 owner households and 870 renter households. Proportionally more
owners (79.3%) than renters (62.1%) experience housing problems,
including incomplete kitchen and plumbing facilities, overcrowding, and
cost burden greater than 30% of income (overpayment).
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Extremely low-income households are sensitive to unexpected changes
in income and expenditures, so overpayment for housing could result in
an inability to meet other important or emergency needs.
Projected Needs
To calculate projected housing needs, the City assumed 50% of its very
low income regional housing need assessment (RHNA) are extremely
low income households. From its very low income need of 420 units, the
City has a projected need of 210 units for extremely low income
households.
Many of the City’s existing and proposed very low-income rental
projects provide housing affordable to extremely low-income
individuals, couples, and families with children. Extremely low-income
households are also eligible to receive rental assistance in La Quinta
through the County of Riverside Housing Authority’s Section 8 voucher
program. Small ELI households may also find an affordable housing
option in Single Room Occupancy (SRO) hotels, accessory dwelling units
(ADUs), and guest houses. SROs are permitted in the Regional
Commercial zone with a Conditional Use Permit. A guest
house/employee quarters is permitted as an accessory use in all
residential zones, and can provide on-site living quarters for a
homeowner’s family members, staff, and guests. During the 2014-2021
planning period, the City updated the Zoning Code to remove
constraints to the development of ADUs. ADUs are permitted as an
accessory use in all residential zones and have some flexibility regarding
parking and utility requirements. SROs, guest houses/employee
quarters, and ADUs may be important resources for ELI households,
including seniors on a fixed-income, single-parents, disabled persons,
college students, and low-wage earning workers.
Homeless Persons
The Riverside County Department of Public Social Services completed a
homeless count in 2020 for all cities and some unincorporated areas in
the County. The Homeless Point-In-Time (PIT) Count is a federally
mandated annual count of homeless individuals used to evaluate the
extent of homelessness. The data provide a snapshot of homelessness
on a particular date and time.
The 2020 PIT Count for Riverside County determined there were 3
unsheltered persons in La Quinta, including individuals living on streets
or in vehicles, encampments, storage structures, or other places unfit
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for human habitation.10 This represents 0.1% of the unsheltered
individuals in Riverside County, and 0.5% of County Supervisory District
4 which includes the Coachella Valley and the City of Blythe. The actual
number of homeless may be higher given that many individuals,
particularly women and youth, remain hidden for safety or stay in
locations where they cannot be seen. This represents a decrease from
the County’s 2019 PIT Count (9 individuals in La Quinta). Fluctuations in
the number of homeless individuals documented from year to year may
be due to actual increases or decreases and/or changes in counting and
surveying methods, such as increased coverage by more volunteers or
enhanced promotion and awareness strategies of the overall count.
Table II-35 describes the demographic characteristics of unsheltered
people in La Quinta.
10 2020 Riverside County Homeless Point-In-Time Count and Survey Report, County
of Riverside Department of Public Social Services, June 2020, pages 83 and 122.
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Table II-35
Characteristics of Unsheltered Individuals
in La Quinta
Number
Percent
of Total
Race
American Indian 0 0%
Asian 0 0%
Black 1 33%
White 2 66%
Multiple Races 0 0%
Native Hawaiian 0 0%
Unknown Race 0 0%
Ethnicity
Hispanic 2 66%
Non-Hispanic 1 33%
Ethnicity Unknown 0 0%
Gender
Male 3 100%
Female 0 0%
Transgender 0 0%
Gender Non-Conforming 0 0%
Unknown Gender 0 0%
Age
Adults (>24 yrs) 3 100%
Youth (18-24) 0 0%
Children (< 18) 0 0%
Unknown Age 0 0%
Living Situation
Woods 1 33%
Vehicle 1 33%
Street 1 33%
Encampment 0 0%
Under Bridge 0 0%
Park 0 0%
Other 0 0%
Bus 0 0%
Abandoned Building 0 0%
TOTAL UNSHELTERED INDIVIDUALS = 3
Source: 2020 Riverside County Homeless Point-In-Time Count and Survey
Report, County of Riverside Department of Public Social Services, June
2020, pages 83 and 122.
Particularly sensitive homeless subpopulations include veterans, the
chronically homeless, those with mental health conditions and physical
disabilities, victims of domestic violence, and others. The 2020 PIT Count
also identified pet owners because of concerns that unsheltered
individuals were not seeking shelter because they wanted to keep their
pets. As shown in the following table, of the 3 unsheltered individuals
interviewed in La Quinta, one had substance abuse issues, one was
newly homeless, and one was a pet owner.
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Table II-36
Homeless Unsheltered Subpopulations
Subpopulation Number1 Percent of Total
Substance Abuse 1 33%
PTSD 0 0%
Mental Health Conditions 0 0%
Physical Disability 0 0%
Developmental Disability 0 0%
Brain Injury 0 0%
Victim of Domestic Violence 0 0%
AIDS or HIV 0 0%
Veterans 0 0%
Chronically Homeless 0 0%
Adults Only 3 100%
Children Only 0 0%
Families with Children 0 0%
Pet Owners 1 33%
Newly Homeless 1 33%
Seniors (≥ 60) 0 0%
Jail Release (within last 12 months) 0 0%
1 Results of interviews with 3 homeless individuals.
Source: 2020 Riverside County Homeless Point-In-Time Count and Survey
Report, County of Riverside Department of Public Social Services, June 2020,
pages 83 and 122.
Emergency, transitional, and supportive housing facilities and services
can serve some of the short- and long-term needs of homeless
individuals. Emergency shelters provide temporary shelter, often with
minimal supportive services. Supportive housing is linked to support
services intended to improve the individual’s ability to independently
live and work in the community. Transitional housing is provided with
financial assistance and support services to help homeless people
achieve independent living within 24 months. Supportive and
transitional housing are often in apartment-style units. If a person or
family finds themselves homeless, they may go to regional facilities
provided by the county, City of Indio, or City of Palm Springs for
assistance. The available homeless facilities in the Coachella Valley are
listed in Table II-37.
A recent analysis of Coachella Valley homelessness found that
emergency shelter and transitional housing are not operating at full
capacity; the occupancy rate was 79% in 2018 despite high rates of
unsheltered single adults.11 Lower occupancy may be partially because
some beds are reserved for domestic violence victims and youth rather
than the general population.
11 “The Path Forward: Recommendations to Advance an End to Homelessness in the
Coachella Valley,” Barbara Poppe and Associates, November 27, 2018, page 21.
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The Coachella Valley Association of Governments (CVAG), of which the
City of La Quinta is a member, contracted with Path of Life Ministries to
operate its Coachella Valley Housing First program that placed people in
permanent housing before addressing issues such as joblessness or
behavioral health. Program results were positive, with 81% of the 242
people who exited the program in the first year able to find permanent
housing, and all participants who exited the program more than
doubling their monthly incomes.12 In late 2019, CVAG initiated an effort
to advance the goals of CV Housing First through a collaborative
approach called the Coachella Valley Homelessness Engagement &
Action Response Team (CVHEART).13 The program is expected to
establish a formal structure for regional homelessness policies and
programs, identify funding opportunities for future projects, and
expand multi-agency cooperation and participation. In addition to its
own efforts to end homelessness, the City of La Quinta’s membership in
CVAG will assure its continued participation in regional efforts.
The City’s zoning permits emergency shelters by right in all
nonresidential districts except Village Commercial. The non-residential
zones, including Neighborhood Commercial, Community Commercial
and Regional Commercial, are all located on major arterial roadways,
and close to transit stops. This allows for easy access to services and
transport. Emergency shelters proposed in an existing building would
require no permitting other than building permits for tenant
improvements (if any). If an emergency shelter were to be proposed as
a new building, it would be subject to approval of a Site Development
Permit, which would be approved by either the Director or the Planning
Commission (Director approval is allowed for buildings under 10,000
square feet on pads within existing commercial centers). The findings
for a Site Development Permit require consistency with the General Plan
and Zoning Ordinance; conformance with CEQA; and compatibility of
site design, landscaping and architecture to surrounding buildings. The
Site Development Permit addresses only zoning standards, and does not
address land use. Therefore, the use of the building is not considered,
and the permit is based on an analysis of setbacks, building heights and
parking spaces. There are no parking requirements for emergency
shelters. Program H-5.4.b. has been added to assure that emergency
shelters are added to the parking table, and that parking only be
required for employees. There are over 380 acres of vacant commercial
12 “CV Housing First Program Evaluation: Examining the Clients Served in the First
Year: July 2017 to June 2018,” Health Assessment and Research for Communities,
September 2018, page 55.
13 “CV Heart: A Collaborative and Regional Approach to Homelessness in Coachella
Valley,” Greg Rodriguez, January 2020.
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land in the City (Land Use Element, Table II-3). Transitional shelters for
homeless persons or victims of domestic abuse are conditionally
permitted in Regional Commercial and Major Community Facilities
zoned districts.
One use that may potentially provide housing for those in need of
shelter is single room occupancy (SRO) hotels. SRO hotels, as defined in
the municipal code, are residential facilities that are rented on a weekly
or longer basis that may or may not have private bathroom and kitchen
facilities. SRO hotels are conditionally permitted in Regional Commercial
zoned districts.
Table II-37
Coachella Valley Homeless Shelter Resources
Shelter Name Type of Shelter City Clientele or Needs
Served
Number
of Beds
Martha’s Village and Kitchen Emergency Indio General 120
Shelter From The Storm Emergency Palm Desert Domestic Violence 20
County of Riverside, Desert
Healthcare District and
Foundation1
Emergency
(seasonal)
Cathedral City,
Palm Springs,
Desert Hot
Springs
General 90 (30 in
each city)
Operation Safe House Emergency
/Transitional
Thousand Palms Transitional: youth,
young adults
20/15
Path of Life Ministries Inc. Emergency/
Rapid Rehousing
Undisclosed –
Coachella Valley
General 12/2
Coachella Valley Rescue
Mission
Emergency/
Rapid Rehousing
Indio families with children,
individuals
300/18
Desert AIDS Project Permanent Palm Springs HIV/AIDS 80
Desert Horizon Permanent Desert Hot
Springs
Jewish Family
Services
18
Desert Vista Permanent Palm Springs Jewish Family
Services
40
Desert Vista Permanent
Supportive Housing Expansion
(new in 2018)
Permanent Palm Springs Disabled Men and
Women
35
Riverside University Health
System – Behavioral Health
Permanent Cathedral City Behavioral Health 25
Episcopal Community Services Permanent Scattered Site –
Coachella Valley
Persons With
Disabilities and
Chronically Homeless
40
Shelter Plus Care TBRA Permanent Indio Persons With
Disabilities/ Mentally
Ill
23
Source: “The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella Valley,” Barbara Poppe and
Associates, November 27, 2018, Appendix 3.
1 dhcd.org.
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FAIR HOUSING
The California Fair Employment and Housing Act generally prohibits
housing discrimination with respect to race, color, religion, sex, gender,
gender identity, gender expression, marital status, national origin,
ancestry, familial status, source of income, disability, genetic
information, or veteran or military status. AB 686 requires that all
housing elements due on or after January 1, 2021, must contain an
Assessment of Fair Housing (AFH) consistent with the core elements of
the analysis required by the federal Affirmatively Furthering Fair
Housing (AFFH) Final Rule of July 16, 2015.
Under state law, AFFH means “taking meaningful actions, in addition to
combatting discrimination, that overcome patterns of segregation and
foster inclusive communities free from barriers that restrict access to
opportunity based on protected characteristics.”
The City has completed the following:
1. Include a Program that Affirmatively Furthers Fair Housing and
Promotes Housing Opportunities throughout the Community for
Protected Classes (applies to housing elements beginning January 1,
2019).
2. Conduct an Assessment of Fair Housing, which includes summary of
fair housing issues, an analysis of available federal, state, and local data
and local knowledge to identify fair housing issues, and an assessment
of the contributing factors to the fair housing issues.
3. Prepare the Housing Element Land Inventory and Identification of
Sites through the lens of Affirmatively Furthering Fair Housing.
To comply with AB 686, the City has completed the following outreach
and analysis.
Outreach
As discussed in the Public Participation section of this Housing Element,
the City focused its outreach efforts on community and stakeholder
workshops, study sessions, information disseminated through the City’s
website, electronic mail notifications, and public hearings.
The community and stakeholder workshops consisted of a Planning
Commission presentation (December 8, 2020), a City Council update
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(December 15, 2020), a Housing Commission presentation (January 12,
2021) a Joint Planning Commission and City Council Study Session
presentation (August 3, 2021) and a public workshop (January 13, 2021)
attended by more than 15 community members. The City received a
variety of comments at these workshops, including:
v Concerns about how to address overpayment by both owners and
renters.
v Concerns regarding whether short term vacation rentals are
impacting the availability of housing for permanent residents.
v Assuring that land inventory sites are provided for all types of
housing.
v The difficulty of financing new projects, which now require two or
three times as many funding sources as in the past.
v Assuring that development standards, fees and processing times
reflect the needs of affordable housing projects.
Workshop invitations were sent to local and regional development
entities, advocacy groups, and interested parties via email. In addition,
workshops were advertised on the City’s website, social media, and in
email blasts to the City’s extensive resident email list. Once certified by
HCD, the Housing Element Update will be presented in public hearings
before both the Planning Commission and City Council, with the
documents available for public review at City Hall and on the City’s
website.
Assessment of Fair Housing
California Government Code Section 65583 (10)(A)(ii) requires the City
of La Quinta to analyze areas of segregation, racially or ethnically
concentrated areas of poverty, disparities in access to opportunity, and
disproportionate housing needs, including displacement risk. The 2021
California Department of Housing and Community Development (HCD)
and the California Tax Credit Allocation Committee (TCAC) Opportunity
Areas rate resource levels based on access to effective educational
opportunities for both children and adults, concentration of poverty,
environmental pollution, and employment levels and proximity to jobs,
among others. High and highest resource areas are those with high
index scores for a variety of educational, environmental, and economic
indicators. Moderate resource areas have access to many of the same
resources as high and highest resource areas but may have fewer
educational opportunities, lower median home values, longer
commutes to places of employment, or other factors that lower their
indices for educational, environmental, and economic indicators.
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As shown in Exhibit II-14 TCAC Opportunity Areas, the majority of the
urban area in the City is considered “High Resource”. Portions along the
northern and western boundaries are considered “Highest Resource”,
and one area on the eastern boundary adjacent to the City of Indio and
unincorporated Riverside County is considered “Moderate Resource”.
The southern end of the City is considered “High Segregation &
Poverty”. Areas of high segregation and poverty are those that have an
overrepresentation of people of color compared to the County, and at
least 30% of the population in these areas is below the federal poverty
line ($26,500 annually for a family of four in 2021). Within the City and
surrounding jurisdictions, TCAC and HCD designated portions of the City
of Indio as “Low Resource,” which have the most limited access to all
resources.
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Source: Housing and Community Development, 2021
II-14 08.17.21City of La Quinta General Plan
TCAC Opportunity Areas
La Quinta, California
Exhibit
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Integration and Segregation Patterns
To assess patterns of segregation and integration, the City analyzed four
characteristics: race and ethnicity, income, disability, and familial status.
Race and Ethnicity
The diversity index was used to compare the racial and ethnic diversity
within the City and surrounding communities. Diversity Index ratings
range from 0 to 100, where higher numbers indicate higher diversity
among the measured groups. As shown in Exhibit II-15 Diversity Index,
the City exhibits a range of diversity ratings. The Cove and Village area,
the southern end of the City, the area just north of Highway 111, and an
area on the eastern boundary adjacent to the City of Indio and
unincorporated Riverside County have relatively high diversity (70-85).
Portions of the northwestern and southeastern City have lower diversity
(below 40). The remaining areas are rated mid-range (40-70) on TCAC’s
diversity index. The surrounding areas have comparable diversity ratings
as La Quinta, though areas of higher diversity are found in City of Indio
to the east. According to the 2015–2019 American Community Survey,
over half (57.3%) of La Quinta residents identify as White, non-Hispanic,
whereas over half (64.2%) of the Indio residents to the east identify as
Hispanic. The City of La Quinta can be viewed as a demographic
transition point from the west to east Coachella Valley, with the
proportion of White, non-Hispanic population between those in Indio
(34.7%) to the east and Bermuda Dunes (58.5%) to the north, Palm Desert
(66%) and Indian Wells (88.1%) to the west.
The southern end of the City is designated a TCAC Area of High
Segregation and Poverty in 2020 and 2021, and also a racially or
ethnically concentrated area of poverty (R/ECAP) by HUD (2009-2013)
(Exhibit II-14). This area, as part of Census Tract 456.05, is in a Hispanic
Majority Tract with a predominant gap >50% between Hispanic and
other race/ethnicity groups (Exhibit II-16). In contrast, more urban areas
in the City fall in White Majority Tracts (predominant gap >50%).
Similarly, much of the lower diversity areas in the Cities of Indian Wells
and Palm Desert are also in White Majority Tracts.
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Source: Housing and Community Development, 2021
II-15 08.17.21City of La Quinta General Plan
Diversity Index
La Quinta, California
Exhibit
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Source: Housing and Community Development, 2021
II-16 08.17.21City of La Quinta General Plan
White/Hispanic Majority Tracts
La Quinta, California
Exhibit
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A close examination of the HCD AFFH maps and the R/ECAP area in La
Quinta reveals that the designation is less likely due to demographics
within the area, but rather its location in Census Tract 456.05 which
spans a large area of unincorporated Riverside County in the east
Coachella Valley. As shown in Exhibits II-16 and II-17, from a data
granularity perspective, the R/ECAP and Hispanic Majority Tract
designations are specific to the entire Tract 456.05 only, which does not
tell any difference within the tract. Similarly, the Area of High
Segregation and Poverty (2020 and 2021) designations are specific to a
block group which covers more unincorporated Riverside County area
than La Quinta City area. The area designated as R/ECAP in La Quinta is
roughly bounded by Avenue 60 on the north, and consists of vacant
land, Coral Mountain Golf Club and Trilogy La Quinta, a retirement
community. Based on local knowledge and property values at Coral
Mountain and Trilogy, this area of the City is not an area with
concentrated poverty. This area will be further analyzed in Income
subsection below for any potential for segregation.
HCD has not published the adjusted Racially Concentrated Areas of
Affluence (RCAA) methodology for California as of August 2021. While
no data has been released on RCAA, the national metric may be
referenced for general considerations here: RCAA is defined as census
tracts where 1) 80% or more of the population is white, and 2) the
median household income is $125,000 or greater (slightly more than
double the national the median household income in 2016). As shown in
Exhibit II-18, Census Tract 456.08 along the eastern City boundary
(roughly between Avenue 54 and Avenue 60) has a median income
greater than $125,000. Census data reveals that this tract has 89.6%
white population that is not Hispanic. The area may have the potential
to be a RCAA. While another area to the north also has a median income
greater than $125,000, it is in a tract with fewer than 80% white, non-
Hispanic population and may not qualify as a RCAA.
Income
The City also assessed the concentrations of households below the
poverty line across the City to analyze access to adequate housing and
jobs. As shown in Exhibits II-18 and II-19, the bulk of the City has a very
low percentage of residents (less than 10%) who fall below the poverty
line ($26,500 for a family of four in 2021), and the central and northern
portions of the City as well as the southern Cove area have a low
percentage (10%-20%) of residents below the poverty line. Note that the
southern end of City, which is designated as R/ECAP as part of Tract
456.05, shows a higher percentage (38.2%) of residents below the
poverty line, but this percentage represents the entire tract rather than
just the portion in La Quinta.
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Source: Housing and Community Development, 2021
II-17 08.17.21City of La Quinta General Plan
R/ECAP and Areas of High Segregation and Poverty
La Quinta, California
Exhibit
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Source: Housing and Community Development, 2021
II-18 08.17.21City of La Quinta General Plan
Median Income
La Quinta, California
Exhibit
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Source: Housing and Community Development, 2021
II-19 08.17.21City of La Quinta General Plan
Poverty Status
La Quinta, California
Exhibit
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85
The poverty status trend saw some minor changes from 2014 to 2019.
The percentage of residents who fall below the poverty line in the
northern Cove and Village area and an area on the eastern City boundary
(north of Avenue 54) have lowered over time from 10-20% to below 10%,
while the percentage in the northern City increased from below 10% to
10-20%. The southern end of City as part of Tract 456.05, showed 42% of
residents below the poverty line, though this percentage captures the
entire tract and does not indicate any change within the La Quinta
portion.
The HUD Low to Moderate Income Population maps at Tract and Block
Group levels (Exhibit II-20a and b) illuminate how data granularity
affects interpretation. The map in Exhibit II-20a at tract level is less
refined, showing the percentage of low to moderate income population
for entire census tracts; in contrast, the map in Exhibit II-20b at block
group level has a finer resolution, showing the percentages for each
block group, which is a smaller geographical unit than the census tract.
Census Tract 456.05 consists of a portion of City of La Quinta which
includes vacant land, a private golf club and a private retirement
community, and rural agricultural communities in unincorporated
Riverside County. The southern end of La Quinta is part of Block Group
4 of Census Tract 456.05. Block Group 4 shows 42% of low-moderate
income population, whereas Tract 456.05 shows 79% of low-moderate
income population. This discrepancy can be attributed to the
demographical difference between the La Quinta portion and the
remaining unincorporated County area. The unincorporated County
area skews the percentage of low-moderate income population to the
higher side. In summary, while currently available data are not specific
to the southern end of the City of La Quinta and are inconclusive on the
area’s potential for segregation, based on local knowledge and
judgment, the area in southern La Quinta is least likely to experience
segregation based on low income or qualify as an Area of High
Segregation and Poverty or R/ECAP.
As shown in Table II-16 of this Housing Element, the City of La Quinta has
a vacancy rate of 7.4% for rental units and 5.0% for ownership units.
Correcting for seasonal or recreational units, which are considered
vacant by the Census but are not available or used for permanent
occupancy, the overall vacancy rate is 6.5%. These vacancy rates are
quite low and may indicate limited room for mobility and high demand
for affordable units.
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Source: Housing and Community Development, 2021
II-20a08.17.21City of La Quinta General Plan
Low to Moderate Income Population by Census Tract
La Quinta, California
Exhibit
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Source: Housing and Community Development, 2021
II-20b08.17.21City of La Quinta General Plan
Low to Moderate Income Population by Census Tract
La Quinta, California
Exhibit
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Disability
According to the 2015-2019 ACS, the City of La Quinta has a low
percentage of population with a disability, with the majority of areas in
the City being 10%-20% and some areas being below 10%. Compared to
the 2010-2014 ACS, the northern Cove and Village area now have a lower
percentage (<10%) than in 2014 (10%-20%). Small portions on the northern
City boundary show a higher percentage of population with a disability
(10%-20%) compared to 2014 (<10%), though such data represent the
entire Tract 452.14 which also covers part of Bermuda Dunes. Given the
overall low percentages of population with a disability and limited
space/time variation in the City of La Quinta, the population with a
disability appears to be integrated in all communities such that they
have equal access to all housing and economic opportunities. The City
has a no-fee application process for reasonable accommodation, and
assisted more than double the disabled residents between 2014 and
2020 (from 91 to 188 residents) in Housing Authority owned properties.
The City’s Municipal Code Section 9.60.320 establishes a procedure for
reasonable accommodation application, review and appeal processes,
during which the City shall provide assistance to ensure an accessible
process. The City will continue to refer lower income households to
Riverside County for home repair grants, which can provide up to $6,000
for repairs including a handicapped ramp (Program H-4.4.c).
Familial Status
The 2015-2019 ACS reveals that the City of La Quinta has relatively few
single-person households (<20% in most areas) and a higher percentage
of couple households (>40% except in the mid-Cove area and a small area
in the southeast corner). The percentage of children in married-couple
households is at least 40% throughout the City except for a small area in
the northeast corner. The mid-Cove area, the area south of Highway 111,
and the southern end of City see slightly higher percentage of children
in female-headed single-parent households (20%-40%). Note that data
for the southern end of City may not be representative as it is based on
the entire tract which may have different demographics than the City
area. The household makeup of the City suggests there is likely demand
for units with at least two bedrooms for family and non-family
households.
Assessment and Actions
Given the factors discussed above, there is no evidence of segregation
based on disability in the City, but there is potential for segregation
based on income and opportunity to improve racial integration within
La Quinta. As shown in Exhibits II-18 and II-19, the concentrations of
lower income households are not limited to La Quinta. The City of Indio
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to the east has an areas with over 40% population living below the
poverty line, which is more concentrated than all surrounding areas.
Areas with 30%-40% population living below the poverty line are seen in
the cities of Cathedral City, Palm Springs and Desert Hot Springs to the
west, and the City of Coachella to the east, as well as unincorporated
Riverside County areas. With a median income higher than the state
level in 2019 ($77,839 in La Quinta; $75,235 in California, 2015-2019 ACS),
the City is not considered disadvantaged economically (median income
is 80% or less than the statewide average), although certain areas
in/around the Cove and Village area and south of the Highway 111 are
below the threshold. Concentrations of households with similar
incomes may indicate a uniform development pattern and need for
more varied housing stock. If availability and distribution of affordable
housing are improved, it will encourage a more economically diverse
community.
As shown in Exhibit II-21, Job Proximity Index, the majority of the City is
rated with medium proximity to employment opportunities (Jobs
Proximity Index between 40 and 80). One area along the eastern City
boundary north of the Highway 111 and the bottom of the Cove area
have lower Jobs Proximity Index scores of 19-35. Two areas in the
western City have high Jobs Proximity Index scores (>80). In contrast to
the TCAC Opportunity Areas (Exhibit II-14), this suggests that access to
jobs is not the single driver behind the concentration of lower income
households, but rather the type of jobs and housing available and other
socioeconomic factors.
The City completed the La Quinta Village Build-Out Plan and EIR in 2017.
The Village area is generally located north and south of Calle Tampico,
east of Eisenhower Drive and west of Washington Street, and north of
Avenue 52. Projects in the Village area are encouraged to implement the
standards and incentives of Municipal Code Section 9.140.090, the
mixed use overlay, which encourages development on lot assemblages
or lots greater than one acre. The mixed use overlay was introduced in
2016 to facilitate the development of mixed use projects that include
both multifamily residential and commercial components. Per Section
9.140.090.F, mixed use development can benefit from density bonuses,
modified parking requirements, expedited permit processing, and fee
reductions. The City also amended and completed Affordable Housing
Overlay (AHO) regulations in ordinances passed in 2016 and 2019. The
City intends to apply the Affordable Housing Overlay to all sites
identified in the Vacant Land Inventory (Program 1.1.b.), including sites
in the Village area and along the Highway 111 corridor. These measures
are expected to expand housing options and foster a more economically
diverse community.
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The City was awarded an Active Transportation Program (ATP) Cycle 3
Grant for “La Quinta Village Complete Streets – A Road Diet Project” in
the amount of $7,313,000. This project included the construction of five
new roundabouts in the La Quinta Village where pedestrian, bicycle, golf
cart, and automobile traffic exist. The new roundabouts will help
accommodate non-vehicular traffic, making roadways safer and more
accessible to pedestrians and bicycles in the La Quinta Village. The
project also reduced four traffic lanes to two lanes along Calle Tampico
and Calle Sinaloa from Eisenhower to Desert Club Drive, and along
Eisenhower from Calle Tampico to Calle Sinaloa. This area will be used
as space for designated bike and golf cart lanes. The reduced lanes and
crosswalks added midblock will provide pedestrians with safer access to
Civic Center Park, Old Town La Quinta, and the Benjamin Franklin
Elementary School.
The City recognized the impacts on small businesses due to the COVID-
19 pandemic, and established a $1.5 million COVID-19 Small Business
Emergency Economic Relief Program. The Program helps provide small
businesses with emergency cash flow in the form of zero percent
interest loans of $5,000 to $20,000, and up to $500,000 exclusively for
restaurants that were open for pickup and delivery orders in the City.
La Quinta residents had access to rental assistance through United Lift,
a rental assistance program coordinated between Riverside County,
United Way of the Inland Valleys, and Lift To Rise. The program goal was
to keep 10,000 families and residents housed. The program provided $33
million in rental assistance between June and November 2020. Eligible
recipients were renters in Riverside County with a current lease
agreement who are either individuals or families earning 80 percent or
below of the area’s median income, or who can document a loss of
income due to COVID-19 economic impacts, leaving them unable to
make their rent.
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Source: Housing and Community Development, 2021
II-21 08.17.21City of La Quinta General Plan
Jobs Proximity Index
La Quinta, California
Exhibit
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Access to Opportunity
The City reviewed TCAC Opportunity Areas identified in Exhibit II-14, and
identified one inaccurate designation: the southern end of the City is
categorized as “High Segregation & Poverty” by TCAC/HCD, which
includes vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a
retirement community. As discussed above, this portion of the City falls
in census tracts (456.05 and 456.09) that consist of primarily
agricultural/rural communities in the unincorporated Riverside County,
and the census-tract-based designations and data do not accurately
reflect the portion in La Quinta. This area has large vacant parcels with
potential for housing development, and is zoned for commercial and
residential developments at various densities.
In addition to the Composite Score of TCAC Opportunity Areas shown in
Exhibit II-14, the City also analyzed individual scores for economic,
education and environmental domains. Most of the City scores in the
highest range (>0.75) which indicates more positive economic outcome.
The southern end of City, lower Cove area, and a portion just north of
Highway 111 score slightly lower (0.50-0.75) in the economic domain. The
upper Cove, Village and area just north, as well as small areas along the
eastern City boundary score lower (0.25-0.50), which indicates relatively
less positive economic outcome. Areas identified with less positive
economic outcome are found in the adjacent cities of Indio, Indian Wells,
Palm Desert and census designated place of Bermuda Dunes. Areas
identified with less positive economic outcome (<0.25) are seen in the
cities of Indio, Coachella and unincorporated communities in the eastern
valley. The area north of Highway 111 scores in the highest range (>0.75)
which indicates more positive education outcomes, and the west side of
the City scores slightly lower (0.50-0.75). The eastern City is identified
with less positive education outcomes (<0.25), which is also seen in
portions of the cities of Indio and Coachella, as well as the
unincorporated eastern Coachella Valley. There is no data on
environmental domain for the Cove area and an area in the eastern City
roughly between Avenue 54 and Avenue 60. Most of the City falls in the
highest score range (0.75-1) which indicates more positive
environmental outcomes. The southern end of City (in Census Tracts
456.05 and 456.09) is identified with less positive environmental
outcomes (<0.25). Similar to other HCD data, the environmental domain
score is also based on census tracts and may not represent the City
portion accurately. The eastern Coachella Valley in general, except
portions of the cities of Indio and Coachella, is identified with less
positive environmental outcomes (<0.25).
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The Cove area is surrounded by the Santa Rosa Mountains on three
sides, and the only access to the local and regional roadway network is
on the north. This topographical constraint results in further proximity
to jobs the further down the Cove the area is, (Job Proximity Index score
decreases from 40-60 to <20). The east side of the City generally has
medium proximity to jobs (Job Proximity Index score between 40-60).
As noted, the City encourages mixed-use development in the Village
area, which is directly north of the Cove, in the La Quinta Village Build-
Out Plan adopted in 2017. Future development and redevelopment in
the Village will improve job proximity in the Cove area. Comparing
Exhibit II-21, Jobs Proximity Index to Exhibits II-18 through II-20 reveals
that concentration of lower income households is not directly related to
job proximity. These findings confirm the following trends:
1. Jobs that are near housing may not meet the needs of the residents
located there, creating a jobs/housing imbalance and lower job
proximity.
2. Someone may be able to both work and live in an area with a high
concentration of jobs; however, they may still only be able to access
positions with low wages and find it hard to afford housing costs.
Existing affordable housing projects in the City of La Quinta range from
apartments to single-family homes. According to the City’s AB 987
database, as of July 8, 2020, there are 400 affordable single-family
ownership units with two to five bedrooms. These units are dispersed in
various neighborhoods in the western, central and northern City. The
eastern and southern City consists primarily of private resorts and golf
clubs. There are 28 affordable single-family rental units as of July 8, 2o2o,
all of which have three bedrooms. These units are located in and around
the Cove area.
Additionally, there are nine affordable multi-family housing complexes
offering a total of 912 affordable multi-family rental units,14 including
HUD apartments, Section 8 apartments, public housing apartments,
non-profit senior and family low-income apartments, and Low-income
tax credit apartments (LIHTC).15
Villa Cortina Apartments provides 116 moderate income restricted
rentals. Seasons At La Quinta is a Low-Income Housing Tax Credit
(LIHTC) apartment and provides 87 extremely low, low, and moderate
14 Affordable Housing Program, Single-Family Rental Units and Multi-Family Rental
Units, City of La Quinta, updated July 8, 2020.
15 LowIncomeHousing.us, accessed June 1, 2020.
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income apartments for seniors only. These two projects are located
adjacent to the Village area near Calle Tampico & Washington Street.
Residents have walking access to the various retail, dining and services
in the Village area, as well as La Quinta Library, Civic Center Park and La
Quinta Museum. The DSUSD Adams State Pre-School and John Adams
Elementary School are located to the west within walking distance, and
Benjamin Franklin Elementary School is located approximately 1/3-mile
away to the west. Bus stops at Calle Tampico & Washington Street are
served by SunLine Transit Agency’s Route 7.
There are five affordable housing projects south of Highway 111 between
Washington Street and Jefferson Street. Hadley Villas (79 extremely low
to low income one-bedroom villas) and Seasons At Miraflores La Quinta
(116 extremely low and very low income one- to two-bedroom
apartments) are dedicated to seniors. Aventine Apartments (20 low and
moderate income units), Wolff Waters Place (216 green-built one- to
four- bedroom apartments for extremely low to moderate income
households), and Coral Mountain Apartments (174 low and moderate
income units) are open to all ages. These projects have close proximity
to various retail, grocery, dining and services in the Highway 111 corridor,
which also offers ample employment opportunities with a variety of
commercial developments. La Quinta Park and La Quinta High School
are located north of Highway 111 on the other side of Coachella Valley
Stormwater Channel. Amelia Earhart Elementary School and John Glenn
Middle School are located approximately 1.2 miles to the north. The area
is well served by Bus Routes 1, 1X and 7 and bus stops are within walking
distance of these communities.
In the northern City, Vista Dunes Courtyard Homes provides 80 one- to
three-bedroom apartment units affordable to extremely low to low
income households. A LEED Platinum certified community, the project
provides a swimming pool, playground, basketball court, and large
community multipurpose room. Pioneer Park (with a dog park) and
Desert Pride Park are located across Miles Avenue to the south. There
are two day care centers across Adams Street to the east. Amelia
Earhart Elementary School and John Glenn Middle School are located
approximately 2/3-mile to the east, and La Quinta High School at similar
distance to the southeast. The project is less than a mile north of the
Highway 111 corridor. The project is served by SunLine Bus Route 7 with
stops at Miles Avenue & Adams Street.
Washington Street Apartments is located in the northwestern corner of
the City and provides 140 units for extremely low, very low, low, and
moderate income seniors. The City of Palm Desert Joe Mann Park is
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within walking distance to the northwest, as well as neighborhood
serving plazas at Washington Street & Hovley Lane. The project is served
by SunLine Bus Route 7 with stops just north on Washington Street.
Within a half-mile radius of the project, James Monroe Elementary
School is located to the northeast, Colonel Mitchell Paige Middle School
and Horizon School to the south, Montessori School of the Valley
campuses to the west.
None of the currently affordable single-family rental units are at risk of
losing affordability restrictions during or within 10 years of the planning
period. Some of the single-family ownership units are at risk of losing
affordability restrictions during the next planning period, and monitors
sales to encourage preservation of these units. As shown in Table II-52,
there are no rental units at risk of conversion during the planning period.
In addition to planned and pending affordable housing projects
described in the Land Inventory (Tables III-47 & III-48) of this Housing
Element, the City will establish a program to encourage accessory
dwelling units (ADUs) and Junior ADUs as described in Program H-2.1.a
and assess their effectiveness in expanding housing choices in the
highest resource areas.
Disproportionate Housing Need and Displacement Risk
As discussed under Community Profile (Table II-27), overcrowding is not
a significant issue in the City of La Quinta. As of the 2014-2018 ACS, 3.7%
of all occupied units in the City are considered overcrowded, which
include primarily renter units (82.7%, 477 units) rather than owner units
(17.3%, 100 units). 10.9% of all renter households experience
overcrowding. Households with lower incomes may permit
overcrowding to derive additional income, or there may be insufficient
supply of housing units in the community to accommodate the demand.
In 2020, there were 3 unsheltered homeless persons in La Quinta
according to the PIT Count for Riverside County. The City allows
homeless shelters in the Regional Commercial and Major Community
Facilities zones with a conditional use permit. Single-room occupancy
units are also conditionally allowed in the Regional Commercial zone in
the City. Program H-5.4.a and H-5.4.b commit the City to bring its Zoning
Ordinance in compliance with AB 101 for Low Barrier Navigation Center
requirements on homeless shelters, and with state law for emergency
shelters, transitional and supportive housing.
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The median rent in La Quinta can be out of reach for lower income
households with two or more persons; however, as shown in Exhibit II-
22, La Quinta has less prevalent overpayment by renters (<60% of renter
households City-wide) in 2019 compared to surrounding jurisdictions,
which have areas with over 60% of renter households overpaying.
Overpayment is considered a chronic issue that needs to be addressed
both locally and regionally. As is shown in Table II-25 (Overpayment by
Income Category and Tenure), as of the 2012-2016 CHAS, between both
renters and owners, 71.4% of lower income households in La Quinta pay
at least 30% of their income toward housing costs. Regionally,
overpayment among renters is especially prevalent (>80%) in the north
side of the City of Palm Springs, south side of Desert Hot Springs, and
adjacent unincorporated areas of Riverside County as well as the south
side of the City of Coachella.
The overpaying rate more than doubles for lower-income owners (76.2
percent) than that of all owner households (36.5%). Overpayment
increases the risk of displacement for residents who are no longer able
to afford their housing costs. Geographically speaking, overpayment
among homeowners is more prevalent than among renters in the City
of La Quinta, although the reverse is true for the region. As shown in
Exhibit II-23, most of La Quinta has a homeowner overpayment rate
between 40%-60%, and the area north of Highway 111 has a lower
overpayment rate below 40%. Regionally, overpayment among
homeowners is below 80% except a small area in the City of Coachella,
and areas with between 60%-80% homeowner overpayment are found
in the cities of Rancho Mirage, Cathedral City, Palm Springs, Desert Hot
Springs and the adjacent unincorporate Riverside County area as well as
the City of Coachella. The City has included Programs H-1.1.a, H-2.1.b, H-
2.3.b to incentivize development of affordable housing and has included
an action in Program H-5.2.a to connect minority populations to lending
programs for homeownership.
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Source: Housing and Community Development, 2021
II-22 08.17.21City of La Quinta General Plan
Overpayment by Renters
La Quinta, California
Exhibit
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Source: Housing and Community Development, 2021
II-23 08.17.21City of La Quinta General Plan
Overpayment by Owners
La Quinta, California
Exhibit
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In La Quinta, less than a third (28.6%) of the housing stock is older than
30 years, and less than 5% is over 50 years old. Older homes are typically
found in the Cove area. After 30 years homes generally require major
rehabilitation, such as a new roof or updated plumbing. As discussed
earlier, a 2007 City-wide housing conditions survey found that the
majority of 59 units in need of minor or moderate rehabilitation were in
the Cove area. The Code Compliance staff track property maintenance
and planned for a housing conditions survey in fiscal year 2021/2022. The
repair costs can be prohibitive such that the owner or renter live in
unhealthy, substandard housing conditions or the renter is displaced if
the house is designated as uninhabitable and the owner does not
complete repairs. To prevent these situations, the City offers programs
that assist homeowners and apartment complex owners with home
maintenance and repair costs. Homeowners interested in reducing their
utility bills through upgrades now have an alternative to tapping their
mortgage for home equity loans. Through partnership with the City of
La Quinta, HERO and Ygrene offer a wide array of home energy products
at low-fixed interest rates with flexible payment terms of up to 20 years
(see Programs H-4.4.a through H-4.4.d).
Mortgage Loan Indicators
Data related to home loan applications is made available annually
through the Consumer Financial Protection Bureau, through the Home
Mortgage Disclosure Act (HMDA). The data is organized by census tracts
rather than local jurisdictions, and thus the following analysis is based
on census tracts located entirely within the City of La Quinta (451.09,
451.10, 451.20, 451.2116, and 456.08). Among first mortgage loan
applications originated in La Quinta in 2020, 74.3% were made to white
applicants. For 19.9% of loans issued, race data was not available. Among
first mortgage loan applications originated in La Quinta in 2020, Asian
(39, 1.8%), Black or African American (30, 1.4%), American Indian or
Alaska Native (6, 0.3%) and Native Hawaiian or Other Pacific Islander (5,
0.2%) homebuyers received a small percentage of total mortgage loans.
The percentages of originated loans for white, Asian and Black or
African American groups are lower than the corresponding race
distribution of La Quinta. Considering the 19.9% of loans with unavailable
data on race and geographical area covered in the analysis, the pattern
is largely consistent with the City-wide race distribution. HMDA data
combines data on Hispanic or Latino identity within other race
categories; approximately 10.3% (224) of 2,181 originated loan
16 The northeast corner of Tract 451.21 is located in City of Indio, which consists of a
gas station and convenience store. These commercial properties do not affect
home mortgage data.
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applications went to borrowers identifying as Hispanic or Latino. The
majority (239, 68.5%) of the 349 first mortgage loan applications that
were denied were denied to white applicants (including 30 borrowers
that also identified as Hispanic or Latino). Nine (2.6%) applications were
denied to Asian borrowers, five (1.4%) were denied to borrowers
identified as Black or African American, three (0.9%) were denied to
borrowers identified as American Indian or Alaska Native and one (0.3%)
were denied to Native Hawaiian or Other Pacific Islander borrowers. For
82, or 23.5% of denied loan applications, race data was not available. The
racial distribution in denied applications are roughly proportional to that
in originated loan applications, except for the variations in American
Indian or Alaska Native and Native Hawaiian or Other Pacific Islander
groups due to small numbers of applications. Therefore, the denied loan
distribution is considered largely consistent with the City-wide race
distribution.
In 2019, the origination rate to white applicants was higher than in 2020,
with 77.1% of the 1,222 first mortgage loans originated for home
purchases going to white residents. Black (1.6%, or 20 loans) residents
had a marginally higher share of loans originated in 2019 as compared to
2020, while Asian (1.1%, or 14 loans) had a somewhat lower share of loans
originated in 2019 as compared to 2020. The origination rates for
American Indian or Alaska Native (0.2%, or 2 loans) and Native Hawaiian
or Other Pacific Islander (0.1%, or 1 loan) groups in 2019 were marginally
lower than in 2020. Race data was not available for 17.9% of first
mortgage loans originated. Of the 262 first mortgage loans that were
denied in 2019, 74.0% were denied to white applicants (194 loans,
including 26 borrowers that also identified as Hispanic or Latino). Seven
(2.7%) applications were denied to Asian borrowers, three (1.1%) were
denied to borrowers identified as Black or African American.
Approximately 10.6% of loans originated and 11.8% of loans denied were
for applicants who identify as Hispanic or Latino, though these loans are
also counted within other race categories. As described in Policies H-1.4
and H-5.5, the City will strive to ensure equal access to lending programs
for people in all segments of the population and prevent any
discriminatory practices based on race, color, national origin, religion,
sex, age, or disability.
Enforcement and Outreach Capacity
The City enforces fair housing through periodical reviews of its policies
and code for compliance with State law and investigation of fair housing
complaints. The City of La Quinta regularly updates their policies and
codes to reflect changes in State law. The City is set to meet housing
element deadlines through efforts from both staff and consultants. The
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City will prioritize programs with action items on zoning code updates
to facilitate housing. The City has included an action in Program H-2.2.a
to update its Zoning Ordinance on density bonus provisions according
to AB 2345. Program H-2.3.b requires the City to develop incentives for
inclusion of affordable housing units in mixed use projects in the
Highway 111 corridor. Other programs include assessing affordability of
accessory dwelling units (H-2.1.a) and updating homeless shelter
provisions to comply with AB 101 (Low-Barrier Navigation Centers) (H-
5.4.a). These changes will be completed at regular Zoning Ordinance
update in 2021-2022.
Apart from zoning and development standards, fair housing issues can
occur in rental, lending and purchase of housing including discriminatory
behaviors by landlords, lenders, and real estate agents. Typical cases
range from refusal to grant reasonable accommodation requests or
allow service animals to selective showing of property listings based on
familial status, sex, religion, or other protected class, and more. The City
complies with fair housing law on investigating such complaints by
referring discrimination cases to the Fair Housing Council of Riverside
County, Inc. (FHCRC), a non-profit organization approved by the
Department of Housing and Urban Development (HUD) that works with
individuals and government agencies to ensure that fair housing laws
are upheld. Services include anti-discrimination education and
investigation, landlord-tenant dispute mediation, foreclosure
prevention, pre-purchase consulting, credit counseling, and training.
The City website describes and provides a link to FHCRC.
On August 9, 2021, FHCRC provided housing discrimination records in La
Quinta during the 2014-2021 planning period. Of the 52 complaint
records, physical disability (21, 40%) and sex (15, 29%) were the two main
bases, followed by mental disability (5, 10%). Three each were based on
national origin and age, two based on familial status, and one each
based on race, source of income and arbitrary. The race/ethnicity
distribution data shows 40% of the records were filed by persons
identified as “White Non Hispanic” and 38% by persons identified as
“White & Hispanic”. Six records (12%) were filed by persons identified as
“Black Non Hispanic”, and 5 records (10%) were filed by persons that
“Chose not to respond to race (not Hispanic)”. Additional details
including case status/outcome were not provided on these records, and
thus they are inconclusive to identify any patterns.
HUD’s Region IX Office of Fair Housing and Equal Opportunity (FHEO)
provided case records for La Quinta in July 2021. Five fair housing cases
were filed with their office during the previous planning period, two
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based on disability and retaliation, one each based on disability/race,
and the other based on race and retaliation. Three of these cases were
closed with conciliation or successful settlement, and two others were
closed due to no cause determination. All five cases were handled
through the Fair Housing Assistance Program (FHAP), in which HUD
funds state and local agencies that administer fair housing laws that
HUD has determined to be substantially equivalent to the Fair Housing
Act. California Department of Fair Employment and Housing (DFEH) is
the only certified agency for FHAP in California. Because state law has
additional protected classes than federal law, DFEH may have additional
case records. A request was made in July to DFEH, but they were not
able to provide data as of August 13, 2021.
FHCRC and FHEO were not able to provide specific locational
information for cases either because they do not track the geographic
origin of complaints or due to confidentiality concerns. However, given
the number of FHEO case records and their outcome, the City of La
Quinta would have a low potential for any patterns or concentrations of
fair housing issues in the City. However, the City continues to work with
agencies and local organizations to affirmatively further fair housing
through outreach and support and referral for housing discrimination
cases (Programs H-1.4-a, H-5.2.b and H-5.2.c).
Sites Inventory
The City examined the opportunity area map prepared by HCD and TCAC
(Exhibit II-14) and identified inaccurate designations for the southern
end of the City. The area is generally bounded by Avenue 60 on the north
and Monroe Street and City boundary on the other sides. This area
consists of vacant land, Coral Mountain Golf Club and Trilogy La Quinta
(a retirement community). As discussed above, it is designated “High
Segregation & Poverty” most likely due to its location in a larger census
tract that includes primarily unincorporated rural/agricultural
communities. Based on local knowledge and data, the area in southern
La Quinta is least likely to experience segregation based on low income
or qualify as Area of High Segregation and Poverty. This area should be
designated as “Moderate Resource” or better, with potential
drawbacks being its distance from job opportunities and schools. The
opportunity area map designates the majority of the City as “Highest
Resource” or “High Resource”, which indicate areas whose
characteristics have been shown by research to support positive
economic, educational, and health outcomes for low-income families—
particularly long-term outcomes for children. The City extends into the
Santa Rosa Mountains in the west and south, and much of the area in
the southwestern City is designated as Open Space – Natural on the
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General Plan and not available for development. The City is largely built
out, and future housing development will occur as mainly infill projects
and on the south side of the City where there are larger vacant parcels.
Using the statewide opportunity area map, local knowledge, and
indicators of segregation, displacement risk, and access to opportunity
as overlays to the City’s vacant land inventory, the City was able to
identify sufficient sites for affordable units in La Quinta’s sixth cycle
inventory (See Exhibit II-24 and Table II-51) in areas identified by
TCAC/HUD as either “Highest Resource” or “High Resource” with the
highest Jobs Proximity Index scores. Part of Site 15 falls in the “High
Segregation & Poverty” area, which is an inaccurate designation as
discussed above. Sites in the inventory are dispersed in areas ranging
from lowest to highest diversity ratings (Exhibit II-15), although some of
the sites south of the Highway 111 and near the Cove area are in areas
with lower median incomes (<$55,000, see Exhibit II-18).
As shown in the inventory map (Exhibit II-24), the sites identified for
future housing development are located in different parts of the City in
various zoning districts and dispersed to the extent possible with
available lands, which will encourage a mix of household types across
the City. Most of the sites identified for this Housing Element, primarily
those located along the Highway 111 corridor and near the Cove area, will
result in small-lot development and housing affordable to lower-income
households. Above moderate income units will be built in the southern
City on larger lots. The vacant sites that are zoned suitably for multiple
income categories are distributed in the central and north sides of the
City, which combat potential segregation and concentration of poverty
by providing a variety of housing types to meet the needs of residents
in these areas.
Several sites identified for affordable housing are located along the
Highway 111 corridor, which offers a variety of resources and amenities.
Two bus routes serve the area, which provide local and regional
connectivity in the City, Coachella Valley and San Bernardino County (a
commuter route). The Highway 111 corridor area features walkable
streets and neighborhoods, and provides walking access to retail,
restaurants, grocery and personal services. There are elementary and
high schools and public parks nearby. Similarly, the sites in the inventory
near the Village area also have easy access to the various retail, dining
and services there, as well as La Quinta Library, Civic Center Park and La
Quinta Museum. There are two elementary schools and one preschool
in the Village area and vicinity. SunLine Bus Route 7 serves the Village
area. These future housing sites affirmatively further fair housing
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through their proximity to jobs, education and transit, neighborhood
retail and services, all of which can reduce the overall cost of living for
lower-income households. The stores, restaurants and offices in both
the Highway 111 and Village commercial districts provide various job
opportunities.
The City analyzed environmental constraints, including wildfire zones,
100-year special flood hazard areas and geological hazard zones, and
confirmed that none of the sites identified are within or near any
identified hazard zones that cannot be mitigated with standard
construction techniques. With the implementation of standard
requirements such as site-specific geotechnical studies, the sites
identified in the vacant land inventory will not subject future residents
to any environmental hazards. Evidence provided by the HUD tables and
maps reveal there are no disparities in access to environmentally healthy
neighborhoods, except that the southern City area has an inaccurate
designation for less positive environmental outcomes due to its location
in a larger tract. When compared with the east Coachella Valley and
areas north of the Interstate-10, the City scores higher in the
environmental domain.
Contributing Factors
Discussions with community members and organizations, government
agencies, affordable housing developers, and the assessment of fair
housing issues identified several factors that contribute to fair housing
issues in La Quinta, including:
• Low vacancy rates and limited availability of affordable,
accessible units in a range of sizes, especially for lower-income renters,
families with children and disabled people.
• Lack of access to opportunity due to high housing costs including
rising rents and stagnant income.
• Lack of information made easily available to all segments of the
community on landlord, tenant and buyer rights and opportunities. This
may indirectly contribute to discriminatory practices during leasing and
lending processes.
Based on this assessment, these contributing factors largely stem from
a common issue of limited options and supply. The City identified two
priorities to further fair housing: expand availability of affordable
housing and combat discriminatory practices through education.
Programs under Policies H-1.4 and H-5.52 focus on information
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dissemination to all segments of the City population for affirmatively
furthering fair housing and combating discrimination. Additionally, the
City has incorporated meaningful actions that address disparities in
housing needs and in access to opportunity for all groups protected by
state and federal law, through preservation and new development of
affordable housing and encouraging a variety of housing products
including accessory dwelling units and other creative housing solutions
such as shipping container conversions. (See Programs H-1.1.a, H-2.1.a
through H-2.1.c, H-2.3.a through H-2.3.d, H-3.3.b, H-4.4.a through H-
4.4.e).
HOUSING CONSTRAINTS
Constraints to the provision of adequate and affordable housing are
posed by both governmental and nongovernmental factors. These
factors may result in housing that is not affordable to lower and
moderate income households or may render residential construction
economically infeasible. Constraints to housing production significantly
impact households with lower incomes and special housing needs. To
accurately assess the housing environment in the City of La Quinta, close
consideration needs to be given to a series of constraints; the housing
market, infrastructure, and environmental and governmental factors
that impact the cost of housing.
Nongovernmental Constraints
Although housing costs in the Coachella Valley region are, on average,
below other metropolitan areas in Southern California, the cost of
renting or purchasing adequate housing in La Quinta continues to be
influenced by a number of market factors. Costs associated with labor,
raw land, materials, and financing influence the availability of affordable
housing.
Land and Construction Costs
Land costs include the costs of raw land, site improvements, and all
costs associated with obtaining government approvals. Factors
affecting the costs of land include overall availability within a
community, environmental site conditions, public service and
infrastructure availability, aesthetic considerations, and parcel size.
The cost of land is an important component in determining the cost of
housing development. Land in the Coachella Valley has been and
remains relatively affordable compared to other Southern California
markets. A 2020 survey of single- and multi-family undeveloped
residential land sales in La Quinta shows that vacant residential land
ranges from $99,000 for a 0.12-acre parcel in the Cove to $1.5 million for
a 0.47-acre parcel in Tradition. The average cost is $448,493 per acre.
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Construction costs can constitute up to 50 percent of the cost of a
single-family detached home. Labor costs are usually two to three times
the cost of materials, and thus make up 17 to 20 percent of the total cost
of a new home. Labor costs are based on a number of factors, including
housing demand, the number of contractors in the area, and union
status of workers. However, state law requires the payment of
prevailing wages for most private projects built under an agreement
with a public agency providing assistance to the project, except for
certain types of affordable housing. All cities are affected by these laws.
In the Coachella Valley, construction costs for single-family dwelling
units generally range between $235 to over $275 per square foot
(excluding site improvements).17 Construction costs for vertical multi-
family units generally range from $125 to $145 per square foot, based on
typical 50-70 unit project with a 2 to 3 story garden style, Type V wood
building.18 A survey of regional affordable housing developers
determined that the average construction cost for affordable housing
units in the Coachella Valley is approximately $317,074 per unit. Costs can
vary widely depending on a number of factors, including but not limited
to, location, project site, unit size, bedroom count, finishes, fixtures,
amenities, building type, and wage and hiring requirements. Other
determining factors include site-specific terrain and soil conditions,
environmental factors, and availability of infrastructure.
The construction cost of housing may be considered a constraint to
affordable housing in the La Quinta area. The City cannot directly control
construction costs. Hence, increases in these costs amplify the need for
subsidies to achieve affordability in residential units. Through density
bonus provisions, the City provides incentives and relief to the
development community in exchange for the inclusion of affordable
housing into a project.
Financing
Interest rates impact both the purchase price of the unit and the ability
to purchase a home. Interest rates are determined by national policies
and economic market conditions and local government has no impact
on these rates. Historical market trends reveal that when interest rates
are high, a potential homeowner’s ability to secure a loan decreases.
Conversely, when rates are low, homeownership becomes more
accessible to more families.
17 Gretchen Gutierrez, CEO, Desert Valleys Builders Association, March 2021.
18 Chris Killian, Senior Vice President of Construction, National Core, March 2021.
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The La Quinta market has demonstrated that when interest rates are
low, the majority of housing demand focuses on single-family homes.
When interest rates are high (in excess of about 12 percent) for any
length of time, only a small percentage of new home buyers can qualify
for monthly mortgage payments on the average market rate single-
family home. At this point, demand shifts to lower priced units, usually
multifamily, and construction trends follow.
First-time home buyers are the group most impacted by financing
requirements. The currently low mortgage rates (at or below 4 percent)
facilitate first-time home buying. Typically, conventional home loans will
require 5 to 20 percent of the sale price as a down payment, which is
one of the largest constraints to first-time home buyers. When interest
rates are low, they are not generally a serious constraint to affordable
housing. Further, lower interest rates help support home purchases by
low and moderate income households, who may not be able to qualify
at higher rates.
There is no evidence that nongovernmental constraints affect the City’s
ability to meet the RHNA. Furthermore, the City cannot influence banks,
lending institutions or the suppliers of building materials. Although the
City will continue to work with the affordable housing development
community to reduce costs and encourage development through fee
waivers, density bonus provisions and other means over which it has
control, it cannot impact the national economy.
Governmental Constraints
The City has traditionally exercised authority in the areas of land use
controls, site improvement requirements, building codes, fees, and
other regulatory programs.
General Plan Land Use Designations
The two General Plan residential designations are Low Density
Residential and Medium/High Density Residential. The densities of
individual parcels are further refined in the Zoning Ordinance.
Under General Plan Program LU-7.1.a (Policy LU-7.1), the City has
established a mixed-use overlay that allows for the construction of
housing to be integrated in various ways, such as above office space or
commercial uses. The overlay is applied to all commercial zones. The
mixed use overlay works together with the affordable housing overlay
to raise densities to 24 units per acre (not including density bonus). The
density ranges allowed for each residential district used to calculate
housing at build out are listed in Table II-38.
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Table II-38
Residential General Plan and Zoning Districts
General Plan Zoning Density Purpose
Low Density
Very Low Density
Residential (RVL)
Up to 2 units
per acre
One-to two-story single-family
detached homes on large lots; at
the southeastern boundary of the
City.
Low Density
Residential (RL)
Up to 4 units
per acre
Single-family attached and
detached development, both in a
country club setting and in
standard subdivisions.
Agriculture/
Equestrian
Residential Overlay
(A/ER)
Applied to
underlying
residential
designations
Allows continuation of
agricultural activities in Vista
Santa Rosa area.
Medium High
Density
Medium Density
Residential (RM)
Cove Residential
(RC)
Up to 8 units
per acre
One-to two-story single-family
detached and attached homes on
medium to small sized lots;
clustered small dwellings, such as
one to two-story single-family
condominiums, townhomes, or
apartment and duplexes.
Medium High
Density Residential
(RMH)
Up to 12
units per
acre
One-to two-story, single-family
detached homes on small lots;
one-to two-story single-family
attached homes; one-and two-
story townhomes, condominiums
and multifamily dwellings. Mobile
home parks may be allowed with
the approval of a Conditional Use
Permit.
High Density
Residential (RH)
Up to 24
units per
acre for
affordable
housing sites
One-to two-story single-family
attached homes; one-to three-
story townhomes and multifamily
dwellings. Duplex and multiplex
development is the most
common. Mobile home parks or
subdivisions with common area
amenities and open space may
also be allowed subject to a
Conditional Use Permit.
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Table II-38
Residential General Plan and Zoning Districts
General Plan Zoning Density Purpose
General
Commercial
Regional
Commercial (CR)
Commercial Park
(CP)
Community
Commercial (CC)
Neighborhood
Commercial (CN)
Office Commercial
(CO)
Up to 24
units per
acre for
affordable
housing and
with mixed
use overlay
High density residential uses are
permitted with a Conditional Use
Permit.
Village Commercial Village Commercial
(VC)
Up to 24
units per
acre for
affordable
housing and
with mixed
use overlay
Medium High and High Density
residential land uses are
appropriate. Live/work housing is
also appropriate.
Tourist Commercial Tourist Commercial
(CT)
Up to 24
units per
acre with
mixed use
overlay
Multifamily residential and
condominium development is
permitted with a Conditional Use
Permit.
Source: City of La Quinta General Plan and Zoning Code 2021
Zoning Code
The residential zone portions of the Zoning Code impact housing
affordability in several ways. The Zoning Code regulates such features
as building height and density, lot area, setbacks, minimum units, and
open space requirements for each zoning district. Development
standards for the six residential zoning classifications and two overlay
districts are provided in Table II-39.
Residential land use regulations allow for single-family detached
development by right at allowable densities between 0 and 12 units per
acre. Single-family detached housing at higher densities may be
achieved with a specific plan for individual projects as long as overall
density is not exceeded. Single-family attached and multifamily
development is permitted by right at densities between 8 and 24 units
per acre and these types of residential uses are also permitted in lower
density zones under the provisions of a specific plan.
A variety of residential development is possible in the City, ranging in
average density from less than two units per acre for lands designated
Low Density to 24 units per acre for affordable housing in the High
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Density and all Commercial categories. If a density bonus is utilized,
greater residential densities may be achieved in any zone. Table II-38
identifies the list of permitted uses by residential district.
The Zoning Ordinance also includes Supplemental Residential
Regulations, which address a wide range of issues, from how to
measure building height, to satellite dish installation and recreational
vehicle storage. These standards are not subjective, and serve to clarify
requirements for specific uses.
Lower Density Residential Districts
The RVL and RL zones provide for low density residential uses with
densities consistent with the General Plan LDR designation (up to four
units per acre). Single-family development in lower density zones is
allowed through a building permit, following administrative review for
consistency with the Zoning Code and state requirements.
Developments requiring a tract map to establish new lots of record are
reviewed by various City departments and adopted through Planning
Commission and City Council public hearings. Typical conditions of
approval relate to environmental quality such as erosion control, storm
drainage, and access.
Higher density uses, such as patio homes, duplexes, attached single-
family dwellings, townhomes, and condominiums, may be permitted in
RVL and RL zones when part of a specific plan or planned unit
development (PUD), as long as the overall density of the project does
not exceed that permitted by the underlying zone. The specific plan is
reviewed by various City departments and a determination is made by
the City Council at a regularly scheduled public hearing. Specific plans
are typically adopted by resolution and are common throughout the
City.
Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units
(JADUs), and guest houses are permitted as accessory uses in all
residential districts. ADUs and JADUs are permitted in any residential
zone, and guest houses are permitted on any single-family residential
lot. In the RVL and RL zones, more than one guesthouse may be
permitted with director approval. The City’s ADU requirements may not
be consistent with current State law. Program 2.1.a provides for the
modification of the Zoning Code to comply with current law. These
types of housing units are described further below. Residential care
facilities with 6 or fewer persons, and senior citizen residences with 6 or
fewer persons, are also permitted in all residential districts. Congregate
living facilities with 6 or fewer persons are permitted in all residential
districts, except RH.
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Development in the Cove, under RC zoning, allows for development and
preservation of the character of the Cove, with one story single-family
detached dwellings. The Zoning Code also establishes a minimum 7,200-
square-foot lot size, which may require lot consolidation in some
circumstances. However, as the majority of the Cove was originally
subdivided into 5,000 square foot lots, existing lots less than 7,200
square feet are considered buildable nonconforming lots.
Medium and High-Density Residential Districts
The RM, RMH, and RH zones allow an upper range of development
density consistent with the General Plan Medium/High Density
Residential designation. Minimum side yards and setbacks are required
where a project abuts an exterior boundary or a public street. However,
lot coverage, width, and setbacks within a project are variable to allow
for clustering or creative lot configurations, as well as creating space for
desired recreational and open space amenities. As shown in Table II-39,
the development standards in the RMH and RH zones are not a
constraint: front yard setbacks for apartments are 20 feet, side yards 5
to 15 feet, and rear yard setbacks 15 to 20 feet. Given that apartments
include parking areas surrounding the buildings, front and rear setbacks
of this dimension allow for the placement of driveways, parking spaces
and carports, and do no limit the use of the site. As demonstrated at the
Wolff Waters and Coral Mountain Apartments, the Zoning Ordinance
does not constrain the development of multifamily housing. Multifamily
development is allowed in all three zones with a Site Development
Permit approved at regularly scheduled Planning Commission public
hearings.
The City’s Zoning Code allows for innovation in design standards and
densities as long as the overall density and dwelling unit capacity is not
exceeded. Residential compatibility standards have been incorporated
into the Zoning Code, which governs conditions where higher or lower
density uses are proposed than the General Plan designation.
As explained previously, ADUs, JADUs, and guest houses are permitted
as an accessory use in all residential districts, including the RM, RMH,
and RH zones. In the CR, RM, RMH, and RH zones, only one guesthouse
may be permitted on a lot unless otherwise approved through a specific
plan. Residential care facilities with 6 or fewer persons, and senior
citizen residences with 6 or fewer persons, are also permitted in all
residential districts. Additionally, senior group housing with 7 or more
persons are permitted with a minor use permit in the RM, RHM, and RH
districts. Supportive and transitional housing is permitted with a
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conditional use permit in the RM, RHM, and RH districts. Congregate
living facilities with 6 or fewer persons are permitted in all residential
districts, except RH.
Residential Uses in Nonresidential Districts
There are development opportunities for residential uses in several of
La Quinta’s nonresidential zones (Table II-39). Multifamily housing is
permitted with a Conditional Use Permit in all commercial zones except
Major Community Facilities (MC). Residential uses are to be developed
at densities consistent with the High Density residential designations.
The Village Build-Out Plan Area encourages residential development in
mixed use projects according to the standards and incentives of the
Mixed Use Overlay. Maximum permitted densities are 25–30 units per
acre, depending on location, which are higher than those permitted in
any residential zone or the Affordable Housing Overlay (AHO) (up to 24
du/ac). Maximum building height is 45 feet, which is higher than that
permitted in any residential zone (maximum 40 feet). As such, the
Village Build-Out Plan Area does not constrain development.
As with most commercial zones, projects can be developed in the Village
Commercial District that are 100 percent residential in use, as there is no
requirement that a project be a mix of residential and nonresidential
uses. Development standards specific to the Village currently include a
45-foot maximum height. Residential floors generally range from 10–12
feet in height. If a project contains solely residential uses, the 45-foot
height limit does not constrain development.
Mixed use projects consisting of both multifamily residential and
commercial/office components are permitted in all commercial districts
except MC. The Mixed Use Overlay also facilitates mixed use projects.
Uses may be integrated vertically (residential over commercial) or
horizontally (residential next to commercial). Residential densities
range between 12 and 24 units per acre, although higher densities may
be achieved through density bonuses, including a density bonus of 10%
where at least 30% of total project square footage consists of retail uses.
Maximum heights vary from 35 to 60 feet, depending on the underlying
district, but heights may be up to 25% more than the base district if
approved in the site development permit.
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The Affordable Housing Overlay (AHO) allows development of
affordable housing at higher densities within commercial zones (CC, CP,
CN, CR, and VC) and other sites identified on the zoning map. The AHO
provides increased and enhanced opportunities for affordable housing
development, including maximizing the housing potential of vacant and
underutilized sites. Zoning Code Section 9.60.260 describes
opportunities for granting density bonuses and other incentives and
concessions for the development of units affordable to low and very low
income households, senior citizen housing, mobile home parks, and
moderate income households. Available concessions may include
reductions in setback or parking requirements, modifications of
architectural design requirements, or other approved measures that can
result in cost reductions to the developer. As provided in Program H-
3.1.a, the AHO will be applied to all affordable inventory sites, with a
density increase to 30 units per acre.
Rooming and boarding houses and senior group housing are permitted
in the VC zone if a minor use permit is approved. Single Room Occupancy
(SRO) hotels are conditionally permitted in the CR zone. Emergency
shelters are permitted in all commercial zones except VC. Transitional
shelters for homeless persons or victims of domestic abuse are
permitted in the CR and MC zones with a conditional use permit.
Transitional and supportive housing are permitted in the Medium,
Medium-High and High Density residential zones with a conditional use
permit. This is not consistent with other residential uses, which are
permitted uses in the same zones. Program H-5.4.b requires that these
uses be changed to permitted uses in those zones.
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Table II-39
2021 Residential Development Standards1
Development Standard RVL RL RC RM RMH RH
Min. Lot Size for Single-
Family Dwelling (sq ft)
20,00
0 7,200 7,200 5,00
0 3,600 2,000
Min. Project Size for
Multifamily Projects
(sq ft)
N/A N/A N/A N/A 20,000 20,000
Min. Lot Frontage for
Single-Family Dwellings
(ft)1
100 60 60 50 40 N/A
Min. Frontage for
Multifamily Projects (ft) N/A N/A N/A N/A 100 100
Max. Structure Height
(ft) 2 28 28 17 28 28 40
Max. No. of Stories 2 2 1 2 2 3
Min. Front Yard Setback
(ft)3 30 20 20 20 20 20
Min. Garage Setback
(ft)4 30 25 25 25 25 25
Min. Interior/Exterior
Side Yard Setback (ft)5, 7 10/20 5/10 5/10 5/10 5/10 10/15
Min. Rear Yard Setback
(ft)7 30
20 for
new
lots/10
for
existing
recorde
d lots8
10 15 15 20
Max. Lot Coverage
(% of net lot area) 40 50 60 60 60 60
Min. Livable Area
Excluding Garage (sf) 2,500 1,400 1,200 1,400
1,400
(MF:
750)
MF:
750
Min. Common Open
Area6 N/A N/A N/A 30% 30% 30%
Min./Average Perimeter
Landscape Setbacks
(ft)6
10/20 10/20 N/A 10/20 10/20 10/20
1-8 for notes, see Zoning Code Table 9-2.
Source: Table 9-2, City of La Quinta Zoning Code 2021.
1 Residential uses in Commercial zones are subject to the RH development standards.
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Table II-40
2021 Permitted Residential Uses by Residential Zoning District
Land Use
Residential Zoning District
Very
Low Low Cove Medium Medium
High High
RVL RL RC RM RMH RH
Single-Family
Detached P P P P P S
Single-Family
Detached patio
homes (i.e., “zero
lot-line”)
PUD PUD PUD PUD PUD PUD
Duplex PUD PUD X PUD P P
Single-Family
Attached PUD PUD X PUD P P
Townhome
dwellings PUD PUD X P P P
Condominium
Multifamily PUD PUD X P P P
Apartment
Multifamily X X X P P P
Mobile Home Park C C C C C C
Mobile Home
Subdivision and
Manufactured
Home on individual
lots, subject to
Section 9.60.180
P P P P P X
Resort Residential,
subject to Section
9.60.310
P P X P P P
Guesthouses,
subject to Section
9.60.100
A A A A A A
Second residential
units subject to
Section 9.60.090
A A A A A A
Group Living and Care Uses
Congregate Living
Facility (≤6 persons) P P P P P X
Congregate Care
Facility C C C C C C
Residential Care
Facility (<6 persons) P P P P P P
Senior Citizen
Residence (≤6
persons)
P P P P P P
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Table II-40
2021 Permitted Residential Uses by Residential Zoning District
Land Use
Residential Zoning District
Very
Low Low Cove Medium Medium
High High
RVL RL RC RM RMH RH
Senior Group
Housing (7+
persons)
X X X M M M
Time share facilities,
subject to Section
9.60.280
M M M M M M
Bed and breakfast
inns M M M M M M
Supportive housing X X X C C C
Transitional housing X X X C C C
Source: Table 9-1, City of La Quinta Zoning Code 2021
P = Permitted use; C = Conditional use permit; M = Minor use permit; S= Specific plan; A =
Accessory use; X = Prohibited use, PUD = Planned unit development
Table II-41
2021 Permitted Residential Uses by Nonresidential Zoning District
Land Use
Zoning District
Regional
Commercial
Commercial
Park
Community
Commercial
Neighbor-
hood
Commercial
Tourist
Commercial
Office
Commercial
Major
Community
Facilities
Village
Commercial
CR CP CC CN CT CO MC VC
Existing Single-
Family home
X X X X X X X P
Townhome
and
Multifamily
dwelling as a
primary use
C C C C C C X C
Residential as
an accessory
use, e.g.,
caretaker
residences per
Section
9.100.160
M M M M M M M M
Resort
Residential,
subject to
Section
9.60.310
S X C X P X X P
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Table II-41
2021 Permitted Residential Uses by Nonresidential Zoning District
Land Use
Zoning District
Regional
Commercial
Commercial
Park
Community
Commercial
Neighbor-
hood
Commercial
Tourist
Commercial
Office
Commercial
Major
Community
Facilities
Village
Commercial
CR CP CC CN CT CO MC VC
RV Rental
Parks and
Ownership
Membership
Parks
X X X X M X X X
Emergency
Shelter
P P P P P P P X
Rooming/
Boarding
Housing
X X X X X X X M
Senior Group
Housing
X X X X X X X M
Single Room
Occupancy
(SRO) Hotel,
subject to
Section
9.100.250
C X X X X X X X
Transitional
Shelters for
homeless
persons or
victims of
domestic abuse
C X X X X X C X
Single-family
residential
X X X X X X X X
Mixed-use
projects, subject
to Section
9.110.120
P P P P P P X P
Hotels and
motels
P X P X P X X P
Timeshare
facilities,
fractional
ownership,
subject to
Section
9.60.280
P X P X P X X P
Source: Table 9-5, City of La Quinta Zoning Code 2021
P = Permitted use; C = Conditional use permit; M = Minor use permit; A = Accessory use; X = Prohibited use
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Density Bonus
California law (Government Code Sec. 65915 et seq.) allows for an
increase in the density of a residential development when a developer
donates land or constructs affordable housing as a part of a project.
A density bonus of 20 percent above the maximum permitted density
may be granted if a project includes 5 percent of the units at rates
affordable to very low income households or 10 percent of the units at
rates affordable to low income households. If 10 percent of the total
units are affordable to moderate income households in a common
interest development, then the project is eligible to receive a 5 percent
density bonus.
In addition, a sliding scale requires additional density bonuses above the
base 20 percent. The maximum density bonus is 35 percent over the
maximum allowable density under the applicable zoning and General
Plan designation. With a density bonus, allowable residential densities
range from 2.7 units per acre in the RVL zone to 32 units per acre in the
high density and mixed-use zones and specific plans.
Projects that are restricted to senior residents are also eligible for a
density bonus of 20 percent without any income-restricted units. The
density bonus is not required to exceed 20 percent and is not subject to
the sliding scale mentioned above unless a minimum number of income-
restricted units are included.
Effective January 1, 2021, AB 2345 amends the state’s Density Bonus Law
to increase the maximum density bonus from 35% to 50% for projects
that provide at least: 1) 15% of total units for very low income
households, 2) 24% of total units for low income households, or 3) 44%
of total for-sale units for moderate income households. AB 2345 also
decreases the threshold of set-aside low income units required to
qualify for concessions or incentives from zoning or development
regulations, and decreases the number of parking spaces required for 2
and 3-bedroom units. Density bonus projects within ½ mile of a major
transit stop that provide unobstructed access to the transit stop may
also qualify for reduced parking requirements. Program 4-2.2.a directs
the City to amend the Zoning Ordinance accordingly to assure
compliance with AB 2345.
Accessory Dwelling Units
In 2020/2021, to comply with AB 2299, the City modified Zoning Code
Section 9.60.090 pertaining to Accessory Dwelling Units (ADUs). The
modifications ease barriers to development of ADUs. ADUs are
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independent living quarters on existing home lots, the use of which is
subordinate and incidental to the main building or use. They can provide
affordable rental opportunities for lower and moderate income
households, including seniors, disabled persons, single parents,
domestic employees, and extended family members. ADUs create
additional housing opportunities on already developed or developing
parcels and can provide a source of income for homeowners. They are
often referred to as “casitas” throughout the Coachella Valley.
ADUs are permitted in all residential-only zones and can be attached or
detached to the primary residence. Conditions on the ADU require that
no interest in the ADU(s) may be sold separately from the remainder of
the property, though the unit may be rented (not less than 30 days); that
the lot contain an existing single-family dwelling that conforms to the
minimum lot size requirement; that the ADU is no larger than 1,200
square feet or 30 percent of the primary home; and must have a
minimum of one off-street parking space on the same lot that the ADU
is located. Parking requirements may be waived in certain
circumstances, including when the ADU is within one-half mile of public
transit or one-half block of a car-share station, within an architecturally
and historically significant district, part of an existing primary residence
or accessory structure, and/or required to obtain a parking permit from
the City. The City’s ADU requirements may not be consistent with
current State law. Program 2.1.a provides for the modification of the
Zoning Code to comply with current law.
Guest Houses
Guest houses are detached or attached units with sleeping and sanitary
facilities, which may include full bathroom and/or kitchen or cooking
facilities. Standards and criteria for the establishment of guest houses
are provided in Zoning Code Section 9.60.100. The purpose of guest
houses is to provide free on-site housing for relatives, guests and
domestic employees. This type of unit can be particularly important to
provide housing opportunities for the City’s extremely low income
workforce. Guest houses are permitted as accessory uses in all
residential zones on any single-family lot, but are not permitted when
duplexes, triplexes, or apartments occur on the lot. A guest house may
not exceed 30 percent of the square footage of the primary structure
and must conform to lot coverage requirements.
Manufactured Housing Requirements
Manufactured housing and mobile homes are considered housing
alternatives, especially for serving the needs of lower-income
households. Manufactured homes and mobile home subdivisions are
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permitted uses in all residential zones, except for High Density
Residential, subject to the provisions of Zoning Code Section 9.60.180,
which requires approval of a minor use permit by the Planning
Commission prior to the placement of a manufactured home on a single-
family lot to ensure that it is consistent with the development standards
of the single-family zone. Mobile home parks are permitted with a
conditional use permit in all residential districts.
Short-Term Vacation Rentals
Municipal Code Section 3.25 defines a short-term vacation rental (STVR)
unit as a privately owned residential dwelling such as, but not limited to,
a single-family detached or multifamily attached unit, apartment house,
condominium, cooperative apartment, duplex, or any portion of such
dwellings, rented for occupancy for dwelling, lodging, or sleeping
purposes for a period of 30 consecutive calendar days or less, counting
portions of calendar days as full days. Homeowners are required to
obtain a STVR permit and business license, manage the unit in
accordance with established regulations, and collect transient
occupancy taxes (TOT) at a rate of 10% of the rent charged. In 2021, the
City reviewed its STVR standards and made modifications to limit
permitting and strengthen the enforcement regulations, following
residents' concerns regarding over-saturation and lack of management
at some locations. STVRs provide homeowners with opportunities to
increase their incomes, which can offset their housing costs. STVRs
comprise 1,170 of the 25,143 housing units, or 4.6% of the housing stock
in the City, and are not considered a constraint to housing.
Low Barrier Navigation Centers
Assembly Bill (AB) 101 requires that Low Barrier Navigation Centers
(LBNC) be a by-right use in areas zoned for mixed use and nonresidential
zoning districts permitting multifamily uses. LBNCs provide temporary
room and board with limited barriers to entry while case managers work
to connect homeless individuals to income, public benefits, permanent
housing, or other shelter. Program H-5.4.a of this Housing Element
directs the City to review and revise the Zoning Ordinance, as necessary,
to ensure compliance with AB 101, and to modify the definition of
“homeless shelter” to include this use.
Parking Requirements
Parking requirements in the City of La Quinta, shown in Table II-42, are
typical for a city of its size with resort-oriented characteristics. The
parking requirements are based on unit size for market housing, and are
permitted to be reduced based on alternative analysis methodology.
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Additionally, the parking requirements for special needs uses are
relatively minimal and facilitate the construction of such uses.
Reductions in required parking spaces are often a concession granted
to affordable housing developers through the City’s density bonus
provisions. Overall, the parking requirements do not directly constrain
the development of housing.
Table II-42
Parking Requirements for Residential Uses
Land Use Minimum Off-Street
Parking Spaces
Guest Spaces
Single-Family Detached,
Single-Family Attached
and Duplex
2 spaces per unit in a
garage
Tandem garages allowed in
RC zone
0.5 guest space per unit if
no on-street parking is
available
Mobile Home Park 2 covered spaces per unit
(tandem permitted)
0.5 guest space per unit
Apartments, townhomes, and condominiums:
(1) Studio 1 covered space per unit 0.5 guest space per unit
(2) One- and Two-
Bedrooms
2 covered spaces per unit 0.5 guest space per unit
(3) Three or More
Bedrooms
3 covered spaces per unit,
plus 0.5 covered space per
each bedroom over three
0.5 guest space per unit
Employee Quarters 1 covered or uncovered
space. This space shall not
be tandem.
Senior Housing (excluding
single family units)
1 covered space per unit 0.5 guest spaces per unit
Senior Group Housing,
Senior Citizen Hotel, and
Congregate Care Facility
0.5 covered spaces per unit 0.5 guest space per unit
Source: Table 9-11, City of La Quinta Zoning Code 2021
Subdivision Improvement Requirements
The City maintains subdivision improvement requirements that
contribute to the cost of housing. In many cases, a developer may be
required to provide any or all of the required improvements within a
subdivision or a single residential project. Although the provision of
these improvements or actions required to meet subdivision
requirements may cumulatively add costs to the provision of housing,
they are not considered a deterrent, as they are required throughout
California with public safety as the underlying factor. Subdivision
regulations are provided in Municipal Code Title 13; pertinent
improvements include:
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• Full-width street improvements for all internal subdivision
streets and alleys shall be installed;
• Where a subdivision borders a public street, the developer shall
provide half-width right-of-way improvements, plus one
additional travel lane on the opposite side of the centerline if it
does not already exist;
• Additional rights-of-way or easements shall be provided, where
necessary, to accommodate roadway slopes, drainage
structures, bicycle or equestrian paths and trails, and other
facilities related to subdivision development;
• Minimum landscape setback widths shall be 50 feet from
Highway 111, 20 feet from other arterial streets, 20 feet from
primary arterial streets, 10 feet from secondary arterial streets,
and 10 feet from collector streets;
• The size and configuration of streets shall comply with Exhibits
II-2 and II-3, as amended, of the General Plan circulation element.
Cul-de-sacs shall have a minimum curb radius of 45 feet for
private streets and 38 feet for public streets;
• Private streets are limited to 36 feet in width when parking is
double loaded, 32 feet when single loaded;
• Sidewalks are required to be provided on both sides of the street
within public rights-of-way of all General Plan designated arterial
and collector streets, for local streets in residential areas and in
areas designated rural residential overlay where densities
exceed 3 du/ac;
• Transit facilities, such as bus turnouts and covered bus shelters
and benches, are required if a bus stop occurs adjacent to the
development site, on General Plan designated arterial and
collector streets;
• Street width transitions, pavement elevation transitions and
other incidental work deemed necessary for public safety may be
required to ensure that new construction is safely integrated
with existing improvements;
• Improvements shall include traffic signs, channelization
markings/devices, street name signs, medians, sidewalks, and
mailbox clusters;
• The developer shall provide improvements connecting the
subdivision to the domestic water supply and distribution system
operated by the Coachella Valley Water District, and is required
to connect to an existing sewer collection system;
• Prior to the completion of homes or occupancy of permanent
buildings within the subdivision, the subdivider shall install
traffic-control devices and street name signs along access roads
to the homes or buildings.
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Local Processing and Permit Procedures
The cost of holding land by a developer during the evaluation and review
process is frequently cited by builders as a contributing factor to the
high cost of housing. The California Government Code establishes
permitted time periods for local agencies to review and act upon private
development proposals. Typical local development application
processing times identified in Table II-43 reflect both single- and
multifamily uses. State-imposed time restrictions are identified in Table
II-44.
Table II-43
Local Development Processing Times
Item
Typical Length of Time
From Submittal to Public Hearing
Site Development Permit 9–12 weeks
Conditional Use Permit 8–10 weeks
Tentative Tract Map 10–12 weeks
Variance 8–10 weeks
Zoning Amendments or Zone Change 9–12 weeks
General Plan Amendment 12–16 weeks
Specific Plan 12–16 weeks
Environmental Documentation Runs with application
Source: City of La Quinta 2021
Table II-44
State Development Processing Time Limits
Item State Maximum
General Plan Amendment None
Zone Change None
Subdivision Action on Tentative Map 50 Days
Environmental Documentation/CEQA
Review of Application for Completeness 30 Days
Determination of NEG DEC or EIR
Requirement 1
30 Days
Completion of NEG DEC Requirement 105 Days
Certification of Final EIR 1 Year
Source: California Permit Streamlining Act, 1977
1 The City attempts to process the Negative Declaration so that it runs with application
La Quinta’s City Council directed, during the last Housing Element cycle,
that staff look at opportunities for development streamlining. The
original Zoning Code changes were brought forward after review by a
specially formed committee, which proposed a wide range of changes,
many focused on moving review and approval authority to staff level
decisions, or to the Planning Commission rather than the City Council.
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This effort included Site Development Permits and other permits, which
now can be approved by staff under specific circumstances, and a
change in permitted and conditionally permitted uses that removed
conditional use permits from a number of land uses in varying zones.
Since the original amendments, the City annually completes a “Code
Tune Up,” which includes specific Zoning Code items that have arisen
through each year. As a result of these processing changes, the City’s
entitlement process is one of the most efficient in the Coachella Valley.
Site Development Permit
The purpose of the site development permit (SDP) process is to review
detailed plans for proposed development projects to ensure that the
standards of the Zoning Code, including permitted uses, development
standards and supplemental regulations, are satisfied. If the proposed
project is part of a previously adopted specific plan, the review and
approval of SDP application may be streamlined as called for in the
specific plan. The SDP process enables the Planning Commission to
review the site plan, architectural, lighting and landscape plans, and
related development plans. The Planning Commission does not exercise
discretionary review over the proposed land use; the focus on the SDP
is on issues of site planning and design. The findings for a Site
Development Permit require consistency with the General Plan and
Zoning Ordinance; conformance with CEQA; and compatibility of site
design, landscaping and architecture to surrounding buildings.
A SDP may take a minimum of 9 weeks for review, but the process could
take as long as 3 months, or longer, if unforeseen complications arise.
To reduce the amount of time required for plan review, the City provides
the opportunity for a conceptual design review (sometimes referred to
as a pre-application review) prior to formal application submittal to give
the applicant information on City requirements and project feedback
prior to committing to the application process. This conceptual review
can save the applicant both time and money, making the proposed
development more cost effective.
Minor Use Permit
A Minor Use Permit (MUP) is required for the following residential land
uses: senior group housing (7+ persons) in RM, RMH, and RH zones;
timeshare facilities in all residential zones; and manufactured homes on
single-family lots. Most MUPs are administratively approved by Planning
Division staff. On rare occasions, the project may be reviewed by the
Planning Commission at a public hearing to ensure that it is consistent
with the development standards in single-family zones.
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Conditional Use Permit
A conditional use permit (CUP) is required for congregate care facilities
in any residential designation; mobile home parks in any residential
designation; supportive and transitional housing in RM, RMH, and RH
zones; multifamily housing in non-residential zones (except affordable
land inventory sites which will be subject to the AHO (see Program 3.1.a),
which allows multifamily projects by right); SRO hotels in the CR zone;
and transitional shelters for homeless persons or victims of domestic
violence in the CR and MC zones.
The requirement for a CUP requires a public hearing before the Planning
Commission. However, a CUP is often processed concurrently with an
SDP; therefore, no additional time is required for the processing of the
CUP.
Typical findings required to approve a CUP are consistency with the
goals, objectives, and policies of the General Plan, consistency with the
Zoning Code, compliance with CEQA, and certification that the
proposed project is neither detrimental to the health, safety, and
welfare of the public nor injurious to adjacent uses. The most common
specific conditions of approval relate to mitigating environmental
impacts such as erosion, storm water runoff, and traffic. These
conditions are necessary to protect environmental integrity and public
health and safety and are not considered a constraint to housing
development. Discussions with affordable housing developers have
consistently indicated that the City’s CUP process does not inhibit the
process or cost of building affordable housing. With the inclusion of the
AHO on all affordable housing sites identified in Table II-51, there will be
no need for Conditional Use Permits, and this constraint will be
eliminated.
Specific Plan
Specific plans are unique regulations designed to provide more
flexibility than permitted through the Zoning Code. The processing of a
specific plan can add 12 weeks to the project schedule. However, the
additional entitlement rights, flexibility in design and use, and
infrastructure negotiations obtained through the specific plan process
generally outweigh the impacts of the additional time expenditure.
Specific plans must be reviewed by the Planning Commission and City
Council at a public hearing. In La Quinta, specific plans are adopted by
resolution. The required findings for approval are consistency with the
goals, objectives, and policies of the General Plan; certification that the
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project does not create conditions that are detrimental to public health,
safety, and welfare; and proof that uses are compatible with nearby
uses and the property is suitable for the proposed project.
The City allows the concurrent processing of applications to accelerate
the process. For example, for a specific plan that also requires a CUP,
both permits would be processed at the same time so no additional
review time is necessary.
Overall, the processing periods and procedures are not considered a
constraint to the production of housing by the development
community. The City processes residential projects within statutory time
frames. The processing period is typically expedited for projects within
adopted specific plan areas, as environmental review has been
conducted and standards have been imposed, e.g., exactions and
payment schedules, design, etc., for the entire area and in itself does not
significantly impact housing construction costs.
Permitting Mixed Use Development
Mixed use development can provide a lively, walkable, and convenient
living and visiting experience. Mixed Use is allowed in most commercial
zones in the City. The City has not determined any conditions of approval
specific to mixed use development; conditions are determined on a
case-by-case basis, reflecting the context and design of each project.
Affordable housing developers in the area have indicated that the
process in La Quinta has not posed a constraint to affordable housing
projects.
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Development and Processing Fees
Development fees and other assessments cover the costs for
infrastructure, environmental protection, public services, and utilities
incurred by residential development. These fees impact the cost of
housing and may, therefore, reduce the ability for unassisted market-
rate housing to provide units affordable to low income households.
The City describes current fees and exactions that are applicable to
housing development projects on its website, consistent with
Government Code §65940.1(a)(1)(A). The City imposes Developer
Impact Fees on new development to fund the expansion and/or
construction of public facilities, such as fire stations and parks and
recreation facilities, as they are required and demanded. Government
Code Section 66001 requires jurisdictions to identify the purpose and
use of impact fees and determine whether there is a reasonable
relationship between the use of a fee and type of development upon
which it is imposed, the need for the facility and type of development
on which the fee is imposed, and the fee amount and the public facility
cost attributable to the development on which the fee is imposed.
Current City developer impact fees (Table II-45) are based on the City’s
“Development Impact Fee Study” dated September 23, 2019 and
adopted February 4, 2020, which demonstrates that reasonable
relationships between development, public facilities, and fees exist.
The City also charges fees for application and permit processing, plan
checks, environmental analyses, and special studies. Some fees are a flat
rate, and some require additional payment to cover costs of additional
analysis by City staff and/or third party service providers. Planning fees
are generally collected at the outset of the application process; others,
like building fees, are collected at permit issuance. In addition to City
fees and assessments, developers of new dwellings are obligated to pay
fees imposed by other government agencies, such as Coachella Valley
Multi-Species Habitat Conservation Plan fees, Fish and Game fees,
Transportation Uniform Mitigation Fees (TUMF), and other special
district assessments, as applicable.
Table II-46 presents an overview of City fees for an average 1,500-
square-foot tract home with a two-car garage in a low density
subdivision and an average 950-square-foot multifamily home with a
two-car garage. Table II-47 identifies fees for various planning actions,
such as zoning changes, tentative tract maps, and conditional use
permits. Based on the fees presented in these tables, and the average
cost of building an affordable housing unit in the City ($386,200), the
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development fees per unit would be about $38,613 per unit, or 10% of
the building cost. Given that the City’s fee schedule and development
impact fees are consistent with those of other Coachella Valley cities,
and that affordable housing projects are often exempted from fees, the
costs associated with City fees are not considered a constraint to the
development of affordable housing.
In addition to these fees, all residential development in La Quinta and
elsewhere in California is required to pay the State-mandated school
impact fee, which varies by school district and adjusts from year to year.
For residential development, the school impact fee is currently $3.79 per
square foot in the Coachella Valley Unified School District (CVUSD) and
$4.08 per square foot in the Desert Sands Unified School District
(DSUSD). The City has no control over this fee, and as it is charged in all
cities, it cannot be considered a constraint on development in La Quinta.
While the fees charged by the City add to the cost of housing and,
therefore, are a constraint to the provision of affordable housing,
infrastructure improvements and processing must be paid. Instead of
offering fee reductions or waivers for affordable housing projects, the
City offers other incentives to promote infill or affordable housing
development through Zoning Code Section 9.60.260, which allows
density bonuses for affordable housing and concessions that may
include a waiver or reduction in site development standards, or a
modification that can result in actual cost savings to the developer. A
comparison of the City’s fees with other communities in the Coachella
Valley indicates that the City generally charges comparable fees to other
cities.
Table II-45
Impact Fees Per Unit of Development
Land Use Type Development Units Total Fee6
Residential (SFD) 1 Dwelling Unit $9,380
Residential (SFA) 2 Dwelling Unit $7,719
Residential (MFO) 3 Dwelling Unit $6,113
Office/Hospital 1,000 SF $7,589
General Commercial 1,000 SF $9,191
Tourist Commercial/Lodging Room4 $2,864
Source: City of La Quinta, effective July 1, 2020
1 Residential-single-family detached. 2 Residential-single-family attached
3 Residential-multi-family and other 4 Guest room or suite
5 Net Acre
6 Includes fees for park improvements, community/cultural, library, Civic Center,
maintenance facilities, fire, and transportation.
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Table II-46
Development Fees for Typical Single-Family and Multifamily Homes
Type of Fee
Cost Per Unit
Multifamily 1 Single-Family 2
Building Fees (includes permit and plan check)
New Construction
Permit
Plan Check
$1,855.18
$1,311.69
$2,389.24
$1,585.99
Mechanical4 $104.64 $104.64
Plumbing5 $228.07 $308.56
Electrical $214.13 $233.45
Strong Motion Instrumentation Program
($0.50 or valuation x 0.00013)8 $24 $38.99
Grading $148.12 $148.12
Other Fees
Development Impact Fee $6,113 $9,380
Multi-Species Habitat Conservation Plan 3 $571 $1,371
TUMF7 $1,330 $2,310
CVWD Sewer-New Connection Fee $4,851 $4,851
CVWD Water - New Connection Fee6 $3,600 $3,600
Fish and Game Fee (unfinished lot)
Negative Declaration–flat $3,220 fee $3,220 $3,220
Art in Public Places (Total Value) Based
on project valuation charged at one-
quarter of 1 percent of anything over
$200,000 or $20 minimum
$20 $250
Quimby fees (if in-lieu of land
dedication—fee payment only option
for tracts of <50 lots/units)
Based on per-acre
FMV of land
Based on per-acre
FMV of land
Total $23,591 $29,791
Source: City of La Quinta 2021
1 Calculated on a 950-square-foot unit valued at $181,030 (average value of single-family
attached unit, per building permits issued 2014-2020)
2 Calculated on a 1,500-square-foot home valued at $299,933 (average value of single-family
detached unit, per building permits issued 2014-2020)
3 $1,371/unit at 0–8 DU/AC; $571/unit at 8.1–14 DU/AC; and $254/unit at >14 DU/AC; fees are
passed through to the Coachella Valley Conservation Commission
4 Assumes 1 furnace, 1 refrigeration unit, 1 cooling unit
5 Assumes plumbing fixtures (MF unit = 5 fixtures, SF unit = 8 fixtures), water heater,
installation of water piping, sewer connection
6 Connection and meter installation (assumes 1-inch pipe, 1-inch backflow device, and ¾-inch
meter)
7 Transportation Uniform Mitigation Fee passed through to CVAG
8 SMIP fees are passed through to the CA Department of Conservation
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Table II-47
Planning Department Fee Schedule
Item/Type Permit Base Fee*
Conditional Use Permit
Planned Unit Dev.
Amendment
Time Extension
$6,413
$6,413
$3,126
$1,691
Site Development Permit
Amendment
Time Extensions
Planning Commission
Administrative
Modification by Applicant
$4,669
$1,691
$8,909
$7,621
$400
Development Agreement $3,327
Minor Adjustment $400
Variance $2,415
Minor Use Permit
Amendment
$400
$400
Final Landscape Plan $1,771
Housing SB 330 Application Review $1,288
Conceptual Design Review $2,254
Street Name Change $1,852
Historical Structures
Landmark Designation/Cert of Appropriateness
$1,320
General Plan Amendment $10,465
Specific Plan $10,680
Amendment $4,776
Temporary Use Permit- Minor, Standard
Minor, Requiring Addl. Effort
Major, Standard
Major, Requiring Addl. Effort
$400
$400
$2,093
$2,093
Zoning
Certificate of Compliance $505
Change of Zone $9,392
Zoning Text Amendment $9,445
Director’s Determination $405
Letter, Basic Property Info $263
Letter, Addl. Research Required $1,369
Sign Permit
A-Frame Sign Permit
Sign Program
Sign Program Amendment
$355
$0
$2,844
$966
Tentative Parcel Map
Waiver
Amendment
Revision
Time Extension
Amended Final Parcel Map
$5,045
$1,369
$3,005
$3,005
$966
$4,025
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Table II-47
Planning Department Fee Schedule
Item/Type Permit Base Fee*
Tentative Tract Map
Revision
Amendment
Time Extension (CC or PC)
Time Extension (Admin)
Tentative Condominium Map
Amended Final Tract Map
$8,372
$3,971
$3,971
$1,852
$1,047
$8,372
$6,440
Appeals $1,500
Environmental Review
Environmental Assessment
Recordation of Exemption
Initial Study (ND/MND)
Environmental Impact Report
$483
$161
$3,220
$8,855
Zoning Clearance – Planning Plan Check
Alteration/Addition – Resid.
New Construction – SF Resid.
New Construction – 2-4 Units
New Construction – 5+ Units
New Construction – non-resid.
Alteration/Addition – non-resid.
$81
$161
$242
$644
$322
$161
Source: City of La Quinta, adopted July 21, 2020
* In addition to the fees identified here, the City will pass through to the applicant any
fees imposed by other agencies and any discrete costs incurred from the use of
outside service providers required to process the specific application.
Building Codes and Enforcement
The City of La Quinta has adopted the following State Codes: 2019
California Building Code, 2019 California Mechanical Code, 2019
California Plumbing Code, 2019 California Energy Code, and the 2019
California Electrical Code. In addition, the City enforces the 2019
California Fire Code, Residential Code, and Green Building Standards
Code.
Overall, the Building Codes adopted by the City of La Quinta do not pose
any special constraints on the production or cost of housing. The City
has not made substantive amendments to the code that would
adversely affect housing.
The City of La Quinta enforces the Health and Safety Code, as it pertains
to housing, which provides minimum health and safety standards for the
maintenance of the existing housing supply. These standards are
intended to provide for safe and sanitary housing that is fit for human
habitation. The enforcement of the Health and Safety Code is normally
handled on a complaint-response basis.
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The most common housing-related problem is illegal additions/garage
conversions. Warnings are issued with a referral to the City and other
agencies for remediation assistance. The Housing Code mandates that
health and safety deficiencies be corrected in accordance with
construction standards that were in effect at the time the structure was
built. In cases where property owners refuse to correct deficiencies,
enforcement of the Housing Code relies on civil sanctions.
Constraints to the Provision of Housing for Persons with Disabilities
State law, per Senate Bill 520, requires that in addition to an analysis of
special housing needs for persons with disabilities, the Housing Element
must analyze potential governmental constraints to the development,
improvement and maintenance of housing for persons with disabilities.
Programs must be included to remove constraints to providing
adequate housing for persons with disabilities.
The City maintains general processes for individuals with disabilities to
make requests for reasonable accommodation through Section
9.60.320 of the Zoning Code, the permit processing process, and
building codes. A reasonable accommodation request is reviewed and
approved by the Director, based on the following findings:
a. Whether the subject property will be used by an individual with
disabilities protected under fair housing laws;
b. Whether the requested accommodation is necessary to make housing
available to an individual with disabilities protected under fair housing
laws;
c. Whether the requested accommodation would impose undue
financial or administrative burdens on the city;
d. Whether the request for accommodation would require a
fundamental alteration in the nature of a city program or law;
e. Potential impacts on surrounding land uses;
f. Alternative reasonable accommodations that may provide an
equivalent level of benefit;
The City’s process is administrative, and does not result in a constraint
for persons requiring accommodation.
Congregate living facilities with six or fewer persons are permitted by
right in all residential zones except High Density; congregate care
facilities with seven or more are permitted with a conditional use permit
in all residential zones. Furthermore, residential care facilities and senior
citizen residences of six or fewer persons are permitted in all residential
zones. Senior homes of more than six are permitted subject to a Minor
Use Permit in the RM, RMH, RH, and VC zones.
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The Zoning Code also includes provisions for the reduction of parking
requirements for affordable, senior and special needs housing, including
senior and/or group homes, if a project proponent can demonstrate a
reduced need for parking. The City also enforces ADA standards for the
number of parking spaces required for persons with disabilities.
There are no conditions or requirements imposed for group homes that
would affect the development or conversion of residences to meet the
needs of persons with disabilities. There are no minimum distance
standards between two or more special needs housing developments.
The City of La Quinta has adopted the 2019 California Building Code, as
well as the 2019 California Mechanical, Electrical, Energy, Fire,
Residential, Green Building, and Plumbing Codes. No amendments have
been made to the codes that would diminish the ability to accommodate
persons with disabilities. There are no restrictions on requests for
retrofitting of homes for accessibility, such as ramps and handrails.
Requests for such retrofits are handled as any other minor improvement
to a home necessitating a building permit, with the exception that the
design must meet all applicable standards and ADA requirements, and
is reviewed at the inspection phase for conformance to construction
requirements. Although requests for retrofit of existing homes have
been extremely limited in the past few years, a number of homes
advertised for resale in the Cove area have been retrofitted or built
specifically for persons with physical disabilities and are described as
such.
The public review process for the approval of group or senior homes is
no different from any other permitted use in the applicable zone. Where
a group or senior home is permitted by right, no public hearing is
required. The project is brought to the Planning Commission if a MUP is
required, and is subject to consideration and approval as any other use
permitted by MUP. Where a senior group home may be requested with
a MUP as part of a specific plan, the use would be considered and
approved within the established public hearing process as part of the
total specific plan and subject to the applicable Zoning Code provisions.
Environmental and Infrastructure Constraints
Development of new housing in La Quinta will continue to take place
throughout the City. Public services and infrastructure are being
upgraded and expanded within the City. Major flood control programs
have been funded by the City and constructed by the Coachella Valley
Water District (CVWD) for the protection of the Cove Area. In response
to growth, Desert Sands and Coachella Valley Unified School Districts
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operate several elementary schools, middle schools, and high schools
that serve La Quinta residents. Three Riverside County Fire Department
stations serve the City.
The potable water system in the City is operated and administered by
CVWD. The sanitary sewage collection and treatment system in the City
is operated and administered by CVWD, which extends service based
upon approved designs and improvements constructed by the private
developer. Senate Bill (SB) 1087 requires water and sewer providers to
create procedures to provide priority water and sewer service to lower
income residential projects. The law also prohibits the denial or
conditioning the approval of service without adequate findings and
requires future water management plans to identify projected water
use for lower income residential development. The City routes the
Housing Element update to CVWD to facilitate consistency with these
requirements.
The City of La Quinta is served by Southern California Gas Company. The
Southern California Gas Company has indicated that the future supply of
natural gas will meet demand generated by additional development in
the City.
Major infrastructure improvements, including full-width streets, water
and sewer mains, and stormwater systems, are the responsibility of the
developer to install with any development. Developers are required to
provide parks or in-lieu fees as part of a residential development. When
infrastructure improvements are made that benefit other properties,
the subdivider is reimbursed from the area fund when other properties
in the area are developed.
Non-Governmental Constraints
Projects requiring a Site Development Permit generally apply for
building permits with 30-90 days of approval. The building permit plan
check process is expedited, and if plans are submitted with only minor
deficiencies, building permits will be issued within 30 to 60 days of
submittal.
The City has not received requests for projects at densities lower than
that proposed in the Land Use Inventory, and works with applicants to
assure that the targeted density is achieved or exceeded.
Opportunities for Energy Conservation
The City has adopted a comprehensive Green and Sustainable La Quinta
Program to enhance the City’s conservation of resources and to reduce
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environmental impacts of existing and future conditions. This program
will allow the City to consider a wide range of programs that will address
energy, water, air quality, solid waste, land use, and transportation.
Current Regulations and Programs
Title 24 Regulations
On a regulatory level, the City enforces the State Energy Conservation
Standards (Title 24, California Code of Regulations). These standards
incorporated into the City’s Building Code provide a great deal of
flexibility for individual builders to achieve a minimum “energy budget”
through the use of various performance standards. These requirements
apply to all new residential and commercial construction as well as
remodeling and rehabilitation construction where square footage is
added. Compliance with Title 24 on the use of energy-efficient
appliances and insulation has reduced energy demand stemming from
new residential development.
Green Building Programs
Two prominent green building programs are California Green Builder,
recognized by the California Energy Commission, and Leadership in
Energy and Environmental Design (LEED), which is sponsored by the US
Green Building Council. Both programs involve a third-party certification
process, have different environmental goals, and apply to different
types of development.
Green Builder is a voluntary environmental building and certification
program for residential construction. Certified homes incorporate
water-efficient landscaping and fixtures, utilize high efficiency insulation
and ventilation systems, contain environmentally sound building
materials, initiate waste reduction methods during construction, and
must be 15 percent over existing Title 24 energy efficiency standards.
LEED is a national rating system for green buildings. Primarily focused
on commercial and multifamily residential projects, LEED requires the
developer to register their project with the US Green Building Council,
which in turn reviews the project for conformance and assigns points
based upon various efficiency, materials quality, and design factors.
Once the Council has reviewed the project, it issues a certification based
upon the number of points achieved in each category.
City Projects
The City has undertaken an aggressive series of green building programs
that demonstrate the opportunities available to reduce the overall
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environmental impact of new developments. The Title 24 energy
efficiency requirements significantly increase the overall energy
efficiency of all new construction, and now require photovoltaic
systems for residential projects, and will require them for commercial
projects in 2030.
Vista Dunes Courtyard Homes
Located at 78-990 Miles Avenue (just west of Adams Street), the Vista
Dunes project consists of 80 affordable courtyard-oriented single-family
and duplex homes.
This LEED Platinum certified development includes photovoltaic cells to
generate electrical power. This feature will annually save $720 per unit
in electric utility costs. Water saving improvements will reduce water
usage by 1,900,000 gallons per year for the entire project. It is estimated
that this project exceeds Title 24 by 28 percent. Some of the units will
exceed Title 24 requirements by 30 percent or more.
At the time of its development, Vista Dunes Courtyard Homes was the
first LEED Platinum certified multifamily affordable housing
development of its size in the country.
The City maintains a photographic history of the project and produced a
video for educational purposes. Further, tenants will be educated on
energy efficiencies through written materials, a DVD and the project
operator, CORE Housing Management.
Wolff Waters Place Housing Project
This affordable housing development exceeds Title 24 requirements by
24 percent and will save approximately 2,000,000 gallons of water from
interior water use alone. Compliance with the CVWD Ordinance will
further reduce exterior water use.
The project is LEED certified and includes solar hot water for laundry
buildings, a transit friendly location with a bus stop and shopping within
walking distance, low-water-use landscape and irrigation, dual flush
toilets, low-flow water fixtures, energy-efficient lights, ENERGY STAR
appliances, recycled building materials, paint with low volatile organic
compounds, reduced construction waste, advanced indoor air handling
systems, underground parking, high efficiency air conditioning units,
and a tenant training program. It also includes an onsite childcare
center; for residents using the childcare center, the proximity of the
daycare center to housing units reduces vehicle miles traveled and
associated greenhouse gas emissions.
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Greenhouse Gas Reduction Plan
In conjunction with the adoption of its 2013 General Plan, the City
adopted a Greenhouse Gas Reduction Plan. The Plan provides residents,
business owners and land owners with a broad range of measures
designed to reduce energy use and the use of fossil fuels. The Plan will
be effective in reducing costs for existing homes and for new residential
development. It will also allow changes in driving patterns, transit use
and other measures that will reduce the City’s dependence on
traditional energy sources.
Future City Programs/Actions
The City seeks to encourage and enforce regulations or incentives that
do not serve as constraints to the development or rehabilitation of
housing. The City should focus on measures and techniques that assist
the occupant in reducing energy costs, thereby increasing the amount
of income that can be spent on housing, childcare, health care, or other
necessary costs.
The continued implementation of the City’s Green and Sustainable La
Quinta Program will require ongoing participation of many city
departments and agencies. The program includes the City’s adherence
to and promotion of green building practices, efficient energy usage,
and implementation of conservation measures. The City provides
information to developers based on research of best building practices
and operational practices, such as commercial recycling programs
provided in AB 1826. Program costs could include energy audit upgrades
for existing facilities and buildings, irrigation and landscape
modifications to City-maintained properties, City fleet vehicles, and City
maintenance equipment.
The City’s 2013 General Plan includes a Livable Community Element that
provides direction on building siting, mixed use site planning, and
energy reduction techniques. The element also includes a suite of
policies and programs designed to lower energy costs, promote healthy
living, and encourage high quality design.
Under the direction of the City Manager’s Office, Community
Development and Community Services Department staff plays an
instrumental role in educating the community on water conservation
programs and resources.
Energy Conservation Partners
In developing a better La Quinta, the City cannot be successful without
a sound relationship with Coachella Valley Water District, Imperial
Irrigation District, Southern California Gas, Burrtec Waste and Recycling
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Services, Sunline Transit District, Coachella Valley Association of
Governments, SCAG, and other entities. Additionally, many of the areas
of concern, such as air quality and regional transportation, cannot be
addressed without strong regional, state and federal programs.
Utility Programs
The City of La Quinta has a strong working relationship with local utility
providers, including the Imperial Irrigation District (IID). IID is proactive
in creating energy savings via conservation programs, home energy
audits, product rebates, and general consumer tips. IID indicates that an
average home owner can reduce energy use by 10 percent more by
taking advantage of IID programs. IID offers rebate programs on the
purchase of higher efficiency air conditioning units, the high efficiency
refrigerators, and programmable thermostats. Additionally, product
rebates are offered on ENERGY STAR equipment such as home and
office electronics. IID also offers free in-home energy audits to its
residential customers.
Other utility programs assist residential customers with energy and
water conservation and cost reduction. SoCalGas offers rebates on
energy-efficient appliances, incentives for solar thermal water heating,
and grants and assistance programs to reduce energy costs. The City
works cooperatively with CVWD to promote and enforce, as required,
water conservation programs, including those affecting homeowners
and home builders. Burrtec offers programs that reduce solid waste and
increase recycling opportunities.
HOUSING RESOURCES
Regional Housing Needs Assessment
State Housing Law requires that SCAG identify future housing needs in
each jurisdiction. To meet this mandate, SCAG develops the Regional
Housing Needs Assessment (RHNA), which establishes both the
projected need for housing and the fair share distribution of the
projected need to its member jurisdictions.
The RHNA calculates the projected new construction necessary to
accommodate the anticipated population through October 2029. State
housing law requires that cities and counties demonstrate adequate
residential sites that could accommodate development of housing to
satisfy future housing needs.
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The 2021 RHNA proposes that La Quinta construct 1,530 new housing
units to accommodate housing needs for all income groups during the
planning period January 2022 through October 2029. These units are
distributed by income category as illustrated in Table II-48.
According to SCAG, 420 new units are needed to accommodate very low
income households. Consistent with HCD methodologies, 50% (210) of
these units are assumed to be for extremely low income (ELI)
households, and the remaining 50% (210) are assumed to be for very low
income households. A total of 269 new units are needed to
accommodate low income households, 297 new units are needed for
moderate income households, and 544 new units (provided through
market-rate housing) are needed for above moderate income
households.
The City’s 1,530-unit future housing need is a 6.2 percent increase in the
number of existing dwelling units (24,764 in 2019).
Table II-48
2022–2029 Regional Housing Needs Assessment
Household Income
Levels
Income as a Percent of
County Median
RHNA
Allocation Percent
Extremely Low1 --- 210 13.7
Very Low Less than 50% 210 13.7
Low 51%–80% 269 17.6
Moderate 81%–120% 297 19.4
Above-Moderate Over 120% 544 35.6
Total 1,530 100%
Source: Regional Housing Needs Assessment for Southern California, 2021, prepared by SCAG.
1 Extremely Low Income (ELI) category is a subset of the Very Low Income category. ELI
households are defined by HCD as those with incomes less than 30% of AMI. The number of ELI
units is assumed to be 50% of all Very Low Income units.
California housing element law allows local governments to obtain
credit toward its RHNA housing goals in three ways: constructed and
approved units, vacant and underutilized land, and the preservation of
existing affordable housing. The City will rely on the construction of new
units on vacant lands to meet its housing needs between 2022 and 2029.
Meeting the Need for Affordable Housing
With the loss of redevelopment set-aside funds, the State has limited
the City’s ability to provide funding for new affordable housing projects.
The City, however, continues to be committed to addressing its housing
need.
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The City continues to market its land in the Village (sites #2 through #6
in the land inventory, which could produce up to 42 additional units of
very low and low income housing. Additional efforts will be made
toward expanding housing opportunities in the Highway 111 corridor, on
lands owned by private parties. Highway 111 provides access to jobs,
transit, and has successfully integrated the Coral Mountain project,
which the City built in the last planning period. To that end, site #13,
owned by the City, has been added to the inventory, and is projected to
provide 116 units for very low and low income households. The balance
of the units, as shown in Table II-51, will be accommodated on multiple
sites throughout the City, and will be developed through a combination
of private development projects, and public/private partnerships where
the City can participate if resources allow.
The City has only recently seen an increase in inquiries regarding ADUs,
and it is expected that with the latest additions to the Zoning Code
(2021) to address changes in State law, that interest will increase. A
program has been added to encourage, monitor and reevaluate the
demand for ADUs throughout the planning period as a tool to expand
affordable housing options for City residents.
As discussed earlier in this Element, current conditions in the real estate
market make it possible for moderate income households to afford
market rate housing. Further, the rental market offers a broad range of
units at rental rates, with a median gross rent of $1,473 per month. Table
II-49 demonstrates the affordability of market rate rentals and home
purchases in La Quinta for a moderate income four-person household.
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Table II-49
Affordability of Housing 2021
Ownership Rental
Median Existing Single
Family Purchase Price
$386,200
N/A
Monthly Mortgage
Costs (PITI) $2,047 N/A
Median Gross Monthly
Rent N/A $1,473
30% of Monthly
Moderate Household
Income1
$2,259 $2,259
Affordability
Gap/Overage $212 $786
1 Per HCD, the annual income limit for a moderate income 4-person
household in Riverside County is $90,350. Therefore, the monthly income
is $7,529, and 30% is $2,259.
As shown in the table, the rental and resale market can accommodate
some of the City’s expected moderate income households during the
2022-2029 planning period.
Available Land for Housing
The Housing Element must identify available sites within the City that
can accommodate the RHNA. The land inventory includes an analysis of
the realistic capacity of the sites. An evaluation of zoning, densities,
market demand, record of affordable housing development, and
financial feasibility will establish the ability of available sites to provide
housing for all income levels.
Available Vacant Land
The vacant land inventory only includes parcels that the City has
identified as having the potential to develop during the 2022-2029
planning period. Additional vacant sites are located in the City but are
not assumed to have the potential to satisfy the current RHNA for lower
income households. The development potential for Village Commercial
(VC) sites is assumed to be improved through logical consolidation with
adjacent vacant lots. The City has seen interest in the development of
more dense residential projects in the Village, indicating that the
development community has an interest and is participating in lot
consolidation which could result in additional units in this part of the
City. The City will encourage and facilitate lot consolidation in this
district through incentives provided in Program H-3.3.b. The City will also
continue to consider City-owned lands, not on the inventory, for
affordable housing projects in the Village. The City’s flexible
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development and use standards further facilitate the development of a
range of housing types. The Table also includes 456 units for above
moderate income households. These are all associated with approved
projects which are expected to develop during the planning period. In
addition, existing vacant single family lots are located throughout the
City which only require building permit approvals, and two large planned
communities are currently in the entitlement process, and would result
in more than 2,822 units in the City, as shown in Table III-23.
Table II-51 provides a summary of the vacant land with residential
development potential within the City. A map showing the parcel
locations is provided in Exhibit II-24. As shown on the map, inventory
lands are geographically distributed throughout the City and are not
concentrated in any areas. As such, they further fair housing principles.
The City owns some of the sites shown in Table II-51. Some of these lots
are located in the Village, and are small lots that the City has assembled
over several years. The City is marketing the lots as consolidated parcels,
and will complete lot mergers (as provided in Program H-1.1.b) to
facilitate their sale. Two sites are located in the center of the City, and
will be marketed for joint venture with the affordable housing
development community. Sites will be offered, consistent with the
Surplus Land Act, through Requests for Proposals.
Table II-51 includes sites which were in the City’s inventory in the prior
planning period, but no sites have been included in the inventory for two
consecutive previous planning periods.
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Table II-50
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
Very Low, Low and Moderate Income Sites
1 646-070-
016 13.84 MHDR RMH (AHO) 20 280
2
770-156-
007, 770-
156-010,
770-181-
009
0.98 VC VC 14 14
3 (City
Owned)
773-078-
005, 773-
078-006,
773-078-
007, 773-
078-016,
773-078-
017, 773-
078-034
1.68 MC/VC MC/VC 14 8
7 604-032-
042 1.88 MHDR RMH 12 22
8 (City
Owned)
600-030-
010, 600-
030-012,
600-030-
024
2.72 MHDR RMH 19 52
9 600-390-
024 15.14 CG CP/CR 18 273
10*
600-080-
001, 600-
080-002,
600-080-
003, 600-
080-004,
600-080-
005, 600-
080-006,
600-080-
007, 600-
080-008,
600-080-
009, 600-
080-041
4.13 MHDR RM 10 42
11 643-020-
025 4.81 CG CR 26 126
12*
600-340-
050, 600-
340-051
17.47 MHDR RM 8 140
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Table II-50
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
13 (City
Owned)
600-020-
057 6.42 CG CR 18 116
Total Very Low, Low and Moderate Income Sites
1,072
*Moderate income site
Above Moderate
Income Sites Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
15 Various 40.76 LDR/OS-R RVL/PR 3 90
16 Various 37.43 LDR RL/PR 3 60
17 Various 29.56 LDR RL 3 94
18 Various 20.72 LDR RL 3 57
19 Various 33.07 LDR RL 3 85
20 Various 28.76 LDR RL 3 70
Total Above Moderate Sites
456
Total All Sites 1,,528
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Exhibit II-24
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Site Adequacy Analysis
The sites shown in Table II-50, above, all accommodate residential
development at various densities. Site 1 is residentially designated, and
benefits from the Affordable Housing Overlay, which increases its
density potential (please see below).
Residential development in La Quinta, particularly that for affordable
housing projects, has been built at or near the maximum allowable
densities. For example, development in the RM zone generally occurred
at the maximum density of 8 units per acre or above through density
bonus provisions. Miraflores Apartments were constructed at a density
of 11.2 units per acre in the RM zone in 2003. In 2004, Hadley Villas
Apartments were developed at a density of 7.8 units per acre in the RM
zone. In 2001, the Aventine Apartments were constructed at a density
of 14.3 units per acre in the RH zone. The City’s most recent restricted
affordable projects have also been completed within existing residential
densities: Wolff Waters Place was built at 14.7 units per acre, the
Washington Street Apartments’ expansion was completed at a density
of 8 units per acre, Vista Dunes was built at a density of 10 units per acre,
and the Coral Mountain Apartments were built at a density of 16 units
per acre. In order to expand the analysis of realistic capacity, other cities
in the Coachella Valley were analyzed. As the area operates as a region,
with similar building trends, zoning requirements and land use patterns,
an analysis of regional trends is appropriate. The following projects are
planned or under construction regionally:
Palm Springs:
• Monarch Apartments, will provide 60 units affordable to very
low and low income households on 3.6 acres, at a density of 17
units per acre. The project is fully funded and will break ground
in October of 2021.
Palm Desert:
• Carlos Ortega Villas, consists of 72 units on 3.48 acres affordable
to very low and low income households, at a density of 21 units
per acre.
• Vitalia, 270 units affordable to very low and low income
households on 12 acres approved in 2021, at a density of 23 units
per acre.
• Millennium SARDA site, 240 units affordable to very low and low
income households on 10 acres, under contract in 2021, at a
density of 24 units per acre.
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Indio:
• Arroyo Crossing 1 is currently under construction, and provides
184 units on 6.4 acres affordable to very low and low income
households, at a density of 29 units per acre.
• Arroyo Crossing 2, will provide 216 units affordable to very low
and low income households on 7.3 acres, at a density of 30 units
per acre. The project was approved in 2021.
In the region, projects ranging in density from 17 to 29 units per acre are
being funded and can be built to accommodate lower income
households. Therefore, the densities for larger projects, ranging from 18
to 26 units per acre, can be achieved in La Quinta.
In the past, the City has applied the Affordable Housing Overlay to
specific inventory sites which were zoned for non-residential uses. This
strategy is being modified (see Program 3.1.a) to apply to all inventory
sites, and to increase the AHO density to 30 units per acre, even though,
as demonstrates above, affordable housing projects in the region are
being built at lower densities.
Three sites in Table II-51 are over 10 acres in size. Although the State does
not believe that these sites can be developed for affordable housing,
the Coachella Valley is experiencing development of lower income
projects on larger sites, including two projects in Palm Desert described
above. Nevertheless, in order to encourage the development of
affordable projects on these sites, Program 3.1.a has been added, which
provides incentives for subdivision of larger sites.
It should also be noted that Site 10, which includes multiple small lots
for 42 moderate income units, is an approved apartment project which
is being constructed on land previously owned by the City, which was
successfully sold to a private developer. The parcels previously were
developed as single family homes, which the City bought to widen
Jefferson Street. Upon completion of the widening, the lots were
marketed to the private development community, and an apartment
project was proposed in 2019, and approved in 2020 for the site. The City
therefore has experience in the assembly of smaller lots for the
successful development of housing.
Environment and Infrastructure Analysis
None of the parcels identified in the vacant land inventory are located in
areas of topographic constraint or have known environmental hazards.
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The sites identified in the vacant land inventory are adjacent to existing
urbanized development and are within service hook-up distance of
existing water and sewer systems as well as all dry utilities in adjacent
streets. All providers have sufficient capacity to accommodate the
growth generated by the units listed in Table II-51. According to the
latest Coachella Valley Water District (CVWD) Urban Water
Management Plan (2015), the implementation of water conservation,
groundwater recharge, and water source substitution management
strategies will ensure that adequate water resources are available to
existing and future residents of La Quinta.
Capacity Affordability Analysis
It is expected that development of affordable housing units will be
accomplished through public-private partnerships, with a focus on two
areas of the City: the Village for smaller projects that bring residents into
the expanding commercial downtown, and along Highway 111, building
upon the success of the Coral Mountain apartments. It is important to
note that the sites identified provide a variety of land sizes to allow
flexibility in types of projects, and exceed the City’s need for very low
and low income units, allowing for greater opportunities for a mix of
market and affordable units within projects.
As described above, the median sales price for a home is approximately
$386,200 and the median gross rent for an apartment unit is
approximately $1,473 per month. In comparison, the maximum
affordable sales price for a moderate income family of four is $313,650
and the maximum affordable rent for a moderate income couple is
$1,808 per month. Moderate income households, therefore, can afford
to rent in the City and are able to afford homes that are lower than the
median price currently. Some moderate income households, especially
one and two person households or larger families, will need assistance
to purchase a home.
The City will continue to work with affordable housing developers to
participate in projects and provide streamlining, financial assistance and
fee reductions wherever possible. However, it is important to note, as
identified by participating affordable housing developers in the City’s
workshop and outreach, that funding affordable housing projects has
been made much more difficult with the loss of local redevelopment
funds, and that these developers must identify and secure twice or three
times the funding sources that were previously necessary to fund
projects. This constraint is one that the City cannot control and cannot
alleviate.
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General proforma analyses were conducted using land costs (average of
$448,493 per acre of vacant residential land in La Quinta) and
construction costs ($317,074 per unit of affordable housing according to
affordable housing developers contacted in the preparation of this
Update) to estimate the capacity of land in La Quinta to support
affordable housing. The results indicate that homeownership products
will remain available to moderate income households without a very
large subsidy. The developers of ownership projects require financial
returns through the one-time sale of the housing units.
A generally accepted minimum project size for affordable housing
development is 50 units. Like their higher density counterparts, lower
density sites able to accommodate 50 units are eligible for funding
mechanisms such as Low Income Housing Tax Credits (LIHTCs), a type
of restricted development that must meet strict size and amenity
guidelines to compete for funding. High density is also not a determining
factor in obtaining other resources, such as HOME funds and
Community Development Block Grant program funding. The RM and
RMH sites identified in Table II-50, would both allow a minimum project
size consistent with these requirements.
Financial and Regulatory Subsidies
A subsidy can be financial or regulatory in nature. Financial subsidies are
found in federal, state, local, and private programs and organizations
focused on the production of affordable housing. Developers in La
Quinta use and leverage many sources of financial assistance. Projects
may seek funding from LIHTCs, tax-exempt bonds, Community
Development Block Grants, HOME funds, other HUD grant programs,
and commercial banking resources.
Regulatory subsidies can take many forms, including fee waivers or
deferrals, flexible development standards, and increased densities.
Higher densities generally increase the financial feasibility of a
residential project as a developer is able to sell more housing units on
the same amount and cost of land (even with slightly lower sales prices
associated with smaller, attached units).
The City’s vision recognizes the importance of providing affordable
housing for its residents and employees. Accordingly, the City supports
affordable housing development through financial and regulatory
subsidies and permits densities up to 24 units per acre with the
Affordable Housing Overlay (higher densities are permitted through
density bonus provisions). The City is thereby able to achieve both the
goal of maintaining lower density community character while also
producing its fair share of affordable housing.
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Vacant Land Opportunities
The City has established a strong record of providing assistance to
affordable multifamily housing projects (townhomes and apartments),
ranging in density from 7.8 to over 20 units per acre. Single-family
detached assisted housing was also developed, with City assistance, at
densities as low as 4.4 units per acre and up to 7.8 units per acre.
La Quinta is able to achieve market-driven moderate income housing
through the relative affordability of land, the local market demand for
lower maintenance housing types, and reasonable development impact
and entitlement fees. La Quinta has a solid record of working with local
nonprofits and affordable housing developers to accommodate the
housing needs of its lower income residents. The vacant land inventory
provides the City and affordable housing developers with a map of
opportunity areas.
The moderate income housing need can be met without any mixed-use
development. However, the City recognizes that mixed-use
developments will play a role in moderate and above moderate housing
opportunities in the future. Both the General Plan and the Zoning
Ordinance have been modified to encourage Mixed Use development.
The City’s efforts to promote mixed use development have had limited
success. According to the development community, mixed use projects
cannot be financed in La Quinta, due to a lack of such projects in the
region. Mixed use properties are therefore not included in this
inventory.
Fair Housing
According to the Fair Housing analysis (see “Fair Housing” section), the
City has a low segregation level, no racially or ethnically concentrated
areas of poverty, equal access to opportunity, and no disproportionate
housing needs. The sites identified above will not exacerbate any such
conditions.
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PRESERVATION OF AT RISK UNITS
State Government Code requires that localities identify and develop a
program for their Housing Elements for the preservation of affordable
multifamily units assisted under various federal, state and local
programs. In the preservation analysis, localities are required to provide
an inventory of assisted, affordable units that are eligible to convert to
market rate within five years of the end of the planning period (2034).
Income-restricted housing units sometimes change to market rate due
to expiration of subsidies, mortgage prepayments, or expiration of
affordability restrictions.
An inventory of all assisted multifamily projects is provided in Table II-51.
The earliest possible date of conversion for any of the City’s restricted
multifamily housing stock is 2024 2051 for the extremely low and low
income units at Seasons Senior Apartments. It contains a total of 87
senior units. Seasons at Miraflores Senior Apartments is scheduled to
convert to market rate in 2029. It contains 118 senior units. Both
complexes receive assistance from the Low Income Housing Tax Credit
(LIHTC) program which gives incentives to builders and developers to
provide affordable housing to low income persons.There are no at risk
units in the City.
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Table II-51
Assisted Multifamily Project Inventory
Project
Earliest
Date of
Conversion
Extremely
Low
(30%)
Very
Low
(50%)
Low
(80%)
Moderate
(120%)
Above
Moderate
(120%+)
Total
Aventine
Apartments
(47750 Adams St)
2056 --- --- 10 10 --- 20
Hadley Villas
Senior
Apartments
(78875 Avenue 47)
2059 65 12 1 --- 1 79
Seasons at
Miraflores Senior
Apartments
(47747 Gertrude
Way)
20292057 45 71 --- --- --- 116
Seasons La Quinta
Senior
Apartments
(50915 Rainbow
Ct.)
20242051 19 --- 37 31 --- 87
Vista Dunes
Courtyard Homes
(44950 Vista
Dunes Lane)
2063 8 64 8 --- --- 80
Washington
Street (senior)
Apartments 1
(42800
Washington)
2066 24 72 42 2 --- 140
Wolff Waters
Place
(47795 Dune
Palms Road)
2065 43 56 37 80 --- 216
Coral Mountain
Apartments
(79625 Vista
Coralina Lane)
2070 --- 36 138 2 --- 176
Total N/A 204 311 273 125 1 914
Source: City of La Quinta
1 Rental assistance for anyone ≤ 50% AMI or lower
Maintenance of the at-risk housing units as affordable will depend
largely on market conditions, the status of HUD renewals of Section 8
contracts, and the attractiveness of financial incentives, if warranted.
LINC Housing is currently working to preserve affordability at Seasons
at Miraflores; their TCAC application was rejected, but applications will
be resubmitted. The City will continue to work with LINC to successfully
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refinance these projects. Program H-4.4.e addresses the preservation
of these units.
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GOALS, POLICIES, AND PROGRAMS
The following goals, policies, and programs set forth a comprehensive
housing plan for the City of La Quinta during the 2022-2029 planning
period.
Adequate Sites for Housing
GOAL H-1
Provide housing opportunities that meet the diverse needs of the City’s
existing and projected population.
v Policy H-1.1
Identify adequate sites to accommodate a range of product types,
densities, and prices to address the housing needs of all household
types, lifestyles, and income levels.
§ Program 1.1.a: To address the City’s RHNA allocation for
extremely low income households, 15% of units on the City’s land
on Highway 111 (site #13) will be assigned to extremely low
income households. The City shall negotiate very low income
units for all other projects on sites identified in the Vacant Land
Inventory (Table II-50) individually to reach the target of 210 units
during the planning period.
§ Timing: 2025 for Highway 111 project, as projects are
constructed for additional units
§ Funding Source: Private Funding, Tax Credit Financing, Other
sources as identified
§ Responsible Agency: City Manager’s Office/Housing
§ Program 1.1.b: The City will merge its parcels in the Village (as
listed in Table II-51) to facilitate the consolidation of these lots for
sale through the Surplus Land Act.
§ Timing: 2022-23 for lot mergers. 2023-2024 for RFPs and land
sales.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
§ Program 1.1.c: To encourage the development of housing for
extremely low, low and special needs residents, the City will
develop a program of incentives for the subdivision of larger
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sites, to include application fee waivers, DIF fee reductions and
expedited processing. The City will contact the owners of the
three sites listed in Table II-51 and encourage that they subdivide
the land and take advantage of the City’s incentive program.
§ Timing: 2021-2022 for development of program. 2022-2023 for
initial contacts with land owners, and annually thereafter.
§ Funding Source: General Fund
§ Responsible Agency: Planning Division, City Manager’s
Office/Housing
v Policy H-1.2
Focus housing growth within existing City boundaries until it is
necessary to pursue annexation or development in planning areas for
affordable housing.
v Policy H-1.3
Direct new housing development to viable areas where essential public
facilities are provided and employment opportunities, educational
facilities, and commercial support are available.
v Policy H-1.4
The City shall promote and affirmatively further fair housing
opportunities through the community for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, color, familial
status, disability, source of income, veteran or military status, or other
characteristics protected by the California Fair Employment and
Housing Act (FEHA), Government Code Section 65008, and any other
applicable state and federal fair housing and planning law.
Assist in the Development of Affordable Housing
GOAL H-2
Assist in the creation and provision of resources to support housing for
lower and moderate income households.
v Policy H-2.1
Increase housing choices for lower and moderate income households.
§ Program H-2.1.a: Accessory Dwelling Units (ADU)
The City will modify its Zoning Ordinance to comply with State
law regarding ADUs and JADUs and provide for the reduced
parking standards, setbacks and other incentives included in the
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law. The City shall establish a monitoring program to encourage
the building of ADUs and JADUs, and determine the affordability
of ADUs and Junior ADUsmonitor their development to gauge if
they are affordable alternatives for housing. The program will
include tracking annual permits, an annual survey of rents in
ADUs, and whether any ADUs are accepting housing subsidy or
restricting their units to very low or low income households.
§ Timing: AnnuallyZoning amendments 2021-2022. Monitoring
program, beginning with fiscal year 2022/-2023.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
§ Program H-2.1.b: City-owned Village Lots
Aggressively pursue development of the City’s central-city
properties (sites 8 and 13) to generate up to 168 units of
extremely low, very low and low income units on these parcels.
To implement this program, the City will establish a schedule for
Requests for Proposals and include incentives. These incentives
may include elimination of Development Impact Fees, financial
assistance in the form of land contributions, and density bonuses
as provided in the Zoning Ordinance. In addition, the City will
consider affordable housing for other City-owned lots in the
Village when marketing the land for development, including
mixed use projects that combine retail and residential uses.
Wherever possible, include 15% affordable units in these
projectsAggressively pursue development of the City’s Village
lots to generate up to 42 units of very low and low income units
on these parcels. To implement this program, the City will
establish a schedule for Requests for Proposals and include
incentives. These incentives may include elimination of
Development Impact Fees, financial assistance in the form of
land contributions, and density bonuses as provided in the
Zoning Ordinance. In addition, the City will consider affordable
housing for other City-owned lots in the Village when marketing
the land for development, including mixed use projects that
combine retail and residential uses. Wherever possible, include
15% affordable units in these projects.
§ Timing: Annually, beginning with fiscal year 2022/2023.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
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§ Program H-2.1.c: Creative Housing Solutions
In order to expand the variety of housing options for extremely
low and low income households in the City, study, research and
pursue the amendments to the Zoning Code and subdivision
ordinance that would be required to allow creative housing
solutions, including “tiny homes,” prefabricated or “kit” homes,
shipping container conversions, and other options available in
the market as they arise. Present the findings of the research to
the Planning Commission and Council for their consideration.
§ Timing: Research 2023/2024. Planning Commission and City
Council Study Session no later than 2024-2025.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
v Policy H-2.2
Support public, private, and nonprofit efforts in the development of
affordable housing.
§ Program H-2.2.a: Density Bonus Amendments
Revise the Zoning Ordinance to ensure compliance with
Assembly Bill (AB) 2345 as it pertains to Density Bonus
requirements.
§ Timing: 2021-2022 regular Zoning Ordinance update
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
v Policy H-2.3
Pursue a variety of forms of private, local, state, and federal assistance
to support development of affordable housing.
§ Program H-2.3.a: Collaborative Partnerships
The City shall continue to meet with affordable housing
development entities to discuss types of incentives available and
requirements for obtaining assistance, discuss appropriate sites
for affordable housing for extremely low, low and special needs
residents, and foster professional collaboration between the City
and affordable housing stakeholders.
§ Timing: Project-by-project basis, by request, or on an annual
basis.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
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§ Program H-2.3.b: Mixed Use in the Highway 111 Corridor
In order to take advantage of the high density residential
permitted in the Mixed Use overlay, develop a menu of
incentives, including reduction in development fees, density
bonuses and other provisions for the inclusion of affordable
housing units in Mixed Use projects within the Highway 111 Plan
area.
§ Timing: Menu of incentives, 2023. As projects are proposed
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
§ Program H-2.3.c: Affordable Housing Renter-to-Owner Transition
There are many resources that the City, nonprofits, or for-profit
developers may utilize to subsidize the construction and
maintenance of affordable housing. Some of the most
prominent resources are described below.
§ Timing: Update website with funding information and
partnership opportunities in 2022, and every six months
thereafter.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
Low Income Tax Credits
Low Income Housing Tax Credit (LIHTC) provides federal tax
credits for private developers and investors that agree to set
aside all or a portion of their units for low income households. A
minimum of 20 percent of the units must be affordable to low
income households and 40 percent of the units must be
affordable to moderate income households.
Community Reinvestment Act
The Community Reinvestment Act provides favorable financing
to affordable housing developers. The Redevelopment Agency,
development community, and local, regional, and national banks
are encouraged to work together to meet their obligations
pursuant to the Community Reinvestment Act.
California Housing Finance Agency Program
The California Housing Finance Agency (CHFA) has three single-
family programs for primarily moderate and middle income
homebuyers: the Home Ownership Assistance Program and the
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Affordable Housing Partnership Program. Each provides
permanent mortgage financing for first-time homebuyers at
below-market interest rates.
HOME Funds
HOME is the largest Federal block grant distributed to state and
local governments for the creation of lower income housing.
Cities apply when Notices of Funding Availability are issued.
Neighborhood Stabilization Program
HUD’s Neighborhood Stabilization Program makes emergency
assistance grants available to local governments for the
acquisition, redevelopment, and renting or resale of foreclosed
properties at-risk of abandonment.
Riverside County First-Time Homebuyers Program
Continue participation in the Riverside County First-Time
Homebuyers Program for low and moderate income households.
Mortgage Credit Certificate
The Riverside County Mortgage Credit Certificate Program is
designed to assist low and moderate income first time
homebuyers. Under the Mortgage Credit Certificate Program,
first-time homebuyers receive a tax credit based on a percentage
of the interest paid on their mortgage. This tax credit allows the
buyer to qualify more easily for home loans, as it increases the
effective income of the buyer. Under federal legislation, 20
percent of the funds must be set aside for buyers with incomes
between 75 and 80 percent of the county median income.
Finance Agency Lease-Purchase Program
Riverside/San Bernardino County Housing Finance Agency Lease
Purchase Program provides down payment assistance and
closing costs for eligible households up to 140 percent of the area
median income.
Housing Choice Voucher (formerly Section 8) Referrals
Housing Choice Vouchers allow lower income households to use
rental subsidies anywhere in the County, including La Quinta.
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§ Program H-2.3.d: Sweat Equity and Shared Equity
Continue to work with organizations that offer sweat and shared
equity housing programs to lower and moderate income
households in La Quinta. Sweat equity and shared equity
programs provide lower and moderate income households with
ownership assistance. Sweat equity refers to the exchange of
time and effort, usually in the form of construction activities, for
an affordable ownership opportunity.
§ Timing: Meet with CVHC and Habitat for Humanity annually or
more frequently (if requested) to identify opportunities for
coordinated efforts or potential housing projects.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
Removal of Governmental Constraints to Housing
GOAL H-3
Create a regulatory system that does not unduly constrain the
maintenance, improvement, and development of housing affordable to
all La Quinta residents.
v Policy H-3.1
Remove unnecessary regulatory constraints to enable the construction
or rehabilitation of housing that meets the needs of La Quinta residents,
including lower income and special needs residents.
§ Program 3.1.a: All properties listed in the Affordable Housing
Inventory for extremely low, very low and low income units shall
have the Affordable Housing Overlay applied. Further, the AHO
text shall be amended to allow 30 units per acre.
§ Timing: 2021-2022 for Zoning Map and text amendments
§ Funding Source: General Fund
§ Responsible Agency: Planning Division
v Policy H-3.2
Coordinate the development of affordable housing with the provision
of key utilities to ensure prompt and adequate service.
v Policy H-3.3
Incentivize the development of affordable housing to facilitate the
development of housing for the City’s lower and moderate income
households.
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§ Program H-3.3.a: Priority Water and Sewer Service
Route the adopted Housing Element to the CVWD and notify
them of changes and future updates to the Housing Element. In
compliance with state law, the Coachella Valley Water District
(CVWD) must create procedures to provide priority water and
sewer service to lower income residential project. The law also
prohibits the denial or conditioning the approval of service
without adequate findings, and requires future water
management plans to identify projected water use for lower
income residential development.
§ Timing: Upon Housing Element adoption
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department,
Coachella Valley Water District
§ Program H-3.3.b: Encourage Lot Consolidation
Although not on the Site’s Inventory, several small lots in the
Village Commercial would have improved development potential
through lot consolidation. The Village Build Out Plan and Zoning
Code amendments have been completed to encourage
consolidation. The City continues to market its land in the Village,
and will also work with private land owners and developers to
assemble larger holding to allow multi-family projects which
increase the number of residents in the Village. The City will
consider potential incentives including fee deferral or
reductions, parking requirement reduction, and relief from
various other development standards that could potentially
increase the cost of the project.
§ Timing: As City staff reviews projects in the Village
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
GOAL H-4
Conserve and improve the quality of existing La Quinta neighborhoods
and individual properties.
v Policy H-4.1
Protect the quality of La Quinta’s neighborhoods through the
rehabilitation of both affordable and market-rate homes.
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v Policy H-4.2
Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
v Policy H-4.3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
v Policy H-4.4
Enhance neighborhoods that presently provide affordable housing with
drainage, lighting and landscape amenities, and parks and recreation
areas.
§ Program H-4.4.a: Housing Condition Monitoring
Maintain an inventory of housing conditions (updated
approximately every five years) to enable the City to properly
target Code Compliance and rehabilitation resources. To better
understand the City’s housing needs the quality and condition of
the housing stock must be inventoried on a regular basis. The
inventory should focus on older neighborhoods, such as those
south of Calle Tampico, west of Washington Street, and north of
Highway 111.
§ Timing: Complete by June 30, 2023
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
§ Program H-4.4.b: Habitat for Humanity Residential Rehabilitation
Program
Complete the Memorandum of Understanding with Habitat for
Humanity to implement the “Brush with Kindness” program. The
program will be implemented by Habitat volunteers who will
donate time for repair and maintenance programs, including
yard work, weed abatement, window replacements, roof
repairs, and air conditioning repair. Residents will be prioritized
to focus on seniors, veterans, the disabled, low and very low
income residents, and those in affordably-designated homes.
The first-year City contribution will be $40,000, and the annual
amounts will be reviewed every year based on the success of the
program.
§ Timing: MOU in 2022, implement assist 6 households annually
through the planning period
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§ Funding Source: General Fund
§ Responsible Agency: Habitat for Humanity, City Manager’s
Office/Housing
§ Program H-4.4.c: County of Riverside Home Repair Grant
Refer code violators and interested parties to the County of
Riverside for home repair grants. The County of Riverside
Economic Development Agency Home Repair Program provides
lower income households with up to $6,000 for home repairs
such as a new roof, new air-conditioner, or a handicap ramp. As
a jurisdiction in Riverside County, lower income La Quinta
households are eligible for this grant.
§ Timing: Throughout planning period, on a case-by-case
basisrefer 5 households annually
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department,
City Manager’s Office/Housing
§ Program H-4.4.d: Rehabilitation Resources List
Provide a rehabilitation resources list on the affordable housing
and code compliance pages of the City’s website. Use the list, in
online or printed form, as a reference for code violators. Lower
and moderate income homeowners may need assistance in
affording important home repairs and improvements. The City
can assist these households by compiling and sharing a listing of
local, state, and federal programs offering rehabilitation
assistance.
§ Timing: Create list by June 30, 2022. Distribute to 15
households annually.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department,
Community Resources Department, City Manager’s
Office/Housing
§ Program H-4.4.e: At Risk Units
Work with LINC Housing to support the renewal of housing
restrictions at Miraflores, and Seasons apartments to preserve
these units for the long term.
§ Timing: Immediately upon adoption, and prior to the
expiration of each project’s affordability restrictions
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
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Equal Housing Opportunity
GOAL H-5
Provide equal housing opportunities for all persons.
v Policy 5.1
Provide the regulatory framework to create an environment in which
housing opportunities are equal.
v Policy 5.2
Encourage and support the enforcement of laws and regulations
prohibiting discrimination in lending practices and in the sale or rental
of housing.
§ Program H-5.2.a: Collaborate and coordinate with government
agencies and nonprofit groups to support outreach and
expansion of lending programs for homeownership among
minority populations.
§ Timing: Annually with adoption of budget, subject to available
funding.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
§ Program H-5.2.b: Fair Housing Referrals
Continue to refer tenants and landlords to the Fair Housing
Council of Riverside County. Provide information on fair housing
resources on the City’s website and at City Hall. Identify and
coordinate with local nonprofits, service organizations and
community groups that can assist in distributing fair housing
information. Fair housing organizations provide dispute
resolution and legal assistance to tenants and landlords in
conflict. Such services are particularly important for lower and
moderate income households unable to afford counsel.
§ Timing: Referral service as needed. Information to be
maintained on website
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
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§ Program H-5.2.c: Directory of Services
Maintain the online directory of services and information to
provide La Quinta residents with contact information for
community organizations and service providers that address
special needs. While numerous services are available to special
needs and lower income households, it can be difficult to readily
have access to these resources. A directory provides the contact
information necessary to seek housing assistance.
§ Timing: Update website annually
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
v Policy 5.3
Encourage support services for the Coachella Valley’s homeless
populations through referrals and collaborative efforts with non-profits
and other jurisdictions.
§ Program H-5.3.a: Regional Facilities for the Homeless
Continue to support and collaborate with the Coachella Valley
Association of Governments Homelessness Committee efforts to
maintain a regional homeless facility that provides housing as
well as supportive services. The Strategic Plan created by the
Homelessness Committee establishes a continuum of care for
the Coachella Valley.
§ Timing: City staff will continue to collaborate with CVAG
throughout the planning period and work with the
appropriate facilities directly.
§ Funding Source: Low and Moderate Income Housing Fund
§ Responsible Agency: City Manager’s Office/Housing
v Policy 5.4
Assist in the creation of a continuum of care for the homeless population
and those transitioning into permanent housing.
§ Program H-5.4.a: Low Barrier Navigation Centers
Review and revise, as necessary, the Zoning Ordinance to ensure
compliance with Assembly Bill (AB) 101 as it pertains to Low
Barrier Navigation Centers. Modify the definition of “homeless
shelter” to include this use.
§ Timing: 2021-2022 at regular Zoning Ordinance update
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
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§ Program H-5.4.b: Zoning Amendments for Emergency Shelters,
Transitional and Supportive Housing
Revise the Zoning Ordinance to require that homeless shelters
only be required to provide parking for employees; and that
Transitional and Supportive Housing be permitted uses in the
Medium, Medium-High and High density residential zones.
§ Timing: 2021-2022 at regular Zoning Ordinance update
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
v Policy 5.5
Improve quality of life for disabled persons by facilitating relief from
regulatory requirements that may create barriers to accessible housing
and promoting universal design.
Energy and Water Conservation
GOAL H-6.1
Provide a regulatory framework that facilitates and encourages energy
and water conservation through sustainable site planning, project
design, and green technologies and building materials.
v Policy H-6.1
Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
v Policy H-6.2
Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
v Policy H-6.3
Encourage and enforce green building regulations or incentives that do
not serve as constraints to the development or rehabilitation of
housing.
v Policy H-6.4
Focus sustainability efforts on measures and techniques that also assist
the occupant in reducing energy costs; therefore reducing housing
costs.
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v Policy H-6.5
Use and encourage emerging technologies to reduce high demands for
electricity and natural gas including use of passive solar devices and
where feasible other renewable energy technologies (e.g., biomass,
wind, and geothermal).
§ Program H-6.5.a: Going Green La Quinta Program
Implement green goals, policies, and programs that accurately
represent the City’s direction in resource conservation and
minimizing greenhouse gas emissions. Implement design
standards for residential and commercial structures that
encourage solar protection to directly result in energy
conservation.
§ Timing: As projects are proposed
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
§ Program H-6.5.b: Energy Conservation Partners
Continue to meet with and seek insight from utilities, service
providers, and other entities involved in energy conservation
efforts appropriate for La Quinta. In working toward a
sustainable La Quinta, the City and its residents will need to
collaborate with utilities and service providers. Partnerships with
the Coachella Valley Water District, Imperial Irrigation District,
Southern California Gas, Burrtec Waste and Recycling Services,
Sunline Transit District, Coachella Valley Association of
Governments, Southern California Association of Governments
and other entities will be an important component of making La
Quinta a more livable city.
§ Timing: As part of regular coordination meetings with utilities
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office, Design and
Development Department
§ Program H-6.5.c: Energy Efficiency Programs
Investigate all potential energy efficiency programs and provide
a list of programs on the City’s Going Green website. In addition
to programs that may become available through IID, investigate
other opportunities, including state and federal incentives, and
promote them on the Going Green website.
§ Timing: Ongoing as programs are identified
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§ Funding Source: General Fund, IID program funds, and other
programs as identified
§ Responsible Agency: City Manager’s Office, Design and
Development Department
§ Program H-6.5.d: Weatherization Assistance
Encourage low income homeowners or renters to apply for IID
and SCG programs, including free energy audits, home
weatherization, and utility rebate programs by advertising
available programs on the City’s website and at City Hall.
§ Timing: Advertise annually as program funds are available
§ Funding: General Fund
§ Responsible Agency: Design and Development Department,
City Manager’s Office
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Appendix A
Public Outreach Materials
243
AB 1486 - List of Developers that have notified the Department of Housing and Community Development of Interest in Surplus Land, Table Range A2:J486 Revised: 12/1/2020
County Organization CalHFA Certified Housing Sponsor?Address City State Zip Contact Phone Email Address
RIVERSIDE COUNTY Green Development Company X 251 S Lake Ave #320 Pasadena CA 91105 Andrew Slocum (310) 467-9329 Andrew@greendev.co
RIVERSIDE COUNTY A Community of Friends 3701 Wilshire Blvd, Ste 700 Los Angeles CA 90010 Mee Heh Risdon (213) 480-0809 mrisdon@acof.org
RIVERSIDE COUNTY Affordable Homestead LLC 915 W Foothill Blvd Ste 488C Claremont CA 91711 William Leong (213) 375-8248 affordablehomestead@gmail.com
RIVERSIDE COUNTY Bibi Foundation 1514 N. Raymond Ave Fullerton CA 92831 Riaz Chaudhary (714) 213-8650 Riaz@marrscorp.com
RIVERSIDE COUNTY City Ventures, LLC 3121 Michelson Drive, Suite 150 Irvine CA 92612 Anastasia Preedge apreedge@cityventures.com
RIVERSIDE COUNTY Coachella Valley Housing Coalition 45-701 Monroe Street, Suite G Indio CA 92201 Julie Bornstein (760) 347-3157 julie.bornstein@cvhc.org
RIVERSIDE COUNTY Cypress Equity Investments 12131 Wilshire Blvd., Suite 801 Los Angeles CA 90025 Mike Diacos (310) 405-0314 mdiacos@cypressequity.com
RIVERSIDE COUNTY Decro Corporation 3431 Wesley Street, Suite F Culver City CA 90232 Laura Vandeweghe (310) 595-4421 lvandeweghe@decro.org
RIVERSIDE COUNTY Families Forward 8 Thomas Irvine CA 92618 Steven Moreno (949) 552-2729 smoreno@families-forward.org
RIVERSIDE COUNTY Housing Innovation Partners 5151 Murphy Canyon Rd. #120 San Diego CA 92123 Jon Walters (619) 417-5361 jon@hipsandiego.org
RIVERSIDE COUNTY Integrity Housing 4 Venture, Suite 295 Irvine CA 92618 Paul Carroll (949) 727-3656 paul@integrityhousing.org
RIVERSIDE COUNTY Olivecs Foundation 328 E. Commonwealth Ave Fullerton CA 92832 Rubina Chaudhary (562) 972-2786 rubina@olivecs.org
RIVERSIDE COUNTY The Kennedy Commission 17701 Cowan Ave. #200 Irvine CA 92614 Cesar Covarrubias (949) 250-0909 cesarc@kennedycommission.org
RIVERSIDE COUNTY Universal Standard Housing 350 S Grand Avenue, Suite 3050 Los Angeles CA 90071 Eduardo Santana (213) 320-3554 esantana@ush.us
RIVERSIDE COUNTY USA Properties Fund, Inc 3200 Douglas Blvd Ste 200 Roseville CA 95661 Gabriel Gardner (916) 239- 8458 ggardner@usapropfund.com
RIVERSIDE COUNTY Workforce Homebuilders LLC 547 Via Zapata Riverside CA 92507 Tony Mize (951) 530-8172 tmize@workforcehomebuilders.com
AFFORDABLE HOUSING DEVELOPERS
National Community Renaissance 9421 Haven Aven., Rancho Cucamonga, CA 91730 CA Tony Mize, VP-Acquisitions 909-727-2783 tmize@nationalcore.org
Urban Housing Commuinties 2000 E. Fourth St., #205, Santa Ana, CA 92705 CA Mark Irving 714-835-3955 ext 114 mirving@uhcllc.net
CITY LIST American Housing Partners, Inc.4075 Prospect Ave., Suite 101 Yorba Llinda CA 92886 Robert Zamora, CPM 714-577-9644 robertahp@sbcglobal.net
CITY LIST HGH Real Estate Partners, LLC 74-710 Highway 111, Suite 102 Palm Desert CA 92260 Howrd Gordon, President 760-565-2099 howard@hghrealestatepartners.com
Community Housing Opportunities Corporation 5030 Business Center Drive #260, Fairfield, CA 94534 CA
Vince Nicholas
Joy Silver
Charles Liuzzo
Yegor Lyashenko
Minami Hachiya 707-759-6043
vnicholas@chochousing.org
JSilver@chochousing.org
CLiuzzo@chochousing.org
YLyashenko@chochousing.org
MHachiya@chochousing.org www,chochousing.org
Pacific West 430 E. State Street, Ste 100, Eagle, ID 83616 CA Darren Berberian 949-599-6069 DarrenB@tpchousing.com www.tpchousing.com
Habitat for Humanity 72680 Dinah Shore Dr., #6, Palm Desert, CA 92211 CA 760-969-6917 www.hfhcv.org
RIVERSIDE COUNTY Neighborhood Partnership Housing Services 9551 Pittsburgh Avenue Rancho Cucamonga CA 91730 Jenny Ortiz (909) 988-5979 jortiz@nphsinc.org
RIVERSIDE COUNTY Habitat for Humanity for the Coachella Valley 72680 Dinah Shore Dr. #6 Palm Desert CA 92211 (760) 969-6917 executivedirector@hfhcv.org; info@hfhcv.org
RIVERSIDE COUNTY Coachella Valley Association of Governments 73-710 Fred Waring Drive, Ste 200 Palm Desert CA 92260 Cheryll Dahlin (760) 346-1127 cdahlin@cvag.org
RIVERSIDE COUNTY Lift to Rise 73-710 Fred Waring Drive, Suite 100 Palm Desert CA 92260 Araceli Palafox info@lifttorise.org
ncriste@terranovaplanning.com
clflores@laquintaca.gov
DUPLICATE Lift To Rise 73-710 Fred Waring Dr. Suite 100, Palm Desert, CA 92260 CA 760-636-0420 www.lifttorise.org
DUPLICATE Coachella Valley Housing Coalition 45701 Monroe St, Indio CA 92201 CA Maryann Ybarra 760-347-3157 Maryann.Ybarra@cvhc.org www.cvhc.org
City RSVP List
244
CITY OF LA QUINTAHOUSING ELEMENTCOMMUNITY WORKSHOP
A community workshop for the City’s Housing Element
Update (2021-2029 planning period) will be held
Wednesday, January 13, 2021, at 5:00 p.m. via Zoom. At
this workshop, the City will discuss background
information regarding its upcoming Housing Element
Update including new State Housing Element law, the
2021-2029 Regional Housing Needs Assessment (RHNA)
allocation for the City and take public comments on the
Update from those attending. All members of the public
are encouraged to attend.
The Housing Element is a series of goals, policies, and
implementation measures for the preservation,
improvement, and development of housing, which
would apply throughout the City. It meets the
requirements of the California Department of Housing
and Community Development, and State law.
To participate in the workshop via Zoom, please RSVP
by email to clflores@laquintaca.gov, by 10:00 a.m. on the
day of the meeting (requests received after 10:00 a.m.
on meeting day may not be processed). Specific
questions regarding the workshop or Housing Element
may be directed to Cheri Flores, Planning Manager, at
(760) 777-7067 or to clflores@laquintaca.gov.
The City of La Quinta promotes fair housing and makes
all programs available to low-income families and
individuals, regardless of race, religion, color, national
origin, ancestry physical disability, mental disability,
medical condition, marital status, political affiliation, sex,
age, sexual orientation or other arbitrary factor.
Wednesday, January 13, 2021 | 5 PM
COMMUNITY
WORKSHOP NOTICE
245
Wednesday, January 6, 2021 at 10:19:57 Pacific Standard Time
Page 1 of 2
Subject:La Quinta Housing Element Update - Virtual Community Workshop No=ce - Join us!
Date:Wednesday, January 6, 2021 at 10:19:28 AM Pacific Standard Time
From:Kimberly Cuza <kcuza@terranovaplanning.com>
BCC:Andrew@greendev.co <Andrew@greendev.co>, mrisdon@acof.org <mrisdon@acof.org>,
affordablehomestead@gmail.com <affordablehomestead@gmail.com>, Riaz@marrscorp.com
<Riaz@marrscorp.com>, apreedge@cityventures.com <apreedge@cityventures.com>,
julie.bornstein@cvhc.org <julie.bornstein@cvhc.org>, mdiacos@cypressequity.com
<mdiacos@cypressequity.com>, lvandeweghe@decro.org <lvandeweghe@decro.org>,
smoreno@families-forward.org <smoreno@families-forward.org>, jon@hipsandiego.org
<jon@hipsandiego.org>, paul@integrityhousing.org <paul@integrityhousing.org>,
rubina@olivecs.org <rubina@olivecs.org>, cesarc@kennedycommission.org
<cesarc@kennedycommission.org>, esantana@ush.us <esantana@ush.us>,
ggardner@usapropfund.com <ggardner@usapropfund.com>,
tmize@workforcehomebuilders.com <tmize@workforcehomebuilders.com>,
tmize@na=onalcore.org <tmize@na=onalcore.org>, mirving@uhcllc.net
<mirving@uhcllc.net>, robertahp@sbcglobal.net <robertahp@sbcglobal.net>,
howard@hghrealestatepartners.com <howard@hghrealestatepartners.com>,
JSilver@chochousing.org <JSilver@chochousing.org>, CLiuzzo@chochousing.org
<CLiuzzo@chochousing.org>, YLyashenko@chochousing.org <YLyashenko@chochousing.org>,
MHachiya@chochousing.org <MHachiya@chochousing.org>, DarrenB@tpchousing.com
<DarrenB@tpchousing.com>, jor=z@nphsinc.org <jor=z@nphsinc.org>,
execu=vedirector@hacv.org <execu=vedirector@hacv.org>, info@hacv.org
<info@hacv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@libtorise.org
<info@libtorise.org>, Nicole Criste <ncriste@terranovaplanning.com>,
clflores@laquintaca.gov <clflores@laquintaca.gov>, VNicholas@chochousing.org
<VNicholas@chochousing.org>
AGachments:image001.png
246
Page 2 of 2247
248
1/11/21
Housing Workshop
Attendance Request List (RSVPs)
Public-
Zoom mtg info sent 1/8/21
Shaun Pittman pitt4014@charter.net
Laura Distarce lauradel3028@att.net
Marisol Rodarte mrodarte1985@gmail.com
Linda Williams lwilliams10@dc.rr.com
Caryl Cummings, carylc1005@gmail.com
Jelena Tamm,
jelena.tamm@californiavacationvillas.com
Howard Gordon,
howard@hghrealestatepartners.com
Gretchen Gutierrez, DVBA
gg@thedvba.org
William L affordablehomestead@gmail.com
Dick Storbo dstorbo@yahoo.com
Sherry Barkas, Desert Sun sbarkas@gannett.com
Zoom info sent 1/11/2020
Dave Thornton, Executive Director HFHCV
executivedirector@hfhcv.org
Maryann Ybarra CVHC (added by KC at TN)
Maryann.Ybarra@cvhc.org
Sheila.McGrath@cvhc.org
Emilia.Mojica@cvhc.org
Anna.Tellez@cvhc.org
Tony Mize, VP National Community Renaissance
tmize@nationalcore.org
Mayor Evans – tentative
John Pena – confirmed rsvp
Rubyd Olvera, Lift to Rise
Rubyd@lifttorise.org
Council/Commissions
Council:
Zoom info sent 1/8/21
Kathleen Fitzpatrick kfitzpatrick@laquintaca.gov
(asked Teresa to send to interested
Councilmembers)
Steve Sanchez (tentative acceptance)
Housing Commissioners (ask Doug to send):
Sent Zoom info 1/11/21
1) Chair Veronica Gaeta-Mejia
2) Vice Chair Michelle McDonough
3) Olga Pacheco
4) Gia Casto
5) Gwendolyn Davis
Sent Zoom info 1/8/21
Planning Commissioners:
Michael Proctor
Stephen Nieto-confirmed
Mary Caldwell
Philip Bettencourt
Loretta Currie-confirmed
Kevin McCune
Taylor Libolt Varner
249
1/11/21
Staff-Sent Zoom invite 1/8/21-they may not all attend
Ihrke, Bill bihrke@rutan.com
Teresa Thompson, CM
Karla Romero, Finance
Danny Castro, D&D
Gil Villalpando, CM/Housing
Doug Kinley, CM/Housing
Carlos Flores, Planning
Siji Fernando, Planning
Tania Flores, D&D Assistant
AJ Ortega, Building
Monika Radeva, City Clerk
Angela Ferreira, CM
Jon McMillen, CM
Tommi Sanchez, Hub
Armando Magallon, Hub
Jack Lima, Hub
250
251
Community Workshop
January 13, 2021
Housing Element Update
Introductions
Cheri Flores, Planning Manager, City of
La Quinta
Nicole Criste, Terra Nova Planning and
Research, Housing Element consultant
492
Background
Housing Element is one of the required
elements of the General Plan
It is the only Element that must be
updated on a State-mandated schedule
It is intended to provide the City
direction on achieving its anticipated
housing demand for an 8-year period.
Background
Accomplishments:
Washington Street Apartments
Major Rehabilitation of 72 units
Construction of 68 new units, 24 of which are affordable
to very low-income households, 44 for low-income
households.
Coral Mountain Apartments
176 units, 36 for very low-income households, 138 for
low-income households, and 2 for moderate income
households.
493
Background
About the City:
o Population: 40,704
o Median Age: 47.1
o Median Income: $79,889
o Total Households: 15,505
o 10,977 family households
o 11,125 own their home
o 4,380 rent
Background
About the City:
o Median home value: $386,200
o Median rent: $1,473
o 3,880 households pay more than 30% of income for
housing
o 2,125 very low and low income owners
o 1,360 very low and low income renters
o 415 moderate income owners and 125 moderate income
renters
494
Background
About the City:
o 4,722 residents are disabled
o 1,543 households have 5 or more people
o 625 families live below the poverty level
Background
495
Housing Sites
Capacity for 1,109 very low,
low and moderate income
units, and over 1,900 above
moderate income units
Distributed throughout the
City
Includes City-owned and
private property
Next Steps
Complete document for review by the
Department of Housing & Community
Development
Planning Commission and City Council
hearings late summer 2021
496
Comments and
suggestions
welcome
Email comments to:
Cheri Flores, Planning Manager
clflores@laquintaca.gov
497
498
Friday, September 10, 2021 at 14:11:29 Pacific Daylight Time
Page 1 of 2
Subject:La Quinta Housing Element Update - Public Review No<ce
Date:Friday, September 10, 2021 at 2:10:33 PM Pacific Daylight Time
From:Kimberly Cuza <kcuza@terranovaplanning.com>
BCC:Andrew@greendev.co <Andrew@greendev.co>, mrisdon@acof.org <mrisdon@acof.org>,
affordablehomestead@gmail.com <affordablehomestead@gmail.com>, Riaz@marrscorp.com
<Riaz@marrscorp.com>, apreedge@cityventures.com <apreedge@cityventures.com>,
julie.bornstein@cvhc.org <julie.bornstein@cvhc.org>, mdiacos@cypressequity.com
<mdiacos@cypressequity.com>, lvandeweghe@decro.org <lvandeweghe@decro.org>,
smoreno@families-forward.org <smoreno@families-forward.org>, jon@hipsandiego.org
<jon@hipsandiego.org>, paul@integrityhousing.org <paul@integrityhousing.org>,
rubina@olivecs.org <rubina@olivecs.org>, cesarc@kennedycommission.org
<cesarc@kennedycommission.org>, esantana@ush.us <esantana@ush.us>,
ggardner@usapropfund.com <ggardner@usapropfund.com>,
tmize@workforcehomebuilders.com <tmize@workforcehomebuilders.com>,
tmize@na<onalcore.org <tmize@na<onalcore.org>, mirving@uhcllc.net
<mirving@uhcllc.net>, robertahp@sbcglobal.net <robertahp@sbcglobal.net>,
howard@hghrealestatepartners.com <howard@hghrealestatepartners.com>,
JSilver@chochousing.org <JSilver@chochousing.org>, CLiuzzo@chochousing.org
<CLiuzzo@chochousing.org>, YLyashenko@chochousing.org <YLyashenko@chochousing.org>,
MHachiya@chochousing.org <MHachiya@chochousing.org>, DarrenB@tpchousing.com
<DarrenB@tpchousing.com>, jor<z@nphsinc.org <jor<z@nphsinc.org>,
execu<vedirector@h]cv.org <execu<vedirector@h]cv.org>, info@h]cv.org
<info@h]cv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@li^torise.org
<info@li^torise.org>, Maryann Ybarra <Maryann.Ybarra@cvhc.org>, Nicole Criste
<ncriste@terranovaplanning.com>, clflores@laquintaca.gov <clflores@laquintaca.gov>,
VNicholas@chochousing.org <VNicholas@chochousing.org>, Tania Flores
<alores@laquintaca.gov>
ADachments:image001.png
As a participant in our community workshop for the City of La Quinta’s Housing
Element Update, we wanted to let you know the draft Housing Element
document is available on the city’s website for public review, from
September 10 – 24, 2021.
We invite you to review the Element through this link: https://bit.ly/3falPKM
Please provide any comments to Cheri Flores, Planning Manager at
cflores@laquintaca.gov
265
Page 2 of 2
266
267
Chapter IV
ENVIRONMENTAL HAZARDS
•NOISE
•SOILS AND GEOLOGY
•FLOODING AND HYDROLOGY
•HAZARDOUS MATERIALS
•FIRE HAZARDS
•CLIMATE CHANGE
EXHIBIT B
268
269
NOISE
IV-1
NOISE
PURPOSE
The Noise Element addresses the City’s current and future noise
environment. As the City and its Sphere of Influence continue to
develop, additional development will generate noise from many
sources, ranging from air conditioning units to automobiles. This
Element identifies areas where noise levels are expected to reach
unacceptable levels, and provides policies and programs which will
assure that noise levels do not negatively impact the community.
Government Code Section 65032(f) requires that cities evaluate their
noise environments, address the potential hazards associated with high
noise levels and set standards for acceptable and unacceptable noise
levels. The City is also allowed to set standards for noise under the
California Environmental Quality Act (CEQA). These standards can help
the City identify projects which could significantly impact noise levels,
and require that the projects lower their noise levels.
The Noise Element is most closely related to the Land Use and
Circulation Elements. In the case of the Land Use Element, the location
of uses which create more noise – such as commercial shopping centers
– can impact noise levels in residential neighborhoods, schools and
other “sensitive receptors.” The Circulation Element is closely tied to
the Noise Element because the noise created by traffic is and will
continue to be the single largest source of noise in the City. The
distribution and smooth flow of traffic, therefore, is critical to the City’s
noise environment.
BACKGROUND
Noise is defined as an unwanted sound and can have
serious physiological and psychological effects on
people, ranging from the disturbance of sleep to
hearing loss. In order to prevent these negative
effects, a number of tools are available to
cities, particularly when they consider new
development proposals.
270
NOISE
IV-2
The changes in air pressure which result in sound are most often
measured in decibels (dB). That measurement is further modified by the
A-weighted decibel scale (dBA), which gives less weight to very low and
very high sounds, consistent with the way a huma n ear reacts to sound.
A conversation between two people measures about 60 dBA, while
construction equipment can register at 110 dBA. Most people cannot
identify an increase in sound of less than 3 dB, and the structure of the
human ear causes us to perceive that a sound that is 10 dB higher than
another is twice as loud. The chart below illustrates loudness and its
subjective impact on people.
The amount of noise in a community at any given time is called the
ambient noise level. It consists of the total of all noise sources – traffic,
birdsong, conversations and other noises – at any given time during the
day.
There are two classifications of the sources of noise: line sources, which
include traffic noise; and point sources, which are fixed sources su ch as
air conditioners. Both sources can be affected by surrounding
conditions. “Soft site” conditions, such as vegetation, absorb noise and
reduce its potential impact. “Hard site” conditions, such as walls and
buildings, can block noise but can also cause it to reverberate. In
addition, distance reduces noise levels – a doubling of the distance
4
271
NOISE
IV-3
between a person and a noise source reduces noise by about 4.5 dBA.
Soft and hard site conditions and distance are all used to determine the
level of noise that reaches the human ear from the source.
Noise Sources in La Quinta
In La Quinta, traffic noise is the most common source of noise. The level
of noise from traffic is directly affected by the mix of vehicles on the
road – when heavy trucks make up a larger sh are of the traffic, traffic
noise is higher than when traffic is composed entirely of automobiles.
Also contributing to noise levels are commercial activities, including air
compressors and commercial compactors, landscaping maintenance
equipment, and daily activities.
In the Sphere of Influence, aircraft noise from operations at the
Jacqueline Cochran Regional Airport can also affect the noise
environment. Although not a heavily used airport, takeoff and landing
operations can impact the residential land uses in the Sphere.
As the City and the Sphere of Influence areas build out, and traffic levels
increase, ambient noise levels can also be expected to go up. Careful
planning is required to assure that residents are not negatively affected.
Noise Sensitivity
The term “sensitive receptor” is used to identify land uses which are
more impacted by noise than others. They include residential uses,
schools and libraries, hospitals and nursing homes. Moderately sensitive
uses include parks and golf courses, hotels and motels. The location of
uses which are sensitive to noise in relation to noise generators , such as
shopping centers and airports, must be considered in the Land Use Map.
Community Noise Equivalent Level (CNEL)
California Health and Safety Code Section 46026 establishes standards
for local noise ordinances to help identify appropriate noise levels for
various land uses. It uses the Community Noise Equivalent Level (CNEL),
which averages noise levels over a 24 -hour period. The CNEL scale is
weighted to recognize that noise is more evident during the more quiet
evening and nighttime periods. Because the ambient noise level is lower
in the evening and at night, sounds appear to be louder.
The CNEL scale has been used to develop acceptable ranges of noise for
a broad range of land uses, ranging from single -family homes to
industrial uses. Acceptable noise levels under this model increase as the
sensitivity of the land use decreases, so that louder noise environments
are considered acceptable at shopping centers, and more quiet noise
environments are required for hotels.
272
NOISE
IV-4
Existing Noise Levels
The primary source of noise in the City and Sphere is tr affic. In order to
determine noise levels throughout the City and Sphere, a noise analysis
was conducted for this General Plan (it is included in its entirety in the
Appendix of the General Plan EIR). This analysis includes the monitoring
of noise levels at 20 locations. Table IV-1 shows the results of 24-hour
monitoring at seven locations, while Table IV-2 shows the current short-
term noise levels at 13 additional locations.
273
NOISE
IV-5
Table IV-1
Existing 24-Hour Noise Levels at Monitored Locations
Receptor
Location Description
Time Of
Measure-
ment
Primary Noise
Source
Hourly
Noise
Levels
(Leq dBA)
Daily
Noise
Levels
(dBA
CNEL)
L1
Located north of
Westward Ho Drive
at La Quinta Park
across from the La
Quinta High School
baseball fields.
February
2-3, 2011
Traffic on
Westward Ho
Drive, Park
Activities,
Activities at La
Quinta High
School
44.9 - 63.6 60.2
L2
Located north of
Highway 111 on
southern portion of
the commercial
center west of La
Quinta Drive.
February
2-3, 2011
Traffic on Highway
111 50.4 - 64.1 65.3
L3
Located near the
Washington St. and
Via Marquessa
intersection
adjacent to the
existing medical
offices.
February
2-3, 2011
Traffic on
Washington Street 58.1 - 71.6 72.7
L4
Located north of
the Coachella Drive
and Eisenhower
Drive intersection
at the Legacy Villas
of La Quinta.
February
2-3, 2011
Traffic on
Eisnhower Drive,
Ambient
47.6 - 56.1 59.3
L5
Located next to the
Crab Pot
Restaurant on
Avenida La Fonda in
"The Village".
February
2-3, 2011
Traffic on Ave. La
Fonda, Ambient
within "The
Village"
43.1 - 65.4 58.9
L6
Located northeast
of the 52nd Avenue
and Jefferson
Street intersection
at land uses
proposed as multi-
family residential.
February
2-3, 2011
Traffic on 52nd
Ave. and Jefferson
St.
48.7 - 60.3 62.2
L7
Located on the
northeast corner of
the intersection of
Jackson Street and
50th Avenue near
the existing single-
family homes.
February
2-3, 2011
Traffic on Jackson
St. 52.6 - 72.6 71.4
274
NOISE
IV-6
The noisiest locations monitored for a 24 -hour period are on
Washington Street in the City and Jackson Street in the Sphere of
Influence. These noise levels can be attribute d to vehicular traffic on
Washington and Jackson Streets. The Daily Noise Level represents the
average noise level occurring throughout the entire day. The Hourly
Noise Level represents noise levels measured during one particular
hour. In some cases, the hour measured may have been affected by an
unusually loud event (heavy trucks pa ssing by) or temporarily noisy
condition (rush hour). Where this occurs, the Hourly Noise Level can
exceed the Daily Noise Level.
Table IV-2 below, illustrates the existing noise levels monitored for 10
minutes at each location. The table shows that the noisiest locations are
on major roadways in the City.
Table IV-2
Existing Short-Term Noise Levels
Receptor
Location Description
Time Of
Measure
-ment
Primary
Noise
Source
Noise
Levels
(Leq
dBA)
Noise
Levels
(dBA
CNEL)
S1
Located 100 feet from
the Washington Street
centerline north of the
Fred Waring Drive
intersection.
3:00 p.m.
Traffic on
Washington
Street
66.1 68.4
S2
Located near the
Jefferson Street and
Fred Waring Drive
intersection at an
existing Walgreens.
3:17 p.m.
Traffic on
Jefferson St.
and Fred
Waring Dr.
69.3 72.9
S3
Located near the
Eisenhower Health
center east of the
Washington Street
centerline.
3:43 p.m.
Traffic on
Washington
Street
69.3 71.6
S4
Located near the La
Quinta Unified School
District Offices at the
intersection of 48th
Avenue and Dune Palms
Road.
4:11 p.m. Traffic on
Avenue 48 66.5 67.1
S5
Located approximately
100 feet east of the
Jefferson Street
centerline north of the
50th Avenue
intersection at the
existing commercial
center.
10:27 a.m. Traffic on
Jefferson St. 64.3 68.0
275
NOISE
IV-7
Table IV-2
Existing Short-Term Noise Levels
Receptor
Location Description
Time Of
Measure
-ment
Primary
Noise
Source
Noise
Levels
(Leq
dBA)
Noise
Levels
(dBA
CNEL)
S6
Located 50 feet east of
the centerline in the
front yard of 51915
Avenue Bermudas
across from the
community park south
of the 52nd Avenue
intersection.
11:12 a.m.
Traffic on
Avenue
Bermudas
66.2 71.3
S7
Located south of 52nd
Avenue at the Cahuilla
Desert Academy School.
11:55 a.m. Traffic on
52nd Avenue 62.0 66.6
S8
Located adjacent to the
single-family homes near
the intersection of
Avenue Bermudas and
Calle Arroba.
11:29 a.m.
Traffic on
Avenue
Bermudas
59.2 64.3
S9
Located east of Madison
Street at the Troon Way
intersection near the
existing single-family
homes.
1:10 p.m.
Traffic on
Madison
Street
64.4 67.5
S10
Located 100 feet west of
the Harrison Street
centerline south of the
Airport Blvd.
intersection.
12:16 p.m.
Traffic on
Harrison
Street
62.1 65.7
S11
Located north of 50th
Avenue centerline at the
existing Boy and Girls
Club.
10:46
a.m.
Traffic on
50th Avenue 57.7 61.5
S12
Located 50 feet east of
the Monroe Street
centerline south of the
60th Avenue
intersection and the
existing residential uses.
12:40
p.m.
Traffic on
Monroe
Street
60.4 64.0
S13
Located 100 feet west of
the Jefferson Street
centerline between
52nd and 54th Avenue
at the proposed
residential uses.
1:30 p.m.
Traffic on
Jefferson
Street
66.7 71.0
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Table IV-3
Land Use Compatibility for Community Noise Environments
Land Uses
CNEL (dBA)
50 55 60 65 70 75 80
Residential - Single Family Dwellings,
Duplex, Mobile Homes
A
B
C
D
Residential – Multiple Family
A
B
C
D
Transient Lodging: Hotels and Motels
A
B
C
D
School Classrooms, Libraries, Churches,
Hospitals, Nursing Homes and
Convalescent Hospitals
A
B
C
D
Auditoriums, Concert Halls, Amphitheaters
B
C
Sports Arenas, Outdoor Spectator Sports
B
C
Playgrounds, Neighborhood Parks
A
C
D
Golf Courses, Riding Stables, Water
Recreation, Cemeteries
A
C
D
Office Buildings, Business, Commercial and
Professional
A
B
D
Industrial, Manufacturing, Utilities,
Agriculture
A
B
D
Source: California Department of Health Services, “Guidelines for the Preparation and Content of
the Noise Element of the General Plan,” 1990
A
Normally Acceptable: With no special noise reduction requirements assuming standard
construction.
B
Conditionally Acceptable: New construction or development should be undertaken only after
a detailed analysis of the noise reduction requirement is made and needed noise insulation
features included in the design
C
Normally Unacceptable: New construction is discouraged. If new construction does proceed, a
detailed analysis of the noise reduction requirements must be made and needed noise
insulation features included in the design.
D Clearly Unacceptable: New construction or development should generally not be undertaken.
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La Quinta Municipal Code
Section 9.100.210 of the City’s Municipal Code governs noise control in
the City. The current noise standards allow noise levels of 60 dBA from
7 AM to 10 PM, and 50 dBA from 10 PM to 7 AM for noise sensitive uses;
and 75 dBA from 7 AM to 10 PM, and 65 dBA from 10 PM to 7 AM for
nonresidential land uses. This standard is more s tringent than the CNEL
standard and can be modified by City Council.
The Ordinance also addresses short-term noise levels and places
restrictions on the length of time unacceptable noise levels can be
maintained. It also addresses temporary noise levels, such as
construction noise, and restricts the hours when such noise can occur to
the less sensitive daytime hours.
Anticipated Future Noise Levels
The Noise Impact Analysis predicts noise levels throughout the City and
the Sphere of Influence at build out of the General Pla n. These are
shown in Table IV-4, below, and addressed in greater detail in the
General Plan EIR.
Table IV-4
Build Out Noise Levels
Road Segment CNEL
at
100
Feet
(dBA
)
Distance to Contour (Feet)
70
dBA
CNEL
65
dBA
CNEL
60
dBA
CNEL
55
dBA
CNEL
Washington St. n/o Fred Waring Dr. 72.7 152 327 705 1,519
Washington St. btwn Fred Waring & Miles 73.3 165 356 766 1,650
Washington St. btwn Miles & Hwy 111 72.5 148 318 685 1,476
Washington St. btwn Hwy 111 & Avenue 48 73.0 158 341 736 1,585
Washington St. btwn Avenue 48 & Eisenhower
Dr
72.3 142 306 658 1,418
Washington St. btwn Eisenhower Dr & Avenue
50
71.7 129 278 599 1,290
Washington St. btwn Avenue 50 & Calle
Tampico
70.9 115 248 534 1,150
Eisenhower Dr. btwn Washington St & Avenue
50
68.1 74 160 346 745
Eisenhower Dr. btwn Avenue 50 & Calle
Tampico
66.6 59 128 275 593
Avenida
Bermudas
btwn Calle Tampico & Avenue 52 59.1 RW RW 87 188
Avenida
Bermudas
btwn Avenue 52 & Calle
Durango
63.6 RW 80 173 372
Adams St. btwn Westward Ho Dr & Hwy 111 66.6 60 129 277 597
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NOISE
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Table IV-4 (cont’d)
Build Out Noise Levels
Distance to Contour (Feet)
Road Segment CNEL
at
100
Feet
(dBA
70
dBA
CNEL
65
dBA
CNEL
60
dBA
CNEL
55
dBA
CNEL
Adams St. btwn Hwy 111 & Avenue 48 66.8 61 132 284 613
Dune Palms Rd. btwn Westward Ho Dr & Hwy
111
65.5 50 108 232 500
Dune Palms Rd. btwn Hwy 111 & Avenue 48 66.7 60 129 278 598
Jefferson St. n/o Fred Waring 70.4 107 230 496 1,068
Jefferson St. btwn Fred Waring & Miles 71.8 132 284 613 1,320
Jefferson St. btwn Miles & Westward Ho Dr 72.2 141 304 654 1,409
Jefferson St. btwn Westward Ho Dr & Hwy
111
72.2 140 302 651 1,402
Jefferson St. btwn Hwy 111 & Avenue 48 72.1 139 299 645 1,389
Jefferson St. btwn Avenue 48 & Avenue 50 72.7 151 326 702 1,513
Jefferson St. btwn Avenue 50 & Avenue 52 71.1 119 256 551 1,186
Jefferson St. btwn Avenue 52 & Avenue 54 70.7 111 239 516 1,112
Madison St. btwn Avenue 50 & Avenue 52 70.4 107 231 497 1,071
Madison St. btwn Avenue 54 & Airport Blvd 72.0 136 292 629 1,355
Madison St. btwn Airport Blvd & Avenue 58 70.8 113 244 527 1,134
Madison St. btwn Avenue 58 & Avenue 60 68.2 76 164 354 762
Monroe St. btwn Avenue 52 & Avenue 54 70.4 106 228 492 1,060
Monroe St. btwn Avenue 54 & Airport Blvd 70.6 110 237 510 1,099
Jackson St. btwn Avenue 54 & Airport Blvd 70.0 101 217 467 1,006
Jackson St. btwn Airport Blvd & Avenue 58 70.2 103 221 476 1,026
Jackson St. btwn Avenue 58 & Avenue 60 69.5 93 199 429 925
Jackson St. btwn Avenue 60 & Avenue 62 68.3 77 166 358 770
Van Buren St. btwn Avenue 52 & Avenue 54 70.0 101 217 467 1,006
Van Buren St. btwn Avenue 54 & Airport Blvd 69.0 86 185 399 859
Van Buren St. btwn Airport Blvd & Avenue 58 69.3 90 195 419 904
Van Buren St. btwn Avenue 58 & Avenue 60 69.4 91 196 422 908
Van Buren St. btwn Avenue 60 & Avenue 62 65.8 52 113 243 523
Harrison St. btwn Airport Blvd & Avenue 58 73.7 176 378 815 1,756
Avenue 44 e/o Washington St 72.0 136 292 629 1,356
Miles Ave. e/o Washington St 66.6 59 127 274 590
Hwy 111 e/o Washington St 75.4 230 496 1,068 2,301
Hwy 111 e/o Adams St 74.2 191 411 885 1,906
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NOISE
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Table IV-4 (cont’d)
Build Out Noise Levels
Distance to Contour (Feet)
Road Segment
CNEL
at
100
Feet
(dBA
70
dBA
CNEL
65
dBA
CNEL
60
dBA
CNEL
55
dBA
CNE
L
Hwy 111 e/o Dune Palms 75.2 223 481 1,036 2,233
Avenue 48 e/o Washington St 67.0 64 137 295 635
Avenue 48 w/o Jefferson St 70.0 100 215 464 999
Avenue 50 e/o Washington St 64.4 RW 91 197 424
Avenue 50 w/o Jefferson St 67.0 63 136 294 634
Avenue 50 e/o Jefferson St 69.7 96 207 447 962
Calle Tampico
btwn Eisenhower Dr & Avenida
Bermudas 61.9 RW 62 134 289
Calle Tampico
btwn Avenida Bermudas &
Washington St 64.7 RW 95 204 440
Avenue 52 w/o Washington St 66.7 60 130 280 603
Avenue 52 w/o Jefferson St 70.1 102 220 475 1,023
Avenue 52 e/o Jefferson St 69.7 95 206 443 955
Avenue 52 e/o Madison St 69.2 88 190 410 883
Avenue 54 e/o Jefferson St 69.9 98 212 457 984
Avenue 54 w/o Madison St 62.4 RW 67 145 312
Airport Blvd. e/o Madison St 67.3 66 141 304 656
Avenue 58 w/o Monroe St 63.8 RW 83 179 386
Avenue 58 e/o Monroe St 66.0 54 117 252 542
Avenue 60 e/o Madison St 64.9 46 99 213 460
Avenue 60 e/o Monroe St 65.3 RW 105 226 488
Avenue 62 btwn Madison St & Monroe St 64.3 42 90 195 419
Avenue 62 e/o Monroe St 67.5 68 146 314 677
Avenue 62 e/o Jackson St 63.7 RW 82 178 383
Avenue 62 e/o Van Buren St 60.1 RW 47 102 220
Most new residential development on General Plan roads will be located
between 35 and 65 feet from the center line of the street (depending on
the type of road on which the project is located). Based on Table IV-4,
in order to achieve a noise level of 65 dBA CNEL or less, noise analysis
will be required at most locations to assure that a project’s design
includes noise protection.
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NOISE
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Managing Noise Levels
Site planning and design standards, including the use of buffer zones,
building orientation, walls, and landscaping between sensitive land uses
and roadways are the most common and easiest ways to lessen noise
levels. As new noise-sensitive projects are developed next to noisy roads
throughout the City, noise impact analyses should be part of the
approval process to assure that the noise environment within the
projects is acceptable. These analyses will be individually tailored to
address each site and will provide noise attenuation best suited to the
particular situation faced by each project. Such analysis is critical to
assuring good quality of life for City residents.
The most effective way to reduce noise is by installing a solid barrier;
however, noise barriers can have limitations. To reduce noise levels by 5
dBA, a vegetative barrier must be at least 15 feet high, 100 feet wide, and
dense enough to completely obstruct the line -of-sight between the
noise source and receiver. For a block wall to effectively decrease traffic
noise levels by 5 dB, it must be high and long enough to block the view
of the road.
Construction Noise
Most construction projects require the use of heavy equipment. Heavy
equipment can generate noise ranging from 68 dBA to over 100 dBA at
a distance of 50 feet. For every doubling of distance, the noise level is
reduced by about 6 dBA. Heavy equipment operating close to existing
sensitive receptors, however, can create unacc eptable noise levels for
short periods of time. The City has adopted a noise ordinance which
limits construction activities in order to reduce the potential for
intrusive noise during evenings, weekends and holidays. F uture
development proposals should be required to analyze construction
noise if the project is proposed next to existing sensitive receptors.
Airport Noise
The Jacqueline Cochran Regional Airport is located immediately east of
the Sphere of Influence and accommodates business and private air
traffic. In the future, it is likely that activity at the airport will increase.
One of the airport’s runways is constructed on a north-south axis, which
results in the bulk of the noise occurring north and south of the runway,
as shown in Exhibit IV-1. The other runway lies on a northwest-southeast
axis, and noise contours along this runway are limited to the immediate
vicinity of the runway. The airport’s noise levels are, therefore, not
expected to impact areas west of Harrison Street, which defines the
eastern edge of the City’s Sphere of Influence.
281
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IV-14
Bus Stops and Bus Routes
SunLine Transit Agency operates bus routes in the City. The current
routes are focused on Highway 111 and Washington Street, and they
connect to other routes which provide for regional travel throughout
the Valley. As the City and the region grow, demand for transit service
will increase, and SunLine is likely to expand its services in the City.
Transit buses can have a negative noise impact – their brakes and
engines can be louder than typical car noise, and their acceleration from
bus stops can be noisy if the stop is located next to residential
development. As additional bus routes are developed, and sensitive
uses are proposed next to bus routes, noise analysis w ill be needed to
assure that transit activities do no raise noise levels beyond the City’s
standards.
Truck Routes
The City limits truck routes by maintaining an official truck route map.
Although the map is updated periodically, it generally limits truck routes
to major roadways. Although heavy trucks occasionally use local streets
to access delivery addresses, their presence on major roadways does
not significantly change the existing or future noise environment. As
with bus routes, the City will need to monitor future development of
sensitive receptors on major roadways to assure that truck noise does
not raise noise levels beyond the City’s standards.
Groundborne Vibration
Groundborne vibration most commonly results from construction
equipment, train trips and heavy truck traffic. Unlike noise, there is no
established standard to measure vibration. Most groundborne vibration
in La Quinta is from construction activity and heavy trucks, since there
are no train tracks in the City or its Sphere of Influence. In the long term,
it is not expected that additional sources of vibration will develop in the
City. Construction equipment and heavy trucks can cause limited and
short-duration vibrations; however, groundborne vibration is not
expected to affect the City significantly.
PLANNING FOR THE FUTURE
In general, the City’s current land use patterns buffer sensitive land uses
from high noise levels. However, as the City and Sphere grow in the
future, noise impacts will need to be carefully considered. This is
particularly true of any area where Mixed Use development is
considered – along Highway 111 or in the Village – where there may be
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NOISE
IV-15
less room to buffer residential uses from commercial activities. Careful
consideration of each future project will be required to assure that
compatibility is maintained.
The City’s ongoing efforts to preserve the quality of life for all its
residents, present and future, must include the protection of a quiet
noise environment.
GOALS, POLICIES AND PROGRAMS
GOAL N-1
A healthful noise environment which complements the City’s residential
and resort character.
Policy N-1.1
Noise standards in the City shall be consistent with the Community
Noise and Land Use Compatibility scale described in this Element.
• Program N-1.1.a: Propose to City Council an a mendment to the
Municipal Code (Section 9.100.210) to allow 65 dBA CNEL for
sensitive land uses.
• Program N-1.1.b: Ensure that City Building Code standards include
interior noise level standards that are consistent with the
Community Noise and Land Use Compatibility scale.
Policy N-1.2
New residential development located adjacent to any roadway
identified in Table IV-4 as having a build out noise level in excess of 65
dBA shall continue to be required to submit a noise impact analysis in
conjunction with the first Planning Department application, which
demonstrates compliance with the City’s noise standards.
Policy N-1.3
New non-residential development located adjacent to existing
residential development, sensitive receptors or residentially designated
land, shall be required to submit a noise impact analysis in conjunction
with the first Planning Department application, which demonstrates
that it will not significantly impact the adjacent resi dential development
or residential land.
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NOISE
IV-16
Program N-1.3.a: Provide accommodation for special events in the public
interest, such as concerts and festivals, which may temporarily exceed
the maximum allowable decibel level.
Policy N-1.4
All Mixed Use projects shall be required to submit a noise impact
analysis in conjunction with the first Planning Department application,
which demonstrates compliance with the City’s noise standards.
Policy N-1.5
All noise impact analysis will include, at a minimum, short-term
construction noise and noise generated by the daily operation of the
project at build out.
Policy N-1.6
The City may require remedial noise control plans and/or improvements
for areas experiencing noise in excess of adopted City standards.
• Program N-1.6.a: Remedial improvements will be included in the
Capital Improvement Program.
Policy N-1.7
Noise impact analysis shall be included in all City Capital Improvement
Plan (CIP) and developer-required roadway widening projects to
demonstrate compliance with City noise standards.
Policy N-1.8
Maintain a truck route plan restricting truck travel to arterial roadways.
RELATED GOALS
As described above, this Element relates to others in this Ge neral Plan.
The following Goals and their associated policies and programs are
closely related to those of this Element.
GOAL LU-1: Land use compatibility throughout the City.
GOAL LU-3: Safe and identifiable neighborhoods that provide a sense of
place.
GOAL OS-2: Good stewardship of natural open space and preservation
of open space areas.
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IV-19
SOILS AND GEOLOGY
PURPOSE
The Soils and Geology Element assesses the physical characteristics of
the planning area and the community’s overall safety. This element
relates to a variety of other General Plan elements, including Land Use,
Circulation, Housing, Economic Development, Public Facilities,
Emergency Services, and Water, Sewer and Other Public Utilities. Many
of the issues addressed in this element also directly relate to those
considered in the Flooding and Hydrology Element.
California Government Code and Public Resources Code require the
inclusion of a General Plan element addressing seismic safety issues. As
set forth in Government Code Section 65302(g), the General Plan is
required to consider the need to protect the community from
unreasonable risks from seismically induced hazards, including surface
rupture, groundshaking, ground failure, seiching, dam failure,
subsidence, and other geologic risks.
The City lies within the most severe seismic shaking zone, Zone 4, as
defined in Chapter 2-23, Part 2, Title 24 of the Administrative Code.
Jurisdictions in Zone 4 must identify all potentially hazardous or
substandard buildings, and programmatically mitigate potential hazards
associated with such structures.
BACKGROUND
Geologically, the planning area is diverse and relatively young.
It is subject to a variety of complex, on -going geologic and
seismic processes and hazards, including continuing
uplift of the San Jacinto and Santa Rosa Mountains to
the west, and seismic-related subsidence (gradual
settling) of the Coachella Valley.
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SOILS AND GEOLOGY
IV-20
The following discussions summarize the soil types and conditions, and
associated geotechnical and seismic hazards that should be considered
in future planning for La Quinta. This discussion is intended to provide
an overview; additional technical information and specific mitigation
measures are provided in the Environmental Impact Report for this
General Plan.
Seismic Hazards
Most of Southern California is located at the boundary between th e
North American and Pacific tectonic plates, which are moving past each
other at varying rates. The boundary between these two plates is
marked by the San Andreas Fault, which occurs approximately 4 miles
north of the City. Approximately 60 to 70 percent of the plate
movement occurs along the San Andreas Fault. The remainder is
distributed among other faults within the San Andreas system and those
associated with the Eastern California Shear Zone. The southern
California region and the planning area are , therefore, in an area
susceptible to strong seismic activity.
Measuring Seismic Events
The seismic energy released when an earthquake occurs is measured in
terms of intensity and magnitude. The intensity of ground shaking is
determined by several factors, including the earthquake’s magnitude,
distance from the epicenter, and soil and rock composition.
Seismologists have used a variety of scales to measure earthquakes.
• Modern Mercalli Intensity (MMI) scale is the most common
measure of seismic intensity. It defines earthquakes in terms of
damage along a continuum of 12 levels, based on observable
damage to structures and human responses to earthquakes.
• Seismic Moment (Mw) Measure is currently favored by
seismologists, and correlates earthquake size to the amount of
energy released when a fault ruptures. A one -point increase in
magnitude represents a 32-fold increase in energy.
• Maximum Probable Earthquake (MPE) is the largest earthquake
likely to occur on a fault or fault segment within a specified time
period. MPE is used to prepare engineering or emergency plans,
to develop design parameters and safe construction practices,
and to prepare policies and programs re garding potential
earthquake hazards and impacts.
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SOILS AND GEOLOGY
IV-21
• Maximum Magnitude Earthquake (Mmax) is a value assigned by
the California Geological Survey which represents the highest
magnitude earthquake a fault is capable of producing based on
physical limitations, such as the length of the fault or segment.
Major Faults Affecting the Planning Area
Potential hazards associated with earthquakes can range from
significant property damage, to the loss of public services and facilities,
to the loss of life. Strong gro und shaking has the greatest potential to
result in severe impacts in La Quinta. Ground shaking may cause other
hazards such as landslides, structural damage or destruction,
liquefaction, and settlement. Such events can also result in fires,
hazardous materials releases, and disruption of essential facilities and
services such as water, sewer, gas, electric, drainage, and
transportation. Flooding can result from dam or water tank failure.
The most significant faults with the potential to affect the General Plan
area are described below and illustrated in Exhibit IV-2.
San Andreas Fault Zone: considered the “Master Fault” in Southern
California based on frequency and magnitude of earthquakes and
influence over seismic hazards in the area.
• Passes approximately 4 miles northwest of the General Plan
area.
• Extends approximately 690 miles, from the Salton Sea to Cape
Mendocino in northern California.
• Last major earthquake on the southern portion: Fort Tejon
(1857), magnitude 8.0; the largest earthquake reported in
California.
• Southern San Andreas fault estimated to have a 59% probability
of causing an earthquake of at least magnitude 6.7 in the next 30
years.
• Maximum Magnitude Earthquake (Mmax) potential in La Quinta:
7.7 to 8.0 earthquake.
• Shaking intensity could range from moderate to strong and
would be expected to result in moderate to heavy damage,
especially to buildings that are older or poorly constructed.
San Jacinto Fault Zone: historically, the San Jacinto fault has produced
more large earthquakes than any other fault in southern California.
None have been as large as the 1857 and 1906 earthquakes on the San
Andreas fault.
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SOILS AND GEOLOGY
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• Located south of the planning area.
• Comprises the western margin of the San Jacinto Mountains via
a series of closely spaced faults.
• Extends approximately 175 miles, intersecting with the San
Andreas fault in San Bernardino; continues south of the
U.S./Mexico border as the Imperial fault.
• Most recent surface-rupturing earthquakes occurred in 1968
along the Coyote Creek segment and in 1987 along the
Superstition Hills segment.
• All segments of the San Jacinto fault have an average of 31%
probability of rupturing between 1994 and 2024.
Burnt Mountain Fault: one of several of the other Eastern Mojave Shear
Zone faults. Unknown until 1992, when a ground-surface rupture
occurred along a 3.1-mile-length of this fault (most likely during a large
aftershock of the Landers earthquake).
• Extends approximately 13 miles.
• Approximately 15 miles north of La Quinta at nearest point.
• Considered capable of producing a magnitude 6.0 to 6.5
earthquake.
Elsinore Fault Zone: major right-lateral strike-slip fault of the San
Andreas fault system in southern California.
• Extends approximately 190 miles, from northern Baja California
to the Los Angeles Basin.
• Divided, from south to north into seven segments.
• Closest Elsinore segment to La Quinta, approximately 39 miles
west of La Quinta.
• Probability of rupturing in a magnitude 6.7 earthquake in the
next 30 years approximately 11%.
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SOILS AND GEOLOGY
IV-24
Seismically Induced Geotechnical Hazards
Seismically Induced Ground Shaking
Seismically induced ground shaking is the most potentially significant
geotechnical hazard to the La Quinta area. As discussed above, large
earthquakes along regional faults, including the San Andreas and San
Jacinto fault zones, have the potential to generate moderate to severe
ground shaking in the planning area.
Factors that determine the effects of ground motion and the degree of
structural damage that may occur include:
• Intensity of the earthquake.
• Distance between epicenter and site.
• Soil and bedrock composition.
• Depth to groundwater.
• Presence of ridge tops (may result in higher localized
accelerations).
• Building design and other criteria.
Local agencies use a variety of tools to assure seismic safety in
structures, including the California Building Code and Unreinforced
Masonry Law. These are further discussed under Mitigation of
Earthquake Hazards, below.
Liquefaction
Liquefaction occurs when ground shaking of relative ly long duration and
intensity over 0.2 g occurs in areas of loose, unconsolidated soils with
relatively shallow groundwater depths (50 feet or less). The sudden
increase in water pressure in pores between soil grains may
substantially decrease soil shear strength. This creates a condition
where soil takes on the qualities of a liquid or a semi-viscous substance.
Liquefaction can result in ground settlement, ground undulation, lateral
spreading or displacement, and flow failures. Structures may sink or tilt
as bearing capacity decreases, causing substantial damage.
Areas where both shallow groundwater and soils that are susceptible to
liquefaction occur include the southeastern part of the city and the
entire eastern Sphere of Influence area. Liquefaction potential in this
area ranges from moderate, where groundwater is 30 to 50 feet below
the surface, to high, where groundwater is found 30 feet or less below
the surface. Exhibit IV-3, Seismic Hazards, shows areas of liquefaction
susceptibility in the planning area.
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SOILS AND GEOLOGY
IV-25
Landslides and Rockfall
Landslides and rockfall can occur when unstable slope conditions are
worsened by strong ground motion caused by seismic events.
Conditions that lead to landslide vulnerability include high seismic
potential; rapid uplift and erosion
that creates steep slopes and deeply
incised canyons; folded and highly
fractured rock; and rock with silt or
clay layers that are inherently weak.
Rockfall and rockslides are also
common on very steep slopes.
Landslides have been recorded after
periods of heavy rainfall, and rockfall
has been associated with slope
failure during drier periods.
Areas where development is located
below hillsides, mountain slopes and steep canyon walls a re considered
most susceptible to rockfall. This includes much of the Cove and the
southwestern edge of the City, which is surrounded by mountains
comprised of granitic rock.
Exhibit IV-3, Seismic Hazards, illustrates where the highest potential
exists for slope instability.
Seismically Induced Settlement
Seismically induced settlement can occur when strong ground shaking
causes soils to become more tightly packed, collapsing pore spaces, and
reducing the soil column thickness. Soils that are loose and
unconsolidated, as is typical of young alluvial and wind-deposited soils,
are especially subject to this risk. Fill may also be susceptible if not
properly compacted during construction.
Areas where these soils (mapping units Qa, Qa/Ql and Qs) pr edominate
are shown on Exhibit IV-4, Geologic Map, and include much of the valley
floor throughout the northern Sphere of Influence, the urban core of
the City, and the eastern corporate limits and Sphere -of-Influence.
294
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SOILS AND GEOLOGY
IV-27
Seiche
Seiches are standing wave oscillations (sloshing) that occur in enclosed
or partially enclosed water bodies of shallow to moderately shallow
depth. Seiches may occur in reservoirs, lakes, ponds, and swimming
pools. Seiche waves typically associated with seismic-induced ground
shaking are less than 2 feet high, although seiches over 6.5 feet have
been reported.
In the planning area, there are numerous lakes, ponds, and reservoirs
that may be subject to seiches as a result of ground shaking. These
include Lake Cahuilla, recharge basins in the southeastern portion of La
Quinta, and smaller golf course lakes and detention basins. Potential
damage may also occur from seiches in water storage reservoirs.
Regulatory Mitigation of Earthquake Hazards
The State of California enacted the Alquist-Priolo Earthquake Fault
Zoning Act in 1972 to mitigate the hazard of fault rupture by prohibiting
structures intended for human occupancy from being located across the
trace of an active fault. It requires the State Geologist to define
"Earthquake Fault Zones" along faults that show evidence of active
surface displacement. The Act prohibits local jurisdictions from granting
development permits for certain types of development on sites within
an Earthquake Fault Zone until a geologic investigation de monstrates
they are safe from surface displacements from future faulting.
There are no Alquist-Priolo zoned faults in the City of La Quinta or its
Sphere of Influence. The closest zoned fault is the San Andreas fault to
the north of the city (also please see Exhibit IV-2, Faults and Historical
Seismicity Map).
The State enacted the Seismic Hazards Mapping Act (SHMA) in 1990. It
addresses non-surface earthquake hazards such as strong ground
shaking, liquefaction and seismically induced landslides. It is intended to
minimize loss of life and property by identifying and mitigating seismic
hazards. The California Geological Survey (CGS) is primarily responsible
for its implementation. CGS is required to provide local governments
with seismic hazard zone maps that identify areas subject to
liquefaction, earthquake -induced landslides and other ground failures,
also known as “zones of required investigation.” When construction
projects fall within these areas, site -specific geological hazard
investigations are required by the SHMA.
There are currently no State-issued, official seismic hazard zone maps
for La Quinta or its Sphere.
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The Seismic Retrofitting and Unreinforced Masonry Law was enacted by
the State in 1986, and requires all cities and counties in zones designated
as Seismic Zone 4 to identify potentially hazardous unreinfo rced
masonry (URM) buildings in their jurisdictions.
In 2006, the City inventoried URMs and reported there were seven
historic URMs in the City. Of these, five have been retrofitted in
compliance with the City’s mandatory mitigation program. One was to
be demolished, and one had neither been mitigated nor showe d
progress towards mitigation. Both are adobe structures located on the
grounds of the La Quinta Resort. The City Building Department has
reported that the unmitigated URMs are vacant and are not being used.
Soils
There are seven types of soil units that have been mapped in the
planning area:
1. Alluvial sand and gravel of the Whitewater River (Qg)
2. Windblown sand (wind-lain dune sand) (Qs)
3. Interbedded lacustrine (clay of valley areas) (Ql)
4. Alluvial deposits (sand of valley areas) (Qa)
5. Alluvial fan sand and gravel deposits (Qf)
6. Landslide deposits (Qls)
7. Quartz diorite (hard crystalline rock) (Qd)
The locations of these soils in the planning area are shown on Exhibit IV-
4, Geologic Map of the Study Area.
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Hazards Associated with Soils
Landslides and Slope Instability
Slope failure can occur on steep slopes, and development at their base
is at risk of landslides, surficial failures, soil slip, debris flow, and/or
rockfall.
The planning area includes significant areas of hillside terrain, such as
those associated with the Santa Rosa National Monument. Areas
subject to these hazards include many of the more developed areas in
the City, which are surrounded on three sides by mountains that pose
rockfall hazard. Earthquakes, periods of intense rainfall, or human
activities associated with construction, such as grading and blasting, can
increase these hazards.
Compressible Soils
Compressible soils are geologically young, unco nsolidated soils of low
density that tend to compress under the weight of proposed fill
embankments and structures.
In the General Plan area, areas most likely to contain compressible soils
include:
• Valley areas, which include young soil deposits associated with
modern and pre-historic floodplains, including the Whitewater
River, which are overlain with wind-blown deposits and alluvium;
• Hillside areas, especially at the base of natural slopes, and within
canyon bottoms and swales;
• Deep fill embankments, normally those more than about 60 feet
deep, which may compress under their own weight.
Collapsible Soils
Collapsible soils are associated with sediments that have recently
accumulated in arid or semi-arid environments, including soils
commonly associated with alluvial fan and debris flow sediments
deposited during flash floods, which are typically dry and contain tiny
voids. Under some conditions, significant settlement can occur rapidly,
even under relatively light loads. Irrigation, especially near building
foundations, or a rise in the groundwater table can lead to differential
settlement of buildings or structures, causing walls and foundations to
crack.
In the General Plan area, this hazard may pose a localized risk where
young alluvial and wind-deposited sediments occur. The La Quinta
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Engineering Department has prepared a bulletin (available on the City’s
website) that identifies portions of the General Plan area that are
susceptible to collapsible soils. The bulletin establishes supplemental
guidance for preparing site-specific geotechnical reports as they pertain
to collapsible soils.
Expansive Soils
Expansive soils are soils containing fine-grained materials such as silts
and clays in varying amounts. With changes in moisture content, clay
minerals can shrink or swell, creating pressure that may affect
structures or other surface improvements.
In the General Plan area, soils on the valley floor include alluvial sand and
gravel with fine-grained lakebed deposits such as silts and clays. Once
graded, the expansion characteristics of these soils can vary widely.
Engineered fills that include expansive soils near the finished surface
may result in damage.
Corrosive Soils
Corrosive soils occur as a result of various complex electrochemical and
bacteriological processes between soil and buried metallic structures,
such as water mains or elements within building foundations. Reactions
depend on a variety of factors, including structure type and soil
characteristics. Valley areas may contain sediments that are corrosive to
metallic objects, such as reinforcing steel and pipelines.
Ground Subsidence
Subsidence is generally caused by human activity, such as the extraction
of groundwater, oil or gas in sediment-filled valleys and floodplains.
Natural forces, such as earthquake movements, ca n also result in
subsidence.
Regional subsidence can result in earth fissures, sinkholes or
depressions, and surface drainage disruption. It can cause damage to
pipelines, canals, levees, wells, buildings, roadways and railroads and
other improvements.
In the presence of clay and silt, removal of groundwater can cause
irreversible subsidence and surface fissures and cracks. The only
recorded fissures in the Coachella Valley occurred in La Quinta in 1948,
near the base of the Santa Rosa Mountains, at the south end of the City.
Fissures and differential displacement are more likely to occur at the
edge of the Valley floor, where it meets the mountains.
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Monitoring conducted by the US Geological Survey (USGS), CVWD and
others shows that subsidence rates in the Coachella Valley have been
increasing rapidly over the past several decades. CVWD has
implemented a variety of measures, such as groundwater recharge,
imported water, and water conservation techniques and programs to
minimize the extraction of groundwater.
Erosion
Erosion is influenced by a variety of factors: climate, topography, soil
and rock types, and vegetation. During intense storms, high rates of
erosion can occur as soil and rock in the foothills travel to the valley
floor. Risk of erosion is increased by wildfires, which strip slopes of
vegetation and leave them susceptible to erosion. In the planning area,
canyon bottoms and areas within the valley that contain unconsolidated
soils are most vulnerable.
Human activities hasten natural erosion, as they remove protective
vegetation, alter natural drainage patterns, and compact soils. Cut and
fill slopes may be more susceptible than naturalized slopes.
Development also reduces the surface area available for water to
percolate, thereby increasing risk of flooding and downstream
sedimentation.
In La Quinta and Riverside County, development plans for new projects
must incorporate temporary and permanent erosion control measures.
All development projects over one ac re in size must obtain coverage
under the City’s General Construction permit, which includes
preparation of a Stormwater Pollution Prevention Plan (SWPPP) and
Best Management Practices (BMPs) for pre -, during and post-
construction erosion prevention and control.
Wind Erosion
Wind transports and re-deposits soil,
thereby damaging land and natural
vegetation. Wind erosion commonly
occurs in areas that are flat and bare,
dry and sandy, or in areas with loose,
dry, finely granulated soil. Effects of
wind erosion include soil loss and the
deterioration of soil structure,
dryness, loss of nutrients and
productivity, air pollution, and
sediment transport and deposition.
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Many areas in the Coachella Valley are subject to varying levels of
hazards associated with wind-blown sand. A variety of conditions that
are conducive to creating and transporting sand exist in the valley,
including the orientation of hill and mountain masses, nature of the
bedrock, location of the Whitewater River floodplain, slope and
orientation of the valley floor, and the hot, arid climate and sparse
vegetation.
Wind and wind-blown sand can result in damage to structures and cars,
poor visibility, road closures, and general degradation of air quality.
Health problems associated with wind and blowing sand include
allergies and respiratory irritation, eye infections, and skin disorders.
The Coachella Valley region is particularly affected by particulate matter
less than 10 microns in diameter, known as PM10, that can directly irritate
lung tissues and result in serious health problems. The Coachella Valley
State Implementation Plan (adopted 2003) has been effective in
reducing the concentration of PM10 in the valley. (Please refer to the Air
Quality Element for more information on PM 10.)
Except for protected areas near the base of the Santa Rosa Mountains,
most of the planning area is located within an active Wind Erosion Zone.
Sediments subject to erosion underlie the northern portion of t he City.
Please see Exhibit IV-5, Wind Erosion Susceptibility Map.
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PLANNING FOR THE FUTURE
Local seismic and geotechnical conditions will continue to necessitate
careful land use planning to protect the health and safety of residents
and their property. The implementation and enforcement of
regulations and guidelines such as the Alquist-Priolo Earthquake Fault
Zoning act, CEQA Statutes and Guidelines, California Building Code, City
zoning ordinance, and other applicable legislation will help manage
hazards discussed in this Element.
As development in the area continues to occur, it will be in creasingly
important for the City to closely coordinate with state, regional and
county agencies to update information databases of geotechnical and
seismic conditions in the region. Through the development review
process, the City must ensure that develop ment proposals are subject
to comprehensive geotechnical and safety assessments prior to
approval, and that all necessary mitigation measures are implemented.
Public education will continue to be an important means to inform
residents on how to reduce p otential losses from geotechnical hazards
while preparing for possible future disaster scenarios.
GOALS, POLICIES AND PROGRAMS
GOAL GEO-1
Protection of the residents’ health and safety, and of their property,
from geologic and seismic hazards.
Policy GEO-1.1
The City shall maintain and periodically update an information database
and maps that identify local and regional geologic and seismic
conditions.
• Program GEO-1.1.a: The City shall periodically confer with the
California Division of Mines and Geology, Riverside County,
neighboring communities, and other appropriate agencies to
improve and routinely update the database.
Policy GEO-1.2
The City shall continue to require that development in areas subject to
rockfall, landslide, liquefaction and/or other geotechnical hazards
described in this Element, prepare detailed geotechnical analyses that
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include mitigation measures intended to reduce potential hazards to
less than significant levels.
Policy GEO-1.3
The City shall require that development in areas subject to collapsible or
expansive soils conduct soil sampling and laboratory testing and
implement mitigation measures that minimize such hazards.
• Program GEO-1.3.a: The Building and Safety Department shall
review and determine the adequacy of soils and/or other
geotechnical studies conducted for proposed projects and
enforce the implementation of mitigation measures.
Policy GEO-1.4
The City shall require that all new structures be built in accordance with
the latest adopted version of the Building Code.
Policy GEO-1.5
The City shall continue to require that structures that pose a safety
threat due to inadequate seismic design are retrofitted or removed from
use, according to law.
Policy GEO-1.6
The City shall coordinate and cooperate with public and quasi -public
agencies to ensure that major utilities continue to be functional in the
event of a major earthquake.
• Program GEO-1.6.a: The City shall maintain working relationships
and strategies between the Public Works Department, utility
providers, and other appropriate agencies to strengthen or
relocate utility facilities and take other appropriate measures to
safeguard major utility distribution systems.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals, and their associated policies and programs, are
closely related to those of this Element.
GOAL FH-1: Protection of the health, safety and welfare of the
community from flooding and hydrological hazards.
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FLOODING AND HYDROLOGY
PURPOSE
The Flooding and Hydrology Element describes potential drainage and
flooding hazards in the City and its Sphere of Influence, as well as the
future potential for major flooding.
Other General Plan elements are related to Flooding and Hydrology. The
Soils and Geology Element is the most closely related, as the City’s
flooding patterns are controlled by its soils and geology. Other related
elements include Hazardous Materials and Circulation. The Land Use
Element, by which land uses such as open space, developed areas, and
essential public facilities, are designated and located is also affected by
flooding issues.
There are a number of State regulations and policies that require the City
and local and regional agencies (including the Coachella Valley Water
District and Riverside County Flood Control and Water Conservation
District) to analyze and provide protection from flooding hazards in the
community. The joint planning of area -wide drainage plans affecting
local jurisdictions is required by Chapte r 73 of the Statutes of California
(1939). Government Code Section 8401(c), also known as the Cobey -
Alquist Flood Plain Management Act, mandates local government
planning, adoption and enforcement of land use regulations for flood
plain management. The Cobey-Alquist Act also sets forth requirements
for state financial assistance for flood control measures. Mapping of
areas susceptible to dam inundation is established by California
Government Code Sections 8589.5 and 65302(g).
BACKGROUND
The desert climate of the Coachella Valley is generally
characterized by mild winters and hot, dry
summers. However, the proximity of mountain
ranges, including the San Jacinto and Santa
Rosa Mountains, and associated climatic
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zones affect regional conditions. Flooding can result from rapid melting
of mountain snowpack, as well as occasional intense thunderstorms.
The latter occur most frequently during the winter months, between
November and April, but may also happen as monsoon storms during
the summer and early fall (July through September). Storms are
generally of short duration but may result in several inches of rainfall in
localized areas.
Surrounding mountains average over 25 inches annually, as compared
with 3 inches in the Valley, including the La Quinta plann ing area. Even
when the Valley does not receive rain, runoff from mountain slopes can
cause flooding, as well as mud and debris flows. Rapid rainfall can
quickly saturate dry soils, impeding percolation and increasing runoff.
Hydrological Conditions and Flood Hazards
The valley floor is comprised of a broad, ge ntly sloping basin formed by
alluvial fans which have been created from the deeply chiseled
mountain canyons of the Santa Rosa Mountains, the Whitewater River
floodplain, and sediments of prehistoric lakes. Much of the
development in the City and its Sphere occurs on the valley floor,
including that portion which lies along the base of the Santa Rosa
Mountains in the western portion of the City.
Flooding is a recurring, natural event.
Floodplains are meant to carry excess
waters during flooding. Floodplains can also
be useful for a variety of human uses, such
as agriculture and water supply. However,
flooding becomes a hazard when man-made
structures encroach into floodplains.
Worldwide, floods are among the most
destructive and costly of all natural
disasters, resulting in more deaths per year
than any other geologic hazard.
There are two primary classifications of
flooding that occur in the planning area:
flash floods that occur a long natural or man-made channels, and sheet
flooding across the valley floor. Flash floods are brief but result in high
water volumes and velocities. Because mountain slopes are comprised
of impervious rock, little percolation occurs, and waters collect and flow
rapidly into channels on the valley floor. These flows can convey large
amounts of debris including mud, sand and rock.
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When either flood control channels do not exist, an existing channel’s
capacity is exceeded, or channels are impacted by de bris or structures,
storm waters travel across the valley floor, creating the condition
known as sheet flow.
Buildings, sidewalks, parking lots, and roadways reduce the area
available for natural infiltration of storm water. Water that formerly
would have been absorbed may run off if new development does not
provide effective storm handling systems. Given that surrounding
mountain slopes generally receive greater levels of rainfall,
development downstream of canyons and at the base of mountains may
be at particular risk.
Stream Flow and Flood Hazard
There are no perennial rivers or streams in La Quinta. Although well-
defined in the mountains, on the valley floor most natural drainage
channels disperse into braided, ephemeral streams and areas of shee t
flow.
The Whitewater River is the main watercourse in the valley. It collects a
watershed of more than 1,000 square miles, draining runoff from the
San Bernardino, Little San Bernardino, San Jacinto and Santa Rosa
Mountains. From its source near the San Gorgonio Pass, it flows
southeasterly, ultimately ending at the Salton Sea. Throughout the City,
the Whitewater is conveyed
through a man-made channel
known as the Coachella
Valley Stormwater Channel.
Based on historical records
collected by the Army Corps
of Engineers, multiple large
flood events occurred in the
Whitewater River basin
throughout the 1800s. There
were also damaging floods
throughout the 20th century,
with more recent ones
occurring in 1965, 1966, 1969,
and 1976. Two flash floods
occurred in August 2013 and
September 2014, causing damages of $50,623.23 and $813,000,
respectively. The maximum flood of record occurred in 1965 in the lower
Coachella Valley, where flood flows exceeded 10,000 cubic feet per
second (cfs).
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Flooding is typically defined in terms of the “100-year flood.” The 100-
year flood is the level of flood water expected to be equaled or
exceeded every 100 years, on average. In other words, it has a one
percent probability of occurring in a given year.
Seismically Induced Flooding
Flooding can occur when water retention and storage structures fail as
a result of earthquakes. Such structures may include dams, levees, and
above-ground water tanks.
Dam Failure
The California State Water Code, Division 3, contains safety statutes
governing dams. The California Office of Emergency Services has
determined that the City of La Quinta is not at risk from potential
inundation from any existing dams.
Levee Failure
The Coachella Valley Stormwater Channel, the Coachella Canal and Lake
Cahuilla are protected by levees. In the event of a severe earthquake,
there is potential for lateral spreading of foundation soils. Lateral
spreading is a condition where underlying soils move sidewa ys as a
result of strong ground shaking (also see Soils and Geology Element)
and underlying soils becoming liquefied or fractured. Under these
conditions, levee systems could sustain damage or fail entirely. While
there are no existing engineering analyses demonstrating the potential
inundation area of the Coachella Canal or Lake Cahuilla, complete failure
of these levees would impact development directly downstream.
Portions of the Coachella Valley Stormwater Channel (Whitewater
River) are concrete-lined and buried under sand for protection. These
levees are subject to erosion as we ll as damage from strong ground
shaking due to an earthquake. They are periodically maintained by
CVWD. They are further discussed under Flood Control Measures,
below. The portion of the Channel that passes through the City between
Jefferson Street and Miles Avenue deviates from the natural
watercourse. Based on flood insurance studies conducted by the
Federal Emergency Management Agency (FEMA), there is potential for
a “breakout” along this reach of the river during a 100 -year storm. Such
a breakout could result in 50% loss of channel capacity and flooding
within a portion of the City’s northeast Sphere -of-Influence, as well as in
the cities of Indio and Coachella.
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Seiching
Ground shaking during earthquakes can result in seiching, or water
sloshing, in open bodies of water. Lake Cahuilla, local canals, above -
ground storage tanks, detention basins, and even swimming pools may
be subject to seiching during earthquakes. Seiching may cause water to
overtop or damage containment structures, resulting in inunda tion of
downslope development.
Failure of Above-Ground Storage Tanks
Strong ground shaking can cause structural damage to above -ground
water storage tanks, particularly where tanks are not adequately braced
and baffled. Pipes leading to the tank may be sheared off and water
released. The 1992 Big Bear and 1994 Northridge earthquakes led to
revised design standards for steel water tanks, which now utilize flexible
joints at connection points to allow for movement in all directions.
Hazards associated with damage to water tanks include inundation of
structures down-slope and reduction of potable water supplies for
emergency services, such as fire protection. Therefore, evaluating and
retrofitting tanks to ensure their structural reliability in the event of an
earthquake is crucial. Water supplies in reservoirs should also be kept at
or near capacity.
The Coachella Valley Water District (CVWD) reports that there are ten
water reservoirs in La Quinta with a total capacity of 44.3 million gallon s.
All are constructed of welded steel to current seismic standards, as well
as those established by the American Water Works Association.
Bridge Scour
Scour occurs along roadway and railroad bridges when erosion occurs
and undermines foundation supports such as abutments or piers. In
California, this condition is addressed through a seismic retrofit program
that includes inspection of bridge underpinnings. Washington Street
and Jefferson Street are the two main
Whitewater River crossings in the City;
these are all-weather crossings.
Additionally, construction of the Adams
Street bridge over the Whitewater River
was completed in 2013. In addition, a
bridge is to be constructed at Dune
Palms to span the Channel. This will
provide a fourth all-weather crossing
over the channel.
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Across the La Quinta Evacuation Channel, the Eisenhower Drive and
Washington Street crossings are all-weather flood channel crossings.
During and after flooding, the City inspects these crossings for scour
damage.
There are also three crossings over the Coachella Branch of the All -
American Canal, which is used for irrigation purposes. These occu r at
Avenue 50, Avenue 52, and Jefferson Street south of Avenue 52 . The
Coachella Valley Water District (CVWD) strictly manages flows through
the canal, and it is not used as a flood control mechanism. These
crossings are expected to rema in passable during storm events;
however, they should be inspected periodically.
Regional Stormwater Management
The Riverside County Flood Control and Water Conservation District
(RCFC) is responsible for analysis and design of regional flood control
structures. Regional facilities are those that collect runoff from areas
outside the City, including surrounding mountains, and are managed by
the Coachella Valley Water District (CVWD). CVWD is empowered with
broad flood control management responsibilities, which include
planning, maintenance and construction of improvements for regional
facilities. In the planning area, regional facilities include the Coachella
Valley Stormwater Channel (Whitewater River), the La Quinta
Evacuation Channel, the Bear Creek System, the East La Quinta Cha nnel
and Lake Cahuilla.
Local Drainage Management
The City is responsible for maintenance of local facilities, which collect
and convey runoff from local streets and properties to regional channels
and basins. The City has recently updated its Master Drainage Plan,
which describes existing and planned local facilities. The City utilizes it
to manage and document the location and condition of existing
stormwater management facilities. It has also been used to obtain FEMA
Letters of Map Revision for some flood areas.
Flood Control Facilities
The following describes major flood control facilities in the planning
area. The locations of these facilities are shown on Exhibit IV-6, FEMA
Flood Zones and Flood Control Facilities.
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Whitewater River/Coachella Valley Stormwater Channel
As previously discussed, the Coachella Valley Stormwater Channel is the
principal drainage course in the City. Although typically dry, it may
become inundated during storm events. The Channel extends
approximately 50 miles with an average cross section of 260 feet. It is
unlined in most locations, and portions of it are protected by levees. This
watercourse generally follows the recent historical natural river path,
although as noted above, it deviates from this path through a portion of
the City.
Levees along the stormwater channel are FEMA -classified as
“Provisionally Accredited Levees,” which indicates they provide
protection from the 100-year flood. CVWD was required to submit
documentation demonstrating the protection capabilities of these
levees to comply with requirements of Section 65.10 of National Flood
Insurance Program (NFIP) regulations (Title 44, Chapter 1 of the Code of
Federal Regulations). CVWD met this requirement.
Bear Creek System
The Upper Bear Creek System is designed to manage runoff from the
Santa Rosa Mountains. The system is located along the southerly and
westerly edges of the Cove and includes the Upper Bear Creek Training
Dike, Upper Bear Creek Detention Basin, Bear Creek, and Bear Creek
Channel. Runoff from a 1.7 square mile drainage area is diverted by the
dike, which directs it along Bear Creek to the detention basin. The Basin
has a storage capacity of 752 acre -feet. Outflows enter the Bear Creek
Channel, an approximately 2.5-mile long channel with capacity to convey
the 100-year flood. Smaller canyons also drain into the channel. Channel
flows continue downstream into the La Quinta Evacuation Channel,
ultimately discharging into the Coachella Valley Stormwater Channel.
The City has applied to FEMA for accreditation of the training dike and
is awaiting receipt of the formal accreditation letter.
East La Quinta System
This system is located along the southeastern edge of the Cove and is
intended to collect drainage from hills east and south of Calle Bermudas.
The system is comprised of the East La Quinta Channel and several
detention basins. Flows are carried to the La Quinta Evacuation Channel.
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La Quinta Evacuation Channel
The La Quinta Evacuation Channel extends approximately 3.5 miles
northeasterly from the Bear Creek Channel, through developed areas of
the City, to the Coachella Valley Stormwater Channel. It is primarily
intended to capture and transport stormwater from various flood
control systems in the City.
Dikes
In addition to the Bear Creek Training Dike, there are several other dikes
located near the base of mountains in the City. These have been
constructed to protect developed areas from runoff from mountain
slopes, and include three dikes constructed by the Bur eau of
Reclamation: the Eastside Dike, constructed to protect the Coachella
Branch of the All-American
Canal; and Dike 2 and Dike
4, which total 5.2 miles
south and southeast of
Lake Cahuilla, respectively,
and were built to protect
Lake Cahuilla and lands
between Avenue 58 and
Avenue 66. Dike 4 is
accredited by FEMA; Dike 2
is not yet accredited.
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Flood Hazard Mapping
The National Flood Insurance Act of 1968 and the Flood Disaster
Protection Act of 1973 require that the Federal Emergency Management
Agency (FEMA) evaluate flood hazards and provide affordable flood
insurance to residents of communities wher e future floodplain
development is regulated. To determine the need for and availability of
federal flood insurance, FEMA has developed Flood Insurance Rate
Maps (FIRMs) for many areas in the United States. The Floodplain
Administrator for the City of La Quinta is the City Engineer.
Data compiled for La Quinta and its Sphere of Influence are shown on
Exhibit IV-6. Applicable flood zones, as shown on this map, include :
• Zone A: Areas of 100-year flood where no base flood elevations
or depths are shown. Requires flood insurance.
• Zone AE: Areas of 100-year flood where base flood elevations or
depths are shown. Requires flood insurance.
• Zone AO: Areas of 100-year flood with average depths of 1 – 3
feet, generally from sheet flow on sloping terrain. Requires flood
insurance.
• Zone X: Areas of 500-year flood with average depth of less than
1 foot or less than one square mile drainage area; and protected
by levees from 100-year flood. No base flood elevations or
depths are shown. Flood insurance available, but not required.
As shown on the map, areas within the planning area that are within the
100-year flood plain (Zones A, AE, or AO) include the Coachella Valley
Stormwater Channel, the La Quinta Evacuation Channel, Bear Creek
Channel, and detention basins, as well as golf course (The Quarry).
Portions of the area north and south of the Coachella Valley Stormwater
Channel, the entire Cove area, several areas south and southeast of Lake
Cahuilla, and a portion of the City’s eastern Sphere of Influence are
within Zone X.
Land Use Planning as a Flood Control Strategy
One of the most effective and direct means of controlling flooding and
protecting lives and property is through land use planning. This may
include designing flood control structures so that stream courses are
left in a naturalized state or developed as open space for parks or golf
courses.
Portions of the planning area are mapped within the 100-year floodplain.
Others may be subject to sheet flow where natural channels emanating
from mountain streams and canyons lose definiti on on the valley floor.
Restricting the type and location of structures near major drainages can
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limit exposure of people, structures and other improvements to flood
hazards and reduce potential losses. Development should be strictly
limited within 100-year floodplains to uses that do not provide for
human habitation. No critical facilities should be located within
floodplains. The City enforces provisions for flood hazard reduction in
Municipal Code Chapter 8.11 Flood Hazard Regulations. These provisions
cover development permit requirements and standards of construction
and standards for utilities, subdivisions and manufactured homes in
special flood hazard areas.
Other Flood Control Measures
The Clean Water Act (CWA) was enacted in 1972 and was intended to set
goals for restoring and maintaining water qua lity through reduction of
point-source pollution by industry and sewage treatment facilities. A
1987 amendment further required that state s reduce runoff into
waterways. The National Pollutant Discharge Elimination System
(NPDES) implements these requirements by mandating the adoption of
stormwater management plans and programs to reduce runoff of
pollutants in storm water systems into waters of the United States.
In California, the NPDES is administered by the State Regional Water
Quality Control Board, which issues NPDES permits to local jurisdictions.
In Riverside County, the NPDES is a joint permit system among the
Riverside County Flood Control and Water Conservation District (RCFC),
Riverside County, CVWD, and all Riverside County cities, including La
Quinta.
PLANNING FOR THE FUTURE
The City of La Quinta, Riverside County, and the Coachella Valley Water
District have worked closely together to proactively plan for and protect
developed areas from significant flooding. Development within 100-year
floodplains is limited to flood control channels, detention or retention
basins, and golf courses that dually serve as retention basins.
New flood control facilities should be designed to protec t other
environmental resources and retain watercourses in a natural state or
for use as open space, whenever feasible.
Some areas of the City are still subject to localize d flooding. These
hazards should be addressed through the continued enforcement of
requirements for on-site retention facilities.
FEMA mapping also shows areas that are considered subject to flooding
from storms stronger than the 100-year storm. Moderate flood hazards
are also mapped within undeveloped areas, particularly in the Sphere of
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Influence. However, in some portions of the General Plan area, some
study areas are limited, and flood zone mapping is incomplete. As a
result, there are some areas outside of the mapped flood zones that are
likely to be subject to flooding. The City should coordinate with FEMA
and other agencies for more complete mapping to define flooding
hazards.
Seismic hazards could place storage tanks, lakes, detention basins,
levees, dikes or other water storage or retention facilities at risk. Future
planning for new development should consider the potential for
flooding and continue to limit or prohibit structures in areas subject to
the 100-year storm.
GOALS, POLICIES AND PROGRAMS
GOAL FH-1
Protection of the health, safety and welfare of the commun ity from
flooding and hydrological hazards.
Policy FH-1.1
The City shall monitor and update its 2009 Master Drainage Plan every 5
years, or as needed, to reflect changes in local and regional drainage and
flood conditions.
Policy FH-1.2
The City shall coordinate efforts to update floodplain mapping in all
areas of the City, particularly those where potential flood impacts are
not yet known.
• Program FH-1.2.a: The City shall coordinate and cooperate with
CVWD in the filing of FEMA applications to amend the Flood
Insurance Rate Maps, as necessary.
Policy FH-1.3
The City shall continue to implement deve lopment standards that
provide for a reduction in runoff from developed lands and are
consistent with local and regional stormwater management plans.
• Program FH-1.3.a: New development shall continue to be required
to construct on-site retention/detention basins and other
necessary stormwater management facilities that are capable of
managing 100-year stormwater flows.
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Policy FH-1.4
The City shall coordinate with CVWD regarding the implementation of
measures which protect bridge crossings from the scouring and erosive
effects of flooding.
• Program FH-1.4.a: The Public Works Department will work with
CVWD to inspect bridge crossings for scour damage during and
after significant flooding events.
• Program FH-1.4.b: The City shall coordinate with the appropriate
state agencies to participate in the state’s bridge scour inventory
and evaluation program.
Policy FH-1.5
The City shall coordinate with CVWD to minimize the potential for the
occurrence of inundation from levee or water tank failure, including
seismically induced inundation.
• Program FH-1.5.a: The City shall annually request a status update
from the Coachella Valley Water District of their monitoring of
the structural safety of the levees around Lake Cahuilla and along
the Coachella Valley Stormwater Channel and the La Quinta
Evacuation Channel.
• Program FH-1.5.b: The City shall annually request a status update
from the Coachella Valley Water District of their monitoring of
the structural integrity of above -ground water tanks and
reservoirs, and where needed, the implementation of bracing
techniques to minimize potential structural damage and/or
failure.
Policy FH-1.6
Major drainage facilities, including debris basins, reten tion/detention
basins, and flood control facilities shall provide for the enhancement of
wildlife habitat and community open space to the greatest extent
feasible, while still maintaining their functional qualities.
Policy FH-1.7
New critical facilities shall not be constructed within the boundaries of
the 100-year flood plain.
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Policy FH-1.8
Development within drainage areas and stormwater facilities shall be
limited to recreational uses such as golf courses, lakes, sports or play
fields, and similar uses.
Policy FH-1.9
The City shall periodically monitor and update, as needed, evacuation
routes to ensure safe ingress and egress for residents and emergency
vehicles in the Cove and southern neighborhoods in the event of a major
flood.
• Program FH-1.9.a: The City shall provide maps and other
information concerning evacuation routes to residents of the
Cove, Riverside County Fire Department, Sheriff’s Department
and other appropriate agencies.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals, and their associated policies and programs, are
closely related to those of this Element.
GOAL GEO-1: Protection of the residents’ health and safety, and of their
property, from geologic and seismic hazards.
GOAL WR-1: The efficient use and conservation of the City’s water
resources.
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HAZARDOUS MATERIALS
PURPOSE
The Hazardous Materials Element addresses the potential hazards
associated with the storage, use, and transport of hazardous materials
in and through the City.
Public safety must be addressed in the G eneral Plan, in conformance
with California Government Code 65302(g). Hazardous materials
represent one of the issues associated with public safety.
This Element is closely related to the Emergency Services Element. The
City’s first responders ensure public safety in the event of a hazardous
materials spill or release. This response includes isolation, evacuation (if
warranted), identification, containment and proper disposal of the
hazardous materials, as well as proper notification to other agencies. It
is also related to the other components of the Environmental Hazards
Chapter – the Soils and Geology Element and the Flooding and
Hydrology Element. Finally, the location of land uses which use, store ,
or transport hazardous materials ties this Element to the Land Use
Element, insofar as it is important for the City to assure that sensitive
land uses, such as residences and schools, are buffered from exposure
to hazardous materials to the greatest exten t possible.
BACKGROUND
Hazardous materials are those chemicals, oils , and other substances
which have the potential to be toxic. They range from fertilizers,
pesticides and automotive products, to pool chemicals and chlorine
products. If hazardous materials are improperly stored, used or
transported, they can be released into the air, soil or water and
cause harm to the City’s residents, business people and
visitors. As a result, hazardous mater ials are highly
regulated, particularly in commercial and industrial
applications. A number of regional, State and
federal agencies have responsibility for
managing and regulating these materials.
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At the federal level, the Environmental Protection Agency (EPA) has
primary responsibility for the regulation of hazardous materials. The
California Environmental Protection Agency and the Department of
Toxic Substances Control are the primary State agencies which deal with
hazardous materials. At the regional lev el, the Riverside County
Department of Environmental Health monitors and regulates hazardous
materials use and disposal throughout the County, including in the City
and its Sphere of Influence. If contamination of a water source occurs,
the Regional Water Quality Control Board has enforcement powers. The
City’s Emergency Services Division, Fire and Police Departments would
be called upon in the event of a spill or similar emergency relating to
hazardous materials within City limits (please see the Emergency
Services Element for further discussion of emergency services).
In order to coordinate efforts relating to hazardous materials
management, the County has developed a Hazardous Waste
Management Plan (HWMP), which addresses the proper disposal,
processing, handling, storage and treatment of hazardous materials.
The City has also adopted the HWMP and implements it at the local level.
In the City, hazardous materials are limited to small quantity generators
(those generating less than 1,000 kilograms of haza rdous waste per
month), ranging from individual households which store cleaning
solutions and automotive products, to service stations and medical
clinics, which may store or use larger quantities of hazardous materials.
Household hazardous waste can be disposed of properly through
Household Hazardous Waste disposal events, or at a network of
“ABOP” facilities operated by the County Waste Management
Department. An ABOP – or Antifreeze, Batteries, Oil, Paint – facility is
located in Palm Springs and is open regularly to accept these materials,
as well as electronic waste. Household Hazardous Waste disposal
events are held periodically at varying locations throughout the County,
including cities in the Coachella Valley.
The most common commercial uses which use hazardous materials in
the City are service stations, which not only use and store fuels and oils,
but also operate underground storage tanks, which have the potential
to contaminate soils and water supplies if not properly maintained.
Other commercial users include dry cleaning operations, pool cleaning
or supply stores, and automotive supply stores. Commercial and
industrial users are responsible for meeting the requirements of the
County Department of Environmental Health. These requirements
include the proper disposal of hazardous materials through a number of
licensed contractors specializing in these materials.
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In the event of a spill or leak of hazardous materials, initial response
would be made by the closest fire engine company , followed by
response from a dedicated Hazardous Material Response Team (HMRT).
The Riverside County Fire Department operates a Hazardous Materials
Team, which operates throughout the County and responds to incidents
when necessary.
PLANNING FOR THE FUTURE
As the City and its Sphere of Influence build out, the number of
hazardous materials storage and use locations is likely to increase.
Further, the eastern edge of the Sphere occurs immediately adjacent to
the Jacqueline Cochran Regional Airport, and commercially and
industrially designated lands in that area may include businesses which
store, use and transport airplane-related hazardous materials.
The City’s continued participation in regional programs and
coordination with County departments with responsibility for
hazardous materials will be important in the future. The Cit y’s
Emergency Services Division and City Hall facilities dedicated to
emergency management will require expansion as population grows, to
assure that the City can respond effectively to emergencies relating to
hazardous materials.
GOALS, POLICIES AND PROGRAMS
GOAL HAZ-1
Protection of residents from the potential impacts of hazardous and
toxic materials.
Policy HAZ-1.1
The storage, transport, use and disposal of hazardous materials shall
comply with all City, County, State and federal standards.
• Program HAZ-1.1.a: Continue to coordinate with all appropriate
agencies to assure that local, State and federal regulations are
enforced.
• Program HAZ-1.1.b: Development plans for projects which may
store, use or transport hazardous materials shall continue to be
routed to the Fire Department and the Department of
Environmental Health for review.
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• Program HAZ-1.1.c: The City’s Emergency Services Division shall
maintain a comprehensive inventory of all hazardous waste sites
within the City, including underground fuel storage tanks.
Policy HAZ-1.2
To the extent empowered, the City shall regulate the generation,
delivery, use and storage of hazardous materials.
• Program HAZ-1.2.a: All facilities which produce, utilize, store or
transport hazardous materials shall be constructe d in strict
conformance with all applicable Building and Fire Codes.
Policy HAZ-1.3
Support Household Hazardous Waste disposal.
• Program HAZ-1.3.a: Continue to work with the County to assure
regular household hazardous waste disposal events are held in
and around the City.
• Program HAZ-1.3.b: Educate the City’s residents on the proper
disposal of household hazardous waste through the City’s
newsletter and by providing educational materials at City Hall.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals, and their associated policies and programs, are
closely related to those of this Element.
GOAL ES-1: An effective and comprehensive response to all emergency
service needs.
GOAL PF-1: Public facilities and services that are available, adequate and
convenient to all City residents.
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FIRE HAZARDS
PURPOSE
The Fire Hazards Element identifies existing fire hazards in the planning
area and describes the regulatory environment to effectively manage
these hazards. This element relates to several other General Plan
elements, including Emergency Services, Circulation, and Water, Sewer
and Other Public Utilities.
California Government Code and Public Resources Code require
the inclusion of fire risk analysis in the General Plan Safety Element. Per
Government Code Section 65302 (g)(3), this Element follows the advice
included in the Office of Planning and Research’s most recent
publication of “Fire Hazard Planning, General Plan Technical Advice
Series” (May 2015). This Element sets forth goals, policies, and programs
that will safely manage fire hazards in the City and Sphere of Influence,
and guard the general health, safety, and welfare of the community
from potential impacts associated with fire hazards.
BACKGROUND
Fires are generally classified into two types based on where they occur:
vegetation fires and urban or structural fires. The largest land mass
(53.3% of total land area) in the City is Natural and Recreational Open
Space designated in the General Plan, which primarily takes up the
southwestern portion of La Quinta and is also interspersed throughout
the City. Other land uses include primarily residential (31.7%), commercial
(4.4%), community facilities and roadways, most of which are built out
with vacant infill sites. The SOI consists of mostly residential land uses
(91.3%), some commercial uses (3.5%), and minimal industrial uses (<1%).
Wildland Fire Hazards
A wildfire is an uncontrolled fire spreading through vegetative fuels and
exposing or possibly consuming structures. Wildfire is a common
natural process in many of California’s ecosystems. However, they can
cause harm as more development sprawls into wildland, creating
wildland – urban interfaces (WUI) where wildfires pose a threat to
human life and property.
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In southern California, typically mild, wet winters result in an annual
growth of grasses and plants that dry out during the hot summer
months. This dry vegetation provides fuel for wildfires in fall, especially
when hot, dry winds blow across the region in the late fall due to Santa
Ana conditions that intermittently impact the area. These conditions
contribute to spreading of wildfires, which often begin unnoticed and
spread quickly to burn large areas before they are contained.
Although the City is not in a wilderness area, the threat of a wildland fire
in or near is high due to the wildland - urban areas in and around the City.
Significant development in La Quinta and surrounding areas are
considered WUI, and many of these areas have experienced prolonged
droughts or are excessively dry and at risk of wildfires. In addition, the
Santa Ana winds can help spread wildfires in the community. Wildland
fire hazards exist in varying degrees over approximately 90% of
Riverside County and the City of La Quinta throughout open space,
parklands and agricultural areas. The fire season extends approximately
5 to 6 months, from late spring through fall. A combination of
undeveloped and rugged terrain, highly flammable brush-covered land,
and long dry summers may contribute to wildfires. Structures with
wood shake roofs ignite easily and produce embers that can contribute
to fire spread. Post-fire hazards may include a new area of potential
landslide when burned and defoliated areas are exposed to winter rains.
Based on historical data from 2013 to March 2021, no wildfire occurred
within the City and SOI. There were three fires near the SOI, the largest
being the Shady Fire in Thermal, a vegetation fire that burned 130 acres
in May 2019. The other two were Van Buren Fire (March 2014) which
burned 57 acres and 54 Fire (May 2013) which burned 40 acres.
The California Department of Forestry and Fire Protection (CalFire)
ranks fire hazard of wildland areas of the state using four main criteria:
fuels, weather, assets at risk, and level of service. As shown in Exhibit IV-
7, there are no state responsibility areas or very high fire hazard severity
zones (VHFHSZ) in the City and SOI.
Urban and Structural Fire Hazards
The urban areas in La Quinta face the common threat of urban/structural
fires as other communities. There is no unusual fire risk, fire spread risk
or death and injury risk according to the Fire-Community Assessment
Response Evaluation System (FireCARES), a "big data" analytical system
providing information on capacity and capability of local fire
departments in regard to the risk environment they are called to
respond.
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The National Fire Protection Association (NFPA) defines low, medium,
and high hazard structures as follows:
• High-Hazard Occupancies - High-rise buildings, hospitals, schools,
nursing homes, explosive plants, refineries, public assembly
structures, and other high life hazard or large fire potential
occupancies.
• Medium-Hazard Occupancies - Apartments, offices, mercantile
and industrial occupancies that may require extensive use of fire
fighting forces.
• Low-Hazard Occupancies - One-, two- or three-family dwellings
and scattered small business and industrial occu pancies.
Of the 36,762 total structures protected in La Quinta, the majority are
low-hazard occupancies, with around 6,000 medium-hazard
occupancies and few high- and unknown- hazard occupancies. From
2006 to 2016, the number of structure fires ranged fro m 4 to 30, and all
below 20 except in 2007.
Peak Water Demand and Supply
The City continues to coordinate between the Fire Department and
CVWD to ensure adequate water supplies for fire suppression in La
Quinta. CVWD provides water services to La Quinta and has a total
groundwater storage capacity of approximately 28.8 million acre-feet
(one acre-foot equals 325,850 gallons) in the Whitewater River Subbasin
underlying the Coachella Valley. The California Fire Code Section B105
imposes fire-flow requirements for buildings based on their size and
construction type. For example, detached single -family dwellings,
duplexes and townhouses with no automatic sprinkler system should
have a minimum fire-flow of 1,000 gallons per minute for 1-hour duration
(under 3,600 square feet calculation area). CalFire updated the 2010
Strategic Fire Plan in 2018, building on past success and lessons to
coordinate Unit Fire Plans that address risks, fire protection needs, and
strategies with other levels of fire plans and commun ity wildfire
protection plans to provide one consistent approach.
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PLANNING FOR THE FUTURE
As the City and SOI are built out, the community will continue to face
potential fire hazards from wildfires and urban/structural fires. As
discussed in detail below in the Climate Change Element, fire risks may
be exacerbated by conditions such as prolong ed droughts, extreme
weather including heat, and altered precipitation patterns associated
with climate change.
The implementation and enforcement of standard requirements such as
California Building Code, California Fire Code, La Quinta Municipal Code,
CEQA Statutes and Guidelines, and other applicable legislation will help
manage fire hazards discussed in this Element. The City should assume
the increasingly important role to closely coordinate with state, regional
and county agencies to make current information and
resources available to the community, and ensure adequate planning
and daily operation as directed by laws and regulations. Through the
development review process, the City must ensure that development
proposals are reviewed by the Fire Department and incorporate
adequate fire prevention measures prior to approval.
GOALS, POLICIES AND PROGRAMS
GOAL FIRE‐1
Protection of the community and its property from the unreasonable
risk of wildfire.
P olicy FIRE---1.1
The City shall minimize the exposure of the community and its property
to the impacts of wildland and structural fires.
• Program FIRE-1.1.a: The City shall require and enforce active
vegetation management in the open space areas and urban
areas. The City shall coordinate with the Fire Department and
Homeowner Associations to ensure adequate maintenance of
landscape and open areas and minimize potential fire hazard
from overly dry or dead vegetation and debris.
• Program FIRE-1.2.a: The City shall require future development in
the vicinity of Moderate or Very High Fire Hazard Severity Zones
to comply with Riverside County Fire Department safety
recommendations for fuel modification plans and
clearance/defensible space around property.
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• Program FIRE-1.3.a: The City shall adhere to the guidelines set forth
in the County of Riverside Multi-Jurisdictional Local Hazard
Mitigation Plan and the City’s Local Hazard Mitigation Plan.
• Program FIRE-1.4.a: Through the City’s existing partnership with
HERO and Ygrene, the City shall disseminate information on use
of metal or tile roofing, minimum of dual-pane windows, and fire
retardant materials that reduce potential risk and damage in a
fire event.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals and their associated policies and programs are
closely related to those of this Element.
GOAL ES‐1: An effective and comprehensive response to all emergency
service needs.
GOAL UTL-1: Domestic water facilities and services which
adequately serve the existing and long‐term needs of the City.
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CLIMATE CHANGE
PURPOSE
The Climate Change Element looks into the impacts of climate change
specifically for the planning area and identifies strategies for
community-wide adaptation and resilience. Planning and other efforts
to reduce climate change impacts are addressed in many other General
Plan elements, including Chapter II Community Development (e.g.
Circulation, Housing) and Chapter III Natural Resources (e.g. Air Quality,
Energy and Mineral Resources).
California Government Code Section 65302(g)(4) requires the Safety
Element to address climate adaptation and resiliency strategies
applicable to the city upon the next revision of a local hazard mitigation
plan on or after January 1, 2017. This Element utilizes existing data and
projections to assess risks to the community, current and future needs
and available resources, and considers advice provided in the Office of
Planning and Research’s General Plan Guidelines to identify goals,
policies and programs to build an adaptive and resilient community
under climate change.
BACKGROUND
Climate change is an umbrella te rm for local, regional, and global
climate-related changes associated with a drastic increase in
greenhouse gas content in the atmosphere, most notably carbon
dioxide since 1950. The most prominent phenomena of climate change
include an overall warming trend especially in the past 40 years,
reduction in ice sheets and glaciers, decreased snow cover, sea level
rise, and extreme weather events. California is most impacted in the
following areas: altered precipitation patterns that contribute to
prolonged droughts, extreme weather including intense heat and
storms, more frequent wildfire and related hazards.
As characterized in the Air Quality Element, La Quinta, as part of
Coachella Valley, is in a California low desert climate with intense dry
heat in summer with very rare storms and occasional rainfall in winter.
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Hazards associated with climate change facing the community are
mainly extreme summer heat, wildfire, and those tied to precipitation
patterns such as drought, flood, and wildfire.
Temperature
Average Temperature
The annual average maximum temperature is projected to increase
despite variations throughout this century. The historical record from
1950 to 2005 did not show much change, starting at 87.7 °F (1950), with
a high of 88.1 °F (1989), and ending in 86.6°F (2005). In this century,
different models project the annual average maximum temperature to
increase between 3 to 9.1°F under the scenario of emissions peak around
2040, then decline. Currently, the annual average maximum
temperature for La Quinta is approximately 84°F. It will rise to 89.1°F in
2040 for average modeled projections. Local temperature has been
recorded to go as high as 123°F and as low as 13°F since the 20th century.
Extreme Summer Heat
Extreme heat hazards can take the form of single extreme heat days or
heat waves. When coupled with power outage, heat conditions can
pose an imminent danger to residents, such as dehydration and heat
stroke. According to the Cal-Adapt Tool used to gather data for this
Element, an extreme heat day is defined as a day in a year when the daily
maximum/minimum temperature exceeds the 98th historical percentile
of daily maximum/minimum temperatures based on observed historical
data from 1961–1990 between April and October. This threshold is
110.9°F for the City of La Quinta. While there is no universal definition of
a heat wave, Cal-Adapt Tool defines a heat as a period of 4 consecutive
extreme heat days or warm nights when the daily maximum/minimum
temperature is above the extreme heat threshold.
Similar to the annual average maximum temperature, the number of
heat days in a year shows an overall increasing trend despite year -to-
year variations (Exhibit IV-8). As described in the Emergency Services
Element, the City undertakes proactive hazard management through its
Local Hazard Mitigation Plan (LHMP, updated in 201 7) and participation
in the Riverside County’s LHMP. La Quinta participates with the
Riverside County Office of Emergency Services plan for extreme heat
conditions and has a cooling station located at the La Quinta Wellness
Center on 78450 Avenida La Fonda.
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Precipitation
Across the state of California, there are wet and dry years. Research
suggests that wet years will likely become wetter, and dry years will
become drier and occur in consecutive years, potentially leading to
drought. Precipitation patterns will shift towar d more intense storms
with a shorter wet season, which is already seen in some areas with
larger year to year fluctuations. This may impact snow packs, an
important source for much of the state’s surface water. Altered,
irregular precipitation patterns may contribute to drought, flood, and
even wildfire hazards. Combined with temperature change, more
natural and human processes may be affected such as growth season
and spread of infectious diseases.
La Quinta had an average rainfall of 4.2 inches durin g 1961 to 1990, which
is 93 percent less than the average in California. Similar to the overall
state trend, La Quinta is not expected to see any significant changes in
average annual precipitation in the next 50-75 years. The annual average
precipitation is modeled to increase between 0.044 to 0.047 inches in
mid-century (2035-2046), and 0.053 to 0.080 inches in end-century
(2077-2099) under different emission scenarios. While this would not
have a significant impact on La Quinta due to groundwater as the
predominant water source, it is critical to conserve water and design
adequate drainage and flood control systems to prepare for unexpected
events.
Wildfire
Many factors come into play for the frequency, severity and impacts of
wildfires, such as development patterns, temperature increases,
precipitation change, wind patterns and pest infestations. While it is
hard to project the location and progress of fires, the model results
show how factors influencing risk of wildfires will change and thus help
estimate how fire risk will change. As seen in recent years, much of
California will be exposed to higher risk of wildfire, and an earlier, longer
fire season with more extreme fire events.
Similar to the state-wide trend, La Quinta may also face increased risk to
wildfire. Change in precipitation patterns may affect vegetation growth,
and can create more fuel load when heat and drought happen at the
same time and further dry plants. As described above in the Fire Hazards
Element, the City should monitor the vast open areas to reduce
potential fire risks. Wildfires from nearby cities and communities can
also pose health hazards to La Quinta residents due to exposure to
smoke. Smoke from wildfires contain such substances as carbon
monoxide, hydrocarbons and other organic chemicals, nitrogen oxides,
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trace metals, and fine particulate matter that may cause both acute and
chronic health impacts in a large population. Smoke may cause eye
irritation, compromise of respiratory system, and the greatest impacts
to people with chronic heart and lung disease, including asthma, with
age being a complicating risk factor.
Please see Fire Hazards Element above for more details regarding
wildfire in La Quinta.
Local Hazard Mitigation Plan
The City maintains a Local Hazard M itigation Plan (LHMP) in a five-year
update cycle, which identifies hazards and vulnerabilities, provides
mitigation strategies, and coordinates all institutions for disaster
mitigation planning and actions within the City. The LHMP was last
updated in 2017, and identified specific hazards including earthquake,
flood, extreme weather, and drought. The City establishes procedures
and responsibilities for City personnel in its adopted Emergency
Operations Plan (EOP), including planning and designation of
evacuation routes under different scenarios. The EOP is available on the
City’s website under Emergency Management and described in detail in
the General Plan Emergency Services Element.
The City also participates in the County of Riverside Multi-Jurisdictional
Local Hazard Mitigation Plan (LHMP), which was updated in 2017. Similar
to the local LHMP, the County LHMP identifies and evaluates the
County’s hazards and vulnerabilities and provides mitigation actions
based on resources available in the County. The County LHMP consists
of the Riverside County Operational Area Plan and the individual
Annexes, including the City of La Quinta LHMP that are linked to the
Operational Area Plan, other County plans including the General Plan,
and the State Hazard Mitigation Plan. The County LHMP identified main
hazards in the County similar to those faced by La Quinta, and provided
ongoing mitigation strategies specifically for earthquake, flood, and fire
as well as all hazard strategies.
PLANNING FOR THE FUTURE
Science and research on climate change, especially understanding and
projecting the impacts on regional and local levels, are constantly
evolving. The City shall take an active role in coordinating with all levels
of government agencies to keep current information and projections on
climate change. The City shall feed these into policy making and review
the adaptation and resiliency strategies on a timely basis.
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It will gradually become normal for the City to consider reducing,
mitigating, and adapting to climate change in nearly all aspects of
planning and operation in the community. By keeping up with the
current science and legislation on the regulatory side, the City is on track
to prepare the community for a changing climate. It is also vital to
inform, educate, and engage the public to maximize individual efforts
and benefit the community and beyond, such as water and energy
conservation measures discussed in other General Plan Elements.
GOALS, POLICIES AND PROGRAMS
GOAL CLI‐1
Protection of the health, safety and welfare of the community through
building adaptation and resiliency to climate change.
Policy CLI---1.1
The City shall identify and assess population vulnerabilities to the
impacts of climate change and related hazards in the City.
• Program CLI-1.1.a: The City shall incorporate a full vulnerability
assessment in its next update (2022) of the Local Hazard
Mitigation Plan (LHMP) according to Phase 2 of the California
Adaptation Planning Guide. Information should be gathered
during annual monitoring and update of the LHMP in this five-
year cycle.
• Program CLI-1.1.b: The City shall review and circulate findings of the
vulnerability assessment with applicable City departments to
carry out necessary actions to protect the vulnerable
populations, assets, and functions.
Policy CLI---1.2
The City shall develop new strategies, or modify and update existing
strategies within its regulatory capabilities in response to the impacts of
climate change and related hazards.
• Program CLI-1.2.a: The City shall review the latest publications and
regulations on climate change adaptation to inform future policy
making, including maintenance of the Emergency Operations
Plan, Local Hazard Mitigation Plan update, and General
Plan/Specific Plans and updates.
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CLIMATE CHANGE
IV-73
• Program CLI-1.2.b: During development review process, avoid new
development that increase the risk to climate-related hazards, or
redevelopment that worsens the existing vulnerability as
identified in the LHMP, General Plan, CEQA or other regulatory
documents.
P olicy CLI---1.3
The City shall conduct effective communication on climate change
adaptation to reach all segments of the community and encourage
active participation at all levels.
• Program CLI-1.3.a: Consider disseminating current information
and/or key updates on climate change adaptation on the City
website such as under Local Resources, during the annual
community workshop, and other local events including farmer’s
market.
• Program CLI-1.3.b: Ensure a sound and effective emergency
communication system as planned in the LHMP and Emergency
Operations Plan, and consider new media streams such as widely
used mobile applications by the community.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals and their associated policies and programs are
closely related to those of this Element.
GOAL ES‐1: An effective and comprehensive response to all emergency
service needs.
GOAL FH-1: Protection of the health, safety and welfare of the
community from flooding and hydrological hazards.
GOAL FIRE‐1: Protection of the community and its property from the
unreasonable risk of wildfire.
GOAL SC‐1: A community that provides the best possible quality of life
for all its residents.
GOAL EM-1: The sustainable use and management of energy and mineral
resources.
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CLIMATE CHANGE
IV-74
NOISE ........................................................................................................... 1
SOILS AND GEOLOGY ............................................................................... 19
FLOODING AND HYDROLOGY ................................................................. 39
HAZARDOUS MATERIALS........................................................................ 55
FIRE HAZARDS .......................................................................................... 61
CLIMATE CHANGE .................................................................................... 67
Table IV-1 Existing 24-Hour Noise Levels at Monitored Locations .......... 5
Table IV-2 Existing Short-Term Noise Levels ............................................ 6
Table IV-3 Land Use Compatibility for Community Noise Environments 8
Table IV-4 Build Out Noise Levels .............................................................. 9
Exhibit IV-1 Airport Noise Contours ......................................................... 13
Exhibit IV-2 Faults and Historical Seismicity Map ................................... 23
Exhibit IV-3 Seismic Hazards Map .......................................................... 26
Exhibit IV-4 Geologic Map of the Study Area ........................................ 29
Exhibit IV-5 Wind Erosion Susceptibility Map ........................................ 34
Exhibit IV-6 FEMA Flood Hazard Zones Map ......................................... 47
Exhibit IV-7 Fire Hazard Severity Zones Map .......................................... 64
Exhibit IV-8 Number of Extreme Heat Days per Year to 2100 ............... 69
343
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT 2020 W. El Camino Avenue, Suite 500 Sacramento, CA 95833 (916) 263-2911 / FAX (916) 263-7453www.hcd.ca.gov
Danny Castro, Director Design and Development Department City of La Quinta 78495 Calle Tampico La Quinta, CA 92253
Dear Danny Castro:
RE: City of La Quinta’s Revised 6th Cycle (2021-2029) Draft Housing Element
Thank you for submitting the City of La Quinta’s revised draft housing element update received for review on September 27, 2021. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on November 22, 2021 with Planning Manager Cheri Flores, and the City’s consultant Nicole Criste.
The draft element addresses many statutory requirements described in HCD’s July 9, 2021 letter; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code). The enclosed Appendix describes revisions needed to comply with State Housing Element Law.
The City’s statutory deadline to adopt a housing element was October 15, 2021. For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of this statutory deadline, then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate.
November 23, 2021
ATTACHMENT 1
344
Danny Castro Page 2
Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community-development/housing-element/index.shtml#element for a copy of the form and instructions. The City can reach out to HCD at sitesinventory@hcd.ca.gov for technical assistance. Please note, upon adoption of the housing element, the City must submit an electronic version of the sites inventory with its adopted housing element to sitesinventory@hcd.ca.gov.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City meets housing element requirements for these and other funding sources. For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the County to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at: http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf and http://opr.ca.gov/docs/Final_6.26.15.pdf.
HCD appreciates the hard work and dedication of Planning Consultant, Nicole Criste, in preparation of the City’s housing element. If you have any questions or need additional technical assistance, please contact Tristan Lanza, of our staff, at tristan.lanza@hcd.ca.gov.
Sincerely,
Senior Program Manager
Paul McDougall
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City of La Quinta’s Revised 6th Cycle (2021-2029) Draft Housing Element Page 1 November 24, 2021
APPENDIX
CITY OF LA QUINTA
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code. Housing element technical assistance information is available on HCD’s website at http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtml. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and includes the Government Code addressing State Housing Element Law and other resources.
A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and progress
in implementation, and reflect the results of this review in the revised element. (Gov. Code,
§ 65588 (a) and (b).) While the revised element referenced the programs serving the special needs populations in the 5th cycle, it did not an provide an explanation of the effectiveness of goals, policies, and related actions in meeting the housing needs of those populations.
B. Housing Needs, Resources, and Constraints
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with
Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in
the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A)) Racial/Ethnic Areas of Concentration of Poverty (R/ECAP): While the element identifies a R/ECAPs in the City, the element must include analysis of the area such as trends, conditions and past efforts and their effectiveness in combination with concentrated areas of affluence. Displacement: While the element provides the overall rate of overcrowding, it must also include an analysis of patterns and trends at a local and regional level and address displacement risks. Site Inventory: While the element has an analysis of sites in relation to affirmatively furthering fair housing (AFFH), the element must contain an identification and evaluation of sites relative to the full scope of assessing fair housing ( e.g., segregation and integration, racially and ethnically concentrated areas of poverty and affluence, disproportionate access to opportunity), the site inventory must contain an identification and analysis of selected sites with accompanying maps that indicated the number of projected units for each site and represent the assumed affordability (i.e., lower,
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moderate and above moderate) with an evaluation of each site to socio-economic patterns. This analysis should cover all income levels and assess the extent to which projected development of sites will wither further exacerbate or further ameliorate existing patterns of segregations and/or exclusion of members of protected classes. Goals, Priorities, Metrics, and Milestones: The element must be revised to add or modify goals and actions based on the outcomes of a complete analysis as listed above. Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, metrics and milestones as appropriate and must address housing mobility enhancement, new housing choices and affordability in high opportunity areas, place-based strategies for community preservation and revitalization and displacement protection. Please see HCD’s AFFH memo for more information: https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf#page=23. 2. An inventory of land suitable and available for residential development, including vacant
sites and sites having realistic and demonstrated potential for redevelopment during the
planning period to meet the locality’s housing need for a designated income level, and an
analysis of the relationship of zoning and public facilities and services to these sites. (Gov.
Code, § 65583, subd. (a)(3).) Approved Projects: The revised element states that Sites 15-20 (p. 142), and Site 10 (p. 147) are part of approved housing projects but does not include information on those projects, including when they were entitled, if any additional entitlements are needed prior to completion or when construction is expected to be completed. In addition, Table II-50 appears to indicate that these are vacant sites available for development. The element should clarify the status of these sites and clearly indicate if these sites have projects that have approvals. A complete site inventory on the forms developed by HCD mentioned above will assist in this analysis. Sites Inventory: The revised draft element provides data on the City’s site inventory in Table II-50. However, the data is insufficient to determine the adequacy of all sites since the inventory aggregates available sites by Map Keys and APNs. The inventory must provide a parcel listing of sites by APN, along with parcel size, zoning, general plan designation, describing existing uses for any nonvacant sites and include a calculation of the realistic capacity of each site. Lot Consolidation: The revised draft element now include analysis relative to the consolidation of city-owned sites within the inventory. However, it does not include analysis for those non city-owned sites that are identified to accommodate the need for lower-income comprised of multiple parcels (e.g. Site 1,2,7,9 and 11). For example, the analysis should describe the City’s role or track record in facilitating small-lot consolidation by affordability level, policies or incentives offered or proposed to encourage and facilitate lot
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consolidation, conditions rendering parcels suitable and ready for redevelopment, recent trends of lot consolidation, and information on the owners of each aggregated site. Affordable Housing Overlay (AHO): The revised element states that the Affordable Housing Overlay will be applied at densities up to 30 units per acre on the sites listed in Table II-50. While the element describes an Affordable Housing Overlay which allows affordable housing at higher densities within commercial zones. To demonstrate the adequacy of the AHO, the element must include a complete description and analysis of the Overlay, including affordability requirements and development standards. The elements must also clarify if the 30 units per acre is considered the base density for purposes of calculating density bonus and demonstrate the appropriateness of proposed development standards and incentives to encourage and facilitate the development of housing affordable to lower-income households.
Zoning for a Variety of Housing Types (Emergency Shelters): While the element states that emergency shelters are permitted by-right in all nonresidential districts except Village Commercial, it does require an approval of a site development permit. It is unclear whether site development permit process is considered a discretionary permit. The element must analyze this process for consistency with the Government Code section 65583, subdivision (a)(4), where zoning must allow emergency shelters as a permitted use without discretionary action.
C. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period, each
with a timeline for implementation, which may recognize that certain programs are ongoing,
such that there will be beneficial impacts of the programs within the planning period, that
the local government is undertaking or intends to undertake to implement the policies and
achieve the goals and objectives of the Housing Element through the administration of land
use and development controls, the provision of regulatory concessions and incentives, and
the utilization of appropriate federal and state financing and subsidy programs when
available. The program shall include an identification of the agencies and officials
responsible for the implementation of the various actions. (Gov. Code, § 65583, subd. (c).) The revised element did not address this finding. The element must provide discrete timing for all programs (e.g., month and year) to account for how often the action will occur as well as to ensure a beneficial impact in the planning period and quantify objectives where feasible. Please see the prior review for additional information. 2. Identify actions that will be taken to make sites available during the planning period
with appropriate zoning and development standards and with services and facilities to
accommodate that portion of the city’s or county’s share of the regional housing need
for each income level that could not be accommodated on sites identified in the
inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and
to comply with the requirements of Government Code section 65584.09. Sites shall be
identified as needed to facilitate and encourage the development of a variety of types
of housing for all income levels, including multifamily rental housing, factory-built
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housing, mobilehomes, housing for agricultural employees, supportive housing, single-
room occupancy units, emergency shelters, and transitional housing.
(Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding B2, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows: Program 3.1.a: The revised element now indicates that to demonstrate the adequacy of the zoning for sites to accommodate the lower-income RHNA, the Affordable Housing Overlay (AHO) will be applied to the sites on Table II-50. However, as this program is addressing a shortfall of adequate sites to accommodate the RHNA for lower, it must commit to meet all the requirements of GC. 65583.2, subdivisions (h) and (i).
D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the Housing Element, and
the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(8).) The draft element includes a revised summary of the public participation process (p. 30), which now states that the city held an additional study session on the housing element. However, it does not demonstrate that diligent efforts were made to involve all economic segments of the community in the development of the housing element, especially low- and moderate-income groups, nor does it address the availability of materials in multiple languages, surveys, or other efforts to involve such groups and persons in the element throughout the process. In addition, the revised element now states that “comments and questions led to amendments and additions to policies and programs” (p. 30) but does not summarize what those comments were and how they were incorporated.
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A. Review and Revision
While the revised element referenced the programs serving the special needs populations in the 5th cycle, it did not an provide an explanation of the effectiveness of goals, policies, and related actions in meeting the housing needs of those populations.
As described in the evaluation of Policies and Programs below, the City continued to
assist households with special needs, including seniors, disabled residents and persons
experiencing homelessness (see evaluation of Policies 5.3, 5.4 and 5.5; and Programs
4.4.b, 5.5.a, and 5.5.b below). These programs resulted in benefits to these special needs
populations, including the furtherance of programs by housing homeless residents at the
Coral Mountain apartments; through CVAG’s regional housing efforts for Coachella Valley
homeless persons; and by the major rehabilitation and new units provided for seniors
and disabled seniors at the Washington Street apartments. The policies and programs
were very effective in assisting special needs populations.
B. Housing Needs, Resources and Constraints
Note: Finding B.1. relating to AFFH will be responded to separately. This section addresses
the items in finding B.2. only.
Approved Projects: The revised element states that Sites 15-20 (p. 142), and Site 10 (p. 147) are part of approved housing projects but does not include information on those projects, including when they were entitled, if any additional entitlements are needed prior to completion or when construction is expected to be completed. In addition, Table II-50 appears to indicate that these are vacant sites available for development. The element should clarify the status of these sites and clearly indicate if these sites have projects that have approvals. A complete site inventory on the forms developed by HCD mentioned above will assist in this analysis.
Finally, sites 15 through 20 are provided to accommodate above moderate income
households. These sites are all located in existing approved communities or tract maps,
and require only residential building permits to proceed to construction.
Sites Inventory: The revised draft element provides data on the City’s site inventory in Table II-50. However, the data is insufficient to determine the adequacy of all sites since the inventory aggregates available sites by Map Keys and APNs. The inventory must provide a parcel listing of sites by APN, along with parcel size, zoning, general plan designation, describing existing uses for any nonvacant sites and include a calculation of the realistic capacity of each site.
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Table II-1
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
Very Low, Low and Moderate Income Sites
1 646-070-016 13.84 MHDR RMH (AHO) 20 280
2
770156007770-
156-007, 770-
156-010, 770-
181-009 0.230.98
VC VC 14 144
770156010 0.39 VC VC 14 5
770181009 0.36 VC VC 14 5
3 (City
Owned)
773078005773-
078-005, 773-
078-006, 773-
078-007, 773-
078-016, 773-
078-017, 773-
078-034 0.111.68
MC/VC MC/VC 14 81
773078006 0.11 MC/VC MC/VC 14 1
773078007 0.11 MC/VC MC/VC 14 1
773078016 0.12 MC/VC MC/VC 14 2
773078017 0.12 MC/VC MC/VC 14 2
773078034 1.11 MC/VC MC/VC 14 1
7 604-032-042 1.88 MHDR RMH 12 22
8 (City
Owned)
600-030-010,
600-030-012,
600-030-024
2.72 of
11.29 MHDR RMH 19 52
9 600-390-024 15.14 CG CP/CR 18 273
10*
600080001600-
080-001, 600-
080-002, 600-
080-003, 600-
080-004, 600-
080-005, 600-
080-006, 600-
080-007, 600-
080-008, 600-
080-009, 600-
080-041 0.194.13
MHDR RM 10 422
600080002 0.19 MHDR RM 10 2
600080003 0.19 MHDR RM 10 2
600080004 0.19 MHDR RM 10 2
600080005 0.19 MHDR RM 10 2
600080006 0.19 MHDR RM 10 2
Formatted Table
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Table II-1
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
600080007 0.19 MHDR RM 10 2
600080008 0.19 MHDR RM 10 2
600080009 0.21 MHDR RM 10 2
600080041 2.4 MHDR RM 10 24
11 643-020-025 4.81 CG CR 26 126
12*
600340050600-
340-050, 600-
340-051 4.4617.47
MHDR RM 8 14036
600340051 13.01 MHDR RM 8 104
13 (City
Owned) 600-020-057 6.42 CG CR 18 116
Total Very Low, Low and Moderate Income Sites 1,072
*Moderate income site
Above Moderate Income
Sites Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
15 Various 40.76 LDR/OS-R RVL/PR 3 90
16 Various 37.43 LDR RL/PR 3 60
17 Various 29.56 LDR RL 3 94
18 Various 20.72 LDR RL 3 57
19 Various 33.07 LDR RL 3 85
20 Various 28.76 LDR RL 3 70
Total Above Moderate Sites 456
Total All Sites 1,528
Lot Consolidation: The revised draft element now include analysis relative to the consolidation of city-owned sites within the inventory. However, it does not include analysis for those non city-owned sites that are identified to accommodate the need for lower-income comprised of multiple parcels (e.g. Site 1,2,7,9 and 11). For example, the analysis should describe the City’s role or track record in facilitating small-lot consolidation by affordability level, policies or incentives offered or proposed to encourage and facilitate lot consolidation, conditions rendering parcels suitable and ready for redevelopment, recent trends of lot consolidation, and information on the owners of each aggregated site.
Site 2 consists of three small lots in the Village, on Desert Club Drive. The three lots have
been approved for 14 apartments which are to be affordable to moderate income
households. The three lots may be merged by the owner, but can proceed as three lots
Formatted Table
Commented [NC1]: Per email of 12.22.21, only site 2 has
been addressed, because 1, 7, 9 and 11 are all single lot
sites.
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without further City processes. The owner has been finalizing building plans and
construction is expected in 2022. As shown in Table III-49, market rental rates in the City
are affordable to moderate income households. Therefore, these units have been
included for moderate income households.
Affordable Housing Overlay (AHO): The revised element states that the Affordable Housing Overlay will be applied at densities up to 30 units per acre on the sites listed in Table II-50. While the element describes an Affordable Housing Overlay which allows affordable housing at higher densities within commercial zones. To demonstrate the adequacy of the AHO, the element must include a complete description and analysis of the Overlay, including affordability requirements and development standards. The elements must also clarify if the 30 units per acre is considered the base density for purposes of calculating density bonus and demonstrate the appropriateness of proposed development standards and incentives to encourage and facilitate the development of housing affordable to lower-income households.
In the past, the City has applied the Affordable Housing Overlay to specific inventory
sites which were zoned for non-residential uses. This strategy is being modified (see
Program 3.1.a) to apply to all inventory sites, and to increase the AHO density to 30
units per acre, even though, as demonstrates above, affordable housing projects in the
region are being built at lower densities. The 30 unit per acre density will be the base on
which density bonus provisions will be applied, as described in Program 3.1.a. Units built
using the AHO must be affordable to lower income households, unless they are
identified as moderate income sites in Table II-50. As provided in Program 3.1.a, the
AHO will allow three story construction (consistent with the existing High Density
Residential Zone), and shall be analyzed to assure that development standards are
sufficient to allow the 30 unit per acre density.
Program 3.1.a: All properties listed in the Affordable Housing Inventory for
extremely low, very low and low income units shall have the Affordable Housing
Overlay applied. Further, the AHO text shall be amended to allow 30 units per
acre. and to allow 3 story development. The analysis that accompanies the Zone
text amendment shall demonstrate that the development standards being
applied to the AHO, including setbacks, height and parking requirements, allow a
density of 30 units per acre. Consistent with Government Code Section
65583.2(h) and (i), the AHO will permit owner-occupied and rental multifamily
residential use by right for developments in which at least 20 percent of the
units are affordable to lower income households during the planning period.
These sites shall be zoned with minimum density and development standards
that permit at least 16 units per site.
Timing: 2021-2022October 2022 for Zoning Map and text amendments
Formatted: Normal, Indent: Left: 0.5", Hanging: 0.5"
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Funding Source: General Fund
Responsible Agency: Planning Division
Zoning for a Variety of Housing Types (Emergency Shelters): While the element states that emergency shelters are permitted by-right in all nonresidential districts except Village Commercial, it does require an approval of a site development permit. It is unclear whether site development permit process is considered a discretionary permit. The element must analyze this process for consistency with the Government Code section 65583, subdivision (a)(4), where zoning must allow emergency shelters as a permitted use without discretionary action.
The City’s zoning permits emergency shelters by right in all nonresidential districts
except Village Commercial. The non-residential zones, including Neighborhood
Commercial, Community Commercial and Regional Commercial, are all located on major
arterial roadways, and close to transit stops. This allows for easy access to services and
transport. Emergency shelters proposed in an existing building would require no
permitting other than building permits for tenant improvements (if any). If an
emergency shelter were to be proposed as a new building, it would be subject to
approval of a Site Development Permit, which would be approved by either the Director
or the Planning Commission (Director approval is allowed for buildings under 10,000
square feet on pads within existing commercial centers). The Site Development Permit
consists of a review of site plan and building design to assure compliance with the City’s
development standards. A Site Development Permit, therefore, does not affect the use
proposed, and emergency shelters are permitted by right. The findings for a Site
Development Permit require consistency with the General Plan and Zoning Ordinance;
conformance with CEQA; and compatibility of site design, landscaping and architecture
to surrounding buildings. The Site Development Permit addresses only zoning standards,
and does not address land use. Therefore, the use of the building is not considered, and
the permit is based on an analysis of setbacks, building heights and parking spaces.
There are no parking requirements for emergency shelters. Program H-5.4.b. has been
added to assure that emergency shelters are added to the parking table, and that
parking only be required for employees. There are over 380 acres of vacant commercial
land in the City (Land Use Element, Table II-3). Transitional shelters for homeless
persons or victims of domestic abuse are conditionally permitted in Regional
Commercial and Major Community Facilities zoned districts.
C. Housing Programs
The revised element did not address this finding. The element must provide discrete timing for all programs (e.g., month and year) to account for how often the action will occur as well as to ensure a beneficial impact in the planning period and quantify objectives where feasible. Please see the prior review for additional information.
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Note: The programs that were date-sensitive have been revised as shown below. Programs
that are not date-sensitive, such as ongoing programs or programs that are tied to projects
being submitted have not been amended.
Program 1.1.a: To address the City’s RHNA allocation for extremely low income
households, 15% of units on the City’s land on Highway 111 (site #13) will be assigned to
extremely low income households. The City shall negotiate very low income units for
all other projects on sites identified in the Vacant Land Inventory (Table II-50)
individually to reach the target of 210 units during the planning period.
Timing: June 2025 for Highway 111 project, as projects are constructed for
additional units
Funding Source: Private Funding, Tax Credit Financing, Other sources as identified
Responsible Agency: City Manager’s Office/Housing
Program 1.1.b: The City will merge its parcels in the Village (as listed in Table II-51) to
facilitate the consolidation of these lots for sale through the Surplus Land Act.
Timing: 2022-23June 2023 for lot mergers. 2023-June 2024 for RFPs and land sales.
Funding Source: General Fund
Responsible Agency: City Manager’s Office/Housing
Program 1.1.c: To encourage the development of housing for extremely low, low and
special needs residents, the City will develop a program of incentives for the
subdivision of larger sites, to include application fee waivers, DIF fee reductions and
expedited processing. The City will contact the owners of the three sites listed in Table
II-50 and encourage that they subdivide the land and take advantage of the City’s
incentive program.
Timing: 2021-June 2022 for development of program. 2022-June 2023 for initial
contacts with land owners, and annually thereafter.
Funding Source: General Fund
Responsible Agency: Planning Division, City Manager’s Office/Housing
Program H-2.1.a: Accessory Dwelling Units (ADU)
The City will modify its Zoning Ordinance to comply with State law regarding ADUs and
JADUs and provide for the reduced parking standards, setbacks and other incentives
included in the law. The City shall establish a program to encourage the building of ADUs
and JADUs, and monitor their development to gauge if they are affordable alternatives
for housing. The program will include tracking annual permits, an annual survey of rents
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in ADUs, and whether any ADUs are accepting housing subsidy or restricting their units
to very low or low income households.
Timing: Zoning amendments 2021-June 2022. Monitoring program beginning with
fiscal year 2022-June 2023.
Funding Source: General Fund
Responsible Agency: Design and Development Department
Program H-2.1.b: City-owned Lots
Aggressively pursue development of the City’s central-city properties (sites 8 and 13) to
generate up to 168 units of extremely low, very low and low income units on these
parcels. To implement this program, the City will establish a schedule for Requests for
Proposals and include incentives. These incentives may include elimination of
Development Impact Fees, financial assistance in the form of land contributions, and
density bonuses as provided in the Zoning Ordinance. In addition, the City will consider
affordable housing for other City-owned lots in the Village when marketing the land for
development, including mixed use projects that combine retail and residential uses.
Wherever possible, include 15% affordable units in these projects
Timing: Annually, beginning with fiscal year 2022/June 2023.
Funding Source: General Fund
Responsible Agency: City Manager’s Office/Housing
Program H-2.1.c: Creative Housing Solutions
In order to expand the variety of housing options for extremely low and low income
households in the City, study, research and pursue the amendments to the Zoning Code
and subdivision ordinance that would be required to allow creative housing solutions,
including “tiny homes,” prefabricated or “kit” homes, shipping container conversions,
and other options available in the market as they arise. Present the findings of the
research to the Planning Commission and Council for their consideration.
Timing: Research 2023/June 2024. Planning Commission and City Council Study
Session no later than 2024-June 2025.
Funding Source: General Fund
Responsible Agency: Design and Development Department
Program H-2.2.a: Density Bonus Amendments
Revise the Zoning Ordinance to ensure compliance with Assembly Bill (AB) 2345 as it
pertains to Density Bonus requirements.
Timing: 2021-June 2022 regular Zoning Ordinance update
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Funding Source: General Fund
Responsible Agency: Design and Development Department
Program H-2.3.b: Mixed Use in the Highway 111 Corridor
In order to take advantage of the high density residential permitted in the Mixed Use
overlay, develop a menu of incentives, including reduction in development fees, density
bonuses and other provisions for the inclusion of affordable housing units in Mixed Use
projects within the Highway 111 Plan area.
Timing: Menu of incentives, June 2023. As projects are proposed
Funding Source: General Fund
Responsible Agency: City Manager’s Office/Housing
Program H-2.3.c: Affordable Housing Renter-to-Owner Transition
There are many resources that the City, nonprofits, or for-profit developers may utilize
to subsidize the construction and maintenance of affordable housing. Some of the most
prominent resources are described below.
Timing: Update website with funding information and partnership opportunities in
by June 2022, and every six months thereafter.
Funding Source: General Fund
Responsible Agency: City Manager’s Office/Housing
Low Income Tax Credits
Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private
developers and investors that agree to set aside all or a portion of their units for low
income households. A minimum of 20 percent of the units must be affordable to low
income households and 40 percent of the units must be affordable to moderate income
households.
Community Reinvestment Act
The Community Reinvestment Act provides favorable financing to affordable housing
developers. The Redevelopment Agency, development community, and local, regional,
and national banks are encouraged to work together to meet their obligations pursuant
to the Community Reinvestment Act.
California Housing Finance Agency Program
The California Housing Finance Agency (CHFA) has three single-family programs for
primarily moderate and middle income homebuyers: the Home Ownership Assistance
Program and the Affordable Housing Partnership Program. Each provides permanent
mortgage financing for first-time homebuyers at below-market interest rates.
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HOME Funds
HOME is the largest Federal block grant distributed to state and local governments for
the creation of lower income housing. Cities apply when Notices of Funding Availability
are issued.
Neighborhood Stabilization Program
HUD’s Neighborhood Stabilization Program makes emergency assistance grants
available to local governments for the acquisition, redevelopment, and renting or resale
of foreclosed properties at-risk of abandonment.
Riverside County First-Time Homebuyers Program
Continue participation in the Riverside County First-Time Homebuyers Program for low
and moderate income households.
Mortgage Credit Certificate
The Riverside County Mortgage Credit Certificate Program is designed to assist low and
moderate income first time homebuyers. Under the Mortgage Credit Certificate
Program, first-time homebuyers receive a tax credit based on a percentage of the
interest paid on their mortgage. This tax credit allows the buyer to qualify more easily
for home loans, as it increases the effective income of the buyer. Under federal
legislation, 20 percent of the funds must be set aside for buyers with incomes between
75 and 80 percent of the county median income.
Finance Agency Lease-Purchase Program
Riverside/San Bernardino County Housing Finance Agency Lease Purchase Program
provides down payment assistance and closing costs for eligible households up to 140
percent of the area median income.
Housing Choice Voucher (formerly Section 8) Referrals
Housing Choice Vouchers allow lower income households to use rental subsidies
anywhere in the County, including La Quinta.
Program H-4.4.a: Housing Condition Survey & Monitoring
Maintain Complete an inventory of housing conditions (updated approximately every
five years) to enable the City to properly target Code Compliance and rehabilitation
resources. To better understand the City’s housing needs the quality and condition of
the housing stock must be inventoried on a regular basis. The inventory should focus on
older neighborhoods, such as those south of Calle Tampico, west of Washington Street,
and north of Highway 111.
Timing: Complete by June 30, 2023
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Funding Source: General Fund
Responsible Agency: Design and Development Department
Program H-4.4.b: Habitat for Humanity Residential Rehabilitation Program
Complete the Memorandum of Understanding with Habitat for Humanity to implement
the “Brush with Kindness” program. The program will be implemented by Habitat
volunteers who will donate time for repair and maintenance programs, including yard
work, weed abatement, window replacements, roof repairs, and air conditioning repair.
Residents will be prioritized to focus on seniors, veterans, the disabled, low and very low
income residents, and those in affordably-designated homes. The first-year City
contribution will be $40,000, and the annual amounts will be reviewed every year based
on the success of the program.
Timing: MOU in by June 2022, assist 6 households annually through the planning
period
Funding Source: General Fund
Responsible Agency: Habitat for Humanity, City Manager’s Office/Housing
Program H-5.2.a: Collaborate and coordinate with government agencies and nonprofit
groups to support outreach and expansion of lending programs for homeownership
among minority populations.
Timing: Annually (June) with adoption of budget, subject to available funding.
Funding Source: General Fund
Responsible Agency: City Manager’s Office/Housing
Program H-5.4.a: Low Barrier Navigation Centers
Review and revise, as necessary, the Zoning Ordinance to ensure compliance with
Assembly Bill (AB) 101 as it pertains to Low Barrier Navigation Centers. Modify the
definition of “homeless shelter” to include this use.
Timing: 2021-June 2022 at regular Zoning Ordinance update
Funding Source: General Fund
Responsible Agency: Design and Development Department
Program H-5.4.b: Zoning Amendments for Emergency Shelters, Transitional and
Supportive Housing
Revise the Zoning Ordinance to require that homeless shelters only be required to
provide parking for employees; and that Transitional and Supportive Housing be
permitted uses in the Medium, Medium-High and High density residential zones.
Timing: 2021-June 2022 at regular Zoning Ordinance update
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Funding Source: General Fund
Responsible Agency: Design and Development Department
Program 3.1.a: The revised element now indicates that to demonstrate the adequacy of the zoning for sites to accommodate the lower-income RHNA, the Affordable Housing Overlay (AHO) will be applied to the sites on Table II-50. However, as this program is addressing a shortfall of adequate sites to accommodate the RHNA for lower, it must commit to meet all the requirements of GC. 65583.2, subdivisions (h) and (i).
Program 3.1.a: All properties listed in the Affordable Housing Inventory for
extremely low, very low and low income units shall have the Affordable Housing Overlay
applied. Further, the AHO text shall be amended to allow 30 units per acre. and to allow
3 story development. The analysis that accompanies the Zone text amendment shall
demonstrate that the development standards being applied to the AHO, including
setbacks, height and parking requirements, allow a density of 30 units per acre.
Consistent with Government Code Section 65583.2(h) and (i), the AHO will permit
owner-occupied and rental multifamily residential use by right for developments in
which at least 20 percent of the units are affordable to lower income households during
the planning period. These sites shall be zoned with minimum density and development
standards that permit at least 16 units per site.
Timing: 2021-2022October 2022 for Zoning Map and text amendments
Funding Source: General Fund
Responsible Agency: Planning Division
D. Public Participation
The draft element includes a revised summary of the public participation process (p. 30), which now states that the city held an additional study session on the housing element. However, it does not demonstrate that diligent efforts were made to involve all economic segments of the community in the development of the housing element, especially low- and moderate-income groups, nor does it address the availability of materials in multiple languages, surveys, or other efforts to involve such groups and persons in the element throughout the process. In addition, the revised element now states that “comments and questions led to amendments and additions to policies and programs” (p. 30) but does not summarize what those comments were and how they were incorporated.
The comments and questions led to amendments and additions to policies and
programs which are included in this Element. The amendments included changes to
programs to develop incentives, including fee reductions and development standard
concessions for affordable housing projects, and working closely with the development
community to secure funding from all available sources.
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The participants’ concerns were considered in the preparation of the goals, policies and
programs, including additions and changes that further commit the City to partnering
with affordable housing developers in the development of projects in the future; the
City’s recent actions to limit short term vacation rentals; and including inventory sites of
varying sizes and locations close to services, transit, schools and job centers.
The Element was posted on the City’s website, and a public comment period provided
from September 10 to 24, 2021. The public comment period was advertised through
Facebook and Instragram posts, and a Nextdoor announcement from the City, and an
email blast to all those invited to the community workshops (see Appendix A). City
received no comments during the comment period.
State Review and Public Hearings
The Draft Element was submitted to the California Department of Housing and
Community Development (HCD) for review and certification. The City has received and
responded to review comments from HCD to address its concerns.
Once the document has been certified by HCD, the Housing Element Update will be
presented in public hearings before both the Planning Commission and City Council,
with the documents available for public review at City Hall and on the City’s website.
The Housing Element was posted on the City’s website for 30 days prior to City Council
hearing. The posting was advertised on the City’s website, on its Facebook page, and
individual emails sent to all of the housing advocates, developers and residents who
participated in the City’s workshops (see Appendix A).
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B. Housing Needs, Resources and Constraints
Note: Responses to Finding B.1. relating to AFFH are provided below.
Comment 1:
Racial/Ethnic Areas of Concentration of Poverty (R/ECAP): While the element identifies a R/ECAPs in the City, the element must include analysis of the area such as trends, conditions and past efforts and their effectiveness in combination with concentrated areas of affluence.
Response 1:
Integration and Segregation Patterns
To assess patterns of segregation and integration, the City analyzed four characteristics:
race and ethnicity, income, disability, and familial status.
Race and Ethnicity
The diversity index was used to compare the racial and ethnic diversity within the City and
surrounding communities. Diversity Index ratings range from 0 to 100, where higher
numbers indicate higher diversity among the measured groups. As shown in Exhibit II-15
Diversity Index, the City exhibits a range of diversity ratings. The Cove and Village area, the
southern end of the City, the area just north of Highway 111, and an area on the eastern
boundary adjacent to the City of Indio and unincorporated Riverside County have
relatively high diversity (70-85). Portions of the northwestern and southeastern City have
lower diversity (below 40). The remaining areas are rated mid-range (40-70) on TCAC’s
diversity index. The surrounding areas have comparable diversity ratings as La Quinta,
though areas of higher diversity are found in City of Indio to the east. According to the
2015–2019 American Community Survey, over half (57.3%) of La Quinta residents identify
as White, non-Hispanic, whereas over half (64.2%) of the Indio residents to the east identify
as Hispanic. The City of La Quinta can be viewed as a demographic transition point from
the west to east Coachella Valley, with the proportion of White, non-Hispanic population
between those in Indio (34.7%) to the east and Bermuda Dunes (58.5%) to the north, Palm
Desert (66%) and Indian Wells (88.1%) to the west.
The southern end of the City is falls in part of a larger area designated a TCAC Area of High
Segregation and Poverty in 2020 and 2021, and is also in Tract 456.05, which is designated
a racially or ethnically concentrated area of poverty (R/ECAP) by HUD (2009-2013) (Exhibit
II-1417). However, these designations are most likely not true for this part of the City due
to data granularity reasons, as analyzed in detail below. This area, as part of Census Tract
456.05, is in a Hispanic Majority Tract with a predominant gap >50% between Hispanic and
other race/ethnicity groups (Exhibit II-16). In contrast, mMore urban areas in the City fall
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in White Majority Tracts (predominant gap >50%). Similarly, much of the lower diversity
areas in the Cities of Indian Wells and Palm Desert are also in White Majority Tracts.
A close examination of the HCD AFFH maps and the R/ECAP area in La Quinta reveals that
the designation is leasts likely due to demographics within the area, but rather its location
in Census Tract 456.05, which spans a large area of unincorporated Riverside County in the
east Coachella Valley. As shown in Exhibits II-16 and II-17, from a data granularity
perspective, the R/ECAP and Hispanic Majority Tract designations are specificcover to the
entire Tract 456.05 onlyand , which does not tell any difference within the tract. Similarly,
the Area of High Segregation and Poverty (2020 and 2021) designations are specific to a
bBlock groupGroup 4 under Tract 456.05 which covers more unincorporated Riverside
County area than La Quinta City area (see Exhibit II-20b). The area designated as R/ECAP
in La Quinta under R/ECAP designation is roughly bounded by Avenue 60 on the north, and
consists of vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a retirement
community. Based on local knowledge and property values at Coral Mountain and Trilogy,
this area of the City is not an area with concentrated poverty. This area will be further
analyzed in Income subsection below for any potential for segregation and concentration
of poverty.
HCD has not published the adjusted Racially Concentrated Areas of Affluence (RCAA)
methodology for California as of August 2021. While no data has been released on RCAA,
the national metric may be referenced for general considerations here: RCAA is defined as
census tracts where 1) 80% or more of the population is white, and 2) the median
household income is $125,000 or greater (slightly more than double the national the
median household income in 2016). As shown in Exhibit II-18, Census Tract 456.08 along
the eastern City boundary (roughly between Avenue 54 and Avenue 60) has a median
income greater than $125,000. Census data reveals that this tract has 89.6% white
population that is not Hispanic. The area may have the potential to be a RCAA. While
another area to the north also has a median income greater than $125,000, it is in a tract
with fewer than 80% white, non-Hispanic population and may not qualify as a RCAA. While
introducing various housing choices may alleviate the potential RCAA situation in these
areas, they are mostly built out with retirement communities and offer very limited
opportunities for education, employment, services/amenities, and transit. Therefore, the
City has prioritized providing more affordable housing in areas that offer ample
opportunities to meet the needs of lower-income households.
Income
The City also assessed the concentrations of households below the poverty line across the
City to analyze access to adequate housing and jobs. As shown in Exhibits II-18 and II-19,
the bulk of the City has a very low percentage of residents (less than 10%) who fall below
the poverty line ($26,500 for a family of four in 2021), and the central and northern portions
of the City as well as the southern Cove area have a low percentage (10%-20%) of residents
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below the poverty line. Note that the southern end of City, which is designated as R/ECAP
as part of Tract 456.05 that is designated as R/ECAP, shows a higher percentage (38.2%) of
residents below the poverty line, but this percentage represents the entire tract rather
than just the portion in La Quinta.
The poverty status trend saw some minor changes from 2014 to 2019. The percentage of
residents who fall below the poverty line in the northern Cove and Village area and an area
on the eastern City boundary (north of Avenue 54) have lowered over time from 10-20% to
below 10%, while the percentage in the northern City increased from below 10% to 10-20%.
The southern end of City as part of Tract 456.05, showed 42% of residents below the
poverty line in 2014, though this percentage captures the entire tract and does not
specifically indicate any change within the La Quinta portionarea.
The HUD Low to Moderate Income Population maps at Tract and Block Group levels
(Exhibit II-20a and b) illuminate how data granularity affects interpretation. The map in
Exhibit II-20a at tract level is less detailed/refined, showing the percentage of low to
moderate income population for entire census tracts; in contrast, the map in Exhibit II-20b
at block group level has a finer resolution at block group level, showing the percentages
for each block group, which is a smaller geographical unit than the census tract. Census
Tract 456.05 consists of a portion of City of La Quinta which includes vacant land, a private
golf club and a private retirement community, and rural agricultural communities in
unincorporated Riverside County. The southern end of La Quinta is part of Block Group 4
of Census Tract 456.05. Block Group 4 shows 42% of low-moderate income (LMI)
population, whereas Tract 456.05 shows 79% of LMIlow-moderate income population. This
discrepancy gap in percentage of LMI population can be attributed to the demographical
difference between the La Quinta portion and the remaining unincorporated County area.
The larger unincorporated County area skews the percentage of low-moderate
incomeLMI population to the higher side. This phenomenon also occurs in the
Predominant Population map (Exhibit II-16), which shows the entire Census Tract 456.05,
including the southern La Quinta area, as a Hispanic Majority Tract with a predominant gap
>50% between Hispanic and other race/ethnicity groups. This contradicts local
demographic knowledge of this area, as there is no evidence showing a significantly higher
ratio of Hispanic population than surrounding areas in the City.
In summary, while currently available data are not specific to the southern end of the City
of La Quinta and are inconclusive on the area’s potential for segregation and
concentration of poverty, based on local knowledge and judgment, the area in southern
La Quinta is least likely to experience segregation based on race/ethnicity or low income,
or qualify as an Area of High Segregation and Poverty or R/ECAP.
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As shown in Table II-16 of this Housing Element, the City of La Quinta has a vacancy rate of
7.4% for rental units and 5.0% for ownership units. Correcting for seasonal or recreational
units, which are considered vacant by the Census but are not available or used for
permanent occupancy, the overall vacancy rate is 6.5%. These vacancy rates are quite low
and may indicate limited room for mobility and high demand for affordable units.
Comment 2:
Displacement: While the element provides the overall rate of overcrowding, it must also include an analysis of patterns and trends at a local and regional level and address displacement risks.
Response 2:
Disproportionate Housing Need and Displacement Risk
The AFFH Guidance for All Public Entities and for Housing Elements (April 2021 Update)
defines ‘disproportionate housing needs’ as ‘a condition in which there are significant
disparities in the proportion of members of a protected class experiencing a category of
housing need when compared to the proportion of members of any other relevant groups,
or the total population experiencing that category of housing need in the applicable
geographic area.’ Disproportionate housing needs may include things like overcrowding,
overpayment, housing conditions disproportionately affecting protected classes,
including displacement risk.
Overcrowding
As discussed under Community ProfileHousing Needs (Table II-27), overcrowding is not a
significant issue in the City of La Quinta. As of the 2014-2018 ACS, 3.7% of all occupied units
in the City are considered overcrowded, which include primarily renter units (82.7%, 477
units) rather than owner units (17.3%, 100 units). 10.9% of all renter households experience
overcrowding. The overall overcrowding rate (3.7%) in La Quinta has increased from 2.3%
in 2014; specifically, overcrowding has improved slightly for owners but worsened for
renters. Compared to an overcrowding rate of 6.9% in the Riverside County (2018),
overcrowding in La Quinta is less significant. The renter overcrowding rate (10.9%) is only
slightly lower than that of the County (11.8%). Households with lower incomes may permit
overcrowding to derive additional income, or there may be insufficient supply of housing
units in the community City to accommodate the demand, especially rental units. Unit size
and affordability can be key contributors to overcrowding, and the City may need more
affordable rental units of various sizes to meet the need of the community.
Homelessness
In 2020, there were 3 unsheltered homeless persons in La Quinta according to the PIT
Count for Riverside County. The City allows homeless shelters in the Regional Commercial
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and Major Community Facilities zones with a conditional use permit. Single-room
occupancy units are also conditionally allowed in the Regional Commercial zone in the City.
Program H-5.4.a and H-5.4.b commit the City to bring its Zoning Ordinance in compliance
with AB 101 for Low Barrier Navigation Center requirements on homeless shelters, and
with state law for emergency shelters, transitional and supportive housing.
Overpayment
The median rent in La Quinta can be out of reach for lower income households with two
or more persons; however, as shown in Exhibit II-22, La Quinta has less prevalent
overpayment by renters (<60% of renter households City-wide) in 2019 compared to
surrounding jurisdictions, which have areas with over 60% of renter households
overpaying. Overpayment is considered a chronic issue that needs to be addressed both
locally and regionally. As is shown in Table II-25 (Overpayment by Income Category and
Tenure), as of the 2012-2016 CHAS, between both renters and owners, 71.4% of lower
income households in La Quinta pay at least 30% of their income toward housing costs.
Regionally, overpayment among renters is especially prevalent (>80%) in the north side of
the City of Palm Springs, south side of Desert Hot Springs, and adjacent unincorporated
areas of Riverside County as well as the south side of the City of Coachella.
The overpaying rate more than doubles for lower-income owners (76.2 percent) than that
of all owner households (36.5%). Overpayment increases the risk of displacement for
residents who are no longer able to afford their housing costs. Geographically speaking,
overpayment among homeowners is more prevalent than among renters in the City of La
Quinta, although the reverse is true for the region. As shown in Exhibit II-23, most of La
Quinta has a homeowner overpayment rate between 40%-60%, and the area north of
Highway 111 has a lower overpayment rate below 40%. Regionally, overpayment among
homeowners is below 80% except a small area in the City of Coachella, and areas with
between 60%-80% homeowner overpayment are found in the cities of Rancho Mirage,
Cathedral City, Palm Springs, Desert Hot Springs and the adjacent unincorporate Riverside
County area as well as the City of Coachella. The City has included Programs H-1.1.a, H-2.1.b,
H-2.3.b to incentivize development of affordable housing and has included an action in
Program H-5.2.a to connect minority populations to lending programs for
homeownership.
Substandard Housing Conditions
In La Quinta, less than a third (28.6%) of the housing stock is older than 30 years, and less
than 5% is over 50 years old. Older homes are typically found in the Cove area. After 30
years homes generally require major rehabilitation, such as a new roof or updated
plumbing. As discussed earlier, a 2007 City-wide housing conditions survey found that the
majority of 59 units in need of minor or moderate rehabilitation were in the Cove area. The
Code Compliance staff track property maintenance and planned for a housing conditions
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survey in fiscal year 2021/2022. The repair costs can be prohibitive such that the owner or
renter live in unhealthy, substandard housing conditions or the renter is displaced if the
house is designated as uninhabitable and the owner does not complete repairs. To prevent
these situations, the City offers programs that assist homeowners and apartment complex
owners with home maintenance and repair costs. Homeowners interested in reducing
their utility bills through upgrades now have an alternative to tapping their mortgage for
home equity loans. Through partnership with the City of La Quinta, HERO and Ygrene offer
a wide array of home energy products at low-fixed interest rates with flexible payment
terms of up to 20 years (see Programs H-4.4.a through H-4.4.d).
Mortgage Loan Indicators
[Subsection omitted here; no edits were made.]
Displacement Risk
The Urban Displacement Project (UDP) is a research and action initiative of the University
of California Berkeley and the University of Toronto. UDP conducts community-centered,
data-driven, applied research toward more equitable and inclusive futures for cities, and
contributed the Sensitive Communities map to HCD’s AFFH Data Viewer. Communities are
designated sensitive if “they currently have populations vulnerable to displacement in the
event of increased redevelopment and drastic shifts in housing cost.” The following
characteristics define vulnerability:
• Share of very low-income residents is above 20%; and
• The tract meets two of the following criteria:
o Share of renters is above 40%,
o Share of people of color is above 50%,
o Share of very low-income households (50% AMI or below) that are severely rent
burdened households is above the county median,
o They or areas in close proximity have been experiencing displacement
pressures (percent change in rent above County median for rent increases), or
o Difference between tract median rent and median rent for surrounding tracts
above median for all tracts in county (rent gap).
The Sensitive Communities – Urban Displacement Project map (Exhibit II-24) shows that
two areas in the City are designated as vulnerable: the northern Cove area (Tract 451.20)
and a small area in southeastern City (part of Tract 456.09). Tract 451.20 has 25%-50% low
to moderate income (LMI) population (Exhibit II-20a), but the Village area (Block Group 3
in Tract 451.20) has 50%-75% LMI population, higher than the average tract (Exhibit II-20b).
Sites 2 & 3 in the Vacant Land Inventory (Table II-50) are located within Block Group 3 of
Tract 451.20 which will increase affordable housing supply in this area and help alleviate
displacement risks for lower income households.
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The entire Tract 456.09 is designated as vulnerable, which spans large areas in the City of
Coachella and unincorporated County and only a tiny portion in the City of La Quinta. As
shown in Exhibit II-24, the portion within La Quinta consists of vacant land only, and is thus
not considered a sensitive community nor subject to displacement.
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Comment 3: Site Inventory: While the element has an analysis of sites in relation to affirmatively furthering fair housing (AFFH), the element must contain an identification and evaluation of sites relative to the full scope of assessing fair housing ( e.g., segregation and integration, racially and ethnically concentrated areas of poverty and affluence, disproportionate access to opportunity), the site inventory must contain an identification and analysis of selected sites with accompanying maps that indicated the number of projected units for each site and represent the assumed affordability (i.e., lower, moderate and above moderate) with an evaluation of each site to socio-economic patterns. This analysis should cover all income levels and assess the extent to which projected development of sites will wither further exacerbate or further ameliorate existing patterns of segregations and/or exclusion of members of protected classes.
Response 3:
Sites Inventory
The City extends into the Santa Rosa Mountains in the west and south, and much of the
area in the southwestern City is designated as Open Space – Natural on the General Plan
and not available for development. The City is largely built out, and future housing
development will occur as mainly infill projects and on the south side of the City where
there are larger vacant parcels. The City identified sufficient sites to meet the RHNA in La
Quinta’s sixth cycle inventory (see Exhibit II-24 and Table II-50). The vacant land inventory
only includes parcels that the City has identified as having the potential to develop during
the 2022-2029 planning period. Sites 1-3, 7-9, 11 and 13 are identified for lower income units,
Sites 10 and 12 are identified for moderate income units, and Sites 15 through 20 are
identified for above moderate income units.
As shown in the inventory map (Exhibit II-24), the sites identified for future housing
development are located in different parts of the City in various zoning districts and
dispersed to the greatest extent possible with available lands, which will encourage a mix
of household types across the City. Most of the sites identified for this Housing Element,
primarily those located along the Highway 111 corridor and near the Cove area, will result
in small-lot development and housing affordable to lower-income households. Above
moderate income units will be built in the southern City on larger lots. The vacant sites
that are zoned suitably for multiple income categories are distributed in the central and
north sides of the City, which combat potential segregation and concentration of poverty
by providing a variety of housing types to meet the needs of residents in these areas.
Integration and Segregation: Race and Income
Sites in the inventory are dispersed in areas ranging from lowest to highest diversity
ratings (Exhibit II-15), although some of the sites south of the Highway 111 and near the
Commented [BC1]: Because the Sensitive Communities
Map in AFFH is added as II-24, the Inventory map will be
renumbered to II-25
Commented [BC2]: Because the Sensitive Communities
Map in AFFH is added as II-24, the Inventory map will be
renumbered to II-25
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December 27, 2021
Page 10 of 14
Cove area are in areas with lower median incomes (<$55,000, see Exhibit II-18). However,
these areas are also High Resource areas due to location within the Highway 111 corridor
and proximity to the Village area. The vacant land inventory will increase housing supply
for lower and moderate income households in the High Resource areas, and is not
expected to exacerbate any existing patterns of segregation based on race and income.
The City examined the opportunity area map prepared by HCD and TCAC (Exhibit II-14) and
identified inaccurate designations for the southern end of the City. The area is generally
bounded by Avenue 60 on the north and Monroe Street and City boundary on the other
sides. This area consists of vacant land, Coral Mountain Golf Club and Trilogy La Quinta (a
retirement community). As discussed above, it is designatedshows as “High Segregation
& Poverty” most likely due to its location in a larger census tract that includes primarily
unincorporated rural/agricultural communities. Based on local knowledge and data, the
area in southern La Quinta is least likely to experience segregation based on low
race/income or qualify as Area of High Segregation and Poverty. Sites 17-20 are located in
or adjacent to this area and designated for above moderate income units. The vacant land
inventory will increase housing supply in the southern end of the City. The City has
considered this area for affordable housing development, but local knowledge of its lack
of access to transit, services or jobs, makes it unlikely to develop as such in the planning
period. As development expands in this area in the future, however, there may be
opportunities for greater variety in housing types in the south end of the City.
Racially/Ethnically Concentrated Areas of Poverty and Affluence
As noted, the R/ECAP is designated at census tract level for Tract 456.05, which spans a
large area of unincorporated Riverside County and a small portion in the City of La Quinta
(Exhibits II-16 & II-17). Due to data granularity reasons and local knowledge discussed
above, this designation is most likely inaccurate for the small area in La Quinta. Consisting
of vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a retirement community,
tThis area should be designated as “Moderate Resource” or better, with potential
drawbacks being its distance from job opportunities and schools. Sites 17 and 18 in this
area are designated for above moderate income units. As the R/ECAP designation most
likely does not apply to this area of the City, the vacant land inventory will not change
existing conditions regarding R/ECAP.
There is one potential RCAA in the City, Census Tract 456.08 along the eastern City
boundary (Exhibit II-18) with a median income greater than $125,000 and 89.6% non-
Hispanic white population. Sites 15, 16, 19, and 20 in this area are designated for above
moderate income units. Based on the opportunity area map (Exhibit II-14) and local
knowledge and data, Census Tract 456.08 is not in the Highest Resource area of the City,
is mostly built out with retirement communities, and offers very limited opportunities for
education, employment, services/amenities, and transit. Therefore, the City has prioritized
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providing more affordable housing in areas that offer ample opportunities such as the
northern City.
Access to Opportunity
The opportunity area map designates the majority of the City as “Highest Resource” or
“High Resource”, which indicate areas whose characteristics have been shown by
research to support positive economic, educational, and health outcomes for low-income
families—particularly long-term outcomes for children. As discussed above, local
knowledge and data indicate that the appropriate designation for the southern end of the
City should be “Moderate Resource” or better. The City extends into the Santa Rosa
Mountains in the west and south, and much of the area in the southwestern City is
designated as Open Space – Natural on the General Plan and not available for
development. The City is largely built out, and future housing development will occur as
mainly infill projects and on the south side of the City where there are larger vacant
parcels.
Using the statewide opportunity area map, local knowledge, and indicators of
segregation, displacement risk, and access to opportunity as overlays to the City’s vacant
land inventory, the City was able to identify sufficient sites for affordable units in La
Quinta’s sixth cycle inventory (See see Exhibit II-24 and Table II-5150) in areas identified by
TCAC/HUD as either “Highest Resource” or “High Resource” with the highest Jobs
Proximity Index scores. Part of Sites 17 and 18 designated for above moderate income
units5 falls in the “High Segregation & Poverty” area, which is an inaccurate designation
as discussed above and in fact the area qualifies for “Moderate Resource” or better. Sites
in the inventory are dispersed in areas ranging from lowest to highest diversity ratings
(Exhibit II-15), although some of the sites south of the Highway 111 and near the Cove area
are in areas with lower median incomes (<$55,000, see Exhibit II-18).
As shown in the inventory map (Exhibit II-24), the sites identified for future housing
development are located in different parts of the City in various zoning districts and
dispersed to the extent possible with available lands, which will encourage a mix of
household types across the City. Most of the sites identified for this Housing Element,
primarily those located along the Highway 111 corridor and near the Cove area, will result
in small-lot development and housing affordable to lower-income households. Above
moderate income units will be built in the southern City on larger lots. The vacant sites
that are zoned suitably for multiple income categories are distributed in the central and
north sides of the City, which combat potential segregation and concentration of poverty
by providing a variety of housing types to meet the needs of residents in these areas.
Several sites identified for affordable housing are located along the Highway 111 corridor,
which offers a variety of resources and amenities. Two bus routes serve the area, which
provide local and regional connectivity in the City, Coachella Valley and San Bernardino
Commented [BC3]: Because the Sensitive Communities
Map in AFFH is added as II-24, the Inventory map will be
renumbered to II-25
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December 27, 2021
Page 12 of 14
County (a commuter route). The Highway 111 corridor area features walkable streets and
neighborhoods, and provides walking access to retail, restaurants, grocery and personal
services. There are elementary and high schools and public parks nearby. Similarly, the
sites in the inventory near the Village area also have easy access to the various retail, dining
and services there, as well as La Quinta Library, Civic Center Park and La Quinta Museum.
There are two elementary schools and one preschool in the Village area and vicinity.
SunLine Bus Route 7 serves the Village area. These future housing sites affirmatively
further fair housing through their proximity to jobs, education and transit, neighborhood
retail and services, all of which can reduce the overall cost of living for lower-income
households. The stores, restaurants and offices in both the Highway 111 and Village
commercial districts provide various job opportunities.
The City analyzed environmental constraints, including wildfire zones, 100-year special
flood hazard areas and geological hazard zones, and confirmed that none of the sites
identified are within or near any identified hazard zones that cannot be mitigated with
standard construction techniques. With the implementation of standard requirements
such as site-specific geotechnical studies, the sites identified in the vacant land inventory
will not subject future residents to any environmental hazards. Evidence provided by the
HUD tables and maps reveal there are no disparities in access to environmentally healthy
neighborhoods, except that the southern City area has an inaccurate designation for less
positive environmental outcomes due to its location in a larger tract. When compared with
the east Coachella Valley and areas north of the Interstate-10, the City scores higher in the
environmental domain. Overall, the vacant land inventory is expected to improve access
to opportunities for households in need by increasing affordable housing stock in high and
highest resource areas.
Disproportionate Housing Needs
The fair housing assessment identified that there is likely demand for units with at least
two bedrooms for family and non-family households based on the household makeup of
the City. Among the areas that over 40% of renters and owners experience overpayment,
Tract 451.20 is further designated as vulnerable/sensitive community regarding
displacement risk. Tract 451.20 has a relatively high (25%-50%) low to moderate income
(LMI) population (Exhibit II-20a), with the Village area (Block Group 3 in Tract 451.20)
having 50%-75% LMI population.
The City completed the La Quinta Village Build-Out Plan and EIR in 2017. Projects in the
Village area are encouraged to implement the standards and incentives of Municipal Code
Section 9.140.090, the mixed use overlay, which encourages development on lot
assemblages or lots greater than one acre and facilitates the development of mixed use
projects that include both multifamily residential and commercial components. Per
Section 9.140.090.F, mixed use development can benefit from density bonuses, modified
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December 27, 2021
Page 13 of 14
parking requirements, expedited permit processing, and fee reductions. Sites 2 & 3 in the
vacant land inventory will be able to take advantage of the mixed use overlay incentives
and increase affordable housing supply in the Village area.
The City also intends to apply the Affordable Housing Overlay to all sites identified in the
vacant land inventory (Program 1.1.b.), including sites in the Village area and along the
Highway 111 corridor. These measures are expected to expand housing options for various
income levels and foster a more economically diverse community.
The City is also implementing traffic improvements including new roundabouts in the
Village area, where pedestrian, bicycle, golf cart, and automobile traffic exist. The new
roundabouts will help accommodate non-vehicular traffic, making roadways safer and
more accessible to pedestrians and bicycles in the area and meeting the transportation
needs of all segments of the community.
Comment 4:
Goals, Priorities, Metrics, and Milestones: The element must be revised to add or modify goals and actions based on the outcomes of a complete analysis as listed above. Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, metrics and milestones as appropriate and must address housing mobility enhancement, new housing choices and affordability in high opportunity areas, place-based strategies for community preservation and revitalization and displacement protection.
Response 4:
Note: The programs that were date-sensitive have been revised to provide specific
commitment, metrics and milestones, please see separate response letter for the Housing
Element. The following are additional revisions for AFFH requirements.
Policy H-1.1
Identify adequate sites to accommodate a range of product types, densities, and prices
to address the housing needs of all household types, lifestyles, and income levels.
Provide new housing choices by increasing affordable housing supply in high opportunity
areas, and improve housing mobility through encouraging various housing options such
as accessory dwelling units and creative housing solutions.
Policy H-2.1
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Increase housing choices for lower and moderate income households. Address
disproportionate housing needs and alleviate disproportionate cost burdens on lower
and moderate income households by providing more affordable housing units.
Policy H-4.4
Enhance neighborhoods that presently provide affordable housing with drainage,
lighting and landscape amenities, and parks and recreation areas. Employ government
and non-government resources to preserve and revitalize neighborhoods and
communities and thereby provide protection against disinvestment-based displacement.
Program H-5.2.a: Collaborate and coordinate with government agencies (e.g. Fair
Housing Council of Riverside County) and nonprofit groups (e.g. Habitat for Humanity) to
support outreach and expansion of lending programs for homeownership among
minority populations. Advertise workshops and webinars held by these organizations on
financial resources for homeownership on the City website, under News page and
Directory of Services (see Program H-5.2.c).
§ Timing: Annually with adoption of budget, subject to available funding.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
375
November 16, 2021
Ms. Cheri Flores, Planning Manager
City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
Phone: (760) 777-7000
E-mail: cflores@laquintaca.gov
RE: SCAG Comments on the Initial Study/Negative Declaration for the La Quinta Housing
and Safety Element Updates [SCAG NO. IGR10504]
Dear Ms. Flores,
Thank you for submitting the Notice of Intent to Adopt a Negative Declaration for the La Quinta
Housing and Safety Element Updates (“proposed project”) to the Southern California
Association of Governments (SCAG) for review and comment. The proposed project includes
an update to the Housing and Safety Elements of the General Plan to address changes required
by state law.
Based on SCAG staff’s review, the Initial Study/Negative Declaration (IS/ND) does not
reference the most recently adopted 2020 Regional Transportation Plan/Sustainable
Communities Strategy (RTP/SCS or Connect SoCal). SCAG staff comments are detailed in the
attachment to this letter.
When available, please send project related documents and notices to IGR@scag.ca.gov. If you
have any questions regarding the attached comments, please contact the Inter governmental
Review (IGR) Program, attn.: Anita Au, Senior Regional Planner, at (213) 236 -1874 or
IGR@scag.ca.gov. Thank you.
Sincerely,
Frank Wen, Ph.D.
Manager, Planning Strategy Department
ATTACHMENT 3
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November 16, 2021 SCAG No. IGR10504
Ms. Flores Page 2
COMMENTS ON THE NOTICE OF INTENT TO ADOPT A
NEGATIVE DECLARATION FOR THE
LA QUINTA HOUSING AND SAFETY ELEMENT UPDATES [SCAG NO. IGR10504]
SUMMARY
Pursuant to Senate Bill (SB) 375, SCAG is the designated Regional Transportation Planning Agency under state law
and is responsible for preparation of the Regional Transportation Plan (RTP) including the Sustainable Communities
Strategy (SCS). SCAG’s feedback is intended to assist local jurisdictions and project proponents to implement
projects that have the potential to contribute to attainment of Regional Transportation Plan/Sustainable
Communities Strategy (RTP/SCS) goals and align with RTP/SCS policies.
Based on SCAG staff review, the IS/ND does not reference the most recently adopted 2020 Connect SoCal. SCAG
staff recommends including references to Connect SoCal as described in the following sections.
CONNECT SOCAL GOALS
The SCAG Regional Council fully adopted Connect SoCal in September 2020. Connect SoCal, also known as the 2020 –
2045 RTP/SCS, builds upon and expands land use and transportation strategies established over several planning cycles
to increase mobility options and achieve a more sustainable growth pattern. The long-range visioning plan balances
future mobility and housing needs with goals for the environment, the regional economy, social equity and
environmental justice, and public health. The goals included in Connect SoCal may be pertinent to the proposed project.
These goals are meant to provide guidance for considering the proposed project. Among the relevant goals of Connect
SoCal are the following:
SCAG CONNECT SOCAL GOALS
Goal #1: Encourage regional economic prosperity and global competitiveness
Goal #2: Improve mobility, accessibility, reliability and travel safety for people and goods
Goal #3: Enhance the preservation, security, and resilience of the regional transportation system
Goal #4: Increase person and goods movement and travel choices within the transportation system
Goal #5: Reduce greenhouse gas emissions and improve air quality
Goal #6: Support healthy and equitable communities
Goal #7: Adapt to a changing climate and support an integrated regional development pattern and transportation
network
Goal #8: Leverage new transportation technologies and data-driven solutions that result in more efficient travel
Goal #9: Encourage development of diverse housing types in areas that are supported by multiple transportation
options
Goal #10: Promote conservation of natural and agricultural lands and restoration of habitats
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November 16, 2021 SCAG No. IGR10504
Ms. Flores Page 3
Connect SoCal Strategies
To achieve the goals of Connect SoCal, a wide range of land use and transportation strategies are included in the
accompanying twenty (20) technical reports. Of particular note are multiple strategies included in Chapter 3 of
Connect SoCal intended to support implementation of the regional Sustainable Communities Strategy (SCS) framed
within the context of focusing growth near destinations and mobility options; promoting diverse housing choices;
leveraging technology innovations; supporting implementation of sustainability policies; and promoting a Green
Region. To view Connect SoCal and the accompanying technical reports, please visit the Connect SoCal webpage.
Connect SoCal builds upon the progress from previous RTP/SCS cycles and continues to focus on integrated,
coordinated, and balanced planning for land use and transportation that helps the SCAG region strive towards a
more sustainable region, while meeting statutory requirements pertinent to RTP/SCSs. These strategies within the
regional context are provided as guidance for lead agencies such as local jurisdictions when the proposed project is
under consideration.
SCAG Staff Comments
SCAG staff recommends that you review 2020 Connect SoCal and consider its adopted goals and policies when
finalizing the proposed project.
DEMOGRAPHICS AND GROWTH FORECASTS
A key, formative step in projecting future population, households, and employment through 2045 for Connect SoCal
was the generation of a forecast of regional and county level growth in collaboration with expert demographers and
economists on Southern California. From there, jurisdictional level forecasts were ground -truthed by subregions and
local agencies, which helped SCAG identify opportunities and barriers to future development. This forecast helps the
region understand, in a very general sense, where we are expected to grow, and allows SCAG to focus attention on
areas that are experiencing change and may have increased transportation needs. After a year-long engagement
effort with all 197 jurisdictions one-on-one, 82 percent of SCAG’s 197 jurisdictions provided feedback on the forecast
of future growth for Connect SoCal. SCAG also sought feedback on potentia l sustainable growth strategies from a
broad range of stakeholder groups – including local jurisdictions, county transportation commissions, other partner
agencies, industry groups, community-based organizations, and the general public. Connect SoCal utilizes a bottom-
up approach in that total projected growth for each jurisdiction reflects feedback received from jurisdiction staff,
including city managers, community development/planning directors, and local staff. Growth at the neighborhood
level (i.e., transportation analysis zone (TAZ) reflects entitled projects and adheres to current general and specific
plan maximum densities as conveyed by jurisdictions (except in cases where entitled projects and development
agreements exceed these capacities as calculated by SCAG). Neighborhood level growth projections also feature
strategies that help to reduce greenhouse gas emissions (GHG) from automobiles and light trucks to achieve
Southern California’s GHG reduction target, approved by the California Air Resourc es Board (CARB) in accordance
with state planning law. Connect SoCal’s Forecasted Development Pattern is utilized for long range modeling
purposes and does not supersede actions taken by elected bodies on future development, including entitlements
and development agreements. SCAG does not have the authority to implement the plan -- neither through decisions
about what type of development is built where, nor what transportation projects are ultimately built, as Connect
SoCal is adopted at the jurisdictional level. Achieving a sustained regional outcome depends upon informed and
intentional local action. To access jurisdictional level growth estimates and forecasts for years 2016 and 2045, please
refer to the Connect SoCal Demographics and Growth Forecast Technical Report. The growth forecasts for the region
and applicable jurisdictions are below.
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November 16, 2021 SCAG No. IGR10504
Ms. Flores Page 4
Adopted SCAG Region Wide Forecasts Adopted City of La Quinta Forecasts
Year 2020 Year 2030 Year 2035 Year 2045 Year 2020 Year 2030 Year 2035 Year 2045
Population 19,517,731 20,821,171 21,443,006 22,503,899 41,315 43,734 45,034 47,662
Households 6,333,458 6,902,821 7,170,110 7,633,451 16,008 17,332 18,035 19,392
Employment 8,695,427 9,303,627 9,566,384 10,048,822 17,172 17,955 18,215 18,697
SCAG Staff Comments
SCAG staff recommends including a reference to the population, housing, and employment trends and forecasts
based on the most recently adopted SCAG 2020 Connect SoCal Regional Growth Forecasts to recognize the city’s
planned growth.
REGIONAL HOUSING NEEDS ALLOCATION
On March 4, 2021 SCAG’s Regional Council adopted the 6th cycle Final Regional Housing Needs Assessment (RHNA)
Allocation Plan which covers the planning period October 2021 through October 2029. The 6th cycle Final RHNA
allocation for the applicable jurisdiction is below.
SCAG 6th Cycle Final RHNA Allocation for City of La Quinta
Income Category RHNA Allocation (Units)
Very low income 420
Low income 269
Moderate income 297
Above moderate income 544
Total RHNA Allocation 1,530
Sixth cycle housing elements were due to the California Department of Housing and Community Development (HCD)
by October 15, 2021. SCAG encourages jurisdictions to adopt a housing element in compliance with State housing
law as determined by review from HCD. Jurisdictions that do not have an adopted compliant housing element may
be ineligible for certain State funding and grant opportunities and may be at risk for legal action from stakeholders
or HCD.
SCAG staff would like to call your attention to SCAG’s HELPR 2.0, a web-mapping tool developed by SCAG to help
local jurisdictions and stakeholders understand local land use, site opportunities, and environmental sensitivities for
aligning housing planning with the state Department of Housing and Community Development’s (HCD) 6th cycle
housing element requirements.
SCAG Staff Comments
Table 1 Regional Housing Needs Assessment, 2021-2029 on page 2 of the IS/ND includes the correct Final RHNA
Allocation numbers.
ENVIRONMENTAL JUSTICE
SCAG Staff Comments
Per Senate Bill 1000 (SB 1000), local jurisdictions in California with disadvantaged communities are required to
develop an Environmental Justice (EJ) Element or consider EJ goals, policies, and objectives in their General Plans
when updating two or more General Plan Elements. The City of Laguna Woods does not have any disadvantaged
communities but if the City would like to consider environmental justice in its General Plan Update, SCAG staff
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Ms. Flores Page 5
recommends that you review the Environmental Justice Technical Report and the updated Environmental Justice
Toolbox, which is a resource document to assist local jurisdictions in developing EJ -related goals and policies
regarding solutions for EJ-related community issues.
380
PUBLIC HEARING ITEM NO. 2
City of La Quinta
PLANNING COMMISSION MEETING: JANUARY 25, 2021
STAFF REPORT
AGENDA TITLE: ADOPT A RESOLUTION RECOMMENDING APPROVAL OF A
DEVELOPMENT AGREEMENT FOR POLO VILLAS. CEQA: THE PROJECT IS
CONSISTENT WITH PREVIOUSLY ADOPTED ENVIRONMENTAL ASSESSMENTS
2005-537 AND 2010-608. LOCATION: WEST OF MADISON STREET BETWEEN
AVENUES 50 AND 52
PROJECT INFORMATION
CASE NUMBER: DA2021-0004
PROJECT: POLO VILLAS DEVELOPMENT AGREEMENT
APPLICANT: GTGF, LLC
OWNER: DESERT POLO LAND COMPANY, LLC
CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS
DETERMINED THAT THIS PROJECT IS CONSISTENT WITH
EA2005-537, ADOPTED DECEMBER 6, 2005 AND EA2010-608
ADOPTED AUGUST 2, 2011. NO FURTHER ENVIRONMENTAL
REVIEW IS REQUIRED UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
LOCATION: WEST OF MADISON STREET BETWEEN AVENUES 50 AND 52
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL
ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL
SURROUNDING
ZONING/LAND
USE: NORTH: LOW DENSITY RESIDENTIAL
LA QUINTA POLO ESTATES
SOUTH: LOW DENSITY RESIDENTIAL
EXISTING SINGLE FAMILY HOMES
EAST: CITY OF INDIO-COUNTRY ESTATES/FESTIVAL
DISTRICT
ELDORADO POLO CLUB
WEST: LOW DENSITY RESIDENTIAL
LA QUINTA POLO ESTATES
381
RECOMMENDATION
Adopt a resolution to recommend approval of development agreement and find
the project consistent with previously adopted Mitigated Negative Declarations,
EA2005-537 and EA2010-608.
EXECUTIVE SUMMARY
Tract 33085 was approved by City Council December 5, 2017 for seven
(7) units south of Beth Circle and Tract 36279 was approved by City
Council March 17, 2015 for 11 units, north of Beth Circle. Mitigated
Negative Declarations (MND)were also adopted for each Tract.
Tract 36279 was built in 2015/2016 and the 11 units each currently have
active Short-Term Vacation Rental (STVR) permits since September
2016. Tract 33085 has not yet been built.
The applicant is proposing a development agreement to continue the
short-term rental of the existing 11 units and allow the seven units (not
yet built) to be rented short-term.
BACKGROUND/ANALYSIS
The Polo Villas residential development is comprised of 18 units within two tract
maps numbered 33085 and 36279 (Attachment 1). The tentative tract map for
Tract 33085 was approved and an MND was adopted for seven units on
December 6, 2005. The final tract map was approved and recorded in
December 2017. The tentative tract map for Tract 36279 was approved and an
MND was adopted for 11 units on August 2, 2011. The final tract map was
approved in March 2015 and recorded in April 2015. Of the 18 units, 11 have
been built and each currently have active STVR permits since 2016.
In May 2021, the City Council adopted an ordinance that places a permanent
ban on issuance of new STVR permits, with the exception of units within the
Village and Tourist Commercial zones and developments subject to a
development agreement (DA) that stipulate short-term rental is allowed,
among other specified exceptions. Those with current active STVR permits may
continue to operate STVRs, but a STVR permit is not transferable and expires
when an owner sells their property to a new owner. In this case, the applicant
(GTGF, LLC) has a purchase and sale agreement to buy the 18 properties from
the current owner (Desert Polo Land Company, LLC) and wishes to enter into a
DA with the City to allow STVRs to continue to operate. Government Code
Section 65864 and the La Quinta Municipal Code (LQMC) Section 9.250.020
allow applicants to enter into DA’s with the City.
382
Development Agreement Terms
The terms of the draft DA are summarized below (Exhibit A).
The project shall be constructed in accordance with project approvals and
shall consist of a residential single-family development specifically
developed and available for use as primary residences, secondary
residences, short-term vacation rental residences, with the following
components:
o Annual permitting fees to be consistent with the City’s fee
program;
o Any rental or occupancy of 30 nights or less to be subject to the
City’s then-current transient occupancy tax (“TOT”) for short-term
vacation rentals;
o Rental or occupancy agreements, and material renter or occupant
information, shall be retained for a minimum of three (3) years (or
other retention period as may be approved by City policy or code)
by the applicant or their authorized management company for the
short-term vacation rentals at the site;
o Occupancy in any residence, including residences used as short-
term vacation rentals, shall be capped at two (2) persons per
bedroom, plus no more than four (4) additional occupants; and
o Each of the residences shall allow for transient occupancy, 30 days
or less.
A performance schedule for construction of the seven units on the south
side of the project.
The term of the DA shall be for 50 years.
The DA shall be reviewed on an annual basis.
Findings
The Commission is required to make the following findings on the DA per LQMC
Section 9.250.020. The Commission has 30 days from the date of the hearing
to provide their recommendation to City Council.
Consistency with the objectives, policies, general land uses and programs
specified in the general plan and any applicable specific plan as follows:
o Policy LU-6.3: Support and encourage the expansion of the resort
industry as a key component of the City’s economic base.
o Policy LU-3.1: Encourage the preservation of neighborhood
character and assure a consistent and compatible land use pattern.
o Goal ED-1: A balanced and varied economic base serving both the
City’s residents and the region.
o Goal ED-2: The continued growth of the tourism and resort
industries in the City.
o The properties are available and must be used for residential
purposes which is consistent with the land use pattern in the area.
The properties would also be able to be used for short-term
vacation rental residences thus contributing to the economic base
and tourism industry of the City.
383
Compatibility with the uses authorized in and the regulations prescribed
for the land use district in which the real property is located:
o The properties are available and must be used for residential
purposes, and may be the residents’ primary residence or
secondary residences, and/or may be used for short-term vacation
rental residences, which residential use is consistent with the
permissible uses of the land use district the property is located in.
This is appropriate for the area given the proximity to surrounding
residential areas and polo fields to the east of Madison Street.
Conformity with the public necessity, public convenience, general welfare
and good land use practices:
o The properties may be used as residences which is consistent with
the surrounding area.
Will not be detrimental to the health, safety and general welfare:
o The properties may be used as residences which is consistent with
the surrounding area.
Will not adversely affect the orderly development of property or the
preservation of property values:
o The DA facilitates development of high-quality homes and extends
residential development along Madison Street in the project area.
Will have a positive fiscal impact on the City:
o The fiscal study prepared for the DA shows a positive fiscal impact
on the City from revenues gained through payment of certain
development impact fees for undeveloped units, increased property
taxes and transient occupancy taxes when units are rented on a
short-term basis (Attachment 2).
AGENCY AND PUBLIC REVIEW
Public Agency Review
This request was sent to all applicable City departments and all applicable
comments have been adequately addressed.
Public Notice
The public hearing notice was advertised in The Desert Sun newspaper on
January 14, 2022, and was sent to property owners and occupants within a
500-foot radius of the project site. No comments have been received as of this
date.
ENVIRONMENTAL REVIEW
The Design and Development Department has determined that the proposed
project is consistent with Mitigated Negative Declaration (MND) EA2005-537
adopted by City Council on December 6, 2005, by Resolution No. 2005-097 and
384
MND EA2010-608 adopted on August 2, 2011, by Resolution No. 2011-073, in
that the properties are available and must be used for residential purposes as
primary or secondary residences or short-term rental residences.
Prepared by: Cheri Flores, Planning Manager
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Vicinity Map
2. Fiscal Impact Study
385
PLANNING COMMISSION RESOLUTION 2022 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL TO THE CITY COUNCIL
OF A DEVELOPMENT AGREEMENT BY AND BETWEEN
THE CITY OF LA QUINTA AND GTGF, LLC RELATING
TO POLO VILLAS RESIDENCES AND A FINDING
THAT THE PROJECT IS CONSISTENT WITH
ENVIRONMENTAL ASSESSMENTS 2005-537 AND
2010-608
CASE NUMBERS:
DEVELOPMENT AGREEMENT 2021-0003
APPLICANT: GTGF, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on January 25, 2022, hold a duly noticed Public Hearing to consider a
request for a Development Agreement for the Polo Villas residences, generally
located west of Madison Street, south of Avenue 50 and north of Avenue 52,
more particularly described as:
Tracts 33085 and 36279
WHEREAS, the Design and Development Department published a public
hearing notice in The Desert Sun newspaper on January 14, 2022, as
prescribed by the Municipal Code; and
WHEREAS, Design and Development Department determined that the
project is consistent with Mitigated Negative Declarations adopted December
6, 2005 (EA2005-537) and August 2, 2011 (EA2010-608) and no further
environmental review is required under the California Environmental Quality
Act. The Planning Commission considered this determination prior to their
recommendation to the City Council; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, the Planning Commission did make the following mandatory findings
to justify approval of said Development Agreement:
1. The Development Agreement is consistent with the applicable
objectives, policies, general land uses and programs of the La Quinta
General Plan as follows:
a. Policy LU-6.3: Support and encourage the expansion of the resort
industry as a key component of the City’s economic base.
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Planning Commission Resolution 2022 -
Development Agreement 2021-0003
Project: Polo Villas Residences
Adopted: January 25, 2022
Page 2 of 3
b. Policy LU-3.1: Encourage the preservation of neighborhood
character and assure a consistent and compatible land use
pattern.
c. Goal ED-1: A balanced and varied economic base serving both the
City’s residents and the region.
d. Goal ED-2: The continued growth of the tourism and resort
industries in the City.
e. The properties are available and must be used for residential
purposes which is consistent with the land use pattern in the area.
The properties would also be able to be rented as short-term
vacation rental residences thus contributing to the economic base
and tourism industry of the City.
2. The Development Agreement is compatible with the uses authorized and
the regulations prescribed for the land use district in which the real
property is located. The properties are available and must be used for
residential purposes, and may be the residents’ primary residence or
secondary residences, and/or may be used for short-term vacation
rentals, which residential use is consistent with the permissible uses of
the land use district the property is located in. This is appropriate for
the area given the proximity to surrounding residential and polo fields
to the east of Madison Street.
3. The Development Agreement is in conformity with the public necessity,
public convenience, general welfare and good land use practices. The
project may be used as residences, which is consistent with the
surrounding area and extends residential development along Madison
Street in the project area.
4. The Development Agreement will not be detrimental to the health,
safety and general welfare. The project may be used as residences,
which is consistent with the surrounding area.
5. The Development Agreement will not adversely affect the orderly
development of property or the preservation of property values in that
it facilitates development of high-quality homes and extends residential
development along Madison Street in the project area.
6. The Development Agreement will have a positive fiscal impact on the
City, in that implementation of the Development Agreement will produce
revenues through payment of certain development impact fees,
increased property taxes, and transient occupancy taxes, when units
are rented on a short-term basis.
387
Planning Commission Resolution 2022 -
Development Agreement 2021-0003
Project: Polo Villas Residences
Adopted: January 25, 2022
Page 3 of 3
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of
the Planning Commission in this case;
SECTION 2. That the above project be determined by the Planning
Commission to be consistent with Environmental Assessments 2005-537 and
2010-608;
SECTION 3. That it does hereby recommend to the City Council adoption, in
accordance with applicable State and City law, of the Development Agreement
(Exhibit A), as referenced in the title of this Resolution, for the reasons set
forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on January 25, 2022, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
STEPHEN T. NIETO, Chairperson
City of La Quinta, California
ATTEST:
_________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
388
TR 36279
TR 33085
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
AVENUE 52VISTA BONITATRAILBETH CR MADISON STREETCity of Indio
City of La Quinta
City of La Quinta
Design and Development Department
Polo VillasResidences
January 2022
®
Planning Division
Legend
City Boundary
Project Site
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RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Attn: City Clerk
Space Above This Line for Recorder’s Use
(Exempt from Recording Fee per Gov’t Code §6103
and §27383)
DEVELOPMENT AGREEMENT BY AND BETWEEN
THE
CITY OF LA QUINTA
AND
GTGF, LLC
ATTACHMENT 2
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DEVELOPMENT AGREEMENT
This Development Agreement (the “Agreement”) is entered into as of the day of
____________ ___, 2022 (“Reference Date”), by and between the CITY OF LA QUINTA, a
California municipal corporation and charter city organized and existing under the Constitution of
the State of the California (“City”), and GTGF, LLC, a Delaware limited liability company
(“Developer”), with reference to the following:
RECITALS:
A. Government Code Section 65864 et seq. (“Development Agreement Act”)
authorizes City to enter into a binding development agreement for the development of real property
within its jurisdiction with persons having legal or equitable interest in such real property.
B. Pursuant to Government Code Section 65865, City has adopted its Development
Agreement Ordinance (La Quinta Municipal Code Section 9.250.020) establishing procedures and
requirements for such development agreements (“Development Agreement Ordinance”).
C. Developer has an equitable interest pursuant to that certain Agreement of Purchase
and Sale entered into on or about October 27, 2021, by and between Developer (as Buyer) and
Desert Polo Land Company, LLC, a Delaware limited liability company (as Seller) (the
“Purchase/Sale Agreement”), for the purchase to own certain improved real property consisting of
11 single-family residence (SFR) properties located on multiple parcels at the addresses 51005-
51205 Evangeline Way, La Quinta, CA 92553, and certain vacant real property consisting of 7
unimproved residential lots with Assessor Parcel Numbers (“APNs”) 777-500-016 thru -022 and
777-500-025, in the City of La Quinta, County of Riverside, State of California, as more
particularly described in the legal descriptions in Exhibit A attached hereto and incorporated herein
by this reference (collectively, the “Property” and each individual parcel (whether improved or
vacant) may be referred to herein as “One of the Properties”), and more particularly depicted with
corresponding APNs on the Site Map attached hereto as Exhibit B and incorporated herein by this
reference (the “Site”).
D. Developer has duly submitted an application for a development agreement and
environmental assessment for the development of the Property and/or improvements to previously
improved portions of the Property, to use as a residential community that includes and would allow
for the development, permitting and use of the residences constructed or be constructed within the
Site as short-term vacation rentals pursuant to Chapter 3.25 (briefly summarized here as the
“Project” and more fully defined below in this Agreement). . (For reference purposes only, a copy
of Chapter 3.25, as that chapter exists on the Effective Date, is attached to this Agreement as
Exhibit E.) The Project is more fully described in, and subject to (i) this Agreement, (ii) the City’s
General Plan,(iii) Final Tract Map Nos. 36279 and 33085, and any conditions of approval
appurtenant thereto (iv) any applicable Specific Plan or Site Development Permit in effect as of
the Effective Date, and any conditions of approval appurtenant thereto, (v) any future discretionary
or ministerial approvals and/or permits issued for the Property, Site or Project (collectively, the
“Project Site Development Permits”); and (vi) any future subdivision maps approved for the
Property, Site, or Project, (collectively, the “Future Tract Maps”). The documents, permits,
approvals, and conditions described in the foregoing clauses (i)-(vi) are collectively referred to
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herein as the “Project Approvals,” and are, or when approved or issued shall be, on file with the
City Clerk.
E. A condition for the closing of the escrow for the Property as set forth in the
Purchase/Sale Agreement is the entering into a development agreement between Developer and
City. This Agreement is in furtherance of satisfying said condition to closing. Therefore, pursuant
to the terms and conditions of the Purchase/Sale Agreement and this Agreement,, as of the
recording date of this Agreement, Developer owns fee simple title to the Property, and by their
execution of this Agreement, City and Developer consent to recordation of this Agreement against
the Property, including, without limitation, each One of the Properties that comprise the Site.
F. Consistent with Section 9.250.020 of the La Quinta Municipal Code, City and
Developer desire to enter into a binding agreement that shall be construed as a development
agreement within the meaning of the Development Agreement Act. This Agreement will eliminate
uncertainty in planning for and secure the orderly development of the Project, ensure a desirable
and functional community environment, provide effective and efficient development of public
facilities, infrastructure, and services appropriate for the development of the Project, and assure
attainment of the maximum effective utilization of resources within the City, by achieving the
goals and purposes of the Development Agreement Act. In exchange for these benefits to City,
Developer desires to receive the assurance that it may proceed with development of the Project in
accordance with the terms and conditions of this Agreement and the Project Approvals, all as more
particularly set forth herein.
G. The Planning Commission and the City Council have determined that the Project
and this Agreement are consistent with the City’s General Plan, including the goals and objectives
thereof.
H. All actions taken by City have been duly taken in accordance with all applicable
legal requirements, including the California Environmental Quality Act (“CEQA”), and all other
requirements for notice, public hearings, findings, votes and other procedural matters.
I. On _________, 2022, the City Council adopted its Ordinance No. ___ approving
this Agreement.
AGREEMENT:
NOW, THEREFORE, in consideration of the foregoing Recitals, which are incorporated
herein by this reference, the mutual covenants and agreements contained herein, and other good
and valuable consideration, the receipt and legal sufficiency of which is hereby acknowledged, the
Parties do hereby agree as follows:
1. GENERAL
1.1 Definitions
1.1.1 “Affiliated Party” shall mean (i) any person or entity that
directly or indirectly owns or has voting or management rights of Developer or its members or
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managers, or (ii) any entity that is directly or indirectly owned, controlled or managed by
Developer or its members or managers, or such members’ or managers’ shareholders.
1.1.2 “Agreement” means this Development Agreement and all
amendments and modifications thereto.
1.1.3 “Applicable Rules” means the rules, regulations,
ordinances and officially adopted policies of the City of La Quinta in full force and effect as of the
Effective Date of this Agreement, including, but not limited to, the City’s General Plan, Chapter
3.25 of the La Quinta Municipal Code, and any applicable zoning ordinance and specific plan.
Additionally, notwithstanding the language of this Section or any other language in this
Agreement, all specifications, standards and policies regarding the design and construction of
public works facilities required with respect to the Project, if any, shall be those that are in effect
at the time any of said Project applications and plans are being processed for approval and/or under
construction.
1.1.4 “Assignment and Assumption Agreement” shall have the
meaning set forth in Section 1.8.1 of this Agreement.
1.1.5 “CEQA” means the California Environmental Quality Act
(Cal. Public Resources Code Sections 21000 et seq.) and the State CEQA Guidelines (Cal. Code
of Regs., Title 14, Sections 15000 et seq.).
1.1.6 “City” means the City of La Quinta, a charter city and
municipal corporation, including each and every agency, department, board, commission,
authority, employee, and/or official acting under the authority of the City, including without
limitation the City Council and the Planning Commission.
1.1.7 “City Council” means the City Council of the City and the
legislative body of the City pursuant to California Government Code Section 65867.
1.1.8 “Development Director” means the Director of the City’s
Design and Development Department, or his or her designee.
1.1.9 “Developer” means the Developer identified in the
preamble of this Agreement.
1.1.10 “Development Agreement Act” means Section 65864 et
seq., of the California Government Code.
1.1.11 “Discretionary Action” means an action which requires
the exercise of judgment, deliberation or a decision on the part of City, including any board,
commission, committee, or department or any officer or employee thereof, in the process of
approving or disapproving a particular activity, as distinguished from an activity which merely
requires City, including any board, commission or department or any officer or employee thereof,
to determine whether there has been compliance with statutes, ordinances, regulations, or other
adopted policies.
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1.1.12 “Effective Date” shall have the meaning set forth in Section
1.3 of this Agreement.
1.1.13 “Future Tract Maps” shall have the meaning set forth in
Recital D.
1.1.14 “General Plan” means the General Plan of the City.
1.1.15 “Insubstantial Modification” shall have the meaning set
forth in Section 1.6(a) of this Agreement.
1.1.16 “New Laws” means amendments or modifications to the
Applicable Rules, and all ordinances, resolutions, initiatives, regulations, rules, laws, plans,
policies, and guidelines of the City and its City Council, Planning Commission, and all other City
boards, commissions, departments, agencies, and committees enacted or adopted after the
Effective Date.
1.1.17 [reserved]
1.1.18 “Parties” means collectively Developer and City. Each
shall be referred to in the singular as a “Party”.
1.1.19 “Performance Schedule” shall mean the performance
schedule for the Project attached hereto as Exhibit D and incorporated herein by reference, and as
further described in Section 3.3.
1.1.20 “Planning Commission” means the City Planning
Commission and the planning agency of the City pursuant to California Government Code Section
65867.
1.1.21 “Project” means the development, improvement, use and
operation of the Site as set forth in more detail in Section 3.1.
1.1.22 “Project Approvals” shall have the meaning set forth in
Recital D.
1.1.23 “Purchase/Sale Agreement” shall have the meaning set
forth in Recital C.
1.1.24 “Reserved Powers” means the rights and authority
excepted from this Agreement’s restrictions on City’s police powers and which are instead
reserved to City, its City Council, Planning Commission, and all other City boards, commissions,
departments, agencies, and committees. The Reserved Powers include the powers to enact or adopt
New Laws or take future Discretionary Actions after the Effective Date of this Agreement that
may be in conflict with the Applicable Rules and Project Approvals, except such New Laws which
would prevent, or materially impair Developer’s ability to develop the Project and/or use the
Property and Site in accordance with the Project Approvals and this Agreement; provided,
however, that with respect to such New Laws which would conflict with this Agreement or
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prevent, or materially impair Developer’s ability to develop or use the Project in accordance with
the Project Approvals, such New Laws shall apply to the Project and the Site only if such New
Laws are: (1) necessary to protect the public health and safety, and are generally applicable on a
City-wide basis in furtherance of the identified public health and safety concern (except in the
event of natural disasters as found by the City Council such as floods, earthquakes and similar acts
of God, which shall apply even if not applicable on a City-wide basis); (2) amendments to Uniform
Codes, as adopted by City, and/or the La Quinta Municipal Code, as applicable, regarding the
construction, engineering and design standards for private and public improvements to be
constructed on the Property or at the Site; (3) required by a non-City governmental entity to be
adopted by or applied by the City (or, if adoption is optional, the failure to adopt or apply such
non-City law or regulation would cause the City to sustain a material loss of funds or material loss
of access to funding or other resources, with “material loss” in this clause (3) meaning Ten
Thousand Dollars ($10,000.00) or more), (4) necessary to comply with state or federal laws and
regulations (whether enacted previous or subsequent to the Effective Date of this Agreement), or
(5) adopted by the City on a City wide basis and applied to the Property (and each One of the
Properties) and the Site in a non-discriminatory manner that does not prevent or materially impair
Developer’s ability to develop the Project and/or operate or use the Site and Project in accordance
with the Project Approvals and this Agreement.
1.1.25 “Site” shall have the meaning set forth in Recital C.
1.1.26 [reserved]
1.1.27 “Site Map” means the map that shows the location of the
Site and immediately adjacent properties, which is attached hereto as Exhibit B.
1.1.28 [reserved]
1.1.29 “Term” means the period of time for which the Agreement
shall be effective in accordance with Section 1.2 herein.
1.1.30 “Transferee” means individually or collectively,
Developer’s successors in interest, assignees or transferees of all or any portion of the Site.
1.1.31 “Uniform Codes” means those building, electrical,
mechanical, plumbing, fire and other similar regulations of a City-wide scope which are based on
recommendations of a multi-state professional organization and become applicable throughout the
City, such as, but not limited to, the Uniform Building Code, the Uniform Electrical Code, the
Uniform Mechanical Code, Uniform Plumbing Code, or the Uniform Fire Code (including those
amendments to the promulgated uniform codes which reflect local modification to implement the
published recommendations of the multi-state organization and which are applicable City-wide).
1.1.32 “Zoning Ordinance” means Title 9 of the La Quinta
Municipal Code.
1.2 Term.
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The term of this Agreement shall commence on the Effective Date and shall continue for
fifty (50) years thereafter, unless said term is otherwise terminated, modified, or extended by
circumstances set forth in this Agreement or by mutual consent of the Parties after the satisfaction
of all applicable public hearing and related procedural requirements.
1.3 Effective Date.
This Agreement shall be effective, and the obligations of the Parties hereunder shall be
effective, as of __________________ (“Effective Date”), which is the date that Ordinance No.
_____ takes effect.
1.4 Statement of Benefits and Consideration.
The Parties have determined that a development agreement is appropriate for the
construction and operation of the Project due to the substantial benefits to be derived therefrom.
City finds and determines that the Project is in the best interests of the health, safety and
general welfare of City and its residents, and that entering into this Agreement constitutes a valid,
present exercise of its police power. City has undertaken the necessary proceedings, has found
and determined that this Agreement is consistent with the General Plan, and has adopted Ordinance
No._____ approving this Agreement. As a result of the development of the Project in accordance
with this Agreement, City will receive substantial benefits.
In consideration of the substantial benefits, commitments, and consideration to be provided
by Developer pursuant to this Agreement, and in order to strengthen the public planning process
and reduce the economic costs of development, City hereby provides Developer assurance that
Developer can proceed with the construction and use of the Project at the Site for the Term of this
Agreement pursuant to the Applicable Rules and this Agreement. Developer would not enter into
this Agreement or agree to provide the public benefits, commitments and consideration described
in this Agreement if it were not for the certainty provided by this Agreement that the Project and
the Site can be constructed and used during the Term of this Agreement in accordance with the
Applicable Rules and this Agreement.
1.5 City CEQA Findings.
City finds that review of the environmental impacts of this Agreement, and the Project as
a whole, has been conducted in accordance with the provisions of CEQA and the state and local
procedural review requirements adopted thereunder. City has given consideration to such
environmental review prior to its approval of this Agreement and the Project, and has undertaken
all actions necessary to comply with CEQA.
1.6 Modification or Amendment of this Agreement.
Except as expressly stated to the contrary herein, this Agreement may be modified or
amended from time to time, in whole or in part, only by mutual written consent of the Parties or
their successors in interest, consistent with Government Code Sections 65867-65868, the City’s
Development Agreement Ordinance, and the following terms:
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(a) Insubstantial Modifications. The Parties acknowledge that refinements and
further development of the Project may demonstrate that minor changes are appropriate with
respect to the details of the Project development and the performance of the parties under this
Agreement. The Parties desire to retain a certain degree of flexibility with respect to the details of
the Project development and with respect to those items covered in general terms under this
Agreement, and thus desire to provide a streamlined method of approving insubstantial
modifications to this Agreement. Therefore, any minor modification to this Agreement which
does not modify (i) the Term of this Agreement; (ii) permitted uses of the Site, (iii) maximum
density or intensity of use, except as specifically allowed in the Project Approvals, (iv) provisions
for the reservation or dedication of land, (v) conditions, terms, restrictions or requirements for
subsequent discretionary actions, or (vi) monetary obligations of Developer (hereinafter an
“Insubstantial Modification”), and that can be processed under CEQA either as not a “project”
under CEQA or as exempt from CEQA shall not require a public hearing prior to the parties
executing a modification to this Agreement. Either Party may propose an Insubstantial
Modification, consent to which shall not be unreasonably withheld, conditioned, or delayed by the
other Party. Upon the written request of Developer for a modification to this Agreement, the City
Manager or his/her designee shall determine, in his/her sole discretion: (1) whether, in his/her
reasonable judgment, the requested modification constitutes an “Insubstantial Modification,” as
defined herein; (2) whether the requested modification is consistent with Applicable Rules (other
than that portion of this Agreement sought to be modified); and (3) whether, in his/her reasonable
judgment, the requested modification tends to promote the goals of this Agreement. If the City
Manager or his/her designee determines that the requested modification is an “Insubstantial
Modification” that is consistent with Applicable Rules and tends to promote the goals of this
Agreement, the proposed modification will be approved by the City as an Insubstantial
Modification, and a written modification will be executed by the Parties and attached to this
Agreement. Any such Insubstantial Modification shall not be deemed an “amendment” to this
Agreement under Government Code Section 65858.
(b) Substantial Amendments. Except as otherwise described in Section 1.6(a)
of this Agreement, amendments to this Agreement shall be “Substantial Amendments” which
require notice and a public hearing pursuant to California Government Code Section 65868.
(d) Parties Required to Amend. Where a portion of Developer’s rights or
obligations have been transferred, assigned, and assumed pursuant to Section 1.8 of this
Agreement, the signature of the person or entity to whom such rights or obligations have been
assigned shall not be required to amend this Agreement unless such amendment would materially
alter the rights or obligations of such assignee/transferee hereunder.
1.6.1 Effect of Amendment. Any amendment to this Agreement shall be
operative only as to those specific portions of this Agreement expressly subject to the amendment,
and all other terms and conditions of this Agreement shall remain in full force and effect without
interruption.
1.7 Termination; Applicable to All of the Property.
Unless terminated earlier, pursuant to the terms hereof, this Agreement shall automatically
terminate and be of no further effect upon the expiration of the Term of this Agreement as set forth
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in Section 1.2. Termination of this Agreement, for any reason, shall not, by itself, affect any right
or duty arising from entitlements or approvals set forth under the Project Approvals. Any
termination of this Agreement shall affect each and every One of the Properties and the entire
Property and the Site, and no owner of One of the Properties may apply for a termination or
terminate this Agreement with respect to that owner’s One of the Properties unless all of the owners
of the Property and each and every One of the Properties apply for and seek to terminate this
Agreement for the entire Property and Site. In explanation of the foregoing, this Agreement shall
apply to each One of the Properties for the entire duration of the Term, and no One of the Properties
may be released from or excused for performance under this Agreement by way of terminating
this Agreement for that One of the Properties, unless all of the Property and Site are released from
this Agreement.
1.8 Assignment of Interests, Rights and Obligations.
Developer may transfer or assign all or any portion of its interests, rights or obligations
under this Agreement to third parties acquiring an interest or estate in any One of the Properties,
the Property and/or the Site, or any portion thereof, including, without limitation, purchasers or
ground lessee(s) of lots, parcels or facilities, subject to the following:
1.8.1 Assignment and Assumption Agreements.
(a) In connection with the transfer or assignment by Developer of all or
any portion of the Property and/or the Site (other than a transfer or assignment by Developer to a
Mortgagee, defined below), Developer and the transferee shall enter into a written agreement (an
“Assignment and Assumption Agreement”) regarding the respective interests, rights and
obligations of Developer and the transferee in and under this Agreement. Such Assignment and
Assumption Agreement may: (i) release Developer from obligations under this Agreement
pertaining to that portion of the Property and/or Site being transferred, as described in the
Assignment and Assumption Agreement, provided that the transferee expressly assumes such
obligations; (ii) transfer to the transferee vested rights to develop and/or improve and use that
portion of the Property and/or Site being transferred; and (iii) address any other matter deemed by
Developer to be necessary or appropriate in connection with the transfer or assignment.
(b) Developer shall obtain City’s prior written consent to any
Assignment and Assumption Agreement (other than a transfer or assignment by Developer to an
Affiliated Party or a Mortgagee), , which consent shall not be unreasonably withheld, conditioned
or delayed. Failure by City to respond within thirty (30) days to any request made by Developer
for such consent shall be deemed to be City’s unconditional approval of the Assignment and
Assumption Agreement in question. City may refuse to give its consent only if, in light of the
proposed transferee’s reputation and financial resources, such transferee would not in City’s
reasonable opinion be able to perform the obligations proposed to be assumed by such transferee.
Such determination shall be made by the City Manager in consultation with the City Attorney and
is appealable by Developer directly to the City Council.
(c) An Assignment and Assumption Agreement shall be binding on
Developer, City and the transferee provided (i) Developer is not then in default under this
Agreement, (ii) Developer has provided notice to City of such transfer, and City has approved the
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transfer, and (iii) the transferee executes and delivers to City a written agreement in which (a) the
name and address of the transferee is set forth and (b) the transferee expressly and unconditionally
assumes each and every obligation of Developer under this Agreement with respect to the Property
and/or Site, or portion thereof, being transferred (to the extent Developer has not retained a
continuing obligation), (c) Developer no longer has any legal or equitable interest in the Property
and/or Site or the portion thereof sold or transferred, as applicable, and (d) City has, in the exercise
of its reasonable discretion, satisfied itself of transferee’s ability to assume those Developer
obligations under this Agreement being assigned. Upon recordation of any Assignment and
Assumption Agreement in the Official Records of Riverside County, Developer shall
automatically be released from those obligations assumed by the transferee therein.
(d) Developer shall be free from any and all liabilities accruing on or
after the date of any assignment or transfer with respect to those obligations assumed by a
transferee pursuant to an Assignment and Assumption Agreement. No breach or default hereunder
by any person succeeding to any portion of Developer’s obligations under this Agreement shall be
attributed to Developer, nor may Developer’s rights hereunder be canceled or diminished in any
way by any breach or default by any such person following Developer’s release of obligations
under the Project Approvals pursuant to an Assignment and Assumption Agreement assigning
Developer’s obligations to that successor.
(e) The City may assign or transfer any of its rights or obligations under
this Agreement with the approval of the Developer, which approval shall not be unreasonably
withheld.
1.8.2 Transfers for Mortgages.
Any transfers or assignments for any Mortgagee shall be subject to the provisions in
Article 7 of this Agreement.
1.8.3 Transfers to Affiliated Parties.
Developer, or any Affiliated Party of Developer, may at any time and without City’s prior
consent, transfer all or any portion of its rights and obligations under this Agreement to any
Affiliated Party of such Transferor and, in connection with the transfer of any such obligations, be
released from such obligations. Developer shall deliver to City, no later than ten (10) days after
such transfer an Assignment and Assumption Agreement memorializing the transfer of
Developer’s rights and obligations under this Agreement to an Affiliated Party, along with that
Affiliated Party’s contact information for notices to be delivered pursuant to this Agreement.
2. AGREEMENTS AND ASSURANCES
2.1 Agreement and Assurance on the Part of Developer.
In consideration for City entering into this Agreement, and as an inducement for City to
obligate itself to carry out the covenants and conditions set forth in this Agreement, and in order
to effectuate the purposes and intentions set forth in the Recitals of this Agreement, Developer
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hereby agrees that the terms and conditions of this Agreement, including the Project Approvals
incorporated herein, shall govern development and operation of the Site for the Term of this
Agreement.
2.2 Agreement and Assurances on the Part of the City.
In consideration for Developer entering into this Agreement, and as an inducement for
Developer to obligate itself to carry out the covenants and conditions set forth in this Agreement,
and in order to effectuate the purposes and intentions set forth in this Agreement, City hereby
agrees as follows:
2.2.1 Vested Entitlement to Develop.
Developer has the vested right to develop, improve, and use the Property, Site, and Project
subject to the terms and conditions of this Agreement, the Applicable Rules, Project Approvals
and the Reserved Powers. It is the intent of City and Developer that the vesting of development
rights of Developer shall include the permitted land uses, densities, and intensities of use of the
Property and the Site, timing or phasing of development, zoning, provisions for the reservation or
dedication of land for public purposes, and the location and size of public improvements, as well
as those other terms and conditions of development of the Project as set forth in this Agreement
and the other Project Approvals. Developer’s vested rights under this Agreement shall also
include, without limitation, the right to remodel, renovate, rehabilitate, rebuild or replace all
improvements on the Property and the Site within the Project (or any portion thereof) throughout
the applicable Term for any reason, including, without limitation, in the event of damage,
destruction or obsolescence of the existing development or the Project or any portion thereof,
subject to the terms and conditions of this Agreement, the Applicable Rules, Project Approvals
and the Reserved Powers. Such vesting shall expire upon the earlier of the following occurrences:
(a) termination of this Agreement; (b) an uncured material default by Developer of this Agreement,
and the City’s processing of such material default as a grounds for terminating this Agreement; or
(c) expiration of the Term of this Agreement. Except for the expiration set forth in clause (c) of
the preceding sentence, the expiration of the vesting right set forth in the preceding sentence shall
not terminate the obligations of Developer under this Agreement. Notwithstanding anything in
this Agreement to the contrary, the Project shall remain subject to the following, to the same extent
it would without this Agreement:
(i) all Applicable Rules;
(ii) the right to develop, improve, and use the Property (and each One of the
Properties) and the Site for short-term vacation rentals;
(iii) all New Laws applied to Developer through the City’s Reserved Powers;
(iv) all subsequent development approvals and the conditions of approval
associated therewith, including but not limited to any further site
development permits, tract maps, and building permits;
(v) the payment of all fees or exactions in the categories and in the amounts as
required at the time such fees are due and payable, which may be at the time
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of issuance of building permits, or otherwise as specified by applicable law,
as existing at the time such fees are due and payable; and
(vi) the reservation or dedication of land for public purposes or payment of fees
in lieu thereof as required at the time such reservations or dedications or
payments in lieu are required under applicable law to be made or paid.
2.2.2 Changes in Applicable Rules.
(A) Nonapplication of Changes in Applicable Rules.
Any change in, or addition to, the Applicable Rules, including, without limitation, any
change in the General Plan or Specific Plan, zoning or building regulation, adopted or becoming
effective after the Effective Date, including, without limitation, any such change by means of
ordinance, City Charter amendment, initiative, referendum, resolution, motion, policy, order or
moratorium, initiated or instituted for any reason whatsoever and adopted by the City, City
Council, Planning Commission or any other board, commission, department or agency of the City,
or any officer or employee thereof, or by the electorate, as the case may be, which would, absent
this Agreement, otherwise be applicable to the Property, Site, and/or to the Project and which
would conflict in any way with the Applicable Rules, Project Approvals, or this Agreement, or in
any way reduce the development rights or assurances provided by this Agreement, shall not be
applied to the Property (or any One of the Properties), Site, or Project unless such changes
represent an exercise of City’s Reserved Powers, or are otherwise agreed to in this Agreement. It
is expressly understood and agreed that Developer has the right to develop, improve, and use the
Property (and each One of the Properties) and the Site for short-term vacation rentals pursuant to
Article 5 [SHORT TERM VACATION RENTALS/TRANSIENT OCCUPANCY TAXES] of this
Agreement. The right to apply for a new or renewal permit, and the City’s ability to review and
issue a new or renewal permit, for short-term vacation rentals on the Property (or any One of the
Properties), Site, or Project, shall be allowed and authorized by this Agreement.
Notwithstanding the foregoing paragraph, Developer may, in its sole discretion, consent in
writing to the application to the Property (which shall mean each One of the Properties), Site,
and/or Project of any change in the Applicable Rules.
(B) Changes in Uniform Codes.
Notwithstanding any provision of this Agreement to the contrary, development and use of
the Property, Site, and Project shall be subject to changes which may occur from time to time in
the Uniform Codes, as such Codes are adopted by the City of La Quinta.
(C) Changes Mandated by Federal or State Law.
This Agreement shall not preclude the application to the Property, Site, and Project of
changes in, or additions to, the Applicable Rules, including rules, regulations, ordinances and
official policies, to the extent that such changes or additions are mandated to be applied to
developments such as this Project by state or federal regulations, pursuant to the Reserved Powers.
In the event state or federal laws or regulations prevent or preclude compliance with one or more
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provisions of this Agreement, such provisions shall be modified or suspended only to the extent
necessary to comply with such state or federal laws or regulations.
2.2.3 Subsequent Development Review.
Except as expressly reserved in this Agreement (including the right to apply for a new or
renewal permit, and the City’s review and issuance of a new or renewal permit, for short-term
vacation rentals), nothing shall impair or interfere with the right of City to require the processing
of permits as required by law pursuant to the applicable provisions of the La Quinta Municipal
Code and the provisions of Uniform Codes.
2.2.4 Effective Development Standards.
City agrees that it is bound to permit the uses, intensities of use, and densities of
development on the Property (and each One of the Properties) and Site which are permitted by this
Agreement and the Project Approvals, insofar as this Agreement and the Project Approvals so
provide or as otherwise set forth in the Applicable Rules. City hereby agrees that it will not
unreasonably withhold, delay or condition any approvals and/or permits which must be issued by
City in order for the Project to proceed and for the Property and Site to be used for the authorized
uses herein, provided that Developer reasonably and satisfactorily complies with all applicable
procedures for processing applications for such approvals and/or permits.
3. DEVELOPER’S OBLIGATIONS
3.1 Development of the Project; Planned Development.
Developer shall construct the Project on the Site only in accordance with the Project
Approvals. As depicted in the Project Approvals, as the same may be updated or amended from
time to time consistent with the terms hereof, the Project shall consist of a residential single-family
development specifically developed and available for residential purposes, and may be the
residents’ primary residence or secondary residences, and/or may be used for short-term vacation
rentals, with the following components:
(A) Annual permitting fees to be consistent with the City’s fee program;
(B) Any rental or occupancy of 30 nights or less to be subject to the
City’s then-current transient occupancy tax (“TOT”) for short-term vacation rentals;
(C) Rental or occupancy agreements, and material renter or occupant
information, shall be retained for a minimum of three (3) years (or other retention period as may
be approved by City policy or code) by the Developer or Developer’s authorized management
company for the short-term vacation rentals at the Site;
(D) Occupancy in any residence, including residences used as short-
term vacation rentals, shall be capped at two (2) persons per bedroom, plus no more than four (4)
additional occupants; and
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(E) All residences at the Site (and on each One of the Properties) shall
allow for transient occupancy, which means occupancy for thirty (30) days or less.
3.2 Compliance with Government Code Section 66473.7
Developer shall comply with the provisions of Government Code Section 66473.7 with
respect to any Tract Maps prepared for the Project.
3.3 Performance Schedule
Developer shall plan, design and construct the Project in a timely manner, generally in
accordance with the Performance Schedule attached hereto as Exhibit D. The Parties acknowledge
and agree that the Performance Schedule is a general sequencing of the phases of the Project, and
such sequencing may be modified by Developer to effectuate construction and end-use
efficiencies. If Developer, in its good faith discretion, anticipates or decides a phase of the Project
may need to be removed or an additional phase of the Project should be added, or the timing for
completion of phases should be revised, the Performance Schedule may be amended by mutual
written agreement of the Parties. The City may approve or deny a requested amendment to the
Performance Schedule in its reasonable discretion, provided that such approval shall not be
unreasonably withheld or delayed. In evaluating a Developer request for an amendment to the
Performance Schedule, the City shall give strong consideration and latitude to Developer in the
exercise of Developer’s business judgement based on market conditions and other factors
Developer deems appropriate in connection with the requested amendment. The City Manager is
individually authorized to sign such amendments on behalf of the City.
3.4 Funding, Fees, Permits, and Approvals.
3.4.1 No Funding. Developer acknowledges that the City is not providing any
funding for the Project.
3.4.2 Fees, Permits, and Approvals Governed by Municipal Code. Except for any
permitting or approval process for short-term vacation rentals that would be directly in conflict
with Article 5 [SHORT TERM VACATION RENTALS/TRANSIENT OCCUPANCY TAXES]
of this Agreement, all permitting and processing fees (including for the permitting and processing
of short-term vacation rentals), and all permits and approvals for the Property, Site, and Project,
shall be governed by the provisions of the La Quinta Municipal Code and shall be paid and
performed in accordance therewith. All such fees and applications submitted to the City shall be
processed in accordance with the then-current La Quinta Municipal Code, including the timing
provisions therein, and shall not be accorded separate treatment pursuant to this Agreement except
for any permitting or approval process for short-term vacation rentals that would be directly in
conflict with Article 5 [SHORT TERM VACATION RENTALS/TRANSIENT OCCUPANCY
TAXES] of this Agreement. All City-imposed fees, including the fees for short-term vacation
rental permitting, shall be in the amount prescribed by the La Quinta Municipal Code or duly
adopted City Council Resolution, in effect at the time the fee is imposed.
3.4.3 Imposition of Existing and Future Fees. Nothing set forth in this Agreement
is intended to or shall be construed to limit or restrict the City’s authority to impose its existing, or
any new or increased, Citywide fees, charges, levies, or assessments for the development of the
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Property, Site, or Project, or to impose or increase, subject to the required procedure, any taxes
applicable to the Property, Site, or Project, including but not limited to transient occupancy taxes.
Developer shall timely pay all applicable fees, charges, levies, assessments, and special and
general taxes validly imposed in accordance with the Constitution and laws of the State of
California, including without limitation school impact fees in accordance with Government
Code §§ 65995 et seq.
3.5 Dedications and Improvements; Improvement Security.
In connection with the recordation of any final subdivision map for the Project, Developer
shall, through the execution of a subdivision improvement agreement with the City, provide to the
City, in a form reasonably acceptable to the City Attorney, improvement security as provided in
the City Code to secure the faithful performance of Developer’s obligations under this Agreement
to construct the on-site and off-site improvements identified on that map. The terms, amounts and
provisions for release of the improvement security shall be as set forth in the City Code.
3.6 Indemnification.
Developer shall protect, defend, indemnify and hold harmless City and City’s officers,
officials, members, employees, volunteers, agents, and representatives (any of the foregoing shall
be known individually as “Indemnitee” and collectively as “Indemnitees”), and each of them,
jointly and severally, against and from any and all claims, demands, causes of action, damages,
costs, expenses, losses and liabilities, at law or in equity, of every kind or nature whatsoever,
including reasonable attorneys’ fees and expert witness fees, arising out of or directly relating to
construction and development-related activities on the Site by Developer, and including, without
limitation, injury to or death of any person or persons and damage to or destruction of any property,
threatened, brought or instituted (“Claims”), excluding those resulting from the negligence or
willful misconduct of the City. In the event of any action, litigation, or other adversarial
proceeding in any way involving the Claims specified in this section, City agrees, at no cost to
City, to cooperate with Developer. Developer shall have the obligation to provide the defense of
City in the action, litigation, or other adversarial proceeding, either by providing for legal counsel
or, at City’s option, timely paying the legal costs incurred by City in the defense of litigation, even
though negligence or gross negligence of Developer or its contractors, subcontractors, agents,
employees or other persons acting on its behalf has not been established at the time that the defense
is provided. In addition, Developer shall be obligated to promptly pay any final judgment or
portion thereof rendered against the Indemnitee or Indemnitees.
In the event of any court action or proceeding challenging the validity of this Agreement
or the Project Approvals, Developer shall indemnify, hold harmless, pay all costs and provide
defense for City in said action or proceeding with counsel chosen by Developer and reasonably
approved by City. City shall, at no cost to City, cooperate with Developer in any such defense as
Developer may reasonably request. In the event Developer fails or refuses to provide such defense
of any challenge to this Agreement or the Project Approvals, or any component thereof, City shall
have the right not to defend such challenge, and to resolve such challenge in any manner it chooses
in its sole discretion, including terminating this Agreement. In the event of such termination,
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Developer, upon written request of City, shall immediately execute a termination document or
other document reasonably required by a reputable title company to remove this Agreement as a
cloud on title.
3.7 Obligation to Close Escrow; Recording of Agreement.
This Agreement shall be valid and binding as of the Effective Date; provided, however,
that the terms and conditions set forth in this Agreement affecting the vested rights and ability to
develop and use the Property, Site, and Project as set forth herein, shall be contingent upon this
Agreement being recorded in the Riverside County Recorder’s Office for Official Records, and
this Agreement shall be recorded only if Developer closes escrow for the Property pursuant to the
Purchase/Sale Agreement. Upon the close of escrow, this Agreement shall be recorded against the
Property. If escrow is cancelled or fails to close pursuant to the Purchase/Sale Agreement, this
Agreement shall automatically terminate and be of no further force and effect without the need of
either Party hereto to take any additional action in furtherance of said termination.
4. CITY’S OBLIGATIONS
4.1 Scope of Subsequent Review/Confirmation of Compliance Process.
Nothing set forth herein shall impair or interfere with the right of City to require the
processing of building permits as required by law pursuant to the applicable provisions of the La
Quinta Municipal Code and the provisions of City’s Fire Codes and ordinances, Health and Safety
Codes and ordinances, and Building, Electrical, Mechanical, and similar building codes.
Prior to each request for a building permit, Developer shall provide City with a Compliance
Certificate (“Certificate”), in substantially the same form as that attached hereto as Exhibit C. The
Certificate shall be distributed to the relevant City departments in order to check the
representations made by Developer on the Certificate.
4.2 Project Approvals Independent.
All approvals required for the Project which may be or have been granted, and all land use
entitlements or approvals generally which have been issued or will be issued by City with respect
to the Project, constitute independent actions and approvals by City. If any provision of this
Agreement or the application of any provision of this Agreement to a particular situation is held
by a court of competent jurisdiction to be invalid or unenforceable, or if this Agreement terminates
for any reason, then such invalidity, unenforceability or termination of this Agreement or any part
hereof shall not affect the validity or effectiveness of any such Project approvals or other land use
approvals and entitlements. In such cases, such approvals and entitlements will remain in effect
pursuant to their own terms, provisions. It is understood by the Parties that pursuant to existing
law, if this Agreement terminates or is held invalid or unenforceable as described above, such
approvals and entitlements shall not remain valid for the term of this Agreement, but shall remain
valid for the term of such approvals and entitlements.
4.3 Review for Compliance.
City shall review this Developer’s compliance with the terms of Agreement at least once
during every twelve (12) month period following the Effective Date of this Agreement, in
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accordance with City’s procedures and standards for such review. During such periodic review
by City, Developer, upon written request from City, shall be required to demonstrate, and hereby
agrees to furnish, evidence of good faith compliance with the terms hereof. The failure of City to
conduct or complete the annual review as provided herein or in accordance with the Development
Agreement Ordinance shall not impact the validity of this Agreement. If, at the conclusion of the
annual review provided for herein, Developer has been found in compliance with this Agreement,
City, through the Development Director, shall, at Developer’s written request, issue a Certificate
of Compliance to Developer stating that (1) this Agreement remains in full force and effect and
(2) Developer is in compliance with this Agreement. The Certificate shall be in recordable form
and shall contain information necessary to communicate constructive record notice of the finding
of compliance. Developer, at its option and sole cost, may record the Certificate.
5. SHORT TERM VACATION RENTALS/TRANSIENT OCCUPANCY TAXES.
5.1 Short Term Vacation Rental Use.
This Agreement expressly provides that short-term vacation rentals are a permitted use on
the Property (and each One of the Properties) within the Project that allows residential uses, and
the rights to such permitted use are hereby vested pursuant to the terms of this Agreement. Except
as expressly provided in this Agreement, the City shall not impose on or apply to the Project
(whether by action of the Council, or other legislative body, or by initiative, referendum, or other
measure) any ordinance, resolution, standard, directive, condition, or other measure that would
prevent or prohibit the ability to apply for and obtain a permit and subsequently use and operate
short-term vacation rentals in all residential units within the Project. Notwithstanding the
foregoing, short-term vacation rentals on the Property (and each One of the Properties) within the
Project may be subject to Short-Term Vacation Rental Regulations set forth in Chapter 3.25 (or
successor provisions) of the La Quinta Municipal Code, including but not limited to violations and
penalties for such violations for failing to comply with the City’s Short-Term Vacation Rental
Regulations, as long as Developer has the ability to apply for and obtain a permit and subsequently
use and operate short-term vacation rentals in all residential units within the Project that are not
otherwise subject to a violation or penalty for failing to comply with the City’s Short-Term
Vacation Rental Regulations.
5.2 Transient Occupancy Tax.
All short-term vacation rentals in the Project shall be subject to, and comply with, the City’s
Transient Occupancy Ordinance as set forth in Chapter 3.24 of the La Quinta Municipal Code. To
the extent the City revises its Transient Occupancy Ordinance after the Effective Date of this
Agreement, all short-term vacation rentals in the Project will be subject to those revised or
amended provisions unless doing so would violate the vested rights set forth in Section 5.1 of this
Agreement. It is the intent of this provision to require, at all times, that all short-term vacation
rentals in the Project comply with the City’s requirements and procedures for collecting, reporting
and paying the applicable transient occupancy tax, including as those requirements and procedures
may be modified during the term of this Agreement.
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5.3 Capacity Limit for Short-Term Vacation Rentals
All short-term vacation rentals in the Project shall be subject to an occupancy cap of two
(2) persons per bedroom, plus no more than four (4) additional occupants.
5.4 Recordkeeping
All short-term vacation rentals in the Project shall be subject to, and comply with, Chapter
3.25 of the La Quinta Municipal Code, including but not limited to the recordkeeping requirements
in Section 3.25.070(F) (or successor provisions).
Prior to occupancy of a short-term vacation rental unit in the Project, the owner or the
owner’s authorized agent or representative shall:
1. Obtain the contact information of the responsible person; and
2. Provide copies of all electronically distributed short-term vacation rental information
from the City, including any good neighbor brochure to the responsible person and post
in a conspicuous location within the short-term vacation rental unit, in a manner that
allows for the information to be viewed in its entirety; and require such responsible
person to execute a formal acknowledgement that he or she is legally responsible for
compliance by all occupants of the short-term vacation rental unit and their guests with
all applicable laws, rules and regulations pertaining to the use and occupancy of the
short-term vacation rental unit. This information shall be maintained by the owner or
the owner’s authorized agent or representative for a period of three (3) years and be
made readily available upon request of any officer of the City responsible for the
enforcement of any provision of this code or any other applicable law, rule or regulation
pertaining to the use and occupancy of the short-term vacation rental unit.
5.5 Covenants, Conditions and Restrictions.
All CC&Rs recorded on any portion of the Project where residential uses are allowed shall
expressly authorize short-term vacation rentals for all residential units, consistent with this
Agreement and the requirements set forth in Chapter 3.25 of the La Quinta Municipal Code (or
successor provisions) that are not in conflict with this Agreement. All such CC&Rs shall state:
1. The operational requirements and standard conditions applicable to short-term
vacation rentals in the Project;
2. That all short-term vacation rentals in the Project are subject to the Transient
Occupancy Tax pursuant to Chapter 3.24 of the La Quinta Municipal Code;
3. The occupancy limits for the residences, including residences used as short-
term vacation rentals;
4. That all short-term vacation rentals must be rented subject to a “rental
agreement” as that term is defined in Section 3.25.030 of the La Quinta
Municipal Code, as that section existed on the Effective Date of this Agreement.
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6. DEFAULT; REMEDIES; DISPUTE RESOLUTION.
6.1 Notice of Default.
In the event of failure by either Party substantially to perform any material term or
provision of this Agreement, the non-defaulting Party shall have those rights and remedies
provided herein, provided that such non-defaulting Party has first provided to the defaulting Party
a written notice of default in the manner required by Section 8.1 hereof identifying with specificity
the nature of the alleged default and the manner in which said default may satisfactorily be cured.
6.2 Cure of Default.
Upon the receipt of the notice of default, the alleged defaulting Party shall promptly
commence to cure, correct, or remedy the identified default at the earliest reasonable time after
receipt of the notice of default and shall complete the cure, correction or remedy of such default
not later than thirty (30) days after receipt of the notice of default, or, for such defaults that cannot
reasonably be cured, corrected or remedied within thirty (30) days, such Party shall commence to
cure, correct, or remedy such default within such thirty (30) day period, and shall continuously
and diligently prosecute such cure, correction or remedy to completion.
6.3 City Remedies.
In the event of an uncured default by Developer of the terms of this Agreement, City, at its
option, may institute legal action in law or in equity to cure, correct, or remedy such default, enjoin
any threatened or attempted violation, or enforce the terms of this Agreement; provided, however,
that in no event shall City be entitled to consequential, punitive or exemplary damages for any
Developer default. For purposes of this Agreement the term “consequential damages” shall
include, but not be limited to, potential loss of anticipated tax revenues from the Project or any
portion thereof. Furthermore, City, in addition to or as an alternative to exercising the remedies
set forth in this Section 6.3, in the event of a material uncured default by Developer, may give
notice of its intent to terminate or modify this Agreement pursuant to City’s Development
Agreement Ordinance and/or the Development Agreement Act, in which event the matter shall be
scheduled for consideration and review by the City Council in the manner set forth in the City’s
Development Agreement Ordinance or the Development Agreement Act.
6.4 Developer’s Excusive Remedies.
The Parties acknowledge that the City would not have entered into this Agreement if it
were to be liable in damages under, or with respect to, this Agreement or any of the matters referred
to herein including, but not limited to, the Project Approvals, the Applicable Rules or any future
amendments or enactments thereto, or the Project. Accordingly, Developer covenants on behalf
of itself and its successors and assigns, not to sue the City for damages or monetary relief (except
for attorneys’ fees as provided for by Section 8.22) for any breach of this Agreement by City or
arising out of or connected with any dispute, controversy, or issue between Developer and City
regarding this Agreement or any of the matters referred to herein including but not limited to the
application, interpretation, or effect of this Agreement, the Project Approvals, the Applicable
Rules or any future amendments or enactments thereto, or the Project, or any land use permits or
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approvals sought in connection with the development of the Project or any component thereof, or
use of a parcel or any portion thereof, the parties agreeing that declaratory and injunctive relief,
mandate, and specific performance shall be Developer’s sole and exclusive judicial remedies.
7. MORTGAGEE PROTECTION; CERTAIN RIGHTS OF CURE
7.1 Encumbrances on the Project Site.
This Agreement shall not prevent or limit Developer from encumbering the Site or any
portion thereof or any improvements thereon with any mortgage, deed of trust, sale and leaseback
arrangement, or any other form of conveyance in which the Site, or a portion thereof or interest
therein, is pledged as security, and contracted for in good faith and fair value (a “Mortgage”)
securing financing with respect to the construction, development, use or operation of the Project.
7.2 Mortgage Protection.
This Agreement shall be superior and senior to the lien of any Mortgage. Notwithstanding
the foregoing, no breach of this Agreement shall defeat, render invalid, diminish, or impair the lien
of any Mortgage made in good faith and for value, and any acquisition or acceptance of title or
any right or interest in or with respect to the Site or any portion thereof by a holder of a beneficial
interest under a Mortgage, or any successor or assignee to said holder (a “Mortgagee”) [whether
pursuant to foreclosure, trustee’s sale, deed in lieu of foreclosure, lease termination or otherwise]
shall be subject to all of the terms and conditions of this Agreement.
7.3 Mortgagee Not Obligated.
No Mortgagee will have any obligation or duty under this Agreement to perform the
obligations of the Developer or other affirmative covenants of Developer hereunder, or to
guarantee such performance, except that (i) the Mortgagee shall have no right to develop or operate
the Site, and (ii) to the extent that any covenant to be performed by the Developer is a condition
to the performance of a covenant by the City, the performance thereof by Mortgagee shall continue
to be a condition precedent to the City’s performance hereunder.
7.4 Notice of Default to Mortgagee; Right of Mortgagee to Cure.
With respect to any mortgage or deed of trust granted by Developer, whenever City may
deliver any notice or demand to Developer with respect to any breach or default by Developer in
completion of construction of the Project or any component of the Project, City shall at the same
time deliver a copy of such notice or demand to each holder of record of any mortgage or deed of
trust which has previously requested such notice in writing. Each such holder shall (insofar as the
rights granted by City are concerned) have the right, at its option, within sixty (60) days after the
receipt of the notice, to cure or remedy or commence to cure or remedy and thereafter to pursue
with due diligence the cure or remedy of any such default and to add the cost thereof to the
mortgage debt and the lien of its mortgage. It is understood that a holder shall be deemed to have
satisfied the sixty (60) daytime limit set forth above for commencing to cure or remedy a Developer
default which requires title and/or possession of the Site (or portion thereof) if and to the extent
any such holder has within such sixty (60) day period commenced proceedings to obtain title
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and/or possession and thereafter the holder diligently pursues such proceedings to completion and
cures or remedies the default.
8. MISCELLANEOUS
8.1 Notices, Demands and Communications Between the Parties.
Any approval, disapproval, demand, document or other notice (“Notice”) which either
Party may desire to give to the other Party under this Agreement must be in writing and shall be
sufficiently given if (i) delivered by hand, (ii) delivered by reputable same-day or overnight
messenger service that provides a receipt showing date and time of delivery, or (iii) dispatched by
registered or certified mail, postage prepaid, return receipt requested, to the principal offices of
City and Developer at the addresses specified below, or at any other address as that Party may later
designate by Notice.
To City: City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
Attn: Design and Development Director
With a copy to: Rutan & Tucker, LLP
18575 Jamboree Road, 9th Floor
Irvine, California 92612
Attn: William H. Ihrke
To Developer: GTGF, LLC
800 W. Olympic Blvd Ste.305
Los Angeles, California 90015
Attn: Sean Breuner
With copies to: Nethery/Mueller/Olivier LLP
41750 Rancho Las Palmas Dr.
Suite H-1
Rancho Mirage, CA 92270
Attn: Daniel Olivier
Any written notice, demand or communication shall be deemed received immediately if personally
delivered or delivered by delivery service and shall be deemed received on the third day from the
date it is postmarked if delivered by registered or certified mail.
8.2 Force Majeure.
In addition to specific provisions of this Agreement, performance by either Party hereunder
shall not be deemed to be in default, and all performance and other dates specified in this
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Agreement shall be extended, where delays or Defaults are due to causes beyond the control or
without the fault of the Party claiming an extension of time to perform, which may include the
following (each, a “Force Majeure”): war; insurrection; acts of terrorism; strikes; lockouts; riots;
floods; earthquakes; fires; casualties; acts of God; acts of the public enemy; epidemics; quarantine
restrictions; freight embargoes; lack of transportation; governmental restrictions or priority
imposed or mandated by other governmental entities; unusually severe weather; inability to secure
necessary labor, materials or tools; delays of any contractor, subcontractor or supplier; acts or
omissions of the other Party; or acts or failures to act of any public or governmental agency or
entity (other than the acts or failures to act of City which shall not excuse performance by City),
or any other causes beyond the control or without the fault of the party claiming an extension of
time to perform. Notwithstanding anything to the contrary in this Agreement, an extension of time
for any such cause shall only be for the period of the enforced delay and shall commence to run
from the time of the commencement of the cause, if notice by the Party claiming such extension
is sent to the other Party within thirty (30) days of the commencement of the cause. Times of
performance under this Agreement may also be extended in writing by the mutual agreement of
City and Developer.
Notwithstanding the paragraph above, Developer is not entitled pursuant to this Section
8.2 to an extension of time to perform because of past, present, or future difficulty in obtaining
suitable construction or permanent financing for the development of the Site, or because of
economic or market conditions.
8.3 Binding Effect.
This Agreement, and all of the terms and conditions hereof, shall be binding upon and inure
to the benefit of the Parties, any subsequent owner of all or any portion of the Project or the Site,
and their respective assigns, heirs or successors in interest, whether or not any reference to this
Agreement is contained in the instrument by which such person acquired an interest in the Project
or the Site.
8.4 Independent Entity.
The Parties acknowledge that, in entering into and performing this Agreement, each of
Developer and City is acting as an independent entity and not as an agent of the other in any
respect.
8.5 Agreement Not to Benefit Third Parties.
This Agreement is made for the sole benefit of the Parties, and no other person shall be
deemed to have any privity of contract under this Agreement nor any right to rely on this
Agreement to any extent for any purpose whatsoever, nor have any right of action of any kind on
this Agreement nor be deemed to be a third-party beneficiary under this Agreement.
8.6 Covenants.
The provisions of this Agreement shall constitute mutual covenants which shall run with
the land comprising the Site for the benefit thereof, and for the benefit of City, and the burdens
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and benefits hereof shall bind and inure to the benefit of each of the Parties hereto and all
successors in interest to the Parties hereto for the term of this Agreement.
8.7 Non-liability of City Officers and Employees.
No official, officer, employee, agent or representative of City, acting in his/her official
capacity, shall be personally liable to Developer, or any successor or assign, for any loss, costs,
damage, claim, liability, or judgment, arising out of or connection to this Agreement, or for any
act or omission on the part of City.
8.8 Covenant Against Discrimination.
Developer and City covenant and agree, for themselves and their respective successors and
assigns, that there shall be no discrimination against, or segregation of, any person or group or
persons on account of race, color, creed, religion, sex, marital status, national origin or ancestry,
or any other impermissible classification, in the performance of this Agreement. Developer shall
comply with the Americans with Disabilities Act of 1990, as amended (42 U.S.C. §§ 12101, et
seq.).
8.9 No Waiver.
No waiver of any provision of this Agreement shall be effective unless in writing and
signed by a duly authorized representative of the Party against whom enforcement of a waiver is
sought and referring expressly to this Section. No delay or omission by either Party in exercising
any right or power accruing upon non-compliance or failure to perform by the other Party under
any of the provisions of this Agreement shall impair any such right or power or be construed to be
a waiver thereof, except as expressly provided herein. No waiver by either Party of any of the
covenants or conditions to be performed by the other Party shall be construed or deemed a waiver
of any succeeding breach or nonperformance of the same or other covenants and conditions hereof.
8.10 Severability.
If any term, provision, covenant or condition of this Agreement is held by a court of
competent jurisdiction to be invalid, void or unenforceable, the remaining provisions of this
Agreement shall continue in full force and effect, to the extent that the invalidity or
unenforceability does not impair the application of this Agreement as intended by the Parties.
8.11 Cooperation in Carrying Out Agreement.
Each Party shall take such actions and execute and deliver to the other all such further
instruments and documents as may be reasonably necessary to carry out this Agreement in order
to provide and secure to the other Party the full and complete enjoyment of its rights and privileges
hereunder.
8.12 Estoppel Certificate.
Either Party may, at any time, deliver written notice to any other Party requesting such
Party to certify in writing that, to the best knowledge of the certifying Party, (i) this Agreement is
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in full force and effect and a binding obligation of the Parties, (ii) this Agreement has not been
amended or modified either orally or in writing, or if so amended, identifying the amendments,
(iii) the requesting Party is not in default in the performance of its obligations under this
Agreement, or if in default, describing the nature and amount of any such defaults, and (iv) any
other reasonable information requested. A Party receiving a written request hereunder shall
execute and return such requested certificate within twenty (20) days following receipt of such
request. The form of the requested estoppel certificate shall be reasonably approved by the
receiving party. The City Manager is authorized to sign and deliver an estoppel certificate on behalf
of City. City acknowledges that a certificate hereunder may be relied upon by transferees and
Mortgagees.
8.13 Construction.
The terms of this Agreement shall be construed in accordance with the meaning of the
language used and shall not be construed for or against either Party by reason of the authorship of
this Agreement or any other rule of construction that might otherwise apply. As used in this
Agreement, and as the context may require, the singular includes the plural and vice versa, and the
masculine gender includes the feminine and vice versa.
8.14 Recordation.
This Agreement shall be recorded with the County Recorder of Riverside County at
Developer’s cost, if any, within the period required by Government Code Section 65868.5.
Amendments approved by the Parties, and any cancellation or termination of this Agreement, shall
be similarly recorded.
8.15 Captions and References.
The captions of the paragraphs and subparagraphs of this Agreement are solely for
convenience of reference, and shall be disregarded in the construction and interpretation of this
Agreement. Reference herein to a paragraph or exhibit are the paragraphs, subparagraphs and
exhibits of this Agreement.
8.16 Time.
Time is of the essence in the performance of this Agreement and of each and every term
and condition hereof as to which time is an element.
8.17 Recitals & Exhibits Incorporated; Entire Agreement.
The Recitals to this Agreement and all of the exhibits and attachments to this Agreement
are, by this reference, incorporated into this Agreement and made a part hereof. This Agreement,
including all Exhibits attached hereto, constitutes the entire agreement between the Parties with
respect to the subject matter of this Agreement, and this Agreement supersedes all previous
negotiations, discussions and agreements between the Parties, and no parole evidence of any prior
or other agreement shall be permitted to contradict or vary the terms hereof.
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8.18 Exhibits.
Exhibits “A” -”E” to which reference is made in this Agreement are deemed incorporated
herein in their entirety, whether or not such exhibits are attached hereto in full. Said exhibits are
identified as follows:
A Legal Description of the Property and the Site
B Site Map
C. Compliance Certificate
D. Performance Schedule
E. Chapter 3.25 of LQMC
8.19 Counterpart Signature Pages.
For convenience the Parties may execute and acknowledge this agreement in counterparts
and when the separate signature pages are attached hereto, shall constitute one and the same
complete Agreement.
8.20 Authority to Execute; Representations and Warranties.
Developer warrants and represents that (i) it is duly organized and existing, (ii) it is duly
authorized to execute and deliver this Agreement, (iii) by so executing this Agreement, Developer
is formally bound to the provisions of this Agreement, and (iv) Developer’s entering into and
performance of its obligations set forth in this Agreement do not violate any provision of any other
agreement to which Developer is bound, and (v) there is no existing or threatened litigation or
legal proceeding of which Developer is aware which could prevent Developer from entering into
or performing its covenants and obligations set forth in this Agreement. City warrants and
represents that the person or persons executing this Agreement on its behalf have been duly
authorized to execute this Agreement and bind the City to all covenants and obligations set forth
in this Agreement.
8.21 City Approvals and Actions.
Whenever a reference is made in this Agreement to an action or approval to be undertaken
by the City, or for any amendment, interpretation, or implementing documents required under this
Agreement, the City Manager or his or her authorized designee is authorized to act on behalf of
the City unless specifically provided otherwise in this Agreement or the law otherwise requires.
8.22 Governing Law; Litigation Matters.
The internal laws of the State of California shall govern the interpretation and enforcement
of this Agreement without regard to conflicts of law principles. Any action at law or in equity
brought by either Party hereto for the purpose of enforcing, construing, or interpreting the validity
of this Agreement or any provision hereof shall be brought in the Superior Court of the State of
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California in and for the County of Riverside, or such other appropriate court in said county, and
the Parties hereto waive all provisions of law providing for the filing, removal, or change of venue
to any other court. Service of process on City shall be made in accordance with California law.
Service of process on Developer shall be made in any manner permitted by California law and
shall be effective whether served inside or outside of California. In the event of any action between
the Parties hereto seeking enforcement of any of the terms of this Agreement or otherwise arising
out of this Agreement, the prevailing Party in such litigation shall be awarded, in addition to such
relief to which such Party is entitled, its reasonable attorney’s fees, expert witness fees, and
litigation costs and expenses.
8.23 No Brokers.
Each of the City and the Developer represents to the other party that it has not engaged the
services of any finder or broker and that it is not liable for any real estate commissions, broker’s
fees, or finder’s fees which may accrue by means of this Agreement and agrees to hold harmless
the other party from such commissions or fees as are alleged to be due from the party making such
representations.
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IN WITNESS WHEREOF, Developer and City have executed this Agreement as of the
Reference Date.
“DEVELOPER”
GTGF, LLC,
a Delaware limited liability company
By:
Its:
“CITY”
CITY OF LA QUINTA, a California municipal
corporation
By: ___________________________
Name: Jon McMillen
Title: City Manager
ATTEST:
Monika Radeva
City Clerk
APPROVED AS TO FORM
RUTAN & TUCKER, LLP
William H. Ihrke
City Attorney
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17230608.8 a01/21/22 EXHIBIT A
EXHIBIT “A”
LEGAL DESCRIPTION OF SITE
[attached]
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EXHIBIT A
-1-
418
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EXHIBIT “B”
SITE MAP
[attached]
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EXHIBIT B
-1-
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EXHIBIT B
-2-
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EXHIBIT C
-1-
EXHIBIT “C”
COMPLIANCE CERTIFICATE
(GTGF, LLC DEVELOPMENT AGREEMENT)
The undersigned, GTGF, LLC, a Delaware limited liability company (“Developer”),
pursuant to that certain Development Agreement dated _______________, 2022, (the
“Development Agreement”), by and among Developer and the City of La Quinta, a California
municipal corporation and charter city (the “City”) by its signature below hereby certifies to the
City, for the City’s reliance that:
1. Capitalized terms not defined herein shall have the same meaning as set
forth in the Development Agreement;
2. The undersigned is familiar with the certifications and representations set
forth in this Compliance Certificate;
3. Developer has performed and complied with its obligations under the
Development Agreement to be performed or complied with by it on or prior to the date hereof.
4. [CITY MAY INSERT ANY ADDITIONAL CONDITIONS UNDER THE
DEVELOPMENT AGREEMENT TO BE SATISFIED PRIOR TO ISSUING BUILDING
PERMIT].
IN WITNESS WHEREOF, this Compliance Certificate is executed effective the ______
day of _______________, ______, under penalty of perjury under the laws of California.
GTGF, LLC, a Delaware limited liability company
By:
Its:
By:
Its:
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EXHIBIT D
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EXHIBIT “D”
PERFORMANCE SCHEDULE
Item of Performance Start Completion
TR 36279 (Improved Lots)
On-site and off-site improvements N/A Complete
TR 33085 (Vacant Lots)
Permitting
Grading and Engineering Permits April 2022 Within 6 months of
application
Building Permits October 2022 Within 6 months of
application
Construction of Project Components
Construct off-site improvements N/A Complete
Construct all on-site improvements (rough grade, walls,
street, storm drain, water, sewer, dry utilities, and
landscaping)
November 2022 May 2023
Place monuments December 2022 May 2023
Begin construction of 7 residential units April 2023 May 2023
Completion of construction of 7 residential units December 2023 March 2024
Obtain Certificate of Occupancy for 7 residential units March 2024 April 2024
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17230608.8 a01/21/22 EXHIBIT E
EXHIBIT “E”
CHAPTER 3.25 OF LA QUINTA MUNICIPAL CODE AS OF EFFECTIVE DATE
(for reference only)
[attached]
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Title 3 - REVENUE AND FINANCE
Chapter 3.25 SHORT-TERM VACATION RENTALS
La Quinta, California, Municipal Code Created: 2021-12-15 15:04:50 [EST]
(Supp. No. 2, Update 2)
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Chapter 3.25 SHORT-TERM VACATION RENTALS
3.25.010 Title.
This chapter shall be referred to as the "Short-Term Vacation Rental Regulations."
(Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501
§ 2, 2012)
3.25.020 Purpose.
A. The purpose of this chapter is to establish regulations for the use of privately owned residential dwellings as
short-term vacation rentals that ensure the collection and payment of transient occupancy taxes (TOT) as
provided in Chapter 3.24 of this code, and minimize the negative secondary effects of such use on
surrounding residential neighborhoods.
B. This chapter is not intended to provide any owner of residential property with the right or privilege to violate
any private conditions, covenants and restrictions applicable to the owner's property that may prohibit the
use of such owner's residential property for short-term vacation rental purposes as defined in this chapter.
C. The requirements of this chapter shall be presumed to apply to any residential dwelling that has received a
short-term vacation rental permit. A rebuttable presumption arises that, whenever there is an occupant(s),
paying rent or not, of a residential dwelling that has received a short-term vacation rental permit, the
requirements of this chapter shall apply, including but not limited to any suspension or other modifications
imposed on a short-term vacation rental permit as set forth in this chapter. The city manager or authorized
designee shall have the authority to implement any necessary or appropriate policies and procedures to
implement the rebuttable presumption set forth in this section.
(Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501
§ 2, 2012)
3.25.030 Definitions.
For purposes of this chapter, the following words and phrases shall have the meaning respectively ascribed to
them by this section:
"Advertise,""advertisement,""advertising,""publish," and "publication" mean any and all means, whether verbal or
written, through any media whatsoever whether in use prior to, at the time of, or after the enactment of the
ordinance amending this chapter, used for conveying to any member or members of the public the ability or
availability to rent a short-term vacation rental unit as defined in this section, or used for conveying to any
member or members of the public a notice of an intention to rent a short-term vacation rental unit as defined in
this section. For purposes of this definition, the following media are listed as examples, which are not and shall not
be construed as exhaustive: verbal or written announcements by proclamation or outcry, newspaper
advertisement, magazine advertisement, handbill, written or printed notice, printed or poster display, billboard
display, e-mail or other electronic/digital messaging platform, electronic commerce/commercial Internet websites,
and any and all other electronic media, television, radio, satellite-based, or Internet website.
"Applicable laws, rules and regulations" means any laws, rules, regulations and codes (whether local, state or
federal) pertaining to the use and occupancy of a privately owned dwelling unit as a short-term vacation rental.
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"Applicant" means the owner of the short-term vacation rental unit.
"Authorized agent or representative" means a designated agent or representative who is appointed by the owner
and also is responsible for compliance with this chapter with respect to the short-term vacation rental unit.
"Booking transaction" means any reservation or payment service provided by a person or entity who facilitates a
home-sharing or vacation rental (including short-term vacation rental) transaction between a prospective
occupant and an owner or owner's authorized agent or representative.
"City manager" means that person acting in the capacity of the city manager of the city of La Quinta or authorized
designee.
"Declaration of non-use" means the declaration described in Section 3.25.050.
"Dwelling" has the same meaning as set forth in Section 9.280.030 (or successor provision, as may be amended
from time to time) of this code; "dwelling" does not include any impermanent, transitory, or mobile means of
temporary lodging, including but not limited to mobile homes, recreational vehicles (RVs), car trailers, and camping
tents.
"Estate home" is defined as a single-family detached residence with five (5) or more bedrooms, subject to
evaluation criteria and inspection of the property pursuant to Section 3.25.060(D)(1). An estate home is a sub-type
of short-term vacation rental unit and shall be subject to a general short-term vacation rental permit, primary
residence short-term vacation rental permit, or homeshare short-term vacation rental permit, as applicable,
pursuant to this chapter.
"General short-term vacation rental permit" is a type of short-term vacation rental permit that is neither a
homeshare short-term vacation rental permit nor a primary residence short-term vacation rental permit.
"Good neighbor brochure" means a document prepared by the city that summarizes the general rules of conduct,
consideration, and respect, including, without limitation, provisions of this code and other applicable laws, rules or
regulations pertaining to the use and occupancy of short-term vacation rental units.
"Homeshare short-term vacation rental permit" is a type of short-term vacation rental permit whereby the owner
hosts visitors in the owner's dwelling, for compensation, for periods of thirty (30) consecutive calendar days or
less, while the owner lives on-site and in the dwelling, throughout the visiting occupant's stay.
"Hosting platform" means a person or entity who participates in the home-sharing or vacation rental (including
short-term vacation rental) business by collecting or receiving a fee, directly or indirectly through an agent or
intermediary, for conducting a booking transaction using any medium of facilitation, including but not limited to
the Internet.
"Local contact person" means the person designated by the owner or the owner's authorized agent or
representative who shall be available twenty-four (24) hours per day, seven (7) days per week with the ability to
respond to the location within thirty (30) minutes for the purpose of: (1) taking remedial action to resolve any such
complaints; and (2) responding to complaints regarding the condition, operation, or conduct of occupants of the
short-term vacation rental unit. A designated local contact person must obtain a business license otherwise
required by Sections 3.24.060 and 3.28.020 (or successor provisions, as may be amended from time to time) of this
code.
"Notice of permit modification, suspension or revocation" means the notice the city may issue to an applicant,
authorized agent or representative, local contact person, occupant, owner, responsible person, or any other
person or entity authorized to be issued such notice under this code for a short-term vacation rental unit, upon a
determination by the city of a violation of this chapter or other provisions of this code relating to authorized uses
of property subject to this chapter.
"Occupant" means any person(s) occupying the dwelling at any time.
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"Owner" means the person(s) or entity(ies) that hold(s) legal and/or equitable title to the subject short-term
vacation rental.
"Primary residence" means a dwelling where an owner spends the majority of the calendar year on the property
used as a short-term vacation rental unit, and the property is identified in the Riverside County assessor's record as
the owner's primary residence.
"Primary residence short-term vacation rental permit" is a type of short-term vacation rental permit whereby the
short-term vacation rental unit is the owner's primary residence, as defined herein in this section.
"Property" means a residential legal lot of record on which a short-term vacation rental unit is located.
"Rent" has the same meaning as set forth in Section 3.24.020 (or successor provision, as may be amended from
time to time) of this code.
"Rental agreement" means a written or verbal agreement for use and occupancy of a privately-owned residential
dwelling that has been issued a short-term vacation rental permit, including a dwelling that may have a permit
which has been or is under suspension.
"Responsible person" means the signatory of an agreement for the rental, use and occupancy of a short-term
vacation rental unit, and/or any person(s) occupying the short-term vacation rental unit without a rental
agreement, including the owner(s), owner's authorized agent(s) or representative(s), local contact(s), and their
guests, who shall be an occupant of that short-term vacation rental unit, who is at least twenty-one (21) years of
age, and who is legally responsible for ensuring that all occupants of the short-term vacation rental unit and/or
their guests comply with all applicable laws, rules and regulations pertaining to the use and occupancy of the
subject short-term vacation rental unit.
"Short-term vacation rental permit" means a permit that permits the use of a privately owned residential dwelling
as a short-term vacation rental unit pursuant to the provisions of this chapter, and which incorporates by
consolidation a transient occupancy permit and a business license otherwise required by Sections 3.24.060 and
3.28.020 (or successor provisions, as may be amended from time to time) of this code. A short-term vacation
rental permit is one (1) of the following types: (1) general short-term vacation rental permit, (2) primary residence
short-term vacation rental permit, or (3) homeshare short-term vacation rental permit, as defined in this section.
"Short-term vacation rental unit" means a privately owned residential dwelling, such as, but not limited to, a
single-family detached or multiple-family attached unit, apartment house, condominium, cooperative apartment,
duplex, or any portion of such dwellings and/or property and/or yard features appurtenant thereto, rented for
occupancy and/or occupied for dwelling, lodging, or any transient use, including but not limited to sleeping
overnight purposes for a period of thirty (30) consecutive calendar days or less, counting portions of calendar days
as full days, by any person(s) with or without a rental agreement.
"STVR" may be used by city officials as an abbreviation for "short-term vacation rental."
"Suspension" means that short-term vacation rental permit that is suspended pursuant to Section 3.25.090.
"Tenant" or "transient," for purposes of this chapter, means any person who seeks to rent or who does rent, or
who occupies or seeks to occupy, for thirty (30) consecutive calendar days or less, a short-term vacation rental
unit.
(Ord. 595 § 1(Exh. A), 6-15-2021; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1,
2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
3.25.040 Authorized agent or representative.
A. Except for the completion of an application for a short-term vacation rental permit and business license, the
owner may designate an authorized agent or representative to ensure compliance with the requirements of
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this chapter with respect to the short-term vacation rental unit on his, her or their behalf. Nevertheless, the
owner shall not be relieved from any personal responsibility and personal liability for noncompliance with
any applicable law, rule or regulation pertaining to the use and occupancy of the subject short-term vacation
rental unit, regardless of whether such noncompliance was committed by the owner's authorized agent or
representative or the occupants of the owner's short-term vacation rental unit or their guests.
B. The owner must be the applicant for and holder of a short-term vacation rental permit and business license
and shall not authorize an agent or a representative to apply for or hold a short-term vacation rental permit
and business license on the owner's behalf. The owner's signature is required on all short-term vacation
rental application forms, and the city may prescribe reasonable requirements to verify that an applicant or
purported owner is the owner in fact.
(Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501
§ 2, 2012)
3.25.050 Short-term vacation rental permit—Required.
A. The owner is required to obtain a short-term vacation rental permit and a business license from the city
before the owner or the owner's authorized agent or representative may rent or advertise a short-term
vacation rental unit. No short-term vacation rental use may occur in the city except in compliance with this
chapter. No property in the city may be issued a short-term vacation rental permit or used as a short-term
vacation rental unit unless the property is a residential dwelling that complies with the requirements of this
chapter.
B. A short-term vacation rental permit and business license shall be valid for one (1) year and renewed on an
annual basis in order to remain valid.
1. A short-term vacation rental permit and business license renewal application shall be submitted no earlier
than sixty (60) calendar days but no later than thirty (30) calendar days prior to the permit's expiration
date. Failure to renew a short-term vacation rental permit as prescribed in this section may result in the
short-term vacation rental permit being terminated.
2. A new owner of a property (or a new person and/or new entity that owns or controls a business or
organization or other entity of any kind, such as a limited liability company, which is the owner of a
property) previously operated as a short-term vacation rental unit by the former owner (or by a former
person or entity that owned or controlled the business or organization or other entity of any kind that
continues to be the owner of the property) may not renew the previous owner's short-term vacation
rental permit and shall apply for a new short-term vacation rental permit, pursuant to this chapter, if the
new owner (or new person and/or new entity that owns or controls a business or organization or other
entity of any kind that continues to be the owner of a property) wants to continue to use the residential
dwelling as a short-term vacation rental unit.
3. If an owner or an owner's authorized agent or representative, pursuant to all applicable laws, constructs
additional bedrooms to an existing residential dwelling or converts non-bedroom spaces and areas in an
existing residential dwelling into additional bedrooms, the owner or owner's authorized agent or
representative shall notify the city and update the short-term vacation rental unit's online registration
profile upon city approval of the addition or conversion so that the city may confirm that such conversion
is consistent with this chapter and the code, including all applicable provisions in Title 8 of the code, and
reissue the short-term vacation rental permit so that it accurately identifies the number of approved
bedrooms, if the owner wants to continue to use the dwelling as a short-term vacation rental unit. The
city may conduct an onsite inspection of the property to verify compliance with this chapter and the code.
Code compliance inspections may be billed for full cost recovery at one (1) hour for initial inspection and
in thirty (30)-minute increments for each follow-up inspection pursuant to subsection D. For purposes of
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this chapter, "reissue" or "reissuance" of a short-term vacation rental permit means a permit that is
reissued by the city, with corrected information, as applicable, to be valid for the balance of the existing
one (1)-year permit and license period.
C. A short-term vacation rental permit and business license shall be valid only for the number of bedrooms in a
residential dwelling equal to the number of bedrooms the city establishes as eligible for listing as a short-
term vacation rental unit and shall not exceed the number of bedrooms allowable for the number of
occupants as set forth in Section 3.25.070. The allowable number of bedrooms shall meet all applicable
requirements under federal, state and city codes, including, but not limited to, the provisions of Section
9.50.100 (or successor provision, as may be amended from time to time) governing "additional bedrooms"
and all applicable building and construction codes in Title 8 of this code. A short-term vacation rental permit
shall not issue for, or otherwise authorize the use of, additional bedrooms converted from non-bedroom
spaces or areas in an existing residential dwelling except upon express city approval for the additional
bedrooms in compliance with this code, including Section 9.50.100 (or successor provision, as may be
amended from time to time), and upon approval of an application for a new or renewed short-term vacation
rental permit as provided in subsection B.
D. A short-term vacation rental permit and business license shall not be issued, and may be suspended or
permanently revoked, if the property, or any building, structure, or use or land use on the property is in
violation of this code. The city may conduct an inspection of the property prior to the issuance or renewal of
a short-term vacation rental permit and/or business license. Code compliance inspections may be billed for
full cost recovery at one (1) hour for initial inspection and in thirty (30)-minute increments for each follow-up
inspection. For purposes of this subsection, a code violation exists if, at the time of the submittal of an
application for a new or renewed short-term vacation rental permit or business license, the city has
commenced administrative proceedings by issuing written communication and/or official notice to the
owner or owner's responsible agent or representative of one (1) or more code violations. For purposes of
this chapter, "building," "structure," and "use or land use" have the same meanings as set forth in Section
9.280.030 (or successor provisions, as may be amended from time to time) of this code.
E. A short-term vacation rental permit and business license shall not be issued or renewed, and may be
suspended or permanently revoked, if any portion of transient occupancy tax has not been reported and/or
remitted to the city for the previous calendar year by the applicable deadline for the reporting and/or
remittance of the transient occupancy tax.
F. A short-term vacation rental permit and business license shall not be issued or renewed, and may be
suspended or permanently revoked, if the residential dwelling to be used as a short-term rental unit lacks
adequate onsite parking. For purposes of this subsection, "adequate onsite parking" shall be determined by
dividing the total number of occupants commensurate with the approved number of bedrooms as provided
in the table under Section 3.25.070 by four (4), such that the ratio of the total number of occupants to onsite
parking spots does not exceed four to one (4:1). For example, a residential dwelling with five (5) bedrooms
may permissibly host a total number of ten occupants and therefore requires three (3) on-site parking spots.
Onsite parking shall be on an approved driveway, garage, and/or carport areas only in accordance with
Section 3.25.070(R), and no more than two (2) street parking spots may count towards the number of on-site
parking spots necessary to meet the "adequate onsite parking" requirement under this subsection.
G. An owner or owner's authorized agent or representative who claims not to be operating a short-term
vacation rental unit or who has obtained a valid short-term vacation rental permit and business license
pursuant to this chapter, may voluntarily opt-out of the requirements of this chapter, prior to the issuance or
expiration of a short-term vacation rental permit and business license that are applicable to the short-term
vacation rental unit, only upon the owner, the owner's authorized agent or representative and/or the
owner's designated local contact person executing, under penalty of perjury, a declaration of non-use as a
short-term vacation rental unit, in a form prescribed by the city (for purposes of this chapter, a "declaration
of non-use"). Upon the receipt and filing by the city of a fully executed declaration of non-use, the owner or
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owner's authorized agent representative shall be released from complying with this chapter as long as the
property is not used as a short-term vacation rental unit. Use of the property as a short-term vacation unit
after the city's receipt and filing of a declaration of non-use, is a violation of this chapter. If, after a
declaration of non-use has been received and filed by the city, the owner or owner's authorized agent or
representative wants to use that property as a short-term vacation rental unit, the owner shall apply for a
new short-term vacation rental permit and business license and fully comply with the requirements of this
chapter and the code; provided, however, that if a short-term vacation rental permit is or will be suspended
on the date an owner or owner's authorized agent or representative submits to the city a declaration of non-
use for the short-term vacation rental unit under suspension, then the owner may apply for a new short-
term vacation rental permit and business license only after twelve (12) consecutive months have elapsed
from the date of the declaration of non-use, and the owner and owner's authorized agent or representative
otherwise shall fully comply with the requirements of this chapter and the code.
(Ord. 595 § 1(Exh. A), 6-15-2021; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 577 § 1,
2019; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
3.25.055 Non-issuance of new short-term vacation rental permits; periodic council review.
A. Commencing May 20, 2021, which is the effective date of the ordinance adding this section, there shall be no
processing of, or issuance for, any applications for a new short-term vacation rental permit, required by this
chapter to use or operate a short-term vacation rental unit in the city, except applications for a new a short-
term vacation rental permit covering a short-term vacation rental unit that meets one (1) or more of the
following:
1. A residential dwelling within a residential project located in the CT Tourist Commercial District zone, as
defined in Section 9.70.070 (or successor section) of this code and depicted in the city's official zoning
map.
2. A residential dwelling within a residential project located in the VC Village Commercial District zone, as
defined in Section 9.70.100 (or successor section) of this code and depicted in the city's official zoning
map.
3. A residential dwelling within a residential project subject to a development agreement with the city, or
subject to a condition of approval(s) attached to any entitlement approved by the city (including but not
limited to a specific plan, subdivision map, or site development permit), pursuant to which short-term
vacation rentals are a permitted use, and the residential dwelling's use as a short-term vacation rental is
authorized under a declaration of covenants, conditions, and restrictions (CC&Rs), for the residential
project.
4. A residential dwelling within the area covered by the SilverRock Resort Specific Plan.
5. A residential dwelling is located adjacent to the CT Tourist Commercial District zone, as defined in Section
9.70.070 and depicted in the city's official zoning map, and within the following boundaries; west of
Avenida Obregon, south of the Avenida Fernando, east of Calle Mazatlan, and north of the driveway
access between Calle Mazatlan and Avenida Obregon that serves as a southern boundary for the La
Quinta Tennis Villas/Tennis Condos area identified on page 25 of the La Quinta Resort Specific Plan, 121
E—Amendment 5 (as may be subsequently amended from time to time). For purposes of this subsection,
"adjacent to" means across the street from or accessible by a driveway or service road designed to
provide access to area(s) within the CT Tourist Commercial District zone.
B. The city manager or authorized designee shall have the authority to implement policies or procedures to
review and verify whether an application for a new short-term vacation rental permit meets the criteria set
forth in this section.
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C. This section shall not apply to applications for a renewal of an existing short-term vacation rental permit and
business license, submitted in compliance with this chapter, including when the short-term vacation rental
permit is under suspension during the time for processing the renewal application. Applications for renewals
must be submitted as prescribed by this chapter. Any short-term vacation rental unit, covered by a permit
that is subject to an application for renewal, which is under temporary suspension in violation of this chapter
or any other provisions of this code, shall not become permitted to use the dwelling as a short-term vacation
rental unit until all violations that led to the temporary suspension have been remedied and the suspension
has expired. Any revoked short-term vacation rental permit shall not be eligible for renewal or new short-
term vacation rental permit.
D. The city council shall periodically review the impacts or effects, if any, caused by the non-issuance of new
short-term vacation rental permits set forth in this section. The city manager or authorized designee shall
prepare a report assessing impacts or effects, if any, for the council to review at a regular or special meeting.
(Ord. 596 § 2, 2021; Ord. 595 § 1(Exh. A), 6-15-2021; Ord. 591 § 1(Exh. A), 4-20-2021)
3.25.060 Short-term vacation rental permit—Application requirements.
A. The owner or the owner's authorized agent or representative must submit the information required on the
city's short-term vacation rental permit application form provided by the city, which may include any or all of
the following:
1. The name, address, and telephone number of the owner of the subject short-term vacation rental unit;
2. The name, address, and telephone number of the owner's authorized agent or representative, if any;
3. The name, address, and twenty-four (24)-hour telephone number of the local contact person;
4. The address of the proposed short-term vacation rental unit, Internet listing site and listing number;
5. The number of bedrooms shall not exceed the number of bedrooms allowable for the number of
occupants as set forth in Section 3.25.070. The allowable number of bedrooms shall meet all applicable
building and construction requirements under federal, state and city codes, including, but not limited to,
the provisions of Section 9.50.100 (or successor provision, as may be amended from time to time)
governing "additional bedrooms" and all applicable building and construction codes in Title 8 of this code;
6. Acknowledgement of receipt of all electronically distributed short-term vacation rental information from
the city, including any good neighbor brochure;
7. The owner or owner's authorized agent or representative who has applied for a short-term vacation
rental permit shall provide the city with written authorization that issuance of a short-term vacation
rental permit pursuant to this chapter is not inconsistent with any recorded or unrecorded restrictive
covenant, document, or other policy of a homeowner association (HOA) or other person or entity which
has governing authority over the property on which a short-term vacation rental unit will be operated; in
furtherance of this requirement, there shall be a rebuttable presumption that an owner or owner's
authorized agent or representative does not have written authorization for the issuance of a short-term
vacation rental permit if a HOA or other person or entity which has governing authority over the property
has submitted to the city a duly-authorized official writing, which informs the city that short-term
vacation rentals of thirty (30) consecutive days or less are not permitted on the property applying for a
short-term vacation rental permit; and
8. Such other information as the city manager or authorized designee deems reasonably necessary to
administer this chapter.
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B. The short-term vacation rental permit application shall be accompanied by an application fee as set by
resolution of the city council. A short-term vacation rental permit and business license shall not be issued or
renewed while any check or other payment method cannot be processed for insufficient funds.
C. The city may determine the maximum number of bedrooms in a residential dwelling with multiple bedrooms
eligible for use as a short-term vacation rental unit upon issuance of a short-term vacation rental permit.
When determining the maximum number of bedrooms eligible for use as short-term vacation rentals, the
city shall consider the public health, safety, and welfare, shall comply with building and residential codes,
and may rely on public records relating to planned and approved living space within the residential dwellings,
including, but not limited to, title insurance reports, official county records, and tax assessor records. Owners
of residential dwellings that exceed five thousand (5,000) square feet of developed space on a lot may apply
for additional bedrooms. An owner and/or owner's authorized agent or representative may not advertise
availability for occupancy of a short-term vacation rental unit for more than the approved number of
bedrooms listed in the short-term vacation rental permit issued by the city pursuant to this chapter. In
addition to any other rights and remedies available to the city under this chapter, the first violation for failing
to advertise the approved number of bedrooms may be subject to a fine by an administrative citation, and a
second or subsequent violation for failing to advertise the approved number of bedrooms may result in a
revocation (which may include permanent revocation) of the short-term vacation rental permit and/or any
affiliated licenses or permits pursuant to the provisions set forth in Section 3.25.100.
D. Short-term vacation rental permit applications shall comply with the following:
1. A short-term vacation rental permit application for the estate home shall be subject to evaluation and
inspection of the property to ensure that the short-term vacation rental unit will not create conditions
materially detrimental to the public health, safety and general welfare or injurious to or incompatible with
other properties in the vicinity. Evaluation and inspection shall include, but not be limited to: verification
of the number of bedrooms, adequate on-site parking spaces, availability of nearby street parking,
physical distance of the estate home from adjacent properties, such as location and distance of outdoor
gathering spaces, pools, and other living spaces from neighboring properties. The city manager, or
designee, shall have the authority to impose additional conditions on the use of the estate home as a
short-term vacation rental unit to ensure that any potential secondary effects unique to the subject short-
term vacation rental unit are avoided or adequately mitigated.
2. A short-term vacation rental permit application may be denied if the applicant has failed to comply with
application requirements in this chapter, or has had a prior short-term vacation rental permit for the
same unit revoked within the past twelve (12) calendar months. In addition, upon adoption of a resolution
pursuant to subsection H, the city may limit the number of short-term vacation rental units in a given
geographic area based on a high concentration of short-term vacation rental units. The city shall maintain
a waiting list of short-term vacation rental permit applications for such geographic areas where the city
determines, based on substantial evidence after a noticed public hearing and public hearing, there is a
higher than average concentration of short-term vacation rental units that either affects the public health,
safety, and welfare or significantly negatively impacts the character and standard of living in a
neighborhood within that geographic area, or both.
E. Short-term vacation rental permit applications may take up to, and the city shall have, thirty (30) calendar
days to process. An application for a renewal of a short-term vacation rental permit and business license
should be submitted at least thirty (30) calendar days prior to the existing permit's expiration to allow
sufficient time for the city to process the renewal application. Nothing in this subsection or chapter shall be
construed as requiring the city to issue or deny a short-term vacation rental permit in less than thirty (30)
calendar days, as no permit shall be issued until such time as application review is complete. No short-term
vacation rental use may occur in the city without a valid short-term vacation rental permit is issued in
accordance with this chapter.
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F. Upon a change of ownership of a property (or upon a new person and/or new entity owning or controlling a
business or organization or other entity of any kind, such as a limited liability company, which is the owner of
a property) licensed to operate as a short-term vacation rental unit, the owner or owner's authorized agent
or representative shall notify the city of such change immediately. The existing short-term vacation rental
permit shall be terminated and the property must cease operating as a short-term vacation rental
immediately. Failure to comply may result in a fine of one thousand dollars ($1,000.00) per day for a
continuing violation of this subsection F.
G. Immediately upon a change of an owner's authorized agent or representative, local contact, or any other
change pertaining to the information contained in the short-term vacation rental application, the owner or
owner's authorized agent or representative shall update the short-term vacation rental unit's online
registration profile used by the city for the implementation of the short-term vacation rental regulations.
Failure to update immediately this information may result in a violation of this chapter, including but not
limited to a suspension or revocation of a short-term vacation rental permit, until all information is updated.
H. The city manager or authorized designee shall prepare, for adoption by resolution by the city council, a
review procedure and criteria to evaluate the limitation for issuance of STVR permits and/or STVR
applications for geographic areas within the city as set forth in subsection D.
(Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501
§ 2, 2012)
3.25.065 Short-term vacation rental permit—Grounds for denial.
A. In addition to any other grounds provided in this chapter, an application (including renewal application) for a
short-term vacation rental permit may be denied if use of the short-term vacation rental unit has been, will
be, or is apt to become any one (1) or more of the following.
1. Prohibited by any local ordinance or by any state or federal law, statute, rule or regulation;
2. A public nuisance;
3. In any way detrimental to the public interest;
4. Prohibited by zoning laws and ordinances.
B. An application (including renewal application) for a short-term vacation rental permit may also be denied on
the grounds that the applicant has knowingly made a false statement in a material matter either in
his/her/their application or in his/her/their testimony before the city manager or other body hearing such
testimony.
C. This section is intended to be, and shall be construed as being, in alignment with the grounds for denial of a
business license set forth in Section 3.28.080 (or successor section) of this code.
(Ord. 591 § 1(Exh. A), 4-20-2021)
3.25.070 Operational requirements and standard conditions.
A. The owner and/or owner's authorized agent or representative shall use reasonably prudent business
practices to ensure that the short-term vacation rental unit is used in a manner that complies with all
applicable laws, rules and regulations pertaining to the use and occupancy of the subject short-term vacation
rental unit.
1. An estate home may be established for short-term vacation rental use subject to evaluation and
inspection of the property pursuant to Section 3.25.060(D)(1).
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2. An estate home established for short-term vacation rental use is required to be equipped with a noise
monitoring device(s) that is operable at all times.
B. The responsible person(s) shall be an occupant(s) of the short-term vacation rental unit for which he, she or
they signed a rental agreement for such rental, use and occupancy, and/or any person(s) occupying the
short-term vacation rental unit without a rental agreement, including the owner, owner's authorized agent
or representative, local contact(s) and their guests. No non-permanent improvements to the property, such
as tents, trailers, or other mobile units, may be used as short-term vacation rentals. The total number of
occupants, including the responsible person(s), allowed to occupy any given short-term vacation rental unit
may be within the ranges set forth in the table below. By the issuance of a short-term vacation rental permit,
the city or its authorized designees, including police, shall have the right to conduct a count of all persons
occupying the short-term vacation rental unit in response to a complaint or any other legal grounds to
conduct an inspection resulting from the use of the short-term vacation rental unit, and the failure to allow
the city or its authorized designees the ability to conduct such a count may constitute a violation of this
chapter. The city council may by resolution further restrict occupancy levels provided those restrictions are
within the occupancy ranges set forth below.
Number of
Bedrooms
Total of
Overnight*
Occupants
Total Daytime** Occupants
(Including Number of
Overnight Occupants)
0—Studio 2 2—8
1 2—4 2—8
2 4—6 4—8
3 6—8 6—12
4 8—10 8—16
5 10—12 10—18
6 12—14 12—20
7 14 14—20
8 16 16—22
9 18 18—24
*Overnight (10:01 p.m.—6:59 a.m.)
**Daytime (7:00 a.m.—10:00 p.m.)
C. The person(s) listed as the local contact person in the short-term vacation rental unit's online registration
profile shall be available twenty-four (24) hours per day, seven (7) days per week, with the ability to respond
to the location within thirty (30) minutes to complaints regarding the condition, operation, or conduct of
occupants of the short-term vacation rental unit or their guests. The person(s) listed as a local contact person
shall be able to respond personally to the location, or to contact the owner or the owner's authorized agent
or representative to respond personally to the location, within thirty (30) minutes of notification or
attempted notification by the city or its authorized short-term vacation rental designated hotline service
provider. No provision in this section shall obligate the city or its authorized short-term vacation rental
designated hotline service provider to attempt to contact any person or entity other than the person(s) listed
as the local contact person.
D. The owner, the owner's authorized agent or representative and/or the owner's designated local contact
person shall use reasonably prudent business practices to ensure that the occupants and/or guests of the
short-term vacation rental unit do not create unreasonable or unlawful noise or disturbances, engage in
disorderly conduct, or violate any applicable law, rule or regulation pertaining to the use and occupancy of
the subject short-term vacation rental unit.
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E. Occupants of the short-term vacation rental unit shall comply with the standards and regulations for
allowable noise at the property in accordance with Sections 9.100.210 and 11.08.040 (or successor provision,
as may be amended from time to time) of this code. No radio receiver, musical instrument, phonograph,
compact disk player, loudspeaker, karaoke machine, sound amplifier, or any machine, device or equipment
that produces or reproduces any sound shall be used outside or be audible from the outside of any short-
term vacation rental unit between the hours of 10:00 p.m. and 7:00 a.m. Pacific Standard Time. Observations
of noise related violations shall be made by the city or its authorized designee from any location at which a
city official or authorized designee may lawfully be, including but not limited to any public right-of-way, any
city-owned public property, and any private property to which the city or its authorized designee has been
granted access.
F. Prior to occupancy of a short-term vacation rental unit, the owner or the owner's authorized agent or
representative shall:
1. Obtain the contact information of the responsible person;
2. Provide copies of all electronically distributed short-term vacation rental information from the city,
including any good neighbor brochure to the responsible person and post in a conspicuous location within
the short-term vacation rental unit, in a manner that allows for the information to be viewed in its
entirety; and require such responsible person to execute a formal acknowledgement that he or she is
legally responsible for compliance by all occupants of the short-term vacation rental unit and their guests
with all applicable laws, rules and regulations pertaining to the use and occupancy of the short-term
vacation rental unit. This information shall be maintained by the owner or the owner's authorized agent
or representative for a period of three (3) years and be made readily available upon request of any officer
of the city responsible for the enforcement of any provision of this code or any other applicable law, rule
or regulation pertaining to the use and occupancy of the short-term vacation rental unit.
G. The owner, the owner's authorized agent or representative and/or the owner's designated local contact
person shall, upon notification or attempted notification that the responsible person and/or any occupant
and/or guest of the short-term vacation rental unit has created unreasonable or unlawful noise or
disturbances, engaged in disorderly conduct, or committed violations of any applicable law, rule or
regulation pertaining to the use and occupancy of the subject short-term vacation rental unit, promptly
respond within thirty (30) minutes to immediately halt and prevent a recurrence of such conduct by the
responsible person and/or any occupants and/or guests. Failure of the owner, the owner's authorized agent
or representative and/or the owner's designated local contact person to respond to calls or complaints
regarding the condition, operation, or conduct of occupants and/or guests of the short-term vacation rental
unit within thirty (30) minutes, shall be subject to all administrative, legal and equitable remedies available
to the city.
H. Reserved.
I. Trash and refuse shall not be left stored within public view, except in proper containers for the purpose of
collection by the city's authorized waste hauler on scheduled trash collection days. The owner, the owner's
authorized agent or representative shall use reasonably prudent business practices to ensure compliance
with all the provisions of Chapter 6.04 (Solid Waste Collection and Disposal) (or successor provision, as may
be amended from time to time) of this code.
J. Signs may be posted on the premises to advertise the availability of the short-term vacation rental unit as
provided for in Chapter 9.160 (Signs) (or successor provision, as may be amended from time to time) of this
code.
K. The owner, authorized agent or representative and/or the owner's designated local contact person shall post
a copy of the short-term vacation rental permit and a copy of the good neighbor brochure in a conspicuous
place within the short-term vacation rental unit, and a copy of the good neighbor brochure shall be provided
to each occupant of the subject short-term vacation rental unit.
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L. Unless otherwise provided in this chapter, the owner and/or the owner's authorized agent or representative
shall comply with all provisions of Chapter 3.24 concerning transient occupancy taxes, including, but not
limited to, submission of a monthly return in accordance with Section 3.24.080 (or successor provisions, as
may be amended from time to time) of this code, which shall be filed monthly even if the short-term
vacation rental unit was not rented during each such month.
M. Guesthouses, detached from the primary residential dwelling on the property, or the primary residential
dwelling on the property, may be rented pursuant to this chapter as long as the guesthouse and the primary
residential dwelling are rented to one (1) party.
N. The owner and/or the owner's authorized agent or representative shall post the number of authorized
bedrooms and the current short-term vacation rental permit number at the beginning or top of any
advertisement that promotes the availability or existence of a short-term vacation rental unit. In the instance
of audio-only advertising of the same, the short-term vacation rental permit number shall be read as part of
the advertisement.
O. The owner and/or owner's authorized agent or representative shall operate a short-term vacation rental unit
in compliance with any other permits or licenses that apply to the property, including, but not limited to, any
permit or license needed to operate a special event pursuant to Section 9.60.170 (or successor provision, as
may be amended from time to time) of this code. The city may limit the number of special event permits
issued per year on residential dwellings pursuant to Section 9.60.170 (or successor provision, as may be
amended from time to time).
P. The city manager, or designee, shall have the authority to impose additional conditions on the use of any
given short-term vacation rental unit to ensure that any potential secondary effects unique to the subject
short-term vacation rental unit are avoided or adequately mitigated, including, but not limited to, a
mitigating condition that would require the installation of a noise monitoring device to keep time-stamped
noise level data from the property that will be made available to the city upon city's reasonable request.
Q. The standard conditions set forth herein may be modified by the city manager, or designee, upon request of
the owner or the owner's authorized agent or representative based on site-specific circumstances for the
purpose of allowing reasonable accommodation of a short-term vacation rental. All requests must be in
writing and shall identify how the strict application of the standard conditions creates an unreasonable
hardship to a property such that, if the requirement is not modified, reasonable use of the property for a
short-term vacation rental would not be allowed. Any hardships identified must relate to physical constraints
to the subject site and shall not be self-induced or economic. Any modifications of the standard conditions
shall not further exacerbate an already existing problem.
R. On-site parking shall be on an approved driveway, garage, and/or carport areas only; this section does not
impose restrictions on public street parking regulations. Recreational vehicles may be parked in accordance
with the provisions set forth in Section 9.60.130 (or successor provision, as may be amended from time to
time) of this code.
(Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 577 § 1, 2019; Ord. 572 § 1, 2018; Ord. 563
§ 1, 2017; Ord. 501 § 2, 2012)
3.25.080 Recordkeeping and hosting platform duties.
A. The owner or the owner's authorized agent or representative shall maintain for a period of three (3) years,
records in such form as the tax administrator (as defined in Chapter 3.24) may require to determine the
amount of transient occupancy tax owed to the city. The tax administrator shall have the right to inspect
such records at all reasonable times, which may be subject to the subpoena by the tax administrator
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pursuant to Section 3.24.140 (Records) (Transient Occupancy Tax) (or successor provisions, as may be
amended from time to time) of this code.
B. Hosting platforms shall not complete any booking transaction for any residential dwelling or other property
purporting to be a short-term vacation rental unit in the city unless the dwelling or property has a current
and valid short-term vacation rental permit issued pursuant to this chapter, which is not under suspension,
for the dates and times proposed as part of the booking transaction.
1. The city shall maintain an online registry of active and suspended short-term vacation rental permits,
which hosting platforms may reference and rely upon for purposes of complying with subsection B. If a
residential dwelling or other property purporting to be a short-term vacation rental unit matches with an
address, permit number, and/or current and valid permit dates (not under suspension) set forth in the
city's online registry, the hosting platforms may presume that the dwelling or other property has a current
and valid short-term vacation rental permit.
2. The provisions of this subsection B shall be interpreted in accordance with otherwise applicable state and
federal law(s) and will not apply if determined by the city to be in violation of, or preempted by, any such
law(s).
(Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501
§ 2, 2012)
3.25.090 Violations.
A. Additional Conditions. A violation of any provision of this chapter or this code by any applicant, occupant,
responsible person, local contact person, owner, or owner's authorized agent or representative, shall
authorize the city manager, or designee, to impose additional conditions on the use of any given short-term
vacation rental unit to ensure that any potential additional violations are avoided.
B. Permit Modification, Suspension and Revocation. A violation of any provision of this chapter, this code,
California Vehicle Code, or any other applicable federal, state, or local laws or codes, including, but not
limited to, applicable fire codes and the building and construction codes as set forth in Title 8 of this code, by
any applicant, occupant, responsible person, local contact person, owner, or owner's authorized agent or
representative, shall constitute grounds for modification, suspension and/or revocation (which may include
permanent revocation) of the short-term vacation rental permit and/or any affiliated licenses or permits
pursuant to the provisions set forth in Section 3.25.100.
C. Notice of Violation. The city may issue a notice of violation to any applicant, occupant, responsible person,
local contact person, owner, owner's authorized agent or representative, or hosting platform, pursuant to
Section 1.01.300 (or successor provisions, as may be amended from time to time) of this code, if there is any
violation of this chapter committed, caused or maintained by any of the above parties.
D. Two (2) Strikes Policy. Subject to a minor violation reprieve request, two (2) violations of any provision of this
chapter or this code within one (1) year by any applicant, occupant, responsible person, local contact person,
owner, or owner's authorized agent or representative, with respect to any one (1) residential dwelling shall
result in an immediate suspension of the short-term vacation rental permit with subsequent ability to have a
hearing before the city, pursuant to this chapter, to request a lifting of the suspension. For purposes of this
subsection, a "minor violation reprieve request" means a written request submitted to the city's code
enforcement officer for relief from counting one (1) or more violations within the one (1) year period as a
minor violation, and "minor violation" means a violation of a particular section of this code that resulted in
minimal impact on the use and enjoyment of the adjacent and nearby properties caused by any of the
following:
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1. Minor debris or trash containers left in view as a first offense;
2. A short-term vacation rental permit number or bedroom count not posted on an advertisement as a first
offense;
3. A short-term vacation rental permit number or bedroom count posted in the wrong location on an
advertisement as a first offense; or
4. Over occupancy due to a minor child not associated with a disturbance.
A determination of whether a code violation is a minor violation shall be based on substantial evidence presented
to the code enforcement officer relating to that violation.
E. Administrative and Misdemeanor Citations. The city may issue an administrative citation to any applicant,
occupant, responsible person, local contact person, owner, owner's authorized agent or representative, or
hosting platform, pursuant to Chapter 1.09 (Administrative Citations) (or successor provisions, as may be
amended from time to time) of this code, if there is any violation of this chapter committed, caused or
maintained by any of the above parties. Nothing in this section shall preclude the city from also issuing an
infraction citation upon the occurrence of the same offense on a separate day. An administrative citation
may impose a fine for one (1) or more violations of this chapter in the maximum amount allowed by state
law or this code in which the latter amount shall be as follows:
1. General STVR Violations (Occupancy/Noise/Parking).
a. First violation: one thousand dollars ($1,000.00);
b. Second violation: two thousand dollars ($2,000.00);
c. Third violation: three thousand dollars ($3,000.00).
2. Operating a STVR Without a Valid Short-Term Vacation Rental Permit.
a. First violation: three thousand dollars ($3,000.00);
b. Second or more violations: five thousand dollars ($5,000.00);
c. In addition to the fine set forth above, the first violation of operating a STVR without a valid short-
term vacation rental permit shall be cause for an owner (or person and/or entity that owns or
controls a business or organization or other entity of any kind, such as a limited liability company,
which is the owner of a property) to be prohibited for all time from being eligible to be issued a short-
term vacation rental permit and/or business license for use of a property as a short-term vacation
rental unit.
3. Hosting a Special Event at a STVR Without a Special Event Permit as Required by Section 9.60.170 (or
Successor Provision, as May Be Amended From Time to Time) of This Code.
a. First violation: five thousand dollars ($5,000.00);
b. Second violation: five thousand dollars ($500.00).
F. Public Nuisance. In addition to any and all rights and remedies available to the city, it shall be a public
nuisance for any person or entity to commit, cause or maintain a violation of this chapter, which shall be
subject to the provisions of Section 1.01.250 (Violations public nuisances) (or successor provisions, as may be
amended from time to time) of this code.
(Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 578 § 1, 2019; Ord. 572 § 1, 2018; Ord. 563
§ 1, 2017; Ord. 501 § 2, 2012)
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3.25.100 Appeals.
A. Any person aggrieved by any decision of a city officer made pursuant to this chapter may request a hearing
before the city manager in accordance with Chapter 2.08 (or successor provisions, as may be amended from
time to time) of this code.
B. Notwithstanding any provisions in Section 2.08.230 or otherwise in the code, the decision by the city
manager of an appeal brought under this chapter shall be the final decision by the city for any violation of a
short-term vacation rental permit issued under this order, except for any administrative citation imposing a
fine, which shall be processed and subject to an administrative appeal pursuant to Chapter 1.09 of the code.
(Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017)
439
FISCAL IMPACT ANALYSIS
FOR
POLO VILLAS
January 2022
Prepared By:
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Table of Contents
Page
Contents
1.0 Purpose of Fiscal Impact Analysis ................................................................................ 3
2.0 Project Description........................................................................................................ 3
3.0 FIA Limiting Conditions............................................................................................... 3
4.0 General Sources of Information and Methodology Used in FIA .................................. 4
5.0 FIA Summary and Conclusions .................................................................................... 5
6.0 FIA Recurring Revenues............................................................................................... 6
6.1 Property Tax .............................................................................................................. 6
6.2 Property Transfer Tax ................................................................................................ 7
6.3 Property Tax In-Lieu of Vehicle License Fees (“VLF”) ........................................... 7
6.4 Transient Occupancy Tax (TOT) .............................................................................. 7
6.5 Offsite Sales Tax ....................................................................................................... 7
6.6 Other Revenues.......................................................................................................... 8
7.0 FIA Recurring Costs ..................................................................................................... 8
7.1 General Administration ............................................................................................. 8
7.2 Police ......................................................................................................................... 9
7.3 Fire ............................................................................................................................. 9
7.4 Community Resources ............................................................................................... 9
7.5 Public Works ............................................................................................................. 9
7.6 Design & Development ............................................................................................. 9
7.7 Fiscal Services ........................................................................................................... 9
8.0 Impact Fees ................................................................................................................. 10
9.0 Glossary of Defined Terms and Acronyms ................................................................ 10
Appendices:
Appendix A – Project Aerial
Appendix B – Fiscal Impact Analysis Tables
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1.0 Purpose of Fiscal Impact Analysis
This Fiscal Impact Analysis (“FIA”) has been prepared to determine the estimated fiscal
impacts on the City of La Quinta (“City”) in connection with the proposed development
of the Polo Villas project (“Project”), an 18 single family unit, short-term rental,
development with 11 existing dwelling units and an additional 7 lots proposed for
development of single family units similar to the existing 11 dwelling units. The reader
should be aware that the FIA contains estimates or projections of the Project’s future
revenue and cost impacts on the City and actual fiscal results may vary from estimates
because events and circumstances may occur in a manner that is different than projected
in the FIA. The primary purpose of this FIA is to estimate the Project’s net fiscal impact
on the City’s General Fund upon build-out.
2.0 Project Description
Polo Villas is a short-term rental development consisting of 18 homes, generating an
estimated population equivalent of 140 visitors. Development has already been completed
on 11 of the single family dwelling units with an additional 7 units proposed for
development. The lots on the site total approximately 10.28 acres of land. The project is
located at the corner of Madison Street and Vista Bonita Trail within the City of La Quinta.
3.0 FIA Limiting Conditions
The FIA is subject to the following limiting conditions:
▪ The FIA contains an analysis of recurring revenues and costs to the City from
development of the Project. The FIA is based on estimates, assumptions, and other
information developed from DPFG’s research and experience.
▪ The sources of information and basis of the estimates are stated herein. While we
believe the sources of information are reliable, DPFG does not express an opinion or
any other form of assurance on the accuracy of such information.
▪ The analysis of recurring revenues and cost impacts to the City contained in the FIA is
not considered to be a “financial forecast” or a “financial projection” as technically
defined by the American Institute of Certified Public Accountants. The word
“projection” used within this report relates to broad expectations of future events or
market conditions.
▪ Since the analyses contained herein are based on estimates and assumptions which are
inherently subject to uncertainty and variation depending on evolving events, DPFG
cannot represent that results will definitely be achieved. Some assumptions inevitably
will not materialize and unanticipated events and circumstances may occur; therefore,
the actual results achieved may vary from the projections.
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4.0 General Sources of Information and Methodology Used in FIA
The FIA was prepared to estimate the allocable revenue and cost impacts to the City’s
general fund (“General Fund”) as a result of the Project’s development and operation as
short-term rental units. The FIA uses a combination of case study methods and multiplier
methods to estimate Project impacts.
When projecting fiscal impacts using a multiplier method, the FIA determines per
capita/employee impacts by applying the appropriate multiplier to the Project’s land use
assumptions. The Per Capita-and-Employee-Multiplier Method involves dividing a cost
or revenue figure by the number of residents and 50% of all employees working in the
City, and then multiplying that number by the number of residents projected for the Project
at buildout. This method assumes that recurring costs and revenues will result from the
Project at the same rates that currently prevail within the City, with each employee
counted as one-half of a resident to reflect the relative significance of employees (i.e. non-
residential land uses) in generating City public services costs or City revenues. The
multipliers were calculated using data from the City of La Quinta Approved Operating
Budget for Fiscal Year 2020-2021 (“Budget”). Where appropriate, City Budget data is
adjusted to account for expected marginal increases when the nature of the cost or revenue
item contains a fixed component that is not anticipated to change based on population
growth from the Project. All cost and revenue factors are projected in 2021 dollars, and
are not adjusted for inflation, based on the assumption that the relative impacts of inflation
in future years will be offsetting.
Information used in preparing the FIA was obtained from the following sources: (1) City
of La Quinta Adopted Budget for Fiscal Year 2021-2022; (2) Avantstay (“Client”); (3)
California Employment Development Department (employment information); (4)
Riverside Auditor-Controller’s Office (Fiscal Year 2021-2022 share of the basic tax
information and assessments); (5) U.S. Census Bureau (population data); (6) U.S. Bureau
of Labor Statistics (household expenditure data and persons per household); and (7)
Riverside Market View published by CBRE (Market Data).
The FIA Appendix is organized as follows:
Appendix Table Description
B 1 Fiscal Impact Analysis Summaries
B 2 Population and Employment Data
B 3 Land Use and Assessed Value Assumptions
B 4 Post-ERAF Share of the Basic Tax Calculation
B 5 Property Taxes In-Lieu of VLF
B 6 Transient Occupancy Taxes
B 7 Off-Site Sales Tax Revenue
B 8 Other Recurring Revenues
B 9 Property Taxes In-Lieu of VLF
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The following table shows the key demographic and property tax assumptions for both
scenarios used in the FIA:
Demographic Summary
5.0 FIA Summary and Conclusions
The FIA examines the financial impact the Project will have at buildout on the General
Fund. The Project will generate additional revenue for the General Fund primarily through
increased property taxes, property taxes in-lieu of vehicle license fees, and transient
occupancy taxes. The additional costs incurred to the General Fund as a result of the
Project are less than the additional revenues generated, and consist primarily of police and
fire services. The Project’s direct impact to the General Fund at buildout is summarized in
the following chart:
Average Beds per Unit 5.2 (a)
Average Persons per Bed 2 (b)
Total Anticipated Guests per Unit 10.4
Total Units at Buildout 18
Total Anticipated Guests 187
Average Annual Occupancy Rate 65%(b)
Total Anticipated Average Annual Persons Generated 122
(Persons Per Household Equivalent)
Population / Visitors 37,558 (c)122
Employees 19,400 (d) -
Residents + 50% Employees 47,258 122
Footnotes:
(c) Per the United States 2020 Census Total Population for the City of La Quinta.
(d) Based upon the California Employment Development Department total
employment values for the City of La Quinta dated 11/19/2021.
(b) Average of 2 persons per bed and 65% occupancy rate per Client and existing
development data estimates.
(a) Estimate of 5.2 beds per unit per anticipated land use.
Estimated Project Residents
City Project
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As seen in the chart, the Project is anticipated to generate a $810,589 surplus to the City
on an annual basis, once the Project is fully developed.
6.0 FIA Recurring Revenues
6.1 Property Tax
In addition to other ad valorem charges imposed by various local agencies, land owners in
the State of California (“State”) are required to pay annual property taxes of 1% on the
assessed value of their property pursuant to Proposition 13. Each City in California is
divided into tax rate areas (“TRA”). After the basic 1% property tax is collected by the
County, the tax is allocated to various local agencies based on each agency’s share of the
basic tax within the property’s applicable TRA. The Project is subject to TRA’s 020-056
and 020-160. Per the Riverside County Auditor-Controller, the City will receive a weighted
average of 6.4620% of the base 1% ad-valorem tax. The breakdown of lots and estimated
assessed value by TRA is detailed in Appendix B, Table 4. In total, the Project is
anticipated to generate the following per year in property taxes for each scenario.
Total
Total Assessed Value from Table 2 36,000,000$
Base 1% Ad-Valorem Tax 1.00% 360,000$
Cityy Share 6.4620% 23,263$
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6.2 Property Transfer Tax
The City receives property transfer tax revenue as new or existing property is sold and
ownership is transferred. In accordance with California Revenue and Taxation Code
Section 11911, a City may levy a transfer tax at the rate of $0.55 for each $1,000 of assessed
value. The FIA assumes a residential turnover rate of 10.00% of total assessed value per
year (i.e., properties change ownership every 10 years on average) and a commercial
turnover rate of 5.00% of the total assessed value per year (i.e. properties change ownership
every 20 years on average). To be conservative, this analysis does not assume that the
property will be sold in the near future.
6.3 Property Tax In-Lieu of Vehicle License Fees (“VLF”)
In May 2004, Governor Schwarzenegger proposed a swap of City and City VLF revenue
for additional property tax share as part of a budget agreement between the State and local
governments. The swap was included in the 2004 budget package. Under this legislation,
property tax in-lieu of VLF is allocated to Cities and Counties pursuant to a complex
formula involving each agencies relative share of assessed value. The property tax in-lieu
of VLF revenue that will be generated by the Project can be estimated by determining the
(i) percentage growth in the total assessed value of the City attributable to the Project, and
multiplying by (ii) the property tax in-lieu of VLF revenue of $4,615,000 expected to be
received by the City in fiscal year 2021/22 per the City Budget. Based on these calculations,
the Project is anticipated to generate an additional $7,731 annually in property tax in-lieu
of VLF revenue (reference Appendix B, Table 5).
6.4 Transient Occupancy Tax (TOT)
The transient occupancy tax (hotel, motel, campground or bed tax) is authorized under
State Revenue and Taxation Code Section 7280, as an additional source of non-property
tax revenue to local government. Per City of La Quinta, the City levies a transient
occupancy tax at a rate of 10.00% of hotel or other lodging stays of less than 30 days.
Based on information provided by the client regarding the actual gross rental revenue
generated by the existing development, we’ve estimated the average yearly gross rental
revenue increase based on the additional proposed lots. Based on the forgoing, we have
projected transient occupancy tax. Accordingly, the FIA projects annual transient
occupancy tax revenue of $831,183, as calculated in Appendix B, Table 8.
6.5 Offsite Sales Tax
Under the California Sales and Use Tax Law, the sale of tangible personal property is
subject to sales or use tax unless exempt or otherwise excluded. When the sales tax applies,
the use tax does not apply and the opposite is also true. The sales tax is imposed on all
retailers for the privilege of selling tangible personal property in the State and is measured
by the retailer’s gross receipts.
Currently, there is a 7.25% statewide sales and use tax base rate that is collected by the
State Board of Equalization. The State government receives 6.25% of the 7.25% and local
governments receive the remaining 1.00% which is transferred to the local government’s
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general fund. The City has also approved Measure G in 2016 which was approved by voters
and results in an additional 1.00% sales tax.
The City will receive sales tax revenue from taxable purchases made within the City limits
by the Project’s visitors. Applying the methodology outlined in Appendix B Table 7 the
Project is anticipated to generate $43,849 in residential off-site sales tax.
Total
Estimated Spending per Week per Person (a)2,100$ 255,528$
Estimated Annual Spending 13,287,456$
Less: Vacancy (b)20%(2,657,491)
Less: Estimated Annual spending on Lodging and Non Taxable Sales (c)47%(6,245,104)
Total Anticipated Annual taxable spending 4,384,860$
Total Spending anticipated outside City (d)50%(2,192,430)$
Total Taxable Spending within City of La Quinta 2,192,430$
Annual Sales Taxes to City 1.00%21,924$
Annual Measure G Sales Taxes to City 1.00%21,924$
Total Annual Sales Tax to City 2.00%43,849$
Footnotes:
(d) Represents anticipated taxable spending outside the City.
(b) Estiamted vacancy represents DPFG's estimate based on location relative to other establishments in the market
Spending by Residents:Single Family Short Term Rental
(a) Estimate based on average anticipated spending of $300 per person per day ($2,100 per week) based on data
from Visit California and the 2017 Report on the Economic Impact of Tourism in the Greater Palm Springs Area.
Total estimated spending represents spending for all 140 anticipated guests per week at buildout.
(c) Per data from Visit California and the 2017 Report on the Economic Impact of Tourism in the Greater Palm
Springs Area average visitor spending.
6.6 Other Revenues
The City receives various other revenues analyzed under the FIA. These include (i)
franchise fees, (ii) charges for services, and (iii) Franchise Fees, among other recurring
revenues. These revenues have been estimated using the appropriate multiplier against the
City budgeted revenues for each respective revenue category. Accordingly, total annual
“other” revenues are anticipated to be $36,140 at buildout, as seen in Appendix B, Table
8.
7.0 FIA Recurring Costs
7.1 General Administration
General Government Administration services cost includes City Council, City Manager,
City Attorney, City Clerk, and Human Resources. The FIA assumes an estimated 50%
marginal increase for these costs as they do not have a 1:1 relationship with population
growth (i.e., majority of costs are fixed, not variable). Accordingly, using a Per Capita &
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50% Employee Multiplier, General Administration costs are anticipated to be
approximately $5,666 at buildout, as shown in Appendix B, Table 9.
7.2 Police
The Police department will be responsible for providing protection services to the Project.
To estimate the Project’s impact on police service costs, the FIA uses a Per Capita & 50%
Employee Multiplier of approximately $350.51. Based on this multiplier, total annual
police service costs for the Project are estimated to be approximately $45,973 at buildout,
as shown in Appendix B, Table 9.
7.3 Fire
The La Quinta Fire Department provides fire protection and emergency medical services
to the City of La Quinta. To estimate the Project’s impact on fire service costs the FIA uses
a Per Capita & 50% Employee Multiplier of approximately $150.39. Based on this
multiplier, total annual fire service costs are estimated to be approximately $19,725 at
buildout, as shown in Table 9.
7.4 Community Resources
The Community Services cost category includes services related to Community Resources
Administration, Wellness Center Operations, Recreation Programs/Special Events, as well
as Code Compliance/Animal Control. Using a Per Capita Multiplier, total Community
Services costs are anticipated to be approximately $6,556 at buildout, as shown in
Appendix B, Table 9.
7.5 Public Works
The Public Works cost category include services related to Parks Maintenance, Public
Buildings, Public Works Administration, Development Services, Streets, as well as
Engineering Services. Using a Per Capita Multiplier, total Public Works costs are
anticipated to be approximately $14,666 at buildout, as shown in Appendix B, Table 9.
7.6 Design & Development
The Design & Development cost category include services related to Design &
Development Administration, Planning, Building, and The Hub. Using a Per Capita
Multiplier, total Public Works costs are anticipated to be approximately $8,344 at buildout,
as shown in Appendix B, Table 9.
7.7 Fiscal Services
The Fiscal Services cost category includes services related to the collection and investment
of City monies, accounting, budgeting, and financial reporting. Using a Per Capita
Multiplier, total Public Works costs are anticipated to be approximately $30,646 at
buildout, as shown in Appendix B, Table 9.
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8.0 Impact Fees
The additional 7 lots proposed for dwelling units within the Project will be subject to
development impact fees collected by the City and are a one-time revenue event. The City
fees are collected to fund park and recreation, community and cultural center, library, civic
center, maintenance facilities, fire protection and transportation improvements. The City
will also collect fees for TUMF and MSHCP which will be passed through to Coachella
Valley Association of Governments and Coachella Valley Conservation Commission,
respectively. The total development impact fees to be paid to the City are anticipated to be
approximately $91,966 at buildout, as shown in Appendix B, Table 10.
9.0 Glossary of Defined Terms and Acronyms
Budget City of La Quinta Adopted FY 2021/2022 Budget
City City of La Quinta
Client Avantstay
DPFG Development Planning & Financing Group
FIA Fiscal Impact Analysis
General Fund City of La Quinta General Fund
Project Polo Villas
State State of California
TRA Tax Rate Area
VLF Vehicle License Fees
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Appendix A
450
AVENUE 50AVENUE 50
AVENUE 51AVENUE 51MADISON STMADISON STAVENUE 52AVENUE 52 451
VISTA BONITA TRAILVISTA BONITA TRAIL
MADISON STMADISON ST777-500-007777-500-006
777-500-005
777-500-004
777-500-003
777-500-002
777-500-001
777-500-022
777-500-020777-500-019777-500-018
777-500-017
777-500-016
777-500-021
777
-
5
0
0
-
0
2
5
777-500-008
777-500-009
777-500-010
777-500-011
777-500-015
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Appendix B
453
Table 1 - Polo Villa
Fiscal Impact Analysis Summary
Recurring Revenues:
Property Tax 23,263$ Table 4
Property Tax in-lieu of VLF 7,731 Table 5
Transient Occupancy Tax 831,183 Table 6
Off-site Sales Tax 43,849 Table 7
Other Revenues 36,140 Table 8
Total Recurring Revenue 942,166$
Recurring Expenditures:
City Council 389$ Table 9
City Manager 1,385 Table 9
Marketing & Community Relations 1,707 Table 9
City Attorney 896 Table 9
City Clerk 805 Table 9
Human Resources 484 Table 9
Police 45,973 Table 9
Fire 19,725 Table 9
Community Resources Adminsitration Totals 1,310 Table 9
Wellness Center Operations 969 Table 9
Recreation Programs & Special Events Table 2,339 Table 9
Code Compliance/Animal Control Totals 1,939 Table 9
Parks Maintenance 6,517 Table 9
Public Buildings 3,402 Table 9
Public Works Administration 953 Table 9
Public Works Development Services 555 Table 9
Streets 1,279 Table 9
Engineering Services 1,961 Table 9
Design & Development Adminsitration Totals 1,690 Table 9
Planning 1,747 Table 9
Building 2,368 Table 9
The Hub 2,539 Table 9
Finance 3,718 Table 9
Central Services 26,928 Table 9
Total Recurring Expenditures 131,577$
Net Fiscal Surplus (Deficit)810,589$
FISCAL IMPACT
454
Table 2 - Polo Villas
Population and Employment Data
Average Beds per Unit 5.2 (a)
Average Persons per Bed 2 (b)
Total Anticipated Guests per Unit 10.4
Total Units at Buildout 18
Total Anticipated Guests 187
Average Annual Occupancy Rate 65%(b)
Total Anticipated Average Annual Persons Generated 122
(Persons Per Household Equivalent)
Population / Visitors 37,558 (c)122
Employees 19,400 (d)-
Residents + 50% Employees 47,258 122
Footnotes:
(c) Per the United States 2020 Census Total Population for the City of La Quinta.
(d) Based upon the California Employment Development Department total
employment values for the City of La Quinta dated 11/19/2021.
(b) Average of 2 persons per bed and 65% occupancy rate per Client and existing
development data estimates.
(a) Estimate of 5.2 beds per unit per anticipated land use.
Estimated Project Residents
City Project
455
Table 3 - Polo Villas
Land Use and Assessed Value Assumptions
Lot 1 - APN 777-500-001 $ 2,000,000
Lot 2 - APN 777-500-002 2,000,000
Lot 3 - APN 777-500-003 2,000,000
Lot 4 - APN 777-500-004 2,000,000
Lot 5 - APN 777-500-005 2,000,000
Lot 6 - APN 777-500-006 2,000,000
Lot 7 - APN 777-500-007 2,000,000
Lot 8 - APN 777-500-008 2,000,000
Lot 9 - APN 777-500-009 2,000,000
Lot 10 - APN 777-500-010 2,000,000
Lot 11 - APN 777-500-011 2,000,000
Residential Subtotal/Avg.22,000,000$
Average of Assessed Value of Developed Lots $ 2,000,000
Residential Subtotal for Remaining 7 Lots 14,000,000$
Total Project Assessed Value 36,000,000$
Footnotes:
(b) Remaining 7 lots to be developed are estimated to have an assessed value equal to the
average assessed value of the existing lots.
(a) Assessed value per anticipated purchase price of $22,000,000 for existing lots.
Residential Developed Lots
Lot Total Residential
Assessed Value (a)
Residential Undeveloped Lots (b)
456
Agency 020-056 020-160
General Fund 9.78120003%9.78214642%9.781837094%
County Free Library 1.33136960%1.33136960%1.331369600%
County Structure Fire Protection 5.44245812%5.44245812%5.442458120%
City of La Quinta 6.46308231%6.46147051%6.461997324%
Coachella Valley Unified School District 43.22091200%43.22091200%43.220912000%
Desert Community College 6.97569300%6.97569300%6.975693000%
Riv. Co. Office of Education 3.79513600%3.79513600%3.795136000%
Riv. Co. County Regional Park and Open Sp 0.32203427%0.32203427%0.322034270%
Coachella Valley Public Cemetary 0.21306183%0.21306183%0.213061830%
CV Mosquito and Vector Control 0.90593538%0.90593538%0.905935380%
Coachella Valley Rec and Park 1.09680918%1.09680918%1.096809180%
CV Water District State WTR Proj 2.53626300%2.53626300%2.536263000%
Coachella Valley Resource Conser 0.03251600%0.03251600%0.032516000%
CVWD Imp Dist 1 DS 1.18350300%1.18350300%1.183503000%
CVWD Storm Water Unit 3.21070500%3.21070500%3.210705000%
ERAF Fund 13.48932128%13.48998669%13.489769202%
Total 100.000000%100.000000%100.0000%
Project Acres (c)3.36 6.92 10.28
% of Total 32.68%67.32%100.00%
Total City General Fund 6.4620%
Total
Total Assessed Value from Table 2 36,000,000$
Base 1% Ad-Valorem Tax 1.00%360,000$
City Share 6.4620%23,263$
(a)
(b)
(c)
Table 4 - Polo Villas
Post-ERAF Share of the Basic Tax Calculation
Wtd. Avg. of
TRAs (a), (b)
Footnotes:
Source: Fiscal Year 2020-21 Share of the Basic Tax per Riverside County Auditor-Controller's Office, Property Tax
Division.
The weighted average of TRAs was calculated by the distribution of acreage among the TRAs within the
Project.
Shares of the basic tax that are received by the City for each TRA are highlighted in bold print.
Data per LandVision.
457
Table 5 - Polo Villas
Property Taxes In-Lieu of VLF
FY 2021/22 In-Lieu VLF Allocation to City (a)4,615,000$
2020/21 City Assessed Value (b)14,364,884,152
Total Project Assessed Value per Table 3 36,000,000
Less: Existing Assessed Value (c)(11,936,724)
Net (New) Assessed Value 24,063,276$
AV Growth from Project 0.168%
Annual City Property Taxes In Lieu of VLF 7,731$
Footnotes:
(a) Per City of La Quinta Fiscal Year 2021/22 Adopted Budget.
(b) Per Riverside County Assessor's Office 2020/21 Assessment Roll.
(c) Current assessed value based on APN's 777-500-001, 777-500-002, 777-500-
003, 777-500-004, 777-500-005, 777-500-006, 777-500-007, 777-500-008, 777-
500-009, 777-500-010, 777-500-011, 777-500-016, 777-500-017, 777-500-018,
777-500-019, 777-500-020, 777-500-021, 777-500-022.
458
Table 6 - Polo Villas
Transient Occupancy Taxes
Plan Type No. of Units Annual Rent Annual Rent Per Unit
5-Bed Units 6 2,635,163$ 439,194$
6-Bed Units 5 2,444,289 488,858
Total 11 5,079,452$ 461,768$
Plan Type No. of Units Anticipated Annual Rent Annual Rent Per Unit
To be Determined 7 3,232,379$ 461,768$
Total 7 3,232,379$ 461,768$
Total Anticipated Annual Rental Revenues 8,311,831$ 461,768$
Annual City Short-term Rental TOT (c)10.00%831,183$ 46,177$
Footnotes:
(c) Transient occupancy tax rate per City of La Quinta Adopted Budget.
(a) Existing Residential Development plan type, number of units, and anticipated gross
rental revenue per Client.
Existing Residential Development (a)
Proposed Residential Development (b)
(b) Proposed residential development for remaining 7 lots is anticipated to be the weighted average of the
existing lots annual rent per unit.
459
Table 7 - Polo Villas
Off-Site Sales Tax Revenue
Total
Estimated Spending per Week per Person (a)2,100$ 255,528$
Estimated Annual Spending 13,287,456$
Less: Vacancy (b)20%(2,657,491)
Less: Estimated Annual spending on Lodging and Non Taxable Sales (c)47%(6,245,104)
Total Anticipated Annual taxable spending 4,384,860$
Total Spending anticipated outside City (d)50%(2,192,430)$
Total Taxable Spending within City of La Quinta 2,192,430$
Annual Sales Taxes to City 1.00%21,924$
Annual Measure G Sales Taxes to City 1.00%21,924$
Total Annual Sales Tax to City 2.00%43,849$
Footnotes:
(d) Represents anticipated taxable spending outside the City.
(b) Estiamted vacancy represents DPFG's estimate based on location relative to other establishments in the market
Spending by Residents:Single Family Short Term Rental
(a) Estimate based on average anticipated spending of $300 per person per day ($2,100 per week) based on data from
Visit California and the 2017 Report on the Economic Impact of Tourism in the Greater Palm Springs Area. Total
estimated spending represents spending for all 140 anticipated guests per week at buildout.
(c) Per data from Visit California and the 2017 Report on the Economic Impact of Tourism in the Greater Palm
Springs Area average visitor spending.
460
Table 8 - Polo Villas
Other Recurring Revenues
Revenue Category
City FY 2021/2022
Adopted Budget (a)Adjustment Adjusted Budget Multiplier Factor
Project
Equivalent
Persons
Project
Revenues
Tax Revenues
Property Tax Revenue 2,605,000$ 100% $ 2,605,000 Case Study - - -$
No-Low City Property Tax 4,706,000 100% 4,706,000 Case Study - - -
RPTTF Pass Through 1,616,000 100% 1,616,000 Per Capita & 50% Employee 34 122 4,161
State Sales Tax 10,000,000 100% 10,000,000 Case Study - - -
Measure G Sales Tax 11,500,000 100% 11,500,000 Case Study - - -
Document Transfer Tax 750,000 100% 750,000 Case Study - - -
TOT - Hotels 5,000,000 100% 5,000,000 Case Study - - -
TOT - Short Term Vac. Rentals 3,000,000 100% 3,000,000 Case Study - - -
TOT - Bed and Breakfast 90,000 100% 90,000 Case Study - - -
TOT - Resort Fees 250,000 100% 250,000 Case Study - - -
Franchise Taxes - Burrtec 785,000 100% 785,000 Per Capita & 50% Employee 17 122 2,021
SoCal Gas Franchise 140,000 100% 140,000 Per Capita & 50% Employee 3 122 360
Cable Television Franchise Fee 650,000 100% 650,000 Per Capita & 50% Employee 14 122 1,674
Communications Franchise Fees 250,000 100% 250,000 Per Capita & 50% Employee 5 122 644
Property Tax In Lieu of VLF 4,615,000 100% 4,615,000 Case Study - - -
Total Tax Revenues 45,957,000$ $ 45,957,000 8,860$
Licenses & Permits 2,252,000$ $ 2,252,000 N/A - - -$
Intergovernmental 8,251,100 8,251,100 Per Capita & 50% Employee 175 122 21,245$
Charges for Services 876,010 876,010 Per Capita & 50% Employee 19 122 2,256$
Fines, Forfeitures & Abatements 294,000 294,000 Per Capita & 50% Employee 6 122 757$
Use of Money & Property 545,000 545,000 Per Capita & 50% Employee 12 122 1,403$
Miscellaenous 629,100 629,100 Per Capita & 50% Employee 13 122 1,620$
Transfers In - - Per Capita & 50% Employee - 122 -$
Total 58,804,210$ 58,804,210$ 36,140$
Footnotes:
(a) Based on revenue allocations per the City of La Quinta Fiscal Year 2021-22 Adopted Budget pages 33-35.
461
Table 9 - Polo Villas
Recurring Expenditures
Expenditure Category
City FY 2021/2022
Adopted Budget (a)Adjustment
Adjusted
Budget Multiplier Factor
Project
Equivalent
Persons Project Cost
City Council 302,200$ 50%151,100$ Per Capita & 50% Employee 3.20$ 122 $ 389
City Manager 1,076,000 50%538,000 Per Capita & 50% Employee 11.38 122 1,385
Marketing & Community Relations 1,325,900 50%662,950 Per Capita & 50% Employee 14.03 122 1,707
City Attorney 696,000 50%348,000 Per Capita & 50% Employee 7.36 122 896
City Clerk 625,200 50%312,600 Per Capita & 50% Employee 6.61 122 805
Human Resources 376,000 50%188,000 Per Capita & 50% Employee 3.98 122 484
Police 17,855,100 100%17,855,100 Per Capita & 50% Employee 377.82 122 45,973
Fire 7,660,800 100%7,660,800 Per Capita & 50% Employee 162.11 122 19,725
Community Resources Adminsitration Totals 808,500 50%404,250 Per Capita 10.76 122 1,310
Wellness Center Operations 597,900 50%298,950 Per Capita 7.96 122 969
Recreation Programs & Special Events Table 908,300 100%908,300 Per Capita & 50% Employee 19.22 122 2,339
Code Compliance/Animal Control Totals 1,506,320 50%753,160 Per Capita & 50% Employee 15.94 122 1,939
Parks Maintenance 2,530,900 100%2,530,900 Per Capita & 50% Employee 53.55 122 6,517
Public Buildings 1,321,200 100%1,321,200 Per Capita & 50% Employee 27.96 122 3,402
Public Works Administration 739,900 50%369,950 Per Capita & 50% Employee 7.83 122 953
Public Works Development Services 431,200 50%215,600 Per Capita & 50% Employee 4.56 122 555
Streets 496,600 100%496,600 Per Capita & 50% Employee 10.51 122 1,279
Engineering Services 761,800 100%761,800 Per Capita & 50% Employee 16.12 122 1,961
Design & Development Adminsitration Totals 656,200 100%656,200 Per Capita & 50% Employee 13.89 122 1,690
Planning 678,600 100%678,600 Per Capita & 50% Employee 14.36 122 1,747
Building 919,800 100%919,800 Per Capita & 50% Employee 19.46 122 2,368
The Hub 986,000 100%986,000 Per Capita & 50% Employee 20.86 122 2,539
Finance 1,444,100 100%1,444,100 Per Capita & 50% Employee 30.56 122 3,718
Central Services 10,458,206 100%10,458,206 Per Capita & 50% Employee 221.30 122 26,928
Total 55,162,726$ 50,920,166$ 131,577$
Footnotes:
(a) Based on expenditure allocations by department per the City of La Quinta Fiscal Year 2021-22 Adopted Budget page 24.
462
Table 10 - Polo Villa
Unit of Measure Fee Quantity Total Fees
City of La Quinta
Park Improvements (a)Per Unit 2,106$ 7 14,742$
Community/Culture (a)Per Unit 956 7 6,692
Library (a)Per Unit 397 7 2,779
Civic Center (a)Per Unit 1,230 7 8,610
Maintenance Facilities (a)Per Unit 313 7 2,191
Fire (a)Per Unit 369 7 2,583
Transportation (a)Per Unit 4,009 7 28,063
CVAG TUMF (b)Per Meter 2,358 7 16,506
Multi Species Plan Fees (c) Per Meter 1,400 7 9,800
Total Estimated Development Impact Fees:91,966$
Per Unit:13,138$
Footnotes:
(a)
(b)
(c)
Represents the currently collected Coachella Valley Association of Governments ("CVAG") TUMF rate per unit, effective January
1, 2022. Typically the TUMF rate is adjusted every July, however, this year the increase was in effect in January and the next
increase is anticipated in July 2022.
Represents the currently collected Multi Species Plan Fees "MSHCP") by the Coachella Valley Conservation Commission effective
July 1, 2021. The MSHCP fee increases annually with the next increase anticipated for July 2022.
Development Impact Fee Budget
Represents the impact fees applicable to the proposed project per the City of La Quinta ("City") Development Impact Fee Study
dated September 23, 2019 effective for permit applications received on or after July 1, 2020.
Estimate of Total Project Development Impact Fees
463
PUBLIC HEARING ITEM NO. 3
City of La Quinta
PLANNING COMMISSION MEETING: January 25, 2022
STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTIONS TO APPROVE AN ADDENDUM TO
EA2006-577 AND FIND THE PROJECT CONSISTENT WITH THE PREVIOUSLY
ADOPTED MITIGATED NEGATIVE DECLARATION (EA2006-577) AND TO
APPROVE TENTATIVE TRACT MAP 2021-0001 (TTM 38083) FOR 37
RESIDENTIAL LOTS ON 24.46 ACRES WITHIN THE GRIFFIN RANCH SPECIFIC
PLAN AREA; CEQA: THE DESIGN & DEVELOPMENT DEPARTMENT HAS
PREPARED AN ADDENDUM TO THE PREVIOUSLY ADOPTED MITIGATED
NEGATIVE DECLARATION (EA2006-577) PURSUANT TO SECTION 15164 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: SOUTH SIDE OF
AVENUE 54 BETWEEN MADISON STREET AND MONROE STREET
PROJECT INFORMATION
CASE NUMBER: TENTATIVE TRACT MAP 38083 (TTM2021-0001) AND
ENVIRONMENTAL ASSESSMENT 2021-0002
APPLICANT: CADO LA QUINTA ESTATES, LLC. C/O CAPSTONE
ADVISORS, INC.
PROJECT: GRIFFIN RANCH TENTATIVE TRACT MAP 38083
REQUEST: APPROVE AN ADDENDUM TO EA2006-577 AND
TENTATIVE TRACT MAP 38083 (TTM2021-0001) FOR
37 RESIDENTIAL LOTS ON 24.46 ACRES WITHIN THE
GRIFFIN RANCH SPECIFIC PLAN AREA
LOCATION: SOUTH SIDE OF AVENUE 54 BETWEEN MADISON
STREET AND MONROE STREET
CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT
DEPARTMENT HAS PREPARED AN ADDENDUM TO THE
MITIGATED NEGATIVE DECLARATION FOR GRIFFIN
RANCH SPECIFIC PLAN AMENDMENT NO. 1, EA2006-
577, ADOPTED BY THE LA QUINTA CITY COUNCIL ON
APRIL 17, 2007, RESOLUTION 2007-035, PURSUANT
TO SECTION 15164 OF THE CALIFORNIA
464
ENVIRONMENTAL QUALITY ACT (CEQA), IN THAT NO
SUBSTANTIAL CHANGES TO THE PROJECT ARE
PROPOSED THAT RESULT IN NEW SIGNIFICANT
ENVIRONMENTAL EFFECTS.
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL
ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL / EQUESTRIAN OVERLAY
SURROUNDING
ZONING/
LAND USES: NORTH: VERY LOW AND LOW DENSITY
RESIDENTIAL AND EQUESTRIAN
OVERLAY / SINGLE FAMILY RESIDENTIAL,
GOLF COURSE AND GRIFFIN ESTATE
SOUTH: LOW DENSITY RESIDENTIAL AND
EQUESTRIAN OVERLAY / EXISTING
SINGLE FAMILY RESIDENTIAL
EAST: LOW DENSITY RESIDENTIAL
AND EQUESTRIAN OVERLAY /
EXISTING SINGLE FAMILY RESIDENTIAL
WEST: LOW DENSITY RESIDENTIAL AND
EQUESTRIAN OVERLAY / EXISTING
SINGLE FAMILY RESIDENTIAL
RECOMMENDATION
Adopt resolutions to approve an addendum to EA2006-577 and find the project
consistent with the previously adopted Mitigated Negative Declaration
(EA2006-577) and to approve Tentative Tract Map 2021-0001 (TTM 38083) for
37 residential lots on 24.46 acres within the Griffin Ranch Specific Plan area.
EXECUTIVE SUMMARY
Tentative Tract Map (TTM) 32879 was approved on January 4, 2005,
along with Griffin Ranch Specific Plan which included the approval of 303
single-family residential homes (Attachment 1).
Staff prepared an addendum to the Mitigated Negative Declaration (MND)
for Griffin Ranch Specific Plan Amendment No. 1, EA2006-577, pursuant
to Section 15164 of the California Environmental Quality Act (CEQA) and
465
determined that no substantial changes to the project are proposed that
result in new significant environmental effects (Attachment 2).
The applicant proposes to resubdivide Lots 1 through 20 of TTM 32879.
This proposal will increase the number of residential lots within the single
family residential development from 20 residential lots to 37 lots
(Attachment 3).
The map identifies utility and access easements, lot lines, and building
outlines. The TTM does not include architecture and landscape design for
the project.
BACKGROUND/ANALYSIS
The existing Tract Map 32879 was approved by City Council on January 4,
2005, as a 303 single-family residential lot subdivision part of the Griffin Ranch
Specific Plan Area (later amended in 2006 and 2013). These lots were
designed for custom designed homes that match the architectural design
prevalent in Griffin Ranch. The site is located on the south side of Avenue 54
between Madison and Monroe Streets surrounding the Merv Griffin Estate.
(Attachment 1).
The proposed TTM is a continuation of the development plan for the Griffin
Ranch Specific Plan Area, and this component of the plan proposes to subdivide
20 existing one-acre vacant residential lots into 37 half-acre lots, an increase of
17 additional units. The TTM identifies the utility and access easements, lot
lines, and building outlines (Attachment 2). The proposed subdivision conforms
to the development standards provided in the Griffin Ranch Specific Plan and
meets the requirements of the Subdivision Map Act. Based on the scope of the
project it was determined by the City’s Design and Development Director, that
a Specific Plan Amendment would not be required as the proposed changes do
not exceed the threshold of a 10 percent deviation allowed through the Specific
Plan since the increase in lots is only 4.3 percent. The current project density
of Griffin Ranch is 1.61 (393 lots / 244 acres = 1. 61 du/ acre dwelling
units/acre). The maximum density permitted for the project is 2 dwelling units
per acre. The addition of 17 units would bring the total to 410 which is below
the unit count of 476 in the Griffin Ranch Specific Plan.
Current access to the tract is via Donali Street, Seattle Slew Way, and Bold
Ruler Way and this access shall remain the same. As part of the MND
Addendum, a traffic memo was prepared and determined that the additional
homes would not have a negative impact on the internal circulation of the
project since this tract does not have direct access from any local street.
466
The original intent of the 20 one-acre lots was meant to serve as a buffer
between the Griffin Ranch development and the private Merv Griffin Estate.
Currently a block wall exists between the Griffin Ranch development and the
Merv Griffin Estate. The lots adjacent to the proposed 20,000 sf lots, part of
the Estates at Griffin Lake Specific Plan development, are 10,000 sf in size.
The existing block wall and lot sizes, from the proposed 20,000 sf lots to the
existing surrounding 10,000 sf lots, provides a gradual transition and adequate
buffer between the Griffin Ranch development and the private Merv Griffin
Estate. The proposed 20,000 sf lot sizes are in character with the current and
future development plans for the Griffin Ranch development.
AGENCY AND PUBLIC REVIEW
Public Agency Review
This project was distributed to appropriate City staff and outside agencies. All
applicable comments have been adequately addressed and/or incorporated in
the recommended Conditions of Approval.
Public Notice
This project was advertised in The Desert Sun newspaper on January 14, 2022,
and mailed to all property owners within 500 feet of the site. Staff has received
both letters in support and in opposition of the project.
ENVIRONMENTAL REVIEW
The La Quinta Design and Development Department has prepared an
addendum to the Mitigated Negative Declaration (MND) for Griffin Ranch
Specific Plan Amendment No. 1, EA2006-577, adopted by the La Quinta City
Council on April 17, 2007, Resolution 2007-035, pursuant to Section 15164 of
the California Environmental Quality Act (CEQA), in that no substantial changes
to the project are proposed that result in new significant environmental effects.
The project is subject to the findings and mitigation measures contained in EA
2006-577. No further environmental review is required.
Prepared by: Sijifredo Fernandez, Associate Planner
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Vicinity Map
2. Tentative Tract Map 2021-0001 (TTM 38083)
467
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community, Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community
City of La Quinta
Design and Development Department
TTM2021-0001Project Area Site Map
January 25, 2022
®
Planning Division
AVENUE 54
MADISON STREETMONROE STREETDONALI STREET
SEATTLE SLEW WAY
BOLD RULER WAY
ATTACHMENT 1
468
3729,181 SFAA3624,187 SF3525,280 SF3425,550 SF3321,580 SF3223,722 SF3124,706 SF3022,656 SF2921,662 SF2821,029 SF2727,161 SF2625,961 SF2529,832 SF2421,416 SF2322,680 SF2220,579 SF2120,831 SF2021,036 SF1920,443 SF1820,517 SF1721,111 SF1621,602 SF1529,787 SF1422,397 SF1324,437 SF1229,176 SF1121,755 SF1022,316 SF920,878 SF820,320 SF722,062 SF622,435 SF522,355 SF420,926 SF320,060 SF220,057 SF120,027 SFCANANERODONALI STREETBOLD RULER WAYR = 130'R = 500'R = 500'R = 500'R = 500'R = 500'R = 500'R = 500'
R = 5 00'
R = 500 '
R = 500'
R = 5 0 0'
R = 130'R = 300'R = 200'R = 500'R = 5 0 0'R = 500'R = 5 00'R = 300'ALYSHEBA DRIVER = 500'SEATTLE SLEW WAY GIACOMO WAYALYSHEBA DRIVEMERV GRIFFIN WAYMERV GRI
F
F
I
N WAY
MERV GRIFFIN WAY
SECRETARIAT
HAFLINGER WAYWARAVENUE 54CIRCLEADMIRALLOT "A"96,915 SF2.23 AC.LOT "A"LOT "A"LOT "A"LOT "A"DRIVE
N 89°49'26" E 1316.79'N 23°58'52" E 150.00'N 66°01'08" W 198.57'N 89°39'37" E 485.30'N 66°01'08" W10.36'29'23'29'29'29'23'23'29'23'BBBB10'29'10'AAAAEX. PROJECT BOUNDARYEX. PROJECT BOUNDARYPROP. LOT LINE (TYP.)EX. LOT LINE(TO REMAIN)(TYP.)PROP. LOT LINE (TYP.)PROP. PROJECT BOUNDARY& EX. LOT LINEPROP. PROJECTBOUNDARY &EX. LOT LINEPROP. PROJECTBOUNDARY &EX. LOT LINEPROP. LOTLINE (TYP.)EX. LOT LINE(TO BEREMOVED)(TYP.)EX. MULTI-USEEASEMENT (TYP.)(TO BE REMOVED)EX. MULTI-USEEASEMENT (TYP.)(TO BE REMOVED)EX. MULTI-USEEASEMENT (TYP.)(TO BE REMOVED)EX. MULTI-USEEASEMENT (TYP.)(TO BE REMOVED)PROP. LOT LINE (TYP.)PROP. R/W (TYP.)EX. R/W (TYP.)EX. R/W (TYP.)EX. R/W (TYP.)EX. PROJECT BOUNDARYEX. R/W (TYP.)EX. LOT LINE (TYP.)EX. LOT LINE(TYP.)EX. C/LEX. R/WEX. R/WEX. CURB & GUTTERPROP. R/W (TYP.)EX. LOT LINE(TO BEREMOVED)(TYP.)EX. LOT LINE(TO REMAIN) (TYP.)EX. LOT LINE(TO BEREMOVED)(TYP.)EX. LOT LINE(TO BE REMOVED) (TYP.)EX. LOT LINE(TO BE REMOVED) (TYP.)EX. LOT LINE(TO BE REMOVED) (TYP.)229'118'56'130'179'136'
130'200'183'129'190'1 1 6'212'1 00'225'248'240'217'1 00'217'203'88'209'6
8'187'53'199'220'105'197'
202'98'201'
208'105'209'100'202'100'210'100'208'100'182'221'134'100'228'54'93'191'97'99'111'68'102'200'111'100'222'100'219'101'202'100'210'229'110'214'86'200'108'78'200'101'101'109'177'104'254'104'104'R= 38.5'R= 38.5'110'37'157'101'1 00'1 00'1 00'1 01 '1 01 '
95'
1
61'
176'
1 00'
1 00'1 01 '
9 8 '
101'102'1 0 2 '
100'102'105'1 00'112'237'100'100'117'101'105'129'100'101'100'105'212'EX. LOT LINE(TO BE REMOVED) (TYP.)EX. LOT LINE(TO REMAIN) (TYP.)EX. FIREHYDRANT (TYP.)44'
44'N 89°46'52" E 258.14'N 02°05'21" W 416.82'
N 00°13'15" W 389.14'N 87°52'12" W 175.86'N 02°02'50" W 1243.08'
N 02°05'21" W 1242.12'N 88°04'57" E 174.93'N 88°04'57" E 175.28'L=38.41'R=24.50'L=38.56'R=24.50'N 02°05'21" W 78.00'L=109.39'R=670.50'L=123.74'R=329.50'L=176.15'R=670.50'N 02°12'16" E 291.53'L=124.73'R=329.50'N 19°29'04" W45.69'N 79°12'50" W98.61'L=55.00'R=214.50'N 49°16'00" E55.97'L=32.78'R=24.50'L=67.30'R=144.50'L=32.78'R=24.50'L=147.08'R=185.50'N 49°16'00" E55.97'N 03°50'19" E6.89'L=37.00'R=24.50'L=180.60'R=620.50'L=140.08'R=330.00'L=47.23'R=429.50'L=273.41'R=970.50'L=249.24'R=329.50'L=369.15'R=329.50'L=246.85'R=670.50'L=237.43'R=629.50'L=205.13'R=970.50'L=14.02'R=514.50'N 87°52'12" W 175.86'L=7.49'R=485.50'L=40.56'R=24.50'L=40.56'R=24.50'L=82.25'R=485.50'N 46°20'04" W 186.94'N 46°20'04" W 220.24'N 01°20'04" W30.37'L=54.54'R=144.50'SEATTLE SLEW WAYS E A TT L E S LEW WAY
AFLEE T A L E X W A YA.C. PAVEMENTOVER A.B.2%2%1'X1' COLOREDCONCRETE EDGESECTION A-ASEATTLE SLEW WAY & AFLEET ALEX WAY(PRIVATE ROAD)N.T.S.R/WEX.R/WEX.14.5'14.5'29' (NO PARKING)8'8'MIN.DRAINAGE &LANDSCAPEMIN.15'MULTI-USE EASEMENTA.C. PAVEMENTOVER A.B.2%2%1'X1' COLOREDCONCRETE EDGESECTION B-BDONALI STREET & BOLD RULER WAY(PRIVATE ROAD)(OWNED BY GRIFFIN RANCH HOA WITH RESERVATION TOR/WEX.R/WEX.14.5'14.5'29' (NO PARKING)10'10'P.U.EP.U.EDRAINAGE &LANDSCAPETO CONSTRUCT IMPROVEMENTS BY CADO LQE, LLC)N.T.S.TENTATIVE TRACT MAP NO. 38083DATA TABLEASSESSOR'S PARCEL NUMBER:EXHIBIT DATE: DECEMBER 21, 2021SOURCE OF TOPOGRAPHY:ADDRESS:INLAND AERIAL SURVEYS, INC.7117 ARLINGTON AVENUE, SUITE "A"RIVERSIDE, CALIFORNIA 92503TELEPHONE:(951) 687-4252PUBLIC UTILITY PURVEYORS:IMPERIAL IRRIGATION DISTRICTSOUTHERN CALIFORNIA GAS COMPANYFRONTIER COMMUNICATIONSCOACHELLA VALLEY WATER DISTRICTSPECTRUMCOACHELLA VALLEY WATER DISTRICTUNDERGROUND SERVICE ALERTEXISTING ZONING:PROPOSED ZONING:EXISTING GENERAL PLAN LAND USE:PROPOSED GENERAL PLAN LAND USE:LOW DENSITY RESIDENTIAL (RL) WITH EQUESTRIAN OVERLAYLAND USE DESCRIPTION:ACREAGE:ZONE "X": AREA OF MINIMAL FLOOD HAZARDFEMA FLOOD ZONE DESIGNATION:APPLICANT /ADDRESS:CONTACT:1545 FARADAY AVENUECARLSBAD, CALIFORNIA 92008ALEX ZIKAKISTELEPHONE:(760) 827-6025EXHIBIT PREPARER:ADDRESS:MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270CONTACT:PAUL DEPALATIS, AICPREVISIONSNO. DATEUPDATED DIMENSIONS & CALL-OUTS PER CITY COMMENTS1 2022/01/06SCHOOL DISTRICT:COACHELLA VALLEY UNIFIEDNOTES:1.LOW DENSITY RESIDENTIAL WITH EQUESTRIAN OVERLAYIN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIALEGAL DESCRIPTION:(760) 335-3640(877) 238-0092(800) 921-8101(760) 398-2651(877) 719-3278(760) 398-2651(800) 227-2600DESCRIPTIONELECTRICGASTELEPHONEWATERCABLESEWERUSABEING A SUBDIVISION OF A PORTION OF THE NORTH ONE-HALF OF SECTION 15, TOWNSHIP 6 SOUTH,LAND OWNER:THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.CADO LA QUINTA ESTATES, LLC.GROSS & NET PROJECT ACREAGE24.46 AC.PROPOSED SINGLE FAMILY RESIDENTIAL LOTS (LOTS 1 THRU 37)19.55 AC.PROPOSED OPEN SPACE LOT (LOT "A")2.23 AC.780-120-001 THRU 780-120-020, 780-120-071, 780-120-072, 780-120-073, & 780-120-077PROPOSED PRIVATE STREETS2.68 AC.TELEPHONE:(760) 320-9811RANGE 7 EAST, SAN BERNARDINO MERIDIAN.MSA CONSULTING, INC.> PLANNING > CIVIL ENG
INEERING > LAND SURVEY
ING34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.comSHEETSHEETS1OF1AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS,COMMUNITY PANEL MAP NUMBER: 06065C2925H / EFFECTIVE DATE: MARCH 6, 2018.EXISTING IRRIGATIONEXISTING GASEXISTING EASEMENTEXISTING ELECTRICEXISTING IRRIGATION DRAIN LINEEXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONSLEGENDEXISTING EASEMENT DELTAEXISTING LOT LINEEXISTING TELEPHONEEXISTING EDGE OF PAVEMENTEXISTING OVERHEAD TELEPHONENUMBERPROPOSEDRIGHT OF WAYTYPICALNO.PROP.R/WTYP.P.U.E. PUBLIC UTILITY EASEMENTSF SQUARE FEETRADIUSRSTANDARDSTD.P/L PROPERTY LINEN.T.S. NOT TO SCALER-L LOW DENSITY (RESIDENTIAL)UG UNDERGROUNDOVERHEADO/HOPEN SPACE / PARKSOS/PPPAGEPG.c/o CAPSTONE ADVISORS, INC.(STREETS "A", "B", & "C")LOW DENSITY RESIDENTIAL (RL) WITH EQUESTRIAN OVERLAYLOW DENSITY RESIDENTIAL WITH EQUESTRIAN OVERLAYN.T.S.VICINITY MAPSITEAVENUE 50AVENUE 54AVENUE 53AVENUE 52AIRPORT BLVD.MADISON STREET
JEFFERSON STREET
MONROE STREET
JACKSON STREETGRIFFIN RANCHMINIMUM SINGLE FAMILY RESIDENTIAL LOT SIZE20,027 SFLIQUEFACTION:HIGH LIQUEFACTION ZONEEXISTING SEWEREXISTING RIGHT OF WAYPROPOSED AND EXISTING CENTER LINEPROPOSED CURBEXISTING SEWER FORCE MAINEXISTING WATERPROPOSED EASEMENTPROPOSED TENTATIVE TRACT MAP BOUNDARYEXISTING LOT LINE (TO REMAIN)PROPOSED LOT LINEPROPOSED RIGHT OF WAYEXISTING LOT LINE (TO BE REMOVED)EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING(E)(N)(S)(W)C/LESMT.EX.ABBREVIATIONSACREAGEACCURB AND GUTTERC&GASSESSORS PARCEL NUMBERAPNE/P EDGE OF PAVEMENTA.C. ASPHALT CONCRETEMIN. MINIMUMMAX. MAXIMUMBOUNDARYBNDRYM.B. MAP BOOKAVERAGE SINGLE FAMILY RESIDENTIAL LOT SIZE23,019 SFR:\1721\ACAD\Planning\Tentative Tract Map\1721 TTM 38083 - CAPSTONE.dwg, 1/6/2022 11:47:04 AM, dgallerani, MSA Consulting, Inc.ATTACHMENT 2469
PLANNING COMMISSION RESOLUTION 2022 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA, TO
APPROVE THE ADDENDUM TO EA2006-577 AND
FIND THE PROJECT CONSISTENT WITH THE
PREVIOUSLY ADOPTED MITIGATED NEGATIVE
DECLARATION (EA2006-577)
CASE NUMBERS:
ENVIRONMENTAL ASSESSMENT 2021-0002
APPLICANT: CADO LA QUINTA ESTATES, LLC. C/O CAPSTONE
ADVISORS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on January 25, 2022, hold a duly noticed Public Hearing to consider a
request by CADO La Quinta Estates, LLC. C/O Capstone Advisors, Inc. to
approve the Addendum to EA2006-577 and find the project consistent with
the previously adopted Mitigated Negative Declaration (EA2006-577),
generally located, south side of avenue 54 between Madison Street and
Monroe Street, more particularly described as:
APNS 780-120-001 THRU 780-120-020, 780-120-071, 780-120-072, 780-
120- 073, & 780-120-077
WHEREAS, the Design and Development Department published a public
hearing notice in The Desert Sun newspaper on January 14, 2022, as
prescribed by the Municipal Code. Public hearing notices were also mailed to
all property owners within 500 feet of the site; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, the Planning Commission did make the following mandatory findings
to justify approval of said Environmental Assessment:
1. The proposed project is consistent with the La Quinta General Plan,
and Specific Plan 2004-074, as amended. The Tract Map is consistent
with the Low Density land use designation as set forth in the General
Plan, and as set forth in Specific Plan 2004-074.
2. The proposed project will not result in impacts which are individually
limited or cumulatively considerable when considering planned or
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Planning Commission Resolution 2022 -
Environmental Assessment 2021-0002
Griffin Ranch (TTM 38083)
Adopted: January 25, 2022
Page 2 of 3
proposed development in the immediate vicinity. Impacts which are
individually limited or cumulatively considerable can be mitigated to
be less than significant.
3.The proposed project and proposed improvements are not likely to
cause substantial environmental damage, nor substantially injure fish
or wildlife or their habitat. The City Council, on April 17, 2007,
adopted a Mitigated Negative Declaration (MND), Environmental
Assessment 2006-577, for the Griffin Ranch Specific Plan and
Tentative Tract 32879 project via Resolution 2007-035, in compliance
with the requirements of the California Environmental Quality Act
(CEQA). The Design and Development Department prepared an
addendum to the adopted MND as EA2021-0002, pursuant to Section
15164 of CEQA, in that the project is substantially the same as the
previously approved project, that conditions have not substantially
changed, and that the findings and mitigation measures contained in
EA 2006-577 shall apply to this project.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of
the Planning Commission in this case;
SECTION 2. That the above project be determined by the Planning
Commission to be consistent with the Addendum to Environmental
Assessment 2006-577, after adoption of the addendum to the previously
adopted Mitigated Negative Declaration (Exhibit A);
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on January 25, 2022, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
471
Planning Commission Resolution 2022 -
Environmental Assessment 2021-0002
Griffin Ranch (TTM 38083)
Adopted: January 25, 2022
Page 3 of 3
_________________________________
STEPHEN T. NIETO, Chairperson
City of La Quinta, California
ATTEST:
_______________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
472
City of La Quinta Page 1
Draft Addendum October 2021
Draft Addendum to the
Mitigated Negative Declaration
Application for
Tentative Tract Map No. 38083
MND Addendum
LEAD AGENCY:
City of La Quinta
78495 Calle Tampico
La Quinta, CA 92270
APPLICANT:
City of La Quinta
c/o Siji Fernandez, Associate Planner
Design and Development
78495 Calle Tampico
La Quinta, CA 92270
PREPARED BY:
MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
EXHIBIT A
473
City of La Quinta Page 2
Draft Addendum October 2021
TABLE OF CONTENTS
Title Page No.
Chapter One – Introduction ……………………………………………..…….……3
Chapter Two – Statutory Background…………………………….….…..….……7
Chapter Three – Summary of Original Project………………….….….…………8
Chapter Four – Project Revisions …………………………………..…..….…….10
Chapter Five – Environmental Setting …………………….…………….….……12
Chapter Six – Environmental Impact Analysis…………….….……………...…13
Appendices
Appendix A – Adopted Griffin Ranch Specific Plan (2004-074) and Mitigated Negative
Declaration (EA 2004-526)
Appendix B – CalEEMod Annual Emissions Report – 20 Lots
Appendix C – CalEEMod Summer Emissions Report – 20 Lots
Appendix D – CalEEMod Winter Emissions Report – 20 Lots
Appendix E – CalEEMod Annual Emissions Report – 37 Lots
Appendix F – CalEEMod Summer Emissions Report – 37 Lots
Appendix G – CalEEMod Winter Emissions Report – 37 Lots
Appendix H – TTM No. 38083 VMT Screening and Trip Generation/Access Assessment
474
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Draft Addendum October 2021
CHAPTER ONE – INTRODUCTION
In January 2005, the City of La Quinta adopted a Specific Plan (SP) and Mitigated Negative
Declaration (MND) for the Griffin Ranch Project (Specific Plan No. 2004-074; Resolution 2005-
005; Environmental Assessment 2004-526), referred to herein as “previous project” or “MND”.
The Griffin Ranch MND evaluated the impacts associated with the proposed development of a
roughly U-shaped master planned community includes 303 residential lots, community
clubhouse, streets, retention basins, well sites, internal pedestrian/equestrian trails, and open
space areas on approximately 199 acres. The analysis of the Griffin Ranch project identified
several mitigation measures to address and mitigate potentially significant impacts to less than
significant levels. The adopted Griffin Ranch Specific Plan and MND is included as Appendix A.
The previous project is located on 199 acres of disturbed land located south of Avenue 54, east
of Madison Street, north of 55th Avenue, and approximately 0.25 miles east of Monroe Street in
the City of La Quinta, California. The previous project proposed a General Plan Amendment (GPA
2004-103), a Zone Change (2004-122), a Specific Plan (SP 2004-074), and a Tentative Tract
Map (TTM No. 32879). The General Plan Amendment and Zone Change for the previous project
was proposed to modify the land use designation on the property from Very Low Density and Very
Low Density/Equestrian Overlay, to Low Density Residential. The GPA was also proposed to
modify the roadway classification of Madison Street from a Major Arterial to a Primary Arterial.
The Specific Plan was proposed to establish the design standards and guidelines for the
development of a master planned community.
Since 2005, the Griffin Ranch Specific Plan has undergone two Specific Plan Amendments.
Specific Plan 2004-074 Amendment No. 1 involved the addition of 90 lots, an enlarged clubhouse,
and revised development standards on a separate, roughly square shaped, property located at
the southwest corner of Avenue 54 and Monroe Street. This Amendment also included the
approval of Tentative Tract Map 34642, to add and subdivide approximately 45 acres into 90
residential lots and other amenity lots, and Environmental Assessment 2006-577, which analyzed
the environmental impact of the additional lots. Amendment No. 1 was adopted in April 2007
(Resolution No. 2007-036) and resulted in a total of 393 residential lots on the Griffin Ranch
Specific Plan area. SP 2004-074 Amendment No. 2 proposed to reduce the size of the clubhouse
in the Griffin Ranch Specific Plan from 21,200 square feet to 10,420 square feet. Amendment No.
2 was adopted in 2013.
As previously stated, the Griffin Ranch MND analyzed impacts associated with the proposed
development of 303 residential units, opens space uses, and associated improvements on 199
acres of the Griffin Ranch Specific Plan area. A majority of the western portion of the site has now
been developed with residential lots, community area, paved driveways, and open space areas.
Developed residential lots are scattered throughout the project site. The undeveloped lots onsite
have been graded and sprayed with chemical dust suppressant. All roadways within the Griffin
Ranch property are paved. The eastern-most portion of the Griffin Ranch Specific Plan area
located at the southwest corner of Avenue 54 and Monroe Street (approximately 45 acres added
in Amendment No. 1) is undeveloped.
The revised project proposes the subdivision of 20 existing 1-acre residential lots into 37 half-acre
lots within the Tract Map No. 38083 in the Griffin Ranch Specific Plan area. The 20 lots are
currently graded with previously installed utility infrastructure and are centrally located within the
Griffin Ranch community, in the “interior” of the U-shaped property and directly adjacent to the
Merv Griffin Estate (not a part of the project). The revised project proposes to increase the density
475
City of La Quinta Page 4
Draft Addendum October 2021
of the Tract Map 38083 area; however, a Specific Plan Amendment is not required based on
substantial conformance through a Director’s Determination.
In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, this
addendum addresses the potential environmental impacts associated with the proposed
residential community and provides an evaluation of potential environmental impacts in relation
to the original project evaluated in the adopted MND. A CEQA MND Addendum does not require
analysis of topics that were not required during the time that the original CEQA document was
adopted, however for informational purposes, new environmental topics required by the most
current CEQA Guidelines have been included. The addendum is an informational document
intended to be used in the planning and decision-making process as provided for under Section
15164 of the CEQA Guidelines. The addendum does not recommend approval or denial of the
proposed modifications of the previous project. The conclusion of this addendum is that the
proposed changes to the project will neither result in new significant impacts nor substantially
increase the severity of previously disclosed impacts beyond those already identified in the
previously adopted MND. Thus, a subsequent MND is not required.
The location of the project site is shown below in Exhibit 1 and 2.
476
N.T.S.
MSA CONSULTING, INC.
> PLANNING > CIVIL
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
VICINITY MAP EXHIBIT
1GRIFFIN RANCH
CEQA ADDENDUM
SITE
AVENUE 50
AVENUE 54
AVENUE 53
AVENUE 52
AIRPORT BLVD.MADISONSTREETJEFFERSONSTREETMONROESTREETJACKSONSTREETGRIFFIN RANCH
477
AVENUE 54MADISON STREET
N.A.P.MONROE STREETPROPOSED TTM NO. 38083Legend:Griffin Ranch Specific Plan AreaProposed TTM No. 38083N.T.S.MSA CONSULTING, INC.> PLANNING > CIVIL ENGINEERING > LAND SURVEYING34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.comAERIAL PHOTOGRAPHEXHIBIT2GRIFFIN RANCHCEQA ADDENDUM478
City of La Quinta Page 7
Draft Addendum October 2021
CHAPTER TWO – STATUTORY BACKGROUND
The City of La Quinta is the CEQA lead agency responsible for the project. Under CEQA, an
addendum to a certified Environmental Impact Report (EIR) or a Negative Declaration (ND) may
be prepared if minor technical changes or additions to the proposed project are required or if none
of the conditions described in Section 15162 calling for the preparation of a subsequent EIR (or
MND) have occurred (CEQA Guidelines Section 15164[b]). An addendum is appropriate if the
project changes or modifications do not result in any new significant impacts or a substantial
increase in severity of previously identified significant impacts. The addendum need not be
circulated for public review (CEQA Guidelines Section 15164[c]); however, an addendum is to be
considered along by the decision-making body prior to making a decision on the project (CEQA
Guidelines Section 15164[d]).
This MND addendum demonstrates that the environmental analysis, impacts, and mitigation
requirements identified in the MND remain substantively unchanged by the revised project
description detailed herein and supports the findings that the proposed project does not raise any
new issues and does not exceed the level of impacts identified in the previous MND. Further,
rather than only focusing on the characterization of whether the project is “new” or “old”, the City
has also evaluated the previous environmental document to determine if it retains any relevance
in light of the proposed changes, and if any major revisions to the document are required due to
the involvement of new, previously unstudied significant environmental effects. The subsequent
review provisions of CEQA are designed to ensure that an agency proposing changes to a
previously approved project explores environmental impacts not considered in the original
environmental document. This assumes that some of the environmental impacts of the modified
project are considered in the original environmental document, such that the original document
retains relevance to the decision-making process. If it is wholly, irrelevant, then it is only logical
that the agency starts over from the beginning. The City has determined that project changes will
not require major revisions to the initial environmental document. Accordingly, recirculation of the
MND for public review is not necessary, pursuant to Section 15164 of the CEQA Guidelines.
Therefore, a subsequent Negative Declaration pursuant to Section 15162 of the CEQA Guidelines
is not required. To support this decision, the following discussion describes the proposed project
modifications and the associated environmental analysis.
479
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Draft Addendum October 2021
CHAPTER THREE – SUMMARY OF ORIGINAL PROJECT
The previous project includes the Griffin Ranch Specific Plan area on the southeast corner of
Avenue 54 and Madison Street. As stated in Chapter One, the City of La Quinta adopted a Specific
Plan (SP) and Mitigated Negative Declaration (MND) for the Griffin Ranch Project (Specific Plan
No. 2004-074; Resolution 2005-005; Environmental Assessment 2004-526) in January 2005. The
SP and MND proposed and analyzed the proposed development of a master planned community
includes 303 residential lots, community clubhouse, streets, retention basins, well sites, internal
pedestrian/equestrian trails, and open space areas on approximately 199 acres. At the time the
MND was written the site was characterized by partially developed land with agricultural and
equestrian land uses onsite. Lands in the southeastern quadrant of the site were characterized
by vacant desert lands.
In its current condition, the entire site has been disturbed from human-related construction
activities. The site has also been graded throughout. The western portion of the Griffin Ranch
Specific Plan is nearly fully developed with residential homes, community areas, open space
areas, and associated improvements. Developed residential homes are found throughout the
central and eastern portions of the site (the development pattern primarily extends from the
southern and eastern boundaries). However, approximately half of the central and eastern
portions of the site is not developed with residential buildings. These areas are, however, graded
and sprayed with a dust suppressant agent for dust-control purposes. The entire site includes
paved roadways and infrastructure. Access to the site occurs from one point on Madison Street
and two points on Avenue 54.
The previous project site plan is shown below, in Exhibit 3.
480
N.T.S.MSA CONSULTING, INC.> PLANNING > CIVIL ENGINEERING > LAND SURVEYING34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.comPREVIOUS PROJECT SITE PLANEXHIBIT3GRIFFIN RANCHCEQA ADDENDUM481
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Draft Addendum October 2021
CHAPTER FOUR – PROJECT REVISIONS
The revised project proposes Tentative Tract Map Number 38083 (TTM No 38083), which allows
for the subdivision of 20 existing 1-acre residential lots into 37 half-acre lots within on
approximately 25 acres of the Griffin Ranch Specific Plan area resulting in an additional 17 lots.
The 20 lots are currently graded with previously installed utility and road infrastructure and are
centrally located within the Griffin Ranch community directly adjacent to the eastern, western and
southern boundaries of the Merv Griffin Estate. The revised site plan is indicated in Exhibit 4.
The addition of the aforementioned 17 lots would bring the total unit count in Griffin Ranch to 410,
which is below the overall allowable number of 478. In addition, the overall project density will
marginally increase from 1.6 dwelling units per acre (du/ac) to approximately 1.7 du/ac, which is
below the maximum allowed of 2 du/ac.
The proposed project is consistent with the current General Plan and Zoning regulations and a
Specific Plan Amendment is not required based on substantial conformance through a Director’s
Determination. Currently, the SP Land Use Map exhibit has the existing lots under the SP’s
40,000-square-foot lot designation. The appropriate language and graphics have been revised to
reflect the proposed subdivision and show these lots under the SP’s 20,000-square-foot
designation, which is in character with the community and adjoining 20,000-square-foot lots. No
changes are proposed to the existing SP boundary, design guidelines, maximum unit count,
maximum density, or development standards.
As previously stated, the portion of the site to be revised is currently designated for 40,000-
square-foot lots. The 40,000-square-foot designation was established in this area to act as a
buffer between the project and the Merv Griffin Estate, which was a private residential estate.
However, since then, the Merv Griffin Estate has been entitled under the Griffin Lake Specific
Plan for the development of 10,000-square-foot lots, which are directly adjacent to the proposed
project. For this reason, the need for a low-density buffer is no longer necessary and the proposed
20,000-square-foot lot designation is in character with the current and future development plans
for proposed project and the Griffin Lake Specific Plan.
Both the previous and revised projects propose the development of single-family homes on the
project site, and the revised project proposes a slight increase in the total number of units. The
impact analysis contained herein will focus on whether the revised project would result in any new
or more severe impacts not previously identified in the adopted Griffin Ranch Project MND.
482
N.T.S.MSA CONSULTING, INC.> PLANNING > CIVIL ENGINEERING > LAND SURVEYING34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.comREVISED PROJECT SITE PLANEXHIBIT4GRIFFIN RANCHCEQA ADDENDUM483
City of La Quinta Page 12
Draft Addendum October 2021
CHAPTER FIVE – ENVIRONMENTAL SETTING
The Griffin Ranch Specific Plan area, including the revised project site, is located in the
City of La Quinta, south of Avenue 54, east of Madison Street, north of Avenue 55, and
west of Monroe Street. The previous project analyzed in the MND (Environmental
Assessment 2004-526, adopted in 2005) encompassed approximately 199-acres on a
roughly U-shaped property. An additional 45 acre roughly square shaped property was
included in Amendment No. 1 in 2007. The 2005 MND is analyzed in this Addendum
document. The western portion of the Griffin Ranch Specific Plan is nearly fully developed.
Developed residential homes are found throughout the central and eastern portions of the
site. Approximately half of the central and eastern portions of the site is vacant.
Madison Street, west of the site, Avenue 54, north of the site, and Monroe Street, east of
the site, are paved. The area surrounding the project site is characterized by developed,
residential lots to the west, vacant lots to the south and east, and the Merv Griffin Estate
to the north. A golf course residential community is located north of Avenue 54.
The revised property occupies approximately 25 acres of the Griffin Ranch SP area and
would occur within Tract Map No. 38083 (TTM No. 38083). TTM No. 38083 is located
adjacent to the Merv Griffin Estate property. TTM No. 38083 is located in a portion of the
north one-half of Section 15, Township 6 South, Range 7 East, San Bernardino Meridian.
The project is located within the City of La Quinta’s Low Density Residential (RL) with
Equestrian Overlay zone. The existing land use designation for the site is Low Density
Residential with Equestrian Overlay. The project does not propose changes to the existing
zone and land use designations.
The project’s land use is shown in Exhibit 5 and zoning is shown in Exhibit 6. The location
of the project site is shown in Exhibit 1 and 2.
484
MADISON STREET
MONROE STREET AVENUE 54GRIFFIN RANCHSPECIFIC PLANLegend:Griffin Ranch Specific Plan Boundary Low Density ResidentialMajor Community FacilitiesOpen Space - RecreationN.T.S.MSA CONSULTING, INC.> PLANNING > CIVIL ENGINEERING > LAND SURVEYING34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.comEXISTING LAND USEEXHIBIT5GRIFFIN RANCHCEQA ADDENDUM485
AVENUE 54MADISON STREET
MONROE STREETGRIFFIN RANCHSPECIFIC PLANLegend:Griffin Ranch SP Boundary Very Low Density Residential (RVL)Low Density Residential (RL)Major Community Facilities (MC)Parks and Recreation (PR)Open Space (OS)Golf Course (GC)Equestrian OverlayN.T.S.MSA CONSULTING, INC.> PLANNING > CIVIL ENGINEERING > LAND SURVEYING34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.comEXISTING ZONINGEXHIBIT6GRIFFIN RANCHCEQA ADDENDUM486
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Draft Addendum April 2021
CHAPTER SIX – ENVIRONMENTAL IMPACT ANALYSIS
This document is an addendum to the previously adopted Griffin Ranch MND referenced
above. This addendum provides the project specific environmental review pursuant to CEQA
to demonstrate the adequacy of the MND relative to the revised project. As indicated above,
the previous MND identified project-related impacts and proposed mitigation measures
related to air quality, cultural resources, paleontological resources, noise, transportation. The
analysis below discusses the adequacy and applicability of previous mitigation measures to
the revised project. In addition, the analysis below addresses whether any new or more
severe impacts would result from the project revisions and whether any additional mitigation
measures beyond those previously identified in the MND would be required.
I. Aesthetics
Griffin Ranch Project MND
The 2005 MND identified no significant impacts related to aesthetics. According to the MND,
the previous project would include single family homes of up to two stories in height. The
size of the lots (from 12,000 to 40,000 square feet) and the limitation of single-story
development within 150 feet of either Madison Street or Avenue 54 will limit the potential
aesthetic impacts associated with the project. The MND also stated that the residential, low
intensity character of the project, and the enhanced parkways and trails provided on the
perimeter of the site, would serve to limit visual impacts associated with the project site. The
MND concluded that the overall impacts associated with the development of the site were
expected to be less than significant.
The MND also stated that there are no rock outcroppings or other significant resources on
the site, therefore impacts associated with scenic resources were expected to be
insignificant. Regarding project-related lighting, the MND concluded that construction of the
site will increase light generation, compared to the previous light generated from the
agricultural uses onsite. Additionally, the City regulates lighting levels and does not allow
lighting to spill over into adjacent properties. Further, residential lighting is generally limited,
and of low intensity. Therefore, the MND concluded that the impacts of the project related to
light would be less that significant, and no mitigation measures were required.
Revised Project
Similar to the 2005 MND, the revised project would not affect scenic vistas in the area. The
surrounding area is largely developed with single family residential lots. The revised project
would develop single family residential dwelling units similar in design, scale, and mass to
the existing residential structures. Since the revised project proposes residential homes in a
neighborhood planned for residential lots, development of the revised project would result in
less than significant impacts to scenic vistas, similar to the previous project.
Similar to the prior MND, the revised project would be required to comply with design
features, landscaping, and lighting requirements established in the Griffin Ranch Specific
Plan and City’s zoning ordinance. Additional review from the City’s Planning Commission or
architectural review may be required for the revised project to ensure a high-quality design
project that is consistent with the Specific Plan and City goals. Therefore, the revised
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project’s impacts to the visual character of the area would be the same as the previous
project, and less than significant.
Currently, the residential homes in the Griffin Ranch property consists of low-intensity,
downward-oriented lights typical of residential neighborhoods. The lights proposed for the
revised project would consist of lighting similar to the existing Griffin Ranch property, and
consistent with Section 9.100.150 of the La Quinta Municipal Code. The revised project will
not include exterior building materials that would emit significant amounts of glare. Similar to
light, the revised project will include similar building materials to the existing residential units
in Griffin Ranch for consistency. Therefore, the revised project’s impact to light and glare
would result in less than significant impacts, similar to the previous project.
As previously determined, rock outcroppings or other significant resources do not exist on
the project site. Additionally, the project site is not located in proximity to a state scenic
highway, therefore, the revised project would not impact scenic resources adjacent to or
within close proximity to state scenic highways. Residential structures located within 150 feet
of Avenue 54 would be limited to one-story to reduce the potential aesthetic impacts
associated with the project to motorists and pedestrians travelling along these roadways.
Therefore, impacts would be less than significant, similar to the MND.
The revised project would result in equal impacts to aesthetics compared to the previous
project. As concluded in the Griffin Ranch MND and above, both projects would result in no
impacts or less than significant impacts to aesthetic resources. The revised project does not
propose substantial changes to the project which will require major revisions of the previous
MND or substantial changes with respect to the circumstances under which the project is
undertaken that would require major revisions to the previous MND. Additionally, new
substantially important information that was not included in the MND is not proposed in the
revised project. Therefore, following Section 15162 of the CEQA Guidelines, the revised
project is not required to prepare a subsequent MND.
II. Agricultural Resources
Griffin Ranch Project MND
The MND concluded that the previous project would result in no significant impacts related
to agricultural and forest/timberland resources. According to the MND, the Griffin Ranch site
is located adjacent to single family residential developments and golf course uses. Per the
MND, approximately 40 acres of the Griffin Ranch SP area, as well as lands to the east, were
used for agriculture. However, the MND stated that the Griffin Ranch area is located in a
rapidly urbanizing area of the City and is not under Williamson Act contract. Therefore, the
MND concluded that the development of Griffin Ranch (resulting in the loss of approximately
40 acres of agricultural land) would not be significant.
It was determined that the previous project would not prevent the continued use in agriculture
of lands to the east. However, the City’s General Plan land use designation for the Griffin
Ranch area and surrounding properties includes residential developments of varying sizes.
Therefore, the MND concluded that the project would not result in impacts to agricultural
resources.
Revised Project
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The revised project would not change the existing land use or zoning of the property. The
project site does not include any active agricultural uses or agricultural resources, and is not
adjacent to such uses, and is not zoned or designated for agricultural uses. The Griffin Ranch
SP area has been partially developed with residential units, while most of the vacant lots
within the SP area have been disturbed and graded. Thus, the revised project would not
result in impacts to agricultural resources, similar to the MND.
The revised project would result in equal impacts to agricultural resources compared to the
previous project. As concluded in the Griffin Ranch MND and above, both projects would
result in no impacts to agriculture. The revised project does not propose substantial changes
to the project which will require major revisions of the previous MND or substantial changes
with respect to the circumstances under which the project is undertaken that would require
major revisions to the previous MND. Additionally, new substantially important information
that was not included in the MND is not proposed in the revised project. Therefore, following
Section 15162 of the CEQA Guidelines, the revised project is not required to prepare a
subsequent MND.
III. Air Quality
Griffin Ranch Project MND
For reference purposes, the Griffin Ranch MND air quality analysis based its findings
primarily on the “Griffin Ranch Specific Plan and Vesting Tentative Map 32879 Air Quality
and Noise Impact Study”, completed in September of 2004. Under this project scope, the
prior MND found that the residential project would result in no impacts regarding the exposure
of sensitive receptors to substantial pollutant concentrations and regarding objectionable
odors affecting a substantial number of people. The prior MND also determined that the
project would result in less than significant impacts regarding conflicts with the applicable air
quality plan and regarding a cumulatively considerable net increase of any criteria pollutant
for which the project region is non-attainment. It was also determined that project would not
exceed any SCAQMD thresholds of significance for operational emissions. However, the
short-term grading and construction activities were expected to potentially exceed the
emissions thresholds for reactive organic gases (ROG) and nitrogen oxides (NOx). As a
result, construction-related mitigation was formulated to adequately reduce ROG and NOx
emissions levels during construction, including the phasing of grading activity and
compliance with the applicable SCAMQD rules pertaining to dust control and volatile organic
compound limits in architectural coatings. Such mitigation was deemed to result in less than
significant impacts.
Following project and MND approval, clearing and grading operations were completed in
2005. Perimeter walls and on-site infrastructure were also initially completed, while home
construction continued to occur in phases. Therefore, the prior mitigation referenced in the
adopted MND is deemed complete.
Revised Project
Since the prior environmental review, the project setting has not incurred any substantial
change in circumstances deemed inconsistent with the project’s planned residential uses
taking place in multiple construction phases. The current analysis applies to an area of
approximately area of 24.93 acres corresponding to Tentative Tract Map No. 38083 (TTM
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No. 38083), which is located within Tract Map No. 32879. In its current condition, the TTM
No. 38083 area consists of rough-graded lots with installed back-bone utilities and partially
constructed private streets. The site is partially surrounded by solid walls corresponding to
neighboring constructed homes within Griffin Ranch and the perimeter wall associated with
Merv Griffin Estate (not a part). The current map conditions allocate 20 single-family
residential lots.
Since the prior MND, the regulatory framework and air quality standards have undergone
updates, including those reflected in the adopted Air Quality Management Plan (2016 AQMP)
currently applicable to the entire SCAMQD jurisdiction. However, the SCAQMD construction
and operational thresholds, to which the prior project was compared, have not changed.
The project region is continuing to implement SIPs toward establishing attainment for PM10
(particulate matter with an aerodynamic diameter of 10 microns or less) and Ozone. Those
attainment updates are summarized as follows:
Regarding PM10, on February 25, 2010, the ARB approved the 2010 Coachella Valley PM10
Maintenance Plan and transmitted it to the U.S. EPA for approval. With the recent data being
collected at the Coachella Valley monitoring stations, consideration of high-wind exceptional
events, and submittal of a PM10 Re-designation Request and Maintenance Plan, a re-
designation to attainment status of the PM10 NAAQS is deemed feasible in the near future
according to the 2016 AQMP. As a standard requirement, the remaining construction
activities for project buildout would be subject to SCAMQD Rules 403 and 403.1, as well as
La Quinta’s Fugitive Dust Control requirements (Chapter 6.16) aimed at addressing the
PM10 concerns for the region. The required measures are designed to prevent sediment
track-out onto public roads, prevent visible dust emissions from exceeding a 20-percent
opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or
horizontally from the origin of a source) or crossing any property line. The proposed project
would not be precluded from the citywide dust control requirements during construction and
therefore would continue to work toward preventing emissions impacts to nearby residential
uses through the proper project site screening, track-out controls, and soil stabilization. After
project completion, permanent site stabilization through residential construction would
eliminate the potential source of fugitive dust.
Regarding ozone, SCAQMD is continuing to implement an updated strategy to comply with
the ozone standard (1997 8-hour standard), for which there is a target attainment date of
June 15, 2024. SCAQMD has acknowledged that the largest ozone contributors to the
Coachella Valley are not sources within the region, but rather the ozone and ozone
precursors transported to the Coachella Valley from the upwind South Coast Air Basin
(SCAB). SCAQMD deems that local sources of air pollution generated in the Coachella
Valley have a limited impact on ozone levels compared to the transported sources generated
in SCAB. The current analysis described below will calculate potential ozone precursor
emissions to compare against the established standards.
TTM No. 38083 proposes to subdivide 20 existing one-acre residential lots into 37 half-acre
lots through the Tentative Tract Map process. The project footprint of approximately 24.93
acres occurs completely within the Griffin Ranch residential community. To perform and
support the current analysis, the most current version of California Emissions Estimator
Model (CalEEMod Version 2020.4.0) was used to calculate the project-related construction
and operational emissions of criteria air pollutants and greenhouse gases. CalEEMod was
developed for the California Air Pollution Control Officers Association (CAPCOA) in
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collaboration with the California Air Districts (including SCAMQD) as a statewide land use
emissions computer model. For comparative analysis, the software model was run
respectively for construction and operation of the currently mapped condition of 20 residential
lots and for the proposed condition of 37 lots in the same area and setting. The model input
also assumed construction activities associated with buildout of the private streets and
designation of open space areas per the TTM. The emissions calculations for both
development scenarios are compared against the most current SCAMQD Air Quality
Significance Thresholds below.
Table III-1
Short Term Air Pollutant Emissions
Associated with Construction 20 Lots and Associated Improvements
(Pounds/Day)
ROG/VOC NOx CO SO2 PM10 PM2.5
Max Emissions Resulting from
Site Preparation, Grading,
Building Construction, Paving,
and Architectural Coating
14.7793
38.8842
29.6608
0.0636
8.2541
4.8668
SCAQMD Threshold 75 100 550 150 150 55
Threshold Exceeded No No No No No No
Note: CalEEMod does not directly calculate ozone (O3) emissions. Instead, the emissions associated with ozone
precursors are calculated. VOC and ROGs are summed in the CalEEMod report under the header ROG. The PM10 and
PM2.5 emissions are based on the CalEEMod mitigated results due to the local standard requirement to implement
SCAQMD Rule 403 and 403.1 to control fugitive dust.
Table III-2
Short Term Air Pollutant Emissions
Associated with Construction 37 Lots and Associated Improvements
(Pounds/Day)
ROG/VOC NOx CO SO2 PM10 PM2.5
Max Emissions Resulting from
Site Preparation, Grading,
Building Construction, Paving,
and Architectural Coating
24.3560
38.8842
29.6608
0.0636
8.1755
4.8475
SCAQMD Threshold 75 100 550 150 150 55
Threshold Exceeded No No No No No No
Note: CalEEMod does not directly calculate ozone (O3) emissions. Instead, the emissions associated with ozone
precursors are calculated. VOC and ROGs are summed in the CalEEMod report under the header ROG. The PM10 and
PM2.5 emissions are based on the CalEEMod mitigated results due to the local standard requirement to implement
SCAQMD Rule 403 and 403.1 to control fugitive dust.
As demonstrated in tables III-1 and III-2 above for the 20- and 37-lot scenario, short-term
construction emission levels resulting from site preparation, grading, building construction,
paving and architectural coating are not expected to exceed the reginal thresholds of
significance established by SCAQMD for criteria air pollutants, including NOx and ROG/VOC
as the ozone pre-cursors. Compliance with SCAMQD Rule 403/403.1 and Municipal Code
Chapter 6.16 is factored in to calculate the PM10 and PM2.5 emissions. Implementation of
the proposed 37-lot scenario would result in relatively higher short-term emission levels
compared to the 20-lot scenario, but neither would reach or exceed any of the established
thresholds.
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Table III-3
Long Term Operational Air Pollutant Emissions
Associated With Development of the Project (Unmitigated)
(Pounds/Day)
Emission Source ROG/VOC NOx CO SO2 PM10 PM2.5
Total Area
Sources, Energy
Use, Mobile
Sources
2.9813
1.0303
8.8553
0.0188
1.3878
0.7262
SCAQMD
Threshold 75 100 550 150 150 55
Threshold
Exceeded No No No No No No
Note: CalEEMod does not directly calculate ozone (O3) emissions. Instead, the emissions associated
with ozone precursors are calculated. VOC and ROGs are summed in the CalEEMod report under the
header ROG.
Table III-4
Long Term Operational Air Pollutant Emissions
Associated With Development of the Project (Unmitigated)
(Pounds/Day)
Emission Source ROG/VOC NOx CO SO2 PM10 PM2.5
Total Area
Sources, Energy
Use, Mobile
Sources
5.4296
1.9061
16.3818
0.0347
2.5675
1.3434
SCAQMD
Threshold 75 100 550 150 150 55
Threshold
Exceeded No No No No No No
Note: CalEEMod does not directly calculate ozone (O3) emissions. Instead, the emissions associated
with ozone precursors are calculated. VOC and ROGs are summed in the CalEEMod report under the
header ROG.
As demonstrated in tables III-3 and III-4 above for the 20- and 37-lot scenario, long-term
operational air pollutant emissions that would occur during the life of the project would not
exceed any of the SCAQMD air quality thresholds. Operation of proposed 37-lot scenario
would result in higher short-term emission levels compared to the 20-lot scenario, but neither
would reach or exceed any of the thresholds.
In summary, due to the compliant emission levels, the proposed project would not interfere
with the City or region’s ability to comply with the most current air quality plans including the
2016 AQMP, CVSIP for PM10, and the ozone level attainment efforts. Therefore, the revised
project would result in less than significant impacts to the region’s air quality standards,
similar to the previous project. Moreover, the project’s short-term construction and long-term
operational emissions would not exceed the established thresholds for criteria air pollutant
emissions; therefore, the revised project will result in less than significant impacts to criteria
air pollutant emissions. Pertaining to the obstruction of an applicable air quality plan, less
than significant impacts are anticipated, similar to the previous project. Similar to the previous
project, the revised project would result in no impacts regarding the generation of odors,
since it proposes the development of residential lots.
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The revised project does not propose substantial changes to the project which will require
major revisions of the previous MND or substantial changes with respect to the
circumstances under which the project is undertaken that would require major revisions to
the previous MND. Additionally, new substantially important information that was not included
in the MND is not proposed in the revised project. Therefore, following Section 15162 of the
CEQA Guidelines, the revised project is not required to prepare a subsequent MND.
IV. Biological Resources
Griffin Ranch Project MND
The MND evaluated potential biological resource impacts associated with the development
of the 199-acre project site. James W. Cornett, Ecological Consultants conducted a search
of available literature and conducted a general biological survey of the project property to
identify special status plants, wildlife, and habitats known to occur in the vicinity of the project
site. Records, collections and/or staff of the University of California at Riverside Herbarium,
the Living Desert, the Boyd Deep Canyon Desert Research Station, and Natural Diversity
Database were consulted.
The MND states the biological study analyzed the entire site, with a particular focus on the
60-acres located in the northwestern and southeastern corners of the site which was
undisturbed vacant land. No listed species were found on the project site and surveys for
the desert tortoise and burrowing owl were negative. The prior analysis concludes that that
no riparian habitat or wetland habitat was identified on the project site and that the site does
not occur within the boundary of the Coachella Valley Fringed-toed lizard. Therefore, impacts
to biological resources were found to be less than significant.
Revised Project
Similar to the MND, the revised project would result in less than significant impacts
associated with sensitive habitat, riparian habitat, or other sensitive natural community as
none of these resources were identified on the project site. The site has been heavily
impacted by grading and development and surrounded by single family residential homes.
Additionally, the 2004 biological report also found no impacts to any native resident or
migratory fish or wildlife species, or with established native resident or migratory wildlife
corridors or nursery sites. No conflicts with local policies or ordinances protecting biological
resources such as a tree preservation policy or ordinance would occur under the revised
project. Less than significant impacts are anticipated.
The revised project would result in equal impacts to biological resources compared to the
previous project. As concluded in the Griffin Ranch MND and above, both projects would
result in no impacts or less than significant impacts to biological resources. The revised
project does not propose substantial changes to the project which will require major revisions
of the previous MND or substantial changes with respect to the circumstances under which
the project is undertaken that would require major revisions to the previous MND.
Additionally, new substantially important information that was not included in the MND is not
proposed in the revised project. Therefore, following Section 15162 of the CEQA Guidelines,
the revised project is not required to prepare a subsequent MND.
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V. Cultural and Tribal Cultural Resources
Griffin Ranch Project MND
The MND evaluated potential cultural resource impacts associated with the development of
the 199-acre project site. Phase I and Phase II cultural resources studied were completed
for the proposed project. The studies identified and recorded six potentially significant cultural
resource sites within the project area. These sites consisted of ceramic scatters and
groundstone fragments. The archaeologist concluded that the six sites potential significance
has been mitigated by the collection of materials, the laboratory analysis performed. The
site lies within the City’s General Plan map boundary for ancient Lake Cahuilla and mitigation
has been adopted to assure potential impacts are mitigated. The following mitigation was
established for the project:
1. Local tribes shall be contacted in writing for comments prior to issuance of the first
grubbing, earth moving or grading permit. The applicant shall provide the Community
Development Department with all written responses received within one month prior
to issuance of any grading permit. One Native American monitor shall be required
should the tribes request it.
2. The site shall be monitored on and off-site trenching and rough grading by qualified
archaeological and paleontological monitors. Proof of retention of monitors shall be
submitted to the City prior to issuance of the first earth-moving or clearing permit.
3. The final report on monitoring shall be submitted to the Community Development
Department prior to the issuance of the first production home permit for the project.
4. Collected archaeological resources shall be properly packaged for long term curation,
in polyethylene self-seal bags, vials, or film cans as appropriate, all within acid free,
standard size, comprehensively labeled archive boxes and delivered to the City prior
to issuance of first Certificate of Occupancy for the property. Materials shall be
accompanied by descriptive catalogue, field notes and records, primary research
data, and the original graphics.
5. Results of the final artifact analysis and site interpretation shall be submitted to the
Community Development Department for review by the Historic Preservation
Commission prior to issuance of the first grading, clearing or grubbing permit.
6. A paleontological resources survey shall be conducted on the project site prior to the
initiation of ant ground disturbance. The study shall be conducted in conformance
with the City’s standard such a study and shall be submitted for review and approval.
The MND concludes that potential impacts to cultural, tribal cultural, and paleontological
resources have been mitigated to a less than significant.
Revised Project
The revised project proposes a Tentative Tract Map to allow for the subdivision of 20 existing
1-acre lots into 37 half acre lots within the same footprint. The 20 lots are currently graded
with improvements. The revised project would not require construction beyond what was
anticipated in the MND. While the overall lot count is proposed to change, no additional
grading beyond what was anticipated in the MND would occur. Similar to the MND, the
revised project would result in no impacts to historic resources, as defined in Section 15064.5
of the CEQA Guidelines. This includes any object, structure, site, area, place, record, or
manuscript which a lead agency determines to be historically significant.
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As discussed in the MND, there is the potential for grading to impact significant
archaeological resources. Therefore, if grading or trenching of the revised project exceeds
the depth of the previous onsite rough grading activities, the revised project would be
required to implement mitigation measure 1 through 6 as required in the MND. This would
ensure impacts to cultural, tribal cultural, and paleontological resources would be less than
significant with mitigation, the same that was identified in the MND.
The revised project would result in equal impacts to cultural and tribal cultural resources
compared to the previous project. As concluded in the Griffin Ranch MND and above, both
projects would result in less than significant impacts with mitigation to cultural and tribal
cultural resources. The revised project does not propose substantial changes to the project
which will require major revisions of the previous MND or substantial changes with respect
to the circumstances under which the project is undertaken that would require major revisions
to the previous MND. Additionally, new substantially important information that was not
included in the MND is not proposed in the revised project. Therefore, following Section
15162 of the CEQA Guidelines, the revised project is not required to prepare a subsequent
MND.
VI. Energy Resources
Griffin Ranch Project MND
The Griffin Ranch Project MND was prepared prior to the requirement of energy resources
analysis in the CEQA Appendix G Checklist. As a result, this topic of environmental review
was not a part of the adopted project and is included herein for informational purposes only.
Revised Project
Since the prior MND adoption, the topic of energy resources has been added to the CEQA
Appendix G Checklist with the respective thresholds of significance primarily centered
around the quantification of project-related energy consumption related to the wasteful use
of energy and the project’s compliance with local, regional and state policies regarding
energy. As a result, this supplemental analysis also focuses on the energy consumption
quantities and the project’s compliance with relevant policies and regulations.
The revised project would not require grading or construction beyond the project area
analyzed in the MND. The revised project proposes the subdivision of 20, 1-acre lots, to 37
half-acre lots on approximately 25 acres. Currently, the site is graded and includes
infrastructure developed previously. Although the project proposes to increase the number
of lots on the approximately 25-acre area, no additional grading beyond what as anticipated
in the MND would occur. The number of dwelling units increased by 17 (20 to 37 dwelling
units), which is compliant with the existing land use and zoning designations. The operation
of the site would still consist of activities associated with residential communities. Associated
improvements also include paved drive aisles and landscaping.
To perform and support the current analysis, CalEEMod Version 2020.4.0 was used to
calculate the project-related construction and operational energy consumption. The project
is expected to consume energy in the form of electricity, natural gas, and petroleum during
construction and operation. The software model was run respectively for construction and
operation of the currently mapped condition of 20 residential lots and for the proposed
condition of 37 lots in the same area and setting. The model input also assumed construction
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activities associated with buildout of the private streets and designation of open space areas
per the TTM. CalEEMod emission reports for the 20-lot project is included as Appendix B, C,
and D; while Appendix D, F and G show the CalEEMod emission reports for the revised 37-
lot project.
Construction
It can be concluded that electricity consumed during construction of the project would be
temporary and negligible, while natural gas would not be consumed during construction of
the project. Most energy used during construction would be from petroleum consumption
during the use of heavy construction equipment and construction worker commute. As
previously stated, CalEEMod was utilized to determine how much energy consumption would
occur from the previous project, 20, 1-acre lots, and 37 half-acre lots. Energy consumption
from the construction of the 20-lot project would result in 14,851.5 gallons of gasoline and
66,469.6 gallons of diesel fuel during the project’s construction. In total, the 20-lot project
would consume approximately 81,321.1 gallons of petroleum during construction. This is
indicated in Table VI-1.
Table VI-1 Previous Project
Construction Petroleum Consumption
Petroleum Units Previous Project
(20 lots)
Gasoline Gallons 14,851.5
Diesel Gallons 66,469.6
Total Petroleum Consumption 81,321.1
The revised project proposes to increase the lots on the approximately 25-acre site by 17
lots, for a total of 37 lots. The CalEEMod calculations determined that the project is estimated
to consume approximately 15,666.4 gallons of gasoline and 66,729 gallons of diesel fuel
during project construction. In total, the revised project would consume approximate 82,395.4
gallons of petroleum during construction. This is approximately 1,074.3 gallons more than
the previously 20-lot project. This is indicated in the table below.
Table VI-2 Construction Petroleum Consumption
Petroleum Units Previous Project
(20 lots)
Revised Project
(37 Lots)
Gasoline Gallons 14,851.5 15,666.4
Diesel Gallons 66,469.6 66,729
Total Gallons 81,321.1 82,395.4
Difference (total) 1,074.3 Gallons
The construction equipment utilized for development of the proposed project would include
Tier 3 engines or higher, and will include newer off-road equipment units. Therefore, the
revised project would result in less than significant impacts to energy consumption during
construction of the project.
Operation
The operational energy consumption, via electricity, natural gas and petroleum for the project
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site is indicated in the table below. The revised project is proposed to consume approximately
294,692 kWh of electricity per year, which is approximately 135,399 kWh more electricity
consumed than the previous project due to the increased unit number. However, the La
Quinta General Plan Environmental Impact Report (LQGP EIR) predicts that buildout of
residential uses in the General Plan, including the proposed project site, will result in
electrical consumption of 530,867,194 kWh/year. The revised 37-lot project is anticipated to
consume approximately 294,692 kWh/year, which is approximately 0.055 percent of the
City’s electrical consumption at total build-out. According to the LQGP EIR, at General Plan
build-out, residential units will use approximately 953,444,843.9 kBTU of natural gas per
year. The 37-lot project is anticipated to consume approximately 1,046,620 kBTU/year, which
is approximately 0.11 percent of the City’s natural gas consumption at total build-out. Finally,
California consumes approximately 26 billion gallons of petroleum per year. The 37-lot
project is anticipated to consume approximately 29,199.7 gallons of petroleum per year,
which is approximately 0.0001 percent of the California’s estimated consumption of
petroleum a year. Therefore, operation of the revised project is not anticipated to use
excessive amounts of electricity, natural gas, and petroleum, and impacts were expected to
be less than significant. In this context, the revised project would not result in the wasteful,
inefficient, or unnecessary consumption of energy resources during construction or operation
of the project, similar to the previous project.
Table VI-3 Operational Energy Consumption
Energy Previous Project
(20 lots)
Revised Project
(37 Lots)
Electricity (kWh) 159,293 294,692
Natural Gas (kBTU/yr) 565,739 1,046,620
Gasoline (gallons) 14,739.9 27,268.9
Diesel (gallons) 1,043.7 1,930.8
The revised project will comply with state-implemented building standards such as those
outlined in Title 20 and Title 24 of the California Code of Regulations. Energy efficient
appliances will be utilized during project operation. Project-related energy consumption and
VMTs created by the project are not anticipated to be substantial. Construction activities
would require the use of equipment that would be more energy intensive that is used for
comparable activities. However, construction equipment will comply with the Tier 3 program
engines or higher, therefore would be newer off-road equipment units. Therefore, the revised
project would not conflict or obstruct a state or local plan for renewable energy or energy
efficiency.
The revised project would result in more energy consumed compared to the 20 lots approved
and analyzed in the previous project, due to the increase of 17 additional lots. However, as
concluded above, both the previous project and revised project would result in less than
significant impacts to energy resources. Major revisions to the MND are not required due to
changes to the project as there have been no substantial changes in circumstances requiring
major MND revisions; and there is no new information showing greater significant effects
than disclosed in the previous MND.
VII. Geology and Soils
Griffin Ranch Project MND
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According to the MND, a project-specific geotechnical analysis was completed for the project.
The geotechnical anlaysis determined that the project site is not located within an Alquist-
Priolo earthquake study zone. The analysis also determined that development of a residential
project on the property is feasible, with the implementation of standards already in place at
the City. The MND states that groundwater was not found at a depth of up to 50 feet, based
on boring tests provided in the geotechnical analysis. Therefore, the MND stated that the site
is not subject to liquefaction. Additionally, the site is not located adjacent to rock outcroppings
or hillsides, and is therefore, not subject to landslides or rockfalls. The site is not located on
expansive soils, and the Griffin Ranch SP project proposed to connect to Coachella Valley’s
Water District’s (CVWD) sewer infrastructure and therefore would not require septic tanks.
With the foregoing, the MND concluded that impacts regarding geology and soils at the site
would be less than significant.
Revised Project
The revised project would not require grading or construction beyond what was anticipated
in the MND. As such, no new or increased impacts related to geology and soils would occur.
Compliance with the most current State building codes and regulations would ensure grading
and development of the site would reduce the impacts associated with geology and soils to
less than significant, as concluded in the MND.
The project shall comply with the most current seismic design coefficients and ground motion
parameters and all applicable provisions of the California Building Code (CBC). Additionally,
the proposed buildings shall be required to be constructed in a manner that reduced the risk
of seismic hazards (Title 24, California Code of Regulations). Remedial grading and
construction would reduce exposure of people or structures to adverse effects of seismic
hazards to the greatest extent possible. All grading and construction plans will be reviewed
by the City for approval. This will ensure that the foundation soils can support the proposed
project. The revised project would result in equal impacts to seismic-related hazards.
However, as concluded in the Griffin Ranch MND and above, project-related impacts to
seismic-related hazards would be less than significant.
Additionally, the implementation of a Fugitive Dust Control Plan (as required by Chapter 6.16
in the City’s Municipal Code) and a Storm Water Pollution Prevention Plan (SWPPP) during
construction activities to reduce impacts of soil erosion at the site. Grading plans will be
developed in compliance with the City’s standards and will be reviewed by the City. The
revised project would result in similar impacts regarding project-related erosion compared to
the previous project since they both propose development on the site. However, with the
compliance of City standards, the revised project would ensure erosion at the site would be
less than significant.
As determined in the Griffin Ranch MND, the project is not located on expansive soils, and
the site will connect to CVWD sewer systems; therefore, septic tanks are not required. The
revised project would result in similar impacts compared to the previous project. Both the
previous project and revised project would result in no impacts.
Overall, the revised project would result in similar impacts to geology and soils compared to
the previous project. As concluded in the Griffin Ranch MND and above, both projects would
result in no impacts or less than significant impacts. The revised project does not propose
substantial changes to the project which will require major revisions of the previous MND or
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substantial changes with respect to the circumstances under which the project is undertaken
that would require major revisions to the previous MND. Additionally, new substantially
important information that was not included in the MND is not proposed in the revised project.
Therefore, following Section 15162 of the CEQA Guidelines, the revised project is not
required to prepare a subsequent MND.
VIII. Greenhouse Gas Emissions
Griffin Ranch Project MND
The previous MND was prepared prior to the requirement of greenhouse gas (GHG)
emissions analysis in the CEQA Appendix G Checklist. As a result, this topic of
environmental review was not a part of the adopted project and is included herein for
information purposes only.
Revised Project
Since the prior MND adoption, the topic of GHG emissions has been added to the CEQA
Appendix G Checklist with the respective thresholds of significance primarily centered
around the quantification of emission for comparison against the regionally applicable
numeric standards. As a result, this supplemental analysis also focuses on the emissions
quantities. To perform and support the current analysis, CalEEMod Version 2020.4.0 was
used to calculate the project-related construction and operational GHG emissions. The
software model was run respectively for construction and operation of the currently mapped
condition of 20 residential lots and for the proposed condition of 37 lots in the same area and
setting. The model input also assumed construction activities associated with buildout of the
private streets and designation of open space areas per the TTM. CalEEMod emission
reports for the 20-lot project is included as Appendix B, C, and D; while Appendix D, F and
G show the CalEEMod emission reports for the revised 37-lot project.
The currently applicable GHG thresholds for local lead agency consideration are referenced
from the SCAQMD Working Group Threshold supporting documentation, which establishes
an interim tiered approach. Under this guidance, a screening threshold of 3,000 metric tons
of carbon dioxide equivalent (MTCO2e) per year has been an acceptable approach for this
project. The GHG emissions estimates resulting from CalEEMod are displayed below in
Table VIII-1.
Table VIII-1
Total Project Greenhouse Gas Emissions
Associated with 20 Lots and Associated
Improvements
Emission Source
Emissions
Metric Tons of Carbon
Dioxide Equivalent (MTCO2e)
per year
Total MTCO2e
Annual Construction
Emissions Amortized Over 30 Years 15.6645
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Area, Energy, Mobile Sources,
Waste, and Water Usage 215.8178
Total MTCO2e (All Sources) 231.4823
Screening Threshold 3,000 MTCO2e
Threshold Exceeded? NO
Table VIII-2
Total Project Greenhouse Gas Emissions
Associated with 37 Lots and Associated
Improvements
Emission Source
Emissions
Metric Tons of Carbon
Dioxide Equivalent (MTCO2e)
per year
Total MTCO2e
Annual Construction
Emissions Amortized Over 30 Years 15.8405
Area, Energy, Mobile Sources,
Waste, and Water Usage 399.4277
Total MTCO2e (All Sources) 415.2682
Screening Threshold 3,000 MTCO2e
Threshold Exceeded? NO
As summarized above, development of 20 lots, as currently mapped, would result in a total
of 231.4823 MTCO2e per year from construction, area, energy, mobile sources, waste, and
water usage sources. By comparison, the proposed development of 37 lots would result in
415.2682 MTCO2e per year from the same sources. Although the operation of 37 lots would
result in higher GHG emissions, these would still occur considerably below the established
thresholds. As a result, neither the 20- or 37-lot development scenario would result in
potentially significant impacts. Having been evaluated against the regionally accepted
thresholds, which are part of the State’s regulations aimed at addressing climate change, the
project is not expected to interfere with the plans, policies, or regulations adopted for the
purpose of reducing the emissions of greenhouse gases. Less than significant impacts are
anticipated.
IX. Hazards and Hazardous Materials
Griffin Ranch Project MND
According to the MND, the Griffin Ranch project would not create a significant impact on or
from hazardous materials, since it is proposing single family homes. The City’s solid waste
contractor implements household hazardous waste programs which assure that such
materials are disposed of in a safe manner. Therefore, the MND concluded that the project
would not result in impacts.
Revised Project
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The revised project would not require grading or construction beyond what was anticipated
in the MND and would not change the allowable uses on the property from the previous
project. As such, no new or more impacts related to hazards or hazardous materials would
occur. As discussed in the MND, hazardous materials are not typically associated with
residential land uses. Minor cleaning products and the occasional use of pesticides and
herbicides for landscape maintenance would be the extent of materials used. Therefore,
similar to the MND, the revised project would result in similar impacts compared to the
previous project. Both projects would not result in significant impacts.
Construction of the project was expected to involve the temporary management and use of
potentially hazardous substances and petroleum products. The nature and quantities of
these products would be limited to what is necessary to carry out construction of the project.
Some of these materials would be transported to the site periodically by vehicle and would
be stored in designated controlled areas on a short-term basis. When handled properly by
trained individuals and consistent with the manufacturer’s instructions and industry
standards, the risk involved with handling these materials would be considerably reduced.
To prevent a threat to the environment during construction, the management of potentially
hazardous materials and other potential pollutant sources would be regulated through the
implementation of control measures required in the Storm Water Pollution Prevention Plan
(SWPPP) for the project. The SWPPP requires a list of potential pollutant sources and the
identification of construction areas where additional control measures are necessary to
prevent pollutants from being discharged. The measures outlined in SWPPP documents
require physical improvements and procedures to prevent impacts of pollutants and
hazardous materials to workers and the environment during construction. Compliance with
industry and manufacturer standards regarding the handling, use, delivery, and storage of
hazardous materials would ensure impacts of accidental release or the handling of
hazardous materials during construction and operation of the site would be less than
significant. Development of the revised project would result in similar impacts to the use of
hazardous materials compared to the previous project since they both proposed the
development of residential units. With the implementation of the SWPPP, impacts would not
be significant.
In addition, the project site is not located within one-quarter mile of a school. Therefore,
impacts would be less than significant. The project is not within an airport land use plan, or
within two miles of an airport or airstrip. Therefore, the revised project would result in similar
impacts to schools or airports compared to the previous project. As determined in the Griffin
Ranch MND and above, both projects would result in no impacts.
Implementation of the revised project would not physically interfere with an adopted
emergency response plan or emergency evacuation plan. The revised project occurs within
a partially developed residential community. Access to the site includes paved roads with fire
truck accessible drive aisles to ensure adequate emergency response access on-site. The
proposed design would be subject to a standard review process by the Riverside County Fire
Department to ensure that the site-specific emergency access, water pressure, and other
pertinent criteria are met by the revised project. Impacts will not be significant. The revised
project would result in similar impacts regarding emergency response and evacuation plans
compared to the previous project.
The project is located outside of areas designed as Very High/High/Moderate Fire Hazard
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Severity Zone (FHSZ) for State and Federal Responsibility Areas, and Very High FHSZ for
Local Responsibility Areas. The project is not located near wildlands and impacts were
determined to be less than significant. The revised project will not result in additional grading
or construction beyond the boundaries of the property analyzed in the MND. Therefore,
impacts of wildfires would not be significant, similar to the MND. Both projects would result
in similar impacts to exposing people or structures to a risk involving wildland fires. No
impacts would occur due to the project’s location outside of a Very High FHSZ.
Overall, the revised project would result in equal impacts of hazards and hazardous materials
compared to the previous project. As concluded in the Griffin Ranch MND and above, both
projects would result in no impacts or less than significant impacts.. The revised project does
not propose substantial changes to the project which will require major revisions of the
previous MND or substantial changes with respect to the circumstances under which the
project is undertaken that would require major revisions to the previous MND. Additionally,
new substantially important information that was not included in the MND is not proposed in
the revised project. Therefore, following Section 15162 of the CEQA Guidelines, the revised
project is not required to prepare a subsequent MND.
X. Hydrology and Water Quality
Griffin Ranch Project MND
The Griffin Ranch MND evaluated the residential project against the hydrology and water
quality thresholds applicable under CEQA at the time of preparation. The prior MND analysis
cited various regulatory requirements and project-specific engineering design approvals
necessary to adhere to the local hydrology and surface water quality standards, as well as
mandates under the National Pollution Discharge Elimination System (NPDES) framework
(Section 402 of the Clean Water Act).
Specifically, the prior MND determined that the project proponent would be required to obtain
coverage under the applicable NPDES permits and comply with the City’s requirement to
retain stormwater runoff from the controlling 100-year storm event on-site. The site design
included a private storm drain system with dual use open space and retention basins
designed to accept infiltrate project runoff from the 100-year storm event and in doing so,
also provide flood protection to the residential structures. Such storm drain system would be
privately funded and maintained. Therefore, the prior MND found that the project would not
generate runoff which would exceed the capacity of existing or planned stormwater drainage
systems or provide substantial sources of pollution. The prior MND also determined that the
project would not place housing or structures within a 100-year flood hazard area and would
not impede or redirect flood flows. These findings of no significant impact were supported by
the proposed storm drain design with retention basins.
The prior MND determined less than significant impacts regarding water quality standards or
waste discharge requirements, groundwater supplies, existing drainage patterns, erosion,
siltation, and flooding conditions. These findings of less than significant impacts were also
supported by the evaluation of the proposed storm drain design aimed at complying with the
hydrology and water quality standards, as well as the water efficiency measures across the
project.
Revised Project
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Since the prior environmental review, the project setting has not incurred any substantial
change in circumstances inconsistent with the project’s phased residential development and
the associated storm drain infrastructure. Storm drain facilities are operational and are
maintained by the homeowner’s association. The Griffin Ranch community is divided into two
on-site hydrologic drainage areas, each served by a retention system (Basin 1 and 2) sized
to collect and infiltrate the tributary runoff resulting from the controlling 100-year storm event.
The combined capacity of the retention facilities is approximately 27.3 acre-feet. A revised
hydrology analysis prepared for the current project estimated that the existing storm drain
system has an available retention capacity of approximately 7.5 acre-feet after accounting
for the developed uses.
TTM No. 38083 involves a net area of 24.93 acres, of which 19.55 acres would consist of
single-family residential lots (Lots 1 through 37), approximately 3.15 acres would consist of
private streets, and 2.23 acres would consist of open space. The project will follow the
approved drainage condition by allowing conveyance into the existing catch basins on
Seattle Slew Way. Stormwater from the western part of the project would be conveyed along
existing storm drain lines to retention Basin 1. For the east part of the project, runoff would
be conveyed along existing storm drain lines to retention Basin 2. It is worth noting that the
drainage pattern followed by the proposed project is similar to the existing drainage condition
associated with the 20-lot allocation. This is due to the previously established grading,
elevations, street design and lot configuration.
The available retention capacity at Griffin Ranch is sufficient to address the City’s hydrologic
retention requirements and the volumetric-based stormwater quality design quantities for the
project area. The runoff volume of 0.25 acre-feet associated with the residential development
of 37 lots would be accommodated by the available retention capacity of 7.75 acre-feet. As
a result, the project will not generate runoff quantities capable of exceeding the storm drain
system. Moreover, the project would not result in stormwater discharge to any publicly
operated storm drain system outside of the Griffin Ranch community. Therefore, the revised
project would result in similar impacts to stormwater runoff compared to the previous project
and impacts for both projects are less than significant.
For the period of construction, a stormwater pollution prevention plan and erosion control
plan must be prepared, filed, and implemented to comply with the State’s most current
Construction General Permit (CGP), Order No. 2009-0009-DWQ, as amended by 2010-
0014-DWQ and 2012-006-DWQ. This regulatory compliance plan will include measures to
ensure that the remaining construction activities prevent surface water quality impacts.
For post-construction (operational) conditions, additional documentation will be required in
the form of a WQMP to comply with the most current standards of the Whitewater River
Region Water Quality Management Plan for Urban Runoff and the Whitewater River
Watershed MS4 Permit. This WQMP will be subject to review and approval by the City prior
to issuance of a grading permit.
The existing on-site stormwater infrastructure will continue to provide adequate capacity to
prevent uncontrolled runoff discharge. There is no aspect of the remaining residential
buildout deviating from the prior analysis, regulatory requirements and the associated
stormwater controls. Therefore, by following regulatory program requirements designed to
specifically prevent hydrologic, stormwater and surface water impairments, the impacts
resulting from the revised project of 37 lots would continue to be less than significant. The
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revised plans would not result in new or greater significance levels than those disclosed in
the previous MND.
Overall, the revised project would result in equal impacts to hydrology and water quality
compared to the previous project. Onsite drainage is controlled by existing stormwater
facilities in the Griffin Ranch property. As concluded in the Griffin Ranch MND and above,
both projects would not result in significant impacts to hydrology and water quality. The
revised project does not propose substantial changes to the project which will require major
revisions of the previous MND or substantial changes with respect to the circumstances
under which the project is undertaken that would require major revisions to the previous
MND. Additionally, new substantially important information that was not included in the MND
is not proposed in the revised project. Therefore, following Section 15162 of the CEQA
Guidelines, the revised project is not required to prepare a subsequent MND.
XI. Land Use and Planning
Griffin Ranch Project MND
The MND concluded that the project site would not divide an established community. At the
time the MND was written, the area surrounding the Griffin Ranch Specific Plan area
consisted of existing low density residential communities. Future low density residential
communities were proposed north of the Griffin Ranch SP site.
The previous project included a General Plan Amendment (GPA) and a Change of Zone
from Very Low Density Residential to Low Density Residential. According to the MND, the
previous project proposed 303 residential units, which is less than the amount that could be
constructed under the Very Low Density Residential category. Therefore, the MND
concluded that the GPA and Change of Zone proposed with the project would not result in
impacts.
Finally, the MND stated that the Griffin Ranch SP area is located outside the boundary of the
mitigation fee for the Coachella Valley Fringe-toed Lizard Habitat Conservation Plan, and the
project would result in no impacts to land use and planning.
Revised Project
As stated throughout this document, the revised project is proposing the subdivision of 20
existing 1-acre residential lots into 37 half-acre lots within the Griffin Ranch SP area. The
revised project would not create any new land use barriers, preclude the development of
surrounding parcels, or otherwise divide or disrupt the physical arrangement of the
surrounding established community, as the areas surrounding the project site are mostly
developed and consist of residential buildings and uses. Therefore, the revised project would
result in similar impacts compared to the previous project. Both projects would not divide an
established community, thus, as determined in the MND and above, no impacts are
anticipated.
The site is currently designated as Low Density Residential land use and zoning. The land
use and zoning designations would not change as a result of implementing the revised
project. The revised project proposes to increase the density of the Tract Map 38083 area,
however, a Specific Plan Amendment is not required based on substantial conformance
through a Director’s Determination. Additionally, the revised project would not consist of
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components that would conflict with any applicable habitat conservation plans or natural
conservation plans, similar to the previous project. The revised project would result in similar
impacts to land use plan, policy or regulations, or conservation plans compared to the
previous project. Both projects would result in no impacts.
No new or more severe impacts associated with land use and planning would occur as a
result of implementing the revised project. The revised project does not propose substantial
changes to the project which will require major revisions of the previous MND or substantial
changes with respect to the circumstances under which the project is undertaken that would
require major revisions to the previous MND. Additionally, new substantially important
information that was not included in the MND is not proposed in the revised project.
Therefore, following Section 15162 of the CEQA Guidelines, the revised project is not
required to prepare a subsequent MND.
XII. Mineral Resources
Griffin Ranch Project MND
The MND concluded that the previous project would result in no impacts to mineral
resources. The MND determined that the project site is designated as MRZ-1, therefore, the
project would not result in the loss of availability of any known mineral resource valuable to
the region or to the residents of the state. No impacts were identified in the previous MND.
Revised Project
Similar to the previous project, under the revised project it would not be feasible to use the
project site for mining operation due to the site’s zoning and land use designation.
Additionally, the site is located within the Griffin Ranch Specific Plan area and is designated
for single family residential homes. Existing residential communities surround the revised
project. The City’s General Plan does not identify the project site as an existing or past
extraction site. Therefore, implementation of the revised project would result in no impacts
related to the loss of local, regional, or state mineral resources, similar to the MND.
Overall, the revised project would result in similar impacts to mineral resources compared to
the previous project. As concluded in the Griffin Ranch MND and above, both projects would
result in no impacts. The revised project does not propose substantial changes to the project
which will require major revisions of the previous MND or substantial changes with respect
to the circumstances under which the project is undertaken that would require major revisions
to the previous MND. Additionally, new substantially important information that was not
included in the MND is not proposed in the revised project. Therefore, following Section
15162 of the CEQA Guidelines, the revised project is not required to prepare a subsequent
MND.
XIII. Noise
Griffin Ranch Project MND
A project-related noise impact analysis was prepared for the previous project to determine
the potential noise impacts associated with the development of the project site. Per the MND,
the project would result in short-term (construction), and long-term (operational) impacts
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related to noise. In particular, the study found that the noise levels associated with vehicular
traffic adjacent to the project site would have the potential to exceed the City’s standards for
residential land uses without mitigation on both Madison and Avenue 54. The MND stated
that on Madison Street, the noise level without mitigation was expected to exceed 75 dBA
CNEL, while on Avenue 54 the noise level was expected to exceed 65 dBA CNEL.
Additionally, the project was expected to generate noise associated with construction on the
project site which would exceed City standards for a short period of time. Therefore, the MND
established the following mitigation measures to reduce project-related noise impacts.
1: Construction on the project site shall occur only during the hours prescribed by the
La Quinta Municipal Code.
2: All construction equipment shall be properly maintained and mufflered, and the
engines shall be equipped with shrouds.
3: Stockpiling and staging areas, as well as servicing and fueling equipment, shall be
located as far away from existing residential structures as possible.
4: A six-foot wall on a one foot berm shall be constructed on Madison Street. A six-foot
wall shall be constructed on Avenue 54. Both walls shall be of solid construction,
without breaks or openings.
5: A final noise analysis shall be completed when final lot layout and pad elevations
have been completed to assure that the wall requirements are sufficient to meet the
City standards.
Therefore, with the implementation of the mitigation measures, impacts associated with noise
were expected to be less than significant. Finally, the MND concluded that the Griffin Ranch
SP area is not located adjacent to an airport or airstrip, and no impacts would occur.
Revised Project
The revised project would not require grading or construction beyond what was anticipated
in the MND, nor would it change the allowed uses within the project site. No additional
grading beyond what was anticipated in the MND would occur. As such, no new or more
impacts related to noise would occur. Impacts would be less than significant, similar to the
MND.
Construction activities associated with the revised project are only permitted within the
construction hours established by the City. During construction, the revised project will be
subject to mitigation measures 1, 2, 3 and 5 (listed above). Mitigation measure 4 is not
applicable to the revised project because the frontages along Madison Street and Avenue
54 have been developed. The revised project is expected to follow common industry
standards that will help limit noise level increases. For example, all construction equipment,
fixed or mobile, should be equipped with properly operating and maintained mufflers and the
engines should be equipped with shrouds. Approved haul routes shall be used to minimize
exposure of sensitive receptors to potential adverse levels from hauling operations. All
construction equipment shall be in proper working order and maintained to reduce backfires.
Similar to the MND, construction and operational noise generated by the revised project is
expected to be less than significant with the implementation of 1, 2, 3 and 5, as established
in the MND.
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The operation of the revised project is the same as the operations analyzed in the MND.
While the revised project would result in an increase in noise levels compared to the existing
partially undeveloped condition, the nature of the residential uses is not expected to result in
the generation of noise levels that would surpass the community noise and land use
compatibility standards.
In regard to noise generated by project traffic, the revised project would not introduce a
substantial amount of additional vehicle travel to the site. The revised project would not
significantly alter on- or off-site noise generation, as the proposed uses would be similar to
the existing uses in the surrounding area and the increase in lot count (additional 17 lots)
would still result in less dwelling units per acre than allowed in the existing Low Density
Residential land use and zoning designation, which allows 2 dwelling units per acre (du/ac).
Similar to the MND, noise levels associated with the revised project would not conflict with
the City’s Noise Ordinance or the General Plan noise standards, resulting in less than
significant impacts. Additionally, the revised project is not located within two miles of a public
airport or public use airport, or within the vicinity of a private airstrip. Therefore, there would
be no impacts.
With the implementation of mitigation measures 1, 2, 3 and 5, the revised project would result
in less than significant impacts.
Overall, the revised project would result in slightly increased impacts to noise compared to
the previous project due to the addition of 17 residential lots. However, impacts from the
revised project would be less than significant with the implementation of the mitigation
measures of the Griffin Ranch MND, as with the previous project.. The revised project does
not propose substantial changes to the project which will require major revisions of the
previous MND or substantial changes with respect to the circumstances under which the
project is undertaken that would require major revisions to the previous MND. Additionally,
new substantially important information that was not included in the MND is not proposed in
the revised project. Therefore, following Section 15162 of the CEQA Guidelines, the revised
project is not required to prepare a subsequent MND.
XIV. Population and Housing
Griffin Ranch Project MND
According to the MND, the previous project would result in less than significant and no
impacts to population and housing. At the time the MND was written, the Griffin Ranch SP
area was designated Very Low and Low Density Residential. Per the MND, the General Plan
land use designations for the Griffin Ranch SP area had the potential to allow up to 478
single family homes on the project site, resulting in 1,200 persons on the 199-acre property.
The development of the Griffin Ranch project proposed a General Plan Amendment and
Zone Change to allow Low Density Residential land uses and zoning, which would generate
303 residential lots, with a maximum population of about 758 persons. The proposed 303
was 62 percent fewer than permitted under the previous Very Low and Low Density
Residential land use designations on the Griffin Ranch property.
The MND stated that even with the entire site at Very Low Density Residential, the project
itself would remain 237 persons and 95 units less than the maximum population potential
under that land use designation. While the specific plan provides development standards to
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govern the project as designed, they are based on a combination of Low Density and Very
Low Density standards. Allowing the Low Density Residential zoning would not affect the
project, and would allow greater flexibility in housing and lot design. It would also encourage
a greater amount of open space in a subsequent development in the event this project does
not build out and the specific plan is revised.
Due to the vacant character of the site, the MND determined that the site would not displace
any existing housing or require replacement housing. Therefore, the MND concluded that
there would be no impact to replacement housing as a result of the project and impacts
associated with the proposed project are expected to be less than significant.
Revised Project
The revised project would not displace any existing housing units or people, as the site is
vacant and located in La Quinta’s Low Density Residential land use and zoning designation.
The revised project proposes to subdivide 20, 1-acre lots to 37 half-acre lots, adding 17
additional lots to an approximately 25-acre property (TTM No. 38083). The addition of the 17
residential lots would increase the population of the 25-acre site by approximately 44
persons, based on the City’s current 2.60 persons per household, as established by the
Department of Finance (DOF). The 20 lots would generate approximately 52 residents, while
the revised project could generate 96 residents on the 25-acre area. However, Low Density
Residential zones in La Quinta allows two to four dwelling units per acre. Therefore, the 25-
acre site could accommodate up to 100 dwelling units, generating 260 residents on the site.
The potential population increase of 44 persons is not substantial since the number of units
proposed for the revised project is consistent with the existing Low Density Residential
designation. Thus, the revised project would not result in any substantial increase or
decrease of population. Similar to the MND, impacts to population growth would be less than
significant.
The additional 17 lots onsite would also not result in indirect impacts such as the need for
additional infrastructure development. The project site, which is a part of the Griffin Ranch
Specific Plan area, is currently provided with existing infrastructure, such as water, sewer,
and cable since the surrounding area is developed as a part of the Griffin Ranch Specific
Plan. Therefore, the revised project would not result in significant indirect growth impacts.
Similar to the MND, the revised project would also not displace any existing housing or
require replacement housing, due to the vacant character of the site. No impacts are
anticipated.
Overall, the revised project would result in slightly increased population on the project site
compared to the previous project due to the proposed addition of 17 residential lots.
However, as stated above, impacts would not be significant. As concluded in the Griffin
Ranch MND and above, both projects would result in less than significant impacts. The
revised project does not propose substantial changes to the project which will require major
revisions of the previous MND or substantial changes with respect to the circumstances
under which the project is undertaken that would require major revisions to the previous
MND. Additionally, new substantially important information that was not included in the MND
is not proposed in the revised project. Therefore, following Section 15162 of the CEQA
Guidelines, the revised project is not required to prepare a subsequent MND.
XV. Public Services
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Griffin Ranch Project MND
The MND found that impacts to public services would be less than significant.
Buildout of the proposed project will generate property tax and sales tax which would offset
the costs of added police and fire services, as well as the costs of general government. The
project will be required to pay the mandated school fees in place at the time of issuance of
building permits. Coachella Valley Unified School District (CVUSD) requested a bus turnout
on Avenue 54, but no such turnout has been requested by Sunline Transit. The MND states
that the City would require the applicant to work with Sunline and CVUSD in finding an
appropriate turnout and incorporating it into improvement plans for Avenue 54. The project
was also expected to provide on-site recreational facilities, and also pay the City’s park fees
for development of off-site park facilities.
The MND determined that the project would result in less than significant impacts to public
services.
Revised Project
Similar to the MND, the revised project would result in less than significant impacts to public
facilities. The revised project would result in less than significant impacts to fire protection,
police services, and school facilities, similar to the proposed project. Therefore, the revised
project will be required to comply with the City’s Development Impact Fees (DIF) to assist
with the funding of public facilities and services, including fire and police services. The
revised project would also be required to pay developer impact fees to the CVUSD to assist
in offsetting impacts to school facilities. The developer impact fees for the District have
increased since the time the MND was written. Currently, fees are $4.08 per square foot for
residential, and $0.66 per square foot for commercial. The revised project would be required
to pay the most current fees. However, with the payment of the DIFs for public facilities and
services, and developer impact fees for the school facilities and parks, the revised project
would result in less than significant impacts to public services, similar to the previous project.
Overall, the revised project would result in slightly increased needs for public services
compared to the previous project due to the proposed addition of 17 residential lots.
However, as stated above, the revised project is required to pay DIF fees to accommodate
the increased needs and impacts would be less than significant. As concluded in the Griffin
Ranch MND and above, both projects would result in less than significant impacts. The
revised project does not propose substantial changes to the project which will require major
revisions of the previous MND or substantial changes with respect to the circumstances
under which the project is undertaken that would require major revisions to the previous
MND. Additionally, new substantially important information that was not included in the MND
is not proposed in the revised project. Therefore, following Section 15162 of the CEQA
Guidelines, the revised project is not required to prepare a subsequent MND.
XVI. Recreation
Griffin Ranch Project MND
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According to the MND, the previous project proposed the development of on-site recreational
spaces/retention areas. The previous project also proposed the removal of a
pedestrian/hiking trail on the Avenue 55 alignment. This trail was identified in the City’s
General Plan and ran east from Madison Street, one-half mile along the Griffin Ranch
property’s southern boundary. At the time the MND was written, the trail did not lead to any
planned or existing park or other public facility, nor was it usable within the existing
improvements for the area. Additionally, Avenue 55 was not planned, either on the
Circulation Element or as a local street. Therefore, it was recommended that the segment be
removed from the General Plan as part of the General Plan Amendment proposed for the
previous project.
The MND also stated that the previous project would contribute park fees for off-site park
development. Therefore, the MND stated that no impacts to City recreational facilities are
expected.
Revised Project
The revised project proposes to subdivide 20, 1-acre lots, to 37 half-acre lots for residential
dwelling units. The addition of 17 proposed residential lots is not proposed to substantially
increase the use of existing neighborhood and regional parks or other recreational facilities
such that substantial physical deterioration of the facilities would occur or be accelerated.
The Griffin Ranch SP area recreation facilities includes open space, a community center with
swimming pool, tennis and pickleball courts. The residents of the revised project will utilize
these existing facilities. Similar to the MND, the revised project would not result in impacts to
public recreation facilities in the City of La Quinta.
Overall, the revised project would result in equal impacts to recreational facilities compared
to the previous project, although the revised project proposes 17 additional residential lots.
However, as stated above, impacts would be less than significant since the Griffin Ranch
neighborhood provides recreational facilities in the community. It is likely that the residents
of the revised project will utilize the Griffin Ranch recreational facilities. As concluded in the
Griffin Ranch MND and above, both projects would result in less than significant impacts.
The revised project does not propose substantial changes to the project which will require
major revisions of the previous MND or substantial changes with respect to the
circumstances under which the project is undertaken that would require major revisions to
the previous MND. Additionally, new substantially important information that was not included
in the MND is not proposed in the revised project. Therefore, following Section 15162 of the
CEQA Guidelines, the revised project is not required to prepare a subsequent MND.
XVII. Transportation
Griffin Ranch Project MND
The 199-acre project setting evaluated by the prior MND was characterized as partially
developed with agricultural and equestrian land uses. The surrounding context included a
combination of undeveloped, residential and golf course uses.
The 2005 Griffin Ranch Specific Plan included a Tentative Tract Map to subdivide the
property into 303 single family residential lots, as well as lettered lots for a community
clubhouse, streets, retention basins, three well sites and an internal equestrian/pedestrian
trail system. The project also included a General Plan Amendment and Zone Change to
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modify the land use designation from Very Low Density Residential and Very Low
Density/Equestrian Overlay to Low Density Residential.
Additionally, the project also proposed to process a General Plan Amendment to modify the
roadway classification of Madison Street from a Major Arterial to a Primary Arterial.
A project specific Traffic Impact Analysis was prepared by Endo Engineering.
The proposed 199-acre Project site consisted of 303 single-family dwelling units in the City
of La Quinta. As part of the proposed Project, the following improvements were included as
Mitigation Measures:
1 Madison Street and Avenue 54 shall be improved to their buildout half width with
development of the proposed project.
2 A Class II bikeway and golf cart path shall be located on Madison and Avenue 54.
3 A left turn pocket shall be constructed in the median on Madison Street at the project
entry to allow for deceleration.
4 Lane geometrics shall be as shown on Exhibit 5.1 of the traffic study.
5 The project proponent shall contribute their fair share to signalization of Jefferson
Street and Avenue 54, Madison Street and Avenue 54 and Monroe Street and
Avenue 54.
The Institute of Transportation Engineers (ITE) trip generation rates were used to calculate
the number of trips forecast to be generated by the proposed Project. The proposed Project
was forecast to generate approximately 2,900 average daily trips (ADT), which included
approximately 223 a.m. peak hour trips and approximately 292 p.m. peak hour trips.
The focused analysis also found, based on approved projects in the area, that potential trips
on Madison Street would be reduced from the General Plan assumption of 41,300 – 43,700
daily trips (based on location) to 30,020 – 32,420 daily trips. The capacity of a 6-lane divided
Major Arterial roadway is 57,000 daily trips, while the capacity of a 4-lane divided Primary
Arterial roadway is 38,000 daily trips. The determination was made that the reduction in daily
trips would lead to a reduction in the appropriate width of Madison Street. The Primary
Arterial (4-lane) classification and cross section were determined to be acceptable to carry
the buildout traffic.
The project applicant’s payment to the Coachella Valley Association of Governments (CVAG)
Transportation Uniform Mitigation Fund (TUMF) Fee Program would have been required as
a condition of the approval process. The fair share contribution of the project to the City of
La Quinta Fee Program for signalization was required as a mitigation measure.
Following compliance with Mitigation Measures and Standard Conditions including adjacent
roadway improvements and payment of TUMF and Development Impact Fees, the project
was expected to result in an acceptable increase in traffic levels on the local roadways and
less than significant impacts were expected.
Revised Project
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The majority of the 2005 Griffin Ranch Specific Plan project has been developed including
all roadway improvements aside from the two roadways that would abut and serve the
proposed project. These roadways include Seattle Slew Way and Afleet Alex Way. Currently
20 lots remain vacant. The area that contains these 20 lots is the property included in the
proposed Tract Map 38083. The revised project proposes the subdivision of the 20 existing
1-acre residential lots into 37 half-acre lots. The 20 lots are currently graded and stabilized
with previously installed utility infrastructure and are centrally located within the Griffin Ranch
community, directly adjacent to the Merv Griffin Estate (not a part of the project). The revised
project proposes to increase the density of the Tract Map 38083 area.
There will be no revisions to the street layout. Buildout of Tract Map 38083 would require the
same categories of compliance plans and final engineering design approvals required of the
2005 Plan to comply with City-specific engineering standards.
The following existing roadways provide access to the project:
Madison Street – Madison Street is a north-south oriented roadway located west of the
project and classified as a 4-lane divided Primary Arterial in the City of La Quinta Circulation
Plan.
Avenue 54 – Avenue 54 is an east-west oriented roadway located north of the project and
classified as a 4-lane divided primary arterial in the City of La Quinta Circulation Plan.
Vehicle Miles Traveled
Changes to the CEQA Guidelines, associated with SB 743, were adopted in December 2018
which require all lead agencies to implement Vehicle Miles Traveled (VMT) as a replacement
for automobile delay-based level of service (LOS) as the new measure for identifying
transportation impacts for land use projects. This statewide mandate went into effect July 1,
2020. To aid in this transition, the Governor’s Office of Planning and Research (OPR)
released a Technical Advisory on Evaluating Transportation Impacts to CEQA (December of
2018) (Technical Advisory). LOS analysis is currently utilized to determine General Plan
Consistency. Per the request of the City of La Quinta TTM 38083 VMT Screening and Trip
Generation/Access Assessment was prepared by Urban Crossroads, Inc.
A CEQA MND Addendum does not require analysis of topics that were not included in the
CEQA Guidelines at the time of adoption of the original MND. However, as requested by the
City of La Quinta, and for informational purposes, a VMT screening is included in this MND
Addendum.
The City of La Quinta utilizes the City of La Quinta Vehicle Miles Traveled Analysis Policy for
VMT assessments and sets forth screening criteria under which projects are not required to
submit detailed VMT analysis. This guidance for determination of non-significant VMT impact
is primarily intended to avoid unnecessary analysis and findings that would be inconsistent
with the intent of SB 743. The City of La Quinta’s VMT Analysis Policy outlines three types
of screening criteria for development projects. The three include:
Project Type Screening: Small projects and Local serving projects may be
presumed to have a less than significant impact. Small projects are those with low
trip generation per existing CEQA exemptions or result in 3,000 Metric Tons of
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Carbon Equivalent (MTCO2e) or less. Local serving projects are determined to
shorten non-discretionary trips by putting goods and services closer to residents,
resulting in an overall reduction in VMT.
Transit Priority Area (TPA) Screening: Projects located within a half-mile area
around an existing major transit stop or an existing stop along a high-quality transit
corridor (TPA) may be presumed to have a less than significant impact absent
substantial evidence to the contrary.
Low VMT Area Screening: Residential and office projects located within a low VMT-
generating area may be presumed to have a less than significant impact absent
substantial evidence to the contrary. In addition, other employment-related and
mixed-use land use projects may qualify for the use of screening if the project can
reasonably be expected to generate VMT per resident, per worker, or per service
population that is similar to the existing land uses in the low VMT area.
The project has been reviewed against the City’s VMT Analysis Policy for VMT screening
and based on its size as a small single-family housing project less than or equal to 140
dwelling units, no further VMT analysis is needed.
Project Trip Generation
For this assessment trip generation rates are based on data collected by the Institute of
Transportation Engineers (ITE) in the Trip Generation Manual, 10th Edition, 2017, and the
Trip Generation Manual, 10th Edition Supplement, February 2020.
The ITE Land Use (LU) Code 210 – Single Family Detached has been identified as the
appropriate ITE description of the proposed project. Trip generation rates used to compare
approve and proposed traffic for the site are shown in Table XVII-1 and trip generation
estimates for the currently approved 20 residences are shown in Table XVII-2.
Table XVII-1 ITE Trip Generation Rates
(Note 1)
Land Use
ITE
LU
Code
Quantity
(Note 2)
AM Peak Hour PM Peak Hour Daily
In:Out
Split
Total In:Out
Split
Total
Single Family Detached 210 DU 19:55 0.74 62:37 0.99 9.44
1. Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017).
2. DU = Dwelling Units
ITE trip rates were applied to the existing project as illustrated in Table XVII-2. The currently
approved 20 Dwelling Units are anticipated to generate a total of approximately 189 trip-ends
per day with 15 vehicles per hour during the AM peak hour and 19 vehicles per hour during
the PM peak hour.
Table XVII-2 Approved Site Residential Trip Generation Rates
Land Use
ITE
LU
Code
Quantity
(Note 1)
AM Peak Hour PM Peak Hour Daily
In:Out
Split
Total In:Out
Split
Total
Single Family Detached 210 20 4:11 15 12:7 19 189
1. DU = Dwelling Units
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ITE trip rates were applied to the proposed project as illustrated in Table XVII-3. The
proposed 37 Dwelling Units are anticipated to generate a total of approximately 349 trip-ends
per day with 27 vehicles per hour during the AM peak hour and 37 vehicles per hour during
the PM peak hour.
The net difference between the approved and proposed project are also illustrated in Table
XVII-3. The proposed project is anticipated to generate approximately 160 additional trip-
ends per day when compared to the approved residential site, with 12 more vehicles per
hour during the AM peak hour and 18 more vehicles per hour during the PM peak hour.
Table XVII-3 Proposed Project Trip Generation and Net Differences
Land Use
ITE
LU
Code
Quantity
(Note 1)
AM Peak Hour PM Peak Hour Daily
In:Out
Split
Total In:Out
Split
Total
Single Family Detached 210 37 7:20 27 23:14 37 349
Net Difference (Note 2) 17 3:9 12 11:7 18 160
1. DU = Dwelling Units
2. Difference between approved residential for the site and the proposed project.
Site Access and Circulation Context
The proposed project will have three points of access. Merv Griffin Way provides a primary
gated access point for residents and guests. The intersection of Madison Street/Merv Griffin
Way (#3) includes a northbound right turn lane and southbound left turn lane to
accommodate inbound turning movements. Seattle Slew Way connects the project to Merv
Griffin Way and outward to Madison Street at the southwest corner of the site.
An additional gated access point for residents only is located at the Alysheba Drive/Avenue
54 intersection (#1). Donali Street connects the project to Alysheba Drive and outward to
avenue 54 at the northwest corner of the site.
A third gated access point is located at the intersection of Merv Griffin Way/Avenue 54 (#2)
for residents only. Bold Ruler Way connects the project to Merv Griffin Way and outward to
Avenue 54. This access point has a westbound left turn lane for inbound traffic.
Trip Distribution and Assignment
The patten of trip distribution is influenced by the location of the site, the location of
surrounding uses, and the proximity to the regional freeway system. Exhibit 7, Project Trip
Distribution, illustrates the estimated project traffic distribution pattern. Intersection turning
movements are described subsequently for the existing and proposed project.
Madison Street/Merv Griffin Way (#3) Northbound Right Turn Lane: The approved site
residential (20 DU) adds 1 vehicle during the AM peak hour and 3 vehicles during the PM
peak hour to the northbound right turn lane. The proposed project (37 DU) contributes 1
additional vehicle during the AM peak hour and 3 vehicles during the PM peak hour to the
northbound right turn lane.
Madison Street/Merv Griffin Way (#3) Southbound Left Turn Lane: The approved site
residential (20 DU) adds 1 vehicle during the AM peak hour and 2 vehicles during the PM
peak hour to the southbound left turn lane. The proposed project (37 DU) contributes an
additional 2 vehicles during the PM peak hour to the southbound left turn lane.
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Alysheba Drive/Avenue 54 (#1) and Merv Griffin Way/Avenue 54 (#2) all Turn Lanes: The
volumes added by the proposed project (in addition to the approved site residential) at
individual turning movements are 2 vehicles or less on all inbound and outbound turns.
Conclusions
The revised project would not introduce a substantial amount of additional vehicle trips to the
area. The project has been reviewed for VMT screening based on its size as a small project,
additional VMT analysis is not necessary and there would be no impact regarding VMT. And
finally, the proposed project will have three access points. Each access point has existing
lane geometrics which have been planned to serve buildout of the Griffin Ranch Specific
Plan area. Volumes added by the proposed project (in addition to the approved site
residential) at both the AM and PM peak hours are considered nominal.
The revised project would not result in increased vehicular conflicts, as the proposed uses
would be similar to the prior proposed uses and existing uses in the surrounding area. The
project is expected to result in less than significant impacts similar to the previous project.
Overall, the revised project would result in slightly increased vehicle volume compared to the
previous project due to the proposed addition of 17 residential lots. However, as stated
above, impacts would be less than significant. As concluded in the Griffin Ranch MND and
above, both projects would not result in significant impacts. The revised project does not
propose substantial changes to the project which will require major revisions of the previous
MND or substantial changes with respect to the circumstances under which the project is
undertaken that would require major revisions to the previous MND. Additionally, new
substantially important information that was not included in the MND is not proposed in the
revised project. Therefore, following Section 15162 of the CEQA Guidelines, the revised
project is not required to prepare a subsequent MND.
515
N.T.S.
MSA CONSULTING, INC.
> PLANNING > CIVIL
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
PROJECT TRIP DISTRIBUTION EXHIBIT
7GRIFFIN RANCH
CEQA ADDENDUM
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XVIII. Utilities and Service Systems
Griffin Ranch Project MND
The MND determined that the project would result in less than significant impacts to utilities
and service systems including water infrastructure and supply, wastewater infrastructure,
stormwater infrastructure, or solid waste facilities. According to the MND, utilities are
available to the site or in the immediate facility. Service providers will collect connection and
usage fees to balance the cost of providing services.
Therefore, the MND concluded that the project would result in less than significant impacts
on utility services.
Revised Project
Similar to the MND, the revised project would not result in significant impacts to utilities and
service systems. The revised project would not require grading or construction beyond what
was anticipated in the MND and would not change the allowable uses. As such, no new or
more severe impacts related to utilities and service systems would occur.
Similar to the MND, wastewater generated by the revised project is expected to be minimal.
The revised project is not expected to exceed wastewater treatment requirements of the
State Regional Water Quality Control Board (SRWQCB) (Colorado River Basin). In addition,
City and other local and governmental agency review will ensure compliance with all current
and applicable wastewater treatment requirements. Similar to the MND, the revised project
proposes to connect to existing waste and sewer infrastructure. The revised project would
undergo review by the Coachella Valley Water District (CVWD) and City staff to ensure
wastewater capacity and compliance with the current wastewater treatment requirements.
Additionally, sewer installation and connection fees in place at the time of development will
be collected by CVWD. No new or expanded treatment facilities are anticipated from project
implementation. The revised project would result in similar impacts to wastewater compared
to the previous project. Neither project would result in significant impacts to wastewater
infrastructure.
The revised project would be expected to incorporate storm drain and flood control facilities
to prevent changes to local drainage conditions (patterns, quantities, or velocities) and
adverse erosion and sedimentation impacts. This entitlement would not change the land use
type or increase the tributary area to the existing storm drain system, which is privately
maintained to serve the entire Griffin Ranch community. TTM No. 38083 would follow the
approved drainage condition by allowing conveyance into the existing catch basins on
Seattle Slew Way. For the west part of the project, stormwater would be conveyed to existing
retention Basin 1. For the east part of the project, runoff would be conveyed to Basin 2. Less
than significant impacts to stormwater drainage are expected. The revised project would
result in equal impacts to stormwater drainage compared to the previous project. Neither
project would result in significant impacts.
Like the previous project, the revised project will be required to comply with all construction
requirements and best management practices through the life of the project. Regarding water
supply, the revised project would be expected to follow water conservation guidelines to
mitigate impacts to public water supplies. Examples of these water conservation methods
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include water conserving plumbing fixtures, drought tolerant landscaping, and drip irrigation
systems. The revised project proposes to connect to the existing water lines. Additional
domestic water improvements necessary to serve this development will be identified by
CVWD and included as conditions of approval by the City of La Quinta during the City’s
standard review process. Less than significant impacts to water supply are expected. The
revised project would result in similar impacts to water consumption and supply compared to
the previous project. As determined in the Griffin Ranch MND and above, both projects would
not result in significant impacts related to water supply.
In regard to landfill capacity, solid waste generated by the revised project would consist of
standard household/office waste. Residential waste and recycling collected from the revised
project will be hauled to the Edom Hill Transfer Station. Waste from this transfer station is
then sent to a permitted landfill or recycling facility outside of the Coachella Valley. These
include Badlands Disposal Site, El Sobrante Sanitary Landfill and Lamb Canyon Disposal
Site. CalRecycle data indicates that these landfills have 40-50% of their remaining estimated
capacity. Less than significant impacts to solid waste are expected. Additionally, the revised
project would comply with all applicable solid waste statutes and guidelines. No impacts are
expected relative to solid waste statues and regulations. The revised project would result in
similar impacts to solid waste generation compared to the previous project. Neither project
would result in significant impacts to landfills or statues and regulations related to solid waste.
Overall, the revised project would result in similar impacts to utilities and service systems
compared to the previous project. However, as concluded in the Griffin Ranch MND and
above, both projects would not result in significant impacts. The revised project does not
propose substantial changes to the project which will require major revisions of the previous
MND or substantial changes with respect to the circumstances under which the project is
undertaken that would require major revisions to the previous MND. Additionally, new
substantially important information that was not included in the MND is not proposed in the
revised project. Therefore, following Section 15162 of the CEQA Guidelines, the revised
project is not required to prepare a subsequent MND.
XIX. Wildfire
Griffin Ranch Project MND
The Griffin Ranch Project MND did not discuss project-related wildfire impacts since it was
not a required topic by CEQA at the time the MND was written and adopted.
Revised Project
A CEQA MND Addendum does not require analysis of topics that were not required during
the time that the original CEQA document was adopted, however for informational purposes,
new environmental topics required by the most current CEQA Guidelines have been
included, such as this discussion of wildfires.
The revised project is located in an urban context of the City of La Quinta, surrounded by
residential developments to the north, west, south, and east. Human activities on the project
property, such as clearing of native vegetation and grading, is evident onsite. The revised
project is located within the Griffin Ranch Specific Plan area, which proposes a master-
planned community consisting of residential lots, open space recreational areas, and a
community clubhouse area. A majority of the Griffin Ranch Specific Plan area has been
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developed, apart from the area east of the revised project and scattered lots south and
southeast of the revised project.
According to CAL Fire’s Fire Hazard Severity Zones (FHSZ) in State Responsibility Areas
(SRA) Map, the project is not located in an SRA or located in an area classified as very high
fire hazard severity zone (VHFHSZ). Additionally, the project property is not located in or
near lands classified as high or moderate fire hazard severity zones. Areas classified as SRA
or VHFHSZs in the City are located in the southern portion of La Quinta, in the Santa Rosa
Mountains. However, wildfires in the undeveloped local mountains adjacent to the Coachella
Valley cities (i.e., Santa Rosa Mountains) are not common due to the mountain’s natural
terrain, which is steep, rocky, and dry. Furthermore, the Santa Rosa Mountains are made up
primarily of Granitic rock and sparse desert vegetation. The topographic character of the
Santa Rosa Mountains is not conducive for the growth of dense vegetation; and as a result,
the amount of fuel available for wildland fires is limited. Additionally, the distance between
the existing vegetation does not allow wildfires to spread easily.
Due to the project’s location in an urban context of the City, and the revised project’s distance
from SRAs and areas designated as VHFHSZs, impacts of wildfires are not anticipated.
XX. Mandatory Findings of Significance
Griffin Ranch Project MND
The MND found that the 199-acre Griffin Ranch Project would result in potentially significant
impacts related to air quality, cultural resources, noise, transportation and traffic. As
previously described, all of these impacts were reduced to below a significant level with the
implementation of mitigation measures.
All other project impacts were found to be less than significant without mitigation, and no
deficiencies related to the City’s General Plan were found to occur. The project would not
result in environmental effects that would cause a substantial adverse effect on human
beings either directly or indirectly.
Revised Project
Similar to the previous project analyzed in the MND, the revised project would result in
potentially significant impacts, however, these impacts would be reduced to less than
significant through implementation of the mitigation measures outlined in the MND. No
additional impacts were identified as a result of the revised project, and no deficiencies were
identified related to the City’s General Plan as a result of the residential project revisions.
The revised project does not propose substantial changes to the project which will require
major revisions of the previous MND or substantial changes with respect to the
circumstances under which the project is undertaken that would require major revisions to
the previous MND. Additionally, new substantially important information that was not included
in the MND is not proposed in the revised project. Therefore, following Section 15162 of the
CEQA Guidelines, the revised project is not required to prepare a subsequent MND.
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Sources
California Emission Estimator Model (CalEEMod) Version 2020.4.0, California Air Pollution
Control Officers Association (CAPCOA), May 2021.
City of La Quinta General Plan, adopted February 2013.
City of La Quinta General Plan Environmental Impact Report, adopted November 2013.
City of La Quinta Municipal Code
City of La Quinta Vehicle Miles Traveled Analysis Policy, Resolution 2021-0007, July 2021.
TTM 38083 VMT Screening and Trip Generation/Access Assessment, Urban Crossroads,
September 2021.
520
TTM No. 38083 City of La Quinta
Draft Addendum October 2021
Appendix A – Adopted Griffin Ranch Specific Plan
(2004-074) and Mitigated Negative
Declaration (EA 2004-526)
521
GRIFFIN RANCH
City of La Quinta
Specific Plan
2004-074
Adopted January 4, 2005
Resolution 2005-005
Prepared for
TRANSWEST HOUSING, INC.
47-120 Dune Palms Road – Suite C
La Quinta, California 92253
760-777-4307
Prepared by
MSA CONSULTING, INC.
34200 Bob Hope Drive
Rancho Mirage, California 92270
760-320-9811
522
Griffin Ranch
Specific Plan
Table of Contents
I. INTRODUCTION
Purpose......................................................................................1
Executive Summary ...................................................................3
The Process...............................................................................5
Relationship to Other Agencies .................................................6
II. SPECIFIC PLAN
Project Description...................................................................16
Art in Public Places ..................................................................17
Phasing Plan............................................................................17
Hydrology and Flood Control....................................................18
Grading Concept ......................................................................18
Erosion Control ........................................................................19
SWPPP/NPDES/PM 10............................................................20
Utilities .....................................................................................20
III. LAND USE PLAN
Land Use..................................................................................28
Development Standards...........................................................28
Additional Development Standards ..........................................30
Alterations to the Specific Plan.................................................32
IV. CIRCULATION
Vehicular..................................................................................33
Pedestrian/Equestrian..............................................................34
V. DESIGN GUIDELINES
Landscape Concepts ...............................................................39
Landscape Maintenance..........................................................41
General Architectural Theme ...................................................41
As Adopted January 4, 2005 i
523
LIST OF EXHIBITS
Exhibit 1 Vicinity Map.............................................................................7
Exhibit 2 Aerial Photograph ..................................................................8
Exhibit 3 USGS Map..............................................................................9
Exhibit 4 Proposed Land Use Plan ......................................................10
Exhibit 5 Existing Zoning Map..............................................................11
Exhibit 6 General Plan Map .................................................................12
Exhibit 7 Site Photos I..........................................................................13
Exhibit 7a Site Photos II.........................................................................14
Exhibit 8 Tentative Tract /Site Plan ......................................................15
Exhibit 9 Proposed Phasing Plan .........................................................23
Exhibit 10 FEMA Map............................................................................24
Exhibit 11 Existing Utilities Plan .............................................................25
Exhibit 12 Preliminary Water Service Plan.............................................26
Exhibit 13 Preliminary Sewer Service Plan............................................27
Exhibit 14 Street Cross Sections............................................................35
Exhibit 15 Circulation Exhibit .................................................................36
Exhibit 16 Spine Road Plan ...................................................................37
Exhibit 17 Rural Road Plan ....................................................................38
Exhibit 18 54th Avenue Landscape Plan ................................................45
Exhibit 19 Madison Street Landscape Plan ...........................................46
Exhibit 20 Clubhouse/Equestrian Plan ...................................................47
Exhibit 21 Spine Road Front Yard Typical .............................................48
Exhibit 22 12K Lots Front Yard Typical..................................................49
Exhibit 23 15K Lots Front Yard Typical..................................................50
Exhibit 24 20K Lots Front Yard Typical..................................................51
Exhibit 25 Main Entry Plan.....................................................................52
Exhibit 26 Guard House Elevation.........................................................53
Exhibit 27 Main Gate Elevation..............................................................54
Exhibit 28 Secondary Entry Plan View ...................................................55
Exhibit 29 Perimeter Wall and Fence Plan.............................................56
Exhibit 30 Clubhouse Architecture .........................................................57
Exhibit 31 Architectural Elevation - Monterey ........................................58
Exhibit 32 Architectural Elevation – Italian Farmhouse..........................59
Exhibit 33 Architectural Elevation – Contemporary Mexican..................60
Exhibit 34 Architectural Elevation – Spanish Colonial............................61
Exhibit 35 Architectural Elevation - Andalusian......................................62
List of Tables
Table 1 Master Plant Palette...............................................................42
As Adopted January 4, 2005 ii
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APPENDIX
Appendix One – General Plan Policies
Appendix Two - Definitions
Appendix Three – Section 9.140.070 La Quinta Municipal Code
Appendix Four – Adopting Resolutions/Ordinance
Resolution 2005-003 ..............Environmental Assessment 2004-526
Resolution 2005-004 ................General Plan Amendment 2004-103
Resolution 2005-005.................................... Specific Plan 2004-074
Resolution 2005-006......................................Tentative Tract 32879
Ordinance 413 ............................................. Zone Change 2004-122
SPECIAL REPORTS
(Submitted under separate cover)
Traffic Impact Analysis
Historical/Archaeological Resources Survey
Geotechnical Evaluation
Biological Assessment
Air Quality and Noise Impact Study
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SECTION 1 INTRODUCTION
PURPOSE
The purpose of this Specific Plan is to set forth the detailed development principles,
guidelines, and programs to facilitate the development of a 199 +/- acre site located
on the south side of Avenue 54 and east of Madison Street. (Exhibit 1-Vicinity) The
proposed project is single family subdivision.
This Specific Plan is intended to meet the requirements for a Specific Plan as set
forth in State law. The State authorizes cities and counties to adopt Specific Plans
as an appropriate tool in implementing their General Plans. Such a plan is to include
the detailed regulations, conditions, programs, and any proposed legislation that is
necessary for the systematic implementation of the General Plan. The Specific Plan
provides the linkage between the General Plan, the general goals and policies of the
City, and the detailed implementation of that plan with tools such as zoning
ordinances, subdivision ordinances, and the like. The Government Code (Section
65451) sets forth the minimum requirements of a Specific Plan and states:
"A Specific Plan shall include a text and diagram or diagrams which specify all
of the following in detail:
1). The distribution, location, and extent of the uses of land, including
open space, within the area covered by the plan.
2). The proposed distribution, location and extent and intensity of major
components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy, and other essential facilities
proposed to be located within the area covered by the plan and
needed to support the land uses described by the plan.
3). Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of natural
resources, where applicable.
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4). A program of implementation measures including regulations,
programs, public works projects, and financing measures necessary to
carry out paragraphs (1), (2), and (3)."
The Specific Plan shall include a statement of the relationship of the specific plan to
the General Plan. The establishment of specific performance, design, and
development standards is set forth to guide the development of the subject property
in such a way as to implement the General Plan while maintaining some flexibility to
respond to changing conditions which may be a factor in any long term development
program.
This document acts to augment the City's Zoning Ordinance by providing particular
design guidelines, a tailored list of allowable, conditionally allowable, and prohibited
uses for the site, and unique development standards. The site plan, architectural and
landscape illustrations in the Specific Plan establish a design theme with detailed
perspectives. These illustrations are conceptual and do not constitute precise pre-
construction drawings.
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EXECUTIVE SUMMARY
Griffin Ranch is a proposed single family subdivision located on approximately 199
+/- acres of property located on the south side of Avenue 54 and east of Madison
Street within the City of La Quinta (Exhibit 2). The land use designation on the City's
General Plan is LDR-Low Density Residential with up to 4 du/acre on the southwest
corner of the site, and VLDR–Very Low Density Residential with up to 2 du/acre on
the remainder of the site (Exhibit 6). The zoning is RL, Low Density Residential (2-
4du/ac) and RVL, Very Low Density (0-2du/ac) both designations have an
Equestrian Overlay (Exhibit 5). This designation permits the development of single
family homes on large lots.
The site has approximately 2,600 feet of frontage on the east side Madison Street
and 2,300 feet of frontage along the south side of 54th Avenue. Madison Street is
designated as a Major Arterial (6D) and 54th Avenue as a Secondary Arterial (4U)
according to the City’s General Plan. Both 54th Avenue and Madison Street are
designated as an Agrarian Image Corridors and require Class II Bike Trails (On
Road Bicycle Lane) along Madison Street and Pedestrian/ Hiking Trails along 54th
Avenue and Madison Street. The surrounding properties are vacant with scattered
residences to the north, single family residences and vacant land to the east, and
PGA West to the west and to the south. Site photos are illustrated on Exhibits 7 and
7a.
The project is a single family subdivision with common recreational facilities (Exhibit
4). The homes will be a mixture of one and two story structures on lots ranging in
size from a minimum of 11,000 to over 40,000 square feet in size. In the southwest
corner of the site will be an 11 +/- acre Community Recreation and Open Space
Area available for equestrian uses with access to a central riding/arena area and on
site trails. This area will also include a clubhouse facility for residents and members
with such amenities as pool, spa and tennis courts (See Exhibits 20 and 30).
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Landscaping and a meandering multi use trail will surround the project along its
entire public street frontage.
Exhibit 8 illustrates the Tentative Tract Map/Site Plan for the project. Three
entrances to the site are proposed. The primary entrance on Madison Street shall
be for resident and guest entry. This entry shall be staffed with security personnel.
The two secondary entrances located on 54th Avenue will be for residents utilizing
card transponders. The project will contain private streets and an equestrian multi-
purpose trail.
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THE PROCESS
The purpose of a Specific Plan is to provide a detailed plan for a selected area within
the City for the purpose of implementing the General Plan. This Specific Plan
outlines and directs all facets of development for this site. The standards of
development delineated in this Specific Plan create a link between the General Plan
and the Zoning Ordinance. Development of the project is allowed through adoption
of a Mitigated Negative Declaration of Environmental Impact, amendment to the
General Plan Circulation, Change of Zone from RVL to RL (Residential Low),
approval of the Griffin Ranch Specific Plan and approval of Tentative Tract Map No.
32879 (Exhibit 8) to subdivide 199 +/- acres into 303 lots.
Implementation of this Specific Plan is intended to carry out the goals and policies
contained in the General Plan of the City of La Quinta in a planned and orderly
fashion. The land use designation on the City's General Plan is LDR - Low Density
Residential up to 4 du/acres, and VLDR – Very Low Density Residential up to 2
du/acre. The zoning is RL - Low Density Residential (2-4 du/acre) and RVL - Very
Low Density Residential (0-2 du/acre) both designations have an Equestrian
Overlay.
The proposed project density of 1.52 dwelling units/acre is below the maximum
permitted of 2 dwelling units per acre (20% of the site is zoned for 4 dwelling units
per acre). The 303 units proposed are below the combined overall allowable
number of 468 units. A comparison of the project’s development plan to the City’s
General Plan Goals and Policies are contained in Appendix One.
The City of La Quinta, as Lead Agency for the project, required an Environmental
Assessment to include an Archaeological Report, Traffic Study, Geotechnical
Investigation, Biological Assessment and Noise and Air Quality analysis of the site.
A summary of each study’s findings follows.
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CRM Tech completed the Archaeological Report. This study determined in its
findings that the site does not constitute as a potential historic resource. The study
also determined that the site’s historical significance cannot be ascertained without
further archaeological excavations. An Archaeological testing and evaluation
program is recommended as mitigation.
Endo Engineering prepared the Traffic Impact Study as well as the noise and air
Quality Analysis and identified mitigation measures to be incorporated into the
project’s condition of approval to minimize the potential for any adverse impacts
associated with the development.
Sladden Engineering prepared the Geotechnical Investigation and determined that
the proposed site is feasible for residential development.
JWC Ecological Consultants prepared the Biological Assessment and determined
that the project will have no significant adverse impacts to the biological resources of
the region.
The project site contains the proper land use designation for the uses proposed.
Exhibit 5 depicts the zoning on the site and the surrounding parcels. The City of La
Quinta requires a Specific Plan to provide a detailed plan for modifications to the
development standards.
RELATIONSHIP TO OTHER AGENCIES
In addition to City approvals, permits will be required by the Coachella Valley Water
District (CVWD) for improvements to the water and sewer lines. Other infrastructure
improvements will be required by Imperial Irrigation District (electrical power),
Verizon for telephone service and Time Warner for cable TV service.
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SECTION II SPECIFIC PLAN
PROJECT DESCRIPTION
The project site is a total of 199 +/- gross acres. The site is vacant and there are no
significant landforms or scenic features on the site except for a private ranch home
in the out parcel of the site. The project will provide a grouping of lots into custom
homes and semi-custom home sites. Custom homes will be built on 1-acre lots with
semi-custom homes built on lots ranging in size from 11,000 to 40,000 square feet
(Exhibit 4). The Plan will integrate architecture and landscape architecture into a
pleasant residential setting with equestrian amenities.
The Griffin Ranch will be a gated community consisting of up to 303 single-family
homes ranging in size from 2,800 to approximately 5,500 square feet, incorporating
equestrian amenities accessing a common riding area and trails. The custom lots
will be built around the out parcel of the site having south or west views of the area.
Most homes will enjoy a view of the Santa Rosa Mountains and will accommodate
the construction of a pool and spa in the rear yard. Each floor plan will have three to
four front elevations illustrating one of the following styles: Andalusian, Monterey,
Spanish Colonial, Contemporary Mexican, and Italian Farmhouse. The overall theme
envisions earth-tone stucco colors accented by the use of arches, courtyards,
smooth style stucco and clay roof tiles. Other exterior standard features include
detached casitas, covered rear yard porches and patios, three car garages, masonry
walls, and front yard landscaping.
Griffin Ranch will be surrounded by a masonry wall up to 8.5’ in height with smooth
stucco and metal ornamental iron, pilasters and desert friendly landscaping on the
perimeter, including the multi-purpose trail along Madison Street and 54th Avenue.
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There will be three gated entries into the project. The main entry on Madison Street
will be staffed by security personnel and utilized for resident and guest entry. The
two entries on 54th Avenue will be for resident access only. Each gated entry will
include monument signage.
The main gated entry on Madison Street will include extensive entry features and
landscaping. A meandering multi purpose trail will be provided along the perimeter of
the site with exception of along the perimeter at the southern boundary. The two
secondary entries on 54th Avenue will also have a meandering multi purpose trail.
The project will include privately maintained streets and open space with low profile
lighting to preserve the visibility of the naturally clear skies of the desert.
Art in Public Places and Recreation
The requirement for Art in Public Places will be satisfied in accordance with Chapter
2.65 of the La Quinta Municipal Code. Recreational requirements will be satisfied in
accordance with Section 13.65 of the La Quinta Municipal Code.
Phasing Plan
The project will be constructed in three phases. See Exhibit 9. Phase I shall include
commencement of construction of public street frontages along Madison Street and
the westernmost section of 54th Avenue prior to the 25th production home and the
east/west spine road and westernmost portion of the site. Phase II shall include
commencement of construction at the easternmost section of 54th Avenue upon
issuance of the 50th building permit or May 31, 2006; whichever comes first. Phase
II will also include construction of the central third portion of the site. Phase III will
include construction of the easternmost third portion of the site. All off-site
improvements are to be constructed as conditioned in the approval of Tentative
Tract Map No. 32879 and Specific Plan 2004-074. All areas left vacant during
construction will be stabilized using soil stabilization techniques and materials. Prior
to issuance of the first certificate of occupancy the project shall complete the parkway
landscaping, walls and gates along Madison Street. See Exhibits 18 and 19.
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Hydrology and Flood Control
The site lies in flood Zone C according to Community Panel No. 060245-2300 B
dated March 22, 1983. Zone C is an area of minimal flooding; no special protection
or measures are required. (Exhibit 10)
Grading
The site will be graded in a single phase. It is anticipated that there will be a balance
of material on the site. The preliminary grading concept for the property shows
retention basins located throughout the site for retention of storm flows and nuisance
water.
The Coachella Valley has been classified by the Environmental Protection Agency
(EPA) as a “serious” non-attainment area for PM10 particulate dust. During periods
of moderate to heavy wind conditions, wind-blown dust and sand are a concern with
grading operations. Because of health concerns, the Environmental Protection
Agency has instituted a plan in the valley to curb fugitive dust. Storm Water
Pollution Prevention Plan (SWPPP), National Pollution Discharge Elimination
System and PM 10 mitigation plans will be adhered to as measures utilized in order
to control the wind and water born erosion associated with grading operations.
The grading operations shall include adequate provisions for wind and water erosion
control during as well as after grading operations have ceased. The details of
erosion control shall be included in the project’s Storm Water Pollution Prevention
Plan (SWPPP) and PM-10 Plan.
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Erosion Control
The project will comply with the City’s erosion control ordinance. The grading
operations shall include adequate provisions for wind and water erosion control
during as well as after grading operations have ceased. The details of erosion
control shall be included in the project's Storm Water Pollution Prevention Plan
(SWPPP) and PM 10 Plan.
• Pre Grading --The portions of the site to be graded shall be prewatered to a
depth designated by the soils engineer prior to the onset of grading operations.
• During Grading -- Once grading has commenced, and until grading has been
completed, watering of the site and/or other treatment(s) determined to be
appropriate shall be ongoing.
• Post Grading -- All disturbed areas shall be treated to prevent erosion for the
term that the area will remain undeveloped. Wherever feasible, final landscape
and irrigation shall be installed.
• On-Site Observer – Throughout the grading portion of the construction, any
project with a disturbed surface area of 50 or more acres shall have an On-Site
Environmental Observer that:
o Is hired by the property owner or developer, and
o Has dust control as the sole or primary responsibility,
o Has successfully completed the AQMD Coachella Valley Fugitive Dust
Control Class and has been issued a Certificate of Completion for the class,
and is identified in the approved Fugitive Dust Control Plan as having the
authority to immediately employ dust mitigation 24-hours per day, 7 days a
week and to ensure compliance with this ordinance, the approved Fugitive
Dust Control Plan, AQMD regulations and the Coachella Valley Model Dust
Control Ordinance.
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SWPPP/NPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind
conditions, wind-blown dust and sand is a concern with mass grading operations.
Because of health concerns, the Environmental Protection Agency has instituted a
plan in the valley to curb excess PM 10 (small particle dust). The City also
participates in the National Pollutant Discharge Elimination System program.
The City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind
and water born erosion associated with such grading operations. The project will
comply with the City's requirements relative to these programs.
UTILITIES
Water Plan
Coachella Valley Water District (CVWD) provides water service in the City. There is
an existing 18” water line located along the west side of Madison Street. There is
also an 18” water main along the south side of 54th Avenue (Exhibit 11). Exhibit 12
illustrates the location of proposed water mains throughout the project.
The project proposes 3 well sites. Each well site is approximately a half-acre in size.
The well sites are located along the northern and eastern boundaries of the project.
These well sites will be dedicated to the Coachella Valley Water District.
The Coachella Valley Water Management Plan, November 2000, was prepared to
address a valley-wide overdraft of the groundwater basin. Water conservation goals
within the plan include reducing urban water demand by 10 percent. This project will
positively contribute to offsetting the overdraft by incorporating the goals of the
management plan and implementing water conservation measures.
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Measures that promote water conservation include more efficient landscaping,
irrigation and utilization of water efficient plumbing fixtures.
Sewer Plan
Sanitary sewer facilities for La Quinta are provided by Coachella Valley Water
District (CVWD). There are no facilities along the northern boundary of the site on
54th Avenue. Along the eastern side of Madison Street is a 33” gravity sewer main
with a southerly flow. Likewise, there is an 18” sewer force main east of the gravity
sewer main also with a southerly flow. Both gravity and force mains are at the
southeast corner of Madison Street and 54th Avenue (See Exhibit 11). Exhibit 13
illustrates the location of proposed sewer service within the development. Eight inch
sewer mains will be constructed within private streets throughout the site. The
sewer mains will be connected to an off-site connection point located east of the
project on Monroe Street.
Electrical Plan
The Imperial Irrigation District provides electric facilities in La Quinta. There is a
12.5kv power distribution line on the east side of Madison Street. There is also
12.5kv power distribution on the north side of 54th Avenue (See Exhibit 11). At
Madison Street and 54th Avenue distribution wires are underground and run west of
the site. The City will require the installation of electrical services to be underground
if the voltage is less than 34 KV. All electrical service to the residences will be
placed underground.
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Other Utilities
The Gas Company provides natural gas services. There is a 4” gas main on the east
side of Madison Street and 2 gas mains (8”-high pressure transmission line and a 6”
distribution line) on the north side of 54th Avenue. This service is adequate to serve
the development.
Time Warner Cable provides television cable service to the area. There is service
available along the east side of Madison Street and along the north side of 54th
Avenue.
Verizon will provide telephone service. Based on site visits, there are service
connection points along the east side of Madison Street and along the north side of
54th Avenue.
Waste Management of the Desert provides waste disposal service. Plans for
incorporating recycling facilities will be considered for the development. All
appropriate City staff shall review facilities for compliance with all City ordinances.
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SECTION III LAND USE
Land Use Plan
The Tentative Tract Map No. 32879 will serve as the development plan for Griffin
Ranch. See Exhibit 8.
Development Standards
The uses and development standards will generally be in accordance with the
provisions of the La Quinta Zoning and General Plan regulations. Should conflict
occur between the regulations and the Plan, the provisions of the Plan and
supporting text shall prevail. The following proposed development standards are
applicable to the Griffin Ranch Specific Plan and are meant to augment Sections
9.40 -9.60 and 9.140 of the City’s Municipal Code. Section 9.140, Equestrian
Overlay Regulations, is included as Appendix Three.
RESIDENTIAL PERMITTED USES
Single-family dwellings
Attached or Detached Casitas
Garages and carports
Patio Covers, decks and gazebos
Fences and walls
Swimming pools, spas and cabanas
Parks and Open Space, bicycle, equestrian and hiking trails
Satellite dishes and antennas
Clubhouse, Open Membership – See Clubhouse permitted uses
Model home complex and sales office
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RESIDENTIAL DEVELOPMENT STANDARDS
Minimum lot size for single-family
dwellings (sq. ft.)
11,000
Minimum lot frontage on cul-de-sacs and
knuckles/ irregular lots
35’
Maximum structure height (ft.)1 28’
Maximum number of stories 2
Minimum lot width 95’
Minimum lot depth 110’
Minimum front yard setback (ft.)
Equestrian Trail Lots
Non-Equestrian Trail Lots
30’
20’
Minimum garage setback 20’
Side-loaded garage setback 15’
Minimum distance between structures 10’
Minimum side yard setback (ft.)
Interior lots
Corner Equestrian Trail lots
Corner Non-Equestrian Trail lots
15’ combined no less than 5’
20’
10’
Minimum rear yard setback (ft.) 2 20’
Maximum lot coverage (% of net lot area) 50%
Minimum livable area excluding garage
(sq. ft.)
2800 sf
Maximum height of project perimeter walls
and walls along the out parcel (ft.)
8.5’
Maximum height of interior yard walls (ft.) 6’
*GENERAL NOTES*
1. The maximum structure height for all buildings shall be 22 feet for all buildings located within
150 feet of any General Plan-designated Image Corridor. However, for any residential lots of
20,000 square feet or more, this restriction shall not apply.
2. Patio structures may have a rear yard setback of fifteen (15) feet.
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CLUBHOUSE PERMITTED USES
Private Equestrian Club for residents plus up to 150 Open Memberships
Putting Green
Up to 3 Tennis Courts
Swimming Pool/Spa
Locker Rooms
Sauna, Weight Room
Billiards, Card Room
Reading, Gathering Room
Private Restaurant, Bar, Lounge with 50-60 Seating Capacity
CLUBHOUSE DEVELOPMENT STANDARDS
Minimum Building Street Setback 40 feet
Minimum Building Abutting Single
Family Lot Setback
20 feet
Minimum Building-to-Parking Setback 10 feet
Minimum Building-to-Building
Setback
10 feet
Minimum lot size 20,000 square feet
Maximum Building Height 2 story
40’/Tower 36’/Ridge
Maximum Lot Coverage 50%
Parking 40 Auto Parking 15 Golf Cart Parking
Minimum Clubhouse Size 4,000 – 8,000 square feet
ADDITIONAL DEVELOPMENT STANDARDS
Accessory Structures
Accessory structures are structures other than a garage which is detached from a
principal structure on the same lot, incidental to the principal building and not
designed for human habitation.
• Maximum height shall be 10’
• Minimum setback from main building 10’
• Minimum rear yard setback 5’
• Minimum interior side/exterior side setback 5’
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Pools
• Swimming pools and spa’s water surface shall not be closer than 5’ to any
side/rear property line and no closer than 10’ to front property line or main
structure.
Mechanical Equipment
Heating/air conditioning (HVAC) or other type of equipment shall be mounted on the
side of the structure or on the ground. No roof-mounted equipment shall be
permitted. The HVAC shall be placed on the non-gated side of the yard and shall
maintain a minimum of 3 feet of clearance between the property line and the
equipment. All HVAC and similar equipment must be visually screened. Screens
shall be designed and constructed to intercept both equipment view, and to the
extent feasible, noise. The method of screening must be functionally and
architecturally compatible in terms of materials, color, shape and size. The screening
design shall blend with the building design. Wherever individual equipment is
provided, a continuous screen is desirable.
Patios/Overhangs/Shade Requirements
• Eaves or roofs may overhang into the required setback a maximum of 18”.
Walls and Fences
Perimeter Walls – Perimeter walls will be installed in conformance with the project
phasing plan to ensure consistency in the construction of the project’s perimeter
walls. These walls may be up to 8.5’ in height with masonry block and smooth
stucco finish. These walls may be constructed as all-view fencing, all masonry, or a
combination thereof. The wall may be constructed with a combination of masonry
block with smooth stucco, slump stone, view fence, or ornamental iron fencing, or of
a combination fencing and landscape berm with pilasters. See Exhibit 29.
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An acoustical analysis shall be prepared for submission to the City for the perimeter
wall permit to ensure that sound attenuation is achieved with the ultimate wall design
and that such design is consistent with City of La Quinta noise standards and
policies.
Residential Walls – Fencing along the side and rear yards of the residences will be
a decorative masonry block. Maximum height of interior walls shall be six (6) feet.
Common Area Walls – Split rail fences will be used throughout the interior and
along the perimeter to define the Multi-Use Trail.
ALTERATIONS TO THE SPECIFIC PLAN
The Director of Community Development shall have the authority to determine
substantial conformance with the provisions of this Specific Plan when the changes
are less than 5%; The Planning Commission shall review changes that vary between
5% and 10%; the City Council shall review all changes greater than 10%.
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SECTION IV CIRCULATION
Vehicular
The Griffin Ranch Plan will utilize the adjacent street system in a manner consistent
with the City of La Quinta General Plan Circulation Plan. The property is located on
the south side of 54th Avenue and east of Madison Street. 54th Avenue is
designated as a Secondary Arterial and Madison Street is designated as a Major
Arterial. The project shall dedicate additional right of way to achieve 44’, ultimate
right of way along 54th Avenue and additional right of way to achieve 55’, ultimate
right of way along Madison Street. Street widening and improvements will be
completed as part of this development. Street Cross Sections are shown in Exhibit
14.
The main entry at Madison Street will provide the initial opportunity for thematic
identification for the community. This entrance shall be staffed by security personnel
and will serve as the entry for residents and guests. 54th Avenue will provide 2
secondary entrances to the site and shall be point of access for residents only. The
landscape design along the project frontage shall be complementary to landscaping
in the area and the goals of the General Plan for Image Corridors. See Exhibits 18
and 19.
Madison Street and 54th Avenue are both identified in the La Quinta General Plan as
Agrarian Image Corridors. Standards for Image Corridors will be complied with
according to the City’s Development Code.
The spine road beginning at the main entry on Madison Street to the second round-
about will be 55’ wide with a staggered raised median. This spine road will then
continue to the easternmost boundary of the site at a width of 41’.
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The secondary entries on 54th Avenue will have a raised median up to the first
intersection of the project. Both secondary entries shall have 41’ wide streets from
point of entry to the round-about at the western entrance and to the spine road at the
eastern entrance (See Exhibit 28).
Pedestrian/Equestrian
Griffin Ranch will provide a meandering multi use trail surrounding the site’s
perimeter along Madison Street, 54th Avenue and its eastern boundary. These multi
purpose trails shall contain walking paths along one side of the spine street, the
secondary entrances to the spine street and along the perimeter of the out parcel.
The trail will provide access through the community and to the exercise arena
located in the southwest portion of the site. There is a private central riding path that
will connect to trails on the site perimeter. See Exhibit 16. The retention areas
throughout the project will provide opportunity for walking and passive recreation.
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Section V. DESIGN GUIDELINES
LANDSCAPE CONCEPTS
The proposed Griffin Ranch landscape theme focuses on developing images of an
equestrian oriented community set within the desert region that will complement the
equestrian essence of the eastern portion of La Quinta. The landscape theme seeks
to develop the association by utilizing a trail system and planting concept designed
to strengthen the basic fabric and overall theme of the community through the use of
specific plant material to define and reinforce the project entries, street patterns and
neighborhood identity. Canopy trees, split rail fencing, enhanced desert planting,
masonry/stone walls, and lawn create a dynamic landscape statement to this new
development. See Exhibits 18 and 19. The proposed plant palette for the common
areas is illustrated on Table 1. The Master Plant list shall be approved by the
Riverside County Agricultural Commissioner’s Office prior to planting.
The generous setback to the proposed perimeter wall allows for a dramatic
streetscape, which incorporates multi use trails, smooth stucco walls with iron fixture
treatments and decorative view fencing with pilasters at the project entries. Project
entries will incorporate a rural equestrian flavor with natural water features, project
signage, stone walls and pilasters, rustic vehicular and pedestrian gates. Enhanced
paving and accent planting also embrace the landscape theme at the project entry
(See Exhibit 25).
The interior of the project follows the equestrian theme. Trails of decomposed
granite bordered by split rail fencing meander throughout Griffin Ranch. There is a
specifically designed area for horse related activities. Trails with accent landscaping
flourish in the area used for equestrian riders. Additional open spaces are for
passive and active use. Pedestrian trails, free play (lawn), park benches and
gazebos occupy the open spaces for non-equestrian use (See Exhibit 20).
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The equestrian landscape theme at Griffin Ranch will be reinforced by the
incorporation of meandering trails throughout the interior and exterior of the project.
The decomposed granite trails will be enhanced by split fencing and accent planting
to complement the project’s theme.
Landscaping for each of the front yards will be designed to embrace the overall
community theme utilizing desert appropriate landscape materials that provide
shade, seasonal color and texture. Minimum landscape standards as required by
the City of La Quinta shall be met as well as complying with irrigation standards (See
Exhibits 21, 22, 23 and 24).
Landscape and irrigation plans for all developer provided landscape including the
project entries, community center, streetscapes, retention areas and perimeter walls
shall be prepared by a licensed Landscape Architect. Landscape and irrigation
plans shall meet the City of La Quinta’s minimum requirements and be approved
and signed by all governing agencies prior to being approved for construction.
Project Entry Treatment
Madison Street will be the main entry to the project. It will provide initial opportunity
for thematic identification for the community. It will be a security staffed gate for use
by residents, visitors and guests entering the exiting the project. The landscape
design will incorporate a rural equestrian flavor with natural water features, project
signage, stone walls and pilasters, rustic vehicular and pedestrian gates. Enhanced
paving, willow-like canopy trees and accent planting will complement the landscape
theme (See Exhibits 25, 26 and 27).
54th Avenue will provide two secondary entries to the project. Entry is for residents
only and will be operated by an entry transponder. The theme will be consistent with
the overall project theme which includes vehicular gates, entry walls, signage,
enhanced paving and accent planting (See Exhibit 28)
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Interior streets of the project will carry the equestrian theme. Setbacks for the
residential units along the interior collector street and the singled loaded rural street
allow for the addition of rails and fencing meandering through the project thereby
contributing to the community image (See Exhibits 21, 22, 23 and 24).
Landscape Maintenance
The common areas will be maintained by the Home Owner’s Association. Trees will
be double staked with two inch minimum lodge poles and shall be irrigated with
bubblers or emitters. No spray irrigation shall be placed within 18 inches of street
curbs. Prior to installation the City shall inspect trees to determine appropriate size.
The HOA shall maintain all areas within the project including street and lighting.
General Architectural Theme
This gated community will include a mixture of semi-custom and custom homes that
will include equestrian amenities. The project portrays the following themes: Anglo-
influenced Spanish Colonial; Italian Farmhouse style with the buildings blending with
natural surroundings; Contemporary Mexican drawn from modern architectural
styles; and, the Andalusian style depicting Moorish architecture. Earth tone stucco
colors, brick or stone facing, clay tile roofs, arches and courtyards will be accented
by a subtle equestrian theme (See Exhibits 31, 32, 33, 34 and 35).
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TABLE 1
MASTER PLANT PALETTE
Botanical Name Common Name
Trees
Acacia smallii Sweet Acacia
Acacia salicina Willow Acacia
Acacia stenophylla Shoestring Acacia
Cercidium ‘Desert Musem’ Palo Verde
Cercidium floridum Blue Palo Verde
Cercidium praecox Sonoran Palo Verde
Chilopsis linearis Desert Willow
Citrus Citrus Tree
Eucalypus microtheca Coolibah
Ficus retusa ‘Nitida’ Indian Laurel Fig
Fraxinus uhdei ‘Majestic Beauty’ Evergreen Ash
Geijera parvifolia Australian Willow
Jacaranda mimosifolia Jacaranda
Lysiloma thornberi Feather Bush
Olea Europe ‘Wilsoni’ or ‘Swan Hill’ Olive
Prosopis glandulosa Texan Honey Mesquite
Quercus virginiana ‘Heritage’ Heritage Live Oak
Rhus lancea African Sumac
Schinus molle California Pepper
Thevetia peruviana Yellow Oleander
Palms
Brahea armata Mexican Blue Palm
Butia capitata Pindo Palm
Chamerops humilis Mediterranean Fan Palm
Cocos plumose Queen Palm
Cycas revoluta Sago Palm
Phoenix dactylifera Date Palm
Phoenix roebelenii Pigmy Date Palm
Washingtonia hybrid California Fan Palm
Shrubs
Bougainvillea ‘OO LA LA’ Shrub Bougainvillea
Buxus microphylla japonica Japanese Boxwood
Caesalpina gilliesii Mexican Bird of Paradise
Caesalpina pulcherrima Red Bird of Paradise
Callistemon viminalis ‘Little John’ Dwarf Weeping Bottlebrush
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Carissa macrocarpa ‘boxwood beauty’ Natal Plum
Carissa macrocarpa ‘Tuttlei’ Natal Plum
Cassia nemophila Bushy Senna
Cassia phyllodenia Silver Leaf Cassia
Dodonea viscosa Hopseed Bush
Encelia farinosa Brittle Bush
Euryops p. ‘Viridis’ Green-leaf Euryops
Ilex vomitoria ‘Stokes’ Stokes Holly
Justicia spicigera Mexican Honeysuckle
Leucophyllum f. ‘Rio Bravo’ Texas Ranger
Leucophyllum f. ‘Sierra Banquet’ Texas Ranger
Ligustrum j. ‘Texanum’ Texas Privet
Myrtus communis ‘Compacta’ Dwarf Myrtle
Muhlenbergia lindheimeri ‘Regal Mist’ Deer Grass
Nandina domestica ‘Compacta’ Compact Heavenly Bamboo
Nandina domestica ‘Harbor Dwarf’ Dwarf Heavenly Bamboo
Nandina domestica ‘Nana’ Dwarf Heavenly Bamboo
Nerium oleander ‘Petite Pink’ Dwarf Oleander
Rhaphiolepis i. ‘Ballerina’ Indian Hawthorn
Rhaphiolepis i. ‘Springtime’ Indian Hawthorn
Photinia fraseri Fraser’s Photinia
Pittosporum tobira ‘Variegata’ Variegated Mock Orange
Pittosporum tobira ‘Wheeleri’ Dwarf Mock Orange
Salvia g. ‘Sierra Linda’ Red Sage
Salvia Leucantha Mexican Bush Sage
Thevetia peruviana Yellow Oleander
Xylosma congestum Shiny Xylosma
Xylosma c. ‘Compacta’ Dwarf Xylosma
Groundcover
Annual Color Seasonal Flowers
Acacia r. ‘Desert Carpet’ Trailing Acacia
Baccharis p. ‘Centennial’ Coyote Bush
Carissa macrocarpa ‘Green Carpet’ Natal Plum
Dalea greggii Prostrate Indigo Bush
Gazania ‘Mitsua Orange’ Gazania
Gazania ‘Mitsua Yellow’ Gazania
Gazania rigens leucolaena Trailing Gazania
Lantana montevedensis Purple Prostrate Lantana
Lantana m. ‘New Gold’ Yellow Prostrate Lantana
Rosmarinus o. ‘Lockwood de Forest’ Dwarf Rosemary
Santolina virens Green Santolina
Verbena peruviana Verbena
Verbena p. ‘Starfire’ Verbena
Verbena rigida Verbena
Espaliers & Vines
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Bougainvillea ‘Barbara Karst’ Bougainvillea
Bougainvillea ‘Lavender Queen’ Bougainvillea
Calliandra inequilatera Pink Powder Puff
Ficus pumila Creeping Fig
Gelsemium sempervirens Carolina Jessamine
Macfadyena unguis-cati Cat’s Claw Vine
Tecomaria capensis Cape Honeysuckle
Accents
Agave Americana Century Plant
Aloe variegate Partridge Breast Aloe
Dasylirion wheeleri Desert Spoon
Hesperaloe parviflora Red Yucca
Yucca pendula Yucca
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APPLICABLE GENERAL PLAN POLICIES
The General Plan of the City of La Quinta includes Goals, Policies and Programs
that were deemed by the City necessary to properly implement the plan.
Following is an evaluation of the key policies and programs (in Italics) that affect
the development of the subject property and project compliance.
LAND USE ELEMENT
Land Use Goals, Policies and Programs
Program 4.2 “For approved Specific Plans, the Director of Community
Development shall have the authority to determine substantial
conformance in a Specific Plan, and waive the need for a Specific
Plan amendment under the following circumstances:
• When changes in the land use allocation within the Specific Plan are less
than 5%,
• When no new land use is proposed,
• When off-site circulation pattern and turning movements will not be altered
by the proposed change.”
The Griffin Ranch Specific Plan provides methods for alterations to the Plan that
conform to the guidelines of the General Plan.
Policy 9: Agricultural and equestrian uses are encouraged.
The Griffin Ranch plan includes an 11 acre +/- site to accommodate equestrian
uses. The Plan also includes multi-purpose pedestrian trails.
Residential Goals, Policies and Programs
Goal 2: A broad range of housing types and choices for all residents of the City.
The Griffin Ranch Plan provides a choice of housing, equestrian oriented or
conventional single-family homes.
Program 1.2 Apply the City’s discretionary powers and site development review
process consistently to assure that subdivision and development
plans are compatible with existing residential areas
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Policy 5 The City shall maintain residential development standards including
setbacks, height, pad elevations and other design and performance
standards that assure a high quality of development.
Program 5.1 The Development Code shall include development standards and
design guidelines for each residential zoning designation.
The Griffin Ranch Plan provides development standards consistent with
standards contained within the Development Code for lands designated Low
Density Residential and Very Low Density Residential w/Equestrian Overlay.
The homes will be subject to the City’s Site Development Permit process.
TRAFFIC AND CIRCULATION ELEMENT
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 a the
Whitewater Channel and La Quinta Evacuation Channel. The
design speed shall be 60 miles per hour (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 be subject to City Engineer review
and approval.
Program 2.6 On Secondary Arterials, the minimum intersection spacing shall be
600 feet. The design speed shall be 40 mph. Full access to
adjoining property shall be avoided and when necessary shall
exceed the following minimum separation distances (in all cases,
distances shall be measured between 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.
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Program 2.8 On Local streets, the minimum intersection spacing shall be 25 feet.
The design speed shall be 25 mph. All access configurations shall
be subject to City Engineer review and approval.
Program 2.10 Within subdivisions, private streets may be designed to a width of
28 feet with restricted parking, subject to City Engineer and Fire
Department approval.
Policy 6 Develop and encourage the use of continuous and convenient
bicycle routes and multi-use trails and development to places of
employment, recreation, shopping, schools, and other high activity
areas with potential for increased bicycle, equestrian, golf cart and
other non-vehicular use.
Program 6.3 Sidewalks shall be provided on both sides of all arterial and
collector streets, except where there is a multi-use trail on one side.
Policy 13 Continue to implement the Image Corridors in the City and identify
new image corridors for streets into the City through annexation.
Policy 14 In order to preserve the aesthetic values on the City’s street,
minimum landscape setbacks shall be as follows:
Highway 111 – 50 feet
Other Major Arterials & Primary Arterials: 20 feet
Secondary Arterials & Collector Streets: 10 feet
The Griffin Ranch Plan provides for controlled access to the perimeter streets.
The access points are in compliance with the policies on intersection spacing.
The Plan also provides for the construction of sidewalks and multi-use trails
around the perimeter adjacent to 54th Avenue and Madison Street.
OPEN SPACE ELEMENT
Open Space Element Goals Policies and Programs
Policy 4: The City shall develop and implement plans for linkages between
open space areas, parks, recreational facilities and cultural
resources.
The Griffin Ranch Plan will provide private recreational opportunities in addition
to payment of required park fees. The Plan will also provide linkages to the
City’s trails and bikeways.
Policy 7: The City shall encourage the preservation of open space in
privately owned development projects.
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The Griffin Ranch Plan includes private open space with passive and active
recreational opportunities.
Parks and Recreation Element
Parks and Recreation Element Goals, Policies and Programs
Policy 4: The City shall develop and implement plans for linkages between
open space areas, parks, recreational facilities and cultural
resources.
The Griffin Ranch Plan will provide private recreational opportunities in addition
to payment of required park fees. The Plan will provide linkages to the City’s
trails and bikeways along 54th Avenue and Madison Street.
Natural Resources Element
Air Quality Goals, Policies and Programs
Program 5.1: The City shall support the development of golf-cart and pedestrian
orientated retail centers, community-wide trails and dedicated bike
lanes.
The Griffin Ranch Plan is providing links to bicycle paths, community trails golf-
cart paths.
Program 6.1: Applicants shall submit detailed air quality analyses for all proposed
projects which meet or exceed any of the SCAQMD pollutant
emission threshold criteria, as established by the most recent
version of the SCAQMD CEQA Air Quality Handbook.
The Griffin Ranch Plan will abide by the SCAQMD requirements in the
development of the project.
Energy and Mineral Resources Goals, Polices and Programs
Program 3.2: The City shall support the development of local and regional
bikeways to provide residents and visitors with non-vehicular travel
alternatives.
The Griffin Ranch Plan is providing links to bicycle paths, community trails and
golf-cart paths.
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Biological Goals, Policies and Programs
Program 2.4: A qualified biologist shall perform all biological studies. The City
shall prepare and adopt standards for the performance of biological
resource analyses and provide these to all applications. Standards
shall include personnel qualifications; field monitoring, recordation,
documentation and sampling requirements.
A biological resource assessment was performed by JWC Ecological Services,
The results of which were negative for any endangered, threatened or rare
species.
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 Griffin Ranch Plan has included in its Plant Palette drought-tolerant desert
plant materials as part of its landscaping design.
Water Resources Goals, Policies and Programs
Program 2.2: The City shall continue to implement, its on-site retention
requirements for new development proposals where possible as a
potential way or recharging groundwater.
The Griffin Ranch Plan proposes to retain on-site 100% containment of 100-year
storm flows and nuisance flows.
Policy 5: Development within drainage areas and storm water facilities shall
be limited to recreational uses such as golf courses, lakes, sports
or play fields and similar uses.
The Griffin Ranch Plan provides for passive and active recreation activities in
drainage and storm water areas within the project.
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INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
Infrastructure and Public Services Goals, Policies and Programs
Education Facilities Goal
Policy 3: The city shall support the process of securing school impact
mitigation fees from developers in accordance with State law.
The Griffin Ranch development will participate in the payment of mitigation fees
in accordance with State law.
Surface Water & Storm Drainage Goal
Policy 3: All new development shall include on-site retention/detention
basins and other necessary storm water management facilities to
accommodate run-off from the 100-year storm.
The Griffin Ranch Plan proposes to retain on-site containment of the 100-year
storm run-off.
Domestic Water Goal
Policy 3: New development projects shall be required to use native drought
tolerant landscaping materials to promote and enhance water
conservation efforts.
The Griffin Ranch Plan proposes to use native and drought tolerant plant
materials combined with efficient irrigation methods to promote water
conservation.
Public Utilities Goal
Policy 3: All utility and electric wires up to 34.5 kilovolts serving new
development shall be installed under ground.
Griffin Ranch proposes to underground utility services that are less than 34.5
kilovolts.
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ENVIRONMENTAL HAZARDS ELEMENT
Geologic and Seismic Hazards, Goals, Policies and Programs
Policy 3: Development in areas subject to collapsible or expansive soils shall
be required to conduct soil sampling and laboratory testing and to
implement mitigation measures, which minimize such hazards.
A Soils and Geotechnical investigation was performed by Sladden Engineering.
Construction shall conform to the recommended measures and standards
construction practices.
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DEFINITIONS
Abandoned” means a structure or use, the development or operation of
which has been ceased or suspended.
“Abutting” or “adjacent” means two or more parcels sharing a common
boundary at one or more points.
“Access/egress” means provision for entering a site from a roadway and
exiting a site onto a roadway via motorized vehicle.
“Accessory building or structure” means a building or structure, the use of
which is subordinate and incidental to the main building or use on the same
building site.
“Accessory use” means a land use subordinate and incidental to the
principal use on the same building site.
“Actual construction” means the actual placing of construction materials in
their permanent position fastened in a permanent manner except that where a
basement is being excavated, such excavation shall be deemed to be actual
construction, or where demolishing or removal of an existing building or structure
has begun, such demolition or removal shall be deemed to be actual
construction, providing in all cases that actual construction work be diligently
carried on until the completion of the entire building or structure involved.
“Administrative office” means a place of business for the rendering of
service or general administration, but not including retail sales.
Advertising Device or Display”. See sign definitions, Section 9.160.120.
“Alley” means a secondary means of access to abutting property located
at the rear or side of the property.
“Alteration” means any physical change in the internal or external
composition of a building or other structure.
“Antenna” means a device for transmitting or receiving radio, television,
satellite, microwave or any other transmitted signal.
Area, Project Net. See “project net area.”
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“Attached structures” means two or more structures which are physically
connected with a wall, roof, deck, floor, bearing or support structures, trellises,
architectural features or any other structure, fixture or device that exceeds thirty
inches in height above the finished grade.
“Awning” means a roof-like cover that is attached to and projects
from the wall of a building for the purpose of decoration and/or providing
shielding from the elements.
“Bedroom” means any habitable room that may be used for sleeping
purposes other than a kitchen, bathroom, hallway, dining room or living room.
“Berm” means a mound or embankment of earth.
“Buildable area” means the portion of a building site remaining after
deducting all required setbacks and meeting any requirements regarding
maximum lot coverage or minimum open area.
“Building” means an enclosed structure having a roof supported by
columns or walls.
“Building height” means the height of a building relative to the surrounding
ground area. Measurement of maximum building height is defined in Sections
9.50.050 and 9.90.010 of La Quinta Municipal Code.
Building, Main. “Main building” means the building containing the main or
principal use of the premises.
“Building site” means a parcel or contiguous parcels of land established in
compliance with the development standards for the applicable zoning district and
the city's subdivision code.
“Building site area” means the horizontal area within a building site
expressed in square feet, acres or other area measurement.
Building Site Coverage. See “lot coverage.”
Building Site, Panhandle or Flag. See “lot” definitions.
Building Site, Through. “Through building site” means a building site
having frontage on two parallel or approximately parallel streets. See “through
lot.”
“CEQA” means the California Environmental Quality Act.
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“Caretaker” means a person who lives on the premises for the purposes of
managing, operating, maintaining or guarding the principal use or uses permitted
on the premises.
“Carport” means a roofed structure or a portion of a building which is open
on two or more sides for the parking of automobiles belonging to the occupants
of the property.
“Certificate of occupancy” or “certificate of use and occupancy” means a
permit issued by the city prior to occupancy of a structure or the establishment of
a land use to assure that the structure or parcel is ready for occupancy or use
and that all ordinance requirements and project conditions of approval are
fulfilled.
“City” means the city of La Quinta.
“City council” means the City Council of the city of La Quinta.
“Code” means this zoning code unless another code, ordinance or law is
specified.
“Commission” means the planning commission of the city unless another
commission is indicated.
Corner Lot. See definitions under “lot.”
“County” means the county of Riverside unless another county is
indicated.
“Decision-making authority” or “decision-making body” means a person or
group of persons charged with making decisions on proposals, applications, or
other items brought before the city.
“Density” means the number of dwelling units per gross acre, unless
another area measurement is specified.
“Detached building or structure” means a building or other structure that
does not have a wall or roof in common with any other building or structure.
“Director” or “community development director” means the community
development director of the city or the director's authorized agent or
representative.
“Driveway” means a vehicular passageway providing access from a public
or private street to a structure or parking area or, in the case of residences, to a
garage, carport, or legal parking space. A driveway is not a street.
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“Driveway approach” means a designated area between the curb or
traveled way of a street and the street right-of-way line that provides vehicular
access to abutting properties. When vehicular access to a building site is
provided by way of a common driveway, the driveway approach is the line of
intersection where the individual driveway abuts the common driveway.
“Dwelling” means a building or portion thereof designed and used for
residential occupancy, but not including hotels or motels.
“Dwelling, Main or Primary Residence.” Main dwelling or primary
residence” means the dwelling unit permitted as the principal use of a parcel or
building site.
Dwelling, Single-Family. “Single-family dwelling” means one main dwelling
unit on a single parcel or building site.
Dwelling Unit, Second. See “second residential unit.”
“Easement” means a recorded right or interest in the land of another which
entitles the holder thereof to some use, privilege or benefit in, on, over or under
such land.
“Elevation” means the vertical distance above sea level.
“Employee's quarters” means quarters, without cooking facilities, for the
housing of domestic employees and located upon the same building site
occupied by their employer.
“Enclosed” means roofed and contained on all sides by walls which are
pierced only by windows, vents or customary entrances and exits.
“Exception” means a city-approved deviation from a development
standard based on the following types of findings by the decision-making
authority:
1. A general finding such as that notwithstanding the exception, the
resulting project will still be consistent with the goals and/or policies underlying
the development standard; and
2. One or more specific findings justifying the particular exception
requested.
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“Family” means one or more persons occupying one dwelling unit. The
word “family'' includes the occupants of congregate living and residential care
facilities, as defined herein, serving six or fewer persons which are permitted or
licensed by the state.
Flag. See sign definitions, Section 9.160.120.
Flag Lot or Panhandle Lot. See definitions under “lot.”
“Flood insurance rate map (FIRM)” or “flood boundary and floodway map”
mean the official maps provided by the Federal Emergency Management Agency
(FEMA) which delineate the areas of special flood hazard, the risk premium
zones and the floodways applicable to the city.
Floor Area, Gross. See “gross floor area.”
Floor Area, Livable. See “livable floor area.”
Front Lot Line. See definitions under “lot line.”
“Garage” means a building or portion of a building used primarily for the
parking of motor vehicles.
“General plan” means the general plan of the city of La Quinta.
“Government code” means the California Government Code.
Grade, Average. “Average grade” means the elevation determined by
averaging the highest and lowest elevations of a parcel, building site or other
defined area of land.
Grade, Average Finish. “Average finish grade” means the elevation
determined by averaging the highest and lowest elevations of a parcel, building
site or other defined area of land after final grading.
Grade, Finish. “Finish grade” means the ground elevation at any point
after final grading.
“Grading” means the filling, excavation or other movement of earth for any
purpose.
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“Granny flat or granny housing” means a secondary dwelling unit which is:
(1) intended for the sole occupancy of one or two adult persons sixty-two years of
age or over, and (2) located on a building site containing an existing single family
detached dwelling. The floor area of an attached granny flat does not exceed
thirty percent of the existing floor area of the primary single family residence and
the floor area of a detached granny flat does not exceed one thousand two
hundred square feet. (See also “second residential unit.”)
“Gross acreage” means the land area, expressed in acres, within a parcel
or group of contiguous parcels minus any right-of-way for arterial highways not
including collector streets. Each acre so determined is a gross acre.
Gross Density. See “density.”
“Gross floor area” means the total square footage of all floors of a building,
including the exterior unfinished wall structure but excluding courtyards and other
outdoor areas.
Gross Lot or Parcel Area. See “lot area, gross.”
“Ground floor area” means all enclosed area within the ground floor of a
structure, including exterior walls and mechanical spaces. Carports, garages,
accessory buildings and parking structures are included in ground floor area but
swimming pools and unenclosed post-supported roofs over patios and walkways
are not included.
“Guest house” means a detached unit which has sleeping and sanitary
facilities but no cooking facilities and which is used primarily for sleeping
purposes by members of the family occupying the main building, their nonpaying
guests, and domestic employees.
Habitable Area. See “livable floor area.”
“Habitable room” means any room usable for living purposes, which
includes working, sleeping, eating, cooking or recreation, or a combination
thereof. A room designed and used only for storage purposes is not a habitable
room.
“Home occupation” means an occupation or activity conducted as an
accessory use within a dwelling unit incidental to the residential use of the
property. See Section 9.60.110.
Interior Lot Line. See definitions under “lot line.”
“Kitchen” means any room all or part of which is designed and/or used for
the cooking or other preparation of food.
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Land Use. See “use.”
Land Use Intensity. See “intensity.”
“Livable floor area” means the interior area of a dwelling unit which may
be occupied for living purposes by humans, including basements and attics (if
permitted). Livable floor area does not include a garage or any accessory
structure.
Living Area. See “livable floor area.”
“Lot” means an area of land under one ownership which is identified as a
lot or parcel on a recorded final map, parcel map, record of survey recorded
pursuant to an approved division of land, certificate of compliance, or lot line
adjustment. The terms “lot” and “parcel” are interchangeable for purposes of this
code. Types of lots and their definitions are as follows:
1. “Corner lot” means a lot abutting two streets intersecting at an
angle of not more than one hundred thirty-five degrees. If the angle of
intersection is more than one hundred thirty-five degrees, the lot is an “interior
lot.”
2. “Flag or panhandle lot” means a lot connected to the street with a
narrow access portion less than forty feet wide and more than twenty feet long
and situated so that another lot is located between the main portion of the flag lot
and the street.
3. “Interior lot” means a lot abutting only one street or abutting two
streets which intersect at an angle greater than one hundred thirty-five degrees.
4. “Key lot” means a lot with a side lot line that abuts the rear lot line
of one or more adjoining lots.
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5. “Reverse corner lot” means a corner lot, the rear of which abuts the
side of another lot.
6. “Through lot” means a lot with frontage on two parallel or
approximately parallel streets.
“Lot area” means the horizontal land area within a lot expressed in square
feet, acres, or other area measurement.
“Lot coverage” or “building site coverage” means the cumulative ground
floor area of the structures on a lot expressed as a percentage of the net lot area.
For purposes of this definition, “ground floor area” means all enclosed area within
the ground floor of a structure, including exterior walls and mechanical spaces.
Carports, garages, accessory buildings and parking structures are included in
ground floor area but swimming pools and unenclosed post-supported roofs over
patios and walkways are not included.
“Lot frontage” means the length of the front lot line.
“Lot line or property line” means any boundary of a lot. The classifications
of lot lines and their definitions are as follows:
1. “Front lot line” means the following:
a. On an interior lot, the line separating the lot from the street as
measured at the setback line;
b. On a corner lot, the shorter line abutting a street. (If the lot lines are
equal or approximately equal, the director shall determine the front lot line);
c. On a through lot, the lot line abutting the street providing primary
access to the lot.
2. “Interior lot line” means any lot line not abutting a street.
3. “Rear lot line” means a lot line which does not intersect the front lot
line and which is most distant from and most parallel to the front lot line. In the
case of an irregularly-shaped lot or a lot bounded by only three lot lines, the rear
lot line is a ten-foot long line parallel to and most distant from the front lot line for
the purposes of determining setbacks and other provisions of this code.
4. “Side lot line” means any lot line which is not a front or rear lot line.
“Median” means a paved or planted area separating a street or highway
into opposite-direction travel lanes.
As Adopted January 4,2005 8
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Monument Sign. See sign definitions, Section 9.160.120.
“Net site area” or “net lot area” means the total land area within the
boundaries of a parcel or building site after ultimate street rights-of-way and
easements that prohibit the surface use of the site are deducted.
“Net project area” means all of the land area included within a
development project excepting those areas with before-development slopes of
thirty percent or steeper and those areas designated for public and private road
rights-of-way, schools, public parks, and other uses or easements which
preclude the use of the land therein as part of the development project.
“Nonconforming use” means a land use which was lawful and in
conformance with the applicable zoning ordinances when established but which,
due to subsequent ordinance changes, is not currently permitted in the zoning
district in which it is located or is permitted only upon the approval of a use permit
and no use permit has been approved. See Chapter 9.270.
“Nonconforming structure” means a structure which was lawful and in
conformance with the applicable zoning ordinances when constructed but which,
due to subsequent ordinance changes, does not conform to the current
development standards applicable to the zoning district in which it is located. See
Chapter 9.270.
“Open space” means any parcel or area of land or water, public or private,
which is reserved for the purpose of preserving natural resources, for the
protection of valuable environmental features, or for providing outdoor recreation
or education. Open space does not include roads, driveways or parking areas not
related to recreational uses, any buildings.
Open Space, Usable. “Usable open space” means open space which is
predominately level (i.e., slopes less than five percent) but which may contain
some steeper land (i.e., with slopes up to twenty percent) which has utility for
picnicking or passive recreation activities and which complements surrounding
usable open space. Usable open space is a minimum of fifteen feet in width and
three hundred square feet in area and may include structures and impervious
surfaces such as tot lots, swimming pools, basketball courts, tennis courts, picnic
facilities, walkways or bicycle trails.
“Parcel” means an area of land under one ownership which is identified as
a lot or parcel on a recorded final map, parcel map, record of survey recorded
pursuant to an approved division of land, certificate of compliance or lot line
adjustment. The terms “lot” and “parcel” are interchangeable for purposes of this
code.
As Adopted January 4,2005 9
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Griffin Ranch Specific Plan City of La Quinta
Panhandle Lot or Flag Lot. See definitions under “lot.”
“Parkway” means the area of a public street that lies between the curb and
the adjacent property line or physical boundary, such as a fence or wall, which is
used for landscaping and/or passive open space.
Primary Residence. See “main dwelling.”
“Principal use” means the primary or predominant use of any parcel,
building site or structure.
“Property line” means a lot line or parcel boundary.
“Public agency” means the United States, the state, the county or any city
within the county, or any political subdivision or agency thereof.
Rear Lot Line. See definitions under “lot line.”
“Recycling” means the process by which waste products are reduced to
raw materials and transformed into new products.
Residential, Single-Family. See “dwelling, single-family.”
“Restaurant” means any use providing for the preparation and
consumption on site of food and beverages. The term “restaurant” may include
the licensed sale of alcoholic beverages for consumption on the premises.
“Riding and hiking trail” means a trail or way designed for and used by
equestrians, pedestrians and cyclists using nonmotorized bicycles.
“Right-of-way” means the entire width of property used for streets,
highways, flood or drainage works, overhead or underground utilities, or any
related improvements.
“Satellite dish antenna” means an apparatus capable of receiving
communications from a man-made satellite.
“Scenic highway” means any highway designated a scenic and/or historic
highway by an agency of the city, state or federal government.
“Second residential unit,” “second dwelling unit” or “second unit” means a
secondary dwelling unit which is not intended for sale but may be rented and
which is located on a building site containing a preexisting single-family detached
dwelling. The floor area of an attached second unit does not exceed thirty
percent of the existing floor area of the primary single-family residence and the
As Adopted January 4,2005 10
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Griffin Ranch Specific Plan City of La Quinta
floor area of a detached second unit does not exceed one thousand two hundred
square feet. (See also “granny flat.”)
“Senior citizen” means a person fifty-five years of age or older.
“Setback” means the distance that a building or other structure or a
parking lot or other facility must be located from a lot line, property line or other
specified boundary.
Side Lot Line. See definitions under “lot line.”
“Sign” means any medium for visual communication, including but not
limited to words, symbols and illustrations together with all parts, materials, frame
and background, which medium is used or intended to be used to attract
attention to, identify, or advertise an establishment, product, service, activity or
location, or to provide information. Also, see sign definitions, Section 9.160.120.
Single-Family Dwelling or Residence. See “dwelling, single-family.”
Site. See “building site.”
Site Area, Net. See “net project or site area.”
Site Coverage. See “building site coverage.”
Site Development Permit or Development Permit. See Section 9.210.010.
“Slope” or “slope gradient” means the vertical distance between two points
on a slope divided by the horizontal distance between the same two points, with
the result expressed as a percentage; e.g., “the slope has a twenty percent
gradient” (usually used to describe natural as opposed to manufactured, slopes).
“Slope ratio” means the steepness of a slope expressed as a ratio of
horizontal distance to the vertical rise over that horizontal distance; e.g., 2:1
(usually used to describe manufactured as opposed to natural, slopes).
“Specific plan” means a plan consisting of text, maps and other
documents and exhibits regulating development within a defined area of the city,
consistent with the general plan and State Government Code Section 65450 et
seq.
“Storage” means a place where goods, materials, and/or personal
property is placed for more than twenty-four hours.
As Adopted January 4,2005 11
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“Story” means that portion of a building included between the surface of
any floor and the surface of the floor immediately above it or if there is no floor
above, then the space between the floor and the ceiling above it.
“Street” means a public or private vehicular right-of-way other than an
alley or driveway, including both local streets and arterial highways.
“Structure” means anything that is erected or constructed having a fixed
location on the ground or attachment to something on the ground and which
extends more than thirty inches above the finish grade. A mobilehome or
relocatable building, except when used as a temporary use with its weight resting
at least partially upon its tires, is a structure for the purposes of this definition.
“Swimming pool” means an artificial body of water having a depth in
excess of eighteen inches, designed, constructed and used for swimming,
dipping or immersion purposes by humans.
“Ultimate right-of-way” means the right-of-way shown as ultimate on
an adopted precise plan of highway alignment or the street right-of-way shown
within the boundary of a recorded tract map, a recorded parcel map or a
recorded planned community development plan. The latest adopted or recorded
document in such cases shall take precedence. If none of these exist, the
ultimate right-of-way is the right-of-way required by the highway classification as
shown in the general plan.
“Use or land use” means the purpose for which a structure or land is
occupied, arranged, designed or intended, or for which either a structure or land
is or may be occupied or maintained.
“Use permit” means a discretionary entitlement under the provisions of this
zoning code which authorizes a specific use or development on a specific
property subject to compliance with all terms and conditions imposed on the
entitlement. Uses requiring a conditional use permit have moderate to significant
potential for adverse impacts on surrounding properties, or residents while uses
requiring a minor use permit have low to moderate potential for adverse impacts
on surrounding properties, residents, or businesses. See Section 9.210.020.
Wall Sign. See “building-mounted sign” in sign definitions, Section
9.160.120.
“Yard” means an open space on a parcel of land or building site
unobstructed and unoccupied from the ground upward except for wall projections
permitted by this code. Yards are classified as follows:
1. Front yard means a yard extending across the full width of the lot
between the front lot line or the ultimate street right-of-way line and
As Adopted January 4,2005 12
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a setback line within the lot. The depth of the front yard is
measured along a line drawn at a ninety-degree angle to whichever
of the following results in the greatest setback; the front lot line or
its tangent or the ultimate street right-of-way or its tangent.
2. “Rear yard” means a yard extending across the full width of the lot
between the rear lot line and a setback line within the lot. The depth of the rear
yard is equal to the setback established in the development standards for the
applicable zoning district and is measured along a line drawn at a 90-degree
angle to whichever of the following results in the greatest setback: the rear lot
line or its tangent or the ultimate street right-of-way or its tangent.
3. “Side yard” means a yard extending from the front setback line to
the rear setback line. The depth of the side yard is equal to the setback
established in the development standards for the applicable zoning district and is
measured along a line drawn at a ninety-degree angle to whichever of the
following results in the greatest setback: the side lot line or its tangent or the
ultimate street right-of-way or its tangent.
As Adopted January 4,2005 13
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Griffin Ranch Specific Plan City of La Quinta
La Quinta Municipal Code
Section 9.140.060
Equestrian Overlay Regulations
A. Applicability. The EOD equestrian overlay district regulations set forth in this section
shall apply to all areas of the city containing the “EOD” overlay designation on the
official zoning map. These regulations shall apply in addition to the regulations of the
underlying base district. In case of conflict between the base district and the EOD
regulations, the EOD regulations shall control.
B. Definitions. The following definitions apply in the equestrian overlay district:
1. “Accessory building” means any building subordinate to a
permitted or conditionally permitted equestrian use, including but not
limited to hay and tack barns, stables and other structures and uses
customarily appurtenant to the primary permitted use.
2. “Accessory structure” means any structure subordinate to a permitted or
conditionally permitted equestrian use, including but not limited to arenas,
grandstand seating, corrals, exercise rings, and other structures associated
with the permitted use. Fences are not considered structures for the
purposes of this section.
3. “Arena” means an enclosure physically similar to a corral, designed and
constructed so as to be used for conducting equine-related entertainment
and events open to the public, including but not limited to rodeos, polo
matches, riding shows and exhibitions, etc.
4. “Commercial stable” means any facility specifically designed or used
for the stabling of equine animals not owned by the residents of the
subject property, for purposes such as on-site breeding, boarding, training,
riding or other recreational use as a commercial service to the owners of
said animals.
5. “Corral” means an enclosure designed for use as an open holding area
for horses for the purpose of confinement within that area for an
indeterminate period of time.
6. “Pasture” means an enclosed holding area consisting of grass or similar
vegetation, specifically used for purposes of grazing or feeding of animals.
7. “Riding academy” means a facility designed and used primarily for
recreational riding, training and instruction purposes, and allowing both
on-site boarding or trailering of horses to the facility.
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Griffin Ranch Specific Plan City of La Quinta
8. “Stable” means a building or structure containing multiple stalls for the
purposes of sheltering, feeding, boarding, accommodating or otherwise
caring for several horses at one time.
9. “Stall” means a division of a stable accommodating one horse into an
adequately sized enclosure for the purpose of confining individual horses
within a sheltered environment as may be necessary for security, safety or
other reasons pertinent to the health, welfare and daily care of each
animal.
C. Principal Uses. Principal uses permitted in the equestrian overlay district shall be as
follows:
1. Any use permitted, either expressly or by conditional use permit, in the
underlying zone;
2. The keeping of horses (including ponies or llamas) for personal use of
the residents of the property only, not to include any activities beyond that
necessary to continue the residents personal use. This may include limited
breeding and boarding activities of a non-compensatory nature, such as for
other family members personal use. Up to two horses shall be allowed on
a minimum one acre parcel. For parcels in excess of one acre, up to three
horses per additional acre or portion thereof, shall be allowed. Foals under
one year of age shall not be counted in the maximum number of horses
permitted;
3. Accessory buildings and structures, including stables, corrals, barns,
tack rooms, exercise rings, hay barns and other buildings and structures
customarily appurtenant to a permitted use;
4. Farm projects (Future Farms, 4-H or similar projects) conducted by the
residents of the premises. Such projects shall involve only the permitted
type and number of animals by this title being trained in connection with
the education of a person as a member of a recognized farm education
organization;
5. Caretakers and employee housing for on-site employment; providing
that the unit does not exceed one thousand square feet and conforms to the
setbacks in the underlying zone.
D. Conditional Uses. The following uses are permitted if a conditional use permit is
approved per Chapter 9.210.020:
1. Commercial stables and riding academies, as defined in this section.
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Griffin Ranch Specific Plan City of La Quinta
2. Arenas for the purpose of conducting events such as rodeos and other
equestrian-oriented entertainment.
3. Veterinary offices or hospitals, when established on the same parcel as
the principal residence; provided, that only temporary boarding facilities
may be established for purposes of boarding sick or injured animals, and
that animals not permitted in the underlying zone may not remain at the
facility.
E. Development Standards. The following development standards generally apply to all
properties in the equestrian overlay district. Commercial equestrian facilities/uses may be
subject to more restrictive requirements through the conditional use process.
1. All accessory buildings shall be limited to two stories in height and a
maximum of thirty-five feet, measured from finish grade of the pad.
2. The following minimum setback requirements shall apply:
a. Pastures shall not require any setback. However, if a pasture does not
extend to a property line, a minimum ten-foot setback from property line
shall be provided.
b. Accessory buildings (barns, stalls, etc.) shall maintain twenty-five feet
from non-overlay property lines and ten feet from overlay property lines.
c. Accessory structures shall maintain thirty-five feet from any non-
overlay properties. A ten-foot setback from adjacent overlay property lines
shall be maintained.
d. Arenas shall be reviewed for appropriate setback and design as part of
the conditional use permit process, as they are not considered accessory
uses to residential equestrian. Generally, arenas shall maintain a minimum
seventy-five-foot setback from any property line.
e. Manure storage containers shall be set back a minimum of fifty feet
from any non-overlay property line and twenty feet from other property
lines.
f. Manure spreading areas shall not be established within twenty-five feet
of any property line.
g. No accessory building, use or operation described in this subdivision
shall be established or conducted within eighty feet of any residential
structure.
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Griffin Ranch Specific Plan City of La Quinta
3. Fencing.
a. Pasture and corral areas, as well as all open areas abutting nonequestrian
properties, shall consist of fencing at least five feet high and of such
construction as to confine the animals. Fences which are on property lines
or are adjoining and running parallel to private streets or bridle trails, shall
be three-rail, with a minimum height of five feet from grade, and posts
spaced not more than ten feet apart. All posts shall be nominal four inches
by nominal six inches minimum, with nominal two inch by nominal six
inch minimum rails. This section shall not apply to property lines along
any street identified and shown on the circulation element of the general
plan, where specific sound attenuation is necessary based on an approved
acoustic study prepared for a subdivision map.
b. Fencing requirements of this section shall take precedence in the event
of any conflicts with the provisions of Section 9.060.030 (Fences and
walls), for properties keeping horses within the equestrian overlay district.
4. Dust Control. Corrals, stables, exercise rings and arenas, and any other
disturbed soil area shall be regularly sprinklered or otherwise treated to a
degree so as to prevent the emanation of dust, and in addition, all
accumulation of manure, mud or refuse shall be eliminated so as to
prevent the breeding of flies. Any open areas shall be subject to the
requirements of Chapter 6.16 whenever applicable. All nuisance water
runoff must be detained on the subject property.
5. Manure Collection. Removal and treatment of manure must occur on a
regular basis so as to promote the health, safety and welfare of residents
and visitors to the area in accordance with the following standards:
a. Stalls shall be cleaned on a daily basis. Straw, hay, sawdust or other
bedding materials may be stored or composted for later disposal, but shall
not be spread with manure over open areas.
b. Manure shall be collected from all source areas daily and may be stored
for later disposal in an enclosed container of adequate size. Open manure
stockpiles are not permitted. Manure stored for disposal shall be removed
from the property within seven days.
c. Manure to be used for composting purposes shall be placed in an
appropriately designed composting bin in order to properly decompose
and eliminate parasites. Only composted manure may be used in any
spreading operation.
d. Spreading of manure may only occur in conjunction with commercial
equestrian uses, and must be conducted over an adequately sized area
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Griffin Ranch Specific Plan City of La Quinta
capable of assimilating the nutrients in the spread material. Such an area
may only be operated as part of overall disposal and treatment program
approved by the city or established as part of a conditional use permit
application.
e. Method for removal of manure from the property is at the owner’s
discretion. Off-site delivery to agricultural or related operations for
fertilizer use is permitted. On-site use of composted material is permitted
in new or established vegetated areas, such as gardens, landscaping,
reestablishment of pasture vegetation, etc.
f. Any condition that results in odors, unsightly areas or infestation shall
be deemed a public nuisance and/or health hazard and shall be abated
within seven days of proper notice. All violations are subject to
enforcement provisions of the La Quinta Municipal Code and applicable
county health codes.
6. Parking. Parking shall be provided as required by Chapter 9.150, and shall be
based upon the overall use of the property or as required by an approved
conditional use permit.
7. Lighting. Any proposed lighting must comply with Sections 9.60.160 and
9.100.150 (Outdoor lighting). Lighting of equestrian and related activity areas
shall not occur beyond ten p.m. unless otherwise specified by an approved
conditional use permit. This restriction does not pertain to general area and yard
lighting associated with a primary residential use on equestrian property.
8. Loudspeakers. Loudspeaker systems or other amplified sound are limited to
operation or use between eight a.m. and ten p.m. unless otherwise specified by an
approved conditional use permit.
F. Review and Approval Process. Equestrian uses, buildings and structures shall be
reviewed in accordance with the following procedures:
1. Accessory buildings, detached or attached, as defined in this section:
a. Up to four hundred square feet for each building or structure, to be
reviewed with the building permit application for approval by the
community development director;
b. Over four hundred square feet to be reviewed through the site
development permit procedures of Section 9.210.010, by the planning
commission.
2. All other permitted buildings are subject to the process identified for the
underlying base district and this section.
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Griffin Ranch Specific Plan City of La Quinta
3. Conditional Use Permits.
a. Conditional uses shall be required to obtain a conditional use permit in
accordance with the procedures outlined in Chapters 9.200 (General
Permitting Procedures) and 9.210 (Development Review Permits). All
uses, buildings and structures identified in subsection D of this section
existing prior to the effective date of the ordinance codified in this section
shall be considered as nonconformities in accordance with Chapter 9.270
(Nonconformities). Property owners of all such uses, structures and
buildings shall file a site plan for the entire facility with the community
development department within thirty days of the effective date of the
ordinance codified in this section.
b. In addition to information required for a conditional use permit
application filed pursuant to Chapter 9.210, the following information
shall be submitted for conditional uses proposed in the EOD overlay
district:
i. A proposed program for storage, treatment and removal of
manure produced by the operation.
ii. A fugitive dust control plan, as required by Chapter 6.16 of the
La Quinta Municipal Code, addressing control of dust and
identification of all potential dust sources.
iii. Proposed or potential tentative scheduling of any events or
other activities which may produce impacts beyond the scope of
the proposed uses routine operations. (Ord. 284 § 1 (Exh. A) (part),
1996)
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Potentially Less Than Less Than No
Signifaeant Significant w/ Significant Impact
Impact Mitigation Impact
XV. TRANSPORTATION!fRAFFIC --
Would the project:
a) Cause an increase in traffic which is X
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
("Traffic Impact Study," Endo Engineering,
September 2004)
b) Exceed, either individually or X
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways? ("Traffic Impact Study," Endo :
Engineering, September 2004)
c) Result in a change in air traffic X
patterns, including either an increase in
traffic levels or a change in location that
results in substantial safety risks? (No air
traffic involved in project)
d) Substantially increase hazards due to a X
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)? (Tract Map
32879)
e) Result in inadequate emergency X
access? (Tract Map 32879)
f) Result in inadequate parking capacity? X
(Tract Map 32879)
g) Conflict with adopted policies, plans, X
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)? (Project description)
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XV. a)-g) A traffic Impact Analysis was prepared for the proposed project6• The study analysed both
project traffic, and the portion of the requested General Plan Amendment to reduce the
street classification of Madison Street from a Major Arterial to a Primary Arterial. The
study found that the proposed project will generate approximately 2,900 average daily
trips (ADT), of which 223 would be during the morning peak hour, and 292 during the
evening peak hour. The study also found that with development of the project site, and
surrounding development, studied intersections will operate within the City's established
levels of service.
In order to assure that project impacts are adequately mitigated, the study includes several
mitigation measures, which are summarized below.
1. Madison and A venue 54 shall be improved to their buildout half-width with
development of the proposed project.
2. A Class II bikeway and golf cart path shall be located on Madison and A venue 54.
3. A left turn pocket shall be constructed in the median on Madison Street at the
project entry to allow for deceleration.
4. Lane geometries shall be as shown on Exhibit 5.1 of the traffic study.
5. The project proponent shall contribute their fair share to signalization of Jefferson
Street and Avenue 54, Madison Street and Avenue 54 and Monroe Street and
Avenue 54.
The proposed project includes a General Plan Amendment which will reduce the road
classification, and associated cross-section for Madison Street from its current Major
Arterial (6 lanes, divided), to a Primary Arterial (4lanes, divided). The potential impacts
associated with this General Plan were studied in a traffic analysis performed separately
from the above-referenced project analysis 7• The focus of the analysis was to determine
whether Madison Street had been "over-designed" in the General Plan, and whether the 6
lanes were necessary to accommodate existing plus projected traffic at buildout of the
General Plan, given the development which has occurred in this area of the City. The
analysis found that the approved projects in this area, which are under construction, will
generate 22,560 fewer daily trips than that analyzed in the General Plan. The analysis
further found that approximately 50% of these trips will travel on Madison Street.
Therefore, the potential trips on Madison Street will be reduced from the General Plan
assumption of 41,300-43,700 (depending on location) to 30,020 to 32,420 (also
depending on location). The capacity of a 6 lane divided roadway is 57,000 daily trips,
while the capacity of a 4 lane divided roadway is 38,000 daily trips. Since the actual
development affecting Madison Street will reduce the trip generation to 32,420 or less,
the Primary Arterial classification and cross section are acceptable to carry the buildout
traffic, and the proposed General Plan Amendment will have less than significant impacts
on traffic and circulation at General Plan buildout.
6 "Griffm Ranch Specific Plan and Vesting Tentative Map 32879 Traffic Impact Study," prepared by Endo
Engineering, September 2004
7 Letter report, dated November 12,2004, by Endo Engineering, titled "Evaluation of the Madison Street Planned
Classification."
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The project does not include inadequate parking or unsafe designs. The site is located
· within the service area of SunLine Transit, and can be served by it. With implementation
of these mitigation measures, overall impacts to traffic are expected to be reduced to a
less than significant level.
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TTM No. 38083 City of La Quinta
Draft Addendum October 2021
Appendix B – CalEEMod Annual Emissions Report –
20 Lots
675
TTM No. 38083 Addendum - 20 Lots
Riverside-Salton Sea County, Annual
Project Characteristics - This model run applies to the currently mapped condition involving 20 one-acre lots. The subdivision of 20 lots into 37 lots will be
reflected in a separate model run to determine the quantitative emissions differences. For analysis purposes, the assumed start of construction date is
approximately three months from the date of this analysis.
Land Use - The current tract map condition includes 20 lots totaling approximately 19.55 acres plus areas for interior road improvements and open space
(categorized as other asphalt surfaces). Population estimates are based on the May 2021 CDF household estimate of 2.60 PPH.
Construction Phase - Default construction time frames are accepted. No structural demolition phase would be involved.
Architectural Coating - SCAQMD Rule 1113 would apply toward the VOC limits in architectural coatings.
Area Coating - SCAMQD Rule 1113 would apply toward the VOC content limits in architectural coatings.
Construction Off-road Equipment Mitigation - SCAMQD Rule 403/403.1 and LQ Municipal COde would apply through a requirement of dust control measures.
This is not a form of mitigation for the Coachella Valley.
Mobile Land Use Mitigation -
Area Mitigation - SCAQMD Rule 1113 would apply toward the VOC content limits in architectural coatings.
Water Mitigation -
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
Single Family Housing 20.00 Dwelling Unit 19.55 36,000.00 52
Other Asphalt Surfaces 5.38 Acre 5.38 234,352.80 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
15
Wind Speed (m/s)Precipitation Freq (Days)2.4 28
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Imperial Irrigation District
2024Operational Year
CO2 Intensity
(lb/MWhr)
189.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:35 PMPage 1 of 31
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
676
2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00
tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00
tblArchitecturalCoating EF_Parking 250.00 100.00
tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00
tblArchitecturalCoating EF_Residential_Interior 250.00 50.00
tblAreaCoating Area_EF_Parking 250 100
tblAreaCoating Area_EF_Residential_Exterior 250 50
tblAreaCoating Area_EF_Residential_Interior 250 50
tblAreaMitigation UseLowVOCPaintParkingCheck False True
tblConstDustMitigation CleanPavedRoadPercentReduction 0 20
tblConstDustMitigation WaterUnpavedRoadMoistureContent 0 50
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15
tblLandUse LotAcreage 6.49 19.55
tblLandUse Population 57.00 52.00
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677
2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.2832 2.5413 2.5463 5.2500e-
003
0.3678 0.1179 0.4857 0.1437 0.1102 0.2539 0.0000 464.4891 464.4891 0.0932 0.0105 469.9376
2023 0.3322 1.4984 1.8700 3.7800e-
003
0.0970 0.0682 0.1653 0.0262 0.0641 0.0903 0.0000 334.6318 334.6318 0.0572 8.9200e-
003
338.7203
Maximum 0.3322 2.5413 2.5463 5.2500e-
003
0.3678 0.1179 0.4857 0.1437 0.1102 0.2539 0.0000 464.4891 464.4891 0.0932 0.0105 469.9376
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.2832 2.5413 2.5463 5.2500e-
003
0.1762 0.1179 0.2942 0.0627 0.1102 0.1730 0.0000 464.4887 464.4887 0.0932 0.0105 469.9371
2023 0.3322 1.4984 1.8700 3.7800e-
003
0.0808 0.0682 0.1490 0.0222 0.0641 0.0863 0.0000 334.6315 334.6315 0.0572 8.9200e-
003
338.7200
Maximum 0.3322 2.5413 2.5463 5.2500e-
003
0.1762 0.1179 0.2942 0.0627 0.1102 0.1730 0.0000 464.4887 464.4887 0.0932 0.0105 469.9371
Mitigated Construction
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:35 PMPage 3 of 31
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678
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 44.71 0.00 31.92 50.01 0.00 24.68 0.00 0.00 0.00 0.00 0.00 0.00
Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter)
1 1-3-2022 4-2-2022 0.9337 0.9337
2 4-3-2022 7-2-2022 0.6314 0.6314
3 7-3-2022 10-2-2022 0.6383 0.6383
4 10-3-2022 1-2-2023 0.6388 0.6388
5 1-3-2023 4-2-2023 0.5699 0.5699
6 4-3-2023 7-2-2023 0.5747 0.5747
7 7-3-2023 9-30-2023 0.5110 0.5110
Highest 0.9337 0.9337
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679
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.2352 0.0142 0.2722 3.7000e-
004
0.0196 0.0196 0.0196 0.0196 2.0442 12.8451 14.8893 6.7300e-
003
2.9000e-
004
15.1450
Energy 3.0500e-
003
0.0261 0.0111 1.7000e-
004
2.1100e-
003
2.1100e-
003
2.1100e-
003
2.1100e-
003
0.0000 43.9168 43.9168 2.9600e-
003
8.4000e-
004
44.2420
Mobile 0.0761 0.1068 0.6817 1.5100e-
003
0.1578 1.2400e-
003
0.1591 0.0422 1.1600e-
003
0.0433 0.0000 139.2195 139.2195 8.3200e-
003
7.5000e-
003
141.6628
Waste 0.0000 0.0000 0.0000 0.0000 4.3278 0.0000 4.3278 0.2558 0.0000 10.7219
Water 0.0000 0.0000 0.0000 0.0000 0.4134 2.2486 2.6621 0.0429 1.0500e-
003
4.0462
Total 0.3143 0.1470 0.9650 2.0500e-
003
0.1578 0.0230 0.1808 0.0422 0.0229 0.0651 6.7854 198.2300 205.0154 0.3166 9.6800e-
003
215.8178
Unmitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:35 PMPage 5 of 31
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680
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.2246 0.0142 0.2722 3.7000e-
004
0.0196 0.0196 0.0196 0.0196 2.0442 12.8451 14.8893 6.7300e-
003
2.9000e-
004
15.1450
Energy 3.0500e-
003
0.0261 0.0111 1.7000e-
004
2.1100e-
003
2.1100e-
003
2.1100e-
003
2.1100e-
003
0.0000 43.9168 43.9168 2.9600e-
003
8.4000e-
004
44.2420
Mobile 0.0761 0.1068 0.6817 1.5100e-
003
0.1578 1.2400e-
003
0.1591 0.0422 1.1600e-
003
0.0433 0.0000 139.2195 139.2195 8.3200e-
003
7.5000e-
003
141.6628
Waste 0.0000 0.0000 0.0000 0.0000 4.3278 0.0000 4.3278 0.2558 0.0000 10.7219
Water 0.0000 0.0000 0.0000 0.0000 0.3307 1.9082 2.2390 0.0343 8.4000e-
004
3.3475
Total 0.3038 0.1470 0.9650 2.0500e-
003
0.1578 0.0230 0.1808 0.0422 0.0229 0.0651 6.7027 197.8896 204.5923 0.3081 9.4700e-
003
215.1190
Mitigated Operational
3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 1/29/2022 2/11/2022 5 10
2 Grading Grading 2/12/2022 4/1/2022 5 35
3 Building Construction Building Construction 4/2/2022 9/1/2023 5 370
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
3.34 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1.22 0.17 0.21 2.70 2.17 0.32
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681
4 Paving Paving 9/2/2023 9/29/2023 5 20
5 Architectural Coating Architectural Coating 9/30/2023 10/27/2023 5 20
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Architectural Coating Air Compressors 1 6.00 78 0.48
Building Construction Cranes 1 7.00 231 0.29
Grading Excavators 2 8.00 158 0.38
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Grading Graders 1 8.00 187 0.41
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Grading Rubber Tired Dozers 1 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Trips and VMT
Residential Indoor: 72,900; Residential Outdoor: 24,300; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 14,061
(Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 105
Acres of Paving: 5.38
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:35 PMPage 7 of 31
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682
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0983 0.0000 0.0983 0.0505 0.0000 0.0505 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0159 0.1654 0.0985 1.9000e-
004
8.0600e-
003
8.0600e-
003
7.4200e-
003
7.4200e-
003
0.0000 16.7197 16.7197 5.4100e-
003
0.0000 16.8549
Total 0.0159 0.1654 0.0985 1.9000e-
004
0.0983 8.0600e-
003
0.1064 0.0505 7.4200e-
003
0.0579 0.0000 16.7197 16.7197 5.4100e-
003
0.0000 16.8549
Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
Use Soil Stabilizer
Replace Ground Cover
Water Exposed Area
Water Unpaved Roads
Reduce Vehicle Speed on Unpaved Roads
Clean Paved Roads
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Grading 8 20.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 106.00 41.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 21.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:35 PMPage 8 of 31
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683
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 2.7000e-
004
1.9000e-
004
2.4100e-
003
1.0000e-
005
7.4000e-
004
0.0000 7.4000e-
004
2.0000e-
004
0.0000 2.0000e-
004
0.0000 0.5856 0.5856 2.0000e-
005
2.0000e-
005
0.5913
Total 2.7000e-
004
1.9000e-
004
2.4100e-
003
1.0000e-
005
7.4000e-
004
0.0000 7.4000e-
004
2.0000e-
004
0.0000 2.0000e-
004
0.0000 0.5856 0.5856 2.0000e-
005
2.0000e-
005
0.5913
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0326 0.0000 0.0326 0.0167 0.0000 0.0167 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0159 0.1654 0.0985 1.9000e-
004
8.0600e-
003
8.0600e-
003
7.4200e-
003
7.4200e-
003
0.0000 16.7197 16.7197 5.4100e-
003
0.0000 16.8549
Total 0.0159 0.1654 0.0985 1.9000e-
004
0.0326 8.0600e-
003
0.0406 0.0167 7.4200e-
003
0.0242 0.0000 16.7197 16.7197 5.4100e-
003
0.0000 16.8549
Mitigated Construction On-Site
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684
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 2.7000e-
004
1.9000e-
004
2.4100e-
003
1.0000e-
005
6.1000e-
004
0.0000 6.2000e-
004
1.7000e-
004
0.0000 1.7000e-
004
0.0000 0.5856 0.5856 2.0000e-
005
2.0000e-
005
0.5913
Total 2.7000e-
004
1.9000e-
004
2.4100e-
003
1.0000e-
005
6.1000e-
004
0.0000 6.2000e-
004
1.7000e-
004
0.0000 1.7000e-
004
0.0000 0.5856 0.5856 2.0000e-
005
2.0000e-
005
0.5913
Mitigated Construction Off-Site
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1611 0.0000 0.1611 0.0639 0.0000 0.0639 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0634 0.6798 0.5082 1.0900e-
003
0.0286 0.0286 0.0263 0.0263 0.0000 95.4356 95.4356 0.0309 0.0000 96.2072
Total 0.0634 0.6798 0.5082 1.0900e-
003
0.1611 0.0286 0.1897 0.0639 0.0263 0.0903 0.0000 95.4356 95.4356 0.0309 0.0000 96.2072
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:35 PMPage 10 of 31
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685
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 1.0400e-
003
7.6000e-
004
9.3700e-
003
2.0000e-
005
2.8800e-
003
1.0000e-
005
2.8900e-
003
7.6000e-
004
1.0000e-
005
7.8000e-
004
0.0000 2.2773 2.2773 7.0000e-
005
7.0000e-
005
2.2993
Total 1.0400e-
003
7.6000e-
004
9.3700e-
003
2.0000e-
005
2.8800e-
003
1.0000e-
005
2.8900e-
003
7.6000e-
004
1.0000e-
005
7.8000e-
004
0.0000 2.2773 2.2773 7.0000e-
005
7.0000e-
005
2.2993
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0534 0.0000 0.0534 0.0212 0.0000 0.0212 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0634 0.6798 0.5082 1.0900e-
003
0.0286 0.0286 0.0263 0.0263 0.0000 95.4354 95.4354 0.0309 0.0000 96.2071
Total 0.0634 0.6798 0.5082 1.0900e-
003
0.0534 0.0286 0.0820 0.0212 0.0263 0.0475 0.0000 95.4354 95.4354 0.0309 0.0000 96.2071
Mitigated Construction On-Site
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686
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 1.0400e-
003
7.6000e-
004
9.3700e-
003
2.0000e-
005
2.3800e-
003
1.0000e-
005
2.4000e-
003
6.4000e-
004
1.0000e-
005
6.6000e-
004
0.0000 2.2773 2.2773 7.0000e-
005
7.0000e-
005
2.2993
Total 1.0400e-
003
7.6000e-
004
9.3700e-
003
2.0000e-
005
2.3800e-
003
1.0000e-
005
2.4000e-
003
6.4000e-
004
1.0000e-
005
6.6000e-
004
0.0000 2.2773 2.2773 7.0000e-
005
7.0000e-
005
2.2993
Mitigated Construction Off-Site
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1664 1.5225 1.5954 2.6300e-
003
0.0789 0.0789 0.0742 0.0742 0.0000 225.9321 225.9321 0.0541 0.0000 227.2853
Total 0.1664 1.5225 1.5954 2.6300e-
003
0.0789 0.0789 0.0742 0.0742 0.0000 225.9321 225.9321 0.0541 0.0000 227.2853
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:35 PMPage 12 of 31
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687
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 5.6100e-
003
0.1502 0.0557 5.9000e-
004
0.0198 1.9200e-
003
0.0217 5.7100e-
003
1.8400e-
003
7.5500e-
003
0.0000 56.2945 56.2945 6.1000e-
004
8.3700e-
003
58.8036
Worker 0.0306 0.0224 0.2766 7.3000e-
004
0.0850 4.4000e-
004
0.0855 0.0226 4.1000e-
004
0.0230 0.0000 67.2444 67.2444 2.1100e-
003
2.0100e-
003
67.8960
Total 0.0362 0.1726 0.3324 1.3200e-
003
0.1048 2.3600e-
003
0.1072 0.0283 2.2500e-
003
0.0305 0.0000 123.5389 123.5389 2.7200e-
003
0.0104 126.6996
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1664 1.5225 1.5954 2.6300e-
003
0.0789 0.0789 0.0742 0.0742 0.0000 225.9318 225.9318 0.0541 0.0000 227.2850
Total 0.1664 1.5225 1.5954 2.6300e-
003
0.0789 0.0789 0.0742 0.0742 0.0000 225.9318 225.9318 0.0541 0.0000 227.2850
Mitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
688
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 5.6100e-
003
0.1502 0.0557 5.9000e-
004
0.0170 1.9200e-
003
0.0189 5.0200e-
003
1.8400e-
003
6.8600e-
003
0.0000 56.2945 56.2945 6.1000e-
004
8.3700e-
003
58.8036
Worker 0.0306 0.0224 0.2766 7.3000e-
004
0.0703 4.4000e-
004
0.0707 0.0190 4.1000e-
004
0.0194 0.0000 67.2444 67.2444 2.1100e-
003
2.0100e-
003
67.8960
Total 0.0362 0.1726 0.3324 1.3200e-
003
0.0873 2.3600e-
003
0.0896 0.0240 2.2500e-
003
0.0262 0.0000 123.5389 123.5389 2.7200e-
003
0.0104 126.6996
Mitigated Construction Off-Site
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1376 1.2587 1.4214 2.3600e-
003
0.0612 0.0612 0.0576 0.0576 0.0000 202.8292 202.8292 0.0483 0.0000 204.0354
Total 0.1376 1.2587 1.4214 2.3600e-
003
0.0612 0.0612 0.0576 0.0576 0.0000 202.8292 202.8292 0.0483 0.0000 204.0354
Unmitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
689
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 3.6100e-
003
0.1063 0.0467 5.0000e-
004
0.0178 8.1000e-
004
0.0186 5.1300e-
003
7.7000e-
004
5.9000e-
003
0.0000 48.5420 48.5420 5.1000e-
004
7.1900e-
003
50.6979
Worker 0.0255 0.0178 0.2290 6.4000e-
004
0.0763 3.7000e-
004
0.0767 0.0203 3.4000e-
004
0.0206 0.0000 58.4133 58.4133 1.7100e-
003
1.6700e-
003
58.9529
Total 0.0291 0.1241 0.2758 1.1400e-
003
0.0941 1.1800e-
003
0.0952 0.0254 1.1100e-
003
0.0265 0.0000 106.9553 106.9553 2.2200e-
003
8.8600e-
003
109.6508
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1376 1.2587 1.4214 2.3600e-
003
0.0612 0.0612 0.0576 0.0576 0.0000 202.8289 202.8289 0.0483 0.0000 204.0352
Total 0.1376 1.2587 1.4214 2.3600e-
003
0.0612 0.0612 0.0576 0.0576 0.0000 202.8289 202.8289 0.0483 0.0000 204.0352
Mitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
690
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 3.6100e-
003
0.1063 0.0467 5.0000e-
004
0.0153 8.1000e-
004
0.0161 4.5100e-
003
7.7000e-
004
5.2800e-
003
0.0000 48.5420 48.5420 5.1000e-
004
7.1900e-
003
50.6979
Worker 0.0255 0.0178 0.2290 6.4000e-
004
0.0631 3.7000e-
004
0.0635 0.0170 3.4000e-
004
0.0174 0.0000 58.4133 58.4133 1.7100e-
003
1.6700e-
003
58.9529
Total 0.0291 0.1241 0.2758 1.1400e-
003
0.0783 1.1800e-
003
0.0795 0.0215 1.1100e-
003
0.0226 0.0000 106.9553 106.9553 2.2200e-
003
8.8600e-
003
109.6508
Mitigated Construction Off-Site
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0103 0.1019 0.1458 2.3000e-
004
5.1000e-
003
5.1000e-
003
4.6900e-
003
4.6900e-
003
0.0000 20.0269 20.0269 6.4800e-
003
0.0000 20.1888
Paving 7.0500e-
003
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 0.0174 0.1019 0.1458 2.3000e-
004
5.1000e-
003
5.1000e-
003
4.6900e-
003
4.6900e-
003
0.0000 20.0269 20.0269 6.4800e-
003
0.0000 20.1888
Unmitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
691
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 4.1000e-
004
2.9000e-
004
3.7000e-
003
1.0000e-
005
1.2300e-
003
1.0000e-
005
1.2400e-
003
3.3000e-
004
1.0000e-
005
3.3000e-
004
0.0000 0.9447 0.9447 3.0000e-
005
3.0000e-
005
0.9534
Total 4.1000e-
004
2.9000e-
004
3.7000e-
003
1.0000e-
005
1.2300e-
003
1.0000e-
005
1.2400e-
003
3.3000e-
004
1.0000e-
005
3.3000e-
004
0.0000 0.9447 0.9447 3.0000e-
005
3.0000e-
005
0.9534
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0103 0.1019 0.1458 2.3000e-
004
5.1000e-
003
5.1000e-
003
4.6900e-
003
4.6900e-
003
0.0000 20.0268 20.0268 6.4800e-
003
0.0000 20.1888
Paving 7.0500e-
003
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 0.0174 0.1019 0.1458 2.3000e-
004
5.1000e-
003
5.1000e-
003
4.6900e-
003
4.6900e-
003
0.0000 20.0268 20.0268 6.4800e-
003
0.0000 20.1888
Mitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
692
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 4.1000e-
004
2.9000e-
004
3.7000e-
003
1.0000e-
005
1.0200e-
003
1.0000e-
005
1.0300e-
003
2.8000e-
004
1.0000e-
005
2.8000e-
004
0.0000 0.9447 0.9447 3.0000e-
005
3.0000e-
005
0.9534
Total 4.1000e-
004
2.9000e-
004
3.7000e-
003
1.0000e-
005
1.0200e-
003
1.0000e-
005
1.0300e-
003
2.8000e-
004
1.0000e-
005
2.8000e-
004
0.0000 0.9447 0.9447 3.0000e-
005
3.0000e-
005
0.9534
Mitigated Construction Off-Site
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.1452 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 1.9200e-
003
0.0130 0.0181 3.0000e-
005
7.1000e-
004
7.1000e-
004
7.1000e-
004
7.1000e-
004
0.0000 2.5533 2.5533 1.5000e-
004
0.0000 2.5571
Total 0.1471 0.0130 0.0181 3.0000e-
005
7.1000e-
004
7.1000e-
004
7.1000e-
004
7.1000e-
004
0.0000 2.5533 2.5533 1.5000e-
004
0.0000 2.5571
Unmitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
693
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 5.8000e-
004
4.0000e-
004
5.1900e-
003
1.0000e-
005
1.7300e-
003
1.0000e-
005
1.7400e-
003
4.6000e-
004
1.0000e-
005
4.7000e-
004
0.0000 1.3226 1.3226 4.0000e-
005
4.0000e-
005
1.3348
Total 5.8000e-
004
4.0000e-
004
5.1900e-
003
1.0000e-
005
1.7300e-
003
1.0000e-
005
1.7400e-
003
4.6000e-
004
1.0000e-
005
4.7000e-
004
0.0000 1.3226 1.3226 4.0000e-
005
4.0000e-
005
1.3348
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.1452 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 1.9200e-
003
0.0130 0.0181 3.0000e-
005
7.1000e-
004
7.1000e-
004
7.1000e-
004
7.1000e-
004
0.0000 2.5533 2.5533 1.5000e-
004
0.0000 2.5571
Total 0.1471 0.0130 0.0181 3.0000e-
005
7.1000e-
004
7.1000e-
004
7.1000e-
004
7.1000e-
004
0.0000 2.5533 2.5533 1.5000e-
004
0.0000 2.5571
Mitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
694
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 5.8000e-
004
4.0000e-
004
5.1900e-
003
1.0000e-
005
1.4300e-
003
1.0000e-
005
1.4400e-
003
3.9000e-
004
1.0000e-
005
3.9000e-
004
0.0000 1.3226 1.3226 4.0000e-
005
4.0000e-
005
1.3348
Total 5.8000e-
004
4.0000e-
004
5.1900e-
003
1.0000e-
005
1.4300e-
003
1.0000e-
005
1.4400e-
003
3.9000e-
004
1.0000e-
005
3.9000e-
004
0.0000 1.3226 1.3226 4.0000e-
005
4.0000e-
005
1.3348
Mitigated Construction Off-Site
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
695
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.0761 0.1068 0.6817 1.5100e-
003
0.1578 1.2400e-
003
0.1591 0.0422 1.1600e-
003
0.0433 0.0000 139.2195 139.2195 8.3200e-
003
7.5000e-
003
141.6628
Unmitigated 0.0761 0.1068 0.6817 1.5100e-
003
0.1578 1.2400e-
003
0.1591 0.0422 1.1600e-
003
0.0433 0.0000 139.2195 139.2195 8.3200e-
003
7.5000e-
003
141.6628
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Other Asphalt Surfaces 0.00 0.00 0.00
Single Family Housing 188.80 190.80 171.00 417,282 417,282
Total 188.80 190.80 171.00 417,282 417,282
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Other Asphalt Surfaces 12.50 4.20 5.40 0.00 0.00 0.00 0 0 0
Single Family Housing 11.00 3.50 4.50 40.20 19.20 40.60 86 11 3
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Other Asphalt Surfaces 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
Single Family Housing 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
5.0 Energy Detail
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
696
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated
0.0000 0.0000 0.0000 0.0000 0.0000 13.7269 13.7269 2.3800e-
003
2.9000e-
004
13.8726
Electricity
Unmitigated
0.0000 0.0000 0.0000 0.0000 0.0000 13.7269 13.7269 2.3800e-
003
2.9000e-
004
13.8726
NaturalGas
Mitigated
3.0500e-
003
0.0261 0.0111 1.7000e-
004
2.1100e-
003
2.1100e-
003
2.1100e-
003
2.1100e-
003
0.0000 30.1900 30.1900 5.8000e-
004
5.5000e-
004
30.3694
NaturalGas
Unmitigated
3.0500e-
003
0.0261 0.0111 1.7000e-
004
2.1100e-
003
2.1100e-
003
2.1100e-
003
2.1100e-
003
0.0000 30.1900 30.1900 5.8000e-
004
5.5000e-
004
30.3694
5.1 Mitigation Measures Energy
Historical Energy Use: N
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697
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
565739 3.0500e-
003
0.0261 0.0111 1.7000e-
004
2.1100e-
003
2.1100e-
003
2.1100e-
003
2.1100e-
003
0.0000 30.1900 30.1900 5.8000e-
004
5.5000e-
004
30.3694
Total 3.0500e-
003
0.0261 0.0111 1.7000e-
004
2.1100e-
003
2.1100e-
003
2.1100e-
003
2.1100e-
003
0.0000 30.1900 30.1900 5.8000e-
004
5.5000e-
004
30.3694
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
565739 3.0500e-
003
0.0261 0.0111 1.7000e-
004
2.1100e-
003
2.1100e-
003
2.1100e-
003
2.1100e-
003
0.0000 30.1900 30.1900 5.8000e-
004
5.5000e-
004
30.3694
Total 3.0500e-
003
0.0261 0.0111 1.7000e-
004
2.1100e-
003
2.1100e-
003
2.1100e-
003
2.1100e-
003
0.0000 30.1900 30.1900 5.8000e-
004
5.5000e-
004
30.3694
Mitigated
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698
6.0 Area Detail
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
159293 13.7269 2.3800e-
003
2.9000e-
004
13.8726
Total 13.7269 2.3800e-
003
2.9000e-
004
13.8726
Unmitigated
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
159293 13.7269 2.3800e-
003
2.9000e-
004
13.8726
Total 13.7269 2.3800e-
003
2.9000e-
004
13.8726
Mitigated
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699
Use Low VOC Paint - Residential Interior
Use Low VOC Paint - Residential Exterior
Use Low VOC Cleaning Supplies
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.2246 0.0142 0.2722 3.7000e-
004
0.0196 0.0196 0.0196 0.0196 2.0442 12.8451 14.8893 6.7300e-
003
2.9000e-
004
15.1450
Unmitigated 0.2352 0.0142 0.2722 3.7000e-
004
0.0196 0.0196 0.0196 0.0196 2.0442 12.8451 14.8893 6.7300e-
003
2.9000e-
004
15.1450
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6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0145 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.1558 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.0604 0.0125 0.1237 3.6000e-
004
0.0188 0.0188 0.0188 0.0188 2.0442 12.6024 14.6466 6.5000e-
003
2.9000e-
004
14.8965
Landscaping 4.4700e-
003
1.7100e-
003
0.1485 1.0000e-
005
8.2000e-
004
8.2000e-
004
8.2000e-
004
8.2000e-
004
0.0000 0.2427 0.2427 2.3000e-
004
0.0000 0.2485
Total 0.2352 0.0142 0.2722 3.7000e-
004
0.0196 0.0196 0.0196 0.0196 2.0442 12.8451 14.8893 6.7300e-
003
2.9000e-
004
15.1450
Unmitigated
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701
Install Low Flow Bathroom Faucet
Install Low Flow Kitchen Faucet
Install Low Flow Toilet
Install Low Flow Shower
Turf Reduction
Use Water Efficient Irrigation System
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0145 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.1452 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.0604 0.0125 0.1237 3.6000e-
004
0.0188 0.0188 0.0188 0.0188 2.0442 12.6024 14.6466 6.5000e-
003
2.9000e-
004
14.8965
Landscaping 4.4700e-
003
1.7100e-
003
0.1485 1.0000e-
005
8.2000e-
004
8.2000e-
004
8.2000e-
004
8.2000e-
004
0.0000 0.2427 0.2427 2.3000e-
004
0.0000 0.2485
Total 0.2246 0.0142 0.2722 3.7000e-
004
0.0196 0.0196 0.0196 0.0196 2.0442 12.8451 14.8893 6.7300e-
003
2.9000e-
004
15.1450
Mitigated
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Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 2.2390 0.0343 8.4000e-
004
3.3475
Unmitigated 2.6621 0.0429 1.0500e-
003
4.0462
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Other Asphalt
Surfaces
0 / 0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.30308 /
0.821507
2.6621 0.0429 1.0500e-
003
4.0462
Total 2.6621 0.0429 1.0500e-
003
4.0462
Unmitigated
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7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Other Asphalt
Surfaces
0 / 0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.04246 /
0.771395
2.2390 0.0343 8.4000e-
004
3.3475
Total 2.2390 0.0343 8.4000e-
004
3.3475
Mitigated
8.1 Mitigation Measures Waste
8.0 Waste Detail
Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 4.3278 0.2558 0.0000 10.7219
Unmitigated 4.3278 0.2558 0.0000 10.7219
Category/Year
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8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
21.32 4.3278 0.2558 0.0000 10.7219
Total 4.3278 0.2558 0.0000 10.7219
Unmitigated
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
21.32 4.3278 0.2558 0.0000 10.7219
Total 4.3278 0.2558 0.0000 10.7219
Mitigated
9.0 Operational Offroad
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11.0 Vegetation
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
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706
TTM No. 38083 City of La Quinta
Draft Addendum October 2021
Appendix C – CalEEMod Summer Emissions Report –
20 Lots
707
TTM No. 38083 Addendum - 20 Lots
Riverside-Salton Sea County, Summer
Project Characteristics - This model run applies to the currently mapped condition involving 20 one-acre lots. The subdivision of 20 lots into 37 lots will be
reflected in a separate model run to determine the quantitative emissions differences. For analysis purposes, the assumed start of construction date is
approximately three months from the date of this analysis.
Land Use - The current tract map condition includes 20 lots totaling approximately 19.55 acres plus areas for interior road improvements and open space
(categorized as other asphalt surfaces). Population estimates are based on the May 2021 CDF household estimate of 2.60 PPH.
Construction Phase - Default construction time frames are accepted. No structural demolition phase would be involved.
Architectural Coating - SCAQMD Rule 1113 would apply toward the VOC limits in architectural coatings.
Area Coating - SCAMQD Rule 1113 would apply toward the VOC content limits in architectural coatings.
Construction Off-road Equipment Mitigation - SCAMQD Rule 403/403.1 and LQ Municipal COde would apply through a requirement of dust control measures.
This is not a form of mitigation for the Coachella Valley.
Mobile Land Use Mitigation -
Area Mitigation - SCAQMD Rule 1113 would apply toward the VOC content limits in architectural coatings.
Water Mitigation -
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
Single Family Housing 20.00 Dwelling Unit 19.55 36,000.00 52
Other Asphalt Surfaces 5.38 Acre 5.38 234,352.80 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
15
Wind Speed (m/s)Precipitation Freq (Days)2.4 28
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Imperial Irrigation District
2024Operational Year
CO2 Intensity
(lb/MWhr)
189.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
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2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00
tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00
tblArchitecturalCoating EF_Parking 250.00 100.00
tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00
tblArchitecturalCoating EF_Residential_Interior 250.00 50.00
tblAreaCoating Area_EF_Parking 250 100
tblAreaCoating Area_EF_Residential_Exterior 250 50
tblAreaCoating Area_EF_Residential_Interior 250 50
tblAreaMitigation UseLowVOCPaintParkingCheck False True
tblConstDustMitigation CleanPavedRoadPercentReduction 0 20
tblConstDustMitigation WaterUnpavedRoadMoistureContent 0 50
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15
tblLandUse LotAcreage 6.49 19.55
tblLandUse Population 57.00 52.00
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2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.6926 38.8842 29.6608 0.0636 19.8076 1.6357 21.4210 10.1424 1.5049 11.6267 0.0000 6,166.099
8
6,166.099
8
1.9486 0.1163 6,216.042
0
2023 14.7793 15.7353 19.7918 0.0406 1.0926 0.7132 1.8058 0.2945 0.6712 0.9657 0.0000 3,959.327
0
3,959.327
0
0.7170 0.1106 4,008.171
4
Maximum 14.7793 38.8842 29.6608 0.0636 19.8076 1.6357 21.4210 10.1424 1.5049 11.6267 0.0000 6,166.099
8
6,166.099
8
1.9486 0.1163 6,216.042
0
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.6926 38.8842 29.6608 0.0636 6.6407 1.6357 8.2541 3.3825 1.5049 4.8668 0.0000 6,166.099
8
6,166.099
8
1.9486 0.1163 6,216.042
0
2023 14.7793 15.7353 19.7918 0.0406 0.9092 0.7132 1.6224 0.2495 0.6712 0.9206 0.0000 3,959.327
0
3,959.327
0
0.7170 0.1106 4,008.171
4
Maximum 14.7793 38.8842 29.6608 0.0636 6.6407 1.6357 8.2541 3.3825 1.5049 4.8668 0.0000 6,166.099
8
6,166.099
8
1.9486 0.1163 6,216.042
0
Mitigated Construction
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710
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 63.88 0.00 57.48 65.20 0.00 54.04 0.00 0.00 0.00 0.00 0.00 0.00
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.4562 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5443
Energy 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Mobile 0.5084 0.5642 4.1275 8.9600e-
003
0.9018 6.9900e-
003
0.9088 0.2406 6.5500e-
003
0.2471 913.3008 913.3008 0.0498 0.0453 928.0467
Total 2.9813 1.0303 8.8553 0.0188 0.9018 0.4860 1.3878 0.2406 0.4856 0.7262 54.9593 1,437.445
8
1,492.405
1
0.2309 0.0565 1,515.023
9
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.3986 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5443
Energy 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Mobile 0.5084 0.5642 4.1275 8.9600e-
003
0.9018 6.9900e-
003
0.9088 0.2406 6.5500e-
003
0.2471 913.3008 913.3008 0.0498 0.0453 928.0467
Total 2.9237 1.0303 8.8553 0.0188 0.9018 0.4860 1.3878 0.2406 0.4856 0.7262 54.9593 1,437.445
8
1,492.405
1
0.2309 0.0565 1,515.023
9
Mitigated Operational
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3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 1/29/2022 2/11/2022 5 10
2 Grading Grading 2/12/2022 4/1/2022 5 35
3 Building Construction Building Construction 4/2/2022 9/1/2023 5 370
4 Paving Paving 9/2/2023 9/29/2023 5 20
5 Architectural Coating Architectural Coating 9/30/2023 10/27/2023 5 20
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Architectural Coating Air Compressors 1 6.00 78 0.48
Building Construction Cranes 1 7.00 231 0.29
Grading Excavators 2 8.00 158 0.38
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Grading Graders 1 8.00 187 0.41
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
1.93 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Residential Indoor: 72,900; Residential Outdoor: 24,300; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 14,061
(Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 105
Acres of Paving: 5.38
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3.1 Mitigation Measures Construction
Use Soil Stabilizer
Replace Ground Cover
Water Exposed Area
Water Unpaved Roads
Reduce Vehicle Speed on Unpaved Roads
Clean Paved Roads
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Grading Rubber Tired Dozers 1 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Grading 8 20.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 106.00 41.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 21.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
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3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 19.6570 0.0000 19.6570 10.1025 0.0000 10.1025 0.0000 0.0000
Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Total 3.1701 33.0835 19.6978 0.0380 19.6570 1.6126 21.2696 10.1025 1.4836 11.5860 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0610 0.0366 0.5574 1.3800e-
003
0.1506 7.7000e-
004
0.1514 0.0400 7.1000e-
004
0.0407 139.2203 139.2203 3.9800e-
003
3.7000e-
003
140.4236
Total 0.0610 0.0366 0.5574 1.3800e-
003
0.1506 7.7000e-
004
0.1514 0.0400 7.1000e-
004
0.0407 139.2203 139.2203 3.9800e-
003
3.7000e-
003
140.4236
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 8 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
715
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 6.5163 0.0000 6.5163 3.3490 0.0000 3.3490 0.0000 0.0000
Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 0.0000 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Total 3.1701 33.0835 19.6978 0.0380 6.5163 1.6126 8.1289 3.3490 1.4836 4.8325 0.0000 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0610 0.0366 0.5574 1.3800e-
003
0.1244 7.7000e-
004
0.1252 0.0335 7.1000e-
004
0.0342 139.2203 139.2203 3.9800e-
003
3.7000e-
003
140.4236
Total 0.0610 0.0366 0.5574 1.3800e-
003
0.1244 7.7000e-
004
0.1252 0.0335 7.1000e-
004
0.0342 139.2203 139.2203 3.9800e-
003
3.7000e-
003
140.4236
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 9 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
716
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 9.2036 0.0000 9.2036 3.6538 0.0000 3.6538 0.0000 0.0000
Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Total 3.6248 38.8435 29.0415 0.0621 9.2036 1.6349 10.8385 3.6538 1.5041 5.1579 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0678 0.0407 0.6193 1.5300e-
003
0.1673 8.6000e-
004
0.1682 0.0444 7.9000e-
004
0.0452 154.6893 154.6893 4.4200e-
003
4.1200e-
003
156.0262
Total 0.0678 0.0407 0.6193 1.5300e-
003
0.1673 8.6000e-
004
0.1682 0.0444 7.9000e-
004
0.0452 154.6893 154.6893 4.4200e-
003
4.1200e-
003
156.0262
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 10 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
717
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 3.0510 0.0000 3.0510 1.2112 0.0000 1.2112 0.0000 0.0000
Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 0.0000 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Total 3.6248 38.8435 29.0415 0.0621 3.0510 1.6349 4.6859 1.2112 1.5041 2.7153 0.0000 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0678 0.0407 0.6193 1.5300e-
003
0.1383 8.6000e-
004
0.1391 0.0372 7.9000e-
004
0.0380 154.6893 154.6893 4.4200e-
003
4.1200e-
003
156.0262
Total 0.0678 0.0407 0.6193 1.5300e-
003
0.1383 8.6000e-
004
0.1391 0.0372 7.9000e-
004
0.0380 154.6893 154.6893 4.4200e-
003
4.1200e-
003
156.0262
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 11 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
718
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0591 1.4705 0.5610 6.0000e-
003
0.2058 0.0197 0.2254 0.0593 0.0188 0.0781 636.0878 636.0878 6.9700e-
003
0.0945 664.4224
Worker 0.3592 0.2158 3.2823 8.1100e-
003
0.8869 4.5400e-
003
0.8914 0.2352 4.1800e-
003
0.2394 819.8531 819.8531 0.0234 0.0218 826.9389
Total 0.4182 1.6863 3.8433 0.0141 1.0926 0.0242 1.1169 0.2945 0.0230 0.3175 1,455.940
9
1,455.940
9
0.0304 0.1163 1,491.361
3
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 12 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
719
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0591 1.4705 0.5610 6.0000e-
003
0.1765 0.0197 0.1962 0.0521 0.0188 0.0709 636.0878 636.0878 6.9700e-
003
0.0945 664.4224
Worker 0.3592 0.2158 3.2823 8.1100e-
003
0.7327 4.5400e-
003
0.7373 0.1974 4.1800e-
003
0.2016 819.8531 819.8531 0.0234 0.0218 826.9389
Total 0.4182 1.6863 3.8433 0.0141 0.9092 0.0242 0.9334 0.2495 0.0230 0.2725 1,455.940
9
1,455.940
9
0.0304 0.1163 1,491.361
3
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 13 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
720
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0430 1.1592 0.5256 5.7600e-
003
0.2058 9.1900e-
003
0.2150 0.0593 8.8000e-
003
0.0681 610.7317 610.7317 6.4800e-
003
0.0904 637.8392
Worker 0.3327 0.1912 3.0222 7.8500e-
003
0.8869 4.2700e-
003
0.8911 0.2352 3.9300e-
003
0.2392 793.3854 793.3854 0.0211 0.0202 799.9262
Total 0.3756 1.3504 3.5478 0.0136 1.0926 0.0135 1.1061 0.2945 0.0127 0.3072 1,404.117
1
1,404.117
1
0.0276 0.1106 1,437.765
3
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 14 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
721
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0430 1.1592 0.5256 5.7600e-
003
0.1765 9.1900e-
003
0.1857 0.0521 8.8000e-
003
0.0609 610.7317 610.7317 6.4800e-
003
0.0904 637.8392
Worker 0.3327 0.1912 3.0222 7.8500e-
003
0.7327 4.2700e-
003
0.7370 0.1974 3.9300e-
003
0.2013 793.3854 793.3854 0.0211 0.0202 799.9262
Total 0.3756 1.3504 3.5478 0.0136 0.9092 0.0135 0.9227 0.2495 0.0127 0.2622 1,404.117
1
1,404.117
1
0.0276 0.1106 1,437.765
3
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 15 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
722
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Paving 0.7048 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.7375 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0471 0.0271 0.4277 1.1100e-
003
0.1255 6.0000e-
004
0.1261 0.0333 5.6000e-
004
0.0338 112.2715 112.2715 2.9900e-
003
2.8600e-
003
113.1971
Total 0.0471 0.0271 0.4277 1.1100e-
003
0.1255 6.0000e-
004
0.1261 0.0333 5.6000e-
004
0.0338 112.2715 112.2715 2.9900e-
003
2.8600e-
003
113.1971
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 16 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
723
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Paving 0.7048 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.7375 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0471 0.0271 0.4277 1.1100e-
003
0.1037 6.0000e-
004
0.1043 0.0279 5.6000e-
004
0.0285 112.2715 112.2715 2.9900e-
003
2.8600e-
003
113.1971
Total 0.0471 0.0271 0.4277 1.1100e-
003
0.1037 6.0000e-
004
0.1043 0.0279 5.6000e-
004
0.0285 112.2715 112.2715 2.9900e-
003
2.8600e-
003
113.1971
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 17 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
724
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 14.5217 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Total 14.7134 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0659 0.0379 0.5988 1.5600e-
003
0.1757 8.5000e-
004
0.1766 0.0466 7.8000e-
004
0.0474 157.1801 157.1801 4.1800e-
003
4.0000e-
003
158.4759
Total 0.0659 0.0379 0.5988 1.5600e-
003
0.1757 8.5000e-
004
0.1766 0.0466 7.8000e-
004
0.0474 157.1801 157.1801 4.1800e-
003
4.0000e-
003
158.4759
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:28 PMPage 18 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
725
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 14.5217 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690
Total 14.7134 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0659 0.0379 0.5988 1.5600e-
003
0.1452 8.5000e-
004
0.1460 0.0391 7.8000e-
004
0.0399 157.1801 157.1801 4.1800e-
003
4.0000e-
003
158.4759
Total 0.0659 0.0379 0.5988 1.5600e-
003
0.1452 8.5000e-
004
0.1460 0.0391 7.8000e-
004
0.0399 157.1801 157.1801 4.1800e-
003
4.0000e-
003
158.4759
Mitigated Construction Off-Site
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4.0 Operational Detail - Mobile
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 0.5084 0.5642 4.1275 8.9600e-
003
0.9018 6.9900e-
003
0.9088 0.2406 6.5500e-
003
0.2471 913.3008 913.3008 0.0498 0.0453 928.0467
Unmitigated 0.5084 0.5642 4.1275 8.9600e-
003
0.9018 6.9900e-
003
0.9088 0.2406 6.5500e-
003
0.2471 913.3008 913.3008 0.0498 0.0453 928.0467
4.1 Mitigation Measures Mobile
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Other Asphalt Surfaces 0.00 0.00 0.00
Single Family Housing 188.80 190.80 171.00 417,282 417,282
Total 188.80 190.80 171.00 417,282 417,282
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Other Asphalt Surfaces 12.50 4.20 5.40 0.00 0.00 0.00 0 0 0
Single Family Housing 11.00 3.50 4.50 40.20 19.20 40.60 86 11 3
4.4 Fleet Mix
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Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Other Asphalt Surfaces 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
Single Family Housing 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated
0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
NaturalGas
Unmitigated
0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
5.1 Mitigation Measures Energy
Historical Energy Use: N
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6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1549.97 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Total 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.54997 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Total 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Mitigated
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Use Low VOC Paint - Residential Interior
Use Low VOC Paint - Residential Exterior
Use Low VOC Cleaning Supplies
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 2.3986 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5443
Unmitigated 2.4562 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5443
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6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.0796 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.8534 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 1.4736 0.3043 3.0171 8.8000e-
003
0.4584 0.4584 0.4584 0.4584 54.9593 338.8235 393.7828 0.1747 7.8900e-
003
400.5008
Landscaping 0.0496 0.0190 1.6499 9.0000e-
005
9.1400e-
003
9.1400e-
003
9.1400e-
003
9.1400e-
003
2.9722 2.9722 2.8500e-
003
3.0436
Total 2.4562 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5444
Unmitigated
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Install Low Flow Bathroom Faucet
Install Low Flow Kitchen Faucet
Install Low Flow Toilet
Install Low Flow Shower
Turf Reduction
Use Water Efficient Irrigation System
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.0796 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.7958 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 1.4736 0.3043 3.0171 8.8000e-
003
0.4584 0.4584 0.4584 0.4584 54.9593 338.8235 393.7828 0.1747 7.8900e-
003
400.5008
Landscaping 0.0496 0.0190 1.6499 9.0000e-
005
9.1400e-
003
9.1400e-
003
9.1400e-
003
9.1400e-
003
2.9722 2.9722 2.8500e-
003
3.0436
Total 2.3986 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5444
Mitigated
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11.0 Vegetation
8.1 Mitigation Measures Waste
8.0 Waste Detail
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
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TTM No. 38083 City of La Quinta
Draft Addendum October 2021
Appendix D – CalEEMod Winter Emissions Report –
20 Lots
734
TTM No. 38083 Addendum - 20 Lots
Riverside-Salton Sea County, Winter
Project Characteristics - This model run applies to the currently mapped condition involving 20 one-acre lots. The subdivision of 20 lots into 37 lots will be
reflected in a separate model run to determine the quantitative emissions differences. For analysis purposes, the assumed start of construction date is
approximately three months from the date of this analysis.
Land Use - The current tract map condition includes 20 lots totaling approximately 19.55 acres plus areas for interior road improvements and open space
(categorized as other asphalt surfaces). Population estimates are based on the May 2021 CDF household estimate of 2.60 PPH.
Construction Phase - Default construction time frames are accepted. No structural demolition phase would be involved.
Architectural Coating - SCAQMD Rule 1113 would apply toward the VOC limits in architectural coatings.
Area Coating - SCAMQD Rule 1113 would apply toward the VOC content limits in architectural coatings.
Construction Off-road Equipment Mitigation - SCAMQD Rule 403/403.1 and LQ Municipal COde would apply through a requirement of dust control measures.
This is not a form of mitigation for the Coachella Valley.
Mobile Land Use Mitigation -
Area Mitigation - SCAQMD Rule 1113 would apply toward the VOC content limits in architectural coatings.
Water Mitigation -
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
Single Family Housing 20.00 Dwelling Unit 19.55 36,000.00 52
Other Asphalt Surfaces 5.38 Acre 5.38 234,352.80 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
15
Wind Speed (m/s)Precipitation Freq (Days)2.4 28
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Imperial Irrigation District
2024Operational Year
CO2 Intensity
(lb/MWhr)
189.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
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2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00
tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00
tblArchitecturalCoating EF_Parking 250.00 100.00
tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00
tblArchitecturalCoating EF_Residential_Interior 250.00 50.00
tblAreaCoating Area_EF_Parking 250 100
tblAreaCoating Area_EF_Residential_Exterior 250 50
tblAreaCoating Area_EF_Residential_Interior 250 50
tblAreaMitigation UseLowVOCPaintParkingCheck False True
tblConstDustMitigation CleanPavedRoadPercentReduction 0 20
tblConstDustMitigation WaterUnpavedRoadMoistureContent 0 50
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15
tblLandUse LotAcreage 6.49 19.55
tblLandUse Population 57.00 52.00
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2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.6867 38.8857 29.5511 0.0635 19.8076 1.6357 21.4210 10.1424 1.5049 11.6267 0.0000 6,151.596
4
6,151.596
4
1.9487 0.1170 6,201.570
1
2023 14.7737 15.8140 19.2816 0.0398 1.0926 0.7132 1.8059 0.2945 0.6712 0.9657 0.0000 3,887.061
4
3,887.061
4
0.7170 0.1114 3,936.163
4
Maximum 14.7737 38.8857 29.5511 0.0635 19.8076 1.6357 21.4210 10.1424 1.5049 11.6267 0.0000 6,151.596
4
6,151.596
4
1.9487 0.1170 6,201.570
1
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.6867 38.8857 29.5511 0.0635 6.6407 1.6357 8.2541 3.3825 1.5049 4.8668 0.0000 6,151.596
4
6,151.596
4
1.9487 0.1170 6,201.570
1
2023 14.7737 15.8140 19.2816 0.0398 0.9092 0.7132 1.6224 0.2495 0.6712 0.9207 0.0000 3,887.061
4
3,887.061
4
0.7170 0.1114 3,936.163
3
Maximum 14.7737 38.8857 29.5511 0.0635 6.6407 1.6357 8.2541 3.3825 1.5049 4.8668 0.0000 6,151.596
4
6,151.596
4
1.9487 0.1170 6,201.570
1
Mitigated Construction
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 63.88 0.00 57.48 65.20 0.00 54.04 0.00 0.00 0.00 0.00 0.00 0.00
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.4562 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5443
Energy 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Mobile 0.4225 0.5983 3.7253 8.3300e-
003
0.9018 7.0000e-
003
0.9088 0.2406 6.5600e-
003
0.2471 849.2937 849.2937 0.0518 0.0463 864.3818
Total 2.8954 1.0644 8.4531 0.0181 0.9018 0.4860 1.3878 0.2406 0.4856 0.7262 54.9593 1,373.438
8
1,428.398
1
0.2328 0.0575 1,451.359
1
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.3986 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5443
Energy 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Mobile 0.4225 0.5983 3.7253 8.3300e-
003
0.9018 7.0000e-
003
0.9088 0.2406 6.5600e-
003
0.2471 849.2937 849.2937 0.0518 0.0463 864.3818
Total 2.8378 1.0644 8.4531 0.0181 0.9018 0.4860 1.3878 0.2406 0.4856 0.7262 54.9593 1,373.438
8
1,428.398
1
0.2328 0.0575 1,451.359
1
Mitigated Operational
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3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 1/29/2022 2/11/2022 5 10
2 Grading Grading 2/12/2022 4/1/2022 5 35
3 Building Construction Building Construction 4/2/2022 9/1/2023 5 370
4 Paving Paving 9/2/2023 9/29/2023 5 20
5 Architectural Coating Architectural Coating 9/30/2023 10/27/2023 5 20
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Architectural Coating Air Compressors 1 6.00 78 0.48
Building Construction Cranes 1 7.00 231 0.29
Grading Excavators 2 8.00 158 0.38
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Grading Graders 1 8.00 187 0.41
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
1.99 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Residential Indoor: 72,900; Residential Outdoor: 24,300; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 14,061
(Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 105
Acres of Paving: 5.38
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3.1 Mitigation Measures Construction
Use Soil Stabilizer
Replace Ground Cover
Water Exposed Area
Water Unpaved Roads
Reduce Vehicle Speed on Unpaved Roads
Clean Paved Roads
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Grading Rubber Tired Dozers 1 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Grading 8 20.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 106.00 41.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 21.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
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3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 19.6570 0.0000 19.6570 10.1025 0.0000 10.1025 0.0000 0.0000
Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Total 3.1701 33.0835 19.6978 0.0380 19.6570 1.6126 21.2696 10.1025 1.4836 11.5860 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0557 0.0380 0.4586 1.2500e-
003
0.1506 7.7000e-
004
0.1514 0.0400 7.1000e-
004
0.0407 126.1673 126.1673 4.0400e-
003
3.7900e-
003
127.3988
Total 0.0557 0.0380 0.4586 1.2500e-
003
0.1506 7.7000e-
004
0.1514 0.0400 7.1000e-
004
0.0407 126.1673 126.1673 4.0400e-
003
3.7900e-
003
127.3988
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 8 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
742
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 6.5163 0.0000 6.5163 3.3490 0.0000 3.3490 0.0000 0.0000
Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 0.0000 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Total 3.1701 33.0835 19.6978 0.0380 6.5163 1.6126 8.1289 3.3490 1.4836 4.8325 0.0000 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0557 0.0380 0.4586 1.2500e-
003
0.1244 7.7000e-
004
0.1252 0.0335 7.1000e-
004
0.0342 126.1673 126.1673 4.0400e-
003
3.7900e-
003
127.3988
Total 0.0557 0.0380 0.4586 1.2500e-
003
0.1244 7.7000e-
004
0.1252 0.0335 7.1000e-
004
0.0342 126.1673 126.1673 4.0400e-
003
3.7900e-
003
127.3988
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 9 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
743
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 9.2036 0.0000 9.2036 3.6538 0.0000 3.6538 0.0000 0.0000
Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Total 3.6248 38.8435 29.0415 0.0621 9.2036 1.6349 10.8385 3.6538 1.5041 5.1579 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0618 0.0423 0.5096 1.3900e-
003
0.1673 8.6000e-
004
0.1682 0.0444 7.9000e-
004
0.0452 140.1859 140.1859 4.4900e-
003
4.2100e-
003
141.5542
Total 0.0618 0.0423 0.5096 1.3900e-
003
0.1673 8.6000e-
004
0.1682 0.0444 7.9000e-
004
0.0452 140.1859 140.1859 4.4900e-
003
4.2100e-
003
141.5542
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 10 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
744
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 3.0510 0.0000 3.0510 1.2112 0.0000 1.2112 0.0000 0.0000
Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 0.0000 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Total 3.6248 38.8435 29.0415 0.0621 3.0510 1.6349 4.6859 1.2112 1.5041 2.7153 0.0000 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0618 0.0423 0.5096 1.3900e-
003
0.1383 8.6000e-
004
0.1391 0.0372 7.9000e-
004
0.0380 140.1859 140.1859 4.4900e-
003
4.2100e-
003
141.5542
Total 0.0618 0.0423 0.5096 1.3900e-
003
0.1383 8.6000e-
004
0.1391 0.0372 7.9000e-
004
0.0380 140.1859 140.1859 4.4900e-
003
4.2100e-
003
141.5542
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 11 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
745
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0562 1.5496 0.5845 6.0100e-
003
0.2058 0.0198 0.2255 0.0593 0.0189 0.0782 636.9511 636.9511 6.8400e-
003
0.0947 665.3433
Worker 0.3278 0.2240 2.7008 7.3500e-
003
0.8869 4.5400e-
003
0.8914 0.2352 4.1800e-
003
0.2394 742.9851 742.9851 0.0238 0.0223 750.2375
Total 0.3839 1.7736 3.2853 0.0134 1.0926 0.0243 1.1169 0.2945 0.0231 0.3176 1,379.936
3
1,379.936
3
0.0307 0.1170 1,415.580
8
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 12 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
746
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0562 1.5496 0.5845 6.0100e-
003
0.1765 0.0198 0.1962 0.0521 0.0189 0.0710 636.9511 636.9511 6.8400e-
003
0.0947 665.3433
Worker 0.3278 0.2240 2.7008 7.3500e-
003
0.7327 4.5400e-
003
0.7373 0.1974 4.1800e-
003
0.2016 742.9851 742.9851 0.0238 0.0223 750.2375
Total 0.3839 1.7736 3.2853 0.0134 0.9092 0.0243 0.9335 0.2495 0.0231 0.2726 1,379.936
3
1,379.936
3
0.0307 0.1170 1,415.580
8
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 13 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
747
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0395 1.2307 0.5444 5.7800e-
003
0.2058 9.2400e-
003
0.2150 0.0593 8.8300e-
003
0.0681 612.6174 612.6174 6.3300e-
003
0.0908 639.8281
Worker 0.3044 0.1984 2.4932 7.1200e-
003
0.8869 4.2700e-
003
0.8911 0.2352 3.9300e-
003
0.2392 719.2342 719.2342 0.0215 0.0207 725.9292
Total 0.3439 1.4291 3.0376 0.0129 1.0926 0.0135 1.1061 0.2945 0.0128 0.3073 1,331.851
5
1,331.851
5
0.0279 0.1114 1,365.757
3
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 14 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
748
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0395 1.2307 0.5444 5.7800e-
003
0.1765 9.2400e-
003
0.1857 0.0521 8.8300e-
003
0.0609 612.6174 612.6174 6.3300e-
003
0.0908 639.8281
Worker 0.3044 0.1984 2.4932 7.1200e-
003
0.7327 4.2700e-
003
0.7370 0.1974 3.9300e-
003
0.2013 719.2342 719.2342 0.0215 0.0207 725.9292
Total 0.3439 1.4291 3.0376 0.0129 0.9092 0.0135 0.9227 0.2495 0.0128 0.2623 1,331.851
5
1,331.851
5
0.0279 0.1114 1,365.757
3
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 15 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
749
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Paving 0.7048 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.7375 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0431 0.0281 0.3528 1.0100e-
003
0.1255 6.0000e-
004
0.1261 0.0333 5.6000e-
004
0.0338 101.7784 101.7784 3.0500e-
003
2.9200e-
003
102.7258
Total 0.0431 0.0281 0.3528 1.0100e-
003
0.1255 6.0000e-
004
0.1261 0.0333 5.6000e-
004
0.0338 101.7784 101.7784 3.0500e-
003
2.9200e-
003
102.7258
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 16 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
750
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Paving 0.7048 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.7375 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0431 0.0281 0.3528 1.0100e-
003
0.1037 6.0000e-
004
0.1043 0.0279 5.6000e-
004
0.0285 101.7784 101.7784 3.0500e-
003
2.9200e-
003
102.7258
Total 0.0431 0.0281 0.3528 1.0100e-
003
0.1037 6.0000e-
004
0.1043 0.0279 5.6000e-
004
0.0285 101.7784 101.7784 3.0500e-
003
2.9200e-
003
102.7258
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 17 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
751
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 14.5217 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Total 14.7134 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0603 0.0393 0.4939 1.4100e-
003
0.1757 8.5000e-
004
0.1766 0.0466 7.8000e-
004
0.0474 142.4898 142.4898 4.2600e-
003
4.0900e-
003
143.8162
Total 0.0603 0.0393 0.4939 1.4100e-
003
0.1757 8.5000e-
004
0.1766 0.0466 7.8000e-
004
0.0474 142.4898 142.4898 4.2600e-
003
4.0900e-
003
143.8162
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 5:33 PMPage 18 of 26
TTM No. 38083 Addendum - 20 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
752
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 14.5217 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690
Total 14.7134 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0603 0.0393 0.4939 1.4100e-
003
0.1452 8.5000e-
004
0.1460 0.0391 7.8000e-
004
0.0399 142.4898 142.4898 4.2600e-
003
4.0900e-
003
143.8162
Total 0.0603 0.0393 0.4939 1.4100e-
003
0.1452 8.5000e-
004
0.1460 0.0391 7.8000e-
004
0.0399 142.4898 142.4898 4.2600e-
003
4.0900e-
003
143.8162
Mitigated Construction Off-Site
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753
4.0 Operational Detail - Mobile
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 0.4225 0.5983 3.7253 8.3300e-
003
0.9018 7.0000e-
003
0.9088 0.2406 6.5600e-
003
0.2471 849.2937 849.2937 0.0518 0.0463 864.3818
Unmitigated 0.4225 0.5983 3.7253 8.3300e-
003
0.9018 7.0000e-
003
0.9088 0.2406 6.5600e-
003
0.2471 849.2937 849.2937 0.0518 0.0463 864.3818
4.1 Mitigation Measures Mobile
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Other Asphalt Surfaces 0.00 0.00 0.00
Single Family Housing 188.80 190.80 171.00 417,282 417,282
Total 188.80 190.80 171.00 417,282 417,282
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Other Asphalt Surfaces 12.50 4.20 5.40 0.00 0.00 0.00 0 0 0
Single Family Housing 11.00 3.50 4.50 40.20 19.20 40.60 86 11 3
4.4 Fleet Mix
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754
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Other Asphalt Surfaces 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
Single Family Housing 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated
0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
NaturalGas
Unmitigated
0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
5.1 Mitigation Measures Energy
Historical Energy Use: N
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755
6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1549.97 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Total 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.54997 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Total 0.0167 0.1428 0.0608 9.1000e-
004
0.0116 0.0116 0.0116 0.0116 182.3493 182.3493 3.5000e-
003
3.3400e-
003
183.4329
Mitigated
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756
Use Low VOC Paint - Residential Interior
Use Low VOC Paint - Residential Exterior
Use Low VOC Cleaning Supplies
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 2.3986 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5443
Unmitigated 2.4562 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5443
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757
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.0796 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.8534 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 1.4736 0.3043 3.0171 8.8000e-
003
0.4584 0.4584 0.4584 0.4584 54.9593 338.8235 393.7828 0.1747 7.8900e-
003
400.5008
Landscaping 0.0496 0.0190 1.6499 9.0000e-
005
9.1400e-
003
9.1400e-
003
9.1400e-
003
9.1400e-
003
2.9722 2.9722 2.8500e-
003
3.0436
Total 2.4562 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5444
Unmitigated
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
758
Install Low Flow Bathroom Faucet
Install Low Flow Kitchen Faucet
Install Low Flow Toilet
Install Low Flow Shower
Turf Reduction
Use Water Efficient Irrigation System
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.0796 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.7958 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 1.4736 0.3043 3.0171 8.8000e-
003
0.4584 0.4584 0.4584 0.4584 54.9593 338.8235 393.7828 0.1747 7.8900e-
003
400.5008
Landscaping 0.0496 0.0190 1.6499 9.0000e-
005
9.1400e-
003
9.1400e-
003
9.1400e-
003
9.1400e-
003
2.9722 2.9722 2.8500e-
003
3.0436
Total 2.3986 0.3233 4.6670 8.8900e-
003
0.4675 0.4675 0.4675 0.4675 54.9593 341.7958 396.7550 0.1776 7.8900e-
003
403.5444
Mitigated
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
759
11.0 Vegetation
8.1 Mitigation Measures Waste
8.0 Waste Detail
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
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760
TTM No. 38083 City of La Quinta
Draft Addendum October 2021
Appendix E – CalEEMod Annual Emissions Report –
37 Lots
761
TTM No. 38083 Addendum - 37 Lots
Riverside-Salton Sea County, Annual
Project Characteristics - This model applies to the proposed TTM condition involving 37 single-family residential lots.
Land Use - The proposed project would involve 37 lots with a total area of 19.55 AC. The estimated population is rounded up from the CDF household size of
2.60. The associated roads and open space are represented as other asphalt surfaces.
Construction Phase - Default construction time frames are accepted. No structural demolition would be involved.
Architectural Coating - The project would be required to comply with SCAQMD Rule 1113 pertaining to VOC content limits in architectural coatings.
Area Coating - The project would be required to comply with SCAQMD Rule 1113 pertaining to VOC content limits in architectural coatings.
Construction Off-road Equipment Mitigation - Dust control compliance with SCAQMD Rule 403/403.1 is mandatory and not considered mitigation.
Mobile Land Use Mitigation -
Area Mitigation - The project would be required to comply with SCAQMD Rule 1113 pertaining to VOC content limits in architectural coatings.
Water Mitigation -
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
Single Family Housing 37.00 Dwelling Unit 19.55 66,600.00 97
Other Asphalt Surfaces 5.38 Acre 5.38 234,352.80 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
15
Wind Speed (m/s)Precipitation Freq (Days)2.4 28
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Imperial Irrigation District
2024Operational Year
CO2 Intensity
(lb/MWhr)
189.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
762
2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblArchitecturalCoating EF_Parking 250.00 100.00
tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00
tblArchitecturalCoating EF_Residential_Interior 250.00 50.00
tblAreaCoating Area_EF_Parking 250 100
tblAreaCoating Area_EF_Residential_Exterior 250 50
tblAreaCoating Area_EF_Residential_Interior 250 50
tblAreaMitigation UseLowVOCPaintParkingCheck False True
tblConstDustMitigation CleanPavedRoadPercentReduction 0 80
tblConstDustMitigation WaterUnpavedRoadMoistureContent 0 50
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15
tblLandUse LotAcreage 12.01 19.55
tblLandUse Population 106.00 97.00
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
763
2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.2850 2.5462 2.5633 5.3100e-
003
0.3731 0.1180 0.4911 0.1451 0.1103 0.2554 0.0000 469.6684 469.6684 0.0933 0.0108 475.2150
2023 0.4295 1.5020 1.8843 3.8300e-
003
0.1019 0.0683 0.1701 0.0275 0.0642 0.0917 0.0000 339.1852 339.1852 0.0573 9.2000e-
003
343.3573
Maximum 0.4295 2.5462 2.5633 5.3100e-
003
0.3731 0.1180 0.4911 0.1451 0.1103 0.2554 0.0000 469.6684 469.6684 0.0933 0.0108 475.2150
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.2850 2.5462 2.5633 5.3100e-
003
0.1234 0.1180 0.2414 0.0499 0.1103 0.1602 0.0000 469.6680 469.6680 0.0933 0.0108 475.2146
2023 0.4295 1.5020 1.8843 3.8300e-
003
0.0335 0.0683 0.1018 0.0107 0.0642 0.0749 0.0000 339.1849 339.1849 0.0573 9.2000e-
003
343.3571
Maximum 0.4295 2.5462 2.5633 5.3100e-
003
0.1234 0.1180 0.2414 0.0499 0.1103 0.1602 0.0000 469.6680 469.6680 0.0933 0.0108 475.2146
Mitigated Construction
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
764
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 66.95 0.00 48.09 64.90 0.00 32.27 0.00 0.00 0.00 0.00 0.00 0.00
Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter)
1 1-3-2022 4-2-2022 0.9337 0.9337
2 4-3-2022 7-2-2022 0.6336 0.6336
3 7-3-2022 10-2-2022 0.6406 0.6406
4 10-3-2022 1-2-2023 0.6411 0.6411
5 1-3-2023 4-2-2023 0.5718 0.5718
6 4-3-2023 7-2-2023 0.5766 0.5766
7 7-3-2023 9-30-2023 0.5157 0.5157
Highest 0.9337 0.9337
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765
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.4194 0.0263 0.5035 6.8000e-
004
0.0363 0.0363 0.0363 0.0363 3.7817 23.7633 27.5450 0.0125 5.4000e-
004
28.0181
Energy 5.6400e-
003
0.0482 0.0205 3.1000e-
004
3.9000e-
003
3.9000e-
003
3.9000e-
003
3.9000e-
003
0.0000 81.2461 81.2461 5.4800e-
003
1.5600e-
003
81.8476
Mobile 0.1408 0.1975 1.2612 2.7900e-
003
0.2920 2.3000e-
003
0.2943 0.0780 2.1600e-
003
0.0802 0.0000 257.5561 257.5561 0.0154 0.0139 262.0761
Waste 0.0000 0.0000 0.0000 0.0000 8.0730 0.0000 8.0730 0.4771 0.0000 20.0004
Water 0.0000 0.0000 0.0000 0.0000 0.7648 4.1600 4.9248 0.0793 1.9400e-
003
7.4855
Total 0.5658 0.2720 1.7852 3.7800e-
003
0.2920 0.0425 0.3345 0.0780 0.0424 0.1203 12.6195 366.7255 379.3450 0.5897 0.0179 399.4277
Unmitigated Operational
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766
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.3999 0.0263 0.5035 6.8000e-
004
0.0363 0.0363 0.0363 0.0363 3.7817 23.7633 27.5450 0.0125 5.4000e-
004
28.0181
Energy 5.6400e-
003
0.0482 0.0205 3.1000e-
004
3.9000e-
003
3.9000e-
003
3.9000e-
003
3.9000e-
003
0.0000 81.2461 81.2461 5.4800e-
003
1.5600e-
003
81.8476
Mobile 0.1408 0.1975 1.2612 2.7900e-
003
0.2920 2.3000e-
003
0.2943 0.0780 2.1600e-
003
0.0802 0.0000 257.5561 257.5561 0.0154 0.0139 262.0761
Waste 0.0000 0.0000 0.0000 0.0000 8.0730 0.0000 8.0730 0.4771 0.0000 20.0004
Water 0.0000 0.0000 0.0000 0.0000 0.6118 3.5302 4.1421 0.0635 1.5600e-
003
6.1928
Total 0.5463 0.2720 1.7852 3.7800e-
003
0.2920 0.0425 0.3345 0.0780 0.0424 0.1203 12.4665 366.0957 378.5623 0.5739 0.0175 398.1350
Mitigated Operational
3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 1/29/2022 2/11/2022 5 10
2 Grading Grading 2/12/2022 4/1/2022 5 35
3 Building Construction Building Construction 4/2/2022 9/1/2023 5 370
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
3.44 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1.21 0.17 0.21 2.68 2.12 0.32
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767
4 Paving Paving 9/2/2023 9/29/2023 5 20
5 Architectural Coating Architectural Coating 9/30/2023 10/27/2023 5 20
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Architectural Coating Air Compressors 1 6.00 78 0.48
Building Construction Cranes 1 7.00 231 0.29
Grading Excavators 2 8.00 158 0.38
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Grading Graders 1 8.00 187 0.41
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Grading Rubber Tired Dozers 1 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Trips and VMT
Residential Indoor: 134,865; Residential Outdoor: 44,955; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 14,061
(Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 105
Acres of Paving: 5.38
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 7 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
768
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0983 0.0000 0.0983 0.0505 0.0000 0.0505 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0159 0.1654 0.0985 1.9000e-
004
8.0600e-
003
8.0600e-
003
7.4200e-
003
7.4200e-
003
0.0000 16.7197 16.7197 5.4100e-
003
0.0000 16.8549
Total 0.0159 0.1654 0.0985 1.9000e-
004
0.0983 8.0600e-
003
0.1064 0.0505 7.4200e-
003
0.0579 0.0000 16.7197 16.7197 5.4100e-
003
0.0000 16.8549
Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
Use Soil Stabilizer
Replace Ground Cover
Water Exposed Area
Water Unpaved Roads
Reduce Vehicle Speed on Unpaved Roads
Clean Paved Roads
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Grading 8 20.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 112.00 42.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 22.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 8 of 31
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
769
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 2.7000e-
004
1.9000e-
004
2.4100e-
003
1.0000e-
005
7.4000e-
004
0.0000 7.4000e-
004
2.0000e-
004
0.0000 2.0000e-
004
0.0000 0.5856 0.5856 2.0000e-
005
2.0000e-
005
0.5913
Total 2.7000e-
004
1.9000e-
004
2.4100e-
003
1.0000e-
005
7.4000e-
004
0.0000 7.4000e-
004
2.0000e-
004
0.0000 2.0000e-
004
0.0000 0.5856 0.5856 2.0000e-
005
2.0000e-
005
0.5913
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0326 0.0000 0.0326 0.0167 0.0000 0.0167 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0159 0.1654 0.0985 1.9000e-
004
8.0600e-
003
8.0600e-
003
7.4200e-
003
7.4200e-
003
0.0000 16.7197 16.7197 5.4100e-
003
0.0000 16.8549
Total 0.0159 0.1654 0.0985 1.9000e-
004
0.0326 8.0600e-
003
0.0406 0.0167 7.4200e-
003
0.0242 0.0000 16.7197 16.7197 5.4100e-
003
0.0000 16.8549
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 9 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
770
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 2.7000e-
004
1.9000e-
004
2.4100e-
003
1.0000e-
005
2.3000e-
004
0.0000 2.3000e-
004
7.0000e-
005
0.0000 7.0000e-
005
0.0000 0.5856 0.5856 2.0000e-
005
2.0000e-
005
0.5913
Total 2.7000e-
004
1.9000e-
004
2.4100e-
003
1.0000e-
005
2.3000e-
004
0.0000 2.3000e-
004
7.0000e-
005
0.0000 7.0000e-
005
0.0000 0.5856 0.5856 2.0000e-
005
2.0000e-
005
0.5913
Mitigated Construction Off-Site
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1611 0.0000 0.1611 0.0639 0.0000 0.0639 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0634 0.6798 0.5082 1.0900e-
003
0.0286 0.0286 0.0263 0.0263 0.0000 95.4356 95.4356 0.0309 0.0000 96.2072
Total 0.0634 0.6798 0.5082 1.0900e-
003
0.1611 0.0286 0.1897 0.0639 0.0263 0.0903 0.0000 95.4356 95.4356 0.0309 0.0000 96.2072
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 10 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
771
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 1.0400e-
003
7.6000e-
004
9.3700e-
003
2.0000e-
005
2.8800e-
003
1.0000e-
005
2.8900e-
003
7.6000e-
004
1.0000e-
005
7.8000e-
004
0.0000 2.2773 2.2773 7.0000e-
005
7.0000e-
005
2.2993
Total 1.0400e-
003
7.6000e-
004
9.3700e-
003
2.0000e-
005
2.8800e-
003
1.0000e-
005
2.8900e-
003
7.6000e-
004
1.0000e-
005
7.8000e-
004
0.0000 2.2773 2.2773 7.0000e-
005
7.0000e-
005
2.2993
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0534 0.0000 0.0534 0.0212 0.0000 0.0212 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0634 0.6798 0.5082 1.0900e-
003
0.0286 0.0286 0.0263 0.0263 0.0000 95.4354 95.4354 0.0309 0.0000 96.2071
Total 0.0634 0.6798 0.5082 1.0900e-
003
0.0534 0.0286 0.0820 0.0212 0.0263 0.0475 0.0000 95.4354 95.4354 0.0309 0.0000 96.2071
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 11 of 31
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
772
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 1.0400e-
003
7.6000e-
004
9.3700e-
003
2.0000e-
005
8.8000e-
004
1.0000e-
005
9.0000e-
004
2.7000e-
004
1.0000e-
005
2.9000e-
004
0.0000 2.2773 2.2773 7.0000e-
005
7.0000e-
005
2.2993
Total 1.0400e-
003
7.6000e-
004
9.3700e-
003
2.0000e-
005
8.8000e-
004
1.0000e-
005
9.0000e-
004
2.7000e-
004
1.0000e-
005
2.9000e-
004
0.0000 2.2773 2.2773 7.0000e-
005
7.0000e-
005
2.2993
Mitigated Construction Off-Site
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1664 1.5225 1.5954 2.6300e-
003
0.0789 0.0789 0.0742 0.0742 0.0000 225.9321 225.9321 0.0541 0.0000 227.2853
Total 0.1664 1.5225 1.5954 2.6300e-
003
0.0789 0.0789 0.0742 0.0742 0.0000 225.9321 225.9321 0.0541 0.0000 227.2853
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 12 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
773
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 5.7500e-
003
0.1539 0.0571 6.0000e-
004
0.0203 1.9700e-
003
0.0222 5.8500e-
003
1.8800e-
003
7.7300e-
003
0.0000 57.6675 57.6675 6.3000e-
004
8.5700e-
003
60.2378
Worker 0.0323 0.0237 0.2923 7.7000e-
004
0.0898 4.7000e-
004
0.0903 0.0239 4.3000e-
004
0.0243 0.0000 71.0507 71.0507 2.2300e-
003
2.1200e-
003
71.7392
Total 0.0381 0.1776 0.3494 1.3700e-
003
0.1101 2.4400e-
003
0.1126 0.0297 2.3100e-
003
0.0320 0.0000 128.7182 128.7182 2.8600e-
003
0.0107 131.9770
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1664 1.5225 1.5954 2.6300e-
003
0.0789 0.0789 0.0742 0.0742 0.0000 225.9318 225.9318 0.0541 0.0000 227.2850
Total 0.1664 1.5225 1.5954 2.6300e-
003
0.0789 0.0789 0.0742 0.0742 0.0000 225.9318 225.9318 0.0541 0.0000 227.2850
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 13 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
774
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 5.7500e-
003
0.1539 0.0571 6.0000e-
004
8.8000e-
003
1.9700e-
003
0.0108 3.0400e-
003
1.8800e-
003
4.9200e-
003
0.0000 57.6675 57.6675 6.3000e-
004
8.5700e-
003
60.2378
Worker 0.0323 0.0237 0.2923 7.7000e-
004
0.0275 4.7000e-
004
0.0280 8.5700e-
003
4.3000e-
004
9.0000e-
003
0.0000 71.0507 71.0507 2.2300e-
003
2.1200e-
003
71.7392
Total 0.0381 0.1776 0.3494 1.3700e-
003
0.0363 2.4400e-
003
0.0388 0.0116 2.3100e-
003
0.0139 0.0000 128.7182 128.7182 2.8600e-
003
0.0107 131.9770
Mitigated Construction Off-Site
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1376 1.2587 1.4214 2.3600e-
003
0.0612 0.0612 0.0576 0.0576 0.0000 202.8292 202.8292 0.0483 0.0000 204.0354
Total 0.1376 1.2587 1.4214 2.3600e-
003
0.0612 0.0612 0.0576 0.0576 0.0000 202.8292 202.8292 0.0483 0.0000 204.0354
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 14 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
775
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 3.6900e-
003
0.1089 0.0479 5.2000e-
004
0.0182 8.3000e-
004
0.0190 5.2500e-
003
7.9000e-
004
6.0400e-
003
0.0000 49.7260 49.7260 5.2000e-
004
7.3700e-
003
51.9344
Worker 0.0269 0.0188 0.2420 6.7000e-
004
0.0806 3.9000e-
004
0.0810 0.0214 3.6000e-
004
0.0218 0.0000 61.7197 61.7197 1.8000e-
003
1.7600e-
003
62.2899
Total 0.0306 0.1277 0.2899 1.1900e-
003
0.0988 1.2200e-
003
0.1000 0.0267 1.1500e-
003
0.0278 0.0000 111.4457 111.4457 2.3200e-
003
9.1300e-
003
114.2243
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1376 1.2587 1.4214 2.3600e-
003
0.0612 0.0612 0.0576 0.0576 0.0000 202.8289 202.8289 0.0483 0.0000 204.0352
Total 0.1376 1.2587 1.4214 2.3600e-
003
0.0612 0.0612 0.0576 0.0576 0.0000 202.8289 202.8289 0.0483 0.0000 204.0352
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 15 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
776
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 3.6900e-
003
0.1089 0.0479 5.2000e-
004
7.9000e-
003
8.3000e-
004
8.7200e-
003
2.7200e-
003
7.9000e-
004
3.5100e-
003
0.0000 49.7260 49.7260 5.2000e-
004
7.3700e-
003
51.9344
Worker 0.0269 0.0188 0.2420 6.7000e-
004
0.0247 3.9000e-
004
0.0251 7.6900e-
003
3.6000e-
004
8.0500e-
003
0.0000 61.7197 61.7197 1.8000e-
003
1.7600e-
003
62.2899
Total 0.0306 0.1277 0.2899 1.1900e-
003
0.0326 1.2200e-
003
0.0338 0.0104 1.1500e-
003
0.0116 0.0000 111.4457 111.4457 2.3200e-
003
9.1300e-
003
114.2243
Mitigated Construction Off-Site
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0103 0.1019 0.1458 2.3000e-
004
5.1000e-
003
5.1000e-
003
4.6900e-
003
4.6900e-
003
0.0000 20.0269 20.0269 6.4800e-
003
0.0000 20.1888
Paving 7.0500e-
003
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 0.0174 0.1019 0.1458 2.3000e-
004
5.1000e-
003
5.1000e-
003
4.6900e-
003
4.6900e-
003
0.0000 20.0269 20.0269 6.4800e-
003
0.0000 20.1888
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 16 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
777
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 4.1000e-
004
2.9000e-
004
3.7000e-
003
1.0000e-
005
1.2300e-
003
1.0000e-
005
1.2400e-
003
3.3000e-
004
1.0000e-
005
3.3000e-
004
0.0000 0.9447 0.9447 3.0000e-
005
3.0000e-
005
0.9534
Total 4.1000e-
004
2.9000e-
004
3.7000e-
003
1.0000e-
005
1.2300e-
003
1.0000e-
005
1.2400e-
003
3.3000e-
004
1.0000e-
005
3.3000e-
004
0.0000 0.9447 0.9447 3.0000e-
005
3.0000e-
005
0.9534
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0103 0.1019 0.1458 2.3000e-
004
5.1000e-
003
5.1000e-
003
4.6900e-
003
4.6900e-
003
0.0000 20.0268 20.0268 6.4800e-
003
0.0000 20.1888
Paving 7.0500e-
003
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 0.0174 0.1019 0.1458 2.3000e-
004
5.1000e-
003
5.1000e-
003
4.6900e-
003
4.6900e-
003
0.0000 20.0268 20.0268 6.4800e-
003
0.0000 20.1888
Mitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
778
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 4.1000e-
004
2.9000e-
004
3.7000e-
003
1.0000e-
005
3.8000e-
004
1.0000e-
005
3.8000e-
004
1.2000e-
004
1.0000e-
005
1.2000e-
004
0.0000 0.9447 0.9447 3.0000e-
005
3.0000e-
005
0.9534
Total 4.1000e-
004
2.9000e-
004
3.7000e-
003
1.0000e-
005
3.8000e-
004
1.0000e-
005
3.8000e-
004
1.2000e-
004
1.0000e-
005
1.2000e-
004
0.0000 0.9447 0.9447 3.0000e-
005
3.0000e-
005
0.9534
Mitigated Construction Off-Site
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.2410 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 1.9200e-
003
0.0130 0.0181 3.0000e-
005
7.1000e-
004
7.1000e-
004
7.1000e-
004
7.1000e-
004
0.0000 2.5533 2.5533 1.5000e-
004
0.0000 2.5571
Total 0.2429 0.0130 0.0181 3.0000e-
005
7.1000e-
004
7.1000e-
004
7.1000e-
004
7.1000e-
004
0.0000 2.5533 2.5533 1.5000e-
004
0.0000 2.5571
Unmitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
779
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 6.0000e-
004
4.2000e-
004
5.4300e-
003
2.0000e-
005
1.8100e-
003
1.0000e-
005
1.8200e-
003
4.8000e-
004
1.0000e-
005
4.9000e-
004
0.0000 1.3855 1.3855 4.0000e-
005
4.0000e-
005
1.3983
Total 6.0000e-
004
4.2000e-
004
5.4300e-
003
2.0000e-
005
1.8100e-
003
1.0000e-
005
1.8200e-
003
4.8000e-
004
1.0000e-
005
4.9000e-
004
0.0000 1.3855 1.3855 4.0000e-
005
4.0000e-
005
1.3983
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.2410 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 1.9200e-
003
0.0130 0.0181 3.0000e-
005
7.1000e-
004
7.1000e-
004
7.1000e-
004
7.1000e-
004
0.0000 2.5533 2.5533 1.5000e-
004
0.0000 2.5571
Total 0.2429 0.0130 0.0181 3.0000e-
005
7.1000e-
004
7.1000e-
004
7.1000e-
004
7.1000e-
004
0.0000 2.5533 2.5533 1.5000e-
004
0.0000 2.5571
Mitigated Construction On-Site
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
780
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 6.0000e-
004
4.2000e-
004
5.4300e-
003
2.0000e-
005
5.5000e-
004
1.0000e-
005
5.6000e-
004
1.7000e-
004
1.0000e-
005
1.8000e-
004
0.0000 1.3855 1.3855 4.0000e-
005
4.0000e-
005
1.3983
Total 6.0000e-
004
4.2000e-
004
5.4300e-
003
2.0000e-
005
5.5000e-
004
1.0000e-
005
5.6000e-
004
1.7000e-
004
1.0000e-
005
1.8000e-
004
0.0000 1.3855 1.3855 4.0000e-
005
4.0000e-
005
1.3983
Mitigated Construction Off-Site
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 20 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
781
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.1408 0.1975 1.2612 2.7900e-
003
0.2920 2.3000e-
003
0.2943 0.0780 2.1600e-
003
0.0802 0.0000 257.5561 257.5561 0.0154 0.0139 262.0761
Unmitigated 0.1408 0.1975 1.2612 2.7900e-
003
0.2920 2.3000e-
003
0.2943 0.0780 2.1600e-
003
0.0802 0.0000 257.5561 257.5561 0.0154 0.0139 262.0761
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Other Asphalt Surfaces 0.00 0.00 0.00
Single Family Housing 349.28 352.98 316.35 771,971 771,971
Total 349.28 352.98 316.35 771,971 771,971
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Other Asphalt Surfaces 12.50 4.20 5.40 0.00 0.00 0.00 0 0 0
Single Family Housing 11.00 3.50 4.50 40.20 19.20 40.60 86 11 3
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Other Asphalt Surfaces 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
Single Family Housing 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
5.0 Energy Detail
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TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
782
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated
0.0000 0.0000 0.0000 0.0000 0.0000 25.3947 25.3947 4.4100e-
003
5.3000e-
004
25.6643
Electricity
Unmitigated
0.0000 0.0000 0.0000 0.0000 0.0000 25.3947 25.3947 4.4100e-
003
5.3000e-
004
25.6643
NaturalGas
Mitigated
5.6400e-
003
0.0482 0.0205 3.1000e-
004
3.9000e-
003
3.9000e-
003
3.9000e-
003
3.9000e-
003
0.0000 55.8515 55.8515 1.0700e-
003
1.0200e-
003
56.1834
NaturalGas
Unmitigated
5.6400e-
003
0.0482 0.0205 3.1000e-
004
3.9000e-
003
3.9000e-
003
3.9000e-
003
3.9000e-
003
0.0000 55.8515 55.8515 1.0700e-
003
1.0200e-
003
56.1834
5.1 Mitigation Measures Energy
Historical Energy Use: N
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
783
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.04662e
+006
5.6400e-
003
0.0482 0.0205 3.1000e-
004
3.9000e-
003
3.9000e-
003
3.9000e-
003
3.9000e-
003
0.0000 55.8515 55.8515 1.0700e-
003
1.0200e-
003
56.1834
Total 5.6400e-
003
0.0482 0.0205 3.1000e-
004
3.9000e-
003
3.9000e-
003
3.9000e-
003
3.9000e-
003
0.0000 55.8515 55.8515 1.0700e-
003
1.0200e-
003
56.1834
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.04662e
+006
5.6400e-
003
0.0482 0.0205 3.1000e-
004
3.9000e-
003
3.9000e-
003
3.9000e-
003
3.9000e-
003
0.0000 55.8515 55.8515 1.0700e-
003
1.0200e-
003
56.1834
Total 5.6400e-
003
0.0482 0.0205 3.1000e-
004
3.9000e-
003
3.9000e-
003
3.9000e-
003
3.9000e-
003
0.0000 55.8515 55.8515 1.0700e-
003
1.0200e-
003
56.1834
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 23 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
784
6.0 Area Detail
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
294692 25.3947 4.4100e-
003
5.3000e-
004
25.6643
Total 25.3947 4.4100e-
003
5.3000e-
004
25.6643
Unmitigated
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
294692 25.3947 4.4100e-
003
5.3000e-
004
25.6643
Total 25.3947 4.4100e-
003
5.3000e-
004
25.6643
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 24 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
785
Use Low VOC Paint - Residential Interior
Use Low VOC Paint - Residential Exterior
Use Low VOC Cleaning Supplies
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.3999 0.0263 0.5035 6.8000e-
004
0.0363 0.0363 0.0363 0.0363 3.7817 23.7633 27.5450 0.0125 5.4000e-
004
28.0181
Unmitigated 0.4194 0.0263 0.5035 6.8000e-
004
0.0363 0.0363 0.0363 0.0363 3.7817 23.7633 27.5450 0.0125 5.4000e-
004
28.0181
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 25 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
786
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0241 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.2753 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.1118 0.0231 0.2289 6.7000e-
004
0.0348 0.0348 0.0348 0.0348 3.7817 23.3144 27.0962 0.0120 5.4000e-
004
27.5584
Landscaping 8.2600e-
003
3.1600e-
003
0.2747 1.0000e-
005
1.5200e-
003
1.5200e-
003
1.5200e-
003
1.5200e-
003
0.0000 0.4489 0.4489 4.3000e-
004
0.0000 0.4596
Total 0.4194 0.0262 0.5035 6.8000e-
004
0.0363 0.0363 0.0363 0.0363 3.7817 23.7633 27.5450 0.0125 5.4000e-
004
28.0181
Unmitigated
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TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
787
Install Low Flow Bathroom Faucet
Install Low Flow Kitchen Faucet
Install Low Flow Toilet
Install Low Flow Shower
Turf Reduction
Use Water Efficient Irrigation System
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0241 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.2558 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.1118 0.0231 0.2289 6.7000e-
004
0.0348 0.0348 0.0348 0.0348 3.7817 23.3144 27.0962 0.0120 5.4000e-
004
27.5584
Landscaping 8.2600e-
003
3.1600e-
003
0.2747 1.0000e-
005
1.5200e-
003
1.5200e-
003
1.5200e-
003
1.5200e-
003
0.0000 0.4489 0.4489 4.3000e-
004
0.0000 0.4596
Total 0.3999 0.0262 0.5035 6.8000e-
004
0.0363 0.0363 0.0363 0.0363 3.7817 23.7633 27.5450 0.0125 5.4000e-
004
28.0181
Mitigated
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
788
Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 4.1421 0.0635 1.5600e-
003
6.1928
Unmitigated 4.9248 0.0793 1.9400e-
003
7.4855
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Other Asphalt
Surfaces
0 / 0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
2.4107 /
1.51979
4.9248 0.0793 1.9400e-
003
7.4855
Total 4.9248 0.0793 1.9400e-
003
7.4855
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 28 of 31
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
789
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Other Asphalt
Surfaces
0 / 0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.92856 /
1.42708
4.1421 0.0635 1.5600e-
003
6.1928
Total 4.1421 0.0635 1.5600e-
003
6.1928
Mitigated
8.1 Mitigation Measures Waste
8.0 Waste Detail
Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 8.0730 0.4771 0.0000 20.0004
Unmitigated 8.0730 0.4771 0.0000 20.0004
Category/Year
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:53 PMPage 29 of 31
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
790
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
39.77 8.0730 0.4771 0.0000 20.0004
Total 8.0730 0.4771 0.0000 20.0004
Unmitigated
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
39.77 8.0730 0.4771 0.0000 20.0004
Total 8.0730 0.4771 0.0000 20.0004
Mitigated
9.0 Operational Offroad
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TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
791
11.0 Vegetation
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
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TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
792
TTM No. 38083 City of La Quinta
Draft Addendum October 2021
Appendix F – CalEEMod Summer Emissions Report –
37 Lots
793
TTM No. 38083 Addendum - 37 Lots
Riverside-Salton Sea County, Summer
Project Characteristics - This model applies to the proposed TTM condition involving 37 single-family residential lots.
Land Use - The proposed project would involve 37 lots with a total area of 19.55 AC. The estimated population is rounded up from the CDF household size of
2.60. The associated roads and open space are represented as other asphalt surfaces.
Construction Phase - Default construction time frames are accepted. No structural demolition would be involved.
Architectural Coating - The project would be required to comply with SCAQMD Rule 1113 pertaining to VOC content limits in architectural coatings.
Area Coating - The project would be required to comply with SCAQMD Rule 1113 pertaining to VOC content limits in architectural coatings.
Construction Off-road Equipment Mitigation - Dust control compliance with SCAQMD Rule 403/403.1 is mandatory and not considered mitigation.
Mobile Land Use Mitigation -
Area Mitigation - The project would be required to comply with SCAQMD Rule 1113 pertaining to VOC content limits in architectural coatings.
Water Mitigation -
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
Single Family Housing 37.00 Dwelling Unit 19.55 66,600.00 97
Other Asphalt Surfaces 5.38 Acre 5.38 234,352.80 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
15
Wind Speed (m/s)Precipitation Freq (Days)2.4 28
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Imperial Irrigation District
2024Operational Year
CO2 Intensity
(lb/MWhr)
189.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
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794
2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblArchitecturalCoating EF_Parking 250.00 100.00
tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00
tblArchitecturalCoating EF_Residential_Interior 250.00 50.00
tblAreaCoating Area_EF_Parking 250 100
tblAreaCoating Area_EF_Residential_Exterior 250 50
tblAreaCoating Area_EF_Residential_Interior 250 50
tblAreaMitigation UseLowVOCPaintParkingCheck False True
tblConstDustMitigation CleanPavedRoadPercentReduction 0 80
tblConstDustMitigation WaterUnpavedRoadMoistureContent 0 50
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15
tblLandUse LotAcreage 12.01 19.55
tblLandUse Population 106.00 97.00
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TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
795
2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.6926 38.8842 29.6608 0.0636 19.8076 1.6357 21.4210 10.1424 1.5049 11.6267 0.0000 6,166.099
8
6,166.099
8
1.9486 0.1199 6,216.042
0
2023 24.3560 15.7744 19.9757 0.0411 1.1478 0.7137 1.8615 0.3093 0.6716 0.9809 0.0000 4,019.131
5
4,019.131
5
0.7170 0.1140 4,069.007
3
Maximum 24.3560 38.8842 29.6608 0.0636 19.8076 1.6357 21.4210 10.1424 1.5049 11.6267 0.0000 6,166.099
8
6,166.099
8
1.9486 0.1199 6,216.042
0
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.6926 38.8842 29.6608 0.0636 6.5622 1.6357 8.1755 3.3632 1.5049 4.8475 0.0000 6,166.099
8
6,166.099
8
1.9486 0.1199 6,216.042
0
2023 24.3560 15.7744 19.9757 0.0411 0.3764 0.7137 1.0900 0.1199 0.6716 0.7915 0.0000 4,019.131
5
4,019.131
5
0.7170 0.1140 4,069.007
3
Maximum 24.3560 38.8842 29.6608 0.0636 6.5622 1.6357 8.1755 3.3632 1.5049 4.8475 0.0000 6,166.099
8
6,166.099
8
1.9486 0.1199 6,216.042
0
Mitigated Construction
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 3 of 26
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
796
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 66.89 0.00 60.20 66.67 0.00 55.27 0.00 0.00 0.00 0.00 0.00 0.00
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 4 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
797
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 4.4582 0.5981 8.6334 0.0165 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Energy 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Mobile 0.9406 1.0437 7.6359 0.0166 1.6683 0.0129 1.6812 0.4451 0.0121 0.4572 1,689.606
4
1,689.606
4
0.0921 0.0838 1,716.886
3
Total 5.4296 1.9061 16.3818 0.0347 1.6683 0.8992 2.5675 0.4451 0.8984 1.3434 101.6746 2,659.273
8
2,760.948
4
0.4271 0.1046 2,802.793
2
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 4.3516 0.5981 8.6334 0.0165 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Energy 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Mobile 0.9406 1.0437 7.6359 0.0166 1.6683 0.0129 1.6812 0.4451 0.0121 0.4572 1,689.606
4
1,689.606
4
0.0921 0.0838 1,716.886
3
Total 5.3231 1.9061 16.3818 0.0347 1.6683 0.8992 2.5675 0.4451 0.8984 1.3434 101.6746 2,659.273
8
2,760.948
4
0.4271 0.1046 2,802.793
2
Mitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 5 of 26
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
798
3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 1/29/2022 2/11/2022 5 10
2 Grading Grading 2/12/2022 4/1/2022 5 35
3 Building Construction Building Construction 4/2/2022 9/1/2023 5 370
4 Paving Paving 9/2/2023 9/29/2023 5 20
5 Architectural Coating Architectural Coating 9/30/2023 10/27/2023 5 20
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Architectural Coating Air Compressors 1 6.00 78 0.48
Building Construction Cranes 1 7.00 231 0.29
Grading Excavators 2 8.00 158 0.38
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Grading Graders 1 8.00 187 0.41
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
1.96 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Residential Indoor: 134,865; Residential Outdoor: 44,955; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 14,061
(Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 105
Acres of Paving: 5.38
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 6 of 26
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799
3.1 Mitigation Measures Construction
Use Soil Stabilizer
Replace Ground Cover
Water Exposed Area
Water Unpaved Roads
Reduce Vehicle Speed on Unpaved Roads
Clean Paved Roads
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Grading Rubber Tired Dozers 1 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Grading 8 20.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 112.00 42.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 22.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 7 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
800
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 19.6570 0.0000 19.6570 10.1025 0.0000 10.1025 0.0000 0.0000
Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Total 3.1701 33.0835 19.6978 0.0380 19.6570 1.6126 21.2696 10.1025 1.4836 11.5860 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0610 0.0366 0.5574 1.3800e-
003
0.1506 7.7000e-
004
0.1514 0.0400 7.1000e-
004
0.0407 139.2203 139.2203 3.9800e-
003
3.7000e-
003
140.4236
Total 0.0610 0.0366 0.5574 1.3800e-
003
0.1506 7.7000e-
004
0.1514 0.0400 7.1000e-
004
0.0407 139.2203 139.2203 3.9800e-
003
3.7000e-
003
140.4236
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 8 of 26
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
801
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 6.5163 0.0000 6.5163 3.3490 0.0000 3.3490 0.0000 0.0000
Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 0.0000 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Total 3.1701 33.0835 19.6978 0.0380 6.5163 1.6126 8.1289 3.3490 1.4836 4.8325 0.0000 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0610 0.0366 0.5574 1.3800e-
003
0.0459 7.7000e-
004
0.0467 0.0142 7.1000e-
004
0.0150 139.2203 139.2203 3.9800e-
003
3.7000e-
003
140.4236
Total 0.0610 0.0366 0.5574 1.3800e-
003
0.0459 7.7000e-
004
0.0467 0.0142 7.1000e-
004
0.0150 139.2203 139.2203 3.9800e-
003
3.7000e-
003
140.4236
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 9 of 26
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802
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 9.2036 0.0000 9.2036 3.6538 0.0000 3.6538 0.0000 0.0000
Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Total 3.6248 38.8435 29.0415 0.0621 9.2036 1.6349 10.8385 3.6538 1.5041 5.1579 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0678 0.0407 0.6193 1.5300e-
003
0.1673 8.6000e-
004
0.1682 0.0444 7.9000e-
004
0.0452 154.6893 154.6893 4.4200e-
003
4.1200e-
003
156.0262
Total 0.0678 0.0407 0.6193 1.5300e-
003
0.1673 8.6000e-
004
0.1682 0.0444 7.9000e-
004
0.0452 154.6893 154.6893 4.4200e-
003
4.1200e-
003
156.0262
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 10 of 26
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803
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 3.0510 0.0000 3.0510 1.2112 0.0000 1.2112 0.0000 0.0000
Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 0.0000 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Total 3.6248 38.8435 29.0415 0.0621 3.0510 1.6349 4.6859 1.2112 1.5041 2.7153 0.0000 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0678 0.0407 0.6193 1.5300e-
003
0.0510 8.6000e-
004
0.0519 0.0158 7.9000e-
004
0.0166 154.6893 154.6893 4.4200e-
003
4.1200e-
003
156.0262
Total 0.0678 0.0407 0.6193 1.5300e-
003
0.0510 8.6000e-
004
0.0519 0.0158 7.9000e-
004
0.0166 154.6893 154.6893 4.4200e-
003
4.1200e-
003
156.0262
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 11 of 26
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804
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0605 1.5064 0.5747 6.1500e-
003
0.2108 0.0202 0.2309 0.0607 0.0193 0.0800 651.6021 651.6021 7.1400e-
003
0.0968 680.6278
Worker 0.3795 0.2280 3.4681 8.5700e-
003
0.9371 4.8000e-
003
0.9419 0.2486 4.4200e-
003
0.2530 866.2599 866.2599 0.0248 0.0231 873.7467
Total 0.4400 1.7344 4.0428 0.0147 1.1478 0.0250 1.1728 0.3093 0.0237 0.3330 1,517.862
0
1,517.862
0
0.0319 0.1199 1,554.374
6
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 12 of 26
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805
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0605 1.5064 0.5747 6.1500e-
003
0.0908 0.0202 0.1110 0.0313 0.0193 0.0506 651.6021 651.6021 7.1400e-
003
0.0968 680.6278
Worker 0.3795 0.2280 3.4681 8.5700e-
003
0.2855 4.8000e-
003
0.2903 0.0886 4.4200e-
003
0.0931 866.2599 866.2599 0.0248 0.0231 873.7467
Total 0.4400 1.7344 4.0428 0.0147 0.3764 0.0250 0.4013 0.1199 0.0237 0.1436 1,517.862
0
1,517.862
0
0.0319 0.1199 1,554.374
6
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 13 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
806
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0440 1.1874 0.5384 5.9000e-
003
0.2108 9.4200e-
003
0.2202 0.0607 9.0100e-
003
0.0697 625.6276 625.6276 6.6400e-
003
0.0926 653.3962
Worker 0.3515 0.2020 3.1933 8.2900e-
003
0.9371 4.5100e-
003
0.9416 0.2486 4.1500e-
003
0.2527 838.2940 838.2940 0.0223 0.0213 845.2050
Total 0.3955 1.3895 3.7317 0.0142 1.1478 0.0139 1.1618 0.3093 0.0132 0.3224 1,463.921
6
1,463.921
6
0.0290 0.1140 1,498.601
2
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 14 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
807
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0440 1.1874 0.5384 5.9000e-
003
0.0908 9.4200e-
003
0.1003 0.0313 9.0100e-
003
0.0403 625.6276 625.6276 6.6400e-
003
0.0926 653.3962
Worker 0.3515 0.2020 3.1933 8.2900e-
003
0.2855 4.5100e-
003
0.2901 0.0886 4.1500e-
003
0.0928 838.2940 838.2940 0.0223 0.0213 845.2050
Total 0.3955 1.3895 3.7317 0.0142 0.3764 0.0139 0.3903 0.1199 0.0132 0.1331 1,463.921
6
1,463.921
6
0.0290 0.1140 1,498.601
2
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 15 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
808
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Paving 0.7048 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.7375 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0471 0.0271 0.4277 1.1100e-
003
0.1255 6.0000e-
004
0.1261 0.0333 5.6000e-
004
0.0338 112.2715 112.2715 2.9900e-
003
2.8600e-
003
113.1971
Total 0.0471 0.0271 0.4277 1.1100e-
003
0.1255 6.0000e-
004
0.1261 0.0333 5.6000e-
004
0.0338 112.2715 112.2715 2.9900e-
003
2.8600e-
003
113.1971
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 16 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
809
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Paving 0.7048 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.7375 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0471 0.0271 0.4277 1.1100e-
003
0.0382 6.0000e-
004
0.0389 0.0119 5.6000e-
004
0.0124 112.2715 112.2715 2.9900e-
003
2.8600e-
003
113.1971
Total 0.0471 0.0271 0.4277 1.1100e-
003
0.0382 6.0000e-
004
0.0389 0.0119 5.6000e-
004
0.0124 112.2715 112.2715 2.9900e-
003
2.8600e-
003
113.1971
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 17 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
810
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 24.0953 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Total 24.2869 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0690 0.0397 0.6273 1.6300e-
003
0.1841 8.9000e-
004
0.1850 0.0488 8.2000e-
004
0.0496 164.6649 164.6649 4.3800e-
003
4.1900e-
003
166.0224
Total 0.0690 0.0397 0.6273 1.6300e-
003
0.1841 8.9000e-
004
0.1850 0.0488 8.2000e-
004
0.0496 164.6649 164.6649 4.3800e-
003
4.1900e-
003
166.0224
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 18 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
811
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 24.0953 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690
Total 24.2869 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0690 0.0397 0.6273 1.6300e-
003
0.0561 8.9000e-
004
0.0570 0.0174 8.2000e-
004
0.0182 164.6649 164.6649 4.3800e-
003
4.1900e-
003
166.0224
Total 0.0690 0.0397 0.6273 1.6300e-
003
0.0561 8.9000e-
004
0.0570 0.0174 8.2000e-
004
0.0182 164.6649 164.6649 4.3800e-
003
4.1900e-
003
166.0224
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 19 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
812
4.0 Operational Detail - Mobile
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 0.9406 1.0437 7.6359 0.0166 1.6683 0.0129 1.6812 0.4451 0.0121 0.4572 1,689.606
4
1,689.606
4
0.0921 0.0838 1,716.886
3
Unmitigated 0.9406 1.0437 7.6359 0.0166 1.6683 0.0129 1.6812 0.4451 0.0121 0.4572 1,689.606
4
1,689.606
4
0.0921 0.0838 1,716.886
3
4.1 Mitigation Measures Mobile
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Other Asphalt Surfaces 0.00 0.00 0.00
Single Family Housing 349.28 352.98 316.35 771,971 771,971
Total 349.28 352.98 316.35 771,971 771,971
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Other Asphalt Surfaces 12.50 4.20 5.40 0.00 0.00 0.00 0 0 0
Single Family Housing 11.00 3.50 4.50 40.20 19.20 40.60 86 11 3
4.4 Fleet Mix
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 20 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
813
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Other Asphalt Surfaces 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
Single Family Housing 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated
0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
NaturalGas
Unmitigated
0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
5.1 Mitigation Measures Energy
Historical Energy Use: N
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 21 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
814
6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
2867.44 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Total 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
2.86744 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Total 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 22 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
815
Use Low VOC Paint - Residential Interior
Use Low VOC Paint - Residential Exterior
Use Low VOC Cleaning Supplies
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 4.3516 0.5981 8.6334 0.0165 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Unmitigated 4.4582 0.5981 8.6334 0.0165 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 23 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
816
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.1320 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
1.5083 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 2.7261 0.5630 5.5816 0.0163 0.8479 0.8479 0.8479 0.8479 101.6746 626.8235 728.4982 0.3232 0.0146 740.9264
Landscaping 0.0918 0.0352 3.0518 1.6000e-
004
0.0169 0.0169 0.0169 0.0169 5.4976 5.4976 5.2800e-
003
5.6295
Total 4.4582 0.5981 8.6334 0.0164 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 24 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
817
Install Low Flow Bathroom Faucet
Install Low Flow Kitchen Faucet
Install Low Flow Toilet
Install Low Flow Shower
Turf Reduction
Use Water Efficient Irrigation System
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.1320 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
1.4017 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 2.7261 0.5630 5.5816 0.0163 0.8479 0.8479 0.8479 0.8479 101.6746 626.8235 728.4982 0.3232 0.0146 740.9264
Landscaping 0.0918 0.0352 3.0518 1.6000e-
004
0.0169 0.0169 0.0169 0.0169 5.4976 5.4976 5.2800e-
003
5.6295
Total 4.3516 0.5981 8.6334 0.0164 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 25 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
818
11.0 Vegetation
8.1 Mitigation Measures Waste
8.0 Waste Detail
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:51 PMPage 26 of 26
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819
TTM No. 38083 City of La Quinta
Draft Addendum October 2021
Appendix G – CalEEMod Winter Emissions Report –
37 Lots
820
TTM No. 38083 Addendum - 37 Lots
Riverside-Salton Sea County, Winter
Project Characteristics - This model applies to the proposed TTM condition involving 37 single-family residential lots.
Land Use - The proposed project would involve 37 lots with a total area of 19.55 AC. The estimated population is rounded up from the CDF household size of
2.60. The associated roads and open space are represented as other asphalt surfaces.
Construction Phase - Default construction time frames are accepted. No structural demolition would be involved.
Architectural Coating - The project would be required to comply with SCAQMD Rule 1113 pertaining to VOC content limits in architectural coatings.
Area Coating - The project would be required to comply with SCAQMD Rule 1113 pertaining to VOC content limits in architectural coatings.
Construction Off-road Equipment Mitigation - Dust control compliance with SCAQMD Rule 403/403.1 is mandatory and not considered mitigation.
Mobile Land Use Mitigation -
Area Mitigation - The project would be required to comply with SCAQMD Rule 1113 pertaining to VOC content limits in architectural coatings.
Water Mitigation -
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
Single Family Housing 37.00 Dwelling Unit 19.55 66,600.00 97
Other Asphalt Surfaces 5.38 Acre 5.38 234,352.80 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
15
Wind Speed (m/s)Precipitation Freq (Days)2.4 28
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Imperial Irrigation District
2024Operational Year
CO2 Intensity
(lb/MWhr)
189.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
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2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblArchitecturalCoating EF_Parking 250.00 100.00
tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00
tblArchitecturalCoating EF_Residential_Interior 250.00 50.00
tblAreaCoating Area_EF_Parking 250 100
tblAreaCoating Area_EF_Residential_Exterior 250 50
tblAreaCoating Area_EF_Residential_Interior 250 50
tblAreaMitigation UseLowVOCPaintParkingCheck False True
tblConstDustMitigation CleanPavedRoadPercentReduction 0 80
tblConstDustMitigation WaterUnpavedRoadMoistureContent 0 50
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15
tblLandUse LotAcreage 12.01 19.55
tblLandUse Population 106.00 97.00
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 2 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
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822
2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.6867 38.8857 29.5511 0.0635 19.8076 1.6357 21.4210 10.1424 1.5049 11.6267 0.0000 6,151.596
4
6,151.596
4
1.9487 0.1206 6,201.570
1
2023 24.3501 15.8553 19.4360 0.0404 1.1478 0.7137 1.8615 0.3093 0.6716 0.9809 0.0000 3,942.714
7
3,942.714
7
0.7170 0.1148 3,992.859
3
Maximum 24.3501 38.8857 29.5511 0.0635 19.8076 1.6357 21.4210 10.1424 1.5049 11.6267 0.0000 6,151.596
4
6,151.596
4
1.9487 0.1206 6,201.570
1
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.6867 38.8857 29.5511 0.0635 6.5622 1.6357 8.1755 3.3632 1.5049 4.8475 0.0000 6,151.596
4
6,151.596
4
1.9487 0.1206 6,201.570
1
2023 24.3501 15.8553 19.4360 0.0404 0.3764 0.7137 1.0901 0.1199 0.6716 0.7915 0.0000 3,942.714
7
3,942.714
7
0.7170 0.1148 3,992.859
2
Maximum 24.3501 38.8857 29.5511 0.0635 6.5622 1.6357 8.1755 3.3632 1.5049 4.8475 0.0000 6,151.596
4
6,151.596
4
1.9487 0.1206 6,201.570
1
Mitigated Construction
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823
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 66.89 0.00 60.20 66.67 0.00 55.27 0.00 0.00 0.00 0.00 0.00 0.00
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824
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 4.4582 0.5981 8.6334 0.0165 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Energy 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Mobile 0.7816 1.1068 6.8919 0.0154 1.6683 0.0130 1.6813 0.4451 0.0121 0.4572 1,571.193
4
1,571.193
4
0.0958 0.0856 1,599.106
3
Total 5.2707 1.9691 15.6378 0.0336 1.6683 0.8992 2.5675 0.4451 0.8984 1.3434 101.6746 2,540.860
8
2,642.535
4
0.4308 0.1064 2,685.013
2
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 4.3516 0.5981 8.6334 0.0165 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Energy 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Mobile 0.7816 1.1068 6.8919 0.0154 1.6683 0.0130 1.6813 0.4451 0.0121 0.4572 1,571.193
4
1,571.193
4
0.0958 0.0856 1,599.106
3
Total 5.1642 1.9691 15.6378 0.0336 1.6683 0.8992 2.5675 0.4451 0.8984 1.3434 101.6746 2,540.860
8
2,642.535
4
0.4308 0.1064 2,685.013
2
Mitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 5 of 26
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825
3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 1/29/2022 2/11/2022 5 10
2 Grading Grading 2/12/2022 4/1/2022 5 35
3 Building Construction Building Construction 4/2/2022 9/1/2023 5 370
4 Paving Paving 9/2/2023 9/29/2023 5 20
5 Architectural Coating Architectural Coating 9/30/2023 10/27/2023 5 20
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Architectural Coating Air Compressors 1 6.00 78 0.48
Building Construction Cranes 1 7.00 231 0.29
Grading Excavators 2 8.00 158 0.38
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Grading Graders 1 8.00 187 0.41
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
2.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Residential Indoor: 134,865; Residential Outdoor: 44,955; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 14,061
(Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 105
Acres of Paving: 5.38
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826
3.1 Mitigation Measures Construction
Use Soil Stabilizer
Replace Ground Cover
Water Exposed Area
Water Unpaved Roads
Reduce Vehicle Speed on Unpaved Roads
Clean Paved Roads
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Grading Rubber Tired Dozers 1 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Grading 8 20.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 112.00 42.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 22.00 0.00 0.00 11.00 5.40 20.00 LD_Mix HDT_Mix HHDT
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 7 of 26
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827
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 19.6570 0.0000 19.6570 10.1025 0.0000 10.1025 0.0000 0.0000
Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Total 3.1701 33.0835 19.6978 0.0380 19.6570 1.6126 21.2696 10.1025 1.4836 11.5860 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0557 0.0380 0.4586 1.2500e-
003
0.1506 7.7000e-
004
0.1514 0.0400 7.1000e-
004
0.0407 126.1673 126.1673 4.0400e-
003
3.7900e-
003
127.3988
Total 0.0557 0.0380 0.4586 1.2500e-
003
0.1506 7.7000e-
004
0.1514 0.0400 7.1000e-
004
0.0407 126.1673 126.1673 4.0400e-
003
3.7900e-
003
127.3988
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 8 of 26
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828
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 6.5163 0.0000 6.5163 3.3490 0.0000 3.3490 0.0000 0.0000
Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 0.0000 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Total 3.1701 33.0835 19.6978 0.0380 6.5163 1.6126 8.1289 3.3490 1.4836 4.8325 0.0000 3,686.061
9
3,686.061
9
1.1922 3,715.865
5
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0557 0.0380 0.4586 1.2500e-
003
0.0459 7.7000e-
004
0.0467 0.0142 7.1000e-
004
0.0150 126.1673 126.1673 4.0400e-
003
3.7900e-
003
127.3988
Total 0.0557 0.0380 0.4586 1.2500e-
003
0.0459 7.7000e-
004
0.0467 0.0142 7.1000e-
004
0.0150 126.1673 126.1673 4.0400e-
003
3.7900e-
003
127.3988
Mitigated Construction Off-Site
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829
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 9.2036 0.0000 9.2036 3.6538 0.0000 3.6538 0.0000 0.0000
Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Total 3.6248 38.8435 29.0415 0.0621 9.2036 1.6349 10.8385 3.6538 1.5041 5.1579 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0618 0.0423 0.5096 1.3900e-
003
0.1673 8.6000e-
004
0.1682 0.0444 7.9000e-
004
0.0452 140.1859 140.1859 4.4900e-
003
4.2100e-
003
141.5542
Total 0.0618 0.0423 0.5096 1.3900e-
003
0.1673 8.6000e-
004
0.1682 0.0444 7.9000e-
004
0.0452 140.1859 140.1859 4.4900e-
003
4.2100e-
003
141.5542
Unmitigated Construction Off-Site
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830
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 3.0510 0.0000 3.0510 1.2112 0.0000 1.2112 0.0000 0.0000
Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 0.0000 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Total 3.6248 38.8435 29.0415 0.0621 3.0510 1.6349 4.6859 1.2112 1.5041 2.7153 0.0000 6,011.410
5
6,011.410
5
1.9442 6,060.015
8
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0618 0.0423 0.5096 1.3900e-
003
0.0510 8.6000e-
004
0.0519 0.0158 7.9000e-
004
0.0166 140.1859 140.1859 4.4900e-
003
4.2100e-
003
141.5542
Total 0.0618 0.0423 0.5096 1.3900e-
003
0.0510 8.6000e-
004
0.0519 0.0158 7.9000e-
004
0.0166 140.1859 140.1859 4.4900e-
003
4.2100e-
003
141.5542
Mitigated Construction Off-Site
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831
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0575 1.5874 0.5988 6.1600e-
003
0.2108 0.0202 0.2310 0.0607 0.0194 0.0801 652.4865 652.4865 7.0100e-
003
0.0970 681.5712
Worker 0.3463 0.2367 2.8536 7.7700e-
003
0.9371 4.8000e-
003
0.9419 0.2486 4.4200e-
003
0.2530 785.0409 785.0409 0.0252 0.0236 792.7038
Total 0.4038 1.8241 3.4524 0.0139 1.1478 0.0250 1.1729 0.3093 0.0238 0.3330 1,437.527
4
1,437.527
4
0.0322 0.1206 1,474.275
0
Unmitigated Construction Off-Site
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832
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333
6
2,554.333
6
0.6120 2,569.632
2
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0575 1.5874 0.5988 6.1600e-
003
0.0908 0.0202 0.1111 0.0313 0.0194 0.0506 652.4865 652.4865 7.0100e-
003
0.0970 681.5712
Worker 0.3463 0.2367 2.8536 7.7700e-
003
0.2855 4.8000e-
003
0.2903 0.0886 4.4200e-
003
0.0931 785.0409 785.0409 0.0252 0.0236 792.7038
Total 0.4038 1.8241 3.4524 0.0139 0.3764 0.0250 0.4014 0.1199 0.0238 0.1437 1,437.527
4
1,437.527
4
0.0322 0.1206 1,474.275
0
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 13 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
833
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0405 1.2607 0.5577 5.9200e-
003
0.2108 9.4600e-
003
0.2202 0.0607 9.0500e-
003
0.0698 627.5593 627.5593 6.4800e-
003
0.0930 655.4336
Worker 0.3216 0.2097 2.6343 7.5200e-
003
0.9371 4.5100e-
003
0.9416 0.2486 4.1500e-
003
0.2527 759.9455 759.9455 0.0227 0.0218 767.0196
Total 0.3621 1.4704 3.1920 0.0134 1.1478 0.0140 1.1618 0.3093 0.0132 0.3225 1,387.504
8
1,387.504
8
0.0292 0.1148 1,422.453
2
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 14 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
834
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0405 1.2607 0.5577 5.9200e-
003
0.0908 9.4600e-
003
0.1003 0.0313 9.0500e-
003
0.0403 627.5593 627.5593 6.4800e-
003
0.0930 655.4336
Worker 0.3216 0.2097 2.6343 7.5200e-
003
0.2855 4.5100e-
003
0.2901 0.0886 4.1500e-
003
0.0928 759.9455 759.9455 0.0227 0.0218 767.0196
Total 0.3621 1.4704 3.1920 0.0134 0.3764 0.0140 0.3903 0.1199 0.0132 0.1331 1,387.504
8
1,387.504
8
0.0292 0.1148 1,422.453
2
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 15 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
835
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Paving 0.7048 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.7375 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0431 0.0281 0.3528 1.0100e-
003
0.1255 6.0000e-
004
0.1261 0.0333 5.6000e-
004
0.0338 101.7784 101.7784 3.0500e-
003
2.9200e-
003
102.7258
Total 0.0431 0.0281 0.3528 1.0100e-
003
0.1255 6.0000e-
004
0.1261 0.0333 5.6000e-
004
0.0338 101.7784 101.7784 3.0500e-
003
2.9200e-
003
102.7258
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 16 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
836
3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Paving 0.7048 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.7375 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584
1
2,207.584
1
0.7140 2,225.433
6
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0431 0.0281 0.3528 1.0100e-
003
0.0382 6.0000e-
004
0.0389 0.0119 5.6000e-
004
0.0124 101.7784 101.7784 3.0500e-
003
2.9200e-
003
102.7258
Total 0.0431 0.0281 0.3528 1.0100e-
003
0.0382 6.0000e-
004
0.0389 0.0119 5.6000e-
004
0.0124 101.7784 101.7784 3.0500e-
003
2.9200e-
003
102.7258
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 17 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
837
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 24.0953 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Total 24.2869 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0632 0.0412 0.5175 1.4800e-
003
0.1841 8.9000e-
004
0.1850 0.0488 8.2000e-
004
0.0496 149.2750 149.2750 4.4700e-
003
4.2900e-
003
150.6646
Total 0.0632 0.0412 0.5175 1.4800e-
003
0.1841 8.9000e-
004
0.1850 0.0488 8.2000e-
004
0.0496 149.2750 149.2750 4.4700e-
003
4.2900e-
003
150.6646
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 18 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
838
3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 24.0953 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690
Total 24.2869 1.3030 1.8111 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0632 0.0412 0.5175 1.4800e-
003
0.0561 8.9000e-
004
0.0570 0.0174 8.2000e-
004
0.0182 149.2750 149.2750 4.4700e-
003
4.2900e-
003
150.6646
Total 0.0632 0.0412 0.5175 1.4800e-
003
0.0561 8.9000e-
004
0.0570 0.0174 8.2000e-
004
0.0182 149.2750 149.2750 4.4700e-
003
4.2900e-
003
150.6646
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 19 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
839
4.0 Operational Detail - Mobile
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 0.7816 1.1068 6.8919 0.0154 1.6683 0.0130 1.6813 0.4451 0.0121 0.4572 1,571.193
4
1,571.193
4
0.0958 0.0856 1,599.106
3
Unmitigated 0.7816 1.1068 6.8919 0.0154 1.6683 0.0130 1.6813 0.4451 0.0121 0.4572 1,571.193
4
1,571.193
4
0.0958 0.0856 1,599.106
3
4.1 Mitigation Measures Mobile
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Other Asphalt Surfaces 0.00 0.00 0.00
Single Family Housing 349.28 352.98 316.35 771,971 771,971
Total 349.28 352.98 316.35 771,971 771,971
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Other Asphalt Surfaces 12.50 4.20 5.40 0.00 0.00 0.00 0 0 0
Single Family Housing 11.00 3.50 4.50 40.20 19.20 40.60 86 11 3
4.4 Fleet Mix
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 20 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
840
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Other Asphalt Surfaces 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
Single Family Housing 0.537845 0.056225 0.173186 0.138405 0.025906 0.007191 0.011447 0.018769 0.000611 0.000309 0.023821 0.001097 0.005189
5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated
0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
NaturalGas
Unmitigated
0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
5.1 Mitigation Measures Energy
Historical Energy Use: N
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 21 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
841
6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
2867.44 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Total 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
2.86744 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Total 0.0309 0.2643 0.1125 1.6900e-
003
0.0214 0.0214 0.0214 0.0214 337.3463 337.3463 6.4700e-
003
6.1800e-
003
339.3509
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 22 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
842
Use Low VOC Paint - Residential Interior
Use Low VOC Paint - Residential Exterior
Use Low VOC Cleaning Supplies
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 4.3516 0.5981 8.6334 0.0165 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Unmitigated 4.4582 0.5981 8.6334 0.0165 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 23 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
843
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.1320 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
1.5083 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 2.7261 0.5630 5.5816 0.0163 0.8479 0.8479 0.8479 0.8479 101.6746 626.8235 728.4982 0.3232 0.0146 740.9264
Landscaping 0.0918 0.0352 3.0518 1.6000e-
004
0.0169 0.0169 0.0169 0.0169 5.4976 5.4976 5.2800e-
003
5.6295
Total 4.4582 0.5981 8.6334 0.0164 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 24 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
844
Install Low Flow Bathroom Faucet
Install Low Flow Kitchen Faucet
Install Low Flow Toilet
Install Low Flow Shower
Turf Reduction
Use Water Efficient Irrigation System
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.1320 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
1.4017 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 2.7261 0.5630 5.5816 0.0163 0.8479 0.8479 0.8479 0.8479 101.6746 626.8235 728.4982 0.3232 0.0146 740.9264
Landscaping 0.0918 0.0352 3.0518 1.6000e-
004
0.0169 0.0169 0.0169 0.0169 5.4976 5.4976 5.2800e-
003
5.6295
Total 4.3516 0.5981 8.6334 0.0164 0.8649 0.8649 0.8649 0.8649 101.6746 632.3211 733.9958 0.3285 0.0146 746.5560
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 25 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
845
11.0 Vegetation
8.1 Mitigation Measures Waste
8.0 Waste Detail
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2020.4.0 Date: 10/7/2021 6:52 PMPage 26 of 26
TTM No. 38083 Addendum - 37 Lots - Riverside-Salton Sea County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
846
TTM No. 38083 City of La Quinta
Draft Addendum October 2021
Appendix H – TTM No. 38083 VMT Screening and Trip
Generation/Access Assessment
847
14041‐02 VMT Screening and Access Assessment.docx
December 21, 2021 (Revised) / November 2, 2021
Mr. Jon Myhre
CADO La Quinta Estates, LLC
c/o Mr. Mark Hayden
Capstone Advisors
1545 Faraday Avenue
Carlsbad, CA 92008
SUBJECT: TTM 38083 VMT SCREENING AND TRIP GENERATION/ACCESS ASSESSMENT
Dear Mr. Jon Myhre:
The firm of Urban Crossroads, Inc. is pleased to submit this VMT Screening and Trip Generation/Access
Assessment for Tentative Tract Map 38083 (“Project”) in the City of La Quinta. The Project proposes to
subdivide 20 existing 1‐acre residential lots into 37 half‐acre lots within the Griffin Ranch Specific Plan
area. The single family lots are located along Seattle Slew Way and Afleet Alex Way, and the existing use
is vacant infill land.
The 20 lots are currently graded with existing utility and road infrastructure previously installed and are
centrally located within the Griffin Ranch Community adjacent to the Merv Griffin Estate. A preliminary
site plan for the proposed Project is shown on Exhibit 1. Exhibit 2 depicts the location of the proposed
37 half‐acre lots in relation to the existing roadway network.
VEHICLE MILES TRAVELED (VMT)
Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018,
which require all lead agencies to adopt VMT as a replacement for automobile delay‐based level of
service (LOS) as the new measure for identifying transportation impacts for land use projects. This
statewide mandate went into effect July 1, 2020. To aid in this transition, the Governor’s Office of
Planning and Research (OPR) released a Technical Advisory on Evaluating Transportation Impacts in
CEQA (December of 2018) (Technical Advisory).
Planning Commission Resolution 2021‐007 (July 13, 2021) adopts Revision 1 of the City of La Quinta
Vehicle Miles Traveled Analysis Policy (City Guidelines). The City Guidelines set forth screening criteria
under which Projects are not required to submit detailed VMT analysis. This guidance for determination
of non‐significant VMT impact is primarily intended to avoid unnecessary analysis and findings that
would be inconsistent with the intent of SB 743. VMT screening criteria for development projects include
the following:
848
37
29,181 SF
A
A
N 19°29'04" W45.69'
∆=00°34'49"R=500.00'5.06'
3624,187 SF
3525,280 SF
3425,550 SF
3321,580 SF
3223,722 SF
3124,706 SF
3022,656 SF
2921,662 SF
2821,029 SF
2727,161 SF
2625,961 SF
2529,832 SF2421,416 SF
2322,680 SF2220,579 SF2120,831 SF2021,036 SF1920,443 SF
1820,517 SF1721,111 SF1621,602 SF
1529,787 SF
1422,397 SF
1324,437 SF
1229,176 SF
1121,755 SF
1022,316 SF
920,878 SF
820,320 SF
722,062 SF
622,435 SF
522,355 SF
420,926 SF
320,060 SF
220,057 SF
120,027 SF
SEATTLE SLEW WAY
CANANERO
DONALI STREET
BOLD RULER WAY
R = 13
0'R = 500'
R = 500'
R = 500'
R = 500'R = 500'
R = 500'R = 500'R = 500'R = 500'R = 500'R = 500'R = 130'R = 300'R = 200'R = 500'R = 500'R = 500'R = 500'R = 300'ALYSHEBA DRI
VER = 500'SEATTLE SLEW WAYGIACOMO WAY
ALYSHEBA DR
IVE
MERV
G
R
I
F
F
I
N
W
A
Y
M ERV G RIFFIN W AYMERV GRIFFIN WAYSECRETARIATHAFLINGER WAY
WAR
AVENUE 54
CIRCLE
ADMI
R
A
LAFLEET ALEX WAYLOT "A"96,915 SF2.23 AC.
LOT "A"
LOT "A"
LOT "A"
LOT "A"DRIVEN 89°46'52" E 258.14'N 02°05'21" W 429.31'N 02°05'21" W 1242.12'N 02°12'16" E 291.53'N 89°49'26" E 1316.79'
N 79°12'50" W
9
8
.
6
1
'N 23°58'52" E 150.00'N 66°
0
1
'
0
8
"
W
1
9
8
.
5
7
'
N 89°39'37" E 485.30'N 02°02'50" W 1243.08'N 00°13'15" W 403.65'N 89°46'45" E 267.34'
N 66°01'08" W10.36'=21°36'39" R=629.50' 237.43'=23°36'32" R=620.50' 255.68'=15°03'08" R=670.50' 176.15'N 03°50'19" E 6.89'
∆=86°32'01"R=24.50'37.00'
∆=30°44'15"R=214.50'115.07'
=16°08'29"R=970.50'273.41'=16°08'29" R=970.50' 273.41'=21°05'38"R=670.50' 246.85'=12°58'01" R=970.50' 219.64'=21°05'38" R=670.50' 246.85'∆=24°19'15"R=330.00'140.08'∆=06°18'00"R=429.50'47.23'
∆=21°41'20"R=329.50'124.73'
∆=21°31'02"R=329.50'123.74'
∆=10°45'31"R=670.50'125.90'
29'23'10'29'29'29'23'23'
29'23'
B
B
B
B10'29'10'A
A
A A
EX. PROJECT BOUNDARY EX. PROJECT BOUNDARY PROP. LOT LINE (TYP.)
EX. LOT LINE(TO REMAIN)(TYP.)
PROP. LOT LINE (TYP.)
PROP. PROJECT BOUNDARY& EX. LOT LINE
PROP. PROJECTBOUNDARY &EX. LOT LINE
PROP. PROJECTBOUNDARY &EX. LOT LINE
PROP. LOTLINE (TYP.)
EX. LOT LINE(TO BEREMOVED)(TYP.)
EX. MULTI-USEEASEMENT (TYP.)(TO BE REMOVED)
EX. MULTI-USEEASEMENT (TYP.)(TO BE REMOVED)
EX. MULTI-USEEASEMENT (TYP.)(TO BE REMOVED)
EX. MULTI-USEEASEMENT (TYP.)(TO BE REMOVED)
PROP. LOT LINE (TYP.)
PROP. R/W (TYP.)
EX. R/W (TYP.)
EX. R/W (TYP.)
EX. R/W (TYP.)
EX. PROJECT BOUNDARY
EX. R/W (TYP.)
EX. LOT LINE (TYP.)
EX. LOT LINE(TYP.)
EX. C/L
EX. R/W
EX. R/W
EX. CURB & GUTTER
PROP. R/W (TYP.)
EX. LOT LINE(TO BEREMOVED)(TYP.)
EX. LOT LINE(TO REMAIN) (TYP.)
EX. LOT LINE(TO BEREMOVED)(TYP.)
EX. LOT LINE(TO BE REMOVED) (TYP.)
EX. LOT LINE(TO BE REMOVED) (TYP.)
EX. LOT LINE(TO BE REMOVED) (TYP.)
229'118'56'130'179'136'130'200'
183'129'190'116'212'100'225'
248'
240'
217'100'217'
203'88'209'68'18
7
'
53'199'22
0
'
105'197'202'98'201'208'105'209'100'202'100'210'100'208'100'182'221'
134'100'228'54'93'191'97'99'111'68'102'200'111'100'222'100'219'101'202'100'210'
229'
175'110'214'86'200'108'175'78'200'101'101'109'
177'104'254'104'104'R = 38.5'R = 38.5'39'38'110'37'
3 3'33'157'101'100'100'100'101'101'41
'41'95'161'176'100'100'101'98'101'102'102'100'102'10
5'100'112'2 3 7 '
100'100'
117'
1 01'
105'
129'100'101 '100'105'212'
=43°20'22 " R =32 9 .5 0 ' 2 4 9 .2 4 'N
4
6
°
2
0
'
0
4
"
W
2
2
0
.
2
4
'
N
4
6
°
2
0
'
0
4
"
W
1
8
6
.
9
4
'=64°11'25" R=329.50' 369.15'N 01°20'04" W30.37'
∆=21°37'35"R=144.50' 54.54'
EX. LOT LINE(TO BE REMOVED) (TYP.)
EX. LOT LINE(TO REMAIN) (TYP.)
EX. FIREHYDRANT (TYP.)
A.C. PAVEMENTOVER A.B.
2%2%
1'X1' COLOREDCONCRETE EDGE
SECTION A-ASEATTLE SLEW WAY & AFLEET ALEX WAY(PRIVATE ROAD)N.T.S.
R/WEX.R/WEX.
14.5'14.5'
29' (NO PARKING)8'8'
MIN.
DRAINAGE, PARKING &LANDSCAPE
MIN.
15'
MULTI-USE EASEMENT
A.C. PAVEMENTOVER A.B.
2%2%
1'X1' COLOREDCONCRETE EDGE
SECTION B-BDONALI STREET & BOLD RULER WAY(PRIVATE ROAD)N.T.S.
R/WEX.R/WEX.
14.5'14.5'
29' (NO PARKING)10'10'
P.U.E P.U.E
DRAINAGE &LANDSCAPE
TENTATI
ASSESSOR'S PARCEL NUM
SOURCE OF TOPOGRAP
ADDRESS:
TELEPHONE:
PUBLIC UTILITY PURVEYO
IM
S
F
C
S
C
U
EXISTING ZONING:
PROPOSED ZONING:
EXISTING GENERAL PLAN
PROPOSED GENERAL PLA
L
LAND USE DESCRIPTION:
ZONE "X": AREA OF MINI
FEMA FLOOD ZONE DES
APPLICANT /
ADDRESS:
CONTACT:
15CA
AL
EXHIBIT PREPARER:
ADDRESS:
MS
34RA
CONTACT:PA
NO. DATE
SCHOOL DISTRICT:CO
NOTES:1.
IN THE CITY O
LEGAL DESCRIPTION:
DE
ELECTRIC
GAS
TELEPHONE
WATER
CABLE
SEWER
USA
BEING A SUBDIVISION O
LAND OWNER:
THIS MAP I
CA
EXISTING GROSS & PRO
PROPOSED SINGLE FAM
PROPOSED OPEN SPAC
780-120-001 THRU 780-12
PROPOSED PRIVATE STR
RANGE 7 EAST, SAN BER
MSA
> PLANNING > CIV
34200 Bob H
760.320.9811
AS SHOWN ON RIVERSIDCOMMUNITY PANEL MA
EXISTING IRRIGATION
EXISTING GAS
EXISTING EASEMENT
EXISTING ELECTRIC
EXISTING IRRIGATION DRAIN LINE
EXISTING CABLE
EXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
EXISTING EASEMENT DELTA
EXISTING LOT LINE
EXISTING TELEPHONE
EXISTING EDGE OF PAVEMENT
EXISTING OVERHEAD TELEPHONE
NUMBER
PROPOSED
RIGHT OF WAY
TYPICAL
NO.
PROP.
R/W
TYP.
P.U.E. PUBLIC UTILITY EASEMENT
SF SQUARE FEET
RADIUSR
STANDARDSTD.
P/L PROPERTY LINE
N.T.S. NOT TO SCALE
R-L LOW DENSITY (RESIDENTIAL)
UG UNDERGROUND
OVERHEADO/H OPEN SPACE / PARKSOS/PP PAGEPG.
c/
(AFLEET ALEX WAY, BOL
L
V
MINIMUM SINGLE FAMIL
LIQUEFACTION:HIGH
EXISTING SEWER
EXISTING RIGHT OF WAY
PROPOSED AND EXISTING CENTER LINE
PROPOSED CURB
EXISTING SEWER FORCE MAIN
EXISTING WATER
PROPOSED EASEMENT
PROPOSED TENTATIVE TRACT MAP BOUNDARY
EXISTING LOT LINE (TO REMAIN)
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
EXISTING LOT LINE (TO BE REMOVED)
EASTNORTHSOUTHWEST
CENTERLINE
EASEMENTEXISTING
(E)(N)(S)(W)
C/L
ESMT.EX.
ABBREVIATIONS
ACREAGEAC
CURB AND GUTTERC&G
ASSESSORS PARCEL NUMBERAPN
E/P EDGE OF PAVEMENT
A.C. ASPHALT CONCRETE
MIN. MINIMUM
MAX. MAXIMUM
BOUNDARYBNDRY
M.B. MAP BOOK
AVERAGE SINGLE FAMIL
2 849
3 850
Mr. Jon Myhre
CADO La Quinta Estates, LLC
November 2, 2021
14041‐02 VMT Screening and Access Assessment
Small Projects with low trip generation per existing CEQA exemptions or resulting in a 3,000 metric tons
of Carbon Dioxide Equivalent per year screening level threshold. Specific examples include Single Family
Housing projects less than or equal to 140 Dwelling Units and Multi Family (low rise) Housing projects less
than or equal to 200 Dwelling Units.
Affordable Housing with a high percentage of affordable units as determined by the Planning and
Engineering departments,
Low VMT Area Screening within an area of development under threshold based upon RIVTAM modeling,
and
Redevelopment Projects which replace an existing VMT‐generating land use and do not result in a net
overall increase in VMT.
PROJECT RESIDENTIAL SCREENING
The Project has been reviewed for VMT screening based upon its size as a small project, and no further
VMT analysis is needed. Single Family Housing projects less than or equal to 140 Dwelling Units may be
presumed to have a less than significant impact absent substantial evidence to the contrary.
PROJECT TRIP GENERATION
Determining trip generation for a specific project is based upon estimates of the amount of traffic that
is expected to be both attracted to and produced by the specific on‐site land use. For this assessment,
trip generation rates are based upon data collected by the Institute of Transportation Engineers (ITE) in
the Trip Generation Manual, 10th Edition, 2017, and the Trip Generation Manual, 10th Edition
Supplement, February 2020.
The ITE Land Use (LU) Code 210 and land use description has been utilized to identify the appropriate
ITE description of the proposed Project: Trip generation rates used to estimate approved and proposed
traffic for the site are shown in Table 1 and trip generation estimates for the currently approved 20
residences are shown in Table 2.
TABLE 1: TRIP GENERATION RATES1
Land Use
ITE LU
Code Quantity2
AM Peak Hour PM Peak Hour
Daily In Out Total In Out Total
Single Family Detached 210 20 DU 0.19 0.55 0.74 0.62 0.37 0.99 9.44
1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017).
2 DU = Dwelling Units
851
Mr. Jon Myhre
CADO La Quinta Estates, LLC
November 2, 2021
14041‐02 VMT Screening and Access Assessment
Based on these trip rates, the currently approved 20 residences are anticipated to generate a total of
approximately 189 trip‐ends per day with 15 vehicles per hour during the AM peak hour and 19 vehicles
per hour during the PM peak hour.
TABLE 2: APPROVED SITE RESIDENTIAL TRIP GENERATION
Land Use
ITE LU
Code Quantity1
AM Peak Hour PM Peak Hour
Daily In Out Total In Out Total
Single Family Detached 220 20 DU 4 11 15 12 7 19 189
1 DU = Dwelling Units
As shown in Table 3, the proposed Project is anticipated to generate a total of approximately 349 trip‐
ends per day with 27 vehicles per hour during the AM peak hour and 36 vehicles per hour during the PM
peak hour.
TABLE 3: PROPOSED PROJECT TRIP GENERATION, AND NET DIFFERENCES
Land Use
ITE LU
Code Quantity1
AM Peak Hour PM Peak Hour
Daily In Out Total In Out Total
Single Family Detached (Proposed) 220 37 DU 7 20 27 23 14 37 349
Net Difference 2 17 DU 3 9 12 11 7 18 160
1 DU = Dwelling Units
2 Difference between approved residential for the site and the proposed Project
The proposed Project is anticipated to generate approximately 160 more trip‐ends per day when
compared to approved residential uses on‐site, with 12 more vehicles per hour during the AM peak hour
and 17 more vehicles per hour during the PM peak hour.
SITE ACCESS AND CIRCULATION CONTEXT
The proposed Project will have three access connections to surrounding roadways. At the southwest
corner of the site, Seattle Slew Way connects the Project to Merv Griffin Way and outward to Madison
Street. Merv Griffin Way provides as a gated access point, serving visitors as well as residents.
Northbound right turn and southbound left turn lanes accommodate inbound turning movements at the
Madison Street/Merv Griffin Way intersection.
At the northwest corner of the site, Donali Street connects the Project to Alysheba Drive and outward
to Avenue 54. This is a gated resident‐only access point, with a westbound left turn lane for inbound
traffic at the Alysheba Drive/Avenue 54 intersection.
At the northeast corner of the site, Bold Ruler Way connects the Project to Merv Griffin Way and outward
to Avenue 54. This is also a gated resident‐only access point, with a westbound left turn lane for inbound
traffic at the Merv Griffin Way/Avenue 54 intersection.
852
Mr. Jon Myhre
CADO La Quinta Estates, LLC
November 2, 2021
14041‐02 VMT Screening and Access Assessment
Exhibit 2 illustrates the study area intersections located near the proposed Project and identifies the
number of through traffic lanes for existing roadways and intersection traffic controls.
GENERAL PLAN CIRCULATION ELEMENT
Exhibit 3 shows the City of La Quinta Circulation Plan and classifications of adjacent roadways.
Madison Street – Madison Street is a north‐south oriented roadway located west of the Project and
classified as a 4‐lane divided primary arterial in the City of La Quinta Circulation Plan.
Avenue 54 – Avenue 54 is an east‐west oriented roadway located north of the Project and classified as
a 4‐lane divided primary arterial in the City of La Quinta Circulation Plan.
TRIP DISTRIBUTION AND ASSIGNMENT
The trip distribution pattern is heavily influenced by the geographical location of the site, the location of
surrounding uses, and the proximity to the regional freeway system. Exhibit 4 displays the estimated Project
traffic distribution pattern.
Based on the identified Project traffic generation and estimated trip distribution pattern, Project peak hour
intersection turning movement volumes are shown on Exhibits 5 and 6 for morning and evening peak hours,
respectively.
At the Madison Street/Merv Griffin Way (#3) intersection, the approved site residential (20 Dus) adds 1
vehicle during the morning peak hour and 3 vehicles during the evening peak hour to the northbound
right turn lane. The proposed Project (37 Dus) contributes an additional 1 vehicle during the morning
peak hour and 3 vehicles during the evening peak hour to the northbound right turn lane.
At the Madison Street/Merv Griffin Way intersection (#3), the approved site residential (20 Dus) adds 1
vehicle during the morning peak hour and 2 vehicles during the evening peak hour to the southbound
left turn lane. The proposed Project (37 Dus) contributes an 2 additional vehicles during the evening
peak hour to the southbound left turn lane.
At the Alysheba Drive/Avenue 54 (#1) and Merv Griffin Way/Avenue 54 (#2) intersections, the volumes
added by the proposed Project (in addition to the approved site residential) at individual turning
movements are 2 vehicles or less on all inbound and outbound turns.
FINDINGS/CONCLUSIONS
Tentative Tract Map 38083 is anticipated to generate approximately 160 more trip‐ends per day when
compared to approved residential uses on‐site, with 12 more vehicles per hour during the AM peak hour
and 18 more vehicles per hour during the PM peak hour.
853
7 854
8 855
9 856
10 857
Mr. Jon Myhre
CADO La Quinta Estates, LLC
November 2, 2021
14041‐02 VMT Screening and Access Assessment
The Project has been reviewed for VMT screening based upon its size as a small project, and no further
VMT analysis is needed. Single Family Housing projects less than or equal to 140 Dwelling Units may be
presumed to have a less than significant impact absent substantial evidence to the contrary.
The proposed Project will have three access connections to surrounding roadways. Each access point
has existing lane geometrics which have been planned to serve buildout of the Griffin Ranch Specific Plan
area. Volumes added by the proposed Project (in addition to the approved site residential) at individual
turning movements have been reviewed, and the peak hour increases are nominal.
If you have any questions, please contact John Kain at (949) 375‐2435 or Marlie Whiteman (714) 585‐
0574.
Respectfully submitted,
URBAN CROSSROADS, INC.
John Kain, AICP Marlie Whiteman, PE
Principal Senior Associate
858
PLANNING COMMISSION RESOLUTION 2022 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA, TO
APPROVE TENTATIVE TRACT MAP 2021-0001
(TTM 38083) FOR 37 RESIDENTIAL LOTS ON
24.46 ACRES WITHIN THE GRIFFIN RANCH
SPECIFIC PLAN AREA
CASE NUMBERS:
TENTATIVE TRACT MAP 2021-0001 (TTM 38083)
APPLICANT: CADO LA QUINTA ESTATES, LLC. C/O CAPSTONE
ADVISORS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on January 25, 2022, hold a duly noticed Public Hearing to consider a
request by CADO La Quinta Estates, LLC. C/O Capstone Advisors, Inc. to
approve Tentative Tract Map 2021-0001 (TTM 38083) for 37 residential lots
on 24.46 acres within the Griffin Ranch Specific Plan area, generally located,
south side of avenue 54 between Madison Street and Monroe Street, more
particularly described as:
APNS 780-120-001 THRU 780-120-020, 780-120-071, 780-120-072, 780-
120- 073, & 780-120-077
WHEREAS, the Design and Development Department published a public
hearing notice in The Desert Sun newspaper on January 14, 2022, as
prescribed by the Municipal Code. Public hearing notices were also mailed to
all property owners within 500 feet of the site; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, the Planning Commission did make the following mandatory findings
to justify approval of said Tentative Tract Map:
1.Tentative Tract Map 38083 is consistent with the La Quinta General
Plan, and Specific Plan 2004-074, as amended. The Tract Map is
consistent with the Low Density land use designation as set forth in
the General Plan, and as set forth in Specific Plan 2004-074.
2.The design and improvement of Tentative Tract Map 38083 is
consistent with the La Quinta General Plan, and Specific Plan 2004-
859
Planning Commission Resolution 2022 -
Tentative Tract Map 2021-0001 (TTM 38083)
Project: Griffin Ranch
Adopted: January 25, 2022
Page 2 of 3
074 with the implementation of recommended conditions of approval
to ensure consistency for the homes proposed on the lots created
herein. The project density is consistent with the La Quinta General
Plan and Specific Plan 2004-074 and is comparable to surrounding
residential development.
3.The design of Tentative Tract Map 38083 and proposed
improvements are not likely to cause substantial environmental
damage, nor substantially injure fish or wildlife or their habitat. The
City Council, on April 17, 2007, adopted a Mitigated Negative
Declaration (MND), Environmental Assessment 2006-577, for the
Griffin Ranch Specific Plan and Tentative Tract 32879 project via
Resolution 2007-035, in compliance with the requirements of the
California Environmental Quality Act (CEQA). The Design and
Development Department prepared an addendum to the adopted
MND as EA2021-0002, pursuant to Section 15164 of CEQA, in that
the project is substantially the same as the previously approved
project, that conditions have not substantially changed, and that the
findings and mitigation measures contained in EA 2006-577 shall
apply to this project.
4.The design of Tentative Tract Map 38083 and type of improvements
are not likely to cause serious public health problems, insofar as the
project will be required to comply with all laws, standards and
requirements associated with sanitary sewer collection, water quality
and other public health issues.
5.The design and improvements required for Tentative Tract Map
38083 will not conflict with easements, acquired by the public at
large, for access through or use of property within the proposed
subdivision. All roadway improvements, easements, if any and
surrounding improvements will be completed to City standards.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of
the Planning Commission in this case;
860
Planning Commission Resolution 2022 -
Tentative Tract Map 2021-0001 (TTM 38083)
Project: Griffin Ranch
Adopted: January 25, 2022
Page 3 of 3
SECTION 2. That it does hereby approve Tentative Tract Map 2021-0001 (TTM
38083), for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval (Exhibit A).
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on January 25, 2022, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_________________________________
STEPHEN T. NIETO, Chairperson
City of La Quinta, California
ATTEST:
_______________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
861
PLANNING COMMISSION RESOLUTION 2021-XXX – “EXHIBIT A”
CONDITIONS OF APPROVAL -
TENTATIVE TRACT MAP 2021-0001 (TTM38083)
PROJECT: GRIFFIN RANCH
PAGE 1 OF 17
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta (“City”), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Tract Map, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall
comply with the requirements and standards of Government Code §§ 66410
through 66499.58 (the “Subdivision Map Act”), and Chapter 13 of the La
Quinta Municipal Code (“LQMC”).
The City of La Quinta’s Municipal Code can be accessed on the City’s Web Site
at www.laquintaca.gov.
3. Tentative Tract Map No. 38083 shall comply with all applicable conditions
and/or mitigation measures for the following related approval(s):
Tentative Tract Map 32879
Environmental Assessment 2006-577
Specific Plan 2004-074, as amended
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Design and Development Director shall adjudicate the
conflict by determining the precedence.
4. The Tentative Tract Map shall expire 36 months after approval, January 25,
2025, and shall become null and void in accordance with La Quinta Municipal
Code Section 13.12.150. A time extension may be requested per LQMC
Section 13.12.160.
5. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies, if required:
Riverside County Fire Marshal
La Quinta Public Works Department (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality
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Management Plan (WQMP) Exemption Form – Whitewater River Region,
Improvement Permit)
Design & Development Department
Riverside Co. Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
State Water Resources Control Board
SunLine Transit Agency
South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvement plans for City approval.
6. Coverage under the State of California Construction General Permit must be
obtained by the applicant, who then shall submit a copy of the Regional Water
Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice
of Intent (“NOI”) and Waste Discharge Identification (WDID) number to the
City prior to the issuance of a grading or building permit.
7. The applicant shall comply with applicable provisions of the City’s NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; the California Regional Water
Quality Control Board – Colorado River Basin Region Board Order No. R7-
2013-0011 and the State Water Resources Control Board’s Order No. 2009-
0009-DWQ and Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less
than one (1) acre of land, but which is a part of a construction project
that encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to
the State Water Resources Control Board.
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
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acceptance of all improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the following
Best Management Practices (“BMPs”) (LQMC Section 8.70.020
(Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs on an Erosion Control Plan
proposed by the applicant shall be approved by the City Engineer prior
to any onsite or offsite grading, pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted
by the City Council.
F. The inclusion in the Homeowners’ Association (HOA) Conditions,
Covenants, and Restrictions (CC&Rs), a requirement for the perpetual
maintenance and operation of all post-construction BMPs as required
and the applicant shall execute and record an agreement that provides
for the perpetual maintenance and operation of all post-construction
BMPs as required.
8. Developer shall reimburse the City, within thirty (30) days of presentment of
the invoice, all costs and actual attorney’s fees incurred by the City Attorney
to review, negotiate and/or modify any documents or instruments required by
these conditions, if Developer requests that the City modify or revise any
documents or instruments prepared initially by the City to affect these
conditions. This obligation shall be paid in the time noted above without
deduction or offset and Developer’s failure to make such payment shall be a
material breach of the Conditions of Approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of
the invoice, all costs and actual consultant’s fees incurred by the City for
engineering and/or surveying consultants to review and/or modify any
documents or instruments required by this project. This obligation shall be
paid in the time noted above without deduction or offset and Developer’s
failure to make such payment shall be a material breach of the Conditions of
Approval.
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PROPERTY RIGHTS
10. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
11. Pursuant to the aforementioned condition, conferred rights shall include
approvals from the master developer or the HOA over easements and other
property rights necessary for construction and proper functioning of the
proposed development not limited to access rights over proposed and/or
existing private streets that access public streets and open space/drainage
facilities of the master development.
12. The applicant shall offer for dedication on the Final Map all public street rights-
of-way in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
13. The applicant shall retain for private use on the Final Map all private street
rights-of-way in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
14. The private street rights-of-way to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Seattle Slew Way and Afleet Alex Way - Private Residential
Streets shall have a 40-foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28
feet if on-street parking is prohibited, and provided there is
adequate off-street parking for residents and visitors, and the
applicant establishes provisions for ongoing enforcement of the
parking restriction in the CC&R’s. The CC&Rs shall be reviewed
and approved by the Design and Development Department prior
to recordation.
Property line shall be placed at the back of curb similar to the lay out
shown on the (preliminary grading plan/tentative map) and the typical
street section shown in the tentative map. Use of smooth curves instead
of angular lines at property lines is recommended.
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15. Right-of-way geometry for standard knuckles and property line corner
cut-backs at curb returns shall conform to Riverside County Standard
Drawings #801, and #805, respectively, unless otherwise approved by the
City Engineer.
16. When the City Engineer determines that access rights to the proposed street
rights-of-way shown on the approved Tentative Tract Map are necessary prior
to approval of the Final Map dedicating such rights-of-way, the applicant shall
grant the necessary rights-of-way within 60 days of a written request by the
City.
17. The applicant shall offer for dedication on the Final Map a ten-foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
18. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Final Map.
19. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
20. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
21. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access for Individual Properties and Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
22. Streets shall have vertical curbs or other approved curb configurations that
will convey water without ponding, and provide lateral containment of dust
and residue during street sweeping operations. If a wedge or rolled curb
design is approved, the lip at the flowline shall be near vertical with a 1/8"
batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent
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building(s) on the lot.
23. The applicant shall construct the following street improvements:
A. PRIVATE STREETS
1) Seattle Slew Way and Afleet Alex Way - Private Residential
Streets shall have a 40-foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28
feet if on-street parking is prohibited, and provided there is
adequate off-street parking for residents and visitors, and the
applicant establishes provisions for ongoing enforcement of the
parking restriction in the CC&R’s. The CC&Rs shall be reviewed
and approved by the Design and Development Department prior
to recordation.
2) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
B. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay-out shown on the
tentative map, except for minor revisions as may be required by
the City Engineer.
24. The applicant shall extend improvements beyond the subdivision boundaries
to ensure they safely integrate with existing improvements (e.g., grading;
traffic control devices and transitions in alignment, elevation or dimensions of
streets and sidewalks).
25. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site-specific data for soil
strength and anticipated traffic loading (including construction traffic).
Minimum structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials.
26. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix
design procedure. For mix designs over six months old, the submittal shall
include recent (less than six months old at the time of construction) aggregate
gradation test results confirming that design gradations can be achieved in
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current production. The applicant shall not schedule construction operations
until mix designs are approved.
27. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid-block street lighting is not required.
28. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer. Improvement plans for streets, access gates and
parking areas shall be stamped and signed by engineers registered in
California.
FINAL MAPS
29. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate
mylars of the Final Map. The Final Map shall be 1” = 40’ scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
“engineer,” “surveyor,” and “architect,” refers to persons currently certified or
licensed to practice their respective professions in the State of California.
30. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with
the provisions of LQMC Section 13.24.040 (Improvement Plans).
31. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by
other agencies and utility purveyors.
A. On-Site Street Improvements/Signing & Striping/Storm Drain Plan
1" = 40' Horizontal, 1"= 4' Vertical
B. PM-10 Plan 1” = 40’ Horizontal
C. Erosion Control Plan 1” = 40’ Horizontal
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D. WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently
(Storm Drain Plans if applicable)
E. On-Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior
to commencing plan preparation.
“On-Site Precise Grading” plan is required to be submitted for approval by the
Building Official, Planning Manager and the City Engineer.
All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs,
Limit Lines and Legends, No Parking Signs, Raised Pavement Markers
(including Blue RPMs at fire hydrants) and Street Name Signs per Public
Works Standard Plans and/or as approved by the City Engineer.
Grading plans shall normally include perimeter walls with Top Of Wall & Top Of
Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
“On-Site Precise Grading Plan” plans shall normally include all on-site surface
improvements including but not limited to finish grades for curbs & gutters,
building floor elevations, wall elevations, parking lot improvements and
accessible requirements.
32. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Public Works
Development “Plans, Notes and Design Guidance” section of the City website
(www.la-quinta.org). Please navigate to the Design and Development home
page and look for the Standard Drawings hyperlink.
33. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved
by the City. Each sheet shall be clearly marked "Record Drawing" and shall be
stamped and signed by the engineer or surveyor certifying to the accuracy
and completeness of the drawings. The applicant shall have all approved
mylars previously submitted to the City, revised to reflect the as-built
conditions. The applicant shall employ or retain the Engineer of Record (EOR)
during the construction phase of the project so that the EOR can make site
visits in support of preparing "Record Drawing". However, if subsequent
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approved revisions have been approved by the City Engineer and reflect said
"Record Drawing" conditions, the EOR may submit a letter attesting to said
fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
34. Prior to approval of any Final Map, the applicant shall construct all on and off-
site improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement (“SIA”)
guaranteeing the construction of such improvements and the satisfaction of its
obligations for same, or shall agree to any combination thereof, as may be
required by the City.
35. Any Subdivision Improvement Agreement (“SIA”) entered into by and
between the applicant and the City of La Quinta, for the purpose of
guaranteeing the completion of any improvements related to this Tentative
Tract Map, shall comply with the provisions of LQMC Chapter 13.28
(Improvement Security).
36. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a “Phasing Plan,” or an
administrative approval (e.g., Site Development Permits), all off-site
improvements and common on-site improvements (e.g., backbone utilities,
retention basins, perimeter walls, landscaping and gates) shall be constructed,
or secured through a SIA, prior to the issuance of any permits in the first
phase of the development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either
be completed, or secured through a SIA, prior to the completion of homes or
the occupancy of permanent buildings within such latter phase, or as
otherwise approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right
to halt issuance of all permits, and/or final inspections, withhold other
approvals related to the development of the project, or call upon the surety to
complete the improvements.
37. Depending on the timing of the development of this Tentative Tract Map, and
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the status of the off-site improvements at the time, the applicant may be
required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that
are considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by
others.
E. To agree to any combination of these actions, as the City may require.
Off-Site Improvements should be completed on a first priority basis. The
applicant shall complete Off-Site Improvements in the first phase of
construction or by the issuance of the 20% Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
38. If the applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all proposed on-
site and off-site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule as approved by the City
Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1/2" x 11" reduction of each page of the
Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the
applicant’s detailed cost estimates.
39. Should the applicant fail to construct the improvements for the development,
or fail to satisfy its obligations for the development in a timely manner, the
City shall have the right to halt issuance of building permits, and/or final
building inspections, withhold other approvals related to the development of
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the project, or call upon the surety to complete the improvements.
GRADING
40. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
41. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
42. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical (“soils”) report prepared by a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. An Erosion Control Plan with Best Management Practices prepared in
accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES
Stormwater Discharge Permit and Storm Management and Discharge
Controls).
E. A Final WQMP prepared by an authorized professional registered in the
State of California.
All grading shall conform with the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by soils
engineer, or engineering geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been
prepared in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
Additionally, the applicant shall replenish said security if expended by the City
of La Quinta to comply with the Plan as required by the City Engineer.
43. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded,
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undeveloped land shall either be planted with interim landscaping, or
stabilized with such other erosion control measures, as were approved in the
Fugitive Dust Control Plan.
44. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope
(i.e., the slope at the back of the landscape lot) which shall not exceed 2:1 if
fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six feet (6’) of the curb, otherwise the maximum slope within the right
of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb
shall be depressed one and one-half inches (1.5") in the first eighteen inches
(18") behind the curb.
45. Building pad elevations on the rough grading plan submitted for City
Engineer’s approval shall conform with pad elevations shown on the tentative
map, unless the pad elevations have other requirements imposed elsewhere in
these Conditions of Approval.
46. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on contiguous interior lots shall not differ by more
than three feet except for lots that do not share a common street frontage,
where the differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns,
maintenance difficulties and neighboring-owner dissatisfaction with the grade
differential.
47. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus half of a foot (0.5’) from the elevations shown
on the approved Tentative Tract Map, the applicant shall submit the proposed
grading changes to the City Engineer for a substantial conformance review.
48. Prior to the issuance of a building permit for any building lot, the applicant
shall provide a lot pad certification stamped and signed by a qualified engineer
or surveyor with applicable compaction tests and over excavation
documentation.
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Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
49. Stormwater handling shall conform with the approved hydrology and drainage
report for Griffin Ranch, Tract Map 32879. Nuisance water shall be disposed
of in an approved manner.
50. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 –
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. More specifically, stormwater falling on site during the
100 year storm shall be retained within the development, unless otherwise
approved by the City Engineer. The design storm shall be either the 1 hour, 3
hour, 6 hour or 24 hour event producing the greatest total run off.
51. Nuisance water shall be retained on site. Nuisance water shall be disposed of
per approved methods contained in Engineering Bulletin No. 06-16 –
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements.
52. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise and as approved by
the City Engineer.
53. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on-site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
54. No fence or wall shall be constructed around any retention basin unless
approved by the Design and Development Director and the City Engineer.
55. For on-site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 – Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes
shall not exceed 3:1 and shall be planted with maintenance free ground cover.
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Additionally, retention basin widths shall be not less than 20 feet at the
bottom of the basin.
56. Stormwater may not be retained in landscaped parkways or landscaped
setback lots. Only incidental storm water (precipitation which directly falls
onto the setback) will be permitted to be retained in the landscape setback
areas. The perimeter setback and parkway areas in the street right-of-way
shall be shaped with berms and mounds, pursuant to LQMC Section
9.100.040(B)(7).
57. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
58. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and
into the historic drainage relief route.
59. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
60. The applicant shall comply with applicable provisions for post construction
runoff per the City’s NPDES stormwater discharge permit, LQMC Sections
8.70.010 et seq. (Stormwater Management and Discharge Controls), and
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and
the California Regional Water Quality Control Board – Colorado River Basin
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water
Resources Control Board’s Order No. 2009-0009-DWQ and Order No. 2010-
0014-DWQ.
A. For post-construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation
and maintenance of BMPs per the approved Water Quality Management
Plan (WQMP) for the project as required by the California Regional
Water Quality Control Board – Colorado River Basin (CRWQCB-CRB)
Region Board Order No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be
provided which incorporates Site Design and Treatment BMPs utilizing
first flush infiltration as a preferred method of NPDES Permit
Compliance for Whitewater River receiving water, as applicable.
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C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
61. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
62. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above-ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
63. Existing overhead utility lines within, or adjacent to the proposed
development, and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
64. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
CONSTRUCTION
65. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly-
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections
of the last ten percent of homes within the development or when directed by
the City, whichever comes first.
LANDSCAPE AND IRRIGATION
66. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
876
PLANNING COMMISSION RESOLUTION 2021-XXX – “EXHIBIT A”
CONDITIONS OF APPROVAL -
TENTATIVE TRACT MAP 2021-0001 (TTM38083)
PROJECT: GRIFFIN RANCH
PAGE 16 OF 17
67.The applicant shall provide landscaping in the required setbacks, retention
basins, and common lots.
68.All new landscape areas shall have landscaping and permanent irrigation
improvements in compliance with the City’s Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
69.The applicant shall submit final landscape plans for review, processing and
approval to the Design and Development Department, in accordance with the
Final Landscape Plan application process. Design and Development Director
approval of the final landscape plans is required prior to issuance of the first
building permit unless the Director determines extenuating circumstances
exist which justify an alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate
City official, including the Design and Development Director.
Prior to final approval of the installation of landscaping, the Landscape
Architect of record shall provide the Design and Development Department a
letter stating he/she has personally inspected the installation and that it
conforms with the final landscaping plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are
required in order to meet the intent of the Planning Commission’s approval,
the Design and Development Director shall review and approve any such
revisions to the landscape plan.
MAINTENANCE
70.The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
71.The applicant shall make provisions for the continuous and perpetual
maintenance of common areas, perimeter landscaping up to the curb, access
drives, sidewalks, and stormwater BMPs.
FEES AND DEPOSITS
72.Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs
in effect at the time of issuance of building permit(s).
73.The applicant shall comply with the provisions of LQMC Section 13.24.180
(Fees and Deposits). These fees include all deposits and fees required by the
City for plan checking and construction inspection. Deposits and fee amounts
877
PLANNING COMMISSION RESOLUTION 2021-XXX – “EXHIBIT A”
CONDITIONS OF APPROVAL -
TENTATIVE TRACT MAP 2021-0001 (TTM38083)
PROJECT: GRIFFIN RANCH
PAGE 17 OF 17
shall be those in effect when the applicant makes application for plan check
and permits.
74.The 17 additional residential lots shall pay an in-lieu fee based on fair market
value of the land for parkland dedication (Quimby Act) prior to recordation of
Final Tract Map pursuant to LQMC Chapter 13.48 - Park Dedications (Quimby
Act).
878
POWERPOINTS
PLANNING
COMMISSION
JANUARY 25, 2022
PLANNING COMMISSION MEETING JANUARY 25, 2022
1
Planning Commission Meeting
January 25, 2022
Pledge of Allegiance
1
2
PLANNING COMMISSION MEETING JANUARY 25, 2022
2
Public Comment - Teleconference
Join virtually via Zoom:
https://us06web.zoom.us/j/82853067939
Meeting ID: 828 5306 7939
“Raise Hand” to speak
Or join via phone: (253) 215 - 8782
*9 = Raise Hand to speak when addressed
*6 = Unmute when prompted
Please limit your comments to 3 minutes.
How to “Raise Hand” via Computer
3
4
PLANNING COMMISSION MEETING JANUARY 25, 2022
3
How to “Raise Hand” via Smart Phone App
Planning Commission Meeting
January 25, 2022
C1 – General Plan Consistency for
Proposed Property Purchase
5
6
PLANNING COMMISSION MEETING JANUARY 25, 2022
4
7
8
PLANNING COMMISSION MEETING JANUARY 25, 2022
5
Planning Commission Meeting
January 25, 2022
PH1 – Housing and Safety Element Update
GPA2020-0001
Summary
•Housing Element is being updated per
State law for the 2022-2029 planning
period
•Safety Element requires update in
conjunction with Housing Element
•CEQA Negative Declaration proposed
9
10
PLANNING COMMISSION MEETING JANUARY 25, 2022
6
May thru December
2020
Gathered background information
Developed site inventory
Evaluated policies of past planning
period
December 2020
thru January 2021 Outreach meetings
January thru April
2021
Developed policies
Finished draft
April 2021 Submitted to HCD
July 2021 Comments received from HCD
August 2021 Study session and public review of
Housing Element draft (2 weeks)
September 2021 Resubmit draft to HCD
November 2021 Comments received from HCD
December 2021 Additional revisions submitted to
HCD for informal review
Regional Housing Needs Allocation
(RHNA)
Housing Type
Very
Low1 Low Moderate
Above
Moderate Total
New Units 420 269 297 544 1,530
1 Note that the Very Low category consists of 50%extremely low income units (210) and 50% very
low income units (210).
•Sites were identified that allow a capacity of 1,073
units for very low, low, and moderate income units,
87 above RHNA
•Sites are distributed throughout the City, but focused
on areas where access to transit, jobs, and services is
highest – Highway 111 Corridor and the Village
11
12
PLANNING COMMISSION MEETING JANUARY 25, 2022
7
Site Inventory Map
North
South
Policies and Programs
•Apply the Affordable Housing Overlay to
commercial sites, allowing 30 units per acre
•City-owned parcel on Highway 111 (site 13) to
include 15% extremely low income units
•Focus for affordable housing on Highway 111 and
the Village due to the availability of transit,
services and jobs
13
14
PLANNING COMMISSION MEETING JANUARY 25, 2022
8
Policies and Programs
•Study Zoning changes to encourage creative
housing such as tiny homes, manufactured
homes, container conversions, etc.
•Remove discretionary findings from permitting
requirements
•Pursue rehabilitation loans and grants for sub-
standard housing
•Continue to work with CVAG and other charities
to assist in homelessness reduction
Latest Amendments
•Parcel numbers added to site inventory
•Clarification and expansion of Affordable Housing
Overlay (AHO)
•assure 30 units per acre density
•expansion of Program 3.1.a to include analysis
in forthcoming Zoning text amendment that
the density can be achieved
•Add month/year to program schedules
15
16
PLANNING COMMISSION MEETING JANUARY 25, 2022
9
Latest Amendments
•Added language to Affirmatively Furthering Fair
Housing (AFFH) section to:
•Address housing choice
•Provide clarification regarding census tract 456.05
(southeast end of City)
•Expand discussion of overcrowding, and displacement
risk
•Assess how sites inventory addresses the City’s
commitment to affirmatively further fair housing.
Safety Element
•Fire Hazards section added
•Addresses State requirements regarding State
fire responsibility areas
•City has no such areas, nor does it contain
Very High Fire Hazard Severity Zones but is
responsible to plan for wildland and urban
fire hazards
17
18
PLANNING COMMISSION MEETING JANUARY 25, 2022
10
Safety Element
•Climate Change section added
•Addresses future resiliency to climate change
issues including:
•increases in temperature
•reductions in rainfall
•wildfire risks, and
•how these are addressed through the City’s Local
Hazard Mitigation Plan
•New FEMA maps relating to flood zones
added
Recommendation
•Adopt resolutions recommending the City
Council adopt a Negative Declaration
(EA2021-0010) and a General Plan
Amendment (GPA2020-0001), for the
2022-2029 Housing Element Update and
updates to 2035 General Plan Chapter IV,
Environmental Hazards (Safety Element)
19
20
PLANNING COMMISSION MEETING JANUARY 25, 2022
11
Planning Commission Meeting
January 25, 2022
PH2 – Polo Villas Development Agreement
DA2021-0003
21
22
PLANNING COMMISSION MEETING JANUARY 25, 2022
12
Site Location
•Madison Street
between
Avenues 50
and 52
•Within Tracts
33085 and
36279
Background
•Project comprised of 18 residential
units
–11 built in 2015
•Current active STVR permits
–7 lots remain vacant
23
24
PLANNING COMMISSION MEETING JANUARY 25, 2022
13
STVR Program
•No new STVR permits may be issued,
with exceptions:
–Units with Tourist or Village Commercial
(CT or VC)
–Developments subject to a development
agreement (DA) that stipulate short-
term rental is allowed
STVR Program
•Current active STVR permits may
continue to operate STVR and renew
•Permits are not transferable
–Expire when property is sold to a new
owner
25
26
PLANNING COMMISSION MEETING JANUARY 25, 2022
14
Request
•Current owner wishes to sell
properties
•Applicant has an agreement to
purchase
–Requesting DA to continue STVR
operation and allow on vacant lots
DA Terms
•Project shall consist of residential
single-family development and
available for use as:
–Primary residences
–Secondary residences
–Short-term vacation rental residences
27
28
PLANNING COMMISSION MEETING JANUARY 25, 2022
15
DA Terms
•Annual STVR permitting fees to be
consistent with the City’s fee
program
•Any rental or occupancy of 30 nights
or less subject to payment of
transient occupancy tax (“TOT”) for
short-term vacation rentals
DA Terms
•Rental or occupancy agreements and information retained for a minimum of three (3) years by applicant or authorized management company
•Max occupancy shall be two (2) persons per bedroom, plus no more than four (4) additional occupants
•Each residence shall allow for transient occupancy
29
30
PLANNING COMMISSION MEETING JANUARY 25, 2022
16
DA Terms
•Performance Schedule for
development of vacant properties
•Term is 50 years
•DA reviewed on annual basis
Findings
•Consistency with General Plan
•Compatible with land uses in zone
•Conformity with public necessity,
convenience, public welfare and good
land use practices
31
32
PLANNING COMMISSION MEETING JANUARY 25, 2022
17
Findings
•Will not be detrimental to health,
safety and general welfare
•Will not adversely affect orderly
development or preservation of
property values
•Will have a positive fiscal impact on
the City
Recommendation
•Adopt a resolution recommending the City
Council approve a Development
Agreement (DA2021-0003) and find the
project consistent with previously adopted
Mitigated Negative Declarations EA2005-
537 and EA2010-608
33
34
PLANNING COMMISSION MEETING JANUARY 25, 2022
18
Planning Commission Meeting
January 25, 2022
PH3 – Griffin Ranch TTM 38083
TENTATIVE TRACT MAP 2021-0001
ENVIRONMENTAL ASSESSMENT 2021-0002
35
36
PLANNING COMMISSION MEETING JANUARY 25, 2022
19
Site Location
•Avenues 54
between
Madison Street
and Monroe
Street
•Within Tract
32879
•Lots 1-20
Project Information
•The proposal is to subdivide 20 existing
one-acre vacant residential lots into 37
half-acre lots
•Staff prepared an addendum to the
Mitigated Negative Declaration (MND), no
substantial changes to the project are
being proposed
37
38
PLANNING COMMISSION MEETING JANUARY 25, 2022
20
Recommendation
•Due to scheduling conflicts, it is being
requested that the item be continued to a
date certain. Staff recommends opening
the public hearing and continue the matter
to the Planning Commission meeting of
February 8, 2022.
39
40
WRITTEN
PUBLIC COMMENT
PLANNING
COMMISSION
JANUARY 25, 2022
1
Tania Flores
From:Castro, Andrew <andrewcastro@uchastings.edu>
Sent:Sunday, January 23, 2022 3:38 PM
To:Tania Flores
Subject:Written Comments
Attachments:Public Comments 124.pdf
Importance:High
Follow Up Flag:Follow up
Flag Status:Flagged
** 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. **
Attached, please find my written comments for “Planning Commission Meeting” scheduled for 01/25/22. Please do not
redact my name or email address in my written comments—I consent to publication here.
1. Andrew Castro
2. La Quinta
3. N/A
4. Public comment
5. Land use ‐ STVRs
6. See attached
PLANNING COMMISSTION MEETING - JANUARY 25, 2022 - WRITTEN COMMENT BY ANDREW CASTRO
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - LAND USE AND SHORT-TERM VACATION RENTALS
PAST/PRESENT
S.T.V.R.
OWNERS/OPERATORS
(OR ANYONE CITED/PUNISHED FOR S.T.V.R. VIOLATION)
SHARE YOUR
STORY
ANDREWCASTRO@UCHASTINGS.EDU
[Attn. city: do not redact my email. I consent to publication.]
DID THIS HAPPEN TO ANYONE?
• NOT NOTIFIED TO RENEW S .T.V.R. PERMIT
• CITY FAILED TO PROCESS S .T.V.R.
RENEWAL APPLICATION
• CITY REFUSED TO CASH CHECK
• CITY REFUSED TO RENEW UNLESS YOU
SUBMIT C.C.&R./H.O.A. PROOF THAT YOU
ARE ALLOWED TO OPERATE S.T.V.R. ON
YOUR PROPERTY THAT ALREADY HAD
S.T.V.R. PERMIT
• CITY FAILED TO NOTIFY YOU OF ITS
DECISION NOT TO RENEW
• CITY FAILED TO OFFER YOU
ADMINISTRATIVE HEARING ON A
DECISION
• CITY CONFUSED YOU BY GIVING
CONFLICTING STATEMENTS/GUIDANCE
• CITY CITED/PENALIZED YOU FOR
ADVERTISING/RENTING AFTER FAILING TO
PROCESS YOUR RENEWAL APPLICATION
• CITY FORCED YOU TO CANCEL BOOKINGS
• CITY IGNORED YOUR ATTEMTS TO GET
ANSWERS/CLARIFICATION
• CITY IGNORED YOUR PLEAS FOR
ASSISTANCE DURING GLOBAL PANDEMIC
• CITY DISREGARDED YOU WHEN YOU
TOLD IT HOW ITS ACTIONS CAUSED YOU
SIGNIFICANT FINANCIAL HARDSHIP AND
EMOTIONAL DISTRESS DURING
PANDEMIC
• CITY CHARGED YOU $250 TO APPEAL ITS
WRONGFUL ADMINISTRATIVE ACTION
• CITY CHARGED YOU 1% T.B.I.D. TAX ON
BOOKING OF 28+ CONSECUTIVE DAYS
• CITY CHARGED T.O.T. ON 31+
CONSECUTIVE DAY BOOKING REPORTED
OVER 2+ CALENDAR MONTHS
(E.G., TAXED T.O.T. FOR 16 DAYS IN DECEMBER AND TAXED 15 DAYS IN JANUARY EVEN
THOUGH THOSE 31+ DAYS WERE PART OF A CONTINUOUS 31+ DAY RENTAL NOT SUBJECT
TO T.O.T.)
• CITY CITED YOU FOR USING OR
OCCUPYING YOUR OWN PROPERTY
• CITY CITED YOU FOR ALLOWING
FAMILY/NON-PAYING GUESTS TO USE OR
OCCUPY YOUR PROPERTY
• CITY OR SHERIFF MADE YOU PROVE YOU
WERE THE OWNER OF YOUR PROPERTY
WHEN USING OR OCCUPYING (OR MADE
YOUR FAMILY/NON-PAYING GUEST PROVE)
• CITY FAILED TO CONSPICUOUSLY OBTAIN
YOUR CONSENT BEFORE GIVING PRIVATE
COMPANIES UNLIMITED RIGHT TO USE OR
SELL YOUR PERSONAL INFORMATION
(HAVE YOU RECEIVED CALLS INQUIRING TO PURCHASE YOUR PROPERTY? HAVE YOU
RECEIVED INTRUSIVE LETTERS/CALLS? CITY CURRENTLY GIVES BIG DATA COMPANIES
YOUR PERSONAL INFORMATION; INCLUDING PRIVATE BUSINESS INFORMATION SHARED
WITH CITY ONLY FOR TAX REMITTANCE PURPOSES; COMPANIES COMODITIZE INFO
REVEALING YOUR BUSINESS’ AVERAGE NIGHTLY RATES/AVAILABILITY BROKEN DOWN
BY DAY/MONTH/YEAR TO PREDICT PRICES/AVAILABILITY, ETC.)
• CITY OBSTRUCTED YOUR ATTEMPTS TO
INSPECT PUBLIC RECORDS
• CITY DENIED YOUR REQUEST TO INSPECT
DATABASES THAT COLLECT DATA ON YOU
AND YOUR PROPERTY
• ARE YOU AWARE OF INSTANCES WHERE
CITY COUNCIL MEMBERS
DISCUSSED/DECIDED WHAT ACTION THEY
PLANNED TO TAKE BEFORE AN OFFICIAL
VOTE AT A PUBLIC MEETING?
• DID ANYONE APPLY TO JOIN S.T.V.R. AD
HOC COMMITTEE BUT GET DENIED? DO
YOU FEEL DEN IAL OCCURRED BECAUSE OF
PRO-S.T.V.R. VIEWPOINT? DID COUNCIL
CONDUCT INTERVIEWS FOR THE POSITION?
• ARE YOU AWARE OF COUNCIL/STAFF WHO
SUBMITTED INACCURATE STATEMENTS OF
ECONOMIC INTEREST?
(FAIR POLITICAL PRACTICES COMMISSION FORM 700)
I’m a law student 1 at UC Hastings looking into
these topics. I’m sorry for any hardship the city
caused. I would like to hear how the city’s actions
affected members of the public.
Thank you,
Andrew Castro
Email: andrewcastro@uchastings.edu
[Attn. city: do not redact my email. I consent to publication.]
In case of redaction: my email is my first and last
name at UC Hastings dot EDU with no spaces or
punctuation.
1 I am not an attorney. I am not admitted to practice law in any jurisdiction. This is not legal advice, nor is it a solicitati on to
provide/refer you to legal advice or services in the future. If you need legal assistance, contact a licensed attorney. See the California
Judicial Branch website for resources: https://www.courts.ca.gov/selfhelp-findlawyer.htm?rdeLocaleAttr=en
Just Some Considerations as
you review the new EIR
Alena Callimanis
81469 Rustic Canyon Dr
La Quinta,CA 92253
919 606-6164
PLANNING COMMISSTION MEETING - JANUARY 25, 2022 - VERBAL COMMENT PRESENTATION BY RESIDENT ALENA CALLIMANIS
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - WATER CONSERVATION AND OPPOSITION TO THE CORAL MOUNTAIN WAVE PROJECT
2016 California Code Health and Safety Code -HSC
DIVISION 104 -ENVIRONMENTAL HEALTH
PART 10 -RECREATIONAL SAFETY
CHAPTER 5 -Safe Recreational Water Use
•The wave basin operator shall maintain clean wave basin
water while the wave basin is in use
•The wave basin operator shall not allow debris, including, but not limited to, floating scum, sputum, trash, or leaves, to accumulate in the wave basin.
•The wave basin operator shall ensure that water levels aremaintained and operated to remove that material continuouslythrough the wave basin skimming or overflow system.
Health Code continued
•The wave basin operator shall clean the bottom, sides,
and other surfaces of the wave basin as often as
necessary to keep the bottom, sides, and wave basin
surfaces clean and free of slime and algae
•A person operating or maintaining a wave basin shall do
so in a sanitary, healthful, and safe manner
Make sure the developer is not using measurement
information from their 15 million gallon Kelly Slater Surf
Resort in Lemoore California
•They only had 50 days over 100 in Lemoore and not our 150
days
•Summer nights are in the 60’s so water does not get hot
and stay hot
•It’s Farmland and not desert with excessive heat and winds
and blown sand and debris
•Colder water means much less chlorine
•Colder water means no algae issues
Make sure the developer is addressing our desert
issues with the Coral Mountain Wave Basin
•This is a body of water that is one-half mile long and up
to 400 feet wide
•Water will get into the 90s when it is 110 degrees plus
outside and water is only 3 to 6 feet deep on a concrete
basin
•How much chlorine to keep that water free of algae and
bacteria in that hot water?
Make sure the developer is addressing our desert
issues
•How do you clean the bottom of a pool that big and
full of wind-blown sand and debris?
•What kind of pump can circulate 18 million gallons of
water to keep it clean?
Please ask for real answers,
based on facts about our location
1
Tania Flores
From:Tania Flores
Sent:Monday, February 28, 2022 11:21 AM
To:Tania Flores
Subject:FW: Griffin Ranch Tentative Tract Map 38083
From: Allen Katz
Sent: Tuesday, January 18, 2022 6:36 PM
To: Siji Fernandez <sfernandez@laquintaca.gov>
Subject: Griffin Ranch Tentative Tract Map 38083
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.
Dear Mr. Fernandez,
I support the proposal to resubdivide the 20 CADO lots into 37 lots. I am a full-time resident of Griffin
Ranch and have had a home here since 2008. I went on the HOA Board after Trans West
abandoned the project and helped negotiate the settlement which resulted in the building of the
clubhouse, fitness room and related recreational amenities.
I believe the resubidivision of the CADO lots is in the best interest of Griffin Ranch. It is unlikely that
there is a viable market for the current one-acre lots. Resubdividng the property will make it more
likely that homes are actually built. It is better to have homes than a permanent vacant parcel.
I do not believe that an additional 17 homes will place any burden on the clubhouse, fitness room or
other recreational amenities. I am a frequent user of the fitness room and I have never seen it
crowded even though we are now almost at full build-out of the Lennar homes. Many of our
homeowners are not here in the summer, and many people prefer to get their exercise outdoors when
it isn't hot.
Allen Katz
La Quinta, CA 92253
PLANNING COMMISSTION MEETING - JANUARY 25, 2022 - WRITTEN COMMENT BY RESIDENT ALLEN KATZ
PUBLIC HEARING ITEM NO. 3 - GRIFFIN RANCH
1
Tania Flores
From:Michael Rowe
Sent:Monday, January 24, 2022 9:13 PM
To:Tania Flores
Cc:Lou Pappas; Siji Fernandez
Subject:Written Comments
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.
Written Comments
City of La Quinta Planning Commission
Meeting of January 25, 2022
1) Full Name
Michael D. Rowe and Louis W. Pappas on behalf of 22 homeowners in Griffin Ranch
2) City of Residence La Quinta
3) Phone Number
4) Public Comment or Agenda Item Number
3. ADOPT RESOLUTIONS TO APPROVE AN ADDENDUM TO EA2006‐577 AND FIND THE PROJECT CONSISTENT WITH
THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA2006‐577) AND TO APPROVE TENTATIVE TRACT
MAP 2021‐0001 (TTM 38083) FOR 37 RESIDENTIAL LOTS ON 24.46 ACRES WITHIN THE GRIFFIN RANCH SPECIFIC
PLAN AREA; CEQA: THE DESIGN & DEVELOPMENT DEPARTMENT HAS PREPARED AN ADDENDUM TO THE
PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA2006‐577) PURSUANT TO SECTION 15164 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: SOUTH SIDE OF AVENUE 54 BETWEEN MADISON STREET
AND MONROE STREET
PLANNING COMMISSTION MEETING - JANUARY 25, 2022 - WRITTEN COMMENT BY RESIDENT MICHAEL ROWE
PUBLIC COMMENT ON PUBLIC HEARING ITEM NO. 3 - GRIFFIN RANCH
2
5) Subject Applicant request for a continuance
6) Written Comments
We have been informed by Planning Commission Staff that the applicant has requested the
matter be continued to a future date. We agree with that request and ask that the matter be
delayed allowing discussion with the applicant. Discussions with Capstone have just been
initiated and the parties mutually desire to review and revise the plan. The homeowners noted
above have numerous significant concerns with the application and need time with the current
property owner to address these together. We have not submitted detailed comments on the
plan at this time based on our understanding that a continuance will be granted and in hopes that
we can find a mutually agreeable plan.