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PC Resolution 2025-011 Highway 111 Specific Plan and Dev. Code - SP, ZC & ZOAPLANNING COMMISSION RESOLUTION 2025 — 011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN TO REPEAL AND REPLACE EXISTING SPECIFIC PLANS, ZONE CHANGE TO THE HIGHWAY 111 MIXED USE ZONE, AND ZONING ORDINANCE AMENDMENT TO ADD CHAPTER 9.105 TO THE MUNICIPAL CODE FOR THE HIGHWAY 111 CORRIDOR AREA CASE NUMBER: SPECIFIC PLAN 2022-0002 ZONE CHANGE 2024-0002 ZONING ORDINANCE AMENDMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on October 14, 2025, hold a duly noticed Public Hearing to consider a request by the City of La Quinta for approval of the Highway 111 Specific Plan and Development Code for properties generally located north of Avenue 48, south of the Coachella Valley Stormwater Channel, east of Washington Street, and west of Jefferson Street; and WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 24, 2025, as prescribed by the Municipal Code and California Government Code. Public hearing notices were also mailed to all property owners within the project area and within a 500-ft radius of the project area, and emailed or mailed to other interested parties who have requested notification relating to the project; and WHEREAS, the Highway 111 Specific Plan and Development Code project is intended to implement the 2019 Highway 111 Corridor Plan, which was received and filed by City Council and Planning Commission on November 21, 2019, to support walkable mixed use development and strengthen the commercial base within the Highway 111 Corridor area, as illustrated in Exhibit A; and Specific Plan 2022-0002 WHEREAS, Specific Plan 2022-0002 will repeal and replace the existing eleven specific plans and subsequent amendments to those specific plans; within the Highway PLANNING COMMISSION RESOLUTION 2025 — 011 SPECIFIC PLAN 2022-0002, ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA ADOPTED: OCTOBER 14, 2024 PAGE: 2 of 6 111 Corridor area including SP1987-011 Washington Park, SP1989-014 One -Eleven La Quinta Shopping Center, SP1996-027 Jefferson Plaza, SP1996-028 Dune Palms Plaza, SP1997-029 Centre at La Quinta, SP1999-036 La Quinta Corporate Center, SP2000-043 Point Happy Shopping Center, SP2002-047 La Quinta Court, SP2003-066 Pavilion at La Quinta, SP2005-075 Komar Desert Center, SP2008-085 Highway 111 and Dune Palms Road; and WHEREAS, Specific Plan 2022-0002 will become the effective Specific Plan for the Highway 111 Corridor area; 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 pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify approval of said Specific Plan [Exhibit B]: 1. The proposed SP2022-0002 is consistent with the goals, policies, and objectives of the General Plan regarding economic development, housing, land use, transportation, sustainability, and open space. • Goal LU-5: A broad range of housing types and choices for all residents of the City. • Policy LU-5.2: Consider changes in market demand in residential product type to meet the needs of current and future residents. • Goal LU-6: A balanced and varied economic base which provides a broad range of goods and services to the City's residents and the region. • Goal ED-1: A balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. • 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. • Goal CIR-2: A circulation system that promotes and enhances transit, alternative vehicle, bicycle and pedestrian networks. • Policy CIR-3.2: 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. • Policy SC-1.5: All new development shall include resource efficient development principles. PLANNING COMMISSION RESOLUTION 2025 — 011 SPECIFIC PLAN 2022-0002, ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA ADOPTED: OCTOBER 14, 2024 PAGE: 3 of 6 • Goal H-1: Provide housing opportunities that meet the diverse needs of the City's existing and projected population. • 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. • Policy H-6.1: Promote higher density and compact developments that increase energy efficiency and reduce land consumption. • Policy OS-1.2: Continue to develop a comprehensive multi -purpose trails network to link open space areas. The proposed Specific Plan considered market demand of residential product types to allow for varying housing types within the Highway 111 Corridor area and integrates the Affordable Housing Overlay within the proposed development code to accommodate the demand for affordable housing and assist in meeting the City's Regional Housing Needs Assessment targets. The proposed Specific Plan would continue to allow for varied commercial uses within the Highway 111 Corridor area to offer a broad range of goods and services and strengthen the commercial base. The proposed Specific Plan continues to support mixed use development by integrating the Mixed -Use Overlay into the proposed development code, encourages the use of vacant pads for mixed use development and supports walkable development, multi -modal transportation, and trail linkages within projects and to the CVLink. 2. Approval of Specific Plan 2022-0002 will not create conditions materially detrimental to the public health, safety, and general welfare. The proposed Specific Plan continues the existing pattern of use within the Highway 111 Corridor area. 3. Specific Plan 2022-0002 is compatible with zoning on nearby properties. The proposed Specific Plan continues the pattern of use within the Highway 111 Corridor area. 4. Specific Plan 2022-0002 is suitable and appropriate for the subject property, as the similar land uses as currently permitted are proposed. Zone Change 2024-0002 WHEREAS, Zone Change 2024-0002 consists of changing the Regional Commercial, Community Commercial, and Commercial Park zoning designations of the Highway 111 Corridor area to the Highway 111 Mixed Use zone, removes the mixed use overlay and affordable housing overlays, and implements an auto -oriented overlay and active frontage overlay to better facilitate mixed use, walkability, and housing options; and PLANNING COMMISSION RESOLUTION 2025 — 011 SPECIFIC PLAN 2022-0002, ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA ADOPTED: OCTOBER 14, 2024 PAGE: 4 of 6 WHEREAS, said Zone Change does not change the existing Flood Plain, Open Space, and Major Communities zoning designations; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.220.010 of the La Quinta Municipal Code to justify approval of said Zone Change [Exhibit C]: 1. Zone Change 2024-0002 is consistent with the goals, objectives, and policies of the General Plan, as described above. 2. Approval of Zone Change 2024-0002 will not create conditions materially detrimental to the public health, safety, and general welfare. The proposed Zone Change continues the existing pattern of use within the Highway 111 Corridor area and would implement the proposed Specific Plan. 3. Zone Change 2024-0002 is compatible with the zoning on adjacent properties as it continues the existing pattern of use within the Highway 111 Corridor area and would implement the proposed Specific Plan. 4. Zone Change 2024-0002 is suitable and appropriate for the subject property because it continues the existing pattern of use within the Highway 111 Corridor area and would implement the proposed Specific Plan. 5. Approval of Zone Change 2024-0002 is warranted because the City Council wishes to create a more walkable and destination -oriented area within the Highway 111 Corridor area. The proposed zone change facilitates this goal by integrating standards for mixed use into the zoning designations and accompanying zoning ordinance amendment. Zoning Ordinance Amendment 2024-0002 WHEREAS, Zoning Ordinance Amendment 2024-0002 adds Chapter 9.105 to Title 9 of the La Quinta Municipal Code, which incorporates permitted uses, design standards, supplemental standards, procedures, and definitions governing the Highway 111 Mixed Use zone and Auto -Oriented and Active Frontage Overlays in order to promote the goals of SP2022-0002 and 2019 Highway 111 Corridor Plan; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.220.020 of PLANNING COMMISSION RESOLUTION 2025 — 011 SPECIFIC PLAN 2022-0002, ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA ADOPTED: OCTOBER 14, 2024 PAGE: 5 of 6 the La Quinta Municipal Code to justify approval of said Zoning Ordinance Amendment [Exhibit D]: 1. Zoning Ordinance Amendment 2024-0002 is consistent with the goals, objectives, and policies of the General Plan as described above. 2. Approval of Zoning Ordinance Amendment 2024-0002 will not create conditions materially detrimental to the public health, safety, and general welfare. The amendment does not incorporate any changes that affect the regulation and/or provision of public services, utility systems, or other foreseeable health, safety, and welfare considerations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. The above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the Planning Commission has determined that Specific Plan 2022- 0002, Zone Change 2024-0002, and Zoning Ordinance Amendment 2024-0002 are consistent with the Mitigated Negative Declaration (Environmental Assessment 2024- 0002, SCH# 2025050964) prepared for these actions, and all environmental impacts can be mitigated to less than significant levels. SECTION 3. The Planning Commission does hereby recommend approval of Specific Plan 2022-0002, Zone Change 2024-0002, and Zoning Ordinance Amendment 2024- 0002 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 October 14, 2025, by the following vote: AYES: Commissioners Bohlinger, Guerrero, Hernandez, Hundt, McCune, Nieto, and Chairperson Hassett NOES: None ABSENT: None ABSTAIN: None PLANNING COMMISSION RESOLUTION 2025 — 011 SPECIFIC PLAN 2022-0002, ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA ADOPTED: OCTOBER 14, 2024 PAGE: 6 of 6 DO HASSETT, Chairperson City of La Quinta, California ATTEST: CHERI FLOR , Interim Design and Development Director City of La Quinta, California yl� _ _ �M!'l�ii► +mac- . �, ., 4 '" n"� , � , .r� !► . R"�'t'A f� �, �' 'sC'}'�Y9�� 'ram �" �� i�� Lei*a r-.IL !AIM, PLANNING COMMISSION RESOLUTION 2025-011 T-- EXHIBIT B r . LA QUINTA HIGHWAY 111 CORRIDOR SPECIFIC PLAN :: ENVISION 2050 ACKNOWLEDGMENTS CITY COUNCIL Linda Evans, Mayor Deborah McGarrey, Mayor Pro Tem John Pena Kathleen Fitzpatrick Steve Sanchez PLANNING COMMISSION Doug Hassett, Chair Elisa Guerrero, Vice Chair Stephen Nieto Alfonso Hernandez Kevin Hundt Kevin McCune CITY DEPARTMENTS Jon McMillen, City Manager Danny Castro, Design & Development, Director Cheri L. Flores, Design & Development, Planning Manager Bryan McKinney, Public Works, Director & City Engineer LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN a& Q�W —c.1%lO YNSIKr — PREPARED FOR: City of La Quinta, California PREPARED BY- PONR GHD Engineering, Inc: Jonathan Linkus, Project �.1 Manager; with, Tyler Burkart, Ryder Burliss, Veronica Chocholek, Makinzie Clark, Rebecca Crow, Catherine Gerdts, Nicole Greenberg, Tom Hessel, Kamryn Kubose, Lesley -Ann Legaspi, Patrick Lewis, Christian Lionis, Kolby Lundgren, Noam Maitless, Chryss Meier, Paige Peel, Masood Saikal, Emily Shandy, Amber Shows, Charles Smith, Rosanna Southern, Todd Tregenza IN COLLABORATION WITH: Lisa Wise Consulting, Inc.: Kathryn Slama; with, David Bergman Linda S. Congleton & Associates: Linda Congleton; with, Michael Butler, up w oowou rem TABLE OF CONTENTS ACKNOWLEDGEMENTS FOREWORD TABLE OF CONTENTS + LIST OF FIGURES PART I: SPECIFIC PLAN OVERVIEW + POLICIES 1 INTRODUCTION + OVERVIEW 1.1 THE EVOLUTION OF HIGHWAY 111 1.2 PLAN OVERVIEW 1.3 RELATIONSHIP TO RECENT PLANNING 1.4 DEVELOPMENT TYPE & ACTIVITY AREAS 2 SPECIFIC PLAN POLICIES 2.1 ENVISIONING 2050 ON HIGHWAY 111 2.2 KEY INPUT FROM KEY STAKEHOLDERS 2.3 KEY HIGHWAY 111 PLANNING STRATEGIES PART II: PLAN ELEMENTS 3 LAND USE + URBAN FORM 2 5 7 11 14 15 16 3.1 SUMMARY + OBJECTIVES 32 3.2 LAND USE & URBAN FORM VISION: FOUR NEW SETTINGS 33 3.3 LAND USE & URBAN FORM ADAPTIVE POLICY 35 3.4 DEVELOPMENT PROGRAMS + PROJECTS 39 3.5 LAND USE FRAMEWORK 41 3.6 BLOCKS FRONTAGE & DEVELOPMENT EDGES POLICY 43 3.7 ACTIVE & WALKABLE CORRIDORS CONCEPT 45 3.8 ACTIVE FRONTAGE NODE APPROACH 47 3.9 AFFORDABLE HOUSING & COMMUNITY RESOURCES 49 4 DEVELOPMENT SCENARIOS 4.1 SUMMARY + OBJECTIVES 52 4.2 MODERATE DEVELOPMENT SCENARIO BY BLOCK 53 4.3 MAXIMUM DEVELOPMENT SCENARIO BY BLOCK 55 4.4 MIXED USE AT DUNE PALMS RD 57 4.5 MIXED USE AT LA QUINTA DR 59 4.6 HOUSING AT VISTA CORALINA LN 61 4.7 MIXED USE AT VISTA CORALINA LN 63 4.8 SUMMARY OF GROWTH POTENTIAL 65 5 CIRCULATION + MOBILITY 5.1 SUMMARY + OBJECTIVES 5.2 CIRCULATION + MOBILITY FRAMEWORK iii LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 5.3 ROADWAY NETWORK OPTIMAL APPROACH 71 5.4 ROADWAY NETWORK ALTERNATIVE APPROACH 73 5.5 CIRCULATION + MOBILITY PROJECTS 75 5.6 ROADWAY STREETSCAPE CONCEPTS 77 5.7 TRANSFORMATION & TRANSITIONS 77 5.8 CORRIDOR HIGHWAY 111 - 6D I HIGHWAY 111 (PRIOR SR 111) 79 5.9 CORRIDOR SECONDARY ARTERIAL - 4D DUNE PALMS RD. 83 5.10 CORRIDOR SECONDARY ARTERIAL - 2D ADAMS ST. 87 5.11 CORRIDOR PUBLIC COLLECTOR - 2D I LA QUINTA DR. 91 5.12 CORRIDOR PUBLIC DRIVE - 2UD I CORPORATE CENTER DR. 95 5.13 CORRIDOR PRIVATE PARKED DRIVE - 2UD I SIMON DR. 97 5.14 CORRIDOR PRIVATE ACCESS STREET - 2UD I FRONTAGE DRIVE 99 6 LANDSCAPE + URBAN SYSTEMS 6.1 SUMMARY + OBJECTIVES 102 6.2 LANDSCAPE + OPEN SPACE FRAMEWORK 103 6.3 OPEN SPACE + CORRIDORS APPROACH 105 6.4 CORRIDOR & PATHWAY GUIDELINES 107 6.5 LANDSCAPE & OPEN SPACE POLICY 109 6.6 GATEWAY LANDSCAPE GUIDELINES 110 6.7 CULTURAL TRAIL APPROACH 111 6.8 CULTURAL TRAIL NODE TYPOLOGY 113 6.9 WATER & WASTEWATER UTILITY ANALYSIS 115 PART III: IMPLEMENTATION + ACTION PLAN 7 ADMINISTRATION + IMPLEMENTATION 7.1 INTRODUCTION + OVERVIEW 7.2 GENERAL PROVISIONS & ADMINISTRATION 7.3 ADMINISTRATION INITIATIVES 7.4 CORRIDOR DEVELOPMENT INITIATIVES 7.5 CITY -LED SITE DEVELOPMENT INITIATIVES 8 ACTION PLAN 120 121 122 124 129 8.1 INTRODUCTION + OVERVIEW 132 8.2 ACTION PLAN TIMELINE 133 PART IV: APPENDICES + CODE APPENDIX A: MARKET DEMAND ANALYSIS APPENDIX B: DEVELOPMENT STRATEGY STUDY APPENDIX C: MITIGATED NEGATIVE DECLARATION DEVELOPMENT CODE (MUNICIPAL CODE - CHAPTER 9.105) iv LIST OF FIGURES ACKNOWLEDGEMENTS FOREWORD TABLE OF CONTENTS + LIST OF FIGURES 1 INTRODUCTION + OVERVIEW FIG 1-1: DIAGRAM OF PLAN AREA IN LA QUINTA AND THE REGION 4 FIG 1-2: NEW SPECIFIC PLAN BOUNDS WITH EXISTING SPECIFIC PLANS + ZONES 6 FIG 1-3: VISUAL TIMELINE OF RECENT PLANS & POLICIES 8 FIG 1-4: HIGHWAY 111 SPECIFIC PLAN PROCESS OVERVIEW 9 FIG 1-5: HIGHWAY 111 SPECIFIC PLAN PLAN STRUCTURE DIAGRAM 10 FIG 1-6: EXISTING DEVELOPMENT, URBAN ACTIVITY & INFILL POTENTIAL 12 2 SPECIFIC PLAN POLICIES FIG 2-1: KEY HIGHWAY 111 PLANNING STRATEGIES 16 FIG 2-2: ILLUSTRATION OF DEVELOPMENT POTENTIAL NEAR DUNE PALMS RD 23 FIG 2-3: ILLUSTRATION OF DEVELOPMENT POTENTIAL AT LA QUINTA DR NEAR HIGHWAY 111 25 FIG 2-4: ILLUSTRATION OF DEVELOPMENT POTENTIAL AT LA QUINTA DR ALONG CV LINK 27 3 LAND USE + URBAN FORM FIG 3-1: WIDE RANGE OF HOUSING TYPES IN THE HIGHWAY 111 CORRIDOR 35 FIG 3-2: LAND USE FRAMEWORK CONCEPT 42 FIG 3-3: DEVELOPMENT EDGES APPROACH CONCEPT 44 FIG 3 4: ACTIVE & WALKABLE CORRIDORS CONCEPT 46 FIG 3-5: ACTIVE & WALKABLE CORRIDORS CONCEPT ALTERNATIVE 46 FIG 3-6: TYPICAL EXISTING CONDITION WITH DEVELOPMENT STRATEGY 47 FIG 3-7: ACTIVE FRONTAGE IN HORIZONTAL MIXED -USE 47 FIG 3-8: ACTIVE FRONTAGE IN VERTICAL MIXED -USE 48 FIG 3-9: ACTIVE FRONTAGE AT OPEN SPACE ADAPTATION 48 FIG 3-10: AFFORDABLE HOUSING IN THE HIGHWAY 111 CORRIDOR 50 4 DEVELOPMENT SCENARIOS FIG 4-1: USE MIX APPROPRIATE TO THE MODERATE SCENARIO 53 FIG 4-2: MODERATE GROWTH BY BLOCK 54 FIG 4-3: USE MIX APPROPRIATE TO THE MAXIMUM SCENARIO 55 FIG 4 4: MAXIMUM GROWTH BY BLOCK 56 FIG 4-5: MIXED USE AT DUNE PALMS PROGRAM & FEATURES 58 FIG 4-6: MIXED USE AT LA QUINTA DR PROGRAM & FEATURES 60 FIG 4-7: HOUSING AT VISTA CORALINA LN PROGRAM & FEATURES 62 FIG 4-8: MIXED USE AT VISTA CORALINA LN PROGRAM & FEATURES 64 FIG 4-9: YIELD SUMMARY FOR DEVELOPMENT SCENARIOS AND DEMAND FORECAST 66 5 CIRCULATION + MOBILITY FIG 5-1: CIRCULATION + MOBILITY FRAMEWORK CONCEPT 70 FIG 5-2: ROADWAY NETWORK OPTIMAL APPROACH CONCEPT 72 FIG 5-3: ROADWAY NETWORK ALTERNATIVE APPROACH CONCEPT 74 FIG 5-4: HIGHWAY 111 STREETSCAPE ILLUSTRATIVE CONCEPT 79 V LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN FIG 5-5: HIGHWAY 111 RECOMMENDED TYPICAL SECTION 81 FIG 5-6: DUNE PALMS RD. STREETSCAPE ILLUSTRATIVE CONCEPT 83 FIG 5-7: DUNE PALMS RD. RECOMMENDED TYPICAL SECTION 85 FIG 5-8: ADAMS ST. STREETSCAPE ILLUSTRATIVE CONCEPT 87 FIG 5-9: ADAMS ST. RECOMMENDED TYPICAL SECTION 90 FIG 5-10: LA QUINTA DR. STREETSCAPE ILLUSTRATIVE CONCEPT 91 FIG 5-11: LA QUINTA DR. RECOMMENDED TYPICAL SECTION 94 FIG 5-12: CORPORATE CENTER DR. STREETSCAPE ILLUSTRATIVE CONCEPT 95 FIG 5-13: CORPORATE CENTER DR. RECOMMENDED TYPICAL SECTION 96 FIG 5-14: SIMON DR. STREETSCAPE ILLUSTRATIVE CONCEPT 97 FIG 5-15: SIMON DR. RECOMMENDED TYPICAL SECTION 98 FIG 5-16: FRONTAGE DRIVE STREETSCAPE ILLUSTRATIVE CONCEPT 99 FIG 5-17: FRONTAGE DRIVE RECOMMENDED TYPICAL SECTION 100 6 LANDSCAPE + URBAN SYSTEMS FIG 6-1: LANDSCAPE + OPEN SPACE FRAMEWORK CONCEPT 104 FIG 6-2: OPEN SPACE & CORRIDORS APPROACH CONCEPT 106 FIG 6-3: CULTURAL TRAIL APPROACH CONCEPT 112 FIG 6-4: CULTURAL TRAIL NODE & INSTALLATION DESIGN GUIDELINES 114 TABLE 6-1: ESTIMATED WASTEWATER FLOWS, RECYCLED WATER FLOWS, & ESTIMATED WATER USE 115 7 ADMINISTRATION + IMPLEMENTATION 8 ACTION PLAN FIG 8-1: ACTION PLAN TIMELINE: CITY INITIATIVES & CITY -LED DEVELOPMENT 134 FIG 8-2: ACTION PLAN TIMELINE: PUBLIC WORKS & FORECASTED PRIVATE DEVELOPMENT 136 VI mummlodommob— .......... ................... FO R EWO ' •r SPECIFIC PLAN OVERVIEW + POLICIES 10 f• • " ! N -- .Al� j-_ INTRODUCTION + OVERVIEW SPECIFIC PLAN POLICIES -71 Pl. • M dk 1�1 + y_ RODUCTIO OVERVIEW- • 1.1 THE EVOLUTION OF HIGHWAY 111 The Highway 111 Corridor is the economic heart of La Quinta and a major center of commerce for the Coachella Valley. Development on both sides of Highway 111 have attracted renowned retail anchors, food and beverage, services and independent businesses on which residents and the region depend. The Corridor Plan and this Specific Plan prepare the corridor for an evolution into an iconic, walkable, experience -oriented place for living, learning, working, and community. RETAIL CORRIDOR TO DESTINATION MIXED -USE COMMUNITY In 2019, the City, community -members and stakeholders co-authored a bold vision for transformation of the Highway 111 plan area. Then, as now, continued growth and development faced challenges: primarily, the decline of -brick and mortar retail demand amid a regional saturation of retail providers; and second, a shortage of affordable housing with proximity to qualityjobs. Both of these challenges were recognized by the City team and engaged public. Solving both required addressing a third challenge: roads, open spaces, and the overall safety and quality of the public realm did not meet a standard for quality -of -life desired by residents. Derived from direct input from community -members and engaged stakeholders, the Corridor Plan provides an aspirational vision for a very different Highway 111 Corridor. Its development concepts and urban pattern together emphasize pedestrian oriented open space, complete streets lined with active frontage, infill housing development, and long-term retail center change to mixed uses. This vision proposes that Highway 111, over time, will be known as an experience -driven destination commercial and mixed use district that attracts regional visitors and which many locals call home. In short, an evolution is envisioned from a regional retail corridor to a landmark community for living, learning, working, and play. Partially developed Highway 111 corridor in the 1990s showing a single -land -use condition that now will evolve toward mixed -use. LAND USE EVOLUTION ENLIVENING A COMMUNITY WITH NEW EXPERIENCES AND HOUSING The Corridor's long-term role as a powerhouse for goods and services is made clear in the 2019 Corridor Plan, citing it as the source for 78% of the city's sales tax. Some 56% of La Quinta jobs are found in the plan area today according to market analysis for this plan. Still, research for the Development Strategy Study accompanying this Specific Plan found that 7.75% of leasable square footage (building area) evaluated was vacant or available. Solutions to this may align with the 67% of community -members expressing preference for more "interesting retail experiences" with "unique retail & dining." This call comes from surveys during the preparation of the Corridor Plan. Those respondents overwhelmingly desired greater local employment and local ownership in corridor businesses. Altogether, this suggests an emphasis on smaller, experience -based retail typically in finer -grained, parklike or mixed -use settings - unlike traditional in -line retail set far behind large surface parking lots. Beyond new retail formats, the highest and best development opportunities for new projects and renovation in the Study Area are middle density ACTIVE USES La Quinta's Hlghway 111 Corridor with typi� existing in -line retail and outparcel development. subsidized rental housing, compact sma lot single family attached and detached workforce housing, owner -occupied medical offices and clinics, and family friendly restaurants with nearby experience or performance enlivened event spaces. Such "experiential spaces" most sought are non -summer outdoor covered patio, plaza, and garden spaces. These, according to the Development Strategy Study, constitute the next 20 years of economically viable real estate absorption. Most importantly, 78% of Corridor Plan respondents similarly "Strongly" or "Somewhat" agreed with a planning strategy that will "convert underutilized parking areas to allow infill mixed - use development." Nearly the same number, 77%, asked that the city "direct new growth to the Highway 111 Corridor" -the kind of in -demand compact community fabric envisioned in the Corridor Plan. GMOBILITY EVOLUTION ELEVATING STREETS TO SUPPORT MOBILITY FOR PEOPLE The Highway 111 Corridor will become a more residential neighborhood that many locals will II home. This shift toward housing as the leading infill use has already begun. During the preparation of this Specific Plan, over 250,000 square feet of housing has been added to among the existing 3.5 million square feet of commercial and retail in the Study Area. This brought the portion of total development for housing up to 7%. This Specific Plan prepares the Plan Area for t least another 1.46 million square feet )using over 25 years - bringing housing COMPLETE STREETS La Qumtas Mignway Ill wren typicai existing auto - focused roadways - lacking safe crossings and bike lanes. to over 30% of the development mix along Highway 111. This evolution demands a reconfiguration of roadway sections to make travel safer for residents, cyclists, transit, and those using neighborhood electric vehicles (NEV). In essence, circulation routes in the Corridor need to be elevated from mere automotive access to a fine grained network of multi -modal, shaded, complete streetscapes serving people first. Greater than half of residents and stakeholders stated that, after roadway repair, maintenance, and traffic light synchronization, "Building more bike lanes" (64%), "expanding sidewalks" (77%), and "Increasing transit" support (66%), were most important or somewhat important. Overall, 30% of the community stated that availability of "ease of walking" was "poor" at - best. This combined with the fact that at least 74% of residents assigned "safety" and the "overall image of the Highway 111 Corridor" as high priority means that streets in the Plan Area need to be curated as human -oriented spaces. Shade trees, shorter crosswalk distances, parkway buffers and bike lane protection are all tools used to create a heirachy of street types that make active mobility on --foot or by bicycle an attractive choice. 3 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN i URBAN SYSTEMS EVOLUTION EXPANDING THE ROLE OF URBAN LANDSCAPES AND SYSTEMS The livability of the public realm from the standpoint of landscape architecture was a chief concern of participants in the Corridor Plan outreach process. It is an outsized portion of that final document. Policies therein place emphasis on placemaking, streetscape, parks and open space. Landscape, way -finding, and public art constitute more than half (54%) of the overall policy outlay of the Corridor Plan. This is carried -through to this Specific Plan in a robust and detailed roadway types suite and in open space planning policies that follow. Expanded urban systems also means desert and regionally appropriate plant palettes that do more than beautify - they reflect local ecosystems, promote urban cooling, and secure water resiliency. More broadly, pedestrian pathways, like a utility, should be found regularly permeating through any new neighborhoods - especially connecting the CV Link and Cultural Trail. Requirements that open spaces be near active frontage and mixed use areas will ensure synergy between pathways, parks and community focal points. PATHS + PARKS La Qumta's Highway 111 Corridor recent huusilig developments built as walled -in complexes. I.- . Vicw ro: San Gorgonio'Mountairi. (•11.503 Fig 1-1: Diagram of plan area in La Quinta and the Region LA QUINTA'S HIGHWAY 111 CORRIDOR IN CONTEXT The Plan Area resides at the heart of the Coachella Valley straddling the historic Highway 111 arterial connecting all major cities in the region. These Coachella Valley communities are r popularly known as resort and second - home communities, with nearly 17% of residences being secondary homes, and to a greater degree in La Quinta, where over 21% are secondary homes. The plan area hosts over 4.9% of Coachella Valley region jobs as of 2019 (6,488 in plan area, with 132,878 jobs across the Iley). ' National -A . ,To Salton'Sea Y f ales) . Demographically, La Quinta hosts a greater concentration of owner -occupied housing, higher median income, a greater portion of families (with or without children), and a slightly older age distribution than the average of Coachella Valley cities. Only a few miles from the Indian Wells Tennis Garden, Polo Grounds in Indio, and La Quinta Resort, the Plan Area is surrounded by regional tourism and resort anchors. The Plan Area benefits from direct frontage along the future CV Link and the Whitewater River wash. There, views to Mt. San Gorgonio and surrounding neighborhoods lend a sense of geography and place in this desert environ. 4 1.2 PLAN OVERVIEW This Specific Plan serves as a 25- year comprehensive plan for the Highway 111 Area with detailed street designs and site development concepts. The primary purpose of the plan is to consolidate existing policies while guiding future development in accordance with the 2019 Corridor Plan. PROJECT ORIGINS The 2019 La Quinta 111 Highway Corridor Plan (referred to as the "Corridor Plan" in this document) and this La Quinta Highway 111 Corridor Specific Plan, referred to here as "Specific Plan," are complementary parts of one comprehensive plan. This Specific Plan project originated as one of four inter -related Phases in an omnibus planning and design effort to implement the Highway 111 Corridor Plan. The request for bids in mid-2020 originally described this project as "Form Based Code Planning Services and Engineering Services." Administered through the city's Department of Public Works, tasks would include both roadway and public realm engineering design, as well as urban planning. A consultant was selected in late summer of 2020. The four Phases were as originally described: 1. Form -Based Code Study: Analysis of existing zoning and regulation leading to a sample code to implement the Corridor Plan, initially on a demonstration project, and ultimately across the Corridor. 2. Complete Streets Design Concepts: Apply concepts of a multi -modal "complete streets" future described in the 2019 Corridor Plan through detailed public realm schematic design. 3. Active Transportation Program Grant Application: Prepare a grant application supported by Plans, Specifications & Estimates for a demonstration project or development site. 4. Highway 111 Corridor Form -Based Code: A new development code applicable to the entire Corridor incorporating future public and private realm infill to be consistent with the 2019 Corridor Plan. This new code would possibly replace the existing 11 specific Plans in -force, simplifying the regulatory sphere for future developers. Prior to commencing work on Phase Four the city and its planning consultants agreed a Specific Plan was needed to sufficiently replace the complex policy arrangements of 11 individual specific plans. A new development code, whether form -based or another type, would refer to this Specific Plan and both documents would support, implement, and confirm the Corridor Plan. Any such replacement plan or code would incorporate the input stakeholders provided to the adopted Corridor Plan. PURPOSE & IMPERATIVES The primary purpose of the Highway 111 Corridor Specific Plan is to provide a policy framework to guide development in the direction of a community driven vision as described in the antecedent Highway 111 Corridor Plan. In short, this Specific Plan supports and implements the vision presented in the Corridor Plan. Imperatives for this Specific Plan established in initial scoping and throughout the process include: 1. Develop a new Specific Plan, zoning code and development standards to replace the existing specific plans in a manner which supports and implements the Highway 111 Corridor Plan. 2. Analyze regional and local real estate market, demographic trends, and existing conditions to forecast economically viable development potential. 3. Engage key stakeholders, agents and developers, especially those who are aware of the Corridor Plan, to factor their needs and intentions. 4. Design integrated conceptual development for city - led development sites, surrounding complete streets and public realm to demonstrate capacity and prepare public works. 5. Confirm affordable housing development allocations as -planned in the General Plan Housing Element for City -controlled sites. 6. Specify economically viable development types upon all potential infill parcels across the Corridor to prepare long-term moderate and maximum development scenarios. 7. Evaluate environmental impact, which is anticipated to result in an IS/MND, in support of development within the range of the moderate and maximum development scenarios. 8. Compose an actionable implementation plan with governance, staffing, program, finance and timeline recommendations, with an emphasis on catalyzing new land use development. 9. Detail anticipated public realm and public works to suit the next 25 years of development, including a strategic plan for a Cultural Trail in the Highway 111 Corridor. LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN Ultimately, this Specific Plan performs a balancing act that PLAN AREA AND EXISTING POLICY accommodates: The Plan Area, sometimes referred to as the "Study Area," • Current needs of landowning stakeholders to encompasses the parcels included in the Highway 111 lease and improve existing retail and commercial Corridor Plan. The western extent of this area is bounded development. Some infill housing is also seen in by open space at the Point Happy rock outcroping and current proposals. the eastern extent is bounded by Jefferson St. The southern boundary is defined by Avenue 47 and existing • Current responsibilities of the Design & Development Department to deliver on affordable housing commitments. • Near -term objectives of the City's Economic Development mission to introduce new types of entertainment -oriented commercial along Highway 111. • Long-term obligations the City has to constituents who supported a walkable -mixed use alternative development future throughout the corridor. To achieve this, the Specific Plan allows development types that comport with current market realities while requiring some development to serve as the cornerstones of an urban fabric desired by the community. In this way, this Specific Plan can be described as a bridge to the long term Corridor Plan vision. PLAN DEVELOPMENT HORIZON Economic forecasts informing this plan estimate development demand through 2045, and future development is anticipated to be fully occupied by a planning horizon of 2050. Expected timing of public works and site development is presented in the action plan in five-year phases. The City is encouraged to review this Specific Plan periodically for needed updates and a full plan update or replacement is recommended by 2050. residential areas, while the northern edge is defined Point Happy Shopping Center (SP-2000-043) IN One Eleven La Quinta (SP-1989-014) La Quinta Court (SP-2000-Od7) I . by the Whitewater Wash and CV Link. Most parcels are subject to base zoning designations of Regional Commercial or Community Commercial. Eleven specific plans exist. Inclusive of public right-of-way bounding the parcels subject to this Specific Plan and a portion of the Whitewater wash edge dedicated to the future CV -Link trail, the study area encompasses nearly 500 acres -just over 2% of the City of La Quinta. BI-kh—k Way Pavillion Q@ La Quinta (SP-2603-066) r�� n poi Existing Zoning dk Specific Plans Regional Commercial (CR) Community Commercial (CC) Commercial Park (CP) Open Space (OS) specific Plana Speclflc Plan -Study Area" Boundary y La Qulnt 4 fiats Center I •�'�, '�,. �•.` E Jefferson Plaza (SP-1996-027) CP CR Hi9M1lantlPalmaDr.`":1.. A.enae � '-•. _- Highway 111 - - :-r Aeta Centre C, "Wal yhington Park = I (SP-1987-011) 3 J: m L's-_----_..._ _ T I J Hwy 111 a Oune Komar Dos•rt — _ Palms Road Center 3 (SP-2000-005) (SP-2005-075) Center ��a�a La Quinta Dune Palms Center (SP-1997-029) (SP-1996-028) FIG 1-2: NEW SPECIFIC PLAN BOUNDS WITH EXISTING SPECIFIC PLANS + ZONES 1.3 RELATIONSHIP TO RECENT PLANNING This Specific Plan is the policy capstone of a long-term planning effort to guide an evolution of the Highway 111 Corridor. The input of those many planning projects are brought together here, forming an economically viable path to implement a long-term vision. GENERAL PLAN AND CODE Citywide planning through the La Quinta General Plan has supported the continued understanding of the Highway 111 Corridor as the retail and commercial engine of La Quinta. The proximity of vacant parcels to surrounding employment and services has also spurred the city to identify affordable housing opportunities as a driver of infill in the Plan Area. Currently, Chapter 9 of the Municipal Code provides for four underlying zoning districts applied to Plan Area parcels, each with respective development regulations. They are the Regional Commercial (CR), Community Commercial (CC), and Commercial Park (CP) districts. There are also some small tracts designated for major community facilities, open space, and flood plain. PRIOR SPECIFIC PLANS There are 11 specific plans within the Project Area, adopted and amended at different times between 1987 and 2018. The specific plans contain visions, goals, and regulations that supersede the underlying zoning districts for each of the areas. The existing specific plan boundaries largely align with major retail center properties - each disparately addressing the needs and goals of respective property owners. PRIOR CORRIDOR PLANNING Various planning efforts have been undertaken to ensure Corridor growth meets evolving needs of stakeholders and constituents. Through all of them, there has been an ongoing effort to provide a unified and higher quality public realm, greater support for multimodal travel, and a i- ► ULI TAP Program - Highway 111 Corridor Study emphasising north -south oriented active frontage corridors and open space 111 Highway Corridor Plan showing illustrative development scenario for mixed use and walkable development more diverse mix of land uses. As early as 2011, more consistent landscape guidelines applicable to the entire corridor were adopted. In 2018, the City convened a ULI Technical Assistance Program (TAP) Study which generated urban design concepts to enhance the walkability and economic resilience of the Corridor. The TAP Study emphasized active frontages along north - south routes that would stitch across Highway 111 and the wash. In 2019, the City adopted the La Quinta Highway 111 Corridor Plan. Serving as a visioning document with many elements of an area plan, the Corridor Plan presents a community -driven desire for compact, walkable, mixed use development embedded in a more verdant, fine-grained, and cohesive public realm. This plan illustrates a high standard for landscape architecture in the public realm, a reconfiguration of Highway 111 as a complete street with parallel parking, and civic investment in detailed high -quality placemaking. CORRIDOR PLAN VS. SPECIFIC PLAN This Specific Plan carries forward and adopts the community -driven Vision of the Corridor Plan. The surveys, workshops, and interviews of that project serve as the major source of constituent engagement for this Specific Plan. However, the Specific Plan process also introduced economic research and real estate market analysis to prepare a new development demand forecast. This led to an evolution of thinking about economically viable development types - especially in the economic context of the Coachella Valley. This Plan is written to guide development achievable now but in a manner which builds toward that aspirational vision of the Corridor Plan. 7 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN RECENT PLANS & POLICIES RELATED TO THIS SPECIFIC PLAN 1987 - 2014 L Corridor Landscape Guidelines Feb 2011 M., CITY Oi LA QUINTA GENERAL PLAN Feb 2013 NIC4 MAY I 1 I W t" )TUOT Mixed Use Overlay High Density Housing -- s� J� RECENT PLANS & POLICIES DIRECTLY INFORMING THIS SPECIFIC PLAN Housing AHo ., Element of Extension / Density ,r the Bonus / ADU La Quinta Update / General Plan Parking (2022 — 2029) Update Ev Nov 2019 Feb 2022 May 2022 FIG 1-3: VISUAL TIMELINE OF RECENT PLANS & POLICIES Oct 2016 May 2022 - Dec 2023 Jul 2018 Oct - Feb 2024 8 PLANNING PROCESS The process comprised of casting the urban settings and building types sought in the Corridor Plan through the lens of economic analysis, and calibrating for implementation. Visioning: The ULI Tap Study inspired a layout concept that organized limited active frontage opportunities into north -south corridors visible to, but set back from, Highway 111. The Corridor Plan served as the primary source of development direction. It was imbued with credibility and constituent buy -in through a robust outreach process involving stakeholder interviews, a survey, and multi -day urban design workshop. Both studies, taken together, serve as a specific plan vision and starting point development layout. VISIONING 2018 - 2019 ULI TAP STUDY + CORRIDOR PLAN +i ULI TAP Study 12 Panelists, Site Tour, Stakeholder Interviews, Study Session, Final Repor Corridor Plan Discovery, Survey. Interviews, Workshop. Visioning Charette, Speake Series, Pop -Up Workshop + Long Range Urban Design Vision Phase I: Beginning in mid-2022, the planning team grounded this specific plan vision in data -driven regional economic analysis and real estate market forecasting. The analysis was primarily based in demographic trends, local land uses, and SCAG/HRNA input data. A forecast of long-term development demand followed and was based on interviews with stakeholders. Importantly, the forecast work concluded with strategic recommendations focused on economically viable development and land uses which would best fulfill the original Vision. Phase II: Concept designs for mixed -use housing -oriented projects were generated to demonstrate the capacity of city -owned lands to carry this vision, fulfill affordable housing commitments, and meet economic development objectives. PHASE 2022 - 2023 PHASE II 2023 - 2024 The results of this capacity study were then applied to all potential development areas to the extent they would embody a full buildout as set forth in the Phase I real estate forecasts. Phase III: A final specific plan document, related code, and CEQA IS/MND were prepared to guide development in the direction of the original Corridor Plan vision through a palette of economically viable development types. A custom toolset of Strategies and Policy Frameworks was invented to meet the spectrum of needs in this evolving community. PHASE III 2024 - 2025 Community Driven Vision Research Based Forecast Development Designs Guiding Principles + Projects Demand -Based Opportunity Design Studies Driving Policy Framework FIG 1-4: HIGHWAY 111 SPECIFIC PLAN PROCESS OVERVIEW LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN SPECIFIC PLAN STRUCTURE & HIERARCHY This Specific Plan is organized by hierarchical layers to communicate logical relationships between overall policies and location -specific directions. Each Part and Chapter speaks to different leadership and constituent audiences, while all can point to commonality in the overall Policies and their Mission statement. The Specific Plan content is tiered to represents this policy heirachy and the document is structured accordingly: • Highway 111 Vision o Specific Plan Mission o Specific Plan Themes o Specific Plan Policies Plan Elements o Framework Concepts o Approach Concepts o Plan Element Policies + Projects • Administration & Implementation o General Provisions o Initiatives o Action Plan A new code is under separate cover and is formatted to be integrated into the Municipal Code. Specific Plan Policies and Strategies, including those among the Plan Elements, were prepared in coordination with the code. The Highway 111 Corridor Specific Plan is organized into eight Chapters across four Parts - each Part serving as a tool for varied audiences and implementers. These Parts are structured as follows: Part I: Introduces the Corridor, its historic context, current trends and anticipated future evolution. Here, the project and its origins in a long -running multi -project planning effort are also covered. This part draws connections between prior work and this Specific Plan to frame them as one planning and policy arc. Overall stakeholder guidance, policies and strategies are included. Part II: Provides a physical layout planning policies and proposals across topics, including land use, urban design, development, housing, social infrastructure, transportation, open space, and utilities. These are presented as plan element frameworks, or Corridor -wide diagrams which specify the geographic specificity of many policies and urban proposals. Part III: Prepares a broad array of governance, staffing, program, finance and timeline recommendations to effectively implement the Corridor Vision and Specific Plan over the next 20 to 25 years. Part IV: Includes supporting documentation, including economic studies and strategies, environmental reporting, and any additional technical reference tables. In summary, this Specific Plan brings operational readiness to the Vision set forth in the Corridor Plan: ASPIRATIONAL OPERATIONAL FIG 1-5: HIGHWAY 111 SPECIFIC PLAN PLAN STRUCTURE DIAGRAM IN 1.4 DEVELOPMENT TYPE & ACTIVITY AREAS This section describes existing development, levels of current streetfront activity, and includes Corridor Plan suggested redevlopment areas. 0 Paved surface parking and circulation uses as much as two-thirds of the developed plan area, according to the Corridor Plan (2019). This is in -part driven by conventional parking standards scaled to accommodate standard assumptions of peak demand. Sharing among varied land uses, more compact parking around vertical mixed use, and increases in the portion of land for housing will require less land for intensified development. ©Activity areas with interior visibility and outdoor use busy with human activity can be found around a few storefronts and commercial corners. Instances of this are few and far between. The best examples with Power center retail types dominate commercial development along Highway 111 providing future infill opportunities. architecture that shelters and fosters that activity are found in the Plaza La Quinta shopping center at the western end of the Study Area. e Active Frontage includes full height storefront glazing or large windows with visibility from roadway into the primary use spaces. Weather allowing, outdoor seating and active use of outdoor areas should also be present. e Semi -Active Frontage includes any commercial shopfront with some visibility into primary use or commercial spaces, but does not utilize or engage outdoor and sidewalk areas. e Inactive Frontage is typically windowless and human activity inside is invisible to the outside - even if the business is busy. Large retail such as big -box and supermarkets typically present this condition. Active frontage and related outdoor activity such as dining and small plazas exist in limited isolated pockets. LEGEND Development Typology by Frontage Activation Highly Active - Mixed -Use Highly Active - Strip and Pad Retail / F+B Semi Active Strip Anchor or Large Pad 0 Semi Active Big Box Retail 0 Low Activity Commercial or Residential �l Non Activity Commercial Commercial Frontage Activity Level Active Frontage Semi -Active Frontage Inactive Frontage © Activity Area (Outdoor Seating/Dining) ______-j Redevelopment Area Recommended In 111 Highway Corridor Plan (2019) C-----Study Area Boundary 11 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN lit • 7 Illp At _- ---- � Qi i -- Canso ------ --------------------------- FIG 1-6: EXISTING DEVELOPMENT, URBAN ACTIVITY & INFILL POTENTIAL O o 1100250 :DW - - 5 mm. YAR* :0 Mn wWo. _. Jib ?. ip -rip • 1`` I I �• t �1/ 2.1 ENVISIONING 2050 ON HIGHWAY 111 This Specific Plan presents its own array of policies and strategies that apply to the entire Plan Area. Additional policies reside with each Plan Element and their developement frameworks. The Mission of the Highway 111 Corridor Specific Plan is to enact the Vision of the Corridor Plan for a "vibrant and walkable mixed - use corridor" by affirming, refinining, and implementing its concepts, proposals and strategies. Key to this mission is a focus on simplified regulation, actionable public works designs and economic viability. SUPPORTING THE CORRIDOR PLAN VSION Key Concepts of the Corridor Plan: The Corridor Plan Vision is the source of ideas used in 1. Redesign Highway 111 as an Iconic Arterial the Specific Plan. They are organized into Key Concepts and Guiding Principles. Supporting these are a specific 2. Cultural Trail along the northern edge of Highway Landscape Program Vision and Catalytic Projects. 111 Guiding Principles shaping the Corridor Plan's Key Concepts: 3. Integrating Highway and the CV Link as an open space loop • Preserve and enhance the successful revenue generating assets 4. Creating a rich frontage of buildings, parks, and greens along the CV Link • Create memorable experiences by orchestrating great streets and public spaces 5. Use of existing parking lots for community events • Leverage walkable and mixed -use development on vacant 6. Regulating incremental urban infill in the "island" infill parcels between Highway 111 and the CV Link • Combine tactical small-scale interventions with larger 7. Creating mixed -use districts along Highway 111. scale catalytic projects • Eliminate legal barriers to developing great places 14 2.2 KEY INPUT FROM KEY STAKEHOLDERS The Development Strategy Study team supporting this Specific Plan conducted eleven stakeholder interviews of property owners, their representatives, and local brokers. These interviews provided valuable guidance to refine the vision and ensure a viable plan. INTERVIEW CONCLUSIONS The City of La Quinta staff provided key stakeholder contacts, several of which were previously engaged for interviews for the Corridor Plan and initial vision development. Their input served as a mid -project check - in to ensure development concepts and policy proposals comport with the economic capacity of the corridor from their viewpoint. Those interviews are documented and summarized in the Development Strategy Study by Linda S. Congleton Associates. The conclusions of those summaries are listed here: 1. No retail anchor or mini -anchor (20-50k) voids, not already build/proposed, could be named 2. Limited undeveloped sites for infill housing or commercial new development (34.7 ac) 3. Only two sites large enough for future new residential redevelopment 4. Housing in parking lots unfeasible due to ground leases or CCRs, in size concern 5. Universal support for affordable housing on city sites bringing customers and workers 6. Difficult to lease retail frontage esp. small shops in affordable housing 7. Market rate multi -family rentals not feasible because rents too low to support construction 8. Small -lot single-family compact moderate price housing is a void and well received by market 9. Desert style landscapes maintain views to retail frontages while conserving water 10. No operators saw cyclist traffic as adding to sales and advise against CV Link facing fronts 11. Recommended pockets of walkability with protection due to heat and big -box patterns 12. Drive-thrus, owner -occupied medical offices and independent mid -tier restaurants are voids 13. Medical rents are too low to support new multi - tenant medical complex construction 14. Cost of fit -out in leased space unsupportable for small independent restaurant businesses 15. Mixed -support for a single specific plan due to concern of new requirements on renovation 16. Provide a single up -front presentation of full -draft Highway 111 Regulations to establish certainty with their prospective tenants and partners 17. No interviewees believed the Highway 111 itself should be a retail -lined pedestrian corridor DEVELOPMENT STRATEGY STUDY: CHALLENGES & RECOMMENDATIONS All the major shopping center owners in the stakeholder interviews report a lack of retail anchor and mini -anchor candidates to fill unoccupied or soon -to -be -vacant space along Highway 111. Viable commercial voids suggested by the stakeholder interviewees include casual quick food users with drive-thru, medical users such as a hospital group, MRI unit, urgent care facility, or other single -user medical groups that purchase and occupy their own buildings, and family -oriented casual independent (non -chain) restaurants. A central node, where a small cluster of 3-5 independent restaurants can be enjoyed, with outdoor dining, is not available in the Study Area. This is a void in the La Quinta market —one that operators may be encouraged to fill by city staff, offering appropriate incentives. Moderate density multifamily residential market -rate apartments have been built alongside struggling anchor retailers at several under -performing national regional malls. The demolition of troubled, vacant retail rooftops, and replacement with higher -density (particularly luxury) apartments are viable opportunities in locations with strong market rents and high numbers of young, working adults and couples. La Quinta does not have the urban density and population to support significant amounts of vertical mixed -use, major entertainment, food hall uses, or additional big box retail in the Study Area, nor does it have sufficient demand for large office land uses. The city has an opportunity to encourage, throughout the plan area, the development of less -expensive, moderate -priced, compact and walkable, for sale homes, townhomes, and moderate -density apartments for workforce families. 15 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 2.3 KEY HIGHWAY 111 PLANNING STRATEGIES The Specific Plan introduces three broad strategies to implement the Vision of the Corridor Plan. Each "layer" is distilled from the Corridor Plan to bring its most economically viable and achievable qualities to reality as the community grows. ENLIVEN: LAND USE & DEVELOPMENT Invite a broad range of uses that will enliven the corridor with entertainment, independent commercial and compact workforce housing. Require concentration of active frontages around key intersections in view of Highway 111, and encourage mixed use around "pockets of walkability." ELEVATE: MOBILITY & CIRCULATION Reconfigure and elevate the role of arterials, collectors and neighborhood roadways to accommodate a more complete spectrum of transportation modes and mobility needs. Differentiate among them with streetscapes that meet pedestrian or vehicular needs based on proximity to residences or major thoroughfares. ©EXPAND: SHARED URBAN SYSTEMS Extend and expand a web of pedestrian -oriented off-street pathways to connect between residences, commercial centers, the CV Link, and Cultural Trail. Ensure they and roadways provide a variety of landscape approaches that are shaded, sheltered, and shared by pedestrians and vehicles. Require green pockets and Cultural Trail features as waypoints across the Plan Area. 0.,., LAND USE STRATEGY: CONCENTRATE ACTIVE USES AROUND INTERNAL CORRIDORS AND "WALKABLE POCKETS" Q CIRCULATION STRATEGY. PROVIDE PEDESTRIAN -ORIENTED ALTERNATIVE GRID OF STREETS 'f%p-0 , O ©URBAN SYSTEMS STRATEGY.• V,_ LINK SMALL OPEN SPACES WITH A NETWORK OF PATHS `N% FIG 2-1: KEY HIGHWAY 111 PLANNING STRATEGIES 0 LAND USE & URBAN DESIGN Policy 1: Facilitate the transition from a predominantly retail corridor to a more mixed -use corridor - balancing existing retail health with opportunities for new development types and urban activity Strategy 1.1: Emphasize pedestrian -oriented retail, commercial, and residential development while supporting the vibrancy of existing retail development throughout the Highway 111 Corridor. Strategy 1.2: Focus auto -oriented, drive-thru, and small format retail development within 300' of the Highway 111 Corridor. Policy 2: Ensure development types and their orientation encourage pedestrian activity with active ground floor uses connected to human -oriented public spaces and streets Strategy 2.1: Incentivize vertical and horizontal mixed use building types and development phases around key internal gateways to enhance the livability and economic resiliency of the Highway 111 Corridor. Strategy 2.2: Require active ground floor frontages for new development at key internal gateways and roadways to advance walkable urban environments off -of, but connected -to, the Highway 111 Corridor. Strategy 2.3: Permit or Incentivize development types, uses, and installations which bring permanent activity to outdoor and frontage spaces in retail and mixed use settings. b- r . 1! , • ► Policy 3: Shape a built environment suitable for walkable, safe, sustainable living that emphasizes human scaled buildings and spaces. Strategy 3.1: Identify and require urban form that supports human scale commercial and residential projects, especially emphasizing active frontage and public space to anchor and coordinate new development. Strategy 3.2: Delineate and codify urban massing along corridors with active ground floor use recommendation to achieve an "urban room" around streetscapes and pedestrian spaces. Strategy 3.3: Designate higher minimum residential development intensities for the heart of the Highway 111 Corridor to secure adequate workforce housing supply and affordability. 17 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 1 08- HOUSING & COMMUNITY RESOURCES Policy 4: Support a retail retention approach while collaboratively facilitating more human scaled, pedestrian oriented commercial development types and activity. Strategy 4.1: Craft development regulations with flexibility to allow existing commercial establishments to update and remodel their building frontages with a broad range of development concepts that respond to innovations in retail formats and commercial service models. Strategy 4.2: Facilitate collaboration and flexibility in applying development controls when reviewing and permitting innovative activities, uses, and adaptive reuse proposals of commercial and retail sites - especially those which may support the Vision and other Land Use Policies. Strategy 4.3: Ensure that new standards are applied only to new infill projects and redevelopment in a manner that does not require land owners and tenants to renovate existing properties. Policy 5: Take measures to meet La Quinta's affordable housing need allotted for lands within the Highway 111 Corridor area as determined at the adoption of this Specific Plan. Strategy 5.1: Reserve properties identified in the most recent General Plan Housing Element for delivery of moderate and low/very low-income affordable housing allotments. Strategy 5.2: Collaborate with developers to identify plan alternatives to non -housing uses on lands identified for affordable housing to deliver mixed use sites that achieve affordable housing goals. Strategy 5.3: Balance the allotment of future affordable dwelling units among potential development sites within the Highway 111 Corridor study area to maintain commitments to housing affordability in the Housing Element. Strategy 5A Facilitate and incentivize affordable housing to be developed as demonstration projects for the type of high quality livable and walkable urban settings desired in the vision for the Highway 111 Corridor. Policy 6: Equip new residential communities in the Highway 111 Corridor with adequate access to the social, educational, and government resources needed for its workforce, individuals and families to thrive. Strategy 6.1: Evaluate and implement new facilities or transportation investments to provide access to education and training institutions for all age groups and the needs among new residents. Strategy 6.2: Encourage the co -location of education, childcare, training, job finding, library and conference, safety and security, medical, and other community services with new residential uses. In CIRCULATION & ACTIVE MOBILITY Policy 7: Coordinate a circulation network and roadway hierarchy that emphasizes multi -modal travel, including more transit, active transportation, and pedestrians in a safer setting. Strategy 7.1: Continue a balanced approach to vehicular and non -vehicular safety, throughput, access, and beautification priorities for Highway 111, Washington and Jefferson Streets. Strategy 7.2: Prioritize pedestrian and alternative transportation comfort, safety, and navigability, for Adams St, Dune Palms Rd, Corporate Center Dr, and Avenue 47 / Auto Center Dr to better serve new residential and mixed -use development. Policy 8: Ensure development site plans extend from existing roadway and drive aisle alignments to enhance through -project connectivity, consistency with context, and neighborhood navigability. Strategy 8.1: Require that new Drives and Collector road types extend from existing alignments and intersections to organize new development patterns as extensions of their surrounding context. Strategy 8.2: Encourage that local streets and the smallest scale roadways (side streets, parking aisles alleys) frame a consistent and grid -like block pattern in conjunction with new Drives and Collector road types at infill and redevelopment projects. Policy 9: Introduce a finer grained urban grid through infill and redevelopment projects applying road types that emphasize pedestrian comfort and safety - especially in new residential uses. Strategy 9.1: Encourage plans that consist of smaller blocks than in the current development context, emphasizing block lengths of 150' to 400' with internal rights -of -way less than 80' wide. Strategy 9.2: Require east -west and north -south mid - block publicly accessible pedestrian passages, and mid - block pedestrian crossings, spaced no more than 400' from Collectors and Drives. 19 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN Policy 10: Institute a network of on -street and off-street routes and gateways for active transportation and transit modes that bridge projects, neighborhoods, and municipal and regional trail systems. Strategy 10.1: Prioritize Neighborhood and District Corridors as the primary routes for pedestrian and active transportation facilities, over Major Arterials and Highway 111. Strategy 10.2: Implement the CV -Link and Cultural Trail as important components of the pedestrian and active transportation network, with shared use off-street connections between them every 1/4 mile. Policy 11: Modernize the City's parking approach to support park - once and shared -parking strategies across each of the corridor sub- areas to advance livability and economic performance. Strategy 11.1: Apply a low minimum; potentially, a 50% reduction in parking required throughout the Highway 111 Corridor, with parking provisions for the Village Build -Out Plan as a model code. Strategy 11.2: Apply a maximum; potentially, a 15% reduction below the Municipal Code standard for on -site parking, in accordance with the Shared Use Parking ordinance. Strategy 11.3: Include site development standards that require short-term or flex -zone / drop-off zone parking turn outs at each residential development to support ride -share and delivery needs. L 110 A\17L,"III \` [ter 20 LANDSCAPE & OPEN SPACE Policy 12: Prepare public realm landscapes that enhance urban resiliency, walkability, mitigate heat, and offer distinctive streetscapes attuned to the unique role of each roadway corridor. Strategy 12.1: Maintain the Corridor with its regionally appropriate existing landscapes in a manner which affords visibility to surrounding businesses, communicates a vibrant and consistent district urban brand, and integrates the new Cultural Trail as a pedestrian resource valued for its storytelling, placemaking, and walkability. Strategy 12.2: Configure District Corridors, such as Adams St and Dune Palms Rd, as multi -modal tree -lined and regionally resilient streetscapes that provide a sense of entry from into a more mixed use and livable district, and which provide significant buffering between travel way and surrounding development. Strategy 12.3: Configure Neighborhood Corridors such as Corporate Center Dr, Avenue 47, and Auto Center Dr as more human scaled streetscapes that support active ground floor uses, walkability and environmental comfort, and are highly furnished for use by residents and visitors. Strategy 12.4: Prepare differentiated intersection landscape treatments that serve as gateways between Roadway corridors of different hierarchy and at entries into new infill developments. Policy 13: Designate parks and open space reserves systemically throughout the 111 Highway Corridor attached to internal project gateways and Neighborhood - Oriented corridors. Strategy 13.1: Establish minimum standards of new open space facilities to ensure the Highway 111 Corridor provides livability and urban resilience. Strategy 13.2: Focus parks and open space facilities at recommended Open Space Nodes, along north - south Collector and Arterial roadways, within new infill development, and along project entry routes leading from intersections at Highway 111. Strategy 13.3: Identify public realm streets and private parking areas to serve as potential outdoor event spaces for programmed events - facilitated by design and use guidelines and operated or approved through City programs. Policy 14: Develop a cohesive wayfinding system that makes 111 Highway Corridor resources and destinations navigable for residents and visitors while also communicating a single urban brand. Strategy 14.1: Use a kit -of -parts signage and wayfinding system that includes public realm and private realm information and directional elements, consistently applied across the Highway 111 Corridor. Strategy 14.2: Design and install gateway elements as part of roadway landscapes at entry points into the Highway 111 Corridor. Strategy 14.3: Continually maintain, protect, and update wayfinding infrastructure specific to the Highway 111 Corridor in a program supplemental to existing landscape maintenance programs. 21 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN a Policy 15: Compose development standards that ensure the private realm is a continuation of a high - quality public realm with shading, buffering, accessibility, and legible human -scaled spaces. Strategy 15.1: Achieve a minimum standard of pedestrian accessibility between major roadway corridors and trails, and through the middle of project sites for new infill and redevelopment projects. Strategy 15.2: Avoid walled enclaves, and maintain visual access, while ensuring private realm landscapes provide selective visual screening, shading, and buffering for sensitive uses. Strategy 15.3: Collaborate with land owners and businesses to ensure private realm signage suits existing uses while ensuring a consistent high quality in new projects. Strategy 15.4: Ensure consistent outdoor furnishing and pedestrian lighting throughout the Highway 111 Corridor area at pedestrian areas and at in -fill residential projects and redevelopment projects. URBAN SYSTEMS & RESILIENCY Policy 16: Build a sustainable utility network to meet or exceed the full scale of future development, installing facilities that enable individuals and communities to thrive with less impact. Strategy 16.1: Attempt to achieve full supply of irrigation water for new development sites from non -potable or "purple pipe" water sources that include recycled wastewater. Strategy 16.2: Encourage solar PV shading over surface parking spaces for projects on City owned lands or those sold to developers with public funds and partnerships. Strategy 16.3: Perform utility planning and alignment studies to understand utility supply, facility sizing, and programming, in anticipation of new and infill development - especially for bid packages. V I L1 1911 Policy 17: Mitigate urban heat through urban forestry, development standards, shading, passive cooling, throughout the 111 Highway Corridor while supporting effective means of reducing climate impacts. Strategy 17.1: Require that new commercial and retail development provide publicly accessible shaded areas with shade structures or trellises with a minimum coverage equivalent to 5% of project new building footprint with greater coverage being highly desired. Strategy 17.2: Consider development code standards for primarily south, and east / west facing facades to achieve different solar gain and thermal mass responses to respective sun angles. Strategy 17.3: Apply a tree canopy coverage standard to support passive pedestrian cooling and comfort at outdoor gathering areas and walkways using regionally appropriate drought tolerant species. 22 ENVISIONING WHOLISTIC GROWTH Envisioning the Specific Plan's three strategic layers working in unison illustrates how the policies and strategies synergize to foster a higher quality of life for those who will live in or visit the Highway 111 Corridor. 01 ENLIVEN: LAND USE & DEVELOPMENT Enliven with housing, cafes, and pop-up activities all within walking distance: ODrive-thrus, car wash, and other auto -oriented commercial continue as the Highway 111 frontage with more walkable development behind (Strategy 1.2). © Moderate density housing with ground -floor cafes and services will cluster around internal gateways known as Active Frontage Nodes. (Strategy 1.2). © Development massing for major new projects will create shaded and sheltered community spaces oriented around people rather than cars (Strategy 3.2). 4 ELEVATE: MOBILITY & CIRCULATION Elevate streets to be more than parking, to be the "living room" of the community: OThis entry drive aisle connects from a secondary arterial and conforms to a block pattern established throughout the Highway 111 Corridor (Strategy 8.2). © Smaller block sizes with right-of-way or access that cuts through development will enhance a sense of community and interconnection. (Strategy 9.1). 0 Relying on the phenomenon of park -once behavior with shared parking areas reduces the size of parking lots amidst mixed -use areas (Strategy © FXPAND- SHARED URBAN SYSTFMF Expand the role of public realm to provide small pathways and active open spaces: Parking areas, plazas, and pathways will be established in site design as platforms for events, markets, and creative or temporary retail (Strategy 13.3). Paseos through development will enhance the permeability of projects and increase connection between Highway 111 and the CV Link (Strategy 15.1). Shaded open spaces for dining, entertainment, resident facilities (i.e., exercise or common rooms) will expand ways to enjoy the Corridor. (Strategy 17.1). 23 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN D _ &tqR__I� Fig 2-2. Illustration of Development Potential near Dune Palms Rd Drawing for illustrative purposes only. _ r ,1 .- A� }I IV ■ 1 I ramA =1 i n7j ` r VIBRANT & WALKABLE PLACES Active frontages with outdoor uses situated between residential and commercial areas helps them to be economically aligned while fostering neighborhood character, and sought-after walkable places. OENLIVEN: LAND USE & DEVELOPMENT Enliven the Corridor as a more experience -driven and resident -oriented district: OActive frontages with outdoor seating or shopfronts with street visibility reconfigure Highway 111 as an "experience oriented" Corridor (Strategy 2.2). © City -led affordable housing development can serve as demonstration sites which promote the design of more livable and walkable growth (Strategy 5.4). © Ground floor frontage of moderate density residential is an opportunity for community resources such as job training or local clinics (Strategy 6.2). 4 ELEVATE: MOBILITY & CIRCULATION Elevate entry roads to be multi -modal collectors that emphasize active mobility: Roadways into new development, such as La Quinta Dr, extend from existing Highway 111 intersections and will organize development. (Strategy 8.1). Roadways within development sites such as La Quinta Dr and Corporate Center Dr will emphasize bike lanes, parkways, and sidewalks (Strategy 10.1). Dedicated curb spaces for drop-off and on -demand transportation will reduce the need for surface parking and support share mobility (Strategy 11.3). © EXPAND. SHARED URBAN SYSTEMS Expand outdoor activity along furnished, shaded, tree -lined streetscape frontages: OCollector roadways entering development sites should be a showcase of pedestrian -oriented high -quality public realm (Strategy 12.3). 0 Pedestrian crossings and intersections with differentiated paving, framed by an enhanced landscape palette will highlight internal gateways (Strategy 12.4). 0 A single kit -of -parts signage and wayfinding system will convey a consistent and high -quality district brand to residents and visitors (Strategy 14.1). 26 ACTIVE REGIONAL LINKAGES Residents and visitors in the Corridor need places and networks that balance automotive and human mobility. Here, open space and activation work together at transitions which resonate for the region. 0 ENLIVEN: LAND USE & DEVELOPMENT Enliven the Corridor experience with creative retail and pedestrian only spaces: OIntroducing pedestrian -only retail and pedestrian dedicated spaces will expand the ways residents and visitors can use and enjoy the Corridor (Strategy 1.1). © Focus on supporting and permitting creative commercial concepts and development types that contribute to active outdoor uses (Strategy 2.3). © Collaboration and flexibility will ensure creative, unique, and independent retail concepts will enliven new spaces within the Corridor (Strategy 4.1). 4 ELEVATE: MOBILITY & CIRCULATION Elevate the circulation network to integrate regional active mobility connections- 0 Corporate Center Dr (shown here) should protect pedestrians with curb bump - outs, parkways, shade trees, and buffered bike lanes (Strategy 7.2). © Paseos and passageways through development will enhance walkability with connections and accessibility to open spaces and the CV Link (Strategy 9.2). 0 The CV Link will interconnect new housing, retail experiences, and community open spaces; and, it will connect Highway 111 to the region (Strategy 10.2). 1 10 EXPAND: SHARED URBAN SYSTEMS Expand the supply of open space in conjunction with pedestrian through -linkages: 0 Pocket parks and civic open spaces should be established on pedestrian connections between Highway 111 and the CV Link (Strategy 13.2). 0 Where roadways terminate at development sites, pedestrian pathways should continue through to connect to major linkages like the CV Link (Strategy 15.1). C•1 The high -quality and recognizability of the Highway 111 Corridor will also depend on consistent pedestrian lighting and furnishing (Strategy 15.4). JA Fig 2-4; Illustration of Development Potential at La Quinta Dr along CV Link 27 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN Drawing for illustrative purposes only. i PLAN ELEMENTS 10 f• • " ! N -- .A� j-_ LAND USE + URBAN FORM DEVELOPMENT SCENARIOS CIRCULATION + MOBILITY LANDSCAPE + URBAN SYSTEMS LAND USE +k- URBAN FORMlk4"i O 3.1 SUMMARY + OBJECTIVES This Specific Plan for La Quinta's Highway 111 Corridor guides adaptive development patterns that fulfill the vision of the Highway 111 Corridor Plan. The Specific Plan intends to enhance the urban fabric with economically viable development - factoring key opportunities for the City and current land owners to build this future together. THE FUTURE OF LAND USE IN LA QUINTA'S HIGHWAY 111 CORRIDOR The future of development and land uses along La Quinta's Highway 111 corridor will see a diverse mix of regional and local -serving businesses, mixed residential and commercial uses, and services, amenities and activities that meet residents' needs and exceed visitors' expectations. The fundamental challenges faced by this visionary future for the City along Highway 111: • Positioning desired active streetscapes among existing businesses that reflect a different approach to land use • Introducing livable and affordable residential projects in among large exclusively retail sites. • Duality of auto -oriented retail amid walkable mixed use growth. HOW TO USE THIS PLAN ELEMENT FRAMEWORK This plan element organizes mapped policies and urban design organizational concepts to align with existing uses and anticipated infill development to ensure the livable mixed -use corridor promised in this Specific Plan. Use this plan element to: 1. Understand where future mixed -use development is anticipated to occur in the next 25 years, and how it can incrementally contribute to a coordinated district across the Highway 111 Corridor. 2. Tailor the existing Highway 111 Corridor Plan (2019) land use and block pattern vision to existing use transitions and City priorities over time. 3. Focus incentives and investments that enable active mixed use streetscapes along roadways and frontages where they most effectively connect the community. 4. Direct the alignment of active frontages to maximize their potential for cohesive and connected placemaking- even through interim growth stages. 5. Administer a layered and adaptive land use policy and guideline system that allows land owners economic flexibility while building toward the Highway 111 vision. 32 3.2 LAND USE & URBAN FORM VISION: FOUR NEW SETTINGS The following are four new modes of development, and their respective developement types, expected to arrive in the Highway 111 Corridor: Development types in the Mixed Use Center group represent the highest densities expected in the Highway 111 Corridor and best fullfill the 2019 Corridor Plan Vision. Only a limited number of these projects will be achieved around key gateways to major commercial blocks. Consisting predominantly of multifamily housing over small rows of retail storefront, these also best represent likely densities for affordable housing. • Typology: Mixed Use (housing over retail), Affordable Housing (low & v. low income), Live -Work, Boutique Urban Hotels, Cinema Anchored Mixed -Use • Intensity: FAR of 0.5 to 1.0; DU -per -Acre of 20 to 40; Heights of 3 to 6 stories • Experience: Highly active gateways anchoring highly walkable living districts with dining, services, some nightlife, with coming and going of residents and customers. .)R170NTAL D USE STARTER HC� Development types in the Mixed Use Neighborhood group will be largely compact ,'missing middle' housing products. Denser than recent residential development in the Highway 111 Corridor, they are anchored by limited single story corner retail, services, resident amenities, larger open spaces, and extensive landscaped trail networks. These represent development types in greatest demand in the next 10 to 15 years. • Typology: Town homes/Walk-U ps, Small Format Stacked Flats (4 to 8 units), Bungalow Courts, Compact Single -Family Starter Homes, Small In -Line Retail (street -facing) • Intensity: FAR of 0.3 to 0.6; DU -per -Acre of 9 to 24; Heights of 1 to 3 stories • Experience: Quieter walkable residential neighborhoods with shared landscapes, green commons, resident amenities, limited corner streetside cafe dining. 33 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN Development types in the Compact Creative Retail group can be introduced anywhere as infill or retail upgrades that enliven existing shopping centers and anchor the Highway 111 frontage of new developments. These bring continuous walkability along active shopfronts, a high degree of landscape design and quality, extensive shared outdoor space, and may be anchored or entirely concieved as entertainment venues. • Typology: In -Line Retail Infill (dining focused along continuous promenade), Creative Retail Campus, Food Halls, Container Parks, Outdoor Dining -Entertainment. • Intensity: FAR of 0.2 to 0.5; Heights of 1 to 2 stories • Experience: Vibrant shopping and dining activity amid a garden -like, patio or green common setting, often featuring murals, public art, and live entertainment. • Development types in the Lodging & Services group include a range of land uses and with a similar pad -development configuration. Medical professional offices, education or training may not have street -facing active facades, and may be set back from parcels on some sides and served by larger surface parking in a single -lot or wrap -around configuration. All may be street -facing and integrated in a Mixed -Use Center project. • Typology: Class A Moderate Density Office (medical or training); Education, University Extension or Discovery, Business Hotel, Retail -Flex (e.g. indoor car sales). • Intensity: FAR of 0.2 to 0.5; Heights of 1 to 4 stories • Experience: Professional workplace and lodging environments with limited nighttime activity and private outdoor amenity courtyards, greens, and patios 34 3.3 LAND USE & URBAN FORM ADAPTIVE POLICY This Specific Plan will implement the 2019 Highway 111 Corridor Plan by incorporating its most important land use and urban form objectives into a suite of three adaptive development policies, all operating under a single new and less -restrictive zone The Land Use Element of this Specific Plan guides development to achieve desired levels of urban growth, walkability, and economic vibrancy, through three land use or urban form policies. Each layer provides internal flexibility to foster a creative range of successful projects. Mapped together, they form the Land Use & Urban Form Framework of this Specific Plan. HIGHWAY 111 CORRIDOR ZONE The primary land use and development control for the Highway 111 Corridor is a single consolidated zone designation, which describes an overall maximum and minimum development intensity applicable to the entire district. While this maximum legalizes a high -density development type for the corridor, full density buildout across the district is considered unlikely as it is not economically viable or absorbable in the next 15 years. The maximum development intensity accommodated in the Highway 111 Corridor Zone is representative of a four-story mixed -use development type, offering stacked flat residential units that includes some ground floor retail. This development type typically includes embedded structured parking. This parking commonly formatted as a lower level "parked plinth" under an internal common area courtyard, or, as a multi -story garage within a "wrapped" housing product. The minimum development intensity accommodated in the Highway 111 Corridor Zone is representative of a detached single-family housing development type in a compact site plan configuration. Housing projects with similar characteristics are being completed in the study area as a detached single family rental product. This Specific Plan sets a higher minimum development intensity in terms of dwelling units per acre, while ensuring that requirement allows for a lower -middle density development type currently in -demand. The City of La Quinta has implemented Affordable Housing Overlay and Mixed Use Overlay zoning districts, both applicable to base zones in the Highway 111 Corridor Study Area. Both introduce increased density and residential land uses allowable under specific conditions of unit affordability, density, and ground floor use. In order to streamline development approvals and simplify code in the Corridor, a zone that includes the most permissible development standards from each of the two base zones, and those of the Mixed Use overlays is recommended. The Affordable Housing Overlay is recommended to be maintained and should be applicable throughout the study area. FIG 3-1: WIDE RANGE OF HOUSING TYPES IN THE HIGHWAY 111 CORRIDOR L] Multi -story mixed -use "wrapped" garage development type Multi -story mixed -use "parked plinth" embedded garage type Multi -family with surface parking development type LLE Detached single family as a compact development type 0 Active Frontage Use O Dwelling Units 35 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN ACTIVE FRONTAGE POLICY The Active Frontage policy is an Urban Form guideline approach that seeks to adaptively implement the intended Active Frontage linkages that emanate from Highway 111 in the 2019 Corridor Plan Vision. This policy serves as a guideline in its overall flexibility, but with specific requirements that anchor any new development with Active Frontage to intersections at signalized entry drives within developed sites. These intersections reside along connecting drive aisles behind auto -oriented and pad retail outparcels along the Highway, or deeper within commercial sites along drive aisles aligned with Corporate Center Dr and Auto Centre Dr / Avenue 47. Active Frontages should foster a vibrant pedestrian environment, where food and beverage, goods, and services are walkably accessible. These uses and their interior activity should be visible and legible from the adjacent sidewalk. Building placement at these Frontages should position storefront edges against the pedestrian route of travel. Otherwise, a high quality public realm with an open space use condusive to pedestrian comfort and activity may be implemented in junction with a stepped back building facade or sheltered facade treamtnet such as arcades, colonoades, and overhangs. Other environmental elements such as shade tree type and placement, parkway landscapes, and provisions for outdoor seating are additional features that, with the above qualities, make Active Frontages the best environment for achieving the pedestrian -oriented Highway 111 Corridor set forth in the original Vision. The development code provides specific information for qualifying uses, facade requirements, and maximum separations along the activated frontages. The reasons behind assigning these locations to the Active Frontage Policy are: • They are positioned on, or directly access from, north -south corridors serving as gateways into retail centers and new development off Highway 111. Their potential as safer, more walkable environments set back from a much busier Highway 111 The Active Frontage Priority Policy requires an engaged Department of Design & Development to ensure infill development proposals meet criteria which include: • Requirement that Active Frontage is developed at a corner designated as a "Active Frontage Node" (Node) and extend from that intersection. • Inclusion of Active Frontage fullfills requirements of the Block Frontage and Development Edges Policy with regard to minimum extent and facade conditions for development fronts, sides, and rear. • Public realm Urban Form guidelines. Including those in the Open Space and Circulation Specific Plan Elements Active Frontages: building(s) fronts and sides that contain "active" uses connected to the exterior, and their facade articulation. This includes a walkable environement and landscape design accompanying those facades. These frontages and their uses offer a diverse range of goods and services in a compact walkable urban environment. Active Uses: land uses that support or benefit from interaction between the ' use and pedestrians on the IT street - chiefly accessing or observing activity, goods, or services from the street. J • Potential incentives encouraging achieving Active Frontages with mixed use development. Additional options to introduce open space, plazas, pedestrian areas, and arcades are included to allow this Policy to adapt to developers' creative proposals and to the wide range of development types and uses that will be most economically viable in these areas. 36 AUTO -ORIENTED DEVELOPMENT POLICY The Auto -Oriented Development Policy establishes a overlay along Highway 111, extending 300 feet offset from the public right -or -way, wherein development types including small -format "pad" retail, drive-thrus, smaller in -line retail, auto -dealers and auto service, and large surface parking lots that serve these uses, will be allowed. Outside of this frontage overlay, these uses are prohibited. Development along Highway 111 in the Study Area is characterized as primarily auto -oriented due to the prevalence of drive-thru establishments, especially for fast food and fast casual food and beverage operations. Other prevalent development types include small format retail, small in -line retail, and auto -dealer lots and display pads. Most retail types reside on outparcels either owner occupied or ground lease. These uses are expected to continue for some years, potentially beyond the 10 - 15 year timeframe. This means infill or replacement development should be arranged to coexist among these auto -oriented uses. The City of La Quinta has, through the process of planning development at its city -owned affordable housing sites, established a stance of emphasizing commercial uses along Highway 111. This comports with input during the Corridor Plan engagement process which expressed a desire to maintain the auto -oriented commercial role of Highway 111's frontage among several stakeholders. More specifically, the City seeks to emphasize "vibrant entertainment uses" that are "visibly active" from Highway 111 along this frontage. City input for ongoing developments support this position. Through plan reviews for the City -led development site at Dune Palms Rd, developer proposals for fast food and a car wash were approved. Likewise, the City has sought to ensure a commercial or retail use in the southern portion of the 15-acre demonstration site at La Quinta Dr (including policy support for food and beverage, or big box). Auto -Oriented Development: building(s) or their uses accessed primarly by automobile, or where pedestrian access is primarly to/from a parking stall. This includes drive-thru services and auto service or wash. It includes auto dealerships surrounded by sales/product lots. Instances of Active Frontage and Active Use may be found among Auto - Oriented Development, but not extensively enough to qualify as "Active" here. 37 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN BLOCK EDGES AND BLOCK PATTERN POLICY The block street network presented in the Corridor Plan Vision depicts distances of 200 feet to 400 feet between intersections, internal to blocks bounded by district arterials. This walkable block scale is applicable to a range of development types, including large vertical mixed use, townhomes, infill in -line retail, and phased blocks for compact single-family housing. This Specific Plan recommends: • Intersection spacing and block lengths between 150 ft and 400 ft between right-of-way edges, to ensure a pedetrian scale built environment Pedestrian or multiuse off-street paths as an alternative edge in block development pattern proposals • Roadways entering infill development from existing signalized or future roundabout intersections on major and secondary arterials serve as development access and anchors to the block street network. This Specific Plan introduces a flexible approach to block configuration that can be adapted to the prevailing pattern of a new infill project. The Block Pattern is delineated by the perimeter street -facing facades for new and infill buildings and are categorized according to street front types. In this Specific Plan, block fronts or block sides are interchangeable according to the following guidelines: • Block Fronts and Block Sides should adhere to rules governing required extent of Active Frontage in the Active Frontage Policy. • Block Fronts, Sides, and Rear Access should align across intersections, and block frontages should face each other across Corridor Private Drives established in the Circulation Element of this specific plan • Main development entries should be along established Block Fronts. Parking access, building services, and egress should be along block sides or rear access. Block Edges: the requirement that Active Frontage is present along 50% of building fronts, and 20% of building sides, and that they meet at corners facinc the Active Frontage Nodes. This directionality should be coordinated with surrounding blocks and their edges. Block Pattern: the grid formed in development massing by consistently aligned building fronts, sides, or rears along T new streets or paths. M 38 3.4 DEVELOPMENT PROGRAMS + PROJECTS The following programs and related projects are actional implementation steps the City can take to guide and encourage specific land use and urban form outcomes in development along the Highway 111 Corridor DISTRICT -WIDE PROGRAMS The following are ongoing programs pertinent to achieving land use, urban form, and development outcomes, to be applied across the Study Area. They are described in detail among Initiatives in the Implementation Chapter: • Continued Streamlined City Permitting & Processing • On -Call Architect/Urban Designer • Establish Activation & Seasonal Events Program • Affordable Housing Preparation & Solicitation • Business or Restaurant Startup Program • Institutional Resource Land Assistance Program • City Lot Reparcelization Program • Fagade Improvement Program In addition, the following major programs and project categories may also stand as location -specific city led development or activation efforts which will drive the evolution of land uses along Highway 111 toward a more walkable and vibrant outcome: CITY -LED MIXED -USE & AFFORDABLE HOUSING PROJECTS h�f - ti The primary method for affordable housing delivery in the Highway 111 corridor will be through city -instigated multi -family housing development on three city -owned parcels. These are opportunities to introduce high density housing, limited vertical mixed use, and suitable high quality public realm as demonstration projects. The city -owned project sites are: • East of La Quinta Drive, north of Highway 111; vacant lands of 15.8 acres connected to the CV Link • East of Dune Palms Rd, north of Highway 111; vacant lands of 5.1 acres connected to the CV Link • West of the Residence Inn, south of Highway 111, north of Vista Coralina Ln; vacant lands of 6.5 acres The development potential of these project sites is explored through recommended site designs. These are presented with related capacity studies in the following chapter on Development Scenarios. ACTIVATION EVENTS & ENTERTAINMENT USE PROGRAM Outdoor events which activate streetscapes, parking areas and vacant lots are a proven way to secure a sense of community that is pedestrian -oriented and economically beneficial. The city -run Brew -In LQ Craft Brew Fest, which began in 2016, is one such successful example from the Highway 111 Corridor. As residential and commercial development continues to build the Corridor into a livable and walkable district, active and entertainment oriented uses like these will need permanent establishment along the Highway 111 frontage. These are best suituated in iconic structures set in a high -quality public realm with plazas, green commons, and garden settings. Shared shade structures and shaded patios are essential in the La Quinta context. Tying these into the Cultural Trail will bring a synergy that benefits the entire Corridor. Examples such as The Barn in West Sacramento are City -led projects that require sophistocated public private partnerships and lease -back arrangements over several years 39 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN MIXED USE ADVANCEMENT AREAS PROGRAMS & POLICIES Incentivizing mixed use, especially vertical types, in conjunction with active development frontage is crucial to achieving a walkable and vibrant Highway 111 Corridor. Incentivizing these development types along select north - south corridors will ensure they form mixed use gateways into residential infill areas. These areas are localized aroud Active Frontage Nodes to synergize with a policy of achieving concentrations of groud floor activity at the street front. It is important to secure additional criteria that ensure community and growth benefits such as public realm, landscape and street furnishing, higher minimum densities, vertical mixed use, housing density thresholds, and degree of ground floor activation. The authors of this Specific Plan recommend that projects qualifying for incentives be of a vertically stacked or attached mixed -use type. Higher minimum densities of dwelling units are also recommended as qualifying criteria. Incentives may include, waiving permit, processing and impact fees, utility in -kind capital expenditure commitments, TIF financing options, reduction in open space common area requirements, ground floor commercial subsidy grants, elimination of parking minimums based on a long-term shared parking plan. Some of these potential incentives are recommended in the Implementation Chapter. In addition to an incentives program for qualifying mixed use projects, an enabling policy of high maximum building height is recommended. Focusing that increased maximum in the vicinity of Active Frontage Nodes and to a maximum distance of the building extent ensures synergy between the Mixed Use Advancement and Active Frontage Policies. These Mixed Use Advancement Areas will therefore include an enhancement of the new Highway 111 Corridor base zone height limit, to allow a height accomodating 6 stories where Active Frontage is built at Active Frontage Nodes in the form of vertical mixed use, across the full extent of those qualifying buildings. 40 3.5 LAND USE FRAMEWORK Infill of more livable and diverse land uses to this Highway 111 Corridor is organized through four urban design layers. Each can adapt to a range of urban densities, development types, and frontage orientations. The following are four organizational categories that arrange development and establish regulatory overlays that prioritize land uses in various Corridor areas. ACTIVE FRONTAGE PRIORITY The Highway 111 Corridor Plan (2019) calls for the introduction of active uses on the ground floor - especially under mixed use projects. These sub -areas and their labeled intersections are ideal locations where active use will create legible gateway transitions into neighborhoods with human oriented placemaking. These are situated at block entries with transverse drive aisles branching from Highway 111. They are also optimal locations for infill that coordinates with existing strip retail and small commercial out -parcels that will operate for some years to come. AUTO -ORIENTED PRIORITY These sub -areas establish a space for continued auto - oriented drive thru and convenient small format retail. Community desire for and the economic viability of these businesses remains strong; here they may continue to be maintained and developed along the edges of Highway 111. DEVELOPMENT OPPORTUNITY Parcels with the greatest potential to host land use intensification are considered here. Each connects to the larger Highway 111 district through an Active Frontage Priority Nodes and their overlay Areas. This coordinates an array of active frontages belonging to each Opportunity, and which better connect to each other while serving as high - visibility anchors for those projects. CIRCULATION FRAMEWORK The Highway 111 Corridor is the main trunk among a system of roads that subdivide this part of La Quinta into six major blocks. Branching from Highway 111 are Major and Secondary Arterials. This Specific Plan prescribes the longterm evolution of both road types to eventually serve the community as multi -modal routes. The adopted Highway 111 Corridor Plan (2019) introduces an additional element to the local roadway network. These pertain to future land uses by: 1. Organizing block structure to be more walkable and suitable for mixed use development, and, 2. Weaving new development blocks into alignment with existing retail/commercial development. LEGEND Active Frontage Priority Active Use Node Entry Roadways 04•••3,0 Active Use Nodes and Entry Roadways Outside of Mixed Use Advancement Areas ® Mixed Use Advancement Area Auto -Oriented Development Priority Recommended Location for Auto Oriented Uses Auto Oriented Development Priority Cofndor Development Opportunity Parcels with High Infill Potential Parcels with Recent Infill Development Circulation Framework p Major intersections (611111111-) Secondary Arterials Connecting the District 44 Major Artertels Connecting the City F - -► Major Pedestrian Pathways internal Linkages Connectng Active Use Nodes Study Area Boundary 41 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN $eele, Ur FIG 3-2: LAND USE FRAMEWORK CONCEPT O 3.6 BLOCKS FRONTAGE & DEVELOPMENT EDGES POLICY This policy choreographs the alignment of retail and commercial frontages within new development to ensure they form legible blocks between new roads and pathways. This leads to a cohesive public realm lined with shops and services, and organizes areas for service and parking access. OVERALL APPROACH This Land Use policy should serve as an instructive guideline for the City of La Quinta in reviewing and approving new infill development, parcel sub -division, and proposed block structure. Adaptability in implementing the Specific Plan Land Use Element is crucial to the economic viability of new developments in La Quinta's Highway 111 Corridor because: • Developers and operators must meet the needs of current retail development needs that will change as the real estate and retail market evolve. • Innovative development may take varied approaches to the alignment of active frontage, public space, and public right-of-way to meet those challenges. In support of the Highway 111 Corridor Plan (2019), while maintaining support for flexible approaches to building orientation, the Building Orientation Approach requires that: 1. Active Frontage predominately occupy the proposed Block Fronts and Sides and fall within Mixed Use & Active Development Advancement Area Development Edges are consistently aligned within surrounding blocks defined by Secondary and Major Arterials of Washington, Adams, Dune Palms, and Jefferson. 3. Development Edges are consistently aligned to frame Active + Walkable Corridors through a project so as to align with a corresponding Active + Walkable Corridor across Highway 111. FRONTAGES APPROACH Block Front edges must incorporate Active Frontage and main development entry for at least 50% of their length. • Block Side edges must incorporate Active Frontage and main development entry for at least 20% of their length. If treated as a Block Front, and at least 50% is incorporated, then the connected Block Front may be treated as a Block Side with at least 20% Active Frontage • Rear Access edges do not require Active Frontage, and are recommended for parking access or landscape buffering. ORIENTATION APPROACH Development Orientation guides development edges within proposed blocks of the Development Pattern in such a way that: • Internal Edges of development subdivision ultimately are accessed through the corresponding selected Block Frontage of the surrounding Block. • Development which is set back from block edges, should follow the Recommended Orientation, or be consistent with surrounding development orientation. • Development which forms blocks larger than shown in the Development Pattern of this diagram, should be oriented to face other Block Frontages or the front facade of existing commercial development. LEGEND Block Streetfront Types Block Frontage Block Frontage or Side Rear Access A Recommended Development Orientation Development Pattern E.. - . J Study Area Boundary 43 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN � _m /Ae 3 �xv y lie 1 °olo %?plo c je A R Highland Palms Dr-- \ --Avenue 47__ N 0 rn r m Caleo Bay 7 Auto r._ot r W 3 g VC R L4, - Highway 111 J r FIG 3-3: DEVELOPMENT EDGES APPROACH CONCEPT 44 3.7 ACTIVE & WALKABLE CORRIDORS CONCEPT The Land Use Framework avoids organizing through prescriptive land use designations or required massing and form. This section serves as an illustration of how the consistent application of the Active Frontage Policy in conjunction with the Block Frontage & Development Edges Policy, may result in Active & Walkable Corridors. Infill development and the redevelopment of existing commercial sites will occur incrementally. The phased evolution of uses and increasing presence of mixed use should align to form Active + Walkable Corridors - streets and public routes conducive to active transportation accessing retail and community services relevant to the community. In apply and adapting the Development Edges Policy, the potential for three basic outcomes must be observed in a development diagram provided by the development entitlement applicant showing connections to future development across La Quinta's Highway 111 Corridor: 0 Active + Walkable Corridors align with similar streetscapes across Highway 111. © Active + Walkable Corridors provide direct routes through the depth of project block massing, terminating at major intersections with Auto -Oriented Corridors. Active Frontage with Active Uses on the ground floor begins at and emanates from Active Use Nodes. Q Active Frontage among two adjacent blocks must be facing across their adjoining circulation corridor. © Where possible, Active Frontage must face directly, be aligned -with, or be cornering and perpendicular to existing commercial frontage. Q Active Frontages must be visible from the Auto - Oriented roadway corridor, while framing legible routes through development massing. 0 Acceptable alternative outcomes must be considered by the City as equally viable for approval if they enact this Specific Plan's Policies and embody Approaches provided in this Land Use Element chapter. Q Opportunities existing to prepare Active "Side" Frontages that face the CV Link where they are connected to a main Active Frontage - connecting at the corner of the Block Frontage. This cornering will invite pedestrians toward or away from the CV Link. LEGEND a Active Frontage Nodes Circulation Corrdrors E 1 Active • (Walkable Corridor <i r n n n) Auto Oriented Corridor Active Frontages and Block Edges CZ77= Block Edges w/ Active Frontage 0 Project Entry to Active Frontage Block Edges w/o Active Frontage �'• Project Entry ....... Existing Retail Frontage L I Study Area Boundary 45 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN geeley Dr Highland Palms Dr- Caleo Bay 8 t ' 3 - Fig 3-5: Active & Walkable Corridors Concept Alternative Corporate Centre Dr lJ1//1U111111J11111� — INlIIIIHI/1111111111111�INHI1111111�11111111/11�yi,ll+Mi1111/I11111101�JW� e 47 \ �__------� n Auto Centre pr -- - - v C G _ — C 77-7771 FIG 3-4: ACTIVE & WALKABLE CORRIDORS CONCEPT o.........., 3.8 ACTIVE FRONTAGE NODE APPROACH Active Frontage Nodes are key corners intended as busy gateways to mixed use developments. TYPICAL EXISTING CONDITION The diagram at right shows the typical in -line retail condition with auto -oriented and small format retail outparcels fronting Highway 111. Infill development is anticipated to be anchored along north -south oriented entries into these retail centers off 111 as shown here. The Active Frontage development strategy requires that development to position active frontages along those roadways first - ensuring a legible gateway condition. HORIZONTAL MIXED -USE Horizontal mixed -use is a common condition where retail for goods or services are found among low-rise multifamily and multi -unit complexes such as townhomes, bungalows, patio -homes, and small -block flats. Retail serving these neighborhoods must be places along entry drives which intersect Highway 111. They may be stand-alone single or multitenant buildings with maximum separation from adjacent housing. The development code describes qualifying active frontage that may include services or community spaces for project residents. Active Frontage may be in single use buildings - single or multi -tenant Maximum separation requirements ensure community compactness and walkability Active frontage is not required at all intersection, but any inclusion must start at indicated corners FIG 3-6: TYPICAL EXISTING CONDITION WITH DEVELOPMENT STRATEGY FIG 3-7: ACTIVE FRONTAGE IN HORIZONTAL MIXED -USE 47 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN VERTICAL MIXED -USE Residential units stacked over retail or commercial on the ground floor typifies development anticipated in the maximum development scenario for this study area. As shown, retail active frontage uses introduced should prioritize one of two active intersections, then may proceed north -south and/or east -west along the ground floor. This may occur at one or both intersections along each cross street intersecting Highway 111. The development code provides for qualifying uses, shopfront windows, and maximum separations along the activated facades. 0 Active Frontage may extend in either direction from corner, and must meet requirements for spacing, consistency, and design as provided in the Development Code. Q Building orientation and the direction of active frontage may vary among buildings, but must consistent with adjacent or facing blocks. ACTIVE OPEN SPACE Provision is made for retail and other active frontage uses which are set back beyond maximum setback limits where publicly accessible open space is introduced. This may include green commons, plazas, and similar outdoor active use areas which may include kiosks, bicycle storage, transit facilities, and other small footprint uses. Requirements are set forth in the development code for active frontage requirements and limits behind these open space amenities. 0 Active Frontage may "step back" to accomodate open space amenities such as commons and plazas Q Active Frontage may include kiosk, mobile, and other alternative types if they constitute a constant presence. Q Green commons have additional Active Frontage requirements but are encouraged to meet open space reserve requirements. FIG 3-8: ACTIVE FRONTAGE IN VERTICAL MIXED -USE FIG 3-9: ACTIVE FRONTAGE AT OPEN SPACE ADAPTATION 48 3.9 AFFORDABLE HOUSING & COMMUNITY RESOURCES Affordable housing projects proposed in this Specific Plan for the Highway 111 Corridor will meet or exceed commitments made in the General Plan Housing Element. This plan also identifies potential sites for important community education and services. HOUSING NEED & CAPACITY The Highway 111 Corridor is planned to accommodate as much as one-third of the City's affordable housing commitments over the next 10 to 15 years. It will primarly occur on three City -owned parcels at: • La Quinta Dr and Highway 111, with 280 units anticipated in this Specific Plan • Dune Palms Rd and Highway 111, with 120 units anticipated in this Specific Plan • The Residence Inn and Vista Coralina Ln, with 120 units anticipated in this Specific Plan Together, these three projects would bring 520 recommended units of affordable housing for low and very -low income households. As of the adoption of this Highway 111 Corridor Specific Plan, the City's General Plan Housing Element allots 569 affordable housing for low and very -low income households. Developers have explained that City partnership or assistance will be needed to complete such projects in the area. Therefore, it is the City's stance that City -owned parcels are the best sites to continue this work. LEGEND Affordable Housing Projects 0 Future Affordable Housing Site 0 City Owned Lands with Affordable Housing Community Resources Potential Sites 0 Community Resource Recommended Anchor E_ _ 3 Community Resource Recommended inArea ............ Community Resource Recommnded Frontage If all housing allotted in the Housing Element and all projects --- Study Area Boundary proposed in this Specific Plan are built as anticipated over the next 10 to 15 years the Highway 111 Corridor will serve as an important resource for workforce housing. This would amount to at least half of new housing in the Highway 111 Corridor (1000 to 1600 total). Altogether the Highway 111 Corridor has the potential to be a hub for residential infill and livability for the City. COMMUNITY RESOURCES Community resources are important to a growing resident population. These may include childcare, K-12 (public, charter, and private), other education facilities, job training, medical offices and clinics, community centers, university extension and discovery. 49 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN seeley VT Im R q v E c Q m m o. E- s Plan Proposed Housing: o Westward Ho Dr 280 DU (LowNery Low Income) r RHNA Allotment: 273 DU (LowNery Low Income) r N N _Q Highland Palms Dr 1 - Avenue 47 Plan Proposed Housing: 130 DU (Moderate Income) RHNA Allotment: 126 DU (LINLI Income) Built Housing: 133 DU Rental Housing RHNA Allotment: 140 DU (Moderate Income) Plan Proposed Housing: 120 DU (LowNery Low Income) RHNA Allotment: Corporate Centre Dr j180 DU (LowNery Low Income) • - _ - Highway 171 U II - Auto Centre p t V v N � T N _ Vista Cora I n� l U Q, a j Plan Proposed Housing: 120 DU (LowNery Low Income) P � _ _ J RHNA Allotment: �116 DU (LowNery Low Income) FIG 3-10: AFFORDABLE HOUSING IN THE HIGHWAY 111 CORRIDOR Oo tDo z50SMIM 2000 5 Mn, YYr tow r, , Is 1 MOL WS -Z-V A- � I � j1i . I .�• • AOM ' `Ngat, tow .. •r r 4.1 SUMMARY + OBJECTIVES The development scenarios establish district growth expectations based on forecasts of economically viable land uses and tests those expectations against available land and optimal siting. The result is a realistic picture of achievable highest and best use which fulfills the community vision. THE FUTURE OF GROWTH IN LA QUINTA'S HIGHWAY 111 NEIGHBORHOOD The future of development in La Quinta's Highway 111 Corridor is forecasted to reflect the changing nature of retail and a regional housing shortage. The continued vibrancy of existing development is possible among new infill throughout the corridor. The fundamental challenges faced by this visionary future for La Quinta's Highway 111 Corridor are: • Shift in development use primarily to housing • Site design that maximizes redevelopment while maintaining suitable transitions to surrounding uses. • Mixed -use has limited near -term viability only where the 1 City controls sites and development direction. HOW TO USE THIS PLAN ELEMENT FRAMEWORK This plan element organizes a range of development outcomes into maximum and moderate scenarios, one aspirational, one realistic. The development yields for each scenario are instructive to City staff as they interact with developers and inform constituents about neighborhood transformations. Use this information to: 1. Explain the connections between regional economic factors, available land, develop -ability, and the retail and housing carrying capacity of the study area to decision -makers and constituents. 2. Anticipate a likely degree of growth on a block -by - block basis to program supporting infrastructure investments, project impacts, and potential fees. 3. Understand what code parameters and development limits will right -size growth policy while allowing the highest and best use outcome across the plan area. 4. Visualize the long term potential development for its intensity, height, type and siting for the community's benefit - aligning their expectations with economic reality. 5. Prepare to meet developers half -way with a detailed understanding of what they are likely to bring to property owners and plan check desk over the years. 52 4.2 MODERATE DEVELOPMENT SCENARIO BY BLOCK The Moderate Scenario embodies an optimistic view of absorption of economically viable development based on regional demographic factors, study area real estate performance, and land availability. The scenario imagines a significant focus on growth of housing with limited mixed use. The Moderate Growth Scenario allocates 570 affordable housing units of the remaining required 569 units per the Regional Housing Needs allotment for this Study Area - 520 of which are across three City -owned parcels. In the blocks between Washington and Adams, north of Highway 111, development would be horizontal mixed use in this Scenario, with low-rise 2-story middle density housing in the form of townhomes, row houses, patio and bungalow court clusters, and starter homes for rent with eventual sale. A limited institutional (education or medical office) and a 150 key two or three star hotel is likely viable. Eastward, between Adams and Jefferson, most development would be on City -owned properties. South of Highway 111, between Washington and Adams, the parking areas in and around the existing theater may present a future infill opportunity, with low rise attached 1% 13°/ Mixe Use or detached compact housing. This block includes a moderate income affordable housing designated parcel. To the east of this, the Sol Terra project is nearing completion, and surrounding lands could support an additional small hotel, medical office, and similar amount of infill housing. Between Dune Palms and Jefferson, south of Highway 111, the parcel adjacent to Residence Inn holds potential for affordable housing. Future Development Use Mix: Moderate Residential (Non Mixed -Use Townhomes, Flats) Residential (Mixed -Use Flats over Retail) - Retail (Mixed-UseGround Floor) - Retail (Stand -Alone Pad or In -Line) - Hotel Office or Institutional Fig 4-1: Use Mix Appropriate to the Moderate Scenario Note: "Future development," here, describes the use mix of new construction. 53 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 1 8�--. 1,444,000 �K1j3t1 a1.76 Seeley Dr ragaaa aim" 107 0.1 t � 071740 31f.,31 af_m algaw 03,000 0 N 3—okm 7-99 1r 4wlAllsa0lq* 160000 0.90 6/3230 0 0 . ROW ---- 1164.A" 3.66 -.. ur ... f%Ww se PAR sw « Are av 04— pllh - •ao' 10AW0 uo,e0o' 07i auV,l 11) ... .. - - • 1 Nfm .00aD•Oor st)els D/7 •. - WEST GATEWAY 1 32- —"— on -unaa 10 HD • f fD eea 906010 1/ 1>A »f f 11 n . • - - Vile • tn•f r01HGat1 O5! GS/ 1 54 AW L" % a s ras l ooe Wuny-Swsler /s6a000 81% 61% r WASHIN�TON & AnAMS, NORTH -- I00203uaut 107 6% -_20% ot.O¢s co-w. $2,000 5% 7% m.c aoe .ao 160 00o 8% 0% T � N m a � AMordaW Housing Allotment. AtlordaDle Housing AU§kumnt; Lowhbry Low lr4w*. 695 LowVery Low Inane 520 (175 un00f) Moderste Inane 140 mods Imp". 50 (90 un0ef) ll•Y /I ••Mf Oat "a rA.a AM e/AOA raw _ - 71KI am 470m* I,t V4 iw 471•- I Ilan_ 7a®� n. 7r N W _]_II M t <• -, 1 MMO 1s Q•i' �, _qt f `ADAMS & DUNE PALMS NORTH .. n I. AID' a m ow~— da ---LPlan Proposed Hou"; ••� ^ 780 Dtl ,La*?Wry Low Incorne) ; f ''• w r RHNA Allotment cw (low Wl.y low �) DUNE PALMS & JEFFERSON NORTH r� Plan P opoeed HowtnO orN ale. e�rua L kl 12000 (LowA" lOw InOpme) RHNA A400vto : ,, _. 'S0 ^tl rl •7a:�rry 1 w Incottle) _ V7� Proposed Housllg tr rat sltA- Ant 1ltloderate Income) ' a sll 1 Alloment: »sae o N >s a 1U (L M I Inootnel INOff slim to so I .. w 1� leslt'^ .i raO Y•Ar A/M tlrfYM• aYM 7!a J 7af QII.1®' OV Ifm sal nA tw <t FIG 4-2: MODERATE GROWTH BY BLOCK O0' 100.2W 500' 1000' 7000• 5 Min Msl 10 MIA. we! 4.3 MAXIMUM DEVELOPMENT SCENARIO BY BLOCK The Maximum Scenario embodies an aspirational view of absorption of economically transformative development, intended to capture the full promise of the Highway 111 Vision Plan (2019). The scenario images a shift toward low-rise horizontal and vertical mixed use development. In the blocks between Washington and Adams, north of Highway 111, development would be vertical or 3 level multi -family mixed use in this Scenario. Housing would likely not be townhomes or row houses, but 3 or 4 story stacked flats with limited corner retail at ground floor in an urban development type. A limited institutional (education or medical office) and a destination three or four star hotel, twice as large as in the Moderate Scenario, is presumed. Eastward, between Adams and Jefferson, most development would be on City -owned properties. South of Highway 111, between Washington and Adams, the parking areas in and around the existing theater are imagined as a live -work -play vertical mixed -use complex with 2 levels of housing over limited walkable retail dining and services. This block includes a moderate income affordable housing designated parcel. To the east of this, the Sol Terra project is nearing completion, and is E<bi:j N 62% Mixed Use I surrounded by lands which are also presumed to support 3% stacked mixed -use development infill in large parking lots. A moderate sized business hotel is included similar to that provided in the Moderate Scenario near Sol Terra, adjacent to potential medical office or other professional commercial at the corner. Between Dune Palms and FPO — Jefferson, south of Highway 111, the parcel adjacent to Residence Inn holds potential for affordable housing and an entertainment venue in the Maximum Scenario. 79% Residential Future Development Use Mix: Maximum Residential (Non Mixed -Use Townhomes, Flats) Residential (Mixed -Use Flats over Retail) — Retail (Mixed -Use Ground Floor) — Retail (Stand -Alone Pad or In -Line) — Hotel Office or Institutional Fig 4-3: Use Mix Appropriate to the Maximum Scenario Note: "Future development," here, describes the use mix of new construction. 55 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN WEST GATEWAY, •r do^— ar f it m it 7 l•OOe N 10 )tl , '^� a!' � wre auae• av ww tln .�. n. - ' w MfAw 0"Lm, au n) NAw - (WASHINGTON & ADAMS NORTH—)--:—'--'- .!Ow^. WASHINGTON - ADAMS SOUTH .. wr.r cv M rr ,rw. :r w.r aler .)n �xw' oU 711 iN •!•,7 a. a. • '»/ +too' 0» f2W —SIR—II ® w 4 w w new •- w w w ! lQ.w 11}_pj �A_IM A M M ep 0 m t E E Q f 1 IQ w fp 1n) ) w Plan Proposed Hous.nq. 130 DU iModwshe Incomel RNNA AIIobnat: 126 DU 4LWLI kowlal_ FIG 4-4: MAXIMUM GROWTH BY BLOCK ro.cr 60 r,1a Be •.a A. ure Ywo. _ WA00 _04r 1.1_3IL204 —eta.ete 2&17_ wmZ&%.o. M.000 006 tale e+oace..w U.MO ON 34L M 1.90 fM gOR... CO..Ia 360.000 060 4132M RA ROW MAN 0.M 1 29( ouo MIraO RaWI 120am 1.217 1.a23.000 1.ei.0aa a►.!� _(ADAMS - DUNE PALMS SOUTH r u. •..+ .. •« wr w erw.. frrr •1 :uw LaC vtl use ror.cYr of aws MA" ... rnitiaee.w 1.WOW m .10mial..ar /scw 5% _ ra07CrYw $2.000 3% 4:41M CA..W 2e0.000 11% AMordabie Houaing Aliolmanl- AMordabis Housing Attalnmw* LowNery Low W"ffw 695 LowNery Low Income 520 1175 Under) Moderate lr*ww 140 Moderats Incmw 130 110 ur%ow) DUNE �Plan Proposed Hout": 120 DU ILowNery Low - C, 4) RHNA Allotment: 140 011 '.L nw Nary Lcw inWrlwI Plan Proposed Housing: 120 DU ILOwNery Low Ifto") RHNA Allo&newg: 1 to N I If e...NA.— I — Innrr % --( DUNE PALMS - JEFFERSON SOUTH 1.r yy agora" rr1 raw w.r eY M p7r I•YOwe' Otl trl lV 1» L� fuw n o+ 1 ff . 0' 100250 500' 1000- 2000' S Mgt rlaal . • • 10 M68►+' 4.4 MIXED USE AT DUNE PALMS RD As development of the retail portion has commenced, the remaining residential parcel will provide the earliest opportunity to demonstrate best practices in walkable, dense, affordable housing. The best urban design outcome will provide a legibly active frontage along housing facing the pad retail currently under construction. DEVELOPMENT OPPORTUNITY The mixed -use concept at Dune Palms Rd and Highway 111 demonstrates the front -back layered approach to land use. Along Highway 111 are two auto -oriented pad retail opportunities, likely supporting a drive-thru operation and car wash. Behind this are three or four story stacked flats inclusive of an embedded parking plinth at -grade across most of the building footprint. Retail, childcare, skills - training, orjob finding centers are recommended uses for retail along the south -facing ground floor active frontage. This is an opportunity for active uses facing CV Link as well. A roundabout or intersection with curb extensions is recommended with parkway and landscape buffering between the residential and commercial site portions. N N C E E N v a m Q d d 0 in c o . c y R 3 Tf-- E 41 N - 11 `• ♦ _4 i 2�1 — — _ 16 {11111111 EM A r- �" ', 4 {{11{ttf{{Illirc�R'� 57 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLANI 10. _- law, ri...� • ram! ti,. •'ti CONCEPT FEATURES O Proposed CV Link public access easement w/ bicycle service © Proposed location for public pocket park with CV Link access © Ground level parking inside residential building plinth Q Retail, restaurant, or service ground floor w/ active frontage Q Roundabout with landscape parkway and pedestrian refuges Q Example of auto -oriented restaurant drive-thru, or car -wash Q Public pedestrian multi -use pathway through retail and across site Q Recommended easement for 16' multi -use side -path to CV Link CONCEPT YIELD SUMMARY r , • • Pwo-hR De~4 Rr-eskirntial (GFA) 144,(100 ft' 1 A0 (Q 1 >) 91) Retail Ground Floor (GFA) 4,000 to 20 (L 511k) Sp Retail Pad Sites (GFA) 9,000 fe 135 (@ 1511k) Sp. Institutional ,' Office (GFA) Total Development 157.OW ft2 335 Sp. Surfaoo Parking i �i 9 On-Strcot ::s _ 135 Sp Garage (PI!nth) 206 Sp Total Parking Supply 341 Sp. or-Imfig-lenn Total Dwelling Units 120 Housing Peak DUrAc 232 Housing Parcel FAn 0.66 Net DU Size (NLAlDU) 900 fe Mostly 2-Bed Furs Residental Mixed Ve 5.19 Ac 57a6 % Commercial Frontage 3.74 Ac 24°% % Access Easement Tracts 0.22 Ac 1 % % Open Space Reserves 0.15 Ac [lveilaps with Above Y Apartments 24 Dwelling Units 32 Parking Spaces Apartments 46 Dwelling Units 1.2k Retail 81 Parking Spaces ti _� Pad Retail 4.8k Food/Beverage 1 k Shaded Patio 80 Parking Spaces Apartments 50 Dwelling Units 2.8k Retail 93 Parking Spaces 35 Parking Spaces FIG 4-5- MIXED USE AT DUNE PALMS PROGRAM & FEATURES fto 58 t�\ 4.5 MIXED USE AT LA QUINTA DR Designated by the City as the "demonstration site", this project will be developed as a highest -and -best use case and in accordance with the most desirable urban design outcomes. This i City -driven project will be a center of ' living, working, and entertainment in the corridor. DEVELOPMENT OPPORTUNITY The mixed -use development concept at La Quinta Drive and Highway 111 sits at the heart of La Quinta's Highway 111 corridor - ideal for a new livable and walkable neighborhood that sets the tone of future infill across the study area. The project is organized into equal sized residential development tranches in the northern portion of the site. Corporate Center Dr will bifurcate these residential blocks, as well as a landscaped open space corridor with public access path to CV Link. The southern portion along - Highway 111 will host a unique cluster of independent restaurants and institutional use around a shared and shaded outdoor patio accessed from the Cultural Trail along Highway 111. i #I r -- . .c E E y � a m c 59 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 8 y a CONCEPT FEATURES O Proposed location for public pocket park with CV Link access © Public pedestrian multi -use pathway with bicycle storage shown © Ground level parking inside residential building plinth Q Retail, restaurant, or service ground floor w/ active frontage Q Shared surface parking with special event or market capability Q Independent restaurant operation accompanying outdoor patio Q Shared shaded outdoor patio dining area along Cultural Trail Q Example office or education facility with drop-off and shaded patio CONCEPT YIELD SUMMARY i Development Use Par" r7mmnd Recidential (GFA) 420,000 fe 350 ((al 1.25) Sp. Retail Ground Floor (GFA) 9,000 fe 45 (@ Silk) Sp. Retail Pad Sittas (GFA) 11,000 fe 55 (6 511k) Sp. Institutional 1 Office (GFA) 18,000 Re 90 (0-1 511k) Sp. Total D•velopmoM 458= Its 540 6p. Surface Parking Garage (Plinth) Total Parking Supply Total Dwelling Units Housing Pik DU1Ac Housing Parcel FAR Net DU Size (NUVERA Residential Mixed Use Commercial rrantage Access Casernent Tracts Open Space Reserves 9c0 to 1 200 fe 82' Ac 4 94 Ac 2 50 Ac 0 85 Ac 194 Sp 381 Sp. 575 Sp. 280 34.0 1.19 2- to 3-Had Hots 52% Al r!t/ it) ' I fat Ale—i Apartments TO Dwelling Units 6k Services (Retail) 98 Parking Spaces X- l�� Ilk Food/Beverage 11 k Shaded Patio 200' Vendor Curb 31% 10'fk - Overlap5 with Above =� �!� a .•-• . i - -:: ..��: • • FIG 4-6: MIXED USE AT LA QUINTA DR PROGRAM & FEATURES .e 4.6 HOUSING AT VISTA =_ CO RALI NA LN = _ Connected to an existing multi -family _ ~- �••..� housing development and area's newest hotel, this site is an ideal opportunity to provide additional affordable housing while addressing Z� senior or assisted living needs. This plan illustrates smaller multi -tenant i buildings across most of the site. DEVELOPMENT OPPORTUNITY Q On ' f' ` "f` �••' A key feature of this mixed -use development concept is the shared access curb -cut and parking drive aisle connecting Highway 111 to Vista Coralina Ln. In this plan alternative, an internal 4 intersection accesses a dedicated parked drive aisle encircling ��OQ the residential use in the main sub -parcel. The southeast parcel - "tab" is proposed as a small pocket park to be shared among both 1 affordable housing developments. It is shown here with design support for a food -truck fair and small events. The residential _ type shown is reflective of the Coral Mountain project immediately across Vista Coralina Ln. Similarly, a resident open space amenity with green common and pool is shown amid the housing. E E s in — a -- c, cAM Amok, - - d _ ■ 61 LA QUINTA 111 HIGHWAY CORRIDOR SPECIFIC PLAN ME - ._-I - - 11HIIg11K� k CONCEPT FEATURES 0 Eight -unit two-story stacked flats with shared walk-up access © Residential complex leasing office, clubhouse or common room © Drop-off / porte cochere at residential entry drive w/ turnaround 0 Residential amenity green common and pool concept © Pedestrian limited access pathways to residential project 0 Double -loaded drive aisle for dedicated covered resident parking 0 Food truck or transit bus parking berth at food truck garden 0 Food truck garden with shade trees, trellis, and performance stand CONCEPT YIELD SUMMARY Devellopment U8e Perms Demand Residential (GFA) 120K to 144K fe 150 1.25) Sp. Retail Ground Floor (GFA) - _ Retail (Food Trucks) (CFA) _ 9.000 tt2 46 6/1k) Sp. Institutional; Office (GFAI Total Development 129.000 ft2 195 Sp. Residential Surface 160 Sp Commcroial Su iacc '15 Sp Total Parking Supply 205 Sp. Total Dwelling Units Housing Peak DU!Ac Housing ralrcel FAn Net DU Size (NLA'DQ Hmicicntial Multdamity Commercial (Food Trucks) Access Easement Tracts Open Space Reserves Total Total Site FAR 120 24.0 0.66 900 fe MoWly 2•nad Ffdl% 5 U 1 /10 /b% 018 AC 129; 0.77 AC 12% 0.23 Ac averfaps WIM Above 6.56 Ac - 0.45 Food Truck Pocket Park 9k Retail Equivalent 10k Green Common 45 Parking Spaces r~ - FIG 4-7- HOUSING AT VISTA CORALINA LN PROGRAM & FEATURES Agartments 100-120 Dwelling Units 160 Parking Spaces 2 Levels 4.7 MIXED USE AT VISTA CORALINA LN Leveraging synergy with the area's newest hotel, this site is an ideal opportunity to introduce a casual dining and entertainment venue. This frontage use is suitable adjacent to affordable housing for senior or assisted living. This alternative illustrates a larger multi -tenant building on a rear portion of the site. DEVELOPMENT OPPORTUNITY This plan alternative of the mixed -use development concept adjacent to the Residence Inn shows the north -south shared access drive connecting Highway 111 and Vista Coralina Ln as fully integrated into a parking strategy for the multi -family project portion. Along Highway 111 is as a multi -vendor dining garden with performance stage. Similar to a container - park or "steelcraft style" venture, this vibrant use will leverage synergy with the Residence Inn and its regional visitors. The senior living facility concept shown would be three or four stories with larger dining commons and activity spaces around a landscape courtyard. e N N E E O 0 fC � Q a d u c 0 tn c rn c_ L � N C� 63 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN rV.`ten no 1 �J1 J �• '.'• 4t •• •• :• •t0 �.hr �.L�� i '1�71 CONCEPT FEATURES 0 Outdoor multi -tenant food and live entertainment venue © Transit, tour bus, or food truck parking berths and shaded promenade © Dedicated entertainment venue parking with solar PV shade 0 Three story stacked flats as affordable senior living facility 0 Senior living limited access green common amenity space 0 Shared through drive expanded to roadway design standard 0 Head -in dedicated resident parking along shared driveway 0 Low-rise multifamily townhome or stacked flat residential building CONCEPT YIELD SUMMARY Residential (GFA) RenNl Ground Floor (GFA) _ Retail Pad Sins (GFA) InsftAonal / Office !aFA) Total Development Residential Surface Commercial Surface Total Parking Supply Paths*( Armand 144.000 R' 150 (Cud 1.25) Sp. - a fe ' k. 9.000 fe 45 (� 511 k) Sp. 153.000 fe— AW 195 Sp. 164 Sp. 67 Sp. 221 Sp. Total Dwelling Units 120 Housing Peak DWAc 312.0 Housing Parcel FAR 088 Net DU Size (NWDU) 900 ft' Mosrly 2-60d Flats Residential Multifamily 3.75 Ac 57% Commercial Frontage 2.03 Ac 31% Acxxss Eatkvrrent Trdu s 0.77 Au 12% Open Space Reserves Site Area -Total mill►11`1000L Food/Bev & Entertainment 9k Food & Beverage 24k Green Common 67 Parking Spaces L v'U 4`. I Apartments ` o Apartments 96 Dwelling Units ` _ 24 Dwelling Units 154 Parking Spaces 2 Levels 3 Levels �aJ� FIG 4-8- MIXED USE AT VISTA CORALINA LN PROGRAM &. FEATURES 64 4.8 SUMMARY OF GROWTH POTENTIAL This summary of growth potential in La Quinta's Highway 111 Corridor provides a realistic picture of economically viable and likely development extent and intensity over the next 20 years. The summary is applied to environmental reporting that accompanies this Specific Plan and therefore represents the expected limits of growth. OVERVIEW & PROCESS The Yield Summary at right presents the volume of expected future development that is economically viable given the lands immediately available or likely to see infill and redevelopment that starts in the next 20 years. Both Low and Max Yield Summaries are the sum of all checked through a process of site design for city - owned parcels, and > Interviews I Precedents > ACS / Permits I SCAG adjusted up or down based on the longterm goals presented in the 2019 Corridor Plan Vision. The table presents data organized into the > Parcel Size I Siting > Future Roadways > Context Synergy following sections: 0 Development Yield is a side -by -side presentation of the total gross -square -footage for the preceding Moderate and Max Growth Scenarios. Q Land Use provides acreage of prevailing land use applied to future blocks drawn to build each Scenario. New Public Right -of -Way separates the acreage of any new street corridors within existing blocks, and are typically cutting across existing surface parking in new parcelization. 0 development mapped in their respective Moderate and © Development Intensity documents the average new Maximum Growth Scenarios. Aligned together, they FAR within presumed new sub -parcels and is useful describe a range for growth that is optimistic and presumes for informing the zoning code update. Most of these all implementation steps across the Specific Plan are are reasonable within a dense walkable mixed -use fulfilled. district. Overall, the yield summary represents the input of real 0 Housing Details provides important data about unit count, subtotals of affordable housing, and estate economists using interviews and regional data assumptions about gross unit size. The data such a census information and surrounding forecasted comports with flat type units ranging from 3 to 1 growth rates. These are placed against the available land, bedrooms in projects designed with a 75% efficiency 111 Highway Corridor Plan The rightmost data column on both sides presents the research -based demand forecast for development absorption based on the current economic and physical conditions. This suggests that by implementing the Specific Plan policies, projects, programs, and capital improvements, a development result somewhere in the range of scenarios is achievable. Note: Most development in the corridor is expected to arrive in some form of horizontal or vertical mixed use; however, the Max Scenario includes an additional "Mixed Use" data row that advises the greatest amount of housing and retail uses which may be achievable combined in vertical mixed use buildings. These numbers suggest as much as 70% of housing and retail could be delivered in a vertical mixed -use format in an economic best case scenario. Note that this still advises a lower volume of total additional retail than is envisioned in the 2019 Corridor Plan. 65 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN FIG 4-9: YIELD SUMMARY FOR DEVELOPMENT SCENARIOS AND DEMAND FORECAST Auirdrng Gross Square Feet Loiv Scenj,,u Alai Scenario Cu,rerrr Demand 1.464,000 - 1.837,000 -angle Use Residential :6.1 000 MixeC ' - 114sldential 1 -97 107,000 - 194,000 190,262 Single Use Retail 107 000 - 01>8 000 Mixed Use Retail None 0 126.000 1.423.000 82,000 - 82,000 81,025 150.000 - 260.000 180 000 and Hofti GSF Demand i8 esomawa nere u&ng i zw GSFIDU and Acres Law Soenano May Saenano LandPonbon 67.75 - 26.13 F I C" 2:. =,, 22.31 - 18.70 20 1% 16 e• 45-23 0 0% • - 7.99 - 7.99 7 2% r 2� 9.49 - 9.49 8 5% 8 5% New Public Right -of -Way 3.55 - � TOM Land 111.08 3.55 111.08•• 3 2% 3 2% • •• • Average FAR by Land Use Low Scenario Max SCenar o Highest FAR 0.50 - 0.47 Dwening unrts % Keys Loiv SCena(lo Max Soenaru Current Demand 1,000 1.600 833 Sir�wv U:r 1.Ull(3 _ - Mixed Use Units 703 - 783 Low Income f V Low Income 520 - 1 Moderate Income 163 - 300 - 660 450 Average DU Ac LowSOQtIifIID UMSOVI V 14.76 - 22.42 - 14 66 26 91 4.00 34.00 7.53 7.53 9-00 11.08 Average Unit Szrc (GSF%Du) Low Scenario Max Scenam 75%Oftwicy 1,464 - 1.148 Mixed Use Units' C. •e m I RGULP MngIL 0 5.1 SUMMARY + OBJECTIVES La Quinta's Highway 111 Corridor is evolving from an auto -oriented commercial district to a mixed use neighborhood with housing, community uses and open space. The circulation network must also transform to support active transportation, transit, new types of retail, new development access, and pedestrian -oriented uses. THE FUTURE OF MOBILITY IN LA QUINTA'S HIGHWAY 111 NEIGHBORHOOD The Circulation and Mobility strategy for La Quinta's Highway 111 Corridor is based on the introduction of a fine grained road system for infill development that increasingly favors pedestrians and active mobility in areas set back from Highway 111 while accommodating a multimodal approach along Highway 111, as well as major and secondary arterials. The fundamental challenges faced by this visionary future for La Quinta's Highway 111 Corridor are: • Persistence of auto -oriented commercial with drive- thru's and surface parking in shopping centers along Highway 111 and throughout the district. • Pedestrian safety for new residents of the corridor • New road hierarchy long before uses are proposed HOW TO USE THIS PLAN ELEMENT FRAMEWORK This plan element organizes an adaptive and hierarchical system of multimodal corridors, pedestrian corridors, and an intersections strategy which is choreographed to sync with the Land Use Active Frontage strategy in this Specific Plan. Use this plan element to: 1. Establish the rationale behind a roadway hierarchy that achieves a gradient of multi -modal and auto - heavy transportation along Highway 111, transitioning to a pedestrian and service access focus on smaller streets further from Highway 111. 2. Coordinate new development parcelization, phasing, and access to connect them to existing intersections while maintaining a cohesive urban pattern. 3. Understand the differences between roadway types to ensure each new capital project achieves objectives and is calibrated to the intended mix of travel modes. 4. Visualize the physical roadway types as comprehensive public realm corridors, with landscape character, parkway pattern, and visual transparency. 5. Prepare lane transitions, bicycle facilities, curbing, turn pockets, pedestrian crossings, off street pathways and other capital improvement details. •: 5.2 CIRCULATION + MOBILITY FRAMEWORK This framework coordinates existing highway and arterial types recognized in the General Plan with the addition of new roadway types intended to emphasize pedestrians and active mobility needs. MULTIMODAL CORRIDORS STRATEGY All roadway types for this Specific Plan are prepared for multiple travel modes; however, a greater portion of some roadway sections are provided to active transportation modes. Regional, Municipal, and District corridors here reflect updated versions of road sections established in the General Plan. Neighborhood Corridors and Internal linkages are more customized smaller road types for this Specific Plan. • Regional Corridors: Represent the highly customized reconfiguration of Highway 111 to support multi -modal transportation along with an iconic landscape. • Municipal Corridors: Municipal Corridors are ideal for access to other districts of La Quinta. They do not have a custom street section in this Specific Plan. • District Corridors: District Corridors are ideal for access to surrounding adjacent districts, and receive a custom multimodal street concept in this Specific Plan • Neighborhood Corridors: Represent new and existing roadways pertinent to infill development, which may fall in the private or public realm, and receive a custom road concept in this Specific Plan. • Internal Linkage: Roads that emphasize pedestrians, bicycle shared use, and development service access. PEDESTRIAN CORRIDORS STRATEGY This framework implements a Specific Plan policy of pedestrian permeability for new developments by establishing required pedestrian pathways that must be found in infill development proposals. • Regional Pathway (CV Link): The Coachella Valley's primary active transportation spine, which connects to La Quinta's Highway 111 Corridor at multiple points. • Neighborhood Pathway (Cultural Corridor): The primary route of a pedestrian sidewalk/sidepath enhanced with local art and sculpture installations. • Internal Pathway: Required thru-block pedestrian links to ensure development permeability and access. INTERSECTIONS STRATEGY All intersections are illustrated in this Plan to demonstrate recommended pedestrian safety improvements. Gateways include recommended landscape enhancements. Some Internal Gateways are recommended as roundabouts. ACTIVATED CIRCULATION STRATEGY Public use agreements can be coordinated for public right- of-ways or private facilities for City -led outdoor markets and events. LEGEND Multimodal Corridors Regional Corridor - Municipal Corridor - District Corridor Neighborhood Corridor Internal Linkage Pedestrian Corridors Regional Pathway (CV Link) Neighborhood Pathway (Cultural Corridor) ------- Internal Pathway Intersections Regional Gateway 4-1 District Entry Gateway ' Q District Internal Gateway • Site/Project Entry Activated Circulation Facilities City Designated Strect Event Space City Designated Parking Event Space General Plan Circulation Classifications General Plan Circulation Classifications Major Arterial (613) Highway 111 (6113) Secondary Arterial (41.113) Study Area Boundary 69 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN geeley Dr fp FIG 5-1: CIRCULATION + MOBILITY FRAMEWORK CONCEPT -- ---- () 1 ' 250' loon' '/, Mi. 2000' le Min- WSA 70 5.3 ROADWAY NETWORK OPTIMAL APPROACH This approach to the roadway network supports the Circulation Framework by assigning roadway typologies to routes anticipated to accompany new infill development. Some routes are recommended and their location is flexible with only required connections; others are mandatory with new development. The following roadway types are shown where there is greatest potential for new or infill development. These types are mostly public rights -of -way, while some are anticipated to be "Private" roadways that may be parcelized as access easements or access lands. All are labeled as "Corridor" facilities to ensure they are understood as special Highway 111 Specific Plan types. REQUIRED ROADWAY FACILITIES The roadway and block configuration is primarily drawn from the adopted Highway 111 Corridor Plan (2019), and are differentiated by their depth within anticipated infill development. Use these in conjunction with streetscape type concepts on the following pages. • Corridor Highway 111: Primarily automotive and public -transit oriented roadway section that introduces dedicated bicycle facilities to La Quinta's portion of Highway 111. • Corridor Secondary Arterials: Both support access from surrounding neighborhoods into the Highway 111 corridor. Two configurations are provided; both emphasize pedestrian access and comfort. • Corridor Collectors: Especially emphasize aesthetically iconic and legible gateways into new developments, with emphasis on pedestrian comfort. • Corridor Drives: Both private and public corridor drives must meet the same streetscape standard and preference active mobility with bicycle buffering, curb extensions, parallel parking, and only two travel lanes. • Corridor Streets: Corridor streets are the smallest defined Specific Plan roadway type; their exact route is optional depending on each development proposal, its uses and types. They are required to begin and/or end at established Roadway Intersections shown. • Pedestrian Pathways with Neighborhood Electric Vehicle (NEV) Capacity. Pedestrian Pathways are required, but their exact route is optional. Those supporting NEV access are wide enough to accommodate NEV in off-street use with NEV able to safely pass pedestrians in both directions. This includes the CV Link. • Pedestrian Pathways: Pedestrian Pathways without NEV Capacity are off-street sidewalks allowing passage through development blocks. RECOMMENDED FACILITIES The Recommended Facilities category acknowledges existing drive aisles and service routes with which new development must coordinate. Their connection to new project access is recommended to avoid dead -ends and misaligned intersections. ROADWAY INTERSECTIONS All Roadway Intersections are required facilities as are their approximate location. The type and scale of those facilities is recommended; but should be appropriate to the connecting roadway streetscape types. LEGEND Required Roadway Facilities Corridor Highway ill 6D =1111� Corridor Secondary Arterial - 4D Corridor Collector 2D Corridor Private Collector - 2D Corridor District Drive - 2UD Corridor Private Drive - 2UD Corridor Private Street - 2UD (Route Optional) --------- Pedestrian Shared Use Path w/ NEV Lane --- ---- Pedestrian Shared -Use Path Recommended Roadway Facilities Corridor Private Street 2UD (i'aality Optionali Service Access Route Parking Access Route I Neighborhood Access Route Roadway Intersections Highway 111 Signalised Intersection Q♦ Arterial and Drive Signalized Intersection 0 District Roundabout ♦ District FourWayIntersection 0 Private Roundabout ♦ Private Four -Way Intersection • • a Right -in / Right -out Development Pattern Future Residential Block Potential Residential Block Future Residential or Commercial Block Potential Residential or Commercial Block General Plan Circulation Classifications Major Arterial i6D) Highway 111 (61D) Secondary Arterial (4UD) CV Link 71 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN gee%ey Dr FIG 5-2: ROADWAY NETWORK OPTIMAL APPROACH CONCEPT 10 Min. WSA 72 5.4 ROADWAY NETWORK ALTERNATIVE APPROACH LEGEND e Broad Rectilinear Blocks: New construction of This Specific Plan avoids p residential flats in vertical mixed -use buildings with Required Roadway Facilities prescriptive urban form and instead 4-5 stories of residences over ground -floor commercial Corridor Highway 111 6D provides a framework adaptive to a use ("4 or 5 over 1"), common for moderate price and ----= Corridor Secondary Arterial - 4D affordable middle density housing, is optimized on large Corridor Collector 2D range of land use and development rectangular or nearly square parcels. Generally, housing Corridor Private Collector - 2D project outcomes. This Alternative developers prefer larger tracts within which several Corridor District Drive - 2UD Approach reflects some potential phases of development are planned. Right angles are Corridor Private Drive - 2UD Corridor Private Street - 2UD (Route Optional) realities about block proportions, also more prevalent in this Alternative. �� Pedestrian Shared Use Path w/ NEV Lane phaseability, and outpareel a Those development opportunities which are not City -led Pedestrian Shared -Use Path_.... businesses that may persist among are likely to be middle density townhome and rental Recommended Roadway Facilities adjacent mixed use projects. home products which require large parcels with frequent Corridor Private Street 2UD (Facility Optional) drive aisle access. - - Service Access Route Parking Access Route As in the prior section, the following roadway types are GUIDELINES FOR DETERMINING �~ Neighborhood Access Route shown where there is greatest potential for new or infill ROADWAY CONCEPT CONFORMANCE Roadway Intersection development. These types are mostly public rights -of -way, The following are guidelines which the City shall use to ® 0 Highway 111 Signalized Intersection Arterial Drive Signalized Intersection while some are anticipated to be "Private" roadways that determine whether roadway networks in development 0 and District Roundabout may be parcelized as access easements or access lands. proposal alternatives meet Specific Plan objectives. ♦ District FourWayIntersection All are labeled as "Corridor" facilities to ensure they are Q Private Roundabout understood as special Highway 111 Specific Plan types. 1. Corridor Private Streets, or related development • Private Four -Way Intersection access curb cuts, are directly connected to required • • • Right -in / Right -out ALTERNATIVE APPROACH DRIVERS intersections with a corresponding overall direction. Recommended Inflll Development Pattern There are a few reasons behind the differences between the Optimal and Alternative Approach layouts. Generally, the Optimal approach aligns with the idealized Highway 111 Corridor Plan (2019), while the Alternative approach reflects more constraints and development realities in the near term. Altogether, both will support a more livable and walkable Highway 111. Auto -Oriented Commercial Frontage: The City of La Quinta has supported the persistence of auto - oriented uses along Highway 111 and, to some extent, along district Arterials. These outparcels may require continued access. Additionally, the City desires commercial use along Highway 111 frontage at City -led developments. 2. Changes of roadway type designation for another must maintain relative hierarchy relationship to connecting roadways. Non-hierarchical networks should be avoided 3. The inclusion of active transportation facilities, and pedestrian sidewalks, as recommended in each streetscape concept is required and should not be reduced or minimized. Their relocation in the street section may be presented as an alternative. 4. Pedestrian pathways provide direct cross routes through new development areas, with visibility to the overall direction of the route. 5. Pedestrian pathways may be Drives or Streets with similar pedestrian facilities. General Plan Circulation Classifications Major Arterial (60) __g= Highway 111 (6D) Secondary Arterial (4UD) CV Link __ - -J Study Area Boundary 73 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN gee%ey Dr FIG 5-3: ROADWAY NETWORK ALTERNATIVE APPROACH CONCEPT 10 Min. WSW 74 5.5 CIRCULATION + MOBILITY PROJECTS The following are select projects which are recommended citywide capital improvements and programs. Each may consist of stand-alone project or components of larger reconfiguration programs. These efforts will require ongoing commitments for full completion. PARTNERSHIP WITH DEVELOPERS The City of La Quinta is encouraged to collaborate with Council, Economic Development, and the City Manager to establish a program of Tax Increment Financing (TIF) and other advantages for housing and mixed -use projects that include private contribution to and construction of public roadways. Rather than simply providing City -funded capital improvements, a more collaborative approach to development will ensure streetscapes and vertical development that coordinate to provide the highest - quality public realm. LOOP CIRCULATOR + MICROTRANSIT Landowners and major business stakeholders agreed with the fundamental benefits of internal transit connectivity in reducing parking demand and increasing park -once behavior. A small dedicated bus or tram vehicle on an established path connecting among the 7 blocks of the Highway 111 corridor will help residents and visitors choose walking to access surrounding services. Likewise, trams dedicated to bringing jobs access between multifamily housing and major employers will reduce commuter vehicle miles traveled (VMT) within the city. ACTIVATIONS + EVENT CLOSURES The temporary, but regular, closure of streetscapes, parking lots, and other elements of the roadway network for fairs, events, street markets, entertainment, promotions, athletic events, as such, will ensure a continuously active public realm. The Vision described in the 2019 Highway 111 Corridor Plan was embodied in the success of the City's Brew in LQ parking lot activation. Continuing this will ensure a well -knit and vibrant lifestyle maximizing the potential of the area's roads, pathways, and parking lots. PROACTIVE DESIGN REVIEW A collaborative approach to the transformation of each block in La Quinta's Highway 111 corridor that includes proactive involvement of the Public Works and the Design & Development department is important where road alignments are not currently established. These "infill roads" require City staff to design alongside developers rather than await proposals to arrive for review. Staffing, time, and resources for internal design workshopping, layout alternatives, and interim reviews will assist developers in implementing this Circulation Framework. SYSTEM -WIDE PROJECTS The following projects can be found in many locations across the district and reflect improvements that will eventually become commonplace in the Highway 111 corridor public realm. ACTIVE TRANSPORTATION SAFETY AT ARTERIAL INTERSECTIONS Road repair performed long before structural geometry, curb, corner, and turn pocket reconfiguration may incorporate the improved striping patterns recommended in this Specific Plan ahead of time. These recommended improvements include roadway markings and facilities for active transportation, including lanes for bicycle and neighborhood electric vehicle lanes, their lane buffers, dedicated crossings, vertical protective measures, curb ramps for on -street and off-street transitions. In some instances, depending on existing and future road sections, curb extensions and protective islands may be constructed in the near term. An important consideration in these early safety investments is that they help normalize traffic movement and drive expectations around the addition and expansion of these facilities in the Highway 111 corridor. 75 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN ROUNDABOUTS FOR SECONDARY ARTERIALS AT DISTRICT DRIVES A roundabout is shown for the Secondary Arterial at Adams St and Avenue 47/Auto Centre Dr in anticipation of increased traffic alongside pedestrian use with future multifamily housing on either side. This proposal improves capacity for daily vehicular throughput while reducing road width and introducing a pedestrian refuge island at crossings. Together, these lead to a more pedestrian oriented condition. Additional roundabouts could be considered for the other four intersections of north -south oriented secondary arterials and east -west corridor drives. These include Adams at Corporate Centre Drive, Dune Palms at Corporate Centre Drive, Adams at Avenue 47/Auto Centre Drive, and Dune Palms at Vista Coralina Ln. The reconfiguration of these intersections to roundabouts should be performed in conjunction with surrounding anticipated multifamily housing development. r R) TREES & ACTIVE TRANSPORTATION SAFETY ON DISTRICT DRIVES Existing corridor public drives, including Avenue 47 / Auto Centre Drive and Corporate Centre Drive will become important east -west pedestrian alternatives to Highway 111. Ensuring their suitability to this change involves the introduction of parkway strips with street trees, buffered bicycle facilities, and curb extensions. This Specific Plan establishes a standard section for public drives with a recommended distance between face -of -curbs of 42'. The existing road width on Corporate Centre Drive (42'), Avenue 47 (48'), Auto Centre Drive, (54' at parallel parking) nearly matches the proposed standard (42') for those streets. Future reconfiguration may involve rebuilding sidewalks behind a parkway strip. The City should focus on developing new segments of Public and Private drives connecting Corporate Centre Drive in the near term. Then pivot to existing road reconfiguration as soon as feasible. CV LINK, CULTURAL TRAIL & PEDESTRIAN CORRIDORS STRATEGY La Quinta's Highway 111 Corridor is envisioned as a mixed use walkable district that supports pedestrian, active, and alternative transportation modes throughout. Construction of the CV Link is underway, which will serve as the primary off- street transportation linkage between this corridor and other neighborhoods. La Quinta's proposed cultural trail also offers a significant opportunity for active off-street mobility along a similar east -west axis within the Corridor. Unlocking the full benefits of these two facilities, however, requires the City and its developer partners to implement the Pedestrian Corridors Strategy within the Circulation + Mobility Framework. The Cultural Trail is a major City -led component of this strategy, serving as a shared use neighborhood pathway. Other internal pathways may be City -led or developer led with City direction. Point facilities that support bicyclists such as racks, storage, service stations, trailblazer signage, neighborhood electric vehicle parking and charging, and water fountains should accompany these pathways. 76 5.6 ROADWAY STREETSCAPE CONCEPTS The following sections present streetscape concepts which embody the Roadway Network Approach street types. Using these concepts as a guideline for initial and final design will implement the Circulation + Mobility Framework KEY PROJECTS Each streetscape concept corresponds to a Required Roadway Facility found in the Roadway Network Optimal and Alternative Approach diagrams. Used in conjunction, City staff and their constituents will have a full picture of the circulatory public realm in their future community. The streetscape concepts are driven by a streetscape vision pertaining to their overall role and are driven by an idealized street section. Because highly customized lane transitions are proposed to accommodate a detailed bicycle/NEV network, segment plans are provided to illustrate the range of expected striping conditions, one or more intersections with the next order in roadway hierarchy, and a complete demonstration of landscape approach for medians, parkways, buffers, and curb extensions. Conceptual sections provided for Highway 111, Dune Palms Rd., and Adams St. are design deviations from corresponding road section standards provided in the General Plan. As such, "Corridor" is appended to each roadway type name to differentiate between Specific Plan road types and General Plan road standard types. The following streetscape concepts depict the reconfiguration of major existing roadways, and pertain only to those named streets throughout their length in the Specific Plan Study area. They should be used in bid documents and go-bys for future design efforts: • Corridor Highway 111 - 6D I Highway 111 • Corridor Secondary Arterial - 41D I Dune Palms Rd • Corridor Secondary Arterial - 21D I Adams St. These following streetscape concepts depict the reconfiguration of roadways internal to the study area of this Specific Plan. While they are labeled as concept specific to known streets, they are generally applicable to any instance of that roadway type in future development proposals. The Corridor Public Drive, for example, is expected to reflect the future configuration of Avenue 47, and all of Corporate Centre Drive. The Corridor Private Parked Drive and Corridor Private Street describe streets likely internal to developer project boundaries and will likely be proposed as public access easements: • Corridor Public Collector - 2D I La Quinta Dr. • Corridor Public Drive - 2UD I Corporate Center Dr. • Corridor Private Parked Drive - 2UD I Simon Dr. • Corridor Private Street - 2UD I Frontage Drive 5.7 TRANSFORMATION & TRANSITIONS Residents and visitors in this corridor will benefit from a network of streetscapes that provide more space for bicycles, pedestrians, and environmental comfort as they travel from a multimodal Highway 111 into surrounding walkable neighborhoods. TRANSFORMATION OF MOBILITY IN THE HIGHWAY 111 CORRIDOR The Streetscape Concepts on the following pages provide plan and section design recommendations that, when implemented, should varyingly emphasize the role of district -wide landscapes, biking and alternative transportation, or pedestrian comfort where they are most appropriate to surrounding uses and roadway user intent. All Streetscape Concepts suggest a transformation of the entire Highway 111 corridor road network to more broadly support multimodality - balancing the needs and mutual safety of automotive, freight, transit, bicycle, neighborhood electric vehicle, and pedestrian movement. Aligning the prioritization among these uses within each roadway type to their situation within the district roadway hierarchy will ensure each street is tailored to user expectations and larger needs of the community. 211 r, FS ,� R6%s Ed I , P_ M e ills AN ICONIC S ACTIVE COMMUNITY 77 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN STREETSCAPE MODE TRANSITIONS Streetscapes are much more than instruments of mobility and conveyance; they are the common areas of a community - especially in Southern California. The transitions between multimodal highway and walkable neighborhood streets is as much about urban design of the public realm as it is about safety, access, and speeds. Highway 111 is recognized in community outreach for the 2019 Vision Plan as an iconic drivable destination where the character of the community is familiar to drivers for decades. Therefore, Streetscape Concepts for Highway 111 continue to provide significant setting for gateway landscapes and the Cultural Trail sculptures and installations. Together, these are understood as "Iconic Landscapes". rw r ICONIC LANDSCAPES "Active Mobility" users that walk or employ bicycles and neighborhood electric vehicles will prefer quieter routes away from traffic noise that still provide extensive connectivity across the area. They also need storage, charging, and repair facilities in visible locations part- way into their neighborhoods. These and transit -users alike will be focused on their ability to move away from Highway 111 into and among neighborhoods. ACTIVE MOBILITY Pedestrians and those enjoying outdoor public spaces need landscapes, furnishings and wider sidewalks that provide urban cooling, buffering from vehicles, and human - scale landscape architecture installations in a "Walkable Community." dial I1 WALKABLE COMMUNITY THE SECTIONS SHOW A TRANSITION The Streetscape Concept sections that follow were measured according to the portion of right-of-way given to the following public realm categories: Median and setback buffer landscapes �,4 Parkway and curb extension landscapes II II, Sidewalk, trail, and promenade facilities I" Bicycle and neighborhood electric vehicle facilities 9I, Road for motorized vehicle lanes and turn pockets Each right-of-way measurement emphasizes a sectional cut that exemplifies the highest degree of landscape and pedestrian space commitment, while showing the least amount of road. The result of comparing these proportional measures together demonstrates that these standard Concepts embody a transition from "Iconic Landscapes" along Highway 111 and arterials, through emphasis on Active Mobility on secondary arterials, collectors and public drives, to private and frontage streets that preference pedestrians. W 0 H JL�-M to Z CO) LL Q J W H LLI + N r W r > ■ ■ is 2 O _ Q = O W ~ Z O i- PORTION OF ROADWAY SECTION (Includes right-of-way and landscape setback) 78 5.8 CORRIDOR HIGHWAY 111 - 6D I HIGHWAY 111 (PRIOR SR 111) STREETSCAPE VISION y Cr IDENTITY & ROLE E E ° • Regional connection between Coachella Valley Highway 111 will be reconfigured 'D a a, communities and La Quinta as more pedestrian -friendly, while ; supporting bicyclists, transit, and o . Iconic arterial that signals arrival into La Quinta's commercial core automotive use. Visibility to vibrant N retail and community activity through C • Backbone connection for commercial centers that desert landscapes will make this the provides platform for economic growth "Iconic Arterial" of La Quinta. L o • Provides safe, accessible, and convenient access to 3 residents and visitors. Qr; FIG 5-4: HIGHWAY 111 STREETSCAPE ILLUSTRATIVE CONCEPT 79 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN LANDSCAPE CHARACTER • Ensure landscapes preference visibility from roadway and sidewalks to business frontage while emphasizing denser landscapes at gateways • Establish "cultural trail" with iconic desert landscapes, legible patterns, and interactive public art • Desert friendly landscape palette endemic to Coachella Valley - demonstrating exemplar water efficiency • Use of palms and palm groves / groupings and irregular spacing to suggest connection to natural floristic community. CORRIDOR DESIGN FEATURES OLeft turn lanes with significant storage accommodate vehicular movement to signalized side streets © Reduced travel lane widths allow additional width to be reallocated to buffered bikeways © Landscaped medians are enhanced to maintain iconic visual appeal of corridor ORight turn pockets can be provided to facilitate movements from Highway 111 into major shopping center drives �R • w Fla _ F F A ©Medians can replace second left turn lanes where traffic volumes allow to enhance visual character and provide pedestrian refuge at intersections OCultural Trail alignment provides safe and visually interesting multimodal path along north frontage 0 Landscaping buffer provides opportunities for businesses to face cultural trail with patio seating QEnhanced protection at signalized intersections provides safer and more comfortable crossings of Highway 111 for active modes. a��i��EE■ O0' 10' 20' 40' fi0 160' 1 Min. Walk SI IESI VARIES VARIES SIDE.VALK. DRIVE THRU LANDSCAPE A min.4 11 I 8 I 10 LANDSCAPE RGHT TURN LANE BIKE LANE ( TRAVEL LANE 10 TRAvEL LANE LANDSCAPE VARIES I 10 VARIES TRAVEL LANE TRAVEL LANE TRAVEL LANE BUFFER BIKE LINE LANDSCAPi. f r :: AL • LANDSCAPE 11 10 I 16r 8 5.9 CORRIDOR SECONDARY ARTERIAL- 4D DUNE PALMS RD. STREETSCAPE VISION H ° C IDENTITY & ROLE Dune Palms is an arterial connecting E a E a ° • One of two significant north -south connections across Highway 111 between major Washington St and residents of the 111 Corridor to Q Jefferson St arterials community uses, schools, parks, and -_ o • Provides direct access to Elementary, Middle, and High the CV Link, so a greater emphasis Schools across new Dune Palms Bridge on pedestrians and cyclists employs landscapes that will screen and • Provides convenient access to major warehouse stores Highway 111 shade a more lush public realm. r south of and mixed -use opportunity site 3 • Maintaining two north -south lanes emphasizes vehicular role of street relative to Adams St. Glib I* i r r - Aef - 1: 41 0111111&, FIG 5-6: DUNE PALMS RD. STREETSCAPE ILLUSTRATIVE CONCEPT 83 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN LANDSCAPE CHARACTER • Preference visual and sound buffering between traffic lanes, pedestrians, and residential uses • Emphasizing pedestrian comfort measures such as shading through urban forestry, parkways and multi- use paths • Desert appropriate landscape palette that preferences a native palette and introduces some non-native drought tolerant ornamentals • Denser and more regular tree spacing in formal "boulevard" -like landscape approach with a cohesive aesthetic. CORRIDOR DESIGN FEATURES OVisual treatment at Corporate Center Dr connection to increase awareness of street crossings © Southbound bike lane complements shared path on east side, anticipating access to CV Link © Landscaped medians introduce visual cues approaching Highway 111 OUsing a maximum 11-foot dimension for travel lanes encourages calmer driving speeds © Green conflict markings increase driver awareness of possible bicyclist presence OShared use path on east side provides connection between CV Link and Cultural Trail while enhancing commercial frontage OImproved pedestrian ramps and reduced crossing widths supported by median refuges to reduce exposure to traffic QPhysical separation between pedestrian paths and turning radius improve visibility and reduce exposure. O0' 15' 60' 120' <1 Min. waa 84 PARKING AREA il- it qoda qod:, z I 14 8 MRO LANDSCAPE SOUNALK BIKE LANE TRAVEL LANE TRAVEL LANE LANDS ►. Lu L �Lr Ashop .� i i i i � � 1 i i VAR 11 10 11 6 AN DSj APE TURN LEFT TRAVELLANE TRAVELLANE LANDSCAPE; MEDIAN LANE j • 11 LANDSCAPE • 5.10 CORRIDOR SECONDARY ARTERIAL - 2D STREETSCAPE VISION y N Adams St. north of Highway 111 will E E Q a be redesigned to better emphasize pedestrian safety and urban character in a slower speed setting, ` - while maintaining the throughput ; needed for surrounding commercial L activity and future event access. 3 — The City of La Quinta is concurrently conducting a feasibility study to determine the geometric requirements and evaluate the operational and safety benefits of installing roundabouts along the Adams Street corridor. Alternative intersection designs that provide equal benefits to all road till users maybe selected based on the outcomes of the feasibility study. + - — - 3iu J 0 FIG 5-8- ADAMS ST STREETSCAPE ILLUSTRATIVE CONCEPT ADAMS ST. C IDENTITY & ROLE w • The second of two significant north -south connections m across Highway 111 between major Washington St and Jefferson St arterials • Provides indirect access to schools, and direct access to recreational amenities including parks, the skate park, and sports fields • Provides access to both successful and underutilized shopping centers with potential for change • Reducing travel lanes and introducing roundabout at Corporate Centre Dr calms traffic and improves safety for all users. ,- 111111110t= ou: 87 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN LANDSCAPE CHARACTER • Preference visual and sound buffering between traffic lanes, pedestrians, and residential uses • Emphasizing pedestrian comfort measures such as shading through urban forestry, parkways and multi- use paths • Desert appropriate landscape palette that preferences a native palette and introduces some non-native drought tolerant ornamentals • Utilize the roundabout island and approach medians as opportunities for character defining landscape and public art. CORRIDOR DESIGN FEATURES ORoundabout at Corporate Center Dr provides traffic calming, safe crossing, and visually appealing gateway © Bicycle and pedestrian crossings are safe and comfortable to promote connections between CV Link and commercial centers © Curvilinear medians physically slow traffic entering roundabout to safe and manageable speeds ORamps to and from shared use path allow less - confident cyclists to exit road and cross intersections as pedestrians D -A= T Buffers between bikeways and traffic increase separation and improve safety and comfort OTurn lanes can be provided to ease access into popular destinations OProtected intersection design physically separates pedestrians and cyclists from turning vehicles, increases visibility to each other, and decreases vehicular conflicts QBicycle lanes are continued through Highway 111 to provide a comfortable active transportation route across Highway 111. O0' 1S 6, 120' <1 Min. Walh ii ROUNDABOUTS: INTERNAL GATEWAYS IN THE HIGHWAY 111 CORRIDOR Secondary arterials providing north -south connections through the heart of La Quinta's Highway 111 Corridor neighborhood are the optimal opportunity to apply roundabouts as a circulation improvement. There they may serve as gateways into surrounding mixed use or residential developments which will see frequent in -out vehicular access as well as pedestrians walking to and from their homes. Roundabouts serve communities best when positioned to address traffic congestion where a reduced travel lane configuration is the superlative goal for the sake of pedestrian safety. Increased capacity for turning movements and volume throughput can be achieved while slowing vehicle speeds and favoring pedestrian safety and comfort. Components of roundabouts beneficial to their community context include increased pedestrian and cyclist safety if crossings are placed midway along approach medians and include protected crossing refuges. Landscape parkway strips both frame the surrounding development blocks as well as protect pedestrians at each block corner. The circular median provides a special opportunity to lend unique identity to otherwise similar residential land use entry points. La Quinta has significant experience applying roundabouts in the Village district, adjacent to its Civic Center and around it's most walkable mixed use development area. Likewise, Palm Desert has introduced roundabouts as transitional elements between the surrounding roadway network and a median parked streetscape purpose-built for pedestrian closures with weekly markets and street fairs. Adams St. is identified in this Specific Plan as a demonstration corridor for an active transportation safety reconfiguration that tailors these secondary arterials for improved pedestrian access to schools and open space north of a district that will see increasing residential land Roundabout in Galt, CA, with ADA accessibility and traffic congestion improvements along with increased landscaping pedestrian oriented corridor built for markets and street fairs uses. Other future intersections recommended for these internal roundabouts include Adams St. and Avenue 47, as well as Dune Palms Rd. at Vista Coralina Ln. and Corporate Center Dr. These are intended in the Framework Concept as "District Internal Gateways" with "District Roundabouts" identified in the Roadway Network Approach diagrams of this Specific Plan. Further public and stakeholder engagement, traffic analysis, and detailed design studies are connected to the work being conducted for the concurrent Specific Plan for Adams St; however, similar transportation planning efforts are recommended for future transformation at the other three recommended locations. 89 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN ' 7f mot. • •" r� ` tot. 4 8 4 12 12 12 4 8 VAR 10 VAR 106 34 DSCAPE BIKE BUffE TRAVEL LANDSCAPE TRAVEL E3l1FFER BIKE LANDSCAPE MULTI USE LANDSCAPE LANE LANE MEDIAN LANE LANE PATH 5.11 CORRIDOR PUBLIC COLLECTOR - 2D I LA QUINTA DR. STREETSCAPE VISION La Quinta Dr. and similar north - south "collectors" are transitional environments from high key conditions along Highway 111 to smaller -scale and slower speeds within retail and residential areas - where shade, pedestrians, and active uses are found. } NO .. tu ' I >�. lot FIG 5-10- LA QUINTA DR. STREETSCAPE ILLUSTRATIVE CONCEPT cc y y E E c a � O - c L i Nf 3 C IDENTITY & ROLE N • La Quinta Dr is one of four smaller collector streets -51 crossing Highway 111 -' • La Quinta Dr provides direct access to commercial centers, with more frequent access points than arterials • La Quinta Dr is a complete street, with safe and comfortable conditions for all users • The corridor will be beautifully landscaped, cooling and buffering the pedestrian realm and store frontages from the street. 91 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN LANDSCAPE CHARACTER • Highest degree of visual density, shading, and visual buffering as direct approaches into mixed use walkable environments. • Greatest degree of shading for pedestrians and other active transport modes - mature tree canopies / driplines should cross roadway • Drought tolerance is important but these internal roads should emphasize planting density • Highly regularized street tree spacing, with median, parkway, and setback planting patterns aligned or in synced "rhythm". CORRIDOR DESIGN FEATURES OLeft turn lanes may be provided to ease access between La Quinta Dr, side streets, and parking areas © Buffered bikeways provide a comfortable, calm environment for active modes © Landscaped medians continue the visual themes of Highway 111 into the core of commercial areas. OWide sidewalks and bikeways encourage visitors to navigate between CV Link, Cultural Trail, and adjoining properties © Intersection control is anticipated via stop signs rather than traffic signals, with visual markings to highlight crossing areas. OParking lots are set back further from the street behind wide sidewalks and buffering landscapes. OCorporate Centre Drive alignment may jog here, continuing access while ensuring a level of traffic calming between mixed use and residential areas. QApproaches between La Quinta Dr and Highway 111 differentiated from arterials with narrower crossing widths and visual treatments to alert drivers of context change. O0' 1S 60,<1 Min. Walh 92 Prior Condition: Surface parking drive aisle running along in -line retail frontage. Future Condition: Realigned and upgraded to private access drive along mixed -use. CONVERSION OF SURFACE PARKING DRIVE AISLES TO ROADWAYS In many cases, parking lot access and parking drive aisles will be adapted or realigned to form future streets/blocks in a mixed -use redevelopment project. The site geometry of existing retail and it's surface parking should inform and integrate with future phases of infill where possible. An example of this is shown above, under construction in Orange County, CA as part of an Irvine Company retail to mixed -use redevelopment. A similar approach to mixed use infill which replaces surface parking and in -line retail is possible in La Quinta's Highway Ill corridor. View across prior aisle to surface parking. View across new road to mixed -use infill. 93 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 22% FIG 5-11: LA QUINTA DR. RECOMMENDED TYPICAL SECTION 26% ,4 22% O0' 1' 3' 5' 10 20' 94 5.12 CORRIDOR PUBLIC DRIVE - 2UD STREETSCAPE VISION Public drives are the smallest scale public streetscape settings in the district roadway network, intended to provide the safest, quietest routes that emphasize pedestrians, NEVs, and resident parking access along streets lined with shade trees. CORPORATE CENTER DR. N a: E E ea � v Q c t IDENTITY & ROLE c • Corporate Centre Dr will serve as the primary east- 0 y west connection within the commercial and mixed use °i centers north of Highway 111. m • Similarly, Avenue 47 will serve this role south of Highway 111. • These corridors will be complete streets with lower vehicle speeds and managed curb spaces. • These corridors may feature speed tables and other traffic calming features, wayfinding, parking, and flex spaces for deliveries and ride -hailing. FIG 5-12- CORPORATE CENTER DR. STREETSCAPE ILLUSTRATIVE CONCEPT ----- O % M., Walk 95 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN fio7 LANDSCAPE L 1 r 8 8 2 11 11 2 8 8 fi 10 LANDSCAPE BIKE LANE B R TRAVEL LANE TRAVEL LANE BUFFER BIKE LANE LANDSCAPE $IMV" LANDSCAPE 5.13 CORRIDOR PRIVATE PARKED DRIVE - 2UD I SIMON DR. STREETSCAPE VISION Some privately maintained entry drives support the transition from Highway 111 to quieter retail and mixed use settings while serving as an opportunity for a high degree of active streetscape uses lined with short term head -in customer parking. cc`C IDENTITY & ROLE E E H • Private connections like Simon Dr extend from public aa m collectors into commercial centers ••f C 7) • These private connections will support parking activity with reduced speeds • o — - -- • Sidewalks will be continued from the public streets 0 I �•i through these private connections to enhance access N m • Landscaping will be provided to enhance the visual appeal of these connections and cool the environment. FIG 5-14: SIMON DR. STREETSCAPE ILLUSTRATIVE CONCEPT ----- O 0. . 10 40' 80' '/= M , Walk 97 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 40% FIG 5-15: SIMON DR. RECOMMENDED TYPICAL SECTION O 0' 1' 3' S' 10' 20' •; 5.14 CORRIDOR PRIVATE ACCESS STREET - 2UD I FRONTAGE DRIVE STREETSCAPE VISION N � n IDENTITY & ROLE E E H • Some private streets will remain primarily for the Private streets may be small purpose of parking lot access scale streetscapes that serve as a , —' • These private streets will be enhanced from their low -speed access between new o current states with connecting sidewalks and development and facing surface C �,'�- o- landscaping parking areas. They serve to buffer ? between parking areas and active p g a+ L —: •- • Travel lanes will be wider to ease circulation and turning movements without adding lanes ground floor and sidewalk use. 3 • Consistent wayfinding and signage at pedestrian scale will support a shared parking strategy. FIG 5-16- FRONTAGE DRIVE STREETSCAPE ILLUSTRATIVE CONCEPT . I ----- 0' ' 10' 40' 80' '/, Mn, VMlk 99 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN — 0 10 HANDSCAPE 14 SIDEWALK ©04' 12 TRAVELLANE w • IT r -SAP � � •`� � � _ e _• • • _ P 12 8 TRAVELLANE LANDSCAPE PARKING AREA 6.1 SUMMARY + OBJECTIVES Retail uses along the Highway 111 Corridor will gradually evolve into a mixed -use district. Urban systems for landscape, open space, and utility infrastructure must also grow and diversify to serve this future community's manifold need for resiliency, performance, identity, protection, and play. THE FUTURE OF URBAN SYSTEMS IN LA QUINTA'S HIGHWAY 111 CORRIDOR The future of La Quinta's Highway 111 Corridor is primarly one of increased housing supply. Also, a shift toward greater emphasis on walkable retail formats will require landscapes that do more than shade parked vehicles. Utility systems will see demand increases, presenting opportunities to advance urban resiliency. The fundamental challenges faced by this visionary future along Highway 111 are: • Urban heat and lack of green landscapes for residents amidst competing demand of visual connections to retail along an auto -dominated highway corridor. Increase in water/wastewater flows, and need for future utility laterals in undeveloped corridors HOW TO USE THIS PLAN ELEMENT FRAMEWORK This plan element differentiates the role and performance expectations of landscapes along different right-of-way corridors. It also establishes capacity and performance expectations related to city -led mixed -use development. Use this plan element to: 1. Ensure the livability, pedestrian comfort, safety, and climate change resilience for the sake of a significantly larger resident population. 2. Establish landscape roles and objectives along with suitable plant palettes for public realm streetscapes, parking areas, and pedestrian promenades. 3. Engage in a more informed and collaborative way with developer partners for better landscape architecture performance in residential and mixed use projets. 4. Prepare detailed design, bidding, and construction based on a concept proposal that organizes parts and their intregrated whole for La Quinta's future Cultural Tra i I. 5. Right -Size programming and capital improvements expectations for new utility connections serving city -led mixed -use development sites. 1! 6.2 LANDSCAPE + OPEN SPACE FRAMEWORK The Landscape + Open Space Framework establishes areas for new public open space. An approach to landscape in parkways, medians, and setback buffer landscapes is also organized by corridors and their role. The following are four categories that describe the nature of GREEN CORRIDORS corridors and open space priorities that are appropriate for Green Corridors label the network of new Collectors a more complex development future: OPEN SPACE PRIORITY AREAS These priority areas describe a policy requiring reserves for publicly accessible open space to be built along select corridors expected to serve as gateways into future mixed use and residential infill development. MULTIMODAL CORRIDORS Multimodal Corridors describes roadway right-of-ways that emphasize automotive and freight access to and through the Highway 111 Corridor, and as such, lend themselves as a "front stage" conveying the Highway 111 urban brand - an iconic and recognized drought tolerant desert landscape of palm trees, regionally suitable berms, all with clear visibility into retail centers. This is also the landscape setting for La Quinta's Cultural Trail. Drives and other neighborhood routes branching from Highway 111 as opportunities to provide a different and more verdant urban greening approach. These streetscapes will host parkway plant lists that ensure pedestrian shading, urban cooling, and canopy density for visual screening all of which are goals for landscapes framing residential development. PEDESTRIAN CORRIDORS Pedestrian Corridors identify both committed or expected pedestrian off-street pathway routes. These help ensure Highway 111 remains permeable to pedestrians, rather than locked into walled -enclaves. This network will be lined in landscape parkways with greening and other design requirements. These routes add off-street multi -use connections between the city's portion of the regional CV Link and the future Cultural Trail. In summary, the approach to landscape can be considered similar to, and in alignment with, the approach to roadway heirarchy in the Highway 111 Corridor. LEGEND Open Space Priority Open Space Node Alternative Open Space Node _ J Open Space Priority Area Multimodal Corridors pp Map( & Minor Project Entry Landscape Q District Gateway Landscape 7 Regional Gateway Landscape 4-c�:lo Multimodal Corridors Green Corridors 4 District Corridors w/ Urban Cooling & Greening E--# Neighborhood Corridor w/ Urban Cooling & Greening 4 - 4 Private Drive or Street w/ Urban Cooling & Greening Pedestrian Corridors E��+ CV Link to nemeses La Quetta Cultural Trail GOMM Active Public Pedestrian Area i Active Private Pedestrian Area ------- Internal Pedestrian Pathway ---- Internal Roadway UnkaSe C-:_ ] Study Ana Boundary 103 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN $ee\ey Dt FIG 6-1: LANDSCAPE + OPEN SPACE FRAMEWORK CONCEPT 10 Min. WSW 104 6.3 OPEN SPACE + CORRIDORS APPROACH This Open Space & Green Corridors Approach demonstrates how the Landscape & Open Space Framework policy may be implemented. Open spaces are a required portion of new development projects. Each Green Corridor is illustrated to highlight the overall difference in approach to plant palette and street trees. OPEN SPACE APPROACH This Highway 111 Corridor Specific Plan introduces an open space requirement. Open Spaces are required to be located adjacent to an Open Space Node in order to ensure their benefit to surrounding development is enhanced by clear routes of access according to the recommended Roadway Network Approach. Details of their recommended location and visibility include: • On or near an Open Space Node with the major entry frontage against the relevant Neighborhood -Level Green Corridor. Otherwise they may be located on or near an Alternative Open Space Node. • Instances where an Open Space is near, rather than cornering at, a selected Open Space Node, there must be visibility to the street frontage of that Open Space from a majority of the Roadway cross section at the applicable Open Space Node. • At least half of the provided Open Space should fall within the limits of the Open Space Priority Area, unless it is too large to meet that criteria. GREEN CORRIDORS APPROACH Green Corridors here are differentiated in their role: either emphasizing visibility through an iconic desert setting, or emphasizing pedestrian comfort in a walkable mixed use setting. Both require a more diverse plant palette than one dominated by the iconic Mexican fan palms as the primary street tree. • Highway 111 is a landscaped Multimodal Corridor featuring a desert landscape in 50' landscape buffer areas. The north buffer includes a more complex landscape pallette integrated with a public art scheme - together embodying the "Cultural Trail" • North -South secondary arterial roadways such as Adams St and Dune Palms Rd should be landscaped to visually screen and buffer residential development from noise, light, and activity of those roadway corridors. A variety of tree heights and closer spacing in parkways and landscape setbacks will be important given reduced minimum setback requirements. • Other Green Corridors at Collectors and Drives (both public and private) may have room for a more limited street tree mix, especially with narrow parkways and tree wells. Those street tree canopies shall ensure a minimum degree of dripline and shading coverage for pedestrians. PEDESTRIAN PATHWAYS APPROACH More than mere pedestrian access routes, these are intended to serve as green right-of-ways or easements with minimum planted areas on one or both sides of these off-street paved paths. LEGEND Open Space Priority 16' Open Space Node (Shown w/ Open Space) C:Jll_ Pocket Park Recommended at Open Space Node Open Space Priority Area CorrWors by Functional Emphasis • • • • Desert Image (Multimodal) Corridor 411611110ms Residential Edge (Green) Comdor �,.,... Pedestrian Shade (Green) Corridor - Public • • Pedestrian Shade (Green) Corridor - Public or Private Pedestrian Corridors Regional Pathway (CV Link) �auu,n� CV Link Segment w/ Landscape Enhancement nnuu■ La Quinta Cultural Corridor/Trail ------"' Pedestrian Shared -Use Path Ctrculatlon Framework .. — .. Study Area Boundary 105 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN $ee%ey Dr fp FIG 6-2: OPEN SPACE & CORRIDORS APPROACH CONCEPT 10 Min. WaA 106 6.4 CORRIDOR & PATHWAY GUIDELINES Landscapes for an increasingly mixed -use corridor entail a more complex milieu of landscape types Guidelines establishing those differences for corridors and open spaces are provided here. CORRIDOR TYPES SUMMARY Roadways in the Circulation Framework are associated with four landscape approaches differentiated by role and character. There is one overall recommended approach to Multimodal Corridors, while Green Corridors entail most other streetscapes around Highway 111. Multimodal Corridors: • Desert Image Emphasis: Highway 111, Washington St, and Jefferson St. Green Corridors: • District Corridors w/ Residential Edge Emphasis: Adams St, and Dune Palms Rd • Neighborhood Corridors w/ Pedestrian Shading Emphasis: Avenue 47 / Auto Centre Dr., and Corporate Center Dr. • Private Drives or Streets w/ Pedestrian Shading Emphasis: Simon Dr., La Quinta Centre Dr., La Quinta Dr., Vista Coralina Ln., Costco Dr., and other block interior right-of-ways or public access easements. Pedestrian Corridors • Internal Linkage w/ Pedestrian Shared -Use Paths: Multiple within each block based on block frontage length maximums. MULTIMODAL CORRIDOR: DESERT IMAGE r. EMPHASIS Multimodal Corridor Landscapes should feature a desert -like, xeriscape or drought tolerant plant pallette dominated by varyingly spaced fan palms. Shrubs and ground covers should entail a diverse plant palette reflective of the native Coachella Valley context. Pattern and Placement Guidelines: • Street trees are predominantly palms in groups or groves with recommended spacing 10' to 40'. • Maximum space between street tree clusters is 90' • Maintain visual access to commercial storefronts and Active Frontages for drivers and pedestrians in the right-of-way. This includes consideration of street tree pattern and shrub spacing and height. • 12' maximum shrub and ground cover spacing Pedestrian Setting Guidelines: • Meandering sidewalk path, minimum 8' width • 25% of non -median street trees required inside or "streetside" of pathway DISTRICT CORRIDOR: RESIDENTIAL EDGE / TRANSITION EMPHASIS District Corridor Landscapes are to be considered Green Corridors, and should feature a dense and layered arrangement of desert -appropriate street trees and plants intended as visual buffers with future housing and mixed use adjoining the right-of-way: Pattern and Placement Guidelines: • Street trees interweaving two or more species in regular pattern at recommended spacing of 20' to 40' • Emphasize visual screening with parkway and landscape buffer setback street trees in the right-of- way. Where feasibly apply a layering street trees of varied size to increase visual depth. • 6' maximum shrub and ground cover spacing for areas Pedestrian Setting Guidelines: • Meandering or straight sidewalk behind parkways. Consistent row of street trees between sidewalk path and roadway/curb. 107 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN NEIGHRBORHOOD CORRIDORS: PRIVATE DRIVES OR STREETS: PEDESTRIAN CORRIDORS: INTERNAL PEDESTRIAN SHADING EMPHASIS PEDESTRIAN SHADING EMPHASIS PEDESTRIAN SHARED -USE PATHS Neighborhood Corridor Landscapes are considered Green Corridors, and should feature regularized street tree patterns that shade pedestrians; additional street trees and planting beds around crosswalk curb extensions. Pattern and Placement Guidelines: • Street trees, primarly one or two species in regular pattern at recommended spacing of 20' to 30' • Emphasize pedestrian shading with street tree driplines, height, and foliage anticipated to shade pedestrian pathways 50% at midday at maturity (5 to 10 years based on species). • 6' maximum shrub and ground cover spacing Pedestrian Setting Guidelines: • Straight sidewalk behind parkways. • Consistent row of street trees between sidewalk path and roadway/curb. Private Drives or Streets are considered Green Corridors, and should feature regularized street tree patterns that shade pedestrians. This landscape approach is nearly identical to that for Neighborhood Corridors but allows flexibility in approving similar local access roadways. Pattern and Placement Guidelines: • Street trees, primarly one or two species in regular pattern at recommended spacing of 15' to 30' Emphasize pedestrian shading with street tree driplines, height, and foliage anticipated to shade pedestrian pathways 50% at midday at maturity (5 to 10 years based on species). • 6' maximum shrub and ground cover spacing Pedestrian Setting Guidelines: • Straight sidewalk behind tree wells. • Consistent row of street trees between sidewalk path and roadway/curb. Pedestrian Corridors consist of Regional (CV Link), Neighborhood (Cultural Trail), and Internal Pathways providing access through development. All are shared -use paths for pedestrians and cyclists, while Regional and Neighborhood paths also accomodate NEVs. The Internal Pedestrian Shared -Use Paths are required to be maintained as public access linkages with planting beds buffering either side except where an active frontage or building access connects to or adjoins the path. Flanking planting beds may employ a walkable mulch such as decomposed gravel or similar natural compacted mulch. Landscape Guidelines: • Trees adjacent to path, one or two species in regular pattern at recommended spacing of 15' to 30' where pathway edge is further than 30' from building footprint. • 6' maximum shrub and ground cover spacing • Pedestrian scale lighting, 2700k lamp, as bollard type (max 30' spacing), or pole -mounted (max 60' spacing) 1: 6.5 LANDSCAPE & OPEN SPACE POLICY The Landscape & Open Space Policy for the Highway 111 Corridor addresses the need for public open space and common areas amidst anticipated growth in housing and residential population. The policy includes guidelines for public realm landscapes. OPEN SPACE REQUIREMENT & BONUS This Specific Plan requires developers of multifamily and mixed -use development projects set aside 4% of all developed land (including new right-of-way and easements within the approved plan) as a reserve for publicly accessible open space. The entirety of a required open space reserve must be programmed open space - sidewalks, access, parking, and right-of-way surrounding that open space do not count toward the requirement. The open space may be privately maintained and publicly accessible, or granted back to the city as a municipal small park. The open space programming may be an "active" or "passive" type. Corner open spaces such as small plazas or green commons provided at an Active Frontage Node (where developers apply the allowed deeper setbacks and surrounding active frontage) may count toward this requirement. Active Open Space: Open space designed with facilities for active recreation, physical exercise, movement, and observing other occupants 6. engaged in active recreation. Passive Open Space: Open space designed as natural, vegetated, or sculptural settings enjoyed and observed passively by occupants walking or resting in the space. The following are key requirements of qualifying open space: • Implemented by the developer and accessible within one year of project occupancy • Maintenance plan or agreement established • May not overlap or be inclusive of any screening or setback landscape • Adjacent to or within development project • At least 20% of open space must be consistently shaded • Rectangle bounding open space site plan may not have aspect ratio greater than 4:1 • Passive open space must provide at least 50% accessible in plan ACTIVE OPEN SPACE TYPES Small open spaces are envisioned at new development along Highway 111, like this example at Spanish Walk in Palm Desert. Here, an active open space encompases approximately 4% of the total development project area. Active Open spaces are favored for the Highway 111 Corridor area given the increase in residents anticipated. They provide opportunities for exercise, gathering, and recreation area for new residents of the Corridor. Examples of green or "soft" active open space: • Sports playfield or parcourse/fitness trails • Interactive play such as large chess, Jenga, cornhole, table tennis, as seen at Civic Center Campus • Picnic area with furnishings • Dog park Examples of hardscape active open space: • Playground or tot lot (cushioned base) • Dining or market plaza • Game courts such as pickleball • Splash pads or public pools • Amphitheaters or performance stages 109 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN PASSIVE OPEN SPACES TYPES Passive open spaces are an opportunity to display regionally specific plant palettes that exemplify design that is drought tolerant. In this way, they may have an educational role. Passive Open spaces are an important resource for a growing resident population in the Highway 111 Corridor Specific Plan Area. They are especially relevant as resources for urban cooling and where the Cultural Trail and CV Link connect to new development. • Ecological native plant garden/grove • Sculpture or memorial garden • Multipurpose green common • Interpretive or educational spaces 6.6 GATEWAY LANDSCAPE GUIDELINES The Landscape & Open Space Policy for the Highway 111 Corridor addresses the need for public open space and common areas amidst anticipated growth in housing and residential population The policy includes guidelines for public realm landscapes. GATEWAY GUIDELINES & TYPOLOGY Along Highway 111 at entrances to the specific plan area, intersections with secondary arterials and corridor collectors, project entrances at signalized intersections, and around roundabouts, a higher level of investment in public parkways and landscaped setback/buffers is recommended and subject to additional guidelines. Planting density, pedestrian shading, signage, and diversity of plant palette will enhance the legibility of district corners, advance impressions of a welcoming and desirable neighbrohood, and elevate the quality of the public realm. Recommended qualities and elements for gateway landscapes: • Increase of planting density relative to adjacent parkways • Clustering or double -row of street trees framing sidewalk • District or project signage facing undersections • Pedestrian shading under gateway element • Accent lighting of trees, signage, or public art • Design balance or symmetry in -elevation viewed from intersection M0101111111117- V The design phase for implementation of a reconfigured Highway 111 and Cultural Trail should include a distinct standardized gateway corner or block corner landscape plan to be applied across this Specific Plan area. This recommendation may alternately be applied to a public realm landscape standard for development site corners. In time, this recommended approach will lend a sense of a cohesive and legible neighborhood to La Quinta's Highway 111 Corridor. 6.7 CULTURAL TRAIL APPROACH The La Quinta's Cultural Trail will be a landmark open space experience that interconnects residents and visitors to the area's best in retail, dining, recreation and landscapes, surrounded by art that tells stories both real and imaginative. The Cultural Trail is planned according to four major elements - a path, linkages, spaces, and nodes: CULTURAL TRAIL PRIMARY PATH The La Quinta's Cultural Trail is built around a Primary Path through the parkway landscape along the north side of Highway 111. This off-street shared use path will mostly follow the route of the existing sidewalk, but built with decorative paving and in a way that integrates with the surrounding art installations. Additional side -routes extend the Cultural Trail to pedestrian facilities in and around new mixed use developments. CULTURAL TRAIL LINKAGES The Cultural Trail still serves its primary role as an active mobility facility - with pedestrian and NEV routes. Therefore its relationship to the larger CV Link and to surrounding mixed -use development is part of the Cultural Trail Approach. CULTURAL TRAIL SPACES La Quinta's Cultural Trail is intended as more than an art - walk, but rather, an interconnected array of garden like spaces that charge the Specific Plan area with meaning and experiences. These Spaces are park -like gardens, promenades, or event areas that tie into the Main Route intended to benefit retail and activate Highway frontage. CULTURAL TRAIL NODES Cultural Trail Nodes represent the primary recommended opportunities to install public art connected to, or integrated with, the Cultural Trail Primary Path. These are intentionally distributed throughout the Highway 111 Corridor to ensure the entire Specific Plan area is participant in the Art in Public Places Strategic Plan and programming. Nodes are located at or near major intersections and entries to enhance their chance of pedestrian interaction. Different Node types pertains to installation size, level of investment, interactivity, and spatial impact. In summary, this approach to the Cultural Trail renders it a network of connections through the district, rather than a single off-street path. LEGEND CV Link Route CV Link Nodes •• Access Trailhead at Underpass & Shade Refuge a Access Point • Visual Access Point • • • • • • • Cultural Trail Primary Path Cultural Trail Nodes ® Landmark Installation & Shade Refuge li Pavilion Installation & Shade Refuge 0 Interactive Installation & Shade Refuge e Interpretive Installation Sculpture Garden Space Active Mobility Support Recommendatlon Bikeshare Station Bicycle Service Station Bicycle Storage / Protected Parking Activity Areas (Outdoor Seating/Dining) © Future Urban Activity Area w/ Connection © Existing Urban Activity Area Other Off -Street Linkages ---- Required Multi -Use Linkage Required Pedestrian Linkage 3 Minute Walking Radius Future Residential or Commercial Block J Study Area Boundary 111 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN see%ey Dr v • -\' a Blackhawk Way oil �\ A. �• � \ \ • Corporate Centre Dr tit •• �♦♦ tie • ♦ �- Highland Palms Dr____ - __ ��"-•� • • • • • • • • t� • • • • • (I Caleo Bay L__ Auto Centre Dr N 3 a C G W 0 Q o � Q Westward Ho Dr FIG 6-3: CULTURAL TRAIL APPROACH CONCEPT --- -io-- o• i � sso• woo• 'i, µt• 2000• MI'. Ytlan� 112 6.8 CULTURAL TRAIL NODE TYPOLOGY Cultural Trail Nodes are the art installations planned along the Primary Path. A wide variety in their scale and type is recommended. Hierarchy among them should bear a relationship to the overall structure of the surrounding district. INSTALLATIONS OVER TIME Once the primary path of the Cultural Trail is completed, installations will be added gradually afterward, and ideally to completion within 10 years. This typology establishes a guideline for design requirements that support a healthy range for installation cost and project profile: CULTURAL TRAIL PAVILION INSTALLATIONS Largest installations, which are required to be spatially engaging and to provide shade to pedestrians. These include archways, pavilions, shelters, follies, and gallery structures. CULTURAL TRAIL LANDMARKS INSTALLATIONS Prominent and iconic art installations, memorials or monuments that serve as infrequent touchstones along the Main Route and should provide shade and spatial engagement. CULTURAL TRAIL INTERACTIVE ELEMENTS More frequent art installations, incorporating an element of animation or movement, visible within one block, interacting with Trail users (electronic or operable) or the natural environment (wind vanes/chimes, sundials). CULTURAL TRAIL INTERPRETIVE INSTALLATIONS The most common installation that engages users at a pedestrian scale, often incorporated in or adjacent to the Primary Path, possibly as simple as a ground/paving feature or mural visible from the pathway. CULTURAL TRAIL GARDEN SPACES Pedestrian sculptural or interpretive garden setting suitable for integration with outdoor dining, entertainment, or markets/events. Rare opportunities for the City, developers, and the community to partner. 113 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN Shade/SheIterFunctionaIity • • • • • • • • • • • • • Role lot installationtoproviclestlade,ertcknwefromt4emnls besc: oes tree orerau size and nsiohry oft" arlworK, and, inereve as promina ice j Scale & Detail context i c9twiry is distance at wnich most actaus and over% form are understand Total t=nwronment (MuN1-Scale) M.-drict Ri.ak- (1000' I eclibiMy) • • • Block Scale (2W LegitAty) • • Group Scale (100' Legibility) • • - ►(- I luman Scale (5' Legibitiity) Illumination IrKemal I Integral Illumination External I Ground Illumination f edestnan Liqht ll** • • • • •••• • • ••• _•• •••• •••- 0 0 4 • • • • All nOM S lrld rneir arnmrk lnstaltations snmi d De visible at mmnr "Yo me iCYet of investment and customization »III vary Some may inctrrde fight as part of the artwork ••• ••• •••• ••• •••) ••• 0000 10000 -runt, artnrxk rs wnply an Ywsetf'rwto the StivetWrKiNvalrrig nru.r.riY orrry a cfjuc-rclr Ground Condition support Others mar be surrounded by custom landscape modifocafnons Custom Landscape Plan • • • • • • • ,' • •' Q tfi Custom Paving Pad 000 0000 • • • ") -- 000 — Standard Pawnq Pad • • • • 04000 • • • • ('.ancrele Ba�A: • • • • Pathway Condition Pathway Network kttegrated Pathway Frilumced Pathway Standard or I_xrstng Sidewalk HOWIC work of 1.9nA1%CW. archlteeture, detiNecl and extensive t m9p buiklincg svr_d pavdlkxn rx:cupiahk! nlrricxlp;*Lr;W Large artwork 20' to 40' tall- IegitNe across Highway 111 Mid -sized artwork, 5' to 20' tall, legiole to approaching peclestrians Smax4111Mlatlon. up to 10' tax or wide. best viewed Up -close Installation incorporates lighting from wilhin or integral to design iiimnated from CUstom lighting surrounding or under artwork Relies on natural daylight or surrounding pedestrian lightmq Surrounded by a customed work of landscape architecture Set upon a custom on -pathway paving design for pedestrians Accessed and surrounded by standard spec sidewalk pad Sni4ilre corrcnrte tMse. plinth or pad ti�npfxxtincq the adwork Adilptabona of the Cu$ural Trail Main Route include changes in d+rectron wrdenarg, or a+de orancnes to aaeem or see the instalaed artwork. Some will emoedd in the parnway ae f, • • • • In ilk • • Inicudes multiple interconnected paths, traits. and areas •_ •_ • • • • • • • • • • • • •_ ,_� Anowork surrounds or integrated with Main Route or sidcpaths • • �) • • • woo* (� • • • • �� Silt pip sklePalh rx wichminy of %Kk-walk A installation — - - - ------ -- -- -- ---- ------ -- — -- -- - - - --- • • • No additions or enhancement of Cultural Trail path Kecanrnended ) i i i ;ice` 0 Nut J'reterred # 0 0 0 UnsurtaWe FIG 6-4: CULTURAL TRAIL NODE & INSTALLATION DESIGN GUIDELINES 114 6.9 WATER & WASTEWATER UTILITY ANALYSIS The evaluation of estimated water, wastewater, and recycled water flows for City -led development opportunities in the Highway 111 Corridor informs utility preparations. These sites may serve as demonstration projects for best practices and forward coordination. This evaluation focused on development concepts for the three City -owned sites at La Quinta Dr., Dune Palms Rd., and Vista Coralina Ln. Together, these properties constitute opportunities for which the city will lead the development of affordable housing multifamily and mixed use. The evaluation only considers new development and does not consider existing residential, commercial, or institutional water use or wastewater flows. La Quinta is currently served by the Coachella Valley Water District (CVWD). The CVWD was formed in 1918 to protect and conserve local water sources. Since then, the CVWD has grown into a multifaceted agency that delivers irrigation and domestic (drinking) water, collects and recycles wastewater, provides regional storm water protection, replenishes the groundwater basin and promotes water conservation. The text following the table presents the methodology used to estimate wastewater, water demand, and recycled water potential flows in the La Quinta Highway 111 Specific Plan. These numbers are for preliminary planning purposes only and should be revisited when development occurs. TABLE 6-1: ESTIMATED WASTEWATER FLOWS, RECYCLED WATER FLOWS, & ESTIMATED WATER USE M, lJdA tt r;; Maa M n Max Mixed Use at La Quints Dry 40, Residential Population 689 689 ftpb 40,543 40.543 28,380 20,380 57,918 57,918 Ground Floor Retail Frontage Retail -Services 4,500 4,500 .141-1 225 225 _ 158 159 197 197 Frontage Retad ReWaurants 4,500 4.500 SgF1 2.33.1 2,333 1,633 1,633 2,042 2,042 Commercial Out Parcel creative Retart 11,000 11,000 SgF1 550 550 386 385 481 481 Wthral Olfrre or Fducalional IRMO 18.000 Sort 13.500 13.500 9,460 9,450 11,813 11,813 Mixed Use at Dune Palms Rd Residential Population 226 206 maple 17,375 17.375 12,163 12,163 24,022 4822 Ground Floor Retail hronta a Hetaa waves Frontage Retail-11"autants Housing at Vista Coralina Ln Residential Population 2,000 3,000 SVFt 100 150 70 105 Be 131 2,000 3,000 scrt 1,037 1,556 726 1,089 907 1,361 246 295 People 14,480 17.375 10,136 12,163 20,686 4822 Commercial Out Parcel cArtdnnr Retail Restaurant 4,500 4,500 2.333 2.333 1,633 1,633 _ 2 2,042 Outduw r'C'tonnancc 4,500 4,500 900 900 630 630 788 788 r Note-. 1 All now estimate rrgures are In gallons per day ? utirity rows tnr a miing neveropment or other .«tes ,n the study Area arP nol nUtkW in IN,. lam - 115 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN ESTIMATED WASTEWATER FLOWS FOR FUTURE DEVELOPMENT Estimated wastewater flows for future residential development were based on the estimated residential dwelling units and the per capita flows. For the housing land use category a mix of housing types was projected and a total number of dwelling units per area was estimated, and a flow factor was then applied. The estimated number of people per household was 2.46 and was based on data from the U.S. Census Bureau, 2018-2022 American Community Survey 5-Year Estimates for the City of La Quinta. A population of 1,230 to 1,279 people were estimated for the 500 to 520 future dwelling units on city -led development properties.. A flow factor of 58.86 gallons per person per day was used in the analysis which reflects the low end of wastewater flows from Metcalf & Eddy (Tchobanoglous,G. et al., Wastewater Engineering, Treatment and Reuse, Metcalf & Eddy Inc., 4th edition, Boston, McGraw Hill, 2003). Estimated wastewater flows for potential types of retail/ commercial services that could be provided included the generalized categories of Retail, Services, Food/ Beverage, Medical, and Business. It was estimated that there is 51,000 to 53,000 square feet of retail/ commercial space available for development. An estimated number of occupants per square foot was calculated and then a wastewater flow rate per occupant type was applied. For each service type the square footage per typical occupant was estimated ranging from a low of 13.5 square feet per occupant for food establishments to 60 square feet per occupant for less intensive uses including offices and retail services. A wastewater flow rate per occupant was then applied to calculate the total flow. The estimated flow was then aggregated by Plan area. The results sorted by Plan area and use category are shown in the table at left. Potential POTENTIAL FOR Future WASTEWATER Recycled RECYCLING The use of recycled Water. wastewater is a key ~ 67, 000 resource in diversifying local water supplies and GP D2 improving the area's long- term water resilience. The State Water Resources Control Board (SRWCB) regulates the production and use of recycled water in a manner that protects public health and the environment. The SWRCB oversees the implementation of the Water Quality Control Policy for Recycled Water (Recycled Water Policy), which encourages the safe use of recycled water from wastewater sources that meets the definition in California Water Code (Water Code) section 13050(n), in a manner that implements state and federal water quality laws and protects public health and the environment. There is the potential for some La Quinta wastewater flows to be recycled by CVWD. The typical maximum amount of effluent that could be recycled after treatment is 70% to 80%. The table at left presents the estimated wastewater flows that could be recycled, based on a recovery rate of 70%. Moving forward, incorporation of recycled water into new developments will improve the resiliency of the community. Depending on the balance of community needs there are many options to consider. ESTIMATED WATER DEMAND FOR FUTURE DEVELOPMENT The water demand for the three plan areas was estimated on an annual average basis using the previously calculated wastewater flows. The percentage of water that enters the wastewater system was used as a factor to estimate demand. In the United States, on the average about 60 to 90 percent of the per capita water consumption becomes wastewater. Lower percentages are applicable to the semiarid region of the southwestern United States where landscape irrigation is used extensively (Metcalf & Eddy). For this analysis residential wastewater use is assumed to be 70% of water use and for non-residential 80% of water use is assumed to be discharged to the wastewater system. The table at left shows the estimated future water demands by Plan area. Wo. PART IMPLEMENTATION + ACTION PLAN 10 f• • " ! N -- .Al� j-_ ADMINISTRATION + IMPLEMENTATION ACTION PLAN 7 ADMINISTRATION + IMPLEMENTATION Nf- .. Qi Af No i`. Oman' -AID 1 S? a Al 7.1 INTRODUCTION + OVERVIEW Implementing the long-term Vision and Policies of the La Quinta Highway 111 Specific Plan requires proactivity and collaboration among City departments, while seeking deeper partnership with the private development sector. INTRODUCTION The La Quinta Highway 111 Specific Plan establishes a long- range blueprint for the growth and evolution of this primarily retail commercial corridor. It anticipates evolution into a more sophisticated mixed -use district that includes housing, community services, improved public realm, and vibrant retail and dining. This plan prepares the corridor and its leaders for related economic shifts in retail and the nationwide demand for housing. The plan's policy frameworks reflect a development vision and an economic advancement strategy. The commercial component of this future requires greater individual entrepreneurship, risk, and specialty to fulfill a demand for more unique and/or specialized commercial offerings. Retail goods and services may also focus on local -serving goods and services to suit an increasingly residential community. Meanwhile, the onset of denser multi -family and compact residential housing products, affordable and market driven, demand intensive planning review and engagement with developers to ensure public benefits are provided and site plans build to the desired vision. City departments must move forward proactively in anticipation of a future that demands greater collaboration between them. Implementation tools, personnel roles, Council and Planning Commission ministerial approvals, public works readiness, and the City Manager's team commitments must all be established in advance of each project and phase. This Administration & Implementation chapter includes General Provisions, with roles and responsibilities, zoning and code administration, as well as recommended initiatives and projects, and economic development approaches. California Environmental Quality Act (CEQA) documentation connected to this Specific Plan are an important dimension of implmentation; any environmental impacts are described therein, pursuant to CEQA. CHAPTER OVERVIEW The implementation of this Highway 111 Specific Plan is structured as a layered strategy with varying degrees of advanced preparation, length of commitment, level of department involvement and leadership, private industry partnership, and interdepartmental coordination. The following Action Plan chapter which follows Administration & Implementation provides estimated cost and timing information for long range implementation readiness. This chapter is structured according to that layered approach, and includes: • Plan Administration • Administrative Initiatives • Corridor Development Initiatives • Site Development Initiatives 120 7.2 GENERAL PROVISIONS &ADMINISTRATION This section of the Specific Plan provides administrative provisions to adopt and enforce the plan to the benefit of the community. In so doing, the Design & Development Director shall consider of the community, and key General Plan technical elements, the following factors and document applicable findings especially Circulation and Housing. accordingly: • The case is similar to previous interpretations of similar provisions; • The interpretation responds satisfactorily to the Highway GENERAL PROVISIONS Ill Corridor Vision inintent and purpose ofthe Specific The City of La Quinta shall administer the provisions of this Plan; Highway 111 Corridor Specific Plan in accordance with the State of California Government Code (CGC) and in conformance • The resulting project is consistent with the General Plan; with CGC Section 65450-65457, as well as the Subdivision Map Act, La Quinta Municipal Code, its La Quinta General Plan 2035, La Quinta Zoning Code, and other relevant federal, State, and City regulations. This Specific Plan's development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code as they currently exist or may be amended in the future. ADOPTION OF CODE & POLICIES The City of La Quinta shall adopt the Policies, Frameworks and Framework Diagrams, Land Use & Development Policy, related Development Code and related Zone from this Specific Plan, and in so doing, replace all existing specific plans within the Study Area with this Specific Plan. The City of La Quinta shall enforce the Highway 111 Corridor Development Code for the proposed zoning district to be enforced throughout this Specific Plan Study Area. SPECIFIC PLAN INTERPRETATION Whenever ambiguity or uncertainty exists related to this Specific Plan or the application of any of its policies, initiatives, regulations, or strategies, the Design and Development Director or Planning Manager shall make a determination as to the purpose and intent of any disputed Specific Plan items. Said determination shall be deemed final unless appealed. and In particular, the Housing Element will be revised in preparation for the 2030 to 2037 Planning Period, at which stage this Specific Plan anticipates some of City -led affordable housing projects will have commenced development, if not completed. This Specific Plan should be reviewed to ensure continued coordination with the General Plan and its Housing Element with respect to affordable housing. As development proceeds, the regional economy evolves, and environmental conditions shift, this Specific Plan should • The decision constitutes sound precedent for other similar undergo a review for any needed revisions before year 2035 situations. SEVERABILITY If any provision, policy, proposal or initiative of this Specific Plan is held to be unconstitutional, or in conflict with the overarching goals, intent and purpose of the General Plan, or deemed otherwise invalid by any court of competent jurisdiction, the invalidity shall not affect any other section, subsection, or application that can be implemented without the invalid provision; to this end, the provisions, policies, proposals and initiatives of this Specific Plan are declared to be severable. REVISIONS & UPDATES This Specific Plan provides for development of the Highway 111 Corridor for the next 25 years (2025 to 2050). It supports the Highway 111 Corridor Plan vision as a current aspiration for what the Corridor will be like beyond year 2050. The City, at the direction of its Design and Development Department, shall review this Specific Plan at regular intervals or as needed to ensure it continues to support the most recent General Plan, economic and development trends, the evolving voice and again in 2045. Those update efforts should include a measure of public engagement and/or workshopping to revise the Highway 111 Corridor Plan Vision as well. The City may consider a full specific plan replacement in time for adoption near the 2050 plan horizon. This ensures corridor planning remains current to the needs of a future generations of La Quinta's Highway 111 community. CEQA ADMINISTRATION Pursuant to Public Resources Code (PRC) Section 21081.6, a summary shall be prepared of any measures or conditions of project approval adopted to mitigate or avoid significant effects on the environment. The environmental documentation for the Highway 111 Corridor Specific Plan consists of a Mitigated Negative Declaration (MND). Tiering for future projects consistent with this Specific Plan and MND will be subject to the requirements outlined in the 2024 CEQA Guidelines § 15183, or equivalent updated section. 121 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN Administrative Initiatives: Administrative Initiatives here are Specific Plan efforts which ensure policies, decision - making and staffing are prepared to fulfill policies and support development needs. Corridor Development Initatives: Corridor Development Initiatives here are Specific Plan efforts leading directly to physical improvements to the public and private realm. City -Led Site Development Initatives: City -Led Site Development Initiatives here are Specific Plan efforts to accelerate development of City -controlled demonstration project sites. 7.3 ADMINISTRATION INITIATIVES The following Initiatives are intended to apply across the extent of Highway 111 Corridor subject to this Specific Plan. Their benefits should apply to all new development, redevelopment, and infill projects. CONTINUED STREAMLINED CITY PERMITTING & PROCESSING PROGRAM The City offers an online portal called The Hub, where the public can access information and services related to new development, including permit applications, inspection requests, and plan submittals. While The Hub (https://www. laquintaca.gov/business/the-hub/the-hub-online-portal) provides accessible information and efficient services, there are additional opportunities to further streamline permitting and processing. A step-by-step guide outlining the pre -application, application submittal and review, and permit and construction processes can provide clarity to the public. Review for simple permits without plans can be done over the counter. Stating reasonable review periods for different types of permits and submittals is recommended to increase transparency and accountability. An assessment of demand for these project development services can inform whether staff levels should be increased to ensure timely processing. Projects located within this Specific Plan area can be prioritized for review and approval. Additionally, special area design guidelines can set goals, provide design concepts, and minimize overall processing times. Pre -approval of site development plans, or ministerial approval, may be a key streamlining approach for City - controlled development sites where affordable housing, public realm, and other economic development goals lead to greater certainty about potential site layouts. ON -CALL ARCHITECT / URBAN DESIGNER To supplement the work required to manage, review, and approve development projects, the City can retain on -call architects and/or urban designers to assist city staff as needed. Pre -qualified consultants carry out specific tasks as decided by the planning and building departments. This can be especially useful when anticipating large development projects. These consultants can provide urban design expertise to assist the City in creating functional, attractive spaces by integrating architecture, landscape design, and urban planning. Send out a Request for Qualifications (RFQ) with: • Background on the agency and services being sought, • Partnership details and scope of services, • Payment information with a not -to -exceed amount, • Contract length and procurement schedule, • Application scoring criteria and submission requirements List anticipated projects or improvements with which the City may seek assistance, such as implementing the development code, activating open space, and walkable corridors. 122 CITY RE-PARCELIZATION PROGRAM While the City offers an online application for parcel merger approvals, consideration may be given to the development of a program for potential future redevelopment parcels. In anticipation of large anchor commercial tenants reducing brick -and -mortar footprints, a City advocate can liaise among involved stakeholders, facilitate the reparcelization, and ensure the project is in conformance with this Specific Plan. For instance, if a large parcel will likely be subdivided, the City and stakeholders should coordinate on right-of-way and ensure pathways remain uninterrupted. Other questions the City can consider when developing this program include: • Are there any CCRs from neighboring businesses? If so, will it impact who owns or leases nearby? • If right-of-way will be expanded, should the City obtain right-of-way or an access easement? • How will multimodal pedestrian paths reach and connect the subdivided site? Is there an opportunity to connect to CV Link? • If a landowner wants to redevelop, will buildings be subleased? How can the City ensure that redevelopment suits the owner's and community's needs? Major reparcelization tasks should be approved by the Design & Development Director and City Manager jointly on a per project basis, in addition to other approving bodies. This allows the City's Economic Development team and City Manager to leverage opportunities to bring in key businesses and attract development interest. A flow chart outlining required steps for reparcelization as well as detailing available options for stakeholders may provide clarification for any liaison that supplements the PARKING CONNECTIVITY & RESILIENCY PROGRAM The City should establish a Parking Connectivity & Resiliency Program to help address the various concerns and negative externalities related to an overabundance of surface parking, including those impacting the environment, public health, housing/homelessness, and others. This program should be multipronged and tackle both parking connectivity - applying multimodal tactics to reduce the need to build additional parking - and resiliency - improving existing parking facilities to make them more environmentally friendly while ensuring developers and property managers access shared -parking benefits in a zone with reduced parking minimums. The parking connectivity component should encourage "park once" concepts, reducing the number of times people must park and repark to reduce traffic congestion (and associated greenhouse gas emissions) from circling to look for parking. This may incorporate multimodal connectivity, through the expansion of park & ride facilities paired with public transit and/or mobility hubs and bike/ped facilities that make it easier to walk, bike, scoot, and take transit. The parking connectivity program may include: Local building and zoning policy changes, including eliminating parking minimums or implementing parking maximums, reducing superfluous parking where it is not necessary and reducing overall costs to developers, facilitating more residential (and commercial) development which may begin to address the housing and homelessness crises existing proposal and permitting process. • Implementation of pick-up and drop-off zones at commercial/retail/dining establishments (avoiding 123 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN the need for more parking and reducing roadway safety issues like "double parking" in travel lanes) The resiliency component should encourage the overall reduction of off-street surface parking to address climate concerns, including the promotion of green and landscape based infrastructure that will: • Improve stormwater runoff management by incorporating porous parking pavement materials, bioswales to filter and slow runoff, and native plants that require little water • Reduce the heat island effect through installation of trees, solar panels, shade structures, and reflective cooling pavement paint to reduce localized heat absorption and improve comfort for pedestrians • Replace underutilized parking with community park and green space The Parking Connectivity & Resiliency Program should involve the City as program administrator, with other parties involved including local businesses, owners of area parking facilities, SCAQMD, Coachella Valley Water District, Sunline Transit Agency, and Caltrans. The program may include parking policy changes, grant programs that provide funding for green infrastructure design and/or implementation, curb management programs, reflective cooling pavement pilot programs, tree planting initiatives, parking inventory programs, and more. 7.4 CORRIDOR DEVELOPMENT INITIATIVES The following initiatives are intended to enhance the economic profile and performance of the entire Highway 111 Corridor with potential actions and projects throughout. As such, these programs require collaborative work with the City's Planning and Economic Development teams, and City Manager. FAQADE IMPROVEMENT PROGRAM Fagade improvements bring economic benefits to the local community. Upgrading signage, highlighting or restoring architecturally significant building details, and upgrading community character through placemaking and landscape improvements has been shown to draw in customers and increase residential desirability and walkability. Typically, the local government manages commercial programs while nonprofit or neighborhood organizations run residential programs. However, public -private partnerships focused on reinvestment in the community are also common for both commercial and residential faqade improvement programs. Funds can be sourced from BID taxes, federal and state grants, Mello -Roos districts, application fees, grantee match funds, or a combination of these. Basic guidelines for a Faqade Improvement Program: • Define eligible facade, outdoor furnishing, outdoor use, signage, and landscape elements managed by participants. • Apply enforcement evenly and based on code and policy aspects of this Specific Plan and its antecedent Highway 111 Corridor Plan. Maintain a list of ongoing interior architecture, site development and urban design best practices and examples other businesses and developers have done. Post application packet online in an accessible location and include a staff point of contact for questions. LOOP CIRCULATOR TRANSIT PROGRAM While existing transit systems are in operation, loop circulator transit programs can fill in the gaps by providing additional service connections for residents and tourists to key city locations. The transit authority assesses gaps in current transit stops and determines the demand for connections from residential areas to major anchors and city services. These programs supplement existing services and are not intended to replace routes. This type of program can be on -call but operate regularly during weekday peak commute hours. Similarly, an employer -sponsored transportation program incentivizes public transportation and reduces vehicle miles traveled (VMT). Employers work directly with the transit authority to purchase fares or create vouchers. An employee liaison can be the point of contact between the transit authority and the employer, and recruit colleagues into the program. Or a third -party administrator can manage the program. Employers may qualify for federal commuter tax benefits. ESTABLISH ACTIVATION & SEASONAL EVENTS PROGRAM Brew in LQ, the Farmer's Market and Art on Main Street are examples of outdoor, seasonal events that bring La Quinta residents out and generate revenue for the city. Live entertainment, food vendors, and exhibitors can occupy underutilized parking lots or similar spaces temporarily. Seasonal events may disrupt nearby businesses if access or visibility to those businesses are hindered. The City should work with nearby business owners to ensure a positive experience for them and a successful event that draws in crowds. La Quinta can also leverage the popularity of temporary pop-up events or night markets. Pop-up events can promote anything, such as limited -edition products, specific brands, and popular entertainment programs. They can last anywhere from one day to a few months. Night markets in California are typically seasonal events that attract residents through food, activities, art, entertainment, and socializing. Their popularity and economic potential even grabbed the attention of state legislators, when a bill was introduced in 2023 to streamline permitting of these events. The City can create a special permitting process for night markets so re- applying for event permits won't be necessary. 124 HIGHWAY 111 OPPORTUNITY BROCHURE & OUTREACH PROGRAM The City is encouraged to promote the Highway 111 Corridor as a distinct area of livability and opportunity in the city. The Corridor promises to be the hub of mixed -use development with goals of walkability, proximity between diverse uses, and at a large urban scale. La Quinta is known as an otherwise lower density community with predominantly single use sites. Therefore, promoting Highway 111 Corridor development opportunities as part of a coordinated outward marketing campaign administered by the Economic Development team, will raise awareness of: • The high quality and growth of the existing retail and entertainment • City -led development sites which will feature housing supportive of a diverse workforce • The entertainment focus of the Corridor, including outdoor events and venues sought • The synergy of an administrative focus on approving mixed use infill in the corridor • Incentives and programs which support developers and entrepreneurship • Public realm and streetscape improvement plans Several of the above benefits are presumed to be under -way by the time a brochure or marketing package is assembled. Alignment with an economic development website landing page, sizzle reel, and a list of departmental and private land -owner contacts will be immensely helpful to ensuring an outreach effort effectively connects at the level of development and retail industry organizations. Groups such as the Southern California Development Forum, ULI, retail conferences, and other real estate and development groups are important for direct outreach to small regional businesses looking to expand to another location. Direct outreach to potential event operators for events such as athletic events, yoga and wellness conferences, product, arts, and cultural events host organizations may all be relevant targets of this initiative. SMALL BUSINESS OR INDEPENDENT RESTAURANT STARTUP PROGRAM The quantity of anticipated mixed -use development with Active Frontage, especially in a vertical mixed -use format, establishes a need for successful small -footprint independent dining and service operators. Planning for this comports with features of the economic forecast accompanying this Specific Plan. It advises a demand for a limited number of small independent restaurants. There is also significant demand for stand- alone restaurant opportunities. Ground leasing and operator agreements involving the City -owned sites put pressure on the City to ensure success in both types of commercial settings. Recommended incentives that are common among Cities supporting these businesses include: Waivers or deferrals for sewer connection fees, especially for "spec" development • Financial support or deferrals for fire protection costs in existing space fit outs • TIF Financing for vertical mixed -use projects that themselves need to subsidize initial tenant ground floor commercial. A case -management level of support is also recommended, which supports the establishment of independent restaurants and small businesses through their design, permitting, construction, and completion/ occupancy stages. In this type of program, a case manager is assigned to each establishment destined to be part of an owner -occupied or multi -tenant project. When conceptual design is complete, the case manager can coordinate meetings with relevant agencies to clarify code requirements, solve problems, and determine planning solutions. Once plans are submitted for final review, the case manager can liaise with agencies and monitor plan -check progress, helping to obtain clearances. Case managers in such programs can advise on the construction sequence and recommend a target opening date with forward preparations. At the completion stage, such case managers assist in follow- up problems which require solutions in the first months of operation. Further, they can connect the small business to City -led promotional initiatives such as the outdoor events programming. COMMUNITY INSTITUTIONS AND RESOURCES The City should continutually evaluate the needs of a growing resident population in and around the Highway 111 Corridor Plan Area. Coordination with businesses and providers of basic community services, education, health and welfare will ensure those resources are part of an economically and socially vibrant community in the Corridor. Potential economically viable uses for the planned, privately -owned Institutional / Office space include hospitality, medical, or construction industry vocational schools; a children's day care center; or a charter school. 125 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN Other possible uses include medical offices; government or social infrastructure; a community center; or some combination of these. The City has a special opportunity to ensure those resources have a presence near affordable and market rate housing within it's City -controlled demonstration project sites. Design & Development and Economic Development Departments are encouraged to consider the wellbeing social and economic performance of the community with respect to the availability of such services and institutions in the long term. Business incubation, shared showrooms and meeting space, college extension and professional training are instituational facilities that can catalyze special economic clusters in conjunction with increased entertainment uses.' Organizations that may be engaged to determine their interest in collaboration are listed below: • Desert Sands Unified School District • Aspire Public Schools • Green Dot Public Schools • Western Electrical Contractors Association • NORCO College • InterCoast College • UEI College • San Joaquin Valley College • UC Riverside • CSU San Bernardino • College of the Desert • Desert Care Network • Kaiser Permanente • Eisenhower Health MIXED -USE ADVANCEMENT AREAS POLICIES & PROGRAM The Highway 111 Corridor Specific Plan governs one of Coachella Valley's most commercially vibrant districts and is intended to be further economically stimulative by unlocking the potential for new development types and more diverse uses, alongside new investment in the public realm. This economic development mission will support the provision of mixed -use buildings, especially vertical mixed -use development types. These project types provide the greatest degree of economic resiliency and pedestrian walkability by placing important jobs, services, and resources within steps of robust housing supply. The initiative uplifts the entire Specific Plan Study Area economically, but preferences the physical development of north -south entry roadways leading from signalized intersections. These are likely to be collectors and drives that serve as the "front door" into developments - visible to Highway 111 but set back from the highway for a better pedestrian environ. These Advancement Areas are identified in the Land Use Framework Concept with a summary description in the Land Use and Urban Design chapter. They embody both policy and program. The policy dimension consists of two interrelated policies: • Development Policy, a development bonus implemented through code • Incentive Policy, a development incentive implemented through administrative collaboration 126 The Mixed -Use Advancement Area Development Policy is part of the Land Use & Urban Design plan element and is administered by the Department of Design & Development. It will be enforced through the development plan review and approvals processes. Mixed -Use Advancement Area Development Policy details include: • Co -located with Active Frontage Nodes that require a minimum of Active Frontage, which coincide with key development corners, • Criteria for approval is the development must be a single footprint mixed -use building in a horizontal or vertical format, and that footprint must be no larger than one development block (maximum 400' from right-of-way corner at Active Frontage Node). • Allow an increase in height for vertical or horizontal mixed -use • Preference the creation of north -south oriented mixed -use corridors that are most visible from Highway 111, as opposed to mixed use with Active Frontage buildings directly facing Highway 111. This encourages better connections through to the CV Link and within neighborhood. • Aligns with and supports the State Density Bonus law allowing a dwelling unit density increase (AB 1934) whereby a height limit increase may be needed with commercial or parking uses dominating the ground floor. The Development Code defines what types of commercial uses may operate in each mixed -use project. Market demands, lease costs, and parking requirements are all potential bars to entry for neighborhood -scale, independent (non -chain) tenants. As a result, many mixed -use development projects must subsidize otherwise vacant ground floor commercial in the early years of the project proforma timeframe. Building costs are also greater for vertical mixed use. To ensure these projects occur in the Highway 111 Corridor, an incentive is recommended, and the study and creation of an incentive program is therefore a policy of the Highway 111 Corridor Specific Plan. Mixed Use -Advancement Area Incentive Policy requirements: 1. La Quinta Design & Development Department and it's Director, the Economic Development Subcommittee and the City Management Department Director should bring forth potential incentives collaboratively. The Economic Development Subcommitte shall review and refine those incentives. These Mixed -Use Advancement Incentives will be brough forth for official approval by City Council as a Mixed -Use Advancement Areas Program for qualifying projects. 2. This Program shall be adopted within the time horizon of the Highway 111 Corridor Specific Plan and be evaluated for potential renewal after each development project use of the program. The Mixed -Use Advancement Area Incentive Policy is part of this Administration &Implementation Plan and is 3. Qualifying projects must meet the requirements for related to the Land Use &Urban Design Plan element as it an allowable height bonus as part of the Mixed -Use applies only to development projects that meet the Mixed- Advancement Area Development Policy, which include Use Advancement Area Development Policy criteria. This single footprint mixed -use building in a horizontal or Incentive Policy is, most simply, a commitment to develop vertical format, and that footprint must be no larger an incentive program. than one development block (maximum 400' from 127 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN right-of-way corner at Active Frontage Node). They do not need to utilize that bonus. The Mixed -Use Advancement Area Program will be administered by the Department of Design & Development, and project qualifications, criteria evaluation, and ongoing incentive progress monitoring will be jointly administered by the City Manager's Office and the Design & Development Department. MIXED -USE ADVANCEMENT AREA PROGRAM INCENTIVE RECOMMENDATIONS The Mixed -Use Advancement Area Program is intended as an incentive program for projects administered according to the Mixed -Use Advancement Area Policy. Such incentives are typically a form of public -private partnership. While the City can form a deep supportive collaboration with developers on City -owned parcels, such incentives -based approaches to economic development are recommended for study and adoption at privately owned infill sites located along Mixed -Use Advancement Areas. The following are three common approaches recommended for consideration: TAX INCREMENT FINANCING AND TAX DEFERMENT Tax Increment Financing (TIF) is a common tool used by cities to enable redevelopment - especially in the creation of mixed -use development types. A TIF program allows developers to hold -off the burden of increasing property taxes incurred by the enhanced value of the redeveloped site. Given this will enhance the position of infill projects with adjacent existing uses, the properties subject to TIF need to be clearly established and inclusive of the entire mixed -use building. It is recommended that in the project plat map, a separate parcel be provided for the mixed -use building(s) subject to the TIF incentive. A TIF program requires the adoption of a Highway 111 "TIF District" by council resolution and a portion of the property taxes deemed a "tax increment" above established base taxes would be allocated to an agency whose jurisdiction coincides with the TIF district. This program would be subject to Municipal Resolution No. 2018-013 which describes La Quinta's updated Debt Management Policy, and California Constitution Article XVI - Section 16 on Public Finance. Typically, cities issue a municipal bond to absorb the impact of deferred or reduced taxes for such programs. TIF financing may be applied in a more limited program focused to assist developers with the tax increment associated with project elements that benefit the public, such as shared parking with public access, streetscape improvements, affordable housing, or required open space. IMPACT FEE REDUCTION Development impact fees were not highlighted as a limiting factor for multi -family developers in stakeholder interviews. Still, the scale of potential projects redeveloping existing retail properties could include hundreds of dwelling units and commercial uses, leading to significant impact fees. Fee reductions by cities are typically in the range of 25% to 75%, should apply to the entire corridor, but may be tied to specific development types and land uses. Often, these discounts are associated with multifamily dwelling unit targets in their adopted Resolution. They especially benefit retail tenancies that require special sewer connections that incur significant costs to spec spaces for small restaurant business. INFRASTRUCTURE IMPROVEMENTS In the City of La Quinta, developers cover the cost of lateral connections to utility mains, including soft costs for analysis and design. Public funding for site and connection costs may serve as an instigator/catalyst for both City -controlled and private mixed -use development projects. Such a benefit may be tied to projects where roadway access inside the development site is returned as public right-of-way. Numerous other programs and incentives approaches have precedent throughout California and within the Coachella Valley. The City should explore for potential establishmentthat which examples suit La Quinta best to advance the development of mixed -use. TIF District: A TIF District is typically an Enhanced Infrastructure Financing District (EIFD) for the enablement of mixed use development. They are establihsed as a distinct public agency, governed by a 5+ member board inclusive of Council, County, and community representatives. Their creation requires findings of completion and compliance reporting with the State Controller. Annual reports and an independent audit are an ongoing requirement for TIF Districts. 128 7.5 CITY -LED SITE DEVELOPMENT INITIATIVES The three City -led development sites reflect location -specific opportunities to enhance the economic trajectory of the Highway 111 Corridor while delivering affordable housing in wholistic walkable urban settings. A proactive approach to planning, partnership, and preparation of these sites is described in this section. CITY -LED SITE ONGOING PLANNING This Highway 111 Corridor Specific Plan provides initial development concepts that illustrate a potential development intensity for these sites that may achieve affordable housing and commercial development goals. To maximize the potential of these districts to serve as demonstration projects for walkable and livable urban settings, the City should continue the work of site design to provide potential developers examples of: • More open space and its prime role in placemaking in tandem with height increase • Flexible site layout potential through increasing of shared parking • Greater vertical mixed -use, especially in favor of potential City incentives CITY -LED SITE MINISTERIAL APPROVAL Design concepts provided in this Specific Plan should be presented in RFP/RFQ briefs to affordable housing developers- ensuring proposals reflect the City's vision for this Corridor. The City's Design & Development Department may opt to provide a draft entitlements package based on a preferred concept for these sites - generated either from concepts presented in this Specific Plan or from continued site planning. In conjunction with the Planning Commission and City Council, they may choose to issue ministerial approval for the development plan to enhance potential development partner interest. CITY -LED SITE LEASING STRATEGIES The City may consider parcel sale or leasing strategies that leverage its role in the the City -led site development projects. These may include lease, leaseback, or groundlease arrangements, especially when tied to incentives. They can be focused on affordable housing, or key commercial offerings such as entertainment or unique and creative food and beverage. CITY -LED SITE PREPARATION The development concepts presented in this Highway 111 Corridor Specific Plan provide a realistic site design direction that aligns with the accompanying programmatic MND documentation. The City may enhance the attractiveness of partnership for developers with forward site infrastructure installation. Among these, the City may consider stub -end utility connections and • CV Link activation, especially non -retail uses such laterals, necessary mains upgrades, site transformers as resident common facilities with increased residential load requirements, anticipated roadway and streetscape improvements, and limited rough grading and drainage facilities. 129 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 130 ACTION PLAN IF Irma Ili r^ 8.1 INTRODUCTION + OVERVIEW The Action Plan supports the Administration & Implementation elements of this Plan by advising on the timing and duration of initiatives, projects, and expected redevelopment to optimize their achievability and effectiveness. INTRODUCTION The Highway 111 Corridor has adopted an aspirational vision through its Corridor Plan; this Specific Plan provides an actionable strategy with policy tools. This Action Plan chapter serves as "rubric for readiness" that informs the Department of Design & Development when projects should commence and when to act to realize the Corridor Plan vision by 2050. The purpose and instrumentality of this section is in the form of staffing levels and their readiness, the duration of administrative cost commitments for each initiative, and major capital improvements projects. The Action Plan's timeline is wholly, or partially, contingent on private sector activities; i.e., land development. The Action Plan timeline helps the City anticipate private sector needs in order to: 1. Communicate and share growth expectations with constituents 2. Implement positions in the Economic Development and Design and Development departments dedicated to facilitating further development of projects across the City and primarily dedicated to the Specific Plan's objectives 3. Rationalize alignment between public works and private investment timing 4. Prioritize programs and site improvements for maximum economic enhancement An abiding consideration in the review of this Action Plan should be the interrelatedness among the expected pace of real estate market absorption of dwelling units and commercial spaces, the balance between City -led affordable housing and future private - led infill, and the role of City involvement to instigate each at the righttime. Encouraging the housing market to achieve compact walkable housing as nearly as possible to the original Corridor Vision requires deliberate planning and collaboration with development partners for the City -led demonstration projects. This Action Plan provides a realistic expectation of the real estate market's maximum capacity to absorb those developments over the coming years. CHAPTER OVERVIEW This Chapter organizes initiatives and projects by type, and similarly according to public or private ownership of the work. The Specific Plan implementation is organized through six total phases with a view to a 2050 planning horizon. Each initiative or project is represented by a timeline bar that should be inclusive of programming, design, and implementation/ construction. Projects are expected to be fully built and leased at the end of each bar. The Action Plan timeline includes the following sections: • City Initiatives • Current Development Projects • City -Led Development Projects • City Public Works Projects • Forecasted Private Development 132 8.2 ACTION PLAN TIMELINE City Initiatives and Near -Term Development together will facilitate the economic and physical evolution of the Corridor by offering public programs and administration that accelerate projects while delivering new neighborhoods that demonstrate a highest -and -best urban future. ACTION PLAN PHASES This Action Plan is organized through six total phases, the first of which is a "Priority" two-year phase of establishing administrative actions and programs for City Initiatives while overseeing the completion of current development projects (both private and City -led). Thereafter, the Action plan is measured according to five -year development horizons that begin at the adoption of this Specific Plan. Actions through the end of 2034 is identified as "Near -Term" and, including Priority action years, constitutes the first ten years of implementation and development. This period is characterized by change through City -initiatives and City -led development projects. After the first ten -years, the real estate market is expected to respond to this transformation by taking advantage of infill and redevelopment opportunity throughout the Corridor in the "Long Term." That period will be characterized by private sector leadership through development that moves the district in the direction of the vision presented in the Corridor Plan. Over this period, the City must continue to respond to growth through public works and administrative support. In all, this Action Plan prepares the City for a quarter -century of transformation and growth. CITY INITIATIVES & CITY -LED DEVELOPMENT HIGHLIGHTS Some City Initiatives are important for anticipatory © The City prioritizes establishing entertainment and dining uses fronting Highway 111 at it's 15-acre demonstration site. Delivery of affordable housing on the site is anticipated to occur when a mixed -use partner is ready to move forward with a commercial project. planning work, proposals and permitting, and promotion 0 A retail/entertainment use or lodging adjacent to and solicitation to development partners. These need to Residence Inn may occur first, ahead of expected be established as the earliest actions. Other Initiatives housing on this parcel. are not prioritized until they are needed in support of new development. Current Development Projects pertains to ongoing private development not within City -led sites, while City -Led Development Projects pertains to upcoming development on City -controlled parcels. These are considered as the first to develop and will demonstrate the kind of growth expected in the future of the Corridor. O On -Call Architect/Urban Designer assists City interpretation of Plan and Code while encouraging high quality outcomes in City -Led development projects. In the long-term, City staff levels may increase to accommodate expended redevelopment activity. © Events programs, marketing and outreach, and developer solicitation are among the earliest actions. © Business Startup Assistance, engagement with institutions, and shared parking are all needed once new development occurs. 0 Development of the private -controlled commercial frontage portion of the City -led site at Dune Palms has commenced, and the development of affordable housing with some limited retail services is expected next. 133 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN CITY INITIATIVES R CITY -LED DEVELOPMENT On -Call Architect I Urban Designor Derpry 6 Development Establish Activation d Seasonal Events Program Dupn 6 Drvekve wf Niighvey 111 Opportunity Brochure & Outreach fmn D•MAtnnV" ling Prep 3 So:,. a son Owpn 6 DowkonwM Facade Improvement Program Do""6Owelotanwrt Business Startup Program Egan De okpavk lastnutional Resource Land Assistance Program_ Econ Dwekpmw4 Parking Connectiv1!yfi Resiliency Program 9wagn6D^vkp7wM Loop Circulator Transit Program Pubic A" Nixed -Use Advancement Areas Program Dupn6DowkwnW City Lot Repaicelrzatton Program Daspn 6 Dswlapnwrf Washington 3 Adams SoWh I Sol -Terra and Conwrlarolal Fronfapa • - eiopment _ De —pa Retail at A.+Ao centre Or De roaipa. Offic0insbWt onpl at Auto Centre Dr Drvekper -• 0 • . H" at AWD Centre Dr De•Noper J - :NIICaX•1•:a`-' ya/J:i•1r:xNt=fl�T'�i3�"=T'�F'''! -- Durle Palms S Jefferson North I Duna Pains Parcel _1011116- Rght of ylray _:, & uuiroes Putk MkN Retail at Hghxay 1.:1 — Dwpn 6 De•etpawr _ MallAamly w! Lrmted Ground Fbor Reta i Ovagn 6 Oe•yAap+rrnf Adams A Dune Palms North 1 15 Acre Damonstdiiil PHASE 3 j2O3O.2036j PHASE 6 [2035 - 20391 PHASE 5120#0.20"] PHASE 612"5 - 20091 r lEi IHgrvay © - lerta *nt Or,;M i etad at 111 D 6 MuMfamly at Rear / CV Link Deagn 6 Oe•ekpa- Muttdamly at Front wl Lineled Ground Floor Ret, De pn 6 11111111111IMixed Use O f eAnaOhAonal at Highway 111 Deaq, 6 Derekpawrf Office Du&PrrnisA' ` ` nIoulil I Residence Inn Par -- Rght of Waf Parceizew & MIME- _ AdfeMhrke Enlelta nment Onenled Retail at Hrprway 111 Dom" A Dv"*powA "ft" ly al Rear I vow comNns Vvy Dwpn 6 Oeveitys-if FIG 8-1: ACTION PLAN TIMELINE: CITY INITIATIVES & CITY -LED DEVELOPMENT 134 PUBLIC WORKS CONSIDERATIONS Each major Public Works project for Roadways & Streetscapes is expected to include at least a year of programming and planning, including public engagement around safety and pedestrian facility needs, detailed traffic analysis and modeling, final design of bridging documents, and a bidding process. After these steps, construction will take at least a year for major roadway reconfigurations. Highway 111's reconfiguration entails new paving and striping, curbs, sidewalk reconstruction and landscape replacement. Further, it's related Cultural Trail may require additional preparatory work along the north landscape buffer. Through the length of the Specific Plan corridor, Highway 111's total reconfiguration is expected to take 10 years. Other streets may take priority given their relationship to Near Term City -Led development, including La Quinta Dr and Corporate Centre Dr streetscapes. Most open space projects are components of expected City -led developments that will need to meet open space requirements, and so should be programmed to occur within the next 10 years. FORECASTED PRIVATE DEVELOPMENT CONSIDERATIONS The economic and real estate forecasts that accompany this Specific Plan measure market capacity for new dwellings and commercial through the next 15 to 20 years, where project completion may entail phases lasting through 25. Distributing likely private redevelopment projects to commence consecutively and at an even pace comports with the reality that developers will avoid a saturated market. Generally, the City should anticipate a major development proposal every five years if the economic forecast is fulfilled within the life of this Specific Plan. PUBLIC WORKS & PRIVATE DEVELOPMENT HIGHLIGHTS Roadway & Streetscape projects are generally considered to occur consecutively, with one major roadway under construction at a time within the Highway 111 Corridor. Highway 111's reconfiguration will need to occur in a phased manner and will dominate a majority of the Action Plan timeline. Capital improvements planning should anticipate the fiscal impact of all these roads and project impacts overtime. The new bridge at Dune Palms - recent Public Works in the Highway 111 Corridor. The Forecasted Private Development shown in this Action Plan is distributed evenly based on realistic market absorption expectations, but is likely to change in some manner, including the order of which project proposals come to the City. O Highway 111, while shown as a decade -long effort, will occur in large phases, with major segments being completed part -way through this period. Q A Gateways and Landscape Enhancement project is included to account for near -term work to improve parkway and setback buffer landscapes currently in a state of disrepair or decline. These projects are expected to include gateway and median signage that announces the Highway 111 corridor. Q The Cultural Trail is understood to be a separate parallel project to Highway 111 reconfiguration. This entails initial infrastructure such as pathway and planted areas. An ongoing management program will convene artist works for installation over the years. Q The earliest private developer -led projects are likely to be retail infill and commercial recapitalization. © An increase in private developer -led residential projects is more likely after City -Led affordable housing sites are completed. This is because the local real estate market's capacity to "absorb" or occupy housing units is expected to be constant and balanced. 135 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN PUBLIC WORKS & PRIVATE DEVELOPMENT Roadway & Streatscape Projects *Wtf4ft PHASE 3 raX - 20Tq PHASE I [2035.20"] PHASE S (2010.20W] PHASE 612M - 2d9j r = Dire Palms Rd (Seccrxiary At•,erra!) PU&C Kriws La Ounte Or (Collector) PuNc Woks Corporate Center Or (Crstrict Or") P46W Wows AUo Centre Dr I avenue 47 (Drstnd Drtve) P11e41c Works Hghwa/ 111 (MUtxnodal Corrdor) _ PL&C Wort O� Adams St (Secondary Arterial) PiiWc WOAS Corporate Center Dr (Cw.rr_t Private CY.ve) PaINC VAr s Landscape & Open Space Projects Regional Gateways Landscape Ernaneernent Here Warwe Pocket Park at Dune Palms Pielc Works Pocket Park at La OJtnta Or Re4c Kbks dal Trail & CV Link Cti' omdor Segment PieJc Kbks Ctltur a, 'ra F ta<_e t PieIeYYGrb CLft ral Ttat - Phate, 2 PUNC Works It•]:lxNci fra•l1:iPa7�111'. . 14P — Washington A Adams South I Retail It11R' Washington & Adams North I La Casita Sites _ Do~ - t�;l ar- -era .cJ�ir.- 1?tIMADDa Otfce,nHo•zontal Ir ec Da111*101, YYashirtoon 3 Adams South I Movie Theater Inhll Requned Open Space — Devektper I© ResKfProjectr Project with Retae Component De`eioper 1 Adams 3 Dixte Palms South I Old Sams Club Parking Lei Regived Open SFuce Lk.ebpr M%Oamy Resdermal I,ll Devektper Washngton R Adams North I Koh Is' and Surrounding Parcels Revered Open SDace Dovewtoar Office in Hon zonial Mixed Use Devawsow Retail in Honzontat Moved Use 1MAdamly ResiderUal in Horeo wl M xco Cbc Hotel Site FIG 8-2: ACTION PLAN TIMELINE: PUBLIC WORKS & FORECASTED PRIVATE DEVELOPMENT 136 Alp PART APPENDICES + CODE r 10 f• • " ! N -- .Ak- j-_ APPENDIX A: MARKET DEMAND ANALYSIS APPENDIX B: DEVELOPMENT STRATEGY STUDY APPENDIX C: MITIGATED NEGATIVE DECLARATION DEVELOPMENT CODE (LA QUINTA MUNICIPAL CODE - CH. 9.105) FATI W N , • A � Market Demand Analysis MEMO To: Jonathan Linkus and Todd Tregenza, GHD From: Lisa Wise Consulting, Inc. Date: August 11, 2022 Subject: La Quinta Highway 111 Specific Plan: Market Demand Analysis Introduction This memo summarizes the Market Demand Analysis (Task 4.2.3), which describes the city's demographic, economic, and real estate market conditions and trends and evaluates existing constraints to future development through the lens of market supply and demand. The memo also provides an estimate of future demand for retail, office, hotel, and residential space in the Highway 111 Project Area. Key Findings Residential Demand • By the year 2045, La Quinta could have a citywide demand for approximately 4,439 to 5,743 new housing units, or between 193 and 250 new housing units each year. Among the 2045 citywide demand, there could be demand for between 3,520 to 4,554 single-family units and 919 to 1,189 multifamily units. • From 2022 to 2045, the Highway 111 Plan Area could have demand for approximately 644 to 833 new housing units, or between 28 and 36 new housing units each year. Office Demand • By the year 2045, the City of La Quinta could have demand citywide for approximately 24,307 to 81,025 square feet of office space, and the Highway 111 Pan Area could have a demand for approximately 10,209 to 34,030 square feet of office space. Hotel Demand • Based on a review of the Highway 111 Plan Area amenities, commercial uses, urban form, and the siting of previous hotel development, it was determined that the Plan Area would most likely attract mid -tier hotels in the future assuming there are no structural changes in the Plan Area. • By the year 2045, La Quinta may have demand for between one and three mid -tier hotels with 100 to 150 rooms, and the Plan Area could absorb up to one mid -tier hotel through the year 2045. Retail Demand • By the year 2045, La Quinta could have demand for between 332,886 and 388,290 square feet of retail, and the Highway 111 Plan Area, could have demand for between 163,114 and 190,262 square feet of retail. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 11 Demographic and Household Conditions This section describes characteristics of La Quinta's population using data from the American Community Survey (ACS) and HUD's Comprehensive Housing Affordability Strategy (CHAS). The analysis compares La Quinta with the nine cities represented by the Coachella Valley Association -Government (CVAG)l and Riverside County to provide a relative understanding of conditions in La Quinta. Population and Households • In 2020, La Quinta had an estimated 41,650 residents and 16,292 households (Table 1). • In the last decade, La Quinta's population grew at a slightly faster pace than in Riverside County and the CVAG Cities. From 2010 to 2020, La Quinta's population grew by 16.8 percent compared to 15.6 percent in Riverside County and 14.9 percent in the CVAG Cities. During this period, the number of households increased by 19.3 percent in La Quinta, 10.4 percent in the county, and 24 percent in the CVAG Cities. • La Quinta households are slightly larger than households across the CVAG Cities, but households in La Quinta and the CVAG Cities are much smaller compared to the county overall. In 2020, the average household size was 2.55 in La Quinta, 2.41 for the CVAG Cities, and 3.26 for Riverside County. 1 The CVAG Cities include Desert Hot Springs, Palm Springs, Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta, Indio, and Coachella. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 12 Table 1: Population and Household Trends, 2010 to 2020 La Quinta Total Population 35,661 41,650 5,989 16.8% Total Households 13,658 16,292 2,634 19.3% Average Household Size 2.61 2.55 -0.06 -2.3% CVAG Cities Total Population 336,693 386,873 50,180 14.9% Total Households 128,779 159,722 30,943 24.0% Average Household Size 2.60 2.41 -0.20 -7.5% Riverside County Total Population 2,109,464 2,437,864 328,400 15.6% Total Households 666,906 736,413 69,507 10.4% Average Household Size 3.12 3.26 0.14 4.5% Source: American Community Survey, 5-Year Est., 2010, 2020. Race and Ethnicity • La Quinta is less racially and ethnically diverse than Riverside County and the CVAG Cities. In 2020, about 54 percent of La Quinta's residents identified as Non -Hispanic White compared to 34 percent in the county and 41 percent in CVAG Cities (Table 2). • The Hispanic/Latino population is the second-largest racial and ethnic group in La Quinta (36.2 percent) but is less represented in La Quinta than in the county (49.4 percent) and CVAG Cities (49.6 percent). Table 2: Race and Ethnicity, 2020 QuintaLa Number. -Number Percent Non -Hispanic White 22,594 54.2% 159,142 41.1% 837,847 34.4% Hispanic/Latino 15,080 36.2% 191,743 49.6% 1,204,521 49.4% Non -Hispanic Black/African American 714 1.7% 11,927 3.1 % 148,003 6.1 % Non -Hispanic Asian 1,802 4.3% 14,566 3.8% 159,004 6.5% Other Race/Ethnicity 1,460 3.5% 9,495 2.5% 88,489 3.6% Source: American Community Survey, 5-Year Est., 2020. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 13 Educational Attainment • Educational attainment is higher in La Quinta than in the county and the CVAG Cities. In La Quinta, an estimated 33.4 percent of residents who are 25 years or older have earned a bachelor's degree or higher compared to 23.2 percent in Riverside County and 27.2 percent in the CVAG Cities (Table 3). Table 3: Educational Attainment, 2020 High School Degree or Less 9,081 30.0% 125,512 43.8% 697,174 43.9% Some College 10,752 35.5% 83,180 29.0% 521,489 32.8% Bachelor's Degree 6,364 21.0% 46,935 16.4% 236,902 14.9% Advanced Degree 4,048 13.4% 30,911 10.8% 132,238 8.3% Total Population 25 Years or Older 30,245 286,538 1,587,803 Universe: Population 25 Years or Older. Source: American Community Survey, 5-Year Est., 2020. Age Distribution • La Quinta has a relatively large population of elderly residents (age 65 or older). In 2020, 27.1 percent of La Quinta residents were 65 and older, compared to 24.3 percent in CVAG cities and 14.5 percent in Riverside County (Table 4). • La Quinta and the CVAG Cities also have a somewhat smaller population of teens and children (age under 18). In 2020, 20.1 percent of La Quinta's population was under 18 years old compared to 18.6 percent in the CVAG Cities and 25.2 percent in Riverside County. Table 4: Age Distribution, 2020 Under 18 8,368 20.1% 71,812 18.6% 613,823 25.2% 18 to 24 3,037 7.3% 28,523 7.4% 236,238 9.7% 25 to 44 7,597 18.2% 89,172 23.0% 654,005 26.8% 45 to 64 11,348 27.2% 103,475 26.7% 581,423 23.8% 65 and older 11,300 27.1% 93,891 24.3% 352,375 14.5% Source: American Community Survey, 5-Year Est., 2020. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 14 Household Type and Tenure • Families with children are less represented in La Quinta and the CVAG Cities than in the county. In 2020, 23.6 percent of households in La Quinta were families with children, which was slightly higher than in the CVAG Cities (20.8 percent) but lower than in Riverside County (37.2 percent) (Table 5). • Families without children comprise 43.7 percent of the households in La Quinta, which is a higher share than in the CVAG Cities (35.6 percent) and Riverside County (36.1 percent). • La Quinta has a slightly higher percentage of owner -occupied households (72.4 percent) than the CVAG Cities (67.2 percent) and Riverside County (67.5 percent) (Figure 1). Table 5: Household by Type, 2020 Families with Children 3,852 23.6% 33,144 20.8% 273,902 37.2% Families without Children 7,127 43.7% 56,940 35.6% 265,556 36.1% Single -Person Household 4,517 27.7% 58,422 36.6% 156,654 21.3% Other Non -Family Household 796 4.9% 11,216 7.0% 40,301 5.5% Source: American Community Survey, 5-Year Est., 2020. Figure 1: Housing Tenure, 2020 100% L-1, 0 a 80% W = 60% a� iz 40% U U O 20% 0 0% La Quinta CVAG Cities Riverside County ■ Owner Occupied Renter Occupied Source: American Community Survey, 5-Year Est., 2020. Income • In 2020, La Quinta's median income was $75,724 (Table 6). La Quinta's median income was higher than the CVAG Cities median income of $54,916 and somewhat higher than Riverside County's median income of $70,732. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 15 • La Quinta also has a larger share of households earning $125,000 or more annually and a smaller share of households earning less than $30,000 per year than the CVAG Cities and Riverside County. In 2020, 17 percent of La Quinta households earned less than $30,000 per year compared to 29 percent of households in the CVAG Cities and 21 percent of households in Riverside County (Table 7). In the same year, 29 percent of La Quinta households earned $125,000 or more each year compared to 19 percent of households in the CVAG Cities and 24 percent of households in Riverside County. • When controlling for household size, La Quinta has a higher percentage (70.6 percent) of moderate and above moderate -income households (earning 80 percent of the area median income or greater) than CVAG Cities (55.8 percent) and Riverside County (63.3 percent) (Figure 2). Likewise, the shares of households that are low income (14.1 percent), very low income (7.5 percent), and extremely low income (7.8 percent) are less in La Quinta than in the CVAG Cities and Riverside County. Table 6: Median Income, 2020 La Quinta $ 75,724 CVAG Cities $ 54,916 Riverside County $ 70,732 Source: American Community Survey, 5-Year Est., 2020. Table 7: Households by Annual Income, 2020 Less than $30,000 2,725 17% 46,358 29% 151,767 21 % $30,000 to $49,999 2,825 17% 27,657 17% 111,238 15% $50,000 to $74,999 2,545 16% 26,084 16% 124,844 17% $75,000 to 124,999 3,458 21 % 29,632 19% 172,337 23% $125,000 or More 4,739 29% 29,991 19% 176,227 24% Source: American Community Survey, 5-Year Est., 2020. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 16 Figure 2: Households by Adjusted Income, 2018 0 -0 80.0%En Iq 8 M g o �° 70.0% L6 U) 60.0% `O 0 50.0% _0 40.0% 30.0% o N M o 0 0 f0 a v 20.0% o o � oo � � L6 p 10.0% ■ ■ 0 0.0% Extremeley Low Very Low Low Moderate and Above (0-30% AMI) (30-50% AMI) (50-80%) Moderate (>80% AMI) ■ La Quinta CVAG Cities ■ Riverside County Source: HUD, Comprehensive Housing Affordability Strategy, 2018. Demographics and Households Conclusions • There is likely a demand for a variety of new housing in La Quinta. Overall demand for housing is demonstrated by the significant growth in population and households in La Quinta and by the regional pressures for housing exacerbated by the ongoing housing crisis. (The extent of demand for housing in La Quinta is further explored in the Residential Market Demand Section). La Quinta's household demographics suggest there is a demand for a mix of larger housing types to accommodate families with children and smaller housing types to accommodate families without children and single -person households. However, La Quinta has a relatively large population of families without children, which may require less space and drive demand for smaller units. Demand for smaller units may also be driven by La Quinta's senior and aging population. And while most city residents are homeowners, a significant portion of households rent their home, indicating demand for both ownership and rental housing. Single-family homes and large condominiums, townhomes, and rental multifamily units are likely needed to support families with children in La Quinta. Smaller for -sale and rental multifamily units would also be needed for families without children, single -person households, and seniors. Economic Conditions This section describes La Quinta's employment trends compared to Riverside County. The analysis uses the publicly available data source, Longitudinal Employer -Household Dynamics (LEND) and HdL data provided by the city. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 17 Employment Overview • In 2019, there were an estimated 11,672 jobs in La Quinta, and 56 percent of these jobs (6,488 jobs) are estimated to be in the Highway 111 Plan Area (Table 8).1 • The total number of jobs in La Quinta accounts for 8.8 percent of total jobs in the CVAG Cities and 1.6 percent of total employment in Riverside County (Table 9). • From 2011 to 2019 total employment in La Quinta decreased by 8 percent, while employment grew by 11 percent in the CVAG Cities and by 28 percent in Riverside County (Table 10). Table 8: Total La Quinta Employment, 2019 Total JobsT% La Quinta Highway 111 Plan Area 6,488 56% La Quinta 11,672 100% Note: The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California. Source: LEHD, 2019. 'The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 18 Table 9: Total Employment, CVAG Cities and Riverside County, 2019 La Quinta 11,672 8.8% 1.6% Desert Hot Springs 3,687 2.8% 0.5% Palm Springs 28,521 21.5% 3.8% Cathedral City 9,934 7.5% 1.3% Rancho Mirage 16,175 12.2% 2.2% Palm Desert 29,284 22.0% 3.9% Indian Wells 3,862 2.9% 0.5% Indio 20,767 15.6% 2.8% Coachella 8,973 6.8% 1.2% CVAG Cities 132,875 100.0% 17.8% Riverside County 745,957 N/A 100.0% Note: The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California. Source: LEHD, 2019. Table 10: Employment Growth, CVAG Cities and Riverside County, 2011 to 2019 La Quinta 12,721 11,672 -1,049 -8% Desert Hot Springs 3,232 3,687 455 14% Palm Springs 24,016 28,521 4,505 19% Cathedral City 9,489 9,934 445 5% Rancho Mirage 15,033 16,175 1,142 8% Palm Desert 28,565 29,284 719 3% Indian Wells 4,724 3,862 -862 -18% Indio 15,067 20,767 5,700 38% Coachella 7,105 8,973 1,868 26% CVAG 119,952 132,875 12,923 11 % Riverside County 581,470 745,957 164,487 28% Note: The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California. Source: LEHD, 2011, 2019, 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 19 Employment by Industry Sector La Quinta's largest industries include Accommodation & Food Services, Educational Services, Retail Trade, and Health Care & Social Assistance (Table 11). These four industry sectors are also the top industries in Riverside County, although the relative share of employment differs between the city and county for each sector. In 2019, Accommodation & Food Services jobs accounted for 27.7 percent of total jobs in La Quinta and 12.5 percent of jobs in Riverside County. Educational Services jobs accounted for 17.8 percent of jobs in La Quinta and 10.1 percent of jobs in the County. Retail Trade jobs accounted for 15.9 percent of jobs in La Quinta and 11.1 percent of jobs in the county. Lastly, Health Care & Social Assistance jobs account for 9.2 percent of jobs in La Quinta and 14.5 percent of jobs in the county. Although the top three industry sectors employing the most people (Accommodation & Food Services, Educational Services, and Retail Trade) remained the largest sectors in La Quinta from 2011 to 2019, the number of jobs in each sector decreased during this period in La Quinta. From 2011 to 2019 the Accommodation & Food Services sector lost 1,107 jobs (25.5 percent decrease), Educational Services lost 151 jobs (6.8 percent decrease), and Retail Trade lost 725 jobs (28.1 percent). • Health Care & Social Assistance is a large and growing industry in La Quinta. From 2011 to 2019, the sector grew by 674 jobs, an increase of 168.5 percent. La Quinta's growth in the Health Care & Social Assistance sector outpaced growth in Riverside County where Health Care & Social Assistance employment increased by 76.8 percent from 2011 to 2019. Arts, Entertainment, and Recreation employment is highly concentrated in La Quinta. While the sector represents a moderate amount of employment in La Quinta (7.6 percent of total jobs) Arts, Entertainment, and Recreation jobs in La Quinta represent an outsized share of jobs in the sector for the county. In 2019, La Quinta's total employment accounted for 1.6 percent of total employment for the county. However, Arts, Entertainment, and Recreation jobs in La Quinta account for 5.4 percent of jobs in the sector for the county (Figure 3). Accommodation & Food Services is also notably concentrated in La Quinta. Accommodation & Food Services jobs accounted for 3.5 percent of jobs in the sector across the county. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 110 Table 11: La Quinta Employment by Industry Sector, 2011 to 2019 Accommodation & Food Services 4,342 34.1 % 3,235 27.7% -1,107 -25.5% Educational Services 2,225 17.5% 2,074 17.8% -151 -6.8% Retail Trade 2,582 20.3% 1,857 15.9% -725 -28.1% Health Care & Social Assistance 400 3.1% 1,074 9.2% 674 168.5% Arts, Entertainment, & Recreation 667 5.2% 892 7.6% 225 33.7% Administration & Waste Management 460 3.6% 511 4.4% 51 11.1 % Construction 370 2.9% 440 3.8% 70 18.9% Other Services 425 3.3% 350 3.0% -75 -17.6% Professional & Technical Services 347 2.7% 321 2.8% -26 -7.5% Real Estate 165 1.3% 217 1.9% 52 31.5% Finance & Insurance 193 1.5% 148 1.3% -45 -23.3% Information 49 0.4% 114 1.0% 65 132.7% Public Administration 136 1.1 % 114 1.0% -22 -16.2% Wholesale Trade 148 1.2% 104 0.9% -44 -29.7% Manufacturing 46 0.4% 91 0.8% 45 97.8% Utilities 91 0.7% 77 0.7% -14 -15.4% Transportation & Warehousing 39 0.3% 31 0.3% -8 -20.5% Agriculture & Forestry 24 0.2% 22 0.2% -2 -8.3% Mining - 0.0% - 0.0% 0 0.0% Management of Companies 12 0.1 % - 0.0% -12 -100.0% Source: LEHD, 2011, 2019 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 111 Table 12: Riverside County Employment by Industry Sector, 2011 to 2019 Health Care & Social Assistance 61,087 10.5% 107,974 14.5% 46,887 76.8% Accommodation & Food Services 68,997 11.9% 93,546 12.5% 24,549 35.6% Retail Trade 82,169 14.1 % 82,809 11.1 % 640 0.8% Educational Services 67,761 11.7% 75,087 10.1 % 7,326 10.8% Construction 33,602 5.8% 72,131 9.7% 38,529 114.7% Administration & Waste Management 35,130 6.0% 52,394 7.0% 17,264 49.1% Transportation & Warehousing 20,453 3.5% 48,728 6.5% 28,275 138.2% Manufacturing 39,733 6.8% 45,291 6.1 % 5,558 14.0% Public Administration 34,922 6.0% 32,683 4.4% -2,239 -6.4% Wholesale Trade 22,625 3.9% 26,617 3.6% 3,992 17.6% Professional & Technical Services 18,789 3.2% 23,064 3.1 % 4,275 22.8% Other Services 29,384 5.1 % 21,593 2.9% -7,791 -26.5% Arts, Entertainment, & Recreation 19,543 3.4% 16,588 2.2% -2,955 -15.1 % Agriculture & Forestry 13,783 2.4% 12,430 1.7% -1,353 -9.8% Finance & Insurance 10,944 1.9% 10,360 1.4% -584 -5.3% Real Estate 7,613 1.3% 10,311 1.4% 2,698 35.4% Information 7,105 1.2% 6,527 0.9% -578 -8.1% Utilities 4,488 0.8% 4,359 0.6% -129 -2.9% Management of Companies 2,937 0.5% 3,049 0.4% 112 3.8% Mining 405 0.1 % 416 0.1 % 11 2.7% Source: LEHD, 2011, 2019 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 112 Figure 3: La Quinta Industry Employment Share of Riverside County Industry Employment, 2019 o 6.0% LO 5.0% c o ° 4.0% M o U C o \ ° 3.0% N N " o o N N Co 0 o 0 2.0% v o 0 0 � 1.0% co 0.0% C'1 �$ �C; \Go5 Paz ��° \ °5 _`o Ce5 �°o G°5 �°° e�� °- me ea c� �c 5 �� a J �eot ale �\ge e��\ em�� J ��oc �`�e \�5��ge P�5`y�tJ m�e 4t o° oKQ- Q- r 4r �Q °ate\ O m�Ge � ate`°� �t'a� Q�� at � o� Pie Q°G°� Qt°�e4�e� a� P Source: LEHD, 2019 Firms by Industry Sector • There are an estimated 1,340 firms in La Quinta (Table 13). O c- 0 0 C 0 N N 0 o 0 O O O O O O O oG J`\�oo��\��``�`�oeK`e�5 5 �a 4tQ inter G°�.Q\ �1 � \��te 0 P • Nearly half of the businesses in La Quinta (48.9 percent of total firms) are involved in Retail Trade. Accommodation & Food Services comprise 11.9 percent of all firms, and Manufacturing is the third most represented industry sector at 6.6 percent of total firms. • According to the city's most recent comprehensive annual financial report (CAFR, fiscal year 2019/2020), La Quinta's largest private firms are large retailers, including Wal-Mart, Costco, Home Depot, Lowe's Home Improvement, and Target (Table 14). Other top employers in La Quinta include the La Quinta Resort and Club and Traditions Golf Club. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 113 Table 13: La Quinta Businesses by Industry Sector, 2022 Retail Trade 655 48.9% Accommodation & Food Services 160 11.9% Manufacturing 88 6.6% Professional & Technical Services 84 6.3% Arts, Entertainment, & Recreation 77 5.7% Wholesale Trade 70 5.2% Other Services (except Public Admin) 67 5.0% Other Industry 27 2.0% Health Care & Social Assistance 21 1.6% Administration & Waste Management 18 1.3% Real Estate 17 1.3% Educational Services 17 1.3% Construction 15 1.1 % Agriculture & Forestry 8 0.6% Information 8 0.6% Transportation & Warehousing 3 0.2% Finance and Insurance 3 0.2% Utilities 2 0.1 % Total Firms 1,340 Source: City of La Quinta, 2022. Table 14: La Quinta's Top Private Employers FY 2019/20 YYi La Quinta Resort & Club/PGA West 1,412 Walmart Supercenter 300 Costco Wholesale 290 The Home Depot 212 Target 180 Lowe's 150 Traditions Golf Club 120 Source: City of La Quinta CAFR, fiscal year 201912020 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 114 Residential Market Demand This section reviews La Quinta's housing inventory, sales prices and rents, and trends in housing development compared to the CVAG Cities and Riverside County. This section also provides an estimated number of housing units that will be in demand by 2045 in the Highway 111 Project Area. The analysis relies on data from ACS, Redfin, Zillow, and the Southern California Association of Governments (SCAG) growth forecasts, and residential pipeline data from the city. Residential Market Conditions • Home prices in La Quinta are much higher than in the overall county. As of April 2022, the median sale price in La Quinta was $821,750, and the median sales price in Riverside County was $602,500 (Figure 4). • Condominiums in La Quinta are also more expensive than in Riverside County, and as of 2022, the median sales of La Quinta condominiums were slightly higher than single-family homes in Riverside County. • Over the last decade, the median sales price for single-family homes increased by 91 percent in La Quinta and 101 percent in Riverside County. Prices for condominiums increased at a similar rate during this period. From 2012 to 2022, the median sales price increased by 87 percent in La Quinta and by 106 percent in Riverside County. • Rents are also higher and increasing at a faster pace in La Quinta than in Riverside County. The average rent in La Quinta is $3,650 compared to $2,518 for Riverside County (Figure 5). From 2014 to 2022, average rent has increased by 116 percent in La Quinta and by 72 percent across all of Riverside County. Figure 4: Median Single -Family and Condominium Sales Prices, 2012 to 2022 $900,000 $821,750 $800,000 $700,000 $619,000 $602,500 $600,000 - p° $500,000 0 $4451750 $400,000 o $300,000 — — — — — — z $200,000 '------- $100,000 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 YTD La Quinta Single -Family Riverside County Single -Family ----La Quinta Condo Riverside County Condo Source: Redfin, April 2022. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 115 Figure 5: Average Rent, 2014 to 2022 $4,000 $3,500 $3,000 0 $2,500 $2,000 o $1,500 z $1,000 $500 $3,650 $2,518 2014 2015 2016 2017 2018 2019 2020 2021 2022 La Quinta Riverside County Note: Data is based on the Zillow Observed Rent Index (ZORI) aggregated by zip code. See www.zillow.com for methodology details. Source: Zillow, 2022. Residential Development Trends and Projected Growth This section examines La Quinta's estimated share of housing units in the Coachella Valley Region, recent housing unit development trends in the city, and projections for future housing units. • La Quinta's 2020 occupied -housing unit count of 16,292 units account for 10.2 percent of units in the CVAG Cities and 2.2 percent of Riverside County's occupied -housing stock (Table 15). • Over the last decade, La Quinta added 2,634 occupied -housing units and the CVAG Cities together added 30,943 units (Table 16). La Quinta's housing unit growth represents 8.5 percent of the total CVAG unit growth from 2010 to 2020. • La Quinta has a relatively large number of housing units that are used as a second homes or seasonal housing. In 2020, the CVAG Cities' share of total housing that was used as secondary/seasonal housing was 16.9 percent compared to six percent for Riverside County (Table 17). La Quinta's share of secondary/seasonal housing is even larger than the CVAG Cities at 21.2 percent. • From 2010 to 2021, La Quinta granted 1,973 new housing unit construction permits (Table 18). 79.3 percent of permits were for single-family residences and 20.7 were for multifamily units. The share of single-family permits for multifamily units in La Quinta is similar to the share in the CVAG Cities where 83.7 percent of permits were for single-family homes and Riverside County where 81.6 percent of permits were for single-family units. • There are currently new 20 developments containing a total of 2,080 housing units that are proposed, approved, or under construction in La Quinta (Table 19). • From 2016 through 2045, SCAG estimates that the CVAG Cities will add 96,700 more households, which would represent a 71 percent increase from the 2016 household count (Table 20). 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 116 Table 15: Total Occupied -Housing Units, 2020 La Quinta 16,292 10.2% 2.2% CVAG Cities 159,722 100.0% 21.7% Riverside County 736,413 N/A 100.0% Source: American Community Survey, 5-Year Est., 2020. Table 16: Occupied -Housing Units Growth, 2000 to 2020 La Quinta 13,658 16,292 2,634 8.5% 3.8% CVAG Cities 128,779 159,722 30,943 100.0% 44.5% Riverside County 666,906 736,413 69,507 N/A 100.0% Source: American Community Survey, 5-Year Est., 2020. Table 17: Secondary/Seasonal Housing Units, 2020 Second. •Secondary/ Total - Units Seasonal Vacant Unit Seasonalof Units Units SA Total Units La Quinta 16,292 5,479 4,104 25,875 21.2% CVAG Cities 159,722 36,865 21,384 217,971 16.9% Riverside County 736,413 50,655 57,998 845,066 6.0% Note: "Other Vacant' includes units that are vacant and not used, vacant due to transition period between tenants, vacant and for sale, and vacant but used for migrant workers. Source: American Community Survey, 5-Year Est., 2020. Table 18: La Quinta Building Permits for New Housing Construction, 2010 to 2021 •u CVAG Cities mr Riverside County ,%umber Percent NumberPercent •- Single -Family Units 1,565 79.3% 11,906 83.7% 67,947 81.6% Multifamily 408 20.7% 2,315 16.3% 15,347 18.4% Total 1,973 100.0% 14,221 100.0% 83,294 100.0% Source: Source: HUD SOCDS, 2022 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 117 Table 19: La Quinta Residential Pipeline Projects, 2022 Proposed 733 2 101 2 Approved 8 1 245 5 Under Construction 993 10 Total 741 3 1,339 17 Total Mixed -Use and Residential Units 2,080 Total Mixed -Use and Residential Projects 20 Source: City of La Quinta, 2022 Table 20: SCAG Household Projections, 2016 to 2045 Residential Market Demand Market Demand Methodology This section describes the methodology used to estimate the demand for additional housing units in the Highway 111 Plan Area by the year 2045. The analysis is based on the latest household projections by SCAG and relies on household trends data from the American Community Survey (ACS) described previously in this report. The first step for calculating residential demand for the Plan Area was to create a citywide residential demand estimate. To calculate the future residential demand for the entire city, SCAG projections for future households were aggregated by city to create a total estimate for the CVAG Cities Region. To create an estimate for new housing units, one household was assumed to equal one residential unit. Next, SCAG projections were adjusted from their original projection timeline of 2016 to 2045. A new timeline for 2022 to 2045 was created by taking an annual average and multiplying the result by the number of years between 2022 and 2045. From the CVAG Cities estimate for future housing units, an estimate for demand for new units in La Quinta was calculated as a low and high range, which were based on two potential scenarios of future housing unit growth in La Quinta as described below. The low estimate assumes that through the year 2045, housing unit growth in La Quinta will be proportionate to its share of the CVAG Cities occupied -housing unit growth from 2010 to 2020. During this period, La Quinta's share of the CVAG Cities occupied -housing unit growth was 8.5 percent. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 118 • The high estimate assumes that through the year 2045, housing unit growth in La Quinta will remain proportionate to its current share of the CVAG Cities occupied -housing units. In 2020, La Quinta occupied -housing units accounted for 10.2 percent of units in the CVAG Cities. Units from La Quinta residential pipeline projects (Table 18), were assumed to reduce the estimated future demand for housing. The total number of units in projects that are proposed, approved, and under construction were subtracted from the low and high demand estimates to create a final citywide demand estimate. From the citywide demand estimate, an estimate of the demand for different housing types was created. An estimate of the share of citywide demand for single-family and multifamily development assumed that the city maintained its trend in residential permitting from the previous decade, in which 79.3 percent of total residential development was permitted for single-family homes and 20.7 percent was permitted for multifamily (Table 17). A final demand estimate for the Highway 111 Plan Area was created by assuming the share of citywide units allocated to the Plan Area would be proportionate to the Plan Area's current share of the maximum allowed residential densities across the city. The maximum allowed residential densities by parcel are established by the city's zoning code, which includes the standards set forth by the Mixed -Use Overlay District that applies to most of the Plan Area. Approximately 14.5 percent of the city's maximum allowed residential density is located in the Plan Area. Market Demand Estimate • By the year 2045, La Quinta could have a citywide demand for approximately 4,439 to 5,743 new housing units, or between 193 and 250 new housing units each year (Table 21). • Among the 2045 citywide demand, there is an estimated demand for between 3,520 to 4,554 single- family units and 919 to 1,189 multifamily units (Table 22). • From 2022 to 2045, the Highway 111 Plan Area could have demand for approximately 644 to 833 new housing units, or between 28 and 36 new housing units each year (Table 23). • The Highway 111 Plan Area could absorb up to 70 percent of the estimated demand for multifamily units in the city by 2045. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 119 Table 21: La Quinta Residential Market Demand Estimate, 2022 to 2045 2016 to 2045 Projected Net New Households 96,700 2016 to 2045 Average Annual Projection 3,334 2022 to 2045 Net New Households 76,693 2010 to 2020 City Share of CVAG Household Growth 8.5% 2020 City Share of CVAG Households 10.2% La Quinta Pipeline Project Units 2,080 Low Estimate, Net New Housing Units 4,439 Annual Average 193 High Estimate, Net New Housing Units 5,743 Annual Average 250 Table 22: La Quinta Single -Family and Multifamily Demand Estimate, 2022 to 2045 Single -Family Units 79.3% 3,520 4,554 Multifamily Units 20.7% 919 1,189 Table 23: Highway 111 Plan Area Residential Market Demand Estimate, 2022 to 2045 Share of Citywide Multifamily Demand 14.5% Low Estimate, Net New Housing Units 644 Annual Average 28 High Estimate, Net New Housing Units 833 Annual Average 36 Office Market Demand This section reviews La Quinta's employment in office -based industries and provides an estimate of demand for office square feet through the year 2045. The analysis relies on data from LEHD and development pipeline data from the city. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 120 Office -based Employment • Office jobs account for a small percentage of total jobs in La Quinta. Office -based jobs generally include jobs in professional and technical services, information, finance and insurance, real estate, and management of companies. Together jobs in these sectors represented 6.9 percent of total jobs in La Quinta (Table 24), which was comparable to the share in Riverside County where office - based jobs account for 7.1 percent of total jobs (Table 12). Office -based firms in La Quinta account for 8.4 percent of total firms in the city. • Office -based jobs in La Quinta are typically in small professional offices such as design firms, accountants, realtors, and attorneys. • In the Highway 111 Plan Area, there are an estimated 332, which account for 42 percent of the city's total office jobs (Table 25). Table 24: La Quinta Office -based Jobs and Firms, 2019 Information 114 1.0% 8 0.6% Finance & Insurance 148 1.3% 3 0.2% Real Estate 217 1.9% 17 1.3% Professional & Technical Services 321 2.8% 84 6.3% Management of Companies 0 0.0% 0 0.0% Total 800 6.9% 112 8.4% Source: LEHD 2019; City of La Quinta, 2022. Table 25: Office -based Jobs, Highway 111 Plan Area, 2019 Highway 111 Plan Area 332 42% La Quinta 800 100% Note: The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California. Source: LEHD, 2019. Office Development Trends and Projected Growth • Data from the city shows that there are no office development projects that are currently planned or under construction in La Quinta. • According to SCAG, the total projected employment for the CVAG Cities is 67,300 net new jobs from 2016 to 2025 (Table 26). 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 121 Table 26: SCAG Employment Projections, 2016 to 2045 CVAG Cities 165,200 232,500 67,300 41 % Riverside County 743,000 1,103,000 360,000 48% Source: Southern California Association of Governments, 2020 1 Office Demand Estimate Market Demand Methodology This section describes the methodology used to estimate the demand for net new office space in the Highway 111 Project Area by the year 2045. The analysis is based on the latest employment projections by SCAG and relies on LEHD employment data described previously in this report. The first step for calculating office space demand for the Plan Area began with creating a citywide demand estimate. To calculate the future office demand for the entire city, SCAG projections for future employment were aggregated by city to create a total estimate for the CVAG Cities Region. Next, SCAG projections were adjusted from their original projection timeline of 2016 to 2045. A new timeline for 2022 to 2045 was created by taking an annual average and multiplying the result by the number of years between 2022 and 2045. Using the adjusted CVAG employment projections, an estimate of future new office jobs in La Quinta was created assuming that La Quinta's share of total CVAG Cities employment (8.8 percent, Table 9) would remain constant in the future and that the share of office -based jobs in La Quinta (6.9, Table 23) would also remain constant. From the estimate of future La Quinta office jobs, a demand estimate for office square feet was calculated as a low and high range, which were based on two potential scenarios of office growth. The low estimate assumes that each employee will require 75 square feet of office space, and the high estimate assumes that each employee will require 250 square feet of office space. Lastly, the demand estimate for office space in the Highway 111 Plan Area was calculated assuming that the Plan Area's share of the city's office jobs (42 percent, Table 24) would remain constant. Office Market Demand Estimate • By the year 2045, the City of La Quinta could have demand citywide for approximately 24,307 to 81,025 square feet of office space (Table 28). • From 2022 to 2045, the Highway 111 Pan Area could have a demand for approximately 10,209 to 34,030 square feet of office space (Table 29). Based on existing office -based employment in La Quinta, the low end of the office demand estimate may be more likely as demand for future office space will likely be limited to smaller office spaces that service small professional firms. The likelihood of needing office space for large employers appears low. However, the exception to this is the potential for La Quinta to attract large medical offices. Based on La Quinta's older and aging population (Table 4) and the growth of the health care industry sector (Table 11), La Quinta may attract medical offices, such as Kaiser or any other medical group, with large space requirements. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 122 Table 27: La Quinta Office -based Job Projections, 2022 to 2045 Table 28: La Quinta Office Demand Estimate, 2022 to 2045 Net New Jobs 2022 to 2045 324 Low Estimate Office sf. per Employee 75 High Estimate Office sf. per Employee 250 Low Estimate, Net New Office Sf. 24,307 High Estimate, Net New Office Sf. 81,025 Table 29: Highway 111 Plan Area Office Demand Estimate, 2022 to 2045 Share of Citywide Office Jobs 42% Low Estimate, Net New Office Sf. 10,209 High Estimate, Net New Office Sf. 34,030 Hotel Market Demand This section reviews trends in La Quinta's hotel room inventory and hotel development compared to Riverside County and cities within Coachella Valley. This section also provides opportunities for hotel development in the form of an estimated number of net new hotel rooms that will be in demand in La Quinta by 2045. The analysis relies on data from the Visit Greater Palm Springs Visitor Bureau, Transient Occupancy Tax Revenues (TOT), and residential pipeline data from the city. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 123 Hotel Room Inventory • La Quinta has an estimated 1,214 hotel rooms, which accounts for approximately 6.4 percent of the total number of hotel rooms for the Greater Palm Springs Region' (Table 30). • Lodgings in La Quinta are driven by seasonal, leisure -based tourism with the high season generally beginning in November and ending in May.2 Visitors to La Quinta play golf, attend the Coachella and Stagecoach Music Festivals, engage in outdoor recreational activities, and visit shops and restaurants. • La Quinta's largest hotel property is the La Quinta Resort & Club, which contains 785 rooms and represents 65 percent of all hotel rooms in the city. The La Quinta Resort & Club is also the city's oldest hotel and was built in 1926 (Table 31). • From 2006 to 2020, La Quinta added a total of five hotels, which together added a total of 429 hotel rooms to La Quinta, an increase of 55 percent in the city's total hotel inventory. • Three of the hotels (the Embassy Suites, the Homewood Suites, and the Residence Inn) are mid - tier hotels with between 100 and 150 rooms. One property, Casitas Rosas consists of 13 rental condos. And the Chateau at Lake La Quinta is a small, boutique property with 24 rooms. • La Quinta's newest hotel, the Residence Inn, was built in 2020 and is the only hotel property within the Highway 111 Plan Area. The Home Suites property is located nearby and sits just outside the northwest corner of the Plan Area boundaries. ' Greater Palm Springs includes the CVAG Cities expect for the City of Coachella. The Greater Palm Springs cities include La Quinta, Desert Hot Springs, Palm Springs, Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, and Indio. z Urban Land Institute, TAP Report, 2018. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 124 Table 30: Greater Palm Springs Hotel Inventory, 2022 La Quinta 1,214 6.4% Palm Springs 6,243 32.8% Palm Desert 4,378 23.0% Rancho Mirage 2,016 10.6% Indio 1,979 10.4% Indian Wells 1,506 7.9% Cathedral City 1,061 5.6% Desert Hot Springs 627 3.3% Total 19,024 Note: Greater Palm Springs includes the cities of La Quinta, Desert Hot Springs, Palm Springs, Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, and Indio. Source: Visit Greater Palm Springs, 2022. Table 31: La Quinta Hotel Inventory, 2022 La Quinta Resort & Club, Curio Collection by Hilton 1926 785 Embassy Suites La Quinta Hotel & Spa by Hilton 2006 155 Homewood Suites La Quinta by Hilton 2007 129 Casitas Las Rosas 2009 13 The Chateau at Lake La Quinta 2011 24 Residence Inn La Quinta by Marriott 2020 108 Total 1,214 Source: Visit Greater Palm Springs, 2022. Performance and Development Activity • Visitation to the Coachella Valley Region has decreased since the COVID-19 Pandemic and has not yet recovered to previous levels. From 2019 to 2020, the total number of visitors to the Coachella Valley shrank from 14.1 million to 8.6 million (Figure 6). From 2020 to 2021, visitation rebounded but was still 1.3 million visitors less than in 2019. • The most recent city budget actuals show that during the 2020/2021 fiscal year, La Quinta collected approximately $12 million in transit occupancy taxes (TOT), which includes collections from hotels, bed and breakfasts, and short-term rentals such as Airbnb rented properties (Figure 7). • TOT revenues during the 2019/2020 fiscal year show a notable drop from the previous year, paralleling trends in visitation to the Coachella Valley and revealing the impacts of the COVID-19 Pandemic on lodging in La Quinta. However, in the 2020/21 fiscal year, TOT revenues in La Quinta 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 125 rebounded higher than revenues prior to the pandemic. During the 2018/19 fiscal year La Quinta TOT revenues totaled $10.7 million compared to $12 million in the 2020/21 fiscal year. • From the 2011/2012 fiscal year to the 2020/2021 fiscal year, La Quinta TOT revenues grew by $6.9 million, an increase of 136 percent. In recent years, TOT revenues collected from short-term rentals and bed and breakfasts have grown significantly while TOT revenues from hotels decreased somewhat. From the 2016/17 fiscal year to the 2020/21 fiscal year, TOT revenues from short-term rental and bed and breakfasts increased by 152 percent, and TOT revenues from hotels and resorts decreased by 12 percent (Figure 8). In the 2020/21 fiscal year, revenues for short-term rental and bed and breakfasts surpassed those for hotels and resorts. There are two luxury hotels under construction in La Quinta: a 134-room luxury hotel and a 200- room lifestyle hotel (Table 32). Both hotels are on the SilverRock Resort property. Additionally, a previously proposed 2.8 hotel acre site was recently sold to a developer and the land may still be positioned for hotel development.' The hotel site was to be a part of the Centre at La Quinta, an approved development within the Highway 111 Plan Area and west of the Walmart. The hotel development was envisioned to be an extended stay hotel with a nationally recognized hotel brand. Figure 6: Greater Palm Springs Visitors, 2015 to 2021 16.0 14.1 13.4 13.6 13.9 14.0 12.9 12.8 0 0 12.0 10.0 8.6 U) 8.0 _ 6.0 > 4.0 2.0 0.0 2015 2016 2017 2018 2019 2020 2021 Source: Visit Greater Palm Springs, 2022 ' https://www.prnewswire.com/news-releases/shopoff-realty-investments-sells-2-8-acre-hotel-parcel-in-la- quinta-ca-301509200.html 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 126 Figure 7: La Quinta Total Transient Occupancy Tax, FY 2011/12 to FY 2020/21 $14.0 $12.0 $10.7 0 $10.0 $9.8 $8.9 75 $7.4 $8.0 $6.3 $6.6 o $6.0 $5.1 $5.7 0 $4.0 c o $2.0 z $0.0 $7.6 $12.0 N\,�`L � �\11�^� ��\��^�\�� \��^�\�� \^� ��\�o 4\ Source: City of La Quinta, 2022. Figure 8: La Quinta Transient Occupancy Tax by Source $14.0 c,� $12.0 c 0 $10.0 $8.0 �a 0 $6.0 - c $4.0 E 0 $2.0 $0.0 FY 2016/17 FY 2017/18 FY 2018/19 FY 2019/20 FY 2020/21 ■ Hotels and Resorts Short Term Rentals and Bed and Breakfasts Source: City of La Quinta, 2022. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 127 Table 32: La Quinta Hotel Development Pipeline Previously proposed 2.8-acre Former Centre at La hotel site that was recently sold Quinta Hotel Site Proposed to a developer and the land 125 may still be positioned for development of a mid -tier hotel. Two hotels are currently being SilverRock Under Construction built. A 134-room luxury hotel 334 and a 200-room lifestyle hotel. Source: City of La Quinta, 2022. 1 Hotel Demand Estimate Hotel Market Demand Methodology This section describes the methodology used to estimate demand for future hotel rooms in the Highway 111 Plan Area by the year 2045. The hotel demand analysis was based on hotel room inventory data provided by the Visit Greater Palm Springs Visitors Bureau and supplemented by data for hotel listings online. Historic hotel inventory trends were analyzed to determine the pace at which hotel rooms were added and for what types of hotel markets. Based on a review of the Highway 111 Plan Area amenities, commercial uses, urban form, and the siting of previous hotel development, it was determined that the Plan Area would most likely attract mid -tier hotels in the future assuming there are no structural changes in the Plan Area. The historic trend of development of mid -tier hotels in La Quinta and the Plan Area was used to estimate future demand in the city. The final demand estimate reflects impacts on future demand from hotel pipeline projects, which were assumed to reduce demand for hotel rooms. Data on TOT revenues were also considered as a factor for impacting future hotel inventory demand. Hotel Market Demand Estimate • Based on hotel room inventory trends from 2006 to 2020, La Quinta is estimated to add a 100 to 150-room mid -tier hotel every five years (Table 33). • A 125-room mid -tier hotel was recently proposed in the Highway 111 Plan Area and is likely still planned for development (Table 32). This hotel would likely absorb demand for a mid -tier hotel in La Quinta for the immediate next five years. • The growing popularity of short -stay vacation rental properties may reduce future demand for mid - tier hotel rooms and may change past trends of demand for a 100 to 150-room mid -tier hotel in the city to beyond every five years. • By the year 2045, La Quinta may have demand for between one and three mid -tier hotels with 100 to 150 rooms. Based on the Highway 111 Plan Area's current share of mid -tier hotels located in the city, the Plan Area may absorb up to one mid -tier hotel through the year 2045. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 128 Table 33: La Quinta Mid -Tier Hotel Trends Assumption/Estimate Mid -Tier Hotel Room Growth, 2006 to 2020 392 Average Annual Room Growth 28 Average 5-year Room Growth 140 Retail Demand Estimate This section reviews La Quinta's retail sales and trends in retail development. This section also provides an estimate of demand for retail square feet by 2045 in the Highway 111 Project Area. The analysis relies on data from the California Department of Tax and Fee Administration, HdL, Esri, and residential pipeline data from the city. Retail Market Conditions National Retail Trends • La Quinta's local retail market is influenced by larger -scale national trends. Over the last decade, retail markets have been shifting and reorganizing in large part due to the growth of e-commerce. However, while increased online sales have reduced the demand for in-store sales, there has been an increased demand for experiential retail such as restaurants, bars, and gyms. • Over the last two years, the COVID-19 pandemic disrupted brick and mortar retail stores of all types and accelerated the shifting demand for online sales of physical goods. While the details of the long-term recovery from COVID-19 for the retail market are uncertain, the market will likely rebound while perhaps also changing to accommodate new trends enabled by new technologies and consumer expectations regarding convenience such as contactless shopping. I Retail Sales Trends • Taxable sales per household are higher in La Quinta than in the CVAG Cities. In 2018, La Quinta's taxable sales per household were estimated at $53,405 compared to $45,758 in the CVAG Cities (Figure 9). From 2015 to 2018, taxable sales per household remained higher in La Quinta than in the CVAG Cities. Taxable sales also grew at a faster rate of 10 percent compared to 3 percent for the CVAG Cities. • High taxable sales per household may demonstrate spending from regional shoppers and tourists in La Quinta. The city contains big box retail stores that attract shoppers from outside the city and within the local region. These stores include Costco, Target, Walmart, Lowe's, and Home Depot, which are located within the Plan Area. • Since 2003, La Quinta's sales tax revenues for general consumer goods increased significantly (Figure 10). Revenues from restaurants and hotels also increased steadily over the last two decades. There is a noticeable drop in revenues for most revenue categories in 2020, which aligns with trends due to the COVID pandemic. However, revenues appear to recover or exceed 2019 levels in 2021. 1 https://www2.deloitte.com/content/dam/Deloitte/us/Documents/consumer-business/us-cb-covid-recession-2020. odf 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 129 Figure 9: Taxable Sales per Household, 2015 to 2018 $60,000 $50,000 $53,405 $45,758 $40,000 L o $30,000 0 $20,000 E z $10,000 2015 2016 2017 2018 La Quinta CVAG Cities Note: Data is displayed through the year 2018 due to 2019 data reporting changes by the California Department of Tax and Fee Administration (CDTFA). Source: American Community Survey 5-year Est. 2015, 2016, 2017, 2018; California Department of Tax and Fee Administration, 2022. Figure 10: Sales Tax Revenues by Spending Category, 2003 to 2021 $4,500,000 Cn $4,000,000 $3,500,000 $3,000,000 ry X $2,500,000 cn $2,000,000 a� $1,500,000 — $1,000,000 1� $500,000 �— $0 03 Off` O� 00 O'\ Orb o0 ,�O ,�� ,�0 ,�� ,�R ,�`� �O ,�1 �� ,�0 TO ti� TO rO Autos And Transportation Building And Construction Business And Industry Food And Drugs Fuel And Service Stations General Consumer Goods Restaurants And Hotels Source: HdL, 2022. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 130 Retail Demand per Household and Worker Estimate • Taxable spending per La Quinta household is estimated at approximately $27,363 per year (Table 34). • Due to the city's high level of taxable sales per household as described previously (Figure 9), and the presence of large retail stores in the city, it is likely that a large share of La Quinta household spending is spent within the city boundaries. The total estimated spending per La Quinta household within the city is estimated at $13,810.86 per year. • Workers employed in La Quinta but living elsewhere likely make purchases within the city during their workday or before or after they commute. Annual retail spending per worker is estimated to be 3,598 (Table 35). • Retail sales per square foot of space are typically around $325. Assuming average retail sales per square foot is $325, then the amount of square of retail generated per La Quinta household is approximately 42.49 and the amount of space per worker is 11.07 square feet (Table 36). Table 34: La Quinta Retail Spending per Household Estimate, 2022 Groceries $8,470.96 65% $5,506.12 Restaurants $5,892.92 60% $3,535.75 Alcoholic Beverages $1,001.78 60% $601.07 Smoking Products $509.24 60% $305.54 Drug stores $2,829.50 60% $1,697.70 Pets $1,058.93 25% $264.73 Home Furnishings and Equipment $3,106.54 25% $776.64 Apparel and Services $3,256.71 25% $814.18 Computer, TV/Audio $416.93 25% $104.23 Education and Other Entertainment $819.59 25% $204.90 Total $27,363.10 $13,810.86 Source: Retail Goods and Services Expenditures, ESRI, 2022 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 131 Table 35: Retail Spending per Worker Estimate Food & Beverage Stores $21.58 $26.76 $1,337.96 Eating & Drinking Places $28.86 $35.79 $1,789.32 Drug Stores $7.60 $9.42 $471.20 Total $58.04 $71.97 $3,598.48 Source: ICSC Research, 2012; Bureau of Labor Statistics, 2022. Note: 'An inflation factor of 1.24 was applied to the 2012 figures. 2Assumes there are 50 work weeks in a year. Table 36: Retail sf. per Household and Worker Estimate Local Spending per Household $13,810.86 Local Spending per Worker $3,598.48 Average Retail Sales per Sf. $325.00 Demand Estimate Retail Sf. per Household 42.49 Retail Sf. per Worker 11.07 Retail Demand per Visitor Estimate • As described in the previous Hotel Market Demand Section, Figure 6 shows that between 2015 and 2019 total visitors to the Greater Palm Springs Region increased from 12.9 million to 14.1 million. The average annual growth during this period before the COVID-19 pandemic was 300,000 net new visitors (Table 37). Assuming La Quinta reestablishes its average annual growth in new visitors prior to COVID-19, and La Quinta captures the same share of Greater Palm Springs visitors as the city's share of hotel rooms, then La Quinta could see an additional 441,600 annual visitors by the year 2045. • Visitor retail spending across the Greater Palm Springs Region totaled $2.58 billion in 2021 and averaged $201.56 per visitor. Assuming that retail sales average $325 per square foot of retail space, then each new visitor to La Quinta would generate demand for 0.62 square feet of retail (Table 38). 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 132 Table 37: Estimated Net New Visitors to La Quinta 2022 to 2045 2015 Greater Palm Springs Visitors 12,900,000 2019 Greater Palm Springs Visitors 14,100,000 Annual Average Growth 300,000 Projected Greater Palm Springs Visitors 2022-2045 6,900,000 La Quinta Share of Hotels 6.4% La Quinta Visitors 441,600 Table 38: Retail per sf. Visitor Estimate Visitor Spending 2021 ($ billions) Food & Beverage $1.46 Retail $1.12 Total $2.58 Greater Palm Springs Visitors 2021 12,800,000 Annual Retail Spending per Visitor $201.56 Average retail sales per Sf. $325.00 Demand Est. Sf. of Retail per Visitor 0.62 Source: Visit Greater Palm Springs, 2022, LWC Retail Development Trends • There are currently three retail developments in the La Quinta development pipeline that together total 137,672 square feet (Table 39). • The Panera Drive -Through is the only project of the three retail developments that is located in the Highway 111 Plan Area. The Pavilion Palms Shopping Center is proposed at the location 1.5 miles south of the Plan Area. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 133 Table 39: La Quinta Retail Pipeline Development .. 125,000 square -foot Pavilion Palms shopping center including 12 Shopping Center Approved pp g pads for various commercial, 125,000 retail, and restaurant uses, including drive-throughs Caleo Bay Park Approved 8,337 Commercial Center .. __...... ... .... ...... _ Panera Drive Thru Under construction 4,335 square foot drive- 4,335 through Panera restaurant Total Sf. of Retail 137,672 Source: City of La Quinta, 2022. Retail Market Demand Estimate This section describes the methodology used to estimate demand for future retail space in the Highway 111 Plan Area by the year 2045. The analysis is based on data from Esri, ICSC Research, and Visit Greater Palm Springs. The first step in the analysis began by creating a citywide retail demand estimate, which was calculated as a low and high range. The upper and lower limit of the estimate is based on the ranges of projected future housing units presented earlier in the report. The demand estimate is also based on previously described projections for future La Quinta workers and visitors. • The citywide low estimate assumes that by the year 2045, La Quinta could have demand for 4,544 net new housing units, 324 net new office workers, and 441,600 annual visitors. • The citywide high estimate assumes that by the year 2045, La Quinta could have demand for 5,848 net new housing units, 324 net new office workers, and 441,600 annual visitors. A citywide estimate was created by multiplying the projected number of net new housing units, workers, and visitors by the respective demand per square foot assumptions (Table 36, Table 38). Retail pipeline projects were assumed to reduce demand for future retail square footage, and any square footage of retail projects that are proposed, approved, or under construction were subtracted from the low and high citywide estimates. From the citywide estimate range, a low and high estimate for the Highway 111 Plan Area was created by assuming that the Plan Area would capture a share of citywide demand based on the Plan Area's current share of citywide retail and service industry employment. Retail Demand Estimate • By the year 2045, La Quinta could have demand for between 332,886 and 388,290 square feet of retail (Table 40). • By the year 2045, the Highway 111 Plan Area, could have demand for between 163,114 and 190,262 square feet of retail (Table 41). This demand could be absorbed by an additional large big box store or supercenter. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 134 Table 40: La Quinta Retail Demand Estimate, 2022 to 2045 Table 41: Highway 111 Plan Area Retail Demand Estimate, 2022-2045 Share of Citywide Retail and Service Jobs 49% Low Estimate, Net New Retail Sf. 163,114 High Estimate, Net New Retail Sf. 190,262 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 135 I W N 0 1 , I PARM Development Code J L. S. CONGLETON & ASSOCIATES HIGHWAY Ill CORRIDOR DEVELOPMENT IMPLEMENTATION STRATEGY STUDY P-651 GHD & CITY OF LA QUINTA October 25, 2022 L.S. CONGLETON & ASSOCIATES Strategic Real Estate Retail Market Consultation & Research www.congletonconsulting.com MEMORANDUM DATE: October 25, 2022 TO: Danny Castro, Cheri Flores and Jonathan Linkus 5405 Alton Parkway Suite A-347 Irvine, CA 92604 Office: (949) 206-1049 Cell: (949) 533-6443 E-mail: linda(a)congletonconsulting.com FROM: Linda S. Congleton of L.S. Congleton & Associates ("LSCA") SUBJECT: Final Report Of Development Implementation Strategy Study, Highway 111 Corridor, La Quinta STUDY TASKS AND GOALS The purpose of this Final Report is to provide a summary of our market -based, Development Implementation Strategy Study for the Highway 111 Corridor in La Quinta ("Study Area"). In addition to reviewing past planning/market studies, L.S. Congleton & Associates ("LSCA") conducted the following: 1. Detailed in -field evaluation of Highway 111 Corridor commercial uses (See Exhibits 1-2) over four days in La Quinta; 2. Meeting with Cheri Flores, and subsequent meeting/calls with Danny Castro (team conference calls participation); 3. Survey of the major anchored centers along Highway 111, including a determination of vacant and available spaces in existing centers (See Exhibits 1-2); 4. Personal interviews with Highway I I I shopping center owners and experienced commercial brokers as part of the La Quinta Stakeholder outreach efforts (See Exhibit 3); 5. Preparation of a Strengths, Weaknesses, Opportunities & Threats Analysis ("SWOT"; See Exhibit 4); 6. Survey of Major La Quinta Apartment Projects (80 to over 200 units), (See Exhibit 5); 7. Survey of New, Currently Selling, For -Sale, Residential Projects Near La Quinta (See Exhibit 6); 8. Preparation of residential typology recommendations for incorporation into the Highway 111 plan; L, S. Congleton & Associates 9. Preparation of retail/food & beverage, commercial/workplace, hotel, and entertainment recommendations for the Study Area; 10. Determination of opportunities and constraints in the Study Area, and recommendations regarding potential remediations; 11. Review of the Menino Property Proposed Development, with suggestions provided; 12. Event programming recommendations, including potential sites; 13. Public -private implementation strategies aimed at assisting new development uses; and 14.Optimal development implementation strategies brainstorming session with Jonathan Linkus. The goals of this Highway I I I Development Implementation Strategy Study are to provide residential and commercial typology product type recommendations that are workable and financially feasible. Our recommendations take into consideration commercial and residential market rents; current for -sale prices of new, nearby competitive products; and key development implementation requirements necessary for developers to financially proceed with the proposed product types. "SWOT" ANALYSIS Strengths, Weaknesses, Opportunities And Threats Analysis Highlights Study Area Development Implementation Strategies The highest and best strategic development implementation opportunities for new development, redevelopment and renovation in the Study Area include: (1) High density, subsidized rental housing (at 20-26+ units/acre) built on City -owned parcels for low and moderate -income hospitality, retail, service, and medical workers in La Quinta; (2) Small lot, single-family detached, workforce housing (built at 8-9 units/acre), ranging from about 1,100 to 1,600 square feet, priced broadly between $400,000's to $500,000, and targeting young, local working couples, families, and empty nester buyers desiring moderate -priced, market -rate ownership housing; (3) Small, independent, family -oriented restaurants ranging from 2,200 to 4,200 square feet with outdoor dining space ranging from 1,000 to 1,500 square feet —if up -front finishing and local fee costs can be ameliorated and/or subsidized; (4) Destination medical buildings occupied by owner/users who purchase their own buildings; Page 2 of 25 L, S. Congleton & Associates (5) Selected, high -quality, drive-thru, quick food users, such as the following highly popular food uses: Dutch Bros. Coffee and/or Better Buzz Coffee, and Chick-fil-A; (6) Use of large, expansive, over -sized asphalt parking areas for seasonal and periodic events and programming; (7) Selected flexible zoning to allow in -fill, small retail nodes, pods or drive-thrus in over- sized parking areas, in cases where land owners desire the re -allocation of parking for these uses; and (8) Medical, hospitality, construction, beauty/salon services or other industry vocational schools, like the nursing school that is planned (per City's Economic Development Department) for the one -acre, former gas pump parcel on the Sam's Club site, or like a day care center, or other school (such as a children's charter school) to serve workforce families' needs. The proposed market -oriented, re -imagined vision for the Study Area may be stated as follow: "Retail/Restaurant and Workforce Living Corridor" that encourages a "Workforce Living - Dining -Shopping -Learning" Lifestyle. Short -and long-term "threats" to implementing the Study Area Vision include economic conditions beyond the City's control, including: (1) Higher interest rates; (2) Higher Inflation; (3) High new construction costs; and (4) Development timing that could be delayed by recessionary impacts. Within the City's control, are potential threats that may be ameliorated by City staff policies, encouragement, and actions: (1) A new Specific Plan for the entire Study Area could add flexible adjustment/expansion sections to accommodate residential and commercial market opportunities as they arise, including the addition of small, retail pods in expansive parking areas, and the inclusion of vocational, educational, or other schools for large empty spaces. (2) The City may wish to consider providing grant subsidies, or offering low -interest loans, to independent (non -chain) restaurants to offset high sewer/water fees in order to encourage clusters of family -oriented, innovative and creative concepts to open and thrive along the Corridor. (3) As of the time of this report, no new for -sale housing was offered in the City below $500,000 to serve the moderate -income, workforce, family market. For example, the only single family detached, for -sale offerings priced below $500,000 are the older, Page 3 of 25 L, S. Congleton & Associates smaller -sized, resale units in La Quinta Cove. Many young workforce families working in or near La Quinta have strong desires for single-family, new home ownership, but must purchase farther away in Indio and Coachella due to the lack of offerings. The City has an opportunity to encourage, throughout the City, the development of less -expensive, moderate -priced, single family detached, for -sale homes for these workforce families. For -sale housing provides a stable, permanent, and committed population of City residents who are likely to spend along the Corridor for home furnishings, housewares, home improvements and other goods and services that are correlated with new home ownership. In general, ownership housing provides more discretionary spending residents than renter households. The SWOT Analysis chart below summarizes the Economic Strengths, Weaknesses, Opportunities and Threats of the Study Area: COMMERCIAL CONCLUSIONS AND RECOMMENDATIONS Highway 111 Commercial Has Over 200,000 S.F. Of Available/Vacant Building Space As shown on Exhibits 1-2, we conducted a detailed, in -field survey of vacant and available space along Highway 111. This survey was validated and confirmed by property owners' shopping Page 4 of 25 L, S. Congleton & Associates center leasing brochures, as well as by property owner Stakeholder Interviews. Available and vacant space, and leasing issues, were among the topics discussed with the shopping center owner Stakeholders. Major observations derived from our survey include the following: • Of the 3.07 million square feet of building area evaluated, 238,052 square feet is vacant and/or available building space (not vacant land) to be leased along Highway 111. • Of the vacant/available space, six large vacant spaces, totaling 121,624 square feet of building area (not pad area), have been vacant for several years. • There are two large empty pads in the One Eleven La Quinta shopping center that can accommodate a 22,000-square-foot building and a 50,000-square-foot building. • A large vacant space existing between the new Amazon Fresh and the World Market in the Washington Park shopping center has been planned for a 17,000 square -foot -building for many years, but is not yet occupied (with recent discussions for a potential salon use). This center also has three pads along Washington Street, including two pads that can accommodate up to 13,200 square feet of building area, as well as a third pad for a large restaurant of 8,374 square feet. • An undeveloped pad in the La Quinta Centre (Walmart Supercenter) adjacent to PetSmart can accommodate a 17,000 square foot mini -anchor tenant, but has never been occupied. • The Highway I I I Study Area shopping center owners also report a number of other large, vacant or available mini -anchor spaces: the Office Max space of 20,000 square feet is available for a new tenant at The Pavilion At La Quinta -- Office Max is on a month -to -month lease as the landlord seeks a replacement; three large vacant spaces at La Quinta One Eleven of 8,000, 7,614 and 8,500 square feet, respectively; and a vacant space next to Burgers & Beer of 9,743 square feet in the Komar Desert Plaza center. In the shopping center industry, having many big box and building pad vacancies is a sign of over -supply. In contrast, shopping centers with little vacant pad space and low in -line vacancies are more likely "right -sized" for the market and not over -supplied. In our more than 35 years of retail/mixed use consulting, we have rarely seen such a high number of vacant, undeveloped building areas in mature, big box "Power Centers" as there are along Highway I I I in La Quinta. Our Stakeholder Interviews reveal that leasing efforts to fill these large spaces have been on -going for many years, with limited success. (See following pages showing One Eleven La Quinta and Washington Park site plans.) Page 5 of 25 L, S. Congleton & Associates Page 6 of 25 L, S. Congleton & Associates No Known And Interested Retail Anchor Or Mini -Anchor Voids To Occupy Unfilled Space All the major shopping center owners in the Stakeholder Interviews report a lack of retail anchor and mini -anchor candidates to fill unoccupied or soon -to -be -vacant space along Highway 111. No retail "void" mini -anchors of 20,000 to 50,000 square feet are known to be interested in occupying unfilled space along Highway 111. Many months of experienced leasing efforts have not resulted in successfully securing mini -anchor tenants for vacant/available spaces. Stakeholder property owners report that replacing current mini -anchor vacancies is extremely difficult. The Office Max —that is planning to depart from the Pavilion center —is only on a month -to -month lease to keep the space occupied. To date, the owner of the Pavilion has not been able to secure a 20,000-square-foot replacement tenant for the Office Max space, after many months of leasing efforts. High Turnover Of Independent Restaurants And Difficulty In Securing Independent Restaurants To Occupy Vacant/Available Spaces Shopping center owners also report difficulties in securing and retaining strong, independent, (non -chain) entrepreneurial restaurant operators, because their up -front costs are so high for finishing out their stores. In particular, the high cost of sewer/water fees required by the water district add significant up -front costs that detract from monies that could be spent on furnishings and interior finish out. One contact reported sewer/water fees for a 2,200-square foot restaurant use at $150,000a high percent of the proposed, total finish out costs for this independent restaurant owner. Experienced brokers report high turnover of independent restaurant operations in La Quinta. A rationale given for the high turnover is the seasonality of the customer patronage, particularly a dependence upon the upscale, seasonal (non -summer) visitor market. Based on our 30+-year restaurant consulting experience, the lack of a vibrant, high volume office worker lunchtime market is also a constraining demographic factor. Restaurants typically require a year-round lunch and dinner business to produce strong revenues, with lunchtime business supplied by workers in nearby office campuses and towers. Major office worker nodes are lacking in the Study Area, creating another market constraint for year-round restaurant operators. New Future Demand Supported By Existing Centers' Available/Vacant Space New demand for La Quinta retail space, such as the 163,114 to 190,262 square feet of theoretical demand reported in the Lisa Wise Consulting, Inc. report (2022-2045), may be supported within the existing, built shopping centers along Highway 111. Assuming that this demand over a 23- year-period actually occurs, the maximum amount of supportable space of 190,262 square feet could be accommodated within the existing available and vacant square footage in the Highway I I I centers, or within spaces that turn -over as struggling retailers go out of business (e.g., Office Max). There is no "left -over" demand for the four undeveloped, vacant parcels in the Study Area. The lack of mini -anchor and anchor retailers exceeding 20,000 square feet does not bode well for securing additional retailers for the four, undeveloped vacant parcels in the Study Area (i.e., the Page 8 of 25 L, S. Congleton & Associates 15-acre and 6-acre, city -owned properties, the 9-acre Dune Palms Road site, and the 4.7-acre site behind Target). Without a mini -anchor or anchor tenant, any new, leased space will most likely consist of single, destination -oriented establishments (i.e., a restaurant, car wash, fast food, etc.) and/or unanchored small shop space. It is a shopping center industry tenet that unanchored small shop space under -performs vis-a-vis similar, small shop space located in centers anchored by grocery stores, department stores (e.g., Target), and major discount retailers (e.g., Walmart). Without an anchor store, any new small shop space is equivalent to a mini -mall, convenience center —the least productive and lowest sales -producing retail product in the shopping center industry. Limited Study Area Commercial Voids Suggested By Stakeholders Viable commercial voids suggested by the Stakeholder Interviewees include the following: • Casual, quick food users with drive-thrus, such as Dutch Bros. coffee; Chick-fil-A; Raising Cane; Salad and Go; and Better Buzz Coffee have expressed interest in Highway 111. Stakeholders report that users desiring drive-thrus have a difficult time finding a space in the Study Area. • Medical owner/users, such as a hospital group; MRI unit; Urgent Care facility; or other single -user medical uses that purchase and occupy their own buildings. Small medical and doctor multi -tenant space rents are too low to warrant construction of newly -built space. • Family -oriented, casual independent (not -chain) restaurants —if financial incentives can be provided, given the high up -front costs these entrepreneurs face (e.g., high sewer/water fees). National Trends Impact Highway 111 Study Area Several national retail trends impact the short- and long-term viability of current and future uses in the Study Area, including: • Kohls is a struggling anchor store. Its merchandising quality under -performs a number of superior retailers offering modest -priced clothing and homewares, including Target, Ross Dress for Less, and TJ Maxx. This retailer is suffering from mis-management; financial troubles; weak stock prices; and poor strategic direction. It is unclear whether the retailer will successfully regain its former customer appeal. The retailer has recently suffered a 63% drop in net income. The retailer may not survive over the long-term (10- 20 years) given the superior competition it faces. • Bed Bath & Beyond has suffered from mismanagement, and poor direction of its merchandising mix. The retailer changed top management, who re -focused the company's offerings to private label merchandisea direction not well received by customers. The retailer is "burning through cash" with significant same store sales declines of 26% in only the last three months. The company's stock has lost 74% in the Page 9 of 25 L, S. Congleton & Associates last six months. The company has announced the closure of 150 stores across the U.S. It is uncertain whether this retailer will survive. • Cinemas are struggling across the nation, and total attendance has not regained pre - pandemic, 2019 levels. A shake -out and closure of selected cinemas is likely, particularly for outlets with weak patronage. • Office Max merged with Office Depot, and has suffered sales declines. The merged company announced store closures across the nation, with 55 closed in 2021 and another 90 closures announced for 2022. It also announced extensive company layoffs. The stock price has plummeted, and there is a concern that the retailer will permanently go out of business. It is departing from the Pavilion shopping center. • 99 Cents Only store has not been financially performing well in recent years. A few California locations have closed in 2022, including four in LA County and one in Oakland. Other national and regional shopping trends impacting the Highway I I I Study Area include the following: • The power of e-commerce shopping, particularly from Amazon, have had a deleterious impact on big box discount shopping. • Continued store closures by retailers that over -expanded in the last 20 to 25 years. • Lower discretionary spending by aging, pre -retiree and retiree Baby Boomers who will soon retire or no longer work; have already purchased their home goods/furnishings; and in general, have fewer discretionary home, clothing and other necessity needs than when they were young with growing families. • Higher growth, neighboring cities exhibit lower median income demographics with lower discretionary spending. In addition to La Quinta residents, the Highway I I I Corridor is supported by South Coachella Valley cities, Indio and Coachella, that have exhibited higher percentages of occupied housing growth in recent years than La Quinta. In contrast to La Quinta's 2021 median household income of $75,724 for 16,292 occupied households, Indio's 33,806 occupied households report a 2021 median household income of $53,434 and Coachella's 17,508 occupied households report a 2021 median household income of only $33,999, less than half of La Quinta's median household income (Source: U.S. Census city Quick Facts, 2021). The combined occupied households of Indio and Coachella of 51,314 households are three times the number of occupied households in La Quinta. Indio and Coachella households are clearly a more important shopper segment to Highway I I I based on sheer size alone — and these two southern cities have more income -constrained, family -oriented households seeking value -priced and discount goods and services. Page 10 of 25 L, S. Congleton & Associates Three other retail/mixed-use national trends are worth discussing. National Trends Favoring Entertainment, Food Halls And Market -Rate Apartments Are Not Feasible For The Study Area • Entertainment uses are replacing many departing traditional large -space retailers in shopping malls across the nation. This replacement use makes sense in highly urban or suburban/urban locations with high densities of young people and "hipsters." Entertainment companies seek high density locations to draw large numbers of customers on a weekly basis. Unfortunately, as noted by a Stakeholder Interviewee whose leasing team attempted to secure entertainment uses, (See page 17 of the Stakeholder Interviews, InvenTrust Properties), entertainment tenant prospects were not interested in coming to La Quinta due to the low -density, resort -like setting of the city, and lack of urban, young population. • Food Halls, an indoor cluster of small and tiny entrepreneurial, quick food concepts, are being integrated into urban malls, appealing to young demographics in high -traffic (regional shopping center) settings with plentiful apartments, such as Legacy West, Plano, Texas. In Southern California, the "container concept" quick food purveyor, SteelCraft, has opened three locations in Long Beach, Bellflower, and Garden Grove. According to the owner/developer, all these urban locations have required cities to subsidize the land in order to implement the project. Similar to the Entertainment concepts discussed above, La Quinta does not have the urban density of population to support small food hall users in the Study Area, nor does it have sufficient office workers to support the lunchtime business. (See page 17 of the Stakeholder Interviews.) • High Density, Mixed -Use Residential Market -Rate Apartments have been replacing struggling anchor retailers in a number of poor -performing national regional malls. The demolition of troubled, vacant retail sites, and replacement with high -density (particularly luxury) apartments are viable opportunities in locations with strong market rents and high numbers of young, working adults and couples. As discussed in the Residential Conclusions section below, building new, large, market -rate apartments in La Quinta is not a financially feasible developer alternative in the Study Area. As reported in the La Quinta Housing Element, the median gross rent for apartments, townhomes, condos, and single family detached housing is only $1,473 per month (page 49). The 2019 Vision Plan states that the average apartment rent for affordable (subsidized) units is $0.73 per square foot, and $1.41 per square foot for market rate apartments (page 13). These rents are far too low to warrant new construction costs, and therefore, market rate apartments are not financially feasible for developers. Exhibit 5, attached, is a survey of selected La Quinta apartments ranging from 80 to 228 units each. Per -square -foot rents top out at just above $2.00 per square foot for about 1,000-square- foot units —far below projects in Los Angeles County with per -square -foot rents ranging from $2.90 to $4.00+ per square foot. The Stakeholder Interviews validated the conclusion that market -rate apartments are not feasible. InvenTrust, owner of the Pavilion (See page 16 of the Stakeholder Interviews), considered Page 11 of 25 L, S. Congleton & Associates acquiring the 15-acre site adjacent to the Pavilion, now owned by the City of La Quinta. During InvenTrust's due diligence period, the company prepared a detailed pro forma for the 15-acre site, whereby the company evaluated market -rate apartments and retail in the front of the property. Both the market -rate apartments and the retail (a small portion in front) "did not pencil" and were determined to not be financially feasible for the developer. Therefore, InvenTrust decided not to buy the 15-acre property. Similarly, Jeff Halbert, founder and CEO of Blackpoint Properties, the company in escrow to purchase the 9-acre property at Dune Palms Road (and sell the back portion to the City of La Quinta for affordable housing), also concluded that market -rate apartments were not feasible during the company's due diligence period, because the La Quinta market rents were too low. Small Town, Exurban, National Trend Is Compatible With La Quinta: Customers Desire Independently-Owned/Operated Restaurants With Outdoor Dining (Ranging From 2,200 to 4,200 Square Feet, Plus Outdoor Dining Space) In recent years, LSCA has provided consultation for a number of small-town cities and other outlying, exurban locations. We have performed on-line resident surveys; interviews with builder/developers; and personal interviews with property owners and other community Stakeholders about their desired uses for their small-town cores. Respondents have recently indicated that they want free-standing, independently -operated, non -chain, modest -priced casual restaurants with generous outdoor dining areas. Many family respondents want to see open - space activities for children in or near the outdoor dining areas, such as children's games/activities, as well as periodic live, outdoor entertainment. Restaurants that satisfy the wants of exurban, small-town residents are typically 2,200-2,500 square feet to 4,200-4,500 square feet with outdoor dining spaces of 1,000 to 1,500 square feet. The restaurants typically request high -ceilings and free-standing buildings to promote their own identity. Clusters of small, free-standing restaurants with outdoor dining areas are popular with small-town residents, providing a unique charm distinct from the plethora of chain operations often associated with more urban, congested shopping areas. Out-of-town residents, such as those visiting La Quinta, also search for distinctive, non -chain dining destinations. Most independent restaurants in La Quinta are scattered throughout the Study Area and along Washington Street. A central node, where a small cluster of 3-5 independent restaurants can be enjoyed, with outdoor dining, is not available in the Study Area. This is a void in the La Quinta market —one that operators may be encouraged to fill by city staff, offering appropriate incentives. SUMMARY OF STAKEHOLDER INTERVIEWS Stakeholder Interviews Revealed Engaged, Interested Parties With Receptiveness To Subsidized High -Density, Low Income Affordable Housing And Small Lot Single Family Detached, Moderate Income, Market -Rate For -Sale Housing In Study Area LSCA conducted 11 Stakeholder Interviews of property owners and/or their representatives, and local, experienced brokers, using a list provided by City staff. The interviewees were well - engaged, highly interested participants in the process. Selected findings include: Page 12 of 25 L, S. Congleton & Associates 1. Interviewees recognize that Highway I I I is nearly built out, and no Interviewees could name any anchor or mini -anchor voids not already satisfied or filled in the Study Area. 2. Interviewees stated that only four parcels are undeveloped in the Study Area: the two sites owned by the City, the Menino Property (15 acres) and the site located adjacent to the Residence Inn (6 acres); the Dune Palms Road site (9 acres); and the undeveloped property behind Target (4.7 acres). 3. Only two existing retail sites were identified by Interviewees as potentially suitable for future new residential development: (1) the Kohls site (should the retailer close due to financial troubles); and (2) the cinema site (should the operation close due to struggling attendance, as experienced by some other cinemas across the nation). No other sites were large enough or had the appropriate, separate land area to warrant new construction. 4. Other available/vacant retail pads inside the shopping centers were inappropriate for residential. Interviewees stated that over -sized parking lots in front of big box retailers were unsuitable for new housing because the areas were controlled by legal constraints through binding ground leases or other CCR's, and the sites were too small to develop housing in an appropriate manner. 5. Interviewees were positive about high density, low-income affordable, subsidized apartments to be built on city -owned parcels. This use is seen as providing valuable housing to service, retail, hospitality and medical industry workers who need low-cost housing. 6. Several interviewees were enthusiastic about seeing the City build affordable, subsidized rental housing on 100% of the City -owned properties —and not allocating any of the City -owned lands for retail uses. Interviewees mentioned that retail, especially small shop space, fronting the subsidized rental housing would not be financially viable and difficult to lease, given their experience. 7. Interviewees, when asked, stated that market -rate apartments were not feasible in La Quinta because market -rents are too low to support new construction. 8. Interviewees were positive about adding small lot, single-family detached, moderate priced housing, priced under $500,000 in La Quinta. Interviewees stated that this was a void in the La Quinta housing market that would be well -received by potential purchasers. 9. Interviewees desire desert -style landscaping. None of them was in favor of adding trees to the shopping centers or along the streets of Highway 111. All mentioned that conserving water was a major issue in the maintenance of their shopping centers. 10. None of the interviewees saw the bike lane as adding significant shopping sales to their centers. Bikers, in their view, are not shoppers. Bikers are likely to stop only for a quick drink at a Starbucks. None of the interviewees is in favor of having the retailers or dining Page 13 of 25 L, S. Congleton & Associates operations face the CV bike lane. The interviewees stated that retailers would be opposed to such configurations. The retailers want to face Highway 111. 11. None of the interviewees believed it was appropriate to try to make Highway I I I into a pedestrian -oriented shopping district. Interviewees stated that "it is too late." The Study Area is almost built out. 12. Interviewees stated that the types of retailers in the Study Area do not promote walkability. Big box destination retailers, such as Walmart, Costco, Lowe's, Home Depot and Target are not pedestrian -oriented shopping trips. Customers have large bags that must be placed in a car. Nearly all interviewees mentioned the hot weather as being a deterrent to walkability. 13. Commercial voids identified by interviewees include selected, popular drive-thru quick food operators; end -users and owners of medical office buildings who purchase their own buildings; and casual, moderate -priced, independent restaurants with outdoor seating and offerings appealing to families. 14. Several interviewees mentioned that medical office multi -tenant rents were too low to warrant new building construction costs. 15. Interviewees mentioned that it was difficult to secure and retain independent (non -chain) restaurants. Many mentioned that there was frequent turnover of independent restaurants in the Study Area. The significant costs of furnishing, fixtures and opening an operation, including high sewer/water fees, as well as operations seasonality (focused on non - summer periods) were seen as deterrents to attracting and keeping independent restaurants. 16. Most interviewees do not see the advantage of a new Highway I I I Corridor Specific Plan. Interviewees mentioned that many national retail areas have completely separate Specific Plans for different properties. Many interviewees expressed concerns that the new zoning document would add complicated, new regulations and codes that would add time and cost to the process, should owners renovate or redevelop their sites. 17. Positive suggestions for improving the City's Specific Plan process include an early engagement by the development team whereby the team can go to one big meeting with the City Planning Department and see up -front all the variance and permitting requirements. The entire process would be easier if all the requirements are explained in detail in one, up -front meeting, versus a long, series of step-by-step meetings. An incremental process where a development team finds out about surprises along the way, costs the development team time, money and "added costs down the road." As one experienced interviewee commented, she needs a "sophistication of the Planning staff' that makes the process smoother and quicker for her team. If the process is lengthy and time-consuming, the leasing staff will lose tenant prospects that will go elsewhere where the process is easier. Page 14 of 25 L, S. Congleton & Associates RESIDENTIAL CONCLUSIONS AND RECOMMENDATIONS Survey Of La Ouinta Apartments Reveals Modest Rents Unsupportable Of New Construction Costs Six La Quinta apartments, and one Indio apartment project nearby (six minutes from Study Area), totaling 1,266 apartment units, were surveyed to assess market rents for newer, larger projects in the immediate area. Of the six La Quinta projects, two are affordable, subsidized apartments: Wolf Waters, 218 units, three stories, built in 2002; and Coral Mountain Apartments, the newest project of 176 units, two stores, built in 2014. (See Exhibit 5.) The newest, market -rate projects were built 15 years ago in 2007; no large -sized (over 100 units+) market -rate apartments have been found that have been built in recent years. All apartment projects are within a 6-to-12-minute drive of the Study Area. The highest market rents are reported at Silverhawk Apartments, built in 2005 (222 units) near the La Quinta Resort, about 11 minutes' drive time from the Study Area: rents broadly range from $1,950 for a small, one -bedroom unit to $2,525 for a three -bedroom unit of 1,177 square feet. No other apartment projects list any rents higher than this project, with all other projects topping out at monthly rent of about $2,300. In contrast to typical Los Angeles County apartment rents of $2.90 to over $4.00 per square foot, La Quinta monthly rents top out at about $2.13 to $2.15 per square foot per month —a rent level too low to warrant new construction costs. (See Exhibit 5, attached.) The top per -square -foot monthly rents for affordable, subsidized apartments in La Quinta range from $.45 to $1.10 per square foot, very low to meet the needs of low-income residents. Total monthly rents top out at $998 per month for 1,013 square feet of space for the subsidized units. Photo examples of La Quinta's affordable rental projects are below: Page 15 of 25 L, S. Congleton & Associates Menino Property Plan Review: Recommend Maximizing Affordable Units GHD asked us to review the site plan for the 15-acre former Menino property, owned by the City of La Quinta, planned for affordable, subsidized rental housing in the rear, with retail/other uses in the front portion of the property. (See site plan below.) Apartments 93 Dwelling Units 121 Parking Sppa�a--cees�s AN&I tv i Apartments 46 Dwelling Units 55 Parking Spaces �.. 1111r I b s• c l Il ' _ j //r.�� Independent Dining 11k Food/Beverage Ilk Shaded Patio ! I200' Vendor Curb f`jfn r**, i Institutional ! Office 30k Floor Area 5k Shaded Patio 1k Atrium Lobby Page 16 of 25 L, S. Congleton & Associates The above site plan shows 279 affordable, subsidized rental units in the rear of the project, with two buildings of retail totaling 11,000 square feet, and institutional/office space of 30,000 square feet in the front portion of the site. We recommend maximizing the affordable, subsidized rental units on the 15-acre site, and down -playing any retail/dining uses. LSCA believes that the 11,000 square feet of retail/restaurant space is excessive, given the high supply of vacant and available spaces in existing shopping centers in the Study Area. Based on our Stakeholder Interviews, viable uses for the retail may be limited. Options for the retail uses include one or two casual, quick food operations, with drive thrus of about 3,500 square feet each, to be developed on about one acre for each use (to allow for drive- thru space). Examples would include the popular Chick-fil-A or Raising Cane operations, both modest priced chicken outlets, and a coffee operator with a drive-thru, such as the highly popular Dutch Bros. Coffee or Better Buzz Coffee. We recommend attempting to secure a hospitality, medical or construction industry vocational school for the institutional building. The building may be one -to two story of 20,000 to 30,000 square feet on 2 to 3 acres. Alternatively, a childrens' day care or charter school may be an appropriate use at this site. Pre -leasing should occur for the retail, dining, vocational/institutional/educational uses. Should viable uses not be secured for the entire front of the site within a year of commencement of construction, we recommend down -sizing the retail, dining and institutional buildings and adding more affordable housing units. As noted in our Stakeholder Interview responses, there is strong recognition by property owners that low cost affordable housing is needed for the service, retail, medical and hospitality industry workforce serving La Quinta and the Coachella Valley. A For -Sale Housing Void Exists In La Quinta To Provide Moderate -Priced (Below $500,000) Small Lot, Single Family Detached Homes For Local Workforce La Quinta is a semi -rural, low -density, desert resort city. Our research in recent years in exurban, semi -rural cities has shown that the dominant home -buying preference of existing and newly -arrived residents is single-family detached living. Evidence of this in La Quinta is the City's record of building permits: from 2010 to 2021, nearly 80% (79.3%) of issued building permits were for single-family detached units (1,565 units), with 20.7% (or only 408 units) consisting of multi -family units. (Source: HUD SOCDS, 2022, Lisa Wise Consulting, page 17.) Young, growing workforce families, in particular, prefer single-family detached homes to accommodate their family lifestyle needs. The median value of owner -occupied housing units in La Quinta, according to the U.S. Census (2021) is about $405,200. Resale homes provide lower -priced options for homebuyers in La Quinta. For example, selected, newly -renovated, resale homes in the older, well -maintained neighborhood of La Quinta Cove (up against the local mountains) have been recently listed in early October, 2022 for prices below $500,000 (e.g., $425,000 to $499,000) for three -bedroom units of about 1,282 to 1,300 square feet with backyards. (See examples below.) Page 17 of 25 L, S. Congleton & Associates LA QUINTA SFD RENOVATED OLDER HOMES AT LOW -END PRICING —NEAR MOUNTAINS AND HIKING AND BIKING AREAS v_7a ®' v F T » ,00m m -A T17- L�c WA $424,900, 1,282 SF, 3B2B $447,9S0, 1,309 SF, 3B2B $499,000, 1,282 SF, 3B2B Renovated La Quinta Cove Renovated La Quinta Cove Renovated La Quinta Cove In order to evaluate the new, for -sale housing typology market in and near La Quinta, we reviewed the currently selling housing products located within about a 15-to-19-minute drive time of the Study Area. During our field work, we reviewed the new products and discussed the offerings with sales representatives at the model homes. It is recognized that workforce employees in La Quinta are likely to commute to work if their desired home preferences, in terms of size, configuration and price, are not found within the City of La Quinta. At the time of this survey, no new housing product was currently built for -sale in the City of La Quinta. (See Exhibit 6.) Five currently selling housing developments were surveyed in Palm Desert, Coachella, and Indio. Two of the five developments are age -restricted (over age 55): Trilogy by Shea Homes in Indio and Renata At Domani By Pulte Homes in Palm Desert, north of Freeway 10, east of Washington Street. Starting price ranges for Pulte's Renata range from $461,990 for 1,579 square foot, two bedrooms, to $491,990 for 1,865 square foot, two bedrooms with optional third bedroom (or office), single -level detached homes. Trilogy by Shea Homes is an upscale, gated, resort -amenity, age -restricted community of 1,238 homes. Starting prices broadly range from $466,990 for two -bedroom, single -level, 1,542-square-foot duplex units to $631,990 for three - bedroom, single level, 2,367-square-foot single-family detached units. Trilogy homes offer a extensive array of upscale interior upgrades, adding to the completed prices. There is a clubhouse and resort amenities. Only three, currently selling housing products are targeting young and growing families: Sevilla by Pulte Homes in Coachella (107 single family detached single and two -level units); Almeiria at Espana by Lennar in Indio (96 single family detached single level units); and Avena at Talavera by Beazer Homes in Indio (38 single and two-story single family detached homes). Low -end starting prices (without upgrades) broadly range from $492,990 for a 1,959-square-foot, three -to - Page 18 of 25 L, S. Congleton & Associates four -bedroom Sevilla (Coachella) home, to $535,990 for a 2,181 square foot three -to -four - bedroom Avena (Indio) home. Sevilla's top starting price is $554,990 for a spacious, 2,824- square-foot, five -six -bedroom, two-story home. The top starting price is the largest single -level floorplan offered by Almeria, $604,365 for a 2,747 square foot, four -bedroom home. Sevilla by Pulte Homes offers the most fascinating floorplans, targeting large, extended, multi - generational Hispanic families. According to the sales representative, the homebuilder purposefully designed the larger units to accommodate multi -generational living, with one to two bedrooms downstairs, and four to five bedrooms upstairs, including a separate master suite bedroom. The sales representative reports extended family units "combining their financial resources" to buy the larger homes, with spacious backyards. Grandparents, middle-aged parents and young, working adults, all related, are pooling their resources to buy the larger, four -to -six - bedroom homes. The two floorplans with four to six bedrooms report starting prices ranging from $517,990 to $554,990 (without upgrades). The Sevilla development reports the lowest starting prices per square foot of $196 to $252. These homes are filling a multi -family, "affordable" housing niche, providing attractive, spacious homes with sizable yards for children at starting prices under $555,000 for up to three "extended" families (grandparents, parents with children, and young working adults). (See the 2,824-square-foot floorplan, below, with a starting price of $554,990, with level 1 shown first and the second level following.) Sevilla by Pulte, Visionary Floorplan, Level One BEDROOM 5 11 -0' x 10' 6` CAFE GATHERING r1'-r'x 12'-11 ROOM 16'-4" x 1 T-4" VQBA ENTRY li X I ' ' ur i � ys O S 0RM. 11 KITCHEN © xc i;F k r 2 CAR GARAGE FOYER 21' 4"x 19' 11" ' II II II FLEX 12-"x 14'-Q PORCH Page 19 of 25 L, S. Congleton & Associates Sevilla by Pulte, Visionary Floorplan, Level Two BATH 4 Wic OWNER'S BATH © II ° OWNER'S SUITE SUITE 14'-6" x 17'-4" 12'-9" x 12'-1" WIC F SHELF—� lib II D I L__J L LAUN O'T SINK/C� r 'I, BATH 2 BEDROOM 4 BEDROOM 3 IL 11'-11"x 10'-6", 11'-11"x 12'-0" BEDROOM 2 12'-4" x 12'-0" (- I L All the family -oriented homes offered for -sale, as shown in the survey on Exhibit 6, range from nearly 2,000 to 2,700 square feet in size for three to six bedroom single and two-story homes (excluding age -restricted 55+ homes). No homes under 1,959 square feet are offered for the first-time homebuyer and young, growing workforce family. La Quinta has the opportunity to fill this first-time homebuyer, family workforce niche by encouraging homebuilders to build smaller, single and two-story homes between 1,100 to about 1,600 square feet, with two to three bedrooms, built on small lots. With starting prices under $400,000 to the $460,000 - $470,000's range, these small lot single and two-story units may be built at a density of 8 to 9 units per acre, depending on the configuration, and assuming that one floorplan offered is single level, with remaining floorplans being two-story models. Residential Unit Typology, Unit Mix, Timing/Phasing Recommendations Four parcels remain undeveloped in the Study Area: (1) the 15-acre Menino Property site, owned by the City, slated for high -density subsidized rental housing; (2) the 6-acre site adjacent to the Residence Inn owned by the City; (3) the 9-acre Dune Palms property; and (4) the 4.7-acre property located behind Target. Two of the sites, the 15-acre Menino Property and the 9-acre Dune Palms property, are slated for affordable, subsidized multi -family housing for the rear portions of the properties. We recommend development densities up to 20 to 26+ to the acre for these subsidized rental units. Page 20 of 25 L, S. Congleton & Associates Should, for some reason, the City be unable to secure the 9-acre site for additional subsidized rental housing, the site could be developed for small lot, single family detached units at a density of 8 to 9 units per acre. A small, perhaps gated, cluster of starter homes could be offered at this site, resulting in 70 to 80 new, single and two-story moderate -income, market -rate homes for workforce families. The 4.7-acre site behind Target is an excellent site for 37 to 42 units of single family detached small lot homes, with one floorplan that is single level, with remaining units consisting of two- story floorplans, to be built at 8 to 9 units per acre. We understand that the City of La Quinta is considering reserving the 6-acre site adjacent to the Residence Inn for retail/dining uses or other commercial/entertainment uses. We recommend that the City re -consider this approach to the site, given the lack of retail anchor and mini -anchor stores, and the lack of major retail voids, in general, in the Study Area. Moreover, the Stakeholder Interviewees report no interest by entertainment tenant uses in the Study Area. A 6-acre site could theoretically accommodate 52,000 square feet of commercial space, assuming a 20% site coverage. We are unaware of any 50,000-square-foot retail/dining/commercial program that could successfully be developed on the site at market -rate rents. In contrast, there are low -and -moderate income housing needs in La Quinta, as expressed by Stakeholder Interviewees, including the President of TALUS, for affordable housing to serve hospitality, retail and other service workers —particularly given the growth of resort hotels in the City. TALUS is building two new hotels, the Montage and the Pendry, and the President stated that a third resort hotel is planned in the future. We recommend that the City of La Quinta consider building another multi -family affordable, subsidized housing project on the 6-acre city -owned site, similar to Coral Mountain, immediately to the south. Extending this product would possibly add 100+ more multi -family units to the City's housing stock. Should the City of La Quinta successfully procure affordable housing, multi -family developers in the next two to three years for two to three sites in the Study Area, we believe the Study Area could be built out within five to seven years, as long as inflation rates, construction costs and high interest rates do not constrain the financing of these projects. As mentioned previously in this report, we do not recommend that the City encourage or plan for building market -rate rental units or mixed -use market -rate rental units due to the City's low rent levels, and lack of financial and developer feasibility, as confirmed by the Stakeholder Interviews. We have been asked to comment on the potential for the following other types of residential product typologies: live -work; townhomes or row housing; stacked or terraced flats; courtyard flats; mixed -use residential; single family with ADU's; and "bungalow" or "casita"-style units. As stated in the previous paragraph, market -rate rental units are not feasible. Therefore, stacked Page 21 of 25 L, S. Congleton & Associates or terraced flats, courtyard flats, and mixed -use with apartments are not feasible, developer - implemented products. The La Quinta semi -rural, low -density lifestyle is generally not compatible with urban -style for - sale products, such as townhomes, row housing and live -work units. These products are optimally built in existing, highly urban, Downtown, in -fill locations, particularly cities with strong office markets with office towers and campuses within walking distance to the residences. LSCA highly recommends that the City encourage small lot single family detached homes built at 8 to 9 units per acre to assist young, first-time homebuyers and other workforce families working in the area, including those likely to be working at the new TALUS resort hotels. This for -sale product is an excellent fillable void in the south Coachella Valley, and would be optimally built on in -fill, La Quinta locations —versus in outlying large land parcels in Coachella and Indio. Moderate income, young homebuyers, particularly those seeking starter homes, are willing to opt for a smaller home at a lower price if the housing products are located closer in to shopping, dining, medical and other service amenities, as are found in La Quinta. CONCLUDING RECOMMENDATIONS Food & Beverage, Medical Office End -Users, Vocational/Institutional, And Future Hotel Uses Are Prime, Future, In -Fill Commercial Uses For The Study Area The following is a brief summary of the retail/food & beverage and commercial/workplace opportunities, including sizing and leasable square footages, appropriate for Study Area in -fill areas, as well as redeveloped or renovated spaces in the Study Area for future years: • Independent, family -oriented casual restaurants: Three to four independent, family oriented, casual, moderate -priced restaurants ranging from 2,200 to 4,200-square-feet with outdoor dining of 1,000 to 1,500 square feet. These users may replace existing tenants that turn over or go out of business; may be appropriate for renovated or redeveloped space; and could provide in -fill uses for vacant parcels in existing shopping centers. A total of about 13,000 to 14,000 square feet, excluding outdoor dining areas, is a reasonable target for future years. In order to entice independent operators, financial incentives may be required to offset the high up -front finish out costs. • Popular quick foods with drive thrus. Two new, highly popular quick food offerings with drive thrus, such as Chick-fil-A and Dutch Bros. Coffee, would be popular drive - through offerings in the south Coachella Valley. Each use would require an acre of land for the 3,500 square -foot building and stacking lanes. • Owned medical buildings. Destination -oriented, end -user, owned medical buildings, purchased and/or built by the end -users, such as urgent care; new medical doctor group buildings; MRI or radiology labs; or other medical specialty groups. Estimated size ranges are 3,500 to 5,000 square feet for single medical uses, such as a small urgent care facility or specialty medical use building, to about 10,000 to 12,000 square feet for a larger, owned, new medical group building. These users may take over existing buildings and renovate the buildings to their desired uses, or arrange for build -to -suit buildings. Page 22 of 25 L, S. Congleton & Associates • Medical, hospitality industry, construction, salon/beauty vocational school. Based on a discussion with the City of La Quinta Economic Development Department, we understand a new nursing school is planned for a small site in front of the former Sam's Club (now Floor Decor) building. Other medical training vocational schools, such as physical therapy, radiology or other specialties, may be good additions to the Study Area. With the expansion of new resort hotels in La Quinta, there may be the potential for a hospitality -industry -related vocational school, such as a small culinary school. The construction -related industry, perhaps operated by a trade union, may also have interest in opening a vocational school. We estimate 8,500 to 30,000 square feet of space for this institutional use. • Day Care or Charter School. Given the significant number of low-income affordable housing rental units, including units suitable for families, there may be a need for a non- profit, church -managed, or other day care and/or charter school in the Study Area. This space is estimated at 5,500 (day care) to 30,000 square feet. Future Sales -Per -Square -Food Productivities To Increase, If Over -Supply Not Encouraged It is a shopping center industry tenet that higher sales -per -square -foot productivities result when retail and food & beverage square footage is not over -supplied. In fact, in many cases, tighter, more compact shopping centers and on -street shopping districts out -perform those districts that are over -planned, over -extended by city planners, architects and zoning specialists. California is inundated with excessive, on -street shopping streets that perform at low, modest, or weak sales - per -square -foot levels. We recommend that the City planning staff and the City Council take a prudent approach to adding more retail and food and beverage square footage to the City. Several anchor and mini - anchor stores are struggling or will soon close. No evidence exists for near -term, newly built sizable retail and food and beverage sites in the Study Area. New home sales are needed to strengthen the sales productivities of the existing array of stores in the Study Area. Adding more retail and dining to the four vacant parcels will dilute the sales productivities of the existing shopping centers, reducing the sales -per -square -foot of current tenants. In contrast, if the existing square footage in the Study Area stays about the same or is somewhat reduced as the Coachella Valley home sales grow in cities like Indio and Coachella, the sales -per -square -foot productivities of the remaining, existing stores are likely to increase on a per -square -foot basis. Long -Term Potential For An Additional Limited Service Hotel We understand that the City of La Quinta has two additional new planned hotels, in addition to the Montage and Pendry at TALUS, currently under construction. According to the President of TALUS, the upscale resort has plans for a third hotel to be eventually built. In keeping with the prestigious nature of the two other TALUS hotels, we assume that the third hotel will be equally upscale, catering to an affluent resort market. Page 23 of 25 L, S. Congleton & Associates We understand that an approved, 125-room limited -service hotel, will be located adjacent to the 131 single family detached homes for rent (Centre La Quinta), currently under construction, south of Highway 111. The hotel site is between Auto Centre Drive and La Quinta Drive. Over a 20+-year time frame, a third hotel may be feasible, particularly another limited -service business/leisure product of 120 to 130 rooms at a moderate room rate level. The ideal location would be a quiet, off -Highway I I I site, south of the noise of the main arterial. Prime Seasonal Events Are Those Benefitting Commercial/Retail Enterprises We encourage the City and the local businesses to plan events that directly relate to businesses in the City. Our over 35 years of shopping center/mixed-use experience has shown that such events and outdoor programs that are directly tied to the retailers and the food & beverage operations result in increased sales. Entertainment events, such as jazz festivals or other musical events, typically do not benefit retailers. In fact, during many of these musical events, shopping patronage decreases, leading to displeased retailers who face less patronage during these times. Examples of events and programs that are directly tied to increasing local sales are the following: 1. Local, independent restaurant tasting events, such as the "Taste of La Quinta" that highlights locally -operated, unique tasting menus and alcohol —not chain restaurants. 2. Home decor and showroom events, such as "Lifestyle La Quinta", highlighting discounted items and specialty sales that cater to home furnishings, decor, home hobbies, outdoor furniture and accessories, etc., possibly at the start of the winter season. 3. "Christmas In La Quinta" event in November, highlighting decorations, home accessories and seasonal gift merchandise of local stores, as well as specialty boxed food gift items. Local La Quinta businesses appreciate efforts by the City, the Chamber and business associations to promote and market events that directly tie into businesses. In cities with more fashion stores than La Quinta, a prime program would highlight the specialty fashion stores, including casual, evening, golfing, and outdoor clothing, called "La Quinta Fashion." If enough entrepreneurial operators, including those within the resort operations, can be secured, this could be a popular local and visitor event, with drinks and snacks offered. City Incentives Such As Subsidies Or Loans To Independent Restaurants, Institutional Land Assistance, And Streamlined City Processing Small independent casual, moderate -priced restaurants have a difficult time locating and operating in La Quinta due to the high initial, start-up costs and the seasonality of the customer patronage. In order to assist these operators in the early stages, the City may wish to consider offering cash grant subsidies, especially to off -set sewer/water fees, or long-term, low -interest rate loans to off -set the high, start-up costs. In order to attract vocational, institutional or charter school uses on city -owned parcels, the City may wish to consider free land conveyance (with a buyback provision should the use be Page 24 of 25 L, S. Congleton & Associates discontinued) or a nominal, low-cost ground lease arrangement. The institutions would then be required to build their own buildings, but would not have to acquire the land to do so. As the City considers its new Specific Plan for the Study Area, it may want to consider methods and procedures for creating greater efficiency in the planning review process. Several Stakeholder Interviewees are concerned by over -complicating the approval process, and adding time and money to the development team when they submit plans. Having all requirements known up -front and presented at once was seen as a positive step for the development teams. Most disliked were "surprises" or new requirements presented on a step-by-step, meeting by meeting basis over many months. Stakeholders are concerned that they will lose valuable time, and their new tenant prospects may not wait over a lengthy time period. The tenant prospects may decide to go elsewhere to other cities where the planning and opening process is easier and less time-consuming. FINAL COMMENTS As evidenced by the City's efforts to purchase land for the development of low-income workforce housing, the City's executive team has initiated important steps to incorporate affordable housing into the Study Area. These additional rental units will be critical to serving those workers supporting the hospitality, resort, medical and construction industries of the south Coachella region. Encouraging, planning, and zoning for small lot single family detached homes, built at 8 to 9 units per acre, and targeting the moderate -income, first-time homebuyer, would be another excellent step forward in advancing the number of housing units within the price range reach of workforce families serving La Quinta. Providing a full range of moderate -priced, for -sale housing choices in La Quinta will ensure that a balanced array of working families in the City will have permanent homes, spinning -off new sales to the stores along Highway 111. Page 25 of 25 HIGHWAY 111 CITY OF LA QUINTA DEVELOPMENT IMPLEMENTATION STRATEGY STUDY # I DESCRIPTION OF EXHIBIT HIGHWAY 111 COMMERCIAL ANALYSIS & STAKEHOLDER INTERVIEWS 1 MAP OF HIGHWAY 111 MAJOR SHOPPING CENTERS 2 HIGHWAY 111 MAJOR ANCHORED CENTERS 3 STAKEHOLDER INTERVIEWS STRATEGY IMPLEMENTATION SUPPORTING EXHIBITS 4 HIGHWAY 111 CORRIDOR ECONOMIC SWOT ANALYSIS 5 SURVEY OF SELECTED LARGE LA QUINTA APARTMENTS 6 NEW CURRENTLY -SELLING FOR SALE RESIDENTIAL PROJECTS NEAR LA QUINTA UV will j4l�' Vp I M _%J lob z .02 g as yUii!i}11>f�f[ l!'f4ial IR _�� s o air �o �' p 71 s 1111. f , , . _-��'illlllii �Iq�OI� a� ti k } f►il�+lh [�I 'r ►'!'+ �► k is 4w� , i,�I�'t'13"��! '�� +r�..� .. ��; lft'�4lilpGll�r�►� _ �y -� , Z. _ �'sl �'}jgot� -.01 iwt, tit P 14 Im, m PM Y Nib Na oo O ♦ ,-�,♦ \�pF rl or Menino LL CD 13 'tL. o; Elff- — c:::j 1. - . 47! !� .ar ir • tV'., �' cilap. 2 Alp a r. 0 EXHIBIT 2 LA QUINTA HIGHWAY 111 MAJOR ANCHORED CENTERS Key to City Name/Center Type Anchor/ Mini Anchor & Key Total SF Vacant Space Description Est. Vacant Vacancy Opportunities, Voids, Comments Corridor Map Location Stores Square Footage Square Feet EXISTING CENTERS 3 Home Depot & The Dunes Center (Jefferson Plaza) Smart & Final 36,001 None 0 Excellent Vietnamese small restaurant, Pho Vu, 79900 Hwy-111, IHOP Dunes Center also located in Palm Springs. La Quinta, CA 92253 Jack in the Box 105,000 99 Cents Store Home Depot Goodwill Dollar Tree 6 La Quinta Valley Plaza (est) Unanchored 122,000 Small Space lest) 1,300 Senior Day Care Center under 79390 Hwy-111, renovation/construction of entire north-east La Quinta, CA 92253 building of 54,000 s.f. (two levels). 9 The Pavillion At La Quinta Best Buy 165,860 Office Max space 20,030 Office Max space reported available per leasing 79220 Hwy-111, Office Max Panera Bread 4,854 brochure. Per interview with ownership, Office La Quinta, CA 92253 Bed Bath & Beyond Max is on temporary, month -to -month lease. DSW Panera Bread is leaving center and moving to One Eleven with a drive-thru (under -construction). Sprouts 2 One Eleven Kohl's 1,100,000 Pad A next to Mexican 50,000 Power center with large pad vacancies (Pad A & C) 78950 Hwy-111, Petco restaurant for many years. Center in -line space recently sold La Quinta, CA 92253 Big 5 Pad C South of Hobby 22,000 in June to Milan Capital Management, Inc., Hobby Lobby Lobby Orange, CA. New ownership does not own Kohl's, Stater Bros., Hobby Lobby and a number of pads Stater Bros Space between Petco & 8,000 at the front of the center, such as Eisenhower Ross WDC Health. Per interview with ownership, there are Staples Space between Hobby 7,614 15-20 different ownerships of parcels within the WDC (Kitchen & Bath) Lobby & Kohl's center, with Milan owning the in -line shop space. Eisenhower Health Space between Hobby 8,500 Lobby & Kohl's Space between Hobby 3,500 Lobby & Kohl's Small shop North of Stater 1,600 Bros Small shop on AT&T pad 2,500 EXHIBIT 2 LA QUINTA HIGHWAY 111 MAJOR ANCHORED CENTERS Key to City Name/Center Type Anchor/ Mini Anchor & Key Total SF Vacant Space Description Est. Vacant Vacancy Opportunities, Voids, Comments Corridor Map Location Stores Square Footage Square Feet EXISTING CENTERS 7 Plaza At Point Happy Okura Sushi 43,000 Small shop 1,162 Spanish style building with office over retail. 78370 Hwy-111, Broken Yolk Cafe Small shop 569 La Quinta, CA 92253 Upper office 2,092 Upper office 1,425 Upper office 1,435 7A Plaza La Quinta Vons 141,920 Small shop 627 Attractive Spanish neighborhood center style (S. of Hwy-111) 78267-78483 Hwy-111, Small shop 2,190 anchored by Vons grocery store. La Quinta, CA 92253 Small shop 1,440 Small shop 2,275 Small shop 1,267 Small shop 2,008 8 La Quinta Court Unanchored 54,992 Small shop 1,816 Located at Washingston St. & Hwy-111 corner, 78525 Hwy-111 Small shop 2,527 with LG's Prime Steakhouse visible from key La Quinta, CA 92253 corner. 8A La Quinta Square Aldi 29,270 None 0 Three pad users recently opened. 78611 Hwy-111, In-N-Out La Quinta, CA 92253 El Polio Loco EXHIBIT 2 LA QUINTA HIGHWAY 111 MAJOR ANCHORED CENTERS Key to City Name/Center Type Anchor/ Mini Anchor & Key Total SF Vacant Space Description Est. Vacant Vacancy Opportunities, Voids, Comments Corridor Map Location Stores Square Footage Square Feet EXISTING CENTERS 1 Washington Park Shopping Center Target 600,000 Pads 8 & 9 Washington St 13,250 Amazon Fresh to replace vacant Stein Mart Highway 111 between Simon Dr. & Adams St, & Trader Joe's South -half of former 6,011 building, opening in October. Significant vacant Washington Street From Simon Drive to Ave. 47 TJ-Maxi Lumpy's Golf store pad space between Stein Mart and World Market La Quinta, CA 92253 Lowe's Restaurant space 2,553 facing Hwy-111, originally planned in 2008 for Century Theatres Washington St (lease junior anchor (mini -anchor) of 10,000 s.f. and pending) 7,000 s.f. of small shop space. Interest by car Ulta Beauty wash tenant for taking vacant Pads 8 and 9 along World Market Washington St. Per Curtis Barlow, 7 shop spaces Amazon Fresh (former Stein Mart) Small shop near Cinema 1,495 vacant, with 4 of these spaces with leases pending. Planet Fitness (lease pending) No immediate plans for vacant, 4.7-acre parcel Small shop CA-111 next to 1,549 behind Target. Recently, an in -fill townhome Verizon developer from Orange County evaluated the Small shop CA-111 next to 1,335 parcel for residential development, either for -sale SAWA Sushi or for -rent. Pad 7, planned for 8,374 restaurant Washington St, s.f. includes patio space Future building between 17,000 former Stein Mart & World Market (a Phoenix salon shows interest) 5 La Quinta Centre Walmart Supercenter lest) 200,000 Undeveloped pad with 17,000 Several pads and strip retail fronting Hwy-111 with 79255 Hwy-111, Marshalls lest) 30,000 fencing lest) Walmart Supercenter in back lot. Marshalls, La Quinta, CA 92253 Petsmart lest) 17,000 Small shop 1,203 Petsmart, and undeveloped pad immediately 48,000 behind one small strip center facing Hwy-111. Small shops EXHIBIT 2 LA QUINTA HIGHWAY 111 MAJOR ANCHORED CENTERS Key to City Name/Center Type Anchor/ Mini Anchor & Key Total SF Vacant Space Description Est. Vacant Vacancy Opportunities, Voids, Comments Corridor Map Location Stores Square Footage Square Feet EXISTING CENTERS 5A Former Sam's Club Floor & Decor 138,000 Vacant small parcel 0 Former Sam's Club space converted into two uses. SWC of Dune Palms & Hwy-111, Storequest Storage formerly used for Sam's Oversized parking lot in front of Floor & Decor but La Quinta, CA 92253 Club gas pumps. too small for any significant development. Sam's Club former gas pumps approximately one acre of space, planned for nursing school. 10 Costco & Komar Desert Plaza Costco lest) 150,000 Vacant space next to 9,743 Six buildings in Komar Desert Plaza, including SWC of Jefferson St & Hwy-111, Komar Desert Plaza 73,000 Burgers & Beer Mimi's, and two pads West of plaza. Costco La Quinta, CA 92253 BevMo (est) 7,000 Small shop 1,843 located in the back portion of site. Former Souplantation lest) 5,000 Small shop 1,882 (Long Horn Steakhouse planned) Small shop 1,213 Small shop 2,870 PROPOSED (PLANS NOT FORMERLY SUBMITTED) A Dune Palms Plaza N/A N/A N/A Total site is about 9 acres. No development plans NEC of Dune Palms Rd & Hwy-111, submitted. Per Casey Griffin, owner La Quinta, CA 92253 representative, site is in escrow to sell to Petaluma based, Blackpoint Properties, Jeff Halbert, Founder & CEO. Per Mr. Halbert, his company is in negotations with City of La Quinta to sell fhe rear portion of the site to the City for affordable subsidized housing (5.1 acres), and would retain front portion for restaurant/retail facing the Highway 111. B City -Owned Menino Property N/A N/A N/A Per Economic Development Director, plans are for N. of Hwy-111, W. of La Quinta Valley Plaza 204 subsidized low and moderate -low apartments in the back of the site and retail space in the front La Quinta, CA 92253 portion of site. Total site is approx. 15.2 acres. C City -Owned Site W. of Residence Inn N/A N/A N/A Total site is about 6 acres, owned by the City of La S. of Hwy-111 & N. of Vista Coralina Lane, Quinta. No firm development plans. City Council La Quinta, CA 92253 has stated preference for retail at this location per Economic Development Director. ANCHORED TOTAL EXISTING NEIGHBORHOOD AND COMMUNITY CENTER S.F.: 3,066,043 VACANT SPACE 238,052 Includes vacant pad spaces. PERCENT VACANT 7.8% Excludes vacant parcel of 4.7 acres behind Target. Sources: LoopNet; Leasing brochures; City of La Quinta; L.S. Congleton & Associates field research; interviews with property owner/representatives; Google maps area calculator (S.F.). • Major Coachella Valley Highway Visibility • Hwy 111 Power Centers Dominate South Coachella Valley Retail Market • Strong Array of Anchors & Mini -Anchors • One -Stop Shopping Area With Exceptionally Wide LRegional Draw & Strong Long -Term Retail Appeal unt/Value Anchors Well Represented se Services, Foods and Medical Uses • Small Lot SFD Moderate -Priced Housing Priced Below $500,000 Is A Strong Void (8-9/Acre) • Affordable Subsidized Rental Housing On City -Owned Sites Satisfies Need For Service-Worker/Employee Housing (20-26/Acre) • Strong Interest By Drive-Thru Food Users For Hwy 111 • Family -Oriented Casual Small Independent Restaurants W/ Outdoor Dining --If Up -Front Costs Can Be Reduced • User -Owner Medical Bldgs; Vocational/Institutional Uses L_Use Of Over -Sized Parking Areas For Event Programs Weaknesses Op L� JA • Over 200,000 s.f. Vacant & Available Pad Space • Selected Weak Big Box Closures Likely In Future • Big Box Destination Shopping Not Pedestrian -Like • High -Speed 6-Lane Hwy. Detracts From Walkability • High Sewer/Water Fees Impede Independent Restaurant Entrepreneurialism • Over -Sized Asphalt Parking Areas For Some Boxes • Low/Modest Apartment Rents • Low/Modest Rents For Leased Multi -Tenant Medical • No Known Anchor/Mini-Anchor Retailer Voids Left • Any Newly -Built Small Shop Retail Will Be Weak, Unanchored Space • New Subsidized Housing Will Add Minor New Spending • Too Late To Change Corridor's Power Center Character • Construction Costs Too High & Market Rents Too Low To Support Large Market -Rate Apartment Projects • High Interest Rates, Inflation, High Bldg. Costs Could Threaten Feasibility & Timing Of New Projects EXHIBIT 5 SURVEY OF SELECTED, LARGE LA QUINTA APARTMENTS Name/Location/Units/Year Built 1B Rent Sf Rent/Sf 2B Rent Sf Rent/Sf 3B Rent Sf Rent/Sf Comments Drive Times Aventine Apartments $1,625 792 $2.05 $1,725 $1,825 960 1,121 $1.80 $1.63 N/A N/A N/A Deposit: 1B $600, 47750 Adams St 2B $800. La Quinta, CA 92253 5 minutes 200 Units, 2 Stories, 2001 Silverhawk Apartments $1,950 $1,975 670 743 $2.91 $2.66 $2,010 $2,120 889 1,047 $2.26 $2.02 $2,505 $2,525 1,177 $2.13 $2.15 Deposit: 1B $350, 50660 Eisenhower Dr, 2B $450, 3B $550; La Quinta, CA 92253 highest rents per 222 Units, 2 Stories, 2005 s.f. reported in La 11 minutes Quinta; near La Quinta Resort. Wolf Waters Place Apartments $236 $552 500 $0.47 $1.10 $353 $656 600 $0.59 $1.09 $316 $754 700 $0.45 $1.08 Subsidized affordable 47795 Dune Palms Rd, La Quinta, CA 92253 apartments. 7 minutes 218 Units, 3 Stories, 2002 Coral Mountain Apartments $643 $785 743 $0.87 $1.06 $754 $911 968 $0.78 $0.94 $823 $998 1,013 $0.81 $0.99 Subsidized affordable 47360 Dune Palms Rd, La Quinta, CA 92253 apartments. 4 minutes 176 Units, 2 Stories, 2014 Villagio At La Quinta N/A N/A N/A $2,279 $2,359 1,090 1,128 $2.09 $2.09 N/A N/A N/A One of the few 80175 Avenue 52, market -rate La Quinta, CA 92253 apartment projects 12 minutes 147 Units, 3 Stories, 2007 built in last 15 ears. Arches at La Quinta N/A 800 N/A $2,195 1,100 $2.00 N/A N/A N/A Technically in Indio, 46896 Jefferson St, but close to Indio, CA 92201 Highway 111 6 minutes 80 Units, 2 Stories, 1988 Corridor. Mediterra $2,065 $2,395 755 985 $2.74 $2.43 $2,315 N/A 1,087 1,344 $2.13 N/A N/A N/A N/A Deposit: 1B $600, 43100 Palm Royale Dr, 2B $800; one of the La Quinta, CA 92253 few market -rate 9 minutes 223 Units, 2 Stories, 2007 apartments built in last 15 years. Sources: LSCA; Leasing brochures; Apartments.com. Drive times to Hwy-111 corridor, La Quinta Best Buy, calculated by Google Maps with 12PM weekday arrival time. Wolf Waters Place rents per Coachella Valley Housing Coalition; note: per the 2019 Highway 111 La Quinta Corridor Plan reports that market rate rents for apartments were an average of only $1.41 per s.f. By contrast, market rate apartments in LA County range from about $2.90 to over $4.00 per square foot for top quality apartments. EXHIBIT 6 NEW CURRENTLY -SELLING FOR -SALE RESIDENTIAL PROJECTS NEAR LA QUINTA Name / Location / # Units Model Starting Price Ranges SF Ranges Price/SF Bedroom Countim Amenities Drive Times Sevilla Gateway $492,990 1,959 $251.65 3-4 bd Single family detatched unit with 2 bathrooms and 2 By Pulte Homes car garage. 84-457 Calle Larriva, Pathmaker $517,990 2,404 $215.47 4-6 bd Single family detatched unit with 2.5-3 bathrooms and 16-18 minutes Coachella, CA 92236 2 car garage. 107 Single & Two -Story SFD Visionary $554,990 2,824 $196.53 5-6 bd Single family detatched unit with 34 bathrooms and 2 car garage. Renata At Domani (55+) Brownstone $461,990 1,579 $292.58 2 bd Single family detatched unit with 2 bathrooms and 2 car garage. By Pulte Homes 39906 Felicita Pkwy, Palm Silver Creek $476,990 1,731 $275.56 2 bd Single family detatched unit with 2 bathrooms and 2 16 minutes Desert, CA 92211 car garage. 202 Single Level SFD Bellwood $491,990 1,865 $263.80 2 bd Single family detatched unit with 2 bathrooms and 2 car garage. Almeria at Espana Residence 1 $516,040 1,912 $269.90 3 bd Single family detatched unit with 2 bathrooms and 2 By Lennar car garage. 39530 Taffala Drive, Indio, CA Residence 2 $519,165 2,094 $247.93 4 bd Single family detatched unit with 2 bathrooms and 3 92203 car garage. 18 minutes 96 Single -Level SFD Residence 3 $521,940 2,332 $223.82 4 bd Single family detatched unit with 2.5 bathrooms and 2 car garage. Residence 4 $604,365 2,747 $220.01 4 bd Single family detatched unit with 3.5 bathrooms and 3 car garage. Avena at Talavera Modena $535,990 $545,990 2,181 $245.75 $250.34 3-4 bd Single family detatched unit with 2.5 bathrooms and 2 By Beazer Homes car garage. 79641 Bolton Drive, Indio, CA Siena $559,990 $565,990 2,333 $240.03 $242.60 3-4 bd Single family detatched unit with 3 bathrooms and 3 19 minutes 92203 car garage. 38 Single & Two Story Treviso $584,990 $594,990 2,689 $217.55 $221.27 4-5 bd Single family detatched unit with 3.5 bathrooms and 3 Detatched Homes car garage. Trilogy Resort Collection, Single family detatched unit with 2-2.5 bathrooms and Single -Level, Duplex $466,990 $476,990 1,542 1,678 $302.85 $284.26 2 bd 2 car garage; resort -type Club and amenities geared to By Shea Homes Attached At Garage seniors. 60-750 Trilogy Pk Indio, CA 9y wy' Single family detatched unit with 2 bathrooms and 2 Freedom I Collection $505,990 $528,990 1,622 1,928 $311.95 $274.37 2-3 bd car garage. Prices do not reflect extensive available 18 minutes 92253 interior upgrades. 1,238 Single -Level Units, Age Single family detatched unit with 2.5-3 bathrooms and Freedom II Collection $579,990 $631,990 2,039 2,367 $284.45 $267.00 2-3 bd 2.5 car garage. Prices do not reflect extensive 55+ Community available interior upgrades. Sources: LSCA; Beazer, Lennar, Pulte, Trilogy leasing brochures. Drive times to Hwy-111 corridor, La Quinta Best Buy, calculated by Google Maps with 12PM weekday arrival time. APPENDIX C Mitigated Negative Declaration (Under Separate Cover) RESIDENTIAL DISTRICT _ RM Medium Density Residential NONRESIDENTIAL DISTRICTS _ CR Regional Commercial _ CC Community Commercial CP Commercial Park _ MC Major Community Facilities SPECIAL PURPOSE DISTRICTS _ OS Open Space _ FP Floodplain OVERLAYS = Mixed -Use Overlay Affordable Housing Overlay Hillside Conservation Overlay Hwy 111 Specific Plan Boundary City Limits LAURIE CT e'9Y e�RRY LN VICTORIA DR 0 0 07 OFF ti '(PAKFFIELD OAF DULC/; DEC MAR DESCANSO LN ASHLEY PL DESER( STREAM DR PASEO DEL REY BLACKHAWK WAY ROSE DAWN SHADOW TRL RANCHO LA QUINTA DR I D I z 1 V) m I z z O m m 0 � O HALF MOONgP� OR m I I r� w— — — — — — — — — — -WESTWARD ++O SR— — — — — — — z ❑ Z J J W O X F,Fsrq aR OWN F- z 0 LU LL W I gLVD Fo N 48TH AVE A I I 0 500 1,000 Feet A D R Scale: 1:12,000 RANCHO LA QUINT I v CLARKE CT I _ ' I � I m ❑ Il . .o I z O = w a co "ALMS I U � Z Cy � 9 "ALMS DR z m e�yeFRRy LN 0 m A m z 00� N o °lp O� o� �O DULCF DFL MAR VICTORIA DR DESERT STREAM DR SIERRA VISTA PASEO DEL REY BLACKHAWK WAY U) z O Z U HALF MOON BPI OR O m CARMEL VALLEY AVE WESTWARD HO DR z LU LU J z J z ❑ ❑ of of ❑ ❑ K O z F/�STA oR Z) ¢ AE M w z. W� U O J LL Q 1 �SBLVD O� Qv SHADOW TRL �P Highway 111 Mixed Use Zone (HMU) 0 HWY 111 AOD Overlay PROPOSED ZONING MC Major Community Facilities _ _ _ j Highway 111 Specific Plan Boundary OS Open Space _ FP Floodplain r I 0 500 1,000 Feet Scale: 1:12,000 PLANNING COMMISSION RESOLUTION 2025-011 EXHIBIT D Title 9: Zonine Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.010 9.105.020 9.105.030 9.105.040 9.105.050 Introduction.........................................................................................1 Highway 111 Mixed Use (HMU) Zone Standards .............................. 5 Supplemental Standards.................................................................. 23 Permits and Procedures................................................................... 45 Definitions.......................................................................................... 51 May 2025 Draft I City of La Quinta I Section 9.105, Page i Title 9: Zoni Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.010 Introduction.........................................................................................1 A. Authority and Purpose..........................................................................................................1 B. Applicability............................................................................................................................1 C. Organization and Use............................................................................................................3 9.105.010 Introduction A. Authority and Purpose. 1. This Chapter of the La Quinta Zoning Code, Title 9 of the Municipal Code is adopted as the zoning standards and procedures (Zoning Code or Code) to implement the La Quinta Highway 111 Specific Plan (Specific Plan). 2. This Chapter protects and promotes the public health, safety, comfort, convenience, and general welfare of the community and implements the La Quinta 2035 General Plan for the Highway 111 Specific Plan Area ("Plan Area") identified in Figure 9.105.020-1 (Highway 111 Specific Plan Area Zones). B. Applicability. 1. This Chapter applies to any of the following within the boundary of the Highway 111 Mixed Use (HMU) Zone as identified in Figure 9.105.020-1 (Highway 111 Specific Plan Area Zones): a. New land use activity; b. New development, including new structures on non -vacant parcels; and C. Improvements, expansions, and/or modifications to an existing building greater than 25 percent of the existing gross floor area. i. Total allowed expansion must not exceed 25 percent of the gross floor area existing at the time this Chapter is in effect. Multiple incremental applications each less than 25 percent of the gross floor area, but when combined exceed the 25 percent limit, are not allowed. May 2025 Draft I City of La Quinta I Section 9.105.010, Page I Chapter 9.105: Highway I I I Development Code ii. For building expansions where the new building facade is an extension from and connected to the existing structure, this Chapter only applies to the new portion of the building. iii. Improvements or expansions less than 25 percent of the existing gross floor must follow the requirements in 9.105.040(E)(4) (Nonconforming Structures) 2. Unless otherwise specified, the zoning standards in this Chapter replace the zoning previously applied to the subject property. 3. Exemptions. Properties in Figure 9.105.020-1 zoned Open Space (OS), Flood Plain (FP), and Major Community Facilities (MC) are exempt from this Chapter and will continue to be subject to the standards and requirements of Title 9 (Zoning) of the La Quinta Municipal Code (Municipal Code). 4. This Chapter supplements, or when in conflict replaces, the standards and procedures in Title 9 (Zoning). All applicable provisions of the Municipal Code that are not specifically replaced or identified as not applicable continue to apply to all properties within the Plan Area. If there is a conflict between the standards of this Chapter and the standards in the Municipal Code, the standards in this Chapter control, unless otherwise stated. 5. Requirements for New Structures or Land Uses, or Changes to Structures or Land Uses. No permit may be issued by a decision -making authority unless a proposed project complies with all applicable provisions of this Chapter, including required findings, conditions of approval, and all other applicable provisions of law. 6. Legal Parcel. The site of a proposed land use, development, modification, or other improvement subject to this Chapter must be on a parcel(s) legally created in compliance with the Subdivision Map Act and Title 13 (Subdivision Regulations). 7. Issuance of Building or Grading Permits. The City may issue building, grading, or other construction permits when: a. The proposed land use and/or structure satisfies the requirements of Subsection 9.105.010.13.3.a, and all other applicable statutes, ordinances, and regulations; and b. The site was subdivided in compliance with Title 13 (Subdivision Regulations). 8. Minimum Requirements. The provisions of this Chapter are minimum requirements for the protection and promotion of public health, safety, and general welfare. When this Chapter provides for discretion on the part of a City decision -making authority, that discretion may be exercised to impose conditions on the approval of any project proposed in the Plan Area. 9. Effect on Existing Development and Land Uses. Development and/or use(s) legally existing as of the adoption of this Chapter must comply with Chapter 9.270 (Nonconformities) and Section 9.105.040(E) (Nonconformities). Section 9.105.010, Page 2 1 City of La Quinta I May 2025 Draft Title 9: Zoni 10. Effect of Zoning Code Changes on Projects in Progress. An application for zoning approval that has been accepted by the Director as complete before the effective date of this Chapter or any subsequent amendment will be processed according to the requirements in effect at the time of the application. 11. Historic/Cultural Resources. Properties identified by the City as historically or culturally significant, or potentially significant, must comply with the applicable provisions of Title 7 (Historic Preservation). C. Organization and Use. This Chapter consists of the following Sections: 1. 9.105.010Introduction. Establishes the authority, purpose, and applicability of this Chapter. 2. 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards. Establishes development standards for zones which implement the Specific Plan. 3. 9.105.030 Supplemental Standards. Establishes supplement development standards for the HMU Zone, including landscaping, parking, screening, outdoor lighting, signs, frontage types, and civic spaces. 4. 9.105.040 Permits and Procedures. Establishes procedures for the preparation, filing, and processing of applications for development permits and other entitlements. 5. 9.105.050 Definitions. Establishes the definition of terms and land uses used in this Chapter. May 2025 Draft I City of La Quinta I Section 9.105.010, Page 3 Chapter 9.105: Highway I I I Development Code THIS PAGE INTENTIONALLY LEFT BLANK Section 9.105.010, Page 4 1 City of La Quinta I May 2025 Draft Title 9: Zonin Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards .............................. 5 A. Purpose...................................................................................................................................5 B. Applicability............................................................................................................................6 C. Zones Established..................................................................................................................6 D. General Regulations..............................................................................................................9 E. Zone Development Regulations.........................................................................................11 F. Land Use...............................................................................................................................14 G. Large Site Development......................................................................................................19 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards A. Purpose. The Highway 111 Mixed Use (HMU) Zone implements the Specific Plan consistent with the La Quinta 2035 General Plan. The Specific Plan allows for the creation of a new mixed -use zone within Plan Area identified on Figure 9.105.020-1 (Highway 111 Specific Plan Area Zones). The purpose of this zone is to: 1. Establish new standards for development within the Plan Area to create a mixed - use environment that balances existing retail development with new opportunities for pedestrian -oriented commercial development with active ground floor uses connected to public spaces and active and walkable corridors; 2. Enable the provision of market rate and affordable housing opportunities within the Plan Area that will meet or exceed the City's allotted housing needs; 3. Create a pedestrian environment by requiring new blocks and street connections for large scale redevelopment, as envisioned in the Specific Plan. 4. Support landscapes and building design that support urban resiliency, walkability, heat mitigation, and accessibility within human -scaled spaces. May 2025 Draft I City of La Quinta I Section 9.105.020, Page 5 Chapter 9.105: Highway I I I Development Code Figure 9.105.020-1: Highway 111 Specific Plan Area Zones �'IN VICTORIAD{t DESERT STREAM DR �� CM1' N SERRAVISTA RMF MOON BA�� vi M EOOELREY OA CARMEL VALLEYAVE BLACIBNNI( WAY WESTWARD 110 DR CU . CT I ''q 01 i •� ff ��•�► 0 I g 9 R'• iPER oticeq-�� I , � � 1 O BLVD SIIALCW TRL �� _ Highway 111 Mixed Use Zone (HMU) _ MC Major Community Facilities _ OS Open Space _ FP Floodplain o 5oo 1.000 Highway 111 Specific Plan Boundary _le0Fee1 B. Applicability. 1. These requirements are applied in combination with other applicable standards in Title 9 (Zoning) as further described in Section 9.105.010.13 (Applicability). 2. When there is a conflict between the requirements in this Chapter, and other requirements in Title 9 (Zoning), this Chapter supersedes. C. Zones Established. 1. Highway 111 Mixed -Use (HMU) Zone. As described in Section 9.105.020.A (Purpose), the Highway 111 Mixed -Use Zone is intended to implement the vision outlined in the Specific Plan for the continued development of automobile dependent uses along the Highway 111 Corridor right-of-way while promoting more human -scaled, pedestrian -oriented commercial development with active ground floor uses within the remainder of the Plan Area. Throughout the Plan Area, a mix of residential uses is desired, eitherwith residential uses located above or behind commercial uses, or where allowed by the Plan, the development of new residential uses on the ground floor. Section 9.105.020, Page 6 1 City of La Quinta I May 2025 Draft Title 9: Zonin 2. Overlay Zones. a. Active Frontage (AF) Overlay Zone. Applicability. The AF Overlay Zone implements the "Active Frontage Policy" and applies to property located within a 400 foot radius measured from the intersection point of the two street centerlines which comprise an existing or future designated Active Use Node, as shown in Figure 1-2 of the Specific Plan or on an approved Large Project Site Plan. If only a portion of a parcel or lot falls within the AF Overlay Zone, the regulations of the AF Overlay Zone apply as follows, as demonstrated in Figure 9.105.020-2: (a) Less than 50 percent of the parcel area or block face is within the AF Overlay Zone: the regulations only apply to that portion of the parcel or block. (b) More than 50 percent of the parcel area or block face is within the AF Overlay Zone: the regulations apply to the whole parcel or block. Figure 9.105.020-2: AF Overlay Zone • Active use node • - - - - Street centerline Block AF Overlay Zone regulations applicable ii. Modified Regulations. Development projects within the AF Overlay Zone are subject to additional development regulations, as provided in Table 9.105.020-1 through Table 9.105.020-4. iii. Use Restrictions. Development within the AF Overlay Zone must not be developed with residential units on the first or ground floor. May 2025 Draft I City of La Quinta I Section 9.105.020, Page 7 Chapter 9.105: Highway I I I Development Code Uses associated with an on -site residential use, such as leasing office, community space, the work component of a live/work unit, or project amenities are allowed on the ground floor. All other non- residential uses (e.g. office, retail, restaurant, office, or service uses) allowed in the HMU zone are allowed. b. Auto -Oriented Development Overlay Zone (AOD). The AOD Overlay Zone implements the "Auto Oriented Development Policy" and applies to all parcels or portions of parcels within 300 feet of Highway 111 as measured from the edge of the Highway 111 right-of-way, see Figure 9.105-020-3 (AOD Overlay). Within the boundaries of this AOD Overlay Zone, auto - oriented, auto service, parking lot, and drive -through uses allowed, as shown in Table 9.105.020-5 (Permitted Uses in the HMU Zone and AOD Overlay). If a portion of a parcel falls within the AOD Overlay Zone, the regulations of the AOD Overlay Zone apply as follows: i. Less than 50 percent of the parcel area is within the AOD Overlay Zone: the regulations only apply to the portion of the parcel. ii. More than 50 percent of the parcel area is within the AOD Overlay Zone: the regulations apply to the whole parcel. Section 9.105.020, Page 8 1 City of La Quinta I May 2025 Draft Title 9: Zonin Figure 9.105-020-3: AOD Overlay 9 —cw— _ Highway 111 Mixed Use Zone (HMU) Q HWY 111 AOD Overlay _ MC Major Community Facilities (. _. j Highway 111 Specific Plan Boundary _ OS Open Space _ FP Floodplain o Soo ' OF sF-I S,- ru.000 D. General Regulations. 1. Alternative to Required Placement Standards. One or more active private frontage amenities, in compliance with the standards below, may be substituted, in part, for the building placement in frontage areas required in Table 9.105.020-2 (Development Standards- Building Placement), so long as they do not obstruct the open pedestrian connection between the building's primary entrance and the sidewalk. Allowed alternative active private frontage amenities are limited to: a. Accessory outdoor dining, provided the outdoor dining is: i. Accessory to a permitted use; and ii. Separated from the public right-of-way only with planters, shrubs, or approved fencing with a maximum height of 36 inches. b. Merchandise display and sales, provided that the display and sales area is: i. Associated with a permitted use; and ii. Only replaces up to a maximum 25 percent of the building facade requirement. May 2025 Draft I City of La Quinta I Section 9.105.020, Page 9 Chapter 9.105: Highway I I I Development Code C. Open space, public plaza, or other civic space, provided that the space is open to the public and developed to include shade, seating area, and a combination of landscaped and paved space. 2. Vertical Articulation. a. Building facades up to 75 feet in length along a right-of-way must incorporate at least one of the following on all upper stories: i. Window bays a minimum 30 inches in depth from building facade; ii. Recesses a minimum three feet in depth from building facade; or iii. Balconies. b. When a building facade exceeds 75 feet in length along a right of way, all upper stories must be separated into facade bays no greater than 60 feet in width defined by a recess a minimum of three feet in depth and at least one of the following strategies: i. Change in roof parapet height or shape; ii. Change in roof form; or iii. Change in building height with a minimum of eight -foot difference. C. When a building facade exceeds 400 feet in length along a right- of- way, the building must incorporate a vertical break a minimum 40 feet wide and 20 feet deep. The resulting space must: i. Be closed to vehicular circulation; ii. Be improved with pedestrian amenities and a combination of landscaping and paving that serves as an extension of the abutting sidewalk; iii. Provide a minimum 100 square feet that is covered; and iv. Remain accessible and open to the public. 3. Corner Treatment. Projects must accentuate the building massing at street intersection or corner with minimum one of the following elements. a. A tower or dome element at least 80 square feet in area; b. A decorative parapet; C. A rounded corner with an increased amount of transparency or glazing than provided on adjacent facades; or d. Bay windows within six feet of the building corner. 4. Ground Floor Entrances. a. All non-residential ground floor uses must have one entrance that is visible and accessible from the primary right-of-way. Additional entrances may be accessed from the side or rear parking area. Section 9.105.020, Page 10 1 City of La Quinta I May 2025 Draft Title 9: Zonin b. Street -facing non-residential building facades up to 150 feet must incorporate at least one ground floor entrance. Buildings 150 feet or longer must provide a minimum of two ground floor entrances, and one entrance per 100 linear feet. 5. Required Ground Floor Transparency. A minimum 40 percent of commercial ground floor front or side street -facing facades between 2 and 8 feet in height must be transparent window surface. Windows or openings that are opaque, reflective, covered, or painted do not satisfy this requirement. 6. Shade. Shade producing frontages, such as awnings, arcades, and galleries, are required on 50 percent of southern and western facing building facades of non- residential or mixed -use buildings. E. Zone Development Regulations. 1. Overview. This Section establishes the development regulations for the HMU Zone. The components of the HMU Zone development standards are as follows: a. Density and Site Area. Table 9.105.020-1 establishes residential density (units per acre), floor area ratio (FAR), lot dimension, and lot coverage regulations. b. Building Placement. Table 9.105.020-2 regulates building setbacks building placement. C. Building Form. Table 9.105.020-3 establishes the building form regulations, such as floor to ceiling height, building height. d. Parking Placement. Table 9.105.020-4 provides setback standards for off- street parking and standards for curb cuts and site access. DevelopmentTable 9.105.020-1: .. . Site Area Standard HMU Zone AF Overlay Zone Density, Minimum n/a n/a Density, Maximum 40 du/ac 40 du/ac Floor Area Ratio (FAR) 1.0 1.0 Lot Size, Minimum No min. No min. Lot Coverage, Maximum 60% 80% May 2025 Draft I City of La Quinta I Section 9.105.020, Page I I Chapter 9.105: Highway I I I Development Code Figure 9.105.020-4: Building Placement ---------------------------- - - - - - a i t I I i I I 0-11 i~ I I 11 1 i I I 1 I ............. Min. Max. KEY STREET (FRONT) - • .. — . - Property Line Building Area Building Setback Line Frontage Area Curb Line Building Setbacks' W 0 S W W Min. Max. Front Setback 10 ft min.; 80 ft max.z 0 ft min; 15 ft max. O Street Side Setback 20 ft min.; 80 ft max.z 5 ft min; 20 ft max. Interior Side Setback 5 ft m i n 0 min 10 Rear Setback 10 min no min 0 Frontage Area Occupancy Front of lot occupied by building within Frontage n/a 50% front lot width area Street side lot area occupied by building within n/a of street side lot, starting 0 from corner from frontage area ' Measured from DroDerty line. For DrODerties that are located directiv adiacent to Highwav 111. minimum 30 feet setback from the front, rear, or side property line that is directly next to the public right of way of Highway 111. z Maximum setback applies to new development and is required only as part of a Large Project Site Plan or new application. No maximum setback for existing structures. Section 9.105.020, Page 12 1 City of La Quinta I May 2025 Draft Title 9: Zonin Figure 9.105.020-5: Building Form KEY - • . • . • - Property Line Curb Line Building Height Stories, Maximum 4 4 Overall Maximum 50 ft 50 ft 0 Ground Floor Finish Level, Above Grade Residential, Minimum n/a 12 in Non -Residential, Maximum n/a 2 ft Floor -to -Ceiling Ground Floor, Minimum 9 ft 14 ft 19 Upper Floor(s), Minimum 9 ft 9 ft 0 May 2025 Draft I City of La Quinta I Section 9.105.020, Page 13 Chapter 9.105: Highway I I I Development Code Standard Figure 9.105.020-6: Parking Placement r _ ' r . — . _ . — . — . — . — . — . — . _ r _ . — . — . — . — . — . _ . _ . _ . I 1 r-- i I I i I i t I I i it i I i II II i I � I I I i I I I I i I I i 1 z . _ . _ . _ . _ . — . ------ STREET (FRONT) KEY ....... Property Line = Parking Area Building Setback Line ® Frontage Area Curb Line Curb Line HMU Zone AF Overlay Zone Number of Required See Section 9.105.030 See Section 9.105.030 Parking Spaces Parking Area Setbacks Key Front Setback n/a 20 ft minimum O Street Side Setback n/a 15 ft minimum Curb Cuts Width, maximum n/a 24 ft One per every 400 ft of street frontage. New curb cuts not One per every 300 ft of street Per block, maximum allowed within 100 feet of a frontage corner intersection or within 100 feet of an Active Node. F. Land Use. 1. Allowed uses for the HMU Zone and AOD Overlay are listed in Table 9.105.020-5 (Permitted Uses in the HMU Zone and AOD Overlay). 2. Certain uses require a conditional use per Section 9.210.020 (Conditional Use Permits) or minor use permit per Section 9.210.025 (Minor Use Permits) as indicated in the table. Section 9.105.020, Page 14 1 City of La Quinta I May 2025 Draft Title 9: Zonin 3. Uses Not Listed. Land uses that are not listed in Table 9.105.020-5 are not allowed, except as otherwise provided for in this Title. P = Permitted Use I A = Accessory Use I C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use Retail Uses Cigar lounges, hookah bars, and similar uses with onsite smoking M M Food, liquor, and convenience stores under 10,000 sq. ft. floor area, open less than 18 hours/day P P under 10,000 sq. ft. floor area, open 18 or more hours/day' C M over 10,000 sq. ft. floor area M M Plant nurseries and garden supply stores, with no propagation of plants on the premises, subject to Section 9.100.110 (Outdoor storage and display) P P Retail stores P P under 10,000 sq. ft. floor area per business P P 10,000-50,000 sq. ft. floor area P P over 50,000 sq. ft. floor area P M with Outdoor sales or display, subject to certain conditions M X General, Office, and Health Services Administrative office P P Business services P P Convalescent hospitals C x Hospitals C X Laundromats and dry cleaners, except central cleaning plants P P Medical center/clinic three or fewer offices in one building P P four or more offices in one building P C Pet grooming P P Personal service P P Veterinary clinics/animal hospitals and pet boarding (indoor only) M M Dining, Drinking, and Entertainment Uses Bars and cocktail lounges I M I M Dance clubs and nightclubs I C I C May 2025 Draft I City of La Quinta I Section 9.105.020, Page 15 Chapter 9.105: Highway I I I Development Code P = Permitted Use I A = Accessory Use C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use Restaurants, counter take-out P P Restaurants, drive -through X P Restaurants, other than drive -through P P Theaters P P Tobacco shops without onsite smoking P P Recreation and Assembly Uses Community assembly P P Instructional studios P P Libraries and museums P P Mortuaries and funeral homes X X Parks, unlighted playfields and open space P P Sports and recreation, indoor P M Sports and recreation, outdoor X X Public and Semipublic Uses Communication towers and equipment (co -location, mounted to existing facility) subject to Chapter 9.170 M M Communication towers and equipment (freestanding, new towers) subject to Chapter 9.170 C C Educational institutions C C Kennel/boarding C C Public flood control facilities and devices P P Public service facility P P Reservoirs and water tanks X X Utilities, minor M M Vocational schools P P Residential, Lodging, and Child Daycare Uses Boarding house P P Child daycare facilities, centers and preschools as a principal use, subject to Section 9.100.240 (also see Accessory Uses) P P Dwelling, multifamily2,3 P P Dwelling, single-family P P Section 9.105.020, Page 16 1 City of La Quinta I May 2025 Draft Title 9: Zonin P = Permitted Use I A = Accessory Use C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use Dwelling, townhome 2.3 P P Emergency shelters P P Hotels and motels P P Mobilehome park X X Residential as an accessory use, e.g., caretaker residences per Section 9.100.160 M M Resort residential, subject to Section 9.60.310 X X Senior group housing P P Single room occupancy (SRO) hotels, subject to Section 9.100.250 C C Timeshare facilities, fractional ownership, subject to Section 9.60.280 P P Transitional shelters for homeless persons or victims of domestic abuse P P Automotive, Automobile Uses 4 Automobile service stations, with or without minimart subject to Section 9.100.230 X P Auto or truck storage yards, not including dismantling X X Auto parts stores P P Auto repair X C Auto repair- specialty shops X C Car washes X P Golf cart, neighborhood electric vehicle (NEV), and electric scooter sales P P Private parking lots/garages as a principal use subject to Chapter 9.150, Parking X C Truck or equipment rentals X X Vehicle sales and leasing, new X M Vehicle sales and leasing, used X C Warehousing and Heavy Commercial Uses 4 Central cleaning or laundry plants X X Contractor offices, public utility and similar equipment/storage yards X X Ministorage facility X X Pest control services X X May 2025 Draft I City of La Quinta I Section 9.105.020, Page 17 Chapter 9.105: Highway I I I Development Code P = Permitted Use I A = Accessory Use C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use Wholesaling/distribution centers, general warehouses with no sales to P X consumers Industrial and Research Uses Recycling centers as a primary use, collection and sorting only, subject X C to Section 9.100.190 Recording studios Research and development Accessory Uses and Structures Antennas and satellite dishes, subject to Section 9.100.070 A A Construction and guard offices, subject to Section 9.100.170 P P Dancing or live entertainment as an accessory use A A Portable outdoor vendor uses subject to Section 9.100.100 M M Game machines as an accessory use A A Incidental on -site products or services for employees or businesses, such as A A child day care, cafeterias and business support uses Indoor golf or tennis facilities as an accessory use A A Other accessory uses and structures which are customarily associated with and subordinate to the principal use on the premises and are consistent A A with the purpose and intent of the zoning district, as determined by the director Outdoor golf or tennis facilities as an accessory use X X Pool or billiard tables as accessory use (3 tables or less) A A Reverse vending machines and recycling drop off bins, subject to Section A A 9.100.190 Swimming pools as an accessory use A A Temporary Uses Christmas tree sales, subject to Section 9.100.080 T T Commercial filming, subject to 9.210.050 T T Halloween pumpkin sales, subject to Section 9.100.080 T T Holiday period storage subject to Section 9.100.145 M M Sidewalk sales, subject to Section 9.100.120 T T Special events, subject to Section 9.100.130 T T Stands selling fresh produce in season, subject to Section 9.100.090 T T Section 9.105.020, Page 18 1 City of La Quinta I May 2025 Draft Title 9: Zonin P = Permitted Use I A = Accessory Use C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use Temporary outdoor events, subject to Section 9.100.130 1 T I T Use of relocatable building, subject to Section 9.100.180 1 T I T Other Uses Medical marijuana dispensaries I X I X Sexually oriented businesses-' C I C With no consumption of alcohol on the premises. 2 If part of a mixed -use project per Section 9.140.090. 3 If not part of a mixed use project: Subject to Section 9.30.070 (RH, High Density Residential District) for density. 4 Subject to Section 9.100.110, Outdoor storage and display. s Property must also be located within the SOB (sexually oriented business) overlay district. G. Large Site Development. 1. Purpose. This section establishes standards for to create new, interconnected places and to reinforce walkable urban environments developed with a mix of residential, retail, entertainment, office, civic, and service uses within a compact, pedestrian -friendly, and transit -supportive environment. 2. Applicabilit . These standards apply to development activity on sites: a. Three and one half acres or larger in size, or b. 400 feet or more of linear street frontage. 3. Review Procedures. a. Permit Required. New development proposals must receive approval of a site development permit in compliance with Section 9.210.010 (Site Development Permits) and the requirements of this section. b. Large Project Site Plan Required. In addition to the application requirements for a site development permit, applicants must provide a Large Project Site Plan that must include the following information: i. Project boundaries; ii. Existing and proposed blocks in compliance with subsection (G)(4) (Blocks); iii. Existing and proposed thoroughfares, including alleys if applicable, in compliance with subsection (G)(5) (Thoroughfares); May 2025 Draft I City of La Quinta I Section 9.105.020, Page 19 Chapter 9.105: Highway I I I Development Code iv. If more than one building or structure, the proposed lot or site configuration; V. Compliance with the building placement requirements of subsection (E) (Zone Development Regulations); vi. For projects within the AF Overlay Zone, demonstrated compliance with building frontage occupancy requirements of Table 9.105.020- 2; vii. Compliance with frontage design requirements of Section 9.105.030.E (Frontage Type Regulations); viii. Existing and proposed pedestrian and bicycle connections; and ix. Existing and proposed civic space(s) in compliance with Section 9.105.030.F (Civic Space Standards). 4. Blocks. a. Individual block faces and the total block perimeter must meet the standards established in Table 9.105.020-6 (Block Size). b. Blocks may be irregularly shaped (i.e., non- rectangular) provided they are still in compliance with the standards in Table 9.105.020-6 (Block Size). Zone Block Face Length (max.) Highway 111 Mixed Use (HMU) Zone 600 ft. Active Frontage (AF) Overlay 400 ft. C. Blocks may exceed the maximum allowed face length if a pedestrian paseo is included, in compliance with the following (See Figure 9.105.020-7: Block Length Measurement): i. Paseos must cut through the entire block; ii. The maximum block face length distance on either side of the paseo may not exceed the maximum in Table 9.105.020-1 (Block Size); and iii. Only one paseo is allowed per block. Section 9.105.020, Page 20 1 City of La Quinta I May 2025 Draft Title 9: Zonin Figure 9.105.020-7: Block Length Measurement Rear Lane —\I Paseo J� LI �[7 1 X, X,+ XZ = Block length d. Block Front. X2 Projects subject to this Section must define the block front and block side based on existing and proposed streets and connections. ii. Projects with a phased development plan must orient buildings to face the location of future streets and block fronts, even if the street is not developed until a future phase. Buildings may be oriented to have frontage on an existing drive aisle until the street is developed. iii. For new streets and blocks, the block front will be the block face with: (a) The greatest proportion of parcels in the Active Frontage Overlay Zone, or (b) The presence of existing active frontage or retail frontage on the building(s) along the same block side or across the street, or (c) The greatest proportion of buildings with their primary entrance along the same side of the street. iv. Block frontages must face each other across public or private thoroughfares as established in the Circulation Element of the Specific Plan. 5. Thoroughfares. Public or private thoroughfares define the publicly accessible circulation network that refines large sites into more interconnected and walkable environments. They provide multiple routes for vehicular, bicycle, and pedestrian circulation. May 2025 Draft I City of La Quinta I Section 9.105.020, Page 21 Chapter 9.105: Highway I I I Development Code a. Design. i. Public or private thoroughfares must comply with City standards and be designed as public streets and in compliance with the street standards provided in Chapter 3 of the Specific Plan. ii. Drive aisles do not constitute a thoroughfare and do not satisfy the requirements of this section. b. External Connectivity. Thoroughfares must be planned consistent with Chapter 3 in the Specific Plan and be arranged to connect from existing or proposed thoroughfares and intersections into adjoining properties whether the adjoining properties are undeveloped and intended for future development, or if the adjoining lands are developed and include opportunities for the connections. ii. New thoroughfares must connect to existing intersections, unless the Director approves an alternative. New curb cuts or intersections along Highway 111 are not allowed. iii. Thoroughfare rights -of -way must be extended to or located along adjoining property boundaries to provide a roadway connection or thoroughfare stub for development in compliance with the standards in subsection A (Block Size). iv. The Project Site Plan must identify all stub streets for thoroughfares and include a notation that all stub streets must connect with future thoroughfares on adjoining property. V. Cul-de-sacs are not allowed. Section 9.105.020, Page 22 1 City of La Quinta I May 2025 Draft Title 9: Zonin THIS PAGE INTENTIONALLY LEFT BLANK May 2025 Draft I City of La Quinta I Section 9.105.020, Page 23 Title 9: Zonin Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.030 Supplemental Standards.................................................................. 23 A. Purpose.................................................................................................................................23 B. Applicability..........................................................................................................................23 C. Landscaping..........................................................................................................................23 D. Open Space...........................................................................................................................24 E. Screening..............................................................................................................................25 F. Parking..................................................................................................................................25 G. Building Frontage Regulations............................................................................................29 H. Civic Space Standards..........................................................................................................39 9.105.030 Supplemental Standards A. Purpose. This Section establishes supplemental development standards, including landscaping, parking, and screening, as well as building frontage and civic space standards. These standards supplement the standards established in Title 9 (Zoning). The standards ensure development that establishes and reinforces the vision for the La Quinta Highway 111 Specific Plan Area (Plan Area). B. Applicability. 1. The standards in this Section apply to all projects in the Plan Area subject to this Chapter and must be considered in combination with the applicable standards for the Highway 111 Mixed Use (HMU) Zone established in Section 9.105.020 (Mixed Use Zone Standards). 2. In the event of any conflict between the standards of this Section and the standards in another Section of this Chapter or any standard in the La Quinta Municipal Code, the standards in this Section supersede, unless stated otherwise. C. Landscaping_ 1. Purpose. This Section establishes additional standards for landscaping in the Plan Area. May 2025 Draft I City of La Quinta I Section 9.105.030, Page 23 Chapter 9.105: Highway I I I Development Code 2. Applicabilit . These standards shall be considered in combination with the requirements of Section 9.100.040 (Landscaping). The provisions of Section 9.100.040 (Landscaping) apply, except as modified below. 3. General Landscaping Standards. Landscaping must comply with the following: a. Perimeter Landscaping. i. Setback areas required in the HMU Zone must be landscaped. ii. Setbacks provided beyond the minimum required setback are not required to be landscaped and may be paved. iii. Setbacks provided in the Active Frontage (AF) Overlay Zone are not required to be landscaped. b. Interior Landscaping. Building Perimeters. The portions of a nonresidential building that front a public street, internal street, or publicly accessible drive aisle must have one or more landscape planters installed along a minimum 20 percent of that building face. The planter must be three feet wide This standard does not apply to buildings located in the AF Overlay Zone or buildings located along the front or corner side of the property line where setback landscaping is already provided pursuant to subsection (Q(3)(a), above. ii. Interior landscaping must be provided consistent with subsection 9.100.040(B) (Landscaping Standards). D. Open Space. 1. Purpose. This Section establishes standards for required open space in the Plan Area. These standards are intended to ensure that open space as a project benefit is provided. The standards of this section are distinct from any private patio or balcony space typically required per unit as part of a residential project. 2. Applicability. These standards apply to projects on lots one half acre or larger within the HMU Zone and must be considered in combination with the requirements of Section 9.105.020 (Highway 111 Mixed Use (HMU) Zone Standards). 3. Minimum Open Space Required. Projects must provide minimum four percent of the gross lot area as open space. 4. Design and Dimensions. Open space must meet the following standards: a. Must be provided at ground level and visible to the public. Rooftop or upper story open space does not satisfy the requirements. b. Provide a minimum dimension of 20 feet in any direction; C. A minimum of 50 percent of the open space must be landscaped, covered, or shaded; and Section 9.105.030, Page 24 1 City of La Quinta I May 2025 Draft Title 9: Zonin d. Open space cannot be enclosed by a building facade, wall, fence, or hedge taller than 36 inches in height or on more on three sides. 5. Open space that is accessible to the public and complies with the standards in Section 9.105.030(F) (Civic Space Standards) may satisfy both the open space and the Civic Space standard requirements. E. Screening. 1. Purpose. This Section establishes additional standards for screening in the Plan Area. 2. Applicability These standards shall be considered in combination with the requirements of Section 9.100.050 (Screening). The provisions of Section 9.100.050 (Screening) apply except as provided below. 3. Screening of Property. a. Abutting Residential Zones. Commercial and mixed uses in the HMU Zone must be screened from adjacent residential zones along the shared lot line by plant materials, as approved by the designated approval authority. b. Openings or pedestrian/bicycle connections are required every 50 feet to ensure safety, crime prevention, and adequate access and connectivity. C. Fences and solid walls are not allowed between projects in the HMU Zone or between a HMU Zone and any adjacent zone if new street, future connection, or street stub is proposed to comply with the block and connectivity requirements of Section.9.105.020(G) (Large Site Development), except when a solid wall or fence is required to screen parking areas pursuant to subsection (F)(6)(d), below. 4. Screening Standards for Loading Areas. Loading areas located behind a building and that are not visible from adjacent streets or from residential, open space, and recreation areas, need not be screened, subject to review and approval by the Director. F. Parking. 1. Purpose. This Section establishes additional standards for off-street parking in the Plan Area. 2. Applicabilit . These standards shall be considered in combination with the requirements of Chapter 9.150 (Parking). The provisions of Chapter 9.150 (Parking) apply, except as modified below. 3. Parking Location and Accessibility a. Off-street parking may be provided on -site or off -site. Requirements for on- or off- site parking are below. i. All of the required parking spaces for residential development and a minimum of 80 percent of the required parking spaces for May 2025 Draft I City of La Quinta I Section 9.105.030, Page 25 Chapter 9.105: Highway I I I Development Code commercial development must be provided on -site in new development projects. ii. Up to 20 percent of required parking spaces for commercial development may be provided off -site, but no further than 300 feet from the project property line. iii. A parking plan is required for any off -site parking. The parking plan must include the amount and location of any off -site parking and a shared parking agreement with the adjacent property owner(s). b. Garages. For all residential uses, required parking does not need to be provided in a garage or covered carport. 4. Spaces Required by Use. a. Off Street Parking Required. The required parking is 50 percent parking of the required off-street parking standards in Chapter 9.150 (Parking), Table 9-11 (Parking for Residential Land Uses) and Table 9-12 (Parking for Nonresidential Land Uses). b. Change of Use. No additional off-street parking is required for a change from an existing nonresidential use to a different nonresidential allowed within the HMU Zone. C. Guest Parking. No on -site guest parking is required. d. Parking Adjustments. Golf Carts and Neighborhood Electric Vehicles. A 10 percent parking reduction is allowed if a project provides a minimum of two parking spaces or 10 percent of the minimum number of required spaces, whichever is greater, for golf carts and neighborhood electric vehicles (NEV). 5. Additional Bicycle Parking Standards. The bicycle parking requirements of this subsection replace and supersede the requirements in subsection 9.150.070(C)(3). a. Short -Term Bicycle Parking. Short-term secure bicycle parking must be provided to serve shoppers, customers, messengers, guests, and other visitors to a site. The number of short-term bicycle parking spaces is five percent of the total required parking spaces required in Table 9-11 (Parking for Residential Land Uses) or the number of parking spaces determined under a shared parking agreement, with a minimum of four bicycle parking spaces provided per use. Short-term bicycle parking requirements are calculated prior to any parking adjustment or reduction. ii. Uses exempt from off street parking, including change of uses, are exempt from short-term bicycle parking requirements. Section 9.105.030, Page 26 1 City of La Quinta I May 2025 Draft Title 9: Zonin iii. Location. Short-term bicycle parking must be located: (a) outside of pedestrian walkways, (b) within 100 feet of the main entrance of the building it serves, and (c) outside of the public right-of-way except as allowed through an encroachment permit. iv. For each short-term bicycle parking space required, a stationary, securely -anchored bicycle rack must be provided to which a bicycle frame and one wheel (i.e., two points of contact) can be secured with a high -security U-shaped shackle lock if both wheels are left on the bicycle. One bicycle rack may serve multiple bicycle parking spaces. V. Each short-term bicycle parking space must be a minimum of two feet in width and six feet in length and must be accessible without moving other bicycles. A minimum of two feet of clearance must be provided between the bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian walkways. A minimum of five feet of clearance must be provided from vehicle parking spaces. b. Long -Term Bicycle Parking. Long-term bicycle parking must be provided to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer. i. Bicycle Parking Spaces Required. (a) Residential uses. A minimum of one long-term secured bicycle parking space must be provided for every five dwelling units. (b) Non-residential uses. Long-term bicycle parking must be provided at a minimum ratio of one bicycle parking space for every 25 vehicle parking spaces. ii. Location. Long-term bicycle parking must be located on the same lot as the use it serves and near a primary building entrance. iii. Design, Anchoring, and Security. Long-term bicycle parking must be located in: (a) An enclosed bicycle locker located in a shaded area; or (b) Other secure and shaded areas approved by the Director. iv. Size and Accessibility. Each long-term bicycle parking space must be a minimum of two feet in width and six feet in length and must be accessible without moving other bicycles. A minimum of two feet of clearance must be provided between the bicycle parking May 2025 Draft I City of La Quinta I Section 9.105.030, Page 27 Chapter 9.105: Highway I I I Development Code spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian walkways. A minimum of five feet of clearance must be provided from vehicle parking spaces. 6. Parking Facility Design Standards. a. Stormwater Runoff. The City decision -making authority may allow the installation of flat curbs for new development within Plan Area to enable rainwater capture in landscape areas to mitigate flooding. b. Design and Dimensions. i. Compact Spaces. The City decision -making authority may allow up to 30 percent of required parking spaces to be allocated as compact parking spaces. C. Pedestrian Circulation. i. Parking Alignment with Non -Residential Building Entrances. Pedestrian walkways must be designed according to the following standards: (a) The primary entrance to a building must be located to face a street or be connected to a street. The primary entrance to a building may also face a public plaza, civic space, or pedestrian path/paseo. (b) When it is not possible to locate the primary entrance to face the street, plaza, or pedestrian path, a secondary entrance must be designed to connect to these public spaces. (c) A continuous and clearly marked pedestrian pathway must be provided within a parking area, connecting parking spaces to the primary or secondary building entrance. This path must be free from vehicle obstructions and must be physically separated from vehicles by a curb or designed with high -visibility materials to ensure distinction from parking and drive aisles for pedestrian safety and accessibility. d. Screening of Parking Areas. i. Screening Walls. Parking areas adjacent to Highway 111, Adams Street, or Dune Palmes Road Boulevard are allowed to construct a solid wall to comply with subsection 9.150.080(K), all other parking area screening must be provided utilizing plant screens or berms. ii. Modifications. The City decision -making authority may modify the screening requirements for parking areas within the Plan Area where breaks are needed to provide access for pedestrians, Section 9.105.030, Page 28 1 City of La Quinta I May 2025 Draft Title 9: Zonin bicycles, or to ensure compliance with City standards for visual openness and motorist visibility at intersections. iii. Parking in the Rear of a Building. If the parking area is located at the rear of a building where it is not visible from public rights -of - way or is not located adjacent to a residential use, screening for the parking area is not required. e. Perimeter Landscaping. Whenever any parking area, except that provided for single-family dwellings, adjoins a street right-of-way, a 10 foot wide perimeter planting strip between the right-of-way and the parking area (20 foot wide between Highway 111 and the parking area) must be provided. The planting strip must be landscaped and continuously maintained. f. Shade for Surface Parking Areas. Shade trees must be installed to provide shade that covers 65 percent of the vehicle parking area within 10 years. All required parking spaces are included in the total parking area calculation, except for the following: i. The area covered by solar photovoltaic shade structures or other shade structures, including trellises; ii. Truck loading bays in front of overhead doors or loading docks; iii. Circulation and maneuvering areas within surface parking lots; and iv. Areas dedicated for truck maneuvering, and circulation as well as main access roads and driveways not used as back-up areas. G. Building Frontage Regulations. 1. Purpose. This Section establishes the frontage and building entrance requirements for the Plan Area and provides the design and development standards for allowed frontage types. Frontage types determine how buildings and entrances individually shape the streetscape. 2. Applicabilit . a. These standards apply to front and street side facades within the HMU Zone and must be considered in combination with the requirements of Section 9.105.020 (Highway 111 Mixed Use (HMU) Zone Standards). b. In the event of any conflict between the standards of this Section and the standards in another Section of this Chapter or any standard in the La Quinta Municipal Code, the standards in this Section supersede, unless stated otherwise. 3. Building Frontage Requirements. a. Buildings in the HMU Zone must be developed with one or more of the allowed frontage types to occupy a minimum percentage of the building fa4ade width as follows: May 2025 Draft I City of La Quinta I Section 9.105.030, Page 29 Chapter 9.105: Highway I I I Development Code Zone/Facade I HMU Zone I AF Overlay Front 40% 75% Side Street 20% 40% Allowed Frontage Types. Table 9.105.030-2 describes the range of frontage types allowed throughout the mixed -use district. The types are distinguished by basic form and dimension to ensure that each frontage fosters an engaging pedestrian environment. DevelopmentTable 9.105.030-2: ..Types Frontage Type HMU Zone AF Overlay Zone Standards Arcade X X Section 9.105.030(G)(4)(a) Dooryard X Section 9.105.030(G)(4)(b) Forecourt X X Section 9.105.030(G)(4)(c) Gallery X X Section 9.105.030(G)(4)(d) Porch X Section 9.105.030(G)(4)(e) Shopfront X X Section 9.105.030(G)(4)(f) Stoop X X Section 9.105.030(G)(4)(g) Terrace X X Section 9.105.030(G)(4)(h) Section 9.105.030, Page 30 1 City of La Quinta I May 2025 Draft Title 9: Zonin 4. Frontage Type Standards. a. Arcade. Arcade frontage with dimensions as indicated in Table 9.105.030- 3, and as illustrated in Figure 9.105.030-1: Section Description Figure 9.105.030-1: Arcade Plan 0 An arcade frontage provides a continuous covered walkway in place of or next to a sidewalk. The main fa4ade of the building is placed at or near the right-of-way with the walkway at the ground level and habitable space above, often encroaching over the public right-of-way or encroaching over a pedestrian path. The arcade facilitates pedestrian circulation along building frontages and is intended for buildings with active ground floor uses. Can be utilized with the shopfront frontage type. Standards Depth of arcade 8 ft. min.; 16 ft. max. O Clear height 8 ft. min. 119 Distance between columns 4 ft. min. 10 Setback from curb 2 ft. min. 0 May 2025 Draft I City of La Quinta I Section 9.105.030, Page 31 Chapter 9.105: Highway I I I Development Code Dooryard. Individual covered dooryard frontages with dimensions as indicated in Table 9.105.030-4, and as illustrated in Figure 9.105.030-2: Section Description Figure 9.105.030-2: Dooryard Plan A dooryard provides a limited amount of private open space at the primary building entry. The dooryard area is defined by a low wall, planter, or fence that provides a buffer between the right-of-way and the building while preserving a sense of openness to the building entrance. The dooryard may be raised, sunken, or at grade. Standards Width of usable yard area 6 ft. min. O Depth of dooryard from door 4 ft. min.; 8 ft. max. 19 Projection depth 6 ft. max. Height of closure 3 ft. max. 0 Clear height to projection 8 ft. min.; 12 ft. max. Section 9.105.030, Page 32 1 City of La Quinta I May 2025 Draft Title 9: Zonin C. Forecourt Forecourt frontage with dimensions as indicated in Table 9.105.030-5, and as illustrated in Figure 9.105.030-3: Figure 9.105.030-3: Forecourt • ---©--- Street • Section Plan • - 1 1 1-5: Frontage Types Description The main fa4ade of the building is placed at or near the right-of-way and a portion (usually the central portion) is set back, creating a courtyard -like space. The space is typically used as an entry court, shared garden area, or additional shopping or restaurant seating area. Standards Width of forecourt 12 ft. min. O Depth of forecourt 12 ft. min. IG May 2025 Draft I City of La Quinta I Section 9.105.030, Page 33 Chapter 9.105: Highway I I I Development Code d. Gallery. Individual covered gallery frontages with dimensions as indicated in Table 9.105.030-6, and as illustrated in Figure 9.105.030-4: Figure 9.105.030-4: Gallery Section Description The main facade of the building is at or near the frontage line with a cantilevered shed or colonnade that may overlap the sidewalk. The gallery may support habitable space on the upper story. This type is intended for buildings with ground - floor commercial or retail uses and may be one or two stories. If the gallery overlaps the right-of-way, an easement is required. Alternatively the lot line may be aligned with the edge of the gallery and curb. Standards Depth of gallery 6 ft. min.; 16 ft. max. Must be consistent for the length of the gallery. O Clear height 8 ft. min.; 16 ft. max. i© Setback from curb 2 ft. min.; 10 ft. max. Section 9.105.030, Page 34 1 City of La Quinta I May 2025 Draft Title 9: Zonin e Porch. Individual porch frontages with dimensions as indicated in Table 9.105.030-7, and as illustrated in Figure 9.105.030-5: Figure 9.105.030-5: Porch Street Section Description Plan A porch provides an outdoor living area. It can be either engaged with or projecting from the building facade. The front setback area in front of the porch is typically defined by a fence or hedge to maintain the edge of the property. Standards Width of porch 12 ft. min. O Depth of porch 8 ft. min. Finish floor level above sidewalk 18 in. min. Clear height (if porch is covered) 8 ft. min.; 12 ft. max. 0 May 2025 Draft I City of La Quinta I Section 9.105.030, Page 35 Chapter 9.105: Highway I I I Development Code Shopfront. Shopfront frontages with dimensions as indicated in Table 9.105.030-8, and as illustrated in Figure 9.105.030-6: Figure 9.105.030-6: Shopfront 0 Section Plan Description The main fa4ade of the building is placed at or near the right-of-way with an at - grade entrance along the sidewalk. The Shopfront is generally intended for retail, service, or maker space uses. Shopfront frontages may also incorporate projections or recesses. Standards Combined recess/projection depth 4 ft. min. O Projection setback from curb 2 ft. min. Clear height 8 ft. min. Finish floor level above sidewalk 12 in. max. 0 Shopfront width 6 ft. min.; 20 ft. max. On buildings with street frontages exceeding 50 feet in length, shopfront frontages must incorporate: a) A recess a maximum depth of 4 feet and minimum width of 6 feet to provide additional window display space; and b) Variations in building base, awnings, materials, and/or color to visually articulate individual shopfronts. Section 9.105.030, Page 36 1 City of La Quinta I May 2025 Draft Title 9: Zonin g. Stoop. Individual covered stoop frontages with dimensions as indicated in Table 9.105.030-9, and as illustrated in Figure 9.105.030-7: Figure 9.105.030-7: Stoop I I I Min. 2 ft Street � I Section Plan Description The main fa4ade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop must be elevated above the sidewalk to ensure privacy within the building. The entrance is usually an exterior stair and landing. Standards Width of stoop 5 ft. min.; 8 ft. max. IO Depth of stoop 5 ft. min.; 8 ft. max. Finish floor level above sidewalk 18 in. min. 10 Projection depth 5 ft. min.; 8 ft. max. 0 Clear height to projection 8 ft. min. May 2025 Draft I City of La Quinta I Section 9.105.030, Page 37 Chapter 9.105: Highway I I I Development Code Terrace. Terrace frontages with dimensions as indicated in Table 9.105.030-10, and as illustrated in Figure 9.105.030-8: Section Description Figure 9.105.030-8: Terrace Plan The main fa4ade of the building has an elevated terrace that projects outward and engages the sidewalk with frequent stairs or ramps. The terrace allows at -grade access to all ground floor uses due to natural grade constraints or by artificially elevating the terrace floor. Building activities are slightly separated from the adjacent sidewalk by the terrace finish level, and the depth of the terrace provides space for outdoor seating, private yards, or any other appropriate uses. Standards Width of terrace 120 ft. max. O Depth of terrace 8 ft. min. Distance between entry stairs 50 ft. max. 10 Finish floor level above sidewalk 24 in. min.; 5 ft. max. 0- Section 9.105.030, Page 38 1 City of La Quinta I May 2025 Draft Title 9: Zonin H. Civic Space Standards. 1. Purpose. The purpose of this Section is to establish standards for all civic space types within the Plan Area. The standards in this Section are intended to ensure that publicly accessible civic space is provided to reinforce walkable environments within the HMU Zone. 2. Applicabilit . a. The standards in this Section apply as follows: i. All projects three and one half acres or greater total site area must provide two civic space types, or 8 percent of the site area as civic space, whichever is greater. ii. 25 percent of civic space area required must be shaded by a combination of tree canopy and physical structures. b. These standards shall be considered in combination with the requirements of Section 9.105.020 (Highway 111 Mixed Use (HMU) Zone Standards). May 2025 Draft I City of La Quinta I Section 9.105.030, Page 39 Chapter 9.105: Highway I I I Development Code 3. Civic Space Types. Civic spaces must take one of the following forms: a. Plaza. Plazas with dimensions as indicated in Table 9.105.030-11, and as illustrated in Figure 9.105.030-9: Figure 9.105.030-9: Plaza ■ Description A community -wide space available for commercial activities and civic purposes and intended to add to the activity and vibrancy of streets and neighborhoods. Plazas are formal spaces with interior green spaces, hardscaped surfaces, and defined edges. Standards Width 80 ft. min. Length 80 ft. min. Miscellaneous Frontage Streets are required on two of the plaza's sides Facades on lots facing the plaza or across the street must have frontage on to the plaza. Uses Commercial uses in support of civic uses Civic uses Passive recreation Section 9.105.030, Page 40 1 City of La Quinta I May 2025 Draft Title 9: Zonin i Square. Squares with dimensions as indicated in Table 9.105.030-12, and as illustrated in Figure 9.105.030-10: Figure 9.105.030-10: Square _LLJ I I I I . ZV_I EH Description A formal open space with landscaping, hardscaping, and other amenities. A town square is located at the intersection of major streets or pedestrian paths. Spatially defined by building frontages, the space is highly visible and serves as a gathering space, supporting unstructured recreation, limited amounts of structured recreation, and civic and commercial activities such as farmers' markets, concerts, and art fairs. Standards Size 0.5 ac. min.; 3 ac. max. Miscellaneous The front of buildings, either attached to the square or across a street, Frontage shall face onto the square for a minimum of three-quarters of the perimeter. Uses Passive/active unstructured open space Civic uses Paths Community gardens Playgrounds Public art May 2025 Draft I City of La Quinta I Section 9.105.030, Page 41 Chapter 9.1 OS: Highway I I I Development Code C. Park. Parks with dimensions as indicated in Table 9.105.030-13, and as illustrated in Figure 9.105.030-11: Description A natural preserve available for unstructured recreation. Standards Size 0.25 ac. min.; no max. Miscellaneous The front of buildings, either attached to the square or Frontage across a street, shall face onto the square for a minimum of three-quarters of the perimeter. Uses Unstructured open space and passive recreation with paths and trails for pedestrians and bicycles Community gardens Playgrounds Section 9.105.030, Page 42 1 City of La Quinta I May 2025 Draft Title 9: Zonin 0 Pocket Park/Plaza. Pocket parks/plazas with dimensions as indicated in Table 9.105.030-14, and as illustrated in Figure 9.105.030-12: Figure 9.105.030-12: Pocket Park/Plaza �L_� Ji L-1 L_j L_j Description A small-scale landscaped or hardscaped civic space designed to provide opportunities for neighborhood gathering and/or passive recreation, located in close proximity to neighborhood residences within walking distance. Pocket parks/plazas are usually accessible from the public right-of-way, and may provide opportunities for seating and dining, as well as a community garden or playground. Standards Length 40 ft. min. Size 5,000 sq ft. min., 10,000 sq ft. max. Miscellaneous Frontage Must have building frontages on at least 2 sides Uses Passive recreation Outdoor seating Outdoor dining May 2025 Draft I City of La Quinta I Section 9.105.030, Page 43 Chapter 9.105: Highway I I I Development Code THIS PAGE INTENTIONALLY LEFT BLANK Section 9.105.030, Page 44 1 City of La Quinta I May 2025 Draft Title 9: Zoni Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.040 Permits and Procedures................................................................... 45 A. Purpose.......................................................................................................................................45 B. Applicability................................................................................................................................45 C. Decision -Making Authority and Planning Approvals..............................................................45 D. Minor Adjustments....................................................................................................................46 E. Nonconformities........................................................................................................................48 9.105.040 Permits and Procedures A. Purpose. This Section establishes procedures for the preparation, filing, and processing of applications for development permits and other entitlements required by this Chapter that are in addition to those established elsewhere in Title 9 (Zoning) of the La Quinta Municipal Code. B. Applicability. 1. This Chapter serves as the zoning regulations for the Plan Area. Unless otherwise specified, the Chapter will be administered in compliance with Title 9 (Zoning) and enforced by the Planning Division, Planning Commission, and City Council, as applicable. 2. These procedures reference other chapters and sections of Title 9 (Zoning), as applicable. All other provisions and applicable standards contained within the zoning code continue to apply unless specifically replaced or otherwise identified as not applicable in this Chapter. 3. The provisions of this Chapter are minimum requirements for the protection and promotion of the public health, safety, and general welfare. Where this Chapter provides for discretion of the part of a decision -making authority, that discretion may be exercised to impose conditions on the approval of any project proposed within the Plan Area. C. Decision -Making Authority and Planning Approvals 1. Table 9.105.040-1 (Decision -Making Authorities) identifies the City official or body responsible for reviewing, recommending, and making decisions on each type of action required by this Code. May 2025 Draft I City of La Quinta I Section 9.105.040, Page 45 Chapter 9.105: Highway I I I Development Code 2. All applications for property located within the Plan Area are subject to the review and approval of the decision -making authority identified in Table 9.105.040-1. 3. When not in conflict with provisions of this Chapter, a development application has available all the legislative, administrative, and permit procedures, including administrative relief, as provided in Title 9 (Zoning) and as listed in Table 9.105.040-1. Administrative and Legislative Actions Development agreement Section 9.250.020 — Recommendation Decision General Plan amendment Chapter 9.230 — Recommendation Decision Specific plan adoption Chapter 9.240 — Recommendation Decision Zone map amendment Section 9.220.010 — Recommendation Decision Zoning text amendments Section 9.220.020 — Recommendation Decision Development Review Actions Conditional use permit Section 9.210.020 — Decision Appeal Minor adjustments Section 9.210.040, and Section 9.105.040.D Decision Appeal — Minor use permits Section 9.210.025 Decision Appeal Site development permits Section 9.210.010 Decision Z Decision 3 Appeal Variances Section 9.210.030 — Decision — Other Actions Conceptual design review Section 9.200.015 Review — — Environmental review Section 9.250.010 In compliance with CEQA, the CEQA Guidelines, and the City's environmental review procedures Home occupation permits Section 9.210.060 Decision — — Temporary use permits Section 9.210.050 Decision — — 1 See applicable Chapter or Section for application, public hearing, and approval requirements. 2 For projects listed in Section 9.210.010.D.1. 3 For projects listed in Section 9.210.010.D.2. D. Minor Adjustments. 1. Purpose. The purpose of a Minor Adjustment is to enable the Director to approve minor deviations from standards of this Chapter or Title 9 (Zoning) when such requests constitute a reasonable use of property but are not otherwise permissible under the strict application of the Code. Section 9.105.040, Page 46 1 City of La Quinta I May 2025 Draft Title 9: Zoni 2. Applicability a. The Director may grant a Minor Adjustment in the Plan Area as provided in Section 9.210.040 (Minor adjustments) or Table 9.105.040-2 (Minor Adjustments Allowed). The allowed adjustments in Table 9.105.040-2, below, may be more or less restrictive than Section 9.210.040. When in conflict, the allowed adjustment of this Section control. b. If the Minor Adjustment request is combined with another application which requires discretionary review by the Planning Commission or City Council, the request will be processed pursuant to Section 9.200.030 (Combined applications) and Section 9.200.090 (Modifications by applicant). C. An authorization to approve a Minor Adjustment does not extend to making any changes in the uses permitted in the Plan Area. Types of Minor Adjustments I Maximum Allowed Adjustments Setbacks Increase in max projection into setback for porches, 10% balconies, and stairways Decrease in the side or rear setbacks for detached private 3 feet garages and accessory structures Decrease in minimum parking setback 20% Decrease/increase in required front setback 5%, or 2 feet, whichever is lower Decrease/increase in required rear or side setback 10% Parking Decrease in number of required bicycle parking spaces 15% Block Perimeter Increase in maximum block perimeter or block face length 10% Heights Increase in maximum fence/wall height 2 feet Decrease in minimum screen wall height 2 feet Frontage Decrease in side street active frontage requirement for multi -family projects on corner lots with primary street frontage Waive minimum side street requirement, if active frontage provided along lot frontage. Decrease in building occupancy within front or side street setback area 10% Landscaping/Open Space Decrease in required open space or civic space Case -by -case basis May 2025 Draft I City of La Quinta I Section 9.105.040, Page 47 Chapter 9.105: Highway I I I Development Code Types of Minor Adjustments Maximum Allowed Adjustments Decrease in the landscaping requirements for mixed -use Case -by -case basis projects Decrease/increase in dimensions for required civic space Case -by -case basis Other Increase in maximum lot coverage (beyond maximum allowed) 1 10% E. 3. Additional Findings for a Decision on a HMU Minor Adjustments. In addition to the required findings in Section 9.210.040 (Minor adjustments), the Director shall make a decision on an application for a Minor Adjustment, with or without conditions, only after the following findings are made: a. Granting the Minor Adjustment will not be materially detrimental to the public health, safety, or welfare and will not impair an adequate supply of light and air to adjacent property; b. The requested Minor Adjustment will not allow a use that is not allowed in the HMU Zone or an overlay zone established in this Chapter; C. The requested Minor Adjustment will not allow an increase in height or density beyond which is allowed in the HMU Zone; and d. The proposed project will comply with all other applicable standards in this Code. 4. Review and Procedures. Applications, modifications, and appeals for Minor Adjustment permits shall be reviewed and processed in compliance with Section 9.210.040 (Minor adjustments). Nonconformities 1. Purpose. The purpose of this section is to promote the public health, safety and general welfare by regulating land uses and structures which were lawfully established at the time this Chapter was adopted, but which do not conform to the provisions of this Chapter. This section is further intended to allow the continued operation and maintenance of uses and structures within the Plan Area until the time when uses or structures may come into full compliance with this Chapter. 2. Applicabilit . These provisions shall be considered in combination with the requirements of Chapter 9.270 (Nonconformities). The provisions of Chapter 9.270 (Nonconformities) apply, except as modified below. 3. Nonconforming Uses. A nonconforming use is subject to the requirements of Section 9.270.030 (Nonconforming uses) and the following: a. If a use becomes nonconforming because it would require approval of a Conditional Use Permit under this Chapter, the use may not be expanded Section 9.105.040, Page 48 1 City of La Quinta I May 2025 Draft Title 9: Zoni beyond its existing site area boundaries or changed to another use without obtaining a Conditional Use Permit as required by this Chapter. b. If the nonconforming use is carried on in a nonconforming structure and the portion of the structure within which nonconforming use is conducted is destroyed or damaged, the use may be resumed if restoration or reconstruction complies with Section (E)(4) (Nonconforming structures) of this Section. 4. Nonconforming Structures. A nonconforming structure is subject to the requirements of Section 9.270.050 (Nonconforming structures), except when in conflict with the following: a. Structures that do not conform to the regulations established by this Chapter and which lawfully existed prior to or on the effective date of this Chapter, may be continued, transferred and/or sold, provided there is no physical change other than necessary maintenance and repair in such a structure, except as otherwise provided by this Section. b. Any nonconforming structure, except as otherwise regulated, may be repaired, maintained, or altered in any manner which decreases the degree of nonconformity, does not increase the degree of nonconformity, or does not create new nonconformities. C. Nonconforming structures may be expanded subject to the following provisions: i. The allowed increase, at one time or cumulatively over a period of time for the life of the structure, does not exceed 25 percent of the gross floor area of the structure at the time this Chapter is established. d. Any expansion not authorized under subsection (E)(4)(c), above, must conform to the regulations of this Chapter. 5. Except as otherwise provided in this Section, no nonconforming structure that is voluntarily razed or required to be razed by the owner thereof may thereafter be restored except in full conformity with the provisions of this Chapter. May 2025 Draft I City of La Quinta I Section 9.105.040, Page 49 Chapter 9.105: Highway I I I Development Code THIS PAGE INTENTIONALLY LEFT BLANK Section 9.105.040, Page 50 1 City of La Quinta I May 2025 Draft Title 9: Zoni Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.050 Definitions..........................................................................................51 A. Purpose.................................................................................................................................51 B. Definitions of Terms............................................................................................................51 C. Definition of Land Uses.......................................................................................................53 9.105.050 Definitions A. Purpose. This Section establishes the definition of terms and land uses in this Chapter. For additional general terms see Chapter 9.280 (Definitions). If a term or land use is not defined in this Chapter, the Director must make a determination of the correct definition according to procedures established in Title 9 (Zoning). B. Definitions of Terms. Arcade. A covered pedestrian way along the side of a building at the first floor with habitable space above which provides access to retail spaces. Block Face. The aggregate of all the building facades on one side of a block. Building height, maximum. See Sections 9.50.050 and 9.90.010 (Maximum building height). Civic Space. An outdoor area designed and intended for a combination of public gathering, passive and active recreation, and/or civic and community related activities. Forecourt. A building entrance and facade type where a portion of the building facade is close to the property line while the central portion of the building is set back, creating a small courtyard space. The courtyard may be used as an entry court or as shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within retail and service areas. Frontage type. The building facade that directly abuts a public street, private street, parking lot driveway, parking spaces, pedestrian mall, or walkway. Frontage Area. The linear street frontage between the minimum and maximum setback lines along the front of a parcel and along the side street of a corner parcel. Frontage Area Occupancy. The percentage of the lot width (front) or depth (street side) that must be occupied by building frontage located within the frontage area. See Figure 9.105.050-1. May 2025 Draft I City of La Quinta I Section 9.105.050, Page 51 Chapter 9.105: Highway I I I Development Code Figure 9.105.050-1: Frontage Area Occupancy . WAY Lira T I f I , I 1 _ = Uml.Si-eet i , ��}' Sde Selbecc I r � Mir, Sheet USK Free: � • _ � + Side 4k&a t Ctetic Eui dn3 Y.i# '' 1 •" I W Frerr. 'I Ctetic----------------------- i_ -.-► I STREET (FRONT) tY:.uten:� v rrert KEY repure—ert = X Y WWV4 nn4,M -tog. Ar o-vad Fv hAkir.j rn tag. Gallery. A building entrance and facade type typically used in retail applications where the facade is aligned close to the property line with an attached cantilevered shed roof or a lightweight colonnade overlapping the sidewalk. Mixed use. A combination of a mix of land uses, such as, but not limited to, commercial and residential uses, in the same structure, parcel or project site, where the residential component is located either above (vertical mixed -use) or adjacent to (horizontal mixed - use) the nonresidential component. Paseo. A pedestrian lane located and designed to reduce the required walking distance within a neighborhood. Porch. A building entrance and facade type where the facade is set back from the property line and has a set of stairs and landing attached to the facade. Porches may be open on two or three sides and may be covered or uncovered. Shopfront. A building entrance and facade type, typically for commercial and retail use, where the facade is aligned close to the property line with the building entrance at the level of the sidewalk. Stoop. A building entrance and facade type where the facade is aligned close to the property line with the first story elevated from the sidewalk sufficiently to secure privacy for first -story windows and the entrance usually as an exterior stair and landing. Terrace. A building entrance and facade type where the main facade of the building is at or near the property line with an elevated terrace providing public circulation along the facade. Section 9.105.050, Page 52 1 City of La Quinta I May 2025 Draft Title 9: Zoni Thoroughfares. A right-of-way for use by vehicular, pedestrian, and bicycle traffic that provides access to lots and open spaces, and that incorporates vehicular lanes and public frontages. C. Definition of Land Uses. Administrative office. See Chapter 9.280 (Definitions). Auto or truck storage yards, not including dismantling. Facilities for the storage of operative and inoperative vehicles for limited periods of time. Includes, but is not limited to, storage of parking tow-aways, impound yards, fleet yards, and storage lots for automobiles taxi/limo companies, trucks, and buses. Does not include retail sales, junk yards, auto wrecking or salvage yards. Auto parts stores. Stores that sell new automobile parts, tires, and accessories. Does not include on -site repairs or parts installation. Auto repair. General and heavy automobile repair operations such as major body and paint work, collision service, transmission repair, and engine repair for autos, trucks, motorcycles, motor homes, boats, and recreational vehicles. This includes the incidental sales, installation, and servicing of related equipment and parts, but does not include vehicle dismantling or salvaging and tire retreading or recapping. Vehicles may be stored overnight for service and repair. Auto repair- specialty shops. See Chapter 9.280 (Definitions). Automobile service stations. See Chapter 9.280 (Definitions). Bars and cocktail lounges. See Chapter 9.280 (Definitions). Boardinghouse. See Chapter 9.280 (Definitions). Business services. An establishment primarily engaged in providing commercial related services to other businesses on a fee or contract basis, including advertising and mailing, banking, copy/printing, legal document services, and model building. For repair, see Personal service. Car washes. A facility for and a process involving the washing or cleaning of automobiles or other motor vehicles. A car wash may, but need not, include drying facilities. Car wash does not include a casual or occasional use of the premises to wash or clean automobiles or other motor vehicles that is done as a convenience or accommodation to customers or other persons and that constitutes a secondary use. Central cleaning or laundry plants. See Chapter 9.280 (Definitions). Child daycare facilities. See Chapter 9.280 (Definitions). Cigar lounges, hookah bars, and similar uses with onsite smoking. Any business establishment where the primary operation is dedicated to the smoking of tobacco products, electronic cigarettes, or other substances, including but not limited to establishments known variously as cigar lounges, hookah lounges, and smoking lounges. Use may include incidental sales of tobacco products. May 2025 Draft I City of La Quinta I Section 9.105.050, Page 53 Chapter 9.105: Highway I I I Development Code Communication towers and equipment (co -location, mounted to existing facility). A facility that transmits and/or receives wireless communication signals that is (1) mounting or installing a wireless telecommunication facility on a pre-existing structure; and/or (2) modifying a structure for the purpose of mounting or installing a wireless telecommunication facility on that structure. It includes antennas, microwave dishes, horns and other types of equipment for the transmission or receipt of such signals, equipment, switches, wiring, cabling, power sources, and shelters or cabinets associated with an antenna. Communication towers and equipment (freestanding, new towers). A facility mounted to a pole, monopole, tower, or other freestanding structure that transmits and/or receives wireless communication signals. It includes antennas, microwave dishes, horns and other types of equipment for the transmission or receipt of such signals, equipment, switches, wiring, cabling, power sources, shelters or cabinets associated with an antenna, telecommunication towers or similar structures supporting said equipment, equipment buildings, parking area and other accessory development. Community assembly. A public or private facility for meetings and gatherings, including community centers, places of worship, union halls, meeting halls, country clubs, club houses, banquet centers, and other membership organizations. Included in this classification are functionally related facilities for use by members and attendees, including but not limited to kitchens, multi -purpose rooms, classrooms, and storage. Contractor offices, public utility, and similar equipment/storage yards. Use of premises for business operations and storage of construction materials or equipment on a site other than a construction site. This classification includes, but is not limited to, contractor's office, storage yards, and facilities used for the storage, maintenance, repair, processing, and wholesale trade of building materials and equipment. Indoor office spaces for the use of contractors are included in this use. Convalescent hospitals. See Chapter 9.280 (Definitions). Dance clubs and nightclubs. An age -restricted establishment where alcoholic beverages are offered for on -site consumption as its principal function that features and provides live entertainment (e.g., music and/or dancing) where food service, if any, is incidental and subordinate to the sale of alcohol. This classification excludes bars and cocktail lounges or restaurants, cafes, or coffee shops which may include alcohol sales for on -site consumption as incidental to the primary use. Dwelling, multifamily. See Chapter 9.280 (Definitions). Dwelling, single-family. See Chapter 9.280 (Definitions). Dwelling, townhome. See Chapter 9.280 (Definitions). Educational institutions. See Chapter 9.280 (Definitions). Emergency shelters. See Chapter 9.280 (Definitions). Food, liquor, and convenience stores. An easy -access retail store which carries a range of merchandise oriented to convenience and travelers' shopping needs. These stores may Section 9.105.050, Page 54 1 City of La Quinta I May 2025 Draft Title 9: Zoni sell alcohol for off -site consumption pursuant to applicable California Department of Alcoholic Beverage Control standards. These stores may be part of an automobile service station or an independent facility. Golf cart, neighborhood electric vehicle (NEV), and electric scooter sales. A facility for the sale and rental of electric or gas -powered golf carts, NEVs, and electric scooters. Hospitals. See Chapter 9.280 (Definitions). Hotels and motels. See Chapter 9.280 (Definitions). Instructional studios. An establishment that offers specialized programs in personal growth and development such as music, fine art, performance art, martial arts, reading, language, and math. Attendance is typically limited to hourly classes rather than full -day instruction. Includes art, dance, photography, or music studios offering instruction, including retail as an accessory use. This classification also includes tutoring facilities which offer academic instruction to individuals or groups. Kennel. See Chapter 9.280 (Definitions). Laundromats and dry cleaners, except central cleaning plants. A facility where coin -operated equipment for self-service laundering is open to the public. May include dry cleaning drop-off/pick-up facilities and services where clothes are treated off -site. Excludes central cleaning or laundry plants. Libraries and museums. A public or quasi -public facility including art exhibitions, historic sites and exhibits, libraries, museums, and planetariums, which are generally noncommercial in nature. May also include accessory retail uses including, but not limited to, gift/book shops, restaurants, etc. Does not include theaters. Medical center/clinic. See Chapter 9.280 (Definitions). Medical marijuana dispensaries. See Chapter 9.280 (Definitions). Ministorage facility. See Chapter 9.280 (Definitions). Mobilehome park. See Chapter 9.280 (Definitions). Mortuaries and funeral homes. A place of business where deceased individuals are prepared for burial or cremation, and where funeral services may be conducted. Personal service. See Chapter 9.280 (Definitions). Pest control services. An establishment that provides inspection, prevention, and treatment services for the management and elimination of pests, including insects, rodents, and other animals. This may include both residential and commercial services, involving the use of chemical, biological, or mechanical methods to control or eradicate pests. Ancillary activities such as consultation, sales of pest control products, and administrative functions may also be included. Petgrooming. An establishment that provides day care, bathing, and trimming services for domestic animals on a commercial basis but does not include overnight boarding. May 2025 Draft I City of La Quinta I Section 9.105.050, Page 55 Chapter 9.105: Highway I I I Development Code Plant nurseries and garden supply stores. An establishment primarily engaged in retailing nursery and garden products, accessory garden supplies, and trees, shrubs, plants, seeds, bulbs, and sod. Private parking lots/garages. Privately owned or operated surface lots and structures offering parking to the public with or without a fee. Private parking lots and garages provide parking that is not considered accessory parking to a specific use. Does not include truck storage or car rental storage. Public flood control facilities and devices. Infrastructure and equipment owned or operated by a public agency designed to manage, control, and mitigate floodwaters. Public service facility. Facilities providing public safety and emergency services, including police and fire protection and emergency medical services, with incidental storage, training, and maintenance facilities. Excludes hospitals. Recording studio. An indoor facility including radio, television, or music recording studios. Recycling center. A drop-off/collection and sorting point for recyclable materials such as paper, metal, plastic, and glass. Does not include processing of materials. Research and development. A facility for scientific research and the design, development, and testing of electrical, electronic, magnetic, optical, pharmaceutical, chemical, and biotechnology components and products in advance of product manufacturing conducted entirely within an enclosed building. This classification includes assembly of related products from parts produced off site, where the manufacturing activity is secondary to the research and development activities, in addition to involving the production of experimental products. Reservoirs and water tanks. Facilities designed for the storage and management of water, including natural or artificial reservoirs and elevated or ground -level water tanks. These structures may be used for purposes such as potable water supply, irrigation, fire suppression, flood control, and other public or private water storage needs. Residential as an accessory use. See Section 9.100.160 Caretaker Residences. Resort residential. See Section 9.60.310 (Resort residential). Restaurants, counter take-out. See Restaurant definition in Chapter 9.280 (Definitions). Restaurants, drive -through. See Chapter 9.280 (Definitions). Restaurants, other than drive -through. See Restaurant definition in Chapter 9.280 (Definitions). Retail stores. The retail sale or rental of merchandise not specifically listed under another use classification. This includes retail establishments such as clothing stores, hardware stores, and businesses retailing a variety of goods, including antiques, toys, hobby materials, jewelry, cameras, pharmacies, electronic equipment, sporting goods, department stores, appliances, art supplies, office supplies, and bicycles. Includes incidental repair of related merchandise, including appliance repair, computer repair, and office equipment repair. Section 9.105.050, Page 56 1 City of La Quinta I May 2025 Draft Title 9: Zoni Retail with outdoor sales. Retail sales where a component of the merchandise is sold or displayed outside of a permanent structure on property owned or leased by the person, firm, or corporation. These sales are secondary or incidental to the principal permitted use or structure existing on the property. Seniorgroup housing. See Chapter 9.280 (Definitions). Sexually oriented businesses. See Chapter 9.280 (Definitions). Single room occupancy (SRO) hotels. See Chapter 9.280 (Definitions). Sports and recreation, indoor. Establishments providing sports, entertainment, and recreational activities conducted within an enclosed structure. Typical uses include but are not limited to, arcades, bowling alleys, billiard parlors, health clubs, ice- and roller- skating rinks, indoor racquetball courts, athletic clubs, escape rooms, rage rooms, and physical fitness centers. Uses do not include shooting ranges, community assembly, theaters, or instructional studios. Sports and recreation, outdoor. Recreation or sports -related facilities that are conducted in open or partially enclosed or screened facilities. Facilities such as amusement and theme parks, amphitheaters, golf courses, and driving ranges. Also includes larger swimming or tennis club facilities, swimming orwave pools, miniature golf courses, and archery ranges. Theaters. A facility for the indoor display of motion pictures on single or multiple screens and stage productions such as plays, ballets, and musical performances. This classification may include incidental food and beverage service to patrons as well as an auditorium within a building. Does not include sports and recreation, indoor or outdoor. Timeshare facilities. See Chapter 9.280 (Definitions). Tobacco shop. Establishment dedicated to the display, sale, distribution, delivery, offering, furnishing, or marketing of tobacco, tobacco products, or tobacco paraphernalia. Does not include onsite smoking. Transitional shelters. See Chapter 9.280 (Definitions). Truck or equipment rentals. The use of a site for rental and related servicing (e.g., refueling or washing) of large trucks, trailers, tractors, boats, and other equipment used for construction, moving, agricultural, or landscape gardening activities (e.g., cranes, earth - moving equipment, tractors, combines). May include large vehicle operation training facilities as an ancillary use. Utilities, minor. Services for the public good that include utility and electrical substations, pumping stations, water wells, telephone repeater stations, and other transmission and distribution facilities. May be publicly or privately operated. Vehicle sales and leasing, new. The sale or lease, retail, or wholesale, of new vehicles, light/noncommercial trucks and vans, motorcycles, and motor homes, together with associated repair services and parts sales, but excluding body repair and painting. Typical uses include new vehicle dealers and recreational vehicle sales agencies. May 2025 Draft I City of La Quinta I Section 9.105.050, Page 57 Chapter 9.105: Highway I I I Development Code Vehicle sales and leasing, used. The retail sale or lease of previously owned or used vehicles, light/noncommercial trucks and vans, motorcycles, and motor homes, not directly from the manufacturer. Veterinary clinic and animal hospital. See Chapter 9.280 (Definitions). Vocational schools. A postsecondary institution offering educational services that provide career training or lead to an occupation or job title; prepare students to take or pass a licensing examination or other qualifying test for employment; or that licenses persons in a particular profession, trade, or job category such as barber, beauty, or trades. This classification excludes programs that lead to a bachelor's, master's, or doctoral degree, or that provide solely a vocational or recreational program, or programs sponsored by a business or professional organization solely for the benefit of its members. Wholesaling/distribution centers, general wares establishment engaged in selling merchand industrial, commercial, institutional, farm, wholesalers; or acting as agents or broker! merchandise to such persons or companies. forwarding terminals. ousel with no sales to consumers. An -)e to retailers and other contractors; r professional business users; other in buying merchandise for or selling This category does not include freight Section 9.105.050, Page 58 1 City of La Quinta I May 2025 Draft