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2025 11 18 Councilta Qaigra - GF.M nf'the DFSERT - City Council agendas and staff reports are available on the City's web page: www.LaQuintaCA.gov CITY COUNCIL AGENDA CITY HALL COUNCIL CHAMBER 78495 Calle Tampico, La Quinta REGULAR MEETING ON TUESDAY, NOVEMBER 18, 2025 3:00 P.M. CLOSED SESSION 14:00 P.M. OPEN SESSION Members of the public may listen to this meeting by tuning -in live via www.laauintaca.aov/livemeetinas. CALL TO ORDER ROLL CALL: Councilmembers: Fitzpatrick, McGarrey, Pena, Sanchez, and Mayor Evans PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the City Council on any matter not listed on the agenda pursuant to the "Public Comments — Instructions" listed at the end of the agenda. The City Council values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by the Brown Act [Government Code § 54954.2(b)]. CONFIRMATION OF AGENDA CLOSED SESSION CONFERENCE WITH LEGAL COUNSEL — EXISTING LITIGATION; PURSUANT TO PARAGRAPH (1) OF SUBDIVISION (d) OF GOVERNMENT CODE SECTION 54956.9; NAME OF CASE: GURGENYAN V. CITY OF LA QUINTA COMMUNITY SAFETY MANAGER (RIVERSIDE COUNTY SUP. CT. CASE NO. CVPS2505395) 2. CONFERENCE WITH REAL PROPERTY NEGOTIATORS PURSUANT TO GOVERNMENT CODE SECTION 54956.8 FOR PROPERTY LOCATED AT THE NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 (APN: 600- 070-016) CITY NEGOTIATOR: JON MCMILLEN, CITY MANAGER NEGOTIATING PARTY: TROUTDALE VILLAGE LLC UNDER NEGOTIATION: PRICE AND TERMS OF PAYMENT CITY COUNCIL AGENDA Page 1 of 7 NOVEMBER 18, 2025 3. CONFERENCE WITH LEGAL COUNSEL — EXISTING LITIGATION; PURSUANT TO PARAGRAPH (1) OF SUBDIVISION (d) OF GOVERNMENT CODE SECTION 54956.9; CASES NAMES AND NUMBERS — MULTIPLE (listed below, all in U.S. Bankruptcy Court, District of Delaware) CASE NAME: CASE NUMBER SilverRock Development Company, LLC 24-11647 SilverRock Lifestyle Residences, LLC 24-11648 SilverRock Lodging, LLC 24-11650 SilverRock Luxury Residences, LLC 24-11652 SilverRock Phase I, LLC 24-11654 RGC PA 789, LLC 24-11657 4. CONFERENCE WITH LEGAL COUNSEL — EXISTING LITIGATION; PURSUANT TO PARAGRAPH (1) OF SUBDIVISION (d) OF GOVERNMENT CODE SECTION 54956.9-1 NAME OF CASE: CITY OF LA QUINTA V. SILVERROCK DEVELOPMENT COMPANY, ET AL. (RIVERSIDE COUNTY SUP. CT. CASE NO. CVPS2404750) RECESS TO CLOSED SESSION RECONVENE AT 4:00 P.M. REPORT ON ACTION(S) TAKEN IN CLOSED SESSION PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the City Council on any matter not listed on the agenda pursuant to the "Public Comments — Instructions" listed at the end of the agenda. The City Council values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by the Brown Act [Government Code § 54954.2(b)]. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS SILVERROCK (FORMERLY TALUS) DEVELOPMENT PROJECT— STATUS UPDATE 2. NEW FIRE ENGINE — LA QUINTA FIRE STATION NO. 70 — PRESENTATION BY CALFIRE CAPTAIN COREY WHITAKER CONSENT CALENDAR NOTE: Consent Calendar items are routine in nature and can be approved by one motion. PAGE 1. APPROVE COUNCIL MEETING MINUTES DATED NOVEMBER 4, 2025 CITY COUNCIL AGENDA Page 2 of 7 NOVEMBER 18, 2025 2. AWARD CONTRACT TO ROMERO GENERAL CONSTRUCTION CORP. FOR FISCAL YEAR 2025/26 PAVEMENT MANAGEMENT PLAN SLURRY SEAL IMPROVEMENTS PROJECT NO. 2025-02 LOCATED AT VARIOUS LOCATIONS 3. EXCUSE ABSENCE OF COMMISSIONER HERNANDEZ FROM THE OCTOBER 28, 2025 PLANNING COMMISSION MEETING 4. APPROVE DEMAND REGISTERS DATED OCTOBER 31 AND NOVEMBER 7, 2025 BUSINESS SESSION PAGE 1. APPROVE AGREEMENT FOR CONTRACT SERVICES WITH WALKER CONSULTING TO PREPARE THE 2025 VILLAGE BUILD -OUT PLAN PARKING STUDY, PROJECT NO. 2025-13 STUDY SESSION — None PUBLIC HEARINGS — 5:00 p.m. or thereafter For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the City Clerk prior to consideration of that item; comments are limited to three (3) minutes (approximately 350 words). Any person may submit written comments to the City Council prior to the public hearing and/or may appear and be heard in support of or opposition to the project(s) at the time of the public hearing. If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at or prior to the public hearing. PAGE 1. ADOPT RESOLUTIONS TO (1) ADOPT A MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL ASSESSMENT 2024-0002, SCH # 2025050964) AND (2) APPROVE SPECIFIC PLAN 2022-0002; AND INTRODUCE FOR FIRST READING AN ORDINANCE TO APPROVE ZONE CHANGE 2024-0002, AND ZONING ORDINANCE AMENDMENT 2024-0002 FOR THE HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE PROJECT; CEQA: A MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL ASSESSMENT 2024-0002, SCH# 2025050964) HAS BEEN PREPARED FOR THE PROPOSED PROJECT; LOCATION: GENERALLY NORTH OF AVENUE 48, SOUTH OF THE COACHELLA VALLEY STORMWATER CHANNEL, EAST OF WASHINGTON STREET AND WEST OF JEFFERSON STREET [RESOLUTION NOS. 2025-027 AND 2025-028; ORDINANCE NO. 627] CITY COUNCIL AGENDA Page 3 of 7 NOVEMBER 18, 2025 DEPARTMENTAL REPORTS PAGE 1. CITY MANAGER 2. CITY ATTORNEY 3. CITY CLERK - SHORT-TERM VACATION RENTAL PROGRAM QUARTERLY REPORT - JULY - SEPTEMBER 2025 4. COMMUNITY SERVICES - QUARTERLY REPORT - JULY - SEPTEMBER 2025 5. DESIGN AND DEVELOPMENT 6. FINANCE 7. PUBLIC SAFETY 8. PUBLIC WORKS MAYOR'S AND COUNCIL MEMBERS' ITEMS REPORTS AND INFORMATIONAL ITEMS 1. CVAG CONSERVATION COMMISSION (Evans) 2. CVAG ENERGY AND SUSTAINABILITY COMMITTEE (Evans) 3. CVAG EXECUTIVE COMMITTEE (Evans) 4. VISIT GREATER PALM SPRINGS CONVENTION AND VISITORS BUREAU (Evans) 5. LEAGUE OF CALIFORNIA CITIES DELEGATE (Evans) 6. COACHELLA VALLEY WATER DISTRICT JOINT POLICY COMMITTEE (Evans) 7. COACHELLA VALLEY POWER AGENCY JOINT POWERS AGREEMENT (Evans) 8. ECONOMIC DEVELOPMENT SUBCOMMITTEE (Evans & Fitzpatrick) 9. DESERT SANDS UNIFIED SCHOOL DISTRICT COMMITTEE (Evans & Sanchez) 10. DESERT RECREATION DISTRICT COMMITTEE (Fitzpatrick & McGarrey) 11. COACHELLA VALLEY UNIFIED SCHOOL DISTRICT COMMITTEE (Fitzpatrick & Pena) 12. RIVERSIDE COUNTY TRANSPORTATION COMMISSION (Fitzpatrick) 13. CVAG TRANSPORTATION COMMITTEE (Fitzpatrick) 14. COMMUNITY SERVICE GRANT REVIEW COMMITTEE (McGarrey & Pena) 15. COACHELLA VALLEY MOUNTAINS CONSERVANCY (McGarrey) 16. GREATER CV CHAMBER OF COMMERCE INFORMATION EXCHANGE COMMITTEE (Fitzpatrick) 17. LEAGUE OF CALIFORNIA CITIES - ENVIRONMENTAL QUALITY POLICY COMMITTEE (McGarrey) 18. LEAGUE OF CALIFORNIA CITIES - EXECUTIVE COMMITTEE RIVERSIDE COUNTY DIVISION (McGarrey) 19. CANNABIS AD HOC COMMITTEE (Pena & Sanchez) 20. CVAG PUBLIC SAFETY COMMITTEE (Pena) 21. CVAG HOMELESSNESS COMMITTEE (Pena) 22. COACHELLA VALLEY MOSQUITO AND VECTOR CONTROL DISTRICT (Pena) 23. SUNLINE TRANSIT AGENCY (Pena) 24. ART PURCHASE COMMITTEE (Evans & Fitzpatrick) 25. CALIFORNIA JOINT POWERS INSURANCE AUTHORITY (Sanchez) 26. CALIFORNIA ASSOCIATION OF LOCAL AGENCY FORMATION COMMISSION (Sanchez) 27. COACHELLA VALLEY ANIMAL CAMPUS COMMISSION (Sanchez) CITY COUNCIL AGENDA Page 4 of 7 NOVEMBER 18, 2025 28. LEAGUE OF CALIFORNIA CITIES — PUBLIC SAFETY COMMITTEE (Sanchez) 29. RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION (Sanchez) 30. RIVERSIDE LOCAL AGENCY FORMATION COMMISSION (Sanchez) 31. SOUTHERN CALIFORNIA ASSOCIATION OF GOVERNMENTS (Sanchez) 32. SOUTHERN CALIFORNIA ASSOCIATION OF GOVERNMENTS REGIONAL COUNCIL (Sanchez) 33. FINANCIAL ADVISORY COMMISSION SPECIAL MEETING MINUTES DATED SEPTEMBER 11, 2025 ADJOURNMENT ********************************* The next regular meeting of the City Council will be held on December 2, 2025, at 4:00 p.m. at the City Hall Council Chamber, 78495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Monika Radeva, City Clerk of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta City Council meeting was published on the City's website in the "Calendar / Public Meetings" direct link from the City's home page, and posted at the following freely accessible bulletin boards to members of the public, located near the entrance to the Council Chamber at 78495 Calle Tampico and the La Quinta Cove Post Office at 51321 Avenida Bermudas, on November 14, 2025. DATED: November 14, 2025 V � MONIKA RADEVA, City Clerk City of La Quinta, California Public Notices • Agenda packet materials are available for public inspection: 1) at the Clerk's Office at La Quinta City Hall, located at 78495 Calle Tampico, La Quinta, California 92253; and 2) on the City's website at www.laquintaca.gov/councilagendas, in accordance with the Brown Act [Government Code § 54957.5-1 AB 2647 (Stats. 2022, Ch. 971)]. • The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at (760) 777-7123, 24-hours in advance of the meeting and accommodations will be made. • If background material is to be presented to the City Council during a City Council meeting, please be advised that 15 copies of all documents, exhibits, etc., must be CITY COUNCIL AGENDA Page 5 of 7 NOVEMBER 18, 2025 supplied to the City Clerk for distribution. It is requested that this takes place prior to the beginning of the meeting. PUBLIC COMMENTS - INSTRUCTIONS Members of the public may address the City Council on any matter listed or not listed on the agenda as follows: WRITTEN PUBLIC COMMENTS can be provided either in -person during the meeting by submitting 15 copies to the City Clerk, it is requested that this takes place prior to the beginning of the meeting; or can be emailed in advance to CityClerkMail(cD_LaQuintaCA.gov, no later than 12:00 p.m., on the day of the meeting. Written public comments will be distributed to Council, made public, and will be incorporated into the public record of the meeting, but will not be read during the meeting unless, upon the request of the Mayor, a brief summary of public comments is asked to be reported. If written public comments are emailed, the email subject line must clearly state "Written Comments" and should include: 1) full name, 2) city of residence, and 3) subject matter. VERBAL PUBLIC COMMENTS can be provided in -person during the meeting by completing a "Request to Speak" form and submitting it to the City Clerk; it is requested that this takes place prior to the beginning of the meeting. Please limit your comments to three (3) minutes (or approximately 350 words). Members of the public shall be called upon to speak by the Mayor. In accordance with City Council Resolution No. 2022-027, a one-time additional speaker time donation of three (3) minutes per individual is permitted; please note that the member of the public donating time must: 1) submit this in writing to the City Clerk by completing a "Request to Speak" form noting the name of the person to whom time is being donated to, and 2) be present at the time the speaker provides verbal comments. Verbal public comments are defined as comments provided in the speakers' own voice and may not include video or sound recordings of the speaker or of other individuals or entities, unless permitted by the Mayor. Public speakers may elect to use printed presentation materials to aid their comments; 15 copies of such printed materials shall be provided to the City Clerk to be disseminated to the City Council, made public, and incorporated into the public record of the meeting; it is requested that the printed materials are provided prior to the beginning of the meeting. There shall be no use of Chamber resources and technology to display visual or audible presentations during public comments, unless permitted by the Mayor. All writings or documents, including but not limited to emails and attachments to emails, submitted to the City regarding any item(s) listed or not listed on this agenda are public records. All information in such writings and documents is subject to disclosure as being in CITY COUNCIL AGENDA Page 6 of 7 NOVEMBER 18, 2025 the public domain and subject to search and review by electronic means, including but not limited to the City's Internet Web site and any other Internet Web -based platform or other Web -based form of communication. All information in such writings and documents similarly is subject to disclosure pursuant to the California Public Records Act [Government Code § 7920.000 et seq.]. TELECONFERENCE ACCESSIBILITY — INSTRUCTIONS Teleconference accessibility may be triggered in accordance with AB 2449 (Stats. 2022, Ch. 285), codified in the Brown Act [Government Code § 549531, if a member of the City Council requests to attend and participate in this meeting remotely due to `just cause" or "emergency circumstances," as defined, and only if the request is approved. In such instances, remote public accessibility and participation will be facilitated via Zoom Webinar as detailed at the end of this Agenda. *** TELECONFERENCE PROCEDURES*** APPLICABLE ONLY WHEN TELECONFERENCE ACCESSIBILITY IS IN EFFECT Pursuant to Government Code § 54953(f) [AB 2449, Stats. 2022, Ch. 285, Rubio]. Verbal public comments via Teleconference — members of the public may attend and participate in this meeting by teleconference via Zoom and use the "raise your hand" feature when public comments are prompted by the Mayor; the City will facilitate the ability for a member of the public to be audible to the City Council and general public and allow him/her/them to speak on the item(s) requested. Please note — members of the public must unmute themselves when prompted upon being recognized by the Mayor, in order to become audible to the City Council and the public. Only one person at a time may speak by teleconference and only after being recognized by the Mayor. ZOOM LINK: https://us06web.zoom.us/m/86171130130 Meeting ID: 861 7113 0130 Or join by phone: (253) 215 — 8782 Written public comments — can be provided in person during the meeting or emailed to the City Clerk's Office at CityClerkMail(a)_LaQuintaCA.gov any time prior to the adjournment of the meeting, and will be distributed to the City Council, made public, incorporated into the public record of the meeting, and will not be read during the meeting unless, upon the request of the Mayor, a brief summary of any public comment is asked to be read, to the extent the City Clerk's Office can accommodate such request. CITY COUNCIL AGENDA Page 7 of 7 NOVEMBER 18, 2025 CONSENT CALENDAR ITEM NO. 1 CITY COUNCIL MINUTES TUESDAY, NOVEMBER 4, 2025 CALL TO ORDER A regular meeting of the La Quinta City Council was called to order at 3:30 p.m. by Mayor Evans. PRESENT: Councilmembers Fitzpatrick, McGarrey, Pena, Sanchez, and Mayor Evans ABSENT: None PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA — None CONFIRMATION OF AGENDA City Clerk Radeva said a hand-out was provided noting a revision on the Council Meeting Minutes dated October 7, 2025, listed for consideration on tonight's agenda as Consent Calendar Item No. 1, to include inadvertently omitted written public comments on matters not on the agenda, noted in tracked changes on page 3 of the minutes, or page 9 of the agenda packet; however, the written comments were included and made part of the public record of the October 7, 2025, Council meeting; the hand-out was distributed to Council, made public, published on the City's website, and included in the public record of this meeting. Council concurred. CLOSED SESSION 1. CONFERENCE WITH LEGAL COUNSEL — EXISTING LITIGATION; PURSUANT TO PARAGRAPH (1) OF SUBDIVISION (d) OF GOVERNMENT CODE SECTION 54956.9; CASES NAMES AND NUMBERS — MULTIPLE (listed below, all in U.S. Bankruptcy Court, District of Delaware) CASE NAME: CASE NUMBER SilverRock Development Company, LLC 24-11647 SilverRock Lifestyle Residences, LLC 24-11648 SilverRock Lodging, LLC 24-11650 SilverRock Luxury Residences, LLC 24-11652 SilverRock Phase I, LLC 24-11654 RGC PA 789, LLC 24-11657 2. CONFERENCE WITH LEGAL COUNSEL — EXISTING LITIGATION; PURSUANT TO PARAGRAPH (1) OF SUBDIVISION (d) OF GOVERNMENT CODE SECTION 54956.9; NAME OF CASE: CITY OF LA QUINTA V. SILVERROCK DEVELOPMENT COMPANY, ET AL. (RIVERSIDE COUNTY SUP. CT. CASE NO. CVPS2404750) CITY COUNCIL MINUTES Page 1 of 5 NOVEMBER 4, 2025 9 COUNCIL RECESSED THE OPEN SESSION PORTION OF THE MEETING AND MOVED INTO CLOSED SESSION AT 3:33 P.M. MAYOR EVANS RECONVENED THE OPEN SESSION PORTION OF THE CITY COUNCIL MEETING AT 4.03 P.M. WITH ALL MEMBERS PRESENT REPORT ON ACTION(S) TAKEN IN CLOSED SESSION: City Attorney Ihrke reported the following pursuant to Government Code section 54957.1 (Brown Act): • CLOSED SESSION ITEM NO. 2 — no reportable action. • CLOSED SESSION ITEM NO. 1 — Mr. Ihrke reported as follows: As previously announced at the October 21, 2025, Council meeting, the U.S. Bankruptcy Court granted the motion filed by SilverRock Development Company, LLC and its affiliates (debtors) requesting an amendment to the Debtor -In -Possession (DIP) Credit Facility/loan agreement (DIP Amendment Motion). Pursuant to the DIP Amendment Motion, attached thereto was a form of the DIP loan amendment, which was in -line with Council's direction from the August 5 and 11, 2025 Council meetings; and the terms were consistent as previously announced and described at the September 22, 2025, public hearing on the Economic Development Subsidy Report relating to the acquisition of the SilverRock development project by TBE RE ACQUISITION CO II LLC, a Turnbridge Equities subsidiary. MOTION — A motion was made and seconded by Councilmember Fitzpatrick/Mayor Pro Tern McGarrey to authorize the City Manager to execute the amended Debtor -In - Possession Financing Facility agreement, substantially in the form attached to the DIP Amended Motion by U.S. Bankruptcy Court. Motion passed unanimously. PLEDGE OF ALLEGIANCE Councilmember Fitzpatrick led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA WRITTEN PUBLIC COMMENTS were received from La Quinta resident Mary Mann opposing the Club at Coral Mountain development, specifically the adoption of Planning Commission Resolution No. 2025-012, at the October 28, 2025, Planning Commission meeting, recommending Council approval of Tentative Tract Map 2025-0001 (TTM 39058) to subdivide the 384-acre site into 204 residential lots, 1 commercial lot, and lots for the golf course, streets, and ancillary facilities, and Site Development Permits (SDP) 2025-0001 and 2025-0002 to allow the development of, respectively, (a) the perimeter landscaping and walls and (b) the construction of a sales center for the homes, due various reasons outlined in the written public comments; which were distributed to CITY COUNCIL MINUTES Page 2 of 5 NOVEMBER 4, 2025 10 Council, made public, published on the City's website, and included in the public record of this meeting. PUBLIC SPEAKER: Mary Mann, La Quinta — read a passage about the "coral reef" part of La Quinta's Santa Rosa mountains, from the California Desert Trails book, authored by J. Smeaton Chase, based on his 2-year journey across the Mojave Desert he embarked on in 1916; and said she was also reading "Favorite Trails of Desert Riders" by Doni Hubbard, which contained wonderful photographs and history of the Coachella Valley's past. Ms. Mann, opposed the adoption of Planning Commission Resolution No. 2025-012, at the October 28, 2025, Planning Commission meeting, recommending Council approval of TTM 2025-0001 (TTM 39058) and SDPs 2025-001 and 2025-002, for the Club at Coral Mountain development, located south of Avenue 58, north of Avenue 60, and east and west of Madison Street; believes the fence cuts off public access to the open land that should be preserved; suggested La Quinta should engage in discussions with the developers and other governmental entities regarding preserving public access, recreational activities, and the natural resources at Coral Mountain and Santa Rosa Wilderness; noted the development should not proceed per its entitlement approval; and the land's resources should be accentuated better. Council thanked Ms. Mann for her comments and for taking the time to meet with City staff and Councilmember Fitzpatrick regarding the Club at Coral Mountain development; and encouraged her to partake in the City's Annual Community Workshop coming up in February 2026. PUBLIC SPEAKER: Jeff Fishbein, Chair of the La Quinta Chamber of Commerce, Coldwell Banker Realtor, and La Quinta resident — provided an update on upcoming events and ribbon cutting ceremonies, including the Performance Lab at the PGA West Golf Academy, Integrity Agents Insurance Services on Desert Club Drive, Legacy Prosthetics and Orthotics, La Quinta's annual State of the City, Coldwell Banker on Main Street in Old Town La Quinta; and thanked the City for its partnership and collaboration with the Chamber. ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS 1. SILVERROCK (FORMERLY TALUS) DEVELOPMENT PROJECT — STATUS UPDATE City Attorney Ihrke noted there were no new updates to be reported on the bankruptcy cases, other than what was previously reported out from Closed Session above. Per prior announcements, on August 5, 2024, SilverRock Development Company LLC and its affiliates (debtors), collectively referred to as "SDC," voluntarily petitioned for Chapter 11 bankruptcy in U.S. Bankruptcy Court in Delaware; and per Council's direction and approval, the City retained Special Counsel who has continuously been working with the City Manager and City Attorney throughout these proceedings. Prior Announcements regarding the bankruptcy case are available on the City's website at www.laquintaca.gov/talus. CITY COUNCIL MINUTES Page 3 of 5 NOVEMBER 4, 2025 11 CONSENT CALENDAR 1. APPROVE COUNCIL MEETING MINUTES DATED OCTOBER 7, 2025 2. APPROVE COUNCIL MEETING MINUTES DATED OCTOBER 21, 2025 3. ADOPT RESOLUTION DECLARING THE CITY'S INTENTION TO HOLD PUBLIC HEARING ON DECEMBER 2, 2025, TO VACATE A 386-SQUARE- FOOT PORTION AT THE NORTHWEST CORNER OF AVENIDA VILLA AND THE ADJACENT ALLEY RIGHT-OF-WAY [RESOLUTION NO. 2025-026] 4. RECEIVE AND FILE REVENUE AND EXPENDITURE REPORT DATED AUGUST 31, 2025 5. APPROVE DEMAND REGISTERS DATED OCTOBER 17 AND 24, 2025 CONSENT CALENDAR ITEM NO. 1 — COMMENTS: As previously announced by City Clerk Radeva, under the Confirmation of Agenda section of tonight's agenda, a hand-out was provided noting a revision on the Council Meeting Minutes dated October 7, 2025, listed for consideration as Consent Calendar Item No. 1, to include inadvertently omitted written public comments on matters not on the agenda, noted in tracked changes on page 3 of the minutes, or page 9 of the agenda packet; however, the written comments were included and made part of the public record of the October 7, 2025, Council meeting. MOTION — A motion was made and seconded by Councilmembers Sanchez/McGarrey to approve the Consent Calendar, as amended per the comments listed above regarding Consent Calendar Item No. 1, and with Item No. 2 adopting Resolution No. 2025-026. Motion passed unanimously. BUSINESS SESSION — None STUDY SESSION — None PUBLIC HEARINGS — None DEPARTMENTAL REPORTS — None MAYOR'S AND COUNCIL MEMBERS' ITEMS Councilmember Sanchez reported his participation at the Bring a Veteran to School Day event at Colonel Mitchell Paige Middle School; and his attendance at the Alzheimer's Coachella Valley Open House, the annual Greater Palm Springs BMW Oktoberfest event held at the BMW Performance Center West in Thermal, California, and Palm Springs Women in Film & Television mixer. CITY COUNCIL MINUTES Page 4 of 5 NOVEMBER 4, 2025 12 Council reported on their attendance and participation at various events, including the American Express organization — Impact Through Golf Foundation which distributed $1.1 million dollar charity funding, City of Coachella State of the City, City of Rancho Mirage State of the City, the funeral of Mary Helen Kelly culminating over 100 years of service above self. Council expressed their condolences to the families and friends of former La Quinta Mayor Donald (Don) Adolph and former Rancho Mirage Councilmember Dana Hobart. Council reported on their attendance at the Family YMCA annual Hoedown at Sundown event, Art Celebration Volunteers' meeting, Councilmember Fitzpatrick noted that La Quinta's swim activities, temporarily relocated from the Fritz Burns Park Pool to the Pawley Pool Family Aquatic Complex, were being very well attended. Mayor Evans said the Coachella Valley History Museum 13th Annual Dia De lost Muertos Celebration & Fundraising Dinner was coming up on November 7, Volunteers in Medicine — Coachella Valley fundraiser on November 6, the opening of La Quinta's CV Link segment on November 10, Veterans Recognition Ceremony on November 11, Friends of Desert Mountains, Greater Coachella Valley Chamber of Commerce — Legislative Breakfast, and Lake Cahuilla Veterans Regional Park ribbon -cutting. Mayor Evans noted that the brochures containing the route and details of the upcoming La Quinta Ironman 70.3 triathlon, scheduled to be held on December 7, 2025, were being received in the mail. REPORTS AND INFORMATIONAL ITEMS La Quinta's representative for 2025, Councilmember Fitzpatrick reported on her participation in the following organization's meeting: • CVAG TRANSPORTATION COMMITTEE ADJOURNMENT There being no further business, a motion was made and seconded by Councilmembers McGarrey/Sanchez to adjourn at 4.35 p.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, City Clerk City of La Quinta, California CITY COUNCIL MINUTES Page 5 of 5 NOVEMBER 4, 2025 13 14 CONSENT CALENDAR ITEM NO. 2 City of La Quinta CITY COUNCIL MEETING November 18, 2025 STAFF REPORT AGENDA TITLE: AWARD CONTRACT TO ROMERO GENERAL CONSTRUCTION CORP. FOR FISCAL YEAR 2025/26 PAVEMENT MANAGEMENT PLAN SLURRY SEAL IMPROVEMENTS PROJECT NO. 2025-02 LOCATED AT VARIOUS LOCATIONS RECOMMENDATION Award contract to Romero General Construction Corp. for construction of the fiscal year 2025/26 Pavement Management Plan Slurry Seal Improvements Project No. 2025-02 located at various locations; and authorize the City Manager to execute the contract and approve future change orders within the project budget amount. EXECUTIVE SUMMARY • The fiscal year (FY) 2025/26 Pavement Management Plan (PMP) Slurry Seal Improvements Project (Project) includes over 3,400,000 square feet of slurry seal and grind and overlay on the following streets (Attachment 1): ✓ Avenida Diaz: over 291,000 square feet of slurry ✓ Avenida Juarez: over 267,000 square feet of slurry ✓ Avenida Madero: over 242,000 square feet of slurry ✓ Avenida Cortez: over 103,000 square feet of slurry ✓ Avenida Morales: over 19,000 square feet of slurry ✓ Avenida Montezuma: over 360,000 square feet of slurry and grind and overlay ✓ Calle Nogales: over 116,000 square feet of slurry ✓ Calle Ensenada: over 127,000 square feet of slurry ✓ Calle Sonora: over 137,000 square feet of slurry ✓ Calle Durango: over 145,000 square feet of slurry ✓ Calle Sinaloa: over 101,000 square feet of slurry ✓ Calle Hidalgo: over 81,000 square feet of slurry ✓ Monticello Community: over 341,000 square feet of slurry ✓ La Quinta Highlands Community: over 422,000 square feet of slurry or grind and overlay ✓ Adams Street: over 646,000 square feet of slurry and grind and overlay • Romero General Construction Corp. of Escondido, California, submitted the lowest responsible and responsive bid at $4,183,636 for the base bid plus all additive and deductive alternates (Attachment 2). Staff recommend awarding the Additive Alternates to include the pavement rehabilitation of both Hidden River Road and the La Quinta Highlands Neighborhood in lieu of slurry seal for these roads. 15 FISCAL IMPACT FY 2024/25 rolled over $752,552 from the PMP Project; FY 2025/26 Capital Improvement Program (CIP) allocated $1,000,000 of General Funds and $2,000,000 of Measure G Funds to FY 2025/26 PMP Project; $1,006,705 of SB1 Funds to the Cove Area Slurry Seal Improvements Project No. 2025-02; and Coachella Valley Water District (CVWD) is responsible for $451,480*. The following is the project budget: Budget Design/Professional: $ 150,000 Construction: $ 4,289,468* Inspection/Testing/Survey: $ 75,000 Contingency: $ 696,269 Total Budget: $ 5,210,737 *Note: It is anticipated that CVWD will reimburse the City $451,480 or complete with their own forces. BACKGROUND/ANALYSIS The PMP allocates funds to maintain and enhance the City's roadways. This project completes the last year of the five-year PMP and the Cove Area Slurry Seal. Improvements will include slurry, pothole repair and grind and overlay. On November 6, 2025, the City received bids from five (5) construction companies for the Project. Granite Construction Company (Granite) submitted the apparent lowest bid, while Romero General Construction Corp. (Romero) submitted the second lowest bid. After staff evaluation, it was determined that Granite did not submit a responsive bid due to calculation errors and an unbalanced bid. Romero was then determined as the lowest responsive bidder. CVWD is reviewing the bid and will respond prior to the contracts being executed if they accept the contractor's bid, in the amount of $451,480, to perform the utility work, CVWD is responsible for completing. Contingent upon approval to award the project on November 18, 2025, the following is the proposed project schedule: Council Considers Project Award Execute Contract and Mobilize Construction (50 Working Days) Accept Improvements ALTERNATIVES Staff does not recommend an alternative. November 18, 2025 November 19 to December 2025 January 2026 to March 2026 April 2026 Prepared by: Ubaldo Ayon, Jr., Assistant Construction Manager Approved by: Bryan McKinney, P.E., Public Works Director/City Engineer Attachments: 1. Vicinity Map 2. Bid Comparison Summary 16 ATTACHMENT 1 FY 2025/26 Pavement Management Plan Improvements ADAMS STREET + LO HIGHLANDS COMMUNITY PROJECT SITE VARIOUS STREETS IN LA OUINTA COVE PROJECT SITE C&LE TECATE MONTICELLO COMMUNITY PROJECT SITE 17 Bid Opening Date: 11/06/2025 FY25/26 PMP REHAB SLURRY SEAL IMPROVEMENTS ATTACHMENT 2 City Project No. 2025-02 Bid Comparison ENGINEERS ESTIMATE BASE BID Item Item Description Unit Quantity Unit Price Total Cost 1 Mobilization LS 1 $ 279,000.00 $ 279,000.00 2 Traffic Control LS 1 $ 120,000.00 $ 120,000.00 3 Dust Control LS 1 $ 8,000.00 $ 8,000.00 4 Crack Seal and Tyle 11, Latex Emlusion Aggregate SF 2,761,010 $ 0.25 $ 690,252.50 Slurry 5 Pavement Repair Type I: 1 1/2" Grind and Asphalt SF 662,770 $ 1.75 $ 1,159,847.50 Concrete Overlay Pavement Repair Type II: Remove Ex. A.C., 6 Compacting Ex. Base, and Variable Overlay SF 66,360 $ 6.00 $ 398,160.00 (Depth Per Plan) 7 Localized Dig Out and AC Pavement Type II SF 1,130 $ 82.50 $ 93,225.00 Repair per Plan 8 Localized Dig Out and AC Pavement Type I Repair SF 1,250 $ 82.50 $ 103,125.00 per Plan 8 Lower and Raise Drainage Manhole EA 6 $ 2,000.00 $ 12,000.00 9 ISigning and Striping, Including All Incendentials LS 1 $ 200,000.00 $ 200,000.00 Total Amount of Bid Items 1 - 9: $ 3,063,610.00 ADDITIVE ALTERNATE NO. 1 Item Item Description Unit Quantity Unit Price Total Cost 1 Lower Water Valve Frame and Cover Per CVWD EA 88 $ 600.00 - $ 52,800.00 Standards 2 Raise Water Valve Frame and Cover Per CVWD EA 88 $ 1,200.00 $ 105,600.00 Standards Total Amount of Additive Alternate No. 1 Items 1 - 2: 1 $ 158,400.00 ADDITIVE ALTERNATE NO. 2 Item Item Description Unit Quantity Unit Price Total Cost 1 Lower Sewer Manhole Frame and Cover Per EA 33 $ 1,300.00 $ 42,900.00 CVWD Standards 2 Raise Sewer Manhole Frame and Cover Per EA 33 $ 1,700.00 $ 56,100.00 CVWD Standards Total Amount of Additive Alternate No. 2 Items 1 - 2: 1 $ 99,000.00 ADDITIVE ALTERNATE NO. 3- Hidden River Road Item Item Description Unit Quantity Unit Price Total Cost 1 Mobilization LS 1 $ 10,000.00 $ 10,000.00 2 Traffic Control LS 1 $ 10,000.00 $ 10,000.00 3 Dust Control LS 1 $ 5,000.00 $ 5,000.00 Pavement Repair Type 11: Remove Ex. A.C., 4 Compacting Ex. Base, and Variable Overlay SF 7,540 $ 8.00 $ 60,320.00 (Depth Per Plan) 5 Lower Water Valve Frame and Cover Per CVWD EA 12 $ 600.00 $ 7,200.00 Standards 6 Raise Water Valve Frame and Cover Per CVWD EA 12 $ 1,200.00 $ 14,400.00 Standards Total Amount of Additive Alternate No. 3 Items 1 - 6: $ 106,920.00 ADDITIVE ALTERNATE NO. 4 - La Quinta Hiahlands Item Item Description Unit Quantity Unit Price Total Cost 1 Mobilization LS 1 $ 279,000.00 $ 279,000.00 2 Traffic Control LS 1 $ 5,000.00 $ 5,000.00 3 Dust Control LS 1 $ 10,000.00 $ 10,000.00 Pavement Repair Type II: Remove Ex. A.C., 4 Compacting Ex. Base, And Variable Overlay SF 423,330 $ 6.00 $ 2,539,980.00 (Depth Per Plan) 5 Lower Water Valve Frame and Cover Per CVWD EA 73 $ 600.00 $ 43,800.00 Standards 6 Raise Water Valve Frame and Cover Per CVWD EA 73 $ 1,200.00 $ 87,600.00 Standards 7 Lower Sewer Manhole Frame and Cover Per EA 31 $ 1,300.00 $ 40,300.00 CVWD Standards 8 Raise Sewer Manhole Frame and Cover Per EA 31 $ 1,700.00 $ 52,700.00 CVWD Standards 9 Lower Sewer Clean -Out Frame and Cover Per EA 3 $ 600.00 $ 1,800.00 CVWD Standards 10 Raise Sewer Clean -Out Frame and Cover Per EA 3 $ 1,200.00 $ 3,600.00 CVWD Standards Total Amount of Additive Alternate No. 4 Items 1 - 10: 1 $ 3,063,780.00 DEDUCTIVE ALTERNATE NO. 1 - La Quinta Hiahlands Item Item Description Unit Quantity Unit Price Total Cost 1 Crack Seal and Type II, Latex Emulsion Aggregate SF 423,330 $ 0.25 $ (105,832.50) Slurry Total Amount of Deductive Alternate No. 1 Items 1: $ (105,832.50) Base Bid Only $ Grand Total Base Bid Including Alternate No. 1: $ Grand Total Base Bid Including Alternate No. 1 & 2: $ Grand Total Base Bid Including Alternate No. 1, 2 & 3: $ Grand Total Base Bid Including Alternate No. 1, 2, 3 & 4 : $ Grand Total Base Bid Including Alternate No. 1, 2, 3, 4 & Deductive 4: $ Calculation Errors and/or Ommissions Misunderstanding of Project Cost Calculation 3,063,610.00 3,222,010.00 3,321,010.00 3,427,930.00 6,491,710.00 6,385,877.50 ROMERO GENERAL CONSTRUCTION Unit Price Total Cost $ 227,000.00 $ 227,000.00 $ 118,818.20 $ 118,818.20 $ 20,000.00 $ 20,000.00 $ 0.25 $ 690,252.50 $ 1.40 $ 927,878.00 $ 3.50 $ 232,260.00 $ 5.81 $ 6,565.30 $ 3.88 $ 4,850.00 $ 2,475.00 $ 14,850.00 $ 369,990.00 $ 369,990.00 $ 2,612,464.00 Unit Price Total Cost $ 600.00 $ 52,800.00 $ 1,325.00 $ 116,600.00 $ 169,400.00 Unit Price Total Cost $ 675.00 $ 22,275.00 $ 1,095.00 $ 36,135.00 $ 58,410.00 Unit Price Total Cost $ 5,000.00 $ 5,000.00 $ 4,000.00 $ 4,000.00 $ 1,000.00 $ 1,000.00 $ 5.00 $ 37,700.00 $ 600.00 $ 7,200.00 $ 1,325.00 $ 15,900.00 $ 70,800.00 Unit Price Total Cost $ 5,000.00 $ 5,000.00 $ 50,000.00 $ 50,000.00 $ 1,000.00 $ 1,000.00 $ 2.65 $ 1,121,824.50 $ 600.00 $ 43,800.00 $ 1,325.00 $ 96,725.00 $ 675.00 $ 20,925.00 $ 1,095.00 $ 33,945.00 $ 600.00 $ 1,800.00 $ 1,125.00 $ 3,375.00 $ 1,378,394.50 Unit Price Total Cost $ (0.25) $ (105,832.50) $ (105,832.50) $ 2,612,464.00 $ 2,781,864.00 $ 2,840,274.00 $ 2,911,074.00 $ 4,289,468.50 $ 4,183,636.00 MATICH CORPORATION Unit Price Total Cost $ 251,000.30 $ 251,000.30 $ 92,000.00 $ 92,000.00 $ 6,400.00 $ 6,400.00 $ 0.22 $ 607,422.20 $ 1.24 $ 821,834.80 $ 3.36 $ 222,969.60 $ 20.40 $ 23,052.00 $ 8.50 $ 10,625.00 $ 2,550.00 $ 15,300.00 $ 349,000.00 $ 349,000.00 $ 2,399,603.90 Unit Price Total Cost $ 690.00 $ 60,720.00 $ 1,450.00 $ 127,600.00 $ 188,320.00 Unit Price Total Cost $ 770.00 $ 25,410.00 $ 1,240.00 $ 40,920.00 $ 66,330.00 Unit Price Total Cost $ 16,000.00 $ 16,000.00 $ 11,600.00 $ 11,600.00 $ 950.00 $ 950.00 $ 7.90 $ 59,566.00 $ 720.00 $ 8,640.00 $ 1,470.00 $ 17,640.00 $ 114,396.00 Unit Price Total Cost $ 92,000.00 $ 92,000.00 $ 49,000.00 $ 49,000.00 $ 950.00 $ 950.00 $ 2.80 $ 1,185,324.00 $ 690.00 $ 50,370.00 $ 1,450.00 $ 105,850.00 $ 770.00 $ 23,870.00 $ 1,250.00 $ 38,750.00 $ 620.00 $ 1,860.00 $ 1,160.00 $ 3,480.00 $ 1,551,454.00 Unit Price Total Cost $ (0.23) $ (97,365.90) $ (97,365.90) $ 2,399,603.90 $ 2,587,923.90 $ 2,654,253.90 $ 2,768,649.90 $ 4,320,103.90 $ 4,222,738.00 THE R.J. NOBLE COMPANY Unit Price Total Cost $ 250,000.00 $ 250,000.00 $ 250,000.00 $ 250,000.00 $ 3,400.00 $ 3,400.00 $ 0.20 $ 552,202.00 $ 1.20 $ 795,324.00 $ 3.50 $ 232,260.00 $ 15.50 $ 17,515.00 $ 13.00 $ 16,250.00 $ 2,350.00 $ 14,100.00 $ 340,000.00 $ 340,000.00 $ 2,471,051.00 Unit Price Total Cost $ 500.00 $ 44,000.00 $ 1,250.00 $ 110,000.00 $ 154,000.00 Unit Price Total Cost $ 600.00 $ 19,800.00 $ 950.00 $ 31,350.00 $ 51,150.00 Unit Price Total Cost $ 5,000.00 $ 5,000.00 $ 7,000.00 $ 7,000.00 $ 1,500.00 $ 1,500.00 $ 7.75 $ 58,435.00 $ 500.00 $ 6,000.00 $ 1,250.00 $ 15,000.00 $ 92,935.00 Unit Price Total Cost $ 10,000.00 $ 10,000.00 $ 70,000.00 $ 70,000.00 $ 1,500.00 $ 1,500.00 $ 3.35 $ 1,418,155.50 $ 500.00 $ 36,500.00 $ 1,250.00 $ 91,250.00 $ 600.00 $ 18,600.00 $ 950.00 $ 29,450.00 $ 500.00 $ 1,500.00 $ 1,000.00 $ 3,000.00 $ 1,679,955.50 Unit Price Total Cost $ (0.20) $ (84,666.00) $ (84,666.00) $ 2,471,051.00 $ 2,625,051.00 $ 2,676,201.00 $ 2,769,136.00 $ 4,449,091.50 $ 4,364,425.50 ONYX PAVING COMPANY Unit Price Total Cost $ 142,000.00 $ 142,000.00 $ 369,000.00 $ 369,000.00 $ 22,000.00 $ 22,000.00 $ 0.33 $ 911,133.30 $ 1.28 $ 848,345.60 $ 5.25 $ 348,390.00 $ 9.00 $ 10,170.00 $ 6.00 $ 7,500.00 $ 2,000.00 $ 12,000.00 $ 498,461.10 $ 498,461. in $ 3,169,000.00 Unit Price Total Cost $ 500.00 $ 44,000.00 $ 500.00 $ 44,000.00 $ 88,000.00 Unit Price Total Cost $ 500.00 $ 16,500.00 $ 1,500.00 $ 49,500.00 $ 66,000.00 Unit Price Total Cost $ 2,415.00 $ 2,415.00 $ 18,000.00 $ 18,000.00 $ 5,000.00 $ 5,000.00 $ 5.25 $ 39,585.00 $ 500.00 $ 6,000.00 $ 500.00 $ 6,000.00 $ 77,000.00 Unit Price Total Cost $ 44,809.60 $ 44,809.60 $ 169,000.00 $ 169,000.00 $ 14,000.00 $ 14,000.00 $ 2.88 $ 1,219,190.40 $ 500.00 $ 36,500.00 $ 500.00 $ 36,500.00 $ 500.00 $ 15,500.00 $ 1,500.00 $ 46,500.00 $ 500.00 $ 1,500.00 $ 1,500.00 $ 4,500.00 $ 1,588,000.00 Unit Price Total Cost $ (0.33) $ (139,698.90) $ (139,698.90) $ 3,169,000.00 $ 3,257,000.00 $ 3,323,000.00 $ 3,400,000.00 $ 4,988,000.00 $ 4,848,301.10 GRANITE CONSTRUCTION (DISQUALIFIED) Unit Price Total Cost $ 120,008.70 $ 120,008.70 $ 68,600.00 $ 68,600.00 $ 10,000.00 $ 10,000.00 $ 0.23 $ 635,032.30 $ 1.40 $ 927,878.00 $ 4.20 $ 278,712.00 $ 12.00 $ 13,560.00 $ 9.00 $ 11,250.00 $ 2,475.00 $ 14,850.00 $ 343,570.00 $ 343,570.00 $ 2,423,461.00 Unit Price Total Cost $ 600.00 $ 52,800.00 $ 1,325.00 $ 116,600.00 $ 169,400.00 Unit Price Total Cost $ 675.00 $ 22,275.00 $ 1,095.00 $ 36,135.00 $ 58,410.00 Unit Price Total Cost $ 4,000.00 $ 4,000.00 $ 3,100.00 $ 3,100.00 $ 1,000.00 $ 1,000.00 $ 7.00 $ 52,780.00 $ 600.00 $ 7,200.00 $ 1,325.00 $ 15,900.00 $ 83,980.00 Unit Price Total Cost $ 48,996.00 $ 48,996.00 $ 10,000.00 $ 10,000.00 $ 1,000.00 $ 1,000.00 $ 3.30 $ 1,396,989.00 $ 600.00 $ 43,800.00 $ 1,325.00 $ 96,725.00 $ 675.00 $ 20,925.00 $ 1,095.00 $ 33,945.00 $ 600.00 $ 1,800.00 $ 1,125.00 $ 3,375.00 $ 1,657,555.00 Unit Price Total Cost $ (1,343,856.00) $ (1,343,856.00) $ (1,343,856.00) $ 2,423,461.00 $ 2,592,861.00 $ 2,651,271.00 $ 2,735,251.00 $ 4,392,806.00 $ 3,048,950.00 m City of La Quints CONSENT CALENDAR ITEM NO. 3 CITY COUNCIL MEETING: November 18, 2025 STAFF REPORT AGENDA TITLE: EXCUSE ABSENCE OF COMMISSIONER HERNANDEZ FROM THE OCTOBER 28, 2025 PLANNING COMMISSION MEETING RECOMMENDATION Excuse absence of Commissioner Alfonso Hernandez from the October 28, 2025 Planning Commission meeting. EXECUTIVE SUMMARY • Commissioner Hernandez requested to be excused from the October 28, 2025 Planning Commission meeting due to a family emergency. • Commissioner Hernandez has no unexcused absences for fiscal year 2025/26 FISCAL IMPACT — No meeting attendance compensation is paid to absent members. BACKGROUND/ANALYSIS Section 2.06.090 of the La Quinta Municipal Code states: "If any member of a board, commission or committee absents him or herself from two consecutive regular meetings or absents him or herself from a total of three regular meetings within any fiscal year, his/her office shall become vacant and shall be filled as any other vacancy. A board, commission or committee member may request advance permission from the city council to be absent at one or more regular meetings due to extenuating circumstances, and/or may request the city council to excuse an absence after -the -fact where such extenuating circumstances prevented the member from seeking advance permission to be absent. If such permission or excuse is granted by the city council, the absence shall not be counted toward the above -stated limitations on absences." ALTERNATIVES Council may deny this request, which would result in the absence being counted toward the Commissioner's limitation on absences as noted above. Prepared by: Amanda Guerrero, Records Technician Approved by: Monika Radeva, City Clerk 19 20 CONSENT CALENDAR ITEM NO. 4 City of La Quinta CITY COUNCIL MEETING: November 18, 2025 STAFF REPORT AGENDA TITLE: APPROVE DEMAND REGISTERS DATED OCTOBER 31 AND NOVEMBER 7, 2025 RECOMMENDATION Approve demand registers dated October 31 and November 7, 2025. EXECUTIVE SUMMARY — None FISCAL IMPACT Demand of Cash: City Successor Agency of RDA Housing Authority BACKGROUND/ANALYSIS $ 2,260,140.00 $ 18,653.35 $ 2,278,793.35 Routine bills and payroll must be paid between Council meetings. Attachment 1 details the weekly demand registers for October 31 and November 7, 2025. Warrants Issued: 218281-218348 EFT #301 218350-218422 E FT # 302-307 Voids Wire Transfers Payroll Tax Transfers Payroll Direct Deposit $ 1,038,782.53 $ 222.79 $ 433,595.43 $ 1,418.83 $ (697.26) $ 463,736.30 $ 60,662.11 $ 281,072.62 $ 2,278,793.35 *Check number 218349, payable to Whiteford Taylor & Preston, LLP, w ill be reported on a future Demand Register Report. Ten checks were voided as a result of the periodic review of all outstanding checks. Checks may be reissued as needed. 21 The most significant expenditures on the demand registers are: Vendor R.G. General Engineering, Inc Desert Concepts Construction, Inc.0) JSL Architecture, Inc. GHD, Inc.O Rainy Day Roofing, Inc (1) Payments were made 10/31/25 & 11/07/25 Account Name Amount Purpose Construction $253,218.04 Frtiz Burns Park Improvements Various $219,644.25 Citywide Medians/Parks Repair and Maintenance Design $135,184.82 Maintenance & Operations Yard Design Design $87,836.00 Ave 52 & Jefferson Roundabout Design City Building Repl/Repair $60,518.46 Wellness Center Roof Repairs Wire Transfers: Eight transfers totaled $463,736. Of this amount, $248,210 was to Landmark, and 159,376 was to CaIPERS. (See Attachment 2 for a complete listing). Purchase Orders/Contracts: As a normal course of operations, any purchase order (PO) over $50,000 must go to City Council for individual consideration. Additional POs under this threshold are reported quarterly for review. See attached list (Attachment 3) for POs with a value of $25,000 to $50,000 that were issued from July 1 to September 30. Investment Transactions: Full details of investment transactions, as well as total holdings, are reported quarterly in the Treasurer's Report. Settle Coupon Transaction Issuer Type Par Value Date Rate YTM Maturity Federal Home Loan Mortgage Corp. Agency $ 400,000 10/27/2025 0.650% 1.232% Purchase Institution for Savings in Newburyport CD $ 248,000 10/28/2025 3.650% 3.650% Purchase Gulf Coast Bank & Trust CD $ 245,000 10/29/2025 3.600% 3.600% Maturity United States Treasury Treasury Note $ 1,000,000 10/31 /2025 2.500% 3.010% Purchase United States Treasury Treasury Note $ 2,000,000 10/31/2025 3.625% 3.616% Maturity Federal National Mortgage Association Agency $ 1,000,000 11/7/2025 0.500% 1.120% Maturity Federal National Mortgage Association Agency $ 1,000,000 11/7/2025 0.500% 4.170% Prepared by: Jesse Batres, Finance Technician Approved by: Rosemary Hallick, Principal Management Analyst Attachments: 1. Demand Registers 2. Wire Transfers 3. Purchase Orders 22 ATTACHMENT 1 Demand Register Packet: APPKT04352 - 10/31/2025 JB C;EM ojthe DESER"1 - Vendor Name Payment Number Description (Item) Account Name Account Number Amount Fund: 101-GENERAL FUND MCMILLEN, JON 301 10/12-10/18/25 CITY BUSINESS TRAVEL... Travel & Training 101-1002-60320 49.20 MCMILLEN, JON 301 10/8-10/10/25 LEAGUE OF CITIES CONF ... Travel & Training 101-1002-60320 173.59 AKJOHNSTON GROUP, LLC. 218281 10/17/25 - FALL FESTIVAL EVENT AV SV... Community Experiences 101-3003-60149 21,315.13 ALLIANT INSURANCE SERVIC... 218282 OPEN HOUSE SPECIAL EVENT INSURANCE Community Experiences 101-3003-60149 489.00 AMERICAN STROKE ASSOCIAT.. 218283 FY 25/26 COMMUNITY SERVICE GRANT Grants & Economic Develop... 101-3001-60510 500.00 ANSAFONE CONTACT CENTS... 218284 11/2025 - PM 10 ANSWERING SERVICES PM 10 - Dust Control 101-7006-60146 224.83 AT&T 218285 8/20-9/16/25 INVESTIGATION PHONE P... Special Enforcement Funds 101-2001-60175 825.00 BIO-TOX LABORATORIES 218287 BLOOD ALCOHOL ANALYSIS Blood/Alcohol Testing 101-2001-60174 770.00 BLUECOSMO 218288 10/23-11/22/25 - EOC SATELLITE PHON... Mobile/Cell Phones/Satellites 101-2002-61304 231.75 BLUETRITON BRANDS INC 218289 09/13-10/12/25 - CITYWIDE DRINKING ... Citywide Supplies 101-1007-60403 196.35 BUREAU VERITAS NORTH A... 218291 09/2025 - ONCALL BUILDING PLAN REVI... Plan Checks 101-6003-60118 9,606.25 CHARTER COMMUNICATIONS.. 218292 10/16-11/15/25 - FS #32 CABLE (3301) Cable/Internet - Utilities 101-2002-61400 10.50 CHARTER COMMUNICATIONS.. 218292 10/16-11/15/25 - FS #70 CABLE (4701) Cable/Internet - Utilities 101-2002-61400 48.00 COACHELLA VALLEY WATER D.. 218295 WATER SERVICE Water - Civic Center Park - Uti.. 101-3005-61202 2,312.10 COACHELLA VALLEY WATER D.. 218295 WATER SERVICE Water -Seasons Park - Utilities 101-3005-61208 28.14 COACHELLA VALLEY WATER D.. 218295 WATER SERVICE Water -Community Park - Util.. 101-3005-61209 5,510.25 COACHELLA VALLEY WATER D.. 218295 WATER SERVICE Water - Utilities 101-3008-61200 526.63 COACHELLA VALLEY WATER D.. 218295 WATER SERVICE Water -Desert Pride - Utilities 101-3005-61206 1,284.78 COACHELLA VALLEY WATER D.. 218295 WATER SERVICE PM 10 - Dust Control 101-7006-60146 45.49 CONVERGINTTECHNOLOGIES.. 218297 09/2025 - CITYWIDE CAMERA SYSTEM ... Public Safety Camera System... 101-2001-60692 2,123.17 DESERT CONCEPTS CONSTIR 218300 10/2025 L&L LANDSCAPE MAINT SVCS F... Landscape Contract 101-2002-60112 5,125.00 DESERT CONCEPTS CONSTIR 218300 10/2025 - PARKS LANDSCAPE MAINTEN... Landscape Contract 101-3005-60112 81,283.10 DESERT RESORT MANAGEM... 218301 10/2025 - SECURITY PATROL SERVICES Professional Services 101-6004-60103 4,089.60 FRANCHISE TAX BOARD 218303 GARNISHMENT Garnishments Payable 101-0000-20985 224.39 FRANCHISE TAX BOARD 218304 GARNISHMENT Garnishments Payable 101-0000-20985 224.39 FROSTY'S AIR CONDITIONING... 218305 CH ICE MACHINE CLEANING Maintenance/Services 101-3008-60691 480.00 GRAINGER 218307 CORD REELS FOR FS #93 Maintenance/Services 101-2002-60691 1,524.29 GRAINGER 218307 WATER HOSES Maintenance/Services 101-2002-60691 179.39 HERC RENTALS INC 218308 09/29-10/09/25 -TRAILER TILT RENTAL Tools/Equipment 101-3008-60432 761.48 HR GREEN PACIFIC INC 218310 09/2025 - ONCALL PLAN CHECK ENGINE... Map/Plan Checking 101-7002-60183 5,435.00 IMPERIAL IRRIGATION DIST 218311 ELECTRICITY SERVICE Electricity- Utilities 101-2002-61101 836.24 IMPERIAL IRRIGATION DIST 218311 ELECTRICITY SERVICE Electric - Civic Center Park - U.. 101-3005-61103 1,810.57 IMPERIAL IRRIGATION DIST 218311 ELECTRICITY SERVICE Electric - Fritz Burns Park- Uti.. 101-3005-61105 587.79 IMPERIAL IRRIGATION DIST 218311 ELECTRICITY SERVICE Electricity- Utilities 101-3008-61101 3,105.80 IMPERIAL IRRIGATION DIST 218311 ELECTRICITY SERVICE Electric - SilverRock Event Sit... 101-3005-61115 2,491.10 IMPERIAL IRRIGATION DIST 218311 ELECTRICITY SERVICE Electricity- Charging Stations 101-3008-61102 607.56 JUAREZ, JUAN 218313 REFUND DUPLICATE PAYMENT BCOM20... BSAS SB 1473 Fees 101-0000-20306 1.00 JUAREZ, JUAN 218313 REFUND DUPLICATE PAYMENT BCOM20... SMIP Fees Payable 101-0000-20308 0.50 JUAREZ, JUAN 218313 REFUND DUPLICATE PAYMENT BCOM20... Building Permits 101-0000-42400 95.43 JUAREZ, JUAN 218313 REFUND DUPLICATE PAYMENT BCOM20... Digitization/Records Manag... 101-0000-42416 24.00 JUAREZ, JUAN 218313 REFUND DUPLICATE PAYMENT BCOM20... Fire Plan Review Fee 101-0000-42420 477.00 JUAREZ, JUAN 218313 REFUND DUPLICATE PAYMENT BCOM20... Building Plan Check Fees 101-0000-42600 175.60 KETTLEMITAS, INC 218314 KETTLE CORN FOR TREE LIGHTING EVENT Community Experiences 101-3003-60149 2,800.00 LQ DANCE TEAM BOOSTERS 218317 FY 25/26 COMMUNITY SERVICES GRANT Grants & Economic Develop... 101-3001-60510 4,000.00 MILLER, BERNA 218321 09/17/25 - EMPLOYEE WELLNESS STRET... Consultants/Employee Servic... 101-1004-60104 50.00 MISSION LINEN SUPPLY 218322 PW INSPECTORS & TRAFFIC TECHS UNIF... Uniforms 101-7006-60690 811.64 MISSION LINEN SUPPLY 218322 10/23/25 PARKS UNIFORM SERVICES Uniforms 101-3005-60690 37.90 MISSION LINEN SUPPLY 218322 10/23/25 FACILITIES UNIFORM SERVICES Uniforms 101-3008-60690 22.74 OCEAN SPRINGS TECH INC 218323 10/2025 - LQ PARK SPLASH PAD MAINT... LQ Park Water Feature 101-3005-60554 3,507.00 PALM SPRINGS AIR MUSEUM.. 218325 11/11/25 - VETERANS DAY EVENT FLYO... Community Experiences 101-3003-60149 2,500.00 PALMS TO PINES PRINTING 218326 HOA EMERGENCY PREP KITS POWER BA... Disaster Prep Supplies 101-6005-60406 1,486.41 PETROVICH, NANCY 218327 REFUND GARAGE SALE PERMIT Garage Sale Permits 101-0000-42405 10.00 QUICK N EASY APPLIANCE SE... 218329 FS #32 HVAC SERVICE CALL Maintenance/Services 101-2002-60691 150.00 11/12/2025 9:47:03 AM 23 Page 1 of 5 Demand Register Vendor Name Payment Number RAP FOUNDATION/SENIOR I... 218332 RASA/ERIC NELSON 218333 RIVERSIDE COUNTY SHERIFF ... 218336 SANCHEZ,STEVE 218337 THE LOCK SHOP, INC 218338 THE LOCK SHOP, INC 218338 T-MOBILE 218339 TOPS' N BARRICADES INC 218340 TRULY NOLEN INC 218341 TRULY NOLEN INC 218341 UNITED WAY OF THE DESERT 218342 UNITED WAY OF THE DESERT 218342 USA DRAIN AND PLUMBING... 218343 VERIZON WIRELESS 218345 VINTAGE ASSOCIATES 218346 Fund: 201 - GAS TAX FUND IMPERIAL IRRIGATION DIST 218311 MISSION LINEN SUPPLY 218322 Fund: 202 - LIBRARY & MUSEUM FUND DESERT CONCEPTS CONSTR... 218300 DESERT CONCEPTS CONSTIR 218300 IMPERIAL IRRIGATION DIST 218311 KLUZ INTERNATIONAL CORP... 218315 Fund: 215 - LIGHTING & LANDSCAPING FUND COACHELLA VALLEY WATER D.. 218295 COACHELLA VALLEY WATER D.. 218295 DESERT CONCEPTS CONSTIR 218300 DESERT CONCEPTS CONSTIR 218300 DESERT CONCEPTS CONSTIR 218300 IMPERIAL IRRIGATION DIST 218311 IMPERIAL IRRIGATION DIST 218311 IMPERIAL IRRIGATION DIST 218311 IMPERIAL IRRIGATION DIST 218311 IMPERIAL IRRIGATION DIST 218311 MACIAS NURSERY, INC. 218318 RED TERRA NURSERY, LLC 218334 VINTAGE ASSOCIATES 218346 VINTAGE ASSOCIATES 218346 VINTAGE E & S INC 218347 VINTAGE E & S INC 218347 W.D. YOUNG & SONS 218348 Fund: 401 - CAPITAL IMPROVEMENT PROGRAMS CONVERSE CONSULTANTS 218298 GHD INC. 218306 HERMANN DESIGN GROUP I... 218309 JSL ARCHITECTURE, INC. 218312 LANDMARK CONSULTANTS,... 218316 MARK THOMAS & COMPANY,.. 218319 MARK THOMAS & COMPANY,.. 218319 MARK THOMAS & COMPANY,.. 218319 PLANIT REPROGRAPHICS SYS... 218328 R.G. GENERAL ENGINEERING,.. 218330 R.G. GENERAL ENGINEERING,.. 218330 RICHARD YEN & ASSOCIATES... 218335 RICHARD YEN & ASSOCIATES... 218335 Packet: APPKT04352-10/31/2025 JB Description (Item) Account Name Account Number Amount 03/27/26 - ANNUAL SENIOR INSPIRATI... Technical 101-3002-60108 4,000.00 LAD 2025-0001 ONCALL MAP CHECKING... Map/Plan Checking 101-7002-60183 175.00 08/25-09/24/25 - MOTOR FUEL CHARGES Sheriff - Other 101-2001-60176 1,407.06 10/8-10/10/25 LEAGUE OF CITIES CONF ... Travel & Training 101-1001-60320 241.46 LQ PARK MASTERKEY LOCK Maintenance/Services 101-3008-60691 157.69 CH KEYS FOR EMPLOYEE Materials/Supplies 101-3008-60431 202.38 06/16-06/23/25 - PHONE PINGS LA2516... Special Enforcement Funds 101-2001-60175 115.00 BARRICADES FOR STAGE AREA Community Experiences 101-3003-60149 375.00 09/01/25-08/31/25 - SRR PARK PEST C... Pest Control 101-3008-60116 923.40 07/01/25-06/30/26 SPORTS COMPLEX P... Pest Control 101-3008-60116 425.60 CONTRIBUTION United Way Deductions 101-0000-20981 108.00 CONTRIBUTION United Way Deductions 101-0000-20981 108.00 CH WATER LINE REPAIR Maintenance/Services 101-3008-60691 695.00 09/14-10/13/25 - EOC CELL (7813) Mobile/Cell Phones/Satellites 101-2002-61304 136.55 10/2025 SRR EVENT PARK LANDSCAPE ... Landscape Contract 101-3005-60112 14,535.85 Fund 101- GENERAL FUND Total: 194,791.07 ELECTRICITY SERVICE Electricity - Utilities 201-7003-61101 831.84 10/23/25 STREETS UNIFORM SERVICES Uniforms 201-7003-60690 68.22 Fund 201 - GAS TAX FUND Total: 900.06 10/2025 LIBRARY PARKS LANDSCAPE MA.. Landscape Contract 202-3004-60112 2,836.94 10/2025 MUSEUM PARKS LANDSCAPE ... Landscape Contract 202-3006-60112 1,773.25 ELECTRICITY SERVICE Electricity - Utilities 202-3006-61101 1,133.21 LA QUINTA MAKERSPACE 3D PRINTER S... Maintenance/Services 202-3009-60691 5,001.39 Fund 202 - LIBRARY & MUSEUM FUND Total: 10,744.79 WATER SERVICE Water - Medians - Utilities 215-7004-61211 276.17 WATER SERVICE Water - Medians - Utilities 215-7004-61211 6,626.62 10/2025 L&L LANDSCAPE MAINT SVCS V... Landscape Contract 215-7004-60112 691.58 10/2025 L&L LANDSCAPE MAINTENANC... Landscape Contract 215-7004-60112 112,236.00 10/2025 L&L PARKS LANDSCAPE MAINT... Landscape Contract 215-7004-60112 14,898.38 ELECTRICITY SERVICE Electric - Utilities 215-7004-61116 377.02 ELECTRICITY SERVICE Electric - Medians - Utilities 215-7004-61117 76.05 ELECTRICITY SERVICE Electric - Utilities 215-7004-61116 2,314.89 ELECTRICITY SERVICE Electric - Medians - Utilities 215-7004-61117 1,236.56 ELECTRICITY SERVICE Electric - Utilities 215-7004-61116 144.51 LIGHTING & LANDSCAPE PLANT MATERI... Materials/Supplies 215-7004-60431 2,577.38 LIGHTING & LANDSCAPE PLANT MATERI... Materials/Supplies 215-7004-60431 848.25 10/2025 SRR PARK RETENTION BASIN L... Landscape Contract 215-7004-60112 5,257.23 10/2025 SRR EVENT PARK L&L PERIMET... SilverRock Way Landscape 215-7004-60143 5,812.78 MEDIAN LIGHTING REPAIRS Maintenance/Services 215-7004-60691 6,401.48 10/21/25 LANDSCAPE LIGHTHING REPAI... Maintenance/Services 215-7004-60691 396.20 WASHINGTON PARKWAY PALM TREES Materials/Supplies 215-7004-60431 3,077.13 Fund 215 - LIGHTING & LANDSCAPING FUND Total: 163,248.23 8/30-10/3/25 - PAVEMENT REHAB MAT... Technical 401-0000-60108 9,835.00 08/2025 AVE 52 AT JEFFERSON ST ROU... Design 401-0000-60185 66,816.00 09/2025 - LQ CITYWIDE IRRIGATION DES... Design 401-0000-60185 10,328.75 M&O YARD DESIGN Design 401-0000-60185 135,184.82 09/2025 - HWY 111 RESURFACING SOIL... Technical 401-0000-60108 28,104.00 07/01-07/27/25 - AVE 50 BRIDGE DESIGN Design 401-0000-60185 7,006.61 07/28-08/24/25 - AVE 50 BRIDGE DESIGN Design 401-0000-60185 6,058.12 08/25-09/28/25 - AVE 50 BRIDGE DESIGN Design 401-0000-60185 19,839.25 FY 25/26 PMP REHAB & SLURRY SEAL I... Construction 401-0000-60188 36.19 10/2025 FRTIZ BURNS PARK IMPROVEM... Retention Payable 401-0000-20600 -13,327.26 10/2025 FRTIZ BURNS PARK IMPROVEM... Construction 401-0000-60188 266,545.30 07/2025 - X-PARK BUILDING ADA IMPR... Design 401-0000-60185 3,510.00 08/2025 - X-PARK BUILDING ADA IMPR... Design 401-0000-60185 2,980.00 11/12/2025 9:47:03 AM 24 Page 2 of 5 Demand Register Packet: APPKT04352 - 10/31/2025 JB Vendor Name Payment Number Description (Item) Account Name Account Number Amount VALLEY LOCK & SAFE 218344 SPARE KEYS & BATTERIES Construction 401-0000-60188 39.93 Fund 401 - CAPITAL IMPROVEMENT PROGRAMS Total: 542,956.71 Fund: 501 - FACILITY & FLEET REPLACEMENT AUTOZONE 218286 AUTOZONE 218286 AUTOZONE 218286 AUTOZONE 218286 AUTOZONE 218286 AUTOZONE 218286 AUTOZONE 218286 BMW MOTORCYCLES OF RIV... 218290 CHEVROLET CADILLAC 218293 CHEVROLET CADILLAC 218293 CLEAN HARBORS ENVIRONM... 218294 COLOR NEW CO 218296 MIKES AUTO ELECTRIC 218320 PACIFIC MOBILE STRUCTURES.. 218324 PACIFIC MOBILE STRUCTURES.. 218324 RAINY DAY ROOFING INC. 218331 Fund: 502 - INFORMATION TECHNOLOGY JUAREZ,JUAN 218313 Fund: 503 - PARK EQUIP & FACILITY FUND DAVE BANG, INC. 218299 Fund: 504 - INSURANCE FUND ERGO SOLUTION, INC. 218302 BATTERY CORE Parts, Accessories, and Upfits 501-0000-60675 -22.00 ATC BLADE FUSES Parts, Accessories, and Upfits 501-0000-60675 7.22 BATTERY CORES Parts, Accessories, and Upfits 501-0000-60675 -44.00 CABLE TIES & BATTERY Parts, Accessories, and Upfits 501-0000-60675 94.48 BATTERY & BATTERY INSTALL KIT Parts, Accessories, and Upfits 501-0000-60675 146.77 BATTERY & BATTERY INSTALL KIT RETU... Parts, Accessories, and Upfits 501-0000-60675 -146.77 FUNNEL & HYDRULIC FLUID Parts, Accessories, and Upfits 501-0000-60675 57.00 MOTORCYCLE REPAIRS R1250RTP Motorcycle Repair & Mainte... 501-0000-60679 432.83 RESERVOIR CAP Parts, Accessories, and Upfits 501-0000-60675 17.88 BACK UP CAMERA Parts, Accessories, and Upfits 501-0000-60675 148.86 CITY YARD OIL/PAINT SOLVENT DISPOSAL HAZMAT Containment and Di.. 501-0000-60677 2,197.06 WELLNESS CENTER EXTERIOR PAINT SE... City Bldg Repl/Repair 501-0000-71103 45,860.00 SAFETY LIGHT REPAIR 2022 CHEVY 3500 Vehicle Repair & Maintenan... 501-0000-60676 805.89 10/2025 - PW TRAILER RENTAL Building Leases 501-0000-71032 3,088.51 10/2025 - PW TRAILER RENTAL Building Leases 501-0000-71032 3,088.51 WELLNESS CENTER ROOFING REPAIRS City Bldg Repl/Repair 501-0000-71103 60,518.46 Fund 501 - FACILITY & FLEET REPLACEMENT Total: 116,250.70 REFUND DUPLICATE PAYMENT BCOM20... Technology Enhancement Su... 502-0000-43611 37.40 Fund 502 - INFORMATION TECHNOLOGY Total: 37.40 EISENHOWER PARK SLIDE REPLACEMENT Parks 503-0000-71060 8,729.36 Fund 503 - PARK EQUIP & FACILITY FUND Total: 8,729.36 ERGO REASSESSMENT FOLLOW UP Operating Supplies 504-1010-60420 1,347.00 Fund 504 - INSURANCE FUND Total: 1,347.00 Grand Total: 1,039,005.32 11/12/2025 9:47:03 AM 25 Page 3 of 5 Demand Register Packet: APPKT04352 - 10/31/2025 JB Fund Summary Fund 101-GENERAL FUND 201 - GAS TAX FUND 202 - LIBRARY & MUSEUM FUND 215 - LIGHTING & LANDSCAPING FUND 401 - CAPITAL IMPROVEMENT PROGRAMS 501 - FACILITY & FLEET REPLACEMENT 502 - INFORMATION TECHNOLOGY 503 - PARK EQUIP & FACILITY FUND 504 - INSURANCE FUND Account Number 101-0000-20306 101-0000-20308 101-0000-20981 101-0000-20985 101-0000-42400 101-0000-42405 101-0000-42416 101-0000-42420 101-0000-42600 101-1001-60320 101-1002-60320 101-1004-60104 101-1007-60403 101-2001-60174 101-2001-60175 101-2001-60176 101-2001-60692 101-2002-60112 101-2002-60691 101-2002-61101 101-2002-61304 101-2002-61400 101-3001-60510 101-3002-60108 101-3003-60149 101-3005-60112 101-3005-60554 101-3005-60690 101-3005-61103 101-3005-61105 101-3005-61115 101-3005-61202 101-3005-61206 101-3005-61208 101-3005-61209 101-3008-60116 101-3008-60431 101-3008-60432 101-3008-60690 101-3008-60691 101-3008-61101 101-3008-61102 101-3008-61200 101-6003-60118 101-6004-60103 101-6005-60406 Grand Total: Account Summary Account Name BSAS SB 1473 Fees SMIP Fees Payable United Way Deductions Garnishments Payable Building Permits Garage Sale Permits Digitization/Records Ma... Fire Plan Review Fee Building Plan Check Fees Travel & Training Travel & Training Consultants/Employee 5... Citywide Supplies Blood/Alcohol Testing Special Enforcement Fu... Sheriff - Other Public Safety Camera Sys... Landscape Contract Maintenance/Services Electricity - Utilities Mobile/Cell Phones/Sate... Cable/Internet - Utilities Grants & Economic Deve... Technical Community Experiences Landscape Contract LQ Park Water Feature Uniforms Electric - Civic Center Pa... Electric - Fritz Burns Park... Electric - SilverRock Even... Water - Civic Center Park.. Water -Desert Pride - Util.. Water -Seasons Park - Ut... Water -Community Park ... Pest Control Materials/Supplies Tools/Equipment Uniforms Maintenance/Services Electricity - Utilities Electricity- Charging Stat.. Water - Utilities Plan Checks Professional Services Disaster Prep Supplies Expense Amount 194,791.07 900.06 10,744.79 163,248.23 542,956.71 116,250.70 37.40 8,729.36 1,347.00 1,039,005.32 Expense Amount 1.00 0.50 216.00 448.78 95.43 10.00 24.00 477.00 175.60 241.46 222.79 50.00 196.35 770.00 940.00 1,407.06 2,123.17 5,125.00 1,853.68 836.24 368.30 58.50 4,500.00 4,000.00 27,479.13 95,818.95 3,507.00 37.90 1,810.57 587.79 2,491.10 2,312.10 1,284.78 28.14 5,510.25 1,349.00 202.38 761.48 22.74 1,332.69 3,105.80 607.56 526.63 9,606.25 4,089.60 1,486.41 11/12/2025 9:47:03 AM 26 Page 4 of 5 Demand Register Packet: APPKT04352 - 10/31/2025 JB Account Summary Account Number Account Name Expense Amount 101-7002-60183 Map/Plan Checking 5,610.00 101-7006-60146 PM 10 - Dust Control 270.32 101-7006-60690 Uniforms 811.64 201-7003-60690 Uniforms 68.22 201-7003-61101 Electricity -Utilities 831.84 202-3004-60112 Landscape Contract 2,836.94 202-3006-60112 Landscape Contract 1,773.25 202-3006-61101 Electricity -Utilities 1,133.21 202-3009-60691 Maintenance/Services 5,001.39 215-7004-60112 Landscape Contract 133,083.19 215-7004-60143 SilverRock Way Landsca... 5,812.78 215-7004-60431 Materials/Supplies 6,502.76 215-7004-60691 Maintenance/Services 6,797.68 215-7004-61116 Electric - Utilities 2,836.42 215-7004-61117 Electric - Medians - Utilit... 1,312.61 215-7004-61211 Water - Medians -Utiliti... 6,902.79 401-0000-20600 Retention Payable -13,327.26 401-0000-60108 Technical 37,939.00 401-0000-60185 Design 251,723.55 401-0000-60188 Construction 266,621.42 501-0000-60675 Parts, Accessories, and ... 259.44 501-0000-60676 Vehicle Repair & Maint... 805.89 501-0000-60677 HAZMAT Containment a... 2,197.06 501-0000-60679 Motorcycle Repair & Ma... 432.83 501-0000-71032 Building Leases 6,177.02 501-0000-71103 City Bldg Repl/Repair 106,378.46 502-0000-43611 Technology Enhancemen.. 37.40 503-0000-71060 Parks 8,729.36 504-1010-60420 Operating Supplies 1,347.00 Grand Total: 1,039,005.32 Project Account Summary Project Account Key Project Account Name Project Name Expense Amount **None** **None** **None** 203,711.33 201804E Landscape & Lighting Median Islan... Landscape & Lighting Median Isla 6,502.76 201805D Design Expense Corporate Yard Admin Offices & 1 135,184.82 201902D Design Expense Avenue 50 Bridge Spanning the E 32,903.98 202102CT Construction Expense Fritz Burns Park Improvements 266,585.23 202102RP Retention Payable Fritz Burns Park Improvements -13,327.26 202225T Technical Expense Highway 111 Rehabilitation Proje 28,104.00 202308D Design Expense X Park Building ADA Improvemen 6,490.00 202328E Citywide Landscape Maintenance ... Citywide Landscape Maintenance 118,052.58 202330E Park Landscape Maintenance Servi... Park Landscape Maintenance Ser 100,791.67 202331E SilverRock Landscape Maintenance.. SilverRock Landscape Maintenan 25,605.86 202410D Design Expense Aveue 52 at Jefferson Street Roui 66,816.00 202415D Design Expense Citywide Irrigation Upgrade 10,328.75 202424E Pool & Water Feature Maintenance Pool & Water Feature Maintenar 3,507.00 202425E On -Call Electrical Services On -Call Electrical Services 6,797.68 202502CT Construction Expense Cove Area Slurry Seal Improveme 36.19 202502T Technical Expense Cove Area Slurry Seal Improveme 9,835.00 LQFFE La Quinta Fall Festival Expense La Quinta Fall Festival 21,690.13 STVRE Short Term Vacation Rental Expen... Short Term Vacation Rental Tracl 4,089.60 TREEE Tree Lighting Ceremony Expense Tree Lighting Ceremony 2,800.00 VETSE Veterans Day Ceremony Expense Veterans Day Ceremony 2,500.00 Grand Total: 1,039,005.32 *Project codes are generally used to track Capital Improvement Program (CIP) projects, other large public works projects, developer deposits, or city-wide events. Normal operational expenditures are not project coded and, therefore, will report as "none" in this section. 11/12/2025 9:47:03 AM 27 Page 5 of 5 Demand Register Packet: APPKT04364 - 11/07/2025 JB GEM sf dx DESERT - Vendor Name Payment Number Description (Item) Account Name Account Number Amount Fund: 101-GENERAL FUND GRAHAM, MARCIE 302 FY 24/25 WELLNESS DOLLARS REIMB M... Annual Wellness Dollar Reim... 101-1004-50252 58.66 HANSEN, DIANNE 303 FY 24/25 WELLNESS DOLLARS REIMB D.... Annual Wellness Dollar Reim... 101-1004-50252 112.01 JENSEN, SHARLA W 304 PERSONAL TRAINING 3 SESSIONS CLASS... Instructors 101-3002-60107 396.00 JENSEN, SHARLA W 304 PERSONAL TRAINING 6 SESSIONS CLASS Instructors 101-3002-60107 528.00 RADEVA, MONIKA 305 FY 24/25 WELLNESS DOLLARS REIMB M.... Annual Wellness Dollar Reim... 101-1004-50252 200.00 WILLIAMS, BILLEE 306 MAT PILATES DI CLASSES Instructors 101-3002-60107 37.80 WILLIAMS, BILLEE 306 YOGA FLOW WEDNESDAY CLASS Instructors 101-3002-60107 45.50 YU, PUI TING 307 10/27/25 LAND USE PLANNING TRAINI... Travel & Training 101-7002-60320 40.86 111 NOTARY SERVICES 218350 EMPLOYEE FINGERPRINTING FOR LQYC Consultants/Employee Servic... 101-1004-60104 105.00 Al AMERICAN 218351 WC GYM WIPES 4 CASES Operating Supplies 101-3002-60420 840.26 ARCTIC GLACIER U.S.A., INC 218353 SNOW FOR TREE LIGHTING CEREMONY Community Experiences 101-3003-60149 10,127.75 BRIGHT EVENT RENTALS, LLC 218355 BENCHES, LINEN, TABLES FOR FALL EVE... Community Experiences 101-3003-60149 3,253.30 CALIFORNIA BUILDING STAN... 218356 07/01-09/30/25 - BSAS SB 1473 FEES BSAS SB 1473 Fees 101-0000-20306 1,528.00 CALIFORNIA BUILDING STAN... 218356 07/01-09/30/25 - BSAS SB 1473 FEES CBSC Administrative Fees 101-0000-42615-152.80 CHARTER COMMUNICATIONS.. 218357 10/16-11/15/25 - FS #32 CABLE (3201) Cable/Internet - Utilities 101-2002-61400 101.71 CHARTER COMMUNICATIONS.. 218357 10/29-11/28/25 - FS #32 INTERNET (350... Cable/Internet - Utilities 101-2002-61400 100.00 CHARTER COMMUNICATIONS.. 218357 10/24-11/23/25 - FS #93 INTERNET (410... Cable/Internet - Utilities 101-2002-61400 100.00 COACHELLA VALLEY CATERI... 218359 12/02/25 COUNCIL MEETING HOLIDAY ... Community Special Events 101-1001-60137 4,306.50 COACHELLA VALLEY CONSER... 218360 09/2025 - MSHCP FEES MSHCP Mitigation Fee 101-0000-20310 17,200.00 COACHELLA VALLEY CONSER... 218360 09/2025 - MSHCP FEES CVMSHCP Admin Fee 101-0000-43631-172.00 COACHELLA VALLEY KIDS LLC 218361 12/05/25 SANTA & MRS. CLAUS CHARA... Community Experiences 101-3003-60149 250.00 COACHELLA VALLEY WATER D.. 218362 WATER SERVICE Water - Utilities 101-2002-61200 194.62 COACHELLA VALLEY WATER D.. 218362 WATER SERVICE Water -Eisenhower Park - Util.. 101-3005-61203 119.18 COACHELLA VALLEY WATER D.. 218362 WATER SERVICE Water -Fritz Burns Park - Utili... 101-3005-61204 2,158.99 COACHELLA VALLEY WATER D.. 218362 WATER SERVICE Water -Velasco Park- Utilities 101-3005-61205 148.18 COACHELLA VALLEY WATER D.. 218362 WATER SERVICE Water- Utilities 101-3008-61200 1,109.21 COAST FITNESS 218363 GYM EQUIPMENT FOR FS 70 Fire Station 101-2002-60670 14,481.15 COHESITY, INC. 218364 09/2025 - DATE BACK UP FOR LASERFIC... Professional Services 101-1005-60103 1,138.09 CONNOISSEUR MEDIA HOLD... 218365 10/2025 - IRONMAN SOCIAL MEDIA ADS Community Experiences 101-3003-60149 3,000.00 CONNOISSEUR MEDIA HOLD... 218365 10/2025 - IRONMAN RADIO ADS THE BU... Community Experiences 101-3003-60149 1,088.00 CONNOISSEUR MEDIA HOLD... 218365 10/2025 - IRONMAN RADIO ADS THE E... Community Experiences 101-3003-60149 1,088.00 CONNOISSEUR MEDIA HOLD... 218365 10/2025 - IRONMAN RADIO ADS ESPN 1... Community Experiences 101-3003-60149 99.00 CONNOISSEUR MEDIA HOLD... 218365 10/2025 - IRONMAN RADIO ADS MIX 10... Community Experiences 101-3003-60149 1,360.00 CONNOISSEUR MEDIA HOLD... 218365 10/2025 - IRONMAN RADIO ADS MOD 1... Community Experiences 101-3003-60149 1,360.00 CONNOISSEUR MEDIA HOLD... 218365 10/2025 - IRONMAN RADIO ADS K-NEW... Community Experiences 101-3003-60149 1,360.00 DEPARTMENT OF CONSERVA... 218367 07/01-09/30/25 -SEISMIC HAZARD MA... SMIP Fees Payable 101-0000-20308 2,649.22 DEPARTMENT OF CONSERVA... 218367 07/01-09/30/25 -SEISMIC HAZARD MA... SMIP Fees 101-0000-42610-132.46 DESERT CONCEPTS CONSTIR 218368 LQ PARK SPLASH PAD REPAIRS Maintenance/Services 101-3005-60691 325.00 DESERT ELECTRIC SUPPLY 218369 WC FLOOD LIGHTS Materials/Supplies 101-3008-60431 124.65 DESERT TREE SPRAYING 218370 PEST CONTROL AT CIVIC CENTER & WC Maintenance/Services 101-3005-60691 450.00 DISH NETWORK 218371 10/22-11/21/25 - EOC CABLE Cable/Internet - Utilities 101-2002-61400 119.73 FEDEX 218373 10/09/25 - OVERNIGHT MAIL Postage 101-1007-60470 57.69 FERGUSON ENTERPRISES, INC 218374 TOILET & KIT FOR EISENHOWER CASITA Materials/Supplies 101-3008-60431 679.15 FIRST CHOICE A/C & HEATING.. 218375 MINI SPLIT INSTALLATION EISENHOWER... HVAC 101-3008-60667 3,652.00 FIRST CHOICE A/C & HEATING.. 218375 FS #32 HVAC REPAIRS Maintenance/Services 101-2002-60691 4,914.00 FRANCHISE TAX BOARD 218376 GARNISHMENT Garnishments Payable 101-0000-20985 234.15 GANNETT CALIFORNIA LOCAL.. 218378 10/23/25 DH PHN RANCHO SANTANA A... Advertising 101-6002-60450 517.19 GANNETT CALIFORNIA LOCAL.., 218378 10/17/25 - PC PHN CM SDP & TMM AD Advertising 101-6002-60450 522.19 GANNETT CALIFORNIA LOCAL.., 218378 10/29/25 - CC PHN HWY 111 SP DC AD Advertising 101-6002-60450 522.19 HIGH TECH IRRIGATION INC 218382 IRRIGATION SPRINKERS Materials/Supplies 101-3005-60431 392.92 HINDERLITER DE LLAMAS & ... 218383 04/01-06/30/25 -TRANSACTION TAX C... Consultants 101-1006-60104 300.00 HINDERLITER DE LLAMAS & ... 218383 04/01-06/30/25 - AUDIT & SALES TAX C... Consultants 101-1006-60104 2,428.69 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Sports Complex - Uti.. 101-3005-61106 3,953.68 11/12/2025 9:46:35 AM 28 Page 1 of 7 Demand Register Packet: APPKT04364 - 11/07/2025 JB Vendor Name Payment Number Description (Item) Account Name Account Number Amount IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Velasco Park - Utiliti... 101-3005-61111 20.44 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electricity- Utilities 101-3008-61101 30.77 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electricity- Utilities 101-2002-61101 1,078.00 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Monticello Park - Uti.. 101-3005-61102 18.86 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Colonel Paige - Utilit.. 101-3005-61108 886.58 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Community Park - U... 101-3005-61109 6,369.62 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Adams Park - Utiliti... 101-3005-61110 49.53 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Desert Pride - Utiliti... 101-3005-61114 19.04 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electricity- Utilities 101-3008-61101 11,349.56 JOE A GONSALVES & SON 218385 11/2025 - LOBBYIST SERVICES Contract Services - Administr... 101-1002-60101 3,500.00 LOGIC COMPENSATION GRO... 218387 CLASSIFICATION & COMPENSATION REV... Professional Services 101-1004-60103 3,575.00 MERCHANTS BUILDING MAI... 218388 09/10/25 - EISENHOWER CASITA CLEAN... Janitorial 101-3008-60115 646.00 MERCHANTS BUILDING MAI... 218388 09/17/25 - CH PUBLIC SAFETY CARPET C... Janitorial 101-3008-60115 375.00 MERCHANTS BUILDING MAI... 218388 09/20/25 - WC EVENT ROOM CLEANING Janitorial 101-3008-60115 271.66 MERCHANTS BUILDING MAI... 218388 09/27/25 - WC EVENT ROOM CLEANING Janitorial 101-3008-60115 271.66 MILLER, BERNA 218389 SUNSET PIYO DI CLASS Instructors 101-3002-60107 10.50 MOWERS PLUS INC 218390 EQUIPMENT PARTS Operating Supplies 101-7003-60420 361.87 ODP BUSINESS SOLUTIONS, L... 218393 OFFICE SUPPLIES Office Supplies 101-1002-60400 44.87 ODP BUSINESS SOLUTIONS, L... 218393 RESTROOM SUPPLIES Office Supplies 101-1002-60400 10.43 ODP BUSINESS SOLUTIONS, L... 218393 DISINFECTANT SPRAY Office Supplies 101-1002-60400 16.52 ODP BUSINESS SOLUTIONS, L... 218393 WIPES, BATTERIES, TISSUE, TAPE Office Supplies 101-1002-60400 41.22 ODP BUSINESS SOLUTIONS, L... 218393 CALENDARS Office Supplies 101-1002-60400 116.76 PALM SPRINGS AIR MUSEUM.. 218395 02/07/26 - GALA SPONSORSHIP Sponsorships/Advertising 101-3007-60450 5,750.00 PALMS TO PINES PRINTING 218396 HOA EMERGENCY PREP KITS FIRST AID K... Disaster Prep Supplies 101-6005-60406 2,164.34 PALMS TO PINES PRINTING 218396 MICROFIBER CLOTH IN POUCH PROM IT... Promotional Items 101-3007-60134 1,446.32 PARTY PALS 218397 12/5/25 TRACKLESS TRAIN FOR TREE LI... Community Experiences 101-3003-60149 3,600.00 PATTON DOOR & GATE 218398 FS #70 DOOR REPAIRS Maintenance/Services 101-2002-60691 600.00 PAX FITNESS REPAIR 218399 WC FITNESS EQUIPMENT REPAIRS Operating Supplies 101-3002-60420 984.01 QUINN COMPANY 218400 WC GENERATOR REPAIRS Machinery & Equipment 101-2002-80101 3,750.00 RED TERRA NURSERY, LLC 218401 PARKS PLANT MATERIALS Materials/Supplies 101-3005-60431 402.38 ROSATI'S PIZZA LA QUINTA 218403 10/08/25 - WC LUNCH MENU Operating Supplies 101-3002-60420 660.66 SHIRY, TERESA 218406 BALLROOM LATIN SWING DI CLASSES Instructors 101-3002-60107 63.00 SOUTHWEST AQUATICS INC 218408 10/2025 - LAKE MAINTENANCE SERVICES Civic Center Lake Maintenan... 101-3005-60117 1,417.50 SOUTHWEST AQUATICS INC 218408 10/2025 - LAKE MAINTENANCE SERVICES SilverRock Lake Maintenance 101-3005-60189 1,417.50 STAPLES ADVANTAGE 218409 BREAKROOM SUPPLIES Citywide Supplies 101-1007-60403 142.39 STAPLES ADVANTAGE 218409 CITYWIDE CUPS Citywide Supplies 101-1007-60403 89.15 STAPLES ADVANTAGE 218409 OFFICE SUPPLIES Office Supplies 101-3001-60400 166.57 STAPLES ADVANTAGE 218409 CITYWIDE PRINTING PAPER Forms, Copier Paper 101-1007-60402 473.65 STAPLES ADVANTAGE 218409 BREAKROOM SUPPLIES Citywide Supplies 101-1007-60403 104.86 STAPLES ADVANTAGE 218409 COUNCIL NOTE PADS & NOTEBOOKS Office Supplies 101-1005-60400 124.76 STAPLES ADVANTAGE 218409 BREAKROOM SUPPLIES Citywide Supplies 101-1007-60403 40.82 STAPLES ADVANTAGE 218409 OFFICE SUPPLIES Office Supplies 101-7001-60400 61.23 SUNLINE TRANSIT AGENCY 218410 09/19-10/24/25 - SUNLINE PASSES Due to SunLine 101-0000-20305 175.50 SUNLINE TRANSIT AGENCY 218410 09/19-10/24/25 - SUNLINE PASSES Miscellaneous Revenue 101-0000-42301 -10.50 SUSAN ALEXANDRA BRAUC... 218411 SOUND BATH CLASS Instructors 101-3002-60107 21.00 SUSAN ALEXANDRA BRAUC... 218411 SOUND BATH CLASSES Instructors 101-3002-60107 56.00 TERI BLACK & COMPANY, LLC 218412 D&D DIRECTOR RECRUITMENT SERVICES Recruiting/Pre-Employment 101-1004-60129 21,461.47 THE CHAMBER 218413 11/2025 - GEM PUBLICATION Marketing & Tourism Promot... 101-3007-60461 12,778.25 TRI-STATE MATERIALS INC 218415 PARKS GROUND COVER MATERIALS Materials/Supplies 101-3005-60431 331.95 UNITED WAY OF THE DESERT 218417 CONTRIBUTION United Way Deductions 101-0000-20981 108.00 USA DRAIN AND PLUMBING... 218418 FS #32 DISHWASHER DRAIN REPAIRS Maintenance/Services 101-2002-60691 600.00 V3 ELECTRIC INC 218419 REFUND PERMIT BSAP2025-0105 Electrical Permits 101-0000-42403 25.45 VINTAGE E & S INC 218420 CIVIC PARK INSTALL PERMA POST POW... Maintenance/Services 101-3005-60691 3,571.26 XPRESS GRAPHICS 218422 FB SIGNS Operating Supplies 101-3003-60420 216.91 XPRESS GRAPHICS 218422 IRONMAN POLE BANNERS Community Experiences 101-3003-60149 3,485.09 Fund 101- GENERAL FUND Total: 184,764.37 Fund: 201 - GAS TAX FUND TOPS' N BARRICADES INC 218414 TRAFFIC CONTROL SIGNS Traffic Control Signs 201-7003-60429 79.00 UNDERGROUND SERVICE AL... 218416 11/O1/25 - DIG ALERT SERVICES Materials/Supplies 201-7003-60431 70.00 Fund 201 - GAS TAX FUND Total: 149.00 11/12/2025 9:46:35 AM 29 Page 2 of 7 Demand Register Packet: APPKT04364 - 11/07/2025 JB Vendor Name Payment Number Description (Item) Account Name Account Number Amount Fund: 202 - LIBRARY & MUSEUM FUND FRONTIER COMMUNICATIO... 218377 10/13-11/12/25 - MUSEUM PHONE Telephone - Utilities 202-3006-61300 177.34 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electricity - Utilities 202-3004-61101 4,395.30 MERCHANTS BUILDING MAI... 218388 09/04/25 - LIBRARY RESTROOM CLEANI... Janitorial 202-3004-60115 375.00 PACIFIC WESTAIR CONDITIO... 218394 LIBRARY HVAC REPAIRS HVAC 202-3004-60667 1,592.00 PACIFIC WESTAIR CONDITIO... 218394 LIBRARY HVAC REPAIRS HVAC 202-3004-60667 1,990.00 Fund 202 - LIBRARY & MUSEUM FUND Total: 8,529.64 Fund: 215 - LIGHTING & LANDSCAPING FUND AMERICAN TRAFFIC SAFETY ... 218352 01/01-12/31/26 - ATSSA MEMBERSHIP D.. Travel & Training 215-7004-60320 450.00 COACHELLA VALLEY WATER D.. 218362 WATER SERVICE Water - Medians - Utilities 215-7004-61211 16,263.47 DESERT CONCEPTS CONSTR... 218368 PAINT GREEN TILES AT AVE 52 & WASHI... Maintenance/Services 215-7004-60691 475.00 EWING IRRIGATION PRODUC... 218372 IRRIGATION PARTS Materials/Supplies 215-7004-60431 272.64 FRONTIER COMMUNICATIO... 218377 10/10-11/09/25 - PHONE SERVICE Electric - Utilities 215-7004-61116 72.95 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Utilities 215-7004-61116 304.70 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Medians - Utilities 215-7004-61117 282.31 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Utilities 215-7004-61116 2,815.22 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Medians - Utilities 215-7004-61117 1,386.98 IMPERIAL IRRIGATION DIST 218384 ELECTRICITY SERVICE Electric - Utilities 215-7004-61116 832.84 RED TERRA NURSERY, LLC 218401 LIGHTING & LANDSCAPE PLANT MATERI... Materials/Supplies 215-7004-60431 2,849.25 RED TERRA NURSERY, LLC 218401 LIGHTING & LANDSCAPE PLANT MATERI... Materials/Supplies 215-7004-60431 1,013.55 RED TERRA NURSERY, LLC 218401 LIGHTING & LANDSCAPE PLANT MATERI... Materials/Supplies 215-7004-60431 2,702.44 ROTOLIGHTNG, INC 218404 PALM TREE LIGHT CHANGING COLOR SE... Maintenance/Services 215-7004-60691 300.00 SMITH PIPE & SUPPLY CO 218407 IRRIGATION PARTS Materials/Supplies 215-7004-60431 911.12 SMITH PIPE & SUPPLY CO 218407 IRRIGATION PARTS Materials/Supplies 215-7004-60431 305.14 SMITH PIPE & SUPPLY CO 218407 IRRIGATION PARTS Materials/Supplies 215-7004-60431 939.43 TRI-STATE MATERIALS INC 218415 LANDSCAPE & LIGHTING GROUND COV... Materials/Supplies 215-7004-60431 4,868.58 TRI-STATE MATERIALS INC 218415 LANDSCAPE & LIGHTING GROUND COV... Materials/Supplies 215-7004-60431 2,537.85 TRI-STATE MATERIALS INC 218415 LANDSCAPE & LIGHTING GROUND COV... Materials/Supplies 215-7004-60431 2,448.32 TRI-STATE MATERIALS INC 218415 LANDSCAPE & LIGHTING GROUND COV... Materials/Supplies 215-7004-60431 5,194.17 Fund 215 - LIGHTING & LANDSCAPING FUND Total: 47,225.96 Fund: 221 - AB 939 - CALRECYCLE FUND THE CHAMBER 218413 11/2025 -RECYCLING GEM PUBLICATION AB 939 Recycling Solutions 221-0000-60127 2,000.00 Fund 221 - AB 939 - CALRECYCLE FUND Total: 2,000.00 Fund: 224 - TUMF FUND COACHELLA VALLEY ASSOC 0... 218358 09/2025 - TUMF FEES TUMF Payable to CVAG 224-0000-20320 _ 28,400.00 Fund 224 -TUMF FUND Total: 28,400.00 Fund: 401 - CAPITAL IMPROVEMENT PROGRAMS GANNETT CALIFORNIA LOCAL.. 218378 10/22-10/29/25 - 2025-02 BID DOCS Construction 401-0000-60188 2,073.20 GHD INC. 218379 9/29-9/30/25 AVE 52 AT JEFFERSON RO... Design 401-0000-60185 2,992.50 GHD INC. 218379 09/2025 AVE 52 ATJEFFERSON ST ROU... Design 401-0000-60185 18,027.50 LANDMARK CONSULTANTS,... 218386 10/9-10/22/25 - HWY 111 RESURFACING.. Technical 401-0000-60108 7,938.00 LANDMARK CONSULTANTS,... 218386 09/25-10/22/25 - FB PARK IMPROVEME... Technical 401-0000-60108 3,276.00 MSA CONSULTING INC 218391 09/2025 - HWY 111 RESURFACING PROJ... Technical 401-0000-60108 5,328.76 ROMTEC INC. 218402 RESTROOM AND POOL BUILDING PURC... Construction 401-0000-60188 949.37 ROMTEC INC. 218402 FB POOL BUILDING PURCHASE Construction 401-0000-60188 10,850.00 ROY ALLAN SLURRY SEAL, INC 218405 RETENTION PAYMENT Retention Payable 401-0000-20600 31,878.14 Fund 401 - CAPITAL IMPROVEMENT PROGRAMS Total: 83,313.47 Fund: 501 - FACILITY & FLEET REPLACEMENT AUTOZONE 218354 DIESEL EXHAUST FLUID Parts, Accessories, and Upfits 501-0000-60675 17.92 AUTOZONE 218354 DIESEL EXHAUST FLUID Parts, Accessories, and Upfits 501-0000-60675 17.92 AUTOZONE 218354 CIRCUITTESTER Parts, Accessories, and Upfits 501-0000-60675 22.72 AUTOZONE 218354 DIESEL EXHAUST FLUID & CLEANING SU... Parts, Accessories, and Upfits 501-0000-60675 28.46 AUTOZONE 218354 VEHICLE MAINTENANCE SUPPLIES Parts, Accessories, and Upfits 501-0000-60675 38.83 AUTOZONE 218354 PARTS Parts, Accessories, and Upfits 501-0000-60675 43.34 DANIEL'S TIRE SERVICE, INC. 218366 TIRE FOR RADAR TRAILER Vehicle Repair & Maintenan... 501-0000-60676 103.98 GRAINGER 218380 LOAD BINDER FOR FLEET Parts, Accessories, and Upfits 501-0000-60675 286.76 H&G HOME IMPROVEMENTS.. 218381 EISENHOWER CASITA MOLD/TERMITE R... City Bldg Repl/Repair 501-0000-71103 35,716.29 11/12/2025 9:46:35 AM 30 Page 3 of 7 Demand Register Packet: APPKT04364 - 11/07/2025 JB Vendor Name Payment Number Description (Item) Account Name Account Number Amount MYFLEETCENTER 218392 2021 NISSAN ROGUE OIL CHANGE Fuel & Oil 501-0000-60674 110.45 Fund 501 - FACILITY & FLEET REPLACEMENT Total: 36,386.67 Fund: 502 - INFORMATION TECHNOLOGY CHARTER COMMUNICATIONS.. 218357 10/15-11/14/25 - WC CABLE (3301) Cable/Internet - Utilities 502-0000-61400 168.08 CHARTER COMMUNICATIONS.. 218357 10/21-11/20/25 - WC FIBER CONNECT P... Cable/Internet - Utilities 502-0000-61400 914.15 FRONTIER COMMUNICATIO... 218377 10/12-11/11/25 - X-PARK INTERNET Cable/Internet - Utilities 502-0000-61400 1,070.00 VISUAL EDGE IT, INC. 218421 10/2025 - IT SERVICES Consultants 502-0000-60104 42,092.92 Fund 502 - INFORMATION TECHNOLOGY Total: 44,245.15 Grand Total: 435,014.26 11/12/2025 9:46:35 AM 31 Page 4 of 7 Demand Register Packet: APPKT04364 - 11/07/2025 JB Fund Summary Fund 101-GENERAL FUND 201 - GAS TAX FUND 202 - LIBRARY & MUSEUM FUND 215 - LIGHTING & LANDSCAPING FUND 221 - AB 939 - CALRECYCLE FUND 224-TUMFFUND 401 - CAPITAL IMPROVEMENT PROGRAMS 501 - FACILITY & FLEET REPLACEMENT 502 - INFORMATION TECHNOLOGY Account Number 101-0000-20305 101-0000-20306 101-0000-20308 101-0000-20310 101-0000-20981 101-0000-20985 101-0000-42301 101-0000-42403 101-0000-42610 101-0000-42615 101-0000-43631 101-1001-60137 101-1002-60101 101-1002-60400 101-1004-50252 101-1004-60103 101-1004-60104 101-1004-60129 101-1005-60103 101-1005-60400 101-1006-60104 101-1007-60402 101-1007-60403 101-1007-60470 101-2002-60670 101-2002-60691 101-2002-61101 101-2002-61200 101-2002-61400 101-2002-80101 101-3001-60400 101-3002-60107 101-3002-60420 101-3003-60149 101-3003-60420 101-3005-60117 101-3005-60189 101-3005-60431 101-3005-60691 101-3005-61102 101-3005-61106 101-3005-61108 101-3005-61109 101-3005-61110 101-3005-61111 101-3005-61114 Grand Total: Account Summary Account Name Due to SunLine BSAS SB 1473 Fees SMIP Fees Payable MSHCP Mitigation Fee United Way Deductions Garnishments Payable Miscellaneous Revenue Electrical Permits SMIP Fees CBSC Administrative Fees CVMSHCP Admin Fee Community Special Even... Contract Services - Admi... Office Supplies Annual Wellness Dollar... Professional Services Consultants/Employee S... Recruiting/Pre-Employm... Professional Services Office Supplies Consultants Forms, Copier Paper Citywide Supplies Postage Fire Station Maintenance/Services Electricity - Utilities Water - Utilities Cable/Internet - Utilities Machinery & Equipment Office Supplies Instructors Operating Supplies Community Experiences Operating Supplies Civic Center Lake Maint... SilverRock Lake Mainten... Materials/Supplies Maintenance/Services Electric - Monticello Park.. Electric - Sports Complex... Electric - Colonel Paige -... Electric - Community Par... Electric - Adams Park - Ut.. Electric - Velasco Park - ... Electric - Desert Pride - U... Expense Amount 184,764.37 149.00 8,529.64 47,225.96 2,000.00 28,400.00 83,313.47 36,386.67 44,245.15 435,014.26 Expense Amount 175.50 1,528.00 2,649.22 17,200.00 108.00 234.15 -10.50 25.45 -132.46 -152.80 -172.00 4,306.50 3,500.00 229.80 370.67 3,575.00 105.00 21,461.47 1,138.09 124.76 2,728.69 473.65 377.22 57.69 14,481.15 6,114.00 1,078.00 194.62 421.44 3,750.00 166.57 1,157.80 2,484.93 30,071.14 216.91 1,417.50 1,417.50 1,127.25 4,346.26 18.86 3,953.68 886.58 6,369.62 49.53 20.44 19.04 11/12/2025 9:46:35 AM 32 Page 5 of 7 Demand Register Packet: APPKT04364 - 11/07/2025 JB Account Summary Account Number Account Name Expense Amount 101-3005-61203 Water -Eisenhower Park... 119.18 101-3005-61204 Water -Fritz Burns Park-... 2,158.99 101-3005-61205 Water-VelascoPark -Uti.. 148.18 101-3007-60134 Promotional Items 1,446.32 101-3007-60450 Sponsorships/Advertising 5,750.00 101-3007-60461 Marketing & Tourism Pr... 12,778.25 101-3008-60115 Janitorial 1,564.32 101-3008-60431 Materials/Supplies 803.80 101-3008-60667 HVAC 3,652.00 101-3008-61101 Electricity -Utilities 11,380.33 101-3008-61200 Water -Utilities 1,109.21 101-6002-60450 Advertising 1,561.57 101-6005-60406 Disaster Prep Supplies 2,164.34 101-7001-60400 Office Supplies 61.23 101-7002-60320 Travel & Training 40.86 101-7003-60420 Operating Supplies 361.87 201-7003-60429 Traffic Control Signs 79.00 201-7003-60431 Materials/Supplies 70.00 202-3004-60115 Janitorial 375.00 202-3004-60667 HVAC 3,582.00 202-3004-61101 Electricity -Utilities 4,395.30 202-3006-61300 Telephone - Utilities 177.34 215-7004-60320 Travel & Training 450.00 215-7004-60431 Materials/Supplies 24,042.49 215-7004-60691 Maintenance/Services 775.00 215-7004-61116 Electric - Utilities 4,025.71 215-7004-61117 Electric - Medians - Utilit... 1,669.29 215-7004-61211 Water - Medians - Utiliti... 16,263.47 221-0000-60127 AB 939 Recycling Solutio... 2,000.00 224-0000-20320 TUMF Payable to CVAG 28,400.00 401-0000-20600 Retention Payable 31,878.14 401-0000-60108 Technical 16,542.76 401-0000-60185 Design 21,020.00 401-0000-60188 Construction 13,872.57 501-0000-60674 Fuel & Oil 110.45 501-0000-60675 Parts, Accessories, and ... 455.95 501-0000-60676 Vehicle Repair & Maint... 103.98 501-0000-71103 City Bldg Repl/Repair 35,716.29 502-0000-60104 Consultants 42,092.92 502-0000-61400 Cable/Internet - Utilities 2,152.23 Grand Total: 435,014.26 Project Account Summary Project Account Key Project Account Name Project Name Expense Amount **None** **None** **None** 292,315.60 201804E Landscape & Lighting Median Islan... Landscape & Lighting Median Isla 24,042.49 202102CT Construction Expense Fritz Burns Park Improvements 11,799.37 202102T Technical Expense Fritz Burns Park Improvements 3,276.00 202216E General PW Maint - Desert Concep.. General PW Maintenance - Desei 800.00 202225T Technical Expense Highway 111 Rehabilitation Proje 13,266.76 202330E Park Landscape Maintenance Servi... Park Landscape Maintenance Ser 795.30 202403RP Retention Payable Cove Area Slurry Seal Improveme 31,878.14 202410D Design Expense Aveue 52 at Jefferson Street Roui 21,020.00 202425E On -Call Electrical Services On -Call Electrical Services 3,571.26 202502CT Construction Expense Cove Area Slurry Seal Improveme 2,073.20 IRONE Ironman Expense Ironman Event 12,840.09 LQFFE La Quinta Fall Festival Expense La Quinta Fall Festival 3,253.30 LQYCE La Quinta Youth Collective Expens... La Quinta Youth Collective 105.00 11/12/2025 9:46:35 AM 33 Page 6 of 7 Demand Register Packet: APPKT04364 - 11/07/2025 JB Project Account Summary Project Account Key Project Account Name Project Name Expense Amount TREEE Tree Lighting Ceremony Expense Tree Lighting Ceremony 13,977.75 Grand Total: 435,014.26 *Project codes are generally used to track Capital Improvement Program (CIP) projects, other large public works projects, developer deposits, or city-wide events. Normal operational expenditures are not project coded and, therefore, will report as "none" in this section. 11/12/2025 9:46:35 AM 34 Page 7 of 7 ATTACHMENT 2 City of La Quinta Bank Transactions 10/27/2025-11/07/2025 Wire Transaction Listed below are the wire transfers from 10/27/2025-11 /07/2025. Wire Transfers: 10/27/2025 - WIRE TRANSFER - MIDAMERICA 10/28/2025 - WIRE TRANSFER - STERLING 10/28/2025 - WIRE TRANSFER - COLONIAL LIFE 11/07/2025 - WIRE TRANSFER - CALIPERS 11/07/2025 - WIRE TRANSFER - LQCEA 11/07/2025 - WIRE TRANSFER - LANDMARK 11/07/2025 - WIRE TRANSFER - MISSION SQUARE 11/07/2025 - WIRE TRANSFER - MISSION SQUARE TOTAL WIRE TRANSFERS OUT $21,936.37 $1,426.45 $8,854.18 $159,376.33 $583.00 $248,209.99 $7,074.88 $16,275.10 $463,736.30 35 City of La Quinta ATTACHMENT 3 Purchase Orders 07/1 /25 — 09/30/25 Purchase Orders Listed below are Purchase Orders issued from 07/1/25 — 09/30/25 with a value between $25,000 and $50,000 for City Council review. Vendor Granicus Perfect Holiday Lights Desert Resort Management Placer Labs, Inc. Boys & Girls Club of Coachella Valley Courtmasters Sports, Inc. BMW Motorcycles of Escondido ITI Digital, LLC Pacific West Air Conditioning W.D. Young & Sons Macias Nursery, Inc. Red Terra Nursery, Inc. Coachella Horse Park, LLC Tri-State Materials, Inc. P.0 Number Amount Purpose 2526-0020 $ 25,140.77 FY25/26 City Website Hosting & Graphics Design Services 2526-0039 $ 49,588.00 FY 25/26 Holiday Decorations & Lighting 2526-0052 $ 49,075.20 FY25/26 Security Patrol Services 2526-0053 $ 25,000.00 FY25/26 Venue Analytics Platform 2526-0056 $ 40,000.00 FY25/26 Facility Use Agreement 2526-0070 $ 49,000.00 Fritz Burns Park Tennis Court Re - Surfacing 2526-0105 $ 38,409.11 Rivco Police Motor Bike 2526-0107 $ 28,600.00 Website Calendar & Business Listing 2526-0109 $ 31,935.00 City Hall West Conference Room HVAC Replacement 2526-0115 $ 44,000.00 Washington Parkway Palm Trees 2526-0116 $ 40,000.00 Parks and L&L Plant Materials 2526-0117 $ 40,000.00 Parks and L&L Plant Materials 2526-0123 $ 25,000.00 FY25/26 Horse Park Sponsorship 2526-0130 $ 40,000.00 Parks and L&L Ground Cover Materials 36 BUSINESS SESSION ITEM NO. 1 City of La Quinta CITY COUNCIL MEETIN( November 18, 2025 STAFF REPORT AGENDA TITLF: APPROVE AGREEMENT FOR CONTRACT SERVICES WITH WALKER CONSULTING TO PREPARE THE 2025 VILLAGE BUILD -OUT PLAN PARKING STUDY, PROJECT NO. 2025-13 RECOMMENDATION Approve an agreement for contract services with Walker Consulting to prepare the 2025 Village Build -Out Plan Parking Study, Project No. 2025-13; and authorize the City Manager to execute the agreement. EXECUTIVE SUMMARY • The Village Build -Out Plan Area is the City's "downtown" mixed use area and is an important area for the community. Increased development of the Village has made parking more challenging to secure, and staff seeks to prepare an updated parking study to evaluate parking adequacy of current and future demand and the City's In - Lieu Parking Program. • In 2006, a comprehensive parking study was prepared with recommendations for accommodating parking within the Village. In 2016, the Village Build -Out Plan was adopted and included modified parking standards. • In August 2025, the City published a Request for Proposals (RFP) for professional services related to the preparation of the 2025 Village Build -Out Plan Parking Study, Project No. 2025-13 (Parking Study) and received 4 proposals. Walker Consultants was selected as the most qualified firm and staff seeks approval for a 1-year agreement, with an option to extend for an additional 6 months. FISCAL IMPACT Total compensation for the proposed agreement is $98,000. Funds are available in the Village Parking Lot Utility Undergrounding Project 2024-08 in the Capital Improvement Plan, Account No. 401-0000-60185. Phase 1: Comprehensive Analysis of Parking Conditions $ 53,775 Phase 2: Recommended Parking Development and Management Strategy $ 24,205 Phase 3: Draft and Final Reports $ 20,020 Total: $ 98,0000 37 BACKGROUND/ANALYSIS The Village Build -Out Plan Area (Village Area) is the City's "downtown" mixed -use area and with the recent approval of several developments and new proposed developments on the horizon, staff has determined that an updated parking study should be prepared to evaluate parking adequacy in regard to current and future demand and evaluate the City's In -Lieu Parking Program. The Village Area includes the Village Commercial zoning district in addition to the City Hall campus and La Quinta Village Shopping Center (Attachment 1) and was established to promote development and redevelopment of the Village Area by providing development standards that encourage the implementation of mixed -use projects, pedestrian scale development and connectivity, and economic growth as stated in La Quinta Municipal Code (LQMC) Section 9.70.110 — Village Build -Out Plan Area. In 2006, a comprehensive parking study was prepared with several short-term and long- term recommendations to accommodate parking within the Village. In 2016, Build -out assumptions were established and adopted into the LQMC and accounted for in an Environmental Impact Report (EIR) prepared under Environmental Assessment 2016-0012 for the Village Area to allow for future development intensity and streamline the development review process. These assumptions include several scenarios in different areas of the Village: 1) new dwelling units will be developed over commercial uses in multi -story buildings, 2) existing dwelling units will remain in place, and 3) some existing nonresidential buildings will be replaced with new buildings. As part of the Build - Out Plan, to help facilitate development, parking standards were adopted that allowed for alternative methods for provision of parking spaces, including an allowance of a 50% reduction, shared parking agreement with another property, contribution to the in -lieu fee program, or other variation of the parking standard approved by the director. Staff has monitored the parking within the Village Area and noted that there has been an increase in parking being used in peak times. Development that has occurred over the last three to five years in the Village includes: • McQuaid Art Studio and Apartments: Mixed use development with art studio, gallery, and six apartments • Barcelona Club Apartments: Residential development with 16 apartments • Village Hospitality Homes: Four tourist homes solely for transient occupancy • Calle Estado Mixed Use Development: Mixed use development with retail on bottom floor and six apartments above • Addition of the Starbucks building and increased occupancy in the La Quinta Village Shopping Center Several new developments have been approved with reductions in their parking requirements per the alternative methods included in the LQMC. With the recent approval of these developments and newly proposed developments on the horizon, including the City's proposed Cultural Campus, staff determined that an updated parking analysis should be prepared for the Village Area to evaluate parking adequacy in regard to current and future demand. 38 In August 2025, the City published a RFP for professional services related to the preparation of the Parking Study and received 4 proposals. Walker Consultants was selected as the most qualified firm to complete the Parking Study and Staff seeks approval for a 1-year agreement, with an option to extend for an additional 6 months. The first phase of the project will involve a comprehensive analysis of existing parking conditions, including an inventory of available facilities and an evaluation of both vehicle and pedestrian circulation patterns. Considering those results, the second phase of the project will provide a recommended parking development and management strategy for current and anticipated future needs, citing a practical infrastructure solution while remaining sensitive to the Village theme and needs of local businesses. This phase will also include an analysis of the City's In -Lieu Fee Parking Program. The third phase consists of the compilation of the findings into a report and presentation to Council. ALTERNATIVES Council may modify or not approve the agreement. Prepared by: Cheri Flores, Interim Design and Development Director Approved by: Jon McMillen, City Manager Attachments: 1. Vicinity Map 2. Agreement for Contract Services with Walker Consultants 4 Tor • +� f�, Ala - ? s sea lamp ♦ r ' _ =� I ? .•, ., r AL -' ` - ".�+.' ! }Kram, � � • I 1 • G� O ,rr"` '7t =�• _ �,, fir' � •�°`, � ,•s �.a~t 'Patmat . = w►•�',., err i ..�' i +�:11' it .. j.� r.,/►. � ,;�I��Y - �`^ �� ego I MI.tf All r� r � 1s •fir" u� � r'�' .}7 �_�.r r .� '�j� 1� a'tr K, ii t� • Ot � bar � � af' � � � r� '- i'_ _ �� > -�40.- rri AMW IL Legend � k ji r M At Village Build -Out -j Plan Area M .s. own L"m I Fri ATTACHMENT 2 AGREEMENT FOR CONTRACT SERVICES This Agreement for Contract Services (the "Agreement") is made and entered into by and between the City of La Quinta, ("City"), a California Municipal Corporation and Charter City organized under the Constitution and laws of the State of California with its principal place of business at 78495 Calle Tampico, La Quinta, California 92253, and Walker Consultants, a Michigan Corporation , with a place of business at 707 Wilshire Boulevard, Suite 3650, Los Angeles, California, 90017 ("Contracting Party"). The parties hereto agree as follows: 1. SERVICES OF CONTRACTING PARTY. 1.1 Scope of Services. In compliance with all terms and conditions of this Agreement, Contracting Party shall provide those services related to the 2025 Parking Study for the Village Build -Out Plan Area, Project No. 2025-13, as specified in the "Scope of Services" attached hereto as "Exhibit A" and incorporated herein by this reference (the "Services"). Contracting Party represents and warrants that Contracting Party is a design professional as defined by Civil Code § 2782 of first-class work and/or services and Contracting Party is experienced in performing the Services contemplated herein and, in light of such status and experience, Contracting Party covenants that it shall follow applicable industry standards in effect at the time of the project in performing the Services required hereunder, and that all materials, if any, will be of good quality, fit for the purpose intended. For purposes of this Agreement, the phrase "industry standards" shall mean those standards of practice contemplated in Section 1.6 below. 1.2 Compliance with Law. All Services rendered hereunder shall be provided in accordance with all applicable ordinances, resolutions, statutes, rules, regulations, and laws of the City and any Federal, State, or local governmental agency of competent jurisdiction in effect at the time of the project. 1.3 Wage and Hour Compliance. Contracting Party shall comply with applicable Federal, State, and local wage and hour laws. 1.4 Licenses, Permits, Fees and Assessments. Except as otherwise specified herein, Contracting Party shall obtain at its sole cost and expense such licenses, permits, and approvals as may be required by law for the performance of the Services required by this Agreement, including a City of La Quinta business license. Contracting Party and its employees, agents, and subcontractors shall, at their sole cost and expense, keep in effect at all times during the term of this Agreement any licenses, permits, and approvals that are legally required for the performance of the Services required by this Agreement. Contracting Party shall have the sole obligation to pay for any fees, assessments, and taxes, plus applicable penalties and interest, which may be imposed by law and arise from or are necessary for the performance of the Services required by this Agreement, and shall indemnify, and hold City, its elected officials, officers, employees, and agents, free and harmless against any such fees, assessments, taxes, penalties, or interest 41 Revised — Sept. 2025 levied, assessed, or imposed against City hereunder. Contracting Party shall be responsible for all subcontractors' compliance with this Section. 1.5 Familiarity with Work. By executing this Agreement, Contracting Party warrants that (a) it has considered the Services to be performed based on the City's Request for Proposals, (b) it has investigated the site where the Services are to be performed, if any, and fully acquainted itself with the conditions there existing, (c) it has carefully considered how the Services should be performed, and (d) it fully understands the facilities, difficulties, and restrictions attending performance of the Services under this Agreement. Should Contracting Party discover any latent or unknown conditions materially differing from those inherent in the Services or as represented by City, Contracting Party shall immediately inform City of such fact and shall not proceed except at Contracting Party's risk until written instructions are received from the Contract Officer, or assigned designee (as defined in Section 4.2 hereof). 1.6 Standard of Care. Contracting Party acknowledges and understands that the Services contracted for under this Agreement require specialized skills and abilities as a design professional and that, consistent with this understanding, Contracting Party's work will be held to a design professional's standard of care. Consistent with Section 1.5 hereinabove, Contracting Party represents to City that it will perform the Services in a manner consistent with that degree of care and skill ordinarily exercised by members of the same profession currently practicing under similar circumstances at the same time and in the same or similar locality. Contracting Party holds the necessary skills and abilities to satisfy the industry standard of quality as set forth in this Agreement. The performance of Services by Contracting Party shall not relieve Contracting Party from any obligation to correct any incomplete, inaccurate, or defective work at no further cost to City, when such inaccuracies are due to the negligence of Contracting Party. 1.7 Additional Services. In accordance with the terms and conditions of this Agreement, Contracting Party shall perform services in addition to those specified in the Scope of Services ("Additional Services") only when directed to do so by the Contract Officer, or assigned designee, provided that Contracting Party shall not be required to perform any Additional Services without compensation. Contracting Party shall not perform any Additional Services until receiving prior written authorization through a duly executed written amendment or change order from the Contract Officer, or assigned designee, incorporating therein any adjustment in (i) the Contract Sum, in accordance with Section 2.3 of this Agreement, and/or (ii) the time to perform this Agreement, which said adjustments are subject to the written approval of Contracting Party. It is expressly understood by Contracting Party that the provisions of this Section shall not apply to the Services specifically set forth in the Scope of Services or reasonably contemplated therein. It is specifically understood and agreed that oral requests and/or approvals of Additional Services shall be barred and are unenforceable. Failure of Contracting Party to secure the Contract Officer's, or assigned designee's written, authorization for Additional Services shall constitute a waiver of any and all right to adjustment of the Contract Sum or time to perform this Agreement, whether by way of compensation, 42 -2- restitution, quantum meruit, or the like, for Additional Services provided without the appropriate authorization from the Contract Officer, or assigned designee. 1.8 Special Requirements. Additional terms and conditions of this Agreement, if any, which are made a part hereof are set forth in "Exhibit D" (the "Special Requirements"), which is incorporated herein by this reference and expressly made a part hereof. In the event of a conflict between the provisions of the Special Requirements and any other provisions of this Agreement, the provisions of the Special Requirements shall govern. 2. COMPENSATION. 2.1 Contract Sum. For the Services rendered pursuant to this Agreement, Contracting Party shall be compensated in accordance with "Exhibit B" (the "Schedule of Compensation") in a total amount not to exceed Ninety-eight thousand dollars ($98,000), for the life of the Agreement, encompassing the Initial and any Extended Terms (the "Contract Sum"), except as provided in Section 1.7. The method of compensation set forth in the Schedule of Compensation may include a lump sum payment upon completion, payment in accordance with the percentage of completion of the Services, payment for time and materials based upon Contracting Party's rate schedule, but not exceeding the Contract Sum, or such other reasonable methods as may be specified in the Schedule of Compensation. The Contract Sum shall include the attendance of Contracting Party at all project meetings reasonably deemed necessary by City; Contracting Party shall not be entitled to any additional compensation for attending said meetings. Compensation may include reimbursement for actual and necessary expenditures for reproduction costs, transportation expense, telephone expense, and similar costs and expenses when and if specified in the Schedule of Compensation. Regardless of the method of compensation set forth in the Schedule of Compensation, Contracting Party's overall compensation shall not exceed the Contract Sum, except as provided in Section 1.7 of this Agreement. 2.2 Method of Billing & Payment. Any month in which Contracting Party wishes to receive payment, Contracting Party shall submit to City no later than the tenth (10th) working day of such month, in the form approved by City's Finance Director, an invoice for Services rendered prior to the date of the invoice. Such invoice shall (1) describe in detail the Services provided, including time and materials, and (2) specify each staff member who has provided Services and the number of hours assigned to each such staff member. Such invoice shall contain a certification by a principal member of Contracting Party specifying that the payment requested is for Services performed in accordance with the terms of this Agreement. Upon approval in writing by the Contract Officer, or assigned designee, and subject to retention pursuant to Section 8.3, City will pay Contracting Party for all items stated thereon which are approved by City pursuant to this Agreement no later than thirty (30) days after invoices are received by the City's Finance Department. 2.3 Compensation for Additional Services. Additional Services approved in advance by the Contract Officer, or assigned designee, pursuant to Section 1.7 of this Agreement shall be paid for in an amount agreed to in writing through a duly executed 43 -3- amendment or change order by both City and Contracting Party in advance of the Additional Services being rendered by Contracting Party. Any compensation for Additional Services amounting to five percent (5%) of the Contract Sum or Fifteen Thousand Dollars ($15,000), whichever is less, may be approved by the Contract Officer, or assigned designee. Any greater amount of compensation for Additional Services must be approved by the La Quinta City Council, the City Manager, or Department Director, depending upon City laws, regulations, rules and procedures concerning public contracting. Under no circumstances shall Contracting Party receive compensation for any Additional Services without prior written approval through a duly executed amendment or change order for the Additional Services is obtained from the Contract Officer, or assigned designee, pursuant to Section 1.7 of this Agreement. 3. PERFORMANCE SCHEDULE. 3.1 Time of Essence. Time is of the essence in the performance of this Agreement. If the Services are not completed in accordance with the Schedule of Performance, as set forth in Section 3.2 and "Exhibit C", it is understood that the City will suffer damage. 3.2 Schedule of Performance. All Services rendered pursuant to this Agreement shall be performed diligently and within the time period established in "Exhibit C" (the "Schedule of Performance"). Extensions to the time period specified in the Schedule of Performance may be approved in writing by the Contract Officer, or assigned designee. 3.3 Force Majeure. The time period specified in the Schedule of Performance for performance of the Services rendered pursuant to this Agreement shall be extended because of any delays due to unforeseeable causes beyond the control and without the fault or negligence of Contracting Party, including, but not restricted to, acts of God or of the public enemy, fires, earthquakes, floods, epidemic, quarantine restrictions, riots, strikes, freight embargoes, acts of any governmental agency other than City, and unusually severe weather, if Contracting Party shall within ten (10) days of the commencement of such delay notify the Contract Officer, or assigned designee, in writing of the causes of the delay. The Contract Officer, or assigned designee, shall ascertain the facts and the extent of delay, and extend the time for performing the Services for the period of the forced delay when and if in the Contract Officer's judgment such delay is justified, and the Contract Officer's determination, or assigned designee, shall be final and conclusive upon the parties to this Agreement. Extensions to time period in the Schedule of Performance which are determined by the Contract Officer, or assigned designee, to be justified pursuant to this Section shall not entitle the Contracting Party to additional compensation in excess of the Contract Sum. 3.4 Term. Unless earlier terminated in accordance with the provisions in Article 8.0 of this Agreement, the term of this agreement shall commence on November 19, 2025, and terminate on November 19, 2026 ("Initial Term"). This Agreement may be extended for six (6) additional month(s) upon mutual agreement by both parties ("Extended Term"), and executed in writing. 44 4. COORDINATION OF WORK. 4.1 Representative of Contracting Party. The following principals of Contracting Party ("Principals") are hereby designated as being the principals and representatives of Contracting Party authorized to act on its behalf with respect to the Services specified herein and make all decisions in connection therewith: (a) Name: Steffen Turoff, AICP, Principal (Primary Contact) Telephone No.: (213) 335-5839 Email: STuroffa-walkerconsultants.com It is expressly understood that the experience, knowledge, capability, and reputation of the foregoing Principals were a substantial inducement for City to enter into this Agreement. Therefore, the foregoing Principals shall be responsible during the term of this Agreement for directing all activities of Contracting Party and devoting sufficient time to personally supervise the Services hereunder. For purposes of this Agreement, the foregoing Principals may not be changed by Contracting Party and no other personnel may be assigned to perform the Services required hereunder without the express written approval of City. 4.2 Contract Officer. The "Contract Officer", otherwise known as Cheri Flores, Interim Design and Development Director or assigned designee may be designated in writing by the City Manager of the City. It shall be Contracting Party's responsibility to assure that the Contract Officer, or assigned designee, is kept informed of the progress of the performance of the Services, and Contracting Party shall refer any decisions, that must be made by City to the Contract Officer, or assigned designee. Unless otherwise specified herein, any approval of City required hereunder shall mean the approval of the Contract Officer, or assigned designee. The Contract Officer, or assigned designee, shall have authority to sign all documents on behalf of City required hereunder to carry out the terms of this Agreement. 4.3 Prohibition Against Subcontracting or Assignment. The experience, knowledge, capability, and reputation of Contracting Party, its principals, and its employees were a substantial inducement for City to enter into this Agreement. Except as set forth in this Agreement, Contracting Party shall not contract or subcontract with any other entity to perform in whole or in part the Services required hereunder without the express written approval of City. In addition, neither this Agreement nor any interest herein may be transferred, assigned, conveyed, hypothecated, or encumbered, voluntarily or by operation of law, without the prior written approval of City. Transfers restricted hereunder shall include the transfer to any person or group of persons acting in concert of more than twenty five percent (25%) of the present ownership and/or control of Contracting Party, taking all transfers into account on a cumulative basis. Any attempted or purported assignment or contracting or subcontracting by Contracting Party without City's express written approval shall be null, void, and of no effect. No approved transfer shall release Contracting Party of any liability hereunder without the express consent of City. 45 -5- 4.4 Independent Contractor. Neither City nor any of its employees shall have any control over the manner, mode, or means by which Contracting Party, its agents, or its employees, perform the Services required herein, except as otherwise set forth herein. City shall have no voice in the selection, discharge, supervision, or control of Contracting Party's employees, servants, representatives, or agents, or in fixing their number or hours of service. Contracting Party shall perform all Services required herein as an independent contractor of City and shall remain at all times as to City a wholly independent contractor with only such obligations as are consistent with that role. Contracting Party shall not at any time or in any manner represent that it or any of its agents or employees are agents or employees of City. City shall not in any way or for any purpose become or be deemed to be a partner of Contracting Party in its business or otherwise or a joint venture or a member of any joint enterprise with Contracting Party. Contracting Party shall have no power to incur any debt, obligation, or liability on behalf of City. Contracting Party shall not at any time or in any manner represent that it or any of its agents or employees are agents or employees of City. Except for the Contract Sum paid to Contracting Party as provided in this Agreement, City shall not pay salaries, wages, or other compensation to Contracting Party for performing the Services hereunder for City. City shall not be liable for compensation or indemnification to Contracting Party for injury or sickness arising out of performing the Services hereunder. Notwithstanding any other City, state, or federal policy, rule, regulation, law, or ordinance to the contrary, Contracting Party and any of its employees, agents, and subcontractors providing services under this Agreement shall not qualify for or become entitled to any compensation, benefit, or any incident of employment by City, including but not limited to eligibility to enroll in the California Public Employees Retirement System (TERS") as an employee of City and entitlement to any contribution to be paid by City for employer contributions and/or employee contributions for PERS benefits. Contracting Party agrees to pay all required taxes on amounts paid to Contracting Party under this Agreement, and to indemnify and hold City harmless from any and all taxes, assessments, penalties, and interest asserted against City by reason of the independent contractor relationship created by this Agreement. Contracting Party shall fully comply with the workers' compensation laws regarding Contracting Party and Contracting Party's employees. Contracting Party further agrees to indemnify and hold City harmless from any failure of Contracting Party to comply with applicable workers' compensation laws. City shall have the right to offset against the amount of any payment due to Contracting Party under this Agreement any amount due to City from Contracting Party as a result of Contracting Party's failure to promptly pay to City any reimbursement or indemnification arising under this Section. 4.5 Identity of Persons Performing Work. Contracting Party represents that it employs or will employ at its own expense all personnel required for the satisfactory performance of any and all of the Services set forth herein. Contracting Party represents that the Services required herein will be performed by Contracting Party or under its direct supervision, and that all personnel engaged in such work shall be fully qualified and shall be authorized and permitted under applicable State and local law to perform such tasks and services. 46 rot 4.6 City Cooperation. City shall provide Contracting Party with any plans, publications, reports, statistics, records, or other data or information pertinent to the Services to be performed hereunder which are reasonably available to Contracting Party only from or through action by City. 5. INSURANCE. 5.1 Insurance. Prior to the beginning of any Services under this Agreement and throughout the duration of the term of this Agreement, Contracting Party shall procure and maintain, at its sole cost and expense, and submit concurrently with its execution of this Agreement, policies of insurance as set forth in "Exhibit E" (the "Insurance Requirements") which is incorporated herein by this reference and expressly made a part hereof. 5.2 Proof of Insurance. Contracting Party shall provide Certificate of Insurance to Agency along with all required endorsements. Certificate of Insurance and endorsements must be approved by Agency's Risk Manager prior to commencement of performance. 6. INDEMNIFICATION. 6.1 Indemnification. To the fullest extent permitted by law, Contracting Party shall indemnify, and hold harmless City and any and all of its officers, employees, agents, and volunteers as set forth in Section F.1.d. of "Exhibit F" ("Indemnification") which is incorporated herein by this reference and expressly made a part hereof. 7. RECORDS AND REPORTS. 7.1 Reports. Contracting Party shall periodically prepare and submit to the Contract Officer, or assigned designee, such reports concerning Contracting Party's performance of the Services required by this Agreement as the Contract Officer, or assigned designee, shall require. Contracting Party hereby acknowledges that City is greatly concerned about the cost of the Services to be performed pursuant to this Agreement. For this reason, Contracting Party agrees that if Contracting Party becomes aware of any facts, circumstances, techniques, or events that may or will materially increase or decrease the cost of the Services contemplated herein or, if Contracting Party is providing design services, the cost of the project being designed, Contracting Party shall promptly notify the Contract Officer, or assigned designee, of said fact, circumstance, technique, or event and the estimated increased or decreased cost related thereto and, if Contracting Party is providing design services, the estimated increased or decreased cost estimate for the project being designed. 7.2 Records. Contracting Party shall keep, and require any subcontractors to keep, such ledgers, books of accounts, invoices, vouchers, canceled checks, reports (including but not limited to payroll reports), studies, or other documents relating to the disbursements charged to City and the Services performed hereunder (the "Books and Records"), as shall be necessary to perform the Services required by this Agreement and 47 -7- enable the Contract Officer, or assigned designee, to evaluate the performance of such Services. Any and all such Books and Records shall be maintained in accordance with generally accepted accounting principles and shall be complete and detailed. The Contract Officer, or assigned designee, shall have full and free access to such Books and Records at all times during normal business hours of City, including the right to inspect, copy, audit, and make records and transcripts from such Books and Records. Such Books and Records shall be maintained for a period of three (3) years following completion of the Services hereunder, and City shall have access to such Books and Records in the event any audit is required. In the event of dissolution of Contracting Party's business, custody of the Books and Records may be given to City, and access shall be provided by Contracting Party's successor in interest. Under California Government Code Section 8546.7, if the amount of public funds expended under this Agreement exceeds Ten Thousand Dollars ($10,000.00), this Agreement shall be subject to the examination and audit of the State Auditor, at the request of City or as part of any audit of City, for a period of three (3) years after final payment under this Agreement. 7.3 Ownership of Documents. All drawings, specifications, maps, designs, photographs, studies, surveys, data, notes, computer files, reports, records, documents, and other materials plans, drawings, estimates, test data, survey results, models, renderings, and other documents or works of authorship fixed in any tangible medium of expression, including but not limited to, physical drawings, digital renderings, or data stored digitally, magnetically, or in any other medium prepared or caused to be prepared by Contracting Party, its employees, subcontractors, and agents in the performance of this Agreement (the "Documents and Materials") shall be the property of City and shall be delivered to City upon request of the Contract Officer, or assigned designee, or upon the expiration or termination of this Agreement, and Contracting Party shall have no claim for further employment or additional compensation as a result of the exercise by City of its full rights of ownership use, reuse, or assignment of the Documents and Materials hereunder. Any use, reuse or assignment of such completed Documents and Materials for other projects and/or use of uncompleted documents without specific written authorization by Contracting Party will be at City's sole risk and without liability to Contracting Party, and Contracting Party's guarantee and warranties shall not extend to such use, revise, or assignment. Contracting Party may retain copies of such Documents and Materials for its own use. Contracting Party shall have an unrestricted right to use the concepts embodied therein. All subcontractors shall provide for assignment to City of any Documents and Materials prepared by them, and in the event Contracting Party fails to secure such assignment, Contracting Party shall indemnify City for all damages resulting therefrom. 7.4 In the event City or any person, firm, or corporation authorized by City reuses said Documents and Materials without written verification or adaptation by Contracting Party for the specific purpose intended and causes to be made or makes any changes or alterations in said Documents and Materials, City hereby releases, discharges, and exonerates Contracting Party from liability resulting from said change. The provisions of this clause shall survive the termination or expiration of this Agreement and shall thereafter remain in full force and effect. IN 7.5 Licensing of Intellectual Property. This Agreement creates a non-exclusive and perpetual license for City to copy, use, modify, reuse, or sublicense any and all copyrights, designs, rights of reproduction, and other intellectual property embodied in the Documents and Materials. Contracting Party shall require all subcontractors, if any, to agree in writing that City is granted a non-exclusive and perpetual license for the Documents and Materials the subcontractor prepares under this Agreement. Contracting Party represents and warrants that Contracting Party has the legal right to license any and all of the Documents and Materials. Contracting Party makes no such representation and warranty in regard to the Documents and Materials which were prepared by design professionals other than Contracting Party or provided to Contracting Party by City. City shall not be limited in any way in its use of the Documents and Materials at any time, provided that any such use not within the purposes intended by this Agreement shall be at City's sole risk. 7.6 Release of Documents. The Documents and Materials shall not be released publicly without the prior written approval of the Contract Officer, or assigned designee, or as required by law. Contracting Party shall not disclose to any other entity or person any information regarding the activities of City, except as required by law or as authorized by City. 7.7 Confidential or Personal Identifying Information. Contracting Party covenants that all City data, data lists, trade secrets, documents with personal identifying information, documents that are not public records, draft documents, discussion notes, or other information, if any, developed or received by Contracting Party or provided for performance of this Agreement are deemed confidential and shall not be disclosed by Contracting Party to any person or entity without prior written authorization by City or unless required by law. City shall grant authorization for disclosure if required by any lawful administrative or legal proceeding, court order, or similar directive with the force of law. All City data, data lists, trade secrets, documents with personal identifying information, documents that are not public records, draft documents, discussions, or other information shall be returned to City upon the termination or expiration of this Agreement. Contracting Party's covenant under this section shall survive the termination or expiration of this Agreement. 8. ENFORCEMENT OF AGREEMENT. 8.1 California Law. This Agreement shall be interpreted, construed, and governed both as to validity and to performance of the parties in accordance with the laws of the State of California. Legal actions concerning any dispute, claim, or matter arising out of or in relation to this Agreement shall be instituted in the Superior Court of the County of Riverside, State of California, or any other appropriate court in such county, and Contracting Party covenants and agrees to submit to the personal jurisdiction of such court in the event of such action. 49 N 8.2 Disputes. In the event of any dispute arising under this Agreement, the injured party shall notify the injuring party in writing of its contentions by submitting a claim therefore. The injured party shall continue performing its obligations hereunder so long as the injuring party commences to cure such default within ten (10) days of service of such notice and completes the cure of such default within forty-five (45) days after service of the notice, or such longer period as may be permitted by the Contract Officer, or assigned designee; provided that if the default is an immediate danger to the health, safety, or general welfare, City may take such immediate action as City deems warranted. Compliance with the provisions of this Section shall be a condition precedent to termination of this Agreement for cause and to any legal action, and such compliance shall not be a waiver of any party's right to take legal action in the event that the dispute is not cured, provided that nothing herein shall limit City's right to terminate this Agreement without cause pursuant to this Article 8.0. During the period of time that Contracting Party is in default, City shall hold all invoices and shall, when the default is cured, proceed with payment on the invoices. In the alternative, City may, in its sole discretion, elect to pay some or all of the outstanding invoices during any period of default. 8.3 Retention of Funds. City may withhold from any monies payable to Contracting Party sufficient funds to compensate City for any losses, costs, liabilities, or damages it reasonably believes were suffered by City due to the default of Contracting Party in the performance of the Services required by this Agreement. 8.4 Waiver. No delay or omission in the exercise of any right or remedy of a non - defaulting party on any default shall impair such right or remedy or be construed as a waiver. City's consent or approval of any act by Contracting Party requiring City's consent or approval shall not be deemed to waive or render unnecessary City's consent to or approval of any subsequent act of Contracting Party. Any waiver by either party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Agreement. 8.5 Rights and Remedies are Cumulative. Except with respect to rights and remedies expressly declared to be exclusive in this Agreement, the rights and remedies of the parties are cumulative and the exercise by either party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other party. 8.6 Legal Action. In addition to any other rights or remedies, either party may take legal action, at law or at equity, to cure, correct, or remedy any default, to recover damages for any default, to compel specific performance of this Agreement, to obtain declaratory or injunctive relief, or to obtain any other remedy consistent with the purposes of this Agreement. 8.7 Termination Prior To Expiration of Term. This Section shall govern any termination of this Agreement, except as specifically provided in the following Section for termination for cause. City reserves the right to terminate this Agreement at any time, with or without cause, upon thirty (30) days' written notice to Contracting Party. Upon receipt -10- of any notice of termination, Contracting Party shall immediately cease all Services hereunder except such as may be specifically approved by the Contract Officer, or assigned designee. Contracting Party shall be entitled to compensation for all Services rendered prior to receipt of the notice of termination and for any Services authorized by the Contract Officer, or assigned designee, thereafter in accordance with the Schedule of Compensation or such as may be approved by the Contract Officer, or assigned designee, except amounts held as a retention pursuant to this Agreement. 8.8 Termination for Default of Contracting Party. If termination is due to the failure of Contracting Party to fulfill its obligations under this Agreement, Contracting Party shall vacate any City -owned property which Contracting Party is permitted to occupy hereunder and City may, after compliance with the provisions of Section 8.2, take over the Services and prosecute the same to completion by contract or otherwise, and Contracting Party shall be liable to the extent that the total cost for completion of the Services required hereunder exceeds the compensation herein stipulated (provided that City shall use reasonable efforts to mitigate such damages), and City may withhold any payments to Contracting Party for the purpose of setoff or partial payment of the amounts owed City. 8.9 Attorneys' Fees. If either party to this Agreement is required to initiate or defend or made a party to any action or proceeding in any way connected with this Agreement, the prevailing party in such action or proceeding, in addition to any other relief which may be granted, whether legal or equitable, shall be entitled to reasonable attorneys' fees; provided, however, that the attorneys' fees awarded pursuant to this Section shall not exceed the hourly rate paid by City for legal services multiplied by the reasonable number of hours spent by the prevailing party in the conduct of the litigation. Attorneys' fees shall include attorneys' fees on any appeal, and in addition a party entitled to attorneys' fees shall be entitled to all other reasonable costs for investigating such action, taking depositions and discovery, and all other necessary costs the court allows which are incurred in such litigation. All such fees shall be deemed to have accrued on commencement of such action and shall be enforceable whether or not such action is prosecuted to judgment. The court may set such fees in the same action or in a separate action brought for that purpose. 9. CITY OFFICERS AND EMPLOYEES; NONDISCRIMINATION. 9.1 Non -liability of City Officers and Employees. No officer, official, employee, agent, representative, or volunteer of City shall be personally liable to Contracting Party, or any successor in interest, in the event of any default or breach by City or for any amount which may become due to Contracting Party or to its successor, or for breach of any obligation of the terms of this Agreement. 9.2 Conflict of Interest. Contracting Party covenants that neither it, nor any officer or principal of it, has or shall acquire any interest, directly or indirectly, which would conflict in any manner with the interests of City or which would in any way hinder Contracting Party's performance of the Services under this Agreement. Contracting Party further covenants that in the performance of this Agreement, no person having any such interest 51 -11- shall be employed by it as an officer, employee, agent, or subcontractor without the express written consent of the Contract Officer, or assigned designee. Contracting Party agrees to at all times avoid conflicts of interest or the appearance of any conflicts of interest with the interests of City in the performance of this Agreement. No officer or employee of City shall have any financial interest, direct or indirect, in this Agreement nor shall any such officer or employee participate in any decision relating to this Agreement which effects his financial interest or the financial interest of any corporation, partnership or association in which he is, directly or indirectly, interested, in violation of any State statute or regulation. Contracting Party warrants that it has not paid or given and will not pay or give any third party any money or other consideration for obtaining this Agreement. 9.3 Covenant against Discrimination. Contracting Party covenants that, by and for itself, its heirs, executors, assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of any impermissible classification including, but not limited to, race, color, creed, religion, sex, marital status, sexual orientation, national origin, or ancestry in the performance of this Agreement. Contracting Party shall take affirmative action to ensure that applicants are employed and that employees are treated during employment without regard to their race, color, creed, religion, sex, marital status, sexual orientation, national origin, or ancestry. 10. MISCELLANEOUS PROVISIONS. 10.1 Notice. Any notice, demand, request, consent, approval, or communication either party desires or is required to give the other party or any other person shall be in writing and either served personally or sent by prepaid, first-class mail to the address set forth below. Either party may change its address by notifying the other party of the change of address in writing. Notice shall be deemed communicated forty-eight (48) hours from the time of mailing if mailed as provided in this Section. To City: CITY OF LA QUINTA Attention: Cheri Flores 78495 Calle Tampico La Quinta, California 92253 To Contracting Party: WALKER CONSULTING Attention: Steffen Turoff 707 Wilshire Blvd, Suite 3650 Los Angeles, CA 90017 10.2 Interpretation. The terms of this Agreement shall be construed in accordance with the meaning of the language used. 10.3 Section Headings and Subheadings. The section headings and subheadings contained in this Agreement are included for convenience only and shall not limit or otherwise affect the terms of this Agreement. 52 -12- 10.4 Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed to be an original, and such counterparts shall constitute one and the same instrument. 10.5 Integrated Agreement. This Agreement including the exhibits hereto is the entire, complete, and exclusive expression of the understanding of the parties. It is understood that there are no oral agreements between the parties hereto affecting this Agreement and this Agreement supersedes and cancels any and all previous negotiations, arrangements, agreements, and understandings, if any, between the parties, and none shall be used to interpret this Agreement. 10.6 Amendment. No amendment to or modification of this Agreement shall be valid unless made in writing and approved by Contracting Party and by the City Council of City. The parties agree that this requirement for written modifications cannot be waived and that any attempted waiver shall be void. 10.7 Severability. In the event that any one or more of the articles, phrases, sentences, clauses, paragraphs, or sections contained in this Agreement shall be declared invalid or unenforceable, such invalidity or unenforceability shall not affect any of the remaining articles, phrases, sentences, clauses, paragraphs, or sections of this Agreement which are hereby declared as severable and shall be interpreted to carry out the intent of the parties hereunder unless the invalid provision is so material that its invalidity deprives either party of the basic benefit of their bargain or renders this Agreement meaningless. 10.8 Unfair Business Practices Claims. In entering into this Agreement, Contracting Party offers and agrees to assign to City all rights, title, and interest in and to all causes of action it may have under Section 4 of the Clayton Act (15 U.S.C. § 15) or under the Cartwright Act (Chapter 2, (commencing with Section 16700) of Part 2 of Division 7 of the Business and Professions Code), arising from purchases of goods, services, or materials related to this Agreement. This assignment shall be made and become effective at the time City renders final payment to Contracting Party without further acknowledgment of the parties. 10.9 No Third -Party Beneficiaries. With the exception of the specific provisions set forth in this Agreement, there are no intended third -party beneficiaries under this Agreement and no such other third parties shall have any rights or obligations hereunder. 10.10 Authority. The persons executing this Agreement on behalf of each of the parties hereto represent and warrant that (i) such party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Agreement on behalf of said party, (iii) by so executing this Agreement, such party is formally bound to the provisions of this Agreement, and (iv) that entering into this Agreement does not violate any provision of any other Agreement to which said party is bound. This Agreement shall be binding upon the heirs, executors, administrators, successors, and assigns of the parties. [SIGNATURES ON FOLLOWING PAGE] 53 -13- IN WITNESS WHEREOF, the parties have executed this Agreement as of the dates stated below. CITY OF LA QUINTA, CONTRACTING PARTY: a California Municipal Corporation JON MCMILLEN, City Manager City of La Quinta, California Dated: ATTEST: MONIKA RADEVA, City Clerk City of La Quinta, California APPROVED AS TO FORM: WILLIAM H. IHRKE, City Attorney City of La Quinta, California By: Walker Consultants Name: Steffen Turoff, AICP Title: Principal BW- Name: Title: 54 -14- See Attached Exhibit A Scope of Services Exhibit A 55 Page 1 of 4 Last revised summer 2017 jFl 0 20 &I m 14M 1 0 W, Contents 01 Cover Letter 1 02 Firm Background, Qualifications, and Experience 2 03 References of California Government Agencies 9 04 Fee Schedule 10 05 List of Complementary Services Offered N/A 06 Staffing and Project Organization 11 07 Subcontracting Services N/A 08 Disclosures 12 09 Explanation of Methodology 13 10 Attachments 2-4 23 11 Appendix (Resumes) A-1 57 -0 WALKER reCONSULTANTS September 12, 2025 Cheri Flores Interim Design and Development Director City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Re: Proposal for 2025 Village Parking Study Dear Ms. Flores: 707 Wilshire Boulevard, Suite 3650 Los Angeles, CA 90017 213.488.4911 wa I ke rco n s u Ita nts. co m Walker Consultants is pleased to submit our proposal for the 2025 Village Parking Study. We understand the City of La Quinta seeks a consultant to address the need for accessible and well -managed parking for the vibrant and rapidly growing Village Commercial District. Our team is prepared to collaborate with the City of La Quinta to deliver a strategy that addresses current demand and lays the groundwork for long-term community success. Our experience demonstrates how thoughtful analysis can be transformed into practical, forward -looking solutions. We bring: • Proven expertise from completing over 1500 parking studies in cities with similar character, producing strategies that were both financially viable and informed by stakeholder engagement. • A tailored data -driven approach that supports the City's policy priorities, enabling us to provide and implement the best parking solutions for La Quinta and the Village community. • A dedicated project team, led by Steffen Turoff, who has managed complex urban parking studies across California and will be personally responsible for guiding this effort from start to finish. This proposal reflects our commitment to advancing mobility, supporting economic vitality, and protecting the unique qualities that define the Village. Our staff is positioned to deliver the technical depth, responsiveness, and insight needed to help the City achieve its objectives. Acknowledgements: • All information and pricing provided in the proposal is valid for at least ninety (90) days. The individual who will perform the work for the city is free of any conflict of interest. • Walker does not intend to use subcontractors to complete the scope of work. Thank you for considering our proposal. We hope to have the opportunity to discuss further how we may best serve the City of La Quinta. Sincerely, WALKER CONSULTANTS Steffen Turoff, AICP, Principal (Primary Contact) 707 Wilshire Blvd, Suite 3650 Los Angeles, CA 90017 213.335.5839 sturoff@walkerconsultants.com 58 WALKER ' CONSULTANTS 2a. Names and Qualifications of Project Team Members and Assignments for the Project. Below is an introduction to our experienced project team, including their roles on the project. Full resumes have been provided in an appendix, following page 25. Steffen Turoff, AICP I Role: Principal-in-Charge/Project Manager With 38 years of experience, including 20 at Walker, Steffen has led parking analyses that address citywide goals in transportation, economic development, housing, and quality of life. His expertise spans pricing, permits, enforcement, codes, and TDM. He will serve as Principal -in -Charge and Project Manager, leading the engagement, coordinating with City staff, and ensuring on -time, on -budget delivery that reflects City and stakeholder goals. 4 , Eric Haggett, LEED AP I Role: Parking System Financial Advisor * Eric brings 18 years in parking system finance, planning, and operations. He has developed long-term financial models, completed planning studies, and advised on shared -use, fee structures, and permit programs. He will provide financial and .MmkL operational analysis and advise on pricing as a management tool. Tania Schleck I Role: Parking Planning Consutant _ With 15 years of experience, Tania specializes in parking and transportation policy and _ planning at a variety of scales. She has conducted supply and demand studies, shared parking analyses, TDM planning, and code reviews. She will lead supply/demand analysis, review parking standards, and support the development of policies and strategies. Daniel Garcia I Role: Parking and Mobility Consultant Daniel has 11 years of experience analyzing parking and mobility for public, private, and institutional clients, including supply and demand studies, shared parking, management strategies, and GIS analysis. He will conduct data collection, occupancy analysis, mapping, and visualizations to support existing conditions and strategy development. Jonathan Wicks, CAPP, CPP I Role: Operations and Technology Consultant Jonathan has over 10 years of experience in parking operations and technology, including consulting for California cities. His expertise includes system upgrades, policy development, mobile applications, and EV infrastructure. He will assess operations and technology tools to recommend strategies that enhance efficiency and user experience. Ben Weber, AICP I Role: Curb Management Consultant Ben brings over 12 years of experience in planning, policy, and placemaking, working with cities, universities, private developers, and tribal communities. He is skilled in community engagement, curbside policy, and design concept planning. He will lead curbside use analysis, loading and micro -mobility needs, and public engagement. Emmanuel Trigueros I TDM Planning Consultant Manny has 4 years of experience managing TDM programs that shift travel behavior and expand mode choice. At Walker, he has contributed to parking demand and pricing studies, parking requirement reviews, and mode split analyses. He will design TDM strategies, evaluate mode share opportunities, and recommend approaches to reduce single -occupancy trips and promote sustainable travel. 59 WALKER CONSULTANTS WALKER ' CONSULTANTS 2b. Descriptions of three (3) similar projects within the last five (5) years, with client references. City of Redlands Downtown Parking Study Redlands, CA (2023-2024) Reference: Brian Desatnik, Redevelopment Project Manager, 909.399.5342, bdesatnik@ci.claremont.ca.us Walker completed a comprehensive Downtown Parking and Mobility Study to reimagine how travel, access, and parking could support more than 1,000 new residential units, a new parking garage for the train station, and growing demands from businesses, residents, and visitors. A goal of the City was to balance traditional vehicle access with enhanced walking, biking, transit, and curbside uses. The study examined real estate, infrastructure, policy, design, management, and financial considerations to deliver a comprehensive approach that promoted a vibrant, accessible, and sustainable downtown. Key Features • Walker reviewed existing parking supply, occupancy, and turnover across downtown. • We identified best practices and adapted to align with Redlands' planning goals. • Our study balanced vehical access with walking, biking, transit, and curbside needs. • We gathered community input through surveys, outreach, and public meetings. • We presented dindings and recommendations with clear visuals and maps. Solutions Provided • Our team completed full inventory and analysis of parking and curbside uses. • We captured feedback from residents and businesses through surveys and outreach meetings. • We developed a vision, goals, and policy framework and recomended strategies for parking management, curb use, and pricing. • We created an implementation plan with phased actions and performance metrics. • We summarized findings and next steps in our final report and presentations. Benefits • Parking assets were used more efficiently and effectively. • Access was improved for residents, businesses, and visitors. • Downtown businesses gained stronger support for growth and activity. • Travel options expanded with better walking, biking, and transit connections. • City mobility and climate goals were advanced through a "park once" approach. • A data -driven, long-term framework was established for future decision -making. 60 WALKER 3 CONSULTANTS WALKER CONSULTANTS Parking Planning, M Multiple Commercial 11 anagement, and Pricing Studies for Districts City of Newport Beach, California (2010, 2018, 2021, 2024) VF Reference: Benjamin Zdeba, Principal Planner, 949.644.3253, bzdeba@newportbeachca.gov Liz Westmoreland, Senior Planner, 949.644.3234, Lwestmoreland@newportbeach.gov The City of Newport Beach engaged Walker to update its parking ordinance, with a focus on minimum parking requirements in five of its commercial districts, most of which are historic. Key Features • The engagement was in response to concerns that the city's parking requirements were onerous, and impeding businesses from opening and expanding and properties from changing uses. • The Coastal Commission indicated flexibility in parking regulations and adequacy in commercial districts, as well as access to the districts enhanced through non - driving measures. • Steffen led the public outreach efforts for this engagement, including meetings with business groups, community groups, commissioners, and City staff. Solutions Provided • Walker conducted analyses of parking in each district, as well as targeted analyses of TNC, bicycle, e-bike, and golf cart usage. • We also explored updating the city's valet ordinance in order to increase parking capacity in the districts. • We determined that a pooled - parking supply approach, combined with actual changes to parking requirements, was viable in four of the five districts under study and likely acceptable to the Coastal Commission. Benefits • Walker is currently working with the City to apply our findings specifically to the Corona del Mar district as part of a Corona del Mar Corridor Plan being developed specifically to facilitate the creation of more businesses and make the district more walkable. 61 WALKER 4 CONSULTANTS WALKER ' CONSULTANTS Downtown and North Manhattan Beach Comprehensive Parking and Rate Study City of Manhattan Beach, California (2024-2025) Reference: Erik Zandvliet, City Traffic Engineer, ezandvliet@man hattanbeach.gov, 310.802.5521 Walker worked with the City of Manhattan Beach to provide a parking management study, taking a holistic look at parking options, programs, prices, and policies, and studying changes to better support the people who live, work, and play in Downtown and North Manhattan Beach. The Parking Management Study analyzed current and future parking demand in these areas and provided a comprehensive toolkit of parking pricing and curbside strategies to equitably manage customer, employee, visitor, and resident parking needs. Key Features • Steffen Turoff led extensive public outreach efforts that included meetings with business and citizens groups, Town Hall meetings, and an electronic survey. • The plan took into consideration the City's unique character, stakeholders, coastal access, and future mobility and parking needs. Solutions Provided • Walker developed strategies and partnerships for future parking needs, including updated parking pricing to manage parking demand, shared parking, public/private partnerships, and transportation demand management to reduce parking demand. • We created an implementation plan for all recommendations, priortizing timelines, and potential funding sources Benefits • Improved the efficiency and utilization of existing parking resources, including technology integration for app-based location and payment services. • Provided sufficient and diverse parking capacity for all transportation modes, including vehicles, EVs, shuttles, accessible parking, rideshare, delivery vehicles, bicycles, and personal motorized devices 62 WALKER 5CONSULTANTS WALKER ' CONSULTANTS Coachella Valley Experience Our proposed project manager has been visiting family in the Valley since the 1970s and, as project manager or principal in charge, has overseen numerous local engagements including the following sample projects. Additional references and information are available upon request. Past 5 Years • Palm Springs Municipal Airport, Parking Plan for Facility Expansion, 2023-2024 (Mead and Hunt Aviation Consultants) • City of Desert Hot Springs, Downtown Parking Management Plan, 2022-2023 (City of Desert Hot Springs and SCAG) • The Living Desert: Parking Study and Plan for Facility Expansion, 2023 (PVG Architects and the Living Desert Zoo and Gardeners, Palm Desert) Additional Experience • City of Palm Springs • Employee Parking Program Evaluation, 2017 • City Operational and Consulting Services, 2017 • City of Palm Desert Redevelopment Agency, 2007 • Eisenhower Medical Center: Parking Structure Functional Design, 2008 • Rancho Las Palmas Resort, City of Rancho Mirage, Parking Planning and Design Review, 2006 63 WALKER 6 CONSULTANTS WALKER ' CONSULTANTS 2c. Resume of the project manager and all team members who will work on the project. Please see the appendix, following page 25, for full project team resumes. 2d. Number of years the firm has been in business and number of years performing the services in the proposal. Years in business: 60 Years providing the services in the proposal: 50 Our team has provided parking and mobility planning services to cities nationwide for over 50 years. With more than 1,500 parking studies completed, we bring extensive experience in analyzing parking demand, utilization, and management strategies. We have supported communities in evaluating policies, curb use, and multimodal access while aligning recommendations with broader planning goals. Through clear communication and a tailored outreach process, we help cities balance parking supply with economic development, accessibility, and long-term mobility objectives. On the following page, we have provided a list of our California municipal clients for whom we've completed similar studies. 2e. Taxpayer identification number. TIN: 38 — 1782774 2f. Firm ownership and if incorporated, list the state in which the firm is incorporated and the date of incorporation. Ownership type: Corporation State of Incorporation: Michigan Date of Incorporation: 1965 2g. If the firm is a subsidiary of a parent company, identify the parent company. N/A. Walker is not a subsidiary of a parent company. 64 WALKER 7 WALKER ' CONSULTANTS Sample Municipal Engagements in Southern California • City of Agoura Hills • City of Aliso Viejo • City of Anaheim • City of Arcadia • City of Artesia • City of Bell Gardens • City of Beverly Hills • City of Buena Park • City of Burbank • City of Camarillo • City of Carmel -by -the -Sea • City of Carpinteria • City of Claremont • City of Covina • City of Culver City • City of Del Mar • City of El Monte • City of Escondido • City of Fontana • City of Fullerton • City of Glendale • City of Goleta • City of Healdsburg • City of Hermosa Beach • City of Huntington Beach • City of Huntington Park • City of Indian Wells • City of Inglewood • City of Laguna Beach • City of Long Beach • City of Los Angeles • City of Manhattan Beach • City of Moorpark • City of Morro Bay • City of Newport Beach • City of Norwalk • City of Ojai • City of Orange • City of Palm Springs • City of Palmdale • City of Pasadena • City of Pico Rivera • City of Pismo Beach • City of Placentia • City of Redlands • City of Redondo Beach • City of Riverside • City of Salinas • City of San Clemente • City of San Diego • City of San Fernando • City of San Luis Obispo • City of Santa Ana • City of Santa Barbara • City of Santa Clarita • City of Santa Monica • City of Santa Rosa • City of Solvang • City of Thousand Oaks • City of Tustin • City of Ventura • City of Vista • City of West Covina • City of West Hollywood • City of Whittier 65 WALKER g CONSULTANTS WALKER ' CONSULTANTS References a. Client Name, Client PM, and Contact Info: City of Desert Hot Springs, Jeremy Marks (former City of Desert Hot Springs Project Manager, currently Project Manager for City of Culver City), 310.253.6508 b. Project Description: The City of Desert Hot Springs and the Southern California Association of Governments (SCAG) engaged Walker to prepare a parking and curb management plan for the downtown commercial district. We analyzed current and future parking demand, explored options to add parking supply, multimodal access, changes to local parking ordinance, and funding sources. We also assessed parking and mobility needs in the cannabis district, addressing the large number of employees traveling to and from the area daily. c. Project Start and End Dates: 4/26/2022-3/5/2024 d. Staff Assigned to the Project: Steffen Turoff, Tania Schleck, Daniel Garcia, Jonathan Wicks e. Final Outcome: Throughout the study, the Walker team met with city staff from multiple departments, business owners, customers and other visitors, using methods ranging from "pop -ups" at large local events to online surveys. The study culminated with a presentation to the city council of the Parking Management and Access Plan containing a road map for parking policy and operational improvements. a. Client Name, Client PM, and Contact Info: City of Beaumont, Lyle Janicek, 213.236.1966, janicek@scag.ca.gov; and Christina Taylor (former City of Beaumont Planning Director, currently Development Director at City of Rialto), 909.820.8008, ctaylor@rialtoca.gov b. Project Description: Our team developed a parking management plan to support Beaumont's economic goals and address downtown demand. The study assessed current utilization, engaged stakeholders, and outlined strategies such as shared use of underutilized lots, right -sized parking requirements, and potential paid parking. c. Project Start and End Dates: 6/9/2020-3/29/2022 d. Staff Assigned to the Project: Steffen Turoff, Eric Haggett, Tania Schleck, Daniel Garcia e. Final Outcome: The study identified areas with high parking demand and outlined solutions to manage it. Policies were developed to support a "park once" philosophy downtown, along with right -sized parking requirements for different land uses based on observed utilization in Beaumont. The analysis also evaluated the feasibility of establishing paid parking in the downtown area, providing the City with a clear framework for managing future parking needs. 00- a. Client Name, Client PM, and Contact Info: City of Santa Monica, Eric O'Connor, 310.458.1975, eric. oconnor@santamonica.gov b. Project Description: The City of Santa Monica sought a consistent, transparent process to adjust parking rates and manage high demand within its compact 8.3-square-mile footprint. Walker developed a model using parking rates from peer communities and average peak occupancy data for on- and off-street spaces, creating a technical framework to set rates that balance demand and improve use of underutilized resources. c. Project Start and End Dates: 5/8/2024-Present d. Staff Assigned to the Project: Steffen Turoff, Eric Haggett, Tania Schleck, Daniel Garcia e. Final Outcome: City staff were able to develop defensible parking rate recommendations and the City Council members were able to approve them knowing that their constituents were engaged and informed in the process. Depoliticizing the parking ratesetting process enabled the City to make more frequent adjustments which can better optimize not only the parking system, but the entire transportation system. 66 WALKER 9CONSULTANTS WALKER CONSULTANTS Project Progress Meetings (Bi-Weekly) Phase 1: Comprehensive Analysis of Parking Conditions Task 1.0 Project Coordination and Problem Identification Task 1.1 Conduct City Staff Project Kick -Off Meeting and Coordination Task 1.2 Community Engagement Strategy and Implementation Task 2.0 Parking Inventory and Mapping Task 2.1 Inventory Parking Assets and Pedestrian Circulation Task 2.2 Perimeter Parking Impact Review Task 3.0 Parking Needs Analysis and Zoning Ordinance Review Task 3.1 Data Discovery and Information Review Task 3.2 Parking Occupancy and Analysis Task 3.3 Project Future Parking Conditions Task 3.4 Review Parking Zoning Ordinance Task 3.5 Review Parking -Related Impact of Land Use Regulations Task 3.6 Parking Needs and Policy Review Conclusions Phase 2: Recommended Parking Development and Management Strategy Task 1.0 Policies, Practices, Costs, and In Lieu Fee Program Task 1.1 Review City Parking Policies, Practices, In Lieu Fees, and Ordinances Task 1.2 Confirm Program Boarders Task 1.3 Confirm and Quantify Parking Assets and Land Uses Task 1.4 Confirm Projection of Future Stabilized Conditions Task 1.5 Identify Parking and Traffic Mitigation Measures Task 1.6 Review Funding Options Task 1.7 Calculate Cost Mitigation Measures Task 1.8 Perform In Lieu Fee Comparable Review Task 1.9 Propose Revised In Lieu Fee Task 1.10 Prepare Economic Model Phase 3: Draft and Final Reports Task 1.0 Draft Report Task 2.0 Final Report + Presentation TOTAL 5. List of Complementary Services Offered N/A Walker Consultants Parking Parking & Operations & Principal / Project Planning Mobility Curb Management Parking System TOM Planning Technology Data Manager Consultant Consultant Consultant Financial Advisor Consultant Consultant Collection Emmanuel Jonathan Steffen Turoff Tania Schleck Daniel Garcia Ben Weber Eric Haggett Trigueros Wicks Walker Staff Hours Budget Expenses Total $270.00 $240.00 $225.00 $250.00 $260.00 $190.00 $250.00 580.00 8 8 8 24 $5,880 $300 $6,180 5 5 1 11 $2,775 $500 $3,275 18 18 16 4 56 $13,780 $2,400 $16,180 4 4 8 16 $2,300 $2,300 1 S 1 $225 $225 3 2 8 13 $3,090 $3,090 5 5 68 78 $7,515 $2,500 $10,015 2 2 16 20 $4,620 $4,620 1 2 2 1 1 7 $1,640 $1,640 4 6 2 1 1 14 $3,410 $3,410 2 4 4 1 1 12 $2,840 $2,840 4 4 4 1 13 $3,190 $3,190 1 1 $225 $225 1 1 2 $465 $465 1 2 1 4 $975 $975 1 4 1 6 4 16 $3,595 $3,595 1 6 2 1 10 $2,420 $2,420 2 4 8 4 18 $4,340 $4,340 4 4 $900 $900 1 1 1 3 $770 $770 2 10 1 16 29 $7,325 $7,325 9 17 18 44 $10,560 $10,560 14 12 8 34 $8,460 $1,000 $9,460 78 108 116 8 22 18 4 76 430 $91,300 $6,700 $98,000 67 WALKER 10 CONSULTANTS WALKER 1r; CONSULTANTS 6. Clear identification of cooperation and responsibilities between the consulting team and City staff. Project Team Organization The success of this engagement depends on the expertise and collaboration of the team involved. For this project, we have assembled a multidisciplinary group of specialists in parking planning, curb management, TDM, operations, and financial analysis. Each team member brings direct experience with municipal parking studies and a clear understanding of the City's goals to balance demand, support economic vitality, and expand mobility options. Together, this team will deliver practical, data -driven strategies aligned with the scope of work and tailored to the City's needs. Daniel Garcia Parking and Mobility Consultant Eric Haggett, LEED AP Parking System Financial Advisor 7. Subcontracting services I" Walker Consultants Steffen Turoff, AICP Principal -in -Charge & Project Manager Tania Schleck Parking Planning Consultant Emmanuel Trigueros TDM Planning Consultant Ben Weber, AICP Curb Management Consultant Jonathan Wicks, CAPP, CPP Operations & Technology Consultant Walker can complete the scope of services entirely in-house and will not be utilizing subcontractors. 68 WALKER 11 CONSULTANTS WALKER 1640 CONSULTANTS 8. Disclosure of any alleged or significant prior or ongoing agreement failure, any civil or criminal litigation or investigation pending, which involved the proposer or in which the proposer has been judged guilty or liable within the last five (5) years. 5-YEAR LITIGATION SUMMARY SEPTEMBER 2025 Walker Consultants is a full -service engineering, restoration, and parking consulting firm with over 430 employees in 28 primary offices nationwide. Although Walker's involvement in claims and lawsuits is relatively infrequent due to our aggressive quality and risk management efforts, claims and lawsuits involving Walker do occur. There have been no judgements against Walker in the last five years and the outstanding claims and lawsuits will not have a financial impact on the firm. Walker has been a party to the following claims over the last five (5) years. Settled/Dismissed/ Project Location Owner Ongoing Yale New Haven Continuum Care Yale New Haven Corporation New Haven, CT Health Discovery Ongoing 1620 W. Harrison Chicago, IL Rush University Discovery Ongoing Medical Center American Dream Deck D East Rutherford, NJ American Dream Discovery Ongoing Macerich Queens Center Elmhurst, NY The Macerich Discovery Ongoing Company Redondo Beach Slip and Fall Redondo Beach, CA City of Redondo Dismissed Beach Beth Israel Beth Israel Deacons Trip & Fall Boston, MA Deaconess Medical Settled Ct r. 69 WALKER 12 CONSULTANTS WALKER CONSULTANTS role 9a. A description of the team's understanding of the project and how the project team will approach project development. Project Understanding Walker understands the City of La Quinta's Village Commercial District (the Village) has experienced steady growth and success. The combination of land uses and lively atmosphere of the Village has made parking more difficult to find, prompting the City of La Quinta to seek solutions for this ongoing issue. A parking study was previously conducted in 2006, and now the City wants to develop a comprehensive update to support future access and growth. The new study will help the City's decision -makers, the public, and local businesses better understand and address their parking needs. The parking analysis and strategy recommendation for the Village Commercial District and Build -Out Plan Area will assess parking adequacy for current and future demand. The first phase of the project will involve a thorough analysis of existing parking conditions, including an inventory of available facilities and an evaluation of vehicle and pedestrian circulation patterns. Based on these findings, the second phase will recommend a parking development and management strategy to meet current and future needs, emphasizing practical yet innovative infrastructure solutions while respecting the Village's theme and supporting local businesses. As part of this effort, the City is exploring a revision of its parking in lieu fee and related policies. Defining the objectives of the in lieu fee, and whether they are fully achievable given constraints, will be part of this study. Walker Consultants has developed the following approach and scope of services to ensure the project's success. Walker's Planning Approach Learn: Our planning process begins by learning from the people who live, work, and play in your community every day, and to understand others who may do so in the future. We begin each project by learning as much as we can about your unique circumstances from you, your staff, community stakeholders, and existing data sources. We also strive to communicate throughout our planning processes to hear people's real concerns, generate buy -in for our plans, and build trust with the people who will be impacted daily by the changes that are implemented. Observe and Experience: It is impossible to truly understand how people perceive their environment without experiencing it firsthand. That is why our project team spends time walking around your community, observing traffic and parking access, exploring your Village Commercial District and Build -Out Area, and observing how people move through and interact with your unique location. Understand: We tailor solutions to your unique circumstances and built environment by applying what we have learned to develop a cohesive understanding of the challenges you, City leadership, and community face. Strategize: Strategy development aligns your community's specific needs with our extensive expertise in developing and implementing solutions that enhance people's experiences and foster engagement with their environment. Listen and Adapt: We focus on implementation. After presenting our proposed solutions and hearing your feedback on the realistic prospects of acceptance, we adapt our recommendations and their phasing to focus on actionable steps. Communicate: We work with the City to develop a strategy for communicating findings and recommendations to the broader community. Customized informational documents are disseminated through accessible communication channels to help convey our shared vision for improving your community and future development. 70 WALKER 13 CONSULTANTS WALKER CONSULTANTS FITO 9b. A description of the tasks, sub -tasks, and specific deliverables that will be provided. Scope of Services The proposed scope of services includes all the requested services listed in the RFP on page 6, Section II. Walker has organized and presented the proposed scope of services by sequential phases and tasks that build on quantitative and qualitative data and analyses, resulting in an actionable, community -supported Village parking study and plan. Phase 1: Comprehensive Analysis of Parking Conditions Task 1: Project Coordination and Problem Identification As highlighted by our planning approach, learning about La Quinta and its unique needs is the first step toward developing a successful plan to address your parking challenges. This knowledge gained, along with ongoing coordination between the Walker team and the city, will be accomplished as follows: 1. Participate in a project kickoff meeting with City staff to confirm the proposed project timeline, including tentative dates for field data collection, project deliverable due dates, possible stakeholder engagement events, and key City Design and Development Department and City Council meeting dates. a. During the kickoff meeting, begin identifying the core parking and pedestrian circulation problems and concerns, and any existing data that might be useful for the project team. Walker will develop a request for information (RFI) and submit that to the city in advance of the kickoff meeting. Sources of information already received include: i. 2006 Village Parking Study, ii. Village Build -Out Assumptions, iii. 2035 La Quinta General Plan, iv. Municipal Code, Title 9 Zoning, v. Zoning and General Plan Maps, and vi. Proposed Development Map. b. Additionally, during the kickoff meeting, clear communication protocols and the schedule for regular check -in calls will be established. The project check -in calls will be held using Microsoft Teams to ensure efficient access and participation, and to share working documents with the project team conveniently. In -person meetings will be scheduled for the project kick-off, stakeholder meetings, and formal presentation(s). The tentative schedule for these meetings will be determined during the kickoff meeting and adjusted as needed throughout the project. 2. In coordination with the appropriate City staff, finalize and implement the Walker team's planned community engagement strategy, which is intended to include: a. Developing a web -based questionnaire to collect quantitative and qualitative information regarding stakeholders' parking and transportation habits and interests, with the City advertising the survey through its existing communications channels. b. Facilitating up to two (2) public meetings in an open house setting to: Elicit opinions and thoughts from stakeholder groups regarding parking and pedestrian access. 71 WALKER 14 CONSULTANTS WALKER CONSULTANTS rite ii. Inform the public by delivering educational presentations that enlighten the participants about parking -related issues, including but not limited to the costs to provide parking, the costs of parking subsidies, and case studies of successful parking practices embraced by other communities. c. Conducting up to five (5) virtual meetings with downtown business owners, cultural institutions, residents, or other interest groups. Phase 1, Task 1 Deliverables Detailed problem definition and community feedback summary report. City Responsibilities • Assemble City's project team • Attend the Project Kickoff • Approve the community stakeholder plan and provide public meeting space • Review Task 1 Deliverable • Meeting to discuss Task 1 results Task 2: Parking Inventory and Mapping In addition to the experiences of the people who live, work, and play in La Quinta, our team must also have a thorough knowledge of the physical makeup of the City's parking assets and pedestrian circulation patterns. The Walker team will complete the following tasks to understand this physical context: 1. Conduct a comprehensive inventory of all public and private parking locations and spaces in the defined study area, which is referred to as the La Quinta Village Commercial District and Build -Out Plan Area. a. In addition to the location and number of parking spaces, the Walker team will record posted time limits, user restrictions, pricing, and ownership, where possible. b. Document infrastructure serving alternative modes of transportation, including transit stops and routes, bike lanes, sidewalk infrastructure connecting public parking to popular destinations, designated ride - sharing pick-up/drop-off (PUDO) zones (if any), and commercial loading zones. c. For the purposes of this proposal, the Walker team has assumed that driveways and private garages associated with single-family homes will be excluded from this task. Based on discussions with City staff and our own observations of parking dynamics, the Walker team will determine if parking facilities adjacent to but outside the study area may impact parking and pedestrian access dynamics. If it is determined that there are parking facilities outside the study area that meet this criterion, the Walker team will inventory and map these facilities. b. Even if no parking facilities outside the study area appear to impact the dynamics today, the Walker team will attempt to identify parking facilities that could potentially impact the parking and pedestrian access dynamics in the study area in the future. Phase 1, Task 2 Deliverables • Comprehensive parking inventory, including relative locations of bus stops and bike lanes, in a GIS- compatible format. • Parking inventory maps and summary data for inclusion in later project deliverables. 72 WALKER 15 CONSULTANTS WALKER CONSULTANTS rite City Responsibilities • Review Task 2 Deliverable • Meeting to discuss Task 2 results Task 3: Parking Needs Analysis and Zoning Ordinance Review The next step includes our team developing a clear understanding of current and future parking demand conditions in the study area. During the Parking Needs Analysis, the Walker team will evaluate current and projected future parking conditions. Current parking dynamics will be documented through counts of parked vehicles. The occupancy counts will then be compared to the current parking supply to determine the estimated parking adequacy on a block -by -block basis. Some of the questions that need to be resolved during this task include: • What is the current parking demand versus the current parking supply? • Is there a parking surplus or deficit, and where do these conditions occur? • What are the typical parking patterns and characteristics? • What will parking conditions be like in the future? • Is additional parking required? If so, how much and where? • Who needs the additional parking? Retail/restaurant patrons, employees, residents, etc.? The Walker team will also solicit input from the city during this task to understand how existing land uses in the study area might change in the future through development and redevelopment activity. Using this information, our team will compare the projections of future parking demand to the existing parking supply to determine anticipated future parking adequacy. To complete the Parking Needs Analysis, the Walker team will undertake the following tasks: 1. Request and review current land use information, including any available information on current vacancy rates of existing commercial properties. 2. Request and review available information related to in -progress, planned, and proposed development or redevelopment projects expected to occur in the study area over the next five (5) years. 3. Conduct parking occupancy counts of all public and private parking in the study area on two weekdays and one Saturday, avoiding major holidays or atypical events. a. The number of parked vehicles in each off-street parking facility and in each on -street parking area will be documented at least once every two (2) hours from 10 a.m. to 8 p.m. b. The Walker team will also note the number of occupied ADA spaces in each location to understand better the use and availability of ADA parking throughout the study area. 4. Determine the study area's parking surplus or shortfall under current conditions and create tabular and graphic illustrations of parking adequacy. 5. Project future parking demand impacts from the known in -progress, planned, and proposed development and redevelopment projects, and overlay those onto the analysis of current parking adequacy to quantify potential future parking surpluses and shortfalls. a. Develop up to three (3) future demand projections that represent different planning assumptions that may include different development phases, development density, land use types, etc. b. Prepare assumption sheets for each scenario. 73 WALKER 16 CONSULTANTS WALKER CONSULTANTS FITO 6. Evaluate the Village Commercial District and Build -Out Plan Area parking development standards in the Zoning Ordinance and provide recommendations for improvements or modifications in relation to the existing parking standards. 7. Review and opine on the parking -related impact of the current land use regulations, the Village Buil-Out Plan, and the Environmental Impact Report (EIR), and analyze projected growth in both commercial and residential sectors. 8. Provide proposed parking solutions to accommodate anticipated changes and growth in the study area. Phase 1, Task 3 Deliverables • Parking needs analysis report, including: • Visual representations of current and projected on- and off-street parking adequacy. • Existing ADA parking supply and demand analysis. • Pedestrian circulation review and analysis. • Zoning Ordinance review. • Land Use Regulations review. • Proposed parking solutions. City Responsibilities • Review Task 2 Deliverable • Meeting to discuss Task 2 results Phase 2: Recommended Parking Development and Management Strategy Task 1: Policies, Practices, Costs, and In Lieu Fee Program Walker will use the findings from Phase 1 to identify area -wide and localized parking deficits. We will identify these deficits by location, number of spaces, time of day and seasonality, frequency, and then develop a list of mitigations and their rough order of magnitude (ROM) capital, operational, and maintenance costs to implement. The mitigations could include but are not limited to: • Adding additional physical parking spaces surface lots, structured parking, mechanical parking facilities, and at the curb (this last part of the exercise would be undertaken in consultation with the city traffic engineer and data provided by that department). • Adding parking capacity through sharing in some manner parking spaces with existing or future private capacity. • Effectively adding parking capacity through pedestrian improvements that increase the walkshed and increase acceptable walking distances between downtown area destinations and parking locations. • Operational parking improvements that effectively increase the capacity of existing parking spaces, ranging from changes to time limits and paid parking, to valet and attendant assist services at busy locations. Develop programs that may enhance access and the La Quinta study area destination itself, through greater use of services such as Lyft, Uber, and Waymo, golf carts, improved bikaeability for both standard and e-bicycles, shuttles — both traditional and driverless — including those provided through services such as Via, Zoox, and similarproviders of mobility as a service. 74 WALKER 17 CONSULTANTS WALKER CONSULTANTS rite Walker will also explore using the existing parking in lieu fee program and possible changes to the program to provide flexibility in how parking is provided and a possible funding source. The Walker team proposed for this engagement has done extensive work developing and revising municipal parking in lieu fee programs, including creating the City of Healdsburg's program, which may fund new parking as well as pedestrian and bicycle improvements, and evaluating and updating parking in lieu fee programs in the Cities of Carpinteria, Davis, El Monte, Santa Rosa, and Beaumont. Walker also conducted the analysis to recalculate and update the City of Napa's parking impact fee for the city's Economic Development Department, in accordance with the requirements of California's Mitigation Fee Act. We note many differences between the requirements for calculating a parking in lieu fee and ensuring its reasonable relationship to the purpose it serves. The in lieu fee is, by definition, optional, and in our experience, how and to what improvements it is applied — whether as a lump sum or annual fee, for capital or programmatic improvements —is flexible. However, the parking impact fee is required regardless of whether a developer builds parking, and based on our experience, the connection to the specific capital improvements that the impact fee is meant to fund must be more clearly defined. Parking in lieu fees for municipalities in California range from less than $5,000 to more than $70,000 per space, depending on a variety of policy considerations and methodologies for determination. Walker does not provide legal advice; the City's legal counsel should review and approve any language and amount of a parking in lieu fee. A parking in lieu fee is not a requirement but an alternative to building the required, physical parking space. For this reason, a "reasonable relationship" between the parking in lieu fee amount and what the city intends to provide in return for that fee is what is expected when establishing the fee. One challenge when determining a parking in lieu fee is that if set too high, the fee becomes infeasible for developers or businesses to pay, and an ineffective policy tool. If it is set too low, the fees cannot provide material funding for improvements. However, a parking in lieu fee program can provide developers and businesses with flexibility to open businesses, and a lower parking in lieu fee is likely more beneficial to achieving policy goals than one set so high that few participate in the program. Further, without a critical mass of development capable of generating a requirement for perhaps hundreds of parking spaces, it is challenging for in lieu fees to fund significant capital projects. Should a large capital project in need of a significant city investment be necessary, it is reasonable to expect that such an effort would occur through a development agreement or similar, and not through an existing program. Parking in lieu fees fund surface parking, but are typically no more than a small piece of the funding for structured parking. To complete a study of the parking in lieu fee structure in accordance with the Mitigation Fee Act, the Walker team will perform the following tasks: 1. Review the current parking in lieu fee structure and program. 2. Confirm the borders of the parking area that improvements are intended to serve. 3. Quantify the current existing parking, access, and land use conditions in the area, including the current: a. Public and private parking supply number of spaces b. Number of parking spaces typically occupied at the identified peak for parking demand c. Number of parking spaces typically available during the identified peak for parking demand. 4. Using city development data and the results of Phase 1, Task 3, project the following for a determined year not more than ten years in the future: a. Public and private parking supply number of spaces b. Additional parking needs from new development over the ten-year period. c. Number of parking spaces typically occupied at the identified peak for parking demand d. Number of parking spaces typically available during the identified peak for parking demand 75 WALKER 18 CONSULTANTS WALKER CONSULTANTS FITO 5. Identify the future parking shortfall. 6. Work with city staff to identify and agree on the parking or other transportation mitigation measures to address the parking shortfall, which may include the construction of surface and structured parking or the leasing of existing downtown private spaces, if agreed to by property owners. 7. Determine current existing funds or projection of ROM future funding sources that may be available, up to two additional sources of funds. 8. Calculate the costs of mitigation measures, whether capital or operational and programmatic improvements, which may include: a. Land costs b. Construction costs c. Operations costs d. Maintenance costs 9. Allocate the costs of mitigation measures across new development and parking requirements. Determine whether a lump sum, annual, or monthly fee, or combination thereof, is appropriate and realistic from a city staffing perspective. 10. Review parking in lieu fee rates at four comparable cities and city programs. 11. Propose a revised parking in lieu fee. 12. Assumes up to two public meetings to discuss in lieu fee program price, structure, and preferences with businesses, landowners, and residents. 13. Prepare an economic model that can pay for public parking infrastructure that considers the probable estimate of cost for the construction of any proposed parking facilities and alternatives, including City -owned Village parking lots and other vacant City -owned sites. Walker intends to provide an analysis and calculations sufficient for the justification of changes to the in lieu fee program. However, the level of study and due diligence needed for satisfaction of the conditions of the mitigation fee act are likely more than the city requires and more costly as well. While we successfully perform such studies we respectfully suggest that is not necessary in this case, but we are happy to have a detailed study with the city as may be helpful. Phase 2, Task 1 Deliverables • Analysis of Parking In Lieu Fee Program • Identification of Probable Future Costs • Proposed Parking In Lieu Fee Program • Economic model of Parking Infrastructure City Responsibilities • Review Phase 2, Task 1 Deliverable • Meeting to discuss the results • Schedule public input meeting(s) 76 WALKER 19 CONSULTANTS WALKER CONSULTANTS rite 9c. A clear identification of cooperation and responsibilities between the consulting team and City staff. Phase 3: Draft and Final Reports The Walker team will work closely with the City to prepare a report that clearly communicates the data, analytics, and objectives for the implementable recommendations. • Draft report summarizing all findings, analyses, and preliminary recommendations from the study, including all previous task deliverables. • Summary slide presentation for use in meetings with City staff and City Council. • Final report based on feedback provided on the draft report, including an action plan detailing the recommended sequencing and anticipated time necessary to implement the recommendations. City Responsibilities • Review Draft Report and provide comments • Meeting to discuss the Draft Report • Schedule public meeting(s) or presentation(s) of the Final Report Cooperation and Responsibilities Steffen Turoff, the project manager for this engagement, is known for a transparent, thorough, and thoughtful style of leading a project team. Steffen's goal is to develop a mutual understanding of outcomes and conclusions and to monitor project progress with a unified vision. Steffen values building long-lasting relationships with clients and their partners, who consider him a teammate. Walker's responsive, creative, and flexible approach enables the project team to maintain original budgets and schedules even with project goals and scope changes. Steffen will organize and lead regular project management meetings and develop action items for follow-up. He will be supported by Walker's effective project management practices created from over 60 years of experience. In addition to establishing and meeting logistical parameters and milestones throughout the project, our project team will work with the City's project management team to create and affirm a shared vision of success through a kick-off meeting and ongoing coordination. Walker Responsibilities 1. Kick -Off Meeting: Conduct a kick-off meeting with the project management team to understand the drivers for this study, identify goals, begin to identify key stakeholders and stakeholder groups, and review the planned scope of work. 2. Regular UpdateS: Provide bi-weekly project status updates via email and MS Teams calls. 3. Project Schedule: Prepare an official project schedule. Maintain and update the project schedule throughout the life of the project. 4. Files and Materials: Establish a shared project folder to allow the owner and project team members access to key deliverables, presentations, and findings. 5. Monthly Invoices: Walker uses an internal electronic accounting system, which prepares monthly invoices and progress reports that track schedules and budgets. We will issue monthly invoices to the City with summaries of staff work on the project. 77 WALKER 20 CONSULTANTS WALKER CONSULTANTS FITO City Responsibilities Discovery Process: Provide historical parking data and planning documents. 1. Meetings: Attend bi-weekly virtual project coordination meetings. 2. Stakeholders: Identify project stakeholders and approve the stakeholder engagement plan. 3. Community Meetings: Schedule community engagement meetings. 4. Document Review: Review draft reports and provide a consolidated set of comments. 5. Review and approve the final report. 78 WALKER 21 CONSULTANTS WALKER CONSULTANTS 11: 9d. Estimated work schedule of actions of timeline with phased milestones, covering the entire process of the study. The following is our proposed project schedule. We will work with the City to develop a final schedule at the beginning of the project, that will take into consideration and accomodate holidays and vacation time. October November December January February Assumed Weeks from Notice to Proceed 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 Project Progress Meetings Phase 1: Comprehensive Analysis of Parking Conditions Task 1.0 Project Coordination and Problem Identification Task 1.1 Conduct City Staff Project Kick -Off Meeting and Coordination Task 1.2 Community Engagement Strategy and Implementation Task 2.0 Parking Inventory and Mapping Task 2.1 Inventory Parking Assets and Pedestrian Circulation Task 2.2 Perimeter Parking Impact Review Task 3.0 Parking Needs Analysis and Zoning Ordinance Review Task 3.1 Data Discovery and Information Review Task 3.2 Parking Occupancy and Analysis Task 3.3 Project Future Parking Conditions Task 3.4 Review Parking Zoning Ordinance Task 3.5 Review Parking -Related Impact of Land Use Regulations Task 3.6 Parking Needs and Policy Review Conclusions Phase 2: Recommended Parking Development and Management Strategy Task 1.0 Policies, Practices, Costs, and In Lieu Fee Program Task 1.1 Review City Parking Policies, Practices, In Lieu Fees, and Ordinances Task 1.2 Confirm Program Boarders Task 1.3 Confirm and Quantify Parking Assets and Land Uses Task 1.4 Confirm Projection of Future Stabilized Conditions Task 1.5 Identify Parking and Traffic Mitigation Measures Task 1.6 Review Funding Options Task 1.7 Calculate Cost Mitigation Measures Task 1.8 Perform In Lieu Fee Comparable Review Task 1.9 Propose Revised In Lieu Fee Task 1.10 Prepare Economic Model Phase 3: Draft and Final Reports Task 1.0 Draft Report Task 1.1 Prepare and Issue All Findings, Analyses, and Preliminary Recommendations Task 1.2 Prepare a Summary Presentation Deck of Draft Report Task 1.3 Draft Report Review and Comments from City Staff Task 2.0 Final Report + Presentation Task 2.1 Incorporate Draft Report Comments and Prepare Final Report Task 2.2 Finalize the Report and Submit to the City Task 2.3 Prepare a Summary Presentation Deck of Final Report Task 2.4 Present the Findings and Recommendations of the Stud 79 - Meeting/Presentation = Document Production = Field Data Collection/Online Engagement = Client Review/Comment = Analysis/Solution Development WALKER 22 CONSULTANTS WALKER ' CONSULTANTS INSURANCE REQUIREMENTS ACKNOWLEDGEMENT Must be executed by proposer and submitted with the proposal I, Steffen Turoff that Walker Consultants, Inc. (name) hereby acknowledge and confirm (name of company) has reviewed the City's indemnification and minimum insurance requirements as listed in Exhibits E and F of the City's Agreement for Contract Services (Attachment 1); and declare that insurance certificates and endorsements verifying compliance will be provided if an agreement is awarded. am Principal of Walker Consultants, Inc. (Title) (Company) Commercial General Liability (at least as broad as ISO CG 0001) $1,000,000 (per occurrence); $2,000,000 (general aggregate) Must include the following endorsements: General Liability Additional Insured General Liability Primary and Noncontributory Commercial Auto Liability (at least as broad as ISO CA 0001) $1,000,000 (per accident) Personal Auto Declaration Page if applicable Errors and Omissions Liability $1,000,000 (per claim and aggregate) Worker's Compensation (per statutory requirements) Must include the following endorsements: Worker's Compensation Waiver of Subrogation Worker's Compensation Declaration of Sole Proprietor if applicable G#,�,704, Steffen Turoff 9/12/25 80 WALKER 23 CONSULTANTS WALKER CONSULTANTS Steffen Tu roff NON -COLLUSION AFFIDAVIT FORM Must be executed by proposer and submitted with the proposal (name) hereby declare as follows: am Principal of Walker Consultants, Inc. (Title) (Company) the party making the foregoing proposal, that the proposal is not made in the interest of, or on behalf of, any undisclosed person, partnership, company, association, organization, or corporation; that the proposal is genuine and not collusive or sham; that the proposer has not directly or indirectly induced or solicited any other proposer to put in a false or sham proposal, and has not directly or indirectly colluded, conspired, connived, or agreed with any proposer or anyone else to put in a sham proposal, or that anyone shall refrain from proposing; that the proposer has not in any manner, directly or indirectly, sought by agreement, communication, or conference with anyone to fix the proposal price of the proposer or any other proposer, or to fix any overhead, profit, or cost element of the proposal price, or of that of any other proposer, or to secure any advantage against the public body awarding the agreement of anyone interested in the proposed agreement; that all statements contained in the proposal are true; and, further, that the proposer has not, directly or indirectly, submitted his or her proposal price or any breakdown thereof, or the contents thereof, or divulged information or data relative hereto, or paid, and will not pay, any fee to any corporation, partnership, company, association, organization, proposal depository, or to any member or agent thereof to effectuate a collusive or sham proposal. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Proposer Signature: Proposer Name: Proposer Title: Company Name: Address: Steffen Tu roff Principal Walker Consultants 707 Wilshire Blvd, Suite 3650, Los Angeles, CA 90017 81 WALKER 24 CONSULTANTS WALKER CONSULTANTS ACKNOWLEDGEMENT OF RECEIPT OF ADDENDA Must be executed by proposer and submitted with the proposal, If no addenda has been issued, mark "N/A" under Addendum No. indicating Not Applicable and sign ADDENDUM NO. I SIGNATURE INDICATING RECEIPT 82 WALKER 25 CONSULTANTS Appendix 83 WALKER CONSULTANTS Key Experience Parking Policy and Planning Municipal Planning Community Development Steffen Tu rofF, A I C P Principal-in-Charge/Project Manager During his 20 years at Walker in California, Steffen's focus has been parking analyses that address broader city goals, including those related to transportation, economic development, housing, and quality of life issues. His tools have varied widely, including parking pricing, residential and commercial parking permits, enforcement, parking codes, and transportation demand management, among others. As his experience is largely in California, his studies frequently address issues, and are used for approvals, in the California Coastal zone. Education Below is a sample of Steffen's relevant project experience in study areas partially or entirely in the California Coastal Zone, unless specifically Master of Arts, Urban Planning, UCLA indicated. Projects performed solely for Coastal Commission applications Bachelor of Arts, University of California or approvals are indicated as well. - Berkeley Charrette Planner Certificate, National Project Highlights Charrette Institute City of Manhattan Beach, CA Downtown, Beach, and North End Parking Management and Pricing Study, Affiliations and Public Outreach. International Parking Institute City of Carmel -by -the -Sea, CA American Institute of Certified Planners Downtown Parking Plan and Pricing. International Downtown Association City of Culver City, CA Urban Land Institute Downtown Parking Management, Pricing, and Technology Plan, and Public Outreach. Languages City of Santa Monica, CA Spanish • Citywide Parking Pricing Analysis, Model, and Stakeholder Outreach Japanese 0 Pier Bridge Replacement Parking Feasibility Study, including Pricing Recommendations • Parking Structure 3 Demolition Feasibility Study • Civic Center Parking and Mobility Analysis and Plan for Coastal Commission Approval and Stakeholder Outreach • Citywide Pricing Study including Parking Pricing Model and Algorithm • Downtown Parking Financing Plan and Stakeholder Outreach City of Newport Beach, CA • Corona del Mar Commercial Parking Requirement and Residential Parking Study and Stakeholder Outreach • Five District Parking Management and Permit Study and Stakeholder Outreach • Five District Parking Management and Parking District Feasibility Studies for Coastal Commission Approval Downtown Parking Plan, City of Healdsburg, CA Parking plan with an in lieu fee component, Downtown Parking Management Plan, Review, Analysis and Recommendations for parking requirements for three districts 84 WALKER 1 It 7 WALKER CONSULTANTS .1 Key Experience Parking Supply/Demand Analyses Eric Haggett, LEED AP Parking Systems Financial Advisor ' Eric provides parking system financial, operations, planning, and management consulting services to both public and private clients. With a background in finance and economics, Eric has developed long-term financial models for the parking systems of large and small municipalities, hospitals, airports, event venues, hotels, and mixed -use developments. Parking Operations & Management Community & Stakeholder Engagement Education Bachelor of Business Administration, Ohio University Eric has also conducted numerous downtown planning studies, performed shared -use analyses, provided input into zoning requirements for parking, developed parking rate and fee schedules, advised on residential permit parking programs, and evaluated the organization and management of various parking systems. Throughout these engagements, Eric has organized and participated in community outreach efforts. Project Highlights Certifications/Recognition Cost/Benefit Analysis and Feasibility Study for a Downtown Parking LEED Green Associate Structure, Laguna Beach, CA Evaluated the physical and financial feasibility of constructing a new Certified Parksmart Advisor downtown parking structure. The Walker team developed several NPA's 40 Under 40— Class of 2017 potential layouts, and financial performance projections including revenue, expense, and capital costs. The financial analysis also included Affiliations an assessment of the City's other on- and off-street parking facilities, to International Parking & Mobility determine the potential impact of the proposed garage on the overall Institute financial performance of the entire parking system. National Parking Association Bridge District Parking Toolkit, West Sacramento, CA U.S. Green Building Council Worked as part of a large team to develop an Urban Parking and Urban Land Institute Mobility Plan and Toolkit which lays out the vision for parking and policy implementation. The Toolkit serves as a guide for accommodating future development, maximizing parking resources and land use without draining financial resources, and facilitating the District's vision for shared parking. RiverCentre Ramp Financial Analysis, St. Paul, MN The City wished to understand the financial implications of several available options to rehabilitate or replace the facility. Walker developed a financial modeling tool that could be used to evaluate the financial impacts of the available options. Walker's financial model allowed for a straightforward comparison of the parking demand, operating revenue and expense, debt service, and overall financial implications of each proposed solution. City of Wauwatosa Village Area Parking Study, Wauwatosa, WI The project involved evaluating existing and future parking supply/demand conditions based on known development projects, recommending improvements to existing parking regulations and policies, highlighting potential new loading zones and passenger pick-up/drop-off areas, and maximizing the use of the City's existing public parking resources. 85 WALKER CONSULTANTS WALKER CONSULTANTS Key Experience Curb Management Transit Planning Grant Development Electric Vehicle Transit Planning Parking Policy and Planning Public Policy Analysis Education Master of Urban Planning, Graduate Certificate in Real Estate Development, University of Michigan Bachelor of Arts, University of Michigan Recent Publications "Getting Smart: How to Begin Creating Smart Communities in Parking." IPMI edition of Parking & Mobility. Co-author. Tania Schleck Parking Planning Consultant Tania's focus at Walker is on parking consulting relating to parking and transportation policy and planning at a range of geographies and scales. Her analyses frequently evaluate the relationship between parking and issues such as development and land use, access, mitigation, economic development, and placemaking. Tania covers a variety of areas, including transportation demand management, shared parking analysis, parking supply/demand analysis, parking management, parking pricing strategies, field data collection, and city code analysis. She works with cities and developers to develop transportation demand management plans that mitigate parking demand. Prior to Walker, Tania was a city planner for the City of Eden Prairie, Minnesota, a leader in planning and economic development policies in the Twin Cities region. She focused on long-range planning efforts, project entitlements, and customer service in the city. Project Highlights Parking Management Study and Code Update, City of Mill Valley, CA Leading a study to update the City's parking ordinance, parking requirements for new development, and parking management strategies including review of the city's parking in lieu fee program, evaluating the residential parking permit program, RV parking, curb regulations, and enforcement practices. Access and Parking Management Plan, San Luis Obispo, CA "Challenges of Free Residential Parking Comprehensive Downtown access plan to promote active mobility, refine Permits" California Mobility and parking operations, and better align City and transit agency investments. Parking Association. "Parking In Lieu Fees —Thinking Corona Del Mar Commercial District Parking Study, Newport Beach, CA Beyond New Parking Facilities" Evaluated on -street and off-street parking conditions in the Corona Del The California Parking and Mobility Mar neighborhood and recommended parking management strategies Association. to redistribute parking demand and address parking spillover into residential neighborhoods. Downtown Parking Plan, City of Healdsburg, CA Parking plan with an in lieu fee component, Downtown Parking Management Plan, Review, Analysis and Recommendations for parking requirements for three districts Downtown Parking Redevelopment Strategy and Policy, Santa Rosa, CA Analyzed parking surplus impacts from redevelopment and helped City Council craft a policy to support housing on underused parking sites. Los Angeles Department of Transportation Curb Study, Los Angeles, CA Evaluated on -street parking supply and demand to evaluate converting parking to a bus -only lane during peak hours. 86 WALKER CONSULTANTS WALKER CONSULTANTS Key Experience Shared Parking Analysis Supply/Demand Analysis Daniel Garcia Parking and Mobility Consultant Daniel's responsibilities include researching, analyzing, and providing recommendations and guidance on parking -related issues for public sector, private sector, and institutional clients. His work covers a variety of areas including shared parking analysis, supply/demand analysis, and parking management. He holds a Master of Arts degree in Urban and Regional Planning from the Luskin School of Public Affairs at UCLA. There he focused on Transportation Planning and Design and Development, studying under Parking Management distinguished parking Professor Donald Shoup. He is interested in all Education forms of transportation but has found a passion for developing parking solutions. Master of Urban and Regional Planning, University of California, Los Angeles Daniel previously worked in public transportation consulting for Moore Bachelor of Arts, California State & Associates, Inc., and completed projects for the Los Angeles County University Northridge Metropolitan Transportation Authority (Metro), the Ventura County Transportation Commission, and Marin Transit to name a few. His focus as Technical Skills a public transportation consultant was to lead the company's GIs efforts, ESRI ArcGIS which included spatial analysis, data management, and cartography. Statistical Package for the Social Project Highlights Sciences (SPSS) City of Santa Monica Civic Center Parking Management and Pricing, Languages Santa Monica, CA Spanish Mobility and Parking Analysis and Management Plan City of Long Beach, CA Belmont Shore Business and Residential District Study and Parking and Multimodal Recommendations; Beach Parking Policy and Regulation Review City of Huntington Beach, CA Downtown and Adjacent Residential Parking Analysis and Recommendations LA Metro, Los Angeles, CA Supportive Transit Parking Program Master Plan Civic San Diego, CA Comprehensive Downtown Parking Plan Update City of Healdsburg, Healdsburg, CA Downtown Parking Management Plan, Review, Analysis and Recommendations for parking requirements for three districts East LA County Parking On -Street Parking Study, Los Angeles, CA Parking management strategy. Review of community's parking needs, on -street current parking restrictions, and enforcement practices. 87 Community outreach and engagement. WALKER — _ 4 WALKER CONSULTANTS Key Experience Technology -based solutions Access and revenue control Parking Policy Education RFP Name and number Prepared for Client Name (Edit this box on Parent Page E) Jonathan Wicks, CAPP, CPP Operations and Technology Consultant Jonathan joined Walker after 10 years of leadership positions with private parking operators. Based out of the Los Angeles office he covers the West Coast and has expertise in all manners of parking including Class A commercial garages, hotel, event and stadium, on street valet, mixed use, municipalities, off -airport, and flat lots. Jonathan designs and implements parking systems and technology improvements for public and private entities across the West Coast. Recent parking equipment and technology upgrade consultations include the Cities of Santa Ana, Alameda, Culver City, Mountain View, Sacramento, San Francisco, Palo Alto, Long Beach, Pasadena, and Davis. Bachelor of Arts, Pomona College He has developed parking policy and procedures and consulted for the City of Beverly Hills, SFMTA, Starwood, CIM, LBA, the Irvine Company, and Affiliations the Counties of Santa Clara, Alameda, and Contra Costa. He is a forward International Parking & Mobility thinking parking operator who has recently led work in mobile App Institute development and EV implementation. California Mobility& Parking Project Highlights Association, Board of Directors National Parking Association Beverly Center Parking Facility Renovation PARCS, PGS, Beverly Hills, CA Operations Consulting, PARCS, PGS Strong Towns Airport Ground Transportation City of Huntington Beach, CA Association Downtown and Adjacent Residential Parking Analysis and BOMA Greater LA Recommendations City of Culver City, CA Presentations Downtown Parking Management, Pricing, and Technology Plan, and "Best Practices for Municipal Public Outreach Enforcement Contracting" CMPA, City of Burbank Magnolia Park, Burbank, CA Los Angeles, CA Parking Supply/Demand, Management Strategy, Residential Permit Policy "Optimize Your Parking Asset", Paid Parking Feasibility Projections and Recommendations Lorman Education Services, Live online and recorded on demand City of Long Beach, CA "Implementing" Parking Technology Beach Parking Policy and Regulation Review Update" AGTA, San Diego, CA El Dorado Park, Long Beach, CA "Curb Management" Agence de Automated parking process systems, user group evaluation. mobilite durable Montreal, presented virtually City of Santa Ana, Santa Ana, CA "Curb Management: Lessons Learned" Operator RFP, On -Call Services, Technology and Operations Consultation IPMI, presented virtually East, West, and Central Plaza Garages Sacramento Kings, Sacramento, CA "Frictionless Parking In Culver City, Supply/Demand, Parking operator procurement assistance, PARCS California" NPA, Las Vegas, NV Beverly Center Parking Facility Renovation, Los Angeles, CA Operations Consulting, PARCS, PGS 88 WALKER 5 WALKER CONSULTANTS Key Experience Project Management Charrette and Workshop Facilitation Complete Streets Design Urban Design Parking and Curb Management Education Master of Urban and Regional Planning, Portland State University Bachelor of Industrial Design, Syracuse Ben Weber, AICP Curb Management Consultant Ben is a planner and facilitator who works across realms of policy and physical placemaking to help craft healthy environments where people can have useful and memorable experiences. With over a dozen years' professional experience throughout the West Coast states, he has worked with cities, universities, private developers, and tribal communities to envision and implement steps towards revitalization and livability for people of all backgrounds. At Walker Consultants, Ben works on a variety of projects both from start to finish as a project manager and lead planner, and in focused, specialized roles including leading community engagement and design concept development. Ben is deeply versed in statewide planning systems in California, Oregon, and Washington, as well as dozens of municipalities, and is most effective when he is helping communities understand how complex policy, design, and investment decisions will make improved people places. University Project Highlights Affiliations Access and Parking Management Plan, San Luis Obispo, CA Comprehensive Downtown access plan to promote active mobility, refine American Institute of Certified Planners parking operations, and better align City and transit agency investments.. National Charrette Institute Adjunct Professor (former) —Visual Comprehensive Downtown Parking Strategy, Fort Bragg, CA Communications for Planners, Provided recommendations for improved parking operations and support Portland State University for mode shifts toward active transportation, including removing parking minimums, refining enforcement practices, and preparing parklet / street Technical Skills seat concepts. ArcGIS Downtown Vision and Policy Plan, Winters, CA Adobe Creative Suite Define a Downtown vision for economic vibrancy, including concepts for 3D Modeling streetscapes, outdoor dining, waste management, and visitor wayfinding. Downtown Parking Study, Santa Rosa, CA Studied options for more efficient parking locations and operation practices, identifying options for improved active transportation and site redevelopment to housing. Curb and Parking Access Plan, Mercer Island, WA Development of comprehensive curb and parking access plan to modernize their parking management, transportation operations, and active mobility plan. Zero Emissions Freight Study, Seattle, WA Prepare pilot projects to introduce e-bike cargo delivery and zero - emissions loading zones in multiple commercial districts. WALKER WALKER CONSULTANTS Years Total: 4 With Walker: 1 Key Experience Active Transportation Behavior Change Public Outreach Technology -Based Solutions TDM Transportation Infrastructure Education Bachelor of Science, City/Urban, Community, and Regional Planning, California State Polytech University Pomona, Emphasis in Transportation & Infrastructure Affiliations American Planning Association- Los Angeles/Inland Empire Chapters South Coast Air Quality Management District- Certified Employee Transportation Coordinator (ETC) Emmanuel Trigueros TDM Planning Consultant Emmanuel (Manny) came to Walker with four years of experience running multifaceted TDM programs for a large company with both suburban and urban offices in Southern California, providing him with real -world experience in applying policy tools and operations to "move the needle" enough to change travel behavior. At Walker, Manny has worked on analyses of parking demand and pricing for the City of Santa Monica, parking requirement analyses for Fort Collins, CO, and mode split analyses for a regional park. Manny has an extraordinary knowledge of cities, towns, and commercial districts throughout Southern California, including Venice. Project Highlights Downtown Parking and Ordinance Update, Mill Valley, CA Update to the 2008 parking ordinance. This includes collecting downtown parking data, collecting stakeholder feedback on parking requirements, and developing parking ordinance recommendations. Citywide Parking Study, Santa Monica, CA Multiple parking demand and pricing analyses at its beaches and commercial areas. Manny worked to analyze data to determine whether the city would benefit from shifting some blocks from time limited to paid parking and to analyze lengths of stay at beach parking facilities. Downtown Parking Demand Study, Fort Collins, CO Provided a review downtown parking conditions, parking pricing analysis, parking code and curb management consulting, implementation plan considerations, and public engagement. El Dorado Park Parking Access & Revenue Control System (PARCS), Long Beach, CA *Indicates work with previous firm Provided metadata analysis of park activity's duration of stay, PARCS lane design, and specifications and testing procedures for the PARCS system. Transit Feasibility Study, Fresno, CA Conducted a study to evaluate the physical and financial feasibility of several transit alternatives along Golden State Boulevard, including low - or zero -emissions light rail, monorail, and bus rapid transit. TDM Measures for Southern California Client Offices, Multiple Locations, CA* TDM measures to improve commute efficiency for 5,000+ employees for a major tech corporation. Updated on -site parking eligibility and utilization, bike checkout programs, Vanpool program marketing and adoption, personalized commute coaching programs, dynamic carpool matching program, and campus circulator bikes. WALKER WALKER CONSULTANTS ADDENDUM TO AGREEMENT Re: Scope of Services If the Scope of Services include construction, alteration, demolition, installation, repair, or maintenance affecting real property or structures or improvements of any kind appurtenant to real property, the following apply: 1. Prevailing Wage Compliance. If Contracting Party is a contractor performing public works and maintenance projects, as described in this Section 1.3, Contracting Party shall comply with applicable Federal, State, and local laws. Contracting Party is aware of the requirements of California Labor Code Sections 1720, et seq., and 1770, et seq., as well as California Code of Regulations, Title 8, Sections 16000, et seq., (collectively, the "Prevailing Wage Laws"), and La Quinta Municipal Code Section 3.12.040, which require the payment of prevailing wage rates and the performance of other requirements on "Public works" and "Maintenance" projects. If the Services are being performed as part of an applicable "Public works" or "Maintenance" project, as defined by the Prevailing Wage Laws, and if construction work over twenty- five thousand dollars ($25,000.00) and/or alterations, demolition, repair or maintenance work over fifteen thousand dollars ($15,000.00) is entered into or extended on or after January 1, 2015 by this Agreement, Contracting Party agrees to fully comply with such Prevailing Wage Laws including, but not limited to, requirements related to the maintenance of payroll records and the employment of apprentices. Pursuant to California Labor Code Section 1725.5, no contractor or subcontractor may be awarded a contract for public work on a "Public works" project unless registered with the California Department of Industrial Relations ("DIR") at the time the contract is awarded. If the Services are being performed as part of an applicable "Public works" or "Maintenance" project, as defined by the Prevailing Wage Laws, this project is subject to compliance monitoring and enforcement by the DIR. Contracting Party will maintain and will require all subcontractors to maintain valid and current DIR Public Works contractor registration during the term of this Agreement. Contracting Party shall notify City in writing immediately, and in no case more than twenty-four (24) hours, after receiving any information that Contracting Party's or any of its subcontractor's DIR registration status has been suspended, revoked, expired, or otherwise changed. It is understood that it is the responsibility of Contracting Party to determine the correct salary scale. Contracting Party shall make copies of the prevailing rates of per diem wages for each craft, classification, or type of worker needed to execute the Services available to interested parties upon request, and shall post copies at Contracting Party's principal place of business and at the project site, if any. The statutory penalties for failure to pay prevailing wage or to comply with State wage and hour laws will be enforced. Contracting Party must forfeit to City TWENTY-FIVE DOLLARS ($25.00) per day for each worker who works in excess of the minimum working hours when Contracting Party does not pay overtime. In accordance with the provisions of Labor Code Sections 1810 et seq., eight (8) hours is the legal working day. Contracting Party also shall comply with State law requirements to maintain payroll records and shall provide for certified records and inspection of records as required by California Labor Code Section 1770 et seq., including Section 1776. In addition to the other indemnities provided under this Agreement, Contracting Party shall defend (with counsel selected by City), indemnify, and hold City, Exhibit A 92 Page 2 of 4 its elected officials, officers, employees, and agents free and harmless from any claim or liability arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. It is agreed by the parties that, in connection with performance of the Services, including, without limitation, any and all "Public works" (as defined by the Prevailing Wage Laws), Contracting Party shall bear all risks of payment or non-payment of prevailing wages under California law and/or the implementation of Labor Code Section 1781, as the same may be amended from time to time, and/or any other similar law. Contracting Party acknowledges and agrees that it shall be independently responsible for reviewing the applicable laws and regulations and effectuating compliance with such laws. Contracting Party shall require the same of all subcontractors. 2. Retention. Payments shall be made in accordance with the provisions of Article 2.0 of the Agreement. In accordance with said Sections, City shall pay Contracting Party a sum based upon ninety-five percent (95%) of the Contract Sum apportionment of the labor and materials incorporated into the Services under this Agreement during the month covered by said invoice. The remaining five percent (5%) thereof shall be retained as performance security to be paid to Contracting Party within sixty (60) days after final acceptance of the Services by the City Council of City, after Contracting Party has furnished City with a full release of all undisputed payments under this Agreement, if required by City. In the event there are any claims specifically excluded by Contracting Party from the operation of the release, City may retain proceeds (per Public Contract Code § 7107) of up to one hundred fifty percent (150%) of the amount in dispute. City's failure to deduct or withhold shall not affect Contracting Party's obligations under the Agreement. 3. Utility Relocation. City is responsible for removal, relocation, or protection of existing main or trunk -line utilities to the extent such utilities were not identified in the invitation for bids or specifications. City shall reimburse Contracting Party for any costs incurred in locating, repairing damage not caused by Contracting Party, and removing or relocating such unidentified utility facilities. Contracting Party shall not be assessed liquidated damages for delay arising from the removal or relocation of such unidentified utility facilities. 4. Trenches or Excavations. Pursuant to California Public Contract Code Section 7104, in the event the work included in this Agreement requires excavations more than four (4) feet in depth, the following shall apply: (a) Contracting Party shall promptly, and before the following conditions are disturbed, notify City, in writing, of any: (1) material that Contracting Party believes may be material that is hazardous waste, as defined in Section 25117 of the Health and Safety Code, that is required to be removed to a Class I, Class II, or Class III disposal site in accordance with provisions of existing law; (2) subsurface or latent physical conditions at the site different from those indicated by information about the site made available to bidders prior to the deadline for submitting bids; or (3) unknown physical conditions at the site of any unusual nature, different materially from those ordinarily encountered and generally recognized as inherent in work of the character provided for in the Agreement. Exhibit A 93 Page 3 of 4 (b) City shall promptly investigate the conditions, and if it finds that the conditions do materially so differ, or do involve hazardous waste, and cause a decrease or increase in Contracting Party's cost of, or the time required for, performance of any part of the work shall issue a change order per Section 1.8 of the Agreement. (c) in the event that a dispute arises between City and Contracting Party whether the conditions materially differ, or involve hazardous waste, or cause a decrease or increase in Contracting Party's cost of, or time required for, performance of any part of the work, Contracting Party shall not be excused from any scheduled completion date provided for by this Agreement, but shall proceed with all work to be performed under this Agreement. Contracting Party shall retain any and all rights provided either by contract or by law which pertain to the resolution of disputes and protests between the contracting Parties. 5. Safety. Contracting Party shall execute and maintain its work so as to avoid injury or damage to any person or property. In carrying out the Services, Contracting Party shall at all times be in compliance with all applicable local, state, and federal laws, rules and regulations, and shall exercise all necessary precautions for the safety of employees appropriate to the nature of the work and the conditions under which the work is to be performed. Safety precautions as applicable shall include, but shall not be limited to: (A) adequate life protection and lifesaving equipment and procedures; (B) instructions in accident prevention for all employees and subcontractors, such as safe walkways, scaffolds, fall protection ladders, bridges, gang planks, confined space procedures, trenching and shoring, equipment and other safety devices, equipment and wearing apparel as are necessary or lawfully required to prevent accidents or injuries; and (C) adequate facilities for the proper inspection and maintenance of all safety measures. 6. Liquidated Damages. Since the determination of actual damages for any delay in performance of the Agreement would be extremely difficult or impractical to determine in the event of a breach of this Agreement, Contracting Party shall be liable for and shall pay to City the sum of One Thousand dollars ($1,000.00) as liquidated damages for each working day of delay in the performance of any of the Services required hereunder, as specified in the Schedule of Performance. In addition, liquidated damages may be assessed for failure to comply with the emergency call out requirements, if any, described in the Scope of Services. City may withhold from any moneys payable on account of the Services performed by Contracting Party any accrued liquidated damages. Exhibit A 94 Page 4 of 4 Exhibit B Schedule of Compensation For the avoidance of doubt, the compensation thresholds on this Exhibit B do not include compensation for Additional Services (if any) authorized pursuant to Section 1.7 and compensated pursuant to Section 2.3 of this Agreement. Contract Sum Compensation for Services shall not exceed the following Contract Sum for the entire life of this Agreement including the Initial and Extended terms: Ninety-eight thousand dollars ($ 98,000) to be paid for duly authorized Services performed consistent with the terms and conditions of this Agreement. The Contract Sum shall be paid to Contracting Party in installment payments made on a monthly basis and in an amount identified in Contracting Party's schedule of compensation attached hereto for the work tasks performed and properly invoiced by Contracting Party in conformance with Section 2.2 of this Agreement. Exhibit B 95 Page 1 of 1 WALKER CONSULTANTS Project Progress Meetings (Bi-Weekly) Phase 1: Comprehensive Analysis of Parking Conditions Task 1.0 Project Coordination and Problem Identification Task 1.1 Conduct City Staff Project Kick -Off Meeting and Coordination Task 1.2 Community Engagement Strategy and Implementation Task 2.0 Parking Inventory and Mapping Task 2.1 Inventory Parking Assets and Pedestrian Circulation Task 2.2 Perimeter Parking Impact Review Task 3.0 Parking Needs Analysis and Zoning Ordinance Review Task 3.1 Data Discovery and Information Review Task 3.2 Parking Occupancy and Analysis Task 3.3 Project Future Parking Conditions Task 3.4 Review Parking Zoning Ordinance Task 3.5 Review Parking -Related Impact of Land Use Regulations Task 3.6 Parking Needs and Policy Review Conclusions Phase 2: Recommended Parking Development and Management Strategy Task 1.0 Policies, Practices, Costs, and In Lieu Fee Program Task 1.1 Review City Parking Policies, Practices, In Lieu Fees, and Ordinances Task 1.2 Confirm Program Boarders Task 1.3 Confirm and Quantify Parking Assets and Land Uses Task 1.4 Confirm Projection of Future Stabilized Conditions Task 1.5 Identify Parking and Traffic Mitigation Measures Task 1.6 Review Funding Options Task 1.7 Calculate Cost Mitigation Measures Task 1.8 Perform In Lieu Fee Comparable Review Task 1.9 Propose Revised In Lieu Fee Task 1.10 Prepare Economic Model Phase 3: Draft and Final Reports Task 1.0 Draft Report Task 2.0 Final Report + Presentation TOTAL 5. List of Complementary Services Offered N/A Walker Consultants Parking Parking & Operations & Principal / Project Planning Mobility Curb Management Parking System TOM Planning Technology Data Manager Consultant Consultant Consultant Financial Advisor Consultant Consultant Collection Emmanuel Jonathan Steffen Turoff Tania Schleck Daniel Garcia Ben Weber Eric Haggett Trigueros Wicks Walker Staff Hours Budget Expenses Total $270.00 $240.00 $225.00 $250.00 $260.00 $190.00 $250.00 580.00 8 8 8 24 $5,880 $300 $6,180 5 5 1 11 $2,775 $500 $3,275 18 18 16 4 56 $13,780 $2,400 $16,180 4 4 8 16 $2,300 $2,300 1 S 1 $225 $225 3 2 8 13 $3,090 $3,090 5 5 68 78 $7,515 $2,500 $10,015 2 2 16 20 $4,620 $4,620 1 2 2 1 1 7 $1,640 $1,640 4 6 2 1 1 14 $3,410 $3,410 2 4 4 1 1 12 $2,840 $2,840 4 4 4 1 13 $3,190 $3,190 1 1 $225 $225 1 1 2 $465 $465 1 2 1 4 $975 $975 1 4 1 6 4 16 $3,595 $3,595 1 6 2 1 10 $2,420 $2,420 2 4 8 4 18 $4,340 $4,340 4 4 $900 $900 1 1 1 3 $770 $770 2 10 1 16 29 $7,325 $7,325 9 17 18 44 $10,560 $10,560 14 12 8 34 $8,460 $1,000 $9,460 78 108 116 8 22 18 4 76 430 $91,300 $6,700 $98,000 96 WALKER 10 CONSULTANTS Exhibit C Schedule of Performance Contracting Party shall complete all services identified in the Scope of Services, Exhibit A of this Agreement, in accordance with the Project Schedule, attached hereto and incorporated herein by this reference. Exhibit C 97 Page 1 of 1 WALKER CONSULTANTS 11: 9d. Estimated work schedule of actions of timeline with phased milestones, covering the entire process of the study. The following is our proposed project schedule. We will work with the City to develop a final schedule at the beginning of the project, that will take into consideration and accomodate holidays and vacation time. October November December January February Assumed Weeks from Notice to Proceed 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 Project Progress Meetings Phase 1: Comprehensive Analysis of Parking Conditions Task 1.0 Project Coordination and Problem Identification Task 1.1 Conduct City Staff Project Kick -Off Meeting and Coordination Task 1.2 Community Engagement Strategy and Implementation Task 2.0 Parking Inventory and Mapping Task 2.1 Inventory Parking Assets and Pedestrian Circulation Task 2.2 Perimeter Parking Impact Review Task 3.0 Parking Needs Analysis and Zoning Ordinance Review Task 3.1 Data Discovery and Information Review Task 3.2 Parking Occupancy and Analysis Task 3.3 Project Future Parking Conditions Task 3.4 Review Parking Zoning Ordinance Task 3.5 Review Parking -Related Impact of Land Use Regulations Task 3.6 Parking Needs and Policy Review Conclusions Phase 2: Recommended Parking Development and Management Strategy Task 1.0 Policies, Practices, Costs, and In Lieu Fee Program Task 1.1 Review City Parking Policies, Practices, In Lieu Fees, and Ordinances Task 1.2 Confirm Program Boarders Task 1.3 Confirm and Quantify Parking Assets and Land Uses Task 1.4 Confirm Projection of Future Stabilized Conditions Task 1.5 Identify Parking and Traffic Mitigation Measures Task 1.6 Review Funding Options Task 1.7 Calculate Cost Mitigation Measures Task 1.8 Perform In Lieu Fee Comparable Review Task 1.9 Propose Revised In Lieu Fee Task 1.10 Prepare Economic Model Phase 3: Draft and Final Reports Task 1.0 Draft Report Task 1.1 Prepare and Issue All Findings, Analyses, and Preliminary Recommendations Task 1.2 Prepare a Summary Presentation Deck of Draft Report Task 1.3 Draft Report Review and Comments from City Staff Task 2.0 Final Report + Presentation Task 2.1 Incorporate Draft Report Comments and Prepare Final Report Task 2.2 Finalize the Report and Submit to the City Task 2.3 Prepare a Summary Presentation Deck of Final Report Task 2.4 Present the Findings and Recommendations of the Stud 98 - Meeting/Presentation = Document Production = Field Data Collection/Online Engagement = Client Review/Comment = Analysis/Solution Development WALKER 22 CONSULTANTS None Exhibit D Special Requirements Exhibit D Page 1 of 1 s• Exhibit E Insurance Requirements E.1 Insurance. Prior to the beginning of and throughout the duration of this Agreement, the following policies checked below shall be maintained and kept in full force and effect providing insurance with minimum limits as indicated below and issued by insurers with A.M. Best ratings of no less than A -VI: Commercial General Liability (at least as broad as ISO CG 0001): ® $1,000,000 per occurrence/$2,000,000 aggregate OR ❑ $2,000,000 per occurrence/$4,000,000 aggregate Must include the following endorsements: General Liability Additional Insured General Liability Primary and Non-contributory Commercial Automobile Liability (at least as broad as ISO CA 0001): ® $1,000,000 combined single limit for bodily injury and property damage ❑ Auto Liability Additional Insured Workers' Compensation (per statutory requirements): ❑ Statutory Limits / Employer's Liability $1,000,000 per accident or disease Must include the following endorsements: Workers' Compensation Endorsement with Waiver of Subrogation; OR Workers' Compensation Declaration of Sole Proprietor (if applicable) Professional Liability (Errors and Omissions): ® Errors and Omissions liability insurance with a limit of not less than $1,000,000 per claim Cyber Liability ❑ $1,000,000 per occurrence/$2,000,000 aggregate Exhibit E 100 Page 1 of 6 Contracting Party shall procure and maintain, at its cost, and submit concurrently with its execution of this Agreement, Commercial General Liability insurance against all claims for injuries against persons or damages to property resulting from Contracting Party's acts or omissions rising out of or related to Contracting Party's performance under this Agreement. The insurance policy shall contain a severability of interest clause providing that the coverage shall be primary for losses arising out of Contracting Party's performance hereunder and neither City nor its insurers shall be required to contribute to any such loss. An endorsement evidencing the foregoing and naming the City and its officers and employees as additional insured (on the Commercial General Liability policy only) must be submitted concurrently with the execution of this Agreement and approved by City prior to commencement of the services hereunder. Contracting Party shall carry automobile liability insurance of $1,000,000 per accident against all claims for injuries against persons or damages to property arising out of the use of any automobile by Contracting Party, its officers, any person directly or indirectly employed by Contracting Party, any subcontractor or agent, or anyone for whose acts any of them may be liable, arising directly or indirectly out of or related to Contracting Party's performance under this Agreement. If Contracting Party or Contracting Party's employees will use personal autos in any way on this project, Contracting Party shall provide evidence of personal auto liability coverage for each such person. The term "automobile" includes, but is not limited to, a land motor vehicle, trailer or semi -trailer designed for travel on public roads. The automobile insurance policy shall contain a severability of interest clause providing that coverage shall be primary for losses arising out of Contracting Party's performance hereunder and neither City nor its insurers shall be required to contribute to such loss. Contracting Party shall carry Workers' Compensation Insurance in accordance with State Worker's Compensation laws with employer's liability limits no less than $1,000,000 per accident or disease. Professional Liability or Errors and Omissions Insurance as appropriate shall be written on a policy form coverage specifically designed to protect against acts, errors or omissions of the Contracting Party and "Covered Professional Services" as designated in the policy must specifically include work performed under this agreement. The policy limit shall be no less than $1,000,000 per claim and in the aggregate. The policy must "pay on behalf of" the insured and must include a provision establishing the insurer's duty to defend. The policy retroactive date shall be on or before the effective date of this agreement. Contracting Party shall procure and maintain Cyber Liability insurance with limits of $1,000,000 per occurrence/loss which shall include the following coverage: a. Liability arising from the theft, dissemination and/or use of confidential or personally identifiable information; including credit monitoring and regulatory fines arising from such theft, dissemination or use of the Exhibit E 101 Page 2 of 6 confidential information. b. Network security liability arising from the unauthorized use of, access to, or tampering with computer systems. c. Liability arising from the failure of technology products (software) required under the contract for Consultant to properly perform the services intended. d. Electronic Media Liability arising from personal injury, plagiarism or misappropriation of ideas, domain name infringement or improper deep - linking or framing, and infringement or violation of intellectual property rights. e. Liability arising from the failure to render professional services. If coverage is maintained on a claims -made basis, Contracting Party shall maintain such coverage for an additional period of three (3) years following termination of the contract. Contracting Party shall provide written notice to City within ten (10) working days if: (1) any of the required insurance policies is terminated; (2) the limits of any of the required polices are reduced; or (3) the deductible or self -insured retention is increased. In the event any of said policies of insurance are cancelled, Contracting Party shall, prior to the cancellation date, submit new evidence of insurance in conformance with this Exhibit to the Contract Officer. The procuring of such insurance or the delivery of policies or certificates evidencing the same shall not be construed as a limitation of Contracting Party's obligation to indemnify City, its officers, employees, contractors, subcontractors, or agents. E.2 Remedies. In addition to any other remedies City may have if Contracting Party fails to provide or maintain any insurance policies or policy endorsements to the extent and within the time herein required, City may, at its sole option: a. Obtain such insurance and deduct and retain the amount of the premiums for such insurance from any sums due under this Agreement. b. Order Contracting Party to stop work under this Agreement and/or withhold any payment(s) which become due to Contracting Party hereunder until Contracting Party demonstrates compliance with the requirements hereof. C. Terminate this Agreement. Exercise any of the above remedies, however, is an alternative to any other remedies City may have. The above remedies are not the exclusive remedies for Contracting Party's failure to maintain or secure appropriate policies or endorsements. Nothing herein contained shall be construed as limiting in any way the extent to which Contracting Party may be held responsible for payments of damages to persons or Exhibit E 102 Page 3 of 6 property resulting from Contracting Party's or its subcontractors' performance of work under this Agreement. E.3 General Conditions Pertaining to Provisions of Insurance Coverage by Contracting Party. Contracting Party and City agree to the following with respect to insurance provided by Contracting Party: 1. Contracting Party agrees to have its insurer endorse the third party general liability coverage required herein to include as additional insureds City, its officials, employees, and agents, using standard ISO endorsement No. CG 2010 with an edition prior to 1992. Contracting Party also agrees to require all contractors, and subcontractors to do likewise. 2. No liability insurance coverage provided to comply with this Agreement shall prohibit Contracting Party, or Contracting Party's employees, or agents, from waiving the right of subrogation prior to a loss. Contracting Party agrees to waive subrogation rights against City regardless of the applicability of any insurance proceeds, and to require all contractors and subcontractors to do likewise. 3. All insurance coverage and limits provided by Contracting Party and available or applicable to this Agreement are intended to apply to the full extent of the policies. Nothing contained in this Agreement or any other agreement relating to City or its operations limits the application of such insurance coverage. 4. None of the coverages required herein will be in compliance with these requirements if they include any limiting endorsement of any kind that has not been first submitted to City and approved of in writing. 5. No liability policy shall contain any provision or definition that would serve to eliminate so-called "third party action over" claims, including any exclusion for bodily injury to an employee of the insured or of any contractor or subcontractor. 6. All coverage types and limits required are subject to approval, modification and additional requirements by the City, as the need arises. Contracting Party shall not make any reductions in scope of coverage (e.g. elimination of contractual liability or reduction of discovery period) that may affect City's protection without City's prior written consent. 7. Proof of compliance with these insurance requirements, consisting of certificates of insurance evidencing all the coverages required and an additional insured endorsement to Contracting Party's general liability policy, shall be delivered to City at or prior to the execution of this Agreement. In the event such proof of any insurance is not delivered as required, or in the event such insurance is canceled at any time and no replacement coverage is provided, City has the right, but not the duty, to obtain any insurance it deems necessary to protect its interests under this or any other agreement and to pay the premium. Any premium so paid by City shall be charged to and promptly paid by Contracting Party or deducted from sums due Contracting Party, at City option. Exhibit E 103 Page 4 of 6 8. It is acknowledged by the parties of this agreement that all insurance coverage required to be provided by Contracting Party or any subcontractor, is intended to apply first and on a primary, non-contributing basis in relation to any other insurance or self-insurance available to City. 9. Contracting Party agrees to ensure that subcontractors, and any other party involved with the project that is brought onto or involved in the project by Contracting Party, provide the same minimum insurance coverage required of Contracting Party. Contracting Party agrees to monitor and review all such coverage and assumes all responsibility for ensuring that such coverage is provided in conformity with the requirements of this section. Contracting Party agrees that upon request, all agreements with subcontractors and others engaged in the project will be submitted to City for review. 10. Contracting Party agrees not to self -insure or to use any self -insured retentions or deductibles on any portion of the insurance required herein (with the exception of professional liability coverage, if required) and further agrees that it will not allow any contractor, subcontractor, Architect, Engineer or other entity or person in any way involved in the performance of work on the project contemplated by this agreement to self -insure its obligations to City. If Contracting Party's existing coverage includes a deductible or self -insured retention, the deductible or self -insured retention must be declared to the City. At that time the City shall review options with the Contracting Party, which may include reduction or elimination of the deductible or self -insured retention, substitution of other coverage, or other solutions. 11. The City reserves the right at any time during the term of this Agreement to change the amounts and types of insurance required by giving the Contracting Party ninety (90) days advance written notice of such change. If such change results in substantial additional cost to the Contracting Party, the City will negotiate additional compensation proportional to the increased benefit to City. 12. For purposes of applying insurance coverage only, this Agreement will be deemed to have been executed immediately upon any party hereto taking any steps that can be deemed to be in furtherance of or towards performance of this Agreement. 13. Contracting Party acknowledges and agrees that any actual or alleged failure on the part of City to inform Contracting Party of non-compliance with any insurance requirement in no way imposes any additional obligations on City nor does it waive any rights hereunder in this or any other regard. 14. Contracting Party will renew the required coverage annually as long as City, or its employees or agents face an exposure from operations of any type pursuant to this agreement. This obligation applies whether the agreement is canceled or terminated for any reason. Termination of this obligation is not effective until City executes a written statement to that effect. 15. Contracting Party shall provide proof that policies of insurance required herein expiring during the term of this Agreement have been renewed or replaced with Exhibit E 104 Page 5 of 6 other policies providing at least the same coverage. Proof that such coverage has been ordered shall be submitted prior to expiration. A coverage binder or letter from Contracting Party's insurance agent to this effect is acceptable. A certificate of insurance and an additional insured endorsement is required in these specifications applicable to the renewing or new coverage must be provided to City within five (5) days of the expiration of coverages. 16. The provisions of any workers' compensation or similar act will not limit the obligations of Contracting Party under this agreement. Contracting Party expressly agrees not to use any statutory immunity defenses under such laws with respect to City, its employees, officials, and agents. 17. Requirements of specific coverage features, or limits contained in this section are not intended as limitations on coverage, limits or other requirements nor as a waiver of any coverage normally provided by any given policy. Specific reference to a given coverage feature is for purposes of clarification only as it pertains to a given issue and is not intended by any party or insured to be limiting or all-inclusive. 18. These insurance requirements are intended to be separate and distinct from any other provision in this Agreement and are intended by the parties here to be interpreted as such. 19. The requirements in this Exhibit supersede all other sections and provisions of this Agreement to the extent that any other section or provision conflicts with or impairs the provisions of this Exhibit. 20. Contracting Party agrees to be responsible for ensuring that no contract used by any party involved in any way with the project reserves the right to charge City or Contracting Party for the cost of additional insurance coverage required by this agreement. Any such provisions are to be deleted with reference to City. It is not the intent of City to reimburse any third party for the cost of complying with these requirements. There shall be no recourse against City for payment of premiums or other amounts with respect thereto. 21. Contracting Party agrees to provide immediate notice to City of any claim or loss against Contracting Party arising out of the work performed under this agreement. City assumes no obligation or liability by such notice, but has the right (but not the duty) to monitor the handling of any such claim or claims if they are likely to involve City. Exhibit E 105 Page 6 of 6 Exhibit F Indemnification F.1 Indemnitv for the Benefit of C a. Indemnification for Professional Liability (Not Involving A Design Professional). When the law establishes a professional standard of care for Contracting Party's Services, to the fullest extent permitted by law, Contracting Party, when not a design professional as described in section d. below, shall indemnify, protect, defend (with counsel selected by City), and hold harmless City and any and all of its officials, employees, and agents ("Indemnified Parties") from and against any and all claims, losses, liabilities of every kind, nature, and description, damages, injury (including, without limitation, injury to or death of an employee of Contracting Party or of any subcontractor), costs and expenses of any kind, whether actual, alleged or threatened, including, without limitation, incidental and consequential damages, court costs, attorneys' fees, litigation expenses, and fees of expert consultants or expert witnesses incurred in connection therewith and costs of investigation, to the extent same are caused in whole or in part by any negligent or wrongful act, error or omission of Contracting Party, its officers, agents, employees or subcontractors (or any entity or individual that Contracting Party shall bear the legal liability thereof) in the performance of professional services under this agreement. With respect to the design of public improvements, the Contracting Party shall not be liable for any injuries or property damage resulting from the reuse of the design at a location other than that specified in Exhibit A without the written consent of the Contracting Party. b. Indemnification for Other Than Professional Liability. Other than in the performance of professional services and to the full extent permitted by law, Contracting Party shall indemnify, defend (with counsel selected by City), and hold harmless the Indemnified Parties from and against any liability (including liability for claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, expenses or costs of any kind, whether actual, alleged or threatened, including, without limitation, incidental and consequential damages, court costs, attorneys' fees, litigation expenses, and fees of expert consultants or expert witnesses) incurred in connection therewith and costs of investigation, where the same arise out of, are a consequence of, or are in any way attributable to, in whole or in part, the performance of this Agreement by Contracting Party or by any individual or entity for which Contracting Party is legally liable, including but not limited to officers, agents, employees, or subcontractors of Contracting Party. c. Indemnity Provisions for Contracts Related to Construction (Limitation on Indemnity). Without affecting the rights of City under any provision of this agreement, Contracting Party shall not be required to indemnify and hold harmless City for liability attributable to the active negligence of City, provided such active negligence is determined by agreement between the parties or by the findings of a court of competent jurisdiction. In instances where City is shown to have been actively negligent and where City's active negligence accounts for only a percentage of the liability involved, the Exhibit F Page 1 of 2 106 obligation of Contracting Party will be for that entire portion or percentage of liability not attributable to the active negligence of City. d. Indemnification Provision for Desian Professionals. 1. Applicability of this Section F.1(d). Notwithstanding Section F.1(a) hereinabove, the following indemnification provision shall apply to a Contracting Party who constitutes a "design professional" as the term is defined in paragraph 3 below. 2. Scope of Indemnification. When the law establishes a professional standard of care for Contracting Party's Services, to the fullest extent permitted by law, Contracting Party shall indemnify and hold harmless City and any and all of its officials, and employees ("Indemnified Parties") from and against any and all losses, liabilities of every kind, nature, and description, damages, injury (including, without limitation, injury to or death of an employee of Contracting Party or of any subcontractor), costs and expenses, including, without limitation, incidental and consequential damages, court costs, reimbursement of reasonable attorneys' fees, litigation expenses, and fees of expert consultants or expert witnesses incurred in connection therewith and costs of investigation, to the extent same are caused by any negligent or wrongful act, error or omission of Contracting Party, its officers, agents, employees or subcontractors (or any entity or individual that Contracting Party shall bear the legal liability thereof) in the performance of professional services under this agreement. With respect to the design of public improvements, the Contracting Party shall not be liable for any injuries or property damage resulting from the reuse of the design at a location other than that specified in Exhibit A without the written consent of the Contracting Party. 3. Design Professional Defined. As used in this Section F.1(d), the term "design professional" shall be limited to licensed architects, registered professional engineers, licensed professional land surveyors and landscape architects, all as defined under current law, and as may be amended from time to time by Civil Code § 2782.8. F.2 Obligation to Secure Indemnification Provisions. Contracting Party agrees to obtain executed indemnity agreements with provisions identical to those set forth herein this Exhibit F, as applicable to the Contracting Party, from each and every subcontractor or any other person or entity involved by, for, with or on behalf of Contracting Party in the performance of this Agreement. In the event Contracting Party fails to obtain such indemnity obligations from others as required herein, Contracting Party agrees to be fully responsible according to the terms of this Exhibit. Failure of City to monitor compliance with these requirements imposes no additional obligations on City and will in no way act as a waiver of any rights hereunder. This obligation to indemnify and defend City as set forth in this Agreement are binding on the successors, assigns or heirs of Contracting Party and shall survive the termination of this Agreement. Exhibit F Page 2 of 2 107 108 PUBLIC HEARING ITEM NO. 1 City of La Quinta CITY COUNCIL MEETING: November 18, 2025 STAFF REPORT AGENDA 'ITLE: ADOPT RESOLUTIONS TO (1) ADOPT A MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL ASSESSMENT 2024-0002, SCH # 2025050964) AND (2) APPROVE SPECIFIC PLAN 2022-0002; AND INTRODUCE FOR FIRST READING AN ORDINANCE TO APPROVE ZONE CHANGE 2024-0002, AND ZONING ORDINANCE AMENDMENT 2024-0002 FOR THE HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE PROJECT; CEQA: A MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL ASSESSMENT 2024-0002, SCH# 2025050964) HAS BEEN PREPARED FOR THE PROPOSED PROJECT; LOCATION: GENERALLY NORTH OF AVENUE 48, SOUTH OF THE COACHELLA VALLEY STORMWATER CHANNEL, EAST OF WASHINGTON STREET AND WEST OF JEFFERSON STREET RECOMMENnATION • Adopt a Resolution to adopt a Mitigated Negative Declaration (Environmental Assessment 2024-0002, SCH# 2025050964) for the Highway 111 Specific Plan and Development Code Project. • Adopt a Resolution to approve Specific Plan 2022-0002. • Move to take up Ordinance No. by title and number only and waive further reading approving Zone Change 2024-0002, and Zoning Ordinance Amendment 2024-0002. • Move to introduce at first reading Ordinance No. approving Zone Change 2024- 0002, and Zoning Ordinance Amendment 2024-0002. EXECUTIVE SUMMAR` • The Highway 111 Corridor area (Corridor) has been a priority area for long-term planning within the City since 2018, with a corridor study having been prepared by the Urban Land Institute Technical Assistance Panel (TAP) in 2018 and the Highway 111 Corridor Plan (2019 Corridor Plan) prepared in 2019 by Rangwala and Associates. • The City has been engaged in community outreach since 2018, with various study sessions being held specifically addressing the Corridor as well as focus groups, design charrettes, and workshops, which formed the vision for the Corridor area and the foundation of the 2019 Corridor Plan. 109 • The City Council (Council) authorized the preparation of a Specific Plan and Development Code for the Corridor in 2020 to further the goals of the 2019 Corridor Plan and approved a contract with the GHD and Lisa Wise Consulting (LWC) to prepare the documents. The scope of this contract also included engineering services for roadway design concepts for the Corridor to augment the Specific Plan. • The implementation of the 2019 Corridor Plan is included as one of the focus areas in the City's Strategic Plan that was adopted by Council in February 2025. • The proposed applications include a Specific Plan (SP), Zone Change (ZC), and Zoning Ordinance Amendment (ZOA). The SP proposes to repeal and replace the eleven existing specific plans with one unifying specific plan for the entire corridor to implement the 2019 Corridor Plan vision. The ZC proposes to change the commercial zoning of the Corridor from Regional Commercial, Commercial Park, and Community Commercial to Highway 111 Mixed Use and remove the Mixed Use Overlay and Affordable Housing Overlays, and include an Auto Oriented Development Overlay and Active Frontage Overlay. The ZOA proposes to add a new section to Title 9 to incorporate development regulations to implement the new SP. • The Planning Commission (Commission) reviewed the proposed applications at a public hearing on October 14, 2025, and recommended that the Council approve the applications. FISCAL IMPACT The Corridor area comprises of an approximate 410-acre commercial area within the City and generates approximately 75% of the City's sales tax revenue. The proposed Specific Plan and Development Code would continue to allow for commercial development in the Corridor area to preserve the sales tax base. .)HCKGROUND/ANHLYSIS The Corridor area is located in the central portion of the City and includes properties to the north and south of Highway 111, generally between Avenue 48 on the south and the Whitewater Stormwater Channel on the north, and generally between Washington and Jefferson Streets on the west and east (Attachment 1). The Corridor area has been a priority for long-term planning within the City since 2018, when the community voted at the annual Community Workshop to make the Highway 111 Corridor its top priority. Planning efforts began shortly thereafter with a study that was prepared by the Urban Land Institute, which showcased various ways to plan forwalkability and the changing retail and commercial environment in the Corridor. This study provided several options for planning the Corridor, including the preparation of a corridor area plan or a specific plan. The Council subsequently directed staff to prepare a corridor area plan, which is now known as the Highway 111 Corridor Plan or 2019 Corridor Plan. The 2019 Corridor Plan included a series of workshops, study sessions, and design charrettes, which formed the vision for the Corridor area. The 2019 Corridor Plan document included this 110 vision, along with goals and policies to implement it, and was reviewed and accepted by the Council and Commission in 2019. With this defined vision for the Corridor in mind, the Council approved an agreement with the GHD and LWC consulting team in September 2020 to conduct an investigation into form -based code, prepare a sample form -based code, and develop roadway designs. The scope of work included four phases, with optional phases to complete a form -based code for the entire Corridor and prepare Plans, Specifications, and Estimates (PS&Es) for the roadway if staff were directed by Council to do so. In November 2020, an educational session on form -based code zoning was presented to the Council and Commission, which included an introduction to form -based code, examples from other cities where this approach has been implemented, and how it could be applied in La Quinta to transform and enhance the future development of the Corridor. In May 2021, a joint study session was held with the Council and the Commission to review the sample form -based code that was prepared for a portion of the Corridor. In December 2021, Council approved a revised scope for the optional form -based code phase that included reviewing the eleven specific plans along the Corridor, repealing them, maintaining applicable existing standards, and removing standards that are no longer effective or are not in line with the Corridor vision, creating an overall specific plan for the entire Corridor. This new Specific Plan would result in a wholistic plan to create a more cohesive Corridor, as is advised in the 2019 Corridor Plan. Additionally, a build -out plan, similar to the Village Build -Out Plan, was added to the scope to be included in the Specific Plan. This would be based on a market study and outreach to property owners along the Corridor. It would also include an environmental analysis consistent with the California Environmental Quality Act (CEQA) of the build -out of the area, to assist future developments with their environmental review. Work on the Specific Plan continued between 2022 and 2025, with the preparation of a market study, development strategy study, analysis of the existing code and specific plans, a draft Specific Plan, a draft Development Code, stakeholder outreach and preparation and public review circulation of the Mitigated Negative Declaration. L-egal Framework All cities, including La Quinta, derive their land -use authority from the California Constitution under what is commonly known as the "police power." This power is broad and flexible, allowing cities to enact and enforce laws for the promotion and protection of health, safety, and general welfare related to legitimate governmental purposes, which include the city's land use, zoning, and related licensing powers. Requirements for exercising this police power are primarily codified in the Planning and Zoning Law (Government Code Section 65000 et seq.). This state law, among many other provisions, establishes a "hierarchy" for local government land use planning, structured from top to bottom to include (1) the general plan; (2) any specific plan(s); (3) a zoning code; (4) specific relief from the zoning code — e.g., conditional use permits or variances; (5) subdivision maps; and (6) building and similar permits. Pursuant to Planning and Zoning Law, general plans, specific plans, and zoning codes are 111 adopted as "legislative acts". City councils, as the legislative bodies adopting these "legislative acts," have great deference and broad discretion when developing, considering, and approving them. The law recognizes that local planning and zoning involve weighing and balancing competing interests in formulating development policies. While specific plans and zoning codes must be consistent with the General Plan, consistency does not require compliance with all general plan goals and policies if a specific plan and zoning code furthers some of them and does not hinder their attainment. Courts have interpreted the consistency provision as requiring a project to be "in agreement or harmony with" the terms of the applicable plan. Findings for consistency with the City's General Plan, among other findings, are included in Attachment 2. The staff report is structured in the hierarchy described above. Additionally, through a city's "police power" authority, a city may make land use regulations that could affect economic values. Absent some state authorization that would vest a right to develop a property, such as a development agreement, there is no vested right to develop or use property based on existing uses authorized under a general plan, specific plan, or zoning code. Specific Plan The Specific Plan intends to implement the vision defined by the community and the 2019 Corridor Plan by further refining the goals and policies of the Corridor Plan. A draft of the Specific Plan is included in the attached Specific Plan Resolution as Exhibit B. In order to facilitate implementation of the vision, the Specific Plan would, upon adoption, take the place of the current eleven specific plans that exist in the Corridor area. Each of those specific plans has its own development standards, essentially, for each shopping center. In 2022, as part of the Specific Plan preparation, an analysis of the current specific plans was prepared that determined that these current specific plans were no longer beneficial to the area and could be repealed and replaced with one singular specific plan to unify the development standards of the Corridor and incorporate a code that focuses on design of the area to promote a walkable atmosphere and place -making as outlined in the vision. The proposed Specific Plan includes several components to promote the vision, including land use and urban form, development scenarios, circulation and mobility, and landscape and urban systems. Land Use and Urban Form The Land Use and Urban Form guides development to achieve desired levels of growth, walkability, and economic vibrancy through three land use or urban form policies, including an active frontage policy, auto -oriented development policy, and block edges and block pattern policy. The active frontage policy adaptively implements the intended active frontage linkages that emanate from Highway 111 in the 2019 Corridor Plan to foster a vibrant pedestrian environment where food and beverage, goods, and services are designed to be connected, walkable, and more accessible to one another. The Development Code provides specific information for qualifying uses, facade requirements, and maximum separations along the activated frontages. The auto -oriented development policy establishes an overlay, wherein development types, including small -format "pad" retail, drive-throughs, smaller in -line retail, auto dealers and auto services, and large 112 surface parking lots that serve these uses, will be allowed. Outside of this overlay, these uses are prohibited. This serves to transition the Corridor area from the auto -oriented edge of Highway 111 to the more interior lots of the Corridor, which are contemplated for more walkable uses and design. The block edges and block pattern policy aim to create more walkable block scale in the area applicable to a range of development types, including large vertical mixed use, townhomes, infill in -line retail, and phased blocks for compact single and multi -family housing. Development Scenarios As part of the Specific Plan preparation, a Market Demand Analysis and a Development Strategy Study were conducted. These studies are incorporated into the Specific Plan. The Market Demand Analysis estimated future demand in the Corridor area through 2045 for retail, office, hotel, and residential space based on the City's demographic, economic, and real estate market conditions and trends. The Development Strategy Study reviewed existing economic conditions and land uses in the Corridor, conducted interviews with shopping center owners and brokers, and provided recommendations for land use types that could be viable for the area. These studies were used to create moderate and maximum development scenarios of future development through 2050, with land use types that include residential, retail, mixed use, office, and hotel. The development scenarios project up to 1,600 residential units with up to 520 units for very low and low income levels and 263 units for moderate income levels, up to 194,000 square feet (sf) of retail, up to 82,000 sf of office, and up to 550 hotel keys. The projected affordable residential development would implement the City's housing element to meet the City's Regional Housing Needs Allocation (RHNA) goals. Additionally, as part of the Specific Plan preparation, development concepts were created for the City -owned vacant sites along the Corridor, including La Quinta Drive and Highway 111, as well as Dune Palms and Highway 111 north of Vista Coralina Lane, to guide development for these sites. These concepts are incorporated into the Specific Plan as illustrations of the type of development the code would implement and serve as sample site plans for the City and developers to use for future planning. 'irculation and Mobility The Circulation and Mobility Chapter of the Specific Plan addresses the circulation network of the Corridor as it evolves from an auto -oriented commercial district to a more mixed use neighborhood with housing, community uses, and open space. To support this evolution, the circulation network is organized into an adaptive and hierarchical system of multimodal corridors, pedestrian corridors, and intersections, including the CVLink and the proposed Cultural Trail that would run along the northern side of Highway 111. Pedestrian linkages are also included to connect these pathways with businesses and public transit. The circulation network also accommodates the block pattern goals from the 2019 Corridor Plan, creating smaller blocks to support more active frontages and enhance walkability and placemaking. Landscape and Urban Systems 113 The Landscape and Urban Systems chapter addresses landscaping, open space, and utility infrastructure along the Corridor, and describes the role of landscapes along different right-of-way corridors. It also establishes capacity and performance expectations related to city -led mixed use development. Zone Change and Zoning Ordinance Amendment To facilitate the proposed Specific Plan, the ZC proposes to change commercial zones on the Corridor from Regional Commercial, Commercial Park, and Community Commercial to one new mixed use zone, Highway 111 Mixed Use, which incorporates a broad range of uses. Properties that are zoned Open Space, Flood Plain, and Major Community Facilities would remain unchanged, and the provisions of the Development Code would not apply. The ZC would also remove the Mixed Use and Affordable Housing Overlays and include an Auto -Oriented Development Overlay and an Active Frontage Overlay. Maps showing the layout of the zoning changes are included in the attached Ordinance as Exhibit B. The ZOA introduces a new section to Title 9, which includes the regulations of the Development Code. The ZC and ZOA work hand in hand to implement the proposed Development Code and vision for the Corridor. The Development Code is not a true form - based code, but it does incorporate design standards regarding building forms and placement in order to promote the placemaking goals of the Specific Plan and 2019 Corridor Plan. The draft of the Development Code is included as Exhibit C in the attached Ordinance. Highway 111 Mixed Use Zone The proposed Development Code incorporates the existing Commercial Zones, Mixed Use Overlay, and Affordable Housing Overlay into one Mixed Use Zone. The Development Code contains development standards for this zone and introduces two (2) new overlays to the Corridor. The Development Code also includes provisions for projects that are in progress at the time of adoption, as well as for non -conforming uses. Uvertays As previously mentioned, the proposed Development Code introduces two new overlays to the Corridor, the Auto -Oriented Development Overlay and Active Frontage Overlay. The Auto -Oriented Development Overlay implements the auto -oriented development policy in the SP and would be located along the Highway 111 Corridor, north along Adams Street and Dune Palms Road, within 300 feet (ft) of these roadways. Parcels within the Auto - Oriented Development Overlay would be permitted to have auto -oriented uses, such as drive -through businesses, gas stations, car washes, and other auto -related uses. The Active Frontage Overlay would be located within a 400 ft radius around strategic points of the Corridor, referred to as Active Frontage Nodes, to address specific design standards, such as building entrance placement, glazing, and block length, to focus walkable areas around these nodes. Permitted Uses The proposed Development Code prescribes permitted uses for the new zone and Auto - Oriented Development Overlay and are included in Section 9.105.020. Permitted uses are generally consistent with the existing zoning; however, auto -oriented uses are only 114 permitted within the Auto -Oriented Development Overlay area and are not permitted outside of that overlay. Development Standards Development standards regarding density, building placement, building form, and parking placement are outlined in Section 9.105.020 of the proposed Development Code. Residential density is proposed with no minimum density and a maximum of 40 dwelling units per acre (du/ac). The existing residential density is a maximum of 36 dwelling units per acre. Floor area ratio (FAR) is proposed at a maximum of 1.0, which is higher than the current FAR of the area of 0.35 for the Regional Commercial zone, 0.50 for the Commercial Park zone, and 0.30 for the Community Commercial zone. These densities are proposed in part to accommodate a wider range of building types and incorporate the density range from the affordable housing overlay. Standards regarding building placement regulate the setbacks and placement of buildings for both residential and non-residential uses. Setbacks from Highway 111 right-of-way are reduced from 50 ft to 30 ft to help accommodate more building placement options. Front, side, and rear setbacks are generally similar to those in the existing residential zones. Standards regarding building form speak to overall building height and floor -to -ceiling height. The overall maximum building height remains 50 ft and four stories as in the existing Regional Commercial zone. Additionally, the properties within the Highway 111 Mixed Use zone would not be subject to the Image Corridor height limitations. Parking placement standards address setbacks for off-street parking lots, more specifically in the Active Frontage Overlay area, and include standards for curb cuts and site access. The calculation of the number of parking spaces required allows for a 50% reduction to the required off-street parking requirements and provides for bicycle parking standards. Large Site uevelopment The proposed Development Code also includes standards for large site developments that are 3.5 acres or larger in size, or have 400 feet or more of linear street frontage in an effort to create new, interconnected places and 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. These types of developments would have additional standards, including block design, thoroughfare design, and connectivity. Supplemental Standards The proposed Development Code includes supplemental standards, such as landscaping, parking, and screening, as well as building frontage and civic space standards outlined in Section 9.105.030. These standards prescribe locations for landscaping, the amount of required open space and its location, how areas should be screened, and parking facility design standards, including provisions for bike and golf cart parking. The standards ensure development that establishes and reinforces the vision of the Corridor area. Building frontage standards include a menu of types of building frontages that can be used, along with illustrations of the frontage types and dimensions for each. Civic space refers to publicly accessible open areas that can be incorporated into various projects, such as 115 plazas, squares, parks, or pocket parks. This section includes illustrations of each type and dimensions for each. Development Procedures and Definitions Sections 9.105.040 and 9.105.050 address development procedures and definitions. The development procedures section outlines the approval authority for applications, allowances for minor adjustments, and provisions for addressing non -conformities. The definitions section is specific to the terms used in the proposed Development Code. AGENCY AND PUBLIC REVIEW Public Agency Review All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed. Public Hearing Notice The public hearing for this Project was advertised in The Desert Sun newspaper on October 29, 2025, and mailed to properties within the project area and within a 500-ft radius of the project area and to other interested parties, per LQMC Section 9.200.100 and Government Code Section 65854. At the time of this writing, staff has received two comments regarding the project (Attachment 3). One comment was received from the City of Indian Wells regarding the mapping of CVLink on Specific Plan exhibits. The second comment was from the Attorney representative for an owner in the Washington Park Shopping Center. Staff also received comments prior to the Planning Commission hearing, included in Attachment 3, regarding information on construction from SoCalGas, payment of school mitigation fees from Desert Sands Unified School District regarding, CVLink mapping from City of Indian Wells, support for the project from a resident and the proposed design standards and permitted uses in the proposed Development Code from one of the owners in the Washington Park Shopping Center. Tribal Consultation In accordance with SB18 (Stats. 2004, Ch. 905) and AB52 (Stats. 2014, Ch. 532), Tribal Consultation was conducted with Agua Caliente Band of Cahuilla Indians (ACBCI) being the only local tribe to respond to the City's request to consult. Mitigation measures in the MND address ACBCI's concerns regarding tribal cultural resources. ENVIRONMENTAL REVIEW An MND was prepared to comply with the requirements of the California Environmental Quality Act (CEQA). The MND evaluated potential environmental impacts that could result from the proposed project, including, but not limited to, aesthetics, air quality, biological and cultural resources, population and housing, land use, transportation, and public services. The MND was prepared based on the Development Scenarios in the Specific Plan and included a maximum build -out estimate for the Corridor, and serves as a programmatic document for the development of the entire Corridor. Individual projects proposed hereafter may base their environmental analysis on this MND and use it for their environmental documentation, tiering off it as needed. Based on the analysis in the MND, all potential environmental impacts were found to be less than significant or could be reduced to less 116 than significant levels with mitigation incorporated, and a Mitigation Monitoring and Reporting Program has been prepared. The MND was circulated for public review from May 19 through June 19, 2025, pursuant to CEQA. Comments on the MND were received from various public agencies and residents regarding flood control, traffic, utilities, land use and planning, biological resources, cultural and tribal resources, housing, and water resources. Responses to the comments on the MND are not required, but have been prepared and are included with the MND in Exhibit A of the attached CEQA Resolution. Mitigation measures and several text areas have been revised for clarification based on comments received and are included in the MND. ALTERNATIVES The Council may choose to accept or deny staff's recommendations. Council may also continue the public hearing to a later date for further discussion if more information is requested. Prepared by: Cheri Flores, Interim Design and Development Director Approved by: Jon McMillen, City Manager Attachments: 1. Vicinity Map 2. Findings for Approval 3. Public Comments 117 RESOLUTION NO. 2025 — XXX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION (EA2024-0002, SCH# 2025050964) FOR 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 TO FACILTATE THE HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE APPLICANT: CITY OF LA QUINTA WHEREAS, the City Council of the City of La Quinta, California, did, on November 18, 2025, hold a duly noticed Public Hearing to consider approval of the Highway 111 Specific Plan and Development Code for properties within the Highway 111 Corridor Area, 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 October 29, 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 Planning Commission of the City of La Quinta, California, did, on October 14, 2025, hold a duly noticed Public Hearing and recommended City Council approval of the Environmental Assessment (Planning Commission Resolution 2025- 010), Specific Plan, Zone Change and Zoning Ordinance Amendment (Planning Commission Resolution 2025-011); 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 City Council did make the following mandatory findings pursuant to the California Environmental Quality Act to justify adoption of Environmental Assessment 2024-0002 (SCH# 2025050964) [Exhibit A]: 118 RESOLUTION NO. 2025 — XXX ENVIRONMENTAL ASSESSMENT 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: NOVEMBER 18. 2025 PAGE: 2 of 3 1. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number, or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory. Potential impacts can be mitigated to be less than significant levels with the implementation of mitigation measures. 2. The proposed project will not result in impacts that are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. Potential impacts can be mitigated to be less than significant levels. 3. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Potential impacts can be mitigated to be less than significant levels. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case. SECTION 2. That the City Council has reviewed the Mitigated Negative Declaration (Environmental Assessment 2024-0002, SCH# 2025050964), and finds that Specific Plan 2022-0002, Zone Change 2024-0002, and Zoning Ordinance Amendment 2024- 0002 are consistent with the analysis therein and all environmental impacts can be mitigated to less than significant levels [Exhibit A]. SECTION 3. That it does hereby adopt the Mitigated Negative Declaration (Environmental Assessment 2024-0002, SCH# 2025050964) for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta City Council, held on November 18, 2025, by the following vote: 119 RESOLUTION NO. 2025 — XXX ENVIRONMENTAL ASSESSMENT 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: NOVEMBER 18. 2025 PAGE: 3 of 3 AYES: NOES: ABSENT: ABSTAIN: LINDA EVANS, Mayor City of La Quinta, California ATTEST: MONIKA RADEVA, City Clerk City of La Quinta, California ' ' : ��_T+'�%l ��77►�� to WILLIAM H. IHRKE, City Attorney City of La Quinta, California 120 RESOLUTION NO. 2025-XXX ENVIRONMENTAL ASSESSMENT 2024-0002 EXHIBIT A PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE Highway 111 Corridor Specific Plan Final IS/MND City of La Quinta 1 October 2025 121 Final IS/MND Highway 111 Corridor Specific Plan EA2024-0002 SP2022-0002 ZC2024-0002 ZOA2024-0002 CIP #2019-05 This document has been prepared by: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92247-1504 In collaboration with: 320 Goddard, #200 Irvine, CA 92618, United States T 949-648-5200 1 E info-northamerica@ghd.com I ghd.com October 2025 City of La Quinta Highway 111 Corridor Specific Plan 122 Table of Contents 1 Project Information.......................................................................................................................1-1 1.1 CEQA Requirements........................................................................................................1-1 1.2 Project Background..........................................................................................................1-2 1.3 Project Location and Existing Setting...............................................................................1-3 1.4 Project Description............................................................................................................1-3 1.5 Required Agency Approvals.............................................................................................1-7 1.6 Mitigation, Monitoring, and Reporting Program................................................................1-8 1.7 Tribal Consultation............................................................................................................1-8 1.8 Project Figures..................................................................................................................1-9 2 Environmental Factors Potentially Affected..............................................................................2-1 3 Environmental Analysis...............................................................................................................3-1 3.1 Aesthetics.........................................................................................................................3-1 3.2 Agriculture and Forest Resources....................................................................................3-5 3.3 Air Quality.........................................................................................................................3-7 3.4 Biological Resources......................................................................................................3-12 3.5 Cultural Resources.........................................................................................................3-51 3.6 Energy Resources..........................................................................................................3-57 3.7 Geology and Soils...........................................................................................................3-59 3.8 Greenhouse Gas Emissions...........................................................................................3-65 3.9 Hazards and Hazardous Materials.................................................................................3-68 3.10 Hydrology and Water Quality..........................................................................................3-74 3.11 Land Use and Planning..................................................................................................3-80 3.12 Mineral Resources..........................................................................................................3-83 3.13 Noise...............................................................................................................................3-84 3.14 Population and Housing..................................................................................................3-88 3.15 Public Services...............................................................................................................3-90 3.16 Recreation......................................................................................................................3-94 3.17 Transportation.................................................................................................................3-96 3.18 Tribal Cultural Resources.............................................................................................3-101 3.19 Utilities and Service Systems.......................................................................................3-106 3.20 Wildfire..........................................................................................................................3-112 3.21 Mandatory Findings of Significance..............................................................................3-115 4 References....................................................................................................................................4-1 5 Report Preparers..........................................................................................................................5-1 5.1 City of La Quinta...............................................................................................................5-1 5.2 GHD..................................................................................................................................5-1 City of La Quinta Highway 111 Corridor Specific Plan i 123 Table index Table1.1. Development Areas..................................................................................................................................1-4 Table 1.2. Draft Development Scenarios: Development Yield..................................................................................1-5 Table 1.3. Draft Development Scenarios: Land Use.................................................................................................1-6 Table 1.4. Draft Development Scenarios: Development Intensity.............................................................................1-6 Table 1.5. Draft Development Scenarios: Housing Details.......................................................................................1-6 Table 3.1. Potential for Special Status Plants to Occur in the Project Area............................................................3-22 Table 3.2. Potential for Special Status Animals to Occur in the Project Area.........................................................3-29 Table 3.3. Consistency analysis between Specific Plan and City GHG Plan.........................................................3-66 Table 3.4. Loudness Impact on Subjective Perception...........................................................................................3-85 Table 3.5. Current and Future City Projects..........................................................................................................3-116 Figure index Figure1-1. Project Vicinity.........................................................................................................................................1-9 Figure 1-2. Current and Potential Development Areas...........................................................................................1-10 Figure 1-3. Development Moderate Scenario.........................................................................................................1-11 Figure 1-4. Development Max Scenario..................................................................................................................1-12 Appendices Appendix A Mitigation Monitoring and Reporting Program (MMRP) Appendix B Biological Resources Appendix C Cultural Resources Appendix D Public and Agency Comments City of La Quinta Highway 111 Corridor Specific Plan ii 124 Acronyms and Abbreviations Acronyms and Abbreviations Term Definition AAQS Ambient Air Quality Standards AB 32 Assembly Bill 32 AB 52 Assembly Bill 52 ADN Adams & Dune Palms North ADS Adams & Dune Palms South AQMP Air Quality Management Plan ARD Archaeological Resources Directory BERD Built Environment Resource Directory BMP best management practice Burrtec Burrtec Waste and Recycling Services, LLC CAC California Energy Commission Cal/OSHA California Division of Occupational Safety and Health Caltrans California Department of Transportation CARB California Air Resources Board CC Community Commercial CDFW California Department of Fish and Wildlife CDFW FP CDFW Fully Protected (Animal) CDFW SSC CDFW Species of Special Concern CDFW WL CDFW Watch List CEQA California Environmental Quality Act CESA California Endangered Species Act CERCLA Comprehensive Environmental Response, Compensation, and Liability Act CERT Community Emergency Response Team CGP General Construction Permit CHRIS California Historical Resources Inventory System CIP Capital Improvement Plan City City of La Quinta CN Neighborhood Commercial CNDDB California Natural Diversity Database Corridor Highway 111 Corridor CID Commercial Park CR Regional Commercial CRHR California Register of Historic Resources CUPA Certified Unified Program Agency CV Coachella Valley City of La Quinta Highway 111 Corridor Specific Plan iii 125 Acronyms and Abbreviations Term Definition CVCC Coachella Valley Conservation Commission CVMSHCP Coachella Valley Multiple Species Habitat Conservation Plan CVSC Coachella Valley Stormwater Channel CVWD Coachella Valley Water District dB decibels dBA A -weighted decibels DGS (California) Department of General Services DIF Development Impact Fee DJN Dune Palms & Jefferson North DJS Dune Palms & Jefferson South DOC (California) Department of Conservation DPS Distinct population segment DSA Development Strategy Area DTSC (California) Department of Toxic Substances Control DU Dwelling Unit EIC Eastern Information Center EIR Environmental Impact Report EOP (City of La Quinta) Emergency Operations Plan FAR floor area ratio FEMA Federal Emergency Management Act FGC (California) Fish and Game Code FHWA Federal Highway Administration GC General Commercial General Plan City of La Quinta 2035 General Plan GHG Plan Greenhouse Gas Reduction Plan GSF gross square feet HCP Habitat Conservation Plan HMBEP Hazardous Materials Business Emergency Plan HMU Highway 111 Mixed Use HWMP Hazardous Waste Management Plan IID Imperial Irrigation District IS Initial Study IS/MND Initial Study/Mitigated Negative Declaration LDMF Local Development Mitigation Fee LHMP Local Hazard Mitigation Plan LST Localized Significance Threshold LUST Leaking Underground Storage Tank City of La Quinta Highway 111 Corridor Specific Plan iv 126 Acronyms and Abbreviations Term Definition MBTA Migratory Bird Treaty Act mgd million gallons per day MMRP Mitigation, Monitoring, and Reporting Program MND Mitigated Negative Declaration MU mixed use NAC noise abatement criterion NAHC Native American Heritage Commission NCCP Natural Community Conservation Plan ND Negative Declaration NFHL National Flood Hazard Layer NFPA National Fire Protection Association NPDES National Pollutant Discharge Elimination System NPS National Park Service NRHP National Register of Historic Places NWI National Wetlands Inventory OHP (California) Office of Historic Preservation OPR (Governor's) Office of Planning & Research OS Open Space PMP Pavement Management Plan PRC Public Resources Code PRMMP Paleontological Resources Monitoring and Mitigation Plan Project Highway 111 Corridor Specific Plan (see also, Specific Plan) RCFC Riverside County Flood Control and Water Conservation District RCFD Riverside County Fire Department RCRA Resource Conservation and Recovery Act RCSD Riverside County Sheriffs Department RM Medium Density Residential RWQCB Regional Water Quality Control Board SB 100 Senate Bill 100 SB 18 Senate Bill 18 SB 375 Senate Bill 375 SCAG Southern California Association of Governments SCAQMD South Coast Air Quality Management District SCTCA Southern California Tribal Chairman Association sf square feet SLF Sacred Lands File SNC Sensitive Natural Community City of La Quinta Highway 111 Corridor Specific Plan v 127 Acronyms and Abbreviations Term Definition SoCalGas Southern California Gas Company SPCC Spill Prevention Countermeasure Contingency Specific Plan Highway 111 Corridor Specific Plan (see also, Project) SRA Sensitive Receptor Area SSAB Salton Sea Air Basin SWPPP Stormwater Pollution Prevention Plan SWRCB State Water Resources Control Board TAZ Traffic Analysis Zone USACE U.S. Army Corps of Engineers USFWS U.S. Fish and Wildlife Service USGS U.S. Geological Survey UWMP Urban Water Management Plan VMT vehicle miles travelled WAN Washington & Adams North WAS Washington & Adams South WDID Waste Discharge ID Number WEAP Workers Environmental Awareness Program WG West Gateway WQMP Water Quality Management Plan WUI Wildland-Urban Interface City of La Quinta Highway 111 Corridor Specific Plan vi 128 Project Information 1 Project Information Project Title Highway 111 Corridor Specific Plan EA2024-0002 CIP 2019-05 Lead Agency Name & Address City of La Quinta 78-495 Calle Tampico La Quinta, CA 92247-1504 Contact Person & Phone Number Danny Castro Design and Development Director City of La Quinta (760) 777-7000 Project Location Located along the Highway 111 Corridor within the City of La Quinta, Riverside County General Plan Land Use Designation General Commercial Zoning CR (Regional Commercial), CC (Community Commercial), CP (Commercial Park), RM (Medium Density Residential) 1.1 CEQA Requirements This project is subject to the requirements of the California Environmental Quality Act (CEQA). The lead agency is City of La Quinta (City). The purpose of this Initial Study (IS) is to provide a basis for deciding whether to prepare an Environmental Impact Report (EIR), a Mitigated Negative Declaration (MND), or a Negative Declaration (ND). This IS is intended to satisfy the requirements of the CEQA (Public Resources Code, Div 13, Sec 21000-21177) and the State CEQA Guidelines (California Code of Regulations, Title 14, Sec 15000-15387). CEQA encourages lead agencies and applicants to modify their projects to avoid significant adverse impacts. Section 15063(d) of the State CEQA Guidelines states the content requirements of an IS as follows: 1. A description of the project including the location of the project; 2. An identification of the environmental setting; 3. An identification of environmental effects by use of a checklist, matrix, or other method, provided that entries on a checklist or other form are briefly explained to indicate that there is some evidence to support the entries; 4. A discussion of the ways to mitigate the significant effects identified, if any; 5. An examination of whether the project would be consistent with existing zoning, plans, and other applicable land use controls; and 6. The name of the person or persons who prepared or participated in the IS. Environmental Analysis Methodology The State CEQA Guidelines present several "Special Situations" that include unique requirements for environmental evaluation. Section 15183 discusses "Projects Consistent with a Community Plan, General Plan, or Zoning." Subsection (a) states, "CEQA mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site. City of La Quinta Highway 111 Corridor Specific Plan 1-1 129 Project Information This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies." This project is consistent with the City's current 2035 General Plan, which is included in Section 4, References. The proposed Highway 111 Corridor Specific Plan would enable proposed future projects to consider this impact analysis when evaluating their potential environmental impacts. Where sufficiently addressed herein, future development may be considered "within the scope" of this environmental analysis. As a programmatic -level document, however, this CEQA analysis is not anticipated to provide sufficient detail to fully address the project -specific impacts of all future development. Indeed, it is anticipated that additional environmental technical studies or CEQA documentation may be needed for future projects once sufficient details are known. In such cases, the necessary environmental studies and documentation may be conducted at the time of proposal. It is anticipated that CEQA compliance for future projects would be tiered from this document. 1.2 Project Background The City is preparing a Highway 111 Corridor Specific Plan (hereinafter "Specific Plan" or "Project") and Highway 111 Development Code to facilitate the establishment of Highway 111 as a vibrant mixed -use corridor. The Highway 111 Corridor (Corridor) consists of a roughly two-mile stretch of businesses, mostly retail, located along the La Quinta portion of Highway 111, between Washington and Jefferson Streets. Approximately 75% of the City's sales tax is generated in the Corridor. The Specific Plan is intended to guide the orderly development and redevelopment of local infrastructure, businesses, and housing within the Corridor. The City intends that these improvements would provide a unifying blueprint for one interconnected space to shop, live, work, and play, accessible via Highway 111, the Coachella Valley (CV) Link, and other multi -use paths. The Highway 111 Development Code is a land use policy that establishes development standards for the Corridor's expansion, incorporating location -specific guidelines like active frontage, and offering detailed information on qualifying uses, as well as additional requirements and permissions for future growth. The CV Link is a 40-mile pathway providing access to pedestrians, bicyclists, and low -speed electric vehicles on a dual pathway that runs mostly parallel to Highway 111 along the Whitewater Wash just north of the Project area. This regional pathway connects Palm Springs to Thermal and is expected to draw 13,500-16,000 users annually (City of La Quinta, 2019). Population growth anticipated by the Specific Plan is assumed to be captured within the City's current General Plan; however, the new Specific Plan would supersede and effectively replace existing Specific Plans that were previously adopted within the Project vicinity. Previously adopted Specific Plans are as follows: • SP 1987-011 Washington Park • SP 1989-014 111 La Quinta Center • SP 1996-027 Jefferson Plaza • SP 1996-028 Dune Palms Center • SP 1997-029 Centre at La Quinta • SP 1999-036 La Quinta Corporate Center • SP 2000-043 Point Happy • SP 2000-047 La Quinta Court • SP 2003-066 The Pavilion • SP 2005-075 Komar Desert Center • SP 2008-085 Coral Mountain Apartments City of La Quinta Highway 111 Corridor Specific Plan 1-2 130 Project Information Additional details regarding population growth are provided in Section 1.4 below. This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared in accordance with CEQA to provide a programmatic -level review of potential environmental impacts associated with the proposed Highway 111 Corridor Specific Plan. 1.3 Project Location and Existing Setting The Specific Plan project area is located along Highway 111 within the City of La Quinta, which is in the County of Riverside. The City is located in the foothills of the Santa Rosa Mountains in the Coachella Valley. The Valley extends about 45 miles southeast from the San Gorgonio Pass to the northern shore of the Salton Sea and the neighboring Imperial Valley. Cities in the vicinity of La Quinta include the cities of Palm Springs, Palm Desert, Rancho Mirage, and Indio, among others. The Project area encompasses just over approximately 410 acres (-0.64 square miles) of the Highway 111 Corridor spanning from approximately Washington Street on the west end to Jefferson Street on the east; and from the Whitewater flood control channel on the north to Avenue 47, and Vista Coralina Lane on the south. Development along Highway 111 in the Project area comprises a mix of uses, principally commercial (e.g., big box retail, strip center, grocery, restaurants, auto dealers) and large surface parking lots. Some residential uses are located to the south. There are a few vacant parcels scattered throughout the Project area. Landscaping consists of street trees and other ornamental xeriscape. Transportation facilities are largely improved with a full street network, curbs and sidewalks, and crosswalks at major intersections. Figure 1-1, Project Vicinity, presents the Project area within the context of the City. Figure 1-2, Current and Potential Development Areas, presents the Highway 111 Corridor within the City and outlines the seven development areas along the corridor. 1.4 Project Description Purpose The proposed Specific Plan provides guidance for implementing development within the Project area. The draft Specific Plan is available for public review by contacting the City of La Quinta Design and Development Department. As noted above, the Specific Plan is consistent with the City's current 2035 General Plan (hereinafter "General Plan") and furthers the objectives of the General Plan by providing a more detailed planning document for development of specific sites and streetscape improvements. This Specific Plan is intended to provide a comprehensive development approach for Highway 111 focused on public connectivity, mixed - use development, and enhanced transportation options. Introduction of mixed -use development is essential for the future of the Highway 111 Corridor. By combining commercial, residential, and recreational spaces, the Highway 111 Corridor is intended to become a vibrant urban environment that encourages economic growth and enhances the quality of life. Integration of pedestrian -friendly pathways and dedicated bike lanes, for example, would ensure seamless connectivity between residential areas, commerce, and cultural hubs, fostering a more engaged and active community. The Highway 111 Corridor is currently heavily vehicle -centric, and this Specific Plan aims to promote public accessibility through residential and retail densification and introduction of more compatible land uses to improve the Corridor's urban landscape. This holistic development approach is anticipated to revitalize the region and serve as a catalyst for urban renewal and community well-being. City of La Quinta Highway 111 Corridor Specific Plan 1-3 131 Project Information The City of La Quinta Municipal Code sets forth site -specific standards and regulations that govern the size, shape, and type of use that would occur in accordance with the proposed Project. The proposed Specific Plan is intended to be built out over the course of 20 to 25 years. Economically feasible buildout under the Specific Plan could result in the following additional square footages (sf): • Residential: 1,464,000 to 1,837,000 sf • Retail: 107,000 to 194,000 sf • Office: 82,000 sf • Hotel: 150,000 to 250,000 sf Population In 2020, La Quinta's permanent population was estimated to be 40,660 individuals. However, during the winter months, the seasonal population swells with an estimated additional 10,000 individuals, marking a 25% increase in the City's total population during that period (City of La Quinta, 2022). Population growth is expected to rise along the Highway 111 Corridor over the next two decades and beyond. This Specific Plan aligns with the objectives of the City's General Plan, which prioritizes mixed -use development while promoting seamless public connectivity and optimal land use to accommodate future generations. Embracing this growth is advantageous as it enables a more efficient and sustainable utilization of space, enhancing the accessibility of amenities and services for residents while promoting economic vitality and community engagement. Furthermore, this Specific Plan aligns with the City's General Plan Housing Element Goal H1: Provide opportunities that meet the diverse needs of the City's existing and projected population (City of La Quinta, 2022). The proposed densification along the Highway 111 Corridor aims to offer enhanced and abundant housing options, including urban housing options, to accommodate an expanding population. This Specific Plan would repurpose areas that were formerly underutilized, such as parking lots and large-scale retail establishments, transforming them into vibrant residential spaces with pedestrian -friendly uses. By maximizing the potential of these previously inefficiently utilized areas, the Project not only addresses the pressing need for housing but also revitalizes the urban landscape, fostering a more dynamic and sustainable community environment. Development Strategy Areas The proposed Specific Plan establishes seven Development Strategy Areas (DSAs), which provide a vision for future land uses, development standards, and design guidelines as envisioned by the City. The seven DSAs, and their development focus, are provided in Table 1.1. Table 1.1. Development Areas Development.. West Gateway No changes proposed Washington & Adams North (WAN) Lifestyle Center + Retail Retrofit Live, Work, Play Walkable Neighborhood Washington & Adams South (WAS) Market Rate Urban Housing Urban Housing Adams & Dune Palms North (ADN) Urban Housing + Community Use City of La Quinta Highway 111 Corridor Specific Plan 1-4 132 Project Information Development.. Adams & Dune Palms South (ADS) Centre at La Quinta Business Hotel Cluster Urban Housing Dune Palms & Jefferson North (DJN) Urban Housing + Auto -Oriented Retail Dune Palms & Jefferson South (DJS) Creative Retail + Senior Living Project Development Scenarios Two development scenarios are proposed within each of the seven DSAs: • Moderate "Residential" Scenario • Max "Mixed Use" Scenario Table 1.2, Draft Development Scenarios: Development Yield, presents the Moderate and Max scenarios as a side -by -side comparison of development yield, land use, development intensity, and housing details that could occur within each DSA with implementation of the proposed Specific Plan. Numbers represent additional uses compared to existing conditions. A detailed breakdown of Moderate and Max development scenarios in each of the seven DSAs is shown in Figures 1-3 and 1-4. Table 1.2. Draft Development Scenarios: Development Yield Building.. Residential (Total) 1,464,000 1,837,000 999,600 Single Use Residential 1,464,000 540,000 Mixed Use Residential 1,297,000 Retail (Total) 107,000 194,000 190,262 Single Use Retail 107,000 68,000 Mixed Use Retail 126,000 Mixed Use (Total) 1,423,000 Office 82,000 82,000 81,025 Hotel 150,000 250,000 180,000 Total Development 1,803,000 2,363,000 Note: Residential and Hotel GSF Demand is estimated here using 1,200 GSF/DU and 400 GSF/Key City of La Quinta Highway 111 Corridor Specific Plan 1-5 133 Project Information Table 1.3. Draft Development Scenarios: Land Use Acres Residential (Single Use) ModeratePortion Scenario 67.75 Scenario 26.13 61.0% 23.5% Retail (Single Use) 22.31 18.70 20.1 % 16.8% Mixed Use 45.23 0.0% 40.7% Office 7.99 7.99 7.2% 7.2% Hotel 9.49 9.49 8.5% 8.5% New Public Right -of -Way 3.55 3.55 3.2% 3.2% Total Land 111.08 111.08 100.0% 100.0% Table 1.4. Draft Development Scenarios: Development Intensity FAR by Land Use Residential (Single Use) ModerateAverage 0.50 0.47 0.88 Retail (Single Use) 0.11 0.08 0.29 Mixed Use 0.72 0.96 Office 0.24 0.24 0.40 Hotel 0.36 0.60 1.11 Total Land 0.38 0.50 Table 1.5. Draft Development Scenarios: Housing Details Dwelling Units / Keys Units (Total) Moderate Scenario 1,000 Max Scenario 1,600 Highest FAR 833 Single Use Units 1,000 383 Mixed Use Units 1,217 Affordable Units (Total) 703 783 - Low Income / Very Low Inc 520 520 515 Moderate Income 183 263 140 Hntpl Wave 1W300 550 450 Average DU/Ac Moderate Scenario Max Scenario Housing Intensity (District Ave) 14.76 22.42 Single Use Units 14.76 14.66 Mixed Use Units None 26.91 Housing Max Intensity 34.00 34.00 Housing Min Intensity 7.53 7.53 Housing Min Intensity (New) 9.00 11.08 Average Unit Size (GSF/DU) Moderate Scenario Max Scenario 75% Efficiency Housing Units (Total) 1,464 1,148 1,098 861 Single Use Units 1,464 1,410 1,098 1,057 Mixed Use Units 1,066 799 City of La Quinta Highway 111 Corridor Specific Plan 1-6 134 Project Information Highway 111 Development Code The Highway 111 Development Code will govern land development along the Corridor and is designed to achieve consistent and aesthetically pleasing urban environments by prioritizing physical structure over the strict exclusion of land uses. Unlike traditional zoning codes, which focus mainly on dictating permitted land uses and activity levels, the Highway 111 Development Code concentrates on ensuring that buildings harmonize with their surroundings, allowing for a more diverse mix of activities within them. The Highway 111 Development Code seeks to integrate key land use and urban form objectives into adaptive development policies under the Highway 111 Mixed Use (HMU) Zone. These policies promote active frontages, where building facades engage with the street to create a vibrant pedestrian environment with visible goods, services, and activities. At the same time, the code emphasizes designing future development — whether new, infill, or replacement — to coexist harmoniously with existing auto -oriented uses along the Corridor, ensuring the continued presence of commercial activities like drive- thru establishments. Additionally, the code proposes a pedestrian -friendly block street network that supports mixed -use, townhomes, and retail developments, encouraging off-street paths and using roadways from signalized or roundabout intersections as access points and anchors for the block network. This approach ensures that new developments align with the desired character and vision of a neighborhood or community. Implementing the Highway 111 Development Code in the Highway 111 HMU Zone would enhance the community by offering clear guidelines that govern the visual aspects of development, ensuring a cohesive aesthetic and harmonious atmosphere while simplifying and expediting the development process. By focusing on the physical form and design of development, rather than simply regulating land use, the Highway 111 Development Code will support the creation of walkable, diverse neighborhoods that reflect the unique character and identity of each community. 1.5 Required Agency Approvals The City's approval of the proposed Specific Plan would not require any permits or approvals by other public agencies. Actions subsequent to the Specific Plan that support implementation of the General Plan may require permits or approvals by other public agencies. The following permits and/or approvals will be conducted concurrently with the proposed Specific Plan: City of La Quinta —Zone Change and Development Code Update (Zoning Ordinance Amendment). Future implementation of development proposed by the Specific Plan may require the following approvals: • U.S. Army Corps of Engineers (USACE) — Section 404 of the Clean Water Act (applicable to fill within jurisdictional waterways and wetlands). • State Water Resources Control Board (SWRCB) — Construction General Permit and Storm Water Pollution and Prevention Plan (SWPPP, applicable to certain construction activities greater than one acre in disturbance). • U.S. Fish and Wildlife Service (USFWS) — Biological Opinion or Letter of Concurrence, for Endangered Species Act consultation (applicable to activities that adversely affect federally listed species). • California Department of Transportation (Caltrans) — Encroachment Permit (applicable to activities that encroach within state highway facilities). • Coachella Valley Water District (CVWD) — Development Services permits and approvals for domestic water connections and Encroachment Permits for work within CVWD Right -of -Way. City of La Quinta Highway 111 Corridor Specific Plan 1-7 135 Project Information 1.6 Mitigation, Monitoring, and Reporting Program The Mitigation, Monitoring, and Reporting Program (MMRP) for this IS/MND is included in Appendix A. The MMRP includes a summary of all mitigation measures and description(s) of how each mitigation measure would be implemented to ensure all potential impacts associated with the Project or future development projects would result in a less than significant environmental impact. 1.7 Tribal Consultation CEQA requires that lead agencies determine whether a proposed Project would have a significant effect on tribal cultural resources. The CEQA Guidelines define tribal cultural resources as: (1) a site, feature, place, cultural landscape, sacred place, or object with cultural value to a California Native American Tribe that is listed or eligible for listing on the California Register of Historical Resources (CRHR), or on a local register of historical resources as defined in PRC Section 5020.1(k); or (2) a resource determined by the Lead Agency, in its discretion and supported by substantial evidence, to be significant according to the historical register criteria in PRC Section 5024.1(c), and considering the significance of the resource to a California Native American Tribe. Pursuant to Senate Bill 18 (SB 18), prior to the adoption or any amendment of a city or county's general plan, proposed on or after March 1, 2005, the city or county shall conduct consultations with California Native American Tribes that are on the contact list maintained by the Native American Heritage Commission (NAHC) for the purpose of preserving or mitigating impacts to places, features, and objects described in Sections 5097.9 and 5097.995 of the Public Resources Code (PRC) that are located within the city or county's jurisdiction. Similarly, pursuant to Assembly Bill 52 (AB 52), the CEQA Lead Agency for any project for which a Notice of Preparation, Notice of Mitigated Negative Declaration, or Notice of Negative Declaration is filed on or after July 1, 2015, must provide notification to tribes that may be traditionally and culturally affiliated to the geographic area where the project is located. The City conducted concurrent SB 18 and AB 52 consultation. Seventeen Native American Tribes were contacted, pursuant to the list acquired from the NAHC, and PRC § 21080.3.1 and Chapter 532 Statutes of 2014 (i.e., AB 52), as part of preparing this environmental review document. Refer to Section 3.18, Tribal Cultural Resources, for additional information. City of La Quinta Highway 111 Corridor Specific Plan 1-8 136 Project Information 1.8 Project Figures i #610" Selo _= r" 11411.4 City of La Cluinta O Project Site 11 0 05 1 2 3 Mlles. Map projection. Mercator Auxiliary Sphere Horizontal Datum: WIGS 1984 G d: WGS 1984 Web Mercator Auxiliary Sphere City of Indio llghdneeghMUSSe ratnents-2200 pate source World Imagery Eanlatar Geogaphlcs Created byzurabe 21OProjeds156111121937MSWep3lWorkirgl11219376-CEOA411219378 CEOA.epm-Vkcnky Figure 1-1. Project Vicinity City of La Quinta Highway 111 Corridor Specific Plan 1-9 137 Project Information A'est GateWa;i Cl Project Site ��9►L t� � �.=�i ::� i rill :sue ! H 1 MiNP�2rivi�+ wa. ]� Dune Palms & WAN-02 _ - Jefferson North ADN-01 — WAS-U2 D7N-1 r I Washington & :�J►r. Adams South aoss - -•y ADS-1 1 � Adams & Oune Dune Palms & - Palms South Jefferson South ` 0 500 1,0D0 2,000 3,000 N - US Feet Horizontal Datum WGS 1964 Gnd: GCS WGS 1984 .ghdn9,ghd-llS'.Sa ammto - 2207 Data loured'. WoAd Imapvy War Craalk by aurabe 21s5Proede'S61tfl219379�GI5,MeoelWuWnot11219378 CEQA11121M78 CEDA.am Laahm Figure 1-2. Current and Potential Development Areas City of La Quinta Highway 111 Corridor Specific Plan 1-10 138 Project Information WEST GATEWAY f fAle MRN fly IW./tI )N 1� low +.a.. wuwerw. I.Me,ee0 0.o i�g1;eN +eana slepw 1N.M0 o I i s71 7e� n.x ��.�t el o»c,Ae s! ego a It Hs_oee I.qq ae .m a.Jcm.sr tso,aea oia ewsa6 6� rlow ies.�Is us tr. wu rams tX csr• sas •rw ul�o• t1 H 0.ga At1aMI, Nauetngc IMnmaM' - -- - I LmO h— L �w.Nery Lw hcane 5q5 Lon✓Ve'y maw Ir<vr 52J!,IS urany L 695 - - .w ♦.III ell nw et•.r Mw Jlhw. Wi Wy - jl tN _ I 'Jaa IJua �IIS OlQ@ III ,- rrN 1M w♦ p ; oo li -l.n' oIt �R Mi .�.. ..s• � n .wK __ -♦ MADAMS & DUNE PALMS NORTH _gw\kYI tMHA 0.11atTaM:--I�- ,.� IwApY Low tncanel — ` — -- DUNE PALMS & JEFFERSON NORTH -. - --� RIMA AA.N J LOw NO�Iti) _ Figure 1-3. Development Moderate Scenario �� w twoanere �:•.. ADAMS -DUNE PALMS SOU . JNM eear Ulm Q a� ' PYn Pmp- d HluJitp: +YO Du It ow4ery I �. wlnolw.� RNNAAgeenlent. 116 DU (L—'A" Law hca ) City of La Quinta Highway 111 Corridor Specific Plan 1-11 139 Project Information WEST GATEWAY -— /.. �Yl A„ Z,_ ApwO�M W/00 U/7 1./i1,9r /m 0_su .rrwowr wow lr _ — a/ r oM / Ixuoo Itll IAtaW IWkW an _•�rIQiJAw _�N./o - .v..,i,-sv. mHla AROM/OI. HO G A11e-1- ANORkb)/ HOURing &hilts-: L:rv'relr W. 111Lr . 53. L—'. yLaw lrr.520(170UW811 Mcderrc lrce�ic Iec 10.0 ralsl—. 130,00 udr) 01 P" Pnapre0 HPIr111� , . m •• •• .• •• .3J DU L-% y Lv. MlaaPwl--i71---iL1�—uL�-�X71��1 e R'INA Albbn M .whey Lew Y¢enlej 1 _ -=DUNE Pt— P-p—W Hoa.inp: _ '.:IU i',..M VM• Lw t cents) A11011Mnt• WASHINGTON-ADAMS SOUTH' I , •A:Mr.alr Inccmr .i RHNA AN/YP/nt, .u. n -... t129 CUILINlllnoome. I ® n en I Xu+ I .!tM ke lHa 19 RHNAAIbb.e . u0 W (W/waq I1aa1n/) ADAMS-DUNEPALMSSOUTH >• t0 ntn.� W IAW AY iw Figure 1-4. Development Max Scenario PALMS & JEFFERSON Pl.n ProPe//O H-119 !2C CIJ Lee I. —I RHNAAna(r _` 110 DI, LLv..N•!•p L.. I,_) -JEFF ti. aP rr A.r. r __ s nil City of La Quinta Highway 111 Corridor Specific Plan 1-12 140 Environmental Factors Potentially Affected 2 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact' as indicated by the checklist on the following pages: ❑ Aesthetics ❑ Greenhouse Gas Emissions ❑ Agricultural & Forestry Resources ❑ Hazards & Hazardous Materials ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Energy ❑ Geology & Soils ❑ Hydrology & Water Quality ❑ Land Use & Planning ❑ Mineral Resources ❑ Noise ❑ Population & Housing DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation: ❑ Public Services ❑ Recreation ❑ Transportation ❑ Tribal Cultural Resources ❑ Utilities & Service Systems ❑ Wildfire ❑ Mandatory Findings of Significance ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION would be prepared. ® I find that although the proposed project could have a significant effect on the environment, there would not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION would be prepared. ❑ I find that the proposed MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment, but at least one effect: (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that the proposed project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment, but at least one effect: (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Cheri Flores, City of La Quinta Date City of La Quinta Highway 111 Corridor Specific Plan 2-1 141 Environmental Analysis — Aesthetics 3 Environmental Analysis 3.1 Aesthetics Except as provided in Public Resources Code Section 21099, would the project: a) Have a substantial adverse effect on a scenic ✓ vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock ✓ outcroppings, and historic buildings within a state scenic highway? c) In non -urbanized areas, substantially degrade the existing visual character or quality of public view of the site and its surroundings? (Public Views are those that are experienced from ✓ publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d) Create a new source of substantial light or glare which would adversely affect day or ✓ nighttime views in the area? Existing Aesthetic There are no adopted scenic vistas within the Project area. La Quinta is a desert resort city situated in Riverside County, California. Positioned between Indian Wells and Indio, California, it is one of the nine cities comprising the scenic Coachella Valley (CV), with vistas of the Little San Bernardino, Santa Rosa, and San Jacinto Mountains. Views of the Indio Hills and other scenic hilly regions are present from various locations within the City. The La Quinta General Plan land use designation for the Highway 111 Corridor is General Commercial (GC), and consists of a mix of retail stores, office spaces, restaurants, and service - oriented establishments (City of La Quinta, 2022). The Highway 111 Corridor contains a mix of zoning including Regional Commercial (CR), Community Commercial (CC), Commercial Park (CP) and Medium Density Residential (RM). While the construction of new buildings and structures within the City may potentially obstruct views of the surrounding natural landscape, the policies outlined in the Community Development, Land Use, Circulation, and Natural Resources sections of the City of La Quinta 2035 General Plan are designed to mitigate such impacts (City of La Quinta, 2022). These policies mandate that any future development carefully consider the preservation of scenic vistas and resources. By integrating these considerations, the City ensures that both growth and environmental stewardship are balanced, maintaining the aesthetic appeal and natural beauty of the area for future generations. This approach not only supports sustainable urban planning but also enhances the quality of life for all residents by preserving the visual access to nature amidst urban expansion. City of La Quinta Highway 111 Corridor Specific Plan 3-1 142 Environmental Analysis — Aesthetics Furthermore, the implementation of the Highway 111 Development Code along the Highway 111 Corridor would prioritize the physical form of buildings and public spaces over strict land use categories. As previously described in Section 1.4, the Highway 111 Development Code is an aesthetic -focused approach to development and land use planning. By emphasizing the design, scale, and appearance of buildings within a specific area, the Highway 111 Development Code seeks to create cohesive and visually appealing communities that reflect the character and identity of the region. This approach will ensure that new construction along the Highway 111 Corridor aligns with the area's vision for growth and preserves its unique character. a) Have a substantial adverse effect on a scenic vista? Less than Significant Impact: A scenic vista can be described as a picturesque scene of open space with little or no intrusions. The Project encompasses various enhancements to the public infrastructure in order to provide a more suitable environment for commercial enterprises to operate and serve the community, residential, and hotel space, as well as streetscape beautification and other improvements to public rights - of -way, sidewalks, and public open spaces. The Specific Plan outlines proposed urban design concepts that showcase the planned streetscape and community improvements within the Project area. The Project aims to improve the accessibility, function, and aesthetic of the Highway 111 Corridor, providing a lasting community benefit. A guiding principle of the City of La Quinta's General Plan is that it remains a resort -oriented community, which ensures maintenance and improvements of opportunities for La Quinta to be recognized as a top resort and recreation destination (City of La Quinta, 2022). As a resort destination, aesthetics are key and would be ideally improved upon with this proposed Project. Should the Project utilize the Moderate scenario, impacts on public scenic views would be less than significant as the existing aesthetic and scenery along the Highway 111 Corridor contains solely mixed commercial use parcels. The corridor has limited land uses other than commercial (i.e., residential, office, and hotel) as well as improved pedestrian and bicycle accessibility. The Moderate Scenario would also utilize lower density development, thus reducing potential impacts on scenic resources. Should the Project utilize the Max Scenario, impacts on scenic vistas may be slightly more than the Moderate Scenario as it would consist of greater density development and increased pedestrian and bicycle traffic. Nonetheless, impacts to public views and the surrounding environment would be less than significant. Depending on the parcel/region of the Project area, the views of the Little San Bernardino, Santa Rosa, and San Jacinto mountains may differ. Views of these mountain ranges may be partially blocked/impeded by the new development along the corridor. The Municipal Code of the City includes standards for development to protect the aesthetic quality of the City, while providing reasonable opportunities for businesses and commercial development (City of La Quinta, 2022). The Project would comply with the City of La Quinta General Plan and Municipal Code as it relates to the surrounding aesthetic and sense of community. The Specific Plan aims to improve the look and feel of the Highway 111 Corridor by redeveloping big -box retail stores with a more livable and walkable multi -use community, as appropriate. In doing so, future development along the Highway 111 Corridor would better align with the principles of the City's General Plan Open Space (OS) Goal OS-3: Preservation of scenic resources as vital contributors to the City's economic health and overall quality of life (City of La Quinta, 2022). Although the redevelopment of the Highway 111 Corridor may result in changes to the current aesthetic of the region (e.g., big -box retail, large asphalt parking lots), impacts are anticipated to improve the function of the corridor and overall community quality of life. Impacts are anticipated to be less than significant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-2 143 Environmental Analysis — Aesthetics b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No Impact: The proposed Project area is the Highway 111 Corridor, which spans from approximately the intersection of Highway 111 and Washington Street on the west end to Jefferson Street on the east. This section of Highway 111 is not designated or eligible as a scenic resource by the California State Scenic Highway System. According to Caltrans, the nearest eligible State Scenic Highway is 7.4 miles west of the Project area, along Highway 111 at the intersection of Monterey Avenue, Route 74, and Highway 111. From this point up until Interstate 10, Highway 111 is designated "Eligible" as a State Scenic Highway. Route 74 is an Officially Designated Scenic Highway in California. However, the proposed Project would not affect these Highways, or enter a State Scenic Highway, nor would it interfere with or substantially damage scenic resources or historic buildings within a State Scenic Highway. As such, no impacts to scenic resources are anticipated. Mitigation Measures: No mitigation measures required. c) In non -urbanized areas, substantially degrade the existing visual character or quality of public view of the site and its surroundings? (Public Views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? No Impact: The area surrounding Highway 111 relevant to the Specific Plan is already an urbanized environment. Proposed development scenarios do not conflict with the applicable zoning designation and regulations. In the Land Use Element of the General Plan, the Highway 111 Corridor is encouraged to become a mixed -use overlay district as defined in the City's Municipal Code (City of La Quinta, 2024a). The purpose of a mixed -use (MU) area is to provide opportunities for multifamily residential development in combination with commercial and/or office development in a cohesive and integrated manner (City of La Quinta, 2024a). The Specific Plan would encourage and implement this and there is no conflict with applicable zoning and regulations governing scenic quality, therefore no impact. Mitigation Measures: No mitigation measures required. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Less than Significant Impact: The proposed Specific Plan area development is intended to transform the current landscape, dominated by big -box retail and expansive asphalt parking lots, into a vibrant, well- connected urban space. This is designed to optimize land use by incorporating a diverse mix of upgraded retail options and dining, moving away from the one-dimensional shopping experience currently offered. The proposed Specific Plan area development, while introducing new sources of daytime glare and nighttime illumination, is carefully designed to enhance views, rather than expand the amount of light pollution. This development strategy focuses on utilizing lighting technologies that are energy -efficient and/or designed to minimize unnecessary glare. Future development facilitated by the Specific Plan may include low -impact lighting fixtures and reflective surfaces that are designed to reduce brightness, which would enhance visual comfort and safety without contributing to light pollution. This approach ensures that lighting serves both functional and decorative purposes, enriching the City's character at night and improving navigability and security for the community. City of La Quinta Highway 111 Corridor Specific Plan 3-3 144 Environmental Analysis — Aesthetics Furthermore, future development would adhere to the policies and regulations outlined in the General Plan as well as the City Municipal Code. Policy LU-2.3 in the Land Use Element of the General Plan states that the City's outdoor lighting ordinance would be maintained. Section 9.100.150, Outdoor Lighting of the City's Municipal Code, states that its purpose is to set the standards for allowing adequate energy efficient lighting for public safety while minimizing adverse effects (City of La Quinta, 2022). Complying with the designated policies would require that new light sources introduced along the Highway 111 Corridor be appropriately shielded and directed away from open viewing spaces. This ensures that day and nighttime views are not negatively impacted by the presence of these lights. By complying with these guidelines, the potential impacts associated with light and glare can be minimized to a level that is deemed insignificant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-4 145 Environmental Analysis — Agriculture and Forest Resources 3.2 Agriculture and Forest Resources Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non -forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? J J The project area is situated within a highly urbanized section of the City, devoid of agricultural or forest activities. Given its urban character, the area was not included in the Farmland Mapping and Monitoring Program's surveys (California DOC, 2022). This section of the City comprises several zoning districts, all of which exclude agricultural or forestry operations. The area is largely categorized as Urban and Built -Up Land. Agricultural activities are not proposed as part of the Specific Plan development. a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? No Impact: The area covered by the proposed Specific Plan is considered Urban and Built-up Land according to the California Department of Conservation (DOC), Important Farmland Finder (California DOC, 2024b). Urban and Built -Up land refers to areas that are covered by structures and buildings with a relatively high concentration. This is typically defined as having a building density of at least one (1) unit per one and a half (1.5) acres of land, or approximately six (6) structures for every ten (10) acre parcel (California DOC, 2024b). Prime Farmland is located adjacent to the Project area in two locations: northwest of the West Gateway area; and southeast of the Dune Palms and Jefferson South area (California DOC, 2022). Proposed development under this Specific Plan would not enter these Prime Farmland areas and both the West Gateway and the Dune Palms and Jefferson South areas are separated from Prime Farmland by Washington Street at the northwest portion of the Project area and by Jefferson Street at the City of La Quinta Highway 111 Corridor Specific Plan 3-5 146 Environmental Analysis — Agriculture and Forest Resources southeast, respectfully. Furthermore, designated land uses within the Project area do not include agricultural uses and the Project implementation would not result in conversion of existing farmland to non- agricultural uses. Therefore, the Project does not affect an agricultural resource area and thus does not impact designated Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. Mitigation Measures: No mitigation measures required. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact: As per the City of La Quinta Municipal Zoning Code, the Project area outlined in this Specific Plan is not zoned for agricultural uses (City of La Quinta, 2024a). Therefore, the proposed Project would not conflict with any lands zoned for agriculture uses. Additionally, the Project area is not under a Williamson Act Contract; therefore, no impacts to Williamson Act contract lands are anticipated. Mitigation Measures: No mitigation measures required. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No Impact: There are no anticipated changes to zoning of forest land, timberland, or timberland zoned Timberland Production under the proposed Specific Plan. No Impact would occur. Mitigation Measures: No mitigation measures required. d) Result in the loss of forest land or conversion of forest land to non -forest use? No Impact: The area covered under the Specific Plan does not contain forest land resources. Therefore, development under the proposed Specific Plan would not result in the loss of forest land. No impact would occu r. Mitigation Measures: No mitigation measures required. e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? No Impact: The proposed developments outlined in the Specific Plan are designated to occur within the specified area along Highway 111, stretching from approximately Jefferson Street to Washington Street in La Quinta. These developments would not result in the conversion of any onsite or offsite farmland or forest land to non-agricultural or non -forest uses. As such, there would be no impact. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-6 147 Environmental Analysis — Air Quality 3.3 Air Quality Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Result in a cumulatively considerable net increase in any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard? c) Expose sensitive receptors to substantial pollutant concentrations? d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? I J The Project area is located within the Coachella Valley planning area of the Salton Sea Air Basin (SSAB) and under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SSAB portion of Riverside County is currently designated as nonattainment for the federal and state ambient air quality standards for ozone and PM1o. The Project area is designated as attainment or unclassified for all other federal and state ambient air quality standards. As described in Section 1, Project Information, the Project is consistent with the City's current 2035 General Plan. Therefore, growth parameters, such as population and vehicle activity, are consistent with the General Plan and have been previously analyzed in the certified General Plan EIR. The following General Plan Air Quality policies and programs are applicable to and would be implemented by project: Policy AQ-1.3: Work to reduce emissions from mobile sources by encouraging a decrease in the number of vehicle trips and vehicle miles traveled. — Program AQ-1.3.b: Encourage public and private schools to establish alternative transportation programs for students. — Program AQ-1.3.c: Adopt and implement a Transportation Demand Management Ordinance for businesses with 50 or more employees. — Program AQ-1.3.d: Expand routes for golf carts and other neighborhood electric vehicles and plan for access and recharging facilities at retail, recreational, and community centers. — Program AQ-1.3.e: Expand pedestrian and bicycle routes and provide safe and convenient access to retail, recreational, and community centers. — Program AQ-1.3.f.- Facilitate mixed use development concepts in specific identified areas of the community to allow the combination of residential and non ---residential uses, such as live--- work---shop designs, as described in the Land Use Element. — Program AQ-1.3.g: Where permitted by the Land Use plan, and where appropriate, encourage high density residential development within walking distance to commercial, educational and recreational opportunities. City of La Quinta Highway 111 Corridor Specific Plan 3-7 148 Environmental Analysis — Air Quality Policy AQ-1.4: Protect people and sites that are especially sensitive to airborne pollutants (sensitive receptors) from polluting point sources. — Program AQ-1.4.a: Uses such as manufacturing, auto body shops, and other point source polluters should be reasonably separated from sensitive receptors. Policy AQ-1.5: Ensure all construction activities minimize emissions of all air quality pollutants. — Program AQ-1.5.a: All grading and ground disturbance activities shall adhere to established fugitive dust criteria. — Program AQ-1.5.b: Fugitive Dust Control Plans shall be reviewed and approved for development projects. Policy AQ-1.6: Proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The impact analysis in this section is based on understanding that the population and jobs growth anticipated under the Project is consistent with, and would not be in excess of, that anticipated by the City's General Plan and as analyzed within the General Plan's certified EIR. a) Conflict with or obstruct implementation of the applicable air quality plan? No Impact: The SCAQMD has adopted multiple Air Quality Management Plans (AQMPs) to address state and federal ambient air quality standards. Current AQMPs include: 2016 AQMP. The 2016 AQMP addresses the multiple ozone and PM2.5 standards. 2022 AQMP. The 2022 AQMP is focused on attaining the 2015 8-hour ozone standard. 2023 Coachella Valley PM,o State Implementation Plan. According to the SCAQMD's CEQA Air Quality Handbook, the purpose of the consistency finding is to determine if a project is inconsistent with the assumptions and objectives of the regional air quality plans, and if it would interfere with the region's ability to comply with federal and state Ambient Air Quality Standards (AAQS). Growth assumptions within the AQMP are based on growth assumptions and land use designations included within local general plans. The SCAQMD's CEQA Air Quality Handbook contains the following two key indicators of consistency with the AQMP: 1. Whether the project will not result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP. 2. If a project is consistent with the growth assumptions in the AQMP. The first criterion is assessed in Impact c) below. As demonstrated in the analysis for Impact c), the Project's potential to expose sensitive receptors to substantial air pollutant concentrations (i.e., generate pollutant concentrations that would exceed an air quality standard) would be reduced to less than significant with implementation of Mitigation Measure AIR-1. Therefore, the project is consistent with the first criterion. Under the second criterion, the SCAQMD recommends that lead agencies demonstrate that a project would not directly obstruct implementation of an applicable air quality plan and that a project be consistent with the assumptions (typically land -use related, such as resultant employment or residential units) upon which the air quality plan is based. The project is consistent with the City's adopted General Plan, which was adopted in 2013, prior to the development of all the applicable AQMPs. The growth supported by development of the Project would be consistent with the applicable General Plan, and the current General Plan was adopted City of La Quinta Highway 111 Corridor Specific Plan 3-8 149 Environmental Analysis — Air Quality prior to the current AQMP. Therefore, growth supported by the Project is accounted for in the AQMP. The project is less than significant under this criterion. As demonstrated above, the project would be consistent with both analysis criteria and, therefore, would not conflict with the applicable AQMPs. The project would result in no impact. Mitigation Measures: No mitigation measures required. b) Result in a cumulatively considerable net increase in any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard? No Impact: As described above, the SSAB portion of Riverside County is currently designated as nonattainment for the federal and state ambient air quality standards for ozone and PM1o. The SCAQMD had adopted recommended air quality significance thresholds for project construction and operation; however, these thresholds are applicable to the project level. Plan -level documents, such as the proposed La Quinta Highway 111 Corridor Specific Plan, where no specific development is identified or proposed and for which a construction schedule is not proposed, are not directly applicable to a plan -level action. The Project is consistent with the General Plan and the General Plan's certified EIR. As described in Impact a) above, the growth assumptions in the General Plan are accounted for in the applicable AQMPs. The AQMPs demonstrate the path to attainment of the relevant air quality attainment standards. As the Project is consistent with the General Plan, and the General Plan growth assumptions are incorporated in and accounted for in the AQMPs, the growth that would occur within the Specific Plan area would not result in a cumulatively considerable net increase in any criteria pollutant for which the Project region is nonattainment. This Specific Plan would provide a comprehensive development approach for Highway 111 focused on public connectivity, mixed -use development, and enhanced transportation options. This Specific Plan includes introduction of mixed -use development, integration of pedestrian -friendly pathways and dedicated bike lanes, and other improvements to connectivity and accessibility. The project impact would be less than significant. Mitigation Measures: No mitigation measures required c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant with Mitigation Incorporated: Sensitive receptors are defined as facilities or land uses that include members of the population that are particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with illnesses. Examples of these sensitive receptors are residences, schools, hospitals, and daycare centers. The California Air Resources Board (CARB) has identified the following groups of individuals as the most likely to be affected by air pollution: the elderly over 65, children under 14, athletes, and persons with cardiovascular and chronic respiratory diseases such as asthma, emphysema, and bronchitis. Sensitive receptors near the area include the residences north, east, south, and west of the Project. Amelia Earhart Elementary and John Glenn Middle School are adjacent to each other, about 1.5 miles north of the proposed Project area, while La Quinta High School is located north of the Project area along the Whitewater River. Additionally, James Madison Elementary School is located about 1.6 miles northeast of the Specific Plan area. City of La Quinta Highway 111 Corridor Specific Plan 3-9 150 Environmental Analysis — Air Quality Localized Significance Thresholds Localized Significance Thresholds (LSTs) were developed in response to SCAQMD Governing Boards' Environmental Justice Enhancement Initiative (1-4). The SCAQMD provided the Final Localized Significance Threshold Methodology (dated June 2003 [revised 2008]) for guidance (SCAQMD, 2008). The LST methodology assists lead agencies in analyzing localized air quality impacts. The SCAQMD provides the LST screening lookup tables for one, two, and 5-acre sites for the following pollutants: CO, NOX, PM2.5, and PM1o. The LST methodology and associated mass rates are not designed to evaluate localized impacts from mobile sources traveling over the roadways. The SCAQMD recommends that any project over 5 acres should perform air quality dispersion modeling to assess impacts to nearby sensitive receptors. The Project is located within Sensitive Receptor Area (SRA) 30, CV. The SCAQMD LST methodology provides two approaches for performing the LST analysis. For projects of 5 acres or less where emissions would occur, the SCAQMD has developed a series of look up tables that provide estimates of daily construction or operational emissions above which a project's emissions are determined to have a significant air quality impact. These emission LSTs are provided for each combination of pollutants (CO, NO2, PM1o, and PM2.5), SRA, size of the project emission area, and distance to the nearest sensitive receptor. For projects where emissions occur over an area larger than 5 acres, the localized significance impacts for construction and operation emissions can be derived by either applying the LSTs for a 5-acre area, or by performing air dispersion modeling. Thus, the primary determinants for the LST assessment, therefore, are the SRA where the project is located, the size of the emission area, and distance to the nearest sensitive receptor. The Specific Plan is a guidance -level document and does not include site -specific development plans. Mitigation Measure AIR-1 is proposed to reduce the potential impact of future development to less than significant. With implementation of Mitigation Measure AIR-1, future development supported by the Specific Plan would not generate a significant localized impact. Mitigation Measures: AIR-1 d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? No Impact: The SCAQMD recommends that odor impacts be addressed in a qualitative manner. Such an analysis shall determine whether the project would result in excessive nuisance odors, as defined under the California Code of Regulations and Section 41700 of the California Health and Safety Code and thus would constitute a public nuisance related to air quality. Land uses typically considered associated with odors include wastewater treatment facilities, waste - disposal facilities, or agricultural operations. The Specific Plan area would not contain land uses typically associated with emitting objectionable odors. Future development supported by the Project would involve the use of diesel construction equipment and diesel trucks during construction. However, the Project area has a predominance of commercial land uses and emissions from trucks are common throughout the project vicinity. In addition, project -generated emissions would rapidly disperse in the atmosphere and would not be noticeable to the nearby public. Therefore, the project would not generate a significant odor impact during construction or operation. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-10 151 Environmental Analysis — Air Quality Air Quality Mitigation Measures • Mitigation Measure AIR-1: Localized Significance Assessment Prior to the issuance required discretionary permits, new development projects in the Specific Plan area, if subject to CEQA compliance, must demonstrate that the proposed development would either not exceed applicable the SCAQMD's LST lookup tables or not exceed the respective ambient air quality thresholds for CO, NOx, and PM10 and PM2.5. City of La Quinta Highway 111 Corridor Specific Plan 3-11 152 Environmental Analysis — Biological Resources 3.4 Biological Resources Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special - status species in local or regional plans, policies, ✓ or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, ✓ policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community ✓ Conservation Plan, or other approved local, regional, or state habitat conservation plan? t! The potential for sensitive biological resources to occur (federally or state listed or state special status plants and wildlife, Sensitive Natural Communities (SNCs), and wetlands) were evaluated within the areas planned for development within the Project area, as well as a 100-foot buffer around the Project area for potential wildlife impacts. The Project area comprises seven DSAs, as outlined in Table 1.1 and Figure 1-2, which are planned to be developed with various focuses in mind and differ among each distinct area. The following information is based on the Biological Reconnaissance Technical Memorandum (Appendix B) that was prepared in support of the proposed La Quinta Highway 111 Specific Plan. The technical memorandum documents the results of a site visit conducted on February 4, 2023 that covered the Project area and the 100-foot buffer. The following information is also based on the results of two protocol -level floristic surveys that were conducted separately on April 26 through April 27, 2023, and October 24, 2023 in one area of the Project, encompassing a 15-acre parcel embedded within the ADN DSA (Figure 1-2), and documented in a separate Botanical Technical Memorandum (Appendix B). City of La Quinta Highway 111 Corridor Specific Plan 3-12 153 Environmental Analysis — Biological Resources The Project area with 100-foot wildlife buffer is located entirely within the City of La Quinta. Land cover is primarily classified as developed, interspersed with shrub/scrub (USGS, 2016). The 100-foot wildlife buffer extends into the Whitewater River Watershed. The Project area is bordered by the Whitewater River to the north and is bisected by Highway 111. The landscape surrounding the Project area is highly urbanized and developed, with high amounts of vehicular traffic. There are seven areas planned for development with various focuses ( Table 1.1; Figure 1-2). Depending on the parcel/region proposed for development within the Project area, there are two scenarios that are being assessed: a Moderate Scenario, which would utilize lower density development, and a Max Scenario, which would utilize higher density development. In all cases of potential impact, the "high" scenario would consist of increased pedestrian and bicycle traffic, which may result in slightly higher impacts to potential sensitive resources in those areas. The areas planned for development are surrounded by commercial businesses, residential areas, and roadways. A few areas planned for development within ADN, DJN, and DJS contain variable extents of natural habitat (Figure 1-2 through Figure 1-4). The DJS area contains only marginally suitable habitat features due to the limited extent of land and closer proximity to commercial buildings and roads. The other areas planned for development within WAN, ADS, and WAS have been graded or altered from their natural state and generally have less potential to support sensitive biological resources. Although the Project area is within a developed landscape, there are shrubs and dune habitat within select areas (WG, ADN, DJN, and DJS) that may support special status species and do support common species. Within the more natural areas, small mammal burrows were observed within the Project area, which can be used by other taxa such as birds and reptiles. The Project area and 100-foot wildlife buffer also supports common avian species protected by the federal Migratory Bird Treaty Act (MBTA) and California Fish and Game Code (FGC). A brief summary of each area planned for development is included below, oriented from west to east, and north to south. 3.4.1 West Gateway The WG Development Area has minimal trees and shrubs, with limited vegetation overall. It includes Point Happy, an undeveloped elevated area (183 feet) bordered by Highway 111 to the south, Whitewater River to the north, and businesses and restaurants to the east and west. While special status species are not expected, nesting birds may be present. 3.4.2 Washington and Adams North The areas proposed for development within the WAN Development Area have no trees or shrubs present. They have limited vegetation within them and are surrounded by commercial businesses and concrete parking lots. Special status species are not expected to occur here. 3.4.3 Washington and Adams South The areas proposed for development within the WAS Development Area are clustered at the southern edge bordering Avenue 47. These areas consist of a movie theatre and paved parking lot bordered by a small margin of open space that has already been graded and has fences around it. There are trees along the edges of the areas proposed for development, and roads. Special status species are not expected to occur here, but nesting birds may occur. 3.4.4 Adams and Dune Palms North The area proposed for development within the ADN Development Area is a 15-acre parcel that contains natural habitat features that may support sensitive species and does support common species as well as City of La Quinta Highway 111 Corridor Specific Plan 3-13 154 Environmental Analysis — Biological Resources nesting birds. Trees and shrubs are present. A separate report for this area has been prepared by GHD (Appendix B). The parcel is bordered by commercial development and concrete parking lots. 3.4.5 Adams and Dune Palms South The areas proposed for development within the ADS Development Area are clustered at the southwest corner and bordered by two major roads, with a discrete and disjointed area at the east edge within an already paved parking lot and also bordered by a major road. The areas proposed for development are already graded, and there are trees and shrubs present along the edges and roads, some or all planted. Special status species are not expected to occur here, but nesting birds may occur. 3.4.6 Dune Palms and Jefferson North The area proposed for development within the DJN Development Area is at the westernmost edge, and contains natural habitat features that may support sensitive species and does support common species as well as nesting birds. 3.4.7 Dune Palms and Jefferson South The area proposed for development within the DJS Development Area is at the northern edge and bordered by Highway 111. This area is already paved on the east side. It contains marginal amounts of natural habitat features that may support sensitive species and does support common species as well as nesting birds. Based on occurrence records, habitat availability, and the protocol -level site visit of the ADN Development Area (Figure 1-2), and the reconnaissance -level site visit of the entire Project area, special status plants do not have potential to occur in areas of the Project that are proposed for development. No special status plants or SNCs were observed during surveys of the ADN Development Area or within the greater Project area. Based on occurrence records, habitat availability, and the reconnaissance -level site visit of the entire Project area, special status wildlife species have a potential to occur. The Project area is bordered to the north by the channelized Whitewater River. No flowing water and minimal moisture within the riverbed was observed. In addition, there is the Deep Canyon Stormwater Channel that bisects a small portion of the northwest corner of the Project area. No impacts to jurisdictional wetlands or waters, or SNCs, are expected. a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special -status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Special -status Plant Species Less than Significant Impact with Mitigation Incorporated: The database scoping detailed in the botanical technical memorandum (Appendix B) produced a total of 66 plant species known to occur in the nine USGS quads within and surrounding the Project area. Based on species -specific habitat requirements and habitat availability within the Project area, three species were determined to have a low potential to occur, and seven to have a moderate potential to occur (Table 3.1) based on the results of database scoping. The majority of areas planned for development in the Project area are already developed and do not have potential for any special status plant species to occur. Three parcels in the Project area are undeveloped, retain natural habitat, and have potential for special status plants to occur: ADN, DJN, and DJS; however, City of La Quinta Highway 111 Corridor Specific Plan 3-14 155 Environmental Analysis — Biological Resources no special status plant species were observed during protocol -level surveys of the ADN Development Area in May and October of 2023, or in the reconnaissance survey of the entire Project area. Desert plant communities can be ephemeral in nature given the variable precipitation of any given year and species adaptations to this variability is resource availability. While the potential for sensitive plant species to be present in the undeveloped spaces of the Project area is generally low, the suitability of these sites to host sensitive species in subsequent years may change. With incorporation of Measure BIO-1 and 13I0-2, the Project would have a less than significant impact on special status plant species. Special -status Wildlife Species Less than Significant with Mitigation Incorporated: The database scoping detailed in the biological resources technical memorandum (Appendix B) returned a total of 87 species (Table 3.2). The potential for sensitive wildlife species to occur was determined based on existing data and the reconnaissance level site visit (Appendix B). Special status species are federally and/or state listed, a California Department of Fish and Wildlife (CDFW) Species of Special Concern, CDFW Fully Protected, on the CDFW Special Animals List, or any combination of these. The majority of areas planned for development within the Project area (within WAN, WAS, and ADS Development Areas) are developed and do not have potential for any special status wildlife species to occur. However, common and urban adapted bird species protected by the FGC and MBTA may occur if structures are present, or nesting features (such as shrubs and trees) are present within or adjacent to the areas. Based on the reconnaissance -level site visit on February 4, 2023 and review of existing data, the ADN, DJN, and DJS areas within the Project area may provide suitable habitat for special status wildlife species and do support common species protected by the MBTA and FGC. However, habitat within DJS is less suitable than the other two areas. The areas within the WAN, WAS, and ADS may also support common and urban adapted bird species protected by the MBTA and FGC. Three areas planned for development within the Project area contain discrete areas that are undeveloped, retain natural habitat, and have potential for special status wildlife to occur, in addition to common bird species protected by the FGC and MBTA: ADN, DJN, and DJS, for which the following species may occur: • The Palm Springs Round -tailed Ground Squirrel (Xerospermophilus tereticaudus chlorusa; CDFW Species of Special Concern) has a moderate potential to occur at all three Development Areas (ADN, DJN, and DJS). • The Burrowing Owl (Athene cunicularia; CDFW Species of Special Concern) has a moderate potential to occur within ADN. • The Coachella Valley Fringe -toed Lizard (Uma inornata; federally threatened and state endangered) is a reptile species with a moderate potential to occur within ADN Development Area. • Flat -tailed Horned Lizard (Phrynosoma mcallii; CDFW Species of Special Concern) is a reptile species with a moderate potential to occur within ADN and DJN. • Coachella Giant Sand Treader Cricket (Macrobaenetes valgum; CDFW Special Animals List) is an insect with a moderate potential to occur at ADN and DJN. • The Costa's Hummingbird (Calypte costae; CDFW Special Animals List), Abert's Towee (Pipilo aberti; CDFW Special Animals List), Cooper's Hawk (Accipiter cooperii; CDWF Watch List), and Vermillion Flycatcher (Pyrocephalus obscurus; CDFW Species of Special Concern) have a moderate potential to occur at all three Development Areas (ADN, DJN, and DJS). • The Black -tailed Gnatcatcher (Polioptila melanura; CDFW Watch List) has a moderate potential to occur at ADN and DJN. City of La Quinta Highway 111 Corridor Specific Plan 3-15 156 Environmental Analysis — Biological Resources The Palm Springs Round -tailed Ground Squirrel, Burrowing Owl, Coachella Valley Fringe -toed Lizard, Flat -tailed Horned Lizard, and Coachella Giant Sand Treader Cricket are species covered by the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). The Burrowing Owl is a covered species under the CVMSHCP but is afforded additional protections under FGC and the MBTA and would require additional minimization measures. According to the CVMSHCP, authorization of take for all species with a moderate potential to occur, except the six bird species, can be obtained through compliance with the CVMSHCP and the Local Development Mitigation Fee (LDMF) paid to the Coachella Valley Conservation Commission (CVCC, 2023). All Conservation Measures that are applicable within Section 4.4 (Required Avoidance, Minimization, and Mitigation Measures) and Section 9 (Species Accounts and Conservation Measures) of the CVMSHCP should be implemented by the Project to minimize impacts to plant and wildlife species within the Habitat Conservation Plan's (HCP's) jurisdiction (CVMSHCP, 2016). Assuming there would be compliance with the CVMSHCP and with incorporation of Mitigation Measure 113I0-1 through 13I0-5, potential impact to the five species covered by the CVMSHCP would be less than significant. Based on existing habitat and available data, certain areas (ADN, DJN, and DJS) may support special status species and do support common species. Though, the area in DJS contains less suitable habitat and extent than the other two areas. The entire Project area may support migratory and nesting birds. With inclusion of Mitigation Measures 1131O-1, 113I0-2, 113I0-3, 1131O-4, and 1131O-5 impacts to special status wildlife species, including native, migratory, and nesting birds not covered by the CVMSHCP, would be less than significant. The Project area does not overlap any federally designated critical habitat (USFWS, 2023a). No impact would result. With implementation of Mitigation Measures BIO-1, 113I0-2, 113I0-3, 131O-4, and 1131O-5 impacts to protected wildlife species would be less than significant. Mitigation Measures: BIO-1, BIO-2, BIO-3, BIO-4, and BIO-5. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? Less than Significant Impact with Mitigation Incorporated: A query of the California Natural Diversity Database (CNDDB) (CDFW, 2023a) returned multiple locations of Desert Fan Palm Oasis Woodland (Washingtonia filifera) SNC (G3, S3.2) in the nine quads surrounding the Project area; however, the nearest Desert Fan Palm Oasis to the Project area is over five miles to the northeast. No native fan palms are present in the Project area. The undeveloped portions of the Project area are vegetated by Creosote Bush Scrub (Larrea tridentata), a natural community that is not considered sensitive by CDFW (G5, S5). The Project would not impact any SNCs, as none are present. A small portion of DPJ Development Area is mapped as "stabilized shielded desert sand fields" per the CVMSHCP's natural community characterization and mapping (CVCC, 2024); however, this area is not within a designated conservation area and, therefore, is not an identified priority area for conservation per Section 10.2.6 of the CVMSHCP (CVMSHCP, 2016). The Project would not impact natural communities identified for conservation as described in the CVMSHCP. The Whitewater River borders the northern edge of the Project area; however, the river has been channelized, and the banks are cemented at the upslope edge. There was no riparian vegetation observed along the length of the corridor within the Project area. This Specific Plan is not expected to affect riparian City of La Quinta Highway 111 Corridor Specific Plan 3-16 157 Environmental Analysis — Biological Resources habitat or other sensitive natural communities, as it is a planning -level document. However, future development in the Highway 111 corridor could potentially impact the flow or banks of the nearby Whitewater River. Consequently, future projects should incorporate Mitigation Measure 1131O-6 to minimize potential impacts on the natural flow of streams or rivers. Mitigation Measures: 131O-6. c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact: No wetlands are documented in the Project area based on database searches (National Wetlands Inventory [NWI]) (USFWS, 2023b), and none were observed in the Project area at the time of surveys. The Whitewater River is along northern border of the Project area. The section of river adjacent to a majority of the Project area is classified as either a riverine intermittent streambed that is intermittently flooded or a riverine unknown perennial with unconsolidated bottom that is semi -permanently flooded (USFWS, 2023b). There is a small section of the Whitewater River that is within the Project area within the DJN Development Area, but the river is also channelized in this section, with steep, bare slopes and intermittently ponded water (not flowing). The Project is not expected to have an impact on state or federally protected wetlands. Mitigation Measures: No mitigation measures required. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? No Impact: Wildlife corridors refer to established migration routes commonly used by resident and migratory species for passage from one geographic location to another. Maintaining the continuity of established wildlife corridors is important to: a) sustain species with specific foraging requirements, b) preserve a species' distribution potential, and c) retain diversity among many wildlife populations. The Project is approximately seven miles from the nearest "essential connectivity area" and one mile from a "natural landscape block" and "small natural landscape area" identified by the California Habitat Connectivity Project (CDFW, 2023c). The Project area is surrounded by existing development, Highway 111, and the highly modified Whitewater River. Habitat in the Project area is highly fragmented. No new barriers to terrestrial wildlife movement would result from the Project, and the Project would not substantially interfere with migratory birds, bats, or other species. Due to the level of development existing surrounding the Project area, there would be no impact to the habitat access, connectivity, or migratory corridors of wildlife species. Mitigation Measures: No mitigation measures required. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less than Significant Impact: The proposed Highway 111 Specific Plan does not include any site -specific designs or proposals, nor does it grant any entitlements for development that would have the potential to conflict with local policies or ordinances protecting biological resources. The City of La Quinta 2035 General City of La Quinta Highway 111 Corridor Specific Plan 3-17 158 Environmental Analysis — Biological Resources Plan (City of La Quinta, 2022) addresses natural resources within the City limits through its Biological Resources Element. The goals, policies, and programs within this Element address the preservation of valuable habitat and species which occur in the City and align with federal, state, and regional efforts toward preservation. The City does not have an adopted tree ordinance. Future development proposed to implement the Specific Plan would be required to comply with all applicable policies included in the General Plan. Therefore, this impact would be less than significant. Mitigation Measures: No mitigation measures required. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Less Than Significant Impact with Mitigation Incorporated: Habitat Conservation Plans (HCPs) and Natural Community Conservation Plans (NCCPs) are site -specific plans to address effects on sensitive species of plants and animals. The Project area is within the CVMSHCP (CVMSHCP, 2016), which is an HCP and NCCP implemented by the CVCC (CDFW, 2023b; CVCC, 2023). The City of La Quinta has been a participant in the CVMSHCP since 1996. If the project qualifies, the signatories to the CVMSHCP are able to obtain coverage for incidental take for the 21 wildlife and plant species that the CVMSHCP covers (CVCC, 2023). The proposed Project area is urbanized and highly developed and is not located within any CVMSHCP identified Conservation Areas; however, the westernmost extent of the Project area is less than one mile east of a portion of the Santa Rosa and San Jacinto Mountains Conservation Area boundary (CVCC, 2024). The plant species covered by the CVMSHP include the Coachella Valley milkvetch (Astragalus lentiginosus var. coachellae), triple -ribbed milkvetch (Astragalus tricarinatus), Little San Bernardino Mountains linanthus (Linanthus maculatus), Mecca aster (Xylorhiza cognata), and Orocopia sage (Salvia greatae). None of these species have potential to occur in the Project area due to a lack of suitable habitat or a suitable elevational range. Wildlife species covered by the CVMSHCP that have a moderate potential to occur include Palm Springs Round -tailed Ground Squirrel, Burrowing Owl, Flat -tailed Horned Lizard, Coachella Valley Fringe -tailed Lizard, and the Coachella Giant Sand Treader Cricket (CDFW, 2023b). With implementation of Mitigation Measure 13I0-7, the Project would not conflict with the provisions of an adopted HCP/NCCP and, therefore, would have a less than significant impact. Mitigation Measures: BIO-7 Biological Resources Mitigation Measures • 13I0-1: Assessment of Biological Resources and Worker Environmental Awareness Training Prior to Project construction activities for all projects covered in this IS/MND, a complete and recent inventory of rare, threatened, endangered, and other sensitive species located within the Project footprint and within offsite areas with the potential to be affected, including California Species of Special Concern and California Fully Protected Species (Fish and Game Code § 3511), will be completed. Species to be addressed should include all those which meet the CEQA definition (CEQA Guidelines § 15380). The inventory should address seasonal variations in use of the Project area and should not be limited to resident species. Focused species -specific surveys, completed by a qualified biologist and conducted at the appropriate time of year and time of day when the City of La Quinta Highway 111 Corridor Specific Plan 3-18 159 Environmental Analysis — Biological Resources sensitive species are active or otherwise identifiable are required. Acceptable species -specific survey procedures should be developed in consultation with CDFW and the U.S. Fish and Wildlife Service, where necessary. Note that CDFW generally considers biological field assessments for wildlife to be valid for a one-year period, and assessments for rare plants may be considered valid for a period of up to three years. Some aspects of the proposed Project may warrant periodic updated surveys for certain sensitive taxa, particularly if the Project is proposed to occur over a protracted time frame, or in phases, or if surveys are completed during periods of drought. An environmental training program should be developed and presented by a qualified biologist to all crew members prior to the beginning of all Project construction in natural areas planned for development. The training should describe special -status plant and wildlife species and sensitive habitats that could occur within the Project area, protection afforded to these species and habitats, and avoidance and minimization measures required to avoid and/or minimize impacts from the project. All new construction personnel should receive this training before beginning work on this Project. A copy of the training and training materials should be provided to construction crews for review and approval at least 30 days prior to the start of construction. As needed, in -field training should be provided to new on -site construction personnel by the qualified biologist or a qualified individual who should be identified by the qualified biologist, or initial training should be recorded and replayed for new personnel. • 131O-2: General Measures for Plants and Wildlife When working in the natural habitat areas, the number of access routes, number and size of staging areas, and the total area of the activity should be limited to the minimum necessary to achieve the project goal. Routes and boundaries outside of normal access roads should be clearly delineated through fencing or flagging. Food, trash, and other solid wastes should be disposed of in Common Raven proof/wildlife proof, covered refuse containers and regularly removed from the various structures and facilities on a daily basis to avoid offsite dispersal of waste and to avoid attracting wildlife onto the Project site. Following covered activity work, all trash and debris should be removed from the work area. Construction work should avoid direct destruction of burrows through chaining (dragging a heavy chain over an area to remove shrubs), disking, cultivation, and urban, industrial, or agricultural development. Project -related excavations greater than 6 inches deep should be secured to prevent wildlife entry and entrapment. Holes and trenches should be back -filled, securely covered, or fenced. Excavations that cannot be fully secured should incorporate appropriate wildlife ramp(s) at a slope of no more than a 3:1 ratio (horizontal: vertical, equivalent to a 33.3 percent or 18.4-degree slope), or other means to allow trapped animals to escape. Personnel on site should be required to check under their vehicles for sensitive species prior to moving them and should exercise caution while driving on the Project site. Before moving, burying, or capping, inspect for wildlife in any construction pipes, culverts, or similar structures that are stored on the site for one or more nights. Alternatively, cap structures before storing on the work site. City of La Quinta Highway 111 Corridor Specific Plan 3-19 160 Environmental Analysis — Biological Resources • BIO-3: Special Status and Migratory Birds Construction should be conducted, if possible, during the fall and/or winter months and outside of the avian nesting season (generally February 1 — August 31) to avoid any direct and or indirect effects to protected nesting birds. Pre -construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 100 feet for passerines and 300 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on -site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored at least once a week or as needed by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. • BIO-4: Burrowing Owl Habitat Assessment and Focused and Pre -Construction Surveys No less than 60 days prior to the start of Project -related activities for all projects covered in the MND, a burrowing owl habitat assessment shall be conducted by a qualified biologist according to the specifications of the Staff Report on Burrowing Owl Mitigation (Department of Fish and Game, March 2012 or most recent version) for all projects covered under the MND. If the habitat assessment demonstrates suitable burrowing owl habitat, then focused burrowing owl surveys shall be conducted by a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version) prior to vegetation removal or ground -disturbing activities. If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall begin coordination with CDFW and USFWS immediately, and shall prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance and monitoring actions, including measures necessary to avoid take of burrowing owl individuals, nests, and eggs. The Burrowing Owl Plan shall include the number and location of occupied burrow sites (occupied site means at least one burrowing owl or its sign has been observed within the last three years; may be indicated by owl sign including feathers, pellets, prey remains, eggshell fragments, or excrement at or near a burrow entrance or perch site), acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures. If impacts to occupied burrowing owl habitat or burrow(s) or burrowing owl individuals, nests, or eggs cannot be avoided, appropriate California Endangered Species Act (CESA) authorization (i.e., Incidental Take Permit under Fish and Game Code section 2081) should be obtained from CDFW prior to commencement of Project activities. Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be repeated when there is a pause in construction of more than 30 days. Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist City of La Quinta Highway 111 Corridor Specific Plan 3-20 161 Environmental Analysis — Biological Resources shall coordinate with CDFW and prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities. • 113I0-5: Artificial Light Impacts Throughout construction and the lifetime operation of all projects covered in the IS/MND the City and Project proponents shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City and Project proponent shall ensure that all lighting for the Project is fully shielded, cast downward and directed away from surrounding open -space and agricultural areas, reduced in intensity to the greatest extent possible, and does not result in lighting trespass including glare into surrounding areas or upward into the night sky (see the International Dark -Sky Association standards at http://darksky.org/). The City and Project proponent shall ensure use of LED lighting, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler. • 113I0-6: CDFW Lake and Streambed Alteration (LSA) Program Prior to construction and issuance of any grading permit, the Project Sponsor shall obtain written correspondence from CDFW stating that notification under Section 1602 of the Fish and Game Code is not required for the Project, or the Project Sponsor should obtain a CDFW-executed Lake and Streambed Alteration Agreement, authorizing impacts to Fish and Game Code Section 1602 resources associated with the Project. • 113I0-7: Project Adherence to the CVMSHCP All Conservation Measures that are applicable within Section 4.4 (Required Avoidance, Minimization, and Mitigation Measures) and Section 9 (Species Accounts and Conservation Measures) of the CVMSHCP should be implemented by the Project to minimize impacts to plant and wildlife species within the HCP's jurisdiction (CVMSHCP, 2016). The Project is outside of a designated Conservation Area, and a Joint Review Project is not required. However, the LDMF to the CVCC is required for development projects. Submission of the LDMF to the CVCC is recommended before building or grading permits are submitted. Prior to construction and issuance of any grading permit for all projects covered in the IS/MND, the City shall ensure compliance with the CVMSHCP and its associated Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee and transfer of fees, at least quarterly and prior to impacts to Covered Species and their Habitats, to the Coachella Valley Conservation Commission. Prior to vegetation removal or ground -disturbing activities, for all project areas covered in the IS/MND that contain suitable habitat for sand -dependent Covered Species, the City will collaborate with the Coachella Valley Conservation Commission to plan and implement a salvage of sand - dependent Covered Species within the Project site. City of La Quinta Highway 111 Corridor Specific Plan 3-21 162 Environmental Analysis — Biological Resources Table 3.1. Potential for Special Status Plants to Occur in the Project Area Abronia villosa var. chaparral sand- 1 B.1 aurita verbena Acmispon haydonii pygmy lotus 1 B.3 Astragalus crested milk -vetch 4.3 bicristatus Chaparral, Coastal scrub, Desert dunes, Sandy Pinyon and juniper woodland, Sonoran desert scrub, Rocky No potential. The Project area is outside of the elevational range for this species (245 - 5250 feet). No potential. The Project area is outside of the elevational range for this species (1705 - 3935 feet). Lower montane coniferous forest, Upper No potential. The Project area is outside of the elevational range montane coniferous forest, Carbonate for this species (5580 - 9005 feet). (usually), Rocky (sometimes), Sandy (sometimes) Astragalus hornii Horn's milk -vetch 1 B.1 Meadows and seeps, Playas, Alkaline, Lake No potential. The Project area is outside of the elevational range var. hornii Margins 1 for this species (195 - 2790 feet). Astragalus Borrego milk- 4.3 Mojavean desert scrub, Sonoran desert No potential. The Project area is outside of the elevational range lentiginosus var. vetch scrub, Sandy for this species (100 - 2935 feet). borreganus Astragalus Coachella Valley FE, 1 B.2 Desert dunes, Sonoran desert scrub No potential. The Project area is outside of the elevational range lentiginosus var. milk -vetch (sandy) for this species (130 - 2150 feet). coachellae Astragalus Big Bear Valley 113.2 Lower montane coniferous forest, Pebble No potential. The Project area is outside of the elevational range leucolobus woollypod (Pavement) plain, Pinyon and juniper for this species (3610 - 9465 feet). woodland, Upper montane coniferous forest, Rocky Astragalus preussii Lancaster milk- 1 B.1 Chenopod scrub No potential. The Project area is outside of the elevational range var. laxiflorus vetch for this species (2295 - 2295 feet). Astragalus gravel milk -vetch 2B.2 Desert dunes, Mojavean desert scrub, Moderate potential. Suitable habitat is present in the Project sabulonum Sonoran desert scrub, Flats, Gravelly area in areas ADN, DJN, and DJS. Occurrence data is not (sometimes), Roadsides, Sandy (usually), available. Washes This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. City of La Quinta Highway 111 Corridor Specific Plaq@322 Environmental Analysis - Biological Resources Astragalus triple -ribbed milk- FE, 1 B.2 Joshua tree "woodland", Sonoran desert No potential. The Project area is outside of the elevational range tricarinatus vetch scrub, Gravelly (sometimes), Sandy for this species (1475 - 3905 feet). (sometimes) 213.3 Ayenia compacta California ayenia Mojavean desert scrub, Sonoran desert No potential. The Project area is outside of the elevational range scrub, Rocky Sonoran desert scrub (rocky) for this species (490 - 3595 feet). No potential. The Project area is outside of the elevational range Bursera microphylla little -leaf elephant 213.3 tree for this species (655 - 2295 feet). Calochortus palmeri San Jacinto 1 B.2 Chaparral, Lower montane coniferous No potential. The Project area is outside of the elevational range var. munzii mariposa -lily forest, Meadows and seeps for this species (2805 - 7220 feet). Calochortus palmeri Palmer's 1 B.2 Chaparral, Lower montane coniferous No potential. The Project area is outside of the elevational range var. palmeri mariposa -lily forest, Meadows and seeps, Mesic for this species (2330 - 7840 feet). Caulanthus Payson's 4.2 Chaparral, Coastal scrub, Granitic, Sandy No potential. The Project area is outside of the elevational range simulans jewelflower for this species (295 - 7220 feet). Chaenactis parishii Parish's 1 B.3 Chaparral (rocky) No potential. The Project area is outside of the elevational range chaenactis for this species (4265 - 8205 feet). Chorizanthe Peninsular 4.2 Chaparral, Coastal scrub, Lower montane No potential. The Project area is outside of the elevational range leptotheca spineflower coniferous forest, alluvial fan, Granitic for this species (985 - 6235 feet). Chorizanthe xanti white-bracted 1 B.2 Coastal scrub (alluvial fans), Mojavean No potential. The Project area is outside of the elevational range var. leucotheca spineflower desert scrub, Pinyon and juniper woodland, for this species (985 - 3935 feet). Gravelly (sometimes), Sandy (sometimes) Cuscuta californica pointed dodder 3 Mojavean desert scrub, Sonoran desert Moderate potential. Suitable habitat is present in the Project var. apiculata scrub, Sandy area in areas ADN, DJN, and DJS. Occurrence data is not available. This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. Delphinium parishii Colorado Desert 4.3 Chaparral, Cismontane woodland, Pinyon No potential. The Project area is outside of the elevational range ssp. subglobosum larkspur and juniper woodland, Sonoran desert scrub for this species (1970 - 5905 feet). Dieteria canescens Ziegler's aster 1 B.2 Lower montane coniferous forest, Upper No potential. The Project area is outside of the elevational range var. ziegleri montane coniferous forest for this species (4500 - 8200 feet). City of La Quinta Highway 111 Corridor Specific Plaq@423 Environmental Analysis — Biological Resources Ditaxis claryana glandular ditaxis 2B.2 Mojavean desert scrub, Sonoran desert Moderate potential. Suitable habitat is present in the Project scrub, Sandy area in areas ADN, DJN, and DJS. A California Natural Diversity Database (CNDDB) occurrence from an unknown date is mapped to an uncertain location in the Project area. This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. Ditaxis serrata var. California ditaxis 3.2 Sonoran desert scrub No potential. The Project area is outside of the elevational range californica for this species (100 - 3280 feet). Draba saxosa Southern 1 B.3 Alpine boulder and rock field, Subalpine No potential. The Project area is outside of the elevational range California rock coniferous forest, Upper montane for this species (8005 - 11810 feet). draba coniferous forest, Rocky Eremothera boothii Booth's evening- 2B.3 Joshua tree "woodland", Pinyon and juniper No potential. The Project area is outside of the elevational range ssp. boothii primrose Harwood's 1 B.2 woodland Desert dunes for this species (2675 - 7875 feet). No potential. The Project area is outside of the elevational range Eriastrum harwoodii eriastrum Palomar 4.3 Chaparral, Lower montane coniferous for this species (410 - 3000 feet). No potential. The Project area is outside of the elevational range Erythranthe diffusa monkeyflower forest, Gravelly (sometimes), Sandy for this species (4005 - 6005 feet). (sometimes) Eschscholzia Joshua Tree 4.3 Joshua tree "woodland", Mojavean desert No potential. The Project area is outside of the elevational range androuxii poppy scrub, Desert washes, Flats, Gravelly, for this species (1920 - 5530 feet). Rocky, Sandy, Slopes, Washes Euphorbia Abrams' spurge abramsiana Euphorbia arizonica Arizona spurge Euphorbia flat -seeded spurge platysperma 2B.2 Mojavean desert scrub, Sonoran desert Low potential. Suitable habitat is present in the Project area in scrub, Sandy areas ADN, DJN, and DJS; however, this species was last seen in 1968 approximately 3.5 miles northwest of the Project area. This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. 2B.3 Sonoran desert scrub (sandy) No potential. The Project area is outside of the elevational range for this species (165 - 985 feet). 1 B.2 Desert dunes, Sonoran desert scrub I No potential. The Project area is outside of the elevational range (sandy) for this species (215 - 330 feet). City of La Quinta Highway 111 Corridor Specific Plaq@524 Environmental Analysis — Biological Resources Euphorbia revoluta revolute spurge 4.3 Mojavean desert scrub (rocky) No potential. The Project area is outside of the elevational range for this species (3595 - 10170 feet). Funastrum crispum wavyleaf twinvine 213.2 Chaparral, Pinyon and juniper woodland No potential. The Project area is outside of the elevational range for this species (3820 - 6035 feet). Galium slender bedstraw 4.2 Joshua tree "woodland", Sonoran desert No potential. The Project area is outside of the elevational range angustifolium ssp. scrub, Granitic, Rocky for this species (425 - 5085 feet). gracillimum Galium San Jacinto 113.3 Lower montane coniferous forest No potential. The Project area is outside of the elevational range angustifolium ssp. Mountains for this species (4430 - 6890 feet). jacinticum bedstraw Heuchera shaggy -haired 113.3 Subalpine coniferous forest, Upper montane No potential. The Project area is outside of the elevational range hirsutissima alumroot coniferous forest, Granitic, Rocky for this species (4985 - 11485 feet). Horsfordia alata pink velvet -mallow 4.3 Sonoran desert scrub (rocky) No potential. The Project area is outside of the elevational range for this species (330 - 1640 feet). Horsfordia Newberry's velvet- 4.3 Sonoran desert scrub (rocky) Moderate potential. Suitable habitat is present in the Project newberryi mallow area in areas ADN, DJN, and DJS. Occurrence data is not available. This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. Hulsea vestita ssp. beautiful hulsea 4.2 Chaparral, Lower montane coniferous No potential. The Project area is outside of the elevational range callicarpha forest, Granitic, Gravelly (sometimes), for this species (3000 - 10005 feet). Rocky (sometimes) Jaffueliobryum raui Rau's 213.3 Alpine dwarf scrub, Chaparral, Mojavean No potential. The Project area is outside of the elevational range jaffueliobryum desert scrub, Sonoran desert scrub, for this species (1610 - 6890 feet). moss Carbonate, Dry, Openings, Rock crevices Johnstonella costata ribbed cryptantha 4.3 Desert dunes, Mojavean desert scrub, Moderate potential. Suitable habitat is present in the Project Sonoran desert scrub, Sandy area in areas ADN, DJN, and DJS. Occurrence data is not available. This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. City of La Quinta Highway 111 Corridor Specific Plarn@625 Environmental Analysis — Biological Resources Johnstonella winged cryptantha 4.3 Mojavean desert scrub, Sonoran desert holoptera scrub Juncus acutus ssp. southwestern 4.2 Coastal dunes (mesic), Coastal scrub, leopoldii spiny rush Marshes and swamps (coastal salt), Meadows and seeps (alkaline seeps) Juncus cooperi I Cooper's rush 14.3 Leptosiphon Santa Rosa 1 B.3 floribundus ssp. Mountains hallii 4eptosiphon Lilium parryi mon lily 1 B.2 Lycium torreyi I Torrey's box -thorn 4.2 Marina orcuttii var. California marina 1 B.3 orcuttii Matelea parvifolia spear -leaf matelea 2B.3 Mirabilis tenuiloba Nemacaulis denudata var gracilis slender -lobed four o'clock slender cottonheads 4.3 213.2 Meadows and seeps (mesic, alkaline or saline) Pinyon and juniper woodland, Sonoran desert scrub No potential. The Project area is outside of the elevational range for this species (330 - 5545 feet). No potential. No marshes, swamps or seeps are present in the Project area. No potential. No marshes, swamps or seeps are present in the Project area. No potential. The Project area is outside of the elevational range for this species (3280 - 6560 feet). Lower montane coniferous forest, Meadows No potential. The Project area is outside of the elevational range and seeps, Riparian forest, Upper montane for this species (4005 - 9005 feet). coniferous forest, Mesic Mojavean desert scrub, Sonoran desert scrub, desert valleys, Rocky, Sandy, Streambanks, Washes Chaparral, Pinyon and juniper woodland, Sonoran desert scrub, Rocky Moderate potential. Suitable habitat is present in the Project area in areas ADN, DJN, and DJS. Occurrence data is not available. This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. No potential. The Project area is outside of the elevational range for this species (3445 - 3805 feet). Mojavean desert scrub, Sonoran desert No potential. The Project area is outside of the elevational range scrub, Rocky for this species (1445 - 3595 feet). Sonoran desert scrub No potential. The Project area is outside of the elevational range for this species (755 - 3595 feet). Coastal dunes, Desert dunes, Sonoran Moderate potential. Suitable habitat is present in the Project desert scrub area in areas ADN, DJN, and DJS. This species was observed approximately 0.5 mile west of the Project area in 1978. This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. City of La Quinta Highway 111 Corridor Specific Plarl@726 Environmental Analysis - Biological Resources Penstemon California 1 B.2 Chaparral, Lower montane coniferous No potential. The Project area is outside of the elevational range californicus beardtongue forest, Pinyon and juniper woodland, Sandy for this species (3840 - 7545 feet). Penstemon San Jacinto 4.3 Chaparral, Pinyon and juniper woodland, No potential. The Project area is outside of the elevational range clevelandii var. beardtongue Sonoran desert scrub, Rocky for this species (1310 - 4920 feet). connatus Petalonyx linearis narrow -leaf 2B.3 Mojavean desert scrub, Sonoran desert Low potential. Suitable habitat is present in the Project area in sandpaper -plant scrub, canyons, Rocky (sometimes), Sandy areas ADN, DJN, and DJS; however, the nearest occurrence is (sometimes) mapped to an uncertain location over five miles to the southwest. This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. Phaseolus filiformis slender -stem bean 213.1 Sonoran desert scrub No potential. The Project area is outside of the elevational range for this species (410 - 410 feet). Pseudorontium Deep Canyon 2B.3 Sonoran desert scrub (rocky) Low potential. Suitable habitat is present in the Project area in cyathiferum snapdragon areas ADN, DJN, and DJS; however, the nearest occurrences are over five miles to the southwest. This species was not observed in the ADN Development Area during the May and October 2023 protocol level surveys, or the reconnaissance level surveys of the entire Project area. Saltugilia latimed Latimer's 1 B.2 'Chaparral, Mojavean desert scrub, Pinyon 'No potential. The Project area is outside of the elevational range woodland-gilia and juniper woodland, Granitic (often), for this species (1310 - 6235 feet). Rocky (sometimes), Sandy (sometimes), Washes (sometimes) Sedum niveum Davidson's 4.2 Lower montane coniferous forest, Subalpine No potential. The Project area is outside of the elevational range stonecrop coniferous forest, Upper montane for this species (6810 - 9845 feet). coniferous forest, Rocky Selaginella desert spike -moss 2B.2 Chaparral, Sonoran desert scrub (gravelly, No potential. The Project area is outside of the elevational range eremophila rocky) for this species (655 - 4250 feet). Senna covesii Cove's cassia 2B.2 Sonoran desert scrub, Dry, sandy desert No potential. The Project area is outside of the elevational range washes and slopes, Dry, Sandy, Slopes, for this species (740 - 4250 feet). Washes City of La Quinta Highway 111 Corridor Specific Plaq@g?7 Environmental Analysis — Biological Resources Sidotheca white -margined 1 B.3 Chaparral, Lower montane coniferous No potential. The Project area is outside of the elevational range emarginata oxytheca forest, Pinyon and juniper woodland for this species (3935 - 8205 feet). Stemodia purple stemodia 2B.1 Sonoran desert scrub (often mesic, sandy) No potential. The Project area is outside of the elevational range durantifolia for this species (590 - 985 feet). Streptanthus southern 1 B.3 Chaparral, Lower montane coniferous No potential. The Project area is outside of the elevational range campestris jewelflower forest, Pinyon and juniper woodland, Rocky for this species (2955 - 7545 feet). Thysanocarpus rigid fringepod 1 B.2 Pinyon and juniper woodland, Dry, Rocky, No potential. The Project area is outside of the elevational range rigidus Slopes for this species (1970 - 7220 feet). Tragia ramosa desert tragia 4.3 Chenopod scrub, Pinyon and juniper No potential. The Project area is outside of the elevational range woodland, Rocky for this species (2955 - 6105 feet). Xylorhiza cognata Mecca -aster 1 B.2 Sonoran desert scrub No potential. The Project area is outside of the elevational range for this species (65 - 1310 feet). Footnotes: Rankings from CNDDB (January 2023). 2 General habitat, and microhabitat column information, reprinted from CNDDB (January 2023). Status Abbreviations: CRPR: CNPS rankings for rare plants (CNPS, 2023) - 1A = Plants presumed extinct in California; 1 B = Plants rare, threatened or endangered in California and elsewhere; 2 = Plants rare, threatened, or endangered in California, but more common elsewhere; 3 = Plants about which more information is needed (a review list); 4 = Plants of limited distribution (a watch list); n/a = not applicable; Threat Code extensions and their meanings: ".1 - Seriously threatened in California (over 80% of occurrences threatened / high degree and immediacy of threat); .2 — Moderately threatened in California (20-80% of occurrences threatened / moderate degree and immediacy of threat); .3 — Not very threatened in California (<20% of occurrences threatened / low degree and immediacy of threat or no current threats known)" (CDFW, 2023a). Potential to Occur: No potential: Habitat in and adjacent to the Project area is clearly unsuitable for the species requirements (cover, substrate, elevation, hydrology, plant community, site history, disturbance regime). Low potential: Few of the habitat components meeting the species requirements are present, and/or the majority of habitat on and adjacent to the site is unsuitable or of very poor quality. The species is not likely to be found in the Project area. Moderate potential: Some of the habitat components meeting the species requirements are present, and/or only some of the habitat on or adjacent to the site is unsuitable. The species has a moderate probability of being found in the Project area. High potential: All of the habitat components meeting the species requirements are present and/or most of the habitat on or adjacent to the site is highly suitable. The species has a high probability of being found in the Project area. City of La Quinta Highway 111 Corridor Specific Plarn@!528 Environmental Analysis — Biological Resources Table 3.2. Potential for Special Status Animals to Occur in the Project Area Antrozous pallidus Pallid Bat None None SSC Deserts, grasslands, shrublands, Low potential. There are no woodlands and forests. Most suitable rocky areas for roosting. common in open, dry habitats with Additionally, the Project area is rocky areas for roosting. Roosts must highly disturbed. protect bats from high temperatures. Very sensitive to disturbance of roosting sites. Bassariscus Southern None None FP Exploit a variety of habitats such as Low potential. There is not astutus octavus California dry, rocky, brush -covered hillsides or suitable habitat available for this Ringtail riparian areas, typically not far from species in the Project area. an open water source. Dens most often in rock crevices, boulder piles, or talus, but also tree hollows, root cavities, and rural buildings. Rarely use same den for more than a few days. Chaetodipus Dulzura Pocket None None SSC Chaparral, coastal scrub, and valley Low potential. The preferred californicus Mouse & foothill grassland. Variety of habitat types are not present within femoralis habitats including coastal scrub, the Project area. Also, the Project chaparral, and grassland in San area is not within San Diego Diego County. Attracted to grass- County. chaparral edges. Chaetodipus fallax Northwestern None None SSC Coastal scrub, chaparral, grasslands, Low potential. There is no fallax San Diego sagebrush, etc. in western San Diego suitable habitat within the Project Pocket Mouse County. Sandy, herbaceous areas, area for this species. Also, the usually in association with rocks or Project area is not within San coarse gravel. Diego County. City of La Quinta Highway 111 Corridor Specific PlarnI629 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Chaetodipus fallax Pallid San Diego None None SSC Desert wash, pinon & juniper Low potential. There is not pallidus Pocket Mouse woodlands, Sonoran desert scrub. suitable habitat within the Project Desert border areas in eastern San area for this species. Also, the Diego County in desert wash, desert Project area is not within San scrub, desert succulent scrub, Diego County. pinyon -juniper, etc. Sandy, herbaceous areas, usually in association with rocks or coarse gravel. Dipodomys Earthquake None None - Chaparral, coastal scrub. Known only Low potential. No chaparral or merriami collinus Merriams from San Diego and Riverside coastal scrub habitat available for Kangaroo Rat counties. Associated with riversidean this species. sage scrub, chaparral, and non- native grassland. Need sandy loam substrates for digging of burrows. Eumops perotis Western Mastiff None None SSC Chaparral, cismontane woodland, Low potential. The Project area californicus Bat coastal scrub, and valley & foothill does not contain suitable roosting grassland. Many open, semi -arid to habitat. arid habitats, including conifer and deciduous woodlands, coastal scrub, grasslands, chaparral, etc. Roosts in crevices in cliff faces, high buildings, trees, and tunnels. Lasiurus xanthinus Western Yellow None None SSC Found in valley foothill riparian, Low potential. Although the Bat desert riparian, desert wash, and Project area is in proximity to palm oasis habitats. Roosts in trees, limited riparian habitat within the particularly palms. Forages over Whitewater River, there are no water and among trees. palm trees available for roosting. City of La Quinta Highway 111 Corridor Specific Plaq�130 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Neotoma albigula Colorado Valley None None - Sonoran desert scrub. Low-lying Low potential. The Project area venusta Woodrat desert areas in southeastern does not contain succulent plants California. Closely associated with or beaver -tail cactus for foraging. beaver -tail cactus and mesquite. Intolerant of cold temps. Eats mainly succulent plants. Distribution influenced by abundance of nest building material. Neotoma lepida San Diego None None SSC Coastal scrub of southern California Low potential. No moderate to intermedia Desert Woodrat from San Diego County to San Luis dense canopy, or coastal scrub Obispo County. Moderate to dense present in the Project area. canopies preferred. They are particularly abundant in rock outcrops, rocky cliffs, and slopes. Nyctinomops Pocketed Free- None None SSC Joshua tree woodland, pinon & Low potential. There is no femorosaccus tailed Bat juniper woodlands, riparian scrub, woodland, scrub, or rocky areas and Sonoran desert scrub. Variety of with high cliffs habitat types arid areas in southern California; available in the Project area for pine -juniper woodlands, desert scrub, this species. palm oasis, desert wash, desert riparian, etc. Rocky areas with high cliffs. Ovis canadensis Desert Bighorn None None FP Alpine, alpine dwarf scrub, chaparral, No potential. There is no suitable nelsoni Sheep chenopod scrub, Great Basin scrub, habitat available within the Project Mojavean desert scrub, Montane area. The proximity to roads and dwarf scrub, pinon & juniper human development is not woodlands, riparian woodland, and suitable. Sonoran desert scrub. Widely distributed from the White Mountains in Mono County to the Chocolate Mountains in Imperial County. Open, rocky, steep areas with available water and herbaceous forage. City of La Quinta Highway 111 Corridor Specific Plaq��31 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Ovis canadensis Peninsular FE ST FP Eastern slopes of the Peninsular No potential. There is no suitable nelsoni pop. 2 Bighorn Sheep Ranges below 4,600-foot elevation. habitat available within the Project DPS This distinct population segment area. The proximity to roads and (DPS) of the subspecies inhabits the human development is not Peninsular Ranges in southern suitable. California from the San Jacinto Mountains south to the U.S.-Mexico International Border. Optimal habitat includes steep walled canyons and ridges bisected by rocky or sandy washes, with available water. Perognathus Palm Springs None None SSC Desert wash, Sonoran desert scrub. Low potential. There is suitable longimembris Pocket Mouse Desert riparian, desert scrub, desert creosote habitat for this species; bangsi wash, and sagebrush habitats. Most however, no observations nearby common in creosote -dominated (CDFW, 2023a; iNaturalist, 2023). desert scrub. Rarely found on rocky sites. Occurs in all canopy coverage classes. Perognathus Los Angeles None None SSC Coastal scrub. Lower elevation Low potential. Coastal scrub is longimembris Pocket Mouse grasslands and coastal sage not present within the Project area. brevinasus communities in and around the Los The Project area is outside of the Angeles Basin. Open ground with Los Angeles Basin. fine, sandy soils. May not dig extensive burrows, hiding under weeds and dead leaves instead. Taxidea taxus American None None SSC Most abundant in drier open stages Low potential. The Project area Badger of most shrub, forest, and does not contain suitable habitat herbaceous habitats, with friable for this species, and the soils. Needs sufficient food, friable fragmentation is not suitable. soils and open, uncultivated ground. Preys on burrowing rodents. Digs burrows. City of La Quinta Highway 111 Corridor Specific Plaq�332 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Xerospermophilus Palm Springs None None SSC Chenopod scrub, Sonoran desert Moderate potential. The areas tereticaudus Round -tailed scrub. Restricted to the CV. Prefers ADN, DJN, and DJS contain chlorus Ground Squirrel desert succulent scrub, desert wash, suitable habitat for this species. desert scrub, alkali scrub, and levees. There is an observation on the Prefers open, flat, grassy areas in CNDDB within the Project area fine -textured, sandy soil. Density from 2002 (CDFW, 2023a). The correlated with winter rainfall. Project area is within areas predicted to have occupancy from a habitat suitability model (CVCC, 2023). Birds Accipiter cooperii Coopers Hawk None None WL Cismontane woodland, riparian Moderate potential. There are forest, riparian woodland, upper observations from three separate montane coniferous forest. locations within the Project area Woodland, chiefly of open, (eBird, 2023). However, there is no interrupted or marginal type. Nest nesting habitat available within any sites mainly in riparian growths of areas in the Project area for this deciduous trees, as in canyon species. The species may occur in bottoms on river flood -plains, also live riparian habitat areas in and oaks. around the Whitewater River. Accipiterstriatus Sharp -shinned None None WL Cismontane woodland, lower Low potential. There is no Hawk montane coniferous forest, riparian suitable forested or riparian habitat forest, riparian woodland. Ponderosa available within the Project area. pine, black oak, riparian deciduous, mixed conifer, and Jeffrey pine habitats. Prefers riparian areas. North -facing slopes with plucking perches are critical requirements. Nests usually within 275 feet of water. Aquila chrysaetos Golden Eagle None None FP I WL Rolling foothills, mountain areas, Low potential. No canyons or sage -juniper flats, and desert. Cliff- large trees available for nesting walled canyons provide nesting within the Project area. habitat in most parts of range, also large trees in open areas. City of La Quinta Highway 111 Corridor Specific Plaq�433 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Ardea alba Great Egret None None - Brackish marsh, estuary, freshwater Low potential. There is not marsh, marsh & swamp, riparian suitable habitat within the Project forest, and wetland. Colonial nester in area for this species. large trees. Rookery sites located near marshes, tide -flats, irrigated pastures, and margins of rivers and lakes. Ardea herodias Great Blue None None - Brackish marsh, estuary, freshwater Low potential. There is not Heron marsh, marsh & swamp, riparian suitable habitat within the Project forest, and wetland. Colonial nester in area for this species. tall trees, cliffsides, and sequestered spots on marshes. Rookery sites in close proximity to foraging areas: marshes, lake margins, tide -flats, rivers and streams, and wet meadows. Asio otus Long-eared Owl None None SSC Cismontane woodland, Great Basin Low potential. There is not scrub, riparian forest, riparian suitable habitat within the Project woodland, upper montane coniferous area for this species. forest. Riparian bottomlands grown to tall willows and cottonwoods, also belts of live oak paralleling stream courses. Require adjacent open land, productive of mice and the presence of old nests of crows, hawks, or magpies for breeding. City of La Quinta Highway 111 Corridor Specific PlaJV4 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Athene cunicularia Burrowing Owl None None SSC Coastal prairie, coastal scrub, Great Moderate potential. This species Basin grassland, Great Basin scrub, has a moderate potential to occur Mojavean desert scrub, Sonoran within ADN. There are recorded desert scrub, and valley & foothill observations from two separate grassland. Open, dry annual or locations within the Project area perennial grasslands, deserts, and (eBird, 2023). A majority of the scrublands characterized by low- Project area is considered to have growing vegetation. Subterranean highly suitable habitat (CDFW, nester, dependent upon burrowing 2016). mammals, most notably, the California ground squirrel. Botaurus American Bittern None None - Brackish marsh, freshwater marsh, No potential. No suitable marsh lentiginosus and salt marsh. Freshwater and habitat available. slightly brackish marshes. Also in coastal salt marshes. Dense reed beds. Buteo regalis Ferruginous None None WL Great Basin grassland, Great Basin Low potential. Marginally suitable Hawk scrub, Pinon & juniper woodlands, habitat available for this species and valley & foothill grassland. Open within the Project area. grasslands, sagebrush flats, desert Observations are approximately 5 scrub, low foothills, and fringes of miles away (eBird, 2023). pinyon & juniper habitats. Eats mostly lagomorphs, ground squirrels, and mice. Population trends may follow lagomorph population cycles. Calypte costae Costas None None - Desert riparian, desert and and scrub Moderate potential. There are Hummingbird foothill habitats. multiple recent observations within the Project area (eBird, 2023). The species may occur throughout the Project area, but the ADN, DJN, and DJS areas contain natural elements more suitable for nesting and foraging. City of La Quinta Highway 111 Corridor Specific PlaJV5 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Chaetura vauxi Vauxs Swift None None SSC Redwood, Douglas -fir, and other Low potential. There is no coniferous forests. Nests in large suitable forested habitat within the hollow trees and snags. Often nests Project area for this species. in flocks. Forages over most terrains and habitats but shows a preference for foraging over rivers and lakes. Charadrius Mountain Plover None None SSC Chenopod scrub, Valley & foothill Low potential. There are no montanus grassland, Short grasslands, freshly grazed areas within the Project plowed fields, newly sprouting grain area. No observations nearby fields, and sometimes sod farms. (eBird, 2023). Short vegetation, bare ground, and flat topography. Prefers grazed areas and areas with burrowing rodents. Chlidonias niger Black Tern None None SSC Freshwater marsh, Great Basin Low potential. There is no standing waters, wetland. Freshwater suitable aquatic habitat present lakes, ponds, marshes, and flooded within the Project area. ag fields. At coastal lagoons and estuaries during migration. Breeding range reduced. Breeds primarily in Modoc Plateau region, with some breeding in Sacramento and San Joaquin Valleys. Circus hudsonius Northern Harrier None None SSC Coastal scrub, Great Basin Low potential. There is not grassland, marsh & swamp, riparian suitable foraging or nesting habitat scrub, valley & foothill grassland, and within the Project area for this wetland. Coastal salt and freshwater species. marsh. Nest and forage in grasslands, from salt grass in desert sink to mountain cienagas. Nests on ground in shrubby vegetation, usually at marsh edge; nest built of a large mound of sticks in wet areas. City of La Quinta Highway 111 Corridor Specific Plaq�736 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Contopus cooperi Olive -sided None None SSC Lower montane coniferous forest, Low potential. There is no Flycatcher redwood, upper montane coniferous suitable nesting habitat within the forest. Nesting habitats are mixed Project area. conifer, montane hardwood -conifer, Douglas -fir, redwood, red fir and lodgepole pine. Most numerous in montane conifer forests where tall trees overlook canyons, meadows, lakes or other open terrain. Egretta thula Snowy Egret None None - Marsh & swamp, meadow & seep, Low potential. There is not highly riparian forest, riparian woodland, suitable habitat available within the and wetland. Colonial nester, with Project area for this species. nest sites situated in protected beds of dense tules. Rookery sites situated close to foraging areas: marshes, tidal -flats, streams, wet meadows, and borders of lakes. Empidonax traillii Little Wouldow None SE - Meadow & seep, riparian woodland. Low potential. There is not highly brewsteri Flycatcher Mountain meadows and riparian suitable habitat available within the habitats in the Sierra Nevada and Project area for this species. Cascades. Nests near the edges of vegetation clumps and near streams. Empidonax traillii Southwestern FE SE - Riparian woodlands in Southern Low potential. No suitable habitat extimus Wouldow California. available within the Project area for Flycatcher this species. No observations nearby (eBird, 2023). Eremophila California None None WL Marine intertidal & splash zone Low potential. The Project area alpestris actia Horned Lark communities, and meadow & seep. does not contain suitable habitat Coastal regions, chiefly from Sonoma for this species. County to San Diego County. Also main part of San Joaquin Valley and east to foothills. Short -grass prairie, "bald" hills, mountain meadows, open coastal plains, fallow grain fields, alkali flats. City of La Quinta Highway 111 Corridor Specific Plaq�837 Environmental Analysis — Biological Resources Scientific name Common Name FIESA CESA Other Habitat'Potential to Occur CDFW Falco mexicanus Prairie Falcon None None WL Great Basin grassland, Great Basin Low potential. There is no cliff scrub, Mojavean desert scrub, habitat for breeding, or preferred Sonoran desert scrub, and valley & foraging habitats within the Project foothill grassland. Inhabits dry, open area. terrain, either level or hilly. Breeding sites located on cliffs. Forages far afield, even to marshlands and ocean shores. Falco peregrinus American Delisted Delisted FP Near wetlands, lakes, rivers, or other Low potential. No suitable aquatic anatum Peregrine water; on cliffs, banks, dunes, and habitat within or nearby the Project Falcon mounds, also human -made area. structures. Nest consists of a scrape or a depression or ledge in an open site. Hydroprogne Caspian Tern None None - Nests on sandy or gravelly beaches Low potential. No suitable aquatic caspia and shell banks in small colonies habitat within or nearby the Project inland and along the coast. Inland area. freshwater lakes and marshes, also brackish or salt waters of estuaries and bays. Icteria virens Yellow -breasted None None SSC Riparian forest, riparian scrub, Low potential. The Project area Chat riparian woodland. Summer resident; does not contain suitable riparian inhabits riparian thickets of willow and habitat for this species. other brushy tangles near watercourses. Nests in low, dense riparian, consisting of willow, blackberry, wild grape; forages and nests within 10 feet of ground. Lanius Loggerhead None None SSC Broken woodlands, savannah, Low potential. The Project area ludovicianus Shrike pinyon -juniper, Joshua tree, and does not provide highly suitable riparian woodlands, desert oases, habitat for this species. Recent scrub, and washes. Prefers open observations nearby are sparse country for hunting, with perches for (eBird, 2023). scanning, and fairly dense shrubs and brush for nesting. City of La Quinta Highway 111 Corridor Specific PlaJV8 Environmental Analysis — Biological Resources Scientific name Common Name FIESA CESA Other Habitat'Potential to Occur CDFW Larus californicus California Gull None None WL Littoral waters, sandy beaches, Low potential. No suitable aquatic waters and shorelines of bays, tidal habitat within or nearby the Project mud -flats, marshes, lakes, etc. area. Colonial nester on islets in large interior lakes, either fresh or strongly alkaline. Leiothlypis luciae Lucys Warbler None None SSC Riparian woodland. Primarily along Low potential. The Project area lower Colorado River Valley and the does not contain suitable riparian washes and arroyos emptying into it, habitat for this species. with occasional occurrences throughout the Sonoran and Mojave Deserts. Partial to thickets of mesquite, riparian scrub, and even stands of tamarisk. Melozone aberti Alberts Towhee None None - Desert wash, riparian woodland. Moderate potential. There are Desert riparian and desert wash recorded public observations habitats in the lower Colorado River within the Project area (eBird, Valley, also the Imperial and 2023). The species may occur Coachella valleys. Frequents dense throughout the Project area, but vegetation, thickets of willow, the ADN, DJN, and DJS areas cottonwood, mesquite, and salt contain natural elements more cedar. suitable for nesting and foraging. Numenius Long -billed None None WL Great Basin grassland, meadow & Low potential. The Project area americanus Curlew seep. Breeds in upland shortgrass does not provide suitable habitat prairies and wet meadows in for this species. northeastern California. Habitats on gravelly soils and gently rolling terrain are favored over others. Pandion haliaetus Osprey None None WL Riparian forest, Ocean shore, bays, No potential. There is no suitable freshwater lakes, and larger streams. aquatic habitat needed for foraging Large nests built in tree -tops within within or nearby the Project area. 15 miles of a good fish -producing body of water. City of La Quinta Highway 111 Corridor Specific Plarngp39 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Passerculus Bryants None None SSC Open fields, meadows, salt marshes, Low potential. No suitable habitat sandwichensis Savannah prairies, dunes, and shores. Over types are present. alaudinus Sparrow most of range, found in open meadows, pastures, edges of marshes, alfalfa fields, pastures; also tundra in summer, shores and weedy vacant lots in winter. Passerculus Large -billed None None SSC Wetland. Breeds along the Colorado Low potential. No wetland habitat sandwichensis Savannah River delta in Mexico; winters at the available for this species within the rostratus Sparrow Salton Sea. Saline emergent Project area. wetlands at the Salton Sea and southern coast. Piranga rubra Summer None None SSC Riparian forest. Summer resident of Low potential. The Project area Tanager desert riparian along lower Colorado does not contain cottonwood - River, and locally elsewhere in willow riparian habitat. California deserts. Requires cottonwood -willow riparian for nesting and foraging; prefers older, dense stands along streams. Polioptila Coastal FT None SSC Coastal bluff scrub, coastal scrub. Low potential. There is no coastal californica California Obligate, permanent resident of habitat available within the Project californica Gnatcatcher coastal sage scrub below 2500 feet in area for this species. southern California. Low, coastal sage scrub in arid washes, on mesas and slopes. Not all areas classified as coastal sage scrub are occupied. City of La Quinta Highway 111 Corridor Specific PlaJgJ40 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Polioptila melanura Black -tailed None None WL Mojavean desert scrub, Sonoran Moderate potential. The Project Gnatcatcher desert scrub. Primarily inhabits area contains desert scrub habitat wooded desert wash habitats; also in the natural areas. There are occurs in desert scrub habitat, public observations recorded especially in winter. Nests in desert within 0.75 miles of the Project washes containing mesquite, palo area (eBird 2023). The species verde, ironwood, acacia; absent from may occur throughout the Project areas where salt cedar introduced. area, but the ADN and DJN areas contain natural elements more suitable for nesting and foraging. Pyrocephalus Vermilion None None SSC Marsh & swamp, riparian forest, Moderate potential. There are rubinus Flycatcher riparian scrub, riparian woodland, recorded observations within the wetland. During nesting, inhabits Project area, with the most recent desert riparian adjacent to irrigated being in January 2023 (eBird fields, irrigation ditches, pastures, 2023). The species may occur and other open, mesic areas. Nest in throughout the Project area, but cottonwood, willow, mesquite, and the ADN, DJN, and DJS areas other large desert riparian trees. contain natural elements more suitable for nesting and foraging. Rallus obsoletus Yuma Ridgways FE ST FP Freshwater marsh, Marsh & swamp, No potential. No marsh habitat yumanensis Rail Wetland. Nests in freshwater available within the Project area. marshes along the Colorado River and along the south and east ends of the Salton Sea. Prefers stands of cattails and tules dissected by narrow channels of flowing water; principal food is crayfish. Selasphorus rufus Rufous None None - North coast coniferous forest, old Low potential. There is not Hummingbird growth. Breeds in Transition life zone suitable habitat for this species of northwest coastal area from within the Project area. Oregon border to southern Sonoma County. Nests in berry tangles, shrubs, and conifers. Favors habitats rich in nectar -producing flowers. City of La Quinta Highway 111 Corridor Specific Plagg241 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Setophaga petechia Yellow Warbler None None SSC Riparian plant associations in close Low potential. There is not proximity to water. Also nests in suitable riparian habitat available montane shrubbery in open conifer for this species within the Project forests in Cascades and Sierra area. Nevada. Frequently found nesting and foraging in willow shrubs and thickets, and in other riparian plants including cottonwoods, sycamores, ash, and alders. Spinus lawrencei Lawrences None None - Broadleaved upland forest, chaparral, Low potential. The preferred Goldfinch pinon & juniper woodlands, riparian habitat types are not available for woodland. Nests in open oak or other this species within the Project arid woodland and chaparral, near area. water. Nearby herbaceous habitats used for feeding. Closely associated with oaks. Spizella breweri Brewers None None - East of Cascade -Sierra Nevada Low potential. The Project area Sparrow crest, mountains, and high valleys of does not contain suitable Mojave Desert, and mountains at mountainous or valley habitat for southern end of San Joaquin Valley. this species. For nesting they prefer high sagebrush plains, slopes and valley with Great Basin sagebrush and antelope brush. Toxostoma crissa/e Crissal Thrasher None None SSC Riparian woodland. Resident of Low potential. The Project area southeastern deserts in desert does not contain suitable riparian riparian and desert wash habitats. habitat for this species. Nests in dense vegetation along streams/washes; mesquite, screwbean mesquite, ironwood, catclaw, acacia, arrowweed, and willow. City of La Quinta Highway 111 Corridor Specific Plarng3�2 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Toxostoma lecontei Le Contes None None SSC Desert wash, Mojavean desert scrub, Low potential. The Project area Thrasher and Sonoran desert scrub. Desert may contain suitable shrub habitat resident; primarily of open desert for this species. There are no wash, desert scrub, alkali desert recent or nearby recorded scrub, and desert succulent scrub observations (eBird, 2023). habitats. Commonly nests in a dense, spiny shrub or densely branched cactus in desert wash habitat, usually 2-8 feet above ground. Vireo bellii pusillus Least Bells FE SE - Riparian forest, riparian scrub, Low potential. There are Vireo riparian woodland. Summer resident observations from 2022 over 3 of Southern California in low riparian miles west of the Project area in vicinity of water or in dry river (eBird, 2022). The Project area bottoms; below 2000 feet. Nests does not contain riparian habitat. placed along margins of bushes or on twigs projecting into pathways, usually willow, Baccharis, mesquite. Vireo vicinior Gray Vireo None None SSC Dry chaparral; west of desert, in Low potential. The Project area chamise-dominated habitat; does not contain suitable habitat or mountains of Mojave Desert, features for this species. associated with juniper and Artemisia. Forage, nest, and sing in areas formed by a continuous growth of twigs, 1-5 feet above ground. Xanthocephalus Yellow -headed None None SSC Marsh & swamp, wetland. Nests in No potential. The Project area xanthocephalus Blackbird freshwater emergent wetlands with does not contain wetland habitat dense vegetation and deep water. for this species. Often along borders of lakes or ponds. Nests only where large insects such as Odonata are abundant, nesting timed with maximum emergence of aquatic insects. City of La Quinta Highway 111 Corridor Specific Plagg443 Environmental Analysis — Biological Resources Anniella stebbinsi Southern None None SSC Broadleaved upland forest, chaparral, Low potential. The Project area California coastal dunes, and coastal scrub. does not contain the suitable Legless Lizard Generally south of the Transverse habitat types for this species. Range, extending to northwestern Baja California. Occurs in sandy or loose loamy soils under sparse vegetation. Disjunct populations in the Tehachapi and Piute Mountains in Kern County. Variety of habitats; generally in moist, loose soil. They prefer soils with a high moisture content. Aspidoscelis tigris Coastal Whiptail None None SSC Found in deserts and semi -arid areas Low potential. This subspecies' stejnegeri with sparse vegetation and open range is closer to the coast, which areas. Also found in woodland and is outside of the Project area riparian areas. Ground may be firm (California Herps, 2023). soil, sandy, or rocky. Coleonyx San Diego None None SSC Chaparral, coastal scrub. Coastal and Low potential. No rocky outcrops variegatus abbotti Banded Gecko cismontane southern California. in coastal scrub or chaparral Found in granite or rocky outcrops in habitats available within the coastal scrub and chaparral habitats. Project area. Crotalus ruber Red -diamond None None SSC Chaparral, woodland, grassland, and Low potential. The Project area Rattlesnake desert areas from coastal San Diego contains only marginally suitable County to the eastern slopes of the habitat for this species. There are mountains. Occurs in rocky areas no rocky areas present. and dense vegetation. Needs rodent burrows, cracks in rocks or surface cover objects. City of La Quinta Highway 111 Corridor Specific Plagg5�4 Environmental Analysis — Biological Resources Scientific name Common Name FIESA CESA Other Habitat'Potential to Occur CDFW Gopherus agassizii Desert Tortoise FT ST - Joshua tree woodland, Mojavean Low potential. There was a desert scrub, and Sonoran desert juvenile shell found in 2017 within scrub. Most common in desert scrub, the Project area (iNaturalist, 2023). desert wash, and Joshua tree There are many other recent habitats; occurs in almost every observations surrounding the desert habitat. Require friable soil for vicinity of the Project area burrow and nest construction. (iNaturalist, 2023). Records on the Creosote bush habitat with large CNDDB are generally more annual wildflower blooms preferred. northwest to southeast, though the nearest are seven to 11 miles in either direction (CDFW, 2023a). Creosote brush habitat with friable soil is present for this species. No sign of Desert Tortoise was observed during the site visit. The level of human disturbance and Common Raven presence is not suitable for this species, and it is unlikely for them to occur. Phrynosoma Coast Horned None None SSC Frequents a wide variety of habitats, Low potential. The Project area blainvillii Lizard most common in lowlands along does not contain highly suitable sandy washes with scattered low habitat. No observations nearby bushes. Open areas for sunning, (iNaturalist, 2023). bushes for cover, patches of loose soil for burial, and abundant supply of ants and other insects. Phrynosoma mcallii Flat -tailed None None SSC Desert dunes, Mojavean desert Moderate potential. There are Horned Lizard scrub, and Sonoran desert scrub. many observations within the Restricted to desert washes and vicinity of the Project, the nearest desert flats in central Riverside, one is approximately 0.5 miles eastern San Diego, and Imperial from the Project area (iNaturalist, Counties. Critical habitat element is 2023). Suitable habitat is present fine sand, into which lizards burrow to within the ADN and WIN areas avoid temperature extremes; requires within the Project area for this vegetative cover and ants. species. City of La Quinta Highway 111 Corridor Specific Plagg6�5 Environmental Analysis — Biological Resources Scientific name Salvadora hexalepis virgultea Common Name Coast Patch- nosed Snake FESA None CESA None Other CDFW SSC Habitat'Potential Coastal scrub. Brushy or shrubby vegetation in coastal southern California. Require small mammal burrows for refuge and overwintering sites. to Occur Low potential. There is no coastal scrub habitat within the Project area. Uma inornata Coachella Valley FT - Desert dunes, desert wash. Limited Moderate potential. Suitable Fringe -toed to sandy areas in the CV Riverside habitat is present within the ADN Lizard County. Requires fine, loose, area within the Project area for this windblown sand (for burrowing), species. ADN contains loose, interspersed with hardpan and windblown sand, with widely widely -spaced desert shrubs. The spaced desert shrubs. The Project species' habitat is characterized by area is outside of critical habitat, active dunes, surrounded by and population centers are known stabilized dunes and desert scrub to be more north of the Project (Vandergast et al., 2016). area and closer to the 1-10 SE (Vandergast et al., 2016). However, there are many recent observations surrounding the Project area within urban developed areas (iNaturalist, 2023). The most recent observation is from February 2023 (iNaturalist, 2023). Additionally, there are records on the CNDDB from the late 1960s to 1970s (CDFW, 2023a). City of La Quinta Highway 111 Corridor Specific Plarng7�6 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Amphibians Batrachoseps Desert Slender FE SE - Desert wash, limestone, and talus Low potential. The Project area major aridus Salamander slope. Known only from Hidden Palm does not provide suitable Canyon and Guadalupe Creek, dampened habitat for this species. Riverside County, in barren, palm oasis, desert wash, and desert scrub. Occurs under limestone sheets, rocks, and talus, usually at the base of damp, shaded, north and west - facing walls. Lithobates Lowland None None SSC Were found along the Colorado River No potential. No suitable aquatic yavapaiensis Leopard Frog and in streams near the Salton Sea. habitat available for this species. Fish Cyprinodon Desert Pupfish FE SE - Aquatic, artificial flowing waters, No potential. No aquatic habitat macularius artificial standing waters, Colorado within the Project area. River basin flowing waters, and Colorado River basin standing waters. Desert ponds, springs, marshes and streams in southern California. Can live in salinities from freshwater to 68 ppt; can withstand temps from 9 - 45 C and dissolved oxygen levels down to 0.1 ppm. Insects Bombus crotchii Crotch Bumble None CE - Coastal California east to the Sierra- Low potential. The Project area Bee Cascade crest and south into Mexico. does not provide suitable habitat Food plant genera include for this species. Antirrhinum, Phacelia, Clarkia, Dendromecon, Eschscholzia, and Eriogonum. City of La Quinta Highway 111 Corridor Specific Plagg847 Environmental Analysis — Biological Resources Scientific name Common Name FIESA CESA Other Habitat'Potential to Occur CDFW Danaus plexippus Monarch FC None Fields, roadside areas, open areas, No potential. There are no suitable Butterfly — wet areas, or urban gardens. This overwintering trees within the California species only lays eggs on milkweed. Project area. Overwintering, Overwintering tree habitat includes Pop. 1 eucalyptus, Monterey pine, Monterey cypress, western sycamore, coast redwood, and coast live oak trees. Dinacoma caseyi Caseys June FE None - Desert wash, Mojavean desert scrub. Low potential. There is an Beetle Found only in two populations in a observation approximately 1.5 small area of southern Palm Springs. miles north of the Project area Found in sandy soils; the females live (iNaturalist, 2023). The Project underground and only come to the area is outside of the range ground surface to mate. (USFWS, 2023a). Euparagia Algodones None None - Desert dunes. Endemic to the Low potential. Only marginally unidentata Euparagia Wasp Algodones Dunes in Imperial County. suitable dune habitat present. Euphydryas editha Quino FE None - Chaparral, coastal scrub. Sunny Low potential. The Project area is quino Checkerspot openings within chaparral and coastal not near the coast. Butterfly sage shrublands in parts of Riverside and San Diego counties. Hills and mesas near the coast. Need high densities of food plants Plantago erecta, P. insularis, and Orthocarpus purpurescens. Habropoda pallida White Faced None None - Desert dunes. Endemic to the Low potential. The Project area is Bee Algodones Dunes in Imperial County. not within Imperial County. Hesperopsis Macneills None None - Found in well -watered lowland areas Low potential. There are Atriplex gracielae Sootywing along the Colorado River and lentiformis observations on the extending west into the CV. Atriplex edges of the Project area from lentiformis is the only known host 2019 (iNaturalist, 2023). However, plant. the Project area is not well - watered. City of La Quinta Highway 111 Corridor Specific Plaggq�8 Environmental Analysis — Biological Resources Scientific name Common Name FESA CESA Other Habitat'Potential to Occur CDFW Juniperella Juniper Metallic None None - Larvae develop in juniper in Santa No potential. The Project area is mirabilis Wood -boring Rosa Mountains in southern not within the Santa Rosa Beetle California. Mountains, and there's no juniper in the Project area. Macrobaenetes Coachella Giant None None - Desert dunes. Known from the sand Moderate potential. There is an valgum Sand Treader dune ridges in the vicinity of CV. observation within the Project area Cricket Population size regulated by amount (iNaturalist, 2023). Suitable habitat of annual rainfall; some spots favor is present within the ADN and DJN permanent habitation where springs areas within the Project area for dampen sand. this species. Oliarces clara Cheeseweed None None - Sonoran desert scrub. Inhabits the Low potential. The larval host Owlfly lower Colorado River drainage. species (Larrea tridentata) is (Cheeseweed Found under rocks or in flight over documented within the Project Moth Lacewing) streams. Larrea tridentata is the area (iNaturalist, 2023). There is suspected larval host. an observation approximately 6 miles from the Project area (iNaturalist, 2023). Habitat within the Project area is marginally suitable. Stenopelmatus Coachella Valley None None - Desert dunes. Inhabits a small Low potential. The Project area cahuilaensis Jerusalem segment of the sand and dune areas contains marginally suitable habitat Cricket of the CV, in the vicinity of Palm but is not in close proximity to Mt Springs. Found in the large, San Jacinto. undulating dunes piled up at the north base of Mt San Jacinto. Mollusks Anodonta California None None - Aquatic. Freshwater lakes and slow- No potential. No aquatic habitat californiensis Floater moving streams and rivers. within the Project footprint. Taxonomy under review by specialists. Generally in shallow water. City of La Quinta Highway 111 Corridor Specific Plaggo * Environmental Analysis — Biological Resources Footnotes: Rankings from CNDDB (January 2023). 2 General habitat, and microhabitat column information, reprinted from CNDDB (January 2023). Status Abbreviations: Other Statuses (other federal or state listings may include): CDFW FP (CDFW Fully Protected Animal): "This classification was the State of California's initial effort to identify and provide additional protection to those animals that were rare or faced possible extinction. Lists were created for fish, amphibians and reptiles, birds and mammals. Most of the species on these lists have subsequently been listed under the state and/or federal endangered species acts." (CDFW, 2023a); CDFW SSC (CDFW Species of Special Concern): "It is the goal and responsibility of the Department of Fish and Wildlife to maintain viable populations of all native species. To this end, the Department has designated certain vertebrate species as `Species of Special Concern' because declining population levels, limited ranges, and/or continuing threats have made them vulnerable to extinction. The goal of designating species as 'Species of Special Concern' is to halt or reverse their decline by calling attention to their plight and addressing the issues of concern early enough to secure their long-term viability" (CDFW, 2023a); CDFW WL (CDFW Watch List): "The CDFW maintains a list consisting of taxa that were previously designated as "Species of Special Concern" but no longer merit that status, or which do not yet meet SSC criteria, but for which there is concern and a need for additional information to clarify status" (CDFW, 2023a). Potential to Occur: No potential: Habitat in and adjacent to the Project area is clearly unsuitable for the species requirements (cover, substrate, elevation, hydrology, plant community, site history, disturbance regime). Low potential: Few of the habitat components meeting the species requirements are present, and/or the majority of habitat on and adjacent to the site is unsuitable or of very poor quality. The species is not likely to be found in the Project area. Moderate potential: Some of the habitat components meeting the species requirements are present, and/or only some of the habitat on or adjacent to the site is unsuitable. The species has a moderate probability of being found in the Project area. High potential: All of the habitat components meeting the species requirements are present and/or most of the habitat on or adjacent to the site is highly suitable. The species has a high probability of being found on in the Project area. Present: Detected or documented on -site. City of La Quinta Highway 111 Corridor Specific PlaggJ50 Environmental Analysis — Cultural Resources 3.5 Cultural Resources Would the project: a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? c) Disturb any human remains, including those interred outside of formal cemeteries? Historic Overview La Quinta is nestled amidst the Santa Rosa Mountains and is situated on the base of the CV. Achieving City status on May 1, 1982, La Quinta has witnessed continuous development, particularly along the Highway 111 Corridor, fueled by a steadily increasing population that peaks during the winter season (City of La Quinta, 2024b). La Quinta is within the ancestral lands of the Desert Cahuilla Indians, who have resided in the Coachella Valley since immemorial, including areas such as the Martinez Canyon area of the CV and what is known today as Point Happy. The Desert Cahuilla Indians were hunter and gatherers and one of the few Native American Tribes to dig wells. The area held significant importance for the Cahuilla people due to its role as a vital access point to water sources, including the Whitewater River. Notably, within a distance of less than 300 yards from Point Happy, a well was excavated. This well later lent its name to the present-day City of Indian Wells (City of La Quinta, 2024b; SCTCA, 2024). For centuries, the Cahuilla people were the sole inhabitants of the CV, maintaining a permanent presence. It wasn't until the early 19th century that Europeans started journeying through the valley. Spanish, and later Mexican explorers, soldiers, and missionaries arrived with the sole aim of swiftly crossing the challenging desert terrain (La Quinta Historical Society, 2017). Record Search This analysis is based on a cultural records investigation conducted at the California Historical Resources Inventory System (CHRIS) Eastern Information Center (EIC) located at the University of California, Riverside. The examination of records took place on January 22, 2024, encompassing a review of maps, records, and reports from the EIC pertaining to the Project area. The assessment involved a review of the U.S. Geological Survey (USGS) 1959 La Quinta 7.5 minute series quadrangle map, 1941 Toro Peak 15 minutes series, and 1959 Palm Desert 15 minute series topographic map to assess the Project site. In addition, the California Points of Historical Interest, California Historical Landmarks, California Register of Historic Places, National Register of Historic Places (NRHP), the California State Historic Resources Inventory, and historic topographic maps were reviewed. The findings revealed that there have been 92 studies on cultural resources conducted within the approximately 410 acres of the proposed Project area. A total of 56 cultural resource properties are documented within the Project area boundaries. According to the NRHP, there are no listed properties located within the bounds of the Project area. Per results from the California Office of Historic City of La Quinta Highway 111 Corridor Specific Plan 3-51 192 Environmental Analysis — Cultural Resources Preservation's (OHP's) Archaeological Resources Directory (ARD), there is one property that is listed as considered eligible for listing on the NRHP (P-33-001178 [CA-RIV-001178] La Quinta Evac. CH. AD). According to the CHRIS records search, California OHP Built Environment Resource Directory (BERD) indicates that two properties are listed as historically significant by local government (P-33-007263, PT. Happy Ranch and P-33-023955, PT. Happy Ranch) located at the intersection of Highway 111 and Washington Street. The term "Happy Ranch" is in reference to Point Happy, which is described above. The West Gateway area includes Point Happy, which is an undeveloped elevated area (183 feet in elevation) bordered by Highway 111 to the south, Whitewater River to the north, and restaurants and businesses to the east and west. Point Happy is linked to nearby culturally and historically significant resources. Any forthcoming development within the West Gateway area should consider Point Happy. It is advisable to consult a cultural resources expert before engaging in any ground -disturbing activities near this site. A previous study identified two prehistoric resources (P-33-008692/CA-RIV-006190, P-33-002936/CA-RIV- 002936) within the Project area, near the intersection of Dune Palms Road and Highway 111. P-33- 008692/CA-RIV-006190 consists of a 230 meter (east/west) by 170 meter (north/south) prehistoric -era resource with the three large and three small loci comprised of ceramics, burned bone, Iithic debitage, burned clay, and fire -affected rock. P-33-002936/CA-RIV-002936 consists of a 150 meter (north/south) by 60 meter (east/west) prehistoric -era resource comprised of ceramics, fire -affected rock, semi -fired clay, animal bone, and shell fragments (Hallock et al., 2023). Given the extensive amount of documented cultural resources within the Project area, it is conceivable that yet -to -be -discovered cultural resources exist. However, it is important to note that the densely developed environment and established infrastructure of the Project area may mitigate the probability of encountering such unrecorded cultural resources. Since this Specific Plan serves as a guide for future development along the corridor, forthcoming development endeavors within the Project area should undergo thorough assessment by a cultural resource expert to evaluate any historical, archaeological, or cultural heritage resources that have not been recorded and to offer suggestions regarding their importance and appropriate management before any ground -disturbing activities commence. Individuals engaged in future development along the Highway 111 Corridor are urged to recognize and respect the significance and irreplaceable value of cultural resources. For assistance, a comprehensive list of cultural resource consultants statewide can be accessed online at http://chrisinfo.org. Refer to Appendix C: Cultural Resources for the non -confidential cultural records search report. Sacred Lands File Search The following analysis is based on a Sacred Lands File (SLF) record search by the NAHC received on March 8, 2024. The results of the search were negative, meaning that no specific site information was found in the SLF search. However, it is important to note that the absence of such information in the SLF does not necessarily indicate the absence of cultural resources within the Project area. The letter from NAHC along with a list of Native American Tribes who may have knowledge of cultural resources in the Project area is provided in Appendix C: Cultural Resources. a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5? Less than Significant with Mitigation Incorporated: A non -confidential CHRIS records request was conducted by EIC to determine the presence of culturally and historically significant resources within and near the Project area. According to the report (Appendix C: Cultural Resources), there have been 92 studies on cultural resources and there are 56 cultural resource properties documented in the Highway 111 City of La Quinta Highway 111 Corridor Specific Plan 3-52 193 Environmental Analysis — Cultural Resources Corridor. Two historically significant properties were identified in the CHRIS records search, both being Point Happy Ranch, which is located at the intersection of Highway 111 and Washington Street. Although this is within the Project limits, potential impacts to historic resources would be mitigated through the implementation of Cultural Resource mitigation measures CRA through CR-9. The designated Project site was not identified as Sacred Land based on the examination conducted by NAHC. However, as acknowledged previously, the absence of specific information about cultural resources in the SLF does not necessarily imply the absence of such resources in the Project area. Before development activities commence, it is necessary for a cultural resource expert to conduct a survey to ascertain the existence or non-existence of culturally significant resources. Additionally, it is important to coordinate with local Native American Tribes in the vicinity. Employing cultural resource mitigation measures (CR-1 through CR-9) would aid in minimizing potential impacts on significant cultural and historical resources that might be found within or close to the Project boundaries. Furthermore, the Highway 111 Corridor is not designated on the NRHP, and it is advisable to conduct a cultural resource study before initiating any development activities within the Project area. In the event that archaeological resources are encountered during ground -disturbing activities, the construction contractor would implement mitigation measures CR-1 through CR-9. The use of appropriate mitigation efforts would help reduce potential impacts on historic and cultural resources to a less then significant level. Mitigation Measures: CR-1 through CR-9. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? Less than Significant with Mitigation Incorporated: Results from the non -confidential CHRIS records request demonstrate that there are no recorded archaeological resources within the Project area. This Specific Plan is a regulatory and policy document with the intention to guide development along the Highway 111 Corridor. No development is proposed as part of this Specific Plan and, therefore, the Project would not impact any unknown archaeological resources. This Specific Plan enables future projects to use this impact analysis for environmental assessments. Although this programmatic CEQA analysis offers a general overview, it may not cover all specific project impacts. Future developments may require site - specific archaeological surveys and reports to assess and mitigate impacts on significant archaeological resources, as outlined in mitigation measures CRA through CR-9. Mitigation Measures: CR-1 through CR-9. c) Disturb any human remains, including those interred outside of formal cemeteries? Less than Significant with Mitigation Incorporated: The Project area consists of previously developed land; thus it is unlikely for human remains to be exposed during any future construction activities. Nonetheless, future development and ground excavations would be closely monitored to ensure the identification of any previously undiscovered remains. Given that the proposed Specific Plan serves as a regulatory and policy document with no current development plans, there is no immediate impact on any unidentified human remains within the Project area. However, if such remains are encountered during future development, implementation of mitigation measures CR-1 through CR-9 would provide appropriate instruction on the treatment of any human remains discovered during construction to reduce potential impacts to cultural and historic resources. Mitigation Measures: CR-1 through CR-9. City of La Quinta Highway 111 Corridor Specific Plan 3-53 194 Environmental Analysis — Cultural Resources Cultural Resources Mitigation Measures Implementation of mitigation measures CR-1 through CR-9 would reduce potential impacts to a less -than - significant level during future construction activities. Appropriate pre -construction training and a data recovery plan (if needed) would be implemented to address potential discovery of unanticipated archaeological resources and to preserve and/or record those resources consistent with appropriate laws and requirements. Proposed mitigation measures for future development are outlined below. • CR-1: Workers Environmental Awareness Program A Qualified Archaeologist who meets or exceeds the Secretary of Interior's Professional Qualification Standards for archaeology (NPS, 1983) shall conduct Workers Environmental Awareness Program (WEAP) training on archaeological sensitivity for all construction personnel prior to the commencement of any ground -disturbing activities. Archaeological sensitivity training shall include a description of the types of cultural material that may be encountered, cultural sensitivity issues, the regulatory environment, and the proper protocol for treatment of the materials in the event of a find. The WEAP training document shall include materials that convey the information noted above, which shall be maintained in an area accessible to all construction personnel so that it may be reviewed regularly by construction staff. • CR-2: Pre -Excavation Agreement Prior to the issuance of Grading Permits, the Applicant/Owner shall enter into a pre -excavation agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement with consulting Tribal Monitor associated within the area. A copy of the agreement shall be included in building and development plans and permit applications with the City. The purpose of this agreement shall be to formalize protocols and procedures between the Applicant/Owner and the consulting Tribal Monitor associated with the area for the protection and treatment of, including but not limited to, Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, and traditional gathering areas and tribal cultural resources located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, grading, and all other ground disturbing activities. At the discretion of the consulting Tribal Monitor, artifacts may be made available for 3D scanning/printing, with scanned/printed materials to be curated at a local repository meeting the federal standards of 36CFR79. • CR-3: Retention of Qualified Archaeologist and Tribal Monitor Prior to the issuance of a Grading Permits, the Applicant/Owner or Grading Contractor shall provide executed contracts or agreements with a Qualified Archaeologist and consulting Tribal Monitor, at the Applicant/Owner or Grading Contractor's expense, to implement the monitoring program, as described in the pre -excavation agreement. • CR-4: Tribal Cultural Monitor Coordination During Ground Disturbing Activities The Qualified Archaeologist and consulting Tribal Monitor shall attend all applicable pre -construction meetings with the General Contractor and/or associated subcontractors to present the archaeological monitoring program. The Qualified Archaeologist and consulting Tribal Monitor shall be present on -site full-time during grubbing, grading, and/or other ground altering activities, including the placement of imported fill materials or fill used from other areas of the Project site, to identify any evidence of potential archaeological or tribal cultural resources. All fill materials shall be absent of any and all tribal cultural resources. City of La Quinta Highway 111 Corridor Specific Plan 3-54 195 Environmental Analysis — Cultural Resources • CR-5: Controlled Grade Procedure To detect important archaeological artifacts and cultural resources during monitoring, a "Controlled Grade Procedure" must be created by a Qualified Archaeologist. This will be done in consultation with the consulting Tribal Monitor, relevant consulting Tribes, and the Applicant/Owner, and needs approval from City representatives. The procedure will set guidelines for machinery work in sensitive areas identified during cultural resource monitoring. It will cover aspects like operating speed, removal increments, weight, and equipment features. A copy of this procedure must be included in the Grading Plan submissions for Grading Permits. • CR-6: Discovery of Tribal Cultural Resources The Qualified Archaeologist and consulting Tribal Monitor can stop ground -disturbing activities if undiscovered tribal cultural resources or artifacts are found. All work must cease in the vicinity of any archaeological discovery until the Qualified Archaeologist and Tribal Monitor can assess the context of the find, including its significance, potential eligibility for the California Register of Historical Resources (CRHR), and whether the project would have a direct impact on the resource. If buried cultural deposits are encountered, the Archaeologist and Tribal Monitor may request that construction halt nearby and must notify a Qualified Archaeologist within 24 hours for investigation. Work will be redirected away from these areas for assessment. Minor finds will be documented and secured for later repatriation; if items cannot be securely stored on -site, they may be stored off -site. Minor finds include archaeological materials that are isolated, lack context, and are unlikely to indicate a larger or significant site. If the discovered resources are deemed potentially significant, the involved Tribes will be notified for consultation on their respectful treatment. Avoidance of significant resources is preferred, but if not feasible, a data recovery plan may be required. The consulting Tribes will be consulted on this plan as well. For resources under a data recovery plan, a proper sample will be collected using professional methods, reflecting tribal values. The Tribal Monitor must be present during any resource collection or cataloging. If the Qualified Archaeologist does not collect the resources, the Tribal Monitor may do so. Ground -disturbing work will not resume until the resources are documented and/or protected. • CR-7: Treatment of Tribal Cultural Resources The landowner shall relinquish ownership of all cultural resources unearthed during all ground disturbing activities, and from any previous archaeological studies or excavations on the Project site to the affiliated consulting Tribe, as determined through the appropriate process, for respectful and dignified treatment and disposition, including reburial at a protected location on -site, in accordance with the Tribe's cultural and spiritual traditions. All cultural materials that are associated with burial and/or funerary goods would be repatriated to the Most Likely Descendant as determined by the NAHC per California Public Resources Code Section 5097.98. No tribal cultural resources shall be subject to curation. • CR-8: Tribal Cultural Monitoring Report A monitoring report and/or evaluation report, if appropriate, which describes the results, analysis, and conclusions of the archaeological monitoring program (e.g., data recovery plan) shall be submitted by the Qualified Archaeologist, along with the consulting Tribal Monitor's notes and comments, to the City of La Quinta Planning Division for approval. City of La Quinta Highway 111 Corridor Specific Plan 3-55 196 Environmental Analysis — Cultural Resources • CR-9: Unanticipated Discovery of Human Remains As specified by California Health and Safety Code Section 7050.5, if human remains are found on the Project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately notify the Riverside County Coroner's Office by telephone. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the Coroner Medical Examiner has made the necessary findings as to origin and disposition pursuant to Public Resources Code 5097.98. If such a discovery occurs, a temporary construction exclusion zone shall be established surrounding the area of the discovery so that the area would be protected, and consultation and treatment could occur as prescribed by law. If suspected Native American remains are discovered, the remains shall be kept in -situ, or in a secure location in close proximity to where they were found, and the analysis of the remains shall only occur on -site in the presence of a Tribal Monitor. By law, the Coroner Medical Examiner shall determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner Medical Examiner identifies the remains to be of Native American ancestry, he or she shall contact the NAHC within 24 hours. The NAHC shall make a determination as to the Most Likely Descendent. If human remains are discovered, notify the consulting Tribe's Tribal Historic Preservation Officer. City of La Quinta Highway 111 Corridor Specific Plan 3-56 197 Environmental Analysis — Energy Resources 3.6 Energy Resources Would the project: a) Result in potentially significant environmental impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Electricity in the City is provided by the Imperial Irrigation District (IID), which provides power to eastern CV and Imperial County. IID derives over 60% of its power from various facilities, notably the Coachella Gas Turbine facility in Coachella. Its transmission network encompasses the innovative Green Path system, transmitting geothermal energy harnessed in Imperial County. Diversifying its portfolio, IID is committed to achieving a minimum of 45% of its electricity from alternative sources like geothermal, solar, and wind energy by 2027 (City of La Quinta, 2022; IID, 2024). a) Result in potentially significant environmental impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less Than Significant: Future enhancements along the Highway 111 Corridor would prioritize efficient energy use and resource consumption. The proposed improvements under the Specific Plan would necessitate collaboration with IID to assess their capacity to support and sustain future developments in the corridor. Potential future developments along Highway 111 have the potential to increase the electrical demands on IID's systems. Developers planning future projects would need to apply for electrical service with IID, which would conduct evaluations of project design engineering and estimate costs associated with potential increases in energy demand. Information required by IID includes detailed loading and panel size specifications to assist in determining the requirements for supplying permanent power to improvements within the Specific Plan area. Additionally, all development activities within the Specific Plan area must undergo review and approval by the City, adhering to applicable local, state, and federal laws as well as aligning with the City's General Plan and this Specific Plan. Given that this Specific Plan serves as a high- level guide for the redevelopment of the Highway 111 Corridor, no site -specific electrical development plans or proposals are included or granted within it. Consequently, impacts on critical energy resources are expected to be less than significant. Mitigation Measures: No mitigation measures required. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? No Impact: Senate Bill 100 (SB 100), passed in September 2018, aims to speed up the State's Renewable Portfolio Standards Program. This involves directing electricity providers to increase their sourcing from eligible renewable energy sources to 100 percent of their total retail sales by 2045. The proposed project intends to use the current IID electricity grid. All construction facilitated by the proposed Project must adhere to Title 24 standards and current building codes. Importantly, the Project aligns with the state plan for renewable energy and does not pose any new impacts beyond what was anticipated and evaluated City of La Quinta Highway 111 Corridor Specific Plan 3-57 198 Environmental Analysis — Energy Resources under the Specific Plan. The Energy Element and Mineral Resource Element of the General Plan highlight two policies along with their corresponding programs related to sustainable energy use, as detailed below (City of La Quinta, 2022): Policy EM 1.1: Strongly encourages conservation of energy resources. — Program EM 1.1 a: Review and amend, as appropriate, Zoning Ordinance procedures and standards to include site orientation, solar control and use of passive heating and cooling techniques. Policy EM 1.2: Supports the use of alternative energy and the conversion of traditional energy sources to alternative energy. — Program EM1.2a: Encourage installation of alternative energy devices on new and existing development. Programs may include City -funded incentive programs; matching fund programs with IID, The Gas Company and alternative energy providers, as well as other programs as they become available. — Program EM1.2b: As funding and applicability allows, incorporate Compressed Natural Gas (CNG), hybrid or electric vehicles into the City fleet as vehicles are replaced, with a target to complete the conversion by 2035. — Program EM1.2c: Continue participation in the Sunline Transit Agency, and promote the use of alternative fuel technologies for its buses. — Program EM1.2d: As appropriate, incorporate LED or other energy -efficient lighting in signals and lights throughout the City. — Program EM1.2e: Explore opportunities to provide a CNG and other alternate fueling station in the City. — Program EM1.2f.- Implement, as appropriate, energy efficient improvements in City buildings and facilities using Energy Efficiency Conservation Block Grant or similar funds. The proposed Specific Plan would align with the energy policies outlined in the City's General Plan by promoting sustainable and energy -efficient development along the Highway 111 Corridor. This approach would facilitate better planning and adaptability for the corridor as development advances and the population expands. As such, no impacts are anticipated. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-58 199 Environmental Analysis - Geology and Soils 3.7 Geology and Soils Would the project: a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42? ii. Strong seismic ground shaking? iii. Seismic related ground failure, including liquefaction? iv. Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on, or off, site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater ✓ disposal systems where sewers are not available for the disposal of wastewater? f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic ✓ feature? Geologic Setting The natural landscape of the City exhibits significant variation, with elevations ranging from 130 feet below sea level to over 1,700 feet above sea level in the foothills of the Santa Rosa Mountains. Predominantly situated in a valley, the City experiences hot, arid summers and relatively mild winters. This climate influences the composition of soils. La Quinta contains predominantly sandy, well -drained soils, with rocky terrain prevalent in the Santa Rosa foothills. Soil composition in the Project area is mainly characterized by fine sandy loam with alluvial sand and gravel of the Whitewater River at the northeastern portions of the project area and a mix of alluvial sand and clay and wind -laid dune sand throughout the rest of the Project area (City of La Quinta, 2022; USDA, 2024). City of La Quinta Highway 111 Corridor Specific Plan 3-59 200 Environmental Analysis — Geology and Soils The Project site is not within any of the State of California designated Alquist-Priolo Earthquake Fault Rupture Zones (California DOC, 2024a). Nevertheless, the region is susceptible to seismic activity due to the presence of active faults nearby. Notably, the historically active San Andreas Fault lies approximately 5 miles northwest of the City, while the San Jacinto Fault is situated about 17 miles southwest (City of La Quinta, 2002). In 1972, California implemented the Alquist-Priolo Earthquake Fault Zoning Act to reduce the risk of fault rupture. This law prohibits building structures intended for human use over the trace of an active fault. The Project area is subject to strong seismic activities and is situated within Zone 4, the most intense seismic shaking zone (Title 24 of the California Code of Regulations). Strong ground shaking has the potential to cause hazards including landslides, liquefaction, and structural damage, although liquefaction is not considered a hazard to development at the Project site, mainly due to the significant depth of groundwater. Zone 4 jurisdictions are responsible for diligently identifying any structures that could potentially pose hazards or fall below standard safety requirements. Subsequently, they are obligated to develop and execute thorough mitigation programs aimed at reducing the risks associated with such structures, and ensuring the safety and well-being of residents and infrastructure within their jurisdiction (City of La Quinta, 2002; 2022). The following policies outlined in the City's General Plan would ensure that the impacts of seismic hazards are carefully considered and mitigated alongside future development efforts: Policy GEO-1.1: The City shall maintain and periodically update an information database and maps that identify local and regional geologic and seismic conditions. — Program GEO-1.1a: The City shall periodically confer with the California Division of Mines and Geology, Riverside County, neighboring communities, and other appropriate agencies to improve and routinely update the database. Policy GEO-1.2: The City shall continue to require that development in areas subject to rockfall, landslide, liquefaction and/or other geotechnical hazards described in this Element, prepare detailed geotechnical analyses that include mitigation measures intended to reduce potential hazards to less than significant levels. Policy GEO-1.3: The City shall require that development in areas subject to collapsible or expansive soils conduct soil sampling and laboratory testing and implement mitigation measures that minimize such hazards. — Program GEO-1.3a: The Building and Safety Department shall review and determine the adequacy of soils and/or other geotechnical studies conducted for proposed projects and enforce the implementation of mitigation measures. Policy GEO-1.4: The City shall require that all new structures be built in accordance with the latest adopted version of the Building Code. Policy GEO-1.5: The City shall continue to require that structures that pose a safety threat due to inadequate seismic design are retrofitted or removed from use, according to law. Policy GEO-1.6: The City shall coordinate and cooperate with public and quasi -public agencies to ensure that major utilities continue to be functional in the event of a major earthquake. — Program GEO-1.6.a: The City shall maintain working relationships and strategies between the Public Works Department, utility providers, and other appropriate agencies to strengthen or relocate utility facilities and take other appropriate measures to safeguard major utility distribution systems. City of La Quinta Highway 111 Corridor Specific Plan 3-60 201 Environmental Analysis — Geology and Soils a.i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. No Impact: There are no Alquist-Priolo zoned faults in the City (City of La Quinta, 2022). The prospect of future development in the proposed Project area carries a seismic risk given its proximity to the San Andreas Fault, a well-known and active fault line, as outlined in the most recent Alquist-Priolo Earthquake Fault Zoning Map (State of California, 2022). The San Andreas Fault, positioned approximately 5 miles north of the City, represents a significant geological feature considered the "master fault" in southern California. Additionally, the region is influenced by the San Jacinto Fault Zone approximately 17 miles to the southwest of the Project area, the Burnt Mountain Fault roughly 15 miles north of the City, and the Indio Hills Fault situated approximately 2 miles east of the San Andreas Fault. These faults collectively shape the seismic characteristics of the area. As seismic events can lead to ground shaking, displacement, and other hazards, thorough consideration of these geological factors is crucial for informed decision -making in land - use planning and construction practices. Adherence to the City's General Plan and seismic building codes are imperative to enhance the resilience and safety of any future infrastructure projects. As such, rupture of known earthquake faults in the area are not expected to generate substantial adverse effects to future development along the Highway 111 Corridor. No impacts are anticipated. Mitigation Measures: No mitigation measures required. a.ii) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? Less Than Significant Impact: The Project is situated within a seismically active area close to several seismic sources capable of generating moderate to strong ground shaking. Given the proximity of the San Andreas Fault and other significant active faults (San Jacinto Fault Zone, Burnt Mountain Fault, and Indio Hills fault), as well as other active faults within California, the Project area could experience strong ground shaking during future development along the Highway 111 Corridor. Shaking intensity could range from moderate to strong and would be expected to result in moderate to extensive damage, especially to buildings that are older or poorly constructed. The Project area is anticipated to encounter moderate to intense earthquakes throughout its design lifespan. Nevertheless, the Project would be engineered to meet the highest mandated standards, ensuring resilience against potential seismic activity as per the most recent specifications from the State of California Building Code and Department of Transportation. Furthermore, the Local Hazard Mitigation Plan (LHMP) outlines the specific risks linked to earthquakes and outlines measures for mitigation, preparedness, response, and recovery in case of seismic activity within the City. By addressing both natural and man-made hazards, the LHMP aims to reduce La Quinta's susceptibility and underscores the City's dedication to safeguarding residents, property, and critical infrastructure (City of La Quinta, 2023). Moreover, the City's Emergency Operations Plan (EOP) details the coordinated responses to various emergencies, encompassing natural disasters, technological incidents, and national security threats that could impact the City. The EOP establishes protocols aligned with the California Standardized Emergency Management System and designates evacuation routes for different scenarios (City of La Quinta, 2010). Following and executing these plans would safeguard and direct development along the Highway 111 Corridor, averting negative consequences for the community and City infrastructure in future development initiatives. Project -related impacts associated with seismic ground shaking would be less than significant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-61 202 Environmental Analysis — Geology and Soils a.iii) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic related ground failure, including liquefaction? Less Than Significant Impact: Liquefaction occurs when ground shaking of relatively long duration and intensity over 0.2 g occurs in areas of loose, unconsolidated soils with relatively shallow groundwater depths (50 feet or less). The sudden increase in water pressure in pores between soil grains may substantially decrease soil shear strength. This creates a condition where soil takes on the qualities of a liquid or a semi -viscous substance. Liquefaction can result in ground settlement, ground undulation, lateral spreading or displacement, and flow failures. Structures may sink or tilt as bearing capacity decreases, causing substantial damage (City of La Quinta, 2022). The City's General Seismic Hazard Map shows that the Project area is not considered to be in a moderate or high Liquefaction Susceptibility area. Therefore, impacts would be less than significant. Mitigation Measures: No mitigation measures required. a.iv) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides? Less Than Significant Impact: Landslides and rockfall can occur when unstable slope conditions are worsened by strong ground motion caused by seismic events. Conditions that lead to landslide vulnerability include high seismic potential; rapid uplift and erosion that creates steep slopes and deeply incised canyons; folded and highly fractured rock; and rock with silt or clay layers that are inherently weak. Rockfall and rockslides are also common on very steep slopes. Landslides have been recorded after periods of heavy rainfall, and rockfall has been associated with slope failure during drier periods (City of La Quinta, 2022). The City's General Seismic Hazard Map shows that the Project Area is not an Earthquake Induced Instability Area of Concern. Although the Project area is primarily flat, northwest of the Project area is susceptible to rock falls. Nonetheless, by adhering to the City's General Plan and standards of the LHMP, impacts involving the risk of landslides are anticipated to be less than significant. Mitigation Measures: No mitigation measures required. b) Result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact: The Specific Plan does not encompass existing development proposals, nor does it provide entitlements for development. While the Specific Plan itself would not cause soil erosion, activities such as land clearing, grading or excavations, and future development could potentially lead to soil erosion. Future construction activities, including cut, fill, removal of vegetation, and operation of heavy machinery would disturb soil and, therefore, have the potential to cause erosion. State law mandates that new development projects must comply with the statewide General Construction Permit (CGP) under the National Pollutant Discharge Elimination System (NPDES). This program oversees discharges from construction activities and monitors stormwater quality in municipal systems. Projects must submit a Stormwater Pollution Prevention Plan (SWPPP) as part of their permit application. Additionally, according to the City's General Plan, the Project area has a very high wind erodibility rating caused by strong winds in the CV. As such, any future development activities within the Highway 111 Corridor should be performed in compliance with the BMPs prescribed in the City's Municipal Code and General Plan, including Policies GEO-1.1 through GEO-1.6a, as referenced above (City of La Quinta, 2021; 2022). Therefore, impacts are expected to be less than significant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-62 203 Environmental Analysis — Geology and Soils c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on, or off, site landslide, lateral spreading, subsidence, liquefaction or collapse? Less Than Significant Impact: According to the City's General Plan, the proposed Project Area consists of three different geological units. Directly to the north of Highway 111 in the Project area, the soil consists of alluvial sand and clay and just north that is alluvial sand and gravel of Whitewater River. The southern section of the Project area south of Highway 111 consists of a combination of alluvial sand and gravel as well as wind -laid dune sand (City of La Quinta, 2022). Future development along the Highway 111 Corridor should be consistent with the City's General Plan and must adhere to established state and local regulations to mitigate risks related to unstable and expansive soils. As such, impacts are expected to be less than significant. Mitigation Measures: No mitigation measures required. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less Than Significant Impact: Expansive soils are soils containing fine-grained materials such as silts and clays in varying amounts. With changes in moisture content, clay minerals can shrink or swell, creating pressure that may affect structures or other surface improvements. Prior to any future ground -disturbing activities within the Highway 111 Corridor, it is recommended that soil properties and type be identified to ensure compliance with the Uniform Building Code. Furthermore, by adhering to the City's General Plan Policy GEO-1.3, potential impacts to property development due to expansive soils would be less than significant. Mitigation Measures: No mitigation measures required. e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Less Than Significant: Development under the proposed Specific Plan would continue to be connected to the CVWD's wastewater treatment system. Future wastewater treatment proposed for development must comply with Regional Water Control Board regulations to prevent any potential discharge into local water sources. The installation, use, sizing, and location of wastewater treatment systems to support future development would undergo review and approval by both the Riverside County Environmental Health Department and the Regional Water Quality Control Board (RWQCB). Additionally, it is likely that geotechnical engineering analysis may be required to secure future building permits to ensure the safe and proper installation of wastewater treatment systems. Subsequent development may necessitate additional CEQA assessment of project -specific impacts before proceeding, alongside adherence to local laws and regulations. The potential wastewater impacts stemming from the adoption of the Specific Plan are expected to be less than significant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-63 204 Environmental Analysis — Geology and Soils f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less Than Significant With Mitigation Incorporated: Paleontological resources encompass not only fossil remains but also fossil sites and geological formations that have yielded fossil material. The proposed Specific Plan does not entail specific development projects or confer entitlements for development. Moreover, the proposed land use blueprint would align with the current land use designations outlined in the City's General Plan. As the Specific Plan functions as a policy and regulatory framework, it would not directly cause the disturbance of paleontological resources. However, potential future enhancements to execute the Specific Plan could potentially impact these resources. Though there are no known unique paleontological resources, site, or unique geologic feature present within the Project area, that does not mean undiscovered paleontological resources do not exist. To address this, mitigation measure GEO-1 has been proposed to mitigate potential impacts on undiscovered paleontological resources. As such, impacts are expected to be less than significant. Mitigation Measures: GEO-1. Geology and Soils Mitigation Measures • GEO-1: Protect Paleontological Resources during Construction Activities Prior to ground disturbing activities, all field personnel will receive training on paleontological resources, including potential fossils that may be discovered and response steps, while a qualified paleontologist will prepare a Paleontological Resources Monitoring and Mitigation Plan (PRMMP). If fossils (like bones, teeth, or well-preserved plants) are found during construction, the City will stop work within 50 feet and notify a paleontologist to document and assess the find. The paleontologist may allow work to continue or recommend salvaging the fossils if necessary and will suggest appropriate treatment methods. Collected fossils will be sent to an accredited institution for curation and preservation. All earth -moving operations deeper than two feet must have a qualified paleontological monitor. Continuous monitoring is needed if fossil -rich lakebed sediments are found. The monitor can stop work to identify and salvage fossils and may halt equipment for large specimens. A monitoring plan must be submitted to the City before any permits are issued or soil is disturbed. Grading and excavation must comply with La Quinta Code and regulations. After ground disturbing activities and any necessary fossil curation, the project paleontologist will prepare a final report detailing the results of the PRMMP. City of La Quinta Highway 111 Corridor Specific Plan 3-64 205 Environmental Analysis — Greenhouse Gas Emissions 3.8 Greenhouse Gas Emissions Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant ✓ impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the ✓ emissions of greenhouse gases? As described in Section 1, Project Information, the Project is consistent with the City's current 2035 General Plan. Therefore, growth parameters such as population and vehicle activity are consistent with the General Plan and have been previously analyzed in the certified General Plan EIR. The following General Plan policies and programs are applicable to and would be implemented by project: Policy AQ-1.7: Greenhouse gas emissions associated with a development project shall demonstrate adherence to the City's GHG Reduction Plan. The City adopted the Greenhouse Gas Reduction Plan (GHG Plan) in 2013. The City's GHG Plan includes emission reduction targets for year 2020 and year 2035 that are consistent with the State's Assembly Bill 32 (AB 32) reduction targets. Specifically, the City's reduction targets are: 10 percent below 2005 levels by 2020, and 28 percent below 2005 levels by 2035 a,b) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment, conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Less Than Significant Impact: The applicable greenhouse gas reduction plan is the City's GHG Plan, which demonstrates a community -wide emissions reduction strategy consistent with the AB 32 reduction goals. Therefore, if a project is consistent with the City's GHG Plan, the project would not generate greenhouse gas emissions that may have a significant impact on the environment. The Specific Plan's consistency with the City's GHG Plan is assessed in Table 3.3, below. As demonstrated in the table, the Specific Plan is consistent with the City's GHG Plan. Therefore, the Project would not conflict with an applicable GHG plan; the Specific Plan's greenhouse gas emissions generation impact would be less than significant. City of La Quinta Highway 111 Corridor Specific Plan 3-65 206 Environmental Analysis — Greenhouse Gas Emissions Table 3.3. Consistency analysis between Specific Plan and City GHG Plan ND-1. Encourage and promote that all new commercial and residential development achieve energy efficiency and incorporate sustainable design principles that exceed Green Building Code requirements. a. Require projects that implement green building principles to report GHG reductions achieved. i. Record number of building permit applications constructed that exceed Title 24. Include tabulation on estimated energy saved and associated GHG reduction achieved. b. Encourage the use of energy efficient appliances and fixtures that are Energy Star rated or equivalent for all new buildings. c. Require high efficiency water fixtures (toilets, water heaters and faucets) in all new buildings and remodels. d. Limit turf to 10% of all landscaped areas, exception for active use areas. ND-2. Work towards carbon neutrality for all new buildings. Carbon neutral buildings achieve a net zero emission of GHGs through design measures, onsite renewable, and offsets. a. Strive to achieve carbon neutrality for a minimum of 525,000 square feet of new commercial development by 2020, and an additional 230,000 square feet for new development between 2020 and 2035. b. Strive to achieve carbon neutrality for a minimum of 1,000 residential homes by 2020 and an additional 1,000 homes by 2035. ND-3. Encourage all new development to meet 50% of energy demand through onsite solar or other non-polluting source. a. Dedicate accessible rooftop space for solar and wire for photovoltaic energy. i. Rooftop solar or above parking solar shall be preferred to the development of solar offsite. b. Require solar water heaters. ND-4. Encourage all new development to minimize vehicle trips. a. Implement the Transportation Demand Management Ordinance. b. Encourage business with >50 employees to offer bus passes or establish carpool programs for employees. c. Consider proximity to services when permitting new residential development. i. When considering mandated affordable housing projects, consider partnering with commercial developer to create a Mixed Use project. Consistent. The State's Title 24 Energy Code and Green Building Code have been updated since the adoption of the City's GHG Plan. Future development would be subject to the Title 24 Energy Code and Green Building Codes in effect at the time of development. Additionally, future development would be subject to City review and implementation of the standards and conditions of approval that implement this measure. Consistent. This is a City-wide measure that cannot be implemented by the Specific Plan or future development individually. However, the future development would be subject to City review and implementation of the standards and conditions of approval that implement this measure. Consistent. The State's Title 24 Energy Code and Green Building Code have been updated since the adoption of the City's GHG Plan. Future development is subject to the 2022 Energy Codes, or the codes in effect at the time of development. The State's Energy Codes have solar photovoltaic (PV) system and solar ready requirements that apply to newly constructed low-rise residential buildings. The solar -ready requirements are mandatory measures and applicable to buildings which do not have a solar PV system installed. Consistent. The Specific Plan would minimize vehicle trips through guiding growth towards higher density mixed -use development supported by enhanced active transportation infrastructure. City of La Quinta Highway 111 Corridor Specific Plan 3-66 207 Environmental Analysis — Greenhouse Gas Emissions ND-5. Require that new commercial development include provisions for bus stops and scheduled transit services from SunLine transit where available. Consistent. See analysis in Section 3.17, Transportation, Impact a). ND-6. Require that new development accommodate Consistent. See analysis in Section 3.17, pedestrians and bicyclists. Transportation, Impact a). a. Include facilities for safe and convenient bicycle parking for non-residential and multi -family development. b. Consider access routes for pedestrians and bicycles. ND-7. Encourage all new development to utilize materials that consist of recycled materials and are recyclable. ND-8. Consider the provision for the requirement of onsite composting facilities. Consistent. The Project would reduce waste with implementation of state mandated recycling and reuse mandates. Consistent. The Project would reduce waste with implementation of state mandated recycling and reuse mandates. ND-9. Encourage new commercial development to prepare Consistent. The Project would reduce waste with an operational plan to minimize waste. implementation of state mandated recycling and reuse mandates. ND-10. Work with the County in developing a fee program for Not Applicable. This measure pertains to methane capture to fund the development of methane coordination between the City and County. capture facilities at landfills utilized by the City. ND-11. Encourage convenient, accessible, and easy disposal opportunities. a. Require the proper labeling of bins to enhance participation. b. Increase sorting before and after collection to minimize the waste stream. c. Work with Burrtec to expand accepted recycled products. Mitigation Measures: No mitigation measures required. Not Applicable. This measure pertains to coordination between the City and waste stream companies, as well as waste stream sorting. City of La Quinta Highway 111 Corridor Specific Plan 3-67 208 Environmental Analysis — Hazards and Hazardous Materials 3.9 Hazards and Hazardous Materials Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? * A material is considered hazardous by the state of California Health and Safety Code as any material that, because of quantity, concentration, or physical or chemical characteristics, poses a significant present or potential hazard to human health and safety or to the environment (CA HSC, 2022.). California categorizes hazardous materials into four categories. These include if the material or waste is poisonous (toxicity), can be ignited by open flame (ignitability), can corrode other materials (corrosivity), or can react violently, explode, or generate vapors when mixed with water (reactivity) (CCR, 2023b). Future development along the Highway 111 Corridor would facilitate expansion of commercial activities that may manufacture, transport, store, use, or dispose of hazardous materials and waste. Prior to any related ground disturbing activities, developers may need to conduct site -specific research and technical studies to assess the presence of hazardous materials and potential hazards within the Specific Plan area. This information would ensure that future developers are well-informed about the necessary protocols for safely handling, storing, and disposing of hazardous substances, as well as understanding any environmental risks that could impact development projects in the area. The following policies within the City's General Plan aim to address and mitigate health hazards associated with hazardous materials in future development: City of La Quinta Highway 111 Corridor Specific Plan 3-68 209 Environmental Analysis — Hazards and Hazardous Materials Policy HAZ-1.1: The storage, transport, use and disposal of hazardous materials shall comply with all City, County, State, and federal standards. — Program HAZ-1.1. a: Continue to coordinate with all appropriate agencies to assure that local, State and federal regulations are enforced. — Program HAZ-1.1.b: Development plans for projects which may store, use or transport hazardous materials shall continue to be routed to the Fire Department and the Department of Environmental Health for review. — Program HAZ-1.1.c: The City's Emergency Services Division shall maintain a comprehensive inventory of all hazardous waste sites within the City, including underground fuel storage tanks. Policy HAZ-1.2: To the extent empowered, the City shall regulate the generation, delivery, use and storage of hazardous materials. — Program HAZ-1.2.a: All facilities which produce, utilize, store or transport hazardous materials shall be constructed in strict conformance with all applicable Building and Fire Codes. Policy HAZ-1.3: Support Household Hazardous Waste — Program HAZ-1.3.a: Continue to work with the County to assure regular household hazardous waste disposal events are held in and around the City. — Program HAZ-1.3.b: Educate the City's residents on the proper disposal of household hazardous waste through the City's newsletter and by providing educational materials at City Hall. The analysis described in this section includes data on hazardous sites sourced from the San Diego RWQCB GeoTracker Database and the California Department of Toxic Substances Control EnviroStor Database, accessed as of June 2024. a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less Than Significant Impact with Mitigation Incorporated: Construction activities associated with the Specific Plan may involve the handling of incidental amounts of hazardous materials such as fuels, hydraulic liquids, oils, and solvents. Handling, storage, and transportation of hazardous materials would be conducted in accordance with applicable federal and state laws and any hazardous waste materials would be disposed of offsite. Given the proposed densification of the corridor and new commercial activities, there would be greater potential for the transport of hazardous materials in Specific Plan area streets, increasing the likelihood of potential spills or leaks from mobile sources. Changes in land use, such as modification, increased activity, and reorganization, can potentially expose the public to environmental hazards associated with the transportation, disposal, or use of hazardous materials. Furthermore, future development or construction activities may also present risks to public health and the environment by disturbing contaminated groundwater, soils, or hazardous building materials already present. Future development within the Highway 111 Corridor would be required to adhere to the Specific Plan's policies, the City's General Plan, and applicable federal and state laws and local regulations. As such, environmental impacts associated with the handling and disposal of hazardous material would be mitigated through the implementation of HAZ-1 and impacts are anticipated to be less than significant. Mitigation Measures: HAZ-1. City of La Quinta Highway 111 Corridor Specific Plan 3-69 210 Environmental Analysis — Hazards and Hazardous Materials b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Significant Impact with Mitigation Incorporated: The Specific Plan would adhere to the County's Hazardous Waste Management Plan (HWMP), which addresses the proper disposal, processing, handling, storage, and treatment of hazardous materials. The City also has adopted this HWMP and implements it at a local level. In future redevelopment projects involving demolition of structures built more than 30 years ago, there is a possibility of encountering asbestos materials. Therefore, an Asbestos Survey shall be conducted prior to the commencement of any demolition activities, in compliance with Title 8 of the California Code of Regulations. Title 8 of the California Code of Regulations, overseen by the California Division of Occupational Safety and Health (Cal/OSHA), encompasses safety standards in the workplace, including regulations related to hazardous materials such as asbestos. Title 8 addresses the handling, removal, and disposal of asbestos during demolition activities. (CCR, 2023a). Furthermore, future development within the Highway 111 Corridor shall comply with the City's General Plan policies HAZ-1.1 through HAZ-1.3 to ensure impacts related to health hazards from hazardous materials are taken into consideration and reduced or minimized in conjunction with future development. All future development under the proposed Specific Plan would be required to comply with applicable federal and state laws and local regulations pertaining to the transport, use, disposal, and accidental release of hazardous materials, including but not limited to the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), the Resource Conservation and Recovery Act (RCRA), California Hazardous Waste Control Law, California Health and Safety Code, California Fire Code, California Department of Public Health, South Coast AQMD, RCRA regulations, the City's Municipal Code along with the General Plan policies listed above. Compliance with these laws, regulations, and policies aims to mitigate potential environmental impacts associated with hazardous materials and hazards. Through the inclusion of mitigation measure HAZA, future improvements within the Highway 111 Corridor would be minimized to levels deemed insignificant. Mitigation Measures: HAZ-1 c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? Less than Significant Impact with Mitigation Incorporated: La Quinta High School is about 0.18 miles north of the Specific Plan area, while James Madison Elementary School is roughly 1.6 miles northeast. Additionally, Amelia Earhart Elementary School and John Glenn Middle School are situated adjacent to each other, approximately 1.5 miles north of the proposed Project development area. The Specific Plan is a guidance -level document and does not include site -specific development plans, however, future developments within the Specific Plan area may involve the release or handling of hazardous materials, substances, or waste within a quarter -mile radius of any existing or proposed school. Therefore, future development in the Highway 111 Corridor should adopt mitigation measure HAZA to reduce potential impacts from hazardous materials, substances, or waste on nearby schools. Mitigation Measures: HAZ-1. City of La Quinta Highway 111 Corridor Specific Plan 3-70 211 Environmental Analysis — Hazards and Hazardous Materials d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Less Than Significant Impact with Mitigation Incorporated: The provisions in Government Code Section 65962.5 are commonly referred to as the "Cortese List." A search of the Cortese List was completed for the Project to determine if any known hazardous waste sites have been recorded on or adjacent to the Specific Plan area. These include: • Department of Toxic Substances Control EnviroStor database; • List of Leaking Underground Storage Tank Sites from the Water Board GeoTracker database; • List of solid waste disposal sites identified by the Water Board with waste constituents above hazardous waste levels; • List of "active" Cease and Desist Orders and Cleanup and Abatement Orders from the Water Board; and • List of hazardous waste facilities subject to corrective action pursuant to Section 25187.5 of the Health and Safety Code. Database searches conducted within a one -mile radius of the Specific Plan area returned two LUST (Leaking Underground Storage Tank) Cleanup Sites within the Specific Plan area (Regional Water Board Cases # 7T2253006; and 7T2253014 [DTSC, 2024; SWRCB, 2024]). LUST site 7T2253006 is located at 78611 Highway 111, La Quinta, CA 92253 and LUST site 7T2253014 is located at 46150 Washington Street, La Quinta, CA 92253. The LUST sites, 7T2253006 and 7T2253014, are located where future development may occur within the Highway 111 Corridor; however, the cases were closed in 2001 and 2003, respectively. The known contaminant for both LUST sites was gasoline, which was found in soil at both LUST sites. Excavation cleanup activities were conducted shortly after the leaks were detected and the cases were closed with no further regulatory action required. As such, it is likely that the closed sites have little to no potential to present a lasting impact or adverse consequences that would impede the feasibility of the proposed Specific Plan development. As there are no other known hazardous sites or ongoing clean-up activities within the Project area that would pose a hazardous risk, the implementation of the Specific Plan would not create significant hazards to the public or environment. To prevent potential hazards to the public or environment from future development under the Specific Plan, any construction or site disturbance in areas with recorded Cortese List sites would require additional environmental assessment, such as Phase I or Phase II Environmental Site Assessments, before excavation or major construction begins, as outlined in Mitigation Measure HAZ-2. Mitigation Measures: HAZ-2. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? No Impact: The development area outlined in the Specific Plan is situated outside of an airport land use plan and beyond a two-mile radius from any public use airport. The closest airport, Bermuda Dunes Airport, is approximately four miles north of the Specific Plan area and is a public airport that is privately owned. Additionally, the Jacqueline Cochran Regional Airport is a public county -owned airport located approximately eight miles southeast of the Specific Plan area. Despite this proximity, it is expected that the proposed development would not negatively affect airport operations or safety. Since the Highway 111 City of La Quinta Highway 111 Corridor Specific Plan 3-71 212 Environmental Analysis — Hazards and Hazardous Materials Corridor is located outside any Airport Influence Area, it is not subject to an Airport Land Use Compatibility Plan requirements (Riverside County Airport Land Use Commission, 2004). Therefore, no impacts related to airport land use plans or safety hazards are expected to occur. Mitigation Measures: No mitigation measures required. f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Less Than Significant: Highway 111 serves as an arterial route through the City and can be utilized as an evacuation path. Implementation of the proposed Specific Plan would not hinder access along Highway 111 and to nearby neighborhoods. The City's Emergency Management Division has established an EOP detailing mitigation, preparedness, response, and recovery efforts in emergencies (City of La Quinta, 2010). Additionally, the City operates a Community Emergency Response Team (CERT) Program, educating residents on disaster preparedness and basic response skills such as fire safety and rescue operations. The City's LHMP further reduces risks from natural and man-made hazards, emphasizing protection for residents, property, and critical infrastructure (City of La Quinta, 2023). The proposed Highway 111 Corridor Specific Plan includes transportation and street enhancements aimed at improving multi -modal connectivity and pedestrian -friendliness without disrupting traffic flow or emergency access. All future development would undergo review and approval by the City of La Quinta Fire Department to ensure compliance with fire safety standards and non-interference with emergency access. Adherence to the General Plan policies ensures that local emergency plans are regularly updated with the latest disaster preparedness information and evacuation procedures. By aligning with the goals of the EOP, CERT Program, LHMP, and General Plan, development along Highway 111 would proceed responsibly, minimizing impacts on emergency response and evacuation protocols and promoting community safety. Therefore, the Project is expected to have a less than significant impact on established emergency plans and evacuation procedures. Mitigation Measures: No mitigation measures required g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? No Impact: The Project area is situated outside of wildland fire hazard zones and is not prone to wildfires (CAL FIRE, 2023). Development along the Highway 111 Corridor would adhere to the City's LHMP and comply with Building and Fire codes established to ensure adequate fire safety standards. These standards consider factors such as building type, design, intended occupancy, and usage. Additionally, the City has partnered with the Riverside County Fire Department to enhance fire safety measures under a comprehensive fire services agreement. By following the guidelines set forth in the City of La Quinta's LHMP, the Project is expected to have no impact on fire safety, ensuring compliance and safety standards are met. Mitigation Measures: No mitigation measures required. Hazards and Hazardous Materials Mitigation Measures • HAZ-1: Hazardous Materials Handling and Planning New development projects in the Specific Plan area must comply with local, state, and federal regulations by submitting development plans and permits to the City for review. Projects intending to City of La Quinta Highway 111 Corridor Specific Plan 3-72 213 Environmental Analysis — Hazards and Hazardous Materials use or store hazardous materials must prepare a Spill Prevention Countermeasure Contingency (SPCC) Plan outlining spill containment protocols, along with maintaining an onsite SPCC spill kit. Additionally, developments proposing storage and use of hazardous materials above reporting thresholds must create a Hazardous Materials Business Emergency Plan (HMBEP) as per Chapter 6.95 of the California Health & Safety Code and Title 19, Division 2 of the California Code of Regulations. The HMBEP requires approval from the County of Riverside Certified Unified Program Agency (CUPA) and the Department of Environmental Health prior to business operation commencement. • HAZ-2: Phase I and/or Phase II Site Assessment Projects within the Specific Plan area that involve excavation at locations with recorded Cortese List sites must undergo a Phase I Environmental Site Assessment, and where necessary, Phase II sampling. If the Phase I assessment identifies the need for remediation, the project sponsor must adhere to all remediation and abatement directives specified by the DTSC, RWQCB, or relevant regulatory agencies. City of La Quinta Highway 111 Corridor Specific Plan 3-73 214 Environmental Analysis — Hydrology and Water Quality 3.10 Hydrology and Water Quality Would the project: a) Violate any water quality standards or waste discharge requirements or otherwise substantially ✓ degrade surface or ground water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge ✓ such that the project may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i. Result in substantial erosion or siltation on- or ✓ off -site? ii. Substantially increase the rate or amount of surface runoff in a manner which would result in ✓ flooding on- or off -site? iii. Create or contribute runoff water which would exceed the capacity of existing or planned ✓ stormwater drainage systems or provide substantial additional sources of polluted runoff? iv. Impede or redirect flood flows? ✓ d) In flood hazard, tsunami, or seiche zones, risk ✓ release of pollutants due to project inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater ✓ management plan? Hydrology of the Region The City is situated in the CV and exhibits a distinct hydrological profile shaped by its desert environment and unique geological characteristics. The City experiences a hot desert climate, characterized by low annual precipitation and high temperatures, which significantly influence its hydrology. La Quinta receives minimal precipitation, averaging 3-5 inches annually, mostly during winter months (City of La Quinta, 2022). High evaporation rates from intense solar radiation limit surface water resources and, as such, the City heavily depends on groundwater from CV aquifers. The City's hydrology is shaped by the San Andreas Fault system and nearby mountain ranges, influencing groundwater recharge and aquifer sustainability. Given its arid climate and groundwater reliance, the City prioritizes sustainable water management through conservation, monitoring groundwater levels, and exploring alternative water sources to address potential challenges from droughts and growing water demands (City of La Quinta, 2022). Sustainable water management practices are essential to support the City's growth and development while safeguarding its water resources. City of La Quinta Highway 111 Corridor Specific Plan 3-74 215 Environmental Analysis — Hydrology and Water Quality Water Management and Flood Controls The Riverside County Flood Control and Water Conservation District (RCFC) oversees the design of flood control structures across the region. These structures manage runoff from areas beyond the City, such as the surrounding mountains. The CVWD holds extensive responsibilities for flood control management, encompassing planning, maintenance, and construction of enhancements for regional facilities. This includes managing facilities such as the Coachella Valley Stormwater Channel (CVSC, Whitewater River), the La Quinta Evacuation Channel, the Bear Creek System, the East La Quinta Channel, and Lake Cahuilla. CVWD is an independent special district that is responsible for protecting and conserving local water resources in the CV. CVWD provides water to its customers via groundwater, recycled water, and imported water from either the Colorado River (via Coachella Canal) or through the State Water Project (CVWD, 2024). As groundwater is an important resource in the region, the CVWD has adopted several strategies, including groundwater recharge, imported water utilization, and water conservation initiatives, aimed at reducing groundwater extraction. The Whitewater River/CVSC, which is managed by CVWD, serves as the primary drainage route within the City and while usually dry, it can flood during storms. Spanning approximately 50 miles, the CVSC averages 260 feet in width and is channelized in some portions and contains levees (City of La Quinta, 2022). The channel mostly aligns with its historical natural course, except for a deviation within the City's boundaries. The City maintains and manages stormwater-related facilities that gather and transport runoff from streets and properties to regional channels and basins. The City's Master Drainage Plan serves as a tool for managing and documenting the status and locations of existing stormwater management facilities (City of La Quinta, 2009). The Project area includes regions identified by the Federal Emergency Management Act's (FEMA's) National Flood Hazard Layer (NFHL) as Zone X and Zone A. Zone X denotes areas with a reduced flood risk due to the presence of levees, while Zone A represents areas situated within the 100- year floodplain (FEMA, 2024). Compliance with the following policies outlined in the City's General Plan would promote efficient use and conservation of the City's valuable water resources: Policy WR-1.1: Support the Coachella Valley Water District in its efforts to supply adequate domestic water to residents and businesses. — Program WR-1.1.a: The City shall continue to implement its Water Efficient Landscaping Ordinance and Building Codes, and update them as needed to meet or exceed State standards for water efficiency and conservation. — Program WR-1.1.b: Continue to work with CVWD to implement independent and joint programs, rebates, and discounts that promote water conservation, subject to available funding. Policy WR-1.2: Support the Coachella Valley Water District in its efforts to recharge the aquifer. — Program WR-1.2.a: Support CVWD's efforts to increase recharge at its La Quinta facility and elsewhere in its district. — Program WR-1.2.b: Work with CVWD to implement new or improved recharging techniques in golf course and lake design, turf and agricultural irrigation methods, and the use of tertiary treated water for irrigation and other uses. Policy WR-1.3: Support the Coachella Valley Water District in its efforts to expand tertiary treated (i.e. reclaimed) water distribution. City of La Quinta Highway 111 Corridor Specific Plan 3-75 216 Environmental Analysis — Hydrology and Water Quality — Program WR-1.3.a: Work with CVWD to provide tertiary treated water for future recreational facilities and landscaping irrigation to the greatest extent possible. Policy WR-1.4: Protect stormwater from pollution and encourage its use to recharge the aquifer. — Program WR-1.4.a: Implement federal, regional and local standards pertaining to the discharge and treatment of pollutants in surface water for all development projects. — Program WR-1.4.b: Coordinate with CVWD in its review of projects which impact drainage channels. — Program WR-1.4.c: Require on -site retention for new development projects to the greatest extent possible, to provide added recharge of the aquifer. Policy WR-1.5: Development within drainage areas and stormwater facilities shall be limited to recreational uses such as golf courses, lakes, sports or play fields and similar uses. Policy WR-1.6: Encourage the use of permeable pavements in residential and commercial development projects. a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less Than Significant with Mitigation Incorporated: Future development along the Highway 111 Corridor would lead to the construction of new structures. This expansion of mixed -use development and densification of the Highway 111 Corridor would introduce more impermeable surfaces, as well as an increase in population and vehicles. Consequently, there would be a rise in urban pollutants like oils, heavy metals, pesticides, and fertilizers entering the storm drain systems. The SWRCB regulates water quality through the NPDES program, established under the Clean Water Act. This program aims to control and reduce pollutants entering water bodies from both point and non -point sources, covering long-term and construction -related activities. NPDES permits for discharges to water bodies are issued and enforced by the Colorado River RWQCB. Projects that disturb more than one acre of land during construction must submit a notice of intent to be covered under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity. Project applicants must propose control measures consistent with this permit, as well as with local agency recommendations and RWQCB standards. Development that exceeds one acre in disturbance requires a notice of intent submission to the RWQCB. The State NPDES General Construction Permit mandates the development and execution of a SWPPP. This plan utilizes BMPs for controlling runoff, erosion, and sedimentation from project sites, both during and after construction. Adhering to the NPDES General Permit requirements would significantly mitigate potential impacts on water quality to below a significant level. Additionally, any future development of wastewater treatment systems could affect groundwater quality, however, treatment of wastewater must be in accordance with RWQCB as well as state regulations. As such, impacts to surface waters or ground water quality can be reduced to a less than significant level through the implementation of mitigation measure HWQ-1. Mitigation Measures: HWQ-1. City of La Quinta Highway 111 Corridor Specific Plan 3-76 217 Environmental Analysis — Hydrology and Water Quality b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? Less Than Significant: CVWD manages and protects groundwater resources in the CV and implements groundwater recharge to conserve water for the region. However, despite CVWD's consistent increase in groundwater basin recharge (from 1,813 acre-feet in 2000 to 21,735 acre-feet in 2009), persistent drought conditions and rising demand have prevented CVWD from sustaining positive recharge levels. CVWD intends to intensify recharge endeavors as the City expands (City of La Quinta, 2022; CVWD, 2024). Future development across the CV and the Highway 111 Corridor would necessitate domestic water for indoor use and landscaping irrigation, which would likely result in an increased demand on constrained water resources. The City has initiated water conservation measures and must sustain and broaden those efforts to safeguard its water reserves in the future. The City is also working with property owners along the corridor to remove non-functional turf and replace with desertscape to conserve water resources. The proposed Specific Plan will enable future projects to use this impact analysis for environmental assessments, providing a programmatic overview that will likely be tiered from this document. Future growth and development along Highway 111 should align with the goals, policies, and programs outlined in the City's General Plan, particularly water resource policies WR-1.1 through WR-1.6. Projects in the area will need to adhere to water efficiency standards, including Building Code mandates, and should incorporate drought -tolerant landscaping with minimal irrigation. These measures, along with other applicable requirements, are expected to effectively mitigate water -related impacts to less than significant levels. Mitigation Measures: No mitigation measures required. c.i) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off -site? Less Than Significant: Development facilitated by this Specific Plan would likely involve grading and construction in areas already developed, and undeveloped areas, potentially altering drainage patterns and increasing impervious surfaces. This could lead to increased stormwater runoff, potentially causing erosion, siltation, or exceeding the capacity of storm drain systems, thereby posing flood hazards to surrounding lands. However, these impacts related to altered drainage patterns and stormwater runoff would remain insignificant if future development adheres to the policies of the City's General Plan and complies with existing federal, state, and local regulations. As such, impacts are anticipated to be less than significant. Mitigation Measures: No mitigation measures required. c.ii, c.iii) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Less Than Significant with Mitigation Incorporated: The Specific Plan does not include specific site designs, nor does it include development plans that may increase surface runoff rates and flooding. The document is intended to guide future land use and propose development scenarios and aesthetic improvements (Highway 111 Development Code) to the Highway 111 Corridor. However, potential future improvements in the area covered by the Specific Plan may alter runoff rates, possibly causing flooding or City of La Quinta Highway 111 Corridor Specific Plan 3-77 218 Environmental Analysis — Hydrology and Water Quality exceeding the capacity of the drainage system. The Highway 111 Corridor is largely developed, and any new buildings or facilities must be designed to manage stormwater by directing it into the City's drainage system or retaining it onsite. Adhering to City's development standards would help mitigate impacts related to surface runoff and drainage system overload. Furthermore, future improvements that disturb over one acre of land would be required to develop and implement a SWPPP under NPDES (as mentioned above), which would mitigate impacts associated with stormwater runoff on the environment. Moreover, developments that generate more than 5,000 square feet of new impervious surface are generally required to adhere to Water Quality Management Plan (WQMP) regulations, which call for post -construction controls to manage stormwater runoff and safeguard water quality (RCFCWCD, 2015b). Finally, integrating General Plan policy WR-1.6 into future construction and design along the Highway 111 Corridor would promote the adoption of permeable pavements, thereby reducing stormwater impacts caused by runoff. Therefore, impacts are expected to be less than significant with incorporation of Mitigation Measure HWQ-1. Mitigation Measures: HWQ-1. c.iv) Impede or redirect flood flows? Less Than Significant: The Project area includes regions identified by FEMA's NFHL as Zone X and Zone A. Zone X denotes areas with a reduced flood risk due to the presence of levees, while Zone A represents areas situated within the 100-year floodplain. There are no FEMA-regulated floodways in the Project area (FEMA, 2024). Future improvements in flood hazard areas would undergo City Engineer review to ensure compliance with all development requirements. Future improvements would be required to prepare project - specific hydrology studies and water quality management plans. Thus, adherence to City development standards would mitigate impacts related to impeding or redirecting flood flows, and as such, impacts are anticipated to be less than significant. Mitigation Measures: No mitigation measures required. d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? Less Than Significant: According to FEMA, the Whitewater River, located along the northern boundary of the Project area, is classified as Zone A. Only a relatively small and select portion of the Project area (approximately one acre area) is located within a flood hazard area (Zone A). This Zone A area is situated along the Whitewater River channelized wash, which lies in the northwest portion of the Project area, where Highway 111 crosses over the wash. However, the Project area outlined in this Specific Plan is an inland area that is not near a large body of water that could release or carry pollutants from a tsunami or seiche. As described above, any future development improvements along the Highway 111 Corridor would be reviewed by City staff for compliance with flood hazard development standards. Additionally, future development may be required to prepare project -specific hydrology and water quality management plans, as needed, to align with City development standards. As such, impacts related to the potential release of pollutants due to project inundation would be reduced and impacts are anticipated to be less than significant. Mitigation Measures: No mitigation measures required. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Less Than Significant with Mitigation Incorporated: As mentioned above, the City's Master Drainage Plan documents the status and locations of all stormwater management facilities (City of La Quinta, 2009). The Whitewater River Region Stormwater Management Plan outlines the activities and programs City of La Quinta Highway 111 Corridor Specific Plan 3-78 219 Environmental Analysis — Hydrology and Water Quality undertaken by permittees to effectively manage urban runoff in accordance with the NPDES municipal separate storm sewer system (MS4) permit, specifically tailored for the Whitewater River Region (RCFCWCD, 2015a). Additionally, the Whitewater River Region Water Quality Management Plan Guidance Document was created to aid projects in meeting the obligations for addressing post -construction urban runoff from new development and redevelopment projects within the region (RCFCWCD, 2015b). Development planned within the Specific Plan area shall adhere to mitigation measure HWQ-2, which includes water efficiency standards, compliance with development codes, and the use of drought -tolerant landscaping and restricted irrigation methods. Compliance with these requirements would ensure that future enhancements along the Highway 111 Corridor do not hinder the implementation of water quality control or sustainable groundwater management plans. Therefore, impacts are anticipated to be less than significant with mitigation incorporated. Mitigation Measures: HWQ-2. Hydrology and Water Quality Mitigation Measures • HWQ-1: Stormwater Management Practices Prior to the issuance of City building permits, all projects within the Specific Plan area that disturb one acre or more of land must prepare a SWPPP. This plan shall outline suitable BMPs for managing and treating runoff from future development site(s). The applicant is accountable for both preparing and executing the SWPPP in accordance with NPDES requirements. Additionally, the applicant must submit a Notice of Intent to the SWRCB, obtain a Waste Discharge ID Number (WDID), and ensure a copy of the SWPPP is present at the development site throughout the construction phase. • HWQ-2: Water Conservation Measures Future development in the Highway 111 Corridor must integrate water -saving appliances and fixtures, such as low -flush toilets, low -flow showerheads, and faucets, in compliance with Section 17921.3 of the Health and Safety Code, Title 20 of the California Administrative Code Section 1601(b), and relevant sections of Title 24 of the California State Code. Additionally, the City would enforce its Water Efficient Landscape ordinance, requiring development projects within the Specific Plan area to adopt water -efficient landscaping plans that meet or exceed current criteria. These measures are aimed at conserving water resources while addressing the needs of residents and businesses. City of La Quinta Highway 111 Corridor Specific Plan 3-79 220 Environmental Analysis — Land Use and Planning 3.11 Land Use and Planning Would the project: a) Physically divide an established community? ✓ b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation ✓ adopted for the purpose of avoiding or mitigating an environmental effect? Highway 111, traversing the Project area, is recognized as a primary arterial route, featuring a width of six lanes. The City's General Plan Land Use Designation for the Project area is GC. The Specific Plan would continue to implement the mixed -use overlay district, as outlined in the General Plan. The overlay strategically considers the area's ideal location, in close proximity to public facilities, commerce, and major roads. By integrating mixed use development, the Specific Plan aims to create a dynamic blend of commercial, residential, and recreational spaces that can serve the diverse needs of the community. The Project encompasses enhancements to transportation infrastructure, featuring the integration of dedicated bike lanes, enhancements to pedestrian pathways and potentially roundabouts at strategic points of the corridor area. These upgrades aim to facilitate seamless connectivity along the corridor, fostering smoother traffic flow and ensuring safer and more accessible travel options for all users. The proximity to key transportation routes and essential services makes the Project area an ideal location for such development, enhancing accessibility and convenience for residents and visitors alike. The implementation of the Specific Plan is designed to create a more dynamic, interconnected, and sustainable urban setting, aligning with the vision of a vibrant, pedestrian -friendly downtown center. a) Physically divide an established community? No Impact: The Specific Plan outlines seven DSAs that serve as a blueprint for future land use, development standards, and design guidelines in accordance with the City's vision. Development would occur within the existing boundaries of the City without physically dividing any existing neighborhoods in La Quinta. The Specific Plan aims to transform the downtown area into a vibrant and pedestrian -friendly center that serves as the focal point for the community. It envisions a walkable environment that encourages foot traffic and creates a lively atmosphere. The proposed mix of land uses within the Specific Plan is designed to be compatible with the existing uses in the surrounding downtown area and its main thoroughfares. This compatibility ensures a harmonious integration of new developments with the established character and activities of the immediate vicinity. The proposed Project would not physically divide any established community and would result in a negligible impact on the surrounding area. Mitigation Measures: No mitigation measures required. b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? No Impact: The proposed Project would be consistent with the land use plans, policy and regulations set forth by the City including the Land Use Element of the General Plan as well as the City's Municipal Code. Consistency with the General Plan Goals and Policies: City of La Quinta Highway 111 Corridor Specific Plan 3-80 221 Environmental Analysis — Land Use and Planning The City's General Plan largely consists of a set of guidelines and policies that are in support of improved land use. As per the General Plan, Highway 111 presents the City with a prime opportunity for targeted diverse -purpose development, emphasizing increased housing choices and the creation of pedestrian - friendly spaces that prioritize public accessibility. Highway 111's convenient access to transit options and its proximity to employment centers, schools, and various services make it an ideal location for mixed -use projects. This combination of factors creates a favorable environment for the integration of residential, commercial, and possibly other uses, fostering a vibrant and interconnected community along Highway 111. Within this framework, the vision of the Highway 111 Corridor Specific Plan aligns with the policies established for La Quinta, particularly those related to land use. Therefore, any future project would need to adhere to the goals, policies, and actions outlined in the General Plan to ensure consistency and compliance with the established framework. The Specific Plan would be consistent with the following relevant goals and implementation policies from the General Plan Land Use Element: Goal Land Use (LU)-5: A broad range of housing types and choices for all residents of the City. — Implementation Policy LU-5.2 Consider changes in market demand in residential product type to meet the needs of current and future residents. ■ Program LU-5.2a: Periodically review and update, as needed, the standards of the Zoning Ordinance to allow for changes in residential product types without the need for a Specific Plan. Program LU-5.2b: Include detailed residential development standards in the Mixed Use Overlay zoning district. Goal LU-7: Innovative land uses in the Village and on Highway 111. — Implementation Policy LU-7.1: Encourage the use of mixed use development in appropriate locations. ■ Program LU-7.la: Establish a Mixed Use Overlay for all the commercial zoning designations. — Implementation Policy LU-7.2: Mixed Use developments within 300 feet of Highway 111 must include retail commercial development for at least 75% of the ground floor leasable area. — Implementation Policy LU-7.3: Encourage the use of vacant pads in existing commercial development on Highway 111 for residential use. Program LU-7.3a: Amend the Zoning Ordinance to include standards for high density residential development within commercial zones. — Implementation Policy LU-7.4: Develop incentives for Mixed Use projects. Program LU-7.4a: Consider density bonuses, modified parking requirements, expedited entitlement and building permit processing and fee waivers for Mixed Use projects. — Implementation Policy LU-7.8: Encourage the expansion of transit service to meet commuter needs. ■ Program LU-7.8a: Expand transit opportunities on Highway 111 and to the Village to allow a broad range of services (including special event shuttle services). Consistency with the Municipal Code: Title 9 of the City's Municipal Code addresses the zoning regulations. These regulations are established with the aim of advancing public health, safety, and overall well-being in accordance with Section 5 of Article XI of the California Constitution, the State Planning and Zoning Law (Government Code Section City of La Quinta Highway 111 Corridor Specific Plan 3-81 222 Environmental Analysis — Land Use and Planning 65000 et seq.), the CEQA (Public Resources Code Section 21000 et seq.), and relevant state statutes. The Highway 111 Specific Plan would adhere to its policies including: Mixed Use Overlay District (9-110.120) Purpose and intent: — To provide opportunities for multifamily residential development in combination with commercial and/or office development in a cohesive and integrated manner. — To facilitate mixed use nodes that minimize vehicle trips and enhance proximity to services and mass transit, consistent with implementation measures CI-13 and ND-4 of the City's GHG Plan, as well as Transportation Demand Management principles. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-82 223 Environmental Analysis — Mineral Resources 3.12 Mineral Resources Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally - important mineral resource recovery site ✓ delineated on a local general plan, specific plan or other land use plan? a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? No Impact: According to the City's General Plan, the only mineral resources in the region are composed of primarily sand and gravel for construction. However, these resources have not been mined in the City for many years. The California DOC, Division of Mines and Geology, has conducted mapping of the City's resources and recognized the presence of three mineral resource zones within the region: MRZ-1 consists of land where no significant mineral deposits are present, or where it is judged that little likelihood for their presence exists. MRZ-2 consists of land where significant mineral deposits are present, or where it is judged that a high likelihood for their presence exists. MRZ-3 consists of land containing mineral deposits, but the significance cannot be evaluated from available data. The designated region outlined in the Specific Plan is labeled as MRZ-1, suggesting a low probability of substantial mineral resources being present (City of La Quinta, 2022). Therefore, the loss of known mineral resources is not expected and as such, impacts to mineral resources are not anticipated. Mitigation Measures: No mitigation measures required. b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact: No locally important mineral resource recovery site is located in the designated Project area covered by the Specific Plan (City of La Quinta, 2022). Therefore, no impacts related to mineral resources are anticipated. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-83 224 Environmental Analysis — Noise 3.13 Noise Would the project: a) Result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Result in generation of excessive groundborne vibration or noise levels? c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Noise, considered an unwanted sound, can have severe physiological and psychological effects, including sleep disturbances and hearing loss. Sound is typically measured in decibels (dB), which quantify changes in air pressure. Traffic noise, however, is usually measured in A -weighted decibels (dBA) since this scale aligns closely with human hearing. It emphasizes mid -range frequencies while giving less importance to very low and very high frequencies, reflecting our natural experience of sounds like traffic. As most noise is measured in dB, people notice a 3 dB increase in noisy areas, a 5 dB rise is clearly noticeable, and a 10 dB increase feels like doubling the loudness. Traffic noise impacts are deemed significant if predicted levels exceed existing noise by 12 dBA or approach within 1 dBA of the noise abatement criterion (NAC) for sensitive areas, with evaluations considering the setting, receptor sensitivity, noise increase magnitude, number of affected residences, and absolute noise level. In California, under Federal Highway Administration (FHWA) protocol, the NAC is 67 dBA for residences, places of worship, and schools. Construction activities and associated equipment can register up to 110 dBA (FHWA, 2024; City of La Quinta, 2022). Table 3.4 below illustrates the impact of loudness on people's subjective perception. City of La Quinta Highway 111 Corridor Specific Plan 3-84 225 Environmental Analysis — Noise Table 3.4. Loudness Impact on Subjective Perception Threshold of pain Near jet engine Jet fly -over at 300m (1,000 feet) Rock band Loud auto horn Gas lawn mower at 1 m (3 feet) Diesel truck at 15m (50 feet) at 80 km/hr 50 mph) Food blender at 1 m (3 feet) Noisy urban area, daytime Vacuum cleaner at 3m (10 feet) Heavy traffic at 90m (300 feet) Normal speech at 1 m (3 feet) Quiet urban daytime Quiet urban nighttime Quiet suburban nighttime Quiet rural nighttime Lowest threshold of human Lhearing Large business office Theater, large conference room (background) Library Bedroom at night, concert hall background) Broadcast/recording studio Lowest threshold of human hearing 140 130 120 110 100 90 80 70 60 50 Intolerable A&Deafening Hearin Very Noisy 70 Speech Loud Interference Moderate Sleep 40 Disturbance 30 Faint 20 No Effect 10 Very Faint 0 The ambient noise level in a community is the total background sound at any given time, including noise from sources such as traffic, birdsong, conversations, and other environmental sounds. A linear source of noise, such as a roadway, affects a broader area along its length, while a point source, like a factory exhaust, impacts a more localized area around its specific location (USEPA, 1978). In the City, traffic noise is the primary noise source, with levels rising when heavy trucks are more prevalent compared to passenger cars. Other contributors include commercial activities such as air compressors, compactors, landscaping equipment, and daily business operations. Additionally, aircraft noise from Jacqueline Cochran Regional Airport, though infrequent, can impact nearby residential areas. The City's General Plan includes the following policies to manage and reduce noise impacts from future development: • Policy N-1.1: Noise standards in the City shall be consistent with the Community Noise and Land Use Compatibility scale described in this Element. • Policy N-1.2: New residential development located adjacent to any roadway identified in Table IV-4 as having a build out noise level in excess of 65 d8A shall continue to be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City's noise standards. • Policy N-1.3: New non-residential development located adjacent to existing residential development, sensitive receptors or residentially designated land, shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which City of La Quinta Highway 111 Corridor Specific Plan 3-85 226 Environmental Analysis — Noise demonstrates that it will not significantly impact the adjacent residential development or residential land. • Policy N-1.4: All Mixed Use projects shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City's noise standards. • Policy N-1.5: All noise impact analysis will include, at a minimum, short-term construction noise and noise generated by the daily operation of the project at build out. • Policy N-1.6: The City may require remedial noise control plans and/or improvements for areas experiencing noise in excess of adopted City standards. • Policy N-1.7: Noise impact analysis shall be included in all City Capital Improvement Plan (CIP) and developer -required roadway widening projects to demonstrate compliance with City noise standards. • Policy N-1.8: Maintain a truck route plan restricting truck travel to arterial roadways. a) Result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than Significant Impact with Mitigation Incorporated: In the City, traffic noise - especially from heavy trucks - is the most prevalent source of noise, with additional noise coming from commercial activities and daily operations. Section 9.100.210 of the La Quinta Municipal Code sets noise standards, allowing 60 dBA from 7 AM to 10 PM and 50 dBA from 10 PM to 7 AM for sensitive uses, and 75 dBA and 65 dBA, respectively, for nonresidential areas. Construction projects often use heavy equipment that generates noise between 68 dBA and over 100 dBA at 50 feet, with levels decreasing by about 6 dBA for each doubling of distance. However, heavy equipment near sensitive areas can still cause brief periods of excessive noise. To address this, the City's noise ordinance limits construction activities during evenings, weekends, and holidays. To mitigate construction -related noise impacts associated with the Highway 111 Corridor Specific Plan, projects within the Specific Plan area shall implement NOI-1. Additionally, developments near sensitive receptors would include a construction noise analysis. The addition of mixed use and residential areas along Highway 111 is intended to create a vibrant, interconnected, and pedestrian -friendly downtown. Future development, as outlined by the Specific Plan may temporarily generate construction noise as well as increase longer -term operational noise along the corridor Noise levels are anticipated to be compatible with the urban environment. For future developments along the Highway 111 Corridor, the City may require a noise impact study. Based on this study, projects may need to include noise mitigation measures as per General Plan policies NS-1.1 through NS-1.8, ensuring that noise levels remain acceptable and impacts are minimal. Future development would follow the City's Municipal Code and General Plan policies to ensure traffic noise remains within acceptable levels, preventing exposure beyond these standards. As such, impacts are expected to be less than significant. Mitigation Measures: NOI-1. b) Result in generation of excessive groundborne vibration or noise levels? Less Than Significant Impact: None of the permitted uses in the proposed Specific Plan area involve excessive vibration or groundborne noise. However, construction of future developments in the area may temporarily cause short-term noise or vibration impacts. The City's General Plan notes that groundborne vibration primarily comes from construction equipment, train activity, and heavy truck traffic. However, City of La Quinta Highway 111 Corridor Specific Plan 3-86 227 Environmental Analysis — Noise unlike noise, there is no standardized method for measuring vibration. In the City, most vibration is caused by construction and heavy trucks, as there are no train tracks within the City or its surrounding areas. Over time, the introduction of new vibration sources is not anticipated. While construction equipment and heavy trucks may cause brief, localized vibrations, these are not expected to have a significant impact on the City. The implementation of the Specific Plan would not directly increase groundborne vibration or noise levels. Future development under the Plan would require additional CEQA review and noise/vibration analysis. As such, impacts related to excessive groundborne vibration or noise levels are anticipated to be less than significant. Mitigation Measures: No mitigation measures required. c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact: The Bermuda Dunes Airport is approximately 2.7 miles north of the study area and the Jacqueline Cochran Regional Airport is situated in the community of Thermal approximately 8 miles southeast of the Project area. The Bermuda Dunes Airport is a public use airport that is privately owned. The Jacqueline Cochran Regional Airport is also a public use airport and primarily handle business and private air traffic. As airport activity is expected to grow in the future, noise impacts would vary depending on the runway used. One runway, aligned north -south, primarily generates noise to the north and south. The other runway, oriented northwest -southeast, produces noise mainly around the immediate area. Consequently, noise from the airport is not expected to impact areas west of Harrison Street, about 7 miles southeast of the Specific Plan limits. Any future development along the Highway 111 Corridor would not be affected by this airport as the Specific Plan area is northwest of this airport. Due to the distance from the airport, the Specific Plan area is unlikely to experience excessive noise from airport operations. No impacts would occur. Mitigation Measures: No mitigation measures required. Noise Mitigation Measures • N0I-1: Noise Reduction All construction activities shall adhere to the City Construction Hours/Quality Assurance Program for designated construction hours, and equipment with internal combustion engines must be equipped with manufacturer -recommended mufflers. Future development projects shall use noise -reducing paving materials during temporary construction activities, such as open -grade asphalt, for all road surfacing, as feasible. City of La Quinta Highway 111 Corridor Specific Plan 3-87 228 Environmental Analysis — Population and Housing 3.14 Population and Housing Would the project: a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for ✓ example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the construction of ✓ replacement housing elsewhere? Currently, the City of La Quinta has a vibrant population (estimated at 40,000 residents), with expectations of growth in the years ahead. As the City continues to attract new residents and businesses, there is a pressing need to develop its areas thoughtfully, particularly focusing on sustainable practices. The Highway 111 Corridor, a central hub for commercial activities, is slated for development that integrates mixed -use spaces and fosters walkability and connectivity. This approach aims to streamline City functions, ensuring that as the City expands, it does so in a sustainable and community -oriented manner that enhances the overall quality of life for its residents. Through the implementation of the Specific Plan, the Highway 111 Corridor would integrate residential development and mixed -uses alongside its current commercial development, promoting a community design that prioritizes pedestrians and cyclists to enhance overall quality of life and mobility throughout the City. The City must participate in regional efforts mandated by Senate Bill 375 (SB 375), a California state law focused on curbing urban sprawl, promoting sustainable community planning, and cutting down on vehicle trips and air emissions to reduce greenhouse gases. This law mandates "Sustainable Community Strategies" crafted by the Southern California Association of Governments (SCAG), aiming to promote concentrated development, mixed -use areas near job centers, bus routes, and commercial services (City of La Quinta, 2022). The proposed Project's Development Moderate Scenario is projected to introduce around 1,000 residential units (equivalent to 1,464,000 GSF) and approximately 339,000 GSF of additional retail, commercial, hotel, restaurant, and civic spaces within the Specific Plan area. In contrast, the Specific Plan's Development Max Scenario aims to incorporate roughly 1,600 residential units (totaling 1,837,000 GSF) and about 526,000 GSF of new retail, commercial, hotel, restaurant, and civic spaces into the area. The Development Moderate Scenario estimates a total development of approximately 1,803,000 GSF, while the Development Max Scenario estimates approximately 2,363,000 GSF — a 31.08% increase in developed area along the Highway 111 Corridor. See Figure 1-3 and Figure 1-4 for more information on development area scenarios and land use build out. City of La Quinta Highway 111 Corridor Specific Plan 3-88 229 Environmental Analysis — Population and Housing a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less than Significant Impact: The Specific Plan is intended to provide guidance for the organized development and redevelopment of local infrastructure, businesses, and housing along the Highway 111 Corridor. The City aims to create a cohesive blueprint that integrates shopping, living, working, and recreational spaces in one interconnected area. This space would be accessible through Highway 111, the CV Link, and other multi -use paths. The implementation of the Specific Plan is expected to take place gradually over a period of 20 to 25 years. If economically feasible, the completion of Specific Plan build out could result in an additional residential area from 1,464,000 GSF (Development Moderate Scenario) to 1,837,000 GSF (Development Max Scenario) for the Highway 111 Corridor. Moreover, including residential units along the Highway 111 Corridor would create housing opportunities in an area traditionally focused on commercial activities, thereby introducing a more diverse and beneficial mix of uses in the region in a sustainable manner. As a guidance document, the proposed Specific Plan does not contain detailed designs or specific proposals for particular sites, nor does it provide authorization for any development activities. Nevertheless, potential enhancements within the Specific Plan area could involve the construction of new residential or commercial properties, which may result in a direct or indirect population increase within the designated area. Even if all the residential, commercial, and hotel developments envisioned by the Specific Plan were built, the population growth associated with these developments would occur gradually over an extended period. Furthermore, any future improvements would likely reference and tier off of this CEQA document to evaluate potential impacts related to population growth and development. Therefore, the overall impact on population growth would be deemed less than significant. Mitigation Measures: No mitigation measures required. b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Less than Significant Impact: The proposed Project area along the Highway 111 Corridor is currently zoned primarily for commercial purposes, featuring shopping centers, restaurants, and office spaces. This area has traditionally focused on big box retail with limited residential options. However, the proposed Project aims to increase residential opportunities in alignment with the La Quinta General Plan and Municipal Code. This approach ensures that the Specific Plan would not displace individuals or housing but rather diversify land use to accommodate additional residential development. Given its inefficient use of space and sprawling commercial developments, the Highway 111 Corridor presents an opportunity to improve its walkability and accessibility. The proposed development outlined in the Specific Plan seeks to revitalize the area by drawing more people and optimizing land use in the region, thereby encouraging a more dynamic and accessible environment. By promoting land use types that support residential growth, the Specific Plan mitigates potential significant impacts on population resulting from the proposed development scenarios and improvements along the Highway 111 Corridor. As such, impacts are anticipated to be less than significant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-89 230 Environmental Analysis — Public Services 3.15 Public Services Would the project: a) Result in substantial adverse physical it associated with the provision of new or altered governmental facilities, need for physically altered governmental facilities construction of which could cause signif environmental impacts, in order to main acceptable service ratios, response tim( performance objectives for any of the pL services: Fire Protection? Police protection? Schools? Parks? Other public facilities? Highway 111 serves as a crucial arterial corridor in the City of La Quinta, facilitating essential routes for emergency services and access to public facilities. It not only connects the northern residential neighborhoods with the bustling southern commercial core but also links other residences, schools, and public facilities along its path. Highway 111 intersects with Washington Street, a prominent north -south thoroughfare within the City that links Highway 111 to the Civic Center Campus located to the south. Public facilities encompass City -owned buildings such as City Hall, the Library, and the Senior Center, which collectively form the Civic Center Campus. Additionally, facilities include schools operated by either the Desert Sands Unified School District or the Coachella Valley Unified School District. The City is supported by the Riverside County Fire Department (RCFD), offering fire protection and emergency medical services not only to the City itself but also to neighboring areas within Riverside County. Law enforcement services and the protection of public safety are overseen by the Riverside County Sheriffs Department (RCSD). The City features 12 parks that offer a variety of recreational activities and amenities, ensuring both residents and visitors have numerous opportunities for outdoor enjoyment and community gatherings (City of La Quinta, 2022). However, there are no parks located within the Specific Plan area. Most of the City's parks and greenspaces are located outside the Highway 111 Corridor; this route acts as a vital connection, allowing residents to seamlessly access these recreational areas beyond the urban commercial core. Residents of the City currently enjoy access to 72 acres of parks, 146.75 acres of nature preserves with recreational parkland, and 845 acres of regional parks. The City also has joint use agreements with Desert Sands, neighboring cities, and the Desert Recreation District for the use of additional recreation facilities (City of La Quinta, 2022). The proposed development under this Specific Plan seeks to enhance connectivity throughout the City, transforming Highway 111 from a principally vehicular thoroughfare into a unified, integrated corridor for active transportation. The emphasis would be on fostering mixed -use developments that cater to pedestrian and multimodal transportation needs, thereby creating a cohesive urban environment. This approach aims City of La Quinta Highway 111 Corridor Specific Plan 3-90 231 Environmental Analysis — Public Services to blend residential, commercial, and recreational spaces seamlessly, promoting a more vibrant and accessible cityscape. As development progresses along the Highway 111 Corridor, there may be heightened demand for fire protection, emergency services, and public facilities, including parks. This growth could necessitate the hiring of additional staff and the construction of new facilities to adequately support the expanding corridor. The General Plan's Emergency Services Element, Public Facilities Element, and Parks and Recreation Element specifically address future requirements for fire, emergency response, and public amenities. a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for public services? Less Than Significant Impact: Possible improvements within the designated Specific Plan area might entail the development of new or expanded residential or commercial properties, potentially leading to a population increase, either directly or indirectly. This may increase the demand for the following public services: 1. Fire Protection and Emergency Services: The proposed Project is aimed at promoting development, which could lead to a rise in demand for fire protection services. As a result, there would likely be a need for both additional personnel and new facilities to accommodate the anticipated growth in the Specific Plan area. The City's General Plan acknowledges the need for expanded fire protection services to meet demands associated with future population growth. Although strategic placement of fire stations is present, additional fire stations would likely be needed in areas where growth occurs (City of La Quinta, 2022). Future development under the Specific Plan could increase the need for additional fire protection and emergency services. Impacts are anticipated to be less than significant as future development would be required to pay Development Impact Fees (DIF) to help offset impacts to fire and emergency services and would be required to be consistent with the following policies from the City's General Plan: Policy ES-1.1: The City shall continue to work with the Riverside County Fire Department to accurately forecast future needs and provide adequate and timely expansion of services and facilities based on service capabilities and response times. - Program ES-1.1a: Maintain the Fire Facilities component of the City's Development Impact Fee to assure that new development pays its fair share of future fire stations. Policy ES-1.2: New Development proposals shall continue to be routed to the Fire Department to assure that project access and design provide for maximum fire and life safety. Program ES- 1.8a: Periodically review and update the Emergency Operations Plan to address the City's growth in population and built environment, as well as new emergency response techniques. 2. Police Protection: The development proposed in the Specific Plan could act as a catalyst for growth, potentially increasing the demand for police protection services. Therefore, there may be a necessity for additional personnel and the construction of new police facilities to adequately accommodate the growth along the Highway 111 Corridor. The City's General Plan acknowledges the potential need for increased police protection services to accommodate population growth. The City follows the standard of one police officer per 1,000 residents (City of La Quinta, 2022). Should City of La Quinta Highway 111 Corridor Specific Plan 3-91 232 Environmental Analysis — Public Services future development prompted by this Specific Plan result in a rise in residential units and population, additional officers may be necessary. Impacts on police protection services are expected to be less than significant as future development would be required to pay DIF fees to help offset impacts to police services and development would be required to be consistent with the following policies from the City's General Plan: Policy ES- 1.5: The City shall continue to work with the Riverside County Sheriff's Department to accurately forecast future needs and provide adequate and timely expansion of services and facilities. Policy ES- 1.6: New development proposals shall continue to be routed to the Police Department to assure that project access and design provide for defensible space and maximum crime prevention while maintaining City design standards and codes. 3. Schools: Local schools are managed by two public school districts that offer education from kindergarten through Grade 12: the Desert Sands Unified School District and the Coachella Valley Unified School District (City of La Quinta, 2022). The Desert Sands Unified School District currently serves the corridor area. Although there are no public schools from these districts in the Specific Plan area, population growth, including an increase in school age children, is possible with development facilitated by the Specific Plan. The anticipated population growth could increase the demand for school services and potentially create the need for new or physically altered school facilities. Schools could be built on properties near the Highway 111 Corridor or on sites within the corridor that are served by existing infrastructure. Future development within the corridor area would be required to pay school fees, in the amount set at the time of building permit issuance, to offset any impacts created by additional residential units. As such, impacts on schools are anticipated to be less than significant. The Specific Plan would be consistent with the following policies from the City's General Plan: Policy PF-1.6: The City shall coordinate with the Desert Sands and Coachella Valley Unified School Districts and encourage the Districts to plan for and construct new schools to meet demand. 4. Parks: No parks are located within the Specific Plan area; however, the CV Link is a multi -modal trail system that runs along the Whitewater River at the north boundary of the corridor area and would be available for new residents and patrons in the corridor. It is assumed that population growth would result in an increase in demand for neighborhood and regional parks and other recreational facilities. This Specific Plan supports the creation of additional recreational spaces and pocket parks along the Highway 111 Corridor and a trail connector along the northern side of Highway 111 to connect with the CV Link. The proposed development outlined by this Specific Plan would enhance and potentially expand recreational facilities within the City without causing impacts beyond those anticipated by the City's General Plan. The City's General Plan includes goals and policies to maintain current parks and facilities and to acquire additional parkland for future population growth, as listed below. Section 3.16, Recreation, provides a more detailed overview of the City's recreational assets. The Specific Plan would be consistent with the following policies from the City's General Plan: Goal PR-1: A comprehensive system of parks and recreation facilities and services that meet the active and passive needs of all residents and visitors. Policy PR-1.1 Expand or modify community services to meet the health, well-being, and recreational needs of the community. City of La Quinta Highway 111 Corridor Specific Plan 3-92 233 Environmental Analysis — Public Services • Policy PR-1.2: Continue to provide a minimum standard of 5 acres of parkland for every 1,000 residents. • Policy PR- 1.3: Identify all viable financing mechanisms for the funding of construction, maintenance, and operation of parks and recreational facilities. • Policy PR- 1.4: The design and construction of parks and recreational facilities shall comply with all the development standards that apply to privately constructed facilities. • Policy PR- 1.5: Coordinate with partner agencies and neighboring communities to expand recreational opportunities and access to recreational facilities. • Policy PR- 1.6: Encourage patterns of development that promote safe pedestrian and bicycle access to schools, public parks, and recreational areas. • Policy PR-1.7: Identify opportunities to integrate public health concerns into parks and trails planning. • Policy PR- 1.8: Promote a healthy and active lifestyle for all residents. 5. Other Public Facilities: Public facilities include City -owned buildings, such as City Hall, the Wellness Center, and the Library, also known as the Civic Center Campus. The General Plan acknowledges that an increase in population would likely require the expansion of public facilities to serve the City's anticipated future growth. The City's CIP is updated annually and would play a key role in the planning and construction of future facilities (City of La Quinta, 2022). Future development would be subject to DIF fees which would offset impacts to public facilities Additionally the Specific Plan would be consistent with the following policies from the City's General Plan: • Policy PF-1.1: The City shall expand or modify municipal services to meet the needs of the community. • Policy PF-1.2: Periodically evaluate the demand for municipal services and facilities, and include construction and expansion of these facilities to assure timely completion. • Policy PF-1.3: The City shall identify all viable financing mechanisms for the funding of construction, maintenance and operation of municipal facilities. • Policy PF-1.4: The design and construction of municipal facilities shall comply with all the processes and development standards that apply to privately constructed facilities. • Policy PF-1.5: The City shall coordinate with the County of Riverside to assure that library facilities and services are expanded as demand warrants. • Policy PF-1.6: The City shall coordinate with the Desert Sands and Coachella Valley Unified School Districts and encourage the Districts to plan for and construct new schools to meet demand. • Policy PF-1.7: The City shall continue to explore the potential for the joint purchase or use of recreational facilities with the Desert Sands and Coachella Valley Unified School Districts, as well as the Coachella Valley Recreation and Park District. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-93 234 Environmental Analysis — Recreation 3.16 Recreation Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? The City currently operates 12 City parks, the Civic Center Campus, and three nature preserve areas. La Quinta Park is the closest park to the Project area outlined in this Specific Plan. Most City parks have children's playground facilities, and the nature preserves offer hiking and bicycling trails for public recreation. The CV Link is currently under construction which would provide a multi -modal trail for La Quinta and CV residents. In addition, many existing subdivisions include public pocket parks. Two regional parks — La Quinta Community Park (6.5 acres) and Lake Cahuilla Regional Park (845 acres) — are managed by the Desert Recreation District and Riverside County Parks Department, respectively. Lake Cahuilla Regional Park charges user fees for day visitors, fishing, and camping. The City collaborates with the Desert Sands Unified School District to share recreational facilities on school grounds, such as the Sports Complex at La Quinta Middle School and soccer fields at Colonel Mitchell Paige Middle School. The City is also home to one public and 22 privately owned and operated golf courses, with seven courses available for public use. In total, La Quinta has approximately 5,259 acres designated as recreational open space (City of La Quinta, 2022). a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Less Than Significant Impact: The objective of the proposed Specific Plan is to offer a clear direction for the systematic development and redevelopment of local infrastructure, businesses, and housing. This may lead to a population increase, which may increase the use of existing neighborhood and regional parks and other recreational facilities. However, by adhering to the City's General Plan, which recognizes that a population increase would necessitate the expansion of public facilities to accommodate growth, no substantial physical deterioration of such facilities would occur (City of La Quinta, 2022). The Parks and Recreation Element of the General Plan identifies current and projected demand for parks as the City grows. Adherence to the City's General Plan would ensure that existing park and recreational facilities are expanded in parallel with population increases. Therefore, impacts on neighborhood and recreational facilities are anticipated to be less than significant. Relevant Policies from the General Plan: Policy PR- 1.1 through PR- 1.8 Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-94 235 Environmental Analysis — Recreation b) Include or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Less Than Significant Impact: Population growth resulting directly or indirectly from the implementation of development scenarios in the Specific Plan may necessitate the construction or expansion of recreational facilities. The Quimby Act, also known as the Quimby Act of 1975 (California Government Code Sections 66477-66484), mandates that local governments require developers to either dedicate land or pay fees for park and recreational purposes when subdividing land or securing a residential development permit. The Act's aim is to guarantee sufficient park and recreational facilities and accompany new residential developments, thereby balancing urban expansion with the demand for public open spaces. The Quimby Act empowers local governments to manage the impact of new residential projects on community parks and recreational amenities. The Quimby Act sets a minimum threshold of 3.0 acres of parklands per 1,000 residents; however, the City has a policy of providing a minimum of 5.0 acres of open space per 1,000 residents. The General Plan acknowledges that expansion of recreational facilities would be needed as the City grows and would be regularly updating the City's Community Service Master Plan to consider a growing demand for services well in advance of need. By adhering to the Land Use, Natural Resources and Parks and Recreational Elements of the City's General Plan, as well as the Community Service Master Plan, impacts to recreational facilities are expected to be less than significant. Relevant Policies from the General Plan: Policy PR- 1.1 through PR- 1.8 Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-95 236 Environmental Analysis — Transportation 3.17 Transportation Would the project: a) Conflict with a program plan, ordinance or policy addressing the circulation system, including transit, ✓ roadway, bicycle and pedestrian facilities? b) Conflict or be inconsistent with CEQA Guidelines ✓ section 15064.3, subdivision (b)? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous ✓ intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? ✓ Roadways Highway 111 The Highway 111 Corridor is a six -lane roadway that accommodates upwards of 28,700 vehicles daily (Replica: Hwy 111 WB W/O Washington St, 2023). Within the study area, Highway 111 has a six -lane divided cross-section with 50-mph posted speed limits. There are eight signalized intersections, located at Highway 111 and Washington Street, Simon Drive, La Quinta Center Drive, Adams Street, La Quinta Drive, Dune Palms Road, Costco Drive, and Jefferson Street. Dedicated left turn lanes are provided at all signalized intersections, with nearly all providing dedicated right turn lanes as well. Highway 111 serves as a primary east -west connection through the CV between the City of La Quinta and communities to the northwest, including Palm Springs, Cathedral City, Rancho Mirage, Palm Desert, and Indian Wells, and communities to the southeast, including Indio, Coachella, and communities surrounding the Salton Sea and the Imperial Valley. Washington Street Within the study area, Washington Street is a divided six -lane major arterial with a landscaped median, with three left turn lanes and right turn pockets in both directions respectively at the intersection with Highway 111. This portion of Washington Street has a 50-mph posted speed limit and accommodates upwards of 17,900 vehicles daily (Replica: Washington St NB S/O Hwy 111, 2023). Washington Street does not accommodate on -street parking, as the surrounding land use is inward -facing residential and surface lot - facing retail. Signage instructs bicyclists to share the sidewalk on the east side of Washington Street with pedestrians. Ad;;mG Strppt Within the study area, Adams Street is a divided four -lane secondary arterial with a landscaped median between Highway 111 and Avenue 48, with two left turn lanes and right turn pockets in both directions respectively at the intersection with Highway 111. This portion of Adams Street has a 45-mph posted speed limit and accommodates upwards of 3,540 vehicles daily (Replica: Adams St NB N/O Hwy 111, 2023). Adams Street does not accommodate on -street parking due to lane configuration and widths north of City of La Quinta Highway 111 Corridor Specific Plan 3-96 237 Environmental Analysis — Transportation Highway 111 and the presence of Class II bike lanes, both buffered and non -buffered, south of Highway 111. Dune Palms Road Within the study area north of Highway 111, Dune Palms Road is an undivided four -lane secondary arterial with two left turn lanes and a right turn pocket at the intersection with Highway 111. South of Highway 111, Dune Palms Road is a divided four -lane arterial with two left turn lanes and a right turn pocket at the intersection with Highway 111. This portion of Dune Palms Road has a 45-mph posted speed limit and accommodates upwards of 2,890 vehicles daily (Replica: Dune Palms Rd NB N/O Hwy 111, 2023). Dune Palms Road does not accommodate on -street parking between Highway 111 and Avenue 48 as there are Class II bike lanes on either side. Partial Class II bike lanes and adjacent land use preclude on -street parking north of Highway 111. Jefferson Street Within the study area, Jefferson Street is a divided six -lane major arterial with a landscaped median, with three left turn lanes and right turn pockets in both directions respectively at the intersection with Highway 111. This portion of Jefferson Street has a 55-mph posted speed limit and accommodates upwards of 18,300 vehicles daily (Replica: Jefferson St SB N/O Hwy 111, 2023). Jefferson Street does not accommodate on -street parking due to the presence of Class II bike lanes. Bicycle & Pedestrian Facilities With the suburban nature of the City of La Quinta, multimodal infrastructure is available, including sidewalk and bicycle lanes along and adjoining Highway 111, however, it is often disconnected and distances between destinations are spread out due to the auto -oriented land use patterns along the corridor. Within the study area, pedestrian infrastructure is located along both sides of Highway 111, apart from segments with sidewalk gaps along undeveloped parcels, including east of La Quinta Drive (north side) and east of Dune Palms Road (north side). Sidewalks are most often 8 feet wide, exhibit serpentine alignment, and are separated from motor vehicle traffic by landscape buffers. Crosswalks are provided at signalized intersections of Highway 111/Washington Street (east side only), Highway 111/Simon Drive, Highway 111/La Quinta Center Drive, Highway 111/Adams Street, Highway 111/La Quinta Drive, Highway 111/Dune Palms Road, Highway 111/Costco Drive (east side crossing only), and Highway 111/Jefferson Street. Existing bicycle facilities are sporadic and disconnected, with most portions of Highway 111 containing some form of bicycle facilities in at least one direction, but few, if any, connected to form a complete segment. Class II bicycle lanes are provided along portions of Highway 111 west and east of Washington Street (eastbound only), east of Simon Drive (eastbound only), east of La Quinta Center Drive (eastbound only), west of Adams Street (westbound only), between Adams Street and Dune Palms Road (both directions), and between Dune Palms Road and Jefferson Street (westbound only). Due to the number of vehicle lanes, high speeds, and bike infrastructure lacking physical separation between active modes and motor vehicles, the segment level of traffic stress on nearly all study area roadways is LTS 4 or LTS 3. Segment LTS 1 is found on Simon Drive and La Quinta Center Drive due to fewer lanes and slower speeds. Construction is ongoing for the planned CV Link project, an alternative transportation project connecting eight cities and two tribes in the CV, providing a regional multi -use path for bicycles and pedestrians that parallels the Highway 111 Corridor to the north throughout the Specific Plan area. The CV Link would provide an alternative to automobile travel for residents and visitors, reducing vehicle trips and vehicle miles traveled (VMT) and providing alternative mobility options for people of all ages and abilities. City of La Quinta Highway 111 Corridor Specific Plan 3-97 238 Environmental Analysis Public Transit Existing regional transit routes in the study area include Route 1 EV, Route 7, Route 700, and Route 701, all operated by SunLine Transit Agency. Route 1 EV runs on Highway 111, connecting Town Center Way in Palm Desert (and connecting transit routes, like Route 1 WV) with the City of Coachella. Route 7 provides transit service between the communities of Bermuda Dunes and La Quinta, connecting with the Highway 111 Corridor along Adams Street. Routes 700 and 701 are school "tripper buses" providing supplemental transit service to and from La Quinta High School on school days. Airports The Bermuda Dunes Airport is a public use airport located along Avenue 42 adjacent to the Jefferson Street/1-10 interchange approximately 2.7 miles north of the study area. Additionally, the Jacqueline Cochran Regional Airport is approximately 8 miles southeast of the study area in Thermal, California. a) Conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? No Impact: The Highway 111 Corridor Specific Plan includes urban design concepts that outline the proposed streetscape enhancements envisioned for the Highway 111 Corridor area. The Specific Plan would potentially increase traffic in the area along Highway 111. The CV Link's proximity to Highway 111 brings several advantages. First and foremost, it allows for enhanced accessibility, with multiple access points and entryways along the route, making it convenient for users to connect to various neighborhoods, businesses, parks, and other points of interest throughout the region. Additionally, being closely aligned with the highway can increase visibility and awareness, promoting the usage of the pathway among the public. The Project proposes several complete street improvements in the study area to create a multimodal corridor that is safe and comfortable for all users. Transportation improvements include reduced vehicular travel lane widths, signs, and pavement markings, enhanced bicycle and pedestrian facilities like Class II bike lanes, green conflict striping, widened sidewalks, curb extensions (bulb -outs), high visibility crossing treatments, and reduced vehicular conflict zones. Additionally, the Specific Plan would be consistent with the City's General Plan Circulation Goal, CIR-1, as outlined below: CIR-1: A transportation and circulation network that efficiently, safely and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City. Mitigation Measures: No mitigation measures required. b) Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? No Impact: The Highway 111 Corridor Specific Plan is not anticipated to conflict with CEQA Guidelines Section 15064.3 criteria for analyzing transportation impacts effective July 1, 2020 concerning VMT. The VMT screening described below meets the requirements stipulated by CEQA Guidelines Section 15064.3 (b) and incorporates relevant advice contained in the Technical Advisory on Evaluating Transportation Impacts in CEQA published by the Governor's Office of Planning & Research (OPR) in December 2018. Section 15064.3 of the State CEQA Guidelines describes the requirements for assessing transportation impacts based on VMT that applied statewide beginning July 1, 2020. As described in Section 15064.3: City of La Quinta Highway 111 Corridor Specific Plan 3-98 239 Environmental Analysis "Vehicle miles traveled" refers to the amount and distance of automobile travel "attributable to a project." Other relevant considerations may include the effects of the project on transit or nonmotorized travel. As described separately in the Technical Advisory on Evaluating Transportation Impacts in CEQA (OPR, December 2018), VMT re-routed from other origins or destinations as the result of a project would not be attributable to a project except to the extent that the re-routing results in a net increase in VMT. For example, OPR guidelines note that retail projects typically re-route travel from other retail destinations, and therefore a retail project may lead to increases or decreases in VMT, depending on previously existing travel patterns. Similarly, a large share of retail trips are "pass -by trips" that would not be considered attributable to a retail project. Lead agencies have discretion to choose the most appropriate methodology to evaluate a project's vehicle miles traveled, including whether to express the change in absolute terms, per capita, per household, or any other measure. If existing models or methods are not available to estimate the vehicle miles traveled for the particular project being considered, a lead agency may evaluate the project's vehicle miles traveled qualitatively. A lead agency may use models to estimate a project's vehicle miles traveled and may revise those estimates to reflect professional judgment based on substantial evidence. VMT Screening The City's Vehicle Miles Traveled Analysis Policy indicates that residential and office projects located within a low VMT-generating area may be presumed to have a less than significant impact absent substantial evidence to the contrary. In addition, other employment -related and mixed -use land use projects may qualify for the use of screening if the project can reasonably be expected to generate VMT per resident, per worker, or per service population that is similar to the existing land uses in the low VMT area. The Highway 111 Corridor Specific Plan covers multiple Traffic Analysis Zones (TAZs) of the Riverside County Transportation Model (RIVTAM/RIVCOM), including TAZ 913, 920, 926, 929, 930, and 937. Based on the model, the citywide VMT per Capita is 14.98 while the VMT for the Specific Plan area TAZs are as follows: • TAZ 913: 12.92 • TAZ 920: 12.50 • TAZ 926: 12.74 • TAZ 929: 0.00 • TAZ 930: 11.45 • TAZ 937: 0.00 The VMT for each TAZ is lower than the City threshold for the base year (2018). Based on these findings, the Specific Plan does not require a VMT analysis as there is no impact. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-99 240 Environmental Analysis c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? No Impact: The Highway 111 Corridor Specific Plan is not anticipated to substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment). The Highway 111 Corridor Specific Plan recommends the implementation of protected intersections, curb extensions, lane width reductions, turn lane reductions, Class II bike lanes with green conflict markings, high -visibility crosswalks, and Class I shared -use paths along the Highway 111 Corridor. Transportation improvements along other key corridors in the study area include roundabouts, curb extensions, reduced lane widths, Class II bike lanes with green conflict markings, and high -visibility crosswalks. With these recommended infrastructure improvements, the Specific Plan aims to reduce hazards by reducing pedestrian crossing distances, providing high visibility crossing treatments, and reducing vehicular conflict zones. The General Plan includes policies that would ensure efficient circulation and adequate access are provided in the City. Future development under the Highway 111 Corridor Specific Plan, as part of the City's project approval process, would be required to comply with existing regulations, including General Plan policies and zoning regulations that have been prepared to minimize impacts related to design features. Adherence to state and City requirements, combined with compliance with the City's General Plan and zoning regulations, would ensure that the adoption of the proposed Highway 111 Corridor Specific Plan would result in no impact with respect to an increase in hazards due to a geometric design feature or incompatible uses. Mitigation Measures: No mitigation measures required. d) Result in inadequate emergency access? No Impact: The Highway 111 Corridor Specific Plan is not anticipated to result in inadequate emergency access. The Highway 111 Corridor Specific Plan proposes mixed -use development along the corridor, enhancing pedestrian and bicycle access, implementing parking solutions, and increasing the density of residential and commercial spaces. This aims to foster a more connected and community -centered downtown area. Roadway improvements proposed under the Specific Plan would enhance the connectivity and mobility of the downtown area and would not impede emergency vehicle access. As previously stated, transportation improvements along the Highway 111 Corridor focus on enhancing safety for pedestrians and vehicles through improved visibility at crosswalks and minimizing areas of vehicular conflict. Furthermore, the City's General Plan includes policies that would ensure adequate emergency access. Future development within the Highway 111 Corridor Specific Plan, as part of the City's project approval process, must adhere to current regulations. These include General Plan policies and zoning regulations specifically designed to mitigate impacts concerning emergency access. The City, throughout the multi -year buildout period of the Highway 111 Corridor Specific Plan, would ensure relevant coordination with local emergency response providers. Adherence to state and City requirements, combined with compliance with the City's General Plan and zoning regulations, would ensure that the adoption of the proposed Specific Plan would result in no impact with respect to inadequate emergency access. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-100 241 Environmental Analysis 3.18 Tribal Cultural Resources Would the project: a) Cause a substantial adverse change in the significance of a tribal cultural resource listed or eligible for listing in the California Register of ✓ Historic Resources, or in a local register of historic resources as defined in Public Resources Code section 5020.1(k)? b) Cause a substantial adverse change in the significance of a tribal cultural resource that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to the criteria set forth in subdivision (c) of the Public Resources Code ✓ section 5024.1? In applying the criteria set forth in subdivision (c) of the Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American Tribe. The La Quinta area is home to the Desert Cahuilla Indians, who were the first ancestors of the La Quinta area, settling into the Martinez Canyon in the early 1800s (SCTCA, 2024). The CEQA Guidelines define a tribal cultural resource as: (1) a site, feature, place, cultural landscape, sacred place, or object with cultural value to a California Native American Tribe that is listed or eligible for listing on the California Register of Historical Resources, or on a local register of historical resources as defined in Public Resources Code Section 5020.1(k); or (2) a resource determined by the Lead Agency, in its discretion and supported by substantial evidence, to be significant according to the historical register criteria in Public Resources Code Section 5024.1(c), and considering the significance of the resource to a California Native American Tribe. AB 52 established a formal consultation process for California tribes within the CEQA process. AB 52 must be completed before a CEQA document can be certified. AB 52 specifies that any project may affect or cause a substantial adverse change in the significance of a tribal cultural resource that would require a lead agency to "begin consultation with a California Native American Tribe that is traditional and culturally affiliated with the geographic area of the proposed Project." Section 21074 of AB 52 also defines a new category of resources under CEQA called "tribal cultural resources." Tribal cultural resources are defined as "sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American Tribe" and is either listed on or eligible for the California Register of Historic Resources (CRHR) or a local historic register, or if the lead agency chooses to treat the resource as a tribal cultural resource. California Native American Tribes to be included in the process are those that have requested notice of projects proposed within the jurisdiction of the Lead Agency. Native American Consultation On March 14, 2024, the City initiated the tribal consultation process for the purposes of AB 52, in conjunction with SIB 18 consultation for the Specific Plan, for the proposed Project. Initial consultation letters were sent to all of the Native American tribal governments listed on the NAHC contact list, per the City's AB City of La Quinta Highway 111 Corridor Specific Plan 3-101 242 Environmental Analysis 52 protocol (Appendix C: Cultural Resources). The letters provided a summary of the Project and requested information regarding comments or concerns the tribal governments might have regarding the proposed Project. Letters were sent to the following tribal governments: • Agua Caliente Band of Cahuilla Indians • Augustine Band of Cahuilla Indians • Cabazon Band of Mission Indians • Cahuilla Band of Indians • Campo Band of Diegueno Mission Indians • Ewiiaapaayp Band of Kumeyaay Indians • La Posta Band of Diegueno Mission Indians • Los Coyotes Band of Cahuilla and Cupeno Indians • Manzanita Band of Kumeyaay Nation • Mesa Grande Band of Diegueno Mission Indians • Morongo Band of Mission Indians • Quechan Tribe of the Fort Yuma Reservation • Ramona Band of Cahuilla • Santa Rosa Band of Cahuilla Indians • Soboba Band of Luiseno Indians • Torres -Martinez Desert Cahuilla Indians • Twenty -Nine Palms Band of Mission Indians The City received responses from two tribes: the Morongo Band of Mission Indians and the Agua Caliente Band of Cahuilla Indians (Appendix C: Cultural Resources). The Morongo Band stated that the project site is not within their ancestral territory or traditional use area. The Agua Caliente Band indicated that, although the project area is outside their reservation boundaries, it lies within their Traditional Use Area, and a records search identified nearby surveys that confirmed the presence of cultural resources. For a summary of the investigation and mitigation measures related to cultural and tribal resources, see Section 3.5 Cultural Resources and Appendix C: Cultural Resources. a,b) Cause a substantial adverse change in the significance of a tribal cultural resource listed or eligible for listing in the California Register of Historic Resources, or in a local register of historic resources as defined in Public Resources Code section 5020.1(k)? Cause a substantial adverse change in the significance of a tribal cultural resource that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to the criteria set forth in subdivision (c) of the Public Resources Code section 5024.1? In applying the criteria set forth in subdivision (c) of the Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American Tribe? Less than Significant with Mitigation Incorporated: As discussed in Section 3.5, Cultural Resources, the analysis relies on a search of the SLF conducted by the NAHC on March 8, 2024. The search included a review of the CRHR as well as local registers yielding no specific site information, indicating a negative result. However, it is essential to understand that the absence of such information in the SLF search does not necessarily imply the absence of cultural resources within the Project area. Due to the negative result, the tribes (referenced above) were contacted to satisfy the AB 52 consultation requirement under CEQA. This analysis is also based on a review of cultural records accessed through the CHRIS EIC at the University of California, Riverside. The examination of records occurred on January 22, 2024 involving a comprehensive review of maps, documents, and reports relevant to the Project area. The findings revealed that there have been 92 studies on cultural resources conducted within the approximately 410 acres of the proposed Project area, with 56 documented cultural resource properties identified within its boundaries. City of La Quinta Highway 111 Corridor Specific Plan 3-102 243 Environmental Analysis Refer to Appendix C: Cultural Resources for the SLF search results and the Non -Confidential Cultural Records Search report. Potential future development may be required to prepare cultural resources reports to assess site -specific impacts. As mentioned previously, a prior study identified two prehistoric resources (P-33-008692/CA-RIV- 006190, P-33-002936/CA-RIV-002936) in the Project area near Dune Palms Road and Highway 111 (Hallock et al., 2023). As such, if tribal cultural resources are disturbed or discovered during future development, it could result in a significant impact. Therefore, implementing Mitigation Measures CR-1 through CR-9 during subsequent development phases would mandate further documentation of any tribal cultural resources within the Project area, thereby minimizing impacts to a level deemed less than significant. Mitigation Measures • CR-1: Workers Environmental Awareness Program A Qualified Archaeologist who meets or exceeds the Secretary of Interior's Professional Qualification Standards for archaeology (NPS, 1983) shall conduct Workers Environmental Awareness Program (WEAP) training on archaeological sensitivity for all construction personnel prior to the commencement of any ground -disturbing activities. Archaeological sensitivity training shall include a description of the types of cultural material that may be encountered, cultural sensitivity issues, the regulatory environment, and the proper protocol for treatment of the materials in the event of a find. The WEAP training document shall include materials that convey the information noted above, which shall be maintained in an area accessible to all construction personnel so that it may be reviewed regularly by construction staff. • CR-2: Pre -Excavation Agreement Prior to the issuance of Grading Permits, the Applicant/Owner shall enter into a pre -excavation agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement with consulting Tribal Monitor associated within the area. A copy of the agreement shall be included in building and development plans and permit applications with the City. The purpose of this agreement shall be to formalize protocols and procedures between the Applicant/Owner and the consulting Tribal Monitor associated with the area for the protection and treatment of, including but not limited to, Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, and traditional gathering areas and tribal cultural resources located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, grading, and all other ground disturbing activities. At the discretion of the consulting Tribal Monitor, artifacts may be made available for 3D scanning/printing, with scanned/printed materials to be curated at a local repository meeting the federal standards of 36CFR79. • CR-3: Retention of Qualified Archaeologist and Tribal Monitor Prior to the issuance of a Grading Permits, the Applicant/Owner or Grading Contractor shall provide executed contracts or agreements with a Qualified Archaeologist and consulting Tribal Monitor, at the Applicant/Owner or Grading Contractor's expense, to implement the monitoring program, as described in the pre -excavation agreement. City of La Quinta Highway 111 Corridor Specific Plan 3-103 244 Environmental Analysis • CR-4: Tribal Cultural Monitor Coordination During Ground Disturbing Activities The Qualified Archaeologist and consulting Tribal Monitor shall attend all applicable pre -construction meetings with the General Contractor and/or associated subcontractors to present the archaeological monitoring program. The Qualified Archaeologist and consulting Tribal Monitor shall be present on -site full-time during grubbing, grading, and/or other ground altering activities, including the placement of imported fill materials or fill used from other areas of the Project site, to identify any evidence of potential archaeological or tribal cultural resources. All fill materials shall be absent of any and all tribal cultural resources. • CR-5: Controlled Grade Procedure The Qualified Archaeologist and consulting Native American Monitor shall attend all applicable pre - construction meetings with the General Contractor and/or associated subcontractors to present the archaeological monitoring program. The Qualified Archaeologist and consulting Tribal Monitor shall be present on -site full-time during grubbing, grading, and/or other ground altering activities, including the placement of imported fill materials or fill used from other areas of the Project site, to identify any evidence of potential archaeological or tribal cultural resources. All fill materials shall be absent of any and all tribal cultural resources. • CR-6: Discovery of Tribal Cultural Resources The Qualified Archaeologist and consulting Tribal Monitor can stop ground -disturbing activities if undiscovered tribal cultural resources or artifacts are found. All work must cease in the vicinity of any archaeological discovery until the Qualified Archaeologist and Tribal Monitor can assess the context of the find, including its significance, potential eligibility for the California Register of Historical Resources (CRHR), and whether the project would have a direct impact on the resource. If buried cultural deposits are encountered, the Archaeologist and Tribal Monitor may request that construction halt nearby and must notify a Qualified Archaeologist within 24 hours for investigation. Work will be redirected away from these areas for assessment. Minor finds will be documented and secured for later repatriation; if items cannot be securely stored on -site, they may be stored off -site. Minor finds include archaeological materials that are isolated, lack context, and are unlikely to indicate a larger or significant site. If the discovered resources are deemed potentially significant, the involved Tribes will be notified for consultation on their respectful treatment. Avoidance of significant resources is preferred, but if not feasible, a data recovery plan may be required. The consulting Tribes will be consulted on this plan as well. For resources under a data recovery plan, a proper sample will be collected using professional methods, reflecting tribal values. The Tribal Monitor must be present during any resource collection or cataloging. If the Qualified Archaeologist does not collect the resources, the Tribal Monitor may do so. Ground -disturbing work will not resume until the resources are documented and/or protected. • CR-7: Treatment of Tribal Cultural Resources The landowner shall relinquish ownership of all cultural resources unearthed during all ground disturbing activities, and from any previous archaeological studies or excavations on the Project site to the affiliated consulting Tribe, as determined through the appropriate process, for respectful and dignified treatment and disposition, including reburial at a protected location on -site, in accordance with the Tribe's cultural and spiritual traditions. All cultural materials that are associated with burial City of La Quinta Highway 111 Corridor Specific Plan 3-104 245 Environmental Analysis and/or funerary goods would be repatriated to the Most Likely Descendant as determined by the NAHC per California Public Resources Code Section 5097.98. No tribal cultural resources shall be subject to curation. • CR-8: Tribal Cultural Monitoring Report A monitoring report and/or evaluation report, if appropriate, which describes the results, analysis, and conclusions of the archaeological monitoring program (e.g., data recovery plan) shall be submitted by the Qualified Archaeologist, along with the consulting Tribal Monitor's notes and comments, to the City of La Quinta Planning Division for approval. • CR-9: Unanticipated Discovery of Human Remains As specified by California Health and Safety Code Section 7050.5, if human remains are found on the Project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately notify the Riverside County Coroner's Office by telephone. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the Coroner Medical Examiner has made the necessary findings as to origin and disposition pursuant to Public Resources Code 5097.98. If such a discovery occurs, a temporary construction exclusion zone shall be established surrounding the area of the discovery so that the area would be protected, and consultation and treatment could occur as prescribed by law. If suspected Native American remains are discovered, the remains shall be kept in -situ, or in a secure location in close proximity to where they were found, and the analysis of the remains shall only occur on -site in the presence of a Tribal Monitor. By law, the Coroner Medical Examiner shall determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner Medical Examiner identifies the remains to be of Native American ancestry, he or she shall contact the NAHC within 24 hours. The NAHC shall make a determination as to the Most Likely Descendent. If human remains are discovered, notify the consulting Tribe's Tribal Historic Preservation Officer. City of La Quinta Highway 111 Corridor Specific Plan 3-105 246 Environmental Analysis 3.19 Utilities and Service Systems Would the project: a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electrical power, natural ✓ gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project and reasonably foreseeable future ✓ development during normal, dry and multiple dry years? c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the ✓ project's projected demand in addition to the provider's existing commitments? d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local ✓ infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Comply with federal, state, and local management and reduction statutes and regulations related to ✓ solid waste? As the City continues to grow, the provision of essential public and quasi -public services becomes increasingly critical. This is especially true for areas like the Highway 111 Corridor, where utilities play a pivotal role in supporting future development. Adequate utilities — such as water, sewer, electricity, natural gas, and telecommunications — are fundamental for implementing the Specific Plan. Without these services, the planned development and expansion could be significantly hindered or even unachievable. Ensuring robust and reliable utility infrastructure is, therefore, essential for accommodating growth and achieving the City's long-term vision for development. The Specific Plan would create a mix of land uses guided by site -specific development standards (i.e., Highway 111 Development Code) to ensure alignment with the City's General Plan. It would also encourage water conservation features, such as low -flow plumbing fixtures, drought -tolerant native landscaping, and efficient irrigation systems. The City's General Plan recognizes the need for sufficient water, sewer, and other utilities to support planned growth and anticipated population increases in the coming years. The Water, Sewer and other Utilities Element as well as the Natural Resources: Water Resources Element of the General Plan establishes goals, policies, and programs to ensure these services are provided as the City grows (City of La Quinta, 2022). Relevant General Plan policies are outlined in detail below in response to question b). City of La Quinta Highway 111 Corridor Specific Plan 3-106 247 Environmental Analysis Domestic Water The City of La Quinta relies primarily on groundwater from the CV Groundwater Basin for its domestic water supply. This groundwater is extracted through a network of wells managed by the CVWD, which also oversees the City's irrigation and water distribution services. In addition to groundwater, CVWD supplements the City's water needs with imported water, delivered via regional canals. This imported water is stored or recharged into the aquifer through basins located in the west end of the Valley, such as the Whitewater River northwest of Palm Springs, as well as through facilities in Martinez Canyon and a dike in the southeastern section of the City. CVWD operates and maintains an extensive water distribution system, primarily located beneath existing streets in the public right-of-way. CVWD also manages water storage tanks throughout the area with capacities ranging from 250,000 to 10 million gallons (City of La Quinta, 2022). Under the California Water Code, CVWD is responsible for assessing both current and future water supplies to ensure that adequate resources are available for the City's land uses. This includes the preparation of an Urban Water Management Plan (UWMP) to address and plan for the City's ongoing and future water needs. Sanitary Sewer CVWD also manages sanitary sewer collection and treatment for the City, with most areas served by sewer systems, though some parts of the City still use septic systems. The City is served by two wastewater treatment plants. Wastewater from the northern part of the City, north of Miles Avenue, is directed to Water Reclamation Plant 7 on Madison Street and Avenue 38, which has a capacity of 5 million gallons per day (mgd). Wastewater from areas south of Miles Avenue is treated at the Mid -Valley Water Reclamation Plant, located southeast of the City, with a capacity of 9.5 mgd. Water Reclamation Plant 7 currently produces 2.5 mgd of tertiary treated water for irrigation, with the potential to expand to 7.5 mgd. The Mid -Valley plant does not yet provide tertiary treated water, but there are plans to extend this system to other areas (City of La Quinta, 2022). Electricity Power in the City is supplied by the IID, a public utility serving various parts of Southern California. IID delivers power through its own generation and contractual agreements, with electricity transmitted at 92 or 161 kilovolts to its substations and then reduced to 12 kilovolts for distribution (City of La Quinta, 2022). Natural Gas Natural gas is the main energy source in the City of La Quinta, supplied by Southern California Gas Company (SoCalGas), the largest natural gas utility in the U.S. with extensive coverage across southern California. Major gas supply lines run along Washington Street and Highway 111. However, natural gas service is less extensive in the southern part of the City, especially south of Airport Boulevard and east of Monroe Street (City of La Quinta, 2022; City of La Quinta, 2024c). Solid Waste Management Burrtec Waste and Recycling Services, LLC (Burrtec) manages solid waste disposal in La Quinta. Burrtec collects waste and transport it to the Edom Hill Transfer Station in Cathedral City, where it is then sent to regional landfills with sufficient long-term capacity: Lamb Canyon, Badlands, or El Sobrante. Burrtec also oversees recycling for residential and commercial sectors, covering paper, plastic, glass, aluminum, and City of La Quinta Highway 111 Corridor Specific Plan 3-107 248 Environmental Analysis green waste. The City meets its requirement to recycle at least 50% of its waste. Additionally, Burrtec handles special programs for household hazardous waste, construction and demolition materials, medical sharps, and commercial recycling (City of La Quinta, 2022; City of La Quinta, 2024c). Telecommunications In the City, Verizon serves as the primary landline telephone provider, while Time Warner is the main cable TV provider. The City has seen a range of communication options evolve due to advancements in technology and changes in regulations. Residents and businesses now have access to various services, including cellular, internet-based communication, fiber optic networks, and cable -based solutions. Several telecommunications companies such as Spectrum, which offers cable TV, internet, and phone services, AT&T, which provides internet, phone, and TV services, and Frontier Communications, which delivers internet and phone services with varying availability, cater to these needs (City of La Quinta, 2022). As the City continues to grow, it is anticipated that new technologies would further enhance communication and data transfer capabilities for both its residents and businesses. a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electrical power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Less Than Significant Impact: Under the Specific Plan, if the proposed buildout is economically feasible, it is expected to lead to a substantial increase in the construction of new buildings and utilities as well as the expansion of existing ones. This growth would entail the addition of significant square footage dedicated to various purposes, including residential, retail, office spaces, and hotels. Consequently, there would be a heightened demand for essential utilities and infrastructure to support these developments effectively. To accommodate the increased requirements of such development, various utility facilities would need to be constructed or expanded. These utilities may encompass water supply and distribution systems, wastewater treatment plants, stormwater drainage systems, electrical power infrastructure, natural gas distribution networks, and telecommunications facilities. Each of these systems plays a crucial role in providing the necessary resources for the functioning of residential and commercial properties, ensuring that businesses can thrive and residents have access to essential services. To address the potential environmental impacts associated with this buildout, the Specific Plan emphasizes the importance of adhering to the Water, Sewer, and Other Utilities Element within the City's General Plan. This element outlines comprehensive guidelines and regulations regarding the development and management of utility facilities based on current and future projected population growth within the City. Additionally, the Natural Resources: Water Resources Element of the City's General Plan is another crucial aspect considered in this context, which focuses on water resource management and conservation to meet the needs of current and future development within the City. By adhering to these General Plan guidelines and the goals outlined by this Specific Plan, developers and authorities can ensure that future construction and expansion of utility facilities are conducted in sustainable manner. Additionally, future development in the Specific Plan area will utilize this impact analysis for environmental assessments, offering a programmatic overview that will likely be tiered from this document to evaluate impacts on new or expanded utilities within the area. As such, impacts on utility systems as a result of this Specific Plan implementation are anticipated to be less than significant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-108 249 Environmental Analysis b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Less Than Significant Impact with Mitigation Incorporated: As the new developments under the Specific Plan commence, they would require a reliable and adequate water supply to meet the needs of their occupants and operations. This includes not only the water required for residential purposes but also for commercial activities, hotel services, landscaping, and other essential functions within these structures. To accommodate the heightened demand, proper planning and management of water resources become crucial. This may involve assessing the existing water infrastructure and identifying potential upgrades or expansions to ensure sufficient supply to meet the new demand. It might also require exploring sustainable water management practices, such as rainwater harvesting, water recycling, or implementing water -efficient technologies and fixtures, to minimize excessive water consumption. CVWD is responsible under the California Water Code for evaluating current and future water supplies to meet district needs. The UWMP is regularly updated to ensure it remains current. Due to ongoing growth and increased demand, CVWD has overdrafted from the Lower Thermal subarea since the 1980s. To address this, CVWD is expanding recharge facilities and emphasizing water conservation, crucial for managing overdraft as the city continues to grow. Additionally, all new residential and nonresidential buildings in California must follow the CalGreen Codes. These codes mandate a 20% reduction in indoor water use through efficient fixtures and require irrigation systems that prevent waste by monitoring soil and weather conditions. Please refer to California Department of General Services for the most recent CalGreen Codes (DGS, 2024). Over the next 25 years, the codes would become progressively stricter to further conserve water (City of La Quinta, 2022). All new development projects would necessitate domestic water for indoor use and landscaping irrigation, which would put additional strain on the already limited water resources. To address this, the City has already taken steps to implement water conservation initiatives and would need to persistently and further expand these efforts to safeguard its water resources (City of La Quinta, 2022). By adhering to the goals and objectives outlined in the City's General Plan as well as this Specific Plan, future development can reduce potential impacts on water resources to a less than significant level with the incorporation of proposed mitigation measure HWQ-2. Relevant Policies from the General Plan: • Policy WR-1.1: Support the Coachella Valley Water District in its efforts to supply adequate domestic water to residents and businesses. • Policy WR-1.2: Support the Coachella Valley Water District in its efforts to recharge the aquifer. • Policy UTL-1.1: The City should coordinate with the Coachella Valley Water District to assure that sufficient water supplies are available to sustain current and future development. • Policy UTL-1.2: The City should encourage the conservation of water. — Program UTL-1.2a: Develop programs, both in conjunction with the Coachella Valley Water District and independently, to allow and encourage the retrofitting of existing water -intensive appliances and irrigation systems in existing development — Program UTL-1.2b: City and private sector development projects shall implement water efficient landscaping plans which meet or exceed current water efficiency standards. City of La Quinta Highway 111 Corridor Specific Plan 3-109 250 Environmental Analysis Policy UTL-1.3: New development shall reduce its projected water consumption rates over "business -as -usual" consumption rates. Policy UTL-1.4: Review and amend Development Standards to require that all new development demonstrate a reduction of domestic water consumption equivalent to, or exceeding, the CalGreen Tier One standards in effect at the time of development. Mitigation Measures: HWQ-2. c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Less Than Significant Impact: Future development scenarios outlined in the Specific Plan would likely increase the need and demand for wastewater treatment. Future development would need to adhere to Building Code requirements that mandate the incorporation of water -efficient fixtures in new homes or businesses and in those undergoing major remodeling. These regulations also apply to water features, and fountains, as they can be a significant source of water loss, especially considering the evaporation that occurs in the City's desert environment. The City also mandates that all development projects must manage and regulate rainwater runoff that flows through a developed site, typically achieved by constructing retention basins. These basins are often landscaped and designed to enable stormwater to soak into the ground, promoting natural percolation (City of La Quinta, 2022). Therefore, future development under the Specific Plan would be required to adhere to these requirements. The Specific Plan offers conceptual guidance for future development. Developers can reference this Specific Plan and if needed, create a tiered CEQA document to further assess the need for expanding existing wastewater treatment facilities or adding individual septic systems to accommodate growth in the area. As such, impacts are expected to be less than significant. Relevant Policies from the General Plan: Policy WR-1.3: Support the Coachella Valley Water District in its efforts to expand tertiary treated (i.e. reclaimed) water distribution. Policy WR-1.4: Protect stormwater from pollution and encourage its use to recharge the aquifer. Policy WR-1.6: Encourage the use of permeable pavements in residential and commercial development projects. Mitigation Measures: No mitigation measures required. d, e) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? Less than Significant Impact: As development continues to grow under the Specific Plan, there would be a corresponding rise in the volume of solid waste generated. Burrtec provides waste disposal services under a franchise agreement with the City, collecting solid waste and transporting it to the Edom Hill Transfer Station in Cathedral City. From there, waste is taken to one of three regional landfills — Lamb City of La Quinta Highway 111 Corridor Specific Plan 3-110 251 Environmental Analysis Canyon, Badlands, or El Sobrante — which have sufficient capacity for long-term needs (City of La Quinta, 2022). Thus, impacts are expected to be less than significant. All future developments would be required to comply with the diversion requirements, Municipal Code requirements and the City's General Plan policies. These requirements would maximize waste stream diversions and help reduce solid waste disposal impacts related to compliance with federal, state, and local regulations related to the solid waste generated from future development in accordance with the Specific Plan. The City is committed to recycling at least 50% of its solid waste, a target it currently meets. Burrtec manages specialized programs for household hazardous waste, construction materials, medical "sharps," and commercial recycling (City of La Quinta, 2022). Future site -specific development would be required to abide by relevant laws and regulations governing solid waste disposal treatment. As such, impacts associated with solid waste are expected to be less than significant. Mitigation Measures: No mitigation measures required. Utilities and Service Systems Mitigation Measures • HWQ-2: Water Conservation Measures Future development in the Highway 111 Corridor must integrate water -saving appliances and fixtures, such as low -flush toilets, low -flow showerheads, and faucets, in compliance with Section 17921.3 of the Health and Safety Code, Title 20 of the California Administrative Code Section 1601(b), and relevant sections of Title 24 of the California State Code. Additionally, the City would enforce its Water Efficient Landscape ordinance, requiring development projects within the Specific Plan area to adopt water -efficient landscaping plans that meet or exceed current criteria. These measures are aimed at conserving water resources while addressing the needs of residents and businesses. City of La Quinta Highway 111 Corridor Specific Plan 3-111 252 Environmental Analysis 3.20 Wildfire Would the project: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides as a result of runoff, post -fire slop instability, or drainage changes? The Project area is located in the City's urban core and is not in proximity to a Fire Hazard Severity Zone (CAL FIRE, 2023). The nearest moderate Fire Hazard Severity Zone is approximately 5 miles southwest of the Project area. a) Substantially impair an adopted emergency response plan or emergency evacuation plan? Less Than Significant Impact: The LHMP for the City underscores a commitment to construction regulations that prioritize safety. This involves adopting and rigorously enforcing existing building codes, with provisions for promptly amending them when local deficiencies are identified, all aimed at ensuring the community's safety. All new construction projects are required to adhere to the City's Building or Fire Codes to ensure all future development meets the prescribed minimum standards for fire safety. These standards are determined by factors such as the building type, design, intended occupancy, and usage. To further enhance fire safety measures, the City has entered into an agreement with the RCFD for comprehensive fire services. These services encompass not only firefighting capabilities but also extend to community outreach initiatives aimed at promoting fire safety awareness and prevention strategies (City of La Quinta, 2022). Future developments would be required to implement the LHMP and General Plan policies regarding emergency response and evacuation; therefore, impacts are anticipated to be less than significant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-112 253 Environmental Analysis b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? Less Than Significant Impact: The proposed area under the Specific Plan is not considered a Fire Hazard Severity Zone (CAL FIRE, 2023). While the City itself may not be situated within a wilderness expanse, the potential for wildland fires within its vicinity remains substantial due to the juxtaposition of wildland and urban zones. The extensive development in the City and surrounding environment has resulted in what is known as the Wildland-Urban Interface (WUI), a terrain that presents a heightened susceptibility to wildland fires. This vulnerability is exacerbated by the prevalence of extended drought periods and the prevalent aridity in these locales, rendering them particularly prone to wildfires (City of La Quinta, 2022). Furthermore, the influence of Santa Ana winds provides an additional fire safety concern. These winds possess the capability to swiftly propagate wildfires across the community. The threat of wildland fire occurrences extends far beyond isolated areas; it blankets approximately 90% of Riverside County, reaching into the City. This includes open spaces, parklands, and agricultural regions. Therefore, the issue of wildland fire hazards is a complex concern with wide -reaching implications for the entire region. This underscores the need for comprehensive attention and strategic actions to effectively manage and mitigate the associated risks. (City of La Quinta, 2022). Development under the Specific Plan would include the development of Medium -Hazard Occupancies as defined by the National Fire Protection Association (NFPA), however, by adhering to and enforcing established mandates, such as the California Building Code, California Fire Code, La Quinta Municipal Codes, CEQA Statutes and Guidelines, and other pertinent fire safety regulations, the mitigation of fire - related risks can be effectively managed (La Quinta, 2022). Therefore, less than significant impacts are anticipated. Mitigation Measures: No mitigation measures required. c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? Less Than Significant Impact: The Specific Plan serves as a policy -level document designed to guide future development along the Highway 111 Corridor. Consequently, any future projects within the Specific Plan area will likely reference and tier off of this CEQA document to further assess infrastructure constraints related to fire risks. Additional discussion of water sources and utilities can be found in Section 3.19 of this IS/MND. Future projects may necessitate additional infrastructure to adequately support new development. Any future development would require further CEQA review to ensure that proposed improvements do not entail infrastructure that could worsen wildfire risks. The adoption and implementation of developments under the Specific Plan would not significantly exacerbate wildfire risks above existing conditions. As such, impacts are considered to be less than significant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-113 254 Environmental Analysis d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides as a result of runoff, post -fire slope instability, or drainage changes? Less than Significant Impact: As described previously, the Specific Plan does not include any site - specific designs for development and is only intended to serve as a guidance document for the City in implementing future development along the Highway 111 Corridor. The Specific Plan area occupies a predominantly flat terrain and is generally not susceptible to downslope flooding or landslides due to its topographic features. As such, future development along the Project area is not anticipated to expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes. Portions of the Project area that are adjacent to the Whitewater River Wash are located within Special Flood Hazard Areas; however, these areas have between 0.2% and 1 % annual chance of flooding with average depths of less than one foot or with drainage areas of less than one square mile. There are no FEMA-regulated floodways identified within the Project area (FEMA, 2024). Impacts are deemed less than significant. Mitigation Measures: No mitigation measures required. City of La Quinta Highway 111 Corridor Specific Plan 3-114 255 Environmental Analysis 3.21 Mandatory Findings of Significance Does the project: a) Have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal ✓ community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in ✓ connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Have environmental effects which would cause substantial adverse effects on human beings, ✓ either directly or indirectly? a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant Impact with Mitigation Incorporated: As outlined in Section 3.4, Biological Resources, the proposed Specific Plan is expected to have no direct impact on biological resources. Future improvements under the Specific Plan would comply with relevant federal, state, and local regulations. The implementation of Mitigation Measure 131O-1 would ensure construction personnel receive environmental awareness training to mitigate potential impacts on special -status species and their habitats. Similarly, 1310- 2 would establish best practices to minimize impacts on natural habitats and wildlife. Furthermore, implementation of 131O-3 would guide the protection of special -status and migratory birds during construction, and 131O4 would provide specific guidance on focused burrowing owl surveys. Mitigation Measures 131O-5 and 131O-6 offer strategies for reducing nonessential lighting to safeguard wildlife at the Project site, as well as guidance on securing approval from CDFW under Section 1602 of the Fish and Game Code for any impacts to a stream or riverbed. Lastly, 131O-7 would emphasize adherence to conservation measures specified in the CVMSHCP. Together, these measures would effectively reduce impacts to species and their habitats to less than significant levels. Similarly, as detailed in Section 3.5, Cultural Resources, the proposed Specific Plan is not expected to impact significant periods of California history or cultural and historic resources. Future developments City of La Quinta Highway 111 Corridor Specific Plan 3-115 256 Environmental Analysis outlined in the Specific Plan would be subject to mitigation measures CR-1 through CR-9, ensuring that any unearthed resources are properly managed. With the implementation of these cultural mitigation measures, impacts to cultural and historic resources are anticipated to be reduced to less than significant levels. Mitigation Measures: BIO-1 through BIO-7, and CR-1 through CR-9. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less Than Significant Impact with Mitigation Incorporated: Cumulative impacts are defined as "two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts" (CEQA Guidelines Section 15355). Cumulative impacts can result from individually minor, but collectively significant actions taking place over a period of time. This Specific Plan aligns with the City's General Plan policies and goals as well as City Codes. Evidence in this Finding of Consistency shows no new significant environmental effects beyond those identified in the City's General Plan. The General Plan envisions the Highway 111 Corridor evolving into a prime mixed -use area, reflecting its goals for innovative development. This Specific Plan would guide the transformation of Highway 111 to improve quality of life for residents, employees, and visitors, envisioning it as a standout destination offering a variety of memorable experiences. Future development guided by this Specific Plan may have cumulative impacts on air quality, natural resources, hazards, cultural/tribal resources, public services, and population and housing. While future development along the Highway 111 Corridor would lead to some environmental changes, potential impacts associated with these environmental disciplines are expected to be minor or mitigated to a less significant level through recommended measures in the Specific Plan. This approach would also ensure that any contribution to cumulative impacts remains minimal. Table 3.5 below provides a brief list of present and reasonably foreseeable future projects near or within the Project area, including a description of the projects and their anticipated construction schedules (if known). Identified projects are summarized below. Table 3.5. Current and Future City Projects Project Project Type Project Status Summary Washington Street CIP Underway The proposed improvements along Washington Sidewalk Improvements (2024 — 2025) Street include construction of a 6-foot sidewalk from Avenue 50 to Calle Tampico. Avenue 50 Widening CIP Underway The proposed improvements on Avenue 50 include Improvements (from (2024 — 2025) widening Avenue 50 from Jefferson Street to Jefferson Street to Madison Street to the general plan roadway Madison Street) conditions, including construction of a multi -use trail along the north side. Pavement Management CIP Underway As part of the 5-year PMP, slurry seal Plan (PMP) Slurry Seal (2023) improvements would take place Citywide, Improvements specifically at the Cove, the village area, Washington Street, and Monroe Street. City of La Quinta Highway 111 Corridor Specific Plan 3-116 257 Environmental Analysis Project Project Type Project Status Summary Highway 111 Pavement CIP Awaiting Planned Summer 2024 - Rehabilitation of Highway Rehabilitation federal 111 between Washington Street and Jefferson funding (2024) Street. Point Happy Homes Project Under New plan types to complete existing residential Developments construction subdivision. St. Francis Parish Hall Project Approved Expansion of existing church for new 27, 334 Expansion Developments square foot parish hall with additional landscaping and parking. Hampton Inn Project Approved New 125 room Hampton Inn Hotel with associated Developments amenities. SolTerra Project Completed 133 condominium rental units. Developments Dune Palms Mixed Use Project Under Two new drive -through commercial buildings for Project Developments construction future Chick-fil-A and Quick Quack Car Wash. Longhorn Steakhouse Project Completed Modification to former Soup Plantation for a new Developments Longhorn Steakhouse restaurant. Jefferson St Apartments Project Under Two story, 42-unit apartment complex. Developments construction Source: City of La Quinta, 2024d; City of La Quinta, 2024e. The impacts associated with the proposed Specific Plan would not add appreciably to any existing or foreseeable future significant cumulative environmental impact. Incremental impacts, if any, would be negligible. All potential direct and indirect impacts of the Project can be avoided or minimized to a level that is considered insignificant, as summarized in Appendix A: Mitigation Monitoring and Reporting Program (MMRP). Consequently, the proposed Project's cumulative impacts are not considered significant, as any applicable impacts it may contribute to would be mitigated to a less than significant level. Mitigation Measures: BIO-1 through BIO-7, CR-1 through CR-9, AIR-1, GEO-1, HAZ-1, HAZ-2, HWQ-1, HWQ-2, and NOI-1. c) Does the project have environmental effects which would cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant Impact with Mitigation Incorporated: Future development contemplated by the proposed Specific Plan could potentially lead to environmental impacts related to air quality, geology and soils, hazardous materials, water quality, noise, and utilities. While the Specific Plan itself does not involve construction, it serves as a guide for future development. The IS/MND for the Specific Plan ensures compliance with regulations to mitigate these potential impacts. Mitigation Measures AIR-1, GEO-1, HAZA, HAZ-2, HWQ-1, HWQ-2, and NOI-1 would help lessen environmental impacts by minimizing pollutants and conserving natural resources, thereby reducing direct health risks and indirect effects on important ecosystems that support human well-being. With these measures in place, the Specific Plan is expected to avoid significant adverse effects on human health and the environment. Mitigation Measures: AIR-1, GEO-1, HAZ-1, HAZ-2, HWQ-1, HWQ-2, and NOI-1. City of La Quinta Highway 111 Corridor Specific Plan 3-117 258 Environmental Analysis Mandatory Findings of Significance Mitigation Measures: • BIO-1: Assessment of Biological Resources and Worker Environmental Awareness Training Prior to Project construction activities for all projects covered in this IS/MND, a complete and recent inventory of rare, threatened, endangered, and other sensitive species located within the Project footprint and within offsite areas with the potential to be affected, including California Species of Special Concern and California Fully Protected Species (Fish and Game Code § 3511), will be completed. Species to be addressed should include all those which meet the CEQA definition (CEQA Guidelines § 15380). The inventory should address seasonal variations in use of the Project area and should not be limited to resident species. Focused species -specific surveys, completed by a qualified biologist and conducted at the appropriate time of year and time of day when the sensitive species are active or otherwise identifiable are required. Acceptable species -specific survey procedures should be developed in consultation with CDFW and the U.S. Fish and Wildlife Service, where necessary. Note that CDFW generally considers biological field assessments for wildlife to be valid for a one-year period, and assessments for rare plants may be considered valid for a period of up to three years. Some aspects of the proposed Project may warrant periodic updated surveys for certain sensitive taxa, particularly if the Project is proposed to occur over a protracted time frame, or in phases, or if surveys are completed during periods of drought. An environmental training program should be developed and presented by a qualified biologist to all crew members prior to the beginning of all Project construction in natural areas planned for development. The training should describe special -status plant and wildlife species and sensitive habitats that could occur within the Project area, protection afforded to these species and habitats, and avoidance and minimization measures required to avoid and/or minimize impacts from the project. All new construction personnel should receive this training before beginning work on this Project. A copy of the training and training materials should be provided to construction crews for review and approval at least 30 days prior to the start of construction. As needed, in -field training should be provided to new on -site construction personnel by the qualified biologist or a qualified individual who should be identified by the qualified biologist, or initial training should be recorded and replayed for new personnel. • BIO-2: General Measures for Plants and Wildlife When working in the natural habitat areas, the number of access routes, number and size of staging areas, and the total area of the activity should be limited to the minimum necessary to achieve the project goal. Routes and boundaries outside of normal access roads should be clearly delineated through fencing or flagging. Food, trash, and other solid wastes should be disposed of in Common Raven proof/wildlife proof, covered refuse containers and regularly removed from the various structures and facilities on a daily basis to avoid offsite dispersal of waste and to avoid attracting wildlife onto the Project site. Following covered activity work, all trash and debris should be removed from the work area. Construction work should avoid direct destruction of burrows through chaining (dragging a heavy chain over an area to remove shrubs), disking, cultivation, and urban, industrial, or agricultural development. City of La Quinta Highway 111 Corridor Specific Plan 3-118 259 Environmental Analysis Project -related excavations greater than 6 inches deep should be secured to prevent wildlife entry and entrapment. Holes and trenches should be back -filled, securely covered, or fenced. Excavations that cannot be fully secured should incorporate appropriate wildlife ramp(s) at a slope of no more than a 3:1 ratio (horizontal: vertical, equivalent to a 33.3 percent or 18.4-degree slope), or other means to allow trapped animals to escape. Personnel on site should be required to check under their vehicles for sensitive species prior to moving them and should exercise caution while driving on the Project site. Before moving, burying, or capping, inspect for wildlife in any construction pipes, culverts, or similar structures that are stored on the site for one or more nights. Alternatively, cap structures before storing on the work site. • BI0-3: Special Status and Migratory Birds Construction should be conducted, if possible, during the fall and/or winter months and outside of the avian nesting season (generally February 1 — August 31) to avoid any direct and or indirect effects to protected nesting birds. Pre -construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 100 feet for passerines and 300 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on -site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored at least once a week or as needed by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. • BIO-4: Burrowing Owl Habitat Assessment and Focused Pre -Construction Surveys No less than 60 days prior to the start of Project -related activities for all projects covered in the MND, a burrowing owl habitat assessment shall be conducted by a qualified biologist according to the specifications of the Staff Report on Burrowing Owl Mitigation (Department of Fish and Game, March 2012 or most recent version) for all projects covered under the MND. If the habitat assessment demonstrates suitable burrowing owl habitat, then focused burrowing owl surveys shall be conducted by a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version) prior to vegetation removal or ground -disturbing activities. If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall begin coordination with CDFW and USFWS immediately, and shall prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance and monitoring actions, including measures necessary to avoid take of burrowing owl individuals, nests, and eggs. The Burrowing Owl Plan shall include the number and location of occupied burrow sites (occupied site means at least one burrowing owl or its sign has been observed within the last three years; may be indicated by owl sign including feathers, pellets, prey remains, eggshell fragments, or excrement at or near a burrow entrance or perch site), acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed City of La Quinta Highway 111 Corridor Specific Plan 3-119 260 Environmental Analysis buffers and other avoidance measures. If impacts to occupied burrowing owl habitat or burrow(s) or burrowing owl individuals, nests, or eggs cannot be avoided, appropriate California Endangered Species Act (CESA) authorization (i.e., Incidental Take Permit under Fish and Game Code section 2081) should be obtained from CDFW prior to commencement of Project activities. Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be repeated when there is a pause in construction of more than 30 days. Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities. • 113I0-5: Artificial Light Impacts Throughout construction and the lifetime operation of all projects covered in the IS/MND the City and Project proponents shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City and Project proponent shall ensure that all lighting for the Project is fully shielded, cast downward and directed away from surrounding open -space and agricultural areas, reduced in intensity to the greatest extent possible, and does not result in lighting trespass including glare into surrounding areas or upward into the night sky (see the International Dark -Sky Association standards at http://darksky.org/). The City and Project proponent shall ensure use of LED lighting, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler. • 113I0-6: CDFW Lake and Streambed Alteration (LSA) Program Prior to construction and issuance of any grading permit, the Project Sponsor shall obtain written correspondence from CDFW stating that notification under Section 1602 of the Fish and Game Code is not required for the Project, or the Project Sponsor should obtain a CDFW-executed Lake and Streambed Alteration Agreement, authorizing impacts to Fish and Game Code Section 1602 resources associated with the Project. • BI0-7: Project Adherence to the CVMSHCP All Conservation Measures that are applicable within Section 4.4 (Required Avoidance, Minimization, and Mitigation Measures) and Section 9 (Species Accounts and Conservation Measures) of the CVMSHCP should be implemented by the Project to minimize impacts to plant and wildlife species within the HCP's jurisdiction (CVMSHCP, 2016). The Project is outside of a designated Conservation Area, and a Joint Review Project is not required. However, the LDMF to the CVCC is required for development projects. Submission of the LDMF to the CVCC is recommended before building or grading permits are submitted. Prior to construction and issuance of any grading permit for all projects covered in the IS/MND, the City shall ensure compliance with the CVMSHCP and its associated Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee and transfer of fees, at least quarterly and prior to impacts to Covered Species and their Habitats, to the Coachella Valley Conservation Commission. City of La Quinta Highway 111 Corridor Specific Plan 3-120 261 Environmental Analysis Prior to vegetation removal or ground -disturbing activities, for all project areas covered in the IS/MND that contain suitable habitat for sand -dependent Covered Species, the City will collaborate with the Coachella Valley Conservation Commission to plan and implement a salvage of sand - dependent Covered Species within the Project site. • CR-1: Workers Environmental Awareness Program A Qualified Archaeologist who meets or exceeds the Secretary of Interior's Professional Qualification Standards for archaeology (NPS, 1983) shall conduct Workers Environmental Awareness Program (WEAP) training on archaeological sensitivity for all construction personnel prior to the commencement of any ground -disturbing activities. Archaeological sensitivity training shall include a description of the types of cultural material that may be encountered, cultural sensitivity issues, the regulatory environment, and the proper protocol for treatment of the materials in the event of a find. The WEAP training document shall include materials that convey the information noted above, which shall be maintained in an area accessible to all construction personnel so that it may be reviewed regularly by construction staff. • CR-2: Pre -Excavation Agreement Prior to the issuance of Grading Permits, the Applicant/Owner shall enter into a pre -excavation agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement with the consulting Tribal Monitor associated within the area. A copy of the agreement shall be included in building and development plans and permit applications with the City. The purpose of this agreement shall be to formalize protocols and procedures between the Applicant/Owner and the consulting Tribal Monitor associated with the area for the protection and treatment of, including but not limited to, Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, and traditional gathering areas and tribal cultural resources located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, grading, and all other ground disturbing activities. At the discretion of the consulting Tribal Monitor, artifacts may be made available for 3D scanning/printing, with scanned/printed materials to be curated at a local repository meeting the federal standards of 36CFR79. • CR-3: Retention of Qualified Archaeologist and Tribal Monitor Prior to the issuance of a Grading Permits, the Applicant/Owner or Grading Contractor shall provide a written and signed letter to the City of La Quinta Planning Division stating that a Qualified Archaeologist and consulting Tribal Monitor have been retained at the Applicant/Owner or Grading Contractor's expense to implement the monitoring program, as described in the pre -excavation agreement. • CR-4: Tribal Cultural Monitor Coordination During Ground Disturbing Activities The Qualified Archaeologist and consulting Tribal Monitor shall attend all applicable pre -construction meetings with the General Contractor and/or associated subcontractors to present the archaeological monitoring program. The Qualified Archaeologist and consulting Tribal Monitor shall be present on -site full-time during grubbing, grading, and/or other ground altering activities, including the placement of imported fill materials or fill used from other areas of the Project site, to City of La Quinta Highway 111 Corridor Specific Plan 3-121 262 Environmental Analysis identify any evidence of potential archaeological or tribal cultural resources. All fill materials shall be absent of any and all tribal cultural resources. • CR-5: Controlled Grade Procedure To detect important archaeological artifacts and cultural resources during monitoring, a "Controlled Grade Procedure" must be created by a Qualified Archaeologist. This will be done in consultation with the consulting Tribal Monitor, relevant consulting Tribes, and the Applicant/Owner, and needs approval from City representatives. The procedure will set guidelines for machinery work in sensitive areas identified during cultural resource monitoring. It will cover aspects like operating speed, removal increments, weight, and equipment features. A copy of this procedure must be included in the Grading Plan submissions for Grading Permits. • CR-6: Discovery of Tribal Cultural Resources The Qualified Archaeologist and consulting Tribal Monitor can stop ground -disturbing activities undiscovered tribal cultural resources or artifacts are found. All work must cease in the vicinity of any archaeological discovery until the Qualified Archaeologist and Tribal Monitor can assess the context of the find, including its significance, potential eligibility for the California Register of Historical Resources (CRHR), and whether the project would have a direct impact on the resource. If buried cultural deposits are encountered, the Archaeologist and Tribal Monitor may request that construction halt nearby and must notify a Qualified Archaeologist within 24 hours for investigation. Work will be redirected away from these areas for assessment. Minor finds will be documented and secured for later repatriation; if items cannot be securely stored on -site, they may be stored off -site. Minor finds include archaeological materials that are isolated, lack context, and are unlikely to indicate a larger or significant site. If the discovered resources are deemed potentially significant, the involved consulting Tribes will be notified for consultation on their respectful treatment. Avoidance of significant resources is preferred, but if not feasible, a data recovery plan may be required. The consulting Tribes will be consulted on this plan as well. For resources under a data recovery plan, a proper sample will be collected using professional methods, reflecting tribal values. The Tribal Monitor must be present during any resource collection or cataloging. If the Qualified Archaeologist does not collect the resources, the Tribal Monitor may do so. Ground -disturbing work will not resume until the resources are documented and/or protected. • CR-7: Treatment of Tribal Cultural Resources The landowner shall relinquish ownership of all cultural resources unearthed during all ground disturbing activities, and from any previous archaeological studies or excavations on the Project site to the affiliated consulting Tribe, as determined through the appropriate process, for respectful and dignified treatment and disposition, including reburial at a protected location on -site, in accordance with the Tribe's cultural and spiritual traditions. All cultural materials that are associated with burial and/or funerary goods would be repatriated to the Most Likely Descendant as determined by the NAHC per California Public Resources Code Section 5097.98. No tribal cultural resources shall be subject to curation. • CR-8: Tribal Cultural Monitoring Report A monitoring report and/or evaluation report, if appropriate, which describes the results, analysis, and conclusions of the archaeological monitoring program (e.g., data recovery plan) shall be City of La Quinta Highway 111 Corridor Specific Plan 3-122 263 Environmental Analysis submitted by the Qualified Archaeologist, along with the consulting Tribal Monitor's notes and comments, to the City of La Quinta Planning Division for approval. • CR-9: Unanticipated Discovery of Human Remains As specified by California Health and Safety Code Section 7050.5, if human remains are found on the Project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately notify the Riverside County Coroner's Office by telephone. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the Coroner Medical Examiner has made the necessary findings as to origin and disposition pursuant to Public Resources Code 5097.98. If such a discovery occurs, a temporary construction exclusion zone shall be established surrounding the area of the discovery so that the area would be protected, and consultation and treatment could occur as prescribed by law. If suspected Native American remains are discovered, the remains shall be kept in -situ, or in a secure location in close proximity to where they were found, and the analysis of the remains shall only occur on -site in the presence of a consulting Tribal Monitor. By law, the Coroner Medical Examiner shall determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner Medical Examiner identifies the remains to be of Native American ancestry, he or she shall contact the NAHC within 24 hours. The NAHC shall make a determination as to the Most Likely Descendent. If human remains are discovered, notify the consulting Tribe's Tribal Historic Preservation Officer. • AIR-1: Localized Significance Assessment Prior to the issuance required discretionary permits, new development projects in the Specific Plan area, if subject to CEQA compliance, must demonstrate that the proposed development would either not exceed applicable the SCAQMD's LST lookup tables or not exceed the respective ambient air quality thresholds for CO, NOx, and PM10 and PM2.5. • GEO-1: Protect Paleontological Resources during Construction Activities Prior to ground disturbing activities, all field personnel will receive training on paleontological resources, including potential fossils that may be discovered and response steps, while a qualified paleontologist will prepare a Paleontological Resources Monitoring and Mitigation Plan (PRMMP). If fossils (like bones, teeth, or well-preserved plants) are found during construction, the City will stop work within 50 feet and notify a paleontologist to document and assess the find. The paleontologist may allow work to continue or recommend salvaging the fossils if necessary and will suggest appropriate treatment methods. Collected fossils will be sent to an accredited institution for curation and preservation. All earth -moving operations deeper than two feet must have a qualified paleontological monitor. Continuous monitoring is needed if fossil -rich lakebed sediments are found. The monitor can stop work to identify and salvage fossils and may halt equipment for large specimens. A monitoring plan must be submitted to the City before any permits are issued or soil is disturbed. Grading and excavation must comply with La Quinta Code and regulations. After ground disturbing activities and any necessary fossil curation, the project paleontologist will prepare a final report detailing the results of the PRMMP. City of La Quinta Highway 111 Corridor Specific Plan 3-123 264 Environmental Analysis • HAZ-1: Hazardous Materials Handling and Planning New development projects in the Specific Plan area must comply with local, state, and federal regulations by submitting development plans and permits to the City for review. Projects intending to use or store hazardous materials must prepare a Spill Prevention Countermeasure Contingency Plan (SPCC) outlining spill containment protocols, along with maintaining an onsite SPCC spill kit. Additionally, developments proposing storage and use of hazardous materials above reporting thresholds must create a Hazardous Materials Business Emergency Plan (HMBEP) as per Chapter 6.95 of the California Health & Safety Code and Title 19, Division 2 of the California Code of Regulations. The HMBEP requires approval from the County of Riverside CUPA and the Department of Environmental Health prior to business operation commencement. • HAZ-2: Phase I and/or Phase II Site Assessment Projects within the Specific Plan area that involve excavation at locations with recorded Cortese List sites must undergo a Phase I Environmental Site Assessment, and where necessary, Phase II sampling. If the Phase I assessment identifies the need for remediation, the project sponsor must adhere to all remediation and abatement directives specified by the Department of Toxic Substances Control (DTSC), Regional Water Quality Control Board (RWQCB), or relevant regulatory agencies. • HWQ-1: Stormwater Management Practices Prior to the issuance of City building permits, all projects within the Specific Plan area that disturb one acre or more of land must prepare a Storm Water Pollution Prevention Plan (SWPPP). This plan shall outline suitable Best Management Practices (BMPs) for managing and treating runoff from future development site(s). The applicant is accountable for both preparing and executing the SWPPP in accordance with NPDES requirements. Additionally, the applicant must submit a Notice of Intent to the State Water Resource Control Board, obtain a Waste Discharge ID Number (WDID), and ensure a copy of the SWPPP is present at the development site throughout the construction phase. • HWQ-2: Water Conservation Measures Future development in the Highway 111 corridor must integrate water -saving appliances and fixtures, such as low -flush toilets, low -flow showerheads, and faucets, in compliance with Section 17921.3 of the Health and Safety Code, Title 20 of the California Administrative Code Section 1601(b), and relevant sections of Title 24 of the California State Code. Additionally, the City will enforce its Water Efficient Landscape ordinance, requiring development projects within the Specific Plan area to adopt water -efficient landscaping plans that meet or exceed current criteria. These measures are aimed at conserving water resources while addressing the needs of residents and businesses. • N0I-1: Noise Reduction All construction activities shall adhere to the City Construction Hours/Quality Assurance Program for designated construction hours, and equipment with internal combustion engines must be equipped with manufacturer -recommended mufflers. Future development projects shall use noise -reducing paving materials, such as open -grade asphalt, for all road surfacing. City of La Quinta Highway 111 Corridor Specific Plan 3-124 265 References 4 References CAL FIRE. June 15, 2023. Fire Hazard Severity Zone in State Responsibility Area Map. Available online at: https://calfire-forestry.maps.arcgis.com/apps/webappviewer/index.html?id=988d43l a42b242b29d89597ab693d008 California Code of Regulations (CCR). 2022. Title 24; Part 2, CH. 2-23. Administrative Code. Available online at: https://www.dgs.ca.gov/BSC/Codes 2023a. Title 8; Div. 1, CHA, Sub. Ch4, Article 4. Dusts, Fumes, Mists, Vapors, and Gas. Available online at https://www.dir.ca.gov/Title8/sb4a4.html 2023b. Title 22; Section 66260.200. Classification of a Waste as Hazardous or Nonhazardous. Available online at: https://dtsc.ca.gov/title22/ California Health and Safety Code (CA HSC). 2022. Sections: 25501, 7050.5. Available online at: https://codes.findlaw.com/ca/health-and-safety-code/hsc-sect-25501 / California Department of Conservation (DOC). 2022. California Important Farmland Finder. Available at: https://maps.conservation.ca.gov/DLRP/CIFF 2023. Important Farmland Finder Map. Available online at: https://maps.conservation.ca.gov/DLRP/CIFF/ 2024a. Earthquake Zones of Required Investigation Mapper. Available online at: https://maps.conservation.ca.gov/cgs/EQZApp/app/ 2024b. Important Farmland Categories. Available online at: https://www.conservation.ca.gov/dlrp/fmmp/Pages/Important-Farmland- Categories.aspx#:--:text=Urban%20and%20Built%2Dup%20Land,to%20a%2010%2Dacre%20parcel. California Department of Fish and Wildlife (CDFW). 2012. Staff Report on Burrowing Owl Mitigation. Available online at: https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentlD=83843 2016. California Wildlife Habitat Relationships Predicted Habitat Models. State of California, Natural Resources Agency, California Department of Fish and Wildlife, California Interagency Wildlife Task Group, Sacramento, California, USA. https://wildlife.ca.gov/Data/CWHR (2/28/2023) 2023a. California Natural Diversity Database (CNDDB) QuickView Tool. State of California, Natural Resources Agency, California Department of Fish and Wildlife, Biogeographic Data Branch, Sacramento, California, USA. https://wildlife.ca.gov/Data/CNDDB/Maps-and-Data#43018410-cnddb-quickview-tool (1/24/2023) 2023b. NCCP Plan Summary — Coachella Valley Multiple Species Habitat Conservation Plan. State of California, Natural Resources Agency, California Department of Fish and Wildlife, Habitat Conservation Planning Branch, Sacramento, California, USA. https://wildIife.ca.gov/Conservation/Planning/NCCP/Plans/Coachella-Valley (2/27/2023) 2023c. California Essential Habitat Connectivity Project. State of California, Natural Resources Agency, Habitat Conservation Planning Branch, Sacramento, California, USA. https://wildlife.ca.gov/Conservation/Planning/Connectivity/CEHC (1/24/2023) California Department of General Services (DGS). 2024. CalGreen: California's green building standards code. Available online at: https://www.dgs.ca.gov/bsc/calgreen City of La Quinta Highway 111 Corridor Specific Plan 4-1 266 References California Department of Toxic Substances Control (DTSC). 2024. EnviroStor. Available online at: https://www.envirostor.dtsc.ca.gov/public/ California Department of Transportation. 2023. State Scenic Highway Map. Available online at: https:Hcaltrans.maps.arcgis.com/apps/webappviewer/index. html?id=465dfd3d807c46cc8e8057116fl aacaa California Energy Commission (CAC). 2023. SB 100 Joint Agency Report. Available online at: https://www.energy.ca.gov/sb1 00 California Herps. 2023. A Guide to the Amphibians and Reptiles of California. http://www.californiaherps.com (2/28/2023) California Native Plant Society (CNPS). 2023. CNPS Inventory of Rare Plants. California Native Plant Society, Sacramento, California, USA. https://www.cnps.org/rare-plants/cnps-inventory-of-rare-plants (1/24/2023) California Natural Diversity Database (CNDDB). 2023. See table 3-1. City of La Quinta: 2002. Washington Park Specific Plan, SP1987-011, Amendment No. 4. 2009. Master Drainage Plan. Available online at: https://www.laquintaca.gov/business/design-and- development/master-drainage-plan 2010. City of La Quinta Emergency Operations Plan, Part 1: Basic Plan. Available online at: http://www.la- quinta.org/home/showdocument?id=l 2446 2019. Highway 111 Corridor Plan. Available online at: https://www.laquintaca.gov/business/design-and- development/planning-division/links-documents 2021. La Quinta Municipal Code. Available online at: https://library.municode.com/ca/la_quinta/codes/municipal_code?nodeld=M UCOLAQUCA 2022. 2035 La Quinta General Plan. Available online at: https://www.laquintaca.gov/business/design-and- development/planning-division/2035-1a-quinta-general-plan 2023. Local Hazard Mitigation Plan. Available online at: https://www.laquintaca.gov/home/showpublisheddocument/47943/638101721348208554 2024a. Municipal Code. Available online at: https://Iibrary.municode.com/ca/la_quinta/codes/municipal—code 2024b. History of La Quinta. Available online at: https://www.laquintaca.gov/about-us/history-of-la-quinta 2024c. Local Utilities. City of La Quinta. Available online at: https://www.laquintaca.gov/residents/public-safety- se rvices/local-uti I iti es 2024d. Capital Improvement Program. City of La Quinta. Available online at: https://www.laquintaca.gov/our- city/city-departments/design-and-development/capital-improvement-program-cip 2024e. City of La Quinta Project Developments Map. Available online at: https:Hexperience.arcgis.com/experience/55e7afl cb6684670bcbffe51 fa2646da/#data_s=id%3AdataSource_1- 1888d6cffe 1-layer-1 %3A34 Coachella Valley Conservation Commission (CVCC). 2023. Coachella Valley Multiple Species Habitat Conservation Plan - Plan Documents. https:Hcvmshcp.org/plan-documents/ (2/28/2023). Coachella Valley Conservation Commission (CVCC). 2024. Coachella Valley Multiple Species Habitat Conservation Plan - Open Data Portal, Conservation Areas. https://mshcp-cvag.hub.arcgis.com/ (02/20/2024) Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). 2016. Species Accounts and Conservation Measures. Final Major Amendment to the CVMSHCP, Section 9.0. August 2016. https://cvmshcp.org/plan-documents/ City of La Quinta Highway 111 Corridor Specific Plan 4-2 267 References Coachella Valley Water District (CVWD). 2024. Where Does My Water Come From? Available online at: https://web.archive.org/web/20130701050832/http://www.cvwd.org/about/wherewater.php eBird. 2023. eBird: an online database of bird distribution and abundance. Cornell Lab of Ornithology, Ithaca, New York, USA. http://www.ebird.org (2/28//2023) Federal Emergency Management Act (FEMA). 2024. FEMA Flood Map Service Center. Available online at: https:Hmsc.fema.gov/portal/home Federal Highway Administration. 2024. Reviewing Noise Analysis. U.S. Department of Transportation. Available online at: https://www.fhwa.dot.gov/Environment/noise/resources/reviewing_noise_analysis/ Hallock, Espinoza, and Arias. 2023. Cultural Resources Report for City of La Quinta — Highway 111 15-Acre Project Site, Riverside County, California. Prepared for GHD, Irvine, California. July 2023. Herriges, Daniel. 2020. Strong Towns: 6 Reasons Your City Needs a Form -Based Code. Available online at: https://www.strongtowns.org/journal/2020/6/8/6-reasons-your-city-needs-a- form-based-code Imperial Irrigation District (IID). 2024. Renewable Energy. Imperial Irrigation District. Available online at: https://www.iid.com/power/renewable-energy iNaturalist. 2023. Observations. iNaturalist Department, California Academy of Sciences and National Geographic Society, San Francisco, California, USA. https://www.inaturalist.org (2/03/2023) La Quinta Historical Society. 2017. Point Happy: The Gateway to La Quinta. Article in the Desert Sun. Available Online at: https://www.desertsun.com/story/life/2017/08/11/point-happy-gateway-la-quinta/560876001/ National Park Service (NPS): 1983. Archaeology and Historic Preservation: Secretary of the Interior's Standards and Guidelines. Available online at: https://www.nps.gov/subjects/historicpreservation/upload/standards-guidelines-archeology-historic- preservation.pdf 2020. National Register of Historic Places. Available online at: https://www. nps.gov/maps/full.html?mapld=7ad l 7cc9-b808-4ff8-a2f9-a99909164466 Riverside County Airport Land Use Commission. 2004. Land Use Compatibility Policy Document. Available online at: https://rcaluc.org/sites/g/files/aldnop421 /files/2023-06/Bermuda%20Dunes.pdf Riverside County Flood Control and Water Conservation District (RCFCWCD). 2015a. Whitewater River Region Stormwater Management Plan. Available online at: https://www.waterboards.ca.gov/rwgcb7/water issues/programs/stormwater/docs/wwr swmp_0l1515.pdf 2015b. Whitewater River Region Water Quality Management Pan Guidance Document. Available online at: https://content.rcflood.org/downloads/N PDES/Documents/WW_SWM P_WQMP/WWR_WQMP_Guidance_Jan 15_2015. pdf State of California. 2022. CGS Seismic Hazards Program: Alquist-Priolo Fault Hazard Zones. Available online at: https:Hgis.data.ca.gov/maps/ee92a5f9f4ee4ec5aa731 d3245ed9f53/explore South Coast Air Quality Management District (SCAQMD). 2008. Final LST Methodology Document. Available online at: http://www.agmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/final-ist-methodology- document.pdf Southern California Tribal Chairman Association (SCTCA). 2024. Torres Martinez Desert Cahuilla Indians. Available online at: https://sctca.net/torres-martinez-desert-cahuilla-indians/ State Water Resources Control Board (SWRCB). 2024. GeoTracker. Available online at: https://geotracker.waterboards.ca.gov/ City of La Quinta Highway 111 Corridor Specific Plan 4-3 268 References United States Department of Agriculture (USDA) 2024. Natural Resource Conservation Service Web Soil Survey. Available online at: https://websoilsurvey.nres.usda.gov/app/WebSoilSurvey.aspx United States Environmental Protection Agency (USEPA). 1978. Information on levels of environmental noise requisite to protect public health and welfare with an adequate margin of safety. Available online at: https://www.epa.gov/sites/default/files/2014-08/documents/1978-noise-manual.pdf United States Fish and Wildlife Service (USFWS). 2023a. IPaC - Information for Planning and Consultation. Department of the Interior, U.S. Fish and Wildlife Service, Arcata Fish and Wildlife Office, Arcata, CA, USA. https://ecos.fws.gov/ipac/ (1/24/2023) 2023b. National Wetlands Inventory. U.S. Fish & Wildlife Service. https://data.nal.usda.gov/dataset/national- wetlands-inventory (1/24/2023) United States Geological Survey (USGS). 2016. National Land Cover Database Land Cover (California). https://map.dfg.ca.gov/metadata/NLCD_2016_Land_Cover CA_20190424_WM.html (1/30/2023) Vandergast, A. G., D. A. Wood, A. R. Thompson, M. Fisher, C. W. Barrows, and T. J. Grant. 2016. Drifting to oblivion? Rapid genetic differentiation in an endangered lizard following habitat fragmentation and drought. Diversity and Distributions 22:344-257. https://onIinelibrary.wiley.com/doi/epdf/10.1111/ddi.12398 City of La Quinta Highway 111 Corridor Specific Plan 4-4 269 Report Preparers 5 Report Preparers 5.1 City of La Quinta Danny Castro, Design and Development Director Cheri Flores, Design and Development Planning Manager 5.2 G H D Nicole Greenberg, Senior Environmental Planning Lead Charles Smith, Senior Environmental Manager Jonathan Linkus, Project Director Todd Tregenza, Senior Project Manager Chryss Meier, Senior Environmental Planner, Air Quality Specialist Ryder Burliss, Environmental Scientist Kolby Lundgren, Biologist Patrick Lewis, Transportation Planner Veronica Chocholek, Technical Editor City of La Quinta Highway 111 Corridor Specific Plan 5-1 270 Appendices 271 Appendix A Mitigation Monitoring and Reporting Program (MMRP) 272 Highway 111 Corridor Specific Plan Mitigation Monitoring and Reporting Program (MMRP) The California Environmental Quality Act (CEQA) requires the adoption of feasible mitigation measures to reduce the severity and magnitude of potentially significant environmental impacts associated with project development. CEQA Guidelines Section 15091(d) states: When making the findings required in subdivision (a)(1), the CEQA Lead Agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to avoid or substantially lessen significant environmental effects. These measures must be enforceable through permit conditions, agreements, or other measures. CEQA Guidelines Section 15097(a) states: This section applies when a public agency has made the findings required under paragraph (1) of subdivision (a) of section 15091 to adopt a mitigated negative declaration in conjunction with approving a project. In order to assure that the mitigation measures and project revisions identified in the negative declaration are implemented, the public agency shall adopt a program for monitoring or reporting on the revisions which it has required in the project and the measures it has imposed to mitigate or avoid significant environmental effects. Mitigation Measures Air Quality AIR-1: Localized Significance Assessment Prior to the issuance required discretionary permits, new development projects in the Specific Plan area, if subject to CEQA compliance, must demonstrate that the proposed development would either not exceed applicable the SCAQMD's Localized Significance Thresholds (LST) lookup tables or not exceed the respective ambient air quality thresholds for CO, NOx, and PM,o and PM2.s. Biological Resources BIO-1: Assessment of Biological Resources and Worker Environmental Awareness Training Prior to Project construction activities for all projects covered in this IS/MND, a complete and recent inventory of rare, threatened, endangered, and other sensitive species located within the Project footprint and within offsite areas with the potential to be affected, including California Species of Special Concern and California Fully Protected Species (Fish and Game Code § 3511), will be completed. Species to be addressed should include all those which meet the CEQA definition (CEQA Guidelines § 15380). The inventory should address seasonal variations in use of the Project area and should not be limited to resident species. Focused species -specific surveys, completed by a qualified biologist and conducted at the appropriate time of year and time of day when the sensitive species are active or otherwise identifiable are required. Acceptable species -specific survey procedures should be developed in consultation with CDFW and the U.S. Fish and Wildlife Service, where necessary. Note that CDFW generally considers biological field assessments for wildlife to be valid for a one-year period, and assessments for rare plants may be considered valid for a period of up to three years. Some aspects of the proposed Project may warrant periodic updated surveys for certain sensitive taxa, particularly if the Project is proposed to occur over a protracted time frame, or in phases, or if surveys are completed during periods of drought. An environmental training program should be developed and presented by a qualified biologist to all crew members prior to the beginning of all Project construction in natural areas planned for development. The training should describe special -status plant and wildlife species and sensitive habitats that could occur within the Project area, protection afforded to these species and habitats, and avoidance and minimization measures required to avoid and/or minimize impacts from the project. All new construction personnel should receive this training before beginning work on this Project. A copy of the training and training materials should be provided to construction crews for review and approval at least 30 days prior to the start of construction. As needed, in -field training should be provided to new on -site construction personnel by the qualified biologist or a qualified individual who should be identified by the qualified biologist, or initial training should be recorded and replayed for new personnel.. Future development in the Highway 111 Prior to Corridor must demonstrate compliance Construction with SCAQMD's LSTs look up tables and or ambient air quality thresholds. Brief construction workers on the Prior to biology and life history of federally Construction listed, state listed, and state special status species in the area. Qualified Construction Contractor Qualified Biologist / Qualified Construction Contractor 273 BIO-2: General Measures for Plants and Wildlife When working in the natural habitat areas, the number of access routes, number and size of staging areas, and the total area of the activity should be limited to the minimum necessary to achieve the project goal. Routes and boundaries outside of normal access roads should be clearly delineated through fencing or flagging. Food, trash, and other solid wastes should be disposed of in Common Raven proof/wildlife proof, covered refuse containers and regularly removed from the various structures and facilities on a daily basis to avoid offsite dispersal of waste and to avoid attracting wildlife onto the Project site. Following covered activity work, all trash and debris should be removed from the work area. Construction work should avoid direct destruction of burrows through chaining (dragging a heavy chain over an area to remove shrubs), disking, cultivation, and urban, industrial, or agricultural development. Project -related excavations greater than 6 inches deep should be secured to prevent wildlife entry and entrapment. Holes and trenches should be back -filled, securely covered, or fenced. Excavations that cannot be fully secured should incorporate appropriate wildlife ramp(s) at a slope of no more than a 3:1 ratio (horizontal: vertical, equivalent to a 33.3 percent or 18.4-degree slope), or other means to allow trapped animals to escape. Personnel on site should be required to check under their vehicles for sensitive species prior to moving them and should exercise caution while driving on the Project site. Before moving, burying, or capping, inspect for wildlife in any construction pipes, culverts, or similar structures that are stored on the site for one or more nights. Alternatively, cap structures before storing on the work site.. BIO-3: Special Status and Migratory Birds Construction should be conducted, if possible, during the fall and/or winter months and outside of the avian nesting season (generally February 1 — August 31) to avoid any direct and or indirect effects to protected nesting birds. Pre -construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 100 feet for passerines and 300 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on -site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored at least once a week or as needed by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. Conduct pre -construction surveys to check for nesting activity no later than 14 days before Project activities begin. Construction activities and equipment to be kept within designated areas. Proper storage and handling of materials. Pre -construction surveys, If active nests or burrows are found within 500 feet of construction, an ornithologist should mark a buffer around them, and construction should avoid these areas until the young have fledged or nesting activity has ended. Activities that may disturb nesting shall be prohibited from the buffer zone. Prior to and during Construction Prior to and during Construction Qualified Biologist/ Qualified Construction Contractor Qualified Biologist/ Ornithologist 274 BIO-4: Burrowing Owl Surveys No less than 60 days prior to the start of Project -related activities for all projects covered in the MND, a burrowing owl habitat assessment shall be conducted by a qualified biologist according to the specifications of the Staff Report on Burrowing Owl Mitigation (Department of Fish and Game, March 2012 or most recent version) for all projects covered under the MND. If the habitat assessment demonstrates suitable burrowing owl habitat, then focused burrowing owl surveys shall be conducted by a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version) prior to vegetation removal or ground -disturbing activities. If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall begin coordination with CDFW and USFWS immediately, and shall prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance and monitoring actions, including measures necessary to avoid take of burrowing owl individuals, nests, and eggs. The Burrowing Owl Plan shall include the number and location of occupied burrow sites (occupied site means at least one burrowing owl or its sign has been observed within the last three years; may be indicated by owl sign including feathers, pellets, prey remains, eggshell fragments, or excrement at or near a burrow entrance or perch site), acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures. If impacts to occupied burrowing owl habitat or burrow(s) or burrowing owl individuals, nests, or eggs cannot be avoided, appropriate California Endangered Species Act (CESA) authorization (i.e., Incidental Take Permit under Fish and Game Code section 2081) should be obtained from CDFW prior to commencement of Project activities. Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be repeated when there is a pause in construction of more than 30 days. Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities.. BIO-5: Artificial Light Impacts Throughout construction and the lifetime operation of all projects covered in the IS/MND the City and Project proponents shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City and Project proponent shall ensure that all lighting for the Project is fully shielded, cast downward and directed away from surrounding open -space and agricultural areas, reduced in intensity to the greatest extent possible, and does not result in lighting trespass including glare into surrounding areas or upward into the night sky (see the International Dark -Sky Association standards at http://darksky.org/). The City and Project proponent shall ensure use of LED lighting, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler. BIO-6: CDFW Lake and Streambed Alteration (LSA) Program Prior to construction and issuance of any grading permit, the Project Sponsor shall obtain written correspondence from CDFW stating that notification under Section 1602 of the Fish and Game Code is not required for the Project, or the Project Sponsor should obtain a CDFW-executed Lake and Streambed Alteration Agreement, authorizing impacts to Fish and Game Code Section 1602 resources associated with the Project. Focused burrowing owl surveys prior to Prior to Qualified start of Project activities. Construction Biologist Prepare a Burrowing Owl Plan if burrowing owls are detected during focused surveys. Eliminate all nonessential lighting During Qualified throughout Project area. Construction and Construction Operation Contractor Comply with Section 1602 of the Fish Prior to The City / and Game Code. Construction Qualified Construction Contractor 275 1131O-7: Project Adherence to the CVMSHCP All Conservation Measures that are applicable within Section 4.4 (Required Avoidance, Minimization, and Mitigation Measures) and Section 9 (Species Accounts and Conservation Measures) of the CVMSHCP should be implemented by the Project to minimize impacts to plant and wildlife species within the HCP's jurisdiction (CVMSHCP, 2016). The Project is outside of a designated Conservation Area, and a Joint Review Project is not required. However, the LDMF to the CVCC is required for development projects. Submission of the LDMF to the CVCC is recommended before building or grading permits are submitted. Prior to construction and issuance of any grading permit for all projects covered in the IS/MND, the City shall ensure compliance with the CVMSHCP and its associated Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee and transfer of fees, at least quarterly and prior to impacts to Covered Species and their Habitats, to the Coachella Valley Conservation Commission. Prior to vegetation removal or ground -disturbing activities, for all project areas covered in the IS/MND that contain suitable habitat for sand -dependent Covered Species, the City will collaborate with the Coachella Valley Conservation Commission to plan and implement a salvage of sand -dependent Covered Species within the Project site. Cultural Resources CRA : Workers Environmental Awareness Program A Qualified Archaeologist who meets or exceeds the Secretary of Interior's Professional Qualification Standards for archaeology (NPS, 1983) shall conduct Workers Environmental Awareness Program (WEAP) training on archaeological sensitivity for all construction personnel prior to the commencement of any ground -disturbing activities. Archaeological sensitivity training shall include a description of the types of cultural material that may be encountered, cultural sensitivity issues, the regulatory environment, and the proper protocol for treatment of the materials in the event of a find. The WEAP training document shall include materials that convey the information noted above, which shall be maintained in an area accessible to all construction personnel so that it may be reviewed regularly by construction staff. CR-2: Pre- Excavation Agreement Prior to the issuance of Grading Permits, the Applicant/Owner shall enter into a pre -excavation agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement with consulting Tribal Monitor associated within the area. A copy of the agreement shall be included in building and development plans and permit applications with the City. The purpose of this agreement shall be to formalize protocols and procedures between the Applicant/Owner and the consulting Tribal Monitor associated with the area for the protection and treatment of, including but not limited to, Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, and traditional gathering areas and tribal cultural resources located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, grading, and all other ground disturbing activities. At the discretion of the consulting Tribal Monitor, artifacts may be made available for 3D scanning/printing, with scanned/printed materials to be curated at a local repository meeting the federal standards of 36CFR79. CR-3: Retention of Qualified Archaeologist and Tribal Monitor Prior to the issuance of a Grading Permits, the Applicant/Owner or Grading Contractor shall provide a written and signed letter to the City of La Quinta Planning Division stating that a Qualified Archaeologist and consulting Tribal Monitor have been retained at the Applicant/Owner or Grading Contractor's expense to implement the monitoring program, as described in the pre -excavation agreement. Relevant conservation measures of During Sections 4.4 and 9 of the CVMSHCP Construction will be implemented Conduct WEAP training on archaeological sensitivity for construction personnel. An agreement with consulting Native American Monitor associated with local tribe. A copy must be included in grading permit application. Prior to Construction Prior to Construction A letter sent to City of La Quinta Prior to Planning Division showing retention of Construction qualified archaeologist and Native American Monitor. Qualified Construction Contractor Qualified Archaeologist The City / Qualified Construction Contractor, Qualified Archaeologist, and Native American Monitor The City / Qualified Construction Contractor, Qualified Archaeologist, and Native American Monitor 276 CR-4: Tribal Cultural Monitor Coordination During Ground Disturbing Activities The Qualified Archaeologist and consulting Tribal Monitor shall attend all applicable pre -construction meetings with the Genera Contractor and/or associated subcontractors to present the archaeological monitoring program. The Qualified Archaeologist an consulting Tribal Monitor shall be present on -site full-time during grubbing, grading, and/or other ground altering activities, including the placement of imported fill materials or fill used from other areas of the Project site, to identify any evidence of potential archaeological or tribal cultural resources. All fill materials shall be absent of any and all tribal cultural resources. CR-5: Controlled Grade Procedure To detect important archaeological artifacts and cultural resources during monitoring, a "Controlled Grade Procedure" must be created by a Qualified Archaeologist. This will be done in consultation with the consulting Tribal Monitor, relevant consulting Tribes, and the Applicant/Owner, and needs approval from City representatives. The procedure will set guidelines for machiner work in sensitive areas identified during cultural resource monitoring. It will cover aspects like operating speed, removal increments, weight, and equipment features. A copy of this procedure must be included in the Grading Plan submissions for Grading Permits. CR-6: Discovery of Tribal Cultural Resources The Qualified Archaeologist and consulting Tribal Monitor can stop ground -disturbing activities if undiscovered tribal cult resources or artifacts are found. All work must cease in the vicinity of any archaeological discovery until the Qualified Archaeolo and Tribal Monitor can assess the context of the find, including its significance, potential eligibility for the California Registe Historical Resources (CRHR), and whether the project would have a direct impact on the resource. If buried cultural deposits encountered, the Archaeologist and Tribal Monitor may request that construction halt nearby and must notify a Quali Archaeologist within 24 hours for investigation. Work will be redirected away from these areas for assessment. Minor finds will be documented and secured for later repatriatio items cannot be securely stored on -site, they may be stored off -site. Minor finds include archaeological materials that are isola lack context, and are unlikely to indicate a larger or significant site. If the discovered resources are deemed potentially signific the involved Tribes will be notified for consultation on their respectful treatment. Avoidance of significant resources is preferred, if not feasible, a data recovery plan may be required. The consulting Tribes will be consulted on this plan as well. For resources under a data recovery plan, a proper sample will be collected using professional methods, reflecting tribal valL The Tribal Monitor must be present during any resource collection or cataloging. If the Qualified Archaeologist does not collect resources, the Tribal Monitor may do so. Ground -disturbing work will not resume until the resources are documented an( protected. CR-7: Treatment of Tribal Cultural Resources The landowner shall relinquish ownership of all cultural resources unearthed during all ground disturbing activities, and from an previous archaeological studies or excavations on the Project site to the affiliated consulting Tribe, as determined through the appropriate process, for respectful and dignified treatment and disposition, including reburial at a protected location on -site, in accordance with the Tribe's cultural and spiritual traditions. All cultural materials that are associated with burial and/or funerary goods would be repatriated to the Most Likely Descendant as determined by the NAHC per California Public Resources Code Section 5097.98. No tribal cultural resources shall be subject to curation. CR-8: Tribal Cultural Monitoring Report A monitoring report and/or evaluation report, if appropriate, which describes the results, analysis, and conclusions of the archaeological monitoring program (e.g., data recovery plan) shall be submitted by the Qualified Archaeologist, along with the consulting Tribal Monitor's notes and comments, to the City of La Quinta Planning Division for approval. Timing of Compliance Monitoring or Responsible Verification Monitoring or R-.. Collaboration with consulting Native -.. During Qualified Date American Monitor. Construction Archaeologist and Native American Monitor Qualified Archaeologist and Native Prior to Qualified American Monitor to be present at pre- Construction Archaeologist construction meetings and during and Native ground disturbing activities. American A written "Controlled Grade Procedure" Monitor shall be prepared. During Qualified If archaeological resources are discovered, they shall be evaluated by a Construction Archaeologist / aral qualified archaeologist. Native gist American of Determine eligibility and implement Monitor are i appropriate treatment measures. 1; if ed, ant, but es. the i/or Any unearthed tribal cultural resources During The City of La shall be returned to the affiliated Construction Quinta y consulting Tribe. Qualified Monitoring/evaluation report submitted Prior to to the City of La Quinta Planning Construction Archaeologist Division for approval. and Native American Monitor 277 CR-9: Unanticipated Discovery of Human Remains As specified by California Health and Safety Code Section 7050.5, if human remains are found on the Project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately notify the Riverside County Coroner's Office by telephone. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the Coroner Medical Examiner has made the necessary findings as to origin and disposition pursuant to Public Resources Code 5097.98. If such a discovery occurs, a temporary construction exclusion zone shall be established surrounding the area of the discovery so that the area would be protected, and consultation and treatment could occur as prescribed by law. If suspected Native American remains are discovered, the remains shall be kept in -situ, or in a secure location in close proximity to where they were found, and the analysis of the remains shall only occur on -site in the presence of a Tribal Monitor. By law, the Coroner Medical Examiner shall determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner Medical Examiner identifies the remains to be of Native American ancestry, he or she shall contact the NAHC within 24 hours. The NAHC shall make a determination as to the Most Likely Descendent. If human remains are discovered, notify the consulting Tribe's Tribal Historic Preservation Officer. Geology GEO-1: Protect Paleontological Resources during Construction Activities Prior to ground disturbing activities, all field personnel will receive training on paleontological resources, including potential fossils that may be discovered and response steps, while a qualified paleontologist will prepare a Paleontological Resources Monitoring and Mitigation Plan (PRMMP). If fossils (like bones, teeth, or well-preserved plants) are found during construction, the City will stop work within 50 feet and notify a paleontologist to document and assess the find. The paleontologist may allow work to continue or recommend salvaging the fossils if necessary and will suggest appropriate treatment methods. Collected fossils will be sent to an accredited institution for curation and preservation. All earth -moving operations deeper than two feet must have a qualified paleontological monitor. Continuous monitoring is needed if fossil -rich lakebed sediments are found. The monitor can stop work to identify and salvage fossils and may halt equipment for large specimens. A monitoring plan must be submitted to the City before any permits are issued or soil is disturbed. Grading and excavation must comply with La Quinta Code and regulations. After ground disturbing activities and any necessary fossil curation, the project paleontologist will prepare a final report detailing the results of the PRMMP. Hazards HAZ-1: Hazardous Materials Handling and Planning New development projects in the Specific Plan area must comply with local, state, and federal regulations by submitting development plans and permits to the City for review. Projects intending to use or store hazardous materials must prepare a Spill Prevention Countermeasure Contingency Plan (SPCC) outlining spill containment protocols, along with maintaining an onsite SPCC spill kit. Additionally, developments proposing storage and use of hazardous materials above reporting thresholds must create a Hazardous Materials Business Emergency Plan (HMBEP) as per Chapter 6.95 of the California Health & Safety Code and Title 19, Division 2 of the California Code of Regulations. The HMBEP requires approval from the County of Riverside CUPA and the Department of Environmental Health prior to business operation commencement. HAZ-2: Phase I and/or Phase II Site Assessment Projects within the Specific Plan area that involve excavation at locations with recorded Cortese List sites must undergo a Phase I Environmental Site Assessment, and where necessary, Phase II sampling. If the Phase I assessment identifies the need for remediation, the project sponsor must adhere to all remediation and abatement directives specified by the Department of Toxic Substances Control (DTSC), Regional Water Quality Control Board (RWQCB), or relevant regulatory agencies. Hydrology and Water Quality If human remains are encountered, halt During construction and follow procedures as Construction appropriate. Notify Riverside County Coroner's Office. Prepare a PRMMP. If fossils are encountered, divert construction activities within 50 feet and follow procedures as appropriate. All earth -moving operations deeper than two feet must have a qualified paleontological monitor. Prepare a SPCCP. Phase I and Phase II sampling required for development areas with recorded Cortese List sites. Qualified Archaeologist and Native American Monitor During Professional Construction Paleontologist Prior to Construction Prior to Construction Qualified Construction Contractor or Geologist Qualified Geologist 278 HWQ-1: Stormwater Management Practices Prior to the issuance of City building permits, all projects within the Specific Plan area that disturb one acre or more of land must prepare a Storm Water Pollution Prevention Plan (SWPPP). This plan shall outline suitable Best Management Practices (BMPs) for managing and treating runoff from future development site(s). The applicant is accountable for both preparing and executing the SWPPP in accordance with NPDES requirements. Additionally, the applicant must submit a Notice of Intent to the State Water Resource Control Board, obtain a Waste Discharge ID Number (WDID), and ensure a copy of the SWPPP is present at the development site throughout the construction phase. HWQ-2: Water Conservation Measures Future development in the Highway 111 corridor must integrate water -saving appliances and fixtures, such as low -flush toilets, low -flow showerheads, and faucets, in compliance with Section 17921.3 of the Health and Safety Code, Title 20 of the California Administrative Code Section 1601(b), and relevant sections of Title 24 of the California State Code. Additionally, the City will enforce its Water Efficient Landscape ordinance, requiring development projects within the Specific Plan area to adopt water - efficient landscaping plans that meet or exceed current criteria. These measures are aimed at conserving water resources while addressing the needs of residents and businesses. Noise N0I-1: Noise Reduction All construction activities shall adhere to the City Construction Hours/Quality Assurance Program for designated construction hours, and equipment with internal combustion engines must be equipped with manufacturer -recommended mufflers. Future development projects shall use noise -reducing paving materials, such as open -grade asphalt, for all road surfacing. Ground disturbance greater than 1 acre must prepare and obtain a SWPPP, outline BMPs, submit an NOI, and obtain a WDID in accordance with NPDES. Copy of SWPPP present at site during construction. Future development shall incorporate water -saving appliances and fixtures as well as conform with City Landscape Ordinance. Construction activities must adhere to City's Construction Hours/Quality Assurance Program. October 1st — April 30th Monday — Friday: 7:00 a.m. to 5:30 p.m. Saturday: 8:00 a.m. to 5:00 p.m. Sunday: NONE *Government Code Holidays: NONE May 1st — September 30th Monday — Friday: 6:00 a.m. to 7:00 p.m. Saturday: 8:00 a.m. to 5:00 p.m. Sunday: NONE *Government Code Holidays: NONE Construction work (including setting -up traffic control devices) is not permitted on any arterial street (i.e. any 4 lane street) before 8:00 a.m. or after 4:30 p.m. Work within 500 feet of signalized intersection shall be performed between the hours of 9:00 a.m. and 3:00 p.m., unless prior permission is granted by the City Engineer. Prior to Construction Prior to Construction/ During Construction During Construction Qualified Construction Contractor Qualified Construction Contractor Qualified Construction Contractor 279 Appendix B Biological Resources Technical Memorandum May 8, 2023 Cheri Flores, Planning Manager, City of La Quinta Charles Smith, AICP, LEED AP GHD Business Group Leader, Natural Resources & Impact Assessment Sara Moriarty -Graves, GHD Wildlife Biologist 707-267-2221 Jane Cipra, GHD Botanist La Quinta 15-acre Mixed Use Development — Project no. 11219378 Biological Reconnaissance Site Visit to Support CEQA IS/MND The City of La Quinta (City) is proposing a mixed -use development in La Quinta, California (hereafter Project). To assist with preparation of the Project's Initial Study/Mitigated Negative Declaration (IS/MND) in accordance with the California Environmental Quality Act (CEQA), GHD evaluated the potential for sensitive biological resources (federal or state listed or state special status plants and wildlife, Sensitive Natural Communities, and wetlands) to occur within the Project area and potential impacts to these resources. Based on occurrence records, habitat availability, and the reconnaissance -level site visit, special status wildlife species have a potential to occur in the Project area. Special status plants may have the potential to occur but would require protocol -level surveys in appropriate blooming seasons to determine presence/absence. No impacts to jurisdictional wetlands or waters, or Sensitive Natural Communities are expected. Regards, Sara Moriarty -Graves Wildlife Biologist The Power of Commitment 11219378 1 1. Introduction The City of La Quinta (City) is proposing a mixed -use development in La Quinta, California (hereafter Project; Appendix A, Figure 1). The proposed Project plan includes development of up to 280 low-income apartment units along the north side of the parcel, and a commercial development on the south side of the parcel, along Highway 111. As part of the development, Corporate Center Drive would be extended to be continuous and separate the residential and commercial portions of the Project area. The 280 residential units are proposed to be a mix of one, two and three bedrooms and would require approximately 350-375 parking spaces. The average unit would be about 850 square feet in area. The residential buildings would be four stories with the units accessed off of a central interior hallway. Each story would have approximately 62 or 63 units. The parking spaces would be provided in three levels of parking (two story structure with parking on the roof). Bridges would be provided to link the 2nd and 3rd levels of parking to the corresponding residential level. The complex would include common amenities such as a swimming pool, play structures, common areas, operational and maintenance offices, and trash rooms. The commercial development would provide an approximate 85,000 square foot large retail building and 15,000 square foot separate drive through building. The sizes and configuration may vary based on the final commercial establishments. GHD evaluated the potential for sensitive biological resources (federally or state listed or state special status plants and wildlife, Sensitive Natural Communities [SNCs], and wetlands) to occur within the Project Study Boundary (PSB) and Biological Study Area (BSA; defined as the PSB and a 100-foot buffer to account for associated impacts from the Project; Appendix A, Figure 2). In addition, potential Project impacts to these resources were evaluated. Special status species and resources are the primary focus of this evaluation. Common species or resources without special protections are not considered. The purpose of this biological reconnaissance technical memorandum is to document the results of the February 4, 2023, site visit and provide information to support the Project's Initial Study/Mitigated Negative Declaration (IS/MND) in accordance with the California Environmental Quality Act (CEQA) to provide a programmatic -level review of potential environmental impacts associated with the proposed Project. 1.1 Project Location and Existing Setting The BSA is located in the City of La Quinta, which is in the County of Riverside, in between Highway 111 and the Whitewater River (Appendix A, Figure 2). Land cover is classified as shrub/scrub and is surrounded by open developed space to high level of intensity (USGS 2016). The City is located in the Coachella Valley, which is in between the Santa Rosa Mountains and Jacinto Mountains (to the west), Joshua Tree National Park (to the east), and approximately 40 miles from the Salton Sea (to the southeast). The BSA is located within the Whitewater River Watershed. The PSB is 15 acres, and is surrounded by retail stores, businesses, Highway 111, and other roads. The northern section of the BSA borders the Whitewater River. The landscape surrounding the BSA is highly urbanized and developed, with high amounts of vehicular traffic. 2. Survey Methods The following subsections summarize the desktop and field methods utilized to produce this technical memorandum. 2.1 Database Searches (CNDDB, CNPS, EFH, IPaC, NOAA Critical Habitat, and NWI) A database search for sensitive biological resource records in the Project vicinity was conducted by GHD on January 24, 2023. Database searches (Appendix B) included the California Natural Diversity Database (CNDDB; CDFW 2023a), California Native Plant Society (CNPS) Inventory of Rare and Endangered 11219378 2 Vascular Plants (CNPS 2023), U.S. Fish and Wildlife Service (USFWS) Information for Planning and Consultation (IPaC; USFWS 2023), National Oceanic and Atmospheric (NOAA) Fisheries Essential Fish Habitat (EFH; NOAA 2023a), and NOAA Critical Habitat (NOAA 2023b). The search encompassed the La Quinta U.S. Geological Survey 7.5-minute quadrangle and surrounding eight quads (Rancho Mirage, Cathedral City, Myoma, West Berdoo Canyon, Indio, Valerie, Martinez Mountain, and Toro Peak). Appendix A, Figure 3 shows all special status species records tracked by the CNDDB that are known to occur within a three-mile radius of the Project. A search of the USFWS National Wetlands Inventory (NWI) for the Project vicinity was completed on January 24, 2023 (Appendix A, Figure 4; USFWS 2023b). 2.2 Field Survey A reconnaissance field survey was conducted by Sara Moriarty -Graves, GHD Wildlife Biologist, on February 4, 2023, from 09:30 to 11:00. Weather conditions were clear and with light air (Beaufort scale 1), about 60 to 65 degrees Fahrenheit. The survey included walking the entire PSB (Appendix A, Figure 2). The BSA was assessed visually from the public street right-of-way. The survey methods were intended to assess the potential for special status resources and habitats that occur within the BSA. The survey involved a physical search of the area, including visual inspections of the ground, holes, and vegetation for the presence of any wildlife species, special status plant species, or SNCs. Additionally, the bark of vegetation and the ground layer under vegetation were visually inspected for evidence of wildlife species, such as feathers, pellets, whitewash, scat, tracks, etc. No protocol -level surveys for wetlands, SNCs, special status plants, or wildlife were conducted. 3. Results The following sub -sections summarize the results of the desktop research and field survey performed for this technical memorandum. 3.1 Summary of General Biological Resources The PSB is a vacant lot located within the city of La Quinta and is surrounded by commercial businesses. There was litter, and signs of foot traffic and vehicle use observed within the BSA. The dominant vegetation within the PSB consisted of creosote (Larrea tridentata). The BSA is bordered to the north by the channelized Whitewater River. No flowing water and minimal moisture within the riverbed was observed. Commercial businesses surround the BSA to the east, south, and west. The other side of the Whitewater River is also developed. Although the BSA is within a developed landscape, there are shrubs and dune habitat that may support special status species. Many small mammal burrows were observed within the BSA, which can be used by other taxa such as birds and reptiles. The BSA also supports common avian species protected by the federal Migratory Bird Treaty Act (MBTA) and California Fish and Game Code (FGC). Photos from the site visit are included in Appendix C (Site Visit Photos). Lists of all species observed within the BSA are provided in Appendix D, Tables D1 to D4. 3.2 Wetlands and Waters The Whitewater River is adjacent to the northern portion of the BSA. The section of river adjacent to the BSA is classified as a riverine intermittent streambed that is intermittently flooded (USFWS 2023b). However, the Whitewater River in the Project vicinity is channelized and is highly modified from its original form. To reduce sedimentation and maintain flows, it is frequently maintained by the Coachella Valley Water District (City of La Quinta 2017). It is characterized as having a mixture of earthen and concrete bottom and slopes and supports some vegetation growth. The channel conveys surface storm water runoff during rain events (City of La Quinta 2017). During the site visit, there was limited puddled water observed within the river (Appendix C, Site Visit Photos). No flowing water was observed, and there were signs of vehicular use within the riverbed. 11219378 3 The Project does not involve alteration of the Whitewater River, including the channel and floodplain. There will be no impact to the Whitewater River or jurisdictional wetlands. 3.3 Sensitive Natural Communities (SNCs) A query of CNDDB returned multiple locations of Desert Fan Palm Oasis Woodland (Washingtonia filifera) SNC (G3, S3.2) in the nine quads surrounding the PSB; however, the nearest Desert Fan Palm Oasis to the PSB is over five miles to the northeast. No native fan palms are present in the PSB. The PSB is mainly vegetated by Creosote Bush Scrub (Larrea tridentata), a natural community which is not considered sensitive by CDFW (G5, S5). The Project would not impact any SNCs, as none are present 3.4 Habitat Conservation Plans and Natural Community Conservation Plans Habitat Conservation Plans (HCPs) and Natural Community Conservation Plans (NCCPs) are site -specific plans to address effects on sensitive species of plants and animals. The BSA is within the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), which is an HCP and NCCP implemented by the Coachella Valley Conservation Commission (CVCC; CDFW 2023b, CVCC 2023). The City of La Quinta has been a participant in the CVMSHCP since 1996. If the project qualifies, the signatories to the CVMSHCP are able to obtain coverage for incidental take for the 21 wildlife and plant species that the CVMSHCP covers (CVCC 2023). The Project is outside of a designated Conservation Area, and a Joint Review Project is not required. However, the Local Development Mitigation Fee (LDMF) to the CVCC is required for development projects. Submission of the LDMF to the CVCC is recommended before building or grading permits are submitted. 3.5 Critical Habitat The BSA does not overlap any federally designated critical habitat (Appendix B, IPaC Report). No impact would result. 3.6 Habitat Connectivity and Access Wildlife corridors refer to established migration routes commonly used by resident and migratory species for passage from one geographic location to another. Maintaining the continuity of established wildlife corridors is important to: a) sustain species with specific foraging requirements, b) preserve a species' distribution potential, and c) retain diversity among many wildlife populations. Therefore, resource agencies consider wildlife corridors to be a sensitive resource. The Project is approximately seven miles from the nearest "essential connectivity area" and one mile from a "natural landscape block" and "small natural landscape area" identified by the California Habitat Connectivity Project (CDFW 2022c). The BSA is surrounded by existing development, Highway 111, and the highly modified Whitewater River. Due to the level of development existing surrounding the BSA, there would be no impact to the habitat access, connectivity, or migratory corridors of wildlife species. Habitat in the Project vicinity is highly fragmented. No new barriers to terrestrial wildlife movement would result from the Project, and the Project would not substantially interfere with migratory birds, bats, or other species. 3.7 Special Status Plants The database scoping detailed in Section 2.1 produced a total of 66 plant species known to occur in the nine USGS quads surrounding the PSB. Based on species specific habitat requirements and habitat availability within the PSB, three species have a low potential to occur, and seven have a moderate potential to occur (Table 1). Due to the disturbed and isolated nature of the habitat in the PSB, no special status plant species have a high potential to occur. No special status plant species were observed during the site visit on February 4, 2023; however, no protocol level surveys have been conducted and the site visit was outside of the blooming season for some 11219378 4 plant species with potential to occur in the PSB. Protocol level surveys will be required to determine if special status plants are present. A list of all plant species detected during the reconnaissance -level site visit are presented in Appendix D, Table D1. 11219378 5 Table 1 Potential for Special Status Plants to Occur in the PSB Name Common Name Habitat RequirementS2 PotentialScientific Abronia villosa var. aurita chaparral sand -verbena 1 B.1 Chaparral, Coastal scrub, Desert No potential. The PSB is outside of the dunes, Sandy elevational range for this species (245 - 5250 feet). Acmispon haydonii pygmy lotus 1 B.3 Pinyon and juniper woodland, No potential. The PSB is outside of the Sonoran desert scrub, Rocky elevational range for this species (1705 - 3935 feet). Astragalus bicristatus crested milk -vetch 4.3 Lower montane coniferous forest, No potential. The PSB is outside of the Upper montane coniferous forest, elevational range for this species (5580 Carbonate (usually), Rocky - 9005 feet). (sometimes), Sandy (sometimes) Astragalus hornii var. hornii Horn's milk -vetch 1 B.1 Meadows and seeps, Playas, No potential. The PSB is outside of the Alkaline, Lake Margins elevational range for this species (195 - 2790 feet). Astragalus lentiginosus var. Borrego milk -vetch 4.3 Mojavean desert scrub, Sonoran No potential. The PSB is outside of the borreganus desert scrub, Sandy elevational range for this species (100 - 2935 feet). Astragalus lentiginosus var. Coachella Valley milk -vetch FE, 1 B.2 Desert dunes, Sonoran desert No potential. The PSB is outside of the coachellae scrub (sandy) elevational range for this species (130 - 2150 feet). Astragalus leucolobus Big Bear Valley woollypod 1 B.2 Lower montane coniferous forest, No potential. The PSB is outside of the Pebble (Pavement) plain, Pinyon elevational range for this species (3610 and juniper woodland, Upper - 9465 feet). montane coniferous forest, Rocky Astragalus preussii var. Lancaster milk -vetch 1 B.1 Chenopod scrub No potential. The PSB is outside of the laxiflorus elevational range for this species (2295 - 2295 feet). Astragalus sabulonum gravel milk -vetch 2B.2 Desert dunes, Mojavean desert Moderate potential. Suitable habitat is scrub, Sonoran desert scrub, present in the PSB. Occurrence data is Flats, Gravelly (sometimes), not available. Roadsides, Sandy (usually), Washes The Power of Commitment 11219378 6 Astragalus tricarinatus Ayenia compacta Bursera microphylla Calochortus palmeri var munzii Calochortus palmeri var palmeri Caulanthus simulans Chaenactis parishii Chorizanthe leptotheca Chorizanthe xanti var leucotheca Cuscuta californica var apiculata triple -ribbed milk -vetch California ayenia little -leaf elephant tree San Jacinto mariposa -lily Palmer's mariposa -lily Payson's jewelflower Parish's chaenactis Peninsular spineflower white-bracted spineflower FE, 1 B.2 2B.3 2B.3 1 B.2 1 B.2 4.2 1 B.3 Joshua tree "woodland", Sonoran No potential. The PSB is outside of the desert scrub, Gravelly elevational range for this species (1475 (sometimes), Sandy (sometimes) - 3905 feet). Mojavean desert scrub, Sonoran desert scrub, Rocky Sonoran desert scrub (rocky) Chaparral, Lower montane coniferous forest, Meadows and seeps Chaparral, Lower montane coniferous forest, Meadows and seeps, Mesic No potential. The PSB is outside of the elevational range for this species (490 - 3595 feet). No potential. The PSB is outside of the elevational range for this species (655 - 2295 feet). No potential. The PSB is outside of the elevational range for this species (2805 - 7220 feet). No potential. The PSB is outside of the elevational range for this species (2330 - 7840 feet). Chaparral, Coastal scrub, Granitic, No potential. The PSB is outside of the Sandy elevational range for this species (295 - 7220 feet). Chaparral (rocky) 4.2 Chaparral, Coastal scrub, Lower montane coniferous forest, alluvial fan, Granitic 1 B.2 Coastal scrub (alluvial fans), Mojavean desert scrub, Pinyon and juniper woodland, Gravelly (sometimes), Sandy (sometimes) pointed dodder 3 Mojavean desert scrub, Sonoran desert scrub, Sandy No potential. The PSB is outside of the elevational range for this species (4265 - 8205 feet). No potential. The PSB is outside of the elevational range for this species (985 - 6235 feet). No potential. The PSB is outside of the elevational range for this species (985 - 3935 feet). Moderate potential. Suitable habitat is present in the PSB. Occurrence data is not available. 11219378 7 Delphinium parishii ssp. subglobosum Dieteria canescens var ziegleri Ditaxis claryana Colorado Desert larkspur Ziegler's aster glandular ditaxis Ditaxis serrata var. californica California ditaxis Draba saxosa Eremothera boothii ssp. boothii Eriastrum harwoodii Erythranthe diffusa Eschscholzia androuxii Euphorbia abramsiana Southern California rock draba Booth's evening -primrose Harwood's eriastrum Palomar monkeyflower Joshua Tree poppy Abrams' spurge 4.3 Chaparral, Cismontane woodland, No potential. The PSB is outside of the Pinyon and juniper woodland, elevational range for this species (1970 Sonoran desert scrub - 5905 feet). 1 B.2 Lower montane coniferous forest, No potential. The PSB is outside of the Upper montane coniferous forest elevational range for this species (4500 - 8200 feet). 2B.2 Mojavean desert scrub, Sonoran Moderate potential. Suitable habitat is desert scrub, Sandy present in the PSB. A CNDDB occurrence from an unknown date is mapped to an uncertain location in the PSB. 3.2 Sonoran desert scrub No potential. The PSB is outside of the elevational range for this species (100 - 3280 feet). 1 B.3 Alpine boulder and rock field, No potential. The PSB is outside of the Subalpine coniferous forest, Upper elevational range for this species (8005 montane coniferous forest, Rocky - 11810 feet). 2B.3 Joshua tree "woodland", Pinyon No potential. The PSB is outside of the and juniper woodland elevational range for this species (2675 - 7875 feet). 1 B.2 Desert dunes No potential. The PSB is outside of the elevational range for this species (410 - 3000 feet). 4.3 Chaparral, Lower montane No potential. The PSB is outside of the coniferous forest, Gravelly elevational range for this species (4005 (sometimes), Sandy (sometimes) - 6005 feet). 4.3 Joshua tree "woodland", Mojavean No potential. The PSB is outside of the desert scrub, Desert washes, elevational range for this species (1920 Flats, Gravelly, Rocky, Sandy, - 5530 feet). Slopes, Washes 2B.2 Mojavean desert scrub, Sonoran Low potential. Suitable habitat is desert scrub, Sandy present in the PSB; however, this species was last seen in 1968 11219378 8 Euphorbia arizonica Euphorbia platysperma Euphorbia revoluta Funastrum crispum Galium angustifolium ssp gracillimum Galium angustifolium ssp jacinticum Heuchera hirsutissima Horsfordia alata Horsfordia newberryi Arizona spurge flat -seeded spurge revolute spurge wavyleaf twinvine slender bedstraw San Jacinto Mountains bedstraw shaggy -haired alumroot pink velvet -mallow Newberry's velvet -mallow Hulsea vestita ssp. callicarpha beautiful hulsea 213.3 Sonoran desert scrub (sandy) 1 B.2 Desert dunes, Sonoran desert scrub (sandy) 4.3 Mojavean desert scrub (rocky) 213.2 Chaparral, Pinyon and juniper woodland 4.2 Joshua tree "woodland", Sonoran desert scrub, Granitic, Rocky 1 B.3 Lower montane coniferous forest 1 B.3 Subalpine coniferous forest, Upper montane coniferous forest, Granitic, Rocky 4.3 Sonoran desert scrub (rocky) 4.3 Sonoran desert scrub (rocky) 4.2 Chaparral, Lower montane coniferous forest, Granitic, Gravelly (sometimes), Rocky (sometimes) approximately 3.5 miles northwest of the PSB. No potential. The PSB is outside of the elevational range for this species (165 - 985 feet). No potential. The PSB is outside of the elevational range for this species (215 - 330 feet). No potential. The PSB is outside of the elevational range for this species (3595 - 10170 feet). No potential. The PSB is outside of the elevational range for this species (3820 - 6035 feet). No potential. The PSB is outside of the elevational range for this species (425 - 5085 feet). No potential. The PSB is outside of the elevational range for this species (4430 - 6890 feet). No potential. The PSB is outside of the elevational range for this species (4985 - 11485 feet). No potential. The PSB is outside of the elevational range for this species (330 - 1640 feet). Moderate potential. Suitable habitat is present in the PSB. Occurrence data is not available. No potential. The PSB is outside of the elevational range for this species (3000 - 10005 feet). 11219378 9 Jaffueliobryum raui Rau's jaffueliobryum moss 213.3 Alpine dwarf scrub, Chaparral, No potential. The PSB is outside of the Mojavean desert scrub, Sonoran elevational range for this species (1610 desert scrub, Carbonate, Dry, - 6890 feet). Openings, Rock crevices Johnstonella costata ribbed cryptantha 4.3 Desert dunes, Mojavean desert Moderate potential. Suitable habitat is scrub, Sonoran desert scrub, present in the PSB. Occurrence data is Sandy not available. Johnstonella holoptera winged cryptantha 4.3 Mojavean desert scrub, Sonoran No potential. The PSB is outside of the desert scrub elevational range for this species (330 - 5545 feet). Juncus acutus ssp. leopoldii southwestern spiny rush 4.2 Coastal dunes (mesic), Coastal No potential. No marshes, swamps or scrub, Marshes and swamps seeps are present in the PSB. (coastal salt), Meadows and seeps (alkaline seeps) Juncus cooperi Cooper's rush 4.3 Meadows and seeps (mesic, No potential. No marshes, swamps or alkaline or saline) seeps are present in the PSB. Leptosiphon floribundus ssp. Santa Rosa Mountains 1 B.3 Pinyon and juniper woodland, No potential. The PSB is outside of the hallii leptosiphon Sonoran desert scrub elevational range for this species (3280 - 6560 feet). Lilium parryi lemon lily 1 B.2 Lower montane coniferous forest, No potential. The PSB is outside of the Meadows and seeps, Riparian elevational range for this species (4005 forest, Upper montane coniferous - 9005 feet). forest, Mesic Lycium torreyi Torrey's box -thorn 4.2 Mojavean desert scrub, Sonoran Moderate potential. Suitable habitat is desert scrub, desert valleys, present in the PSB. Occurrence data is Rocky, Sandy, Streambanks, not available. Washes Marina orcuttii var. orcuttii California marina 1 B.3 Chaparral, Pinyon and juniper No potential. The PSB is outside of the woodland, Sonoran desert scrub, elevational range for this species (3445 Rocky - 3805 feet). Matelea parvifolia spear -leaf matelea 213.3 Mojavean desert scrub, Sonoran No potential. The PSB is outside of the desert scrub, Rocky elevational range for this species (1445 - 3595 feet). 11219378 10 Mirabilis tenuiloba slender -lobed four o'clock 4.3 Sonoran desert scrub No potential. The PSB is outside of the elevational range for this species (755 - 3595 feet). Nemacaulis denudata var. slender cottonheads 213.2 Coastal dunes, Desert dunes, Moderate potential. Suitable habitat is gracilis Sonoran desert scrub present in the PSB. This species was observed approximately 0.5 mile west of the PSB in 1978. Penstemon californicus California beardtongue 1 B.2 Chaparral, Lower montane No potential. The PSB is outside of the coniferous forest, Pinyon and elevational range for this species (3840 juniper woodland, Sandy - 7545 feet). Penstemon clevelandii var. San Jacinto beardtongue 4.3 Chaparral, Pinyon and juniper No potential. The PSB is outside of the connatus woodland, Sonoran desert scrub, elevational range for this species (1310 Rocky - 4920 feet). Petalonyx linearis narrow -leaf sandpaper- 213.3 Mojavean desert scrub, Sonoran Low potential. Suitable habitat is plant desert scrub, canyons, Rocky present in the PSB; however, the (sometimes), Sandy (sometimes) nearest occurrence is mapped to an uncertain location over 5 miles to the southwest. Phaseolus filiformis slender -stem bean 213.1 Sonoran desert scrub No potential. The PSB is outside of the elevational range for this species (410 - 410 feet). Pseudorontium cyathiferum Deep Canyon snapdragon 213.3 Sonoran desert scrub (rocky) Low potential. Suitable habitat is present in the PSB; however, the nearest occurrences are over 5 miles to the southwest. Saltugilia latimeri Latimer's woodland-gilia 1 B.2 Chaparral, Mojavean desert scrub, No potential. The PSB is outside of the Pinyon and juniper woodland, elevational range for this species (1310 Granitic (often), Rocky - 6235 feet). (sometimes), Sandy (sometimes), Washes (sometimes) Sedum niveum Davidson's stonecrop 4.2 Lower montane coniferous forest, No potential. The PSB is outside of the Subalpine coniferous forest, Upper elevational range for this species (6810 montane coniferous forest, Rocky - 9845 feet). 11219378 11 Selaginella eremophila Senna covesii Sidotheca emarginata Stemodia durantifolia Streptanthus campestris Thysanocarpus rigidus Tragia ramosa Xylorhiza cognata desert spike -moss Cove's cassia white -margined oxytheca purple stemodia southern jewelflower rigid fringepod desert tragia Mecca -aster 213.2 213.2 1 B.3 213.1 1 B.3 1 B.2 4.3 1 B.2 Chaparral, Sonoran desert scrub No potential. The PSB is outside of the (gravelly, rocky) elevational range for this species (655 - 4250 feet). Sonoran desert scrub, Dry, sandy No potential. The PSB is outside of the desert washes and slopes, Dry, elevational range for this species (740 - Sandy, Slopes, Washes 4250 feet). Chaparral, Lower montane coniferous forest, Pinyon and juniper woodland Sonoran desert scrub (often mesic, sandy) Chaparral, Lower montane coniferous forest, Pinyon and juniper woodland, Rocky No potential. The PSB is outside of the elevational range for this species (3935 - 8205 feet). No potential. The PSB is outside of the elevational range for this species (590 - 985 feet). No potential. The PSB is outside of the elevational range for this species (2955 - 7545 feet). Pinyon and juniper woodland, Dry, No potential. The PSB is outside of the Rocky, Slopes elevational range for this species (1970 - 7220 feet). Chenopod scrub, Pinyon and juniper woodland, Rocky Sonoran desert scrub Footnotes: Rankings from CNDDB (January 2023). 2 General habitat, and microhabitat column information, reprinted from CNDDB (January 2023). No potential. The PSB is outside of the elevational range for this species (2955 - 6105 feet). No potential. The PSB is outside of the elevational range for this species (65 - 1310 feet). Status Abbreviations: CRPR: CNPS rankings for rare plants (CNPS 2023a) - 1A = Plants presumed extinct in California; 1 B = Plants rare, threatened or endangered in California and elsewhere; 2 = Plants rare, threatened, or endangered in California, but more common elsewhere; 3 = Plants about which more information is needed (a review list); 4 = Plants of limited distribution (a watch list); n/a = not applicable; Threat Code extensions and their meanings: ".1 - Seriously threatened in California (over 80% of occurrences threatened / high degree and immediacy of threat); .2 — Moderately threatened in California (20-80% of occurrences threatened / moderate degree and immediacy of threat); .3 — Not very threatened in California (<20% of occurrences threatened / low degree and immediacy of threat or no current threats known)" (CDFW 2023a). 11219378 12 Potential to Occur: No potential: Habitat in and adjacent to the PSB is clearly unsuitable for the species requirements (cover, substrate, elevation, hydrology, plant community, site history, disturbance regime). Low potential: Few of the habitat components meeting the species requirements are present, and/or the majority of habitat on and adjacent to the site is unsuitable or of very poor quality. The species is not likely to be found in the PSB. Moderate potential: Some of the habitat components meeting the species requirements are present, and/or only some of the habitat on or adjacent to the site is unsuitable. The species has a moderate probability of being found in the PSB. High potential: All of the habitat components meeting the species requirements are present and/or most of the habitat on or adjacent to the site is highly suitable. The species has a high probability of being found on in the PSB. 11219378 13 3.8 Special Status Wildlife The database scoping detailed in Section 2.1 returned a total of 86 species (Table 2). The potential for sensitive wildlife species to occur was determined based on existing data and the reconnaissance level site visit. Special status species are federally and/or state listed, a CDFW Species of Special Concern, CDFW Fully Protected, on the CDFW Special Animals List, or any combination of these. The Coachella Valley Fringe -toed Lizard (federally threatened and state endangered) is a listed reptile species with a moderate potential to occur within the BSA based on recent nearby observations (Naturalist 2023). In addition, there is one special status rodent species (Coachella Valley Round -tailed Ground Squirrel), six bird species, one other reptile species (Flat -tailed Horned Lizard), and one insect (Coachella Valley Giant Sand Treader Cricket) with a moderate potential to occur (Table 2). The Burrowing Owl is a covered species under the CVMSHCP, but is afforded additional protections under FGC and the MBTA and would require additional minimization measures. According to the CVMSHCP, authorization of take for all species with a moderate potential to occur, except the six bird species, can be obtained through compliance with the CVMSHCP and the LDMF paid to the CVCC (CVCC 2023). Minimization measures to reduce impacts to bird species are included in Section 5. Although compliance with the CVMSHCP authorizes take for the covered species, state and federal regulations could require additional minimization measures in subsequent review of CEQA documents. Terrestrial wildlife observed on site are included in Appendix D, Table D2. A lizard and ground squirrel were briefly observed during the site visit and were not able to be identified to species. A list of all bird species detected during the site visit and their associated breeding codes are presented in Appendix D, Tables D3 and D4. As many neotropical avian species have migrated south by fall, Table D4 is not a comprehensive list of all species that could occur throughout the breeding season. In addition, no protocol - level surveys have been conducted. Based on existing habitat and available data, the BSA may support special status species and does support common species. With implementation of the proposed avoidance and minimization measures (Section 5), in addition to compliance with the CVMSHCP, impacts to special status wildlife species would be less than significant. The Power of Commitment 11219378 14 Table 2 Special Status Wildlife Species Potential to Occur within the Project Study Boundary (PSB) and Biological Study Area (BSA) Mammals Antrozous Pallid Bat None None SSC Deserts, grasslands, shrublands, Low potential. There are no suitable pallidus woodlands and forests. Most common in rocky areas for roosting. Additionally, open, dry habitats with rocky areas for the BSA is highly disturbed. roosting. Roosts must protect bats from high temperatures. Very sensitive to disturbance of roosting sites. Bassariscus Southern None None FP Exploit a variety of habitats such as dry, Low potential. There is not suitable astutus octavus California rocky, brush -covered hillsides or riparian habitat available for this species in Ringtail areas, typically not far from an open water the BSA. source. Dens most often in rock crevices, boulder piles, or talus, but also tree hollows, root cavities, and rural buildings. Rarely use same den for more than a few days. Chaetodipus Dulzura Pocket None None SSC Chaparral, coastal scrub, valley & foothill Low potential. The preferred habitat californicus Mouse grassland. Variety of habitats including types are not present within the BSA. femoralis coastal scrub, chaparral and grassland in San Diego County. Attracted to grass - chaparral edges. Chaetodipus Northwestern None None SSC Coastal scrub, chaparral, grasslands, Low potential. There is no suitable fallax fallax San Diego sagebrush, etc. in western San Diego habitat within the BSA for this Pocket Mouse County. Sandy, herbaceous areas, usually species. Also, the BSA is not within in association with rocks or coarse gravel. San Diego County. Chaetodipus Pallid San None None SSC Desert wash, pinon & juniper woodlands, Low potential. There is not suitable fallax pallidus Diego Pocket Sonoran desert scrub. Desert border areas habitat within the BSA for this Mouse in eastern San Diego County in desert species. Also, the BSA is not within wash, desert scrub, desert succulent scrub, San Diego County. pinyon -juniper, etc. Sandy, herbaceous areas, usually in association with rocks or coarse gravel. The Power of Commitment 11219378 15 Dipodomys Earthquake None None - Chaparral, coastal scrub. Known only from Low potential. No chaparral or merriami Merriams San Diego and Riverside counties. coastal scrub habitat available for collinus Kangaroo Rat Associated with riversidean sage scrub, this species. chaparral, and non-native grassland. Need sandy loam substrates for digging of burrows. Eumops perotis Western Mastiff None None SSC Chaparral, cismontane woodland, coastal Low potential. The BSA does not californicus Bat scrub, valley & foothill grassland. Many contain suitable roosting habitat. open, semi -arid to and habitats, including conifer and deciduous woodlands, coastal scrub, grasslands, chaparral, etc. Roosts in crevices in cliff faces, high buildings, trees and tunnels. Lasiurus Western Yellow None None SSC Found in valley foothill riparian, desert Low potential. Although the BSA is in xanthinus Bat riparian, desert wash, and palm oasis proximity to limited riparian habitat habitats. Roosts in trees, particularly palms. within the Whitewater River, there is Forages over water and among trees. no palm trees available for roosting. Neotoma Colorado Valley None None - Sonoran desert scrub. Low-lying desert Low potential. The BSA does not albigula venusta Woodrat areas in southeastern California. Closely contain succulent plants, or beaver - associated with beaver -tail cactus and tail cactus for foraging. mesquite. Intolerant of cold temps. Eats mainly succulent plants. Distribution influenced by abundance of nest building material. Neotoma lepida San Diego None None SSC Coastal scrub of Southern California from Low potential. No moderate to dense intermedia Desert Woodrat San Diego County to San Luis Obispo canopy, or coastal scrub present in County. Moderate to dense canopies the BSA. preferred. They are particularly abundant in rock outcrops, rocky cliffs, and slopes. Nyctinomops Pocketed Free- None None SSC Joshua tree woodland, pinon & juniper Low potential. There is not femorosaccus tailed Bat woodlands, riparian scrub, Sonoran desert woodland, scrub, or rocky areas with scrub. Variety of arid areas in Southern high cliffs habitat types available in California; pine -juniper woodlands, desert the BSA for this species. scrub, palm oasis, desert wash, desert riparian, etc. Rocky areas with high cliffs. 11219378 16 Ovis canadensis Desert Bighorn None None FP Alpine, alpine dwarf scrub, chaparral, nelsoni Sheep chenopod scrub, Great Basin scrub, Mojavean desert scrub, Montane dwarf scrub, pinon & juniper woodlands, riparian woodland, Sonoran desert scrub. Widely distributed from the White Mtns in Mono Co. to the Chocolate Mts in Imperial Co. Open, rocky, steep areas with available water and herbaceous forage. Ovis canadensis Peninsular FE ST FP Eastern slopes of the Peninsular Ranges nelsoni pop. 2 Bighorn Sheep below 4,600 ft elevation. This DPS of the DPS subspecies inhabits the Peninsular Ranges in southern California from the San Jacinto Mountains south to the US -Mexico International Border. Optimal habitat includes steep walled canyons and ridges bisected by rocky or sandy washes, with available water. Perognathus Palm Springs None None SSC Desert wash, Sonoran desert scrub. Desert longimembris Pocket Mouse riparian, desert scrub, desert wash and bangsi sagebrush habitats. Most common in creosote -dominated desert scrub. Rarely found on rocky sites. Occurs in all canopy coverage classes. Perognathus Los Angeles None None SSC Coastal scrub. Lower elevation grasslands longimembris Pocket Mouse and coastal sage communities in and brevinasus around the Los Angeles Basin. Open ground with fine, sandy soils. May not dig extensive burrows, hiding under weeds and dead leaves instead. Taxidea taxus American None None SSC Most abundant in drier open stages of most Badger shrub, forest, and herbaceous habitats, with friable soils. Needs sufficient food, friable soils and open, uncultivated ground. Preys on burrowing rodents. Digs burrows. No potential. There is no suitable habitat available within the BSA. The proximity to roads and human development is not suitable. No potential. There is no suitable habitat available within the BSA. The proximity to roads and human development is not suitable. Low potential. There is suitable creosote habitat for this species. However, there are no recorded observations nearby (CDFW 2022, iNaturalist 2023). Low potential. Coastal scrub is not present within the BSA. The BSA is outside of the Los Angeles Basin. Low potential. The BSA does not contain suitable habitat for this species, and the fragmentation is not suitable. 11219378 17 Xerospermophil us tereticaudus chlorus Birds Accipiter cooperii Accipiter striatus Aquila chrysaetos Ardea albs Palm Springs Round -tailed Ground Squirrel Coopers Hawk Sharp -shinned Hawk None None None Golden Eagle None Great Egret None None None None None None SSC WL r� Chenopod scrub, Sonoran desert scrub. Restricted to the Coachella Valley. Prefers desert succulent scrub, desert wash, desert scrub, alkali scrub, and levees. Prefers open, flat, grassy areas in fine -textured, sandy soil. Density correlated with winter rainfall. Cismontane woodland, riparian forest, riparian woodland, upper montane coniferous forest. Woodland, chiefly of open, interrupted or marginal type. Nest sites mainly in riparian growths of deciduous trees, as in canyon bottoms on river flood -plains; also, live oaks. Cismontane woodland, lower montane coniferous forest, riparian forest, riparian woodland. Ponderosa pine, black oak, riparian deciduous, mixed conifer, and Jeffrey pine habitats. Prefers riparian areas. North -facing slopes with plucking perches are critical requirements. Nests usually within 275 ft of water. FP I WL Rolling foothills, mountain areas, sage - juniper flats, and desert. Cliff -walled canyons provide nesting habitat in most parts of range; also, large trees in open areas. Brackish marsh, estuary, freshwater marsh, marsh & swamp, riparian forest, wetland. Colonial nester in large trees. Rookery sites located near marshes, tide -flats, irrigated pastures, and margins of rivers and lakes. Moderate potential. The BSA contains some of the preferred habitat types. There is an observation on the CNDDB 0.25 miles of the BSA from 2002 (CDFW 2022). The BSA is within 0.25 miles of areas predicted to have occupancy from a habitat suitability model (CVAG 2022). Moderate potential. There are observations nearby (within 0.5 miles; eBird 2023). However, there is no nesting habitat available within the BSA for this species. The species may occur in riparian habitat areas in and around the Whitewater River. Low potential. There is not suitable forested or riparian habitat available within the BSA. Low potential. No canyons or large trees available for nesting within the BSA. Low potential. There is not suitable habitat within the BSA for this species. 11219378 18 Ardea herodias Great Blue None None - Brackish marsh, estuary, freshwater marsh, Heron marsh & swamp, riparian forest, wetland. Colonial nester in tall trees, cliffsides, and sequestered spots on marshes. Rookery sites in close proximity to foraging areas: marshes, lake margins, tide -flats, rivers and streams, wet meadows. Asio otus Long-eared Owl None None SSC Cismontane woodland, Great Basin scrub, riparian forest, riparian woodland, upper montane coniferous forest. Riparian bottomlands grown to tall willows and cottonwoods; also, belts of live oak paralleling stream courses. Require adjacent open land, productive of mice and the presence of old nests of crows, hawks, or magpies for breeding. Athene Burrowing Owl None None SSC Coastal prairie, coastal scrub, Great Basin cunicularia grassland, Great Basin scrub, Mojavean desert scrub, Sonoran desert scrub, valley & foothill grassland. Open, dry annual or perennial grasslands, deserts, and scrublands characterized by low -growing vegetation. Subterranean nester, dependent upon burrowing mammals, most notably, the California ground squirrel. Botaurus American None None - Brackish marsh, freshwater marsh, salt lentiginosus Bittern marsh. Freshwater and slightly brackish marshes. Also in coastal saltmarshes. Dense reed beds. Low potential. There is not suitable habitat within the BSA for this species. Low potential. There is not suitable habitat within the BSA for this species. Moderate potential. There are recorded observations within 0.5 miles of the BSA (eBird 2023). In La Quinta, there are public observations at three locations from the years 2017 and 2018 (eBird 2023). Additionally, ground squirrels and many burrows were present, which provide habitat for this species. The BSA is considered to have highly suitable habitat (CDFW 2016). The nearest records on the CNDDB are approximately three miles away, and are from 1927 to 2007 (CDFW 2022). No potential. No suitable marsh habitat available. 11219378 19 Buteo regalis Ferruginous None None WL Great Basin grassland, Great Basin scrub, Hawk Pinon & juniper woodlands, valley & foothill grassland. Open grasslands, sagebrush flats, desert scrub, low foothills and fringes of pinyon and juniper habitats. Eats mostly lagomorphs, ground squirrels, and mice. Population trends may follow lagomorph population cycles. Calypte costae Costas None None - Desert riparian, desert and and scrub Hummingbird foothill habitats. Chaetura vauxi Vauxs Swift None None SSC Redwood, Douglas -fir, and other coniferous forests. Nests in large hollow trees and snags. Often nests in flocks. Forages over most terrains and habitats but shows a preference for foraging over rivers and lakes. Charadrius Mountain Plover None None SSC Chenopod scrub, Valley & foothill montanus grassland, Short grasslands, freshly plowed fields, newly sprouting grain fields, and sometimes sod farms. Short vegetation, bare ground, and flat topography. Prefers grazed areas and areas with burrowing rodents. Chlidonias niger Black Tern None None SSC Freshwater marsh, Great Basin standing waters, wetland. Freshwater lakes, ponds, marshes and flooded ag fields. At coastal lagoons and estuaries during migration. Breeding range reduced. Breeds primarily in Modoc Plateau region, with some breeding in Sacramento and San Joaquin valleys. Low potential. Marginally suitable habitat available for this species within the BSA. Observations are approximately five miles away (eBird 2023). Moderate potential. There is an observation within a vacant lot within 0.25 miles of the BSA (eBird 2023). Low potential. There is no suitable forested habitat within the BSA for this species. Low potential. There are no grazed areas within the BSA. No observations nearby (eBird 2023). Low potential. There is no suitable aquatic habitat present within the BSA. 11219378 20 Circus Northern Harrier None None SSC Coastal scrub, Great Basin grassland, hudsonius marsh & swamp, riparian scrub, valley & foothill grassland, wetland. Coastal salt and freshwater marsh. Nest and forage in grasslands, from salt grass in desert sink to mountain cienagas. Nests on ground in shrubby vegetation, usually at marsh edge; nest built of a large mound of sticks in wet areas. Contopus Olive -sided None None SSC Lower montane coniferous forest, redwood, cooperi Flycatcher upper montane coniferous forest. Nesting habitats are mixed conifer, montane hardwood -conifer, Douglas -fir, redwood, red fir and lodgepole pine. Most numerous in montane conifer forests where tall trees overlook canyons, meadows, lakes or other open terrain. Egretta thula Snowy Egret None None - Marsh & swamp, meadow & seep, riparian forest, riparian woodland, wetland. Colonial nester, with nest sites situated in protected beds of dense tules. Rookery sites situated close to foraging areas: marshes, tidal -flats, streams, wet meadows, and borders of lakes. Empidonax Little Willow None SE - Meadow & seep, riparian woodland. traillii brewsteri Flycatcher Mountain meadows and riparian habitats in the Sierra Nevada and Cascades. Nests near the edges of vegetation clumps and near streams. Empidonax Southwestern FE SE - Riparian woodlands in Southern California. traillii extimus Willow Flycatcher Low potential. There is not suitable foraging or nesting habitat within the BSA for this species. Low potential. There is no suitable nesting habitat within the BSA. Low potential. There is not highly suitable habitat available within the BSA for this species. Low potential. There is not highly suitable habitat available within the BSA for this species. Low potential. No suitable habitat available within the BSA for this species. No observations nearby (eBird 2023). 11219378 21 Eremophila California None None WL alpestris actia Horned Lark Falco Prairie Falcon None None WL mexicanus Falco American Delisted Delisted FP peregrinus Peregrine anatum Falcon Hydroprogne Caspian Tern None None - caspia Icteria virens Yellow -breasted None None SSC Chat Lanius Loggerhead None None SSC ludovicianus Shrike Marine intertidal & splash zone communities, meadow & seep. Coastal regions, chiefly from Sonoma County to San Diego County. Also main part of San Joaquin Valley and east to foothills. Short - grass prairie, "bald" hills, mountain meadows, open coastal plains, fallow grain fields, alkali flats. Great Basin grassland, Great Basin scrub, Mojavean desert scrub, Sonoran desert scrub, valley & foothill grassland. Inhabits dry, open terrain, either level or hilly. Breeding sites located on cliffs. Forages far afield, even to marshlands and ocean shores. Low potential. The BSA does not contain suitable habitat for this species. Low potential. There is no cliff habitat for breeding, or preferred foraging habitats within the BSA. Near wetlands, lakes, rivers, or other water; Low potential. No suitable aquatic on cliffs, banks, dunes, mounds; also, habitat within or nearby the BSA. human -made structures. Nest consists of a scrape or a depression or ledge in an open site. Nests on sandy or gravelly beaches and shell banks in small colonies inland and along the coast. Inland freshwater lakes and marshes; also, brackish or salt waters of estuaries and bays. Riparian forest, riparian scrub, riparian woodland. Summer resident; inhabits riparian thickets of willow and other brushy tangles near watercourses. Nests in low, dense riparian, consisting of willow, blackberry, wild grape; forages and nests within 10 ft of ground. Broken woodlands, savannah, pinyon - juniper, Joshua tree, and riparian woodlands, desert oases, scrub and washes. Prefers open country for hunting, with perches for scanning, and fairly dense shrubs and brush for nesting. Low potential. No suitable aquatic habitat within or nearby the BSA. Low potential. The BSA does not contain suitable riparian habitat for this species. Low potential. The BSA does not provide highly suitable habitat for this species. Recent observations nearby are sparse (eBird 2023). 11219378 22 Larus California Gull None None WL Littoral waters, sandy beaches, waters and Low potential. No suitable aquatic californicus shorelines of bays, tidal mud -flats, marshes, habitat within or nearby the BSA. lakes, etc. Colonial nester on islets in large interior lakes, either fresh or strongly alkaline. Leiothlypis Lucys Warbler None None SSC Riparian woodland. Primarily along lower Low potential. The BSA does not luciae Colorado River Valley and the washes and contain suitable riparian habitat for arroyos emptying into it, with occasional this species. occurrences throughout the Sonoran and Mojave deserts. Partial to thickets of mesquite, riparian scrub and even stands of tamarisk. Melozone aberti Aberts Towhee None None - Desert wash, riparian woodland. Desert Moderate potential. There are riparian and desert wash habitats in the recorded public observations within lower Colorado River Valley, also the 0.5 miles of the BSA (eBird 2023). Imperial and Coachella valleys. Frequents dense vegetation, thickets of willow, cottonwood, mesquite, and saltcedar. Numenius Long -billed None None WL Great Basin grassland, meadow & seep. Low potential. The BSA does not americanus Curlew Breeds in upland shortgrass prairies and provide suitable habitat for this wet meadows in northeastern California. species. Habitats on gravelly soils and gently rolling terrain are favored over others. Pandion Osprey None None WL Riparian forest, Ocean shore, bays, No potential. There is no suitable haliaetus freshwater lakes, and larger streams. Large aquatic habitat needed for foraging nests built in tree -tops within 15 miles of a within or nearby the BSA. good fish -producing body of water. Passercu/us Bryants None None SSC Open fields, meadows, salt marshes, Low potential. No suitable habitat sandwichensis Savannah prairies, dunes, shores. Over most of range, types are present. alaudinus Sparrow found in open meadows, pastures, edges of marshes, alfalfa fields, pastures; also tundra in summer, shores and weedy vacant lots in winter. Passerculus Large -billed None None SSC Wetland. Breeds along the Colorado River Low potential. No wetland habitat sandwichensis Savannah delta in Mexico; winters at the Salton Sea. available for this species within the rostratus Sparrow Saline emergent wetlands at the Salton Sea BSA. and southern coast. 11219378 23 Piranga rubra Summer None None SSC Riparian forest. Summer resident of desert Tanager riparian along lower Colorado River, and locally elsewhere in California deserts. Requires cottonwood -willow riparian for nesting and foraging; prefers older, dense stands along streams. Polioptila Coastal FT None SSC Coastal bluff scrub, coastal scrub. Obligate, californica California permanent resident of coastal sage scrub californica Gnatcatcher below 2500 ft in Southern California. Low, coastal sage scrub in arid washes, on mesas and slopes. Not all areas classified as coastal sage scrub are occupied. Polioptila Black -tailed None None WL Mojavean desert scrub, Sonoran desert melanura Gnatcatcher scrub. Primarily inhabits wooded desert wash habitats; also occurs in desert scrub habitat, especially in winter. Nests in desert washes containing mesquite, palo verde, ironwood, acacia; absent from areas where salt cedar introduced. Pyrocephalus Vermilion None None SSC Marsh & swamp, riparian forest, riparian rubinus Flycatcher scrub, riparian woodland, wetland. During nesting, inhabits desert riparian adjacent to irrigated fields, irrigation ditches, pastures, and other open, mesic areas. Nest in cottonwood, willow, mesquite, and other large desert riparian trees. Rallus obsoletus Yuma Ridgways FIE ST FP Freshwater marsh, Marsh & swamp, yumanensis Rail Wetland. Nests in freshwater marshes along the Colorado River and along the south and east ends of the Salton Sea. Prefers stands of cattails and tules dissected by narrow channels of flowing water; principal food is crayfish. Low potential. The BSA does not contain cottonwood -willow riparian habitat. Low potential. There is not coastal habitat available within the BSA for this species. Moderate potential. The BSA contains desert scrub habitat. There are public observations recorded within 0.75 miles of the BSA (eBird 2023). Moderate potential. There are recorded observations within 0.5 miles of the BSA, with the most recent being in January 2023 (eBird 2023). No potential. No marsh habitat available within the BSA. 11219378 24 Selasphorus Rufous None None rufus Hummingbird Setophaga Yellow Warbler None None SSC petechia Spinus Lawrences None None lawrencei Goldfinch Spizella breweri Brewers None None Sparrow Toxostoma Crissal None None SSC crissale Thrasher North coast coniferous forest, old growth. Breeds in Transition life zone of northwest coastal area from Oregon border to southern Sonoma County. Nests in berry tangles, shrubs, and conifers. Favors habitats rich in nectar -producing flowers. Riparian plant associations in close proximity to water. Also nests in montane shrubbery in open conifer forests in Cascades and Sierra Nevada. Frequently found nesting and foraging in willow shrubs and thickets, and in other riparian plants including cottonwoods, sycamores, ash, and alders. Broadleaved upland forest, chaparral, pinon & juniper woodlands, riparian woodland. Nests in open oak or other and woodland and chaparral, near water. Nearby herbaceous habitats used for feeding. Closely associated with oaks. East of Cascade -Sierra Nevada crest, mountains and high valleys of Mojave Desert, and mountains at southern end of San Joaquin Valley. For nesting they prefer high sagebrush plains, slopes and valley with Great Basin sagebrush and antelope brush. Riparian woodland. Resident of southeastern deserts in desert riparian and desert wash habitats. Nests in dense vegetation along streams/washes; mesquite, screwbean mesquite, ironwood, catclaw, acacia, arrowweed, willow. Low potential. There is not suitable habitat for this species within the BSA. Low potential. There is not suitable riparian habitat available for this species within the BSA. Low potential. The preferred habitat types are not available for this species within the BSA. Low potential. The BSA does not contain suitable mountainous or valley habitat for this species. Low potential. The BSA does not contain suitable riparian habitat for this species. 11219378 25 Toxostoma Le Contes None None SSC Desert wash, Mojavean desert scrub, lecontei Thrasher Sonoran desert scrub. Desert resident; primarily of open desert wash, desert scrub, alkali desert scrub, and desert succulent scrub habitats. Commonly nests in a dense, spiny shrub or densely branched cactus in desert wash habitat, usually 2-8 feet above ground. Vireo bellii Least Bells FE SE - Riparian forest, riparian scrub, riparian pusillus Vireo woodland. Summer resident of Southern California in low riparian in vicinity of water or in dry river bottoms; below 2000 ft. Nests placed along margins of bushes or on twigs projecting into pathways, usually willow, Baccharis, mesquite. Vireo vicinior Gray Vireo None None SSC Dry chaparral; west of desert, in chamise- dominated habitat; mountains of Mojave Desert, associated with juniper and Artemisia. Forage, nest, and sing in areas formed by a continuous growth of twigs, 1-5 ft above ground. Xanthocephalus Yellow -headed None None SSC Marsh & swamp, wetland. Nests in xanthocephalus Blackbird freshwater emergent wetlands with dense vegetation and deep water. Often along borders of lakes or ponds. Nests only where large insects such as Odonata are abundant, nesting timed with maximum emergence of aquatic insects. Reptiles Low potential. The BSA may contain suitable shrub habitat for this species. There are no recent or nearby recorded observations (eBird 2023). Low potential. There are observations from 2022 approximately 4.5 miles west of the BSA (eBird 2022). The BSA does not contain riparian habitat. Low potential. The BSA does not contain suitable habitat or features for this species. No potential. The BSA does not contain wetland habitat for this species. 11219378 26 Anniella Southern None None SSC Broadleaved upland forest, chaparral, Low potential. The BSA does not stebbinsi California coastal dunes, coastal scrub. Generally contain the suitable habitat types for Legless Lizard south of the Transverse Range, extending this species. to northwestern Baja California. Occurs in sandy or loose loamy soils under sparse vegetation. Disjunct populations in the Tehachapi and Piute Mountains in Kern County. Variety of habitats; generally in moist, loose soil. They prefer soils with a high moisture content. Aspidoscelis Coastal Whiptail None None SSC Found in deserts and semi -arid areas with Low potential. This subspecies' tigris stejnegeri sparse vegetation and open areas. Also range is closer to the coast, which is found in woodland and riparian areas. outside of the BSA (California Herps Ground may be firm soil, sandy, or rocky. 2023). Coleonyx San Diego None None SSC Chaparral, coastal scrub. Coastal and Low potential. No rocky outcrops in variegatus Banded Gecko cismontane Southern California. Found in coastal scrub or chaparral habitats abbotti granite or rocky outcrops in coastal scrub available within the BSA. and chaparral habitats. Crotalus ruber Red -diamond None None SSC Chaparral, woodland, grassland, and desert Low potential. The BSA contains Rattlesnake areas from coastal San Diego County to the only marginally suitable habitat for eastern slopes of the mountains. Occurs in this species. There are no rocky rocky areas and dense vegetation. Needs areas present. rodent burrows, cracks in rocks or surface cover objects. Gopherus Desert Tortoise FT ST - Joshua tree woodland, Mojavean desert Low potential. There was a juvenile agassizii scrub, Sonoran desert scrub. Most common shell found in 2017 approximately in desert scrub, desert wash, and Joshua 0.25 miles from the BSA (iNaturalist tree habitats; occurs in almost every desert 2023). There are other recent habitat. Require friable soil for burrow and observations surrounding the vicinity nest construction. Creosote bush habitat of the BSA (iNaturalist 2023). with large annual wildflower blooms Records on the CNDDB are preferred. generally more northwest to southeast, though the nearest are seven to 11 miles in either direction (CDFW 2023). No sign of Desert Tortoise was observed during the site visit. The level of human 11219378 27 Phrynosoma Coast Horned None None SSC Frequents a wide variety of habitats, most blainvillii Lizard common in lowlands along sandy washes with scattered low bushes. Open areas for sunning, bushes for cover, patches of loose soil for burial, and abundant supply of ants and other insects. Phrynosoma Flat -tailed None None SSC Desert dunes, Mojavean desert scrub, mcallii Horned Lizard Sonoran desert scrub. Restricted to desert washes and desert flats in central Riverside, eastern San Diego, and Imperial counties. Critical habitat element is fine sand, into which lizards burrow to avoid temperature extremes; requires vegetative cover and ants. Salvadora Coast Patch- None None SSC Coastal scrub. Brushy or shrubby hexalepis nosed Snake vegetation in coastal Southern California. virgultea Require small mammal burrows for refuge and overwintering sites. disturbance and Common Raven presence is not suitable for this species, and it is unlikely for them to occur. Low potential. The BSA does not contain highly suitable habitat. Observations recorded over five miles away (iNaturalist 2023). Moderate potential. There are many observations within the vicinity of the Project, the nearest one is approximately 0.5 miles from the BSA (iNaturalist 2023). Suitable habitat is present within the BSA for this species. Low potential. There is not coastal scrub habitat within the BSA. 11219378 28 Uma inornata Coachella FT SE - Desert dunes, desert wash. Limited to Moderate potential. The BSA Valley Fringe- sandy areas in the Coachella Valley, contains loose, windblown sand, with toed Lizard Riverside County. Requires fine, loose, widely spaced desert shrubs. The windblown sand (for burrowing), BSA is outside of critical habitat, and interspersed with hardpan and widely- population centers are known to be spaced desert shrubs. The species' habitat more north of the BSA and closer to is characterized by active dunes, the 1-10 (Vandergast et al. 2015). surrounded by stabilized dunes and desert However, there are many recent scrub (Vandergast et al. 2015). observations surrounding the BSA within urban developed areas (iNaturalist 2023). The most recent observation is from February 2023 approximately 1.5 miles from the BSA (iNaturalist 2023). Additionally, there are records on the CNDDB from the late 1960's to 1970's (CDFW 2023). Amphibians ir Batrachoseps Desert Slender FE SE - Desert wash, limestone, talus slope. Known Low potential. The BSA does not major aridus Salamander only from Hidden Palm Canyon and provide suitable dampened habitat Guadalupe Creek, Riverside County, in for this species. barren, palm oasis, desert wash, and desert scrub. Occurs under limestone sheets, rocks, and talus, usually at the base of damp, shaded, north and west -facing walls. Lithobates Lowland None None SSC Were found along the Colorado River and in No potential. No suitable aquatic yavapaiensis Leopard Frog streams near the Salton Sea. habitat available for this species. Fish -- Cyprinodon Desert Pupfish FIE SE - Aquatic, artificial flowing waters, artificial No potential. No aquatic habitat macularius standing waters, Colorado River basin within the BSA. flowing waters, Colorado River basin standing waters. Desert ponds, springs, marshes and streams in Southern California. Can live in salinities from freshwater to 68 ppt; can withstand temps from 9 - 45 C and dissolved oxygen levels down to 0.1 ppm. 11219378 29 Insects Bombus crotchii Danaus plexippus Dinacoma caseyi Euparagia unidentata Euphydryas editha quino Habropoda pallida Hesperopsis gracielae Crotch Bumble Bee Monarch Butterfly — California Overwintering, Pop. 1 Caseys June Beetle Algodones Euparagia Wasp Quino Checkerspot Butterfly White Faced Bee Macneills Sootywing None CE FC None FE None None None FE None None None None Coastal California east to the Sierra - Cascade crest and south into Mexico. Food plant genera include Antirrhinum, Phacelia, Clarkia, Dendromecon, Eschscholzia, and Eriogonum. Fields, roadside areas, open areas, wet areas or urban gardens. This species only lays eggs on milkweed. Overwintering tree habitat includes eucalyptus, Monterey pine, Monterey cypress, western sycamore, coast redwood, and coast live oak trees. Desert wash, Mojavean desert scrub. Found only in two populations in a small area of southern Palm Springs. Found in sandy soils; the females live underground and only come to the ground surface to mate. Desert dunes. Endemic to the Algodones Dunes in Imperial County. Chaparral, coastal scrub. Sunny openings within chaparral and coastal sage shrublands in parts of Riverside and San Diego counties. Hills and mesas near the coast. Need high densities of food plants Plantago erecta, P. insularis, and Orthocarpus purpurescens. Desert dunes. Endemic to the Algodones Dunes in Imperial County. None - Found in well -watered lowland areas along the Colorado River and extending west into the Coachella Valley. Atriplex lentiformis is the only known host plant. Low potential. The BSA does not provide suitable habitat for this species. No potential. There are no suitable overwintering trees within the BSA. Low potential. There is an observation approximately 1.5 miles north of the BSA (iNaturalist 2023). The BSA is outside of the range (USFWS 2022). Low potential. Only marginally suitable dune habitat present. Low potential. The BSA is not near the coast. Low potential. The BSA is not within Imperial County. Low potential. There are Atriplex lentiformis observations on the edges of the PSB from 2019 (iNaturalist 2023). However, the BSA is not well -watered. 11219378 30 Juniperella Juniper Metallic None None - Larvae develop in juniper in Santa Rosa No potential. The BSA is not within mirabilis Wood -boring Mts. in Southern California. the Santa Rosa Mountains, and Beetle there's no juniper in the BSA. Macrobaenetes Coachella Giant None None - Desert dunes. Known from the sand dune Moderate potential. There is an valgum Sand Treader ridges in the vicinity of Coachella Valley. observation within 0.25 miles of the Cricket Population size regulated by amount of BSA (iNaturalist 2023). annual rainfall; some spots favor permanent habitation where springs dampen sand. Oliarces clara Cheeseweed None None - Sonoran desert scrub. Inhabits the lower Low potential. The larval host Owlfly Colorado River drainage. Found under species (Larrea tridentata) is (Cheeseweed rocks or in flight over streams. Larrea documented within the PSB Moth Lacewing) tridentata is the suspected larval host. (iNaturalist 2023). There is an observation approximately 6 miles from the BSA (iNaturalist 2023). Habitat within the BSA is marginally suitable. Stenopelmatus Coachella None None - Desert dunes. Inhabits a small segment of Low potential. The BSA contains cahuilaensis Valley the sand and dune areas of the Coachella marginally suitable habitat, but is not Jerusalem Valley, in the vicinity of Palm Springs. in close proximity to Mt San Jacinto. Cricket Found in the large, undulating dunes piled up at the north base of Mt San Jacinto. Mollusks Anodonta California None None - Aquatic. Freshwater lakes and slow -moving No potential. No aquatic habitat californiensis Floater streams and rivers. Taxonomy under review within the Project footprint. by specialists. Generally in shallow water. Eremarionta Thousand None None - Information on this species is very limited. Low potential. No suitable millepalmarum Palms Desert snails typically exist in areas with temperature refugia available for this Desertsnail habitat to escape temperatures higher than species. 93 degrees Fahrenheit, such as under rocks or in the mountains. Footnotes: 1 Rankings from CNDDB (January 2023). 2 General habitat, and microhabitat column information, reprinted from CNDDB (January 2023). 11219378 31 Other Statuses (other federal or state listings may include): CDFW FP (CDFW Fully Protected Animal): "This classification was the State of California's initial effort to identify and provide additional protection to those animals that were rare or faced possible extinction. Lists were created for fish, amphibians and reptiles, birds and mammals. Most of the species on these lists have subsequently been listed under the state and/or federal endangered species acts." (CDFW 2023c); CDFW SSC (CDFW Species of Special Concern): "It is the goal and responsibility of the Department of Fish and Wildlife to maintain viable populations of all native species. To this end, the Department has designated certain vertebrate species as 'Species of Special Concern' because declining population levels, limited ranges, and/or continuing threats have made them vulnerable to extinction. The goal of designating species as 'Species of Special Concern' is to halt or reverse their decline by calling attention to their plight and addressing the issues of concern early enough to secure their long-term viability" (CDFW 2023c); CDFW WL (California Department of Fish and Wildlife Watch List): "The CDFW maintains a list consisting of taxa that were previously designated as "Species of Special Concern" but no longer merit that status, or which do not yet meet SSC criteria, but for which there is concern and a need for additional information to clarify status" (CDFW 2023c). Potential to Occur: No potential: Habitat in and adjacent to the PSB is clearly unsuitable for the species requirements (cover, substrate, elevation, hydrology, plant community, site history, disturbance regime). Low potential: Few of the habitat components meeting the species requirements are present, and/or the majority of habitat on and adjacent to the site is unsuitable or of very poor quality. The species is not likely to be found in the PSB. Moderate potential: Some of the habitat components meeting the species requirements are present, and/or only some of the habitat on or adjacent to the site is unsuitable. The species has a moderate probability of being found in the PSB. High potential: All of the habitat components meeting the species requirements are present and/or most of the habitat on or adjacent to the site is highly suitable. The species has a high probability of being found on in the PSB. Present: Detected or documented on -site. 11219378 32 4. Discussion Based on the reconnaissance -level site visit on February 4, 2023, and review of existing data, the BSA may provide suitable habitat for special status wildlife species. In addition, several common avian species were observed on -site that are protected by the MBTA and FGC (Appendix D, Table D2 and D4). Vegetation within and directly adjacent to the BSA could provide suitable nesting habitat for migratory bird species, and other common terrestrial species. No special status plant species were observed during the site visit on February 4, 2023 (Appendix D, Table D1); however, no protocol level surveys have been conducted and the site visit was outside of the blooming season for some plant species with potential to occur in the PSB. Protocol level surveys will be required to determine if special status plants are present. No SNCs were observed during the site visit. Since the Project is within the CVMSHCP's boundaries, and within an authorized take area, mitigation for four special status species would be accounted for with compliance with the CVMSHCP and through purchase of LDMF's from the CVCC (CVCC 2023). However, the CVMSHCP does not cover the six special status bird species with a moderate potential to occur, nor birds protected by the MBTA and FGC. Additional measures are recommended in Section 5 for these bird species. 5. Proposed Avoidance and Minimization Measures All Conservation Measures that are applicable within Section 4.4 (Required Avoidance, Minimization, and Mitigation Measures) and Section 9 (Species Accounts and Conservation Measures) of the CVMSHCP should be implemented by the Project to minimize impacts to plant and wildlife species within the HCP's jurisdiction (CVMSHCP 2016). Specifically, species with a moderate potential to occur that are encompassed within the CVMSHCP include: Palm Springs Round -tailed Ground Squirrel, Burrowing Owl, Flat -tailed Horned Lizard, Coachella Valley Fringe -tailed Lizard, and the Coachella Giant Sand Treader Cricket (CDFW 2023b). In addition, the following measures are recommended for implementation to reduce impacts to a less than significant level. 5.1 Measure 1310-1: Worker Environmental Awareness Training An environmental training program should be developed and presented by a qualified biologist to all crew members prior to the beginning of all Project construction. The training should describe special -status plant and wildlife species and sensitive habitats that could occur within the BSA, protection afforded to these species and habitats, and avoidance and minimization measures required to avoid and/or minimize impacts from the project. All new construction personnel should receive this training before beginning work on this project. A copy of the training and training materials should be provided to construction crew for review and approval at least 30 days prior to the start of construction. As needed, in -field training should be provided to new on -site construction personnel by the qualified biologist or a qualified individual who should be identified by the qualified biologist, or initial training should be recorded and replayed for new personnel. 5.2 Measure 1310-2: Protect Special Status Plants Avoidance measures for special status plant species are addressed collectively for all species. Impacts to special -status plant species present or likely to be present onsite shall be minimized, avoided, and (if necessary) compensated by complying with the following: - Seasonally appropriate pre -construction surveys for special status plant species should occur prior to construction within the planned area of disturbance for the project, during the appropriate blooming time (spring and summer) for the target species. Survey methods should comply with CDFW rare plant survey protocols and should be performed by a qualified field botanist. Surveys The Power of Commitment 11219378 33 should be modified to include detection of juvenile (pre -flowering) colonies of perennial species when necessary. Any populations of special status plant species that are detected should be mapped. Populations should be flagged if avoidance is feasible and if populations are located adjacent to construction areas. - The locations of any special status plant populations to be avoided should be clearly identified in the contract documents (plans and specifications). - If special status plant populations are detected where construction would have unavoidable impacts, a compensatory conservation plan should be prepared and implemented in coordination with CDFW. Such plans may include salvage, propagation, on -site reintroduction in restored habitats, and monitoring. 5.3 Measure Bio-3: General Measures for Plants and Wildlife - When working in the dune habitat areas, the number of access routes, number and size of staging areas, and the total area of the activity should be limited to the minimum necessary to achieve the project goal. Routes and boundaries outside of normal access roads should be clearly delineated through fencing or flagging. - Food, trash, and other solid wastes should be disposed of in Common Raven proof/wildlife proof, covered refuse containers and regularly removed from the various structures and facilities on a daily basis to avoid offsite dispersal of waste and to avoid attracting wildlife onto the project site. Following covered activity work, all trash and debris should be removed from the work area. - Construction work should avoid direct destruction of burrows through chaining (dragging a heavy chain over an area to remove shrubs), disking, cultivation, and urban, industrial, or agricultural development. - Project -related excavations greater than 6 inches deep should be secured to prevent wildlife entry and entrapment. Holes and trenches should be back -filled, securely covered, or fenced. Excavations that cannot be fully secured should incorporate appropriate wildlife ramp(s) at a slope of no more than a 3:1 ratio (horizontal: vertical, equivalent to a 33.3 percent or 18.4-degree slope), or other means to allow trapped animals to escape. - Personnel on site should be required to check under their vehicles for sensitive species prior to moving them and should exercise caution while driving on the Project site. - Before moving, burying, or capping, inspect for wildlife in any construction pipes, culverts, or similar structures that are stored on the site for 1 or more nights. Alternatively, cap structures before storing on the work site. 5.4 Measure Bio-4: Special Status and Migratory Birds Potential Project impacts to six special status birds and common birds protected by the MBTA and FGC during construction may include visual disturbance, habitat destruction, and noise disturbance. The following measures are proposed to avoid potential impacts. Construction should be conducted, if possible, during the fall and/or winter months and outside of the avian nesting season (generally February 1 — August 31) to avoid any direct effects to protected birds. A qualified ornithologist should conduct pre -construction surveys within the vicinity of the BSA, to check for nesting or burrowing activity of native birds and to evaluate the site for presence of raptors and special status bird species. The ornithologist should conduct at minimum a one -day pre -construction survey within the seven-day period prior to construction activities beginning. If construction work lapses for seven days or longer during the breeding season, a qualified ornithologist should conduct a supplemental avian pre -construction survey before Project work is reinitiated. - If active nests or burrows are detected within the construction footprint or up to 500 feet from construction activities, the ornithologist should flag a buffer around each nest (assuming property access). Construction activities should avoid nest or burrows sites until the ornithologist determines 11219378 34 that the young have fledged or nesting activity has ceased. If nests or burrows are documented outside of the construction (disturbance) footprint, but within 500 feet of the construction area, buffers would be implemented as needed (buffer size dependent on species). Buffer sizes for common species would be determined on a case -by -case basis in consultation with the CDFW and, if applicable, with USFWS. Buffer sizes would consider factors such as: • (1) noise and human disturbance levels at the construction site at the time of the survey and the noise and disturbance expected during the construction activity; • (2) distance and amount of vegetation or other screening between the construction site and the nest; and • (3) sensitivity of individual nesting species and behaviours of the nesting birds. If active nests or burrows are detected during the survey, the qualified ornithologist should monitor all nests or burrows at least once per week to determine whether birds are being disturbed. Activities that might, in the opinion of the qualified ornithologist, disturb nesting activities (e.g., excessive noise), should be prohibited within the buffer zone until such a determination is made. If signs of disturbance or distress are observed, the qualified ornithologist should immediately implement adaptive measures to reduce disturbance. These measures may include, but are not limited to, increasing buffer size, halting disruptive construction activities in the vicinity of the nest until fledging is confirmed or nesting activity has ceased, placement of visual screens or sound dampening structures between the nest and construction activity, reducing speed limits, replacing and updating noisy equipment, queuing trucks to distribute idling noise, locating vehicle access points and loading and shipping facilities away from noise -sensitive receptors, reducing the number of noisy construction activities occurring simultaneously, and/or reorienting and/or relocating construction equipment to minimize noise at noise -sensitive receptors. If Burrowing Owls are detected, buffers following guidance from Section 4 of the CHMSHCP would be adopted. The buffer distance during the non -breeding season is 160 feet, and 250 feet during the breeding season. Buffers would be staked and flagged. No Project work would be permitted within the established buffered distances. No development or operation and maintenance activities would be permitted within the buffer until the young are no longer dependent on the burrow. If the burrow is unoccupied, the burrow could be made inaccessible to owls, and the Covered Activity may proceed. 6. Conclusion Based on occurrence records, habitat availability, and the reconnaissance -level site visit, special status wildlife and plant species may occur within the BSA. With compliance with the CVMSHCP (see Section 3.4), and the recommended minimization measures in Section 5, impacts are expected to be less than significant. The minimization measures are recommended to be implemented within the Project's IS/MND document and associated Mitigation Monitoring and Reporting Program. 7. References California Department of Fish and Wildlife (CDFW). 2012. Staff Report on Burrowing Owl Mitigation. State of California Natural Resources Agency. March 7, 2012. https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentlD=83843 California Department of Fish and Wildlife (CDFW). 2016a. California Wildlife Habitat Relationships Predicted Habitat Models. State of California, Natural Resources Agency, California Department of Fish and Wildlife, California Interagency Wildlife Task Group, Sacramento, California, USA. https://wildlife.ca.gov/Data/CWHR (2/28/2023) 11219378 35 California Department of Fish and Wildlife (CDFW). 2023a. California Natural Diversity Database (CNDDB) QuickView Tool. State of California, Natural Resources Agency, California Department of Fish and Wildlife, Biogeographic Data Branch, Sacramento, California, USA. https://wildlife.ca.gov/Data/CNDDB/Maps-and-Data#43018410-cnddb-quickview-tool (1/24/2023) California Department of Fish and Wildlife (CDFW). 2023b. NCCP Plan Summary — Coachella Valley Multiple Species Habitat Conservation Plan. State of California, Natural Resources Agency, California Department of Fish and Wildlife, Habitat Conservation Planning Branch, Sacramento, California, USA. https://wildlife.ca.gov/Conservation/Planning/NCCP/Plans/Coachella-Valley (2/27/2023) California Department of Fish and Wildlife (CDFW). 2023c. Metadata - Description of CNDDB fields. State of California, Natural Resources Agency, Department of Fish and Wildlife Biogeographic Data Branch, Sacramento, California, USA. https://apps.wiIdIife.ca.gov/rarefind/view/RF_FieldDescriptions.htm (3/1/2023) California Native Plant Society (CNPS). 2023. CNPS Inventory of Rare Plants. California Native Plant Society, Sacramento, California, USA. https://www.cnps.org/rare-plants/cnps-inventory-of-rare-plants (1/24/2023) City of La Quinta. 2017. Dune Palms Road Low Water Crossing Replacement Project — Initial Study with Proposed Mitigated Negative Declaration. December 2017. Coachella Valley Conservation Commission (CVCC). 2023. Coachella Valley Multiple Species Habitat Conservation Plan - Plan Documents. https://cvmshcp.org/plan-documents/ (2/28/2023) Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). 2016. Species Accounts and Conservation Measures. Final Major Amendment to the CVMSHCP, Section 9.0. August 2016. https://cvmshcp.org/plan-documents/ iNaturalist. 2023. Observations. iNaturalist Department, California Academy of Sciences and National Geographic Society, San Francisco, California, USA. https://www.inaturalist.org (2/03/2023) Marczak, S., C. L. Wisinski, S. M. Hennessy, M. Stevens, S. Perez, D. Angel, R. R. Swaisgood, L. A. Nordstrom. 2018. Advancing Burrowing Owl conservation in San Diego County through mitigation measures using science and adaptive management. Prepared for Metropolitan Airpark, LLC. San Diego Zoo Institute for Conservation Research, San Diego, California, USA. National Oceanic and Atmospheric Administration (NOAA). 2023a. Essential Fish Habitat Mapper. https://www.habitat.noaa.gov/application/efhmapper/index.htmi (1/24/2023) National Oceanic and Atmospheric Administration (NOAA) Fisheries. 2023b. National ESA Critical Habitat Mapper. U.S. Department of Commerce, National Oceanic and Atmospheric Administration Fisheries, Silver Spring, Maryland, USA. https://www.fisheries.noaa.gov/resource/map/national-esa-critical- habitat-mapper (1/25/2023) U.S. Fish and Wildlife Service (USFWS). 2023. IPaC - Information for Planning and Consultation. Department of the Interior, U.S. Fish and Wildlife Service, Arcata Fish and Wildlife Office, Arcata, CA, USA. https://ecos.fws.gov/ipac/ (1/24/2023) U.S. Fish & Wildlife Service (USFWS). 2023b. National Wetlands Inventory. U.S. Fish & Wildlife Service. https://data.nal.usda.gov/dataset/national-wetlands-inventory (1/24/2023) U.S. Geological Survey (USGS). 2016. National Land Cover Database Land Cover (California). https://map.dfg.ca.gov/metadata/NLCD_2016_Land_Cover CA_20190424_WM.html (1/30/2023) Vandergast, A. G., D. A. Wood, A. R. Thompson, M. Fisher, C. W. Barrows, and T. J. Grant. 2016. Drifting to oblivion? Rapid genetic differentiation in an endangered lizard following habitat fragmentation and drought. Diversity and Distributions 22:344-257. https://onlinelibrary.wiley.com/doi/epdf/l 0.1111 /ddi.12398 Zarn, M. 1974. Habitat management series for unique or endangered species: burrowing owl, Report 11. Department of the Interior, U.S. Bureau of Land Management, Denver, Colorado, USA. 11219378 36 Appendix A Figures 317 • Desert Hot Springs Bermuda Dunes Palm Desert •�f r m Springs •Cathedral\ Rancho Mlragllm.D-� —Indio Coachella La Quinta •� Lip � IN LUX Legend Project Study Boundary Highways Indian Wells Indio I La Quinta Paper Size ANSI A City of La Quinta Project No. 11219378 0 0.2 0.4 0.6 0.8 N Highway 111 Form Based Revision No. - Code Planning Services Date Feb 2023 Miles , Map Projection: Mercator Auxiliary Sphere Horizontal Datum: WIGS 1984 Grid: WIGS 1984 Web Mercator Auxiliary Sphere Vicinity Map FIGURE 1 1lghdnet ghdlUSlSacramento- 2200 Data sours: World Hillshade: Esri, NASA, NGA, USGS, FEMA; World Topographic Map - labelless: Loma Linda University County of Riverside, Cal'rfomis State Parks, Esri, HERE, Garmin, Saf6lGr�pQFAO, 2lstlpmjects15611112193781GISIMapslDelinmbiesTio_Resoums_15acr Pacrmi.apm 11219378_001_Vcinity METIRdASA, USGS, Bureau of Land Management, EPA, NPS; Wald Topographic Map- labelless: Loma Linda University, County of Riverside, California Stale Parks, Esn, HERE, Ga S raph, Print date: 23 Feb 2023 -09:27 GeoTechnologies, Inc, METIMASA, USGS, Bureau of Land Management, EPA, NPS, USDA; World Hillshade: Esn, CGIAR, USGS. Created by: jlopi Paper Size ANSI A City of La Quinta Project No. 11219378 0 50 100 150 200 N Highway 111 Form Based Revision No. - Code Planning Services Date Feb 2023 Feet , Map Projection: Lambert Conformal Conic Horizontal Datum: North American1983 Project Study Boundary & Grid: NAD 1983 StatePlane California VI HIPS O406 Feet Biological Study Area FIGURE 2 \\ghdnebghdWS\Sacramento-220021st\Projects\561\112193781GIS\Maps\Deliverables\Bio_Resources_15screPecrcel.aprx- 11219378_005_Fil PSB_BSA Date source: Tiled service layer'.@OpenStreetMap(andj conUibWC�,IC(�Y-SA Print date: 27 Feb 2023- 09'.55 World_Transponation'. Clay of Riverside, County of Riverside, Esri, HERE, iPC. Crea pez4 Legend O Project Study Boundary Le Conte's Thrasher Vermilion Flycatcher 3 mile PSB buffer Palm Springs Round- Western Yellow Bat Animals- Common Name tailed Ground Squirrel Plants- Common Name American Badger Black -tailed Coachella Valley milk- Gnatcatcher vetch - Casey's June Beetle Burrowing Owl Coachella Valley chaparral sand - J Fringe -toed Lizard Flat -tailed Horned verbena Coachella Giant Sand Lizard glandular ditaxis Treader Cricket Pocketed Free -tailed gravel milk -vetch Bat Crissal Thrasher Prairie Falcon slender cottonheads Paper Size ANSI A City of La Quinta Project No. 11219378 0 0.5 1 IN Highway 111 Form Based Revision No. - Code Planning Services Date Feb 2023 Miles , Map Projection: Lambert Conformal Conic Horizontal Datum: North American1983 CNDDB Occurrences Grid: NAD1983StatePlaneCalifornia VIHIPS O406Feet within 3 mile radius FIGURE 3 \\ghdnetlghd\US\Sacmmento-220021st\Projects\561\112193781GIS\Maps\Deliverables\Bio_Resources_15acrePecrceloprx-11219378_006_FIG3_CNDDB Detasource: Tiled service layer:@OpenStreetMap(and) contributors, CC -BY -SA CrearAtl�dlllpez4 Print date: 27 Feb 2023-09'.54 J fill Legend O Project Study Boundary r i Biological Study Area (BSA 100ft Buffer) National Wetlands Invetory (NWI) M Riverine Auto C °fir°t Or Paper Size ANSI A City of La Quinta Project No. 11219378 0 100 200 300 N Highway 111 Form Based Revision No. - Code Planning Services Date Feb 2023 Feet , Map Projection: Lambert Conformal Conic Horizontal Datum: North American 1983 Grid: NAD1983StatePlaneCalifornia VIFIPSO406Feet National Wetlands Inventory FIGURE 4 \lghdneAghdk!J Sacramento-220021stTmjects1561111219378\GISWapsOolivembleslBio_Resources_15acmPacml.apm-11219378_007_FIG4_NWI Data source: Tiled service layer.©OpenatreetMap(and) contnbut6r$,'9G�Y-1A Print date: 27 Feb 2023 -09:59 World -Transportation: City of Riverside, County of Rivemide, Eeri, HERE, iPC. Cra j pez4 Appendix B Database Search Results (CNDDB, CNPS, EFH, IPaC, NOAA Critical Habitat) 322 1/24/23. 1:53 PM Bios6 Print Table ElementType Scientific Name Common Name Element Code Federal —Status State —Status CDFW_Status CA —Rare —Plant —Rank Quad —Code Quad —Name Data Status Taxonomic Sort _ Animals Batrachoseps desert slender AAAAD02042 Endangered Endangered - 3311653 MARTINEZ Mapped Animals - Amphibians major aridus salamander MTN. Amphibians - Plethodontidae - Batrachoseps Batrachoseps desert slender AAAAD02042 Endangered Endangered 3311654 TORO PEAK Mapped and major aridus Animals - - Animals - Amphibians major aridus salamander Unprocessed Amphibians - Plethodontidae - Batrachoseps Lithobates lowland leopard AAABHO1250 None None major aridus Animals - SSC 3311662 INDIO Unprocessed Animals - Amphibians yavapaiensis frog Amphibians - Ranidae - Lithobates yavapaiensis WL 3311662 INDIO Unprocessed Animals - Birds - Animals - Accipiter cooperii Coopers hawk ABNKC12040 None None Birds Accipitridae - Accipiter cooperii Coopers hawk ABNKC12040 None None Accipiter cooperii Animals - WL 3311672 WEST Unprocessed Animals - Birds - Birds BERDOO Accipitridae - CANYON Accipiter cooperii Animals - Accipiter cooperii Coopers hawk ABNKC12040 None None WL 3311673 MYOMA Unprocessed Animals - Birds - Birds Accipitridae - Accipiter cooperii Animals - Accipiter cooperii Coopers hawk ABNKC12040 None None WL 3311654 TORO PEAK Unprocessed Animals - Birds - Birds Accipitridae - Accipiter cooperii Animals - Accipiter cooperii Coopers hawk ABNKC12040 None None WL 3311652 VALERIE Unprocessed Animals - Birds - Birds Accipitridae - Accipiter cooperii Animals - Accipiter striatus sharp -shinned ABNKC12020 None None WL 3311652 VALERIE Unprocessed Animals - Birds - Birds hawk Accipitridae - Accipiter striatus Animals - Accipiter striatus sharp -shinned ABNKC12020 None None WL 3311673 MYOMA Unprocessed Animals - Birds - Birds hawk Accipitridae - Accipiter striatus Animals - Accipiter striatus sharp -shinned ABNKC12020 None None WL 3311672 WEST Unprocessed Animals - Birds - Birds hawk BERDOO Accipitridae - CANYON Accipiter striatus None FP WL 3311663 LA QUINTA Unprocessed Animals - Birds - Animals - Aquila chrysaetos golden eagle ABNKC22010 None Birds Accipitridae - Aquila chrysaetos golden eagle ABNKC22010 None Mapped and Aquila chrysaetos Animals - None FP WL 3311664 RANCHO Animals - Birds - Birds MIRAGE Unprocessed Accipitridae - Aquila chrysaetos golden eagle ABNKC22010 None Aquila chrysaetos Animals - Birds - Animals - None FP WL 3311654 TORO PEAK Unprocessed Birds Accipitridae - Aquila chrysaetos Animals - Aquila chrysaetos golden eagle ABNKC22010 None None FP WL 3311653 MARTINEZ Unprocessed Animals - Birds - Birds MTN. Accipitridae - Aquila chrysaetos Animals - Buteo regalis ferruginous ABNKC19120 None None WL 3311662 INDIO Mapped Animals - Birds - Birds hawk Accipitridae - Buteo regalis Animals - Circus hudsonius northern harrier ABNKC11011 None None SSC 3311672 WEST Unprocessed Animals - Birds - Birds BERDOO Accipitridae - 27� https://apps.wildlife.ca.gov/bios6/table.html v 1/24 1/24/23. 1:53 PM Bios6 Print Table CANYON Circus hudsonius Animals - Circus hudsonius northern harrier ABNKC11011 None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds Accipitridae - Circus hudsonius Animals - Circus hudsonius northern harrier ABNKC11011 None None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds Accipitridae - Circus hudsonius Animals - Eremophila California ABPAT02011 None None WL 3311652 VALERIE Unprocessed Animals - Birds - Birds alpestris actia horned lark Alaudidae - Eremophila WEST alpestris actia Animals - Eremophila California ABPAT02011 None None WL 3311672 Unprocessed Animals - Birds - Birds alpestris actia horned lark BERDOO Alaudidae - CANYON Eremophila Unprocessed alpestris actia Animals - Birds - Animals - Eremophila California ABPAT02011 None None WL 3311673 MYOMA Birds alpestris actia horned lark Alaudidae - Eremophila alpestris actia Animals - Chaetura vauxi Vauxs swift ABNUA03020 None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds Apodidae - Chaetura vauxi Animals - Chaetura vauxi Vauxs swift ABNUA03020 None None SSC 3311672 WEST Unprocessed Animals - Birds - Birds BERDOO Apodidae - CANYON Chaetura vauxi Animals - Chaetura vauxi Vauxs swift ABNUA03020 None None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds Apodidae - Chaetura vauxi Animals - Ardea alba great egret ABNGA04040 None None - 3311652 VALERIE Unprocessed Animals - Birds - Birds Ardeidae - Ardea alba Animals - Ardea herodias great blue heron ABNGA04010 None None - 3311652 VALERIE Unprocessed Animals - Birds - Birds Ardeidae - Ardea Ardea herodias great blue heron ABNGA04010 None herodias Animals - None - 3311673 MYOMA Unprocessed Animals - Birds - Birds Ardeidae - Ardea Botaurus American bittern ABNGA01020 None herodias Animals - None - 3311673 MYOMA Unprocessed Animals - Birds - Birds lentiginosus Ardeidae - Botaurus lentiginosus Animals - Egretta thula snowy egret ABNGA06030 None None - 3311652 VALERIE Unprocessed Animals - Birds - Birds Ardeidae - Egretta thula Animals - Piranga rubra summer tanager ABPBX45030 None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds Cardinalidae - Piranga rubra Animals - Piranga rubra summer tanager ABPBX45030 None None SSC 3311662 INDIO Unprocessed Animals - Birds - Birds Cardinalidae - mountain plover ABNNB03100 None 3311652 VALERIE Unprocessed Piranga rubra Animals - Birds - Animals - Charadrius None SSC Birds montanus Charadriidae - Charadrius montanus Animals - Falco mexicanus prairie falcon ABNKD06090 None None WL 3311652 VALERIE Unprocessed Animals - Birds - Birds Falconidae - Falco mexicanus hftps://apps.wildlife.ca.gov/bios6/table.html 324 2/24 1/24/23, 1:53 PM Bios6 Print Table Animals - Falco mexicanus prairie falcon ABNKD06090 None None WL 3311653 MARTINEZ Mapped Animals - Birds - Birds MTN. Falconidae - Falco mexicanus Animals - Falco mexicanus prairie falcon ABNKD06090 None Mapped and None WL 3311664 RANCHO Animals - Birds - Birds MIRAGE Unprocessed Falconidae - Falco mexicanus Animals - Falco mexicanus prairie falcon ABNKD06090 None None WL 3311663 LA QUINTA Mapped and Animals - Birds - Birds Unprocessed Falconidae - Falco mexicanus Animals - Falco mexicanus prairie falcon ABNKD06090 None None WL 3311674 CATHEDRAL Mapped and Animals - Birds - Birds CITY Unprocessed Falconidae - Falco mexicanus Animals - Falco mexicanus prairie falcon ABNKD06090 None None WL 3311673 MYOMA Mapped and Animals - Birds - Birds Unprocessed Falconidae - Falco mexicanus Animals - Falco mexicanus prairie falcon ABNKD06090 None None WL 3311672 WEST Unprocessed Animals - Birds - Birds BERDOO Falconidae - Falco CANYON mexicanus Animals - Falco peregrinus American ABNKD06071 Delisted Delisted FP 3311662 INDIO Unprocessed Animals - Birds - Birds anatum peregrine falcon Falconidae - Falco peregrinus anatum Animals - Falco peregrinus American ABNKD06071 Delisted Delisted FP 3311652 VALERIE Unprocessed Animals - Birds - Birds anatum peregrine falcon Falconidae - Falco Spinus lawrencei Lawrences ABPBY06100 None peregrinus anatum Animals - None - 3311652 VALERIE Unprocessed Animals - Birds - Birds goldfinch Fringillidae - Spinus lawrencei Lawrences ABPBY06100 Spinus lawrencei Animals - None None - 3311672 WEST Unprocessed Animals - Birds - Birds goldfinch BERDOO Fringillidae - CANYON Spinus lawrencei Animals - Spinus lawrencei Lawrences ABPBY06100 None None - 3311673 MYOMA Unprocessed Animals - Birds - Birds goldfinch Fringillidae - Spinus lawrencei Animals - Xanthocephalus yellow -headed ABPBXB3010 None None SSC 3311662 INDIO Unprocessed Animals - Birds - Birds xanthocephalus blackbird Icteridae - Xanthocephalus yellow -headed ABPBXB3010 xanthocephalus Animals - Xanthocephalus None None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds xanthocephalus blackbird Icteridae - Xanthocephalus xanthocephalus Animals - Icteria virens yellow -breasted ABPBX24010 None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds chat Icteriidae - Icteria virens Animals - Lanius loggerhead ABPBR01030 None None SSC 3311673 MYOMA Mapped and Animals - Birds - Birds ludovicianus shrike Unprocessed Laniidae - Lanius ludovicianus Animals - Lanius loggerhead ABPBR01030 None None SSC 3311672 WEST Unprocessed Animals - Birds - Birds ludovicianus shrike BERDOO Laniidae - Lanius CANYON ludovicianus Animals - Lanius loggerhead ABPBR01030 None None SSC 3311674 CATHEDRAL Unprocessed Animals - Birds - Birds ludovicianus shrike CITY Laniidae - Lanius loggerhead ABPBR01030 None ludovicianus Animals - Lanius None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds ludovicianus shrike Laniidae - Lanius black tern ABNNM10020 None ludovicianus Unprocessed Animals - Birds - Animals - Chlidonias niger None SSC 3311652 VALERIE Birds Laridae - 1�1)F hftps://apps.wildlife.ca.gov/bios6/table.html V �3/24 1/24/23. 1:53 PM Bios6 Print Table Chlidonias niger Animals - Hydroprogne Caspian tern ABNNM08020 None None - 3311652 VALERIE Unprocessed Animals - Birds - Birds caspia Laridae - Hydroprogne caspia None WL 3311652 VALERIE Unprocessed Animals - Birds - Animals - Larus californicus California gull ABNNM03110 None Birds Laridae - Larus ABPBK06090 None californicus Animals - Toxostoma Crissal thrasher None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds crissale Mimidae - Toxostoma crissale Animals - Toxostoma Crissal thrasher ABPBK06090 None None SSC 3311653 MARTINEZ Unprocessed Animals - Birds - Birds crissale MTN. Mimidae - Toxostoma crissale Animals - Toxostoma Crissal thrasher ABPBK06090 None None SSC 3311663 LA QUINTA Mapped Animals - Birds - Birds crissale Mimidae - Toxostoma crissale Animals - Toxostoma Crissal thrasher ABPBK06090 None None SSC 3311662 INDIO Mapped and Animals - Birds - Birds crissale Unprocessed Mimidae - Toxostoma crissale Animals - Toxostoma Crissal thrasher ABPBK06090 None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds crissale Mimidae - Toxostoma crissale Animals - Toxostoma Le Contes ABPBK06100 None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds lecontei thrasher Mimidae - Toxostoma lecontei Animals - Toxostoma Le Contes ABPBK06100 None None SSC 3311672 WEST Unprocessed Animals - Birds - Birds lecontei thrasher BERDOO Mimidae - CANYON Toxostoma INDIO Mapped lecontei Animals - Toxostoma Le Contes ABPBK06100 None None SSC 3311662 Animals - Birds - Birds lecontei thrasher Mimidae - Toxostoma lecontei Animals - Toxostoma Le Contes ABPBK06100 None None SSC 3311674 CATHEDRAL Mapped and Animals - Birds - Birds lecontei thrasher CITY Unprocessed Mimidae - Toxostoma ABPBK06100 None lecontei Animals - Birds - Animals - Toxostoma Le Contes None SSC 3311663 LA QUINTA Mapped Birds lecontei thrasher Mimidae - Toxostoma lecontei Animals - Toxostoma Le Contes ABPBK06100 None None SSC 3311654 TORO PEAK Unprocessed Animals - Birds - Birds lecontei thrasher Mimidae - Toxostoma Le Contes ABPBK06100 None None lecontei Animals - Toxostoma SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds lecontei thrasher Mimidae - Toxostoma lecontei Animals - Pandion haliaetus osprey ABNKC01010 None None WL 3311672 WEST Unprocessed Animals - Birds - Birds BERDOO Pandionidae - CANYON Pandion haliaetus Animals - Leiothlypis Iuciae Lucys warbler ABPBX01090 None None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds Parulidae - Leiothlypis Iuciae hftps://apps.wildlife.ca.gov/bios6/table.html 326 4/24 1/24/23, 1:53 PM Bios6 Print Table Animals - Setophaga yellow warbler ABPBX03010 None None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds petechia Parulidae - Setophaga petechia Animals - Setophaga yellow warbler ABPBX03010 None None SSC 3311672 WEST Unprocessed Animals - Birds - Birds petechia BERDOO Parulidae - CANYON Setophaga petechia Animals - Setophaga yellow warbler ABPBX03010 None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds petechia Parulidae - Setophaga petechia Animals - Setophaga yellow warbler ABPBX03010 None None SSC 3311674 CATHEDRAL Unprocessed Animals - Birds - Birds petechia CITY Parulidae - Setophaga petechia Animals - Melozone aberti Aberts towhee ABPBX74050 None None - 3311652 VALERIE Unprocessed Animals - Birds - Birds Passerellidae - Mclozone aberti Animals - Passerculus Bryants ABPBX99011 None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds sandwichensis savannah Passerellidae - alaudinus sparrow Passerculus sandwichensis alaudinus Animals - Passerculus large -billed ABPBX9901 D None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds sandwichensis savannah Passerellidae - rostratus sparrow Passerculus sandwichensis rostratus Animals - Passerculus large -billed ABPBX9901 D None None SSC 3311672 WEST Unprocessed Animals - Birds - Birds sandwichensis savannah BERDOO Passerellidae - rostratus sparrow CANYON Passerculus sandwichensis rostratus Animals - Passerculus large -billed ABPBX9901 D None None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds sandwichensis savannah Passerellidae - rostratus sparrow Passerculus sandwichensis rostratus Animals - Spizella breweri Brewers sparrow ABPBX94040 None None - 3311672 WEST Unprocessed Animals - Birds - Birds BERDOO Passerellidae - CANYON Spizella breweri Animals - Spizella breweri Brewers sparrow ABPBX94040 None None - 3311673 MYOMA Unprocessed Animals - Birds - Birds Passerellidae - Spizella breweri Animals - Polioptila coastal ABPBJ08081 Threatened None SSC 3311674 CATHEDRAL Mapped Animals - Birds - Birds californica California CITY Polioptilidae - californica gnatcatcher Polioptila californica californica Animals - Polioptila black -tailed ABPBJ08030 None None WL 3311662 INDIO Mapped and Animals - Birds - Birds melanura gnatcatcher Unprocessed Polioptilidae - Polioptila melanura Animals - Polioptila black -tailed ABPBJ08030 None None WL 3311673 MYOMA Unprocessed Animals - Birds - Birds melanura gnatcatcher Polioptilidae - Polioptila melanura Animals Polioptila black -tailed ABPBJ08030 None None WL 3311672 WEST Unprocessed Animals - Birds - Birds melanura gnatcatcher BERDOO Polioptilidae - CANYON Polioptila melga�ja https://apps.wildlife.ca.gov/bios6/table.html v 5/24 1/24/23, 1:53 PM Bios6 Print Table Animals - Polioptila black -tailed ABPBJ08030 None None WL 3311652 VALERIE Unprocessed Animals - Birds - Birds melanura gnatcatcher Polioptilidae - black -tailed ABPBJ08030 None Mapped and Polioptila melanura Animals - Polioptila None WL 3311654 TORO PEAK Animals - Birds - Birds melanura gnatcatcher Unprocessed Polioptilidae - Polioptila melanura Animals - Polioptila black -tailed ABPBJ08030 None None WL 3311663 LA QUINTA Mapped Animals - Birds - Birds melanura gnatcatcher Polioptilidae - Polioptila melanura Animals - Polioptila black -tailed ABPBJ08030 None None WL 3311664 RANCHO Mapped Animals - Birds - Birds melanura gnatcatcher MIRAGE Polioptilidae - Polioptila melanura Animals - Rallus obsoletus Yuma Ridgways ABNME0501A Endangered Threatened FP 3311662 INDIO Unprocessed Animals - Birds - Birds yumanensis rail Rallidae - Rallus obsoletus long -billed ABNNF07070 None None WL 3311652 VALERIE Unprocessed yumanensis Animals - Numenius Animals - Birds - Birds americanus curlew Scolopacidae - Numenius americanus Animals - Asio otus long-eared owl ABNSB13010 None None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds Strigidae - Asio otus Animals - Athene burrowing owl ABNSB10010 None None SSC 3311652 VALERIE Unprocessed Animals - Birds - Birds cunicularia Strigidae-Athene cunicularia Animals - Athene burrowing owl ABNSB10010 None None SSC 3311653 MARTINEZ Unprocessed Animals - Birds - Birds cunicularia MTN. Strigidae - Athene cunicularia Animals - Athene burrowing owl ABNSB10010 None None SSC 3311664 RANCHO Unprocessed Animals - Birds - Birds cunicularia MIRAGE Strigidae-Athene cunicularia Animals - Athene burrowing owl ABNSB10010 None None SSC 3311662 INDIO Mapped and Animals - Birds - Birds cunicularia Unprocessed Strigidae-Athene cunicularia Animals - Athene burrowing owl ABNSB10010 None None SSC 3311663 LA QUINTA Mapped and Animals - Birds - Birds cunicularia Unprocessed Strigidae-Athene cunicularia Animals - Athene burrowing owl ABNSB10010 None None SSC 3311674 CATHEDRAL Mapped and Animals - Birds - Birds cunicularia CITY Unprocessed Strigidae - Athene cunicularia Animals - Athene burrowing owl ABNSB10010 None None SSC 3311672 WEST Unprocessed Animals - Birds - Birds cunicularia BERDOO Strigidae - Athene CANYON cunicularia Animals - Athene burrowing owl ABNSB10010 None None SSC 3311673 MYOMA Mapped and Animals - Birds - Birds cunicularia Unprocessed Strigidae-Athene cunicularia Animals - Calypte costae Costas ABNUC47020 None None - 3311672 WEST Unprocessed Animals - Birds - Birds hummingbird BERDOO Trochilidae - CANYON Calypte costae Animals - Calypte costae Costas ABNUC47020 None None - 3311673 MYOMA Unprocessed Animals - Birds - Birds hummingbird Trochilidae - Costas ABNUC47020 None Calypte costae Animals - Calypte costae None - 3311652 VALERIE Unprocessed Animals - Birds - Birds hummingbird Trochilidae - Selasphorus rufus rufous ABNUC51020 None Calypte costae VALERIE Unprocessed Animals - Birds - Animals - None - 3311652 Birds hummingbird I Trochilidae - hftps://apps.wildlife.ca.gov/bios6/table.html V �6/24 1/24/23. 1:53 PM Bios6 Print Table Selasphorus rufus Animals - Selasphorus rufus rufous ABNUC51020 None None - 3311673 MYOMA Unprocessed Animals - Birds - Birds hummingbird Trochilidae - Selasphorus rufus Animals - Selasphorus rufus rufous ABNUC51020 None None - 3311672 WEST Unprocessed Animals - Birds - Birds hummingbird BERDOO Trochilidae - CANYON Selasphorus rufus Animals - Contopus cooped olive -sided ABPAE32010 None None SSC 3311672 WEST Unprocessed Animals - Birds - Birds flycatcher BERDOO Tyrannidae - CANYON Contopus cooped Animals - Contopus cooped olive -sided ABPAE32010 None None SSC 3311673 MYOMA Unprocessed Animals - Birds - Birds flycatcher Tyrannidae - Contopus cooperi Animals - Empidonax traillii little willow ABPAE33041 None Endangered - 3311673 MYOMA Unprocessed Animals - Birds - Birds brewsteri flycatcher Tyrannidae - Empidonax traillii brewsteri Animals - Empidonax traillii southwestern ABPAE33043 Endangered Endangered - 3311673 MYOMA Mapped and Animals - Birds - Birds extimus willow flycatcher Unprocessed Tyrannidae - Empidonax traillii southwestern ABPAE33043 Mapped extimus Animals - Empidonax traillii Endangered Endangered - 3311664 RANCHO Animals - Birds - Birds extimus willow flycatcher MIRAGE Tyrannidae - Empidonax traillii extimus Animals - Pyrocephalus vermilion ABPAE36010 None None SSC 3311663 LA QUINTA Mapped and Animals - Birds - Birds rubinus flycatcher Unprocessed Tyrannidae - Pyrocephalus rubinus Animals - Pyrocephalus vermilion ABPAE36010 None None SSC 3311662 INDIO Mapped Animals - Birds - Birds rubinus flycatcher Tyrannidae - Pyrocephalus rubinus Animals - Vireo bellii least Bells vireo ABPBW01114 Endangered Endangered - 3311663 LA QUINTA Unprocessed Animals - Birds - Birds pusillus Vireonidae - Vireo bellii pusillus Animals - Vireo vicinior gray vireo ABPBW01140 None None SSC 3311654 TORO PEAK Unprocessed Animals - Birds - Birds Vireonidae - Vireo vicinior Animals - Fish desert pupfish AFCNB02060 Cyprinodon Endangered Endangered - 3311663 LA QUINTA Mapped and Animals - Fish - macularius Unprocessed Cyprinodontidae - Cyprinodon macularius Animals - Fish Cyprinodon desert pupfish AFCNB02060 Endangered Endangered - 3311664 RANCHO Mapped Animals - Fish - macularius MIRAGE Cyprinodontidae - Cyprinodon desert pupfish AFCNB02060 Endangered Endangered 3311673 MYOMA Mapped and macularius Animals - Fish Cyprinodon - Animals - Fish - macularius Unprocessed Cyprinodontidae - Cyprinodon macularius Animals - Bombus crotchii Crotch bumble IIHYM24480 None Candidate - 3311664 RANCHO Mapped Animals - Insects - Insects bee Endangered MIRAGE Apidae - Bombus crotchii Animals - Habropoda white faced bee IIHYM88010 None None - 3311673 MYOMA Unprocessed Animals - Insects - Insects pallida Apidae - Habropoda pallida hftps://apps.wildlife.ca.gov/bios6/table.html 329 7/24 1/24/23, 1:53 PM Bios6 Print Table Animals - Habropoda white faced bee I IHYM88010 None None - 3311674 CATHEDRAL Unprocessed Animals - Insects - Insects pallida CITY Apidae - juniper metallic IICOLX9010 None Habropoda pallida Animals - Juniperella None - 3311653 MARTINEZ Mapped Animals - Insects - Insects mirabilis wood -boring MTN. Buprestidae - beetle Juniperella mirabilis Animals - Juniperella juniper metallic IICOLX9010 None None - 3311654 TORO PEAK Mapped Animals - Insects - Insects mirabilis wood -boring Buprestidae - beetle Juniperella mirabilis Animals - Hesperopsis MacNeills IILEPQ6030 None None - 3311662 INDIO Unprocessed Animals - Insects - Insects gracielae sootywing Hesperiidae - Hesperopsis gracielae Animals - Oliarces clara cheeseweed IINEU04010 None None - 3311673 MYOMA Mapped Animals - Insects - Insects owlfly Ithonidae - (cheeseweed Oliarces clara moth lacewing) Animals - Oliarces clara cheeseweed IINEU04010 None None - 3311664 RANCHO Mapped Animals - Insects - Insects owlfly MIRAGE Ithonidae - (cheeseweed Oliarces clara moth lacewing) None None - 3311663 LA QUINTA Mapped Animals - Insects - Animals - Oliarces clara cheeseweed IINEU04010 Insects owlfly Ithonidae - (cheeseweed Oliarces clara moth lacewing) Animals - Euphydryas quino IILEPK405L Endangered None - 3311673 MYOMA Unprocessed Animals - Insects - Insects editha quino checkerspot Nymphalidae - butterFly Euphydryas editha TORO PEAK quino Unprocessed Animals - Insects - Animals - Euphydryas quino IILEPK405L Endangered None - 3311654 Insects editha quino checkerspot Nymphalidae - butterny Euphydryas editha quino Animals - Macrobaenetes Coachella giant IIORT22020 None None - 3311674 CATHEDRAL Mapped Animals - Insects - Insects valgum sand treader CITY Rhaphidophoridae cricket - Macrobaenetes valgum Animals - Macrobaenetes Coachella giant IIORT22020 None None - 3311662 INDIO Mapped Animals - Insects - Insects valgum sand treader Rhaphidophoridae cricket - Macrobaenetes valgum Animals - Macrobaenetes Coachella giant IIORT22020 None None - 3311673 MYOMA Mapped and Animals - Insects - Insects valgum sand treader Unprocessed Rhaphidophoridae cricket - Macrobaenetes valgum Animals - Macrobaenetes Coachella giant IIORT22020 None None - 3311663 LA QUINTA Mapped and Animals - Insects - Insects valgum sand treader Unprocessed Rhaphidophoridae cricket - Macrobaenetes valgum Animals - Macrobaenetes Coachella giant IIORT22020 None None - 3311664 RANCHO Mapped Animals - Insects - Insects valgum sand treader MIRAGE Rhaphidophoridae cricket - Macrobaenetes valgum Animals - Dinacoma caseyi Caseys June IICOLX5010 Endangered None - 3311663 LA QUINTA Mapped Animals - Insects - Insects beetle Scarabaeidae - Dinacoma caseyi hftps://apps.wildlife.ca.gov/bios6/table.html 330 8/24 1/24/23, 1:53 PM Bios6 Print Table Animals - Dinacoma caseyi Caseys June IICOLX5010 Endangered None - 3311674 CATHEDRAL Mapped and Animals - Insects - Insects beetle CITY Unprocessed Scarabaeidae - Dinacoma caseyi - 3311674 CATHEDRAL Mapped Animals - Insects - Animals - Stenopelmatus Coachella Valley IIORT26010 None None Insects cahuilaensis jerusalem cricket CITY Stenopelmatidae - Stenopelmatus cahuilaensis Animals - Euparagia Algodones IIHYMBC010 None None - 3311662 INDIO Mapped Animals - Insects - Insects unidentata euparagia Vespidae - Euparagia WEST Mapped and unidentata Animals - Ovis canadensis desert bighorn AMALE04013 None None FP 3311672 Animals - Mammals nelsoni sheep BERDOO Unprocessed Mammals - CANYON Bovidae - Ovis canadensis nelsoni Animals - Animals - Ovis canadensis Peninsular AMALE04012 Endangered Threatened FP 3311674 CATHEDRAL Unprocessed Mammals nelsoni pop. 2 bighorn sheep CITY Mammals - DPS Bovidae - Ovis canadensis nelsoni pop. 2 Animals - Ovis canadensis Peninsular AMALE04012 Endangered Threatened FP 3311663 LA QUINTA Unprocessed Animals - Mammals nelsoni pop. 2 bighorn sheep Mammals - DPS Bovidae - Ovis canadensis nelsoni pop. 2 Animals - Ovis canadensis Peninsular AMALE04012 Endangered Threatened FP 3311664 RANCHO Mapped and Animals Mammals nelsoni pop. 2 bighorn sheep MIRAGE Unprocessed Mammals - DPS Bovidae - Ovis canadensis nelsoni pop. 2 Animals - Ovis canadensis Peninsular AMALE04012 Endangered Threatened FP 3311653 MARTINEZ Mapped and Animals - Mammals nelsoni pop. 2 bighorn sheep MTN. Unprocessed Mammals - DPS Bovidae - Ovis canadensis nelsoni pop. 2 Animals - Ovis canadensis Peninsular AMALE04012 Endangered Threatened FP 3311652 VALERIE Unprocessed Animals - Mammals nelsoni pop. 2 bighorn sheep Mammals - DPS Bovidae - Ovis canadensis nelsoni pop. 2 Animals - Ovis canadensis Peninsular AMALE04012 Endangered Threatened FP 3311654 TORO PEAK Mapped and Animals - Mammals nelsoni pop. 2 bighorn sheep Unprocessed Mammals - DPS Bovidae - Ovis canadensis nelsoni pop. 2 Animals - Neotoma albigula Colorado Valley AMAFF08031 None None - 3311654 TORO PEAK Mapped Animals - Mammals venusta woodrat Mammals - Cricetidae - Neotoma albigula venusta Animals - Neotoma albigula Colorado Valley AMAFF08031 None None - 3311664 RANCHO Mapped Animals - Mammals venusta woodrat MIRAGE Mammals - Cricetidae - Neotoma albigula venusta Animals - Neotoma lepida San Diego AMAFF08041 None None SSC 3311672 WEST Mapped Animals - Mammals intermedia desert woodrat BERDOO Mammals - CANYON Cricetidae - https://apps.wildlife.ca.gov/bios6/table.html vv9/24 1/24/23. 1:53 PM Bios6 Print Table Neotoma lepida intermedia Animals - Neotoma lepida San Diego AMAFF08041 None None SSC 3311673 MYOMA Mapped and Animals - Mammals intermedia desert woodrat Unprocessed Mammals - Cricetidae - Neotoma lepida intermedia Animals - Chaetodipus Dulzura pocket AMAFD05021 None None SSC 3311672 WEST Unprocessed Animals - Mammals californicus mouse BERDOO Mammals - femoralis CANYON Heteromyidae - Chaetodipus californicus femoralis Animals - Chaetodipus Dulzura pocket AMAFD05021 None None SSC 3311653 MARTINEZ Unprocessed Animals - Mammals californicus mouse MTN. Mammals - femoralis Heteromyidae - Chaetodipus californicus femoralis Animals - Chaetodipus northwestern AMAFD05031 None None SSC 3311653 MARTINEZ Unprocessed Animals - Mammals fallax fallax San Diego MTN. Mammals - pocket mouse Heteromyidae - Chaetodipus fallax fallax Animals - Chaetodipus pallid San Diego AMAFD05032 None None SSC 3311653 MARTINEZ Mapped Animals - Mammals fallax pallidus pocket mouse MTN. Mammals - Heteromyidae - Chaetodipus fallax pallidus Animals - Chaetodipus pallid San Diego AMAFD05032 None None SSC 3311664 RANCHO Mapped and Animals - Mammals fallax pallidus pocket mouse MIRAGE Unprocessed Mammals - Heteromyidae - Chaetodipus fallax pallidus Animals - Chaetodipus pallid San Diego AMAFD05032 None None SSC 3311663 LA QUINTA Mapped Animals - Mammals fallax pallidus pocket mouse Mammals - Heteromyidae - Chaetodipus fallax pallidus Animals - Chaetodipus pallid San Diego AMAFD05032 None None SSC 3311673 MYOMA Mapped Animals - Mammals fallax pallidus pocket mouse Mammals - Heteromyidae - Chaetodipus fallax pallidus Animals - Chaetodipus pallid San Diego AMAFD05032 None None SSC 3311654 TORO PEAK Mapped and Animals - Mammals fallax pallidus pocket mouse Unprocessed Mammals - Heteromyidae - Chaetodipus fallax pallidus Animals - Dipodomys Earthquake AMAFD03144 None None - 3311654 TORO PEAK Unprocessed Animals - Mammals merriami collinus Merriams Mammals - kangaroo rat Heteromyidae - Dipodomys merriami collinus Animals - Dipodomys Earthquake AMAFD03144 None None - 3311673 MYOMA Mapped and Animals - Mammals merriami collinus Merriams Unprocessed Mammals - kangaroo rat Heteromyidae - Dipodomys merriami collinus hftps://apps.wildlife.ca.gov/bios6/table.html 332 10/24 1/24/23, 1:53 PM Bios6 Print Table Animals - Perognathus Palm Springs AMAFD01043 None None SSC 3311673 MYOMA Mapped and Animals - Mammals longimembris pocket mouse Unprocessed Mammals - bangsi Heteromyidae - Perognathus longimembris bangsi Animals - Perognathus Palm Springs AMAFD01043 None None SSC 3311672 WEST Mapped and Animals - Mammals longimembris pocket mouse BERDOO Unprocessed Mammals - bangsi CANYON Heteromyidae - Perognathus longimembris bangsi Animals - Perognathus Palm Springs AMAFD01043 None None SSC 3311674 CATHEDRAL Unprocessed Animals - Mammals longimembris pocket mouse CITY Mammals- bangsi Heteromyidae - Perognathus longimembris bangsi Animals - Perognathus Palm Springs AMAFD01043 None None SSC 3311662 INDIO Mapped Animals - Mammals longimembris pocket mouse Mammals- bangsi Heteromyidae - Perognathus longimembris bangsi Animals - Perognathus Palm Springs AMAFD01043 None None SSC 3311663 LA QUINTA Unprocessed Animals - Mammals longimembris pocket mouse Mammals- bangsi Heteromyidae - Perognathus longimembris bangsi Animals - Perognathus Palm Springs AMAFD01043 None None SSC 3311654 TORO PEAK Mapped Animals - Mammals longimembris pocket mouse Mammals- bangsi Heteromyidae - Perognathus longimembris bangsi Animals - Perognathus Los Angeles AMAFD01041 None None SSC 3311654 TORO PEAK Mapped Animals - Mammals longimembris pocket mouse Mammals- brevinasus Heteromyidae - Perognathus longimembris brevinasus Animals - Perognathus Los Angeles AMAFD01041 None None SSC 3311673 MYOMA Unprocessed Animals - Mammals longimembris pocket mouse Mammals- brevinasus Heteromyidae - Perognathus longimembris brevinasus Animals - Eumops perotis western mastiff AMACD02011 None None SSC 3311662 INDIO Mapped Animals - Mammals californicus bat Mammals - Molossidae - Eumops perotis californicus Animals - Eumops perotis western mastiff AMACD02011 None None SSC 3311653 MARTINEZ Unprocessed Animals - Mammals californicus bat MTN. Mammals - Molossidae - Eumops perotis californicus Animals - Nyctinomops pocketed free- AMACD04010 None None SSC 3311653 MARTINEZ Unprocessed Animals - Mammals femorosaccus tailed bat MTN. Mammals - 11gq https://apps.wildlife.ca.gov/bios6/table.html v 11/24 1/24/23. 1:53 PM Bios6 Print Table Molossidae - Nyctinomops femorosaccus Animals - Nyctinomops pocketed free- AMACD04010 None None SSC 3311663 LA QUINTA Mapped Animals - Mammals femorosaccus tailed bat Mammals - Molossidae - Nyctinomops femorosaccus Animals - Taxidea taxus American AMAJF04010 None None SSC 3311662 INDIO Mapped Animals - Mammals badger Mammals - Mustelidae - Taxidea taxus Animals - Taxidea taxus American AMAJF04010 None None SSC 3311654 TORO PEAK Unprocessed Animals - Mammals badger Mammals - Mustelidae - Taxidea taxus Animals - Bassariscus southern AMAJE01011 None None FP 3311664 RANCHO Unprocessed Animals - Mammals astutus octavus California ringtail MIRAGE Mammals - Procyonidae - Bassariscus astutus octavus Animals - Bassariscus southern AMAJE01011 None None FP 3311653 MARTINEZ Unprocessed Animals - Mammals astutus octavus California ringtail MTN. Mammals - Procyonidae - Bassariscus astutus octavus Animals - Xerospermophilus Palm Springs AMAFB05161 None None SSC 3311663 LA QUINTA Mapped and Animals - Mammals tereticaudus round -tailed Unprocessed Mammals - chlorus ground squirrel Sciuridae - Xerospermophilus tereticaudus chlorus Animals - Xerospermophilus Palm Springs AMAFB05161 None None SSC 3311662 INDIO Mapped and Animals - Mammals tereticaudus round -tailed Unprocessed Mammals - chlorus ground squirrel Sciuridae - Xerospermophilus tereticaudus AMAFB05161 None chlorus Animals - Xerospermophilus Palm Springs None SSC 3311674 CATHEDRAL Mapped and Animals - Mammals tereticaudus round -tailed CITY Unprocessed Mammals- chlorus ground squirrel Sciuridae - Xerospermophilus tereticaudus chlorus Animals - Xerospermophilus Palm Springs AMAFB05161 None None SSC 3311673 MYOMA Unprocessed Animals - Mammals tereticaudus round -tailed Mammals- chlorus ground squirrel Sciuridae - Xerospermophilus tereticaudus chlorus Animals - Xerospermophilus Palm Springs AMAFB05161 None WEST Unprocessed None SSC 3311672 Animals - Mammals tereticaudus round -tailed BERDOO Mammals - chlorus ground squirrel CANYON Sciuridae - Xerospermophilus tereticaudus chlorus Animals - Antrozous pallid bat AMACC10010 None None SSC 3311663 LA QUINTA Unprocessed Animals - Mammals pallidus Mammals - 'qA https://apps.wildlife.ca.gov/bios6/table.html v 12/24 1/24/23. 1:53 PM Bios6 Print Table Vespertilionidae - Antrozous pallidus Animals - Antrozous pallid bat AMACC10010 None None SSC 3311653 MARTINEZ Unprocessed Animals - Mammals pallidus MTN. Mammals - Vespertilion idae - Antrozous pallidus Animals - Lasiurus western yellow AMACC05070 None None SSC 3311653 MARTINEZ Unprocessed Animals - Mammals xanthinus bat MTN. Mammals - Vespertilionidae - None None SSC 3311652 VALERIE Unprocessed Lasiurus xanthinus Animals - Lasiurus western yellow AMACC05070 Animals - Mammals xanthinus bat Mammals - Vespertilionidae - Lasiurus xanthinus Animals - Lasiurus western yellow AMACC05070 None None SSC 3311663 LA QUINTA Mapped Animals - Mammals xanthinus bat Mammals - Vespertilion idae - Lasiurus xanthinus Animals - Lasiurus western yellow AMACC05070 None None SSC 3311664 RANCHO Mapped Animals - Mammals xanthinus bat MIRAGE Mammals - Vespertilionidae - Lasiurus xanthinus Animals - Lasiurus western yellow AMACC05070 None None SSC 3311673 MYOMA Unprocessed Animals - Mammals xanthinus bat Mammals - Vespertilionidae - western yellow AMACC05070 None Lasiurus xanthinus Animals - Lasiurus None SSC 3311674 CATHEDRAL Mapped Animals - Mammals xanthinus bat CITY Mammals - Vespertilionidae - Lasiurus xanthinus Animals - Lasiurus western yellow AMACC05070 None None SSC 3311662 INDIO Mapped Animals - Mammals xanthinus bat Mammals - Vespertilionidae - Lasiurus xanthinus Animals - Eremarionta Thousand Palms IMGASB9060 None None - 3311672 WEST Unprocessed Animals - Mollusks Mollusks millepalmarum desertsnail BERDOO - CANYON Helminthoglyptidae - Eremarionta _ INDIO Unprocessed millepalmarum Animals - Anodonta California floater IMBIV04220 None None - 3311662 Animals - Mollusks Mollusks californiensis - Unionidae - Anodonta californiensis Animals - Anodonta California floater IMBIV04220 None None - 3311652 VALERIE Unprocessed Animals - Mollusks Mollusks californiensis - Unionidae - Anodonta californiensis Animals - Anniella stebbinsi Southern ARACC01060 None None SSC 3311654 TORO PEAK Mapped Animals - Reptiles Reptiles California -Anniellidae - legless lizard Anniella stebbinsi Animals - Salvadora coast patch- ARADB30033 None None SSC 3311654 TORO PEAK Unprocessed Animals - Reptiles Reptiles hexalepis nosed snake - Colubridae - virgultea Salvadora hexalepis virgultea Animals - Coleonyx San Diego ARACD01031 None None SSC 3311662 INDIO Unprocessed Animals - Reptiles Reptiles variegatus abbotti banded gecko - Gekkonidae - Coleonyx variegatus abbotti hftps://apps.wildlife.ca.gov/bios6/table.html 335 13/24 1/24/23, 1:53 PM Bios6 Print Table Animals - Phrynosoma coast horned ARACF12100 None None SSC 3311654 TORO PEAK Mapped and Animals - Reptiles Reptiles blainvillii lizard Unprocessed - Phrynosomatidae - Phrynosoma blainvillii Animals - Phrynosoma flat -tailed horned ARACF12040 None None SSC 3311662 INDIO Mapped Animals - Reptiles Reptiles mcallii lizard - Phrynosomatidae - Phrynosoma flat -tailed horned ARACF12040 None Mapped and mcallii Animals - Phrynosoma None SSC 3311674 CATHEDRAL Animals - Reptiles Reptiles mcallii lizard CITY Unprocessed - Phrynosomatidae - Phrynosoma mcallii Animals - Phrynosoma flat -tailed horned ARACF12040 None None SSC 3311673 MYOMA Mapped and Animals - Reptiles Reptiles mcallii lizard Unprocessed - Phrynosomatidae - Phrynosoma mcallii Animals - Phrynosoma flat -tailed horned ARACF12040 None None SSC 3311672 WEST Mapped Animals - Reptiles Reptiles mcallii lizard BERDOO - Phrynosomatidae CANYON - Phrynosoma RANCHO Mapped and mcallii Animals - Phrynosoma flat -tailed horned ARACF12040 None None SSC 3311664 Animals - Reptiles Reptiles mcallii lizard MIRAGE Unprocessed - Phrynosomatidae - Phrynosoma mcallii Animals - Phrynosoma flat -tailed horned ARACF12040 None None SSC 3311663 LA QUINTA Mapped and Animals - Reptiles Reptiles mcallii lizard Unprocessed - Phrynosomatidae - Phrynosoma mcallii Animals - Uma inornata Coachella Valley ARACF15010 Threatened Endangered - 3311663 LA QUINTA Mapped and Animals - Reptiles Reptiles fringe -toed lizard Unprocessed - Phrynosomatidae ARACF15010 Threatened Endangered - Uma inornata Animals - Uma inornata Coachella Valley - 3311664 RANCHO Mapped and Animals - Reptiles Reptiles fringe -toed lizard MIRAGE Unprocessed - Phrynosomatidae Coachella Valley ARACF15010 Threatened Endangered Mapped and - Uma inornata Animals - Uma inornata - 3311652 VALERIE Animals - Reptiles Reptiles fringe -toed lizard Unprocessed - Phrynosomatidae - Uma inornata Animals - Uma inornata Coachella Valley ARACF15010 Threatened Endangered - 3311653 MARTINEZ Mapped and Animals - Reptiles Reptiles fringe -toed lizard MTN. Unprocessed - Phrynosomatidae - Uma inornata Animals - Uma inornata Coachella Valley ARACF15010 Threatened Endangered - 3311672 WEST Mapped and Animals - Reptiles Reptiles fringe -toed lizard BERDOO Unprocessed - Phrynosomatidae CANYON - Uma inornata Animals - Uma inornata Coachella Valley ARACF15010 Threatened Endangered - 3311673 MYOMA Mapped and Animals - Reptiles Reptiles fringe -toed lizard Unprocessed - Phrynosomatidae - Uma inornata Animals - Uma inornata Coachella Valley ARACF15010 Threatened Endangered - 3311674 CATHEDRAL Mapped and Animals - Reptiles Reptiles fringe -toed lizard CITY Unprocessed - Phrynosomatidae - Uma inornata Animals - Uma inornata Coachella Valley ARACF15010 Threatened Endangered - 3311662 INDIO Mapped and Animals - Reptiles Reptiles fringe -toed lizard Unprocessed - Phrynosomatidae - Uma inornata Animals - Aspidoscelis tigris coastal whiptail ARACJ02143 None None SSC 3311673 MYOMA Unprocessed Animals - Reptiles Reptiles stejnegeri - Teiidae - Aspidoscelis tigris stejnegeri Animals - Aspidoscelis tigris coastal whiptail ARACJ02143 None None SSC 3311654 TORO PEAK Unprocessed Animals - Reptiles Reptiles stejnegeri - Teiidae - Q4R https://apps.wildlife.ca.gov/bios6/table.html v 14/24 1/24/23. 1:53 PM Bios6 Print Table Aspidoscelis tigris stejnegeri Animals - Gopherus desert tortoise ARAAF01012 Threatened Threatened - 3311662 INDIO Unprocessed Animals - Reptiles Reptiles agassizii - Testudinidae - Gopherus agassizii Animals - Gopherus desert tortoise ARAAF01012 Threatened Threatened - 3311672 WEST Mapped and Animals - Reptiles Reptiles agassizii BERDOO Unprocessed - Testudinidae - desert tortoise ARAAF01012 Threatened CANYON Gopherus agassizii Animals - Gopherus Threatened - 3311673 MYOMA Unprocessed Animals - Reptiles Reptiles agassizii - Testudinidae - Gopherus agassizii Animals - Reptiles Animals - Gopherus desert tortoise ARAAF01012 Threatened Threatened - 3311652 VALERIE Unprocessed Reptiles agassizii - Testudinidae - Gopherus agassizii Animals - Gopherus desert tortoise ARAAF01012 Threatened Threatened - 3311664 RANCHO Mapped and Animals - Reptiles Reptiles agassizii MIRAGE Unprocessed - Testudinidae - Gopherus agassizii Animals - Gopherus desert tortoise ARAAF01012 Threatened Threatened - 3311663 LA QUINTA Unprocessed Animals - Reptiles Reptiles agassizii - Testudinidae - Gopherus agassizii Animals - Crotalus ruber red -diamond ARADE02090 None None SSC 3311663 LA QUINTA Mapped and Animals - Reptiles Reptiles rattlesnake Unprocessed - Viperidae - Crotalus ruber Animals - Crotalus ruber red -diamond ARADE02090 None None SSC 3311664 RANCHO Mapped and Animals - Reptiles Reptiles rattlesnake MIRAGE Unprocessed - Viperidae - Crotalus ruber Animals - Crotalus ruber red -diamond ARADE02090 None None SSC 3311652 VALERIE Unprocessed Animals - Reptiles Reptiles rattlesnake - Viperidae - Crotalus ruber Animals - Crotalus ruber red -diamond ARADE02090 None None SSC 3311673 MYOMA Unprocessed Animals - Reptiles Reptiles rattlesnake - Viperidae - Crotalus ruber Animals - Crotalus ruber red -diamond ARADE02090 None None SSC 3311674 CATHEDRAL Unprocessed Animals - Reptiles Reptiles rattlesnake CITY - Viperidae - Crotalus ruber Animals - Crotalus ruber red -diamond ARADE02090 None None SSC 3311654 TORO PEAK Unprocessed Animals - Reptiles Reptiles rattlesnake - Viperidae - Crotalus ruber Community - Desert Fan Palm Desert Fan Palm CTT62300CA None None - 3311654 TORO PEAK Mapped Community - Terrestrial Oasis Woodland Oasis Woodland Terrestrial - Desert Fan Palm Oasis Woodland Community - Desert Fan Palm Desert Fan Palm CTT62300CA None None - 3311674 CATHEDRAL Mapped Community - Terrestrial Oasis Woodland Oasis Woodland CITY Terrestrial - Desert Fan Palm Oasis Woodland Community - Desert Fan Palm Desert Fan Palm CTT62300CA None None - 3311673 MYOMA Mapped Community - Terrestrial Oasis Woodland Oasis Woodland Terrestrial - Desert Fan Palm Oasis Desert Fan Palm CTT62300CA None WEST Mapped Woodland Community - Desert Fan Palm None - 3311672 Community - Terrestrial Oasis Woodland Oasis Woodland BERDOO Terrestrial - Desert CANYON Fan Palm Oasis Woodland Community - Desert Fan Palm Desert Fan Palm CTT62300CA None None - 3311653 MARTINEZ Mapped Community - Terrestrial Oasis Woodland Oasis Woodland MTN. Terrestrial - Desert Fan Palm Oasis Woodland 997 https://apps.wildlife.ca.gov/bios6/table.html 15/24 1/24/23, 1:53 PM Bios6 Print Table Community - Desert Fan Palm Desert Fan Palm CTT62300CA None None - 3311664 RANCHO Mapped Community - Terrestrial Oasis Woodland Oasis Woodland MIRAGE Terrestrial - Desert Fan Palm Oasis Woodland Community - Desert Fan Palm Desert Fan Palm CTT62300CA None None - 3311663 LA QUINTA Mapped Community - Terrestrial Oasis Woodland Oasis Woodland Terrestrial - Desert Fan Palm Oasis Woodland Plants - Jaffueliobryum NBMUS97010 None Raus None - 213.3 3311653 MARTINEZ Mapped Plants - Bryophytes raui jaffueliobryum MTN. Bryophytes - moss Grimmiaceae - Jaffueliobryum raui Plants - Funastrum wavyleaf PDASCOF020 None None - 213.2 3311653 MARTINEZ Mapped Plants - Vascular - Vascular crispum twinvine MTN. Apocynaceae - Funastrum crispum Plants - Funastrum wavyleaf PDASCOF020 None None - 213.2 3311654 TORO PEAK Mapped and Plants - Vascular - Vascular crispum twinvine Unprocessed Apocynaceae - Funastrum crispum Plants - Matelea parvifolia spear -leaf PDASCOA0J0 None None - 213.3 3311654 TORO PEAK Mapped Plants - Vascular - Vascular matelea Apocynaceae - Matelea parvifolia None - 213.3 3311663 LA QUINTA Mapped Plants - Vascular - Plants - Matelea parvifolia spear -leaf PDASCOA0J0 None Vascular matelea Apocynaceae - Matelea parvifolia None - 213.3 3311664 RANCHO Mapped Plants - Vascular - Plants - Matelea parvifolia spear -leaf PDASCOA0J0 None Vascular matelea MIRAGE Apocynaceae - Matelea parvifolia Plants - Chaenactis Parishs PDAST200DO None None - 113.3 3311654 TORO PEAK Mapped Plants - Vascular - Vascular parishii chaenactis Asteraceae - Chaenactis parishii Plants - Dieteria Zieglers aster PDAST640132 None None - 1 B.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular canescens var. Asteraceae - ziegleri Dieteria canescens var. ziegleri Plants - Hulsea vestita beautiful hulsea PDAST4Z074 None None - 4.2 3311654 TORO PEAK Unprocessed Plants - Vascular - Vascular ssp. callicarpha Asteraceae - Hulsea vestita ssp. callicarpha Plants - Xylorhiza cognata Mecca -aster PDASTA1010 None None - 1 B.2 3311672 WEST Mapped and Plants - Vascular - Vascular BERDOO Unprocessed Asteraceae - CANYON Xylorhiza cognata Plants - Xylorhiza cognata Mecca -aster PDASTA1010 None None - 1 B.2 3311673 MYOMA Mapped Plants - Vascular - Vascular Asteraceae - Xylorhiza cognata Plants - Johnstonella ribbed PDBOROAOMO None None - 4.3 3311673 MYOMA Unprocessed Plants - Vascular - Vascular costata cryptantha Boraginaceae - Johnstonella costata Plants - Johnstonella ribbed PDBOROAOMO None None - 4.3 3311674 CATHEDRAL Unprocessed Plants - Vascular - Vascular costata cryptantha CITY Boraginaceae - Johnstonella costata Plants - Johnstonella ribbed PDBOROAOMO None None - 4.3 3311662 INDIO Unprocessed Plants - Vascular - Vascular costata cryptantha Boraginaceae - Johnstonella costata hftps://apps.wildlife.ca.gov/bios6/table.html 338 16/24 1/24/23, 1:53 PM Bios6 Print Table Plants - Johnstonella ribbed PDBOROAOMO None None - 4.3 3311663 LA QUINTA Unprocessed Plants - Vascular - Vascular costata cryptantha Boraginaceae - Johnstonella costata Plants - Johnstonella ribbed PDBOROAOMO None None - 4.3 3311653 MARTINEZ Unprocessed Plants - Vascular - Vascular costata cryptantha MTN. Boraginaceae - Johnstonella PDBOROA180 None costata Plants - Johnstonella winged None - 4.3 3311663 LA QUINTA Unprocessed Plants - Vascular - Vascular holoptera cryptantha Boraginaceae - Johnstonella holoptera Plants - Johnstonella winged PDBOROA180 None None - 4.3 3311664 RANCHO Unprocessed Plants - Vascular - Vascular holoptera cryptantha MIRAGE Boraginaceae - Johnstonella holoptera Plants - Johnstonella winged PDBOROA180 None None - 4.3 3311674 CATHEDRAL Unprocessed Plants - Vascular - Vascular holoptera cryptantha CITY Boraginaceae - Johnstonella holoptera Plants - Johnstonella winged PDBOROA180 None None - 4.3 3311654 TORO PEAK Unprocessed Plants - Vascular - Vascular holoptera cryptantha Boraginaceae - Johnstonella holoptera Plants - Caulanthus Paysons PDBRAOMOHO None None - 4.2 3311654 TORO PEAK Mapped and Plants - Vascular - Vascular simulans jewelflower Unprocessed Brassicaceae - Caulanthus simulans Plants - Draba saxosa Southern PDBRA110Q2 None None - 113.3 3311654 TORO PEAK Mapped and Plants - Vascular - Vascular California rock Unprocessed Brassicaceae - draba Draba saxosa Plants - Streptanthus southern PDBRA2GOBO None None - 113.3 3311654 TORO PEAK Mapped Plants - Vascular - Vascular campestris jewelflower Brassicaceae - Streptanthus campestris Plants - Thysanocarpus rigid fringepod PDBRA2Q070 None None - 1 B.2 3311654 TORO PEAK Mapped and Plants - Vascular - Vascular rigidus Unprocessed Brassicaceae - Thysanocarpus MARTINEZ rigidus Mapped Plants - Vascular - Plants - Bursera little -leaf PDBUR01020 None None - 213.3 3311653 Vascular microphylla elephant tree MTN. Burseraceae - Bursera microphylla Plants - Bursera little -leaf PDBUR01020 None None - 213.3 3311652 VALERIE Mapped Plants - Vascular - Vascular microphylla elephant tree Burseraceae - Bursera microphylla Plants - Cuscuta pointed dodder PDCUS01071 None None - 3 3311674 CATHEDRAL Unprocessed Plants - Vascular - Vascular californica var. CITY Convolvulaceae - apiculata Cuscuta californica var. apiculata Plants - Sedum niveum Davidsons PDCRAOAORO None None - 4.2 3311654 TORO PEAK Unprocessed Plants - Vascular - Vascular stonecrop Crassulaceae - Ditaxis claryana glandular ditaxis Sedum niveum Plants - PDEUP080LO None None - 213.2 3311662 INDIO Mapped Plants - Vascular - Vascular Euphorbiaceae - Ditaxis claryana hftps://apps.wildlife.ca.gov/bios6/table.html 339 17/24 1/24/23, 1:53 PM Bios6 Print Table Plants - Ditaxis claryana glandular ditaxis PDEUP080LO None None - 213.2 3311653 MARTINEZ Mapped Plants - Vascular - Vascular MTN. Euphorbiaceae - PDEUP080LO None Ditaxis claryana Plants - Ditaxis claryana glandular ditaxis None - 213.2 3311664 RANCHO Mapped Plants - Vascular - Vascular MIRAGE Euphorbiaceae - Ditaxis claryana Plants - Ditaxis claryana glandular ditaxis PDEUPO80LO None None - 213.2 3311663 LA QUINTA Mapped Plants - Vascular - Vascular Euphorbiaceae - Ditaxis claryana Plants - Ditaxis serrata California ditaxis PDEUP08050 None None - 3.2 3311663 LA QUINTA Mapped Plants - Vascular - Vascular var. californica Euphorbiaceae - Ditaxis serrata var. Abrams spurge californica Plants - Euphorbia PDEUPOD010 None None - 213.2 3311664 RANCHO Mapped Plants - Vascular - Vascular abramsiana MIRAGE Euphorbiaceae - Euphorbia abramsiana Plants - Euphorbia Abrams spurge PDEUPOD010 None None - 213.2 3311673 MYOMA Mapped Plants - Vascular - Vascular abramsiana Euphorbiaceae - Euphorbia abramsiana Plants - Euphorbia Abrams spurge PDEUPOD010 None None - 213.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular abramsiana Euphorbiaceae - Euphorbia abramsiana Plants - Euphorbia Arizona spurge PDEUPODO60 None None - 213.3 3311673 MYOMA Mapped Plants - Vascular - Vascular arizonica Euphorbiaceae - Euphorbia arizonica Plants - Euphorbia Arizona spurge PDEUPOD060 None None - 213.3 3311674 CATHEDRAL Mapped Plants - Vascular - Vascular arizonica CITY Euphorbiaceae - Euphorbia arizonica Plants - Euphorbia flat -seeded PDEUP0D1X0 None None - 1 B.2 3311674 CATHEDRAL Mapped Plants - Vascular - Vascular platysperma spurge CITY Euphorbiaceae - Euphorbia platysperma Plants- Euphorbia flat -seeded PDEUP0D1X0 None None - 1B.2 3311673 MYOMA Mapped Plants- Vascular - Vascular platysperma spurge Euphorbiaceae - Euphorbia platysperma Plants - Euphorbia revolute spurge PDEUPOD230 None None - 4.3 3311654 TORO PEAK Unprocessed Plants - Vascular - Vascular revoluta Euphorbiaceae - Tragia ramosa desert tragia PDEUP1 D090 None Euphorbia revoluta Plants - None - 4.3 3311654 TORO PEAK Unprocessed Plants - Vascular - Vascular Euphorbiaceae - Acmispon pygmy lotus PDFAB2AOHO None Tragia ramosa Plants - None - 113.3 3311654 TORO PEAK Mapped Plants - Vascular - Vascular haydonii Fabaceae - Astragalus crested milk- Acmispon haydonii Unprocessed Plants - Vascular - Plants - PDFAB0F1A0 None None - 4.3 3311654 TORO PEAK Vascular bicristatus vetch Fabaceae - Astragalus bicristatus Plants - Astragalus hornii Horns milk -vetch PDFABOF421 None None - 113.1 3311674 CATHEDRAL Mapped Plants - Vascular - Vascular var. hornii CITY Fabaceae - Astragalus hornii var. hornii hftps://apps.wildlife.ca.gov/bios6/table.html 340 18/24 1/24/23, 1:53 PM Bios6 Print Table Plants - Astragalus hornii Horns milk -vetch PDFABOF421 None None - 113.1 3311664 RANCHO Mapped Plants - Vascular - Vascular var. hornii MIRAGE Fabaceae - Astragalus hornii var. hornii Plants - Astragalus Borrego milk- PDFABOFB95 None None - 4.3 3311663 LA QUINTA Unprocessed Plants - Vascular - Vascular lentiginosus var. vetch Fabaceae - borreganus Astragalus lentiginosus var. borreganus Plants - Astragalus Borrego milk- PDFABOFB95 None None - 4.3 3311674 CATHEDRAL Unprocessed Plants - Vascular - Vascular lentiginosus var. vetch CITY Fabaceae - borreganus Astragalus lentiginosus var. borreganus Plants - Astragalus Borrego milk- PDFABOFB95 None None - 4.3 3311673 MYOMA Unprocessed Plants - Vascular - Vascular lentiginosus var. vetch Fabaceae - borreganus Astragalus lentiginosus var. borreganus Plants - Astragalus Coachella Valley PDFABOFB97 Endangered None - 1 B.2 3311673 MYOMA Mapped Plants - Vascular - Vascular lentiginosus var. milk -vetch Fabaceae - coachellae Astragalus lentiginosus var. coachellae Plants - Astragalus Coachella Valley PDFABOFB97 Endangered None - 1 B.2 3311674 CATHEDRAL Mapped Plants - Vascular - Vascular lentiginosus var. milk -vetch CITY Fabaceae - coachellae Astragalus lentiginosus var. coachellae Plants - Astragalus Coachella Valley PDFABOFB97 Endangered None - 1 B.2 3311662 INDIO Mapped Plants - Vascular - Vascular lentiginosus var. milk -vetch Fabaceae - coachellae Astragalus lentiginosus var. coachellae Plants - Astragalus Coachella Valley PDFABOFB97 Endangered None - 1 B.2 3311663 LA QUINTA Mapped Plants - Vascular - Vascular lentiginosus var. milk -vetch Fabaceae - coachellae Astragalus lentiginosus var. coachellae Plants - Astragalus Big Bear Valley PDFABOF4TO None None - 1 B.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular Ieucolobus woollypod Fabaceae - Astragalus Ieucolobus Plants - Astragalus Lancaster milk- PDFABOF721 None None - 113.1 3311663 LA QUINTA Mapped Plants - Vascular - Vascular preussii var. vetch Fabaceae - Iaxiflorus Astragalus preussii var. Iaxiflorus Plants - Astragalus Lancaster milk- PDFABOF721 None None - 113.1 3311653 MARTINEZ Mapped Plants - Vascular - Vascular preussii var. vetch MTN. Fabaceae - laxiflorus Astragalus preussii var. Iaxiflorus Plants - Astragalus Lancaster milk- PDFABOF721 None None - 113.1 3311662 INDIO Mapped Plants - Vascular - Vascular preussii var. vetch Fabaceae - Iaxiflorus Astragalus preussii var. Iaxiflorus Plants - Astragalus gravel milk -vetch PDFABOF7RO None None - 213.2 3311662 INDIO Mapped Plants - Vascular - Vascular sabulonum Fabaceae - Astragalus sabulonum hftps://apps.wildlife.ca.gov/bios6/table.html J4 -1 19/24 1/24/23, 1:53 PM Bios6 Print Table Plants - Astragalus triple -ribbed PDFABOF920 Endangered None - 1 B.2 3311673 MYOMA Mapped and Plants - Vascular - Vascular tricarinatus milk -vetch Unprocessed Fabaceae- Astragalus tricarinatus Plants - Astragalus triple -ribbed PDFABOF920 Endangered None - 1 B.2 3311653 MARTINEZ Mapped Plants - Vascular - Vascular tricarinatus milk -vetch MTN. Fabaceae- Astragalus tricarinatus Plants - Marina orcuttii California marina PDFAB2F031 None None - 113.3 3311663 LA QUINTA Mapped Plants - Vascular - Vascular var. orcuttii Fabaceae - Marina orcuttii var. orcuttii Plants - Marina orcuttii California marina PDFAB2F031 None None - 113.3 3311664 RANCHO Mapped Plants - Vascular - Vascular var. orcuttii MIRAGE Fabaceae - Marina orcuttii var. orcuttii Plants - Marina orcuttii California marina PDFAB2F031 None None - 113.3 3311654 TORO PEAK Mapped and Plants - Vascular - Vascular var. orcuttii Unprocessed Fabaceae - Marina orcuttii var. orcuttii Plants - Phaseolus slender -stem PDFAB330PO None None - 213.1 3311652 VALERIE Mapped Plants - Vascular - Vascular filiformis bean Fabaceae - Phaseolus filiformis Plants - Senna covesii Coves cassia PDFAB491XO None None - 213.2 3311652 VALERIE Mapped Plants - Vascular - Vascular Fabaceae- Senna covesii Plants - Senna covesii Coves cassia PDFAB491XO None None - 213.2 3311664 RANCHO Mapped Plants - Vascular - Vascular MIRAGE Fabaceae- Senna covesii Plants - Senna covesii Coves cassia PDFAB491XO None None - 213.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular Fabaceae- Senna covesii Plants - Juncus acutus southwestern PMJUN01051 None None - 4.2 3311662 INDIO Unprocessed Plants - Vascular - Vascular ssp. leopoldii spiny rush Juncaceae - Juncus acutus ssp. leopoldii Plants - Juncus acutus southwestern PMJUN01051 None None - 4.2 3311673 MYOMA Unprocessed Plants - Vascular - Vascular ssp. leopoldii spiny rush Juncaceae - Juncus acutus ssp. leopoldii Plants - Juncus cooped Coopers rush PMJUN010TO None None - 4.3 3311673 MYOMA Unprocessed Plants - Vascular - Vascular Juncaceae - Juncus cooperi Plants - Calochortus San Jacinto PMLILOD121 None None - 1 B.2 3311664 RANCHO Mapped Plants - Vascular - Vascular palmed var. mariposa -lily MIRAGE Liliaceae - munzii Calochortus palmed var. munzii Plants - Calochortus San Jacinto PMLILOD121 None None - 1 B.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular palmed var. mariposa -lily Liliaceae - munzii Calochortus palmed var. munzii Plants - Calochortus Palmers PMLILOD122 None None - 1 B.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular palmed var. mariposa -lily Liliaceae - palmed Calochortus palmed var. palmed Plants - Lilium parryi lemon lily PMLIL1A0J0 None None - 1 B.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular Liliaceae - Lilium parryi hftps://apps.wildlife.ca.gov/bios6/table.html 342 20/24 1/24/23, 1:53 PM Bios6 Print Table Plants - Petalonyx linearis narrow -leaf PDLOA04010 None None - 213.3 3311664 RANCHO Mapped Plants - Vascular - Vascular sandpaper -plant MIRAGE Loasaceae - Petalonyx linearis None - 213.3 3311673 MYOMA Mapped Plants - Vascular - Plants - Petalonyx linearis narrow -leaf PDLOA04010 None Vascular sandpaper -plant Loasaceae - Petalonyx linearis Plants - Ayenia compacta California ayenia PDSTE01020 None None - 213.3 3311664 RANCHO Mapped Plants - Vascular - Vascular MIRAGE Malvaceae - Ayenia compacta Plants - Ayenia compacta California ayenia PDSTE01020 None None - 213.3 3311654 TORO PEAK Mapped Plants - Vascular - Vascular Malvaceae - Ayenia compacta Plants - Ayenia compacta California ayenia PDSTE01020 None None - 213.3 3311653 MARTINEZ Mapped Plants - Vascular - Vascular MTN. Malvaceae - Ayenia compacta Plants - Horsfordia alata pink velvet- PDMALOJ010 None None - 4.3 3311663 LA QUINTA Unprocessed Plants - Vascular - Vascular mallow Malvaceae - Horsfordia alata Plants - Horsfordia alata pink velvet- PDMALOJ010 None None - 4.3 3311652 VALERIE Unprocessed Plants - Vascular - Vascular mallow Malvaceae - Horsfordia alata Plants - Horsfordia alata pink velvet- PDMALOJ010 None None - 4.3 3311653 MARTINEZ Unprocessed Plants - Vascular - Vascular mallow MTN. Malvaceae - Horsfordia alata Plants - Horsfordia alata pink velvet- PDMALOJ010 None None - 4.3 3311662 INDIO Unprocessed Plants - Vascular - Vascular mallow Malvaceae - Horsfordia Newberrys PDMALOJ020 None Horsfordia alata Plants - None - 4.3 3311662 INDIO Unprocessed Plants - Vascular - Vascular newberryi velvet -mallow Malvaceae - Horsfordia newberryi Plants - Horsfordia Newberrys PDMALOJ020 None None - 4.3 3311653 MARTINEZ Unprocessed Plants - Vascular - Vascular newberryi velvet -mallow MTN. Malvaceae - Horsfordia newberryi Plants - Horsfordia Newberrys PDMALOJ020 None None - 4.3 3311652 VALERIE Unprocessed Plants - Vascular - Vascular newberryi velvet -mallow Malvaceae - Horsfordia newberryi Plants - Abronia villosa chaparral sand- PDNYC010P1 None None - 113.1 3311652 VALERIE Mapped Plants - Vascular - Vascular var. aurita verbena Nyctaginaceae - Abronia villosa var. aurita Plants - Abronia villosa chaparral sand- PDNYC010P1 None None - 113.1 3311663 LA QUINTA Mapped Plants - Vascular - Vascular var. aurita verbena Nyctaginaceae - Abronia villosa var. chaparral sand- aurita Plants - Abronia villosa PDNYC010P1 None None - 113.1 3311662 INDIO Mapped Plants - Vascular - Vascular var. aurita verbena Nyctaginaceae - Abronia villosa var. aurita Plants - Abronia villosa chaparral sand- PDNYC010P1 None None - 113.1 3311673 MYOMA Mapped Plants - Vascular - Vascular var. aurita verbena Nyctaginaceae - Abronia villosa var. aurita Plants - Abronia villosa chaparral sand- PDNYC010P1 None None - 113.1 3311674 CATHEDRAL Mapped Plants - Vascular - Vascular var. aurita verbena CITY Nyctaginaceae - Qd4 hftps://apps.wildlife.ca.gov/bios6/table.html v 21 /24 1/24/23. 1:53 PM Bios6 Print Table Abronia villosa var. aurita Plants - Mirabilis tenuiloba slender -lobed PDNYCOA150 None None - 4.3 3311653 MARTINEZ Unprocessed Plants - Vascular - Vascular four oclock MTN. Nyctaginaceae - Mirabilis tenuiloba Plants - Eremothera Booths evening- PDONA03052 None None - 213.3 3311673 MYOMA Mapped Plants - Vascular - Vascular boothii ssp. primrose Onagraceae - boothii Eremothera boothii ssp. boothii Plants - Eschscholzia Joshua Tree PDPAPOAOEO None None - 4.3 3311673 MYOMA Unprocessed Plants - Vascular - Vascular androuxii poppy Papaveraceae - Eschscholzia androuxii Plants - Erythranthe Palomar PDSCR1 BOZO None None - 4.3 3311664 RANCHO Unprocessed Plants - Vascular - Vascular diffusa monkeyflower MIRAGE Phrymaceae - Erythranthe diffusa Plants - Penstemon California PDSCR1 L110 None None - 1 B.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular californicus beardtongue Plantaginaceae - Penstemon californicus Plants - Penstemon San Jacinto PDSCRI L1 D2 None None - 4.3 3311654 TORO PEAK Unprocessed Plants - Vascular - Vascular clevelandii var. beardtongue Plantaginaceae - connatus Penstemon clevelandii var. connatus Plants - Pseudorontium Deep Canyon PDSCR2R010 None None - 2B.3 3311663 LA QUINTA Mapped Plants - Vascular - Vascular cyathiferum snapdragon Plantaginaceae - Pseudorontium cyathiferum Plants - Stemodia purple stemodia PDSCR1 U010 None None - 213.1 3311663 LA QUINTA Mapped Plants - Vascular - Vascular durantifolia Plantaginaceae - Stemodia durantifolia Plants - Stemodia purple stemodia PDSCR1 U010 None None - 2B.1 3311664 RANCHO Mapped Plants - Vascular - Vascular durantifolia MIRAGE Plantaginaceae - Stemodia durantifolia Plants - Stemodia purple stemodia PDSCR1 U010 None None - 213.1 3311674 CATHEDRAL Mapped Plants - Vascular - Vascular durantifolia CITY Plantaginaceae - Stemodia PDPLM030131 None durantifolia Plants - Eriastrum Harwoods None - 1 B.2 3311653 MARTINEZ Mapped Plants - Vascular - Vascular harwoodii eriastrum MTN. Polemoniaceae - Eriastrum harwoodii Plants - Leptosiphon Santa Rosa PDPLM090J3 None None - 113.3 3311653 MARTINEZ Mapped Plants - Vascular - Vascular floribundus ssp. Mountains MTN. Polemoniaceae - hallii leptosiphon Leptosiphon floribundus ssp. hallii Plants - Leptosiphon Santa Rosa PDPLM090J3 None None - 1 B.3 3311652 VALERIE Mapped Plants - Vascular - Vascular floribundus ssp. Mountains Polemoniaceae - hallii leptosiphon Leptosiphon floribundus ssp. hallii Plants - Leptosiphon Santa Rosa PDPLM090J3 None None - 113.3 3311654 TORO PEAK Mapped and Plants - Vascular - Vascular floribundus ssp. Mountains Unprocessed Polemoniaceae - hallii leptosiphon Leptosiphon qAA hftps://apps.wildlife.ca.gov/bios6/table.html v 22/24 1/24/23. 1:53 PM Bios6 Print Table floribundus ssp. hallii Plants - Saltugilia latimeri Latimers PDPLMOH010 None None - 1 B.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular woodland-gilia Polemoniaceae - Saltugilia latimeri Plants - Chorizanthe Peninsular PDPGN040DO None None - 4.2 3311664 RANCHO Unprocessed Plants - Vascular - Vascular leptotheca spineflower MIRAGE Polygonaceae - Chorizanthe leptotheca Plants - Chorizanthe Peninsular PDPGN040DO None None - 4.2 3311663 LA QUINTA Unprocessed Plants - Vascular - Vascular leptotheca spineflower Polygonaceae - Chorizanthe Chorizanthe xanti white-bracted leptotheca Plants - PDPGN040Z1 None None - 1 B.2 3311654 TORO PEAK Mapped Plants - Vascular - Vascular var. leucotheca spineflower Polygonaceae - Chorizanthe xanti var. leucotheca Plants - Nemacaulis slender PDPGNOG012 None None - 213.2 3311663 LA QUINTA Mapped Plants - Vascular - Vascular denudata var. cottonheads Polygonaceae - gracilis Nemacaulis denudata var. gracilis Plants - Nemacaulis slender PDPGNOG012 None None - 213.2 3311674 CATHEDRAL Mapped and Plants - Vascular - Vascular denudata var. cottonheads CITY Unprocessed Polygonaceae - gracilis Nemacaulis denudata var. gracilis Plants - Sidotheca white -margined PDPGNOJ030 None None - 113.3 3311654 TORO PEAK Mapped and Plants - Vascular - Vascular emarginata oxytheca Unprocessed Polygonaceae - Sidotheca PDRAN0131A3 None emarginata Plants - Delphinium Colorado Desert None - 4.3 3311654 TORO PEAK Unprocessed Plants - Vascular - Vascular parishii ssp. larkspur Ranunculaceae - subglobosum Delphinium parishii ssp. subglobosum Plants - Galium slender PDRUBON04B None None - 4.2 3311654 TORO PEAK Unprocessed Plants - Vascular - Vascular angustifolium ssp. bedstraw Rubiaceae - gracillimum Galium angustifolium ssp. gracillimum Plants - Galium San Jacinto PDRUBON04C None None - 113.3 3311654 TORO PEAK Mapped Plants - Vascular - Vascular angustifolium ssp. Mountains Rubiaceae - jacinticum bedstraw Galium angustifolium ssp. jacinticum Plants - Heuchera shaggy -haired PDSAXOEOJO None None - 113.3 3311654 TORO PEAK Mapped and Plants - Vascular - Vascular hirsutissima alumroot Unprocessed Saxifragaceae - Heuchera hirsutissima Plants - Selaginella desert spike- PPSEL010GO None None - 213.2 3311674 CATHEDRAL Mapped Plants - Vascular - Vascular eremophila moss CITY Selaginellaceae - Selaginella eremophila Plants - Selaginella desert spike- PPSEL010GO None None - 213.2 3311663 LA QUINTA Mapped Plants - Vascular - Vascular eremophila moss Selaginellaceae - Selaginella eremophila Plants - Selaginella desert spike- PPSEL010GO None None - 213.2 3311664 RANCHO Mapped Plants - Vascular - Vascular eremophila moss MIRAGE Selaginellacej%d . hftps://apps.wildlife.ca.gov/bios6/table.html v 23/24 1/24/23. 1:53 PM Bios6 Print Table Selaginella eremophila Plants - Lycium torreyi Torreys box- PDSOLOGOKO None None - 4.2 3311674 CATHEDRAL Unprocessed Plants - Vascular - Vascular thorn CITY Solanaceae - Torreys box- PDSOLOGOKO None Lycium torreyi Plants - Lycium torreyi None - 4.2 3311673 MYOMA Unprocessed Plants - Vascular - Vascular thorn Solanaceae - Lycium torreyi hftps://apps.wildlife.ca.gov/bios6/table.html 346 24/24 1/24/23. 2:04 PM CNPS Rare Plant Inventory I Search Results CNPS Rare Plant Inventory Search Results 66 matches found. Click on scientific name for details Search Criteria: 9-Quad include[3311663:3311672:3311673:3311652:3311653:3311662:3311664:3311674:3311654] ♦ SCIENTIFIC NAME COMMON NAME FAMILY LIFEFORM Abronia villosa chaparral sand- Nyctaginaceae annual herb var. aurita verbena CALIFOKNIA NATIVE PLANT SOCIETY CA RARE BLOOMING FED STATE GLOBAL STATE PLANT CA DATE PERIOD LIST LIST RANK RANK RANK ENDEMIC ADDED (Jan)Mar-Sep None None G5T2? S2 1 B.1 2001- 01-01 Acmispon pygmy lotus Fabaceae perennial herb Jan -Jun None None G3 S3 1 B.3 1994- haydond 01-01 Astragalus crested milk- Fabaceae perennial herb May -Aug None None G3 S3 4.3 Yes 1974- bicristatus vetch Astragalus hornii Horn's milk- Fabaceae annual herb var. hornii vetch Astragalus Borrego milk- Fabaceae annual herb lentiginosus var. vetch bo reaanus 01-01 May -Oct None None GUT1 S1 1 B.1 2006- 12-01 Feb -May None None G5T5? S4 4.3 1974- 01-01 Astragalus Coachella Valley Fabaceae annual/perennial Feb -May lentiginosus var. milk -vetch herb coachellae Astragalus Big Bear Valley Fabaceae perennial herb May -Jul leucolobus woollypod Astragalus Lancaster milk- Fabaceae perennial herb Mar -May preussii var. vetch laxi orus Astragalus gravel milk- Fabaceae annual/perennial Feb -Jun sabulonum vetch herb Astragalus triple -ribbed Fabaceae perennial herb Feb -May tricarinatus milk -vetch Ayenia compacto California ayenia Malvaceae perennial herb Mar -Apr Bursera little -leaf microphylla elephant tree Calochortus San Jacinto palmeri var. mariposa -lily munzii Calochortus Palmer's palmeri var. mariposa -lily palmeri Caulanthus Payson's simulans jewelflower FE None G5T1 S1 1 B.2 Yes None None G2 S2 1 B.2 Yes None None G4T2 S1 1 B.1 None None G4G5 S2 2B.2 FE None G2 S2 1 B.2 Yes None None G4 Burseraceae perennial Jun -Jul None None G4 deciduous tree Liliaceae perennial Apr -Jul None None G3T3 bulbiferous herb Liliaceae perennial Apr -Jul bulbiferous herb Brassicaceae annual herb (Feb)Mar- May(Jun) S3 2B.3 S2 2B.3 S3 1 B.2 Yes None None G3T2 S2 1 B.2 Yes None None G4 S4 4.2 Yes 1984- 01-01 1974- 01-01 1988- 01-01 2011- 10-19 1974- 01-01 1974- 01-01 1980- 01-01 1974- 01-01 1994- 01-01 1974- 01-01 347 https://rareplants.cnps.org/Search/result?frm=T&qsl=9&quad=3311663:3311672:3311673:3311652:3311653:3311662:3311664:3311674:3311654:&elev=:m:o 1 /4 1/24/23, 2:04 PM CNPS Rare Plant Inventory I Search Results Chaenactis Parish's Asteraceae perennial herb May -Jul None None G3G4 S3 1 B.3 parishii chaenactis Chorizanthe Peninsular Polygonaceae annual herb May -Aug None None G3 S3 4.2 leptotheca spineflower Chorizanthe white-bracted Polygonaceae annual herb Apr -Jun None None G4T3 S3 1 B.2 Yes xanti var. spineflower leucotheca Cuscuta pointed dodder Convolvulaceae annual vine Feb -Aug None None G5T3 S3? 3 ornica var. calif (parasitic) apiculata Delphinium Colorado Desert Ranunculaceae perennial herb Mar -Jun None None G4T4 S4 4.3 parishii ssp larkspur subalobosum Dieteria Ziegler's aster Asteraceae perennial herb Jul -Oct None None G5T1 S1 1 B.2 Yes canescens var. zLegleri Ditaxis claryana glandular ditaxis Euphorbiaceae perennial herb Oct -Mar None None G3G4 S2 2B.2 Ditaxis serrata California ditaxis Euphorbiaceae perennial herb Mar -Dec None None G5T3T4 S2? 3.2 Yes var. californica Draba saxosa Southern Brassicaceae perennial herb Jun -Sep None None G2G3 S2S3 1 B.3 Yes California rock draba Eremothera Booth's Onagraceae annual herb Apr -Sep None None G5T4 S3 2B.3 boothii ssp. evening- boothii primrose Eriastrum Harwood's Polemoniaceae annual herb Mar -Jun None None G2 harwoodii eriastrum Erythranthe Palomar Phrymaceae annual herb Apr -Jun None None G4 di f fusa monkeyflower Eschscholzia Joshua Tree Papaveraceae annual herb Feb-May(Jun) None None G3 androuxii poppy Euphorbia Abrams' spurge Euphorbiaceae annual herb (Aug)Sep-Nov None None G4 abramsiana Euphorbia Arizona spurge Euphorbiaceae perennial herb Mar -Apr None None G5 arizonica Euphorbia flat -seeded Euphorbiaceae annual herb Feb -Sep None None G3 platysperma spurge Euphorbia revolute spurge Euphorbiaceae annual herb Aug -Sep None None G5 revoluta Funastrum wavyleaf Apocynaceae perennial herb May -Aug None None G4 crisp -um twinvine Galium slender Rubiaceae perennial herb Apr-Jun(Jul) None None G5T4 cingustifolium bedstraw ssp_gMCillimum S2 1 B.2 Yes S3 4.3 S3 4.3 S2 2B.2 S3 2B.3 S1 1 B.2 S4 4.3 S1 2B.2 S4 4.2 Yes Galium San Jacinto Rubiaceae perennial herb Jun -Aug None None G5T2? S2? 1 B.3 Yes angustifolium Mountains ssp 1acinticum bedstraw https://rareplants.cnps.org/Search/resu It?frm=T&qsl=9&quad=3311663:3311672:3311673:3311652:3311653:3311662:3311664:3311674:3311654:&elev=: m:o 1974- 01-01 1994- 01-01 1994- 01-01 2007- 06-13 1974- 01-01 1980- 01-01 1974- 01-01 1974- 01-01 2001- 01-01 1980- 01-01 2008- 07-22 1974- 01-01 2014- 12-17 2001- 01-01 1980- 01-01 1980- 01-01 2001- 01-01 2016- 12-29 1994- 01-01 1994- 01-01 348 2/4 1/24/23, 2:04 PM CNPS Rare Plant Inventory I Search Results Heuchera shaggy -haired Saxifragaceae perennial (May)Jun-Jul None None G3 hirsutissima alumroot rhizomatous herb Horsfordia alata pink velvet- Malvaceae perennial shrub Feb -Dec mallow Horsfordia Newberry's Malvaceae perennial shrub Feb -Dec newberry_i velvet -mallow Hulsea vestita beautiful hulsea Asteraceae perennial herb May -Oct ssp. callicarpha Jaffueliobryum Rau's Grimmiaceae moss roui jaffueliobryum moss Johnstonella ribbed Boraginaceae annual herb Feb -May costata cryptantha Johnstonella winged Boraginaceae annual herb Mar -Apr holoptera cryptantha Juncus acutus southwestern Juncaceae ssp. Ieopoldii spiny rush Juncus cooperi Cooper's rush Juncaceae Leptosiphon Santa Rosa floribundus ssp. Mountains hallii leptosiphon Lilium prry_i lemon lily None None G5 None None G5 S3 1 B.3 Yes S4 4.3 None None G5T4 S4 4.2 Yes None None G4 S2 213.3 None None G4G5 S4 4.3 None None G4G5 S4 4.3 perennial (Mar)May-Jun None None G5T5 rhizomatous herb perennial herb Apr-May(Aug) None None G4 S4 4.2 S3 4.3 Polemoniaceae perennial herb May-Jul(Nov) None None G4T1 T2 S1 S2 113.3 Yes Liliaceae perennial Jul -Aug None None G3 bulbiferous herb Lycium torrey_i Torrey's box- Solanaceae perennial shrub (Jan-Feb)Mar- None None G4G5 thorn Jun(Sep-Nov) S3 1 B.2 S3 4.2 Marina orcuttii California Fabaceae perennial herb May -Oct None None G2G3T1T2 S2? 1 B.3 var. orcuttii marina Matelea spear -leaf Apocynaceae perennial herb parvifolia matelea Mirabilis slender -lobed Nyctaginaceae perennial herb tenuiloba four o'clock Nemacaulis slender Polygonaceae annual herb denudata var. cottonheads 9racilis Penstemon California Plantaginaceae perennial herb californicus beardtongue Penstemon San Jacinto Plantaginaceae perennial herb clevelandii var. beardtongue connatus Mar-May(Jul) None None G5 (Feb)Mar-May None None G5 S3 213.3 S4 4.3 (Mar)Apr-May None None G3G4T3? S2 213.2 May-Jun(Aug) None None G3 S2 1 B.2 Mar -May None None G5T4 S3 4.3 Petalonyx linearis narrow -leaf Loasaceae perennial shrub (Jan-Feb)Mar- None None G4 SP 213.3 sandpaper -plant May(Jun-Dec) Phaseolus slender -stem Fabaceae annual herb Apr None None G5 S1 213.1 filiformis bean Pseudorontium Deep Canyon Plantaginaceae annual herb Feb -Apr None None G4G5 S1 213.3 cyathiferum snapdragon 1974- 01-01 2001- 01-01 2001- 01-01 1994- 01-01 2014- 05-15 1974- 01-01 1980- 01-01 1988- 01-01 1974- 01-01 1988- 01-01 1974- 01-01 2015- 05-05 1984- 01-01 1974- 01-01 1974- 01-01 1994- 01-01 1974- 01-01 1984- 01-01 2016- 09-16 1984- 01-01 1980- 01-01 https://rareplants.cnps.org/Search/resu It?frm=T&qsl=9&quad=3311663:3311672:331 l 673:3311652:3311653:3311662:3311664:3311674:3311654:&elev=: m:o 349 3/4 1/24/23, 2:04 PM CNPS Rare Plant Inventory I Search Results Saltuailio Latimer's Polemoniaceae annual herb Mar -Jun None None G3 S3 1 B.2 Yes 2004- latimeri woodland-gilia 01-01 Sedum niveum Davidson's Crassulaceae perennial Jun -Aug None None G3 S3 4.2 1974- stonecrop rhizomatous herb 01-01 Selaginella desert spike- Selaginellaceae perennial (May)Jun(Jul) None None G4 S2S3 213.2 1994- eremophila moss rhizomatous herb 01-01 Senna covesii Cove's cassia Fabaceae perennial herb Mar-Jun(Aug) None None G5 S3 213.2 1980- 01-01 Sidotheca white -margined Polygonaceae annual herb (Feb)Apr- None None G3 S3 1 B.3 Yes 1980- emarginata oxytheca Jul(Aug) 01-01 Stemodia purple stemodia Plantaginaceae perennial herb (Jan)Apr-Dec None None G5 S2 213.1 2001- duranti folia 01-01 Streptanthus southern Brassicaceae perennial herb (Apr)May-Jul None None G3 S3 1 B.3 1994- campestris jewelflower 01-01 Thysanocarpus rigid fringepod Brassicaceae annual herb Feb -May None None G1 G2 S2 1 B.2 2011- 1�g dus 03-17 Tragia ramosa desert tragia Euphorbiaceae perennial herb Apr -May None None G5 S4 4.3 2001- 01-01 Xylorhiza Mecca -aster Asteraceae perennial herb Jan -Jun None None G2 S2 1 B.2 Yes 1980- c_gnata 01-01 Showing 1 to 66 of 66 entries Suggested Citation: California Native Plant Society, Rare Plant Program. 2023. Rare Plant Inventory (online edition, v9.5). Website https://www.rareplants.cnps.org [accessed 24 January 2023]. 350 https://rareplants.cnps.org/Search/result?frm=T&qsl=9&quad=3311663:3311672:3311673:3311652:3311653:3311662:3311664:3311674:3311654:&elev=:m:o 4/4 `W,MGM 161.1ISdy EFH Report EFH Data Notice EFH Mapper Report Essential Fish Habitat (EFH) is defined by textual descriptions contained in the fishery management plans developed by the regional fishery management councils. In most cases mapping data can not fully represent the complexity of the habitats that make up EFH. This report should be used for general interest queries only and should not be interpreted as a definitive evaluation of EFH at this location. A location -specific evaluation of EFH for any official purposes must be performed by a regional expert. Please refer to the following links for the appropriate regional resources. Query Results Degrees, Minutes, Seconds: Latitude = , Longitude = Decimal Degrees: Latitude = , Longitude = The query location intersects with spatial data representing EFH and/or HAPCs for the following species/management units. EFH No Essential Fish Habitats (EFH) were identified at the report location. Salmon EFH No Pacific Salmon Essential Fish Habitat (EFH) were identified at the report location. HAPCs No Habitat Areas of Particular Concern (HAPC) were identified at the report location. EFH Areas Protected from Fishing No EFH Areas Protected from Fishing (EFHA) were identified at the report location. 351 https://www.habitat.noaa.gov/apps/efhmapper/efhreport/ 1/1 rN United States Department of the Interior �-M FISH AND WILDLIFE SERVICE Carlsbad Fish And Wildlife Office 2177 Salk Avenue - Suite 250 Carlsbad, CA 92008-7385 Phone: (760) 431-9440 Fax: (760) 431-5901 In Reply Refer To: Project Code: 2023-0037535 Project Name: La Quinta PW HWY 111 Planning and Engineering Project January 24, 2023 Subject: List of threatened and endangered species that may occur in your proposed project location or may be affected by your proposed project To Whom It May Concern: The enclosed species list identifies threatened, endangered, proposed and candidate species, as well as proposed and final designated critical habitat, that may occur within the boundary of your proposed project and/or may be affected by your proposed project. The species list fulfills the requirements of the U.S. Fish and Wildlife Service (Service) under section 7(c) of the Endangered Species Act (Act) of 1973, as amended (16 U.S.C. 1531 et seq.). New information based on updated surveys, changes in the abundance and distribution of species, changed habitat conditions, or other factors could change this list. Please feel free to contact us if you need more current information or assistance regarding the potential impacts to federally proposed, listed, and candidate species and federally designated and proposed critical habitat. Please note that under 50 CFR 402.12(e) of the regulations implementing section 7 of the Act, the accuracy of this species list should be verified after 90 days. This verification can be completed formally or informally as desired. The Service recommends that verification be completed by visiting the ECOS-IPaC website at regular intervals during project planning and implementation for updates to species lists and information. An updated list may be requested through the ECOS-IPaC system by completing the same process used to receive the enclosed list. The purpose of the Act is to provide a means whereby threatened and endangered species and the ecosystems upon which they depend may be conserved. Under sections 7(a)(1) and 7(a)(2) of the Act and its implementing regulations (50 CFR 402 et seq.), Federal agencies are required to utilize their authorities to carry out programs for the conservation of threatened and endangered species and to determine whether projects may affect threatened and endangered species and/or designated critical habitat. A biological assessment is required for construction projects (or other undertakings having similar physical impacts) that are major Federal actions significantly affecting the quality of the human environment as defined in the National Environmental Policy Act (42 U.S.C. 4332(2) (c)). For projects other than major construction activities, the Service suggests that a biological 352 01/24/2023 evaluation similar to a biological assessment be prepared to determine whether the project may affect listed or proposed species and/or designated or proposed critical habitat. Recommended contents of a biological assessment are described at 50 CFR 402.12. If a Federal agency determines, based on the Biological Assessment or biological evaluation, that listed species and/or designated critical habitat may be affected by the proposed project, the agency is required to consult with the Service pursuant to 50 CFR 402. In addition, the Service recommends that candidate species, proposed species and proposed critical habitat be addressed within the consultation. More information on the regulations and procedures for section 7 consultation, including the role of permit or license applicants, can be found at the Fish and Wildlife Service's Endangered Species Consultation website at: https://www.fws.gov/endangered/what-we-do/faq.html Migratory Birds: In addition to responsibilities to protect threatened and endangered species under the Endangered Species Act (ESA), there are additional responsibilities under the Migratory Bird Treaty Act (MBTA) and the Bald and Golden Eagle Protection Act (BGEPA) to protect native birds from project -related impacts. Any activity, intentional or unintentional, resulting in take of migratory birds, including eagles, is prohibited unless otherwise permitted by the U.S. Fish and Wildlife Service (50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a)). For more information regarding these Acts see https://www.fws.gov/birds/policies-and-regulations.php. The MBTA has no provision for allowing take of migratory birds that may be unintentionally killed or injured by otherwise lawful activities. It is the responsibility of the project proponent to comply with these Acts by identifying potential impacts to migratory birds and eagles within applicable NEPA documents (when there is a federal nexus) or a Bird/Eagle Conservation Plan (when there is no federal nexus). Proponents should implement conservation measures to avoid or minimize the production of project -related stressors or minimize the exposure of birds and their resources to the project -related stressors. For more information on avian stressors and recommended conservation measures see https://www.fws.gov/birds/bird-enthusiasts/threats-to- birds.php. In addition to MBTA and BGEPA, Executive Order 13186: Responsibilities of Federal Agencies to Protect Migratory Birds, obligates all Federal agencies that engage in or authorize activities that might affect migratory birds, to minimize those effects and encourage conservation measures that will improve bird populations. Executive Order 13186 provides for the protection of both migratory birds and migratory bird habitat. For information regarding the implementation of Executive Order 13186, please visit https://www.fws.gov/birds/policies-and-regulations/ executive-orders/e0-13186. php. We appreciate your concern for threatened and endangered species. The Service encourages Federal agencies to include conservation of threatened and endangered species into their project planning to further the purposes of the Act. Please include the Consultation Code in the header of this letter with any request for consultation or correspondence about your project that you submit to our office. 353 01/24/2023 Attachment(s): ■ Official Species List 354 01/24/2023 Official Species List This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the requirement for Federal agencies to "request of the Secretary of the Interior information whether any species which is listed or proposed to be listed may be present in the area of a proposed action". This species list is provided by: Carlsbad Fish And Wildlife Office 2177 Salk Avenue - Suite 250 Carlsbad, CA 92008-7385 (760) 431-9440 355 01/24/2023 Project Summary Project Code: 2023-0037535 Project Name: La Quints PW HWY 111 Planning and Engineering Project Project Type: Commercial Development Project Description: Development project in La Quinta, California. Project Location: Approximate location of the project can be viewed in Google Maps: https: www.google.com/maps/(a)33.70934705,-116.28066559956517,14z a Counties: Riverside County, California Ulackhaak le Oubfn High school — 356 01/24/2023 Endangered Species Act Species There is a total of 8 threatened, endangered, or candidate species on this species list. Species on this list should be considered in an effects analysis for your project and could include species that exist in another geographic area. For example, certain fish may appear on the species list because a project could affect downstream species. IPaC does not display listed species or critical habitats under the sole jurisdiction of NOAA Fisheriesl, as USFWS does not have the authority to speak on behalf of NOAA and the Department of Commerce. See the "Critical habitats" section below for those critical habitats that lie wholly or partially within your project area under this office's jurisdiction. Please contact the designated FWS office if you have questions. 1. NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an office of the National Oceanic and Atmospheric Administration within the Department of Commerce. Mammals NAME STATUS Peninsular Bighorn Sheep Ovis canadensis nelsoni Endangered Population: Peninsular CA pop. There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: htWs:Hecos.fws.gov/ecp/species/4970 Birds NAME STATUS Least Bell's Vireo Vireo bellii pusillus Endangered There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https:Hecos.fws.gov/ecp/species/5945 Southwestern Willow Flycatcher Empidonax trailhi extimus Endangered There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https:Hecos.fws.gov/ecp/species/6749 357 01/24/2023 4 Reptiles NAME STATUS Coachella Valley Fringe -toed Lizard Uma inornata Threatened There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: htWs:Hecos.fws.gov/ecp/species/2069 Desert Tortoise Gopherus agassizii Threatened Population: Wherever found, except AZ south and east of Colorado R., and Mexico There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https:Hecos.fws.gov/ecp/species/4481 Fishes NAME STATUS Desert Pupfish Cyprinodon macularius Endangered There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https://ecos.fws.gov/ecp/species/7003 Insects NAME Monarch Butterfly Danaus plexippus No critical habitat has been designated for this species. Species profile: https:Hecos.fws.gov/ecp/species/9743 Flowering Plants NAME STATUS Candidate STATUS Coachella Valley Milk -vetch Astragalus lentiginosus var. coachellae Endangered There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https:Hecos.fws.gov/ecp/species/7426 Critical habitats THERE ARE NO CRITICAL HABITATS WITHIN YOUR PROJECT AREA UNDER THIS OFFICE'S JURISDICTION. 358 01/24/2023 IPaC User Contact Information Agency: GHD Name: Sara Moriarty -Graves Address: 718 3rd Street City: Eureka State: CA Zip: 95501 Email sara.moriarty-graves@ghd.com Phone: 7072672221 359 1/24/23, 2:00 PM about:blank row NOAA Critical Habitat Report Area of Interest (AOI) Information Area : 0.19 km2 Jan 24 2023 14:00:30 Pacific Standard Time 1:4,614 0 0.03 0.06 0.12 mi 0 0.06 0.1 0.2 km Es I COIM-J dy Map. C-Irb,* . Luna InEs l--MV, QG ky d Rwm,i. 1', W ny Sla Park[. Fa Opnn$Imi.+M.ap 4/w—cft 1— HERE C—n Sale—I,4. G—Tadrsv q- tm METVNASA. USGS. 0— & Lars) Msrmgnr M EPA 'NIPS. US C—su Dureau. USDA, Source Evr 360 about:blank 1/2 1/24/23. 2:00 PM Summary about:blank Name Count Area(km2) Length(m) All Critical Habitat Polyline 0 N/A 0 All Critical Habitat Polygon 0 0 N/A 361 about:blank 2/2 Appendix C Site Visit Photos 362 0 271°W (T) '6 33°42'31 "Ni 116°16'49"W ±13ft ♦ 81ft Figure 1 View of a portion of the southern BSA, facing towards commercial businesses. Signs of vehicular traffic through dune habitat can be seen. 11219378 40 Figure 2 C", 310°NW (T) O 33042'32"N,116016'46"W ±19ft ♦ 68ft - -- 4M46---, View from the center of the BSA, facing northwest. Creosote plants and dune habitat are present. 11219378 41 00 910E (T) Jib 3304238"N,116016'51"W ±9ft A 65ft Figure 3 The highly modified Whitewater River, classified by the National Wetlands Inventory as riverine, near the edge of the PSB. 11219378 42 :4 282OW (T) 33042'37"N,116016'49"W ±13ft ♦ 65ft (• A Figure 4 Habitat near the northern border of the PSB, with more hardpacked soil. 10 11219378 43 20N (T) �k 33042'31 "N,116°16'49"W ±39ft ♦ 83ft c .0-7 Figure 5 View of the northern portion of the PSB from near the center. The buildings seen are on the other side of the Whitewater River. 11219378 44 00, 2550W (T) O 33042'28"N,116016-50"W ±75ft ♦ 73ft Figure 6 Larger creosote bushes observed within the southern portion of the PSB. 11219378 45 01130SE (T) OO 33042'34"N,116016'53"W ±9ft ♦ 69ft Figure 7 Example of one of the many burrows observed within the PSB. 11219378 46 Appendix D Species Observed On -site 370 Table D1 Plant Species Observed On -site Abronia villosa Ambrosia salsola Acacia linifolia Camissonia claviformis Chilopsis linearis Cryptantha sp. Eriophyllum sp. Geraea canescens Larrea tridentate Nerium oleander Parkinsonia florida Pennisetum setaceum Plantago ovata Rosmarinus officinalis Salsola tragus Schismus arabicus Tamarix aphylla Desert sand verbena Cheesebush White wattle Brown -eyed evening primrose Desert willow Popcorn flower woolly daisy Desert gold Creosote Oleander Palo verde Fountain grass Desert plantain Rosemary Russian thistle Arabian grass Tamarisk Table D2 Terrestrial wildlife observed on -site Scientific Name Sciuidae family Ground Squirrel Lacertidae family Lizard Nyctaginaceae Asteraceae Fabaceae Onagraceae Bignoniaceae Boraginaceae Asteraceae Asteraceae Zygophyllaceae Apocynaceae Fabaceae Poaceae Plantaginaceae Lamiaceae Amaranthaceae Poaceae Tamaricaceae Observed Observed native native non-native native native non-native native native native native native non-native native non-native non-native non-native non-native None Not determined Table D3 List of breeding codes, associated bird behavior, and breeding status (the highest-ranking code was recorded for each species during the survey). 1 N Active nest Breeding 2 M Carrying nesting material Breeding 3 F Carrying food or fecal sac Breeding 4 D Distraction display/feigning Breeding 5 L Local young fed by parents Breeding 6 Y Local young incapable of sustained flight Breeding 7 C Copulation or courtship observed Breeding 8 T Territorial behaviour Unconfirmed 9 S Territorial song or drumming heard Unconfirmed 10 E Encountered in study area Unconfirmed 11 O Encountered flying over the study area Unconfirmed 11219378 48 Table D4 Bird Species Detected On -site ANHU Anna's Hummingbird Calypte anna Encountered in E FGC/MBTA study area CORA Common Raven Corvus corax Encountered flying O FGC/MBTA over the study area GRRO Greater Roadrunner Geococcyx californianus Encountered in the E FGC/MBTA study area HOFI House Finch Haemorhous mexicanus Territorial song or S FGC/MBTA drumming heard MGWA MacGillivray's Warbler Geothlypis tolmiei Territorial song or S FGC/MBTA drumming heard MODO Mourning Dove Zenaida macroura Encountered in E FGC/MBTA study area RTHA Red-tailed Hawk Buteo jamaicensis Encountered flying over the study area O FGC/MBTA Definitions: FGC = protected by California Fish and Game Code MBTA = protected by the federal Migratory Bird Treaty Act 11219378 49 Appendix C Cultural Resources 373 Appendix C CHRIS Records Search City of La Quinta Highway 111 Corridor Specific Plan 374 EASTERN INFORMATION CENTER CALIFORNIA HISTORICAL RESOURCES INFORMATION SYSTEM Department of Anthropology, University of California, Riverside, CA 92521-0418 (951) 827-5745 - eickw@ucr.edu Inyo, Mono, and Riverside Counties January 22, 2024 EIC-RIV-ST-7321 Ryder Burliss GHD Inc. 2305 Historic Decatur Rd, Suite 102 San Diego, CA 92106 Re: Cultural Resources Records Search for City of La Quinta Highway I I I Corridor Specific Plan Proiect Dear Ryder Bwliss, We received your request on November 28, 2023, for a cultural resources records search for the City of La Quinta Highway l I I Corridor Specific Plan project, located in Sections 19, 30, 29, and 28, T.5S, R.7E, SBBM, in the southern area of the Whitewater River in the City of La Quinta in Riverside County. We have reviewed our maps, records, and reports against the project area defined on the map you provided. Our records indicate that 92 cultural resource studies have been conducted within your project area. Fifty-six cultural resource properties are recorded within the boundaries of the project area. Additional sources of information consulted are identified below. National Register of Historic Places (NRHP): no listed properties are located within the boundaries of the project area. California Office of Historic Preservation (OHP), Archaeological Resources Directory (ARD): One property is listed as determined eligible for listing in the NRHP (P-33-001178 [CA-RIV-001178] La Quinta Evac. CH. AD.) California Office of Historic Preservation (OHP), Built Environment Resources Directory (BERD): Two properties are listed as recognized as a historically significant by local government (P-33-007263, PT. Happy Ranch and P-33-023955, PT. Happy Ranch). One property is listed as not eligible for listing or designation as specified (P-33-017259, Coachella Valley Stonnwater Channel). One property is listed as not evaluated for NRHP or CRHR or needs revaluation (P-33-007264, 46370 Cameo Palms Dr). Note: not all properties in the California Historical Resources Information System are listed in the OHP ARD and BERD; the ARD and BERD comprise lists of properties submitted to the OHP for review. 375 The 1941 USGS Toro Peak 15' minute series, 1959 USGS La Quinta 7.5' minute series, and 1959 USGS Palm Desert 15' minute series topographic maps show about 30 historical structures or features present within the boundaries of the project area. Based on the information reviewed, 56 cultural resources properties have been recorded within the boundaries of the project area, thus additional cultural resources may be present within the boundaries of the project area. It is recommended that these resources undergo an evaluation of their significance to determine appropriate mitigation measures. However, this assessment does not rule out the possible presence of previously unidentified cultural resources, thus, it is recommended that the project area be examined systematically by a cultural resource professional to identify all historical, archaeological, and cultural heritage resources that have not been recorded, and to provide recommendations regarding their significance and management prior to any development of the project area. Persons involved in development of the project area should be sensitive to the significant and irreplaceable nature of cultural resources. A statewide list of cultural resources consultants can be found online at http://chrisinfo.org. State and federal law requires that if any cultural resources are found during construction, work is to stop and the lead agency and a cultural resources professional be consulted to determine the importance of the find and its appropriate management. Due to processing delays and other factors, not all of the historical resource reports and resource records that have been submitted to the Office of Historic Preservation are available via this records search. Additional information may be available through the federal, state, and local agencies that produced or paid for historical resource management work in the search area. Additionally, Native American tribes have historical resource information not in the California Historical Resources Information System (CHRIS) Inventory, and you should contact the California Native American Heritage Commission for information on local/regional tribal contacts. The California Office of Historic Preservation (OHP) contracts with the California Historical Resources Information System's (CHRIS) regional Information Centers (ICs) to maintain information in the CHRIS inventory and make it available to local, state, and federal agencies, cultural resource professionals, Native American tribes, researchers, and the public. Recommendations made by the IC coordinators or their staff regarding the interpretation and application of this information are advisory only. Such recommendations do not necessarily represent the evaluation or opinion of the State Historic Preservation Officer in carrying out the OHP's regulatory authority under federal and state law. Eulices Lopez Information Officer 376 Appendix C NAHC Sacred Lands File Search City of La Quinta Highway 111 Corridor Specific Plan 377 W^Ij NATIVE AMERICAN HERITAGE COMMISSION l �I I 1" V • March 8, 2024 '18��' Ryder Burliss GHD Inc. CHAIRPERSON Reginald Pagaling Via Email to: Ryder.Burliss@and.com Chumash VICE -CHAIRPERSON Re: La Quinta Highway I I I Corridor Specific Plan Project, Riverside County Buffy McQuillen Yokayo Porno, Yuki, Nomlaki To Whom It May Concern: A record search of the Native American Heritage Commission (NAHC) Sacred Lands File (SLF) SECRETARY was completed for the information you have submitted for the above referenced project. The Sara Dutschke Miwok results were negative. However, the absence of specific site information in the SLF does not indicate the absence of cultural resources in any project area. Other sources of cultural resources should also be contacted for information regarding known and recorded sites. PARLIAMENTARIAN Wayne Nelson Attached is a list of Native American tribes who may also have knowledge of cultural resources Luiseno in the project area. This list should provide a starting place in locating areas of potential adverse impact within the proposed project area. I suggest you contact all of those indicated; COMMISSIONER if they cannot supply information, they might recommend others with specific knowledge. By Isaac Bojorquez contacting all those listed, your organization will be better able to respond to claims of failure to Ohlone-Costanoon consult with the appropriate tribe. If a response has not been received within two weeks of notification, the Commission requests that you follow-up with a telephone call or email to COMMISSIONER ensure that the project information has been received. Stanley Rodriguez Kumeyaay If you receive notification of change of addresses and phone numbers from tribes, please notify me. With your assistance, we can assure that our lists contain current information. COMMISSIONER Laurena Bolden If you have any questions or need additional information, please contact me at my email Serrano address: Andrew.Green@nahc.ca.aov. COMMISSIONER Sincerely, Reid Milanovich Cahuilla COMMISSIONER Vacant Andrew Green Cultural Resources Analyst EXECUTIVE SECRETARY Raymond C. Attachment Hitchcock Miwok, Nisenan NAHC HEADQUARTERS 1550 Harbor Boulevard Suite 100 West Sacramento, California 95691 (916) 373-3710 nahc@nahc.ca.aov NAHC.ca.gov Page 1 of 1 378 Appendix C Tribal Consultation Letter Sample City of La Quinta Highway 111 Corridor Specific Plan 379 ta QaNtra CALIFORNIA - March 14, 2024 Michael Garcia, Vice Chairperson Ewiiaapaayp Band of Kumeyaay Indians 4054 Willows Road Alpine, CA, 91901 SUBJECT: SP2022-0002 HIGHWAY 111 SPECIFIC PLAN: SB 18 and AB 52 CONSULTATION Dear Michael Garcia, Vice Chairperson, Your organization has been identified by the Native American Heritage Commission (NAHC) as having traditional lands or cultural places located within our City boundaries. In accordance with Government Code Section 65352.3 (SB 18) and Public Resources Code Section 21080.3.1 (b) (AB 52), this letter is to notify you of the impending above -named proposal, and to initiate the SB 18 and AB 52 consultation processes. California Government Code Section 65352.3 and Public Resources Code Section 21080.3.1 (b) provide that tribal organizations must specifically request consultation with the City, within 30 days of receiving notice of a project for AB 52 consultation and 90 days for SB 18 consultation. As your input in the planning process is important, we encourage your participation. If you desire consultation, you will need to provide a letter specifically requesting consultation with the City, within these time frames. However, in the interest of expediting review and meeting other state -mandated deadlines, we ask that you respond in writing to this correspondence at your earliest convenience. The City of La Quinta is committed to a productive consultation process and a positive working relationship with Tribal governments. Should you have questions regarding this letter, please contact me at 760-777-7067 and/or CLFlores@laquintaca.gov Sincerely, Cheri Flores Planning Manager Design and Development Department Enclosure: Project Description and Vicinity Map 380 Hiahwav 111 SP Proiect Description The project area is located in the City of La Quinta and spans the Highway 111 corridor from approximately Washington Street on the west end to Jefferson Street on the east; and from a Whitewater flood control channel/wash on the north to Avenue 47, and Vista Coralina Lane on the south. Development along Highway 111 in the project area comprises a mix of uses, principally commercial (e.g., big box retail, strip center, grocery, restaurants, auto dealers) and large surface parking lots. Some residential uses are located to the south. There are a few vacant parcels scattered throughout the project area. Landscaping consists of street trees and other ornamental xeriscape. Transportation facilities are largely improved with a full street network, curbs and sidewalks, and crosswalks at major intersections. The proposed Highway 111 Corridor Specific Plan provides guidance for implementing development within the planning area. The Specific Plan furthers the objectives of the City of La Quinta General Plan (hereinafter "General Plan") by providing a more detailed planning document for development of specific sites and streetscape improvements. 381 V\171 pow- . 10 'all 1@"- 11: 1 imor, it v 4 382 Appendix C Native American Heritage Commission Contact List City of La Quinta Highway 111 Corridor Specific Plan 383 Native American Heritage Commission Tribe Name Fed (F) Non -Fed (N) Agua Caliente Band F of Cahuilla Indians Augustine Band of F Cahuilla Indians Cabazon Band of F Mission Indians Cahuilla Band of F Indians Cahuilla Band of F Indians Cahuilla Band of F Indians Los Coyotes Band of F Cahuilla and Cupeno Indians Morongo Band of F Mission Indians Morongo Band of F Mission Indians Quechan Tribe of the F Fort Yuma Reservation Quechan Tribe of the F Fort Yuma Reservation Quechan Tribe of the F Fort Yuma Reservation Ramona Band of F Cahuilla Contact Person Contact Address Phone # Fax # Email Address Cultural Counties Last Affiliation Updated Lacy Padilla, THPO 5401 Dinah Shore (760) 333-5222 (760) 699-6919 ACBCI-THPO@aguacaliente.net Cahuilla Imperial, Riverside, San Bernardino, 1/11/2024 Operations Manager Drive San Diego Palm Springs, CA, 92264 Tribal Operations, 84-001 Avenue 54 (760) 398-4722 Cahuilla Imperial, Riverside, San Bernardino, 11/30/2023 Coachella, CA, 92236 San Diego Doug Welmas, 84-245 Indio Springs (760) 342-2593 (760) 347-7880 jstapp@cabazonindians-nsn.gov Cahuilla Imperial, Riverside, San Bernardino, Chairperson Parkway San Diego Indio, CA, 92203 Erica Schenk, 52701 CA Highway (951) 590-0942 (951) 763-2808 chair@cahuilla-nsn.gov Cahuilla Imperial, Riverside, San Bernardino, 2/1/2024 Chairperson 371 San Diego Anza, CA, 92539 Anthony Madrigal, 52701 CA Highway (951) 763-5549 anthonymad2002@gmail.com Cahuilla Imperial, Riverside, San Bernardino, 6/28/2023 Tribal Historic 371 San Diego Preservation Officer Anza, CA, 92539 BobbyRay Esaprza, 52701 CA Highway (951) 763-5549 besparza@cahuilla-nsn.gov Cahuilla Imperial, Riverside, San Bernardino, 6/28/2023 Cultural Director 371 San Diego Anza, CA, 92539 Ray Chapparosa, P.O. Box 189 (760) 782-0711 (760) 782-0712 Cahuilla Imperial, Riverside, San Bernardino, Chairperson Warner Springs, CA, San Diego 92086-0189 Ann Brierty, THPO 12700 Pumarra (951) 755-5259 (951) 572-6004 abrierty@morongo-nsn.gov Cahuilla Imperial, Kern, Los Angeles, Riverside, Road Serrano San Bernardino, San Diego Banning, CA, 92220 Robert Martin, 12700 Pumarra (951) 755-5110 (951) 755-5177 abrierty@morongo-nsn.gov Cahuilla Imperial, Kern, Los Angeles, Riverside, Chairperson Road Serrano San Bernardino, San Diego Banning, CA, 92220 Manfred Scott, P.O. Box 1899 (928) 210-8739 culturalcommittee@quechantribe.com Quechan Imperial, Kern, Los Angeles, Riverside, 5/16/2023 Acting Chairman - Yuma, AZ, 85366 San Bernardino, San Diego Kw'ts'an Cultural Committee Jill McCormick, P.O. Box 1899 (928) 261-0254 historicpreservation@quechantribe.com Quechan Imperial, Kern, Los Angeles, Riverside, 5/16/2023 Historic Preservation Yuma, AZ, 85366 San Bernardino, San Diego Officer Jordan Joaquin, P.O.Box 1899 (760) 919-3600 executivesecretary@quechantribe.com Quechan Imperial, Kern, Los Angeles, Riverside, 5/16/2023 President, Quechan Yuma, AZ, 85366 San Bernardino, San Diego Tribal Council John Gomez, P. O. Box 391670 (951) 763-4105 (951) 763-4325 jgomez@rmona-nsn.gov Cahuilla Imperial, Riverside, San Bernardino, 8/16/2016 Environmental Anza, CA, 92539 San Diego Coordinator 03/08/2024 04:11 PM 1of2 384 Native American Heritage Commission Tribe Name Fed (F) Contact Person Contact Address Phone # Fax # Email Address Cultural Counties Last Non -Fed (N) Affiliation Updated Ramona Band of F Joseph Hamilton, P.O. Box 391670 (951) 763-4105 (951) 763-4325 admin@rmona-nsn.gov Cahuilla Imperial, Riverside, San Bernardino, Cahuilla Chairperson Anza, CA, 92539 San Diego Santa Rosa Band of F Lovina Redner, P.O. Box 391820 (951) 659-2700 (951) 659-2228 Isaul@santarosa-nsn.gov Cahuilla Imperial, Los Angeles, Orange, Cahuilla Indians Tribal Chair Anza, CA, 92539 Riverside, San Bernardino, San Diego Soboba Band of F Jessica Valdez, P.O. Box 487 (951) 663-6261 (951) 654-4198 jvaldez@soboba-nsn.gov Cahuilla Imperial, Los Angeles, Orange, 7/14/2023 Luiseno Indians Cultural Resource San Jacinto, CA, Luiseno Riverside, San Bernardino, San Diego Specialist 92581 Soboba Band of F Isaiah Vivanco, P.O. Box 487 (951) 654-5544 (951) 654-4198 ivivanco@soboba-nsn.com Cahuilla Imperial, Los Angeles, Orange, 7/14/2023 Luiseno Indians Chairperson San Jacinto, CA, Luiseno Riverside, San Bernardino, San Diego 92581 Soboba Band of F Joseph Ontiveros, P.O. Box 487 (951) 663-5279 (951) 654-4198 jontiveros@soboba-nsn.gov Cahuilla Imperial, Los Angeles, Orange, 7/14/2023 Luiseno Indians Tribal Historic San Jacinto, CA, Luiseno Riverside, San Bernardino, San Diego Preservation Officer 92581 Torres -Martinez F Gary Resvaloso, TM P.O. Box 1160 (760) 777-0365 grestmtm@gmail.com Cahuilla Imperial, Riverside, San Bernardino, 10/30/2023 Desert Cahuilla MILD Thermal, CA, 92274 San Diego Indians Torres -Martinez F Alesia Reed, Cultural P.O. Box 1160 (760) 397-0300 Iisareed990@gmail.com Cahuilla Imperial, Riverside, San Bernardino, 10/30/2023 Desert Cahuilla Committee Thermal, CA, 92274 San Diego Indians Chairwoman Torres -Martinez F Mary Belardo, P.O. Box 1160 (760) 397-0300 belardom@gmail.com Cahuilla Imperial, Riverside, San Bernardino, 10/30/2023 Desert Cahuilla Cultural Committee Thermal, CA, 92274 San Diego Indians Vice Chair Torres -Martinez F Abraham Becerra, P.O. Box 1160 (760) 397-0300 abecerra@tmdci.org Cahuilla Imperial, Riverside, San Bernardino, 10/30/2023 Desert Cahuilla Cultural Coordinator Thermal, CA, 92274 San Diego Indians Torres -Martinez F Thomas Tortez, P.O. Box 1160 (760) 397-0300 (760) 397-8146 thomas.tortez@tmdci.org Cahuilla Imperial, Riverside, San Bernardino, 10/30/2023 Desert Cahuilla Chairperson Thermal, CA, 92274 San Diego Indians Twenty -Nine Palms F Nicolas Garza, 46-200 Harrison (760) 863-2486 nicolas.garza@29palmsbomi-nsn.gov Chemehuevi Imperial, Inyo, Riverside, San Bernardino 11/15/2023 Band of Mission Cultural Resources Place Indians Specialist Coachella, CA, 92236 Twenty -Nine Palms F Christopher Nicosia, 46-200 Harrison (760) 863-3972 christopher.nicosia@29palmsbomi- Chemehuevi Imperial, Inyo, Riverside, San Bernardino 11/15/2023 Band of Mission Cultural Resources Place nsn.gov Indians Manager/THPO Coachella, CA, 92236 Manager Twenty -Nine Palms F Sarah O'Brien, Tribal 46-200 Harrison (760) 863-2460 sobrien@29palmsbomi-nsn.gov Chemehuevi Imperial, Inyo, Riverside, San Bernardino 11/15/2023 Band of Mission Archivist Place Indians Coachella, CA, 92236 This list is current only as of the date of this document. Distribution of this list does not relieve any person of statutory responsibility as defined in Section 7050.5 of the Health and Safety Code, Section Record: PROJ- 5097.94 of the Public Resource Section 5097.98 of the Public Resources Code. 2024-001373 Report Type: List 03/08/2024 04:11 PM 385 2of2 Appendix C Tribal Consultation Letter Responses City of La Quinta Highway 111 Corridor Specific Plan 386 AGUA CALIENTE BAND OF CAHUILLA INDIAM TRIBAL HISTORIC PRESERVATION March 19, 2025 [VIA EMAIL TO:clflores@laquintaca.gov] City of La Quinta Ms. Cheri Flores 78-495 Calle Tampico La Quinta, CA 92253 Re: Highway 111 Specific Plan - SP2022-0002 Dear Ms. Cheri Flores, 03-003-2025-002 The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Highway 111 Specific Plan project. The project area is not located within the boundaries of the ACBCI Reservation. However, it is within the Tribe's Traditional Use Area. A records check of the ACBCI registry identified previous surveys in the area that were positive for the presence of cultural resources. In consultation, the ACBCI THPO requests the following: * Please send all consultation letters to ACBCI-THPO@aguacaliente.net. * Instead of "Traditionally and Culturally Affiliated" Native American monitor, consulting Native American monitor would make sense for tribes in consultation requesting their own monitors. * There are several TCR's within the project boundary: CA-RIV-8835 is within DJN-I, CA-RIV-5832 is adjacent to DJS-I, CA-RIV-6190 and CA-RIV-2936 is partially within AND-01, CA-RIV-4752 is within ADS-2. Those are counting for the undeveloped areas within the project. * Please send us a copy of the Archaeological report from recent surveys if there were any and include consulting tribes into surveys for projects. Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 883-1137. You may also email me at ACBCI-THPO@aguacaliente.net. Cordially, Luz Salazar Cultural Resources Analyst Tribal Historic Preservation Office AGUA CALIENTE BAND OF CAHUILLA INDIANS 5401 DINAH SHORE DRIVE, BALM SPRINGS. CA 92264 T 760!69916800 F 760/699/692.4 WWW.AGUACALIENTE-NSN,GOV 387 AGUA CALIENTE BAND OF CAHUILLA INDIAM TRIBAL HISTORIC PRESERVATION 5401 DINAR SMURE DRIVE, PALM SPRINGS. CA 92264 T 7601699,6000 6 760)69916924 WWW AGUACALIENTE-NSN GOV 388 From: Tribal Historic Preservation Office To: Cheri Flores Cc: Ann Briertv; Laura Chatterton Subject: City of La Quinta SB18AB52 SP2022-0002 Date: Tuesday, April 30, 2024 12:16:15 PM You don't often get email from thpo@morongo-nsn.gov. Learn why this is im op rtant EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. The Morongo Band of Mission Indians (Tribe/MBMI) Tribal Historic Preservation Office received your letter regarding the above referenced Project. The proposed Project is not located within the boundaries of the ancestral territory or traditional use area of the Cahuilla and Serrano people of the Morongo Band of Mission Indians. Thank you for notifying the MBMI about this project. MBMI encourages your consultation with tribes more closely associated with the lands upon which the project is located. Respectfully, Laura Chatterton Cultural Resource Specialist Tribal Historic Preservation Office Morongo Band of Mission Indians 12700 Pumarra Road Banning, CA 92220 O: (951) 755.5256 M: (951) 663.7570 CONFIDENTIALITY: This e-mail may contain Privacy Act Data/Sensitive Data which is intended only for the use of the individual(s) to whom it is addressed. It may contain information that is privileged, confidential, or otherwise protected from disclosure under applicable laws. If you are not the intended recipient, you are hereby notified that any distribution or copy of this email is strictly prohibited. The information contained in this communication is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, or distribution of this information is strictly prohibited and may be unlawful. For your safety, the contents of this email have been scanned for viruses and malware. C:• Appendix D Public and Agency Comments 390 Public and Agency Comments The City of La Quinta, serving as the CEQA Lead Agency, prepared a Draft Initial Study/Mitigated Negative Declaration (IS/MND) for the Highway 111 Corridor Specific Plan Project. CEQA requires a 30-day public review period for the Draft IS/MND document. The public comment period allows public agencies and interested parties the opportunity to review and comment on the document. The Draft IS/MND was released for public comment on May 19, 2025, and the review period closed on June 19, 2025. In accordance with the requirements of CEQA, the City of La Quinta provided a Notice of Intent (NOI) to adopt a Mitigated Negative Declaration to the public, responsible agencies, and the San Diego County Clerk. The City of La Quinta published a notice in The Desert Sun (a newspaper of general circulation in the area affected by the proposed Project). The Draft IS/MND was submitted to the State Clearinghouse for review by state agencies, and to responsible and trustee agencies with jurisdiction by law over resources affected by the Project. The Draft IS/MND was made available for public review at www.laquintaca.gov/111 corridor. CEQA Guidelines Section 15074(b) states that prior to approving a Project, the Lead Agency must consider the proposed IS/MND together with any comments received during the public review process. Written responses to comments are not required; however, the City of La Quinta, as Lead Agency, has prepared a written response to the comments received for consideration by the Planning Commission and/or City Council. At the end of the 30-day public review period, a total of four comments were received. The table below identifies a number for each comment letter received, the author of the comment letter, and the date received. Public and Agency Comments Received Comment Letter Number Commenter Date Received 1 Riverside County Flood Control and Water Conservation District May 23, 2025 2 Justin Marlles June 6, 2025 3 Gregory Gurszecki June 9, 2025 4 Agua Caliente Band of Cahuilla Indians June 16, 2025 5 California Department of Fish and Wildlife June 23, 2025 6 Caltrans June 23, 2025 The comment letters and responses follow. The comment letters have been numbered sequentially and each separate issue raised by the commenter, if more than one, has been assigned a number. The responses to each comment identify first the number of the comment letter, and then the number assigned to each issue (Response 1-1, for example, indicates that the response is for the first issue raised in Comment Letter 1). Responses are provided in this IS/MND as a matter of public disclosure and transparency. Based on the evaluation in the IS/MND, the City of La Quinta, as Lead Agency, has determined that all potential environmental impacts associated with the Project are less than significant with incorporation of identified mitigation measures. A Mitigation Monitoring Program has also been prepared and will be implemented for the Project. Therefore, the City of La Quinta has determined that a Mitigated Negative Declaration in accordance with CEQA is the appropriate environmental document for the Project. 391 Comment Letter #1 Comment 1-1 JASON E. UHLEY General Manager -Chief Engineer City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Attention: Cheri Flores Qr.� oroy�o'�s,RYA110'S~ RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT May 22, 2025 1995 MARKET STREET RIVERSIDE, CA 92501 951.955.1200 951.788.9965 FAX www.rcflood.org 262120 Re: Highway III Corridor Specific Plan and Development Code, SP 2022-0002, Approximately two miles along Highway 111 between Washington Street on the west, Jefferson Street on the east, the Whitewater Wash on the north and Avenue 48 on the south The Riverside County Flood Control and Water Conservation District (District) does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan check City land use cases or provide State Division of Real Estate letters or other flood hazard reports for such cases. District comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided. The District's review is based on the above -referenced project transmittal, received May 19, 2025. The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue: ❑X This project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed. The project is located within Coachella Valley Water District's (CVWD) jurisdiction. CVWD is the responsible agency to review and comment on regional flood control drainage systems within their jurisdictional limits. ❑ This project involves District proposed Master Drainage Plan facilities, namely, The District will accept ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection, and administrative fees will be required. All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ❑ This project proposes channels, storm drains larger than 36 inches in diameter, or other facilities that could be considered regional in nature and/or a logical extension a District's facility, the District would consider accepting ownership of such facilities on written request by the City. The Project Applicant 392 Comment 1-2 City of La Quinta - 2 - May 22, 2025 Re: Highway I I I Corridor Specific Plan and Development Code, SP 2022-0002, 262120 Approximately two miles along Highway 111 between Washington Street on the west, Jefferson Street on the east, the Whitewater Wash on the north and Avenue 48 on the south shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection, and administrative fees will be required. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ❑ An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, . If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information, contact the District's Encroachment Permit Section at 951.955.1266. ❑ The Districts previous comments are still valid. GENERAL INFORMATION The project proponent shall bear the responsibility for complying with all applicable mitigation measures defined in the California Environmental Quality Act (CEQA) document, and/or Mitigation Monitoring and Reporting Program, and with all other federal, state, and local environmental rules and regulations that may apply, such as, but not limited to, the Multiple Species Habitat Conservation Plan (MSHCP), Sections 404 and 401 of the Clean Water Act, California Fish and Game Code Section 1602, and the Porter Cologne Water Quality Control Act. The District's action associated with the subject project triggers evaluation by the District with respect to the applicant's compliance with federal, state, and local environmental laws. For this project, the Lead Agency is the agency in the address above, and the District is a Responsible Agency under CEQA. The District, as a Co- permittee under the MSHCP, needs to demonstrate that all District related activities, including the actions identified above, are consistent with the MSHCP. This is typically achieved through determinations from the CEQA Lead Agency (if they are also a Co-permittee) for the project. For the MSHCP, the District's focus will be particular to Sections 6.1.2, 6.1.3, 6.1.4, 6.3.2, 7.3.7, 7.5.3, and Appendix C of the MSHCP. Please include consistency determination statements from the Lead Agency/Co-permittee for the project for each of these sections in the CEQA document. The District may also require that an applicant provide supporting technical documentation for environmental clearance. This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt. If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans, and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy. EM:bs Very truly yours, AMY MCNEILL Engineering Project Manager 393 Response to Comment Letter #1, Riverside County Flood Control and Water Conservation District, May 23, 2025 Comment 1-1: The City appreciates the Riverside County Flood Control and Water Conservation District's (District) comments and the information provided regarding the proposed project. The City agrees with the District's assessment that the proposed development outlined in the IS/MND for the Highway 111 Corridor Specific Plan would not be impacted by District Master Drainage Plan facilities and does not propose facilities of regional interest. The City acknowledges that the project is located within the jurisdiction of the Coachella Valley Water District (CVWD), which is the appropriate agency to review and provide input on regional flood control and drainage systems. The City, along with any future development within the Specific Plan area, will coordinate with CVWD, as appropriate, to ensure consistency with applicable flood control and drainage requirements. Comment 1-2: The City appreciates the District's detailed comments and guidance regarding regulatory compliance. Through this IS/MND, the City advises that future projects and development within the Specific Plan area refer to and follow the applicable mitigation measures, as well as comply with all relevant federal, state, and local environmental regulations identified in the comment. Future development within the Specific Plan area, as outlined in this IS/MND, will be required to meet the applicable requirements of the District and the Coachella Valley Multiple Species Conservation Plan (CVMSHCP). The City understands that future development may also be required to provide consistency determinations to demonstrate compliance with the provisions of the CVMSHCP. In addition, supporting technical documentation or supplemental environmental studies may be required to satisfy environmental clearance requirements. The Biological Resources section of the IS/MND addresses the Coachella Valley MSHCP, identifies potentially occurring covered species, and outlines relevant conservation measures. Additionally, the City recognizes that any future development in the Specific Plan area may require permits such as NPDES or FEMA-related documentation and will ensure those requirements are addressed prior to project approvals. 394 Comment Letter #2 Comment 2-1 (cont.) From: Justin Marlles To: Kathleen Fitzpatrick Cc: Cheri Flores; Jennifer Nelson; Monika Radeva Subject: Re: Nobody Wants an "Urban" La Quinta Date: Monday, June 9, 2025 10:20:40 AM EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Some people who received this message don't often get email fromjmarl@protonmail.com. Learn why this is important Councilwoman Fitzpatrick, Thank you for your reply. The plan clearly calls for not just increased density but increased vertical density, which is the very definition of urban. To throw some street trees into the mix is like putting lipstick on a pig. Indeed, the levels of density that this plan and the code changes would allow for are unlike anything presently along Highway 111 and are entirely out -of -character for La Quinta if not the desert as a whole. To replace empty parking lots with an 'El Paseo' or an 'Old Town' type low density 2-story commercial development would be one thing, but that is not what is contained in this plan. As for the affordable housing elements of the plan, La Quinta is only required to meet the requirements of the RHNA by not standing in the way of affordable housing --no less and no more. The RHNA certainly does not require the city to purchase land to build public housing on a mass scale; it seems the only way that things have gotten this far is that the city started this process in 2022 during the Covid years when residents' attention was focused elsewhere. As for mass transit, I have personally experienced the supposed benefits of such where my neighbors and I have been forced to repeatedly call the city to complain about shopping carts ditched at Sunline bus stops, and for homeless individuals making their way from the commercial corridor who decide to camp in them. There is zero question that this plan to fundamentally alter the 111 corridor would exacerbate these kinds of issues in the neighborhoods of North La Quinta. I assure you that as word gets out, you will find more and more residents contacting council about this attempt to turn La Quinta into Los Angeles. Sincerely, Justin Marlles On Monday, June 9th, 2025 at 8:49 AM, Kathleen Fitzpatrick <kfitzpatrick@laquintaca.gov> wrote: Justin, Your letter will become part of the public record but I just wanted to acknowledge it and encourage you to look more closely at the plan during the coming presentations. The plan, I believe, takes into account existing conditions that could be greatly improved to be LESS urban, less paving for parking, more landscape and better circulation, tying the areas of north La Quinta to those areas south of 111. Yes, it does call for additional housing but it is incumbent on the city to help in the development of more "work force" housing. That housing needs to be where public transportation exists. Again, not arguing your point just expressing another way to look at the whole picture while we review the plans. 395 Comment 2-1 I appreciate your comments and I am really glad that you're taking the time to review and respond to environmental assessment. Residents like you are important to the future of the city. I hope you'll come to Council and participate further in the discussion. Kathleen Fitzpatrick Councilmember City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Ph. 760.777.7030 From: Justin Marlles <jmarl@protonmail.com> Sent: Friday, June 6, 2025 10:26 PM To: Cheri Flores <clflores@laquintaca.gov>; Linda Evans <Levans@laquintaca.gov>; John Pena <jpena@laquintaca.gov>; Kathleen Fitzpatrick <kfitzpatrick@laquintaca.gov>; Deborah McGarrey <dmcgarrey@laquintaca.gov>; Steve Sanchez <ssanchez@laquintaca.gov> Cc: Jennifer Nelson <jnelson@laquintaca.gov> Subject: Nobody Wants an "Urban" La Quinta EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Some people who received this message don't often get email fromjmaO@protonmail.com. Learn why this is important Mayor Evans, Members of Council, and Ms. Flores: After reviewing La Quinta's Highway 111 Corridor Specific Plan as well as the draft Highway 111 Development Code along with the city's Notice of Intent and draft Mitigated Negative Declaration, it's now plain that the city leadership has lost touch with its own residents. Nobody wants an "urban" La Quinta. Indeed, to the contrary, many of us left cities such as Los Angeles and San Diego to escape dense urban environments and everything that comes with it. Yet, in what is plainly the result of some city planner's fever dream, the entire purpose of the Highway 111 Corridor Specific Plan and the proposed Highway Highway 111 Development Code is to create a newly dense and "urban" La Quinta complete with hundreds of low income housing units which presumably will be built on city land. As a resident of North La Quinta who lives just down Adams Street from this proposed new urban La Quinta, I assure you that nobody here wants to see our small city disfigured with numerous 6 story tall buildings (CSP pgs. 27 and 34), high density city -owned public housing (CSP pgs. 33, 43), or massive mixed -use developments (CSP pgs. 27, 42, 49, and DG pgs. 5, 15-19) more suitable for LA -or perhaps Orange County where you hired your engineering team- than La Quinta. Indeed, it seems the engineering company that authored this totally unsuitable plan is happy to feather its nest by offering an expensive "on -call architect/urban designer" who can help destroy La Quinta (CSP pg. 116). 396 Comment 2-1 (cont.) It is likewise absurd for the city to claim, as it does in its Notice of Intent to Adopt a Mitigated Negative Declaration, that this plan "will not have a significant effect on the environment" or that adequate mitigating measures have somehow been included. Increasing density in such a severe manner is not only like to lead to stresses on limited regional water supplies, but could also result in significant traffic issues throughout the Highway 111 corridor such that emissions will be increased rather than decreased. As a result, a full Environmental Impact Review would appear more appropriate and the city's failure to conduct one is of significant concern. This communication, on which Ms. Cheri Flores has been included, stands as a written comment from the public in opposition to the project that has been submitted within the public review period. The residents of La Quinta are not going to sit by and let city planners with delusions of grandeur accompanied by out-of-town engineering company destroy the character of our city. Highway 111 may need a facelift but turning La Quinta into LA isn't it. You must reject this ill-considered and unsuitable plan. Respectfully, Justin Marlles 7870 Bayberry Lane La Quinta, CA 92253 397 Response to Comment Letter #2, Justin Marlles, June 6, 2025 Comment 2-1: The Highway 111 Corridor Specific Plan is a long-range planning tool meant to guide future development that supports La Quinta's evolving needs while preserving its unique character. It does not call for immediate or large-scale densification, nor does it propose city -built high-rises. Instead, it supports gradual, infill development to create more diverse and attainable housing options. Public improvements, like better streetscapes, pedestrian and bike access, and open spaces, often rely on a stronger residential and business base to be economically viable. A more balanced mix of uses helps support local businesses and community investment. The Specific Plan is a flexible guide, not a fixed blueprint. It reflects community input and sets a framework for thoughtful, context sensitive growth. The IS/MND was prepared in accordance with CEQA guidelines and supported by technical analyses. Regarding traffic and utilities, the IS/MND includes analysis based on current data and regional planning forecasts, confirming that infrastructure and resource capacity can support the proposed development in line with the City's General Plan. 398 Comment Letter #3 Comment 3-1 Comment 3-2 From: Monika Radeva <mradeva@laquintaca.gov> Sent: Monday, June 9, 2025 6:46 PM To: Planning WebMail <PlanningCa@laquintaca.gov> Cc: City Clerk Mail<cityclerkmail(a)laquintaca.gov> Subject: Gurszecki, Gregory 2025-06-09 Comments Hwy 111 Corridor Specific Plan: The Urbanization Project is a Mistake! Forwarding to Planning to include the comments below from citizen Gregory Gurszecki to the project file. Thank you. Monika Radeva, MMC I City Clerk City of La Quinta 78495 Calle Tampico, La Quinta, CA 92253 Tel: (760) 777-7035 MRadeva@laquintaca.gov From: Gregory Gruszecki <gregory@palmcoastlegal.com> Sent: Monday, June 9, 2025 1:58 PM To: Kathleen Fitzpatrick <kfitzoatrick@laquintaca.gov>; clfores@laquintaca.gov; Monika Radeva <mradeva@laquintaca.gov>; Jennifer Nelson <jnelson@laquintaca.gov>; Linda Evans <Levans@laquintaca.gov>; John Pena <ipena@laquintaca.gov>; Deborah McGarrey <dmcgarrey@laquintaca.gov>; Steve Sanchez <ssanchez@laquintaca.gov> Cc:'nkinstle@icloud.com' <nkinstle@icloud.com> Subject: RE: The Urbanization Project is a Mistake! Dear Mayor Evans and City Counsel Members, I have been a supporter of your campaign for the bulk of your tenure, and I implore you to take a very careful look at this new Urbanization Project —which will destroy the heart of La Quinta to the detriment of loyal nearby residents. After my teams' review of the "Highway 111 Corridor Specific Plan;' the draft "Highway 111 Development Code;' and the associated environmental notices, it is with great concern that I am writing to express my strenuous opposition to this project. The vision of an "urban" La Quinta, as detailed in these documents, is a fundamental betrayal of the city's character and the beautiful nature surrounding it. La Quinta is a culturally rich city with a view and atmosphere that is unrivaled in many parts of the world. It is a honeymoon resort town, and many of us chose to make La Quinta our home to escape the crux of what this project intends to bring and create. The proposal seeks to erect six -story buildings in an area surrounded by beautiful mountain scenery, and wishes to introduce high - density housing, and communities for the impoverished. While all this is fine and well in the right place, La Quinta is not it. This is a radical departure from the suburban, resort -style community we love and cherish deeply. The notion that this will not have a significant negative impact on our property values is, frankly, also unbelievable. The unique character of our city is a primary driver of its desirability; eroding that character will inevitably lead to a decline in property values for those of us who invested in a different vision for La Quinta. Furthermore, the plan completely disregards the impact it will have on our already strained infrastructure. It is a known fact, reported in the news as recently as this past February, that La Quinta's electrical substations are at or near capacity. [Emphasis Added]. Building a large and exceptionally dense project of homes with shops will only result in further fracturing of our fragile power grid and water supply. 399 Comment 3-2 (cont.) Comment 3-3 In July of 2024 alone, over 1,000 homes in the La Quinta and Indio area experienced power outages because there was not a stable power supply during the hot summer months. Our valley reached record highs for multiple days and even hit 126 degrees on some days as a regular occurrence. This power outage number also does not reflect the planned power outages by the electrical company used to conserve resources and maintain the grid. In the summer of 2022, the valley had various "Conserve Alerts" for both electricity and water use. The Imperial Irrigation District has not been shy about admitting they are underfunded and needing more infrastructure. IID even backed away from cost -sharing solutions for necessary upgrades. To add hundreds of new residential units and significant commercial development to this already fragile system is very irresponsible and invites more frequent and prolonged power outages, while further stressing our water supply for existing residents. The assertion in the Mitigated Negative Declaration that this project will not have a significant effect on the environment is simply not credible, and frankly laughable. A project of this magnitude, with its focus on dramatically increasing density, will undoubtedly lead to increased traffic congestion, a greater strain on our precious water resources, heightened crime, and a decline in our quality of life. A full Environmental Impact Report is not only warranted but essential to fully understand the detrimental consequences of this plan. I simply cannot support this measure. It will ruin our town and appears to be nothing more than a deeply concerning money grab for the contractors and those involved. While I appreciate the heart for progress, this is not the right kind of progress for La Quinta. This correspondence serves as a formal public comment in opposition to the "Highway 111 Corridor Specific Plan." We, the residents of La Quinta, will not stand idly by while our city is transformed into a pale imitation of the urban centers many of us left behind. Highway 111 may need revitalization, but this ill-conceived and unwanted urbanization is not the answer. We implore you to listen to your constituents and reject this plan. Thank you, Gregory Gruszecki Palm Coast Legal 555 South Sunrise Way, Unit 204-D Palm Springs, California 92264 Direct: (760) 668-2814 CONFIDENTIAL COMMUNICATION: The information contained in this email message is legally privileged and confidential information intended only for the use of the individual or entity named above. If the receiver of this message is not the intended recipient, you are hereby notified that any dissemination, distribution or copying of this email message is strictly prohibited and may violate the legal rights of others. If you have received this message in error, please immediately notify the sender by reply email or telephone and return the message to Gregory Gruszecki at 555 South Sunrise Way, Unit 204-D, Palm Springs, California 92262. 400 Response to Comment Letter #3, Gregory Gurszecki, June 9, 2025 Comment 3-1: The City appreciates this comment and acknowledges concerns about the potential impact of the Highway 111 Corridor Specific Plan on La Quinta's character. To clarify, the Specific Plan does not significantly increase development intensity beyond what was established under the City's 2016 zoning overlays. Rather, it provides updated guidance for future development that aligns with patterns already emerging in surrounding communities in the Coachella Valley. The Specific Plan will not increase building height limits and will maintain a 50-foot (4-story) cap in the proposed Highway Mixed Use Zone. Since 2016, the City's Mixed Use Overlay has allowed similar or greater heights, and base zoning has long permitted 2- to 4-story buildings in parts of the Specific Plan area. This ensures future development remains consistent with La Quinta's existing character. While the Plan allows for greater density than what currently exists — such as big -box stores and large surface parking lots — it does not significantly alter the City's development pattern. A shift in the land use mix, informed by real estate market analyses, prioritizes housing over retail, resulting in denser building types like stacked flats and rowhouses. These may have more bulk than older low-rise retail and office buildings but still conform to the established height limits. The Specific Plan also supports the public realm improvements frequently mentioned by the community — such as signage, lighting, landscaped parkways, pedestrian amenities, and plazas or patios near new retail. These improvements often depend on infill development to be economically feasible. Increasing the availability of housing, including more affordable and diverse options, helps create the residential base needed to support local businesses and justify investments in the public realm. A Specific Plan that ties these improvements to anticipated development helps make them more achievable. While the Specific Plan outlines potential building heights and long-term development capacity, full build -out across the entire corridor is not expected. The Specific Plan also improves planning flexibility over time rather than represent guaranteed or immediate changes. Comment 3-2: The City acknowledges concerns regarding infrastructure capacity, including electrical and water systems. The Specific Plan references publicly available information and planning guidance from the Imperial Irrigation District (IID) and Coachella Valley Water District (CVWD), and is designed to align with the scope and scale of development outlined in the City's General Plan. The General Plan, which underwent its own environmental review, provides the long-range framework for growth and infrastructure planning. It is important to note that future development under the Specific Plan will be subject to additional project -level review to confirm that adequate utility infrastructure is available prior to construction. While IID has acknowledged regional infrastructure challenges, it continues to implement phased improvements and long-term planning efforts to meet growing demand. Additionally, all new development must comply with current State energy efficiency and water conservation standards, which help reduce overall resource use compared to older buildings. The Specific Plan includes policies to support infrastructure planning and long-term sustainability. The level of growth proposed is consistent with regional forecasts, and the City will continue working with utility providers to ensure services are maintained and upgraded as needed. Comment 3-3: The IS/MND thoroughly evaluates potential environmental impacts associated with the development and implementation of the Specific Plan, including traffic, water resources, public 401 safety, and community character. Where impacts were identified as potentially significant, the IS/MND includes mitigation measures for future development projects to reference to reduce these effects to less -than -significant levels, consistent with CEQA requirements. It is important to note that this Specific Plan itself does not constitute or approve any development; rather, it serves as a guidance document to help shape future growth as the City evolves. All individual development projects proposed under the Specific Plan will be reviewed against CEQA requirements as applications are received.,. Regarding traffic and utilities, the IS/MND includes analyses based on current data and regional planning forecasts to confirm that infrastructure capacity and resource availability can support the proposed development, consistent with the City's General Plan. The Specific Plan focuses on enhancing the Highway 111 Corridor by improving the community's overall aesthetic and promoting safe, walkable neighborhoods. It plans for items including pedestrian and bicycle lanes, pocket parks, and open spaces for public gatherings, while creating opportunities for local businesses to grow. Additionally, the Specific Plan offers diverse potential housing options with a variety of configurations, supporting residents who live and work within the City. CEQA sets clear guidelines for when an EIR is needed, based on evidence of significant impacts. In this case, the City determined that the IS/MND with mitigation is appropriate and sufficient. The City remains committed to a transparent planning process for the Specific Plan and encourages continued public participation to ensure all community voices are heard. 402 Comment Letter #4 AGUA CALIEhtE TRIBAL HISTORIC PRESERVATION BAND OF CAHUILLA INDIAM 03-003-2025-002 June 16, 2025 [VIA EMAIL TO:clflores@laquintaca.gov] City of La Quinta Ms. Cheri Flores 78-495 Calle Tampico La Quinta, CA 92253 Re: Highway 111 Specific Plan - SP2022-0002 Dear Ms. Cheri Flores, The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Highway 111 Specific Plan project. We have reviewed the documents and have the following comments: Comment 4-1 * Please review the attachment with my comments. Some sentences need to be rephrased and consistency in mentioning Tribal Monitors. * Please include "and" when mentioning both Qualified Archaeologist and Tribal Monitor's power to halt construction and assessment. * If human remains are encountered onsite, please notify the consulting Tribe's THPO. Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 883-1137. You may also email me at ACBCI-THPO@aguacaliente.net. Cordially, Luz Salazar Cultural Resources Analyst Tribal Historic Preservation Office AGUA CALIENTE BAND OF CAHUILLA INDIANS 5401 DINAH SHORE DRIVE. PALM SPRINGS. CA 92264 T 760i699�6800 F 760i60916924 WWW.AGUACALIENTE-NSN (�IJV 403 Environmental Analysis — Cultural Resources 3.5 Cultural Resources Would the project: a) Cause a substantial adverse change in the significance of a historical resource pursuan § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? c) Disturb any human remains, including those interred outside of formal cemeteries? Historic Overview J t% La Quinta is nestled amidst the Santa Rosa Mountains and is situated on the base of the CV. Achieving City status on May 1, 1982, La Quinta has witnessed continuous development, particularly along the Highway 111 Corridor, fueled by a steadily increapopulation that peaks during the winter season (City of La Quinta, 2024b). La Quinta is also home to thel'�riginal settlers of th�,area, the Desert Cahuilla Indians. The Cahuilla people have inhabited the Martinez Canyon area of the CInce the early 1800s and lived near an area known today as Point Happy. Th Desert Cahuilla Indians were hunter and gatherers and one of the few Native American Tribes to dig wellNoint Happy held significant importance for the Cahuilla people due to its role as a 'tal access point to water sources. [ llotably, within a distance of less than 300 yards from Point Happy, adell was excavated, serving as a pivotal resource for the community. This well later lent its name to the present-day City of Indian Wells (City of La Quinta, 2024b; SCTCA, 2024). For centuries, the Cahuilla people were the sole inhabitants of the CV, maintaining a permanent presence. It wasn't until the early 19th century that Europeans started journeying through the valley. Spanish, and later Mexican explorers, soldiers, and missionaries arrived with the sole aim of swiftly crossing the challenging desert terrain (La Quinta Historical Society, 2017). Record Search This analysis is based on a cultural records investigation conducted at the California Historical Resources Inventory System (CHRIS) Eastern Information Center (EIC) located at the University of California, Riverside. The examination of records took place on January 22, 2024, encompassing a review of maps, records, and reports from the EIC pertaining to the Project area. The assessment involved a review of the U.S. Geological Survey (USGS) 1959 La Quinta 7.5 minute series quadrangle map, 1941 Toro Peak 15 minutes series, and 1959 Palm Desert 15 minute series topographic map to assess the Project site. In addition, the California Points of Historical Interest, California Historical Landmarks, California Register of Historic Places, National Register of Historic Places (NRHP), the California State Historic Resources Inventory, and historic topographic maps were reviewed. The findings revealed that there have been 92 studies on cultural resources conducted within the approximately 410 acres of the proposed Project area. A total of 56 cultural resource properties are documented within the Project area boundaries. According to the NRHP, there are no listed properties located within the bounds of the Project area. Per results from the California Office of Historic City of La Quinta Highway 111 Corridor Specific Plan 3-51 404 Summary of Comments on Highway I I I Corridor Specific Plan Page: 1 NINumber: 1 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:03:51 AM I would exclude this since Tribes resided here since time immemorial. 01 Number: 2 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:02:26 AM From what source? There are sites that predates that. =INumber: 3 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:20:38 AM EiNumber: 4 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:25:46 AM Point Happy is a community right? I would just reference it as "the area was significant..." Also mention the wash being nearby. 01 Number: 5 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:26:21 AM Redundant 405 Environmental Analysis — Cultural Resources Cultural Resources Mitigation Measures Implementation of mitigation measures CRA through CR-9 would reduce potential impacts to a less -than - significant level during future construction activities. Appropriate pre -construction training and a data recovery plan (if needed) would be implemented to address potential discovery of unanticipated archaeological resources and to preserve and/or record those resources consistent with appropriate laws and requirements. Proposed mitigation measures for future development are outlined below. • CR-1: Workers Environmental Awareness Program A qualified archaeologist who meets or exceeds the Secretary of Interior's Professional Qualification Standards for archaeology (NPS, 1983) shall conduct Workers Environmental Awareness Program (WEAP) training on archaeological sensitivity for all construction personnel prior to the commencement of any ground -disturbing activities. Archaeological sensitivity training shall include a description of the types of cultural material that may be encountered, cultural sensitivity issues, the regulatory environment, and the proper protocol for treatment of the materials in the event of a find. The WEAP training document shall include materials that convey the information noted above, which shall be maintained in an area accessible to all construction personnel so that it may be reviewed regularly by construction staff. • CR-2: Pre -Excavation Agreement Prior to the issuance of Grading Permits, the Applicant/Owner shall enter into a pre -excavation agreement, otherwise knovW as a Tribal Cultural Resources Tre tment and Tribal Monitoring Agreement with consulting Wative American Monitor associated 14ith local tribes. A copy of the agreement shall be included in building and development plans and permit applications with the City. The purpose of this agreement,§hall be to formalize prot cols and procedures between the Applicant/Owner and the consultingl4ative American Monitorgssociated with local tribes for the protection and treatment of, including but not limited to, Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, and traditional gathering areas and tribal cultural resources located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical ipvestigations, grading, and all other ground disturbing activities. At the discretion of the consulting %tive American Monitor, artifacts may be made available for 3D scanning/printing, with scanned/printed materials to be curated at a local repository meeting the federal standards of 36CFR79. • CR-3: Retention of Qualified Archaeologist and Ulative American Monitor Prior to the issuance of a Grading Permits, the Applicant/Owner or Grading Congctor shall provide executed contracts or agreements with a Qualified Archaeologist and consulting Wative American Monitor, at the Applicant/Owner or Grading Contractor's expense, to implement the monitoring program, as described in the pre -excavation agreement. • CR-4: Tribal Cultural Monitor Coordination During Ground Disturbing Activities Fl The Qualified Archaeologist and consulting4+lative American Monitor shall attend all applicable pre - construction meetings with the General Contractor and/or associated subcontra5ors to present the archaeological monitoring program. The Qualified Archaeologist and consulting 9 ative American Monitor shall be present on -site full-time during grubbing, grading, and/or other ground altering activities, including the placement of imported fill materials or fill used from other areas of the Project City of La Quinta Highway 111 Corridor Specific Plan 3-54 406 Page:2 Number: 1 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:49:45 AM I would keep it consistent, Tribal is fine. JNumber: 2 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:51:39 AM within the area (if changed to Tribal Monitor) *Number:3 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:52:05 AM Number: 4 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:52:22 AM JNumber: 5 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:53:08 AM JNumber: 6 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:56:39 AM JNumber: 7 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:56:45 AM JNumber: 8 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:56:52 AM MINumber: 9 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:57:06 AM 407 Environmental Analysis — Cultural Resources site, to identify any evidence of potential archaeological or tribal cultural resources. All fill materials shall be absent of any and all tribal cultural resources. • CR-5: Controlled Grade Procedure To detect important archaeological artifacts and cultural resources during monitoring, a "Controlled Grade Procedure" [qust be created by a Qualified Archaeologist. This will be done in consultation with the consulting4-0ative American Monitor, relevant consulting Tribes, and the Applicant/Owner, and needs approval from City representatives. The procedure will set guidelines for machinery work in sensitive areas identified during cultural resource monitoring. It will cover aspects like operating speed, removal increments, weight, and equipment features. A copy of this procedure must be included in the Grading Plan submissions for Grading Permits. • CR-6: Discovery of Tribal Cultural Resources Fi The Qualif d Archaeologistur consulting dative American Monitor can stop ground -disturbing activities if9nknown tribal cultural resources or ifacts are foV5E d. All work must cease in the vicinity of any archaeological discovery until theUrchaeologistn assess its significance and potential eligibility for the (�qlifornia Register of Historical Resources (CRHR). If buried cultural deposits are encountered, LAe monitor may request that construction halt nearby and must notify a qualified archaeologist within 24 hours for investigation. Fi Work will be redirected away from these areas for assessment. Winor finds laill be documented and secured for later repatriation; if items cannot be securely stored on -site, they may be stored off -site. If the discovered resources are deemed potentially significant, the involved Tribes will be notified for consultation on their respectful treatment. Avoidance of significant resources is preferred, but if not feasible, a data recovery plan may be required. The consulting Tribes will be consulted on this plan as well. Ur resources under a data recovery n, a proper sample will be collected using professional methods, reflecting tribal values. The 11 tive American Monitor must be present durin ny resource 1z collection or cataloging. If the Qualified Archaeologist does not collect the resources, 13 Monit may do so and ensure they are treated respectfully according to tribal traditions. Ground -disturb work will not resume until the resources are documented and/or protected. • CR-7: Treatment of Tribal Cultural Resources 15 e landowner shall relinquish or hip of all tribal cultural resourc _ 14 rthed during the cultural resource mitigation monitor �ucted during all ground disturbing�L"tivities, and from any previous archaeological stupor excavations on the Project site to the affiliated consulting Tribe, as determined through the appropriate process, for respectful and dignified treatment and disposition, including reburial at a protected location on -site, in accordance with the Tribe's cultural and spiritual traditions. All cultural materials that are associated with burial and/or funerary goods would be repatriated to the Most Likely Descendant as determined by the NAHC per California Public Resources Code Section 5097.98. No tribal cultural resources shall be subject to curation. • CR-8: Tribal Cultural Monitoring Report A monitoring report and/or evaluation report, if appropriate, which describes the results, analysis, and conclusions of the archaeological monitoring program (e.g., da recovery plan) shall be submitted by the Qualified Archaeologist, along with the consulting 17 tive American Monitor's notes and comments, to the City of La Quinta Planning Division for approval. City of La Quinta Highway 111 Corridor Specific Plan 3-55 408 Page:3 JNumber: 1 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:57:44 AM JNumber: 2 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:02:30 PM Replace it with "and." MINumber: 3 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 1:01:43 PM *Number: 4 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:03:12 PM I wouldn't put unknown. JNumber: 5 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:09:35 PM Is this necessary to add? If resources were to be encountered, the steps are trying to assess the context whether its a major site and the project's direct impact. JNumber: 6 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:04:00 PM Archaeologist and Tribal Monitor *Number: 7 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:10:14 PM Both Archaeologist and Tribal Monitor umber: 8 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 3:49:07 PM (hat consists of "minor finds"? JNumber: 9 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:47:19 PM JNumber: 10 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:47:09 PM What does this mean? TCR's that are not useful? Number: 11 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 1:45:17 PM Number: 12 Author: Luz Salazar Subject: Sticky Note Date: 6/13/2025 3:52:58 PM Take out the "ensure they are treated respectfully according to tribal traditions:' The Tribal Monitors know their traditions very well so I don't know why this was put here as if they don't. Please be specific about which Monitor. JNumber: 13 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:52:38 PM Number: 14 Author: Luz Salazar Subject: Sticky Note Date: 6/13/2025 3:49:54 PM put all cultural resources. *Number: 15 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:52:31 PM Number: 16 Author: Luz Salazar Subject: Sticky Note Date: 6/13/2025 3:52:09 PM Just say during ground disturbing activities. Exclude the wordiness of cultural resource mitigation monitoring. PINumber: 17 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:55:24 PM 409 Environmental Analysis — Cultural Resources • CR-9: Unanticipated Discovery of Human Remains As specified by California Health and Safety Code Section 7050.5, if human remains are found on the Project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately notify the Riverside County Coroner's Office by telephone. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the Coroner Medical Examiner has made the necessary findings as to origin and disposition pursuant to Public Resources Code 5097.98. If such a discovery occurs, a temporary construction exclusion zone shall be established surrounding the area of the discovery so that the area would be protected, and consultation and treatment could occur as prescribed by law. If suspected Native American remains are discovered, the remains shall be kept in -situ, or in a secure location in close proximity to here they were found, and the analysis of the remains shall only occur on -site in the presence of aCive American Monitor. By law, the Coroner Medical Examiner shall determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner Medical Examiner identifies the remains to be of Native American ancestry, he or she shall contact the NAC within 24 hours. The NAHC shall make a determination as to the Most Likely Descendent. � 2 City of La Quinta Highway 111 Corridor Specific Plan 3-56 410 Page: 4 miNumber: 1 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:57:05 PM ,Number: 2 Author: Luz Salazar Subject: Sticky Note Date: 6/13/2025 3:58:57 PM Please include contact to the consulting Tribe's THPO immediately if human remains were to be encountered. 411 Response to Comment Letter #4, Agua Caliente Band of Cahuilla Indians, June 16, 2025 Comment 4-1: The City has reviewed the comments submitted by the Agua Caliente Band of Cahuilla Indians on the IS/MND and has revised the document to incorporate the suggested edits and ensure consistent references to tribal monitors throughout. 412 Comment Letter #5 State of California — Natural Resources Agency GAVIN NEWSOM, Governor DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director Inland Deserts Region 3602 Inland Empire Boulevard, Suite C-220 Ontario, CA 91764 www.wildlife.ca.gov June 23, 2025 Sent via email Cheri Flores Planning Manager City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 clflores laguintaca.gov Highway 111 Corridor Specific Plan and Development Code Project (PROJECT) Mitigated Negative Declaration (MND) SCH# 2025050964 Dear Cheri Flores: The California Department of Fish and Wildlife (CDFW) received a Notice of Intent to Adopt a Mitigated Negative Declaration from the City of La Quinta (City) for the Project pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines.' Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife. Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code. CDFW ROLE CDFW is California's Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on Projects and related 'CEQA is codified in the California Public Resources Code in section 21000 et seq. The "CEQA Guidelines" are found in Title 14 of the California Code of Regulations, commencing with section 15000. Conseriving Cafifornia's Wi(d(fe Since 1870 413 Cheri Flores City of La Quinta June 23, 2025 Page 2 activities that have the potential to adversely affect fish and wildlife resources. CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub. Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW's lake and streambed alteration regulatory authority. (Fish & G. Code, § 1600 et seq.) Likewise, to the extent implementation of the Project as proposed may result in "take" as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the Project proponent may seek related take authorization as provided by the Fish and Game Code. PROJECT DESCRIPTION SUMMARY Proponent: City of La Quinta Objective: The Project proposes the development of a Highway 111 Corridor Specific Plan and Highway 111 Development Code. The Highway 111 Corridor (Corridor) consists of a roughly two-mile stretch of businesses located along the La Quinta portion of Highway 111, between Washington and Jefferson Streets. The Highway 111 Development Code is a land use policy that establishes development standards for the Corridor's expansion, incorporating location -specific guidelines like active frontage, and offering detailed information on qualifying uses, as well as additional requirements and permissions for future growth. The MND has been prepared in accordance with CEQA to provide a programmatic -level review of potential environmental impacts associated with the proposed Highway 111 Corridor Specific Plan and provides guidance for implementing development within the Project area. Economically feasible buildout under the Specific Plan could result in the following additional square footages (sf): • Residential: 1,464,000 to 1,837,000 sf • Retail: 107,000 to 194,000 sf • Office: 82,000 sf • Hotel: 150,000 to 250,000 sf The proposed Highway 111 Corridor Specific Plan would enable proposed future projects to consider this impact analysis when evaluating their potential environmental impacts. As a programmatic -level document, however, this CEQA analysis is not anticipated to provide sufficient detail to fully address the project -specific impacts of all future development. It is anticipated that additional environmental technical studies or CEQA documentation may be needed for future projects. It is anticipated that CEQA compliance for future projects would be tiered from this document. 414 Comment 5-1 Cheri Flores City of La Quinta June 23, 2025 Page 3 Location: The Project is located along Highway 111 within the City of La Quinta, California, in the County of Riverside. The Project encompasses two miles along Highway 111 between Washington Street on the west, Jefferson Street on the east, the Whitewater Wash on the north, and Avenue 48 on the south. The Project area is just over approximately 410 acres (-0.64 square miles). Timeframe: The MND proposes build -out of projects over the course of 20 to 25 years. COMMENTS AND RECOMMENDATIONS CDFW has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (i.e., biological resources). CDFW offers the comments and recommendations below to assist the City in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. The MND has not adequately identified and disclosed the Project's impacts (i.e., direct, indirect, and cumulative) on biological resources and whether those impacts are reduced to less than significant. CDFW's comments and recommendations on the MND are explained in greater detail below and summarized here. CDFW is concerned that the MND does not adequately identify or mitigate the Project's significant, or potentially significant, impacts to biological resources. CDFW requests that additional information and analyses be added to a revised MND, along with avoidance, minimization, and mitigation measures that avoid or reduce impacts to a level less than significant. Existing Environmental Setting Compliance with CEQA is predicated on a complete and accurate description of the environmental setting that may be affected by the proposed Project. CDFW is concerned that the assessment of the existing environmental setting has not been adequately analyzed in the MND. CDFW is concerned that without a complete and accurate description of the existing environmental setting, the MND may provide an incomplete analysis of Project -related environmental impacts. The MND lacks a complete and appropriate assessment of biological resources within the Project site and surrounding area specifically as it relates special -status species (see Assessment of Biological Resources Section), burrowing owl (Athene cunicularia), and the Lake and Streambed Alteration Program. A complete and accurate assessment of the environmental setting and Project -related impacts to biological resources is needed to both identify appropriate avoidance, minimization, and mitigation measures and demonstrate that these measures reduce Project impacts to less than significant. Mitigation Measures 415 Comment 5-1 (cont.) Comment 5-2 Cheri Flores City of La Quinta June 23, 2025 Page 4 CEQA requires that an MND include mitigation measures to avoid or reduce significant impacts. CDFW is concerned that the mitigation measures proposed in the MND are not adequate to avoid or reduce impacts to biological resources to below a level of significance. To support the City in ensuring that Project impacts to biological resources are reduced to less than significant, CDFW recommends revising the mitigation measure for burrowing owl, nesting birds, and artificial nighttime lighting, and adding mitigation measures for an assessment of biological resources and, as it relates to a the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), the local development mitigation fee and salvage of sand -dependent covered species. 1) Assessment of Biological Resources Page 1-2 of the MND states that the "proposed Highway 111 Corridor Specific Plan would enable proposed future projects to consider this impact analysis when evaluating their potential environmental impacts. Where sufficiently addressed herein, future development may be considered `within the scope' of this environmental analysis. As a programmatic -level document, however, this CEQA analysis is not anticipated to provide sufficient detail to fully address the project -specific impacts of all future development. Indeed, it is anticipated that additional environmental technical studies or CEQA documentation may be needed for future projects once sufficient details are known. In such cases, the necessary environmental studies and documentation may be conducted at the time of proposal. It is anticipated that CEQA compliance for future projects would be tiered from this document." CDFW is concerned about the adequacy of analysis in this MND to establish baseline conditions for biological resources, identify impacts to biological resources, and determine appropriate avoidance, minimization and mitigation measures for development projects covered in this MND. For example, page 3 of the Technical Memorandum, dated May 8, 2023 (Special -Status Species Report), for the MND did not include any protocol -level surveys for special -status wildlife. Also, note that CDFW generally considers biological field assessments for wildlife to be valid for a one-year period, and assessments for rare plants may be considered valid for a period of up to three years. Given the uncertainty in timelines for the implementation of the various projects covered in this MND (over a period of 20-25 years per page 3-89 of the MND)—and the ability for biological resources to change during intervening periods—CDFW recommends that additional assessments of biological resources, including, but not limited to, focused surveys for special -status species that have the potential to occur on these project sites, are conducted and the results circulated to the public in subsequent CEQA documentation to establish environmental baselines, inform avoidance, minimization, and mitigation measures, and allow CDFW to conduct a meaningful review and provide appropriate biological expertise. To ensure impacts to biological resources associated with the projects covered in this MND are adequately assessed and reduced to a level less than significant, CDFW recommends the following mitigation measure is added to a revised MND: Mitigation Measure BIO-[A]: Assessment of Biological Resources 416 Comment 5-2 (cont.) Comment 5-3 Cheri Flores City of La Quinta June 23, 2025 Page 5 Prior to Project construction activities for all projects covered in this MND, a complete and recent inventory of rare, threatened, endangered, and other sensitive species located within the Project footprint and within offsite areas with the potential to be affected, including California Species of Special Concern (CSSC) and California Fully Protected Species (Fish and Game Code § 3511), will be completed. Species to be addressed should include all those which meet the CEQA definition (CEQA Guidelines § 15380). The inventory should address seasonal variations in use of the Project area and should not be limited to resident species. Focused species -specific surveys, completed by a qualified biologist and conducted at the appropriate time of year and time of day when the sensitive species are active or otherwise identifiable are required. Acceptable species -specific survey procedures should be developed in consultation with CDFW and the U.S. Fish and Wildlife Service, where necessary. Note that CDFW generally considers biological field assessments for wildlife to be valid for a one- year period, and assessments for rare plants may be considered valid for a period of up to three years. Some aspects of the proposed Project may warrant periodic updated surveys for certain sensitive taxa, particularly if the Project is proposed to occur over a protracted time frame, or in phases, or if surveys are completed during periods of drought. Pursuant to the CEQA Guidelines, section 15097(f), CDFW has prepared a draft mitigation monitoring and reporting program (MMRP) in Attachment 1 for recommended revisions to MM BIO-3, MM BIO-4, MM BIO-5 and CDFW-recommended MM BIO-[A], MM BIO-[B], and MM BIO-[C]. Nesting Birds It is the Project proponent's responsibility to comply with all applicable laws related to nesting birds and birds of prey. Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows: section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds -of -prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.). With regard to the CVMSHCP, per its associated Implementing Agreement (IA) and Permits from CDFW and the U.S. Fish and Wildlife Service (the Wildlife Agencies), Take associated with Covered Activities will not be in violation of the Migratory Bird Treaty Act and will be consistent with Fish and Game Code sections 3503 and 3503.5-1 therefore, all Covered Activities within and outside Conservation Areas must undertake 417 Comment 5-3 (cont.) Cheri Flores City of La Quinta June 23, 2025 Page 6 measures to avoid the take of individuals, nests, and eggs of nesting birds. The CVMSHCP includes a general conservation measure that applies to all bird species to avoid impacts to habitat for nesting birds during the nesting season (CVMSHCP Section 9.7). Per IA Section 13.2, the City is obligated to ensure the projects to which it confers Take Authorization under the CVMSHCP comply with all terms and requirements of the CVMSHCP, the Wildlife Agencies' Permits that create the CVMSHCP, and the IA, including compliance with laws that protect nesting birds. Pages 3-16 of the MND indicates that "the entire Project area may support migratory and nesting birds." CDFW concurs that all the project locations covered in this MND contain habitat for nesting birds due to the presences of shrubs on the undeveloped vacant parcels and presence of landscaping trees and shrubs in the developed parcels. Although the MND includes Mitigation Measure BIO-3 for nesting birds, CDFW considers the measure inadequate in scope to reduce impacts to nesting birds to a level less than significant. For example, CDFW considers proposed buffer distances for burrowing owls, 160 feet during the non -breeding season and 250 feet during the breeding season, to be inadequate. (See Burrowing Owl Section below for a burrowing owl -specific measure recommended by CDFW.) To support the City in reducing impacts to nesting birds to a level less than significant for all projects covered in the MND, CDFW recommends that the City revise Mitigation Measure BIO-3 with the following additions in bold and removals in strike+hreu h: Mitigation Measure 131O-3: Nesting Birds Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to all vegetation removal or ground -disturbing activities for all projects covered in this MND. Pre -construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on -site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. potential ❑rOjeGt imnaGts to siv snorial status birds and rnmmen hiriJs 418 Cheri Flores City of La Quinta June 23, 2025 Page 7 21,1,xia! ci&A,1ilA! ill -An if lip .. -1,0111.00-6,4011 ■ . and, appliGable, ....whether bords are NO ft. 1011 419 Comment 5-4 Cheri Flores City of La Quinta June 23, 2025 Page 8 ,ii nxl - - 2) Burrowing Owl On October 10, 2024, the Fish and Game Commission determined that western burrowing owl warrants protection as a candidate species under the California Endangered Species Act (Fish & G. Code, § 2050 et seq.). During the candidacy period, western burrowing owl will be afforded the same protection as threatened and endangered species under CESA. If Project activities, including relocation, could result in take, appropriate CESA authorization (i.e., Incidental Take Permit under Fish and Game Code section 2081) should be obtained prior to commencement of Project activities. Take of individual burrowing owls and their nests or eggs is defined by Fish and Game Code section 86, and prohibited by sections 3503, 3503.5, and 3513. Take is defined in Fish and Game Code section 86 as "hunt, pursue, catch, capture or kill, or attempt to hunt, pursue, catch, capture or kill." Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows: section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds -of -prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.). With regard to the CVMSHCP, the CDFW Natural Community Conservation Plan (NCCP) Permit #2835-2008-001-06 does not provide Take Authorization for burrowing owl individuals, nests, or eggs. To the contrary, section 3.5.6 of the NCCP Permit states burrowing owl "pairs or individuals will not be Taken" and reiterates that the "HCP/NCCP does not authorize Take of [burrowing owl] nests [or] eggs[.]" Therefore, throughout the CVMSHCP area —both within and without Conservation Areas— Permittees must ensure that activities occurring within their jurisdictions do not result in 420 Comment 5-4 (cont.) Cheri Flores City of La Quinta June 23, 2025 Page 9 the take, possession, or destruction of burrowing owl individuals, nests, or eggs. Any activity occurring within the CVMSHCP area that results in the take of burrowing owl individuals, nests, or eggs would be unlawful and would not be a Covered Activity under the CVMSHCP. Per IA Section 13.2, the City is obligated to ensure the projects to which it confers Take Authorization under the CVMSHCP comply with all terms and requirements of the CVMSHCP, the Wildlife Agencies' Permits that create the CVMSHCP, and the IA, including compliance with laws that protect burrowing owls. Page 1-2 of the MND states that "as a programmatic -level document, however, this CEQA analysis is not anticipated to provide sufficient detail to fully address the project - specific impacts of all future development. Indeed, it is anticipated that additional environmental technical studies or CEQA documentation may be needed for future projects once sufficient details are known." CDFW agrees that a project -specific analysis of impacts to burrowing owl, which is needed to inform project -specific avoidance, minimization, and mitigation measures, is necessary for each of the projects covered in the MND that contain suitable habitat for burrowing owl. Page 19 of the Project's Special -Status Species Report indicates that burrowing owl have a moderate potential to occur for projects covered in the MND. CDFW agrees that the project areas that contain vacant land, including but not limited to potential development areas ADN- 01, DJN-1, DJS-1, WAS-01, and ADS-2 have suitable habitat for burrowing owl. Also, potential development areas ADN-01, DJN-1, WAN-02, and WAN-01 are located adjacent to the Whitewater River, which provides suitable habitat for burrowing owl. Page 19 of the Special -Status Species Report states that the "nearest records on the CNDDB are approximately three miles away, and are from 1927 to 2007 (CDFW 2022)." CDFW adds that unprocessed data from the California Natural Diversity Database include three recent observations, between 2021 and 2023, of burrowing owl using burrows within 0.25 miles of Project site to the east in a channel associated with the Whitewater River. Page 3 of the Biological Report indicates that a reconnaissance field survey was conducted on February 4, 2023, and that "no protocol -level surveys for wetlands, SNCs, special status plants, or wildlife were conducted." A habitat assessment and focused surveys for burrowing owls have not been conducted for the projects covered in this MND. Given the MND's lack of findings from a habitat assessment and recent focused surveys for burrowing owl following the guidelines in the Staff Report on Burrowing Owl Mitigation, the number and locations of suitable and occupied burrows within the project areas covered in this MND are unknown. Given the lack of results from a habitat assessment and focused surveys following recommended protocols and the lack of survey reports, CDFW is limited in its ability to provide biological expertise to support the City in reducing impacts to burrowing owl to a level less than significant for the projects covered in this MND. CDFW recommends a habitat assessment and focused surveys for burrowing owl are conducted for all of the projects covered in this MND and that the survey results, including survey reports, are provided in subsequent CEQA environmental review documents for the public and CDFW to review. 421 Comment 5-4 (cont.) Cheri Flores City of La Quinta June 23, 2025 Page 10 The MND includes a general Mitigation Measure BIO-4 to be applied across projects covered in the MND. CDFW finds Mitigation Measure B1O4 to be insufficient in scope and timing to reduce impacts to burrowing owl to a level less than significant. For example, Mitigation Measure BIO-4 indicates that burrowing owl relocation may be implemented by the Project (page 3-20). Burrowing owl relocation is considered a potentially significant impact under CEQA and should only be considered as a last resort, after all other options have been evaluated. Burrowing owl relocation (i.e., eviction/passive and active relocation) can result in take of burrowing owl individuals, nests, and eggs, which is not authorized under the CVMSHCP. Consultation with CDFW is warranted to determine if an Incidental Take Permit is necessary to avoid a violation of Fish and Game code section 2080. CDFW recommends that the City revise general Mitigation Measure 131O-4 with the following additions in bold and removals in strikethr,,y : Mitigation Measure BIO-4: Burrowing Owl Habitat Assessment and Focused and Pre -Construction Surveys No less than 60 days prior to the start of Project -related activities for all projects covered in the MND, a burrowing owl habitat assessment shall be conducted by a qualified biologist according to the specifications of the Staff Report on Burrowing Owl Mitigation (Department of Fish and Game, March 2012 or most recent version) for all projects covered under the MND. If the habitat assessment demonstrates suitable burrowing owl habitat, then focused burrowing owl surveys shall be conducted by a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version) prior to vegetation removal or ground -disturbing activities. If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall begin coordination with CDFW and USFWS immediately, and shall prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance and monitoring actions, including measures necessary to avoid take of burrowing owl individuals, nests, and eggs. The Burrowing Owl Plan shall include the number and location of occupied burrow sites (occupied site means at least one burrowing owl or its sign has been observed within the last three years; may be indicated by owl sign including feathers, pellets, prey remains, eggshell fragments, or excrement at or near a burrow entrance or perch site), acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures. If impacts to occupied burrowing owl habitat or burrow(s) or burrowing owl individuals, nests, or eggs cannot be avoided, appropriate CESA authorization (i.e., Incidental Take Permit 422 Comment 5-4 (cont.) Cheri Flores City of La Quinta June 23, 2025 Page 11 under Fish and Game Code section 2081) should be obtained from CDFW prior to commencement of Project activities. Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be repeated when there is a pause in construction of more than 30 days. Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Prier Drto the start of Dreler�t aGtiVitiec s icon hi irre�eiORg rend E; ir�ievc Project activities. r� , fen .. ■0*10 If - ... ■ - - .. - .110 _. ._ _ .... .. .. ._ -• a eee -- - - -- - -- .. . r .. - • UP - - ■ 1 ior 1/ WIN. . - 3) Lake and Streambed Alteration Program 423 Comment 5-5 Comment 5-6 Cheri Flores City of La Quinta June 23, 2025 Page 12 Fish and Game Code section 1602 requires any person, state or local governmental agency, or public utility to notify CDFW prior to beginning any activity that may do one or more of the following: divert or obstruct the natural flow of any river, stream, or lake; change the bed, channel, or bank of any river, stream, or lake; use material from any river, stream, or lake; or deposit or dispose of material into any river, stream, or lake. Note that "any river, stream, or lake" includes those that are episodic (i.e., those that a dry for periods of time) as well as those that are perennial (i.e., those that flow year- round). This includes ephemeral streams, desert washes, and watercourses with a subsurface flow. The MND is a programmatic -level document, and it is anticipated that additional environmental technical studies or CEQA documentation may be needed for future projects associated with this MND once sufficient details are known (page 1-2 of the MND). Four of the projects covered in this MND are located adjacent to the Whitewater River, including potential development areas WAN-01, WAN-02, ADN-01, and DJN-1. Page 4 of the Biological Assessment indicates that the "Project does not involve alteration of the Whitewater River, including the channel and floodplain. There will be no impact to the Whitewater River or jurisdictional wetlands." CDFW is concerned about the validity of this conclusion that projects adjacent to the Whitewater River will have not impacts on fish and wildlife resources subject to Fish and Game Code section 1600 et seq. CDFW notes that the MND lacks details on design plans for projects covered in the MND, and that project -specific design plans are needed to inform if projects will result in impacts on fish and wildlife resources subject to Fish and Game Code section 1600 et seq. The MND includes Mitigation Measure BIO-6, indicating that "prior to construction and issuance of any grading permit, the Project Sponsor shall obtain written correspondence from CDFW stating that notification under Section 1602 of the Fish and Game Code is not required for the Project, or the Project Sponsor should obtain a CDFW-executed Lake and Streambed Alteration Agreement, authorizing impacts to Fish and Game Code Section 1602 resources associated with the Project." Importantly, CDFW notes that the MND does not provide information on the projects for which this measure would apply. CDFW recommends that the MND is revised to indicate that for all projects covered in this MND, subsequent CEQA documentation will include a project -specific analysis of potential impacts to fish and wildlife resources subject to Fish and Game Code section 1600 et seq. to inform if a notification of lake or streambed alteration needs to be submitted to CDFW. 4) Coachella Valley Multiple Species Habitat Conservation Plan Local Development Mitigation Fee The Project is located within the CVMSHCP Plan Boundary and outside of a Conservation Area and contains habitat for Covered Species and/or conserved natural communities. Page 3-16 of the MND states that the "according to the CVMSHCP, authorization of take for all species with a moderate potential to occur, except the six bird species, can be obtained through compliance with the CVMSHCP and the Local 424 Comment 5-6 (cont.) Cheri Flores City of La Quinta June 23, 2025 Page 13 Development Mitigation Fee (LDMF) paid to the Coachella Valley Conservation Commission". Per CVMSHCP Section 5.2.1.1 and IA Sections 12.2.1 and 13.2, the City is obligated to impose a local development mitigation fee for new development within the Plan Area that impacts vacant land containing Habitat for Covered Species and/or conserved natural communities, including small vacant lots within urban areas that contain natural open space, and to transmit collected fees to CVCC at least quarterly and prior to impacts to Covered Species and their Habitats. To document the City's obligation to impose and transmit a Local Development Mitigation Fee for projects covered in this MND, CDFW recommends the City add the following mitigation measure to a revised MND: Mitigation Measure BIO-[B]: CVMSHCP Local Development Mitigation Fee Prior to construction and issuance of any grading permit for all projects covered in the MND, the City shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee and transfer of fees, at least quarterly and prior to impacts to Covered Species and their Habitats, to the Coachella Valley Conservation Commission. Salvage of Sand -Dependent Covered Species Section 6.6.1 of the CVMSHCP (Obligations of Local Permittees) states that within and outside Conservation Areas "on parcels approved for Development, the Permittees shall encourage the opportunity to salvage Covered sand -dependent species in accordance with the Implementation Manual." Page 3-18 of the MND indicates that "Wildlife species covered by the CVMSHCP that have a moderate potential to occur include Palm Springs Round -tailed Ground Squirrel [(Xerospermophilus tereticaudus chlorus)], Burrowing Owl, Flat -tailed Horned Lizard [(Phrynosoma mcallii)], Coachella Valley Fringe -tailed Lizard [(Uta inornata)], and the Coachella Giant Sand Treader Cricket [(Macrobaenetes valgum)]." The Project areas including potential development area DJS-1 contain CVMSHCP modeled habitat for Coachella Valley fringe -toed lizard. To bE consistent with CVMSHCP requirements, CDFW recommends that the City include in a revised MND the following mitigation measure: Mitigation Measure BIO-[C]: Salvage of Sand -Dependent Covered Species Prior to vegetation removal or ground -disturbing activities, for all project areas covered in the MND that contain suitable habitat for sand -dependent Covered Species, the City will collaborate with the Coachella Valley Conservation Commission to plan and implement a salvage of sand -dependent Covered Species within the Project site. 5) Artificial Nighttime Lighting 425 Comment 5-7 Cheri Flores City of La Quinta June 23, 2025 Page 14 Several of the projects associated with this MND are located adjacent to the Whitewater River, an area that provides suitable burrowing, nesting, roosting, foraging, and refugia habitat for birds, migratory birds that fly at night, and other nocturnal and crepuscular wildlife. Artificial lighting alters ecological processes including, but not limited to, the temporal niches of species; the repair and recovery of physiological function; the measurement of time through interference with the detection of circadian and lunar and seasonal cycles; the detection of resources and natural enemies; and navigation.2 Many species use photoperiod cues for communication (e.g., bird song3), determining when to begin foraging,4 behavioral thermoregulation,5 and migration.6 Phototaxis, a phenomenon that results in attraction and movement towards light, can disorient, entrap, and temporarily blind wildlife species that experience it.10 Page 3-3 of the MND indicates that "future development facilitated by the Specific Plan may include low -impact lighting fixtures and reflective surfaces that are designed to reduce brightness, which would enhance visual comfort and safety without contributing to light pollution." The MND includes Mitigation Measure 131O-5, requiring that "during Project construction and operation, the City shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light during the hours of dawn and dusk when many wildlife species are most active. The City shall ensure that lighting for Project activities is shielded, cast downward, and does not spill over onto the properties or upward into the night sky following International Dark -Sky Association standards." The MND lacks information on project(s) to which this mitigation measure would apply. CDFW recommends the City revise Mitigation Measure 131O-5 with the following additions in bold and removals in strikethro unh: Mitigation Measure 1131O-5: Artificial Nighttime Lighting Throughout construction and the lifetime operations of all projects covered in the MND, the City and Project proponents shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City and Project proponent shall ensure that all lighting for the Project is fully shielded, cast downward and directed away from surrounding open -space and agricultural areas, reduced in intensity to the greatest extent possible, and does not result in lighting trespass including glare into surrounding areas or upward 2 Gatson, K. J., Bennie, J., Davies, T., Hopkins, J. 2013. The ecological impacts of nighttime light pollution: a mechanistic appraisal. Biological Reviews, 88.4: 912-927. 3 Miller, M. W. 2006. Apparent effects of light pollution on singing behavior of American robins. The Condor 108:130- 139. 4 Stone, E. L., G. Jones, and S. Harris. 2009. Street lighting disturbs commuting bats. Current Biology 19:1123-1127. 5 Beiswenger, R. E. 1977. Diet patterns of aggregative behavior in tadpoles of Bufo americanus, in relation to light and temperature. Ecology 58:98-108. 6 Longcore, T., and C. Rich. 2004. Ecological light pollution - Review. Frontiers in Ecology and the Environment 2:191-198. 426 Comment 5-7 (cont.) Cheri Flores City of La Quinta June 23, 2025 Page 15 into the night sky (see the International Dark -Sky Association standards at http://darksky.org ). The City and Project proponent shall ensure use of LED lighting with a correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler. D irinn DrOj8Gt nE)nctn GtiE)n and aperatiOR the ENVIRONMENTAL DATA CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special -status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link: https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link: https://www.wildlife.ca.gov/Data/CNDDB/Plants-and-Animals. ENVIRONMENTAL DOCUMENT FILING FEES The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying Project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.) CONCLUSION CDFW appreciates the opportunity to comment on the MND to assist the City in identifying and mitigating Project impacts to biological resources. CDFW concludes that the MND does not adequately identify or mitigate the Project's significant, or potentially significant, impacts to biological resources. CDFW recommends that revised and additional mitigation measures and analysis as described in this letter be added to a revised MND. CDFW personnel are available for consultation regarding biological resources and strategies to avoid and minimize impacts. Questions regarding this letter or further 427 Cheri Flores City of La Quinta June 23, 2025 Page 16 coordination should be directed to Jacob Skaggs, Senior Environmental Scientist Specialist, at jacob.skaggs(a�wildlife.ca.gov. Sincerely, EDocuSigned �by�:,, 84F92FFEEFD24C8... Kim Freeburn Environmental Program Manager Attachment 1: MMRP for CDFW-Proposed Mitigation Measures ec: Heather Brashear, Senior Environmental Scientist (Supervisor), CDFW Heather. Brashear(c,Wildlife.ca.gov Mary Beth Woulfe, U.S. Fish and Wildlife Service marybeth woulfe(aDfws.gov Lory Salazar-Velasquez, U.S. Fish and Wildlife Service lore salazar-velasguez6a fws.gov Peter Satin, Coachella Valley Conservation Commission psatiN( cvaq.orq Office of Planning and Research, State Clearinghouse, Sacramento state. clearing house6a lci.ca. gov 428 Cheri Flores City of La Quinta June 23, 2025 Page 17 ATTACHMENT 1: MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) Mitigation Measures Timing and Methods Responsible Parties Mitigation Measure BIO-[A]: Assessment of Timing: Prior to Implementation: Biological Resources Project City and project construction proponents Prior to Project construction activities for all activities. Monitoring and projects covered in this MND, a complete Methods: See Reporting: City and recent inventory of rare, threatened, Mitigation endangered, and other sensitive species Measure located within the Project footprint and within offsite areas with the potential to be affected, including California Species of Special Concern (CSSC) and California Fully Protected Species (Fish and Game Code § 3511), will be completed. Species to be addressed should include all those which meet the CEQA definition (CEQA Guidelines § 15380). The inventory should address seasonal variations in use of the Project area and should not be limited to resident species. Focused species -specific surveys, completed by a qualified biologist and conducted at the appropriate time of year and time of day when the sensitive species are active or otherwise identifiable are required. Acceptable species -specific survey procedures should be developed in consultation with CDFW and the U.S. Fish and Wildlife Service, where necessary. Note that CDFW generally considers biological field assessments for wildlife to be valid for a one-year period, and assessments for rare plants may be considered valid for a period of up to three years. Some aspects of the proposed Project may warrant periodic updated surveys for certain sensitive taxa, particularly if the Project is proposed to occur over a protracted time frame, or in phases, or if surveys are completed during 429 Cheri Flores City of La Quinta June 23, 2025 Page 18 periods of drought. Mitigation Measure BIO-3: Nesting Birds Timing: No more Implementation: than 3 days prior City and project Regardless of the time of year, nesting bird to all vegetation proponents surveys shall be performed by a qualified removal or ground -disturbing Monitoring and avian biologist no more than 3 days prior to activities. Reporting: City all vegetation removal or ground -disturbing activities for all projects covered in this Methods: See MND. Pre -construction surveys shall focus Mitigation on both direct and indirect evidence of Measure nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on -site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. 430 Cheri Flores City of La Quinta June 23, 2025 Page 19 Mitigation Measure BIO-4: Burrowing Owl Timing: Habitat Implementation: Habitat Assessment and Focused and Pre- Assessment: No City and project Construction Surveys less than 60 days prior to the start of proponents project -related Monitoring and No less than 60 days prior to the start of activities. Reporting: City and Project -related activities for all projects Focused project proponents covered in the MND, a burrowing owl habitat surveys: Prior to assessment shall be conducted by a vegetation removal or qualified biologist according to the ground -disturbing specifications of the Staff Report on activities. Pre - Burrowing Owl Mitigation (Department of construction Fish and Game, March 2012 or most recent surveys: No less version for all projects covered under the p than days prior to start of Project- MND. related activities and within 24 If the habitat assessment demonstrates hours prior to suitable burrowing owl habitat, then focused ground burrowing owl surveys shall be conducted disturbance and when there is a by a qualified biologist in accordance with pause in the Staff Report on Burrowing Owl construction of Mitigation (2012 or most recent version) more than 30 prior to vegetation removal or ground- days. disturbing activities. If burrowing owls are Methods: See detected during the focused surveys, the Mitigation qualified biologist and Project proponent Measure shall begin coordination with CDFW and USFWS immediately, and shall prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance and monitoring actions, including measures necessary to avoid take of burrowing owl individuals, nests, and eggs. The Burrowing Owl Plan shall include the number and location of occupied burrow sites (occupied site means at least one burrowing owl or its sign has been observed within the last three years; may be indicated by owl sign including feathers, pellets, prey remains, eggshell fragments, or excrement at or near a burrow entrance or perch site), acres of 431 Cheri Flores City of La Quinta June 23, 2025 Page 20 burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures. If impacts to occupied burrowing owl habitat or burrow(s) or burrowing owl individuals, nests, or eggs cannot be avoided, appropriate CESA authorization (i.e., Incidental Take Permit under Fish and Game Code section 2081) should be obtained from CDFW prior to commencement of Project activities. Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be repeated when there is a pause in construction of more than 30 days. Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities. Mitigation Measure BIO-[B]: CVMSHCP Local Timing: Prior to Implementation: Development Mitigation Fee construction and issuance of any City and project proponents Prior to construction and issuance of an Y grading permit. Monitoring and grading permit for all projects covered in the Methods: See Reporting: City MND, the City shall ensure compliance with Mitigation the Coachella Valley Multiple Species Measure Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and 432 Cheri Flores City of La Quinta June 23, 2025 Page 21 shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee and transfer of fees, at least quarterly and prior to impacts to Covered Species and their Habitats, to the Coachella Valley Conservation Commission. Mitigation Measure BIO-[C]: Salvage of Timing: Prior to Implementation: Sand -Dependent Covered Species vegetation City and project removal or proponents Prior to vegetation removal or ground- ground -disturbing activities. Monitoring and disturbing activities, for all project areas Reporting: City covered in the MND that contain suitable Methods: See habitat for sand -dependent Covered Mitigation Species, the City will collaborate with the Measure Coachella Valley Conservation Commission to plan and implement a salvage of sand - dependent Covered Species within the Project site. Mitigation Measure BIO-5: Artificial Timing: Implementation: Nighttime Lighting Throughout City and project construction and proponents Throughout construction and the lifetime lifetime operations.Monitoring and operations of all projects covered in the Methods: See Reporting: City MND, the City and Project proponents shall Mitigation eliminate all nonessential lighting Measure throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City and Project proponent shall ensure that all lighting for the Project is fully shielded, cast downward and directed away from surrounding open -space and agricultural areas, reduced in intensity to the greatest extent possible, and does not result in lighting trespass including glare into surrounding areas or upward into the night sky (see the International Dark -Sky Association standards at htt ://darksk .or /). The City and Project 433 Cheri Flores City of La Quinta June 23, 2025 Page 22 proponent shall ensure use of LED lighting with a correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler. 434 Response to Comment Letter #5, California Department of Fish and Wildlife, June 23, 2025 Comment 5-1: The City appreciates the California Department of Fish and Wildlife's (CDFW) comments and recommendations on the Draft IS/MND and shares CDFW's commitment to the conservation and protection of biological resources. As a planning -level environmental document, the IS/MND is intended to guide future development within the Specific Plan area. It is supported by a biological technical report based on field investigations and a review of habitat types, species occurrences, and the likelihood of special -status species within the Specific Plan boundaries. The document identifies potential biological impacts at a programmatic level and recommends mitigation measures that future development can reference. Less than one-third of the Specific Plan area housing units will be on undeveloped land, further focusing growth within already disturbed or developed areas. The IS/MND has been revised to incorporate CDFW's suggested avoidance, minimization, and mitigation measures, which will help inform and guide project -level environmental review. The City agrees that future development projects should conduct project -specific biological resource assessments to further evaluate potential impacts and develop site -specific measures that avoid or minimize effects on sensitive species and habitats. By incorporating CDFW's recommendations, the IS/MND provides a framework to ensure future development remains consistent with CEQA and avoids or reduces biological impacts to less -than - significant levels. Comment 5-2: The City understands and appreciates CDFW's concerns regarding the adequacy of the biological resources analysis and the importance of maintaining current, site -specific data to support CEQA review. The IS/MND is intended to provide a planning -level understanding of biological resources and habitat conditions within the Specific Plan area. It draws upon field investigations and a biological technical study to inform the analysis and offer a framework to guide future development. However, we recognize that development will occur incrementally over the next 20-25 years, and site conditions may change over time. To address this, the IS/MND has incorporated the recommended mitigation measure related to the Assessment of Biological Resources into the IS/MND to help ensure future projects establish accurate environmental baselines and adequately address potential impacts to biological resources. Comment 5-3: The City appreciates CDFW's detailed comments and recommendations regarding protections for nesting birds and compliance with the Migratory Bird Treaty Act and California Fish and Game Code sections. We understand and appreciate CDFW's concerns and agree that protecting nesting birds and their habitat is essential. In response, the City has revised Mitigation Measure BIO-3 to incorporate CDFW's recommended additions, including updated buffer distances and avoidance measures. These revisions strengthen the mitigation and better ensure that impacts to nesting birds are reduced to less than significant levels. Comment 5-4: Thank you for your comments regarding protections for the western burrowing owl under California Endangered Species Act (CESA), the Fish and Game Code, and the CVMSHCP. The City understands that burrowing owl is now a candidate species under CESA and must be fully protected during the candidacy period and recognizes that take of individuals, nests, or eggs is not authorized under the CVMSHCP and that any relocation or other activity resulting in take would 435 require consultation with CDFW and potentially an Incidental Take Permit under Fish and Game Code Section 2081. In response to CDFW's comments, the City has revised Mitigation Measure BIO-4 to incorporate CDFW's recommended measures. These include requiring a habitat assessment and focused surveys for future development following the Staff Report on Burrowing Owl Mitigation, applying appropriate avoidance buffers, and ensuring relocation is only considered as a last resort and in coordination with CDFW. Comment 5-5: The City agrees and understands that all future development within the Specific Plan area must evaluate potential impacts to the Whitewater River, particularly for sites adjacent to the river, including WAN-01, WAN-02, ADN-01, and DJN-01. Mitigation Measure BIO-6 emphasizes that future projects should consult with CDFW to determine if a Lake and Streambed Alteration Agreement is necessary. Comment 5-6: This comment is noted. The City recognizes the significance of adhering to the requirements of the CVMSHCP and ensuring compliance. This includes obligations related to the Local Development Mitigation Fee and the salvage of sand -dependent Covered Species where applicable. The City has adopted Ordinance No. 487 (Chapter 3.34 of the La Quinta Municipal Code) regarding the collection of the LDMF and does collect the LDMF at building permit issuance. The City has revised Mitigation Measure 131O-7 to incorporate the suggested language provided by CDFW regarding both the Local Development Mitigation Fee and salvage of sand -dependent species. This will ensure that future development projects covered under the IS/MND remain consistent with the CVMSHCP. Comment 5-7: The City appreciates CDFW's detailed comments regarding the potential impacts of artificial lighting on wildlife habitat adjacent to the Whitewater River. The City understands the importance of minimizing light pollution to protect nocturnal and crepuscular species and their ecological processes. The IS/MND is consistent with the City's lighting standards as outlined in the Municipal Code and the General Plan, which emphasize responsible lighting practices that reduce impacts on wildlife and preserve night sky quality. In response to your recommendations, the City has revised Mitigation Measure BIO-6 to strengthen the requirements for shielding, directing, and minimizing lighting impacts. These revisions will ensure that future development within the Specific Plan area follows best practices for nighttime lighting to protect sensitive species and habitats near the Whitewater River. 436 Comment Letter #6 CALIFORNIA STATE TRANSPORTATION AGENCY GAVIN NEWSOM, GOVERNOR California Department of Transportation DISTRICT 8 464 WEST 4TH STREET SAN BERNARDINO CA, 92401 (909) 925-7520 www.dot.ca.gov June 23, 2025 City of La Quinta Planning Division Attn: Cheri Flores 78495 Calle Tampico, La Quinta, CA 92253. C** a6lww. I& Route & Postmile #: SR 10 / 52.094 Cross Street: Multiple GTS ID: 36629 SCH #: 2025050964 Subject: Highway 111 Corridor Specific Plan and Development Code MND LDR Response The California Department of Transportation (Caltrans) Local Development Review (LDR) Branch has completed its review of the Mitigated Negative Declaration (MND) for the Highway 1 1 1 Corridor Specific Plan and Development Code. This review involved a thorough evaluation of the proposed project's potential impacts on the state transportation system, including considerations related to traffic operations, safety, and compliance with applicable state regulations. Caltrans' assessment ensures that necessary mitigation measures are identified to minimize any adverse effects on regional mobility and public safety as the Specific Plan advances toward implementation. The City of La Quinta is developing a Highway 1 1 1 Corridor Specific Plan and Development Code to transform a key two-mile retail corridor —responsible for 75% of the City's sales tax —into a vibrant, mixed -use area. The plan promotes integrated commercial, residential, and recreational development, supported by improved infrastructure and transportation access, including Highway 1 1 1 and the Coachella Valley Link. The Development Code provides location -specific standards and land use guidelines. Replacing previous plans, this initiative aligns with the City's General Plan and aims to enhance connectivity, encourage economic growth, and improve overall quality of life. We applaud the City of La Quinta for taking proactive and forward -thinking steps to support multimodal and transit -oriented development. By prioritizing integrated transportation options and mixed -use planning, the City is fostering a more accessible, sustainable, and vibrant community. These efforts not only enhance mobility and reduce reliance on single -occupancy vehicles but also promote economic vitality, improve public health, and contribute to a higher quality of life for residents and visitors alike. "Improving lives and communities through transportation" 437 Based on the information provided, we are submitting the following comments and recommendations for your consideration: Loi N Comment 6-1 3 4. k, Sy, 2 Comment 6-2 3 n .UI VCV=1Vf.J111C111 1%CV1WVV Public Transit - We encourage the City of La Quinta to continue its strong coordination with SunLine Transit Agency to ensure the Highway 1 1 1 Corridor remains accessible and well- connected via public transit. Ongoing collaboration will be essential to developing a truly multimodal transportation network that supports current and future transit needs, reduces traffic congestion, and enhances mobility for all users, including residents, workers, and visitors. Future Developments - We encourage the City of La Quinta to continue supporting future mixed -use and high -density residential development within and around the Specific Plan area. Such efforts are key to reducing VMT and advancing more sustainable, efficient land use patterns that align with regional housing and climate goals. Bicycle Connectivity - We encourage the City of La Quinta to strengthen connections between the Specific Plan area and the existing bike lane network to promote active transportation. Enhancing bicycle infrastructure will support increased ridership among employees and visitors, reduce vehicle dependency, and contribute to a more sustainable and accessible community. Bike Parking and End -of -Trip Facilities - To support and encourage bicycle commuting, the project should incorporate secure bike parking —such as racks and lockers —at key destinations throughout the Specific Plan area. Additionally, providing end -of -trip amenities like showers and changing facilities at workplaces will further promote cycling as a practical and convenient mode of transportation. VMT Mitigation Measures - Property owners, building owners, and tenants are encouraged to implement VMT reduction measures the maximum extent feasible, in order to support sustainability goals and reduce VMT. ;tem Planning Section 2.0 - Project Description (PDF pp. 19-30) - The Project Description highlights Highway 1 1 1 as a "major arterial corridor," promoting walkability and multimodal improvements. However, no details are provided on how access modifications or development impacts to SR-1 11, especially at key intersections like Jefferson and Washington Streets, will be managed. It is recommended that the MND specify whether access or signal timing will be modified and clarify whether this would require Caltrans coordination. Section 3.17 - Transportation (PDF pp. 154-160); Appendix G - The MND claims VMT reductions due to mixed -use development but fails to quantify VMT or compare against regional significance thresholds, as required under SB 743. A quantified VMT analysis using SCAG or Caltrans screening tools should be included. ---Reference the regional SCAG thresholds and provide modeled estimates, not just qualitative assumptions. Section 2.5 - Mobility & Access Framework (PDF pp. 23-25); Section 3.17 - Transportation (p. 158) - While promoting walkability and CV Link integration, the plan lacks measurable multimodal performance standards. Recommend referencing Caltrans Smart Mobility Framework, LTS indicators for cycling, and Complete Streets design standards such as protected bike lanes or sidewalk coverage targets. Section 2.0 - Project Description (pp. 21-22); Appendix G - Transportation - Freight operations are not addressed despite the corridor's commercial character. The MND should evaluate freight circulation and propose conflict mitigation strategies between trucks and pedestrians. This includes loading zone locations, delivery time restrictions, and any applicable freight "Improving lives and communities through transportation" 2 438 5. Comment 6-2 (cont.) Comment 6-3 Comment 6-4 designation on SR-1 11. Appendix G - Cumulative Impacts (Section 21) - Although cumulative impacts are dismissed, the Plan increases urban density and potentially impacts SHS operations. The MND should acknowledge and coordinate with SCAG's Connect SoCal RTP/SCS, CVAG's CV Link Implementation Plan, and Caltrans' DSMP for SR-1 1 1 to assess growth impacts more comprehensively. tquirall Access If any Caltrans facilities are impacted by the project, they must comply with American Disabilities Act (ADA) Standards upon project completion. Additionally, the project must ensure the maintenance of bicycle and pedestrian access throughout the construction phase. These access considerations align with Caltrans' equity mission to provide a safe, sustainable, and uitable transportation network for all users. Caltrans Encroachment Permit Please be advised that any permanent work or temporary traffic control that encroaches onto Caltrans' R/W requires a Caltrans-issued encroachment permit. For information regarding the Encroachment Permit application and submittal requirements, contact: Caltrans Office of Encroachment Permits 464 West 4th Street, Basement, MS 619 San Bernardino, CA 92401-1400 (909) 383-4526 D8.E-permits@dot.ca.gov https://dot.ca.gov//programs/traffic-operations/ep Important Note: All new permit applications must now be submitted through our new CEPS Online Portal at: https://ceps.dot.co.gov/ At this time, no further review from the LDR Branch is required. Please be advised that LDR's point of contact role will conclude upon the completion of the development entitlement process. Once project is entitled, the Encroachment Permit Office will serve as the primary point of contact moving forward. Thank you again for including Caltrans in the review process. Should you have any questions regarding this letter, or for future notifications and requests for review of new projects, please email LDR-D8@dot.ca.aov or call 909-925-7520. Sincerely, 6�40 =-I Janki Patel Branch Chief - Local Development Review Division of Transportation Planning Caltrans District 8 "Improving lives and communities through transportation" 3 439 Response to Comment Letter #6, Caltrans, June 23, 2025 Comment 6-1: The City appreciates Caltrans' comments and support for the Highway 111 Corridor Specific Plan and its goals to advance sustainable, multimodal, and transit -oriented development. Ongoing coordination with SunLine Transit Agency remains a priority to ensure continued connectivity and accessibility. The Specific Plan emphasizes mixed -use and high -density development, enhanced bicycle infrastructure, and active transportation options to support sustainability, housing, and climate goals. The City also supports incorporating secure bike parking, end -of -trip facilities, and feasible VMT reduction measures to reduce vehicle dependency and promote more sustainable travel choices. Comment 6-2: The Specific Plan will have no impact on the State Highway System. Although the roadway is still referred to as "SR 111" in La Quinta, it is no longer part of the State Highway System, having been relinquished to the City in 2008. The continued use of the "SR 111" designation is due to an agreement between the County of Riverside and the Cities of Cathedral City, Coachella, Indian Wells, Indio, La Quinta, and Palm Desert to maintain the signage for consistency and driver orientation along the original alignment. The nearest segment of SR 111 that remains part of the State Highway System is located in Cathedral City, approximately 13 miles away — well beyond the area where the Specific Plan would have any influence on traffic operations. As this is a planning -level document, specific access or signal modifications are not yet determined. Under CEQA Guidelines Section 15064.3(b)(4), the selection of VMT thresholds and methodologies is at the discretion of the lead agency. The City has carefully considered its approach and determined that the use of a qualitative analysis is appropriate for this planning -level document. It is important to note that the project area is located within a low VMT area — defined as generating less than 85% of the regional jurisdictional baseline — based on the Riverside County VMT model (see: Riverside VMT Model Webmap). In addition, land use forecasting shows that anticipated development in the corridor will generate less traffic than what is currently assumed in the City's General Plan. The City appreciates Caltrans' recommendations but maintains that the methodology used in the IS/MND is consistent with CEQA and appropriate for this stage of planning. Additionally, the City acknowledges Caltrans' suggestion to incorporate measurable multimodal performance standards and references such as the Smart Mobility Framework, Level of Traffic Stress (LTS) indicators, and Complete Streets design guidance. This feedback is noted for consideration in future planning and project -level design efforts. The City recognizes the suggestion to address freight circulation and potential conflicts with pedestrians along SR-111. While this planning -level document does not include a detailed freight analysis, the recommendation is noted for future project -level planning and design. While the Specific Plan proposes increased urban densities, the City sees this as a positive outcome — consistent with Caltrans' own acknowledgment in Bullet #2 under Local Development Review. Higher -density, mixed -use development supports reduced VMT and more sustainable, multimodal travel. As a planning -level document, the IS/MND evaluates impacts at a programmatic scale. The City acknowledges the recommendation to reference regional plans and will consider these in future project -level efforts. 440 Comment 6-3: The City understands the need to comply with ADA standards for any impacted Caltrans facilities and to maintain bicycle and pedestrian access during construction. These considerations will be addressed in future project planning and implementation. We note, however, that there are no Caltrans facilities in the area affected by the Specific Plan (see response to Comment 6-2 regarding the relinquishment) and we do not anticipate any effects on Caltrans facilities. Comment 6-4: The City acknowledges that any permanent work or temporary traffic control within Caltrans' right-of-way will require a Caltrans-issued encroachment permit. This requirement will be advised for future project implementation. We note, however, that there are no Caltrans facilities in the area affected by the Specific Plan (see response to Comment 6-2 regarding the relinquishment) and we do not anticipate any encroachment onto Caltrans rights -of -way. 441 RESOLUTION NO. 2025 — XXX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SPECIFIC PLAN TO REPEAL AND REPLACE EXISTING SPECIFIC PLANS WITHIN THE HIGHWAY 111 CORRIDOR AREA TO FACILITATE THE HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE CASE NUMBER: SPECIFIC PLAN 2022-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE APPLICANT: CITY OF LA QUINTA WHEREAS, the City Council of the City of La Quinta, California, did, on November 18, 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 Planning Commission of the City of La Quinta, California, did, on October 14, 2025, hold a duly noticed Public Hearing and recommended City Council approval of the Environmental Assessment (Planning Commission Resolution 2025-010), Specific Plan, Zone Change and Zoning Ordinance Amendment (Planning Commission Resolution 2025-011); 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 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 442 RESOLUTION NO. 2025 — XXX SPECIFIC PLAN 2022-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA ADOPTED: NOVEMBER 18, 2025 PAGE: 2 of 5 111 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 -land 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 City Council 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 443 RESOLUTION NO. 2025 — XXX SPECIFIC PLAN 2022-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA ADOPTED: NOVEMBER 18, 2025 PAGE: 3 of 5 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. • 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. 444 RESOLUTION NO. 2025 — XXX SPECIFIC PLAN 2022-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA ADOPTED: NOVEMBER 18, 2025 PAGE: 4 of 5 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: SECTION 1. The above recitations are true and constitute the Findings of the City Council in this case. SECTION 2. That the City Council has determined that Specific Plan 2022-0002 is consistent with the Mitigated Negative Declaration (Environmental Assessment 2024- 0002, SCH# 2025050964) prepared for the Specific Plan and all environmental impacts can be mitigated to less than significant levels. SECTION 3. The City Council does hereby recommend approval of Specific Plan 2022-0002 for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta City Council, held on November 18, 2025, by the following vote: AYES: NOES: ABSENT: ABSTAIN: LINDA EVANS, Mayor City of La Quinta, California ATTEST: MONIKA RADEVA, City Clerk City of La Quinta, California 445 RESOLUTION NO. 2025 — XXX SPECIFIC PLAN 2022-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA ADOPTED: NOVEMBER 18, 2025 PAGE: 5 of 5 APPROVED AS TO FORM: WILLIAM H. IHRKE, City Attorney City of La Quinta, California 446 I 00; a too glw W W, EL .0 W vig qr Jr. gig ,64 ;-T 46 AlU I RVAJNO it v jr , ems, OdL qwlw 4w4lL w R. 4w 40.4ft 40. AB— A -1 1 4 JP4 If Lz to A lw -W 4w ol Ir IP Home Depot ` i rz RESOLUTION 2025-XXX EC A6"N 2022-0002 --mEXHIBIT B IML - - f1wif - l T z I 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 449 a& Q�W —c.1%lO YNSIKr — PREPARED FOR: City of La Quinta, California PREPARED BY- PONR GHD Engineering, Inc: Jonathan Linkus, Project 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, LINOA S CONGLETON 450 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 2 1.2 PLAN OVERVIEW 5 1.3 RELATIONSHIP TO RECENT PLANNING 7 1.4 DEVELOPMENT TYPE & ACTIVITY AREAS 11 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 14 15 16 3 LAND USE + URBAN FORM 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 68 5.2 CIRCULATION + MOBILITY FRAMEWORK 69 iii LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 451 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 i 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 120 7.2 GENERAL PROVISIONS & ADMINISTRATION 121 7.3 ADMINISTRATION INITIATIVES 122 7.4 CORRIDOR DEVELOPMENT INITIATIVES 124 7.5 CITY -LED SITE DEVELOPMENT INITIATIVES 129 8 ACTION PLAN 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) 452 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 453 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 136 454 vi T y I `f r _ i Now 7.�. A� All l twit jr _k�r m- a►, SPECIFIC PLAN OVERVIEW + POLICIES • J INTRODUCTION + OVERVIEW SPECIFIC PLAN POLICIES • w • a•M�� - 'dilolb,-- — .... • 16 tub • 1 _ • • 00eamos— » -� t. `:"MZRODUCTION _,a rr► 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. 460 2 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 Highway 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 ntial 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 Busing over 25 years - bringing housing COMPLETE STREETS La tluinta's Mignway lil witn typical 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. LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 461 i URBAN SYSTEMS EVOLU i iyN 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. alp PATHS + PARKS La Quinta's Highway 111 Corridor recent huubnig developments built as walled -in complexes. "*'-Nt3'- To_ San ernardino \'icv. I'_1: Palm (ri0 miles) ,San Gc�r: "r c� '.1t,ort,3 Springs (•11,503; ti a ~J tM 4— Ca h ral'Ci ,.- Indian ',eRancho Mirage Weill 4 enn Mount Sari Jacinto�'•iy..'' ., �. Palm •� (10.834) Desert ' Village 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 C 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). Joshua Tree National Park_ ' (JTNP) Indio �. •'� . chella Thermal Salt a t �-�rr, �.,►�(8 miles) ,Ie 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. 462 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 463 Ultimately, this Specific Plan performs a balancing act that accommodates: e Current needs of landowning stakeholders to lease and improve existing retail and commercial development. Some infill housing is also seen in current proposals. e Current responsibilities of the Design & Development Department to deliver on affordable housing commitments. e Near -term objectives of the City's Economic Development mission to introduce new types of entertainment -oriented commercial along Highway 111. e 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. PLAN AREA AND EXISTING POLICY The Plan Area, sometimes referred to as the "Study Area," encompasses the parcels included in the Highway 111 Corridor Plan. The western extent of this area is bounded by open space at the Point Happy rock outcroping and the eastern extent is bounded by Jefferson St. The southern boundary is defined by Avenue 47 and existing residential areas, while the northern edge is defined Point Happy Shopping Center (SP-2000-043) .r ��: One Eleven La Qulnta s ISP-1989-014) La Quinta Court (SP-2000-047) s •/4r� FIG 1-2 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. �- 3 FM Pavillion i3La Qulnta (SP-2 -066) CTi1711 "1L� 1�1 Exhting Zoning & Speelflc Plans Regional Commercial (CR) Community Commercial (CC) Commercial Park fCP) Open Space (OS) Specific Plana Specific Plan -Study Area" Boundary La Qulnta Corporate Center (SP-1999.036) e ` E Jefferson Plaza ear ,acamreor �' o (SP-1996-027) �;.-....-. aa-._ MlgM1lantl Palms Or -' • • ....HlghwaY 111"-_....• -- , y � carylao BayaY✓• h(ngton Parts (SP-1987-011) s" •1 =..;j Hwy 111 dr Dune Komar Desert Palms Road Center 3 (SP-2000-005) (SP-2005-075) Center a, La Quinta Dune Palms Center (SP-097-029) (SP-1996-028) NEW SPECIFIC PLAN BOUNDS WITH EXISTING SPECIFIC PLANS + ZONES 464 6 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 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. x� . In 2019, the City adopted the La Quinta Highway 111 to �. Corridor Plan. Serving as a visioning document with ♦ many elements of an area plan, the Corridor Plan presents a community -driven desire for compact, y' j,� y+; 1_� .. ♦ walkable, mixed use development embedded in a •— 4 }, �� j more verdant, fine grained, and cohesive public realm. ULI TAP Program - Highway 111 Corridor Study emphasising north -south oriented active frontage corridors and open space JU ` , A LL. 111 Highway Corridor Plan showing illustrative development scenario for mixed use and walkable development A 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. LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 465 RECENT PLANS & POLICIES RELATED TO THIS SPECIFIC PLAN 1987 - 2014 C NEM PLAN L Corridor Landscape, -� Guidelines Feb 2011 Feb 2013 NIG:NtlAY III COMM MY Mixed Uae Overlay High Density -- RECENT PLANS & POLICIES DIRECTLY INFORMING THIS SPECIFIC PLAN HIGHWAY _ Housing op AHO Element of Extension / the Density ` Bonus / ADU La Quinta Update / AO ='�-� Generfo�20(2 Pla Parking �,- (2022 Update 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 466 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 + 1 CORRIDOR PLAN ULI TAP Study 12 Panelists. Site Tour, Stakeholder Interviews. Study Session, Final Report Corridor Plan Discovery. Survey, Interviews, Workshop. Visioning Charette. Speaker 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. 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 Phase II: Concept designs for mixed -use housing -oriented community. 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 SPECIFIC PLM RESEARCH:+N Confirm Corridor Policies i Identify Devefopmel iPotentialI PUnderstand Market Forces + Futures PHASE II 2023 - 2024 DEVELOPMENT SCENARIOS, Demonstration Development Concep b, irculation + MobiliJAIty mprovement Concep 'evelopment Scenarios PHASE III 2024 `025 INAL POLICY RAMEWORKS Final Specific Plan lopment Code 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 9 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 467 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 468 10 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. • 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. • 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. • 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 0 Non Activity Commercial Commercial Frontage Activity Level Active Frontage Semi -Active Frontage Inactive Frontage ® Activity Area (Outdoor Seating/Dining) Redevelopment Area Recommended In 111 Highway Corridor Plan (2019) C — M udy Ana Doundary 11 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 469 ` �lolft Q. [nit canto i------------ ---------------------- Ll i FIG 1-6: EXISTING DEVELOPMENT URBAN ACTIVITY & INFILL POTENTIAL nm am- O0' 1100 250 500' IDW 2000- rLJ--L --- ------ 470-1 5 mm. Vsaw 10 Mn wwo. 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 • Preserve and enhance the successful revenue generating space loop assets 4. Creating a rich frontage of buildings, parks, and • Create memorable experiences by orchestrating great greens along the CV Link 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 scale catalytic projects • Eliminate legal barriers to developing great places 7. Creating mixed -use districts along Highway 111. r .W 472 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 473 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. ITIEXPAND- SHARED HRRAN 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" CIRCULATION STRATEGY. - 4 PROVIDE PEDESTRIAN -ORIENTED ALTERNATIVE GRID OF STREETS ©URBAN LINK SMALL OPEN SPACES WITH A NETWORK OF PATHS ~1 � Q a„1 _ FIG 2-1: KEY HIGHWAY 111 PLANNING STRATEGIES 474 16 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. 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 475 M 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. rAW ruj 4 HOUSING &COMMUNITY RESOURCES 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. r VIN 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. 476 18 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. 477 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. -4 1 %i11►`l� 478 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 479 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. V1 IL - it I M1 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. 480 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. 0 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 71 EXPAND- SHARED 11RRAN SYSTEMS Expand the role of public realm to provide small pathways and active open spaces: OParking areas, plazas, and pathways will be established in site design as platforms for events, markets, and creative or temporary retail (Strategy 13.3). 0 Paseos through development will enhance the permeability of projects and increase connection between Highway 111 and the CV Link (Strategy 15.1). 0 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 Pv� J7111 I� Jc, Fig 2-2: Illustration of Development Potential near Dune Palms Rd Drawing for illustrative purposes only. P-PPI Nit, I Z rTIM IF� - lk list - Al_ J ► 111 = 3 op stfv. Ilk 'AL % i P .T i 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. "30L.A. WENLIVEN: LAND USE &DEVELOPMENTr T Enliven the Corridor as a more experience -driven and resident -oriented district: 'IF- 7 V4 _WJ kk��Z ... LJ 11 2", 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: ORoadways 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). 0 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). 484 26 1 7- 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: OCorporate 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). 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 EXPANr%- SHARED URBAN SYSTEM! Expand the supply of open space in conjunction with pedestrian through -linkages: OPocket 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). 0 The high -quality and recognizability of the Highway 111 Corridor will also depend on consistent pedestrian lighting and furnishing (Strategy 15.4). 27 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN a7` Comb 'IL\ 0 Fig 2-4: Illustration of Development Potential at La Qu/nta Dr along CV Link Drawing for illustrative purposes only. ��• sic ~ AAMR r. ,01 i old dOPMAShOb� -Yv-. -.A - _ ' 0�4d PART PLAN ELEMENTS • J LAND USE + URBAN FORM DEVELOPMENT SCENARIOS CIRCULATION + MOBILITY LANDSCAPE + URBAN SYSTEMS woo LAND USE + URBAN FORM �sr 1 44- J ----"mama 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. 490 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: s- 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. 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 491 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 492 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 11 Multi -story mixed -use "wrapped" garage development type , MW Multi -story mixed -use "parked plinth" embedded garage type Multi -family with surface parking development type Detached single family as a compact development type 0 Active Frontage Use O Dwelling Units 35 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 493 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. • 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. 494 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 495 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 496 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 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 497 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. 498 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 Q Active Use Node Entry Roadways O<•••)O Active Use Nodes and Entry Roadways Outside of Mixed Use Advancement Areas ® Mixed -Use Advancement Area Auto -Oriented Development Priority Recommended Location to? Auto Oriented Uses Auto•Onented Development Priority Corrvdor Development Opportunity Parcels with High Intiil Potential Parcels with Recent Inhll Development Circulatlon Framework o Major Intersections (�) Secondary Arterials Connecting the District Major Artenats Connecting the City F f 4 Major Pedestrian Pathways internal Linkages Connectng Active Use Nodes Study Area Boundary 41 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 499 $eele, Ur fp FIG 3-2: LAND USE FRAMEWORK CONCEPT O -----5II0--1 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 Recommended Development Orientation Development Pattern Study Area Boundary 43 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 501 Ae We Alf Corporate Centre Dr tr . I 6 t tGonti je Highland Palms Dr -----Avenue - _. Cen"i- - tre 1), Caleo Bay As t 41 -------- --------- I _ n T 77 - rmjw--, Highway 111 !�►-.�►� u UAW AW. . 0 0 U nf'1 FIG 3-3: DEVELOPMENT EDGES APPROACH CONCEPT .. .... 5U2- -1 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. 0 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. 0 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 Active Frontage Nodes Circulation Corridors a•••-••••o Attlee • WalkaOle Corridor <i n n n r)p Auto Oriented Comdor Active Frontages and Block Edges 07777" Block Edges w/ Active Frontage 0 Protect Entry to Active Frontage 771 Block Edges w/o Active Frontage Protect Entry Existing Retall Frontage I study Area Boundary 45 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 503 gee\ey Or ti� y /!f/! !/ K = o , i � ��, � iIIJJl1111111 • ��T \`� O Fig 3-5: Active & Walkable Corridors Concept Alternative Corporate Centre Dr C _ • ties 3 '�, __ - =� 1 � + Highland Palms Dr_ IIHI/1111111111111�f1111111t1111� Jt111111i�y:y11±y�11111U111JW� Avenue 47 ----- •�n AutoCe - ---- ` - v;--s Caleo Bay _ �T .. ntre _ _ 0 Q ,}.ice_ MILL« = > F// _ f — � !*0 o rn c_ s N N FIG 3-4: ACTIVE & WALKABLE CORRIDORS CONCEPT 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. 0 Active Frontage maybe in single use buildings -single or multi -tenant © Maximum separation requirements ensure community compactness and walkability FIG 3-6: TYPICAL EXISTING CONDITION WITH DEVELOPMENT STRATEGY �ii IM C 0 i GR © Active frontage is not required at all intersection, but Hom Unus �~ ✓ , any inclusion must start at indicated cornersr FIG 3-7: ACTIVE FRONTAGE IN HORIZONTAL MIXED -USE 47 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 505 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 © 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 I a N ". X, 0 .1"o FIG 3-9: ACTIVE FRONTAGE AT OPEN SPACE ADAPTATION 506 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 ® 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 in Area ...........• 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 507 seeley Dr E Q ' Plan Proposed Housing: 280 DU (LowNery Low Income) RHNA Allotment: 273 DU (LowNery Low Income) k. 0 °o Corporate Centre Dr of m at e Oac; c�a N � o Highland Palms Dr - Avenue 47 Plan Proposed Housing: Auto Centre or 130 DU (Moderate Income) RHNA Allotment: 5 -'4 126 DU (LINLI Income) l o I Built Housing: I r — j 133 DU Rental Housing L _ j RHNA Allotment: 140 DU (Moderate Income) FIG 3-10: AFFORDABLE HOUSING IN THE HIGHWAY 111 CORRIDOR IIm R m � N E c @ N o. w c � o Westward Ho Dr Plan Proposed Housing: 120 DU (LowNery Low Income) RHNA Allotment: 180 DU (LowNery Low Income) Highway 111 U N O U VistaF-�� Plan Proposed Housing: 120 DU (LowNery Low Income) RHNA Allotment: 116 DU (LowNery Low Income) O 0' 10D 250 500' I"' 20W 508 5 Mm. Vab Li 4 r. T '~ter MOL pro �C /Vir- ra 4 509 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 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. 510 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 511 WEST GATEWAY $eem Dr tibe" sm Par 7oA•• !n evf%.— PAk s •AD' a f0:La00 '40.400' 079 •uot 111) ' 1 Nato 4000DI *or ir)e4 13/r---—Jj^ Ia 010 M.MO OM t10.MT !• 1M I. - . V ♦ /.. — A• Ad*$ t we _ 1,444,a0a „1gglBsUewm o vi 2,961.361 87.79 107.000 &il 971.74 U.31 ar aft t2 000 0 94 3aa,06i 1!0 LiZZIMM1M NOp/af3gwilfa 100.M 0.30 413.230 0.80 ROW 164-aa0 3-06 N0• I 10000 90e001 Dee 91A S» )1I vn a -1 !• :- 'a r VM L^u! ro %; t•5r o5f % SO Aw Low ♦ s _-- '�i 1 000 6330,W. r..a. 1,"4,000 81% 41% I Vv'ASHIN(:TfIN 2 Af1.1'.11C N(>RTH _ ".�t. Kl,♦ f}02e2";Or 107000 M1 _ 30% Off /M 404- A— awf ". SIM )1 Ost 1V. »S 044 1s 41 1 frw w .. • A M 77arW KM 6)) 0 m 3 lin . fm P)C f7000D' I it -- 1 MMO Is n11 Plan Proposed Hol wnq 50 DU Itflodera% Income) RHNA Alk*Twnt: 126 DU (L L Vl I Inoorne i FIG 4-2: MODERATE GROWTH BY BLOCK i -rytAff 4Nies at.023 c ty-111. 8 .0000 5% 7% aM 430 160000 8% e% ROM AMOMabh ng HousiAllobnent: Atlordabie Housing AttaMna vnt: LO ,y Low Irm" 605 LowVery Low Inane 5" (175 un4&) Modersm Ifs001ne te0 Mowme II1a0Ry. 50 (9011nder) N m a 11 �n ifi Ise w 11rf DAMS & DUNE PALMS NORTH Man prOpmod Houaw+g', _ - 2bO Dll �LowNery Low Incomes RHNA Allotment: DU rl aw.Mrry Low InCZ Corporate Centre L, Auto Centre or N m 3 p.ran-"o` Bui1 Nfausitl0: 133DU Rental How" RHNA Allotment: 140 DU (Atoderme ami me) ADAMS -D w I. P60 - - 4M IOWA" 400 ow""" I" Aa a 7m a� ' as Imo tam N4 <! �— w 41 — ' 071 usit 2nw vs ns ''A11aaa atgwl ,.v 1.1411 to f.orw. aw /M w,l 0 fY.•r Wf — nay Im ] AEI IN (ID' ofY >Tl f;. •. In . r1a s II® 1!®I 000 In I. -A! I r• I. w Ir ' e s Plan Propo00d HowinO: • 120 DU (LowAA Low Irloonla) RHNA A$OtnW . kp ^t t rI .7h 1I t w Income) Plan Proposed Housing 120 DU (Lowlbry Low Inoorne) RHNA Allicbmrtt: I16 DU ttowN*y Low Mcanr) DUNE PALMS - JEFFERSON SOUTH 7 • - . .4a m . A0y 1/w1r war On MAN 3 ft 01 too, 2w wo 1000a000• -"5T2-'1 51An Haft 10 min. Waft 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 Kio ,q , 4W 3% 79% J surrounded by lands which are also presumed to support 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 Jefferson, south of Highway 111, the parcel adjacent to Residence Inn holds potential for affordable housing and an entertainment venue in the Maximum Scenario. 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 513 WEST GATEWAY r � •r DT seeleV -•- _ _s i- N '.a .• - it 44't-��1 ) A to Of At* -;r—wl 640 ilffM w - WASHINGTON & ADAMS NORTH rT m . m Q w^ (WASHINGTON - ADAMS SOUTH) .. •�� GY w a...• �.• :aI n.� Q.er w w KOw• w w w WNrr .r. AOW w w w fp s 3 O 111 )n J 4 Plan Proposed Hous.ng. 130 DU IlAode(ste Inocxnel RIND AlloanwA: 126 DU 1LWU Income FIG 4-4: MAXIMUM GROWTH BY BLOCK use pow -do 39 FAR Be `11" A. t.t rn u.s Yb.O. _ 040.000 _04r IA36.264 2&17 --IV* ,lomstr.w Ka"006 014A" olmc%.m 02.000 ON wooll I.M VA A"gonce.lft 2M.000 060 412.210 11,411 _ 129f.000 __ Mlaae R.bll 12* 000 1.217 1.423.00 1.920.2411 4&n ta» Io.rre ow aws aar age .+• v]ua►sr..* 1.027AM AM •91imads-ft won R _ .0"0% tir 62.000 3% 2s0.000 11 % at Affordable Housing Alblment AMordatils Housing AttalnmwA_ LowN" Low Income 695 LowNefy Low income 5201175 Undsr) tJlocwste income 140 Moderate Incomw 130 00 udder) �—rY t.o ou I�tOdOrs10 uloon,a 1`,S - DUNE PALMS SOUTH j :r III wlr rw aramm rift -0 wit sw It o xr att n lu .y DUNE Plan Proposed Houalfq: 120 DU ,LOw,Ye•y LOW IItW 6) RH)MA Allotment_ • _ ,nl ..-:wNery Lcw VtCOnMI Plan Proposed Houstlq: 120 DU (LowN*y Low Income) RHNA Albtlnsrg: I to r117 It r..AA.— I — 6.nr % --( DUNE PALMS - JEFFERSON SOUTH) '.. 11•e tw alle.a f11 /M ra. .Iar fa/Ar p7r tj1• ) 11011 •4IK• 0p tf)at] 7 M Iq� _ ! - f00o 10r• 1n rul f� w O 0' 1DD' 2505W' 100D- 2D00' ....5T4 1 5 mom Waft 10 M68►4& .'` .71 4.4 MIXED USE AT DUNE PALMS RD O"` N As development of the retail portion has `mow commenced, the remaining residential ad parcel will provide the earliest opportunity --_ to demonstrate best practices in walkable, o �`- dense, affordable housing. The best urban design outcome will provide a legibly - active frontage along housing facing the { = A pad retail currently under construction. Lin 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 Q I 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- 0 training, orjob finding centers are recommended uses for retail along — r 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. o O N a E E y Q o oQ 1 �' F 'r'• — CJ �^ Q O c •' ." 57 LA QUINTA 111 HIGHWAY CORRIDOR SPECIFIC PLAN 4 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 • • • Aeridryt Demew Rf-_,itlt,.riha1 (r2FA) 144 (M it? 1tn (Q 1 5) 91) Retail Ground Floor (GFA) 4,000 fe 20 ((W 511k) Sp. Retail Pad Sites (GFA) 9,000 fe 135 (@ 150k) Sp. Institutional! Office (GFA) , t Total Development 157AM W 335 Sp_ Surface Paeking i -�cl 9Or-Strcat Parallell 135 Sp. Garage (Plinth) 206 Sp. Total Parking Supply 341 Sp. Hou3ing Total Dwelling Units 120 Housing Peak DU!Ac 232 Housing feral FAIT 0.66 Net DU Size (NLk'DU) 900 it' Mostly 2-Bad Fhdts Rmlental Mixed Use 5.18 Ac 57°b % Commercial Frontage 3.74 Ac 24% % Aocess Easement Tra= 0.22 AC 1 % % Open Space Reserves 0.15 Ac ovettaps wrrn Above Apartments 24 Dwelling Units 32 Parking Spaces Apartments 46 Dwelling Units 1.2 k Retail 81 Parking Spaces Parking Spaces Pad Retail 4.8k Food/Beverage 1 k Shaded Patio 80 Parking Spaces FIG 4-5: MIXED USE AT DUNE PALMS PROGRAM & FEATURES 516 58 ' I 4.5 MIXED USE AT LA Q U I NTA 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 r desirable urban design outcomes. This 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 intoequal sized residential development tranches in the northern •. w portion of the site. Corporate Center Dr will bifurcate these 't 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 _n't and institutional use around a shared and shaded outdoor patio accessed from the Cultural Trail along Highway 111. i rM. ! EE E 0 ca • a a s u a� 0 L O L 59 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN toDp • ". �- +►�. • per• CONCEPT FEATURES 0 Proposed location for public pocket park with CV Link access 0 Public pedestrian multi -use pathway with bicycle storage shown 0 Ground level parking inside residential building plinth 0 Retail, restaurant, or service ground floor w/ active frontage 0 Shared surface parking with special event or market capability 0 Independent restaurant operation accompanying outdoor patio 0 Shared shaded outdoor patio dining area along Cultural Trail 0 Example office or education facility with drop-off and shaded patio CONCEPT YIELD SUMMARY . - .. parkwv rm mine Ree4en0al (GFA) 420.CW ft' 350 (L' 1.25) Sp. Aetail Ground Floor (GFA) 9.Coo ft` 45 (@ 511k) Sp. _Rolm Pad 3itas (GFA) 11,000 fe _55 (C@ 50k) Sp - Institutional ! Office (GFA) 18,000 ft' 90 (CA, 50k) Sp. Total Development 458,000 fts 540 Sp. Surface Parking 194 Sp Garage (Plinth) 381 Sp. Total Parking Supply 575 Sp. Total Dwdhng Units 280 Housing Peak DWAc _ 34.0 Housing Parcel FAR 1.19 Not DU Size (NI.AiLM 9G0 to 1,200 ft` 2- to Med Hats Residential Moved Use Commercial montage Access Case+nent Tracts Open Space Reserves 8.27 Ac _ 52% 4-94 Ac 31 % 2.56 Ac 113% 0-85 Ac (heriaps with ANNe Apartments 92 Dwelling Units 123 Parking Spaces 70 Dwelling Units 6k Services (Retail) 98 Parking Spaces Independent Dining 111k Food/Beverage 11 k Shaded Patio 200' Vendor Curb F ARartments 48 Dwelling Units 61 Parking Spaces Apartments 70 Dwelling Units 3k Services (Retail) 99 Parking Spaces Z Institutional 1 Office 18k Floor Area 0— 5k Shaded Patio 1 k Atrium Lobby I FIG 4-6: MIXED USE AT LA QUINTA DR PROGRAM & FEATURES 518 60 'yy' i�I 1 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 senior or assisted living needs. This plan illustrates smaller multi -tenant buildings across most of the site. DEVELOPMENT OPPORTUNITY 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 intersection accesses a dedicated parked drive aisle encircling the residential use in the main sub -parcel. The southeast parcel "tab" is proposed as a small pocket park to be shared among both 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. N L�� E E 0 - �� v @ m a in - - c o d L ♦� �!: go _ 61 LA QUINTA 111 HIGHWAY CORRIDOR SPECIFIC PLAN ` - -" r -b i 016 2 40 wXl . c AD F «. �I-l?i —� 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 Residential (GFA) 120K to 144K fe 150 Ott 1.25) SP - -- _---- _ Fietwl Ground Floor (GFA) Retail (Food Trucks) WA) 9,000 fe 46 00 5d1k) Sp. Institutional! Office (GFA► � :1 ' Total Development 129;OW fO 195 Sp. T Residential Surface 160 Sp Commcroid Surfacc 15 Sp Total Parking Supply 205 Sp. Total Dwelling Units 120 Housing Peak DUIAc 24.0 Housing ('erael FAft 0.66 Not DU Size (NLAIDU) 9o0 fe Mostly 2-nad Felts Hmidential Mulhfamnty 5_U1 Ao /6% Commercial (Food Trucks) 0.78 Ac 1V16 Access Easement Tracts 0.77 Ac 12% Open 5 aoe Reserves Total Site Area 0.23 Ac c tierfaps w^n Above Total Site FAR Food Truck Pocket Park 9k Retail Equivalent 10k Green Common 45 Parking Spaces Aparbnents 100-120 Dwelling Units 160 Parking Spaces 2 Levels +,. � � � 3 • . `�� - r�� k, 1. FIG 4-7: HOUSING AT VISTA CORALINA LN PROGRAM & FEATURES 520 62 14. 4.7 MIXED USE AT VISTA CORALINA LN MR 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. N "a � t E 0 a a s c � o _ in c rn c t N 63 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN f� J CONCEPT FEATURES 0 Outdoor multi -tenant food and live entertainment venue 0 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) 144.000 fe 150 (n 1.25) Sp. Retail Ground Floor (GFA) n: ? fr' r [- Retail Pad Sites (GFA) 9.000 fts 45 (c : 511 k) Sp. Institutional / Office (GFA) r a _ .0 Total Development 153.000 fe 195 Sp. R_esidenbel Surface CorrmercFal Surface Total Parking Supply Total Dwelling Unft Housing Peak DWAc Housing Parcel FAR _ Net DU Size (NLAIE)UI Residential Multifamii Conxrwrcial Frontage Acxxess E&,.vrtvut Tracts Total Site Area Iota) Site FAH 154 Sp. 67 Sp. 221 Sp. 120 32-0 088 5+00 fe Mosry Mod Flats 3.75 AC 57% 2.03 Ac 31% 0.77 At: 12% �— tltHttltlttll__ _-- IIl11/ � � Food/Bev & Entertainment 9k Food & Beverage 24k Green Common 1 ` 67 Parking SpacesF-- FIG 4-8: MIXED USE AT VISTA CORALINA LN PROGRAM & FEATURES 522 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 1 Precedents > ACS ! Permits ! SCAG adjusted up or down based on the longterm goals presented in the 2019 Corridor Plan Vision. The table presents data organized into the following sections: > Parcel Size, Siting > Future Roadways > Context Synergy 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. 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. 65 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN Ill Highway Corridor Plan 0 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. 0 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. 523 FIG 4-9- YIELD SUMMARY FOR DEVELOPMENT SCENARIOS AND DEMAND FORECAST Building Gross Square Feet Low 5cena,ro Max Soerrar'o Curren! Demand 1,464,000 - 1.837,000 ' 107,000 194,000 190,262 Single Use Retail 1, - 68.000 Mixed Use Retail Acres rn,•,- 1;'B wo 0 1.423,000 82.000 81.025 150,000 - 250 00C is estimaied here Long 1200 GSFW and Lau Scenario May Saenarro 67.75 - 26.13 Land POrWri 22.31 - 18.70 ' 45-23 01 • 7.99 - 7.99 72% 72�- 9.49 - 9.49 E. 8 5% New Public Right -of -Way 3.55 - 3-55 3 2% Average FAR by Land Use Low Smnario Max Sceriaro M'y,'re3l FAR 0.50 - 0 47 0.11 - 0.08 - 0.72 0.24 - 0.24 0.36 - 0.60 owening unlcs , xeys Low Sceria M. Max Scenariu — Current Demand 1,000 1,600 633 Sir;pla li:@ U�I;S - bl;xatl Una ! �r•� 703 - 783 Low Income V. Low Income - Moderate Income 300 - 550 45G Average DU'Ac LOW Sce W* Max &vrlano 14 76 - 22.42 34.00 34.00 7.53 7.53 9-00 11.09 Average Unit Size (GSF:•Du) Low Scenario Max Scenario 75% 61.1�y 1,464 - 1.148 Mixed Use Units' - 524 66 11=019491WA • 525 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. 526 68 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 PEDESTRIAN 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. 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 • Regional Corridors: Represent the highly customized primary route of a pedestrian sidewalk/sidepath reconfiguration of Highway 111 to support multi -modal enhanced with local art and sculpture installations. transportation along with an iconic landscape. • Internal Pathway: Required thru-block pedestrian • Municipal Corridors: Municipal Corridors are ideal for links to ensure development permeability and access. access to other districts of La Quinta. They do not have a custom street section in this Specific Plan. INTERSECTIONS STRATEGY • 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. 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 =�Mm Regional Pathway (CV Link) muse••••• Neighborhood Pathway (Cultural Corridors ---- ----- Internal Pathway Intersections Regional Gateway 4-1 District Entry Gateway Q District Internal Gateway • Site/Project Entry Activated Circulation Facilitles �"X0\S City Designated Street Event Space City Designated Parking Event Space General Plan Circulation Classifications General Plan Circulation Classifications Major Arterial (6113) Highway 113 (60) Secondary Arterial (4LID) L=-= _� Study Area Boundary 69 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 527 geeley Dr FIG 5-1: CIRCULATION + MOBILITY FRAMEWORK CONCEPT Q --------I 0' 1 ' 2S0' 1000' lei Mi. 2000' 5:Idsn_ Walk 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. s 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 111 6D Corridor Secondary Arterial - 4D Corridor Collector 2D Corridor Private Collector - 20 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 iraeihty Optionali ----- Service Access Route Parking Access Route Neighborhood Access Route Roadway Intersections Q Highway 111 Signalised Intersection Q Arterial and Drive Signalized Intersection 0 District Roundabout ♦ District Four -Way Intersection 0 Private Roundabout ♦ Private Four -Way Intersection • • • Right -in / Right -out Development Pattern Future Re—odential Block Potential Residential Block ' Future Residential or Commercial Block Potential Residential or Commercial Block General Plan Circulation Classifications Major Arterial (60) Highway 111 (6D) Secondary Arterial (4UD) CV Link 71 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 529 seeley Dr m 1 \\ 1 30 �o II � I, \\ Highland Palms'Dr.4 — a r�1--- Caleo Bay in E E ¢ Blackhawk Way i ♦ Corporate.CentrelDr �• __"___---- • i 1 0 5 'O e: m N E c a w c � o Westward Ho Dr `��__ -�- ♦� it __�------ Highlway111 - --e-'- e �o U N U C t FIG 5-2: ROADWAY NETWORK OPTIMAL APPROACH CONCEPT ------- o i sso i000 J5jtMsn_► Walk 72 5.4 ROADWAY NETWORK ALTERNATIVE APPROACH LEGEND • Broad Rectilinear Blocks: New construction of This Specific Plan avoids 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 - 60 provides a framework adaptive to a Use ("4 or 5 over 1"), common for moderate price and �- Corridor Secondary Arterial - 40 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 - 20 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 0 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 ------0 Neighborhood Access Route shown where there is greatest potential for new or infill ROADWAY CONCEPT CONFORMANCE Roadway Intersections development. These types are mostly public rights -of -way, The following are guidelines which the City shall use to ® ® 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 Four -Way Intersection All are labeled as "Corridor" facilities to ensure they are O 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 I0111 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 Clrculatlon Ctasalficatlorw Major Arterial (6D) Highway lit (6D) Secondary Arterial (4UD) M��2111111 CV Unk C..—.-�] Study Area Boundary 73 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 531 gee%ey Dr FIG 5-3: ROADWAY NETWORK ALTERNATIVE APPROACH CONCEPT ------- o i sso i000 3�,M. z000' 5jVsn_Walk 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 533 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. 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. 534 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. R 1� , AN ICONIC & ACTIVE COMMUNITY 77 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 535 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". 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. momila4m M - /////, 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." 0911111 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 A 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 H to Z CO) LL Q J W H . MLLI Q + + N r W r > ■o 2 O _ 2 � • OM Q 2 O W ~ Z O i- f + I I L% ■ PORTION OF ROADWAY SECTION (Includes right-of-way and landscape setback) 536 78 5.8 CORRIDOR HIGHWAY 111 - 6D I HIGHWAY 111 (PRIOR SR 111) STREETSCAPE VISION Highway 111 will be reconfigured as more pedestrian -friendly, while supporting bicyclists, transit, and automotive use. Visibility to vibrant retail and community activity through desert landscapes will make this the "Iconic Arterial" of La Quinta. t IDENTITY & ROLE y • Regional connection between Coachella Valley communities and La Quinta 0 -' • Iconic arterial that signals arrival into La Quinta's commercial core • Backbone connection for commercial centers that provides platform for economic growth • Provides safe, accessible, and convenient access to residents and visitors. r.. 7 . * "" FIG 5-4: HIGHWAY 111 STREETSCAPE ILLUSTRATIVE CONCEPT 79 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 537 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. :t mac. 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 ©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 OLandscaping 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. In aWtt M 0' 10' 20' 40' 80' 160' 1 Min. Walk 538 80 ! � 1 P A, 0� _. VARIES VARIES VARIES min 4 1 11 ! 8 to 1 1J its i DRIVE THRU LANDSCAPE to", LANE StkE LANE 7PAVLL LANE TL:r,:LL -A-14E -;:-'(EL LAN IW �Z �J 1= IU . as �,.. . � ...,•�• I G +v 111 iSLAND TRA4L L LANE LANDSCAPE 11 10 TRAVELLANE TRAVELLANE 10 I 4 8 I VARIES 1U VARIES TRAVELLANE BLW ER HIRE LJWE LANDSCAPE AL • LANDSCAPE 5.9 CORRIDOR SECONDARY ARTERIAL- 4D DUNE PALMS RD. STREETSCAPE VISION y ° C IDENTITY & ROLE Dune Palms is an arterial connecting E Q E a ° • One of two significant north -south connections across d Highway 111 between major Washington St and residents of the 111 Corridor to 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 S • Provides convenient access to major warehouse stores Highway 111 shade a more lush public realm. south of and mixed -use opportunity site 3 • Maintaining two north -south lanes emphasizes vehicular role of street relative to Adams St. T 7"IMF - t FIG 5-6: DUNE PALMS RD. STREETSCAPE ILLUSTRATIVE CONCEPT a 83 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 541 LANDSCAPE CHARACTER CORRIDOR DESIGN FEATURES • Preference visual and sound buffering between traffic O Visual treatment at Corporate Center Dr connection lanes, pedestrians, and residential uses to increase awareness of street crossings • Emphasizing pedestrian comfort measures such as © Southbound bike lane complements shared path on shading through urban forestry, parkways and multi- east side, anticipating access to CV Link use paths © Landscaped medians introduce visual cues • Desert appropriate landscape palette that preferences approaching Highway 111 a native palette and introduces some non-native drought tolerant ornamentals O Using a maximum 11-foot dimension for travel lanes encourages calmer driving speeds • Denser and more regular tree spacing in formal "boulevard" -like landscape approach with a cohesive aesthetic. © 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. Q<1 Mtn. Nra& 542 84 i Q wl r 14 8 10 V �. LANDSCAPE SIDEWALK BIKE LANE T RAVLL LANE TRAVEL LANE LANDS PE TURN LEFT LANE f � -1 10 TRAVELLANE 11 1 6 TRAVELLANE "A 11 LANDSCAPE 5.10 CORRIDOR SECONDARY ARTERIAL - 2D I ADAMS ST. STREETSCAPE VISION Adams St. north of Highway 111 will be redesigned to better emphasize pedestrian safety and urban character in a slower speed setting, while maintaining the throughput needed for surrounding commercial activity and future event access. in Q V! E y E a a d C� 0 � c o _ . L y . 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 users may be selected based on the outcomes of the feasibility study. As. - _ - _16 � AFAIN& FIG 5-8- ADAMS ST. STREETSCAPE ILLUSTRATIVE CONCEPT ►►►1 id C IDENTITY & ROLE y • The second of two significant north -south connections 6 across Highway 111 between major Washington St and m 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. 4&i= ftl: 87 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 545 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. I'111L111111 ro.- 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 A © 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. <1 Mtn. 1Ya& 546 88 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 547 �ls � pr i M� 4 8 4 12 12 = 8 VAR 10 VAR 106 34 A 40SCAPE BIKE p TRAVEL LANDSCAPE TRAVEL cra p BIKE LANDSCAPE 1AULT1 USE LANDSCAPE LANE —" i LANE MEDIAN LANE LANE PAIN 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. t!) y t E • c � t I y Ir 16 FIG 5-10- LA QUINTA DR. STREETSCAPE ILLUSTRATIVE CONCEPT IDENTITY & ROLE o • La Quinta Dr is one of four smaller collector streets cd 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 549 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. <1 Mtn. Nra& 550 92 Prior Condition: Surface parking drive aisle running along in -line retail frontage. I 0" G" � , 1 n. • F t.,f ` 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 551 6 I 8 I 8 SCAPE FLEX ZONE BIKE LANE TRAVELLANE r '-�1i1M A A, 12 LANDSCAPE MEDIAN i ^I Shop� • n.i 11 8 8 6 10 10 TRAVEL LANE HIKE LANE FLEX ZONE TREE MUL71 USE F LANDSCAPE WELL PATH 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. IDENTITY & ROLE 0 • Corporate Centre Dr will serve as the primary east- y west connection within the commercial and mixed use =' centers north of Highway 111. • 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. k FIG 5-12- CORPORATE CENTER DR. STREETSCAPE ILLUSTRATIVE CONCEPT --- o.. lo. 4. 8. % M! Walk 95 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 553 21% i 7 o/ FIG 5-13: CORPORATE CENTER DR. RECOMMENDED TYPICAL SECTION 4 7 0/ 21% all~ 23% 0 0, 1 T 5, 10 20 554 96 5.13 CORRIDOR PRIVATE PARKED DRIVE - 2UD I SIMON DR. STREETSCAPE VISION N a IDENTITY & ROLE 0 • Private connections like Simon Dr extend from public Some privately maintained entry Q a = collectors into commercial centers drives support the transition from Highway 111 to quieter retail and • r-• 0 • These private connections will support parking activity with reduced speeds mixed use settings while serving as C --- ._., an opportunity for a high degree of c _ _� — M • Sidewalks will be continued from the public streets active streetscape uses lined with S ..i through these private connections to enhance access short term head -in customer parking. o • Landscaping will be provided to enhance the visual 3 -- appeal of these connections and cool the environment. / /I FIG 5-14: SIMON DR. STREETSCAPE ILLUSTRATIVE CONCEPT ----- O 0. 10. 44' 80' •;� M'Ik 97 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 555 40% FIG 5-15: SIMON DR. RECOMMENDED TYPICAL SECTION O 0' 1' 3' S' 10' 20' 556 98 5.14 CORRIDOR PRIVATE ACCESS STREET - 2UD I FRONTAGE DRIVE STREETSCAPE VISION Private streets may be small scale streetscapes that serve as a low -speed access between new development and facing surface parking areas. They serve to buffer between parking areas and active ground floor and sidewalk use. C IDENTITY & ROLE E E ° • Some private streets will remain primarily for the Qa y purpose of parking lot access • • These private streets will be enhanced from their • current states with connecting sidewalks and N • p- landscaping rn —+ • Travel lanes will be wider to ease circulation and t F turning movements without adding lanes N 19 3 • Consistent wayfinding and signage at pedestrian scale will support a shared parking strategy. FIG 5-16: FRONTAGE DRIVE STREETSCAPE ILLUSTRATIVE CONCEPT 99 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 557 40% 40% r IT Fun wE oe nCP%"T t STORIES r: FIG 5-17: FRONTAGE DRIVE RECOMMENDED TYPICAL SECTION 1. k L O0' 1' 3' 5' 10' 20' 558 100 �. L * �� • r _ `-'1_l A," r 1 -.MOO' 559 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. 560 102 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 (gyp Major & Minor Project Entry Landscape Q District Gateway Landscape r ; Regional Gateway Landscape *_C* Multimodal Corridors Green Corridors 4—# District Condors w/ Urban Cooling & Greening E111111111111# Neighborhood Corridor w/ Urban Cooling & Greening +----it Private Drive or Street w/ Urban Cooling & Greening Pedestrian Corridors CV Link nessssss La Quinta Cultural Trail ® Active Public Pedestrian Area Active Private Pedestrian Area Internal Pedestrian Pathway --- Internal Roadway Unkage .= '1 Study Area Boundary 103 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 561 $ee\ey Dt FIG 6-1: LANDSCAPE + OPEN SPACE FRAMEWORK CONCEPT Q --------I 0' 1 ' 2S0' 1000' lei Mi. 2000' 56Idsn_ Walk 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 V Open Space Node iShown w/ Open Space) Pocket Park Recommended at Open Space Node Open Space Priority Area Corridors by Functional Emphasis 0000 Desert Image (Muttirmodal) Corridor wry Residential Edge (Green) Corridor ....�,. Pedestrian Shade (Green) Corridor - Public • • Pedestrian Shade (Green) Corridor - Public or Private pedestrian Cortidors Regional Pathway fCV Linki �unnnur� CV Link Segment w/ Landscape Enhancement rnmu■ La Quinta Cultural Corridor/Trail •-------- Pedestrian Shared -Use Path Circulation Framework Study Area Boundary 105 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 563 $eelev Dr fp FIG 6-2: OPEN SPACE & CORRIDORS APPROACH CONCEPT ------- 0' 1 ' 2S0' 1000' lei Mi. 2000' 5�Mt'_ Walk 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 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 I 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 565 NEIGHRBORHOOD CORRIDORS: PEDESTRIAN SHADING EMPHASIS 17, 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: PEDESTRIAN SHADING EMPHASIS 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: INTERNAL PEDESTRIAN SHARED -USE PATHS 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) 566 108 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 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 567 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 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. 568 110 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- 0 Access Point e Visual Access Point ....... Cultural Trail Primary Path Cultural Trail Nodes ® Landmark Installation & Shade Refuge l� Pavilion Installation & Shade Refuge 0 interactive Installation & Shade Refuge e Interpretive Installation Sculpture Garden Space Active Mobility Support Reeommendatlon 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 Study Area Boundary 111 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 569 Highland Palms Dr---_-- seeley t)r Caleo Bay L- I FIG 6-3: CULTURAL TRAIL APPROACH CONCEPT Blackhawk Way Westward Ho Dr ♦♦`: -\ \ Corporate Centre Dr Auto Centre Dr J o i sso i000 3�,MI. s000 5rtMtn-Walk 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 571 Shade/Shelter Functionality • • • 0, 000 • • i 4 1i Role for installation to pruvkle shade. enc kwme from elements beSC ues the overatl We and vrsibriity or the arAVOrk, and, therefore its prtxnjnar" 0 r Scale & Detail onntr,n l egmtlay is rustancr at wnrrn most dorms and owww form rue unrurrsrow Total Frnironminnt (Mi*kScate) * * * * Holistic work of landscape architecture, netatled and extensive DI-Arict Scake (1000' I eKjih&y) • • • • • • l bilge buikfing sited pawliumi rxcupialrlr intwlcxrpmm;� Block Scale (2W Legibility) ------ • • • _ � � � • • • • • - �) - ' ' _ — -- Large artwork. 20' to 40' tall _legible across Highway 111 -Group Scale (1W Legibility) • • — --- • • - • •0000 _ Mid -sued artwork, v to_2t)' tan, legible -to appro_actung pedestrians Ifuman Scale (5' Legibiity) 0 • • ,.-) 11111#rr6 5m81114nstallation. up to 10' tail or wide best viewed up-ck»e Illumination Intemal 1 Integral Ilkuminabon Cxtemal I Ground Illumination Pedesinan Light Ground Condition Cullom Landscape Plan Custom PawV Pad Standard Paving Pad (CANN-relt- RHI-4: Pathway Condition Pathway Network ktte."ed Pathway Fnhmiced Pathway standard or kxistuig Sidewalk Ali orW-s and rnerr amnrk ee vistotc at n+cfnr and tr►e revs of investment and customrzabon mdr vary. Some may include tight as part of the arfi►ork 0000 • • • • • • • • • _ • •— 0 Installation incorporates lighting from within or int�e ral to design _ 000 • • • 000 • 000 • • • ) Illuminated mom custom rgftang surrounding or under artwork 000 • • • • • • • Relies on natural daylight or surrounding pedestrian lignmg ScNIw advwYk is sunpty an 4rtse�t' KNu rIK S7/4Y't tirrKisGlITfNJ nYlua,ug rur y a cu;:ctr di support Others may be surrounded by custom landscape moddreatoons ----------- - - ••• • •••• •�'� ••• 0 0 0 0 0 o o o - 1hi o Surrounded by a customed work of landscape architecture Set upon a custom off -pathway paving design tot pedestrians Accessed and surrounded by standard spec sidewalk pad swe& rorw:rrle base. pistth tx prmf stipprxting the milworlt Adaptations of the Cultural Trail Main Route include changes in directw. idening, or side brancnes to access or we the tnstalded artwork. some wrli emoedd in the pathway user/. ®®®� • • # intrudes mumw interconnected paths, traits, and areas •_• • ._) • • • • 000 • • •_ • • ._) Artowom surrounds or integrated with Main Route or sioepaths • • ) (1 000 • • • • • • 1(7 Sinipk± sit"wth cx widening of side+ .Ak at hlstall:ation • • • • No additions or enhancement of Cultural Trail path '? i�'. ��i �1 Kecurnrnended � � � Pretprrr`ri � � �� Nvt Yrelenetl � � � (�j Unsudable FIG 6-4: CULTURAL TRAIL NODE & INSTALLATION DESIGN GUIDELINES 572 114 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 Nixed Use at La Qukft Dr Residential Population Ground Floor Retail rrontage Retail-servKes Fmnlage Retain Revaurants Commercial Out Parcel creatrve Retail !Acdir.il O firc of Fdin allonal Nllxed Use at Duna Pabno Rd Residential Population Ground Floor Retail Frontage Retail Se(VKes Frontage Retail-Rrstaufants Nousfnp at Vista Coralina Ln Residential Population Commercial Out Parcel outdoor Retail Restaurant Outdoor Nuffurmancv 689 689 Paople 6f:-1 Gfai 40,543 40,543 ! dM1},n M1}dx 28,380 28,380 57,918 57,918 boll) 000 fIN 225 225 158 158 197 197 4,500 4,500 5gFl 2,333 2.333 1,633 -1,633 - 2,042 2,042 11000 11,000 SqFt 550 550 386 386 481 481 18 t)00 18.000 sort 13,5M 13,500 9,460 9,450 11,813 11,813 226 206 P-Oe 17.375 17.375 12,163 12,163 4822 24,022 2,000 3,000 sgFt 100 150 70 106_ 86 131 2,000 3,000 Sarl 1,037 1,556 726 1,089 907 1,361 246 295 People 14,480 17.375 10,136 12,163 20,625 24,922 4,500 4,500 ScF1 2,333 2,333 1,633 _ _1,633 _ 2,042 2,042 4,500 4.500 SG`r 900 900 630 630 788 788 Nodw, 1 All flow estimate figures are In gallons per flay, tnmty flows for existing dev". ".nt or other sees in the Study Area .are not ".Itxw in tots tame 115 LA QUINTA 1 111 HIGHWAY CORRIDOR SPECIFIC PLAN 573 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 Water. The use of recycled 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. 574 116 dEPMAShOb� IMPLEMENTATION + ACTION PLAN • J ADMINISTRATION + IMPLEMENTATION ACTION PLAN 7ADMINISTRATION + IMPLEMENTATION Z I 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 578 120 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 579 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. 580 122 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. 581 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. 582 124 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 583 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 584 126 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 585 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. 586 128 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 587 588 130 ACTION PLAN p Nil il 11rur. I 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 right time. 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 590 132 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 591 CITY INITIATIVES & CITY -LED DEVELOPMENT M�PAIM PHASE3(2WG-20 q PHASE4(2o35.20"1 PHASE 5[2W-20KJ PHASE 0t2a5.2009] jub m iNfnAnves S I :flll:t. sJ!.14: :a•SUx•�/. -- Washington a Adam Soulh I Sol-TWm and Cornmrclai Frontage iZetad at A410 Lenbe Dr Li,ev�pc. 0ItioNln6Cttz"I at Auto Centre G 1c r;xe .0ffili Moth at Ntmu Centre Or cam..••=Xr. J Dune Palms & Jeflerson Nodh I Dune Palms Parcel �. Rvt Ct , S uuiroes P. . W." Retail at HQ!May ' t 1 _ 08pgr+60■Mktcr r t MJtdemly wl Umted GrouM Floor Ademe a Dupe Palm No1M 1' 15 Acre Demonetation Site RQrd d. VV91 F'af�etza�wn Z UtdR 2Rv Entettanrt erd Onerded Retad at Hsgrway 111 043i.: SDww ynw4 Mwitamty at Rear / CV Lwdr D"r a Awektpr xnt Mjbkmily at Frond wA Utnded Ground Floor Ret Ose�, a ae.sAoprn■ot I _ORrxnnsarrnorel M Hghway t11 _ „a D&^Wcpffw ��_—Ji • Dune Palms It Je%nOn Sough I Resodence Inn Parcel ,,,,r, Rght of oval Parce4zawr & Mimes p(Aft vm Ettenswunent OnenWa Relad st Htptway 111 poor a AwaAPxt nr wAter My at Ram / VNrs comorm VW t vjW a D-vk -W FIG 8-1: ACTION PLAN TIMELINE: CITY INITIATIVES & CITY -LED DEVELOPMENT 592 134 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 593 PUBLIC WORKS & PRIVATE DEVELOPMENT Roadway a Strodmpe Projects XMW.SF Ni PHASE llf 2Q]0.2034j PHASE 4 (2035 - 20U91 PHASE s (2040. 20"] PHASE s 12045 - 20491 D" Palms Rd (Sexndavy Arenai; P&"C IAbM ! a Ounta Or (Collector) Pubic Woks Corporate Cenler Or g)Wr ct Orr•'e1 Pidlc Nbks Auto Centre Dr I Avenue 47 ('Orstnct Drive) P&1W Kbke 7 Hj" 111 (AWtimodelComdor) fiaCWyka on Aderm St (secorday AAenen P►WC W� Corporate Cerder Or roetnel Pnvate Drsvel Pibic WC As Landscape i3 Open Space Projects Regoral Ga!ewa,Is Lary anoeirient Rolle orN Pocket Park at Line Palrns Piife VA rke Pocket Park at La ajrnta Dr P,6W Obb OkOh" Trait & CV Citric CV Link - l 6�y 111 Cornow Segrnenl iaibw Worke �© I Culturm Trait - Phose 1 Prate M*b ks Cto" Trail - Phirse 2 Pit* 10100" ISa1:1�9_4-�t�•li:i►7_\t�•ial�t•]�:.I��'1■ • .__t •, :-_ — Washington 3 Adams South I Retail InflU ' Washington & Adams North I Ls Coolie Sites Retail in Horu:ontX 1A:rc-0 Use Oeve� re+ Oflae in Honzontal Weed Use Owar_re Washington i Adams South I Movie Theater InAM mac- - Regwed Open Space Qr kow Residerttai Protect wth Reta:. Cornponerz - i7rretgper i Adams & Dune Palms South I Old Sam's Club Parking Lot Requ-'ed Open Space C*.ektpar Multdamry Resderk,ai Mill oftw per Washington & Adams North I Kohls' and Surrounding Parcels RWed OVenoe D-OkVr (Pr Oe nHirz r131 Y.ed' _ Deverooe Reta: ._ . _ . _ -- Du.eroow M./Idamly Rriderdj� it, l+azoKe M-xto:)W Hotel Site FIG 8-2: ACTION PLAN TIMELINE: PUBLIC WORKS & FORECASTED PRIVATE DEVELOPMENT 594 136 � M A I^ l i, _ WAN PART APPENDICES + CODE • 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) Market Demand Analysis 597 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 11 598 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 12 599 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 13 600 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 14 601 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 15 602 • 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 16 603 Figure 2: Households by Adjusted Income, 2018 0 -0 80.0% 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 (O a v 20.0%Co o o � oo � LO � 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 17 604 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 18 605 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 19 606 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 110 607 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 111 608 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 112 609 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 00 r-- o 0 2.0% v o 0 0 � 1.0% co 0.0% a �$ �C; \Ci Paz ��° `05 _`o Ge5 �°o G°5 �Go e�� °- me ea c� �c 5 �� a J �eot ale �\ge e��\ em�� J ��°c �`c�e \�5��ge P�5`y� o�S�tJ m�e 4t o° °� Q' Q- \ r 4r �Q °ate\ O m�Ge � ate`°� �t'a� Q�� at � o� Pie Q°God 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 0 0 N N 0 o 0 O O O O O O O oG J`\�oo��\��``�`�oeK`e�5 5 �a 4tQ inter Go�.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 113 610 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 114 611 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 115 612 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 116 613 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 117 614 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 118 615 • 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 119 616 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 i (805) 595 1345 i lisawiseconsulting.com 120 617 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 121 618 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 122 619 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 123 620 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 124 621 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 125 622 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 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 126 623 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 Source: City of La Quinta, 2022. Figure 8: La Quinta Transient Occupancy Tax by Source $14.0 c,� $12.0 c 0 $10.0 $7.6 $12.0 ' : 1 `n N e» cfr N 60� • .1 N 0 61-> 0 v rn • , L6 $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 127 624 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 128 625 Table 33: La Quinta Mid -Tier Hotel Trends Assumption/Est! mate 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 129 626 Figure 9: Taxable Sales per Household, 2015 to 2018 $60,000 $50,000 $53,405 $45,758 $40,000 L o $30,000 0 c $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 �O ,�0 �O tiN 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 i (805) 595 1345 i lisawiseconsulting.com 130 627 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 131 628 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 .111116 - 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 $325 per square foot of retail space, then each new visitor to La Quinta would generate demand for 0.62 square feet of retail (Table 38). 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 132 629 Table 37: Estimated Net New Visitors to La Quinta 2022 to 2045 2015 Greater Palm Springs Visitors 12,900,000 2019 Greater Palm Springs Visitors 14,100,000 Annual Average Growth 300,000 Projected Greater Palm Springs Visitors 2022-2045 6,900,000 La Quinta Share of Hotels 6.4% La Quinta Visitors 441,600 Table 38: Retail per sf. Visitor Estimate Visitor Spending 2021 ($ 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 133 630 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 134 631 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 135 632 I W W 0 , 191 PASO Development Code 633 J L. S. CONGLETON & ASSOCIATES HIGHWAY Ill CORRIDOR DEVELOPMENT IMPLEMENTATION STRATEGY STUDY P-651 GHD & CITY OF LA QUINTA October 25, 2022 634 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; 635 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 25 636 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 25 637 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 25 638 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 25 639 L, S. Congleton & Associates Page 6 of 25 640 Washington Park 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 25 642 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 25 643 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 25 644 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 25 645 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 25 646 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 25 647 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 25 648 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 25 649 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 Spaces Milk Apartments 69 Dwelling Unks 5.2k Services 99 Parking Spaces Independent Dinina 11k Food/Beverage 11 k Shaded Patio 200' Vendor Curb WN.01 , •. �" a *04 s . •' Via..- •'�•. •• • sAgartment 46 Dwelling Apartments 71 Dwelling Units i 3.8k Services 100 Parking Spaces • s • I 'MA lt�' Institutional ! Office 30k Floor Area 5k Shaded Patio - 1 k Atrium Lobby r;;4 1 j Page 16 of 25 650 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 25 651 L, S. Congleton & Associates LA QUINTA SFD RENOVATED OLDER HOMES AT LOW -END PRICING —NEAR MOUNTAINS AND HIKING AND BIKING AREAS goo $424,900, 1,282 SF, 3B28 $447,950, 1,309 SF, 3B2B $499,000, 1,282 SF, 382B 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 25 652 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 1 V o°x 10'-8" CAFE GATHERING 11'-/"x 12 11 ROOM 16'-4" x 17'-4" BA 31 ENTRY li :K I ' � I ----- '� o KITCHEN © xc i�F SPRcf F 2 CAR GARAGE FOYER ii 21'-4"x 19'-11" " FLEX 12'-4"x 1.1 PORCH ------------------- Page 19 of 25 653 L, S. Congleton & Associates Sevilla by Pulte, Visionary Floorplan, Level Two BATH 4 WIC OWNER'S BATH © ° OWNER'S SUITE SUITE 14'-6" x 1 7'-4" 12'-9" x 12'-1" WIC ur, LAlII D _JL__J LAUN UST SINKK� piifl BATH 2 a) Q BEDROOM 4 BEDROOM 3 11'-11"x 10'-6" 11'-11°x 12'-0" BEDROOM 2 12'-4"x 12'-0" L------------- L _J 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 25 654 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 25 655 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 25 656 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 25 657 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 25 658 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 25 659 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 ..1 �� qp �, j. degt .� tt%'1,'m�) , '4 13-- af. AN if4m i — ;`t II'Ib� 1�'! , r'�rM1174' ��,'�• CJ a IN �t At Ir se go vv oil' Roo. oil Menino 1 t r , i u ❑ c1� . W3 �.4 ' IZ sib O t .. 1.'j -t•.i '+ iw 4R Ali, �, �• ' ?� ,.'�vw ,�1t'a�'_•�`! � ��'� ter_ �• y + t t ! �:: q� �. �Rili v Ji rtR # w A,.. � g�O-ilir 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 663 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 664 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.). 665 • 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 CRegional 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 i • 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 L: • 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. 667 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) e ORDINANCE NO. XXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING A ZONE CHANGE TO AMEND THE ZONING MAP TO MODIFY THE REGIONAL COMMERCIAL, COMMERCIAL PARK AND COMMUNITY COMMERCIAL ZONES TO A NEWLY ESTABLISHED HIGHWAY 111 MIXED USE ZONE, AND A ZONING ORDINANCE AMENDMENT TO ADD CHAPTER 9.105 TO THE MUNICIPAL CODE FOR THE HIGHWAY 111 CORRIDOR AREA TO FACILITATE THE HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE CASE NUMBER: ZONE CHANGE 2024-0002 ZONING ORDINANCE AMENDMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE APPLICANT: CITY OF LA QUINTA WHEREAS, the City Council of the City of La Quinta, California, did, on November 18, 2025, hold a duly noticed Public Hearing to consider a request by the City of La Quinta for approval of a Zone Change and Zoning Ordinance Amendment for 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 October 29, 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 Planning Commission of the City of La Quinta, California, did, on October 14, 2025, hold a duly noticed Public Hearing and recommended City Council approval of the Environmental Assessment (Planning Commission Resolution 2025- 010), Specific Plan, Zone Change and Zoning Ordinance Amendment (Planning Commission Resolution 2025-011); 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 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 670 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 newly established Highway 111 Mixed Use zone, removes the Mixed-Use Overlay and Affordable Housing Overlay, and implements an Auto Oriented Development Overlay and Active Frontage Overlay to better facilitate mixed use, walkability and housing options; and 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, the City Council 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 B]: 1. Zone Change 2024-0002 is consistent with the goals, objectives, and policies of the General Plan, as described above. 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 671 ORDINANCE NO. XXX 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: PAGE: 2 of 6 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. 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 Zone Change 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 Zone Change 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 Zone Change 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 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 672 ORDINANCE NO. XXX 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: PAGE: 3 of 6 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 Development 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, City Council did make the following mandatory findings pursuant to Section 9.220.020 of the La Quinta Municipal Code to justify approval of said Zoning Ordinance Amendment [Exhibit C]: 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, the City Council of the City of La Quinta does ordain as follows: SECTION 1. FINDINGS AND APPROVAL: That the above recitations are true and constitute the Findings of the City Council in this case, and that the City Council hereby approves and incorporates herein by this reference Zone Change 2024-0002 and Zoning Ordinance Amendment 2024-0002 by the adoption of this Ordinance. SECTION 2. That the City Council has determined that 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. EFFECTIVE DATE: This Ordinance shall be in full force and effect thirty (30) days after its adoption. SECTION 4. POSTING: The City Clerk shall, within 15 days after passage of this Ordinance, cause it to be posted in at least three public places designated by resolution 673 ORDINANCE NO. XXX 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: PAGE: 4 of 6 ________________________ LINDA EVANS, Mayor City of La Quinta, California 674 ORDINANCE NO. XXX 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: PAGE: 5 of 6 of the City Council, shall certify to the adoption and posting of this Ordinance, and shall cause this Ordinance and its certification, together with proof of posting to be entered into the permanent record of Ordinances of the City of La Quinta. SECTION 5. CORRECTIVE AMENDMENTS: The City Council does hereby grant the City Clerk the ability to make minor amendments and corrections of typographical or clerical errors to “Exhibit C” to ensure consistency of all approved text amendments prior to the publication in the La Quinta Municipal Code. SECTION 6. SEVERABILITY: If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each and every section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more section, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared unconstitutional. PASSED, APPROVED and ADOPTED, at a regular meeting of the La Quinta City Council held on November 18, 2025, by the following vote: AYES: NOES: ABSENT: ABSTAIN: _________________________ MONIKA RADEVA, City Clerk City of La Quinta, California APPROVED AS TO FORM: ___________________________ WILLIAM H. IHRKE, City Attorney City of La Quinta, California 675 ORDINANCE NO. XXX 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: PAGE: 6 of 6 ATTEST: I 00; a too glw W W, EL .0 W vig qr Jr. gig ,64 ;-T 46 AlU I RVAJNO it v jr , ems, OdL qwlw 4w4lL w R. 4w 40.4ft 40. AB— A -1 1 4 JP4 If Lz to A lw -W 4w ol Ir IP Home Depot ` I I I I I I I I I II s � IO 64, Lo '•z ONFA x •trio cs � !,9 PCMq ILE-ak S DR RESIDENTIAL DISTRICT RM Medium Density Residential NONRESIDENTIAL DISTRICTS CR Regional Commercial CC Community Commercial CP Commercial Park MW MC Major Community Facilities SPECIAL PURPOSE DISTRICTS OS Open Space FP Floodplain OVERLAYS Mixed -Use Overlay Affordable Housing Overlay Hillside Conservation Overlay 7 Hwy 111 Specific Plan Boundary City Limits LAURIE CT 9gYe FRRV LN VICTORIA DR 'RkEFIELD C1R D UL Ct DAL &fAR DESCANSO LN ASHLEY PL 01;SLRS STREAM OR PASEO DEL REY SLACKHAWK WAY N I a ROSE DAWN SHADOW 'rRL RANCHO LA QUINTA OR I D I Z I E F I M z T I z N U 4 I DR m ".100,NZ( I Z—————————-WE-STWAROMOOR — — —— — — — 0 01 w ciFST� OR r 1 N I � �y I N 48TH AVE A I I 0 500 1,000 1 RANCHO LA QU1N7-,4 Feet 1 677 DRScale 1:12.000 1 z r0 Bq ye�� 0 U) A RY LN O VICTORIA DR p z z DESERT STREAM DR p z 00 U U v �C'/ HALF MOON BPS OR O �'p 'i� SIERRA VISTA m 1-WAIIIIIIIIIIIII1111/ `Op • �. _ . ' `.` �9�FT ��F/i'�� PASEO DEL REY Our /FAO ��`• p/'Q CARMEL VALLEY AVE ► .� BLACKHAWK WAY WESTWARD HO DR CLARKE CT .' z LU U J z J z W 0 of J o �• of O _ ' s/gyp• • �� `- `- `' �� Z R m �~ -�• o CENTRE r _ .r s c2 � '�° < �� ■ "ALMS DR DULCEpEC MAR Q ■E W >U I U J z W U O J LL Q 1 0SBLVD 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 Ir I 0 500 1 000 Feet Scale: 1:12,000 Title 9: Zonin Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.010 Introduction.........................................................................................1 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards .............................. 5 9.105.030 Supplemental Standards.................................................................. 23 9.105.040 Permits and Procedures................................................................... 45 9.105.050 Definitions..........................................................................................51 May 2025 Draft I City of La Quinta I Section 9.105, Page i 679 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 1 680 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 681 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 3 682 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 683 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 5 684 Chapter 9.105: Highway I I I Development Code Figure 9.105.020-1: Highway 111 Specific Plan Area Zones ta�� rwwnw ILL.0 S.-Cm A / _ H"3y II' Mixed Ube Zorie (HMU) MC Map, Commonly Fao+me$ _ OS Open Spam _ FPFioodpam H4Krwsv III Swific Plan Boundary B. Applicability. o Sba 1,b00 -Few Yr • •] 000 1. These requirements are applied in combination with other applicable standards in Title 9 (Zoning) as further described in Section 9.105.01 O.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 685 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 3-2 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 EnAF 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 7 686 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 687 Title 9: Zonin Figure 9.105-020-3: AOD Overlay rwow Ir _ FIowi&P 111 MIXed use Lone (HMU) FWVY 111 I00 ov*" / _ MG MOP' C.OffMIM FwIlbee 1. _.l Hot av 111 Soectc clan NDl lay, _ VS VOer Space _ F F- F OO*Wa 0 ao I.W pir bW 112wa 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 9 688 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 689 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 11 690 Chapter 9.105: Highway I I I Development Code Figure 9.105.020-4: Building Placement - -................. ---- ---�- i II i it it II 1 I i II i I 1 1 11. 1 I I I I I I I i - _._._.—._ .................. STREET (FRONT) AAK Max. KEY - • - • - - - Property Line Bulldm4 d4 — - - - - - Building Setback Line Curb Line Building Setbacks' 0 W U) rn Mn. 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 ftm 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 directly 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 691 Title 9: Zonin Figure 9.105.020-5: Building Form KEY ... • - Property Line CurbLhre 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 13 692 Chapter 9.105: Highway I I I Development Code F Standard Figure 9.105.020-6: Parking Placement STREET(FRONT) KEY - • — • — -- property Line parking Area BulWing Setback Line Frontage Area Curb Line Curb Line HMU Zone W w 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 0 Street Side Setback n/a 15 ft minimum Curb Cuts Width, maximum n/a 24 ft 10 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. 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 693 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 15 694 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 695 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 17 696 Chapter 9.105: Highway I I I Development Code Land Use IHMU Zone IAOD Overlay 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 P P Research and development P P 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 697 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 19 698 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 699 Title 9: Zonin Figure 9.105.020-7: Block Length Measurement fear Lane Pasco - a i lu - 77TT-�IFF777I- _J I , X, X, X,+ X, = Block length d. Block Front. i. 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 21 700 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 701 Title 9: Zonin THIS PAGE INTENTIONALLY LEFT BLANK May 2025 Draft I City of La Quinta I Section 9.105.020, Page 23 702 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 23 703 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 704 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(H) (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 25 705 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 706 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 27 707 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 708 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 29 709 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 710 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 Q 1 Street Plan 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. 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 31 711 Chapter 9.1 OS: Highway I I I Development Code Dooryord. 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. 0 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 712 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 Section Description 0 Pian 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 33 713 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 Plan 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 714 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: Section Description Figure 9.105.030-5: Porch 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. 10 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 35 715 Chapter 9.105: Highway I I I Development Code f. Shopfront. Shopfront frontages with dimensions as indicated in Table 9.105.030-8, and as illustrated in Figure 9.105.030-6: Section Description Figure 9.105.030-6: Shopfront O © Street - Plan 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 716 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 .. Sectron 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. O 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 37 717 Chapter 9.1 OS: 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 i ® Fol ral 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. Q Section 9.105.030, Page 38 1 City of La Quinta 1 May 2025 Draft 718 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 39 719 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 720 Title 9: Zonin b. 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 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 41 721 Chapter 9.105: 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: Figure 9.105.030-11: Park If L L 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 722 Title 9: Zonin d. 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 J l l 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 43 723 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 724 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 45 725 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 726 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 47 727 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 I City of La Quinta I May 2025 Draft 728 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 49 729 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 730 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 51 731 Chapter 9.105: Highway I I I Development Code Figure 9.105.050-1: Frontage Area Occupancy Fr;peej Line + t F I W I Oc N UmL Rant • I : " Seteck i Euidn3'5J* 1"" � � ' I 15n �:rc-r j SC:e:ic r _ I 0 XI IAIX St• et de -d nc4 Ur =t'ret de-�'-tr.. STREETJFRONT) pur,-rt KEG -eq x "e—eit - xY WWryF—W.V" rr".9'4—D—wbdFy W H rq f r-♦og. 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 732 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 53 733 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 I City of La Quinta I May 2025 Draft 734 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 55 735 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 736 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 57 737 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 738 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LA QUINTA ) I, MONIKA RADEVA, City Clerk of the City of La Quinta, California, do hereby certify the foregoing to be a full, true, and correct copy of Ordinance No. (enter number) which was introduced at a regular meeting on the (date) day of (month), (year), and was adopted at a regular meeting held on the (date) day of (month), (year), not being less than 5 days after the date of introduction thereof. I further certify that the foregoing Ordinance was posted in three places within the City of La Quinta as specified in the Rules of Procedure adopted by City Council Resolution No. 2022-027. MONIKA RADEVA, City Clerk City of La Quinta, California DECLARATION OF POSTING I, MONIKA RADEVA, City Clerk of the City of La Quinta, California, do hereby certify that the foregoing ordinance was posted on the _ day of , 2025, pursuant to Council Resolution. MONIKA RADEVA, City Clerk City of La Quinta, California 739 I 00; a too glw W W, EL .0 W vig qr Jr. gig ,64 ;-T 46 AlU I RVAJNO it v jr , ems, OdL qwlw 4w4lL w R. 4w 40.4ft 40. AB— A -1 1 4 JP4 If Lz to A lw -W 4w ol Ir IP Home Depot ` ATTACHMENT 2 Findings Specific Plan 2022-0002 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 Land Use 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. • 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 741 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 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. 742 Zonina Ordinance Amendment 2024-0002 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. 743 ATTACHMENT 3 PUBLIC COMMENT 744 17 Jackson Tidus A LAW CORPORATION October 17, 2025 VIA EMAIL ONLY (BIhrkeArutan.com) William H. Ihrke, Esq. Rutan & Tucker, LLP 18575 Jamboree Road 9th Floor Irvine, CA 92612 Direct Dial: 949.851.7424 Email: mtidus@jacksontidus.law Reply to: Irvine Office File No: 9740-126507 Re: Washington Park/City of La Quinta/Highway 111 Corridor Specific P1an::Envision 2050 (11111 Specific Plan") Dear Bill: As a follow-up to our call I wanted to outline for you several issues that the proposed I I I Specific Plan poses to Washington Park Shopping Center. As I mentioned, the Washington Park parcel ownership consist of more entities than just Jack Tarr's entity. I attach a site plan showing the various owners of the parcels. The site plan is color coded to show the different entity ownership. Under the 111 Specific Plan as proposed, if development is sought on one of the remaining pads, and/or a building is modified (and meets building modification requirements of the proposed development code), the proposed III Specific Plan makes it unclear (or impossible) for the developer to realistically comply with the newly required Civic and Open Spaces (or other common areas requirements) requirements. The remaining parcels are too small to provide for Civic and Open Spaces on a particular parcel and the other owners of the Shopping Center parcels are unlikely to want to donate their land for another developer's project. The fundamental concern of Washington Park is that it has an approved Specific Plan that has guided its development. The remaining unbuilt parcel and future lessors need consistency and assurance of what they can build and operate at the Shopping Center. Washington Park was approved by the City as a Specific Plan. The purpose of this approval method was to insure adequate implementation of the General Plan and for providing guidance for ensuring orderly growth and community needs. Requirements of this Specific Plan along with "Permitted Uses" are part of stakeholder expectations. This new Development Code and Specific Plan may cause many of the stakeholders concern about how they will develop their property in the future. The revisions to the Code cause some uncertainty. We have brought a number of these issues to the Staff s attention, and they have addressed several of the prior concerns, but some of Irvine Office 2030 Main Street,15th Floor Irvine, California 92614 t 949.752.8585 f 949.752.0597 Westlake Village Office 2815 Townsgate Road, Suite 200 Westlake Village, California 91361 t 805.230.0023 f 805.230.0087 www.jacksontid us.law 745 Mr. William H. Ihrke October 17, 2025 Page 2 the issues require City Council or City Manager involvement. The following are the issues that Washington Square suggests should be resolved as soon as possible: 1. 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards Section C. Zones Established — 2. Overlay Zones - 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 ofHikhway 111 as measured from the edje of the Hi�y 111 right-of-way, see Figure 9.105-020-3 (in the Development Code). " Washington Park Concern: The Auto -Oriented Overlay Zone, as proposed only encompasses that part of the frontage along Hwy 111 noted above. Some of the Permitted Uses that are now only allowed within the AOD have been stripped from the overall HMU (due to the prescribed areas that define the AOD, see Figure 9.105-020-3 AOD Overlay) and therefore not allowed within the greater portion of the Washington Park Shopping Center. The Uses that were previously allowed within the current CG Zone (and Washington Park Specific Plan) are now not allowed in the proposed Highway Mixed Use Zone (HMU). Stakeholders of parcels outside of the AOD are now limited to Uses that do not include, restaurants with drive thru's, service stations, auto repair, auto repair -specialty shops, car washes, vehicle sales (New and Used), vehicle leasing. 2. 9.105-030 Supplemental Standards Section D. Open Space and Section H. Civic Space Standards. Washington Park Concern: Washington Park parcel ownership(s) consist of multiple entities (for various parcels). See attached site plan. Thus, if and when a project is proposed on remaining pads, and/or a site or building is modified (and meets building modification requirements of the proposed development code), the applicant is required to meet the requirements of the proposed Open Space and/or Civic Space. However an applicant cannot impose requirements of the required Civic and Open Spaces (or other common areas requirements) on other owners of the shopping center. The Washington Park Shopping Center has CC&Rs that control the relationship of the property owners to each other. The City has reviewed and approved these CC&Rs so it would be almost impossible to impose these new requirements when control of common areas is not in control of the applicant for a project. For example, should the carwash be submitted for approval, the approval (by Conditions) cannot impose open space or civic space requirements on Cinemark as they do not own or have control of the Cinemark property. Further, while the carwash would be required to meet requirements of Open Space, we question whether the carwash (or other proposed Uses) would be the most appropriate location for such spaces. 746 Mr. William H. Ihrke October 17, 2025 Page 3 3. Table 9.105-020-5 Permitted Uses in the HMU and AOD Overlay This Table depicts the Permitted Uses within each of the noted Overlay Zones. The current Specific Plan was Approved to allow certain Uses including but not limited to restaurants with drive thru's, service stations, auto repair, auto repair -specialty shops, car washes, vehicle sales (New and Used), vehicle leasing. Washington Park Request: That the following Uses be added to the Use Tables with the following designations "Permitted, Conditional Use Permit, Minor Site Use Permit" a. Auto Dealership (New and Used) b. Carwash c. Auto Concierge/Automotive Country Club (e.g. Finish Line Auto Club) d. Self -Storage There has been expressed interest for above "Uses" and negotiations with property stakeholders have been underway, therefore it is our opinion that not allowing these Uses would be a conflict with existing Specific Plan. While the fact that IID cannot service properties at this point has caused stalls in negotiations, we expect that development would increase and negotiations would continue forward once those IID issues are resolved. Washington Park was approved by the City of La Quinta Planning Commission as a Specific Plan (Washington Park SP-1987-011). The purpose of this approval method was to insure adequate implementation of the General Plan and for providing guidance for ensuring high quality development, and orderly growth that aligns with the community vision. Requirements of this Specific Plan along with "Permitted Uses" are part of stakeholder expectations. This new Development Code and Specific Plan may cause many of the stakeholders concern about liability for future needs. In as much as Washington Park has successfully implemented the Specific Plan requirements. It is our opinion that Washington Park should be exempt from the proposed Specific Plan and Development Code as they relate to the above requirements and further, that the Uses noted above be allowed as suggested. -Because there are already approved and developed parcels in the Washington Park Shopping Center under the existing Specific Plan, the remaining parcel owners would then be disproportionally affected by these new rules. -As you know, Washington Park installed a water fountain as its Civic Open Space in its common area. What we have found out is that the fountain is being used as a bathtub by the homeless transients, and the open landscape park areas are being used by them as their "safe spot." This has an adverse impact not only on our tenants, but on the public. It is crucial to Washington Park that the 111 Specific Plan be either more specific about how it handles situations facing Washington Park, or, as you suggested as a possibility, an 747 Mr. William H. Ihrke October 17, 2025 Page 4 implementation policy that the City Council approves via resolution or ordinance governing the 111 Specific Plan as it applies to Washington Park. We believe a meeting with Staff and you at the City would be helpful to iron out these issues. Very truly yours, Michael L. Tidus MLT: ay 748 �Oti PAR 1 A , , • � w ��L (O� (43LLJ RI F- 8 CO 1AO AC PA 2 PO PAR P R 3 68 65 60 61 AC ML I W PAR 4 �g LONss PAR 5 (62 1.31 n., �• - ;b� POF3 PAR 2 1/Ci2 I P R B O '3.66 AN. �., I P R s (63 t 4 ,a , Z QII O d zas nc FL o an"N TP9 (D 0-, Z % = CO74 O �P P(fR 1 `- i O 2 24 AC I 33 PAR (75 z3 Ac / PAR4 76 127Ac PAR 1 (P5 AVENUE PAR 2 �PA �56 H rPAR6PAR 7 (n46 31AC (�0(51°A�. C P 4 �'T r'w'�AC t. 3AC J� (7/0�� (72 \mil Il�1 r OWNERSH I F LEGEND: - WASHINSTON III, Ltd. OJBM Stein, LLG (Jlm Morris of JBM Properties, Inc. In La Jolla, CA) - La AND Company, LLG and BR 2, LLG -Realty Income Corporation, a TEIT based In San Dlego, GA - OD La auinta, LLG - JP Morgan Chase Bank, NA - Robert H. Schwab of Los Argeles, GA - cF Lessee FH5, LLG - Target Corporation - Culver city Partners La auinta, LLG GIN Or ALA MINTA dY 749 Tania Flores From: Irene Morales <imorales@indianwells.com> Sent: Friday, October 31, 2025 9:03 AM To: Planning WebMail; Cheri Flores Cc: Eric Ceja; Dina Purvis; Jon Berg Subject: Letter from the City of Indian Wells re: HWY 111 Specific Plan Attachments: 2025_10_31_IW Comments re Draft HWY 111 Specific Plan.pdf EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Some people who received this message don't often get email from imorales@indianwells.com. Learn why this is important BCC: Mayor Linda Evans and La Quinta City Council Good morning, On behalf of Dr. Freeland, please find attached a comment letter for the City of La Quinta's City Council on the HWY 111 Specific Plan. Thankyou, Irene Irene Morales Senior Executive Assistant to City Manager N D I N Eldorado Dr., Idian ells, CA v WELLS 4mo a/ sCcDindianwellsncom 1 760.346 2489110-7497 www indianWells.com CALIFORNIA 1 750 INDIAN I WALLS CALIFORNIA October 31, 2025 Ms. Cheri L. Flores Interim Design and Development Director City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 RE: City of Indian Wells Comments and Request to Amend braft Highway 111 Specific Plan Dear Ms. Flores, Thank you for providing the City of Indian Wells the opportunity to review and comment on La Quinta's Draft Highway 111 Specific Plan ("Specific Plan"). We have previously submitted the same comments to the Planning Commission for their action during the October 14, 2025, Planning Commission Hearing on this item. However, it appears the Planning Commission made no recommendation to City Council to modify the Specific Plan as we requested. This letter will serve as the City of Indian Wells formal comment letter and request to La Quinta's City Council to modify the Draft Specific Plan, prior to adopting the Final Specific Plan document. Please include this comment letter to the City Council for their consideration and action during the Public Hearing scheduled for November 18, 2025. The City of Indian Wells is very concerned that several Figures within the Draft Specific Plan identify a planned regional pathway segment of the CV link extending from the City of La Quinta's north western jurisdictional boundary at Washington Street into the City of Indian Wells jurisdiction along the southern embankment within the Whitewater Channel (north of Plaza La Quinta). In November 2016, the City of Indian Wells voters approved a Ballot Measure (Measure H), which was codified within the City's Municipal Code under Section 2.08.180, prohibiting the City from allowing in whole or in part, or agreeing to the establishment, development or instillation of all or any portion of the CV Link Project within the City limits without a majority vote of the electors voting at a General Municipal Election, or at a special election called for that purpose. The segment of the CV Link shown in the Specific Plan within the City of Indian Wells jurisdiction was never approved or agreed to in concept by the city's voters. In that regard, the City of Indian Wells respectfully request removal of all, or any part of CV Link segment, node, or related facility shown on the Draft Specific Plan Figures that encroach into the City of Indian Wells jurisdiction, which includes, but not limited to Figure(s): • Figure 3-2 Land Use Framework Concept • Figure 5-1 Circulation + Mobility Framework Concept 44-950 Eldorado Drive / Indian Wells, California 92210-7497 / V (760) 346-2489 / F (760) 346-0407 / IndianWells.com 751 • Figure 5-2 Roadway Network Optimal Approach Concept • Figure 5-3 Roadway Network Alternative Approach Concept • Figure 6-1 Landscape + Open Space Framework Concept • Figure 6-2 Open Space & Corridors Approach Concept • Figure 6-3 Cultural Trail Approach Concept Thank you for your understanding and helping to resolve this issue prior to adopting the Final Specific Plan document. Sincerely, C�2 Chris Freeland, PhD, ICMA-CM City Manager cc: Mayor Linda Evans and La Quinta City Council Eric Ceja, Assistant City Manager Dina Purvis, Interim Public Works Director Jon Berg, Community Development Director 752 PUBLIC COMMENT RECEIVED PRIOR TO PLANNING COMMISSION MEETING 753 Cheri Flores From: Cheri Flores Sent: Monday, August 18, 2025 12:13 PM To: Robert Martinez; JackTarr@JackTarrDC.com Cc: Jon McMillen; Gilbert Villalpando; Tania Flores Subject: RE: Proposed Highway 111 Corridor Specific Plan & Development Code Hello Robert and Jack, Thank you for providing your comments and concerns regarding the proposed Highway 111 Specific Plan and Development Code. I have provided responses to your points below in yellow highlight. These responses are based on the proposed Specific Plan and Development Code as they are written at this point. Changes to these documents could happen based on feedback given at future hearings. These comments and concerns can be discussed with the Planning Commission and City Council at the hearings. We anticipate a hearing before the Planning Commission to be held in October with the City Council hearing to follow in November. We will notify you of the formal hearing dates at least 10 days prior to each scheduled hearing. Cheri L. Flores I Interim Design and Development Director City of La Quinta yea 014 78495 Calle Tampico La Quinta, CA 92253 Ph. 760-777-7067 www.laquintaca.gov From: Robert Martinez <robert.martinez@MOA.Archi> Sent: Wednesday, July 9, 2025 11:07 AM To: Danny Castro <dcastro@laquintaca.gov>; Cheri Flores <clflores@laquintaca.gov>; JackTarr@JackTarrDC.com Cc: Jon McMillen <imcmillen@laquintaca.gov> Subject: Proposed Highway 111 Corridor Specific Plan & Development Code EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Hi Danny and Cheri, thank you for taking the time to discuss the comments below with Jack and I. For you reference, I wanted to reiterate the concerns we had after our review of the proposed Development Code.. They are as follows: 1. Washington Park parcel ownership(s) consist of more entities than Jack Tarr. That being the case, if and when a project is proposed on remaining pads, and/or a building is modified (and meets building modification requirements of the proposed development code), the applicant cannot impose requirements of the required Civic and Open Spaces (or other common areas requirements) on other stakeholders of the shopping center. There are complications to imposing requirements for a shopping center when control of Common Areas is not the applicant for a project (for example, should the carwash 1 754 be submitted for approval, they cannot impose open space requirements on Cinemark as they do not own or have control of the Cinemark property). The policy intent of the open space requirement is to ensure that an increase of households and active frontage uses in the plan area is supported by a proportional increase in open space. Generally, if an owner is proposing a large multi -tenant infill project across several building footprints proximal to each other, this would also be a condition wherein we recommend required open space. The proposed Development Code mentions that if an individual property is larger than 0.5 acres, 4% of the lot area would need to be provided as open space. If the project site is 3.5 acres or larger, civic space would need to be provided as described in the Code and work with staff on a large project site plan. Open space or civic space would need to be provided on their own site which they have ownership of. 2. Creating the required Civic and Open Spaces on the parcels that are being developed and/or modified may not be the ideal location for the noted Civic and Open Spaces. Again for example, it would not be ideal to have a Civic or Open Space area available to the public within the carwash pad. This is an item that can be discussed with Planning Commission and City Council during the hearings. 3. Washington Park was Approved by the City of La Quinta Planning Commission as a Specific Plan. The purpose of this approval method was to insure adequate implementation of the General Plan and for providing guidance for ensuring orderly growth and community needs. Requirements of this Specific Plan along with "Permitted Uses" are part of stakeholder expectations. This new Development Code and Specific Plan may cause many of the stakeholders concern about liability for future needs. The proposed Specific Plan policy supports the Vision provided in the 2019 Highway 111 Corridor Plan and aligns with the General Plan and Housing Element. Overall, there is a community - indicated desire to support existing retail upkeep/expansions to maintain competitiveness while simultaneously encouraging a transition toward more residential/mixed-use development types interconnected by a walkable public -realm. The 2019 Corridor Plan especially emphasized experience -based retail typically benefiting from active frontages and shaded outdoor space. The latter, in combination with independent (owner occupied) dining was a retail opportunity highlight in the economic report that accompanies the work for this Specific Plan. The proposed Specific Plan provides a coordinated, streamlined, singular plan approach for the Highway 111 area that presents a comprehensive solution to maintain economic competitiveness while attaining goals for housing and other community needs. 4. We are requesting that the following Uses be added to the Use Tables as "Permitted": a. Auto Dealership (New and Used) b. Carwash c. Auto Concierge/Automotive Country Club (e.g. Finish Line Auto Club) d. Self -Storage There has been expressed interest for above "Uses" and negotiations with property stakeholders has been underway, therefore it is our opinion that not allowing these Uses would be a conflict with existing Specific Plan. While the fact that III) cannot service properties at this point has caused stalls in negotiations, however, we expect that development would increase and negotiations would continue forward once those III) issues are resolved. For your convenience we have included below, the LINK to Finish Line Auto Club (Auto Concierge/Automotive Country Club) and attached the preliminary Carwash Site Plan for entity that has expressed interest. We look forward to receiving feedback. 755 Auto -oriented uses as described in the Auto -Oriented Overlay District (AOD) of the proposed Specific Plan and Development Code are applied broadly and consistently along Highway 111 based on a policy direction to maintain that trending land use for that vicinity of the Plan Area. Other reaches of the plan area are intended to support increased residential infill where pedestrian access to active frontages offering goods/services provided to customers entering on foot is most suitable. That direction is provided by engagement feedback supporting the 2019 Highway 111 Corridor Plan. Nevertheless, the addition of these uses outside the AOD can be discussed with Planning Commission and City Council at the hearings. Robert A. Martinez Architect, AIA, CASp, CASI Martinez + Okamoto Architects, Inc. Cell Ph.: (760) 954-9758 PALM DESERT - Finish Line Auto Club Revving Up in the Desert: Finish Line Auto Club is coming to the Coachella Valley. Get ready, car enthusiasts - the Finish Line Auto Club is making its debut in the heart of the Coachella Valley! Nestled in the stunning desert landscape of Palm Desert, our new location on Gerald Ford Drive, just east of Cook Street, will become the ultimate destination for automotive collectors seeking both ... www.finishlineautoclub.com From: Robert Martinez Sent: Tuesday, June 24, 2025 3:31 PM To: Danny Castro <dcastro@laquintaca.gov>; Jack Tarr <iacktarr@iacktarrdc.com> Cc: Jon McMillen <imcmillen@laguintaca.gov>; Cheri Flores <clflores@laquintaca.gov> Subject: FW: Proposed Highway 111 Corridor Specific Plan Good afternoon Danny, Thank you for carving time out of your schedule to speak with Jack and I regarding the Specific Plan and Development Code currently under review and consideration. Specifically, how the Development Code will affect Washington Park and remaining undeveloped pads (we see that some Uses did not make the "Permitted Use list). After a brief review we made note of some our concerns and have outlined them below. However, we are wondering if it would be best to sit with yourself and planning staff to completely understand the implications and how the new requirements will be applied to Washington Park. As you may be aware, we have a few remaining pads and based on our interpretation of the development Code, our existing development would be considered "non -conforming", therefore as such, we also interpret that any development on those pads and any improvements of 25% or greater, will require implementation of the new requirements. While we need not talk about each comment in our call tomorrow morning, I wanted to provide them to you for consideration. Section 9.105.010 Introduction: 756 Section B. Applicability: In addition to this new code being applied to "New land use activity" and "New development...", sub -paragraph 1.c states in part that code applies to "Improvements, expansions, and/or modifications to an existing building greater than 25 percent of the existinggross floor area. " Question/Comment: Tenant Improvement generally require 100% of modifications to interior of spaces (and in some cases) to exterior for tenant branding purposes. We do not see a provision other than the one above that would apply to this scenario. Interpretation may and will vary. The intent of thresholds/conformance terms in the proposed Development Code are that new requirements become applicable if a change in building footprint or total square footage exceeds 25% of the existing building, for example, a square footage an increase of 25,000 sf to an existing 100,000 sf building would trigger the new standards. The policy intent of the proposed Specific Plan is that small expansions and interior improvements continue for most existing retail developments in order to maintain their competitiveness. An interior refit or renovation of an existing tenant space or recap project for the entire building is not intended to be considered a 100% modification under the proposed Development Code as such a project is only a replacement or update of an existing retail/commercial asset. Section 9. Effect on Existing Development and land Uses. This section states in part : "Development and/or uses(s) legally existing as of the adoption of this Chapter must comply with Chapter 9.270 (Nonconformities and section 9.105.040 (Nonconformities Question/Comment: The LINK for proposed section 9.270 (Nonconformities) was not included and we have not had the opportunityto review any proposed modifications for Existing Uses to verify consequences of "Nonconformities". Chapter 9.270 is in the existing Municipal Code and can be found at the following link: https:HlibrarV.municode.com/ca/la quinta/codes/municipal code?nodeld=TIT9ZO CH9.270NO Section 9.270.030 speaks to non -conforming uses in particular. Question/Comment: While section 9.105.040 3.a. was included in the new development Code, this section states: "If a use becomes nonconforming because it would require approval of a Conditional Use Permit under this Chapter, the "use" may not be expanded beyond its existing site area boundaries or changed to another use without obtaining a Conditional Use Permit as required by this Chapter. ". Applicability of requirements of this section may make any potential improvement requested by a tenant (Major or otherwise) prohibitive. This has a potential of being an issue. This is a pretty standard requirement for non -conformities when developing new codes. The intent here is to have uses that are desired in the area, so if a use becomes non -conforming, it will need to comply with the new code if it wants to expand. Figure 9.105.020-1: This exhibit depicts the properties within the new Highway 111 Specific Plan Zones. Question/Comment: Fact: Washington Park in its entirety is withing the proposed HMU. 757 This is correct. The boundaries of the Highway 111 Corridor area have not changed from and remain the same as boundary depicted in the 2019 Highway 111 Corridor Plan. The HMU boundary is in line with this boundary. Section 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards: Section C.2.a. Overlay Zones: (Active Frontage (AF) Overlay Zone: Question/Comment: Figure 9.105-020-3: This exhibit depicts the Auto -Oriented Development Overlay Zone (AOD). Which are areas that allow auto -oriented uses such as, auto service, parking lot, and drive - through uses. The "Permitted Uses" table within the proposed HMU (Highway Mixed Use) AOD DOES NOT PERMIT car washes or mini -storage facilities. Both of which you had spoken of before. The AOD is intended to accommodate auto -oriented uses and acts as a broad policy solution to balance the vision of walkable environments with active frontages with an auto -oriented corridor. Car washes are auto -oriented uses and are proposed to be limited to the AOD up against the frontage of Highway 111. This approach also accommodates existing and previously developed outparcel use patterns along the Highway 111 frontage. New mini -storage facilities are currently not allowed anywhere in the City. Question/Comment: Fact. The AOD encompasses only the frontage strip of land within Hwy 111 that fronts Washington Park. As noted above, this section and requirement has the potential of excluding many Uses along Washington Street and Ave 47 as well as further potential projects along Hwy 111. The AOD is intended to accommodate auto -oriented uses and acts as a broad policy solution to balance the vision of walkable environments with active frontages with an auto -oriented corridor. Auto -oriented uses are proposed to be limited to the AOD up against the frontage of Highway 111. This approach accommodates existing and previously developed outparcel use patterns along the Highway 111 frontage. Section D.2a., b., c. Vertical Articulation, and D.3. a, b., C. and d. These sections articulate requirements that the proposed development code appears to interpret as good and approved design standards for frontages. Question/Comment: I am not convinced that merely applying these requirements will result in good design. I prefer to follow the usual and most common approach of having architects submit colored renderings during the application process. This approach allows architects to design and relay project and client specific designs. Sub -section 3 has the potential of creating monotonous designs (e.g. towers, domes, rounded corners, bay windows etc.) that are very unappealing. The policy intent of the proposed Specific Plan and 2019 Highway 111 Corridor Plan is to increase the degree of "objective standards" in lieu of subjective approvals and in response, the proposed Development Code includes design standards to provide more predictable outcomes consistent with the specific plan vision. Standards are intended to provide minimum baseline requirements to achieve policy objectives while remaining flexible to accommodate unique architectural styles, design features, materials, color, etc. City staff meets with applicants on a regular basis to discuss design to ensure developments are of good design and will continue to do so if the proposed Specific Plan and Development Code are adopted. Section D.4a. and b. Ground Floor Entrances: 758 Question/Comment: Stipulation requiring that "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". Question/Comment: As with the comments above, this requirement does not equate to good design and nor is pedestrian friendly. You must realize that parking filed are a large component of pedestrian friendly (specially ADA) design and requiring entrances to be located along, say Hwy 111, may not be prudent. For example, a bakery, coffee shop etc. need to have kitchen areas and food prep areas that encompass a larger percentage of the floor area, Requiring that the entrance face the primary frontage is not always possible, especially when designing pad buildings. The policy intent of the proposed Specific Plan is that non-residential development entrances are not hidden from the primary right-of-way, while development frontage and direction guidance recommend that Highway 111 not serve as the primary right-of-way. An entrance may not need to face the right- of-way and only needs to be "visible" and "accessible" from the right-of-way. Indeed, a nook, paseo, deep alcove, or turned corner may represent condition where entrances do not face the right-of-way but should be visually identifiable from the right-of-way, and a path connecting the entrance to the right-of-way is required. This is especially important for active frontage areas. In all, this policy is a response to a desire for walkability and navigability favoring pedestrians and the legibility of shopfronts from the public realm. Section D.S. Required Ground Floor Transparency Question/Comment: Eliminating the architects use of "opaque" and "spandrel" windows removes the architects ability to deal with tenant uses such as the ones noted above. This section appears to require that planning staff micro -manage design and architects ability to deal with varying situations. The policy intent for the proposed Specific Plan is not to eliminate opaque or spandrel windows, except where it might be used to significantly obstruct visual contact with interior public customer spaces. A medical use, privacy screening (salon), or some portion of back -of -house at the active frontage fagade may warrant spandrel or opaque windows. While the proposed Specific Plan and Development Code do require increased attention/involvement of City Staff, the policy intent is not micromanagement but to assist architects to ensure design is consistent with the City's standards. Table 9.105.030- Supplemental Standards Question/Comment: The requirement for lesser setback can yield greater frontage, the "0 ft" in the AF Overlay however, also does not allow for requested pedestrian access or landscaping. And while Section 9.105: Highway 111 D Section 3.a.ii states that "Setbacks provided in Active Frontage (AF) Overlay Zone are not required to be landscaped, this provision, because of grade/topography may not get the results desired or anticipated by the Specific Plan. The 0 ft setback addresses a scenario where reparcelization in a development plan for a large site proposal introduces new right-of-way or access easements within developed areas — especially for parking lot infill. The standard for pedestrian access and landscaping is established in the proposed Specific Plan roadway sections in conjunction with circulation and land use chapter diagrams. The AF overlay is applied in areas where the emphasis is on placement of buildings close to and oriented toward the sidewalk (particularly new streets in large site redevelopment). The entrances therefore would be at the right-of-way. Landscaping in small strips is not determined to be viable long-term and 759 therefore is not required in low/no setback conditions. Perimeter landscaping and parking landscaping are still required. Question/Comment: Open Space requirements are best suited for identified uses such as outdoor dining areas. Open Spaces with no identified purposes often become areas for loitering and are discouraged by developers. We would like to see larger pedestrian decorative (and often some covered) walkways such as those depicted in Table 9.105.030-3 Frontage Types - Arcade. From a policy intent standpoint, the proposed Specific Plan seeks purposeful open space areas that are well trafficked during business hours. When projects must provide open space, 50% of that must be landscaped, shaded, or covered. Some paved/covered spaces are allowed under the broad open space requirement. Civic space (for projects 3.5 acres or larger) have a menu of civic space types to choose from. Pathways could be considered usable open space if they meet the open space dimensional requirement of 20 feet in any direction. Table 9.105.020-3: Development Standards - Building Form Question/Comment: The heights noted on the specified Table may/may not allow for additional height required for Mechanical Equipment "screening" consideration to this component should be given. The height limit that the proposed Development Code specifies is the same as the height limit in the existing code. We currently encounter this and have screening provisions in the existing code. The screening for mechanical equipment on the roof is to be integrated into the roof design, so it looks like it's part of the roof. We also have provision for architectural projections (spires, towers, etc.) in the existing code which can go above the height limit. That wouldn't change if the proposed Development Code is adopted. Question/Comment: Ground Floor Finish Level, Above Grade is generally determined by grading and topography. Randon requirements can impose difficulties for civil engineering. City staff deals with grading and topography on a regular basis. Ground Finish Floor level could be determined once the grade is determined and would follow the standards in the proposed Development Code. Table 9.105.020-5 : Permitted Uses in the HMU and AOD Overlay Question/Comment: In the General, Office, and Health Services section, there is a distinction between "three or fewer offices in one building and four or more offices in one building" with no stipulation on actual building size. In the AOD the latter requires a CUP. This appears to be a random requirement if there are no area stipulations. This pertains to Medical centers or clinics and this distinction is in the existing municipal code. The proposed Development Code incorporated this into the permitted uses. The idea there is that generally if you have a building with less medical offices, there is less of an impact and the building is smaller than if there is a building with more medical offices. The intent of the AOD is to allow for auto - oriented uses but also to allow for smaller building types in outparcels near Highway 111 which could accommodate a smaller medical center with less offices. Question/Comment: It appears that Drive-Thru restaurants are NOT Allowed Uses in areas outside of the AOD. For larger parcels with multiple pads, this could be an issue for stakeholders. 760 The policy intent of the proposed Specific Plan is to limit auto -oriented uses such as drive-thrus for most of the Specific Plan area outside of the frontage area of Highway 111 where many exist. City Council and Planning Commission have been supportive of this idea of limiting drive-thrus. Question/Comment: It appears that Auto Repair, Auto -Repair Specialty Shops and Carwashes are also Not Allowed Uses outside of the AOD. Same issues as above. The policy intent of the proposed Specific Plan is to limit auto -oriented uses such as car washes, auto repair shops for most of the Specific Plan area outside of the frontage area of Highway 111. Section 5.a.i. Additional Bicycle Parking Standards Question/Comment: I question the narrative and applicability of the Bicycle parking section and how it applies to tenants within a larger development. Use of transportation alternatives and active transportation options is encouraged in the 2019 Highway 111 Corridor Plan Vision and the City's General Plan. The proposed Specific Plan seeks to support that activity by encouraging bicycle parking, especially for large commercial and residential developments. In general, bicycling activity in La Quinta is limited in hot months but does already occur where residents and workers can be found using bicycles. A major policy goal of the proposed Specific Plan, carried over from the 2019 Corridor Plan, is to engage and support the regional CV link with bicycle and NEV access throughout the Highway 111 Corridor. Section 3.a. Civic Space Types Question/Comment: I question whether it is a developers responsibility to create Civic Spaces. Like Open Spaces, we find that these areas become more of an attractive nuisance and spaces such as walking arcades and outdoor dining areas provide a much greater purpose for users. Question/Comment: In addition to objecting to the Civic Space, the question of size (required 8% of site area is excessive). Consider that a 2 acre development must set -aside 3,485 SF of Civic Space plus Open Space. This reduces the properties potential and increases attractive nuisance areas. While large, vaguely programmed, and unattended open spaces can attract nuisance uses, the inclusion of large passive open spaces such as green commons or plazas connected to large mixed use and residential projects would still be appropriate and warranted — these reflect the policy intent. A 2-acre site would only require 4% open space (3,485 sf total) and would not be required to provide civic space in addition. Civic Space requirements are only triggered if property is 3.5 acres or larger. For these larger properties, open space that is publicly accessible and complies with the standards for civic space can satisfy both open space and civic space requirements and would not need to provide both. Thank you and we look forward to our call. Robert A. Martinez Architect, AIA, CASp, CASI Martinez + Okamoto Architects, Inc. Cell Ph.: (760) 954-9758 761 Tania Flores From: Cheri Flores Sent: Wednesday, October 1, 2025 5:21 PM To: Tania Flores Subject: FW: 9/24/25- City of La Quinta - Public Hearing Notice for Highway 111 Specific Plan and Development Code Attachments: 2025-10-14 PC HN HWY 111 CORRIDOR ZC ZOA SP-email.pdf Tania, can you pdf this and save as a public comment pls? Thank you! Cheri L. Flores I Interim Design and Development Director City of La Quints 78495 Calle Tampico La Quinta, CA 92253 Ph. 760-777-7067 CALIFORNIA www.laquintaca.gov From: SCG SE Region Redlands Utility Request<SCGSERegionRed landsUtilityRequest@semprautiIities.com> Sent: Wednesday, September 24, 2025 2:30 PM To: Cheri Flores <clflores@laquintaca.gov> Cc: Santiel, Sante <SSantiel@socalgas.com> Subject: 9/24/25- City of La Quinta - Public Hearing Notice for Highway 111 Specific Plan and Development Code EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. You don't often get email from scgseregionredlandsutilityreguest@semprautilities.com. Learn why this is important Hello, Regarding: Public Hearing Notice for Highway 111 Specific Plan and Development Code SoCalGas Distribution does have High -Pressure & Medium -Pressure facilities in the area. Please include a note to have the developer contact 811 / USA at DigAlert I Utility Locating California I Underground Wire & Cable Locator prior to any excavation / demolition activities so we can Locate & Mark out our facilities. Any excavation activity within ten (10) feet of our High -Pressure facilities will require a SoCalGas employee standby. If the Developer needs new gas service, please have them contact our Builder Services group to begin the application process as soon as practicable, at https://www.soca[gas.com/for-your- business/builder-services. To avoid delays in processing requests and notifications, please have all Franchise correspondence sent to our Utility Request inbox, at SCGSERegionRedlandsUtilityRequest@semprautilities.com 762 I cover the Southeast Region - Redlands SCGSERegion Red landsUtilityRequestCcbsemprautilities.com would be your contact for requests in the southeastern ends of LA County, Riverside County, San Bernardino & Imperial Counties. Southeast Region -Anaheim office which is all of Orange County and the southern ends of Los Angeles County; therefore, any Map and/or Will Serve Letter requests you have in these areas please send them to Atlas Requests/WillServeAnaheim6�semprautilities.com Northwest Region - Compton HQ For West and Central LA County, your Map Request and Will Serve Letters, will go to SCG-ComptonUtilityRequest@semprautilities.com Northwest Region - Chatsworth For any requests from the northern most parts of LA County all the way up to Visalia, San Luis Obispo, Fresno and Tulare you would contact NorthwestDistributionUtilityRequest@semprautilities.com Transmission For Transmission requests, please contact SoCalGas Transmission, at SoCalGasTransmissionUtilityRequest@semprautilities.com READ MORE ........ MINOR STREET IMPROVEMENT PROJECTS: (CHIP SEAL, SLURRY SEAL, GRIND & OVERLAY) Please notify Southern California Gas Company 4 months prior to start of pavement projects for the gas company to complete leak survey & repair leaks if found. MAJOR STREET IMPROVEMENT PROJECTS: (PROJECTS REQUIRING EXCAVATIONS GREATER THAN 9 INCHES, WIDENING OF EXISTING STREETS, INSTALLING NEW CURBS & GUTTERS, BUS PADS, TRAFFIC SIGNALS, REALIGNMENT, GRADE SEPARATION, ETC.) PIPELINE PROJECTS: (STORM DRAIN, WATERLINE, WATER, SEWER, ELECTRICAL, TELECOM UNICATIONS, ETC.) Please provide Southern California Gas Company with your signed designed plans with gas company facilities posted on your designs plans, 4-6 months prior to start of construction for possible relocation of SCG medium pressure facilities and 9-12 months for possible relocation of SCG high pressure facilities. This time is needed to analyze plans and to design required alterations to any conflicting SCG gas facilities. Please keep us informed of any and all pre -construction meetings, construction schedules, etc., so that our work can be scheduled accordingly. Potholing may be required to determine if a conflict exists between the proposed development and our facilities. If, for any reason, there are SCG facilities in conflict, and a request to be relocated is needed, it is important to send the request in writing. Please include all required information below: A Signed "Notice to Owner" request on Official Letterhead from the City, County, and/or company. Name, Title and Project Number. Address, Location, Start Date, Parameters & Scope of Entire Job/Project. 763 • Copy of Thomas Guide Page and/or Google Map Screenshot Highlighting Project Area. • Requestor Company's Contact Name, Title, Phone Number, Email, and other pertinent information. Thankyou, Josh Rubal Lead Planning Associate Distribution Planning & Project Management Redlands HQ - Southeast Region (213) 231-7978 Office SCGSERegionRedlandsUtilityRequest@semprautilities.com From: Cheri Flores <clflores@laguintaca.gov> Sent: Wednesday, September 24, 2025 2:23 PM To: Cheri Flores <clflores@laguintaca.gc; > Subject: 9/24/25- City of La Quinta - Public Hearing Notice for Highway 111 Specific Plan and Development Code Hello, Please see the attached public hearing notice for La Quinta's Highway 111 Specific Plan and Development Code. More information can be found on the City's website at www.laquintaca.gov/111 corridor f laguintaca.aovl. ICheri L. Flores I Interim Design and Development Director ra City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 — CALIFORNIA — I Ph.760-777-7067 www.laquintaca.gov jlaquintaca.govl 3 764 INDIAN WALLS CALIFORNIA September 26, 2025 Ms. Cheri L. Flores Interim Design and Development Director City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 RE: City of Indian Wells Comments on Draft Highway III Specific Plan Dear Ms. Flores, Thank you for providing the City of Indian Wells the opportunity to review and comment on La Quinta's Draft Highway I I I Specific Plan ("Specific Plan"). This letter will serve as the City of Indian Wells formal comment letter to La Quinta's Planning Commission and City Council regarding the Draft Specific Plan. Please provide it to the Planning Commission for their consideration during the Public Hearing scheduled for October 14, 2025. The City of Indian Wells is concerned that several Figures within the Draft Specific Plan identify a planned regional pathway segment of the CV link extending from the City of La Quinta's northern jurisdictional boundary at Washington Street into the City of Indian Wells jurisdiction along the southern channel wall within the Whitewater River (north of Plaza La Quinta). In November 2016, the City of Indian Wells voters approved a Ballot Measure (Measure H), which was codified within the City's Municipal Code under Section 2.08.180, prohibiting the City from allowing in whole or in part, or agreeing to the establishment, development or instillation of all or any portion of the CV Link Project within the City limits without a majority vote of the electors voting at a General Municipal Election, or at a special election called for that purpose. The segment of the CV Link shown in the Specific Plan within the City of Indian Wells jurisdiction was never approved or agreed to in concept by the city's voters. In that regard, the City of Indian Wells respectfully request removal of all, or any part of CV Link segment, node, or related facility shown on the Draft Specific Plan Figures that encroach into the City of Indian Wells jurisdiction, which includes, but not limited to Figure(s): • Figure 3-2 Land Use Framework Concept • Figure 5-1 Circulation + Mobility Framework Concept • Figure 5-2 Roadway Network Optimal Approach Concept • Figure 5-3 Roadway Network Alternative Approach Concept • Figure 6-1 Landscape + Open Space Framework Concept • Figure 6-2 Open Space & Corridors Approach Concept • Figure 6-3 Cultural Trail Approach Concept 44-950 Eldorado Drive / Indian Wells, California 92210-7497 / V (760) 346-2489 / F (760) 346-0407 / IndianWells.com 765 INDIAN WELLS CALIFORNIA Thank you for your understanding and helping to resolve this issue prior to adopting the Final Specific Plan document. Best Regards, Chris Freeland, PhD, ICMA-CM City Manager cc: Eric Ceja, Assistant City Manager Dina Purvis, Interim Public Works Director Jon Berg, Community Development Director 44-950 Eldorado Drive / Indian Wells, California 92210-7497 / V (760) 346-2489 / F (760) 346-0407 / IndianWells.com 766 DESERT SANDS UNIFIED SCHOOL DISTRICT 47-950 Dune Palms Road • La Quinta, California 92253 • (760) 777-4200 • FAX: (760) 771-8505 BOARD OF EDUCATION: Humberto Alvarez, Michael Duran, Tricia Pearce. Linda Porras. Dr. Kailee Watson SUPERINTENDENT: Kelly May-Vollmar, Ed.D. SEPTEMBER 26, 2025 Sent Via Email ONLY CLFlores@LaQuintaCA.gov Cheri Flores, Interim Design and Development Director City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 RE: Project Location: Generally North of Avenue 48, South of the Coachella Valley stormwater channel, east of Washington Street, and west of Jefferson Street Ms. Flores: This is in response to your request for comments on the above referenced project and its effect on public schools. Please be advised, all actions toward residential and commercial development including this project will result in an impact on our school system. Absent additional State or local funding, the District will not be able to provide adequate school facilities for the anticipated new residential, commercial, or industrial developments within the boundaries of the District which are currently unmitigated. As you are aware, there is a school mitigation fee that is currently collected on all new development at the time building permits are issued. Prior to issuing a permit, please ensure all developers contact the District and make an appointment to pay the required school fees. A formal certificate of compliance will be provided to the developer upon receipt of payment. Please feel free to call me if you have further questions. PATRICK CISNEROS Director, Facilities Services "ZASHARE FILES 3-12\3 DEVELOPER FEES\COMMENT LETTERS & DEVEL UPDATES\Comment Ltrs & Dev Updates - La Quinta\LQ Comment 2025 Zone Change -Zone Ordinance- 9-26-25.docx" The Future Is Here! 767 Tania Flores From: Philip Bettencourt <philip@bettencourtplans.com> Sent: Monday, October 13, 2025 1:56 PM To: Planning WebMail Cc: Subject: Planning Commission Agenda: October 14, 2025 Follow Up Flag: Follow up Flag Status: Flagged EXTERNAL; This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Ms. Flores and distinguished colleagues, I am writing in support of the staff recommendation and the zoning ordinance and amendment proposed for the Highway 111 Specif is Plan and Development Code project. I also support the findings and conclusions in Mitigated Negative Declaration EA 2024- 0002. I have long followed this project as a former member of the Planning Commission and as a close observer of the ULI special studies. The Comprehensive staff recommendations concerning the proposed MND and the conditions of approval are well reasoned and well documented as are other consultant technical studies. I plan to be an observer at the meeting on Tuesday October 14th and may offer more no more than 3 minutes of supportive testimony. Thank you. Philip F. & Meredith Bettencourt Real Estate Development Planning I Stewardship 78-365 Highway 111, No 432 La Quinta, CA 92253 949-874-4443 1 Telephone or text at will c4aQuiKra - !, qW UISIAI - STVR DEPARTMENTAL REPORT ITEM NO. 3 UARTERLY REPORT THE STVR PROGRAM CONSISTS OF PERMITTING, LICENSING, TAX COLLECTION, AND COMPLIANCE MONITORING AND ENFORCEMENT PERMIT Number of STVR Permits: The City Clerk's Office issues all new and renewed STVR permits and related business licenses, handles Transient Occupancy Tax (TOT) collections, and assists STVR property owners with keeping their property in compliance with the STVR program. September 2025 Total STVR Permits: 1000 500 C 1,222 (Estate Permits: 67) 60 42 Homeshares Primary Residence Figure 1 1120 General Permits Active STVR Permits by Area Per Year from 2021 to 2025 Q-3: North La Quinta Mid La Quinta Permit Ban Area Totals IR,059.` 840M 755'� j 707 0=&70 STVR Exempt Areas 270q@ 331go 434 530 411 543 jjW0 City%W@.Totals 1-320 JM'W&189 'lyZJka.VM � Table 1 769 Density of STVR Permits by Area Per Year - from 2021 to 2025 Q-3: R PERMITS BY AREAMM JAN-21 JAN-22 JAN-23 JAN-24 JAN-25 SEP-25 2023 Parcels North La Quinta 140 115 110 110 112 104 2.462 Mid La Quinta 148 122 92 90 90 88 958 The Cove 292 252 236 226 223 211 4.744 South La Quinta (PGA West) 1 470 354 317 301 282 272 3.082 Permit Ban Area Totals 1.050 843 755 727 707 675 11.246 STVR Exempt Areas 270 331 434 530 543 547 983 Restricted Parcels 9.928 Citywide Totals 1,320 1,174 1 1,189 1,257 1,250 1,222 22,157 Table 2 JAN-21 JAN-22 JAN-23 JAN-24 JAN-25 SEP-25 North LQ 140 5.44% 115 4.47% 110 4.47% 110 4.47% 112 4.55% 104 4.22% Mid LQ 148 14.47% 122 11.93% 92 9.60% 90 9.39% 90 9.39% 88 9.19% The Cove 292 620% 252 5.35% 236 4.97% 226 4.76% 223 4.70% 211 4.45% South LQ 470 15.46% 354 11.64% 317 10.29% 301 9.77% 282 9.15% 272 8.83% STVR Exempt 270 28.54% 331 34.99% 434 44.15% 530 53.92% 543 5524% 547 55.65% Areas Total Permits Citywide 500 400 300 200 100 0 Table 3 JAN-21 JAN-22 JAN-23 JAN-24 JAN-25 SEP-25 North LQ I Mid LQ Cove South LQ Exempt Figure 2 770 The Code Compliance Department handles all compliance related matters for the STVR COMPLIANCE I program, which includes managing complaints, conducting investigations, and taking enforcement actions, such as issuing notices of violations, administrative citations, and STVR Complaints: permit suspensions. 2024 & Q-1, Q-2 & Q-3 2025 STVR Complaints Citywide by Area Q-1 2024 $$ Q-2 2024 ' : ' . 15 3 Q-3 2024 5 ( Q-4 2024 24 ' Q-12025 21 Q-2 2025 71 Q-3 2025 29 0 20 40 60 80 100 120 140 160 North LQ 0 Mid LQ 6 Cove 0 South LQ (PGA West) 0 Exempt Areas Figure 3 30 20 10 Complaints: January - September 2025 Permitted vs. Unpermitted Qr, JAN-25 FEB-25 MAR-25 APR-25 MAY-25 JUN-25 JUL-25 AUG-25 SEP-25 Figure 4 150 100 50 I Permitted _ Unpermitted YOY Quarterly Complaints: 2022 - 2025 1G2 Q-1 Q-2 Q-3 Q-4 2022 0 2023 2024 0 2025 Figure 5 772 Citations: Figure 6 Figure 7 2024 & 2025 Q-1, Q-2, Q-3 STVR Citations: Permitted vs. Unpermitted 3 10 3 1 1 6 1 10 22 5 3 11 Permitted Citations Unpermitted Citations Q-1 2024 Q-2 2024 Q-3 2024 Q-4 2024 Q-1 2025 Q-2 2025 Q-3 2025 0 10 20 30 Disturbance - the majority of disturbance compliance activities are due to noise, generally caused by large events or gatherings, children running/screaming/laughing, popping balloons, construction, slamming doors, etc. Other complaints include excessive parking, bright lights, trash, unsecured pool access, unmaintained yard, etc. Administrative - the overwhelming majority of administrative compliance matters are related to operating/advertising without an STVR permit or business license, or failure to display the STVR permit number on listings. Others include incorrect or missing occupancy limit advertised on listings, failure to report/remit transient occupancy tax, etc. 2024 & 2025 Q-1, Q-2, & Q-3 STVR Citations: Administrative vs. Disturbance 11 22 5 3 16 2 10 3 1 1 1 1 Administrative Citations Disturbance Citations Q-1 2024 Q-2 2024 Q-3 2024 Q-4 2024 Q-1 2025 Q-2 2025 Q-3 2025 0 10 20 30Figure 7 shows the vast majority of citations in 2024 and Q-1, Q-2, and Q-3 of 2025 were issued for administrative matters, primarily for operating and/or advertising without an STVR permit: -86% in 2025-70% in 2024 Figure 6 shows the majority of citations in 2024 and 2025 Q-1 to Q-3 were issued to unpermitted properties: -64% in 2025 Q-1, Q-2 & Q-3-69% in 2024 0 773 The STVR program collects Transient Occupancy Tax (TOT), fees for citations and inspections, and all program operating costs such as STVR permit and business licensing fees. Table 4 below provides an overview of the annual STVR program revenues for calendar years 2020, 2021, 2022, 2023, 2024, and 2025 Q-1, Q-2 & Q-3. STVR Annual Revenue Summary: 2020-2023, 2024, & 2025 Q-1, Q-2 & Q-3 Transient Occupancy Tax Revenue (TOT) $4,513,085 $5,921,344 $6,586,848 $6,179,125 $5,747,595 $4,796,785 *Citation Fine Collections: $327,112 $447,950 $180,750 $242,592 $71,739 $61,187 STVR Permit Fee $307,781 $758,780 $943,150 $957,750 $924,500 $663,403 STVR Permit Inspection Fee $9,425 $1,950 $1,300 $1,950 $1,950 $0 STVR Permit Business License Fee (estimated 2020, 2021, 2022) S55.000 $50,000 $47,000 $50,786 S51,064 S38,924 Total STVR Permits/Licensing Fees : $372,206 $810,730 $991,450 $1,010,486 $977,514 $702,327 UW- W Table 4 *Citation Fine Collections are current as of October 10, 2025 774 ta Q�W CALIFORNIA FRED WARING DR M I (IF , Fv;'E � Syl1 Z 1 O� z_ x F. 48TH AVE 50TH AVE CALLE DURANGO o g s z z L o w Z z w w Q CALLE TECATE February 2025 ATTACHMENT 1 STVR AREAS STVR Exempt Areas ip ID Development Name Exemption 1 Homewood Suites La Quinta Desert Villas - Center Pointe Tourist Commercial District 2 Legacy Villas Tourist Commercial District & Development Agreement 3 La Quinta Resort including Spa & Tennis Villas Tourist Commercial District & Adjacent to TC District 4 Embassy Suites (Casitas Las Rosas) Village Commercial District 5 Village Commercial Village Commercial District 6 SilverRock Resort / Talus Tourist Commercial District / SilverRock Resort Specific Plan 7 Club at Coral Mountain Development Agreement (Ordinance No. 613) 8 Signature at PGA West (Haciendas) Tourist Commercial District 9 Puerta Azul Entitlement Approval 10 Southwest corner Avenue 62 & Madison St Tourist Commercial District- Undeveloped 11 Northwest corner Avenue 64 & Madison St Tourist Commercial District - Undeveloped 12 Polo Villas Residences Development Agreement (Ordinance No. 599) 13 Bravo Estates Development Agreement (Ordinance No. 620) 14 Mery Griffin Estate Estates at Griffin Lake Specific Plan 15 ITravertine IDevelopment Agreement (Ordinance No. 617) 16 151555 Madison Street lLarge Lot Qualified & Certified; Resolution No. 2024-011 17 151215 Avenida Obreqon I Large Lot Qualified & Certified; Resolution No. 2024-012 z 52ND AVE to* 58TH AVE 54TH AVE 7'y 3 n 0 0 z AIRPORT BLV City Boundary STVR Exempt Area 0 STVR Exempt Area - Large Lot Qualified & Certified City Areas North La Quinta Cove Mid La Quinta South La Quinta N 0 1 2 77 Miles ATTACHMENT 2 Number of Permitted STVR Properties per Development 1,222 Active STVR Permits as of 09/30/2025* North La Quinta Cove Acacia 9 The Cove 210 Bella Vista 8 Large Lot Qualified & Certified 1 Cactus Flower 8 Cove Total STVR Permits 211 Del Rey 3 Desert Pride 10 Mid La Quinta Indian Springs Neighborhood 6 Avenida La Fonda Neighborhood (Desert Club TR Unit 2) 2 La Quinta Del Oro (Not Gated) 7 Calle Fortuna Neighborhood (Desert Club TR Unit 1) 3 La Quinta Highlands 13 Desert Club Estates (Desert Club TR Unit 5) 14 Marbella 5 Enclave 1 Monticello 9 Haciendas at La Quinta 1 Quinterra 2 Highland Palms Neighborhood 15 Rancho Ocotillo 3 Montero Estates (No HOA) 1 Sonrisa 7 Large Lot Qualified & Certified 1 Topaz 10 Renaissance 1 Vista Grande 3 Sagebrush Neighborhood (Desert Club Manor TR 1) 7 Westward Ho/Westward Shadows 1 1 Santa Rosa Cove 41 North La Quinta Total STVR Permits: 104 lSeasons at La Quinta (Residential) 1 Mid La Quinta Total STVR Permits: 88 Exempt Casitas Las Rosas 70 South La Quinta Legacy Villas 217 Estates at La Quinta 2 Mery Griffin Estate 1 La Quinta Fairways 4 PGA West:Signature 157 PGA West: Fairways 85 Polo Villas 18 PGA West: Res 1 123 Puerta Azul 42 PGA West: Res II 53 Spa Villas at LQ Resort 10 Village at the Palms 1 5 1 lTennis Villa 1 32 South La Quinta Total STVR Permits: 272 Exempt Total STVR Permits 1 547 *This information is current as of September 30, 2025 and is updated on a quarterly basis 776 24/7 STVR HOTLINE - (760) 777-7157 ALL CALLS MADE TO THE 24/7 STVR HOTLINE ARE ROUTED ACCORDINGLY DEPENDING ON THE DAY/TIME OF THE CALL AS SHOWN BELOW CITY CODE COMPLIANCE ANSWERS CALL TO HOTLINE IS THE CALL AND GATHERS COMPLAINT RECEIVED AND PROPERTY INFORMATION FROM CALLER* HOTLINE VENDOR ANSWER CALL TO HOTLINE IS D GATHERS COMPLAIN RECEIVED ffROPERTY INFORMATION CALLER CALL TO HOTLINE IS MrOTLINE VENDOR ANSWERS CALL AND RECEIVED ATHERS COMPLAINT AND PROPERTY INFORMATION FROM CALLER TY CODE OFFICER IS DISPATCHED TO ZOPERTY. DEPENDING ON SITUATION, LOCAL CONTACT MAY BE CALLED** CITY CONTRACTED SECURITY PATROL OFFICER IS DISPATCHED TO PROPERTY. DEPENDING ON SITUATION, LOCAL CONTACT MAY BE CALLED** HOTLINE VENDOR CONTACTS LOCAL DNTACT ON FILE FOR STVR PROPERTY ADDRESS COMPLAINT OR SHERIFF'S DEPARTMENTIFNEEDED i 40 778 ta0aigra — CFM eftb,DESEU — DEPARTMENTAL REPORT ITEM NO. 4 COMMUNITY SERVICES QUARTERLY REPORT Community Programs & Social Services Wellness Center, FIND Food Distribution, Fritz Burns Pool, & Sports spa Wellness Center provided fitness and recreation programs to 13,321 participants/fitness members (12,064 fitness gym participants; and 1,257 program participants for SilverRock Resident Cards, Summer Golf Experience, Yoga Flow, Pilates, Ballroom Dance, Social Bridge, Monday Movies, Mah Jongg, Ukulele, Dominoes, Quilting for Good Times, and Walking Club). Social service offerings such as the Riverside County Cool/Warm Center, HICAP, Alzheimer's Coachella Valley, and Proctor Insurance were available to the public. Desert Recreation District (DRD) served 3,244 participants (1,969 for open/lap swim, youth swim lessons, Adaptive Swim lessons & Splash Play; Parent & Me lessons; Lifeguard Pre - Qualification; and Water Safety with Lenny the Landshark; 540 Water Aerobics; 520 Senior Splash; 40 Mermaid Splash Party; and 175 Dive -In Movie) at Fritz Burns Pool on ft programs/classes. Youth sports programs had 6,221 total participants (players, spectators, coaches) for AYSO .�, (soccer — 371), Friday Night Lights (flag football — 635), and La Quinta Youth Sports r Association (baseball — 5,215). Practices and league games are held at La Quinta Park, Colonel Mitchell Paige Middle School, and the La Quinta Sports Complex. Open Court Time volleyball and basketball programs, a City of La Quinta partnership with Desert Recreation District, had a total of 122 participants at the La Quinta Boys & Girls Club Gym. In partnership with FIND Food Bank, distributed 25,157 pounds of food (food packages/boxes lA►�,ii of dry goods and produce) to 1,017 persons at Coral Mountain, Hadley Villas, Vista Dunes, Washington Street Apartments, and Wolff Waters; FIND also provides mobile pantries for food distribution two times per month at Horizon High School and La Quinta Library Parking Lot. 161 779 La Quinta Library Circulation/ r► uy► ams/ Events • Attendance: 34,600+ persons visited and participated in various programs; 47,100+ items were circulated; 6,000+ participated in various programs, meetings, and events. During this quarter there were 255 library card registrations, 6,189 reference questions, 1,893 computer sessions, and 29,876 wireless sessions. • Events: Family Show: Rusty's Rock and Roll Circus, Lunch at the Library, and Pokescape Room. • Programs: Baby/Toddler Storytimes; Sensory Hour, Teen Anime Cafe, Level Up LQ, Graphic Novel Club, Read the World, Pagemaster's Book Club, Page Turners Book Club, Chess Club, Culinary Kids and Lunch at the Library. La Quinta Creation Station Makerspace Programs/Services/Memberships FAB-Tastic! SUNDAY. 2ULY 27. 2025 12:30 PM 3:30 PM FREE I AGES 7 Swing by the Creation Station to loin fellow Crochet and Fiber Artists as we craft together. Share your progress on a current project or ask for help with a particular stitch All levels of skill are welcome. (THIS IS NOT A CLASS) elerr.waaeeuprrr.rrr.r.r.tA ri . CREATION STATION: LA OUINTA'S—KERSPACE MAKER'S GUILD SATURDAY, 3ULY 19. 2025 3:00 PM-5:30 PM AGES la+ 1 RSVP (6 SPOTS) Week & Lim Tabletop Come: T7x= Wolves e( tV�•i r y: n Members ofthe Maker's Guild 18 and olds-r can reserve a spot in a 1-shot dungeons art. dragons campaign adventure that may nrm a little bit HAIP-RAISING. I. Qulne'..wlwrs-. O� n rs:.wr�Ino•co aav+:.�caunr it y>�:' � Maker Craft SATURDAY, SEPTEMBER 6, 2025 10:30 AM - 5:00 PM h FREE I AGES 7 . Ready, Player ]? We're going back in time to play some classic video and computer games. Try out some original ATARI titles, play an early PlayStation game or avoid getting dysentery on the Oregon Trail, x3rsw.anoke L.QRYUQm AA. � m„e�,� —.— OZOBOTS AFTER SCHOOL 1 THURSDAY, AUGUST 7, 2025 3:00 PM-5:30 PM FREE I AGES 7-13 How good are your driving skills? Visit the Creation Station after school where you will learn how to operate and navigate a small Ozobot robot through our Drivels ED obstacle course. Vnnep nlmter nr ppnhe »rMr^ nroy pr xme ten mm�. CntYnAMIr..YQMIsrY4f.s. r', , no / • Attendance: 1,195 people visited/participated in various programs/services. • Memberships: 30 new memberships; 100 active memberships. 11 IdL, o 1 � 0 Q Lilly ,% • Programs: MakerCraft (Dragon Eggs from the Ilse of Berk; Retro Gaming Day), Summer Reading Adventure Maker's Guild (Gelatinous Cube Construction; D&D Character Design; Live Tabletop Game: The Trouble with Cheese and The Wolves of Welton), Ozobots After School (Driver's ED; Robo-Pictionary), MakerSpace Camps (Laser Engraved Shiny Trading Card; 3D Printing & Tinker CAD) and FAB-Tastic! (Crochet Club; Clock Build; Radio Project; Soap Making). • Social Media Reach: 743 Facebook Followers; 1,253 Facebook Views; 1,034 Instagram Followers; 3,593 Instagram Views; 155 YouTube Subscribers; and 127 Threads. <aF.rMN ar.r�.i...A q�i..r.'i rar.scanus FAB-Tastic! SUNDAY, AUGUST 31. 2025 12:30 PM -3:30 PM $S FEE I AGES 7 + I RSVP Sign up to participate In this munth's FAB project. For August Maker's in FAB will learn how to put a motor, battery and dial together to build a handmade clock. This IS a great project for simple electronics. 6WI-. Aeoa. E. a� • j 99-ItSC.l�iemp[e�Q•�9Y153 tie � ��, � MakerSpace Camp SATURDAY, SEPTEMBER 20, 202S SESSION A: 10:30 AM - 12:00 PM SESSION B: 1:30 PM - 3:00 PM RSVP 1 $5 1 AGES 7-13 Makers 7-13 years of age can sign up to learn about 3D Printing and how to create 3D files using TinkerCAD RSVP required: only 3 spots per session o..a...aNx..,.1.aI...•.N.e.so.e. tarn crlerwnpKa aap,INa.u.xzsr Ilia � A ,roen let. i..,.Ae.m .. - •! 13 3D; Print (; �nker_C,AD La Quinta Museum Exhibits/Programs/Events • Attendance: 1,128 visitors/participants. • Exhibits: She Sang Me a Good Luck Song; Wish You Were Here. • Events: Summer Family Fun (Avian Behavior; Snakes!; SCRAP Gallery); Exhibit Envoy meeting and tour; La Quinta Historical Society meeting. • Programs: Good Books in the Gallery Book Club (Weaving Sundown In A Scarlet Light by Joy Harjo; Had a Good Time by Robert Olen Butler; and The Guncle by Steven Rowley), Break with Huell, Genealogy Club, Sketchbook Journaling, STITCH, TED Talk Meet Up, and Mindful Art Workshop. • Social Media Promotion: Friday Fun Facts and Exhibit Content is shared via social media with Facebook (2,626 followers), Twitter, Instagram (3,324 followers), and YouTube subscribers. Community Events Corporal Hunter Lopez Saber Vigil @ Civic Center Campus • A saber vigil was held on Tuesday, August 26, at Civic Center Campus, to honor and pay tribute to Cpl. Hunter Lopez and SSG James Perez. Their names are engraved on the Gold Star Monument. Event was moved into the Wellness Center due to inclement weather. • Mayor and Councilmembers spoke as well as speakers representing the Hunter Lopez Memorial Foundation, CAL FIRE/Riverside County Fire Department, and music selections were provided by Sgt. Bryan Whitley, Riverside County Sheriff's Department. • Approximately 300+ persons in attendance. Participation from Herman & Alicia Lopez, Hunter Lopez Memorial Foundation, Sign Dreamers, La Quinta High School AFJROTC Honor Guard, Scouting America Troop 1701, Starbucks #6840 donated refreshments, Unicorns & Narwhals Inc. donated cups, Kiki's donated food for friends and family, Blooming Florist, AKJOHNSTON Group, and DV Rentals. 783 Community Events 9/11 Car • The September 11t" Candlelight Vigil was held at Civic Center Campus; approximately 250+ persons in attendance. • City Council and representatives from Riverside County Fire and Sheriff's departments provided honoring remarks and moments of reflection. There was also representatives in attendance from Congressman Ken Calvert's Office, State Senator Ochoa Bogh's Office, Assemblyman Greg Wallis — AD District 47 Office • Participation from La Quinta High School AFJROTC Honor Guard, La Quinta High School Wind Ensemble, Doug Hassett, Scouting America Troops 1701 & 451, Blooming Florist, AKJOHNSTON Group, and DV Rentals. 784 X Park Bike & Skate Programs/ Events/ Memberships • Attendance: 2,023 residents and 1,449 non-residents used the park this quarter. Park hours: 5 days a week 12:00 — 9:00 p.m. (Monday -Friday) and 9:00 a.m. — 9:00 p.m. (Saturday -Sunday) May - November. • Total Memberships: 78 memberships sold this quarter (58 resident and 20 non-resident). Overall memberships sold to date is approximately 1,449 (1,507 resident and 550 non- resident). • Programs: Roller Skate Night; Summer Skate Camp; Skate Camp; Friday Night Skate; Beginner Skate Lessons; BMX Jam; Mini Skate Camp; Quad Meet Up; Scooter Jam; Quad Lessons; and BMX Meet Up. • Events: Go BMX Day 785 786 REPORTS AND INFORMATIONAL ITEM NO. 33 FINANCIAL ADVISORY COMMISSION SPECIAL MEETING MINUTES THURSDAY, SEPTEMBER 11, 2025 CALL TO ORDER A special meeting of the La Quinta Financial Advisory Commission (Commission) was called to order at 3.30 p.m. by Vice Chair Anderson. PRESENT: Commissioners Kiehl, Lee, Niblo, and Vice Chair Anderson ABSENT: Commissioners Mast, Way, and Chair Dorsey PLEDGE OF ALLEGIANCE Commissioner Kiehl led the audience in the Pledge of Allegiance. Finance Director Martinez asked for a moment of silence in memory and honor of former Commissioner Richard "Dick" Mills, and highlighted Mr. Mills' many contributions to the City, and dedicated public service to the La Quinta community. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA — None CONFIRMATION OF AGENDA Finance Director Martinez requested Business Session Item No. 1 be pulled from the agenda due to the absence of several Commissioners, and noted the item will be rescheduled for consideration at the November 5, 2025, special meeting. The Commission concurred. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS 1. INTRODUCE NEWLY APPOINTED COMMISSIONER PHILLIP NIBLO Vice Chair Anderson introduced newly appointed Commissioner Phillip Niblo, who provided a brief history of his background, experience and qualifications. The Commissioners each provided brief overviews of their professional backgrounds and welcomed Commissioner Niblo. CONSENT CALENDAR ITEMS 1. RECEIVE AND FILE SPECIAL MEETING MINUTES DATED JUNE 4, 2025 2. RECEIVE AND FILE REVENUE AND EXPENDITURE REPORT DATED MAY 31, 2025 FINANCIAL ADVISORY COMMISSION Page 1 of 3 SEPTEMBER 11, 2025 SPECIAL MEETING — MINUTES 787 MOTION — A motion was made and seconded by Commissioners Kiehl/Lee to approve the Consent Calendar as presented. Motion passed: ayes — 4, noes — 0, abstain — 0, absent — 3 (Dorsey, Mast, and Way). BUSINESS SESSION 1. Pulled from the Agenda by staff as noted during Confirmation of Agenda >>> APPOINT MEMBERS OF THE FINANCIAL ADVISORY COMMISSION TO SERVE AS CHAIRPERSON AND VICE CHAIRPERSON FOR FISCAL YFEAA 202-5/26 2. APPOINT MEMBERS OF THE FINANCIAL ADVISORY COMMISSION TO SERVE ON THE MEASURE G SALES TAX OVERSIGHT COMPLIANCE SUBCOMMITTEE (SUBCOMMITTEE) TO AUDIT AND FORMULATE THE ANNUAL MEASURE G SALES TAX OVERSIGHT COMPLIANCE REPORT FOR FISCAL YEAR 2024/25 Finance Director Martinez presented the staff report, which is on file in the Finance Department, and noted that Commissioners Dorsey and Mast requested consideration for appointment to the subcommittee. The Commission discussed appointing three members to the subcommittee and reached a consensus to appoint Vice Chair Anderson, Chair Dorsey, and Commissioner Mast. MOTION — A motion was made and seconded by Commissioners Lee/Kiehl to appoint Vice Chair Anderson, Chair Dorsey, and Commissioner Mast to serve on the Measure G Sales Tax Oversight Compliance Subcommittee to audit and formulate the annual Measure G Sales Tax Oversight Compliance Report for Fiscal Year 2024/25. Motion passed: ayes — 4, noes — 0, abstain — 0, absent — 3 (Dorsey, Mast, and Way). 3. RECEIVE AND FILE FOURTH QUARTER FISCAL YEAR 2024/25 TREASURY REPORTS FOR APRIL, MAY, AND JUNE 2025 Principal Management Analyst Hallick presented the staff report, which is on file in the Finance Department. The Commission discussed the California Asset Management Program (CAMP) Board of Trustees oversight and fund safety; conservative investment strategies used in the Public Agency Retirement Services (PARS) Trust and Other Post -Employment Benefits (OPEB) Money Market Accounts Trusts; the potential to evaluate alternative trust providers to compare fees and returns; and possibly reducing or reallocating trust balances to improve future earnings. MOTION — A motion was made and seconded by Commissioners Kiehl/Niblo to receive and file the fourth quarter fiscal year 2024/25 treasury reports for April, May, and June FINANCIAL ADVISORY COMMISSION Page 2 of 3 SEPTEMBER 11, 2025 SPECIAL MEETING — MINUTES 788 2025, as presented. Motion passed: ayes — 4, noes — 0, abstain — 0, absent — 3 (Dorsey, Mast, and Way). STUDY SESSION — None DEPARTMENTAL REPORTS 1. FINANCE DEPARTMENT CURRENT AND FUTURE INITIATIVES Finance Director Martinez provided updates on current and upcoming Finance Department initiatives, noting the City's comprehensive audit for fiscal year (FY) 2024/25 will be conducted from September 15 through October 2, 2025; the Street and Road Improvement Audit and Measure A Local Streets and Road Audit for FY 2024/25 will take place in November 2025; the Financial Projections Task Force is updating FY 2025/26 budget data in the City's financial forecasting software, TrueComp (formerly Govinvest); and staff is exploring training opportunities with the City's auditing firm, Lance Soll & Lunghard, LLP (LSL). Staff highlighted major City projects, including the Highway 111 Corridor Specific Plan, and potential Imperial Irrigation District (IID) substation upgrades, noting that cost and revenue updates will be provided to the Commission when available. 2. FIRST QUARTER 2025 (JANUARY — MARCH) SALES TAX UPDATE Staff provided an update on first quarter 2025 sales tax and Measure G revenues, including major industry group performance, top 25 revenue -generating businesses, and explained the difference between sales tax and Measure G allocations. The Commission commended the City for effective public communication and minimizing business impacts during construction of the Highway 111 pavement rehabilitation project. COMMISSIONERS' ITEMS Commissioner Kiehl suggested the City possibly review its term limit restrictions to ensure retention of experienced and qualified members on City Boards and Commissions, and avoid multiple concurrent term expirations. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Kiehl/Lee to adjourn this meeting at 4:40 p.m., in honor of former Commissioner Mills. Motion passed: ayes — 4, noes — 0, abstain — 0, absent — 3 (Dorsey, Mast, and Way). Respectfully submitted, .�yric2� ��a¢iz�.Qi�,d Amanda Guerrero, Commission Secretary City of La Quinta, California FINANCIAL ADVISORY COMMISSION Page 3 of 3 SEPTEMBER 11, 2025 SPECIAL MEETING — MINUTES 789 WRITTEN PUBLIC COMMENTS CITY COUNCIL MEETING NOVEMBER 18, 2025 CITY COUNCIL MEETING - NOVEMBER 18, 2025 - WRITTEN PUBLIC COMMENTS FROM JACKSON TIDUS ON BEHALF OF WASHINGTON 111, LTD (WASHINGTON PARK) - REQUESTING A CONTINUANCE PUBLIC HEARING ITEM NO. 1 - HIGHWAY 111 CORRIDOR SPECIFIC PLAN - EA 2024-0002, ZC 2024-0002, ZOA 2024-0002, SP 2022-0002 From: Janice Trayes <JTrayes@jacksontidus. law> Sent: Thursday, November 13, 2025 3:13 PM To: City Clerk Mail; Linda Evans; Deborah McGarrey; John Pena; Kathleen Fitzpatrick; Steve Sanchez; Jennifer Nelson Cc: Michael Tidus; blhrke@rutan.com; Jon McMillen; Ashley Young Subject: Letter re Request for Continuance of the 111 Corridor Specific Plan Attachments: Letter to La Quinta City Clerk and Council Members (w-encl.).pdf Follow Up Flag: Follow up Flag Status: Flagged Dear City Clerk and Council Members, on behalf of Michael Tidus of Jackson Tidus, please see the attached letter regarding the above referenced subject line. Best Janice Janice Trayes Trademark Paralegal D: 949.851.7624 / C: 310.880.5585 jtrayes@jacksontidus. law docket@iacksontidus.law (Trademark Dept. email) Jackson Tidus rr1^Df 2030 Main Street, Suite 1500, Irvine, CA 92614 0: 949.752.8585 / F: 949.752.0597 www.www.jacksontidus.law Click here to share files larger than 25 MB Disclaimer This message is intended only for the designated recipient(s). It may contain confidential or proprietary information and may be subject to the attorney -client privilege or other confidentiality protections. If you are not a designated recipient, you may not review, copy or distribute this message. If you receive this in error, please notify the sender by reply e-mail and delete this message. ****************************************************************************************** Jackson Tidus is a recognized Partner in ABA-EPA's Law Office Climate Challenge ****************************************************************************************** CITY COUNCIL MEETING - SEPTEMBER 22, 2025 - WRITTEN PUBLIC COMMENTS FROM LOZEAU DRURY, LLP!PUBLIC HEARING ITEM NO. 1 - SILVERROCK ENVIRONMENTAL ASSESSMENT 2025-0002 (ADDENDUM NO.3 TO EA 2002-453) 17 Jackson Tidus A LAW CORPORATION November 12, 2025 VIA EMAIL AND U.S. MAIL Monika Radeva, City Cleric 78495 Calle Tampico La Quinta, California 92253 Email: CityClerkMail(&LaQuintaCA.gov Direct Dial: 949.851.7424 Email: mtidus@jacksontidus. law Reply to: Irvine Office File No: 9740-126507 Linda Evans, Mayor Deborah McGarrey, Mayor Pro Tern Jose Pena, Council Member Kathleen Fitzpatrick, Council Member Steve Sanchez, Council Member Jennifer Nelson, City Council & City Manager 78495 Calle Tampico La Quinta, California 92253 Email: levansa laquintaca.gov; dmcgarrey(&la-quinta.org; jpena(alaquintaca.gov; kfitzpatrick _ laquintaca.gov; ssanchez(Maquintaca.gov ; i nelson(&laquintaca.gov Re: Request for Continuance of the 111 Corridor Specific Plan, Public Hearing Scheduled for November 18, 2025. Dear City Cleric and Council Members: We represent Washington 111, LTD ("Washington Park"), the operator and developer of the Washington Park Shopping Center. We are respectfully requesting that the City Council continue this hearing. Washington Park has concerns about the current draft of the Highway 111 Corridor Specific Plan. We have been in communication with the City's Staff about these issues. Staff has been quite helpful in solving a number of concerns. However, Staff cannot solve all of these issues. We believe that Staff would need City Council direction on some of the issues we have raised. Irvine Office Westlake Village Office 2030 Main Street, Suite 1500 2815 Townsgate Road, Suite 200 Irvine, California 92614 Westlake Village, California 91361 t 949.752.8585 f 949.752.0597 t 805.230.0023 f 805.230.0087 www.jacksontidus.law La Quinta City Council Email: CityClerkMail@LaQuintaCA.gov November 12, 2025 Page 2 Attached is a letter dated October 17, 2025, outlining some of these issues. We will be at the hearing on November 18a` to discuss with you directly. As you know, the proposed Specific Plan is using a "form base" code for the first time. The Staff says that form based codes allow for "Adaptability". For this reason we would appreciate the Council allowing us to meet with the Planning Staff to identify how Washington Park, an existing development approved by a Specific Plan, and the community can benefit from the integration of some of the requirements in the proposed Highway in Specific Plan Very truly yours, P4 (�J7 Michael L. Tidus MLT/ay w/encl. cc: William Ihrke, Esq., La Quinta City Attorney (w/encl.); (via email: bIhrke@rutan.com) Jon McMillen, La Quinta City Manager (w/encl.); (via email: jmcmillen@laquintaca.gov) 1726352.1 Jackson Tidus A LAW CORPORATION October 17, 2025 VIA EMAIL ONLY (BIhrke(a),rutan.com) William H. Ihrke, Esq. Rutan & Tucker, LLP 18575 Jamboree Road 9th Floor Irvine, CA 92612 Direct Dial: 949.851.7424 Email: mtidus@jacksontidus.law Reply to: Irvine Office File No: 9740-126507 Re: Washington Park/City of La Quinta/Highway 111 Corridor Specific P1an::Envision 2050 ("111 Specific Plan") Dear Bill: As a follow-up to our call I wanted to outline for you several issues that the proposed 111 Specific Plan poses to Washington Park Shopping Center. As I mentioned, the Washington Park parcel ownership consist of more entities than just Jack Tarr's entity. I attach a site plan showing the various owners of the parcels. The site plan is color coded to show the different entity ownership. Under the 111 Specific Plan as proposed, if development is sought on one of the remaining pads, and/or a building is modified (and meets building modification requirements of the proposed development code), the proposed III Specific Plan makes it unclear (or impossible) for the developer to realistically comply with the newly required Civic and Open Spaces (or other common areas requirements) requirements. The remaining parcels are too small to provide for Civic and Open Spaces on a particular parcel and the other owners of the Shopping Center parcels are unlikely to want to donate their land for another developer's project. The fundamental concern of Washington Park is that it has an approved Specific Plan that has guided its development. The remaining unbuilt parcel and future lessors need consistency and assurance of what they can build and operate at the Shopping Center. Washington Park was approved by the City as a Specific Plan. The purpose of this approval method was to insure adequate implementation of the General Plan and for providing guidance for ensuring orderly growth and community needs. Requirements of this Specific Plan along with "Permitted Uses" are part of stakeholder expectations. This new Development Code and Specific Plan may cause many of the stakeholders concern about how they will develop their property in the future. The revisions to the Code cause some uncertainty. We have brought a number of these issues to the Staff s attention, and they have addressed several of the prior concerns, but some of Irvine Office 2030 Main Street,15th Floor Irvine, California 92614 t 949.752.8585 f 949.752.0597 Westlake Village Office 2815 Townsgate Road, Suite 200 Westlake Village, California 91361 t 805.230.0023 f 805.230.0087 www.jacksontidus.law Mr. William H. lhrke October 17, 2025 Page 2 the issues require City Council or City Manager involvement. The following are the issues that Washington Square suggests should be resolved as soon as possible: 1. 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards Section C. Zones Established — 2. Overlay Zones - 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 ofHikhway 111 as measured from the edje of the Hiahway 111 rikht-of-way, see Figure 9.105-020-3 (in the Development Code). " Washington Park Concern: The Auto -Oriented Overlay Zone, as proposed only encompasses that part of the frontage along Hwy 111 noted above. Some of the Permitted Uses that are now only allowed within the AOD have been stripped from the overall HMU (due to the prescribed areas that define the AOD, see Figure 9.105-020-3 AOD Overlay) and therefore not allowed within the greater portion of the Washington Park Shopping Center. The Uses that were previously allowed within the current CG Zone (and Washington Park Specific Plan) are now not allowed in the proposed Highway Mixed Use Zone (HMU). Stakeholders of parcels outside of the AOD are now limited to Uses that do not include, restaurants with drive thru's, service stations, auto repair, auto repair -specialty shops, car washes, vehicle sales (New and Used), vehicle leasing. 2. 9.105-030 Supplemental Standards Section D. Open Space and Section H. Civic Space Standards. Washington Park Concern: Washington Park parcel ownership(s) consist of multiple entities (for various parcels). See attached site plan. Thus, if and when a project is proposed on remaining pads, and/or a site or building is modified (and meets building modification requirements of the proposed development code), the applicant is required to meet the requirements of the proposed Open Space and/or Civic Space. However an applicant cannot impose requirements of the required Civic and Open Spaces (or other common areas requirements) on other owners of the shopping center. The Washington Park Shopping Center has CC&Rs that control the relationship of the property owners to each other. The City has reviewed and approved these CC&Rs so it would be almost impossible to impose these new requirements when control of common areas is not in control of the applicant for a project. For example, should the carwash be submitted for approval, the approval (by Conditions) cannot impose open space or civic space requirements on Cinemark as they do not own or have control of the Cinemark property. Further, while the carwash would be required to meet requirements of Open Space, we question whether the carwash (or other proposed Uses) would be the most appropriate location for such spaces. Mr. William H. Ihrke October 17, 2025 Page 3 3. Table 9.105-020-5 Permitted Uses in the HMU and AOD Overlay This Table depicts the Permitted Uses within each of the noted Overlay Zones. The current Specific Plan was Approved to allow certain Uses including but not limited to restaurants with drive thru's, service stations, auto repair, auto repair -specialty shops, car washes, vehicle sales (New and Used), vehicle leasing. Washington Park Request: That the following Uses be added to the Use Tables with the following designations "Permitted, Conditional Use Permit, Minor Site Use Permit" a. Auto Dealership (New and Used) b. Carwash c. Auto Concierge/Automotive Country Club (e.g. Finish Line Auto Club) d. Self -Storage There has been expressed interest for above "Uses" and negotiations with property stakeholders have been underway, therefore it is our opinion that not allowing these Uses would be a conflict with existing Specific Plan. While the fact that IID cannot service properties at this point has caused stalls in negotiations, we expect that development would increase and negotiations would continue forward once those IID issues are resolved. Washington Park was approved by the City of La Quinta Planning Commission as a Specific Plan (Washington Park SP-1987-011). The purpose of this approval method was to insure adequate implementation of the General Plan and for providing guidance for ensuring high quality development, and orderly growth that aligns with the community vision. Requirements of this Specific Plan along with "Permitted Uses" are part of stakeholder expectations. This new Development Code and Specific Plan may cause many of the stakeholders concern about liability for future needs. In as much as Washington Park has successfully implemented the Specific Plan requirements. It is our opinion that Washington Park should be exempt from the proposed Specific Plan and Development Code as they relate to the above requirements and further, that the Uses noted above be allowed as suggested. -Because there are already approved and developed parcels in the Washington Park Shopping Center under the existing Specific Plan, the remaining parcel owners would then be disproportionally affected by these new rules. -As you know, Washington Park installed a water fountain as its Civic Open Space in its common area. What we have found out is that the fountain is being used as a bathtub by the homeless transients, and the open landscape park areas are being used by them as their "safe spot." This has an adverse impact not only on our tenants, but on the public. It is crucial to Washington Park that the 111 Specific Plan be either more specific about how it handles situations facing Washington Park, or, as you suggested as a possibility, an Mr. William H. Ihrke October 17, 2025 Page 4 implementation policy that the City Council approves via resolution or ordinance governing the 111 Specific Plan as it applies to Washington Park. We believe a meeting with Staff and you at the City would be helpful to iron out these issues. Very truly yours, Michael L. Tidus MLT:ay S I 0 O� b� O O �OA� ( PAR 1 A LU �iL� �� 43 S�9T (1$ n C PA t2 PO( PAR 2 � 1(" 68 - T'111z 65 y1, _ 0 uLO 361 AC ML + I PAR 4 I (69 I 1 a'• nc ( PAR 5 - I 62 =— PO(PAR I I _ ab5 Ac I P Re P Rs 64 63 F�oao LAIN Z alI 2 Ac O a Tv (D o 20 bry Z o2 ory0 ory� U) Q P R 2 774 • 1 NEMARK P R 1 G- o 3 A za ac D O PAR 3 / �75 I ,A O PAR 1 1/c%_ 5 . PAR 4 76 1 n Ac, �� JT c.o' nC AVENUE 47 � OWNERSH I F LEGEND: - WASHINGTON III, Ltd. OJBM Stein, LLG (Jlm Morris of JBM Properties, Inc. In La Jolla, CA) - La AND Gampany, LLG and BR 2, LLG -Realty Income Corporation, a TEIT based In San Diego, GA �, `" -+• ^' 4 1 - OD La auinta, LLG - JP Morgan Chase Bank, NA Robert H. Schwab of Los Argeles, GA wft' GF Lessee FH5, LLG - Target Corporation - Culver City Partners La auinta, LLG 9� �y �1 7J .'.' _ % ,, ', O \ 4 P/�,�R s IL9 AR, (45 $ L Te O PRs (58 a , PAR z (56 PAR 6 PAR 1 (n (46 1.87 AC (50 (51 ° PAR31 (PAR 41r 1.'S AC t. 3AC J� (7� `3 MO - j 52 LOT A L 1' $' •' x GIN Or LA MINTA CITY COUNCIL MEETING - NOVEMBER 18, 2025 - WRITTEN PUBLIC COMMENTS FROM SUNRIDGE HOTEL GROUP PUBLIC HEARING ITEM NO. 1 - HIGHWAY 111 CORRIDOR SPECIFIC PLAN - EA 2024-0002, ZC 2024-0002, ZOA 2024-0002, SP 2022-0002 �i SUNRIDGE MOTEL GROUP November 171h, 2025 VIA EMAIL TO: clflores@laquintaca.gov City of La Quinta Design & Development Attn: Cheri Flores 78495 Calle Tampico La Quinta, CA 92253 Re: WRITTEN COMMENTS REGARDING THE HIGHWAY I I I CORRIDOR SPECIFIC PLAN, ZONE CHANGE 2024-0002, ZONING ORDINANACE AMENDMENT 2024- 0002, SPECIFIC PLAN 2022-0002, AND ENVIRONMENTAL ASSESSMENT 2024- 0002, TO BE REVIEWED IN THE CITY OF LA QUINTA CITY COUNCIL MEETING TO BE HELD ON NOVEMBER 18TH, 2025 Dear Members of the La Quinta City Council: Sunridge Properties is currently coordinating with the City of La Quinta Planning Department and the City Manager's office on a Master Agreement related to Sunridge's active proposal for an AC Hotel by Marriott. The proposed hotel is in response to the City's "Notice of Availability/Offer to Dispose of Surplus Property" pertaining to Riverside County Assessor's Parcel Number (APN) 600020057, which notice is Dated January 3rd 2025. The aforementioned Master Agreement involves multiple parties who have coordinated in good faith on property boundaries and site plans. On October 29th 2025, The City of La Quinta recorded a certificate of compliance related to those coordinated property boundaries/plans between the active commercial and affordable housing proposals for APN 600020057. Sunridge was only more recently made aware of the Highway 111 Corridor Specific Plan, but it remains unclear from the related materials and communications received about it thus far, on how the zoning changes and amendments therein will affect active proposals pertaining to the City's "Notice of Availability/Offer to Dispose of Surplus Property" pertaining to Riverside County Assessor's Parcel Number (APN) 600020057. We respectfully ask that the City Council consider not approving any zoning changes or amendments that might adversely impact, limit, or materially change ongoing active proposals related to any Notice of Availability issued by the City of La Quinta. If the Highway I I I Corridor Specific Plan moves forward, we request that (APN) 600020057 not be part of any zoning changes or amendments therein. Sincerely, Bradon Welker Director of Development Sunridge Properties, Inc. POWER POINTS CITY COUNCIL MEETING NOVEMBER 18,2025 City Council Regular Meeting November 18, 2025 rvr CIA` - City Council Regular Meeting November 18, 2025 PUBLIC COMMENT - MATTERS NOT ON THE AGENDA 1 r1i p_yWI,? M'-Yj 114 t/ ak CAL'066NII"A City Council Regular Meeting Housing Authority Special Meeting November 18, 2025 CLOSED SESSION IN PROGRESS 1 .0. s , CA LIP��r� November 18, 2025 ` 1 ("Aflp R' l' A 0 3 City Council Regular Meetin November 18, 2025 P1 - SilverRock Development Project Status Update t City Council Regular Meeting November 18, 2025 P2 - New Fire Engine for La Quinta Fire Station No. 70 7' �t •. �4 d ,�'" rya - �� City Council Meeting November 18, 2025 131 - 2025 Village Parking Study Village Build -Out Plan Area LU .; LaFon Background �., 01-1vot if rW, • Parking has been studied consistently over the last 20 years 2006: comprehensive study — 2016: parking Code changes with Build -Out Plan • Included 50% reduction in requirements • In -lieu fee program — 2016-present: parking surveys • Surveys show increasing amount of parking occupied during peak seasons and peak times during the day Background • Recent development — McQuaid Art Studio and Apartments — Calle Estado Mixed Use Development — Barcelona Club Apartments — Village Hospitality Homes — Increase occupancy in La Quinta Village Shopping Center • Future developments coming soon — Cultural Campus Updated Parking Study • Request for Proposals circulated in August • Four firms submitted • Walker Consultants was chosen Agreement • One-year contract with option for six-month extension Total compensation — $98,000 — Capital Improvement Plan - Village Parking Lot Utility Undergrounding Project 2024-08 Account No. 401-0000-60185 Agreement • Phase 1 — Analyze existing parking conditions — Inventory of available facilities — Evaluation of vehicle and pedestrian circulation patterns • Phase 2 — Recommended parking development and management strategy for current and anticipated future needs — Analysis of the City's In -Lieu Fee Parking Program • Phase 3 — Compilation of findings and presentation to Council City Council Meeting November 18, 2025 PH1 — Highway 111 Specific Plan and Development Code SP2022-0002, ZC2024-0002, ZOA2024-00023 EA2024-0002 "tot C.1L1F"�12'�]IA HIGHWAY 111 CORRIDOR SPECIFIC PLAN City Council November 2025 ell DAY'S PRESENTATION: PLAN CONTEXT & BACKGROUND LAND USE & DEVELOPMENT APPROACH KEY DEVELOPMENT SITE STUDIES ECONOMIC ANALYSIS & DEVELOPMENT SCENARIOS O� DEVELOPMENT CODE ENVIRONMENTAL IMPLEMENTATION November 18, 2025 YOUR PLANNING TEAM Todd Tregenza Project Manager & Transportation Lead Jonathan Linkus Highway 111 Corridor Specific Plan Lead Christopher Wolf CEQA / Environmental Lead ®Lisa Wise Consulting, Inc. Regulatory / Code Lead Linda S. Congleton & Associates E Market Analysis / Economic Lead 21 22 11 November 18, 2025 Culmination of Years of Planning that Build Together RECENT PLANS & POLICIES RELATED TO THIS SPECIFIC PLAN Specific11 Plans 1987-2014 Corfldor Landscape Guidelines 1987 - 2014 Feb 2011 zuss CITY OF LA QUINTA Or �QUIWA m coxxioo. mror GE — Mixed Use Overlay . ne High Density r+ _ Housing Oct RECENT PLANS & POLICIES DIRECTLY INFORMING THIS SPECIFIC PLAN _°�_� • DEVELOPMENT IMPLEMENTATION HIGHWAY _STRATEGY HIGHWAY 111 SPECIFIC �r PLAN (w/ Corridor Designs) Nov 2019 Feb 2022 May 2022 May 2022 - Today 23 ULI TAP Program - Highway 111 Corridor Study Y. LEGEND 1 1 1• '�. . '_ EYENiSM51NtCT I TTT""" COMMUNITY/ i LOCALEVENTS C ';----•—• - .pc�u_ 1 LOC 5 wvwMworM9 MNi3- �..�.. ,` l •'IF}� .�. — INdh�R EtiN�ou.�--.ax �' I _____..-•" INDOOR . _ 'i' VENT _.—._�..—._—.._..—..i F. Legend �Highway111 Area Boundary Lim - 24 12 November 18, 2025 �raJ-'.'1 #AJ . 1 ULI TAP Program - Highway 111 Corridor Study r} SPORTS i STATE eat• FIELDS •, n':•,i'E •'��, SPORTS ♦ FIELDS LEGEND COACIIEUAYLLEV WASH E GREEN SRICE OPROPNNIv VRVY 111 1� \ NWORNSSTPEETS .� EVILDINOEMEORPI)AMW - EMITYq OVILDINGS GWEDSIREEVSHADEDW � vuzalmLPLnaaos OEMWNCEDINIEASECTION SINGLE FAMILY RESIDENTIAL PEDESTPINJ ACCESS TO CV LINN . 0.075>-0.15 • 25 2019 Corridor Plan T 26 do SINGLE FAMILY RESIDENTIAL • L �SIORTS SINGLE FAMILY FIELDS RESIDENTIAL li lil it lll,. ajar E T M0 r■ 7■ ■ an Ift f � k1AANTS S I• �, "�;r: ..--_---_---_ .�..�..J MULTI -FAMILY i +� LegBYIU RESIDENTIAL- MULTI-FAMNTIAL ILY SIDt{ I IjC'I REE • • Highway111 Area Boundary Line _ _L • 07 13 RIF � rn ' a�`�y,° a� �q" � �9a�estii� . '� ° y na° run Nu■w° i� ° � �1 . sm WIW • � P � � �� l�� '� eta �� _. .s � . �`� ��aa� � r��'�6 1� "�ui ~r ,�. I, ."< �'r of .• - — \ INT A8 At �01 *i--. �i',l2CtL°J�$� November 18, 2025 1 • Corridor 29 HIGHWAY 111 CORRIDOR SPECIFIC PLAN VISIONING PHASE I PHASE II PHASE III 2018-2019 2022-2023 2023-2024 2024-2025 ULI TAP STUDY + PLAN EUPIVIENT CORRIDOR PLAN RESEARCH SCENARIOS RAMEWORKS 12lTAP Panelists Site Tour, .'Policies y Confirm Corridor PI Demonstration ,De elopment Concepts Final Specific Plan Stakeholder Interviews, , EQA ISMND Identify Development / Circulation + Mobility Study Session, Final Report f 0 evelopment Cod Potential `;Improvement Concepts I/ Corridor Plan takeholder Wor understand Marke evelopment Scenario Discovery, Survey, •I'' rces + Future • r SPECIFIC .PIL 0 Interviews, Workshop, 1 U Visioning Charette, Speaker Series, Pop -Up Workshop + Long Range Urban / Design Vision, i®ice Community Driven Vision Research Based Forecast Development Designs Guiding Principles + Projects Demand -Based Opportunity Design Studies Driving Policy Framework 30 15 November 18, 2025 Existing Zones & Specific Plans n nnnr:�: �i nu -r-ni Point Happy Shopping Center Existing Zoning & Specific Plans (SP-2000-043) — -._ Regional Commercial (CR) Community Commercial (CC) _ ® Commercial Park (CP) Open Space (OS) j \, One Eleven La Quinta _L.,__ _ •••.;\ (SP-1989-014) r__�_7 Specific Plans Specific Plan "Study Area" Boundary ice..._..—.. La Quinta Court (SP-2000-047) �~ 31 32 Pavillion ((ooff� La Quinta (SP-21T03-066) La Quinta orporate (SP-1999-036) enter Jefferson Plaza (SP-1996-027) "" ill; I J / .-...__. L.----- ____ - --- j -_ _: __::__ __-_ __. __: �J Hwy 111 & Dune Palms Road Komar Desert Center (SP-2000-005) (SP-2005-075) Center La Quinta Dune Palms Center ,% (SP-97-029) (SP-1996-028) 16 November 18, 2025 PLANNING STRATEGY LAND USE Active uses at key gateways as welcoming "pockets of walkability" iACIRCULATION Secondary grid of pedestrian oriented streets that connect new residential development. 1A URBAN SYSTEMS Small open spaces at each development and connections to CV Link and Cultural Trail 33 0.,., LAND USE STRATEGY: CONCENTRATE ACTIVE USES AROUND INTERNAL CORRIDORS AND "WALKABLE POCKETS" N, _ ®CIRCULATION STRATEGY: PROVIDE PEDESTRIAN -ORIENTED ALTERNATIVE GRID OF STREETS URBAN SYSTEMS SmAitSr. LINK SMALL OPEN SPACES WITH A NETWORK OF PATHS " i, 1 V4 =1 RM I kill 4 fill =U, ► - � " TS VERTICAL MIXFO LJNF & Mil 11 i ILY HOLIRING Mixed Use (housing over retail), Affordable Housing (low & v. low income), Live -Work, Boutique Urban Hotels, Cinema Anchored Mixed -Use 34 Town homes/Walk-Ups, Small Format Stacked Flats (4 to 8 units), Bungalow Courts, Compact Single - Family Starter Homes, Small In -Line Retail 17 November 18, 2025 • ; In -Line Retail Infill (dining focused along continuous promenade), Creative Retail Campus, Food Halls, Container Parks, Outdoor Dining -Entertainment. 35 36 •b. Class A Moderate Density Office (medical or training); Education, University Extension or Discovery, Business Hotel, Retail -Flex I� November 18, 2025 37 THREE ADAPTIVE LAND USE POLICIES ACTIVE FRONTAGE Anchor new development with `active frontage' at interior roadway intersections, or nodes, which are existing key entry - points to development. The intended result are vibrant "pockets of walkability." 38 AUTO -ORIENTED DEVELOPMENT Establishes an overlay along Highway 111, extending 300 feet offset from the public right-of- way, where small -format "pad" retail, small in -line retail, and drive-thrus are allowed development types. �rf af � 1=0 BLOCK EDGES & PATTERN Flexible approach to block configuration that can be adapted to the prevailing surrounding pattern for a new or infill project. The intent is for main frontages and entries to face each other or align together. 19 November 18, 2025 of 0 LEGEND Active Frontage Priority Q Actne Use Node Entry Roadways 0'( 1.0 Active Use Nodes and Entry Roadways Outside of Mixed Use Advancement Areas ® Mixed -Use Advancement Area Auto-Orlented Development Priority Recommended Location for Auto Dnenled Uses 1 - Aut"hented Development Pnonly Corndor Development Opportunity Parcels with High In II Potential Parcels with Recent Infill Development Circulation Framework Q Major Intersections Secondary Arterials Connecting the Dislact d[ ) Major Arterials Connecting the Car Major Pedeslnan Pathways Internal Linkages Co—ectng Active Use Nodes Study Area Boundary 39 LEGEND Block Streetfront Types Block Frontage Blddk Frontage or Side Rear Access T Recommended Development Orientation Development Pattern Study Area Boundary 40 G LAND USE FRAMEWORK /) T Ae y s` ie L U BLOCK ORIENTATION 20 November 18, 2025 LEGEND © Active Frontage Nodes Circulation conldors e-"-'a Active ♦ Walkable Corridor (uuun) Auto -Oriented Corridor Acdve Frontages and Block Edges 777n" Block Edges w/ Active Frontage 0 Project Entry to Active Frontage Block Edges w/o Active Frontage it Project Entry fr _.... Orbiting Retell Frontage 5 [.._..] Study Area Boundary 41 ACTIVE & WALKABLE CORRIDORS JC ---.------ v 0 - __ C PY,t,1,IRlIj��Il,lllgl,l(;il 0 Fig 3-5. Active & Walkable Corndors Concept Altemat- � .............. .ram -----------_•__.. �� 1'••„,-,S �I!/I/ 1 ......... ........... /11!(Illlllllllllllllllllllllr Ilr AFFORDABLE HOUSING & COMMUNITY RESOURCES Plan Proposed Housing: 280 DU (LowNery Low Income) RHNA Allotment: 273 DU (Low/Very Low Income) LEGEND - - Proposed Housing: U (Moderate Income) Affordable Reusing Projects ® Future Affordable Housing Site rRHNAAIlotment: 0 City Owned Lands withANordableHousing U (LINLI Income) I Community Reaou"" Potential Sites 0 Community Resource Recommended Anchor Built Housing: E[=7 Community Resource Recommended in Area ............ Community Resource Recommnded Frontage 133 DU Rental Housing P, _— RHNA Allotment: Study Anon Boundary 140 DU (Moderate Income) 42 Plan Proposed Housing: 120 DU (LowNery Low Income) RHNA Allotment: 180 DU (LowNery Low Income) Flo�� - Plan Proposed Housing: 120 DU (LowNery Low Income) RHNA Allotment: 116 DU (LowNery Low Income) 21 a 44 November 18, 2025 45 46 23 November 18, 2025 47 `\ DEVELOPMENT CONCEPTS E La Quinta Drive f 7 (r 280 Units 2 Restaurants 11� � INE AW • 48 24 November 18, 2025 � • • a 1 • �•-- r�•all _ • �•*— �• f.l J � Tr � �' w�Il61I r.► 1 �y �li'� -•+ � �r � � V w��lUlr.► � � .. N�'W. �IN�•i 7i�IIII�® �'• --. ��. -,i.. �.../Try.. �.�.. i4.�� Apartments Apartments 120 Dwelling Units 24 Dwelling Units 150 Parking Spaces �• 2 Levels 3 Levels _ (Included at Left) Veld Summary Site Acres (Event): 1.18 Commercial GFA: 2,000 SF Site Acres (Residential): 5.38 Residential GFA: 188,000 SF (120) DU/Ac: 22.30 Net DU Size (Eft.): 1,050 SF (25Y ) Residential FAR: 0.71 Res Parking Rate: 1.30 We Res, acres include frontage roadway between residential and event uses. 49 I - �iG I€�•"it tc'p!i..... �i� a /i.�l• r%• 1 —r_=ter I ��• ` ;� L li Il� L ��]�w .IAfa1��1 lrr .t rm ►� 7iliii — — �' %///1/%!/' ,; 2�� ii; ._ �- it �nnow . � 'I�I��i• V i��' �I��\\\C\I u'ac! .liar nu � �:1 � - � l- I �1 idti.� .J [p 3�sr�bn�n a F�y�j n�l� \\\ VV��r•'V t.► • H M A.lui - Y - f.+� ■_ IJilII l {t•� �' I � 'J ■�\tea • .nf//�i� , • ..� • .� p � ' �� •�-�� _----- � � a—�!—'�_��•>i�ate\\fib• - F..�a A, _ t 50 25 November 18, 2025 41 per, r�Y Vr 2 r W i 51 3 52 DEVELOPMENT CONCEPTS I Mixed -Use at Dune Palms s - - J6 DEVELOPMENT CONCEPTS Mixed -Use at Dune Palms 26 ol rq r .=7 r _ 4 F ,:o � `�� \ice ��'� 11■+" '/ , (� I �_'" .w� ✓ - , ICI 1 • �■ . l• S� l� _ November 18, 2025 SIZING UP OUR FUTURE COMMUNITY Economic Forecast > ACS / Permits / SCAG > Interviews / Precedents Opportunity Sites .�..�� > City Owned Parcels / > Parcel Size / Siting > Future Roadways > Context Synergy 56 111 Highway Corridor Plan > Community Vision > Urban Form (Blocks) > Activation Goals > Public Realm City Priorities + Ownership > Affordable Housing > Retail Viability WE November 18, 2025 SIZING UP OUR FUTURE COMMUNITY Development Scenarios 57 ECONOMIC DEMAND & DEVELOPMENT SCENARIOS Building Gross Square Feet Low Scenario Max Scenario Currenl Demand 1.464.000 - 1.837.000 5ingl, Ube R—denti;,l OC10 Mixed Use Residential 1 297 000 107,000 - 194,000 190,262 Single Use Retail 107000 - 68000 Mixed Use Retail None 126 000 Mixed Use (Total) Office 82 000 - 1 423 000 82 000 81,025 Hotel 150,000 - 250.000 ------ Total Development :1 iii 111 Note Residential and How GSF Demand,s estimated here using 1200 GSF/DU and 400 GSF/Key Acres Low Scenario Max Scenario Land Portlon 67.75 - 26.13 61 0% 23 5% 22.31 18.70 201% 168% 45.23 00% 407% 1101, i 7.99 - 7.99 72% 72% 9.49 - 9.49 8.5% 8.5 % New Public Right -of -Way 3.55 - ToW Land 111.08 3.55 111.08 32% 0 0-0% 32% 11 0% 58 Dwelling Units r Keys Low Scenano May Scenario 1,000 - 1.600 833 1000 - 121' 703 - 783 Low Income r V. Low Income 520 - 520 515 Moderate Income 183 - 263 140 Average DU7Ac 300 - Low S02nado 560 half Scenario 460 14.76 - 22.42 14 76 - 1466 2691 34.00 34.00 7.53 7.63 9.00 11.08 Average Unit Size (GSFiDu) Low Scenario Max Scenario 75% Efficiency 1.464 - 1,148 1 098 11td 1110 1.098 Mixed Use Una, 1.066 --- 29 Questions Next Up: Development Code HIGHWAY 1111 DEVELOPMENT CODE Highway 111 Mixed Use (HMU) Zone- Applicability 1. New land use activity 2. New development, and 3. Improvements, expansions, or modifications more than 25% of existing building square footage Replaces previously applied zoning Except: Open Space, Flood Plain, and Major Community Facilities zones remain 11/18/2025 HMU Zone- Table • Introduction. Establishes the authority, purpose, and applicability of this Chapter. • Highway 111 Mixed Use (HMU) Zone Standards. Establishes development standards for zones which implement the Specific Plan. • Supplemental Standards. Establishes supplement development standards including landscaping, parking, screening, outdoor lighting, signs, frontage types, and civic spaces. • Permits and Procedures. Establishes procedures for development permits and other entitlements. • Definitions. Establishes the definition of terms and land uses. 11/18/2025 Contents November 18, 2025 Figure 9.105.020.1: Highway 111 Specific Plan Area Zones f � �Ww��Maea �netox n�wv � uc rprinn.M'reum � m pnsprx � rn rrgwn 63 64 32 November 18, 2025 65 33 November 18, 2025 67 68 34 November 18, 2025 70 35 Mitigated Negative Declaration • Analysis based on Development Scenarios — Maximum build -out • Programmatic Document — Individual projects may use this document to satisfy their environmental review if project fits within analysis — Project may tier if needed Mitigated Negative Declaration • Public review in May/June 2025 — Comments regarding flood control, traffic, utilities, land use and planning, biological resources, cultural and tribal resources, housing, and water resources — Responses included in MND document IMPLEMENTATION Implementation • Specific Plan — Repeal (remove) and replace existing Specific Plans — Implements 2019 Corridor Plan • Zone Change — Remove Regional Commercial (CR), Community Commercial (CC) and Commercial Park (CP) designations and Mixed -Use and Affordable Housing Overlays — Implement new Highway 111 Mixed Use (HMU) designation with Auto Oriented Development and Active Frontage Overlays • Zoning Ordinance Amendment — Development Code adoption — Lives in Title 9 of LQMC November 18, 2025 Point Happy Shopppping Center - - (SP-2000-043) f ''-{ �(� }}rt711 , � o � .\ One Eleven La Qu1nU { (SP-198"14) La Quirks Court - '-.;\ P"illfon La Qulnta (SP-2000-047) (SP-2 3-0661 Existing Zoning & Specific Plans Regional Commercial (CR) Community Commercial (CC) Commercial Park (CP) Open Space (OS) Specific Plana Specific Plan "Study Area" Boundary La Quinta Corporate Center (SP.19t19-036) Jefferson Plaza ,Z� -- �•-�• (SP-1996-027) hit • o, "viii'ihington Park - (SP-1987-011) 5 it * _._+......�. Hwy 111 R Dune Komar Desert Palma Road Center (SP.2000.005) (SP.200S-075) Canter 51 La Quinta Dune Patina Center (SP-1W-029) (SP-1996.028) 75 1 LN V 1.1ADR I I o oEscal s*aEAM oa 1 OR HALF MOONer` ASHLEY PL ( .i e��Y RASED DEL REY 1 I 1 � kv��•> I rc � 5OR 1 ' RESIDENTIAL DISTRICT ;. _,,�■ �� OL'.lE� RM Medium Density Residential NONRESIDENTIAL DISTRICTS _ CR Regional Commercial j CC Community Commercial 1 CP Commercial Park 1 _ MC Major Community Facilities �...�... SPECIAL PURPOSE DISTRICTS w OS Open Space I _aosE wwN FP Floodplain 1 OVERLAYS Mixed -Use Overlay SHADOW mL I Affordable Housing Overlay I Hillside Conservation Oveday DESCANSO Ln ANCHO LA nip.... ... � I HWy 111 Specific Plan Boundary EXISTING ZONING o SDD I.— ' I _ _ 1 City Limits vFeel i 76 November 18, 2025 CI,yNE CT I I .." %,ii,, .—T1� SIEEooF1— wur Moon�°W CPflMEL VALLEY AVE S- WAV WFSTVAND M O(i £ 6 � ` c MR WI wo i ■ ■' lj" Highway 111 Mixed Use Zone(HMU) Q HWY 111AOD Overlay PROPOSED ZONING MC Major Community Facilities 1g Highway 111 Specific Plan Boundary OS Open Space FP FloodpWn 0 500 1.11110 sFeet sraM ria.aoo 77 78 39 November 18, 2025 THE MIX OF NEW DEVELOPMENT Development Scenarios Aoderate Maximum 4%3%� 8% 10% 22% 5% Residential R side ial 5% Residential (Non Mixed -Use Townhomes. Flats) _ Residential (Mixed -Use Flats over Retail) - Retail (Mixed�Use Ground Floor) - Retail (Stand Alone Pao or In -Line) - Hotel - Office or Institutional 79 •RV �� ` ! uel• J 80 20