SP 2008-085 Highway 111 & Dune Palms Rd - Coral Mountain Apartments (2010)CITY OF LA QUINTA – HIGHWAY 111 AND DUNE PALMS ROAD SPECIFIC PLAN
TABLE OF CONTENTS
EXECUTIVE SUMMARY....................................................................................................................1
SECTION 1: INTRODUCTION ...........................................................................................................3
SECTION 2: SETTING .....................................................................................................................10
SECTION 3: LAND USE PLAN........................................................................................................12
SECTION 4: DEVELOPMENT PLAN...............................................................................................15
SECTION 5: SPECIFIC PLAN ADMINISTRATION .........................................................................26
SECTION 6: RELATIONSHIP TO LA QUINTA GENERAL PLAN POLICIES ................................27
APPENDIX A: PROPOSED DEVELOPMENT DESCRIPTION........................................................35
ATTACHMENTS...............................................................................................................................38
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EXECUTIVE SUMMARY
This document, entitled Highway 111 and Dune Palms Road Specific Plan (“Plan”) has been
written in compliance with the City of La Quinta (“City”) General Plan and Municipal Code
(“LQMC”), and meets the guidelines provided by the State of California for specific plans.
Development of Plan area is referred to herein as the “Project” and consequently, the Plan area
is also referred to as the Project site.
The Plan area is located directly south of Highway 111 just east of Dune Palms Road and is
approximately 22 acres in size. The information within establishes the policy vision for the Plan
area and provides for regulatory standards to ensure its implementation as the area develops.
It is deliberately designed to permit a degree of flexibility and to allow for changes in local
standards and the housing and commercial markets.
Development of the Plan area is intended to be a collaborative effort between the La Quinta
Redevelopment Agency (“Agency”), the La Quinta Housing Authority (“Authority”) and private
developers (“Developers”).
The northern portion of the Plan area is designated by the General Plan as Regional
Commercial and zoned as Regional Commercial; the southern portion is designated as
Commercial Park by the General Plan and zoned Commercial Park. It is bounded on the east
by an existing commercial development (Komar/Costco Center) and on the west by a service
station, an office complex and a mini-storage facility. The Desert Sands Unified School District
(“DSUSD”) service and administrative facility, including the school bus lot, is located to the
south.
The Project as a whole is envisioned as a vibrant, dynamic development that serves both the
housing needs of low income residents of La Quinta, as well as La Quinta shoppers and others
in the area who desire a wider variety of commercial opportunities with goods and services that
are not currently available in the immediate vicinity.
The residential portion of the Project will add up to 200 new housing units in a series of
buildings on the southern half of the property, and will use an architectural style compatible with
other desert architecture as well as the environment itself. The residences will be developed as
affordable apartment homes, with all units designated for occupants at affordability levels as yet
to be determined, but including very low-, low-, and possibly moderate-income as defined by
California Redevelopment Law. It will contain a mix of housing sizes to serve a variety of
residents from singles to families. The new public roadway, “A” Street, will provide access to
the neighborhood and a connection to both Dune Palms Road to the west and the adjacent
Komar/Costco Center to the east. Pedestrian paths will traverse the residential community
facilitating easy access to Dune Palms Road, Highway 111, and neighboring commercial
developments.
The commercial portion will provide up to 82,000 square feet of automobile sales and related
uses and be constructed on the northern portion of the site, meeting design standards of the
City as well as the corporate images of the future users. The development is envisioned to hold
up to three automobile dealerships with associated service facilities. Vehicular access to the
commercial portion will be provided at two entry points along Highway 111. The commercial
development will also have access to “A” Street along its southern boundary.
Both the commercial and residential components of the Project contribute towards satisfying
the needs of La Quinta residents and are expected to be long-term assets to the community.
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The Plan presents the vision of the Project and the associated guidelines necessary to see that
vision through to implementation. Though a certain level of flexibility is provided, the standards
established by the Plan will ensure that the Project meets or exceeds the expectations of the
City and community at large. Development of the Project will be processed in accordance with
the City’s development review and approval process as required by the LQMC.
DOCUMENT ORGANIZATION
The Plan has been organized into the following sections for clarity and easy reference as
described below.
1. Introduction. Offers the project summary, scope, and objectives.
2. Setting. Description of existing conditions.
3. Land Use Plan. Identifies the land use regulations and development standards
applicable to the Plan area.
4. Development Plan. Describes the general site plan, circulation, grading, utilities and
phasing of the Project and establishes design guidelines for its architecture and
landscaping.
5. Specific Plan Administration. Describes management of and changes to the Plan, as
well as other administrative items.
6. Relationship to the La Quinta General Plan. Overview of how the Plan’s regulations,
standards and guidelines support the General Plan’s goals, policies, and programs.
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SECTION 1: INTRODUCTION
1.1 INTRODUCTION AND PURPOSE
This document is the Highway 111 and Dune Palms Road Specific Plan, which has been
created to facilitate the development of a project in accordance with the La Quinta General
Plan. The Plan establishes the design and development guidelines for the Project, so that it will
enhance the existing community and provide vibrant new retail and living environments in the
City.
The Plan was written to facilitate the development of a 22-acre area, with commercial uses in
the northern half and residential uses in the southern half. This document has been written
pursuant to LQMC Section 9.240.010 and in compliance with LQMC Section 9.70.030, which
requires that a specific plan be approved for developments larger than ten acres within the
Regional Commercial zone 1 . The vision presented within this document depicts the quality and
design desired at the site, is in accordance with the City’s established Zoning Code and
General Plan, and conforms to the City’s overall objective of preserving, maintaining, and
enhancing the high quality of life La Quinta residents enjoy.
Although the Plan addresses the composition and quality of the Project, it also provides policy
and regulatory provisions to guarantee consistency with existing City policies and standards. In
cases where the zoning and development regulation is non-specific within this document, the
zoning and development regulations shall be guided by the LQMC, particularly Title 9 – Zoning,
that is in effect at the time. A degree of flexibility is incorporated to allow future development to
respond to the changes in society and the economic marketplace, but consistency with other
City documents and policies shall remain.
The La Quinta Redevelopment Agency prepared the Plan so that it might expediently facilitate
the construction of the Project, creating employment and housing opportunities, and ensuring a
high-quality development. The Plan will be used to guide any and all development at the
Project site. All development plans, parcel or tract maps, or other entitlements shall be
consistent with the regulations of the Plan as well as all other applicable municipal regulations.
1.1.1 Enabling Legislation
The authority to prepare, adopt, and implement the Plan is granted to the City by the California
Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457).
As with General Plans, the Planning Commission must hold a public hearing before it can
recommend to the City Council the adoption of a specific plan or an amendment thereto. The
City Council may, following a public hearing, adopt a specific plan and/or amendment to the
Plan by either ordinance or resolution.
The Plan is a regulatory document that, once adopted by the City Council, will serve as the
Development Code for the Project. Upon completion of the specific plan adoption process,
future development must be consistent with the Plan and amendments thereto. Topics and
standards not addressed in the Plan shall be controlled by the General Plan and the LQMC.
1 The northern portion of the site is within a Regional Commercial zone.
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1.2 HIGHWAY 111/DUNE PALMS PROPERTY AND LOCATION
Approximately 22 acres in size, the Project site is located in the City of La Quinta on the south
side of Highway 111, approximately 300 feet east of Dune Palms Road. It is generally
rectangular in shape, measuring about 662 feet from east to west and 1,291 feet north to south.
At the southern end, there is a slight “panhandle” that extends about 260 feet west to connect
to Dune Palms Road. The site is bounded on the north by Highway 111 and on the south by the
DSUSD administration and service facilities, which includes a school bus lot. Directly to the
east is an existing commercial development (the Komar/Costco Center) and to the west lies
Dune Palms Road, existing office development, an existing mini-storage facility, and a service
station. On the opposite side of Dune Palms Road is another commercial development,
anchored by Sam’s Club.
An aerial photo of the subject property and its surroundings is provided in Figure 1 below.
Figure 1: Project Aerial
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1.3 OWNERSHIP
The subject property consists primarily of parcel numbers 600-020-04, 600-020-05, and 600-
020-11 which are currently owned by the Agency, though they will be sold to private owners in
the future. Figure 2 shows the parcel map for the Project site 2 .
Figure 2: Specific Plan Area Parcel Map
Project Site
Source: Nolte Associates, Inc.
1.4 SITE HISTORY
Up until the 1940’s, the site was undeveloped for urban uses, at which point the eastern half of
the site was converted to agricultural uses with two accessory structures, likely water tanks 3 .
The agricultural uses were terminated prior to 1974, at which point a trailer park, including a
pool and two permanent structures, was operational in the northeastern section of the site.
However, by 1980, residential occupancy at the trailer park had dwindled, with only a dozen or
so trailers remaining. This minimal population remained until the early 2000’s, when the final
trailers vacated the site and all remaining structures were removed. The Agency purchased the
property in 2007 to facilitate the development of affordable housing and infill commercial
development, both of which are identified as goals in the adopted Redevelopment Plan.
2 Lot Line Adjustment Number 09-501 was approved by the City Planning Department on October 6, 2009 and submitted
to the County of Riverside for recording.
3 The history of the site was established through the review of aerial photographs, as a part of the environmental site
assessment performed by Earth Systems Southwest.
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1.5 OVERVIEW
Development of the site will be comprised of two components, an auto sales oriented
commercial retail development on the northern 10 acres, and an affordable housing
development on the southern 10 acres with up to 200 units. The commercial portion is
envisioned as the location for up to three branded 4 automobile dealerships, potentially with
associated service centers. Automotive sales and service is a natural extension of other
developments along Highway 111, the City’s primary commercial corridor. With automotive
sales and service for luxury vehicles being limited in La Quinta and the eastern segment of the
Coachella Valley in general, this location will allow automobile owners to receive service
without having to commute to the western end of the Valley and beyond. Automotive sales and
service is not the only commercial use permitted by the Plan, however, other commercial uses
may require additional review under the California Environmental Quality Act (“CEQA”).
In addition to the automobile/commercial component, the Plan further provides a unique
opportunity to increase the supply of affordable housing in the city - most importantly meeting
the needs of current and future residents, but also allowing La Quinta to continue to be a leader
in affordable workforce housing. The location of the affordable housing development south of
the commercial component provides insulation from Highway 111, while offering a wide range
of services and job opportunities within a short walking distance. The new community will be
available to very low- and low-income individuals and families, and may include some units
affordable to moderate-income residents as well. The City and the Agency both support
diversification of housing types, and continue to pursue their respective goals of fulfilling the
City’s share of the Regional Housing Needs Allocation and meeting the requirements of
California Community Redevelopment Law, while maintaining the high quality of life La Quinta
residents enjoy.
As a part of the Project, a new public roadway, “A” Street, will be constructed, which will
intersect Dune Palms Road at the southern end of the site and traverse east/west between the
commercial and residential portions, ending at the neighboring Komar/Costco site. The
commercial portion of Project will be conveniently accessed directly from Highway 111 with
secondary access from “A” Street, while access to the residential portion will be via “A” Street.
The land use plan and “A” Street alignment are shown in the following Figure 3.
4 Term “branded” refers to a dealership being associated with a single vehicle manufacturer such as BMW or
Honda, not independent retailers of a variety of cars.
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Figure 3: Conceptual Project Land Use Plan
The Project, and specifically the construction of “A” Street, will require the realignment and
reconstruction of the access driveway to the DSUSD service facility, located directly south of
the Project site. This driveway is the only entrance to the District’s bus yard, which is used by
busses and staff vehicles, and not the general public. The existing driveway will be replaced by
the signalized “A” Street intersection at Dune Palms Road. A variety of DSUSD activities will be
served by this access point. The District’s maintenance function, to include a number of service
vehicles, is located there. In addition, commissary or food service distribution functions are at
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the location. Lastly, bus storage and maintenance takes place immediately south of the
residential area. Part of the daily maintenance routine is a pre-travel safety check which
includes testing lights and horns. Noise from the safety tests creates a significant design
constraint for the nearby residential buildings; however, mitigation measures will be
implemented to ensure interior noise levels comply with existing City standards.
The conceptual realignment of the access driveway to accommodate both DSUSD vehicles as
well as “A” Street traffic may require the acquisition of a small portion (approximately 7,000
square feet) of the adjacent mini-storage lot. This portion of the lot is currently used as a
retention basin, which will be relocated south of the access driveway.
1.5.1 Associated Activities
The Project will likely necessitate some modifications or improvements to property outside of
the geographic boundary of the Project. One off-site impact of the Project is the possible
extension of a storm water drainage improvement from the southeastern corner of the site to an
outfall structure to be built in the La Quinta Evacuation Channel. The drainage pipeline would
cut through a portion of the DSUSD site that is currently used as a retention basin. However, it
is anticipated DSUSD could utilize an outfall for drainage also, potentially allowing
redevelopment of areas currently dedicated to storm water retention. Drainage to the
Evacuation Channel may be done via one or two pipelines, depending upon the best
engineering and design options for the Project and the DSUSD property.
Construction of this improvement could allow storm water from the Project site, and potentially
the DSUSD property, to drain directly into the Evacuation Channel following onsite treatment of
the “first flush” flow as required by the National Pollutant Discharge Elimination System
(“NPDES”) Permit. Alternatively, storm water may be retained and treated onsite through a
series of best management practices (“BMPs”) which may include:
Dry wells,
Detention/retention basins,
Catch/debris basins, and
Other BMPs as needed.
It should be noted that onsite treatment of first flush flows will be required regardless of whether
drainage directly to the Evacuation Channel is established. A preliminary Water Quality
Management Plan has been prepared for this Project.
Other off-site improvements include modifications to the DSUSD bus barn and storage yard
and potential modifications to the Komar/Costco site parking lot to facilitate pedestrian traffic
accessing the development via “A” Street. Proposed improvements to the DSUSD property
include construction of a sound wall and improved circulation and ingress and egress.
Proposed adjustments to the Komar/Costco parking lot include clear markings for delineation of
traffic flow and pedestrian access to and from “A” Street. This may be done using additional
landscaped curbs and a well marked walkway leading east from the point where “A” Street
terminates at the Komar/Costco parking lot.
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1.6 OBJECTIVES
As the preparer of the Plan, the Agency has identified the following objectives, as well as those
of the City.
La Quinta Redevelopment Agency Objectives:
Ameliorate blighted conditions
Increase economic vitality
Promote job creation, private investment, and other positive economic indicators
Increase the supply of affordable housing within the Redevelopment Project Area
Develop a safe, vibrant housing community available to a range of singles and families
at affordable rates
City of La Quinta Objectives:
Ensure high-quality development that is consistent with the existing regional character
and design standards
Ensure adequate infrastructure and public services
Enhance compatible uses along Highway 111, a major commercial corridor
Encourage infill development
Promote land uses featuring sustainable practices
Mitigate impacts to the highest degree feasible
Diversify the housing types available to residents
Meet Regional Housing Needs Assessment goals
The Project facilitated by the Plan contributes to meeting each of these objectives by ensuring
high quality standards are in place, while guiding the development types through the series of
development standards found in this document, the General Plan, and the LQMC. Further
discussion on development standards is provided in Section 3 of the Plan, and information on
how the Plan will foster a project meeting the General Plan’s goals, policies, and programs is
provided in Section 6.
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SECTION 2: SETTING
The following section provides an overview of the land uses in the surrounding area, as well as
existing standards and provisions that apply to the property. In particular, this section describes
how the Project site is defined by the existing regulations as set forth in the General Plan and
LQMC.
2.1 SURROUNDING LAND USES AND ENVIRONMENT
The Project site is situated along the south side of Highway 111, the City’s primary commercial
corridor and a well traveled route, providing access to many Coachella Valley communities.
Highway 111 features a wide range of commercial uses including offices, retail, services, and
restaurants, and is a vital component of the City’s municipal revenues. The Komar/Costco site
directly to the east of the Project site features retail, service, and restaurant uses, as does the
Sam’s Club development on the western side of Dune Palms Road. Several automotive
dealerships are also located along Highway 111, making the northern portion of the site an
ideal spot to expand the types of automotive sales featured within La Quinta.
The residential development on the southern portion of the site will be buffered from Highway
111 by the commercial component and from Dune Palms Road by the existing storage
buildings. The DSUSD administrative facility directly to the south of the proposed apartments is
an institutional use, which is active during the day, offering a quieter evening environment. This
urban location provides residents with employment, retail, and restaurant opportunities within
walking distance, and puts them within convenient proximity of a public transportation network
provided by SunLine Transit.
Nearby infrastructure is in place, including regional flood control facilities. The La Quinta
Evacuation Channel is located southeast of the Project, running adjacent to the DSUSD site.
Adjacent arterial roadways are largely developed, with full street improvements in place along
both Highway 111 and Dune Palms Road. The new “A” Street will provide convenient access to
the residential community from Dune Palms Road, and will also allow for vehicular and
pedestrian access to the Komar/Costco site so that community residents may easily patronize
the retail and restaurant establishments.
In both the commercial and residential developments, design guidelines and the project
approval process will ensure that the built environments created are not only compatible with
surrounding land uses but also functional with attractive aesthetics. This will be particularly
important for the residential component, which must rely on design and architecture to provide
a sense of community within the urban atmosphere; but as discussed, the proximity of the
development to convenient employment and retail opportunities will be a great asset to future
residents.
2.2 GENERAL PLAN LAND USE AND ZONING ISSUES
The Project site has General Plan land use designations of Regional Commercial (RC) in the
northern portion and Commercial Park (CP) in the southern portion. Its zoning designations are
Regional Commercial (CR) on the northern portion and Commercial Park (CP) in the southern
portion, as shown in the following Figure 4.
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Figure 4: Land Use and Zoning Designations
Project
General Plan Designations
Project
Zoning Designations
The General Plan RC designation of the northern portion of the site permits a range of
commercial uses, as does the underlying CR zoning. LQMC Section 9.70.030 specifically lists
automobile oriented sales and service as a representative land use in the CR District, making
this use particularly well suited to the site.
The affordable housing land use proposed for the southern portion is a permitted use (LQMC
Section 9.80.040) and subject to the City’s density bonuses for affordable housing provisions
(LQMC Section 9.60.270) which includes provisions for relief from certain development
standards including density limits. The density for the residential portion of the Project site is
based upon the underlying High Density Residential (RH) zoning, which allows up to 16 units
per acre, combined with the 35% density bonus provided for in LQMC Section 9.60.270,
resulting in a maximum potential build-out of 216 units for the approximately 10 acres. The
Plan, in consideration of the Project site’s physical characteristics reduces this number to a
maximum of 200 dwelling units.
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SECTION 3: LAND USE PLAN
3.1 LAND USE DESIGNATIONS
Commercial
Purpose: To serve unmet local consumer need and augment the community’s economy
through encouraging the development and preservation of a high quality automobile
sales and service related commercial area.
Intent: To encourage a commercial automotive sales development in the northern portion of the
Plan area that is compatible with the surrounding uses along Highway 111. To achieve this,
development of the site is to be integrated into the existing commercial environment by utilizing
high quality design features, architecture, and landscaping that meets or exceeds all applicable
standards. To ensure compatibility between the commercial and residential portions of the
Plan, as well as with the intensity of the surrounding properties, the total amount of allowable
commercial building area is capped at a maximum of 82,000 square feet. This development
envelope is smaller than the site’s potential footprint based on its current zoning. While there is
a limit to the amount of floor area that can be built, in order to facilitate creativity and encourage
design flexibility, there is no limit to the number or configuration of buildings that may be
constructed, as long as all applicable regulations are adhered to.
To present a cohesive and attractive development, all buildings, parking areas, and
landscaping will be well integrated into the site and shall meet the City’s applicable Highway
111 Design Guidelines5 . Parking areas and buildings will have lighting features appropriate for
the design of the development while providing for public safety. Fencing may be used to
separate the commercial component from surrounding uses as needed. Landscaping will
feature native plants, and provide a pleasing visual character on this well-traveled corridor.
Residential
Purpose: To enhance the variety and availability of affordable housing units within the City and
thus assist the City and Agency in meeting the General Plan’s Housing Element Goals and the
Agency’s Housing Implementation Plan requirements.
Intent: To facilitate the development and preservation of a high density residential community,
consisting of up to 200 multi-family dwelling units and associated open space, and recreational
and community facilities. Towards this, the residential portion of the site is intended to be
developed with affordable rental multi-family residences. Units may range from one to three
bedrooms, and be up to three stories in design. Ultimately, the site plan may feature any
number of residential buildings to best meet the needs of the community while making efficient
use of the available land. The actual design of the project will be reviewed for compliance with
the use and development standards of the Plan through the processing of a site development
permit development.
The characteristics of a residential development consistent with the Plan should include a
pleasant residential environment that features a community clubhouse, swimming pool and
connected open space with pedestrian walkways to encourage outdoor activities and safe
pedestrian travel within the community. Additional recreational amenities may include tot lots,
benches, and barbeques. The development should be predominately landscaped with regional
5 City of La Quinta, Highway 111 Design Theme, October 1997.
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native plants, but may include limited designated turf areas for recreational use. Lighting
features should be integrated into the entire site for safety and aesthetic purposes.
3.2 LAND USE REGULATIONS
The following sections discuss the development parameters applicable within the Plan area.
These standards ensure that the overall vision for the Plan is maintained irrespective of the
individual developers and users of the site.
Section 3.2.1 contains the allowed uses and permitting regulations for the two land use
designations used in the Plan. These regulations establish the uses permitted within the
commercial and the residential portions of the Plan.
Section 3.2.2 contains the development standards for the two land use designations. These
standards address the location and design of the buildings, landscape, and amenities within
each land use designated area.
Any land use regulations or development standards not specifically addressed in the Plan shall
be governed by Title 9 of the LQMC.
3.2.1 Allowed Uses and Permitting Regulations
Commercial
Uses permitted in the area of the Plan designated Commercial are as listed under Regional
Commercial (CR) in Table 9-5 of LQMC Section 9.80.040 subject to the following exceptions:
Sales and service of new motor vehicles at a branded dealership is a permitted use.
Sales and service of branded pre-owned motor vehicles associated with an on-site
branded dealership is a permitted use (minor incidental sale of non-branded pre-owned
vehicles of similar class is permitted).
Sales and service of pre-owned motor vehicles not associated with an on-site branded
dealership is permitted subject to approval of a conditional use permit.
Static display of vehicles, associated with a permitted branded or non-branded
dealership, at grade within a front landscape setback so long as no signage, banners,
lights, balloons or other visible devices are used is permitted subject to approval of a
minor use permit. Vehicle display areas shall not be allowed within the public right-of-
way. Specific locations and conditions of use shall be addressed through the site
development permit and minor use permit approval procedures.
Note: Uses other than automobile sales may require additional environmental review per the
California Environmental Quality Act.
Residential
Uses permitted in the area of the Plan designated Residential are as listed under High Density
Residential (RH) District in Table 9-1 of LQMC Section 9.40.040.
Note: Uses other than multi-family dwelling units may require additional environmental review
per the California Environmental Quality Act.
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3.2.2 DEVELOPMENT STANDARDS
Commercial
Development standards for the area of the Plan designated Commercial are those applicable to
the Regional Commercial (CR) District contained in LQMC Chapter 9.90, parking regulations in
Chapter 9.150 and all other supplemental non-residential development standards as set forth in
the LQMC, subject to the following exception:
The total amount of commercial building square footage shall not exceed 82,000 square
feet gross floor area.
Vehicle display areas located within a front landscape setback shall be located south of
the public sidewalk and a minimum 5 foot landscape separation shall be maintained
between the sidewalk and the vehicle display area.
Residential
Development standards for the area of the Plan designated Commercial are those applicable to
the High Density Residential (RH) District contained in LQMC Chapter 9.50, the density
bonuses for affordable housing provisions contained in LQMC Section 9.60.270 and all other
applicable supplemental residential development standards as set forth in the LQMC, subject to
the following exceptions:
Dwelling unit count shall not exceed 200.
Residential buildings shall not exceed a maximum total of 235,000 square feet,
including community facilities consisting of a pool area and community center.
The minimum living area per residential unit shall be 700 square feet.
Minimum of 5 feet setback where residential is adjacent to non-residential and does not
abut a roadway.
The maximum fence height may be allowed to exceed the standard as set forth in the
LQMC where residential is adjacent to non-residential when recommended by a noise
attenuation study and approved by the Planning Director.
The following minimum parking ratios, inclusive of handicapped and guest parking, shall
apply unless alternative parking standards are approved in accordance with LQMC
Chapter 9.150:
1.5 parking spaces/unit + .5 guest space/unit
1 space/employee for non-residential services and/or activities
These standards may be adjusted by up to 10% through the Site Development Permit
approval process.
If the total number of spaces required results in a fractional number, it shall be rounded
up to the next whole number.
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SECTION 4: DEVELOPMENT PLAN
This section addresses the backbone elements of the project including circulation, site grading,
drainage, and flood control. It also identifies the primary utility and service providers and lists
guidelines for the architectural and landscaping design of the Project as well as sustainability
and other environmentally related measures to be incorporated. To implement the Plan, certain
discretionary permits (site development permits, conditional use permits, and/or minor use
permits) will be required. These permits will translate the standards and guidelines of the Plan
to the features that, once approved, will be constructed and ultimately implement the Plan. It is
at this stage of the planning process that decision makers will be able to ensure that the
residential and the auto/commercial components of the Project are compatible with each other
as well as with the surrounding community.
4.1 DEVELOPMENT GUIDELINES
The following subsections are meant to augment the overall vision of the Project to ensure the
most cohesive and attractive possible developments.
4.1.1 Fencing and Walls
Except as noted in Section 3.2.2 (Development Standards), all fencing and walls shall comply
with existing LQMC standards. The appearance and/or style of the walls utilized within the
Project should reflect the following qualities:
Interior walls separating patios will be stucco or masonry.
Walls separating recreational facilities from other segments of the development will
consist of wrought iron fencing and/or masonry.
Perimeter fencing may be masonry, but may feature wrought iron with stucco pilasters.
If proposed, fencing for the automobile/commercial component should be designed to
reflect the broader themes of that part of the development, and integrate with the
surrounding environment.
4.1.2 Site Lighting
All lighting shall comply with the existing LQMC standards. All lighting shall be designed and
located so as to confine and direct light within the Project boundaries, which includes the
landscape buffer areas located along the street frontages. Lighting for the project shall be
consistent with lower lighting levels wherever practical.
The Plan envisions lighting designs that incorporate features and fixtures such as the following,
or alternatives that lead to equivalent lighting patterns:
Buildings and Open Spaces:
All poles should be of a decorative or non-glossy finish, utilizing paint powder coating or
an anodized surface.
Lighting fixtures should be designed to achieve ideal light distribution and minimize point
source glare.
Commercial area lighting shall be designed to go to a security level lighting after
business hours.
Fixtures should be mounted precisely to prevent glare from tilted fixtures.
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All building-mounted lights shall be partially or fully shielded as applicable to Section
9.100.150 of the LQMC, including but not limited to patio, balcony, securing, and entry
door lights.
All lights on the second and third floors should have extended drop shields so the light
source cannot be seen from any public streets.
Pedestrian scale lighting shall be required along Highway 111 per the City’s approved
Highway 111 Design Standards and should also be required on all pathways and in
proximity to all community facilities.
Parking Areas:
Lighting for parking lot areas should be LED or high pressure sodium fixtures mounted
on steel poles, finished as stated above.
The maximum height for any light source shall be 22 feet above finished grade in the
commercial component or 16 feet in the residential component.
All lenses should be of a flush design.
Parking area lighting shall also be shielded so as to minimize impacts to residential
units.
4.1.3 Circulation
The Project is easily accessed from two arterial thoroughfares - Dune Palms Road to the west,
and Highway 111 to the north. Points of access for the commercial component should come
directly from driveway entrances along Highway 111, with the primary entry generally centered
on the northern property line. General Plan Exhibit 3.1 depicts the roadway build-out
designations and typical cross sections for arterials. Highway 111 is identified as a Major
Arterial, and has been improved to 6 lanes along the project frontage. Dune Palms Road is
designated as a Primary Arterial and has been improved to 4 lanes along the project frontage.
Secondary access points should be located near the northeastern corner of the site in the
commercial portion along Highway 111, as well as at the midway point along the western
Project border, connecting the Project to Dune Palms Road via the adjacent office
development. The latter access point is anticipated to provide limited access for emergency
and service vehicles, and will not be utilized by the general public.
Primary access to the residential component should be via the new signalized intersection on
Dune Palms Road and “A” Street that leads traffic through the Project site and ultimately
connects to the Komar/Costco center to the east. The commercial component would also have
access to “A” Street from its southern property line.
Lastly, a connection to the DSUSD facility to the south provides access primarily for school
busses, delivery vehicles, and employee vehicles from that facility to “A” Street and hence to
the arterial system at the signalized intersection on Dune Palms Road. This connection
replaces the current driveway used by DSUSD that accesses Dune Palms Road at a non-
signalized intersection immediately south of the Project. The vehicular circulation is illustrated
in Figure 5.
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Figure 5: Conceptual Vehicular Circulation
Source: Prest Vuksic Architects
4.1.3.1 Entries to the Project Site
The residential community’s primary entrance is from Dune Palms Road via the proposed “A”
Street, which will run along the western and northern sides of the Project. Adequate stacking
space will be provided for entering and exiting traffic, coordinating well with the site’s internal
circulation system. “A” Street will be a two-lane road with turning lanes angled to align with an
entry point to a neighboring commercial center (Sam’s Club) on the western side of Dune
Palms Road and will align with an existing driveway within the Costco/Komar commercial
development to the east. A signalized intersection at Dune Palms Road will allow for left- and
right-in, as well as left- and right-turns out. The main entry is further designed to accommodate
the turning radii and maneuvering capabilities of the DSUSD busses and delivery trucks that
will utilize the new signalized entryway. Upon entering the Project site, busses and other
DSUSD staff traffic will proceed straight ahead while those wishing to travel along “A” Street or
enter the residential development will turn left as shown in Figure 6.
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Figure 6: Conceptual Entrance from Dune Palms Road
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The main entry for the commercial portion of the Plan is a right-in, right-out access via Highway
111. The secondary entry point is to be located further east on Highway 111 and will also be a
right-in, right-out access. A third entry point is proposed off of “A” Street near the Costco/Komar
development. Finally, a fourth entry point intended for emergency and service vehicles only is
located north of the adjacent mini storage facility providing access between Dune Palms Road
and the southwest corner of the auto/commercial component.
Source: NGA Architecture
4.1.3.2 On-Site Circulation System
The proposed “A” Street is the primary circulation connection within the Project, providing
primary access to the residential component. The commercial component, DSUSD, and the
neighboring commercial development can also be accessed via “A” Street. Both the
commercial and residential developments will have internal accessways that circumnavigate
the parcels, providing access to parking and links to “A” Street. The primary interior drives will
be a minimum of 26 feet in width.
A benefit of the site’s location is the close proximity to a number of shopping and employment
opportunities and public transit. This factor reduces the need for residents to commute long
distances for jobs, services, and shopping opportunities. Public transit is available nearby with
existing stops located near the intersection of Highway 111 and Dune Palms Road. Pedestrian
access routes will be located along the eastern property line of the auto/commercial component
that will extend from Highway 111 south to “A” Street, and along “A” Street to provide access to
the adjacent retail establishments and Highway 111, as shown in Figure 7.
Within the Project, design concepts and delineated pathways should ensure a secure
relationship between automobile traffic and pedestrians. Sidewalks and pedestrian paths will
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allow for safe, easy pedestrian travel throughout the project, as well as provide convenient
access to Dune Palms Road, the Costco/Komar Center and Highway 111. Figure 7 below
depicts pedestrian access and circulation.
Figure 7: Conceptual Pedestrian Circulation
4.1.3.3 Streetscape Treatment
Source: Prest Vuksic Architects
Streetscape treatments on Highway 111, Dune Palms Road and “A” Street will be designed to
be both aesthetically pleasing and water efficient, with drought-tolerant planting types described
further in Section 4.9 of this Plan. Streetscapes will consist of walkways consistent with the
surrounding sidewalks, featuring drought tolerant planting beds to showcase water efficiency
and quality landscape design along the arterials. Where applicable, such as on Highway 111,
all other City landscaping standards shall apply.
The internal streetscape along “A” Street will feature sidewalks and drought tolerant
landscaping that integrates with the residential and commercial developments.
As discussed in Section 3.2.1 of the Plan, additional streetscape features may be incorporated
with the development of the auto dealerships along Highway 111; such as ground-level display
pads shall be permitted in the Highway 111 landscape setback area on which for-sale vehicles,
but no advertising devices, may be parked for greater visibility. Their specific locations shall be
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established in the appropriate discretionary permit and will be carefully integrated with the
walkway and adjacent landscaping materials.
4.2 PHASING
It is expected that the project will be built in two phases. The multi-family residential component
is expected to be constructed in the first phase, along with most, if not all, of the off-site
improvements, including the storm water drainage system, which may include the outfall
structure(s) into the La Quinta Evacuation Channel. Concurrent with the residential
construction, it is anticipated that two limited automobile dealerships will be developed on the
commercial portion of the site. During the first phase, the dealerships will provide service
facilities and the sale of vehicles, possibly only certified pre-owned vehicles initially. A third
dealership will likely be built in the second phase, and all three dealerships will be expanded to
include the sales of both new and certified pre-owned vehicles. Construction of the first phase
is expected to begin in 2010. No date has been established for the construction of the second
phase, although it is estimated to begin approximately 5 years after the phase one dealerships
have begun operating. Final Phasing Plans will be part of future Site Development Permits.
“A” Street will be constructed to its ultimate configuration during Phase 1.
4.3 SITE GRADING
The existing terrain at the Project site is relatively flat with a small mound approximately 20 feet
above the surrounding terrain in the northeast quadrant of the property. The elevation
difference from the high point (+/- 76 feet) to the low point (+/- 52 feet) is approximately 25 feet.
It is anticipated that the entire site will be rough-graded at the onset of construction. The overall
height of the site will be very slightly raised in order to minimize the impacts of the Project on
neighboring uses. As a result, approximately 1,200 cubic yards of soil will be imported.
The Project area will be graded so that the general hydrological flow is to the southeast. As
discussed, the City is anticipating an off-site improvement which would involve an underground
conveyance system to bring storm water runoff from the Project site to the La Quinta
Evacuation Channel. It is anticipated that Project drainage can be discharged directly into the
nearby evacuation channel via this underground conveyance system. One or more dry wells
and/or small retention basins shall be included in the site design to prevent nuisance water
from entering the Evacuation Channel. Other on-site facilities will ensure that appropriate water
quality standards are met. Should the connection to the Evacuation Channel not be
constructed, on-site retention of storm flows shall be utilized.
A grading plan will be performed for the Project that identifies proposed land uses within the
site boundary, preliminary pad locations and elevations, contours, and retention/detention basin
locations as needed.
4.4 FUGITIVE DUST CONTROL / PM10
The Coachella Valley experiences periods of moderate to high wind conditions. Therefore, wind
blown dust and sand are a concern during local grading operations. The South Coast Air
Quality Management District and the Environmental Protection Agency have instituted a plan in
the Coachella Valley to reduce excess PM 10 (small particle dust). These provisions must be
adhered to during grading operations.
All standard City of La Quinta mitigation measures and conditions of approval will be utilized to
ensure that there is adequate PM 10 control in place.
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4.5 STORMWATER
In general, methods for filtration and removal of sediments, waste, oils and grease will be
consistent with all local, State and federal requirements. Given the nature of the use, project
design features for the auto dealer uses will be an important part of discretionary permits.
The provisions of the NPDES General Permit for Stormwater Discharges Associated with
Construction and Land apply to construction projects over 1 acre in size. Since the
development site is over 20 acres, a Notice of Intent (“N.O.I.”) and NPDES permit containing a
Best Management Practices Plan must be prepared and filed. A Stormwater Pollution
Prevention Plan (“SWPPP”) must also be prepared for the development and submitted to the
City of La Quinta. Erosion control will be addressed in the SWPPP.
The NPDES Permit for Municipal Separate Storm Sewer System for the White Water River
Region contains requirements for residential and commercial developments that may discharge
or affect storm water runoff in the White Water River Basin. Among other things, these
requirements oblige developers of new projects or redevelopment of “priority projects” to
prepare a Water Quality Management Plan (“WQMP”). This Project meets the requirements
established; therefore a WQMP will be prepared.
4.6 DRAINAGE AND FLOOD CONTROL
The following guidelines shall be used to implement a drainage and flood control plan.
4.6.1 Hydrology
The Plan area is covered by Flood Insurance Rate Map 06065C2234G revised August 28,
2008, which shows that the Project area is designated as Zone X, shaded and unshaded. Zone
X unshaded indicates that it lies outside the 500-year flood plain. Zone X shaded indicates
areas of 500-year flood. Off-site flows tributary to the site area have been intercepted and
retained by adjacent development and are considered negligible.
4.6.2 Regional Flood Control
The storm water drainage system in the City of La Quinta is administered by the Coachella
Valley Water District (“CVWD”). Generally speaking, the regional storm water drainage system
consists of improvements to the major natural drainage channels that run through the City. The
Project will include facilities to convey runoff from the 100-year storm event to the La Quinta
Evacuation Channel via underground pipes, or the Project will retain runoff in facilities located
on the site.
4.6.3 Temporary Measures
The drainage plan proposes to temporarily direct surface runoff via graded swales to two or
more retention basins during the development of the site and between construction phases for
the automotive/commercial part of the Project.
4.6.4 Permanent Measures
Drainage facilities will be provided within the private streets on the property, and/or through
naturalized drainage courses, leading to either a major storm drain connecting to the La Quinta
Evacuation Channel or to on-site retention facilities. Facilities will be sized to accommodate
100-year storm flows, consistent with City standards.
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4.6.5 Nuisance Water
A minimal amount of nuisance water is expected due to the use of drought-tolerant landscaping
where practical, and technologically advanced efficient irrigation systems. The overall drainage
plan will collect and convey all nuisance water into one or more dry well collection points or
small retention basins. These facilities will allow the nuisance water to be treated as necessary
and to percolate or evaporate, avoiding discharge to the Evacuation Channel.
4.7 UTILITIES
The utilities infrastructure that will serve the development is described below and is designed to
provide a coordinated system of infrastructure and public services to adequately serve the
project at full build out. This section identifies standards relative to land use for the site and
establishes the infrastructure and public service policies.
4.7.1 Sewer Plan
The Project is located within the jurisdiction of CVWD for sewer service. An existing 10-inch
sewer main is located within the Dune Palms Road right-of-way, and an 18-inch main is located
within the southern portion of the Highway 111 right-of-way. Service connection is proposed at
the northeast corner of the Project, connecting to the 18-inch main in Highway 111. Sewage
lines will be provided throughout the site as needed for adequate capacity.
4.7.2 Potable Water Plan
The development is located within the jurisdiction of the CVWD for water service. Existing 18-
inch water mains are located within both Dune Palms Road and Highway 111 rights-of-way. A
main line will be installed on site, with service connection provided at the northeast corner of
the Project, in Highway 111.
4.7.3 Electrical Plan
Electric service is provided to the site by the Imperial Irrigation District (IID). All electrical
facilities will be underground. Distribution lines are located along the east and west property
lines. The available connections distribute 12,500 volts. Connections are expected to be from
existing service points. Service to the development is expected to be routine.
4.7.4 Natural Gas
Natural gas service is provided to the site by The Gas Company. A 4-inch main is located
within the north side of the Highway 111 right-of-way, and a second 4-inch main is located
within the west side of Dune Palms Road right-of-way. The point of connection is available
anywhere along the Project’s frontage. Service to the development is assumed to be routine.
4.7.5 Telephone
Telephone service will be provided to the development by Verizon. The point of connection is
located within the Highway 111 right-of-way, where an existing underground line is located on
the north side. Service to the development is assumed to be routine.
4.7.6 Cable Television
Cable television service will be provided to the site by Time Warner. Underground lines exist
along both Highway 111 and Dune Palms Road. Service to the development is assumed to be
routine.
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4.8 GENERAL ARCHITECTURAL THEME
The design and architectural themes for the Project components have yet to be determined,
though they should generally follow the guidelines described below. The interpretation,
flexibility, including potential alternative design concepts, and incorporation of these guidelines
into the building design process shall be through the City’s Site and Architectural Design
Review procedures.
4.8.1 Auto/Commercial
As described, permitted uses in the commercial part of the Project emphasize automotive sales
and service, specifically branded vehicle dealerships. The general architectural theme of these
facilities should reflect a sophisticated, technical atmosphere. Specifically, the design of
automobile sales and service facilities may be based upon corporate motifs employed by the
brands represented, although all design work should be of high quality that blends well visually
with surrounding uses on Highway 111. Characteristics may include:
Clean, bright colors, particularly whites and silvers, and use of glass
Use of geometric lines and angles in facades
“Engineered” look to complement vehicles
Figure 8 provides a sampling of branded dealership design that may be similar to the Project.
Figure 8: Sample Designs of Branded Auto Dealerships
Materials and colors used should integrate with the overall appearance of Highway 111, while
allowing the user to incorporate necessary brand recognition strategies.
4.8.2 Residential
The buildings constructed on the site should generally have a Desert Modern/Contemporary
character, and maintain a consistent theme carried out by quality materials and imaginative
design that will complement the existing character of La Quinta.
A simple yet strong architectural vocabulary that will rely on strategically placed key details and
the careful selection of landscape materials should define the aesthetics of the development.
Architectural details may include balconies, recessed openings, low walls, courtyards, and
awnings. Other salient characteristics of the architectural character may include features such
as:
Architectural design that is unique in character, but consistent with surrounding area;
The use of articulated facades with balconies and patio areas;
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Shaded walkways and sunscreen eyebrows;
Building integration with drought tolerant landscaping, such that the architecture
appears as an extension and outgrowth of the landscape;
Site planning and building designs that should be sensitive to views, privacy, adjacent
developments, and a coherent, multi-modal circulation network; and
Mechanical elements of the buildings will be screened from view by walls, fences or
landscaping.
Selected materials and color palettes should complement the overall design of the
community and integrate with the neighboring developments to the highest degree
feasible.
4.9 LANDSCAPING
The landscape concept follows functionality, emphasizing water efficient materials coupled with
technologically advanced methods for ensuring the most efficient application of irrigation. Some
interior spaces, primarily open space portions of the residential community, will include some
turf landscaping for recreational purposes. Interior streetscapes may also incorporate a street
tree program to provide shade for pedestrians and contribute to the overall feel of the
community. Other portions of the site will incorporate drought-tolerant plant types consistent
with Coachella Valley Water District guidelines.
Irrigation of all landscaping shall be carefully monitored to ensure water use efficiency.
4.9.1 Landscaping Guidelines
Landscape plans shall be approved through the City’s site development permit process.
Landscaping features may include:
Native/drought tolerant plants and
trees
Turf in limited areas
Trellising of climbing flora
Accessories to landscaping and open space design may include:
Benches
Shade structures
Barbeques
Screening walls
Meandering walkways/paths
Tot lots/play equipment
In addition to the plant palette and other allowable landscaping fixtures, the Project shall be
designed to be consistent with the City’s Water Efficiency Ordinance (LQMC 8.13) and
incorporate the following features.
Ground cover should be used to protect soil from erosion, including gravels, rocks, or
plant materials.
Plant materials should be located and designed to avoid interfering with motorist
sightlines.
A variety of plant and groundcover colors, heights, and textures should be used to
provide visual stimulation.
Landscaping along Highway 111 should integrate with adjacent frontages and conform
to specific City guidelines (Highway 111 Design Guidelines) to provide continuity.
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Utility equipment and trash containers should be screened from view.
4.10 EFFICIENCY MEASURES
Internal as well as exterior building designs and construction practices shall be guided by the
desire for long term energy efficiency to the highest degree feasible. Efficiency measures
associated with site design or building fixtures should enhance the appearance of the
community and integrate with the architecture. The Project shall utilize design, construction,
and operational measures to achieve the intent of the U.S. Green Building Council’s Leadership
in Energy and Environmental Design (LEED) standards or comparable industry standards for
new construction. Such measures should include:
Exceeding the California Code of Regulations Title 24 requirements at the time of
building permit issuance by 20%
Energy efficient appliances and energy saving light bulbs
Water efficient appliances and other water conservation techniques
Drought tolerant landscaping as discussed above, along with efficient irrigation methods
Efforts to reduce greenhouse gas emissions
Features to encourage alternative forms of transportation such as:
Easy and safe pedestrian access to neighboring developments and public
transportation
Bicycle racks
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SECTION 5: SPECIFIC PLAN ADMINISTRATION
The Plan is intended to be predominantly a policy document, though it does serve certain
regulatory functions with respect to permitted uses and development standards. As such,
administration of the Plan shall be guided by the following information.
5.1 ADMINISTRATION
The City shall administer the provisions of the Plan in accordance with the Government Code,
the Subdivision Map Act, the City General Plan and the LQMC. The City Planning Department
shall oversee and enforce the site development standards and design guidelines set forth by
this document.
Any administrative interpretation of the Plan may be appealed to the Planning Commission.
Any decisions of the Planning Commission may be appealed to the City Council.
Development procedures, regulations, standards and specifications contained in the Plan shall
supersede the relevant provisions of the LQMC, as they currently exist or may be amended in
the future. Any development regulation or building requirement not addressed in the Plan shall
be subject to all relevant City ordinances, codes and regulations.
5.2 DEVIATIONS/AMENDMENTS
Any changes to this document, or to projects considered for entitlement pursuant to this
document, shall be reviewed to see if they require an amendment to the Plan.
If the Planning Director determines that the deviation (a) is minor, (b) will not result in a
significant change to the projects as originally envisioned, and (c) is in compliance with the
spirit and intent of the Plan, the Director may approve the deviation, based on findings to that
effect that shall be documented in the project file.
Any amendment to the Plan shall be processed in accordance with Government Code Section
65453 and LQMC Section 9.240.010.
5.3 SEVERABILITY
All regulations, conditions, and programs contained herein shall be deemed separate, distinct,
and independent provisions of the Plan. In the event that any such provision is held invalid or
unconstitutional, the validity of all the remaining provisions of the Plan shall not be affected.
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SECTION 6: RELATIONSHIP TO LA QUINTA GENERAL PLAN POLICIES
The following section identifies goals, policies, and programs in the La Quinta General Plan that
are applicable to the Highway 111/Dune Palms Multi-use Project, followed by a response
indicating compatibility and/or consistency.
6.1 LAND USE GOALS, POLICIES AND PROGRAMS
Policy 5: “All land use development proposals shall be consistent with all applicable land use
policies and standards contained in the General Plan.”
The Plan is consistent with the General Plan.
6.2 RESIDENTIAL GOALS, POLICIES AND PROGRAMS
Goal 1: “The maintenance and protection of residential neighborhoods to assure that future
housing needs are met.”
The Plan proposes up to 200 units of housing to meet the City’s needs in accordance
with the City’s 2009 Housing Element Update.
Goal 2: “A broad range of housing types and choices for all residents of the City.”
The Plan proposes low-, very-low, and potentially moderate-income housing units.
There are a limited number of high density multi-family housing units in La Quinta. The
proposed development will provide additional units of this type and it is intended that
these units will qualify toward the City’s 2008-2014 Regional Housing Allocation Number
as recognized in the City’s 2009 Housing Element Update.
Policy 2: “Encourage compatible development adjacent to existing neighborhoods and
infrastructure.”
Although the site is not immediately adjacent to residential neighborhoods, the Plan
proposes building heights and site design to complement and be compatible with the
surrounding areas. Infrastructure facilities are readily available to serve the site.
Policy 5: “The City shall maintain residential development standards including setbacks, height,
pad elevations and other design and performance standards which assure a high quality of
development.”
The proposed housing will meet all development standards as set forth by the City and
identified in the Plan.
6.3 ADEQUATE HOUSING RESOURCE GOALS, POLICIES AND PROGRAMS
Goal 1: “Provision of a diversity of housing opportunities that satisfy the physical, social, and
economic needs of existing and future residents of La Quinta”.
The proposed Project will create new housing opportunities for existing and future
residents of La Quinta. In accordance with the City’s 2009 Housing Element Update, the
units will qualify toward the City’s 2008-2014 Regional Housing Allocation.
Program 1.4: “Direct new housing development to viable areas where essential public facilities
can be provided and employment opportunities, educational facilities, and commercial support
are available.”
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The proposed Project is located within close proximity of employment opportunities,
educational facilities and commercial support.
Program 1.6: “Develop Medium, Medium High and High Density residential uses in the
appropriate designations as well as in locations within the Mixed/Regional Commercial and
Village Commercial designations that enhance creative site planning, promote the mixed-use
concept where applicable, provide opportunities for affordable and/or employee housing,
facilitate the efficient use of public facilities, and support alternative transit modes.”
The proposed Project is High Density affordable housing and includes a community
center with multiple uses. It is within walking distance of shopping, employment and
transit service.
Program 3.2: “Encourage a mixture of diverse housing types and densities in new
developments guided by Specific Plans, around the Village and within the Mixed/Regional
Commercial area to enhance their people orientation and diversity through provision of
incentives use of density transfer and density bonus provisions.”
The Plan prepared for the Project is within a Regional Commercial area and provides
high-density residential housing types.
Program 3.6: “Apply shared parking provisions in mixed-use areas as a part of the Village
Commercial and Mixed/Regional Commercial designation, and reduced parking requirements
for assisted housing devoted to Low and Very Low income households, and/or seniors, as well
as second units for seniors and the disabled where applicable.”
The Plan allows for reduced parking requirements for low- and very low- income
households.
6.4 AFFORDABLE HOUSING OPPORTUNITIES GOALS, POLICIES AND PROGRAMS
Goal 2: “A variety of housing opportunities that accommodate the needs of all income levels of
the population.”
The proposed Project accommodates very low-, low-, and potentially moderate-income
levels. The units will qualify toward the City’s 2008-2014 Regional Housing Allocation
Number as recognized in the City’s 2009 Housing Element Update.
Program 1.3: “Continue to stimulate private developer and non-profit entity efforts in the
development and financing of Low and Moderate income housing, utilizing the Redevelopment
Set Aside Housing Fund or other resources available such as HOME funds, CHFA Single
Family and Multi-Family programs; HUD Section 208/811 loans and HOPE II and III
Homeownership programs to partially support the project. The City shall hold workshops and
pre-development meetings with the prospective proponents of affordable housing to advertise
the potential types of financial incentives available and the types of project characteristics
considered for assistance, in addition to expanding their website to include a summary of
available assistance programs and requirements”.
The project developer is an experienced developer of affordable housing and is familiar
with available financial resources. The City has assisted the Project with the use of
Redevelopment Housing Fund revenue.
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6.5 HOUSING ELEMENT GOALS, POLICIES, AND PROGRAMS 6
Goal 1.1: “Provide housing opportunities that meet the diverse needs of the City’s existing and
projected population.”
The expansion of affordable housing will provide greater housing opportunities and
options for residents consistent with the City’s 2009 Housing Element Update.
Policy 1.2: “Focus housing growth within existing City boundaries until it is necessary to pursue
annexation or development in planning areas for affordable housing.”
The proposed residential development is within the existing boundaries.
Policy 1.3: “Direct new housing development to viable areas where essential public facilities
can be provided and employment opportunities, educational facilities, and commercial support
are available.”
The Project location is near a major commercial corridor (Highway 111), and there are
many employment opportunities and commercial support facilities.
Goal 2.1: “Assist in the creation and provision of resources to support housing opportunities for
lower and moderate income households.”
The Agency’s and City’s assistance will result in a residential component that will be
entirely affordable to very low-, low-, and potentially moderate-income households.
Policy 2.2: “Support public, private, and nonprofit efforts in the development of affordable
housing.”
The Agency and City have partnered with a private developer for the creation of the
affordable residential community.
Policy 6.1: “Promote higher density and compact developments that increase energy efficiency
and reduce land consumption.”
The Plan facilitates up to 20 dwelling units per acre, minimizing certain impacts and land
consumption.
6.6 COMMERCIAL GOALS, POLICIES AND PROGRAMS
Program 1.2: “The City will encourage an integration of a wide range of support services at
employment centers, including child care, occupational health, fitness facilities and
convenience retail shops.”
The Plan allows for recreational facilities, and is located adjacent to a retail center
offering employment opportunities.
6.7 OTHER LAND USE GOALS, POLICIES AND PROGRAMS
Goal 2: “The preservation of open space and recreational resources as a means of preserving
and enhancing the quality of life and economic base of the City.”
Open space will be a focal point of the residential development and include a variety of
recreational opportunities.
6 City of La Quinta, General Plan Housing Element, State of California Department of Housing and
Community Development Review Draft, August 12, 2009.
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Program 3.3: “The City shall encourage the use of native landscaping and “links” golf courses
which preserve natural open space areas.”
The Plan includes a landscape palette that emphasizes native and other water efficient
planting types.
Policy 4: “The City shall continue to include park facilities planning in neighborhood planning
efforts.”
The Plan proposes facilities within the open space which may include a tot lot and pool
to satisfy some of the recreation needs of the residents of the site.
6.8 TRAFFIC AND CIRCULATION GOALS, POLICIES AND PROGRAMS
Program 2.3: “On Major Arterials, the minimum intersection spacing shall be 2,600 feet in
residential areas, and may be 1,060 feet for commercial frontage. Intersection spacing may be
reduced to 500 feet at the Whitewater Channel and La Quinta Evacuation Channel. The design
speed shall be 60 miles per hour. Left turn median cuts may be authorized if turn pocket does
not interfere with other existing or planned left turn pockets. Right in/right out access driveways
shall exceed the following minimum separation distances (in all cases, distances shall be
measured between the curb returns):
more than 250 feet on the approach leg to a full turn intersection;
more than 150 feet on the exit leg from a full turn intersection;
more than 250 feet between driveways
All access configurations shall require City Engineer review and approval.”
The Plan recognizes Highway 111 to be a Major Arterial and Dune Palms Road to be a
Primary Arterial. The Traffic Study identifies intersection design and spacing.
Program 2.4: “On Primary Arterials, the minimum intersection spacing shall be 1,060 feet. The
design speed shall be 50 mph. Left turn median cuts may be authorized if turn pocket does not
interfere with other existing or planned left turn pockets. Right in/right out access driveways
shall exceed the following minimum separation distances (in all cases, distances shall be
measured between the curb returns):
more than 250 feet on the approach leg to a full turn intersection;
more than 150 feet on the exit leg from a full turn intersection;
more than 250 feet between driveways
All access configurations shall require City Engineer review and approval.”
The Plan recognizes Highway 111 to be a Major Arterial and Dune Palms Road to be a
Primary Arterial. The Traffic Study identifies intersection design and spacing.
Policy 4: “Encourage expansion of ridership and the service area of the public transit systems
operated by the Sunline Transit Authority within the City.”
The Plan proposes residential development and employment opportunities within
walking distance of Sunline Transit routes and stops.
Program 5.1: “In order to locate jobs and housing near each other to reduce shorter work
commutes, make a concerted effort to increase City-based employment; encourage mixed-use
development with a residential component contiguous with or near to employment centers;
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facilitate use of the City’s home occupation ordinance; and encourage major employers to
evaluate telecommuting opportunities, either home-based or at local centers, as well as part-
time options for employees.”
The Plan proposes a residential development near employment centers along the
Highway 111 corridor.
Policy 13: “Continue to implement the Image Corridors in the City, and identify new image
corridors for streets brought into the City through annexation.”
The Plan recognizes that both Dune Palms Road and Highway 111 are Image
Corridors, and includes revised Image Corridor setbacks and height standards.
Policy 15: “The City shall maintain building height limits along Primary, Secondary and Agrarian
Image Corridors in its Development Code.”
The buildings will be limited in height according to current standards.
6.9 OPEN SPACE ELEMENT GOALS, POLICIES AND PROGRAMS
Policy 7: “The City shall encourage the preservation of open space in privately owned
development projects.”
The open space in the residential segment proposed in the Plan accounts for more than
30% of the total area.
6.10 PARKS AND RECREATION ELEMENT GOALS, POLICIES AND PROGRAMS
Goal 2: “Sufficient parkland and recreational facilities to meet the active and passive
recreational needs of all residents and visitors.”
The Plan proposes open space and several recreational facilities throughout the
development to serve Project residents.
6.11 ENERGY AND MINERAL RESOURCES GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall encourage the incorporation of energy conservation features in the
design of all new construction and the installation of energy-saving devices in existing
development.”
The Plan identifies energy conservation opportunities.
Program 1.2: “Passive design concepts which increase energy efficiency, such as the use of
landscaping materials and site orientation to provide shade and windbreaks, shall be
encouraged.”
The Plan identifies design standards that incorporate active and passive features to
increase energy efficiency.
6.13 BIOLOGICAL RESOURCES GOALS, POLICIES AND PROGRAMS
Policy 2: “Staff shall review all development applications for vacant land for their potential
impacts to existing wildlife and habitat. Agricultural lands shall be exempt from this requirement,
except as described.”
A biological survey has been completed for the Project site.
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Policy 3: “Native, drought-tolerant desert plant materials shall be incorporated into new
development to the greatest extent practical. Invasive, non-native species shall be
discouraged.”
The Plan provides for the use of native, drought-tolerant plants as noted in Section 4.9
of this Plan.
6.14 PALEONTOLOGIC RESOURCES GOALS, POLICIES AND PROGRAMS
Goal 1: “The identification and preservation of significant paleontologic resources which occur
in the City.”
A paleontologic study has been performed for the site.
6.15 WATER RESOURCES GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall support the Coachella Valley Water District in its efforts to supply
adequate domestic water to residents and businesses.”
The Project area will be adequately served by the Coachella Valley Water District.
6.16 SURFACE WATER & STORM DRAINAGE GOALS, POLICIES AND PROGRAMS
Policy 2: “All drainage facilities identified in the Comprehensive Drainage Master Plan 7 shall be
constructed to conform to the requirements and standards of the city and CVWD.”
Drainage facilities will be in conformance with all applicable city and agency standards.
Policy 3: “All new development shall include on-site retention/detention basins and other
necessary storm water management facilities to accommodate runoff from the 100-year storm.”
The Plan addresses storm water management facilities within the Project area.
Policy 4: “The City shall assure that roadway storm water facilities are designed, constructed
and maintained in a manner which eliminates standing water and flooding.”
All roadway storm water facilities will conform to City standards.
6.17 DOMESTIC WATER GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall assure that adequate, high-quality potable water supplies and facilities
are provided to all development in the community.”
The Coachella Valley Water District will serve the Project area with potable water.
6.18 SANITARY SEWER GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall assure the provision of adequate sanitary sewer collection and
treatment services and facilities to all development in the community.”
The Coachella Valley Water District will provide adequate sanitary sewer services to the
Project area.
7 City of La Quinta, Master Drainage Plan, March 2009.
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6.19 PUBLIC UTILITIES GOALS, POLICIES AND PROGRAMS
Policy 3: “All utility and electric wires up to 34.5 kilovolts serving new development shall be
installed underground.”
All utility and electric wires will be installed underground.
Program 4.1 “To the greatest extent practical, all new utility equipment boxes, including but not
limited to traffic signal equipment, and electrical and telephone equipment, shall be located
either underground, or away from street corners and effectively shielded from public view.
Undergrounding of these facilities is preferred.”
All utility equipment boxes will be underground to the greatest extent practical.
Program 1.2: “The Building Department shall ensure that all plumbing fixtures in new
development and remodeling projects conform to applicable California statutes and codes
especially dealing with water saving fixtures.
The residential development will implement water saving features, including appliances,
as applicable.
Policy 6: “All development plans shall be reviewed for their potential to create surface and
ground water contamination hazards from point and non-point sources.
The contamination hazards were evaluated in the EIR.
6.20 HAZARDOUS MATERIALS GOALS, POLICIES AND PROGRAMS
Policy 4: “To reduce the potential impacts of subsurface sewage disposal systems on human
health and the environment, the City shall encourage, to the greatest extent practical, the
connection of new development to the Coachella Valley Water District’s sewage collection
system.”
The development will be connected to the Coachella Valley Water District’s sewage
system.
6.21 GEOLOGIC AND SEISMIC HAZARDS GOALS, POLICIES AND PROGRAMS
Policy 5: “To minimize the hazards associated with groundshaking and other seismic events, all
new structures shall be built in accordance with the latest version of the Uniform Building Code
(UBC) and/or International Building Code.”
All buildings shall comply with the Uniform Building Code as adopted by the City of La
Quinta.
Policy 9: “All new development shall be required to minimize, to the greatest extent practical,
blows and other wind erosion hazards affecting properties downwind.”
The Plan addresses wind and erosion control on the site and will minimize effects to the
greatest extent practical.
6.22 FLOODING AND HYDROLOGY GOALS, POLICIES AND PROGRAMS
Policy 5: “Drainage policies and development standards shall provide for a reduction in runoff
from developed lands and shall be consistent with local and regional storm water management
plans.”
The City and CVWD are working together to implement runoff reduction.
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Program 5.1: “At the discretion of CVWD, new development shall continue to be required to
construct on-site retention/detention basins and other necessary storm water management
facilities that are capable of managing 100-year storm water flows. New development
immediately adjacent to the Coachella Valley Storm Water Channel shall continue to have the
option of discharging 100-year storm water flows directly into the storm water channel.”
The City and CVWD have agreed to adequate management of site drainage.
6.23 NOISE GOALS, POLICIES AND PROGRAMS
Policy 1: “The City shall maintain noise standards in conformance with the Table 8.1,
Community Noise and Land use Compatibility.”
The proposed Project will conform to all City noise standards.
6.24 HISTORIC PRESERVATION GOALS, POLICIES AND PROGRAMS
Program 3.2.1: “Require all proposed project sites to be surveyed by a qualified archaeologist,
historian, and/or architectural historian, as appropriate, to identify any potential cultural
resources that may be affected, unless the preponderance of the evidence demonstrates that
such survey is unnecessary”.
An archaeological study was performed for the site.
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APPENDIX A: PROPOSED DEVELOPMENT DESCRIPTION
The Plan has been written to provide guidelines for the development of an approximately 10
acre commercial site and a 10 acre residential site with a new public roadway. At the time the
Plan was written, the Agency was the property owner and development plans for the Project
were not yet fully determined. The information contained in this Appendix provides a brief
overview of the development likely to be implemented, based upon current Agency agreements
and discussions.
A.1 PROPOSED PROJECT DESCRIPTION
The proposed development described in this section meets the objectives and intent of the
Plan, envisioning an automobile sales and service development on the northern portion of the
site and an affordable rental housing community to the south as described below. As described
in the Plan, the proposed Project will require the construction of new public roadway, “A” Street,
extending east-west through the site, to be classified as a Local Roadway, requiring
approximately 2.14 acres of the Project’s total 22 acres. “A” Street will intersect with Dune
Palms Road at a new signalized intersection at the southwestern corner of the Project site, then
traverse the western and northern borders of the residential component, terminating to the east
into the neighboring Komar/Costco commercial development. “A” Street serves as a boundary,
separating the two land use components of the project.
A.1.1 Auto Commercial Concept
The proposed commercial component fronts on Highway 111, and is located directly north of
the residential uses, which will be buffered by “A” Street, as well as appropriate setbacks and
landscaping. The commercial component itself would serve to buffer the apartment homes in
the south from the traffic and noise of Highway 111. The primary use permitted in the Plan is
the sale and service of automobiles, thus two to three dealerships are proposed, utilizing a
shared entry from Highway 111. It is proposed that the dealerships will be new to the east
Coachella Valley, and the location will provide convenient sales and service for residents of La
Quinta and the greater area.
The main entrance to the commercial component is envisioned from Highway 111 and would
culminate in a roundabout feature directly south of the driveway entrance, in front of the
dealerships. This entry will generally be reserved for customers, although it also allows access
to a perimeter aisle which circumnavigates the parcel and provides limited access to “A” Street.
Delivery and service trucks will enter from a secondary entrance east of the main drive on
Highway 111. This second entry will provide more direct access to the southern end of the
parcel where parts and automobiles will be delivered.
The commercial site is anticipated to be developed in two phases. The first phase will be the
construction of two buildings - one on the east and one of the west side of the roundabout -
each of which will house dealership showrooms and offices, service bays, parts storage, and
small boutiques for branded accessories and merchandise. During the first phase, the
dealerships will likely focus on brand certified, pre-owned vehicle sales and vehicle service.
The parking and delivery areas, as well as all lot grading, will be completed during phase one.
The second phase of construction, expected to take place approximately five years after the
first phase, will add a third building at the southern point of the roundabout to accommodate a
third dealership. The existing dealerships would at that time be modified to include new
vehicles sales as well as the certified pre-owned vehicles. Any necessary re-alignment of
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parking and/or delivery areas on the southern end of the parcel will be completed during the
second phase of construction.
The architectural designs and stylistic tones of the dealerships will be visually appealing and
compatible with other Highway 111 uses, while conveying the images of the respective
corporate affiliations. Appropriate signage and brand images will be incorporated into the final
design of the commercial development such that the needs of the automobile franchises are
met, while the high aesthetic standards of La Quinta are adhered to.
A.1.2 Residential Concept
The proposed residential component will provide highly desirable affordable housing for
singles, couples and families with children, with a variety of unit sizes to accommodate the
needs of future residents. Up to 200 apartment homes will be designed to reflect a Desert
Modern architectural style, which features clean lines and colors to complement the desert’s
beauty, as well as energy and water-saving features to enhance sustainability and lower
service costs to residents. Many of the buildings contain a mix of unit sizes and heights, not to
exceed two stories. Units would range from one to three bedrooms with a minimum size of 700
square feet and an estimated average size of 900 square feet. Buildings are proposed to be
primarily arranged in groupings to create a series of open spaces buffered from parking areas,
which will improve the safety of children at play and reinforce the pedestrian character of the
development. The overall site plan would maintain stylistic elements visually similar to those in
other areas of La Quinta, including meandering paths, drought resistant landscaping, and
compatible building design and detailing.
Because of the noise environment along the south edge of the residential development
stemming from the DSUSD bus yard, the proposed footprints of the buildings have been
designed so that they form a barrier or sound attenuation feature along the southern boundary.
The buildings immediately adjacent to the DSUSD property will be designed and built with extra
insulation/sound absorbing features along the southernmost walls to ensure that interior noise
levels meet City standards, notwithstanding the daily safety checks of the bus horns.
The Desert Modern architectural style of the residential development may be characterized by
elements such as:
Articulated facades
Primarily horizontal emphasis
Balconies and patio areas
Sunscreen eyebrows
Flat roofs
Shaded walkways
The Desert Modern style compliments surrounding uses, while incorporating a contemporary
lifestyle image that will harmonize with the surrounding commercial uses.
A.1.2.1 Open Space and Recreation
The residential component is designed to maximize open space and areas for landscaping in
order to create a livable, enjoyable environment. To balance between function and aesthetic
features, buildings will be largely oriented towards open spaces and an activity area that is both
safe for children and visually appealing. The key central open space will extend through the
center of the residential site, from near the southwestern entrance near Dune Palms Road
toward the northeastern corner of the Project before A Street meets the Komar/Costo site. This
is the primary recreational area within the development and will be the only area where turf
landscaping in play areas will be implemented. The site design provides for ample drought-
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tolerant landscaping throughout the development. It is anticipated that roughly four acres of the
residential site will have landscaping of some kind. To minimize water usage but still offer
ample play areas for children, turf is expected to be used only in strategic play areas and kept
to a minimum to reduce water demand of the site. In total, under one acre of turf is anticipated.
The remaining open space, as well as the pan handle, will be landscaped with native and
drought tolerant plantings. Trees may also be strategically located within the residential
component.
The centralized open space core is proposed to be anchored by a pool and community center
in the southwestern area. Other features may include pedestrian walkways leading through the
central landscaping and turf areas, passive recreation areas, a tot lot, BBQ’s, shade structures,
places to sit, or a community garden. This environment will encourage residents to enjoy
outdoor activities and allow space for adults to supervise children at play. Additionally, if
needed, the area provides the necessary emergency access for public safety vehicles.
A.1.2.2 Community Center
A community center for the development is proposed on site for the benefit of the residents.
The community center would likely be located near the main entrance to the residential
community to allow current and potential residents easy access to the leasing office. In addition
to management offices, the center may include meeting rooms, a computer room, game room
and a checkstand or similar facility for pool and recreational equipment. The meeting rooms
may be reserved by residents and used for a variety of needs such as club meetings or tutoring
sessions. Restrooms will also be available for residents enjoying the adjacent pool area.
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ATTACHMENTS
Attachment A: Resolutions and Conditions of Approval