CC Resolution 2022-004 GPA 2020-0001 Housing & Safety Elements Updates
RESOLUTION NO. 2022 - 004
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LA QUINTA, CALIFORNIA, ADOPTING A
GENERAL PLAN AMENDMENT FOR THE 2022-2029
HOUSING ELEMENT UPDATE AND UPDATES TO
2035 GENERAL PLAN CHAPTER IV,
ENVIRONMENTAL HAZARDS
CASE NUMBER:
GENERAL PLAN AMENDMENT 2020-0001
APPLICANT: CITY OF LA QUINTA
WHEREAS, the City Council of the City of La Quinta, California did, on
February 15, 2022, hold a duly noticed Public Hearing to consider General Plan
Amendment 2020-0001 for the 2022-2029 Housing Element Update and
updates to 2035 General Plan Chapter IV, Environmental Hazards (Safety
Element), as mandated by State law; and
WHEREAS, the Design and Development Department published a public
hearing notice in The Desert Sun newspaper on February 4, 2022, as
prescribed by the Municipal Code; and
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on January 11 and January 25, 2022, hold duly noticed Public Hearings
and after review and consideration of this item, and hearing all public
testimony, adopt Planning Commission Resolution 2022-003 and
recommended adoption of said General Plan Amendment; 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 to justify
adoption of said General Plan Amendment:
1. The General Plan Amendment does not have the potential to degrade the
quality of the environment, have an adverse effect on wildlife, achieve short
term environmental goals to the disadvantage of long term environmental
goals, or cumulatively result in significant impacts to the environment.
2. Internal General Plan Consistency. The amendments to the Housing
Element and the Safety Element are internally consistent and do not
conflict with policies and programs of other elements of the General Plan.
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HOUSING
PURPOSE
The Housing Element of the La Quinta General Plan establishes the City’s
policy relative to the maintenance and development of housing to meet
the needs of existing and future residents. Jurisdictions within the
Southern California Association of Governments (SCAG) region must
complete the statutory housing element update for a planning period
that extends from 2022 to 2029.
The 2022 Regional Housing Needs Assessment (RHNA) proposes that La
Quinta provide the regulatory framework to facilitate the development
of new housing units potentially affordable to a range of income levels.
The City’s RHNA is 1,530 units for the 2022–2029 planning period. The
RHNA includes housing planning goals for very low, low, moderate, and
above moderate income households.
The City’s RHNA by affordability level is 420 units of housing affordable
to very low income households, 269 affordable for low income
households, 297 affordable for moderate income households, and 544
above moderate income units. The Housing Element demonstrates the
land resources, financial resources, market trends, and governmental
efforts that have the potential to facilitate and encourage housing
development and rehabilitation to meet the RHNA.
Setting
The City of La Quinta is one of nine cities in the Coachella Valley. A world-
renowned vacation destination, La Quinta’s population varies by
season. La Quinta’s permanent population is estimated at 40,660
persons in 2020. The seasonal population exceeds 10,000, increasing
the City’s population by 25% during winter months.
La Quinta households are generally wealthier than other
areas of Riverside County. The median household
income of La Quinta in 2018 was $79,889, significantly
higher than the Riverside County median
household income of $63,948.
RESOLUTION NO. 2022-004
EXHIBIT A
ADOPTED: FEBRUARY 15, 2022
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This income trend is related to the types of new housing available in La
Quinta. La Quinta is home to many master planned communities.
Although the number of multifamily units in the City increased by more
than 30% from 2012 to 2019, multifamily units continue to represent less
than 7 percent of the total housing stock.
Housing Resources
California housing element law allows local governments to obtain
credit toward their RHNA housing goals in three ways: constructed and
approved units, vacant and underutilized land, and the preservation of
existing affordable housing.
Moderate income households are able to afford some new and fairly
new rental and for sale units. Very Low and Low income households,
however, will continue to require subsidized affordable housing.
Housing Plan
The housing element sets forth a comprehensive housing plan
consisting of goals, policies, and programs to address existing and
projected housing needs. The detailed programs provided are designed
to identify sites to exceed the RHNA, assist the development of
affordable housing, remove governmental constraints to housing,
preserve the existing housing stock, provide equal housing
opportunities, and promote energy and water conservation in
residential uses.
Quantified Objectives
The goals, policies, and programs will guide housing-related decision
making and facilitate attainment of the 2022–2029 RHNA housing
targets. As shown in Table II-1, future units both planned and to be
planned, make up the bulk of new construction counted toward the
RHNA.
Each jurisdiction must establish quantified objectives by income
category to prepare to meet or exceed the RHNA for the 2022-2029
planning period. The City of La Quinta’s quantified objectives are based
on constructed and approved units and land resources for new housing
and programs created to address other existing and projected housing
needs.
Achieving the City of La Quinta’s quantified objectives will rely on third
party financing. The City will continue to participate in the development
of affordable housing with private party partners. Please see the
Housing Resources section.
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Table II-1
Quantified Objectives 2022–2029
Type of Housing
Extremely
Low
Very
Low Low Moderate
Above
Moderate Total
New Construction
New Units 210 210 269 297 544 1,530
Rehabilitation/Conservation
Residential
Rehabilitation
10
15
30
35
90
Conservation
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INTRODUCTION
Purpose
The Housing Element of the La Quinta Plan establishes the City’s policy
relative to the maintenance and development of housing to meet the
needs of existing and future residents. These policies will guide City
decision making and set forth a housing action program through 2029.
These commitments are an expression of the City’s desire to facilitate
adequate housing for every La Quinta resident. The City’s housing policy
is consistent with the statewide housing goal of “attainment of decent
housing and a suitable living environment for every California Family.”
The purpose of the Element is to establish official policy which:
v Identifies existing and projected housing needs, and inventories
resources and constraints that are relevant to meeting these needs.
The assessment and inventory include:
Community Profile
Housing Profile
Land Resource Inventory
Governmental and Nongovernmental Constraints Analysis
Analysis of Special Needs Housing
Identification of Assisted Units “At Risk” of Conversion
v Identifies the community’s goals, objectives, and policies relative to
the preservation, improvement, and development of housing.
v Sets forth a schedule of actions (programs) the City is undertaking
or intends to undertake to implement the policies and achieve the
goals and objectives of the Housing Element.
The Housing Element has been designed to address key housing issues
in the City. These issues include appropriate housing types to meet the
needs of all segments of the community while maintaining a low density
character, provision of affordable housing for special needs groups in
the community, and the maintenance of the existing housing stock.
Consistency with State Planning Law
California Government Code requires that every City and County prepare
a Housing Element as part of its General Plan. In addition, State law
contains specific requirements for the preparation and content of
Housing Elements. Sections 65580 to 65589.8 of the California
Government Code contain the legislative mandate for the housing
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element. State law requires that the City’s Housing Element consist of
“identification and analysis of existing and projected housing needs and a
statement of goals, policies, quantified objectives, financial resources, and
scheduled programs for the preservation, improvement and development
of housing.”
State law also requires that the City evaluate its housing element
approximately every eight years to determine its effectiveness in
achieving City and statewide housing goals and objectives, and to adopt
an updated Element that reflects the results of this evaluation.
State law is very specific about the content of the Housing Element and
makes it clear that the provision of affordable housing is the
responsibility of all local governments. The City is expected to
contribute toward regional housing needs and to contribute to the
attainment of state housing goals.
The most recent updates to Housing Element law occurred in 2017,
when a series of bills were passed into law to address the State’s
determination that California was experiencing a State-wide housing
crisis. The laws passed in 2017 addressed a wide range of housing-related
issues, including Housing Elements, which are summarized below.
• SB 2 established a recordation fee for real estate documentation
which would fund planning grants for affordable housing and
affordable housing projects.
• SB 3 placed a $4 billion general obligation bond on the November
2018 ballot to fund affordable housing, farmworker housing, transit-
oriented development, infill infrastructure and home ownership.
• SB 35 mandated a streamlined approval process for infill affordable
housing projects in communities that have not, according to the
Department of Housing and Community Development (HCD) met
their affordable housing allocation (RHNA).
• AB 72 allowed HCD to find a housing element out of compliance with
State law, and to refer the non-compliant element to the State
Attorney General for action at any time during a Housing Element
planning period.
• AB 73 provided State-funded financial incentives for local
jurisdictions which choose to create a streamlined zoning overlay for
certain affordable housing projects.
• SB 166 required that development proposals on local jurisdictions’
sites inventory cannot be reduced in density without findings, and/or
the identification of additional sites to result in ‘no net loss’ of
affordable housing units in the sites inventory.
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• SB 540 provided State funding for the planning and implementation
of workforce housing opportunity zones for very low, low and
moderate income households.
• AB 571 modified the farmworker tax credit program to allow HCD to
advance funds to migrant housing center operators at the beginning
of each planting season, and allowed migrant housing to remain
open for up to 275 days annually.
• AB 678 amended the Housing Accountability Act to limit a local
jurisdiction’s ability to deny low and moderate income housing
projects by increasing the required documentation and raising the
standard of proof required of a local jurisdiction.
• AB 686 (approved in 2018) required a public agency to administer its
programs and activities relating to housing and community
development in a manner that affirmatively furthers fair housing.
• AB 879 amended the annual reporting requirements of local
jurisdictions to HCD regarding proposed projects, including
processing times, number of project applications and approvals, and
required approval processes.
• AB 1397 amended the requirements of adequate sites analysis to
assure that sites are not only suitable, but also available, by requiring
additional information in site inventories.
• AB 1505 allowed local jurisdictions to adopt local ordinances that
require affordable housing units on- or off-site when approving
residential projects.
• AB 1515 established a ‘reasonable person’ standard to consistency of
affordable housing projects and emergency shelters with local
policies and standards.
• AB 1521 placed restrictions on the owners of affordable housing
projects when terminating or selling their projects.
General Plan Consistency
The goals, policies, standards, and proposals within this element relate
directly to and are consistent with all other General Plan elements. The
Housing Element identifies programs and resources required for the
preservation, improvement, and development of housing to meet the
existing and projected needs of its population.
The Housing Element is affected by development policies contained in
the Land Use Element, which establishes the locations, types, intensity,
and distribution of land uses throughout the City and defines the
buildout land use scenario. In designating total acreage and density of
residential development, the Land Use Element places an upper limit on
the number and types of housing units constructed in the City. The
acreage designated for a range of commercial and office uses creates
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employment opportunities for various income groups. The presence
and potential for jobs affects the current and future demand for housing
at the various income levels in the City. In addition, the Land Use
Element has been updated in accordance with Senate Bill 244. There are
no disadvantaged unincorporated communities in the City’s Sphere of
Influence.
The Circulation Element also affects implementation of the Housing
Element. The Circulation Element establishes policies for providing
essential streets and roadways to all housing that is developed. The
policies contained in the other elements of the General Plan affect the
quality of life of the citizens of the City through the control of the
amount and variety of open space and recreation areas, acceptable
noise levels in residential areas, and programs to provide for the safety
of residents.
The Housing Element utilizes the most current data available. Data
sources include the U.S. Census, American Community Survey, California
Department of Finance (DOF), Comprehensive Housing Affordability
Strategy, Southern California Association of Governments (SCAG),
Riverside County, and various City documents and resources, among
others.
Scope and Content
The Housing Element is organized in the following manner:
v Introduction: A statement of the purpose of the Housing Element
and statutory requirements, a statement of the relationship
between the Housing Element and other General Plan elements, the
scope, content and organization of the Element, and a summary of
the public participation process.
v Evaluation of Past Element: A summary of the achievements and an
evaluation of the effectiveness of the past Housing Element.
v Housing Vision Statement: A statement describing the future vision
of housing in La Quinta as developed by the citizens and elected
officials of the City. The policies in the Housing Element are designed
to bring this vision to fruition.
v Community Profile and Housing Profile: A discussion of the
characteristics of the population, households, and housing stock in
La Quinta, including growth and affordability trends.
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v Fair Housing: A discussion of the City’s commitment to and
implementation of federal and state fair housing laws, as well as
identified issues, concerns, and strategies.
v Housing Needs: An analysis of groups in the City that may have special
housing needs, the implications of the affordability of housing stock
in relation to household income, and projected housing needs.
v Housing Constraints: A discussion of governmental and
nongovernmental constraints to the development of housing and
opportunities for energy conservation in residential planning,
design, construction, and rehabilitation.
v Housing Resources: An inventory of constructed and approved units,
land available for residential development, and underutilized sites
available for residential redevelopment, and an analysis of the ability
of these projects and sites to meet the Regional Housing Needs
Assessment (RHNA).
v Preservation of At Risk Units: A description of any assisted, affordable
multifamily units that are eligible to convert to market rate within 10
years of the planning period.
v Goals, Policies, and Programs: A description of housing goals, policies,
and programs responsive to the City’s current and projected housing
needs. Also included is a summary of the City’s quantified objectives
for new residential construction, rehabilitation, and financial
assistance during the planning period.
EFFECTIVENESS OF THE 2014-2021 HOUSING
ELEMENT
To develop appropriate programs to address the housing issues
identified in this Housing Element Update, the City of La Quinta has
reviewed the effectiveness of the housing programs adopted in the
2014-2021 Housing Element.
The State of California requires an assessment of the previous housing
program to identify areas of accomplishment as well as areas in which
improvement could occur following the implementation of new or
modified programs.
The following section reviews the progress in implementation of the
programs, the effectiveness of the Element, and the continued
appropriateness of the identified programs. Analysis of the past
element is quantified where such information is available.
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As described in the evaluation of Policies and Programs below, the City
continued to assist households with special needs, including seniors,
disabled residents and persons experiencing homelessness (see
evaluation of Policies 5.3, 5.4 and 5.5; and Programs 4.4.b, 5.5.a, and
5.5.b below). These programs resulted in benefits to these special needs
populations, including the furtherance of programs by housing
homeless residents at the Coral Mountain apartments; through CVAG’s
regional housing efforts for Coachella Valley homeless persons; and by
the major rehabilitation and new units provided for seniors and disabled
seniors at the Washington Street apartments. The policies and
programs were very effective in assisting special needs populations.
The results of the analysis provided the basis for developing the
comprehensive housing strategy for the 2022-2029 planning period.
Adequate Sites for Housing
GOAL H-1
Provide housing opportunities that meet the diverse needs of the City’s
existing and projected population.
v Policy H-1.1
Identify adequate sites to accommodate a range of product types,
densities, and prices to address the housing needs of all household
types, lifestyles, and income levels.
Program 1.1.a: To address the City’s RHNA allocation for extremely low
income households, 26 of the 68 new units at the Washington
Street Apartments will be designated for extremely low income
households. The additional 19 units identified in the RHNA will be
given priority either at Washington Street Apartments, or at
projects on sites identified in the Vacant Land Inventory (Table II-
50).
§ Objective: Encourage the provision of 45 extremely low
income units in new projects during the planning period.
§ Timing: 2015 for 26 units, 2015-2021 as projects are
constructed for 19 units
§ Funding Source: Private Funding, Tax Credit Financing, Other
sources as identified
§ Responsible Agency: Planning Department
§ Evaluation:
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§ Renovation and expansion of Washington Street Apartments
was completed in November 2019, resulting in the
rehabilitation of existing 72 units and construction of 68 new
units, for a total of 140 units. Twenty-four (24) of the 68 new
units were designated for extremely low income households.
The additional 19 units identified in the RHNA were not
constructed. The program will be modified to address the
2022-2029 RHNA allocation.
§
v Policy H-1.2
Focus housing growth within existing City boundaries until it is
necessary to pursue annexation or development in planning areas for
affordable housing.
Evaluation:
No annexations were needed for the construction of affordable housing
during the 2014-2021 planning period. The Affordable Housing Overlay
(AHO) continues to offer increased opportunities for affordable housing
development by allowing it at higher densities within all commercial zones
and several residential sites. This policy was successful and will be
extended into the 2022-2029 planning period.
v Policy H-1.3
Direct new housing development to viable areas where essential public
facilities can be provided and employment opportunities, educational
facilities, and commercial support are available.
§ Evaluation:
§ The City continued to look at projects for affordable housing
on infill sites and in areas where transit and employment
were readily available. Coral Mountain Apartments and
Washington Street Apartments were both planned on such
sites and their construction has been completed.
§ In 2016, the City introduced the mixed use (MU) overlay in the
zoning code (La Quinta Municipal Code Chapter 9.140) to
facilitate the development of mixed use projects that include
both multifamily residential and commercial components in a
cohesively designed and constructed manner. Mixed use
projects will locate residents in proximity to services,
employment, and transportation hubs and provide
interconnected multi-purpose paths for alternative modes of
transportation. Mixed use projects can claim incentives,
including reduced parking requirements, reduced plan check
and inspection fees, and density bonuses. The policy will be
extended into the 2022-2029 planning period.
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Assist in the Development of Affordable Housing
GOAL H-2
Assist in the creation and provision of resources to support housing for
lower and moderate income households.
v Policy H-2.1
Increase housing choices for lower and moderate income households.
v Policy H-2.2
Support public, private, and nonprofit efforts in the development of
affordable housing.
v Policy H-2.3
Pursue a variety of forms of private, local, state, and federal assistance
to support development of affordable housing.
Program H-2.3.a: Collaborative Partnerships
The City shall meet with parties interested in affordable housing
development to discuss types of incentives available and
requirements for obtaining assistance, discuss appropriate sites
for affordable housing, and foster professional collaboration
between the City and affordable housing stakeholders.
§ Objective: Continue to collaborate with nonprofits and the
development community to develop affordable housing.
§ Timing: Project-by-project basis, by request, or on an annual
basis.
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City Manager’s office supports affordable housing efforts and
coordinates regularly with affordable housing partners such as Lift to Rise.
The City will continue to assist affordable housing developers in securing
third party financing. During the 2014-2021 planning period, Coral
Mountain Apartments was completed with Desert Cities Development.
This program was successful and will be extended into the 2022-2029
planning period.
Program H-2.3.b: Affordable Housing Renter-to-Owner Transition
Low Income Housing Tax Credit (LIHTC) provides federal tax
credits for private developers and investors that agree to set
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aside all or a portion of their units for low income households.
LIHTC projects can transition from rental to ownership units. The
units must remain rentals for 15 years, at which time some
projects convert to ownership units. Typically a portion or all of
the rent paid for the 5 years prior to the conversion is put toward
the purchase of the unit. This enables lower income households
to invest in the property in which they have been living and
benefit from its appreciation.
Existing stalled condominium and townhome projects are prime
opportunities for low income tax credits to be used for renter-to-
owner programs.
§ Objective: Investigate the use of LIHTCs to finance affordable
single-family attached rental development that can transition,
after 15 years, into moderate income ownership housing.
§ Timing: Complete study by end of fiscal 2015
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
Investigation into the use of LIHTCs to finance affordable single-family
attached rental development was not completed. However, it is still
considered important. This program will continue into the 2022-2029
planning period.
Program H-2.3.c: Affordable Housing Renter-to-Owner Transition
There are many resources that the City, nonprofits, or for-profit
developers may utilize to subsidize the construction and
maintenance of affordable housing. Some of the most
prominent resources are described below.
§ Objective: Advertise other financial resources through the
affordable housing page of the City’s website, apply for
grants and competitive loans, and form partnerships with the
development community to obtain additional financial
resources.
§ Timing: Update website with funding information and
partnership opportunities every six months or earlier if
appropriate.
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
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Low Income Tax Credits
Low Income Housing Tax Credit (LIHTC) provides federal tax credits for
private developers and investors that agree to set aside all or a portion
of their units for low income households. A minimum of 20 percent of
the units must be affordable to low income households and 40 percent
of the units must be affordable to moderate income households.
Community Reinvestment Act
The Community Reinvestment Act provides favorable financing to
affordable housing developers. The Redevelopment Agency,
development community, and local, regional, and national banks are
encouraged to work together to meet their obligations pursuant to the
Community Reinvestment Act.
California Housing Finance Agency Program
The California Housing Finance Agency (CHFA) has three single-
family programs for primarily moderate and middle income
homebuyers: the Home Ownership Assistance Program and the
Affordable Housing Partnership Program. Each provides
permanent mortgage financing for first-time homebuyers at
below-market interest rates.
HOME Funds
HOME is the largest Federal block grant distributed to state and
local governments for the creation of lower income housing.
Cities apply when Notices of Funding Availability are issued.
Neighborhood Stabilization Program
HUD’s Neighborhood Stabilization Program makes emergency
assistance grants available to local governments for the
acquisition, redevelopment, and renting or resale of foreclosed
properties at-risk of abandonment.
Riverside County First-Time Homebuyers Program
Continue participation in the Riverside County First-Time
Homebuyers Program for low and moderate income households.
Mortgage Credit Certificate
The Riverside County Mortgage Credit Certificate Program is
designed to assist low and moderate income first time
homebuyers. Under the Mortgage Credit Certificate Program,
first-time homebuyers receive a tax credit based on a percentage
of the interest paid on their mortgage. This tax credit allows the
buyer to qualify more easily for home loans, as it increases the
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effective income of the buyer. Under federal legislation, 20
percent of the funds must be set aside for buyers with incomes
between 75 and 80 percent of the county median income.
Finance Agency Lease-Purchase Program
Riverside/San Bernardino County Housing Finance Agency Lease
Purchase Program provides down payment assistance and closing costs
for eligible households up to 140 percent of the area median income.
Housing Choice Voucher (formerly Section 8) Referrals
Housing Choice Vouchers allow lower income households to use rental
subsidies anywhere in the County, including La Quinta.
Evaluation:
Information about financial resources and partnership opportunities
available for subsidizing the construction and maintenance of affordable
housing was not provided on the City’s website. However, it continues to
be a priority, and City staff plans to accomplish this task by 2022. This
program will be extended into the 2022-2029 planning period.
Program H-2.3.d: Sweat Equity and Shared Equity
Sweat equity and shared equity programs provide lower and
moderate income households with ownership assistance. Sweat
equity refers to the exchange of time and effort, usually in the
form of construction activities, for an affordable ownership
opportunity.
• Objective: Continue to work with organizations that offer
sweat and shared equity housing programs to lower and
moderate income households in La Quinta.
• Timing: Meet with organizations annually or more frequently
(if requested or advantageous) to identify opportunities for
coordinated efforts or potential housing projects.
• Funding Source: General Fund
• Responsible Agency: Community Development Department
Evaluation:
The City has worked with both Habitat for Humanity and the Coachella
Valley Housing Coalition in the development of sweat equity homes in the
past. However, no units were built in collaboration with the City during the
2014-2021 planning period. This program has been successful in the past
and will be extended into the 2022-2029 planning period.
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Removal of Governmental Constraints to Housing
GOAL H-3
Create a regulatory system that does not unduly constrain the
maintenance, improvement, and development of housing affordable to
all La Quinta residents.
v Policy H-3.1
Remove unnecessary regulatory constraints to enable the construction
or rehabilitation of housing that meets the needs of La Quinta residents,
including lower income and special needs residents.
Evaluation:
In 2017, the City adopted Ordinance No. 561 to amend Municipal Code
Section 9.60.090 (previously “Second Residential Units”) to establish
development standards and criteria for Accessory Dwelling Units (ADUs).
Under these amendments, ADUs are permitted as accessory uses in all
residential zones and qualifying units can receive allowances for parking
requirement exemptions and utility connection exemptions. The
amendments reduce regulatory constraints associated with ADU
development and expand housing opportunities for lower-income
residents.
The City will continue to monitor all municipal code requirements to assure
that they do not impose a constraint on the development of affordable
housing. This policy will be extended into the 2022-2029 planning period.
v Policy H-3.2
Coordinate the development of affordable housing with the provision
of key utilities to ensure prompt and adequate service.
Evaluation:
All new project development plans are provided to the utility providers for
review and comment on a case-by-case basis. The City coordinates with
utility providers to assure that adequate utilities are in place and
operational to serve the needs of residents. This policy is ongoing and will
be extended into the 2022-2029 planning period.
v Policy H-3.3
Incentivize the development of affordable housing to facilitate the
development of housing for the City’s lower and moderate income
households.
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Evaluation:
In 2016, the City introduced the mixed use (MU) overlay in the zoning code
(La Quinta Municipal Code Chapter 9.140) to facilitate the development of
mixed use projects that include both multifamily residential and
commercial components. The City also amended and completed
Affordable Housing Overlay (AHO) regulations and district boundaries in
ordinances passed in 2016 and 2019. This program will be extended into the
2022-2029 planning period.
Program H-3.3.a: Priority Water and Sewer Service
In compliance with state law, the Coachella Valley Water District
(CVWD) must create procedures to provide priority water and
sewer service to lower income residential project. The law also
prohibits the denial or conditioning the approval of service
without adequate findings, and requires future water
management plans to identify projected water use for lower
income residential development.
§ Objective: Route the adopted Housing Element to the CVWD
and notify them of changes and future updates to the
Housing Element.
§ Timing: Upon Housing Element adoption
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
CVWD is responsible for compliance with state law. The City will provide
the adopted Housing Element to CVWD, notify them of changes and future
updates, and continue to coordinate with them in the processing of
applications in a timely manner. This program will be extended into the
2022-2029 planning period.
Program H-3.3.b: Reduced Parking Standards
There are several potential opportunities to reduce parking
standards for special types of development in La Quinta. While
the City already has special parking standards for multifamily
senior housing, there is potential to further reduce those
requirements, particularly for lower and moderate income senior
housing.
The compact, mixed-use character of the Village area may also
foster opportunities for parking reductions or joint-use
opportunities. Lower and moderate income households may
own fewer vehicles than above moderate income households,
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and be more inclined to walk or use public transportation.
Incentives such as reduced parking requirements could be
offered for affordable housing developments.
§ Objective: Study the potential impacts of adopting reduced
parking requirements or shared parking standards for senior
housing and housing in the Village, particularly for projects
serving lower and moderate income households.
§ Timing: Zoning Ordinance Update 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City updated Incentive Based Parking Adjustments (Zoning Code
Section 9.150.050) in 2017 which allows a reduction in parking spaces of up
to fifteen percent, subject to approval by the Planning Commission.
Section 9.150.050.B addresses opportunities for parking reductions in the
Village Build-Out Plan Area, including potential reductions of fifty percent
and other variations subject to approval by the director. The program is
complete and will not be extended into the 2022-2029 planning period.
Program H-3.3.c: Encourage Lot Consolidation
Several small lots in the Village Commercial would have improved
development potential through lot consolidation. The City will
study, identify, and adopt regulatory incentives to encourage
and facilitate lot consolidation. Potential incentives include fee
deferral or reductions, parking requirement reduction, and relief
from various other development standards that could potentially
increase the cost of the project.
§ Objective: Identify opportunities and adopt incentives for lot
consolidation in the Village Commercial zone
§ Timing: July 1, 2015
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City completed the La Quinta Village Build-Out Plan and EIR in 2017.
Ordinance No. 553 amended several chapters of the Municipal Code related
to development standards for the Plan area; development standards are
provided in Section 9.70.110. Projects in the Plan area are encouraged to
implement the standards and incentives of Section 9.140.090, the mixed
use overlay, which encourages development on lot assemblages or lots
greater than one acre. Per Section 9.140.090.F, mixed use development
can benefit from density bonuses, modified parking requirements,
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expedited permit processing, and fee reductions. Parking requirement
reductions and variations in the Village Build-Out Plan area are addressed
in Section 9.150.050.B. Although the regulatory portion of this program is
complete, the need for lot consolidation in the Village remains, and the
program will be modified to address this.
GOAL H-4
Conserve and improve the quality of existing La Quinta neighborhoods
and individual properties.
v Policy H-4.1
Protect the quality of La Quinta’s neighborhoods through the
rehabilitation of both affordable and market-rate homes.
Evaluation:
The rehabilitation of both affordable and market-rate homes is an ongoing
process supported by the City. The rehabilitation of 72 existing units at
Washington Street Apartments, an affordable housing project, was
completed in 2019. This policy will be extended into the 2022-2029 planning
period.
v Policy H-4.2
Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
Evaluation:
The City continues to support Riverside County and other third-party
programs to fill this need. The City provides information on the HERO
financing program for energy efficiency home improvements. City staff
will conduct research on technical assistance available by agencies,
including County assistance programs, and direct households to these
programs when appropriate. This policy will be extended into the 2022-
2029 planning period.
v Policy H-4.3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
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v Policy H-4.4
Enhance neighborhoods that presently provide affordable housing with
drainage, lighting and landscape amenities, and parks and recreation
areas.
Program H-4.4.a: Housing Condition Monitoring
To better understand the City’s housing needs the quality and
condition of the housing stock must be inventoried on a regular
basis. The inventory should focus on older neighborhoods, such
as those south of Calle Tampico, west of Washington Street, and
north of Highway 111.
§ Objective: Maintain an inventory of housing conditions
(updated approximately every five years) to enable the City
to properly target Code Compliance and rehabilitation
resources.
§ Timing: Complete by June 30, 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
There was no activity during the 2014-2021 planning period. City staff will
conduct a housing condition survey in the 2022-2023 Fiscal Year. This
program will be extended into the 2022-2029 planning period.
Program H-4.4.b: County of Riverside Senior Residential Rehabilitation
The Minor Senior Home Repair program allocates grants up to
$250 per year for lower income seniors for minor housing repairs,
such as painting doors or trim, or repairing a window. The
Enhanced Senior Home Repair Program provides major
rehabilitation and repair for low income seniors, providing a one-
time grant for repairs to homes owned and occupied by seniors
and/or persons with disabilities. The maximum level of assistance
for this program is $3,000 per year.
§ Objective: Continue to refer code violators and interested
parties to the County of Riverside Minor and Enhanced Senior
Home Repair programs and other local resources. Assist
homeowners in completing applications as necessary.
§ Timing: Throughout planning period, on a case-by-case basis
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
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Evaluation:
The City does not operate its own senior home repair program; however,
the City Manager’s office coordinates with lower income households and
refers them to the Riverside County Economic Development Agency, as
appropriate. This program is an ongoing effort and will be extended into
the 2022-2029 planning period.
Program H-4.4.c: County of Riverside Home Repair Grant
The County of Riverside Economic Development Agency Home
Repair Program provides lower income households with up to
$6,000 for home repairs such as a new roof, new air-conditioner,
or a handicap ramp. As a jurisdiction in Riverside County, lower
income La Quinta households are eligible for this grant.
§ Objective: Refer code violators and interested parties to the
County of Riverside for home repair grants.
§ Timing: Throughout planning period, on a case-by-case basis
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
To the extent that these County programs have been funded, the City has
referred homeowners to the appropriate County staff. This effort is
ongoing and the program will be extended into the 2022-2029 planning
period.
Program H-4.4.d: Rehabilitation Resources List
Lower and moderate income homeowners may need assistance
in affording important home repairs and improvements. The City
can assist these households by compiling and sharing a listing of
local, state, and federal programs offering rehabilitation
assistance.
§ Objective: Provide a rehabilitation resources list on the
affordable housing and code compliance pages of the City’s
website. Use the list, in online or printed form, as a reference
for code violators.
§ Timing: Create list by June 30, 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
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Evaluation:
City staff has not prepared a list of rehabilitation resources for home
repairs and improvements; however, such an effort is still considered
important. This program will be extended into the 2022-2029 planning
period.
Equal Housing Opportunity
GOAL H-5
Provide equal housing opportunities for all persons.
v Policy 5.1
Provide the regulatory framework to create an environment in which
housing opportunities are equal.
Evaluation:
The City complies with all housing laws regarding equal housing
opportunities, including updates on accessory dwelling units (ADUs) in
2017 and again in 2020/2021. The City regularly reviews and amends its
Municipal Code to assure that all aspects of it comply with the law. This
policy is ongoing and will be extended into the 2022-2029 planning period.
v Policy 5.2
Encourage and support the enforcement of laws and regulations
prohibiting discrimination in lending practices and in the sale or rental
of housing.
Evaluation:
The City complies with all housing laws and distributes fair housing
information. The City monitors housing complaints and refers all
complaints to the Riverside County Fair Housing Council, which has
jurisdiction over such matters. This policy is ongoing and will be extended
into the 2022-2029 planning period.
v Policy 5.3
Encourage support services for the Coachella Valley’s senior and
homeless populations through referrals and collaborative efforts with
non-profits and other jurisdictions.
Evaluation:
The City provides funding to and participates in CVAG's homelessness
programs and provides financial assistance to Martha’s Village and Kitchen
and Coachella Valley Rescue Mission for homeless prevention services, in
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addition to providing bus passes for homeless people and collaborating
with non-profits to provide rapid rehousing and other services. This policy
involves ongoing efforts and will be extended into the 2022-2029 planning
period.
v Policy 5.4
Assist in the creation of a continuum of care for the homeless population
and those transitioning into permanent housing.
Evaluation:
The City provides ongoing support for the CVAG Homeless Committee and
participation in CVAG's homelessness programs. In the 2014-2021 planning
period, the City housed five homeless families in Coral Mountain
apartments through the Homeless Prevention Program. This program will
be extended into the 2022-2029 planning period.
v Policy 5.5
Improve quality of life for disabled persons by facilitating relief from
regulatory requirements that may create barriers to accessible housing
and promoting universal design.
Evaluation:
During the 2014-2021 planning period, the City further amended the Zoning
Code Section 9.60.320 to refine procedures for requesting, submittal, and
review of applications for reasonable accommodation. The City continues
to facilitate development of accessible housing for all its residents. This
program is ongoing and will be extended into the 2022-2029 planning
period.
Program H-5.5.a: Regional Facilities for the Homeless
Continue to support and collaborate with the Coachella Valley
Association of Governments Homelessness Committee efforts to
maintain a regional homeless facility that provides housing as
well as supportive services. Continue to contribute, if funds
allow, $250,000 annually to CVAG’s efforts to provide housing
and support services across the Coachella Valley.
§ Timing: City staff will continue to collaborate with CVAG
throughout the planning.
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
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Evaluation:
The City participated in and collaborated with CVAG's Homelessness
Committee to provide supportive programs for homeless people in the
Coachella Valley. After the closure of Roy’s Desert Resource Center in 2017,
CVAG contracted with a non-profit to operate its Coachella Valley Housing
First program and initiated the CVHEART program to coordinate and
expand regional homelessness efforts. The City worked with homeless
shelters and re-housing programs directly and through CVAG. Continuing
support of these programs will be extended into the 2022-2029 planning
period.
Program H-5.5.b: Transitional Housing and Permanent Supportive
Housing
Transitional housing typically accommodates homeless people
for up to two years as they stabilize their lives and does not meet
emergency needs. Transitional housing includes training and
services that are vital for rehabilitating and enriching the lives of
the formerly homeless. Transitional housing facilities provide
families and individuals with a safe place within which to rebuild
their lives and prepare for independence. Permanent supportive
housing is affordable housing with on- or off-site services that
help a person maintain a stable, housed, life.
§ Objective: The Zoning Ordinance shall allow transitional and
supportive housing as a residential use in all zones which
allow for residential development, and subject only to those
restrictions that apply to similar residential uses (single or
multi-family units) of the same type in the same zone, and will
not be subject to any restrictions not imposed on similar
dwellings, including occupancy limits.
§ Timing: Coordinate with 2009/2011 General Plan Update
§ Funding Source: General Fund
§ Responsible Agency: Planning Department
Evaluation:
Several zoning ordinance amendments were completed in the 2014-2021
planning period. The amendments define homeless shelters and
transitional shelters; allow transitional and supportive housing with a
conditional use permit in the Medium Density, Medium-High Density, and
High Density Residential zones; and allow transitional shelters with a
conditional use permit within Regional Commercial and Major Community
Facilities zones. Emergency shelters are allowed in all commercial zones.
This program was completed and will not be extended into the 2022-2029
planning period.
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Program H-5.5.c: Fair Housing Referrals
Fair housing organizations provide dispute resolution and legal
assistance to tenants and landlords in conflict. Such services are
particularly important for lower and moderate income
households unable to afford counsel.
§ Objective: Continue to refer tenants and landlords to the Fair
Housing Council of Riverside County. Provide information on
fair housing resources on the City’s website and at City Hall.
Identify and coordinate with local nonprofits, service
organizations and community groups that can assist in
distributing fair housing information.
§ Timing: Referral service as needed. Information to be placed
on website and local groups identified by January 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
City staff referred residents to the County Fair Housing Council as needed.
The City website provides information on the Fair Housing Council of
Riverside County (FHCRC) and how to contact the FHCRC. This program is
ongoing and will be extended into the 2022-2029 planning period.
Program H-5.5.d: Directory of Services
While numerous services are available to special needs and lower
income households, it can be difficult to readily have access to
these resources. A directory provides the contact information
necessary to seek housing assistance.
§ Objective: Develop an online directory of services and
information to provide La Quinta residents with contact
information for community organizations and service
providers that address special needs.
§ Timing: Update website by March 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City website includes directories of affordable rental and ownership
housing developments, as well as information about senior home
purchase loan programs, personal finance resources, and other housing
resources. City housing staff will continue to add additional information as
needed. This program involves ongoing efforts and will be extended into
the 2022-2029 planning period.
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Energy and Water Conservation
GOAL H-6.1
Provide a regulatory framework that facilitates and encourages energy
and water conservation through sustainable site planning, project
design, and green technologies and building materials.
v Policy H-6.1
Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
Evaluation:
The zoning ordinance was amended in 2017 to include standards for mixed
use and planned unit development (PUD). The purpose of the PUD is to
allow flexibility in the design of residential projects, and encourage the
development of creative, high-quality residential projects that provide
attractive living environments in a setting that is different from standard
single family home development. The City also continues to promote
energy efficiency through rebate programs provided by utility companies
and other agencies. This policy is ongoing and will be extended into the
2022-2029 planning period.
v Policy H-6.2
Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
Evaluation:
New and renovated units at Washington Street Apartments were
completed in 2019 and built to meet or exceed the most recent energy
efficient building standards. Energy-conserving materials and systems
include faucet flow restrictors, Energy Star-rated appliances and roofs,
dual-glazed windows, and vented kitchen range hoods. The City website
provides information about numerous home energy efficiency products,
programs, and services, including financial assistance and residential
rebate programs, that help homeowners conserve natural resources and
reduce greenhouse gas emissions. This policy is ongoing and will be
extended into the 2022-2029 planning period.
v Policy H-6.3
Encourage and enforce green building regulations or incentives that do
not serve as constraints to the development or rehabilitation of
housing.
26
Evaluation:
The City adopts and enforces the California Building Code (CBC) and
California Green Building Standards Code per State requirements. The 2019
CBC updates include solar and green building requirements. This policy will
be extended into the 2022-2029 planning period.
v Policy H-6.4
Focus sustainability efforts on measures and techniques that also assist
the occupant in reducing energy costs; therefore reducing housing
costs.
Evaluation:
The City has supported several residential developments that incorporate
sustainable efforts and help reduce the occupant’s energy costs. These
properties include Coral Mountain Apartments and Washington Street
Apartments for disabled seniors and veterans; both were completed
during the 2014-2021 planning period. The City continues to promote its
Greenhouse Gas Reduction Plan and implement sustainability principles
and measures in the General Plan. This policy will be extended into the
2022-2029 planning period.
v Policy H-6.5
Use and encourage emerging technologies to reduce high demands for
electricity and natural gas including use of passive solar devices and
where feasible other renewable energy technologies (e.g., biomass,
wind, and geothermal).
Program H-6.5.a: Green and Sustainable La Quinta Program
Continue to implement the Green and Sustainable La Quinta
Program.
§ Objective: Implement green goals, policies, and programs
that accurately represent the City’s direction in resource
conservation and minimizing greenhouse gas emissions.
Implement design standards for residential and commercial
structures that encourage solar protection to directly result
in energy conservation.
§ Timing: As projects are proposed
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The Green and Sustainable La Quinta Program includes providing
information on the City’s website about home improvement programs,
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financial resources and rebates, recycling programs, water and energy
conservation measures, and other resources that facilitate resource
conservation and greenhouse gas emission reductions. The City adopted
and enforces the 2019 California Building Code and California Green
Building Code that require design standards that encourage solar
protection to directly result in energy conservation. The City also
implements the policies and programs of its Greenhouse Gas Reduction
Plan and General Plan. This program is ongoing and will be extended into
the 2022-2029 planning period.
Program H-6.5.b: Energy Conservation Partners
In working toward a sustainable La Quinta, the City and its
residents will need to collaborate with utilities and service
providers. Partnerships with the Coachella Valley Water District,
Imperial Irrigation District, Southern California Gas, Burrtec
Waste and Recycling Services, Sunline Transit District, Coachella
Valley Association of Governments, Southern California
Association of Governments and other entities will be an
important component of making La Quinta a more livable city.
§ Objective: Continue to meet with and seek insight from
utilities, service providers, and other entities involved in
energy conservation efforts appropriate for La Quinta.
§ Timing: As part of regular coordination meetings with utilities
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Community
Development Department
Evaluation:
The City coordinates with utility companies to promote and implement
energy conservation programs in residential construction. The City
website includes descriptions of and contact information for home
improvement energy conservation measures and financing programs,
including rebates, offered by SoCalGas, Imperial Irrigation District, CVWD,
and Burrtec Waste and Recycling. Development plans and construction
activities are closely coordinated with utilities during planning and
operational purposes. This program is ongoing and will be extended
through the 2022-2029 planning period.
Program H-6.5.c: Imperial Irrigation District Programs
The Imperial Irrigation District (IID) is proactive in energy savings
via conservation programs, product rebates, and general tips. An
average home owner can save up to 10 percent on energy/energy
bills by taking advantage of IID programs. Home owners can
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utilize the free “Check Me!” program, which checks the
refrigerant charge and airflow of their air conditioning/heating
units. IID also offers a rebate on the purchase of higher efficiency
air conditioning units, high efficiency refrigerators,
programmable thermostats, and ENERGY STAR equipment. City
staff has held several meetings with IID representatives to
discuss opportunities for collaboration to conserve energy in La
Quinta, including water management opportunities for golf
courses and golf-oriented communities.
§ Objective: Maintain contact with IID to market energy
efficiency programs and rebates that are most beneficial to
La Quinta residents and homeowners.
§ Timing: Quarterly through Desert Cities Energy Partnership
meetings
§ Funding Source: General Fund, IID program funds, and
potential AB 811 special assessment district funds
§ Responsible Agency: City Manager’s Office/Community
Development Department
Evaluation:
The City’s Going Green website provides information on IID programs and
rebates through links to their websites, including the Residential ENERGY
STAR product rebate program. IID continues to offer free, in-home
residential and commercial energy audits and follow-up lists of
recommendations intended to reduce electricity consumption and costs.
The City promotes these programs through meetings with Homeowners’
Association boards and various City sponsored events to encourage La
Quinta residents and businesses to sign up for energy audits and reduction
programs. However, IID’s future is currently unknown; in addition to
continuing to recommend IID as a conservation resource, the City will need
to explore additional opportunities for residents to acquire energy savings
via conservation programs, products, rebates, and general tips. This
program will be modified for the 2022-2029 planning period.
Program H-6.5.d: Weatherization Assistance
The Federal Department of Energy’s Weatherization Assistance
Program, in conjunction with state and local programs, provide
low or no cost weatherization and insulation services to reduce
the heating and cooling costs for low income households.
§ Objective: Encourage low income homeowners or renters to
apply for free energy audits, home weatherization, and utility
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rebate programs by advertising available programs on the
City’s website and at City Hall.
§ Timing: Advertise annually as program funds are available
§ Funding: General Fund
§ Responsible Agency: Building and Safety Department, City
Manager’s Office
Evaluation:
The City website and distribution materials/flyers describe and provide
contact information for Imperial Irrigation District’s free energy audits for
homes, home energy efficiency surveys, financing programs and tax
credits, and rebates and incentive programs. The City also promotes
SoCalGas’ free energy and water conservation kit for residential customers
and no-cost, energy-saving home improvements for income-qualified
homeowners and renters. This program is successful and will be extended
into the 2022-2029 planning period. However, the focus will continue to be
on local and regional, not federal, programs, which will be reflected in
revisions to the program.
PUBLIC PARTICIPATION
California Government Code requires that local governments make a
diligent effort to achieve public participation from all economic
segments of the community in the development of the housing
element. The City’s public outreach efforts focused on community and
stakeholder workshops, information disseminated through the City’s
website, electronic mail notifications, and public hearings. Together,
this input helped the City understand and respond to the housing needs
of the community. The Housing Element draft was also posted on the
City’s website.
Community and Stakeholder Workshops
Workshop invitations were sent to local and regional development
entities, advocacy groups, and interested parties via email. In addition,
workshops were advertised on the City’s website and in email blasts to
the City’s extensive resident email list. The workshops consisted of a
Planning Commission presentation, two City Council updates, a Housing
Commission presentation and a public workshop attended by more than
15 community members.
The comments received at these workshops included the following,
which are addressed in this Housing Element:
v Concerns about how to address overpayment by both owners and
renters.
30
v The difficulty of financing new projects, which now require two or
three times as many funding sources as in the past.
v Concerns regarding whether short term vacation rentals are
impacting the availability of housing for permanent residents.
v Assuring that land inventory sites for all types of housing.
v Assuring that development standards, fees and processing times
reflect the needs of affordable housing projects.
v January 12, 2021 to present the process of the Update, discuss the
City’s RHNA allocation and seek input from the Commission. The
Commission had no questions or comments.
v Joint Planning Commission and City Council Study Session on August
3, 2021, to inform the members on the comments received by HCD,
and discuss the distribution of sites. The members had several
questions and comments on the need for housing, including creative
housing solutions like tiny homes; the City’s ongoing efforts to
provide it, and the challenges associated with funding projects.
The comments and questions led to amendments and additions to
policies and programs which are included in this Element. The
amendments included changes to programs to develop incentives,
including fee reductions and development standard concessions for
affordable housing projects, and working closely with the development
community to secure funding from all available sources.
The participants’ concerns were considered in the preparation of the
goals, policies and programs, including additions and changes that
further commit the City to partnering with affordable housing
developers in the development of projects in the future; the City’s
recent actions to limit short term vacation rentals; and including
inventory sites of varying sizes and locations close to services, transit,
schools and job centers.
The Element was posted on the City’s website, and a public comment
period provided from September 10 to 24, 2021. The public comment
period was advertised through Facebook and Instagram posts, and a
Nextdoor announcement from the City, and an email blast to all those
invited to the community workshops (see Appendix A). City received no
comments during the comment period.
State Review and Public Hearings
The Draft Element was submitted to the California Department of
Housing and Community Development (HCD) for review and
certification. The City has received and responded to review comments
from HCD to address its concerns.
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The Housing Element was posted on the City’s website for 30 days prior
to City Council hearing. The posting was advertised on the City’s
website, on its Facebook page, and individual emails sent to all of the
housing advocates, developers and residents who participated in the
City’s workshops (see Appendix A).
HOUSING VISION STATEMENT
A Housing Vision Statement was developed based on key housing issues
and through cooperation of the citizens and elected officials of the City
of La Quinta when the General Plan was adopted. It has been reviewed
periodically, but remains true to the City’s goals and aspirations. The
housing policies and programs included in this Housing Element are
designed to bring this vision to fruition.
“The City of La Quinta’s vision of the future for housing focuses
on encouraging the provision of suitable housing for all City
residents while maintaining and enhancing the City’s high
quality of life for its residents.
Through its housing programs, the City will facilitate the
maintenance and improvement of its existing housing stock
resources, and encourage the production of a variety of new
housing to meet residents’ needs, while preserving the overall
character of the City.”
COMMUNITY PROFILE
The housing needs of the City are determined by characteristics of the
population (age, household size, employment, and ethnicity) and the
characteristics of housing available to that population (i.e., number of
units, tenure, size, cost, etc.). This section explores the characteristics
of the existing and projected population and housing stock in order to
identify potentially unmet housing needs in La Quinta. This information
provides direction in updating the City’s Housing Element goals, policies,
and programs. The demographics used in this section are derived from
US Census data for 2000 and 2010; US Census American Community
Survey (ACS) 3 and 5 year estimates data, California Department of
Finance, and the City of La Quinta.
Population
The City of La Quinta is one of nine cities in the Coachella Valley
subregion of Riverside County. The Coachella Valley includes the cities
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of Cathedral City, Coachella, Desert Hot Springs, Indian Wells, lndio, La
Quinta, Palm Desert, Palm Springs, and Rancho Mirage, as well as large
areas of unincorporated Riverside County.
La Quinta ranks high in population growth among California’s 482 cities.
During the 1990s, the population of La Quinta grew by 111.3 percent,
making it the fastest growing city in the Coachella Valley at the time. The
number of residents in the City increased from 11,215 to 37,467 between
1990 and 2010. The population further increased to 40,704 by 2018, a
smaller increase of 8.6 percent compared to the previous two decades.
The absolute increase in population for cities in the Coachella Valley
provides another perspective for analysis when size is taken into
consideration. For example, Indio grew by the greatest number of
people from 2010 to 2018, with an increase of approximately 15,199
people. La Quinta experienced the fourth largest numerical increase,
with an added population of 3,237.
Table II-2
Population Growth
City/Region 2000 2010 Census 2018 ACS
2000-2010 2010-2018
% # % #
La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237
Coachella Valley 255,788 346,518 35.5 90,730 382,296 10.3 35,778
Riverside County 1,545,387 2,189,641 41.7 644,254 2,383,286 8.8 193,645
Source: 2000 and 2010 Census; American Community Survey 2014-2018 5-Year Estimates
Table II-3
Population Growth In Coachella Valley Cities
City 2000 2010 Census 2018 ACS
Change 2000-2010 Change 2010–2018
% # % #
Cathedral City 42,647 51,200 20.1 8,553 54,037 5.5 2,837
Coachella 22,724 40,704 79.1 17,980 44,849 10.2 4,145
Desert Hot Springs 16,582 25,938 56.4 9,356 28,430 9.6 2,492
Indian Wells 3,816 4,958 29.9 1,142 5,317 7.2 359
Indio 49,116 76,036 54.8 26,920 91,235 20.0 15,199
La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237
Palm Desert 41,155 48,445 17.7 7,290 52,124 7.6 3,679
Palm Springs 42,807 44,552 4.1 1,745 47,525 6.7 2,973
Rancho Mirage 13,249 17,218 30.0 3,969 18,075 5.0 857
Total 255,790 346,518 35.5 90,728 382,296 10.3 35,778
Source: 2000 and 2010 Census; American Community Survey 2014-2018 5-Year Estimates
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Seasonal Population
The seasonal or part time resident population is not included in the
population estimates compiled by the Census Bureau because people
are classified according to the location of their primary residence. The
California Department of Finance (DOF) provides a yearly estimate of
total built housing units and an estimate of the number of vacant units.
In resort communities like La Quinta, the number of vacant units reflects
the number of units that are not occupied year-round, as well as those
that are ready for year-round occupancy but have not been inhabited.
According to the 2010 Census, the overall vacancy rate for La Quinta is
36.9%, while the seasonal vacancy rate is 27.5%. According to the 2018
ACS Census, the overall vacancy rate for La Quinta is 38.3%, while the
seasonal vacancy rate is 31.8%.
Age Composition
Table II-4, Age Distribution, shows the change in age groups from 2010
to 2018. In 2018, children and youth groups (ages 0–19) comprised 23.8
percent of the population, young and middle-age adults (20 to 54 years)
represented 36.5 percent and all age groups over 55 years made up 39.8
percent. The data show that the population is slowly aging.
In 2018, the median age in La Quinta was 47.1 years, significantly older
than Riverside County and the State of California averages of 35.8 and
36.7 years, respectively. This represents a 3% increase in the City’s
median age since 2010, when the median age was 45.6 years.
Table II-4 indicates that the rate of growth in the 0-19 age groups slightly
declined from 2010 to 2018. The 20-54 age groups reflect a slower
growth rate, making up 2.8% less of the City’s population in 2018.
Conversely, growth in the 55+ age category shows a 3.5% increase in the
share of City population compared to 2010.
Table II-4
Age Distribution
Age Group
2010 2018
# % # %
Under 5 years 1,784 4.8 2,048 5.0
5 to 9 years 2,136 5.7 2,549 6.3
10 to 14 years 2,624 7.0 2,212 5.4
15 to 19 years 2,544 6.8 2,877 7.1
20 to 24 years 1,629 4.3 1,635 4.0
25 to 34 years 3,239 8.6 3,567 8.8
35 to 44 years 4,457 11.9 4,231 10.4
45 to 54 years 5,435 14.5 5,413 13.3
55 to 59 years 2,652 7.1 2,849 7.0
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Table II-4
Age Distribution
Age Group
2010 2018
# % # %
60 to 64 years 3,151 8.4 3,318 8.2
65 to 74 years 4,989 13.3 5,929 14.6
75 to 84 years 2,217 5.9 3,127 7.7
85 years & over 610 1.6 949 2.3
Total 37,467 100 40,704 100
Median age 45.6 47.1
Source: 2010 U.S. Census Tables P12 and P13; American Community Survey 2014-2018
5-Year Estimates, Tables DP05 and B01002
Race and Ethnicity
Table II-5 describes the racial and ethnic distribution of the population
for 2010 and 2018. Residents who categorize themselves as white
comprise the largest race/ethnicity. The distribution remains largely
stable from 2010 to 2018 with a small increase in the Asian group and a
decrease in the American Indian and Alaska Native group. The
percentage of Hispanic or Latino residents increased slightly from 30.3%
to 34.1%.
Table II-5
Population by Race/Ethnicity
Race/Ethnicity 2010 2018
# % # %
One Race
White 29,489 78.7 32,239 79.2
Black or African American 713 1.9 772 1.9
American Indian and Alaska Native 230 0.6 48 0.1
Asian 1,176 3.1 1,529 3.8
Native Hawaiian and Other Pacific
Islander
41 0.1 20 <0.1
Some Other Race 4,595 12.3 4,757 11.7
Two or More Races 1,223 3.3 1,339 3.3
Total 37,467 100 40,704 100
Hispanic or Latino (of any race) 11,339 30.3 13,872 34.1
Source: 2010 U.S. Census, Tables P3 and P12H; American Community Survey 2014-
2018 5-Year Estimates, Table DP05
Employment
The economy of the Coachella Valley was traditionally agriculture-
driven, but has gradually shifted to tourism, service industries, and
residential uses.
Although employment patterns typically induce housing demand, the
regional economy of the Coachella Valley differs from most parts of the
state. Here, employment is created by housing demand, manifested in
35
the construction and staffing of resorts and second homes. Tourism and
resort development are leading indicators that predict employment and
housing demand. Although the tourist economy is seasonal in the
Coachella Valley, it is generally stable and does not typically suffer the
severe effects of recessions as do other regions dependent on
manufacturing and consumer related goods. And with the benefit of
desert weather, the resorts in the La Quinta area are increasingly
operating year-round. There is, however, some seasonal fluctuation in
the labor market, which can further compound the problem of
economic stability in the lower income sectors of the labor force,
affecting their ability to sustain themselves in the off season (summer)
months.
According to the US Census Bureau (2014-2018 American Community
Survey), in 2018 the civilian labor force over 16 years comprised 17,180
persons. Table II-6 shows the types of employment by industry held by
La Quinta residents in 2018. The majority of jobs held by La Quinta
residents were in “educational services, health care, and social
assistance”, followed by “arts, entertainment, recreation,
accommodation, and food service” industries, “retail trade,” and
“professional, scientific, management, administrative, and waste
management” industries.
As shown in Table II-7, more than one-third (37.1%) of the City’s civilian
employed labor force is employed in “management, business, science,
and arts” occupations, followed by “sales and office” occupations
(26.5%) and “service” occupations (20.8%). Table II-8 shows the major
employers in the City of La Quinta. The largest employers are in the
nonmanufacturing economy and are directly related to the provision of
services, including education, big box retail, and recreational and resort
activities. In 2019 the City surveyed its major commercial and hospitality
facilities to identify major employers in the city limits. The largest
employers surveyed include Desert Sands Unified School District, La
Quinta Resort & Club/PGA West, Wal-Mart, Costco, and Home Depot.
The Great Recession, with onset in late 2007, saw high unemployment
and job losses in the Coachella Valley. At the lowest point, about every
seventh person lost their job.1 Regional employment started to increase
in 2011, but annual growth was still slower than pre-Recession levels until
2017, suffering more impact than western Riverside County, the state,
and nation. The construction sector was hit hardest regionally, with
approximately 70% of jobs lost and only 14% recovered by December
1 2019 Greater Palm Springs Economic Report, Coachella Valley Economic
Partnership, Figure 24.
36
2017.2 The Retail Trade and Wholesale Trade sector lost around 6,700
jobs but has basically returned to pre-Recession levels. Two sectors have
fully recovered and even added jobs: Education and Health Services and,
to a lesser extent, Leisure and Hospitality.
Between 2012 and 2019, annual unemployment rates in La Quinta saw
an overall decline from a high of 7.5% in 2012 to a low of 4.1% in 2019.3
However, analysis of employment data from 2005 to 2017 shows that, as
of December 2017, La Quinta had not fully recovered the job losses it
incurred during the Great Recession. The City lost about 30% of jobs,
relative to peak employment, and had recovered only about 5%.4 This
scenario is roughly the same for seven other Coachella Valley cities; only
Palm Springs and Rancho Mirage had recovered and exceeded their
previous peaks.
Future employment opportunities for City residents will include a variety
of new retail, service, and entertainment jobs at the luxury Montage and
Pendry hotels that are under construction at the SilverRock Golf Resort,
a Residence Inn recently constructed on Highway 111, as well as other
development resulting from the City’s 2019 Highway 111 Corridor Plan.
CV Link, a 49-mile long regional, multimodal pathway under
construction, will run north of the Highway 111 corridor and is
anticipated to support new business and employment opportunities.
2 Ibid, Figures 25 and 26.
3 California Employment Development Department annual unemployment rates
(labor force), not seasonally adjusted, not preliminary.
4 2019 Greater Palm Springs Economic Report, Coachella Valley Economic
Partnership, Figure 28.
37
Table II-6
Employment by Industry (2018)
Industry Employed
Persons
% of Employed
Persons
Agriculture, forestry, fishing, hunting, mining 352 2.0
Construction 1,056 6.1
Manufacturing 691 4.0
Wholesale Trade 242 1.4
Retail Trade 2,479 14.4
Transportation and warehousing, and utilities 657 3.8
Information 199 1.2
Finance, insurance, real estate, rental, leasing 1,309 7.6
Professional, scientific, management, admin., waste
management 1,977 11.5
Educational services, health care, social assistance 3,373 19.6
Arts, entertainment, recreation, accommodation,
food services 2,947 17.2
Other services, except public administration 1,021 5.9
Public Administration 877 5.1
Total civilian employed 16 years and over 17,180 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table S2403
Table II-7
Employment by Occupation (2018)
Occupation # %
Management, business, science, and arts occupations 6,368 37.1
Service occupations 3,577 20.8
Sales and office occupations 4,547 26.5
Natural resources, construction, and maintenance
occupations
1,588 9.2
Production, transportation, and material moving
occupations
1,100 6.4
Total civilian employed population 16 years and over 17,180 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table S2401
38
Table II-8
Principal Employers in City of La Quinta
Name of Employer Employed
Persons
Description
Desert Sands Unified School District 2,852 Government
La Quinta Resort & Club/ PGA West1 1,412 Hotel & Golf Resort
Wal-Mart Super Center 300 Retailer
Costco 290 Retailer
Home Depot 212 Retailer
Target 180 Retailer
Lowe’s Home Improvement 150 Retailer
Imperial Irrigation District 134 Utility Company
In N Out 84 Fast Food Restaurant
Vons 83 Grocery Store
Rancho La Quinta 77 Golf Resort
Traditions Golf Club 71 Golf Resort
Source: City of La Quinta 2018/19 Comprehensive Annual Financial Report.
1 La Quinta Resort & Club and PGA West are accounted for as one entity; as such, their
employment numbers are reported together as of FY 2015-16.
Many La Quinta residents work in other communities, and many
residents from other cities work in La Quinta. Table II-9 describes the
employment locations of La Quinta residents. As shown, only 23.1% of
City residents work in La Quinta. A quarter (25.0%) work in Palm Desert.
Table II-9
Commuting Patterns
Where La Quinta
Residents Work
No. of La Quinta
Residents
% of Total
Indio 1,087 14.1
Cathedral City 254 3.3
Palm Desert 1,933 25.0
Palm Springs 827 10.7
Coachella 438 5.7
La Quinta 1,788 23.1
Desert Hot Springs 44 0.6
Rancho Mirage 879 11.4
Indian Wells 484 6.3
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley
Economic Partnership, Table 6. Based on 2015 data.
General Income Characteristics
Income can often vary significantly by region, industry, and type of job.
Table II-10 describes average income per worker by industry in the
Coachella Valley. As shown, the highest-paying sectors are
Finance/Insurance/Real Estate, Government, and Information, with
incomes averaging around $50,000 to $60,000. The lowest-paying
sectors include Retail Trade, Other Services, and Leisure and Hospitality,
with incomes averaging around $31,000.
39
Table II-10
Average Income by Industry, Coachella Valley
Industry
Average Income
per Worker, 2017
Agriculture $29,571
Construction $45,488
Manufacturing $46,340
Retail Trade $32,281
Information $50,493
Finance, Insurance, Real Estate $59,726
Professional and Business Services $43,736
Education and Health Services $48,322
Leisure and Hospitality $31,513
Government $58,711
Other Services $31,836
Logistics $45,114
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley
Economic Partnership, Figure 29
The median household income in La Quinta in 2018 was $79,889, higher
than the Riverside County median household income of $63,948. Since
2010, the median income for La Quinta residents has increased, with the
2010 median family income reported as $57,768 for the County of
Riverside and $67,444 for the City of La Quinta. Household income
estimates (2018) by total households are provided in Table II-11.
Table II-11
2018 Household Income Estimates
Income Category Households % of Households
Less than $10,000 901 5.8%
$10,000 - 14,999 386 2.5%
$15,000 - 24,999 846 5.5%
$25,000 - 34,999 1,384 8.9%
$35,000 - 49,999 1,771 11.4%
$50,000 - 74,999 2,201 14.2%
$75,000 - 99,999 1,792 11.6%
$100,000 – 149,999 2,872 18.5%
$150,000 – 199,999 1,254 8.1%
$200,000 or more 2,098 13.5%
Total 15,505 100.0%
Median Income $79,889
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP03
40
HOUSING PROFILE
This section provides an overview of La Quinta’s existing housing stock.
Since the establishment of the La Quinta Hotel in 1926, La Quinta has
been considered a world class resort and has been a favored location for
vacation and retirement homes.
Generally, single-family residences were constructed on an individual
basis from the 1950s until the La Quinta Country Club area was
developed in the 1960s. In 1975, a brief building boom began due to
speculation. Recessions in the 1980s and early 1990s resulted in an
oversupply of housing and little construction in the City. A rebound
occurred beginning in the late 1990s. As a result, the City has seen a rapid
increase in residential development of all types, but predominantly
single-family units. There are many projects clustered around recreation
amenities. In many of these communities, second units and guest
houses (typically used to house guests, extended family members, and
service workers) are processed concurrently with the primary unit.
The bust of subprime lending practices in the early and mid-2000s led to
the Great Recession, which resulted in a steep decline in home values,
rapid increase in foreclosures, and decrease in the number of
households eligible to enter the ownership housing market.
Construction of new housing slowed in La Quinta and many regional and
national markets.
Housing Characteristics
Between 2012 and 2019, the number of housing units in the City
increased by 1,179 units from 23,585 to 24,764 units. This change
represents a 5.0 percent increase (see Table II-12).
There are five types of housing units for which data is presented in Table
II-12: detached and attached single family units, multifamily in a building
of 2 to 4, or 5 or more units, and mobile homes. The predominant type
of dwelling unit in the City of La Quinta continues to be single-family
detached.
Together, detached and attached single-family homes comprised 88.0
percent of all units in the City in 2019. The number of multifamily (5 or
more) units in the City increased by 31.9% from 2012 to 2019, although
multifamily units represented 11.1 percent of the total housing stock in
2019.
41
Table II-13 shows the number of building permits issued for new
residential construction in La Quinta between January 1, 2014 and
December 31, 2020, covering nearly all of the 2014-2021 planning period.
The data show that 944 permits were issued. The majority (92.7%) were
for single-family detached units, 4.0% were for single-family attached
units, 2.2% were for multi-family 3-4 units, and 1.1% were for multi-family
5+ units.
Table II-12
Housing Stock Trends – 2012 to 2019
Building Type 2012 2019 Change 2012–
2019
Units % of
Total1
Units % of
Total1
# %
Single-Family
Detached
18,622 79.0 19,310 78.0 688 3.7
Single-Family
Attached
2,387 10.1 2,476 10.0 89 3.7
Multifamily, 2-4
units
1,127 4.8 1,140 4.6 13 1.2
Multifamily, 5 or
more units
1,218 5.2 1,607 6.5 389 31.9
Mobile Homes 1 231 1.0 231 1.0 0 0
Total Dwelling
Units
23,585 100.0 24,764 100.0 1,179 5.0
Source: Department of Finance Table E-5, 2012 and 2019.
1 differences due to rounding
Table II-13
New Residential Construction, 2014-2020
Building Permit Type No. of Permits1 Percent of Total
Residential Dwellings:
Single-Family Detached 875 92.7%
Single-Family Attached 38 4.0%
Multi-Family 3-4 units 21 2.2%
Multi-Family, 5+ units 10 1.1%
Total Permits: 944 100.0%
Source: La Quinta Building Division
1 Permits issued between 1/01/14 through 12/31/20
Households
Before current housing problems can be understood and future needs
anticipated, housing occupancy characteristics need to be identified.
The following is an analysis of household type, growth, tenure, and
vacancy trends. By definition, a “household” consists of all the people
occupying a dwelling unit, whether or not they are related. A single
person living in an apartment is a household, just as a couple with two
children living in the same dwelling unit is considered a household.
42
From 2010 to 2018, the number of La Quinta households grew from
14,802 to 15,505 at a 4.6% rate, as shown in Table II-14. In 2018, the
majority of households (56.7%) consisted of married couple families,
followed by non-family households (29.2%).
Table II-14
Household Growth Trends (2010 – 2018)
Year Number of
Household
s
# Increase % Increase
2010 14,820 - -
2018 15,505 685 4.6
Source: 2010 U.S. Census, Table P28; American Community
Survey 2014-2018 5-Year Estimates, Table DP02
Table II-15
Household Types
Household Type No. of
Households
% of
Total
Family households: 10,977 70.8
Married couple family 8,797 56.7
Male householder, no wife
present
747 4.8
Female householder, no
husband present
1,433 9.2
Non-family households 4,528 29.2
Total Households 15,505 100
Average Household Size 2.62
Source: American Community Survey 2014-2018 5-Year Estimates,
Table DP02
Housing Tenure
The number of owner-occupied housing units in the City has not
fluctuated much since 2010. In 2018, La Quinta owners occupied 76
percent of total units in the City, compared to 75.2 percent in 2010.
Vacancy
The vacancy rate is a measure of the general availability of housing. It
also indicates how well the types of units available meet the current
housing market demand. A low vacancy rate suggests that many
households have found housing. However, fewer vacant housing units
remain available and households needing housing may have difficulty
finding housing within their price range. A high vacancy rate may
indicate either the existence of a high number of units undesirable for
occupancy or an oversupply of housing units.
43
As shown in Table II-16, the vacancy rate in La Quinta was 38.3 percent
(9,638 units) in 2018, reflecting the seasonal resort character of the City.
Among the vacant units, 31.8 percent of total housing units in the City
are for seasonal, recreational, or occasional use. On that basis, the City’s
actual net vacancy rate is 6.5%, including 353 units available for rent, 596
available for sale, 271 rented or sold and awaiting occupancy, and 414 of
other vacant status.
Of the 15,505 (61.7%) occupied housing units in the City, about 71.8% are
owner-occupied, and 28.2% are renter-occupied. The homeowner
vacancy rate is 5.0%, and the rental vacancy rate is 7.4%, both of which
are moderately low.
Table II-16
Vacancy Status
Vacancy Status Units Percentage
Occupied Units
Owner-occupied 11,125 44.2
Renter-Occupied 4,380 17.4
Subtotal 15,505 61.7
Vacant Units
For rent 353 1.4
Rented, not occupied 28 0.1
For sale only 596 2.4
Sold, not occupied 243 1.0
For seasonal, recreational, or
occasional use
8,004 31.8
For migrant workers 0 0
Other vacant 414 1.6
Subtotal 9,638 38.3
Total Units 25,143 100
Vacancy Rate:
Homeowner vacancy rate - 5.0
Rental vacancy rate - 7.4
Source: American Community Survey 2014-2018 5-Year Estimates,
Tables DP04 and B25004
Age and Condition of Housing
Housing age is a factor for determining the need for rehabilitation.
Without proper maintenance, housing units deteriorate over time. Also,
older houses may not be built to current housing standards for fire and
earthquake safety.
Approximately 71.4 percent of the housing stock in the City of La Quinta
has been built since 1990, and about 44 percent of the current stock has
been constructed since 2000 (see Table II-12). Less than 5 percent was
constructed prior to 1970.
44
The oldest homes in the City are found in the Cove neighborhood. Of the
older single-family homes, many are well maintained and are mostly
occupied by long term residents. A small proportion of older homes
have not been well-maintained. These homes are typically smaller than
new homes in the City; some less than 1,000 square feet. As land values
increase, it will become economically viable to replace or rehabilitate
some of these structures. These homes are primarily in the Cove area
and behind City Hall.
Outside of the Cove area, the homes are generally newer. Many new
units in these other areas are custom homes in gated communities and
are maintained by their owners in accordance with the requirements of
a homeowners association.
Table II-17
Age of Housing Stock in La Quinta
Year Built Total Percentage
After 2014 125 0.5
2010-2013 276 1.1
2000-2009 10,651 42.4
1990–1999 6,901 27.4
1980–1989 4,235 16.8
1970–1979 1,762 7.0
1960–1969 460 1.8
1950–1959 459 1.8
1940–1949 153 0.6
Before 1939 121 0.5
Total Stock 25,143 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP04
Housing is considered substandard when conditions are found to be
below the minimum standards of living defined by Section 1001 of the
Uniform Housing Code. Households living in substandard conditions are
considered as needing housing assistance even if they are not seeking
alternative housing arrangements. According to a 2007 City-wide
housing conditions survey (see Housing Conditions Survey, below), the
majority of units needing minor or moderate rehabilitation are in the
Cove area. Many of the housing units in the Cove area are more than 30
years old. After 30 years homes generally require major rehabilitation,
such as a new roof or updated plumbing.
45
Another measure of potentially substandard housing is the number of
housing units lacking adequate kitchen and plumbing facilities. In La
Quinta, there are 83 units (0.54% of all units) lacking complete kitchens
and 61 units (0.39% of all units) lacking plumbing facilities. More
homeowner units have deficiencies than rental units. These homes
could potentially benefit from rehabilitation programs.
Table II-18
Housing Units Lacking Facilities
Type of Deficiency
Owner-Occupied Units Renter-Occupied Units Total
No.
Total
Units
in City
Percent
of Total
Units
No.
Total
Units in
City
Percent
of Total
Units
No.
Percent
of Total
Units
Lacking complete
kitchen facilities
69 11,125 0.62 14 4,380 0.32 83 0.54
Lacking plumbing
facilities
61 11,125 0.55 0 4,380 0 61 0.39
Source: 2014-2018 American Community Survey 5-Year Estimates, Tables B25053 and B25049
Housing Conditions Survey
The last citywide survey of housing conditions was conducted in
November 2007. Homes were evaluated based on the condition of
structural elements (walls, supports, columns), doors and windows,
paint and cosmetics, roofing, and landscape and streetscape.
The survey found that most homes were in good condition and required
little or no maintenance or repairs. Approximately 7% of the housing
stock (1,408 units) was categorized as “Deferred Maintenance” and
needed minor repairs, such as refreshed paint and landscaping. Thirty-
six (36) units were designated “Minor Rehabilitation” and
demonstrated numerous deferred maintenance conditions; 83% of
these units were in the Cove. Twenty-three (23) units designated
“Moderate Rehabilitation” were in a deficient state and needed major
roof repair, window replacement, or similar repairs; 87% of them were in
the Cove. Four (4) units were designated “Substantial Rehabilitation or
Replacement”; they required complete replacement of roofs, walls,
and/or other structural elements and their condition endangered the
health, safety, or well-being of occupants. The City has not conducted a
housing conditions survey since 2007; however, one is planned for fiscal
year 2021/2022.
The Code Compliance staff is proactive in its work to track property
maintenance. As described above, the primary area where maintenance
issues occur is in the Cove. The City offers programs that assist
homeowners and apartment complex owners with home maintenance
and repair costs. Homeowners interested in reducing their utility bills
46
through upgrades now have an alternative to tapping their mortgage
for home equity loans. Through partnership with the City of La Quinta,
HERO and Ygrene are offering low-fixed interest rates and flexible
payment terms of up to 20 years, with repayments made through
property taxes. Currently, both programs offer a wide array of home
energy products including: windows, skylights, and doors; heating,
ventilation, and air conditioning; solar panels; roofing and insulation;
artificial turf; and drip irrigation. In addition, Ygrene also offers pool
pumps and related equipment and lighting products; HERO offers
electric vehicle charging stations and water heating products.
Rooms per Unit
Table II-19 shows the number of bedrooms per unit, ranging from no
bedroom (studios) to five or more bedrooms. Table II-19 also describes
the number of bedrooms per unit, in relation to the total number of
units for both 2011 and 2018. The most prominent change proportionally
was in no-bedroom (studio) units, which increased 1.7 percent from 2011
to 2018. This change may be a combination of additional guest houses,
a popular addition in the City, and accessory dwelling units, which have
in recent years become more common.
Table II-19
Bedrooms Per Unit, 2011–2018
Bedrooms Per
Unit 2011 % of Total 2018 % of Total % Change
1
Studio (no
bedroom) 172 0.8 622 2.5 1.7
1 1,145 5.2 1,307 5.2 0
2 4,046 18.3 4,278 17.0 -1.3
3 11,772 53.3 13,305 52.9 -0.4
4 4,441 20.1 5,125 20.4 0.3
5+ 506 2.3 506 2.0 -0.3
Total 22,082 100 25,143 100.0 ----
Source: 2009-2013 and 2014-2018 American Community Survey 5-Year Estimates, Tables
B25041.
1 This category represents percent change in proportional terms.
Table II-20 identifies the number of bedrooms in a dwelling unit by
tenure. Three-bedroom units constituted the majority of housing stock
(approximately 55 and 49.4 percent, respectively) of both owner and
rental units. In ownership units, those with two, three, or four bedrooms
made up 96.7 percent of units, while the same bedroom mix made up
only 82.1 percent of rental units. As would be expected, rental units
contained a much higher proportion of one-bedroom units, providing
housing for those who are young, mobile or do not earn enough to enter
homeownership.
47
Table II-20
Bedrooms in Dwelling Unit by Tenure, 2018
Tenure Number Percentage
Owner Occupied 11,125 100
Studio (no bedroom) 42 0.4
1 bedroom 93 0.8
2 bedrooms 1,721 15.5
3 bedrooms 6,124 55.0
4 bedrooms 2,912 26.2
5 or more bedrooms 233 2.1
Renter Occupied 4,380 100
Studio (no bedroom) 78 1.8
1 bedroom 697 15.9
2 bedrooms 989 22.6
3 bedrooms 2,165 49.4
4 bedrooms 443 10.1
5 or more bedrooms 8 0.2
Total 15,505 100
Studio (no bedroom) 46 0.8
1 bedroom 686 5.1
2 bedrooms 2,200 17.5
3 bedrooms 7,655 53.5
4 bedrooms 2,952 21.6
5 or more bedrooms 332 1.6
Source: 2014-2018 American Community Survey 5-Year Estimates, Tables B25042.
Housing Costs
This section discusses values of ownership housing, and average rental
prices for rental housing. La Quinta’s for-sale and rental properties
range from multimillion-dollar estates to very low-income subsidized
units.
Home Values
The table above compares median housing values in Coachella Valley
cities from 2013 to 2018. La Quinta’s median housing value was $348,400
in 2013, which was lower than Rancho Mirage and Indian Wells, but
higher than the other cities. Its median value increased 10.8% over the 5-
year period, which was the third lowest percent increase in the region.
However, the City’s median housing value still ranks third highest in the
Coachella Valley.
48
Table II-21
Regional Median Housing Value Trends, 2013 – 2018
Jurisdiction
Median Value,
owner-occupied units
% Change
2013-2018 2013 2018
Desert Hot Springs $121,600 $174,900 43.8%
Palm Springs $267,800 $367,900 37.4%
Cathedral City $179,500 $259,900 44.8%
Rancho Mirage $518,000 $499,900 -3.5%
Palm Desert $308,000 $335,400 9.0%
Indian Wells $604,600 $706,800 16.9%
La Quinta $348,400 $386,200 10.8%
Indio $192,600 $267,900 39.1%
Coachella $137,600 $207,300 50.7%
Source: American Community Survey 2009-2013 and 2014-2018 5-Year Estimates,
Table B25077
Table II-22 shows that nearly a third (32.5%) of owner-occupied units
were valued between $300,000 to $499,999 in 2018, followed by 26% in
the $500,000 to $999,999 range and 21.6% in the $200,000 to $299,999
range. Currently, 36% of owner-occupied units are worth $500,000 or
more, and 31.6% are valued below $300,000.
Table II-22
Housing Values in La Quinta, 2018
Owner-occupied units value Number Percent
Less than $50,000 240 2.2%
$50,000 to $99,999 153 1.4%
$100,000 to $149,999 135 1.2%
$150,000 to $199,999 581 5.2%
$200,000 to $299,999 2,404 21.6%
$300,000 to $499,999 3,612 32.5%
$500,000 to $999,999 2,888 26.0%
$1,000,000 or more 1,112 10.0%
Total 11,125 100
Median (dollars) 386,200 -
Source: American Community Survey 2014-2018 5-Year Estimates, Table
DP04
New Homes
While the volume of new homes shrank by 30.6% from 2017 to 2018, the
median price of new homes also decreased by 27.4% from 2018 to 2019.5
Although housing starts do not compare to pre-Recession levels, the
market has recovered slowly.
5 Ibid.
49
During the 2014-2021 planning period, the City and non-profit
organizations arranged financing for rehabilitation and expansion of
affordable housing units at the Washington Street Apartments. The
project, located on approximately 11.5 acres, included the substantial
rehabilitation of all 72 existing units, construction of 68 new units,
construction of 2 new community buildings, laundry facilities, a fitness
center, and 2 swimming pools. The Coral Mountain project was also
constructed during this period, providing 174 low and moderate income
units.
Currently pending residential housing projects are listed in the following
table. As shown, approximately 2,822 single-family and multi-family
units are either under review, approved, or under construction.
Table II-23
Pending Residential Projects
Development Name
Acres
No. of
Dwelling
Units
Type of
Dwelling Units
Status
Mountain Village Residences 0.22 6 multi-family apts. under review
Estate Collection at Coral Mountain 20 57 single-family approved
SilverRock Phase 1 46.6 29 Single-family approved
Travertine 800 1,200 single-family under review
Centre at La Quinta 22 133 multi-family condos approved
Desert Club Apartments 0.7 16 multi-family apts. approved
Floresta 20.8 82 single-family under
construction
Residence Club at PGA West 3 11 single-family approved
Canyon Ridge 28.3 74 single-family approved
Codorniz 15 142 single-family under
construction
SilverRock Phase 2 30.5 66 hotel branded condos approved
Estates at Griffin Lake 30 78 single-family approved
Monterra 14 40 single-family in final phase
Signature at PGA West 42 230 single-family approved
The Peak Mixed Use 0.38 8 multi-family apts. under review
La Quinta Penthouses 12.74 8 multi-family apts. under review
Jefferson Street Apartments 5.36 42 multi-family apts. under review
Coral Mountain Resort 320 600 single-family under review
Total Units: 2,822
Rental Costs
The rental housing market in La Quinta includes apartments,
townhomes, condos/co-ops, and single-family homes. Table II-24 shows
median gross rent by number of bedrooms, according to the American
Community Survey. The median gross rent is $1,473.
50
Table II-24
Median Gross Rent by Bedrooms (2018)
No. of Bedrooms Median Gross Rent*
No bedroom $797
1 bedroom $396
2 bedrooms $1,206
3 bedrooms $1,731
4 bedrooms $2,176
5+ bedrooms not provided
Median Gross Rent: $1,473
* estimated, renter-occupied housing units paying cash rent
Source: American Community Survey 2014-2018 5-Year Estimates,
Table B25031
Online listings show that current market rental rates generally range
from approximately $1,330 to $1,800 for a 1-bedroom unit; $1,400 to
$3,500 for a 2-bedroom unit; $2,000 to $4,500 for a 3-bedroom unit; and
$2,400 to $5,000 for a 4+-bedroom unit.6 Although rental rates for some
units are much higher than reflected in these ranges, they are generally
outliers and not reflective of the majority. No studio apartment listings
were found in the search.
Affordable Rental Units
The majority of apartment rental properties are offered at costs
comparable to the average rental costs for the Coachella Valley as a
whole. The affordability of rental housing in La Quinta is not directly tied
to the density of the project; rather, prices range based on condition,
on-site amenities, location, and unit size. New rental projects in La
Quinta, particularly affordable projects, are incorporating more aspects
of sustainable design and green building.
There are 28 affordable single-family rental units in La Quinta, all of
which have 3 bedrooms. Additionally, there are nine affordable multi-
family housing complexes offering a total of 912 affordable multi-family
rental units,7 including HUD apartments, Section 8 apartments, public
housing apartments, non-profit senior and family low-income
apartments, and Low-income tax credit apartments (LIHTC).8 Five of the
complexes are available to residents of all ages, including the following:
Vista Dunes Courtyard Homes, constructed in 2008, provides 80
rental units affordable to extremely low, very low, and low income
households. Vista Dunes was the first very low-income multifamily
6 Rent.com, accessed June 1, 2020.
7 Affordable Housing Program, Single-Family Rental Units and Multi-Family Rental
Units, City of La Quinta, updated July 8, 2020.
8 LowIncomeHousing.us, accessed June 1, 2020.
51
project of its size in the country to achieve LEED Platinum
certification. The project provides a swimming pool, playground,
basketball court, and large community multipurpose room. Vista
Dunes offers one- to three-bedroom apartments.
Wolff Waters Place, built in 2009, includes 216 green-built one- to
four- bedroom apartments that are affordable to extremely low,
very low, low, and moderate income households. Wolff Waters Place
is a Low-Income Housing Tax Credit (LIHTC) project.
Aventine Apartments provides 20 units for low and moderate
income households.
Coral Mountain Apartments includes 174 units for low and moderate
income households.
Villa Cortina Apartments provides 116 moderate income restricted
rentals.
Four apartment complexes are dedicated to senior affordable rentals,
including:
Hadley Villas (79 units) offers extremely low, very low, and low
income one-bedroom villas and accepts HUD subsidies. Depending
on availability, rent will be based on 30% of the Adjusted Gross
Income for persons qualifying for low income housing.
Seasons At Miraflores La Quinta is a Low-Income Housing Tax Credit
(LIHTC) apartment with 116 extremely low and very low income one-
to two-bedroom apartments. The LIHTC gives incentives to builders
and developers to provide affordable housing to low income
persons. The maximum rent charged is based on the Area Median
Income (AMI).
Seasons At La Quinta is a Low-Income Housing Tax Credit (LIHTC)
apartment and provides 87 extremely low, low, and moderate
income apartments.
Washington Street Apartments was recently renovated and
expanded and re-opened in late 2019. It provides 140 units for
extremely low, very low, low, and moderate income seniors, nearly
doubling its previous capacity. Thirteen (13) of these units are
affordable through Section 8.
52
HOUSING NEEDS
The following analysis of current City housing conditions addresses
housing needs and concerns relative to various segments of the
population.
Several factors will influence the degree of demand or need for new
housing in La Quinta in coming years. The four major “needs” categories
considered in this element are:
Overpayment: renters and homeowners who pay more than 30
percent of their gross incomes for shelter.
Overcrowding: In response to higher housing prices, lower income
households must often be satisfied with smaller, less adequate
housing for available money.
Special Needs: Special needs are those associated with demographic
groups that call for very specific program responses, such as
preservation of residential hotels or the development of four-
bedroom apartments. State law specifically requires analysis of
the special housing needs of the elderly, the disabled, single-
parent households, large families, farm workers, and homeless
persons.
Future Housing Needs: To meet future needs of local and regional
population and employment growth, SCAG developed the
Regional Housing Needs Assessment (RHNA), which establishes
both the projected need for non-market-rate housing and the
“fair share” distribution of the projected need to each
jurisdiction in each market area.
Overpayment and Housing Affordability
State housing policy recognizes that cooperative participation of the
private and public sectors is necessary to expand housing opportunities
to all economic segments of the community. Historically, the private
sector generally responds to the majority of the community’s housing
needs through the production of market-rate housing. However, the
percentage of the population on a statewide basis who can afford
market-rate housing is declining. The State of California and HUD
determined that affordable housing should consume no more than 30
percent of household gross income for lower and moderate-income
households. A household spending greater than 30 percent of their
gross income on housing is considered to be overpaying.
53
Table II-25 lists the percentage of renters and homeowners who
overpay for housing, based on 2012-2016 Comprehensive Housing
Affordability Strategy (CHAS) data. CHAS data are compiled by the U.S.
Department of Housing and Urban Development (HUD) to evaluate the
extent of housing problems and needs, particularly for low income
households, based on Census data.
Approximately 36.8 percent of all households in La Quinta spent more
than 30 percent of their income on housing costs (“overpay”). A roughly
equal proportion of owner and renter households (36.5% and 37.3%,
respectively) experienced overpayment. Among extremely low-income
households, 61.5 percent of renters and 78.4 percent of homeowners
overpaid for housing. Among very low-income households, 70.8 percent
of renters and 85.6 percent of homeowners overpaid for housing.
Among low-income households, 64.9 percent of renters and 69.5
percent of homeowners overpaid. Furthermore, many of these
households were actually paying more than 50 percent of their gross
household income for housing (“severely overpaying”). Note that the
proportions of households overpaying or severely overpaying are higher
for lower-income households as a group, indicating that the cost burden
of overpayment falls disproportionately on lower-income households
and renters. These overpayment estimates reflect the need for
affordable housing in the City, particularly for lower income households
for rental and purchase.
54
Table II-25
Overpayment by Income Category and Tenure
Household Income1 Owners Renters
Households % Households %
less than or = 30% HAMFI (Extremely Low Income) 580 870
overpaying 455 78.4 535 61.5
severely overpaying 385 66.4 350 40.2
>30% to less than or =50% HAMFI (Very Low Income) 835 565
overpaying 715 85.6 400 70.8
severely overpaying 475 56.9 220 38.9
>50% to less than or =80% HAMFI (Low Income) 1,375 655
overpaying 955 69.5 425 64.9
severely overpaying 510 37.1 180 27.5
Subtotal: All lower-income households 2,790 2,090
Subtotal: All lower-income HH overpaying 2,125 76.2 1,360 65.1
Subtotal: All lower-income HH severely overpaying 1,370 49.1 750 35.9
>80% to less than or =100% HAMFI (Moderate Income) 755 425
overpaying 415 55.0 125 29.4
severely overpaying 150 19.9 55 12.9
>100% HAMFI (Moderate and Above Moderate Income) 7,080 2,095
overpaying 1,340 18.9 235 11.2
severely overpaying 295 4.2 15 0.7
Total Households 10,625 4,610
Total Households Overpaying 3,880 36.5 1,720 37.3
Total Households Severely Overpaying 1,815 17.1 820 17.8
1 HAMFI = HUD Area Median Family Income. HUD and CA HCD use different terminology/methodology to define Household
Income, but they are roughly equivalent. The table above matches HCD’s terminology (“extremely low, very low, low”)
commonly used in HE documents to HUD categories, where appropriate. Note that “moderate” refers to 80%-120% of AMI,
and thus is noted in two HUD categories accordingly.
“Overpaying” is defined as spending >30% of gross household income on housing costs.
“Severely overpaying” is defined as spending >50% of gross household income on housing costs.
Source: U.S. Dept. of Housing and Urban Development, CHAS data for La Quinta, based on 2012-2016 ACS.
A distinction between renter and owner housing overpayment is
important because, while homeowners may overextend themselves
financially to afford a home purchase, the owner maintains the option
of selling the home and may realize tax benefits or appreciation in value.
Renters, on the other hand, are limited to the trends of the rental
market.
Overpayment among the moderate and above moderate-income
categories is a reflection of current economic conditions. In addition,
some owner households choose to allocate a higher percentage of their
disposable monthly income on housing costs because this allocation is
justified in light of investment qualities of ownership.
55
Table II-26 identifies the affordable rents and purchase prices, by
income category, for a one-person household, a two-person household,
and a family of four. Affordable rental rates and ownership (mortgage)
costs are generally based on 30 percent of gross income.
Table II-26
Affordable Housing Costs by Annual Income
Income Category1 Annual Income Limit Maximum
Affordable
Monthly
Rent Payment 2
Maximum
Affordable
Monthly
Mortgage
Payment 3
Maximum
Affordable
Home
Purchase
Price4
Single-Person Household
Extremely Low (0-30% of AMI) $15,850 $396 $452 $58,750
Very Low (30%-50% of AMI) $26,400 $660 $753 $97,750
Low (50%-80% of AMI) $42,200 $1,055 $1,054 $136,900
Moderate (80%-120% of AMI) $63,250 $1,581 $1,933 $251,100
Above Moderate (120%+ of AMI) $63,250+ Above $1,581 Above $1,933 Above $251,100
Median $52,700 $1,318
Two-Person Household
Extremely Low (0-30% of AMI) $18,100 $453 $508 $66,000
Very Low (30%-50% of AMI) $30,150 $754 $847 $110,000
Low (50%-80% of AMI) $48,200 $1,205 $1,186 $154,000
Moderate (80%-120% of AMI) $72,300 $1,808 $2,174 $282,400
Above Moderate (120%+ of AMI) $72,300+ Above $1,808 Above $2,174 Above $282,400
Median $60,250 $1,506
Four-Person Household
Extremely Low (0-30% of AMI) $26,200 $655 $565 $73,450
Very Low (30%-50% of AMI) $37,650 $941 $941 $122,200
Low (50%-80% of AMI) $60,250 $1,506 $1,318 $171,250
Moderate (80%-120% of AMI) $90,350 $2,259 $2,416 $313,650
Above Moderate (120%+ of AMI) $90,350+ Above $2,259 Above $2,416 Above $313,650
Median $75,300 $1,883
1 AMI = area median income.
2 Based on 30 percent of monthly income.
3 From Riverside County/City of La Quinta 2020 Affordable Ownership Housing Cost Limits. Assumes single-person household
lives in 1-bedroom unit; 2-person household lives in 2-bedroom unit; 4-person household lives in 3-bedroom unit.
4 Converts the “Maximum Affordable Monthly Mortgage Payment” to a home value, assuming 10% down, 15-year fixed, 4.0%
interest rate, 1.25% taxes and homeowner’s insurance monthly.
Source: HCD 2020 State Income Limits
Affordability of Homeownership
Home values have generally increased in the Coachella Valley during
2013 to 2018 (see Table II-21). Some new and fairly new homes are for
sale at prices that are affordable to median and moderate-income
households (see Table II-22). However, many homes are out of reach for
lower income and many moderate households in the City. Table II-22
shows that La Quinta has a wide range of housing values. The median
housing value is $386,200. Units valued at less than $100,000, which
56
would be affordable to extremely low income households and very low
single-person households, comprise only 3.6% of all units in the City. Only
4.8% of ownership units are valued at less than $150,000, and only 10% of
ownership units are valued at less than $200,000, which would be in the
range affordable to low-income households. Therefore, it could be
challenging for extremely low, very low, low, and moderate income
households to enter the homeownership market.
To expand homeownership opportunities, the City coordinates with
nonprofit agencies that provide relief to low-income residents and
develop affordable ownership units, and assists with securing third
party financing. The City also supports the use of affordable housing
rent-to-own transition programs; developers who agree to set aside all
or a portion of their units for low-income households can receive federal
tax credits under the Low Income Housing Tax Credit (LIHTC) program,
and lower income residents have opportunities to invest and gain equity
in their homes. The City also provides interested homeowners with
information about grants and other resources available for home repairs
and/or rehabilitation.
Affordability of Rental Costs
As shown previously in Table II-26 median rent for a 1-bedroom unit is
$396; the above table shows that single-person households in all income
categories could afford a monthly rent payment of $396 or higher and,
therefore, should be able to afford a 1-bedroom unit. Median rent for a
2-bedroom unit is $1,206; however, the table above shows that two-
person households in the extremely low and very low-income categories
would not have enough income to afford such a unit. Median rent for a
3-bedroom unit is $1,731; however, the table above shows that four-
person households in the extremely low, very low, and low-income
categories would not have enough income to afford such a unit.
Hundreds of lower and moderate-income households are served by
existing affordable housing and other projects. With the market-rate
rental market essentially closed to extremely low and very low-income
households, however, it is evident that their major source of affordable
housing will continue to be found through income-restricted housing
projects, housing voucher programs, accessory dwelling units, and
employee/guest houses.
Overcrowding
The Bureau of the Census defines overcrowded housing units as “those
in excess of one person per room average” and severely overcrowded
housing units as “those in excess of 1.5 persons per room average”.
57
Overcrowding may occur when a family or household cannot afford
adequate living space, houses extended family members, or is sharing
inadequate living space with nonfamily members. When more than one
family shares a housing unit it is called doubling.
Households with lower incomes may permit overcrowding to derive
additional income, or there may be insufficient supply of housing units
in the community to accommodate the demand.
La Quinta has 577 overcrowded and severely overcrowded housing
units, which represents 3.7% of the total 15,505 occupied units in the City.
Table II-27 shows that 3.2 percent of the total occupied housing units
were moderately overcrowded in 2018, an increase from 2.4 percent
from 2009-2011.
A higher incidence of overcrowding was experienced among the rental
tenure group. Although renter households constituted only 28.2
percent of all households in the City, approximately 10.9 percent of
renters experienced overcrowded conditions, with 1.6 percent of all
renters experiencing severe overcrowding. In comparison, within
owner-occupied households, 0.9 percent experienced overcrowded
conditions, with 0.1 percent experiencing severe overcrowding.
Table II-27
Overcrowding
Status
Owner Renter Total Households
Number
% of
Owner
s
Number
% of
Renters Number
% of
Total
Not
Overcrowded 11,025 99.1 3,903 89.1 14,928 96.3
Moderately
Overcrowded 86 0.8 406 9.3 492 3.2
Severely
Overcrowded 14 0.1 71 1.6 85 0.5
Total 11,125 100.0 4,380 100.0 15,505 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25014.
Note: Universe is total households in occupied housing units. Housing units that exceed
1.0 or more persons per room are considered moderately overcrowded. Housing units that
exceed 1.5 or more persons per room are considered severely overcrowded.
Special Populations
The state requires that the special needs of certain disadvantaged
groups be addressed in the Housing Element. Selected populations with
special housing needs include seniors, persons with disabilities, large
families, single-parent households, the homeless, and farm workers.
58
Seniors
The special housing needs of senior residents are an important concern
for the City of La Quinta, since many retired persons residing in the City
are likely to be on fixed low incomes. Besides affordability concerns,
seniors may have special needs related to housing design and location.
With regard to housing design needs, seniors may require ramps,
handrails, and lower cupboards and counters, etc., to allow greater
access and mobility. They also may need special security devices for their
homes for greater self-protection. Seniors may also have special needs
regarding location, such as the need for access to public facilities (i.e.,
medical and shopping) and transit. In many instances, seniors prefer to
stay in their own dwellings rather than relocate to a retirement
community and may need assistance making home repairs or
modifications. Every effort should be made to maintain their dignity,
self-respect, safety, and quality of life.
As shown in the following table, 5,883 householders (37.9% of all
householders) are 65 years or older. Senior households comprise 43.8%
of all owner-occupied units, and 23.0% of all renter-occupied units.
Table II-28
City of La Quinta
Senior Households by Tenure
Householder Age Owner-Occupied Renter-Occupied
Households %1 Households %
Non-Senior Households
Under 65 years 6,251 56.2 3371 77.0
Senior Households
65 to 74 years 3,015 27.1 524 12.0
75 to 84 years 1,519 13.7 326 7.4
85 years and over 340 3.1 159 3.6
Subtotal, Senior
Households 4,874 43.8 1,009 23.0
Total Households 11,125 100.0 4,380 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25007
1 differences due to rounding
According to the American Community Survey, an estimated 896
seniors have incomes below the poverty level, which represents 9.0% of
all seniors in the City. The 2020 federal poverty guideline for one person
is $12,760. The major source of income for most seniors is Social Security,
and the average Social Security monthly benefit is $1,503.9 Therefore, a
single senior paying 30% of their monthly Social Security income on
housing costs would pay $451 toward housing costs. However, La Quinta
9 Social Security Administration Fact Sheet, December 2019 Beneficiary Data.
59
median rents are $797 for a studio unit, and $396 for a one-bedroom unit
(most likely not a separate unit given the relative price). A two-person
senior household would have $902 available for housing costs, but
median rents are $1,206 for a 2-bedroom unit. Therefore, Social Security
alone most likely cannot adequately cover housing costs in the City.
Table II-29
Senior Incomes Below the Poverty Level
Age Group
No. of Residents with Income in Past
12 Months
Below Poverty Level
65 to 74 years 541
75 years and over 355
Total 896
Source: 2014-2018 ACS 5-Year Estimates, Table B17001
Apart from privately owned housing units, the City has several
affordable rental options for senior living as discussed previously under
rental units. They include: Seasons Senior Apartments, which offers 87
senior units in the extremely low, low, and moderate affordable price
range; Seasons at Miraflores, a project completed in 2003 that supplies
118 senior units in the extremely low and very low income price range;
Washington Street Apartments, which offers 140 extremely low, very
low, low, and moderate income rentals (13 of these units are affordable
through Section 8); and Hadley Villas Senior Apartments, an affordable
project completed in 2004 that offers 79 units in the extremely low, very
low, low, and above moderate income price range. Continued
construction of multifamily units will aid greatly in meeting the needs of
seniors currently overpaying for rental units.
Numerous senior support services are provided by various
organizations, including those listed in the following table. There are
also numerous privately operated assisted living facilities and home care
service providers in the City and Coachella Valley.
60
Table II-30
Senior Resources
Organization Services Provided
Assisted living and home care
providers (various private providers)
Housing, personal care, health care, housekeeping, meals
Braille Institute Coachella Valley
Neighborhood Center
Rehabilitation, enrichment classes, in-home support for the
visually impaired
La Quinta Wellness Center Health/fitness programs, social events, classes, homebound
outreach, food distribution
Eisenhower Memory Care Center Adult day center for neuro-cognitive impairments
FIND Food Bank Food distribution
Hidden Harvest Food distribution
Jewish Family Services of the Desert Advocacy, case management services
Riverside County Office on Aging Medical case management, counseling, transportation
assistance, meals
Salvation Army Food distribution, social events, community programs
Senior Advocates of the Desert Public benefits and social services assistance, emergency
financial assistance
SunLine Transit Agency For seniors and disabled residents: Half-Fare Program, Taxi
Voucher Program, SunDial paratransit service, bus travel
training
People with Disabilities
A “disability” is a physical or mental impairment that substantially limits
one of more major life activities. Housing elements must analyze the
special housing needs of people with disabilities. Senate Bill No. 812
(2011) requires that the analysis include individuals with developmental
disabilities. A developmental disability is defined by Section 4512 of the
Welfare and Institutions Code as “a disability that originates before an
individual becomes 18 years old, continues or can be expected to
continue indefinitely, and constitutes a substantial disability for that
individual.” This includes intellectual disabilities, cerebral palsy, epilepsy,
autism, and related conditions, but does not include other handicapping
conditions that are solely physical in nature.
Physical and developmental disabilities can hinder access to housing
units of traditional design, and potentially limit the ability to earn
adequate income. The three major housing needs of the disabled are
access, location, and affordability. Housing needs for individuals with
disabilities can range from traditional independent living environments,
to supervised group quarters, to institutions where medical care and
other services are provided onsite. Important housing considerations
for this group include proximity to public transportation, accessibility of
the home and surroundings, access to medical and other public services,
and affordability.
61
Disabled persons often require specially designed dwellings to provide
access not only within the dwelling, but to and from the unit. Special
modifications to permit free access are very important in maintaining
safety, independence and dignity. The California Administrative Code
Title 24 Requirements set forth access and adaptability requirements for
the physically handicapped. These regulations apply to public buildings
such as government facilities and motels, and require that ramps, larger
door widths, restroom modifications, etc., be designed to enable free
access to the handicapped. Such standards are not mandatory of new
single-family residential construction.
A number of disabled persons receive supplemental Social Security
Income and are on fixed incomes. Increasing inflation and housing costs
adversely affect these individuals’ ability to secure affordable housing.
The 2014-2018 ACS identified 4,722 persons in the City with disabilities,
of which 2,484 (52.6%) were persons over the age of 65. Individuals may
be affected by one or more types of disability. The second most affected
age groups are residents 18 to 64 years (42.2%). The table below
identifies the number of disabilities, by type, for La Quinta residents. The
most prevalent disabilities are ambulatory difficulties (26.6%) and
independent living difficulties (17.8%).
Group homes are listed as residential care facilities in the Zoning
Ordinance, and are permitted by right in all residential zones. There are
no use-specific standards for group homes, and they would require only
a building permit for construction if occurring in a single family home
environment, and with approval of a Site Development Permit if
proposed as an apartment or similar multi-family project in the higher
density zones. This same requirement also applies to apartment or
multi-family project for any type of housing.
62
Table II-31
City of La Quinta
Number of Disabilities, by Disability Type1
Disability by Age and Type Number of
Disabilities
Percent of Total
Disabilities1
Under age 18 242 2.8
Hearing Difficulty 4 0.05
Vision Difficulty 91 1.1
Cognitive Difficulty 130 1.5
Ambulatory Difficulty 0 0.0
Self-Care Difficulty 17 0.2
Independent Living Difficulty * *
Ages 18-64 3,188 37.4
Hearing Difficulty 291 3.4
Vision Difficulty 413 4.8
Cognitive Difficulty 845 9.9
Ambulatory Difficulty 746 8.8
Self-Care Difficulty 380 4.5
Independent Living Difficulty 513 6.0
Ages 65+ 5,088 59.7
Hearing Difficulty 1,024 12.0
Vision Difficulty 420 4.9
Cognitive Difficulty 548 6.4
Ambulatory Difficulty 1,530 18.0
Self-Care Difficulty 560 6.6
Independent Living Difficulty 1,006 11.8
Total Disabilities 8,518 100.0
Total Civilian Non-Institutionalized
Population with a Disability 4,722
1 differences due to rounding
* data not provided
Source: American Community Survey 2014-2018 5-Year Estimates, Table S1810
The California Department of Developmental Services (DDS)
implements a statewide system of community-based services for people
with developmental disabilities and their families. DDS contracts with
the Inland Regional Center (IRC) in Riverside to provide and coordinate
local services in Riverside County, including the City of La Quinta. IRC
currently (2021) serves 172 clients who are La Quinta residents.
Facilities and services in the Coachella Valley that assist persons with
developmental and physical disabilities include:
o La Quinta Wellness Center connects seniors with Riverside
County Meals on Wheels, an outreach program for homebound
seniors, and SunLine Transit Agency for Dial-a-Ride
transportation services.
63
o Angel View, a non-profit organization based in Desert Hot
Springs, operates 19 six-bed group homes for children and young
adults with developmental and physical disabilities. The homes
provide 24-hour nursing and/or attendant care and can
accommodate 100+ individuals at a time. There are 16 homes in
the Coachella Valley, including 12 in Desert Hot Springs, 3 in Palm
Springs, and 1 in Thousand Palms.
o The Inland Regional Center uses person-centered planning when
developing a Consumer’s Individual Program Plan (IPP). The IPP
outlines the goals developed by the Consumer and their support
team, as well as the services and supports they will receive to
help those goals. Many of the services/supports listed in the IPP
are funded by Inland Regional Center. However, services and
supports may also be provided by other agencies such as the
Social Security Administration, school districts, county agencies,
etc.
o Canyon Springs in Cathedral City is a State developmental center
operated by DDS with 55 licensed beds for individuals with
intellectual and developmental disabilities. The treatment
program at Canyon Springs is designed to provide its residents
with work/job training, including formal educational
opportunities and new home life and living skills. Referrals for
admission are made by Regional Centers. Each person is assessed
and will participate in developing and carrying out an Individual
Program Plan. Residents have opportunities to participate in a
variety of integrated activities in natural environments at home,
at work, and in the community.
o Desert AIDS Project – Palm Springs: Dedicated to providing
support, care, and treatment to people with AIDS and related
illnesses and education to the general community. The Desert
AIDS project serves the psychological needs of AIDS clients,
provides case management, anonymous HIV testing, legal
services, a program of protection and prevention, and referral
and recreational services.
o FISH of Lower Coachella Valley – Coachella: Provides 2-3 days of
emergency food for families/individuals in need. Clients may
return for assistance every 14 days.
o Desert Arc – Palm Desert: A comprehensive service delivery
agency for people with developmental and intellectual
disabilities; it provides programs to develop or enhance self-help
skills, life enrichment skills, and prevocational and vocational
skills.
64
o Braille Institute – Palm Desert: A nonprofit school providing
daytime classes and other support programs and services for
people with blindness and vision loss in the Coachella Valley.
Large Family Households
The 2014-2018 ACS reported 1,543 households in the City of La Quinta
with five or more persons, which constitutes 10 percent of all
households. This represents a 17 percent increase from the 2009-2011
ACS (1,319 households). Large-family households generally require
larger dwellings with more bedrooms to meet their housing needs, but
these households often experience difficulty securing adequate housing
suitable for their expanded needs due to income limitations and/or lack
of adequate housing stock. Difficulties in securing housing large enough
to accommodate all members of a household are heightened for
renters, as multifamily rental units are typically smaller than single-
family units.
Table II-32 presents tenure of housing units by number of persons in the
household based on 2014-2018 ACS data. The table shows that large
households are roughly equally comprised of owner occupied and
renter occupied households (805 owner occupied, 738 renter occupied).
Large owner-occupied units comprise 7.2 percent of all owner-occupied
housing, and large renter-occupied units comprise 16.8 percent of all
renter-occupied units.
Table II-32
Large Households by Tenure
Number of Persons in Household Owner-Occupied Renter-Occupied
Households % Households %1
One to Four 10,320 92.8 3,642 83.2
Five 577 5.2 410 9.4
Six 228 2.0 264 6.0
Seven or More 0 0 64 1.5
Total Households with 5+ Persons 805 7.2 738 16.8
Total Households 11,125 100 4,380 100
1 differences due to rounding
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25009
Multifamily housing rental stock consists primarily of one-, two-and
three-bedroom units. Single family development in the Cove is made up
largely of units with three bedrooms, although four-bedroom units are
also present in limited supply. As shown in Table II-32, there are 3,284
units with 4 or more bedrooms, which exceeds the current number of
large families. Citywide single-family construction activity has created a
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supply of housing for large families not available in multifamily housing,
although prices for larger units tend to be affordable only to moderate
and above moderate income households.
Suitable housing products for large families include those with sufficient
bedrooms that are near childcare facilities, schools, recreational areas,
and public transit. In the current housing stock, 577 units (3.7% of all units
citywide) are overcrowded, and the majority (82.7%) of them are rental
units. There are 332 units with 5 or more bedrooms (1.6% of total units
citywide), and only 8 of them are rental units, so there may be a need
for additional larger units, particularly rental units.
Given the lack of larger rental units, programs that assist large families
with homeownership would be beneficial. Reduced parking standards
for units with 5 or more bedrooms may also incentivize development of
larger rental units. For instance, certain affordable housing
developments may be granted a maximum parking ratio of two and one-
half parking spaces for four or more bedrooms (La Quinta Municipal
Code Section 9.60.260.E. Incentives and Concessions).
Single-Parent Households
Single-parent heads of household constitute a group with serious
housing concerns. In general, families with single-parent heads of
household may experience a higher incidence of poverty than other
household configurations. In particular, female-headed households can
experience lower incomes, higher living expenses, higher poverty rates,
and low rates of homeownership. Finding adequate and affordable
housing is a high priority. Special considerations for this population
include proximity to schools, childcare, employment, and health care.
Table II-33
Single-Parent Household Characteristics
Household Type
No. of
Households % of Total
Total households 15,505 100
Male-headed households 747 4.8
With own children under 18 437 2.8
Female-headed households 1,433 9.2
With own children under 18 788 5.1
Total Families, Income in the Past 12
Months Below Poverty Level 625 100
Male Householders, Income in the Past
12 Months Below Poverty Level
0 0
Female Householders, Income in the
Past 12 Months Below Poverty Level
255 40.8
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP02;
ACS 2018 Supplemental Estimates Detailed Table K201703
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As shown in Table II-33, there were 2,180 single-parent-headed family
households in La Quinta, or 14% of all households, in 2018. Male-headed
family households comprise 4.8% of all households, and female-headed
family households comprise 9.2%. As shown in the table above, of the
1,433 female-headed family households in La Quinta, more than half
(55%) of the female-headed households have children under age 18.
While no male-headed households were below the poverty level in the
past 12 months, female-headed households comprise 40.8% of all
families with incomes below the poverty level.
The number of single-parent-headed and female-headed family
households both declined compared to 2010 (2,026 single-parent
households, of which 1,461 were female-headed). However, 17.8 percent
of the City’s female-headed families live in poverty as compared to 16.1
percent in 2010.
Many single parents do not have the resources to enter the housing
market as a homeowner. Although the incidence of single-parent
households below the poverty level is low (1.6% of all households) in the
City, addressing the housing needs for single parents may require
innovative housing solutions. Strategies need to be considered to
provide more housing opportunities to these households, such as new
multifamily housing, mixed-use units, and subsidized single-family
housing. Flexible educational programs and job training services can
help householders obtain higher paying jobs.
Farmworkers
Based on an analysis of farm labor and the diminishing amount of
farmland in the City of La Quinta and surrounding rural areas, the need
for farm worker housing has declined. Most agricultural land and
farmworker housing in the Coachella Valley are located in the eastern
valley in and around the communities of Coachella, Thermal, and Mecca.
While the zoning map includes a Low-Density Agriculture/Equestrian
Residential Overlay, there is no land designated specifically for
agricultural uses in the City’s General Plan and zoning maps. There are
also no zoning policies or restrictions specific to farms or farmworker
housing.
Based on 2014-2018 ACS data, there were 352 persons employed in
“agriculture, forestry, fishing and hunting, and mining” in the City in
2018, which constitutes 2% of the City’s civilian employed population 16
years and over (see Table II-6). It is probable that a number of
occupations classified as agricultural are related to nursery operations
or landscape maintenance.
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Responsibility for providing housing for farm workers originally lay with
the growers that employed the workers. This practice was discontinued,
however, due to high costs for liability insurance and maintenance. Low
income groups often need housing near work. For farmworkers, this
means that housing is needed in rural, agricultural areas rather than
urban areas. In the Coachella Valley, the principal housing options for
migrant and local seasonal farm workers are family-owned homes,
private rental houses, second units, apartments, and mobile homes.
Farmworker housing does not appear to be a significant need in La
Quinta. Nevertheless, farmworker households will benefit from rental
subsidies and incentives provided by the City for developers to maintain
affordable units that are available to all segments of the population.
Extremely Low-Income Households
Extremely low-income (ELI) households are households earning less
than 30 percent of the HUD Area Median Family Income (HAMFI). The
AMI for a 4-person household in Riverside County is $75,300. ELI
household incomes are defined by HCD and HUD as those earning less
than $26,200. These households often face significant financial
challenges to affording adequate housing and, therefore, are
considered a subpopulation with special housing needs.
Table II-34
Housing Problems for Extremely Low-Income Households
Owners Renters Total
Total Number of ELI Households 580 870 1,450
Percent with any housing
problems* 79.3% 62.1% 69.0%
Percent with Cost Burden >30% of
income 78.4% 61.5% 68.3%
Percent with Cost Burden >50% of
income 66.4% 40.2% 50.7%
* housing problems include incomplete kitchen facilities, incomplete plumbing facilities,
more than 1 person per room (overcrowding), and cost burden greater than 30% of income.
Source: U.S. Department of Housing and Urban Development, CHAS, based on the 2012-2016
ACS.
Existing Needs
According to 2012-2016 CHAS data, there are 1,450 extremely low-
income households (9.5% of total households) in La Quinta, consisting of
580 owner households and 870 renter households. Proportionally more
owners (79.3%) than renters (62.1%) experience housing problems,
including incomplete kitchen and plumbing facilities, overcrowding, and
cost burden greater than 30% of income (overpayment).
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Extremely low-income households are sensitive to unexpected changes
in income and expenditures, so overpayment for housing could result in
an inability to meet other important or emergency needs.
Projected Needs
To calculate projected housing needs, the City assumed 50% of its very
low income regional housing need assessment (RHNA) are extremely
low income households. From its very low income need of 420 units, the
City has a projected need of 210 units for extremely low income
households.
Many of the City’s existing and proposed very low-income rental
projects provide housing affordable to extremely low-income
individuals, couples, and families with children. Extremely low-income
households are also eligible to receive rental assistance in La Quinta
through the County of Riverside Housing Authority’s Section 8 voucher
program. Small ELI households may also find an affordable housing
option in Single Room Occupancy (SRO) hotels, accessory dwelling units
(ADUs), and guest houses. SROs are permitted in the Regional
Commercial zone with a Conditional Use Permit. A guest
house/employee quarters is permitted as an accessory use in all
residential zones, and can provide on-site living quarters for a
homeowner’s family members, staff, and guests. During the 2014-2021
planning period, the City updated the Zoning Code to remove
constraints to the development of ADUs. ADUs are permitted as an
accessory use in all residential zones and have some flexibility regarding
parking and utility requirements. SROs, guest houses/employee
quarters, and ADUs may be important resources for ELI households,
including seniors on a fixed-income, single-parents, disabled persons,
college students, and low-wage earning workers.
Homeless Persons
The Riverside County Department of Public Social Services completed a
homeless count in 2020 for all cities and some unincorporated areas in
the County. The Homeless Point-In-Time (PIT) Count is a federally
mandated annual count of homeless individuals used to evaluate the
extent of homelessness. The data provide a snapshot of homelessness
on a particular date and time.
The 2020 PIT Count for Riverside County determined there were 3
unsheltered persons in La Quinta, including individuals living on streets
or in vehicles, encampments, storage structures, or other places unfit
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for human habitation.10 This represents 0.1% of the unsheltered
individuals in Riverside County, and 0.5% of County Supervisory District
4 which includes the Coachella Valley and the City of Blythe. The actual
number of homeless may be higher given that many individuals,
particularly women and youth, remain hidden for safety or stay in
locations where they cannot be seen. This represents a decrease from
the County’s 2019 PIT Count (9 individuals in La Quinta). Fluctuations in
the number of homeless individuals documented from year to year may
be due to actual increases or decreases and/or changes in counting and
surveying methods, such as increased coverage by more volunteers or
enhanced promotion and awareness strategies of the overall count.
Table II-35 describes the demographic characteristics of unsheltered
people in La Quinta.
10 2020 Riverside County Homeless Point-In-Time Count and Survey Report, County
of Riverside Department of Public Social Services, June 2020, pages 83 and 122.
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Table II-35
Characteristics of Unsheltered Individuals
in La Quinta
Number
Percent
of Total
Race
American Indian 0 0%
Asian 0 0%
Black 1 33%
White 2 66%
Multiple Races 0 0%
Native Hawaiian 0 0%
Unknown Race 0 0%
Ethnicity
Hispanic 2 66%
Non-Hispanic 1 33%
Ethnicity Unknown 0 0%
Gender
Male 3 100%
Female 0 0%
Transgender 0 0%
Gender Non-Conforming 0 0%
Unknown Gender 0 0%
Age
Adults (>24 yrs) 3 100%
Youth (18-24) 0 0%
Children (< 18) 0 0%
Unknown Age 0 0%
Living Situation
Woods 1 33%
Vehicle 1 33%
Street 1 33%
Encampment 0 0%
Under Bridge 0 0%
Park 0 0%
Other 0 0%
Bus 0 0%
Abandoned Building 0 0%
TOTAL UNSHELTERED INDIVIDUALS = 3
Source: 2020 Riverside County Homeless Point-In-Time Count and Survey
Report, County of Riverside Department of Public Social Services, June
2020, pages 83 and 122.
Particularly sensitive homeless subpopulations include veterans, the
chronically homeless, those with mental health conditions and physical
disabilities, victims of domestic violence, and others. The 2020 PIT Count
also identified pet owners because of concerns that unsheltered
individuals were not seeking shelter because they wanted to keep their
pets. As shown in the following table, of the 3 unsheltered individuals
interviewed in La Quinta, one had substance abuse issues, one was
newly homeless, and one was a pet owner.
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Table II-36
Homeless Unsheltered Subpopulations
Subpopulation Number1 Percent of Total
Substance Abuse 1 33%
PTSD 0 0%
Mental Health Conditions 0 0%
Physical Disability 0 0%
Developmental Disability 0 0%
Brain Injury 0 0%
Victim of Domestic Violence 0 0%
AIDS or HIV 0 0%
Veterans 0 0%
Chronically Homeless 0 0%
Adults Only 3 100%
Children Only 0 0%
Families with Children 0 0%
Pet Owners 1 33%
Newly Homeless 1 33%
Seniors (≥ 60) 0 0%
Jail Release (within last 12 months) 0 0%
1 Results of interviews with 3 homeless individuals.
Source: 2020 Riverside County Homeless Point-In-Time Count and Survey
Report, County of Riverside Department of Public Social Services, June 2020,
pages 83 and 122.
Emergency, transitional, and supportive housing facilities and services
can serve some of the short- and long-term needs of homeless
individuals. Emergency shelters provide temporary shelter, often with
minimal supportive services. Supportive housing is linked to support
services intended to improve the individual’s ability to independently
live and work in the community. Transitional housing is provided with
financial assistance and support services to help homeless people
achieve independent living within 24 months. Supportive and
transitional housing are often in apartment-style units. If a person or
family finds themselves homeless, they may go to regional facilities
provided by the county, City of Indio, or City of Palm Springs for
assistance. The available homeless facilities in the Coachella Valley are
listed in Table II-37.
A recent analysis of Coachella Valley homelessness found that
emergency shelter and transitional housing are not operating at full
capacity; the occupancy rate was 79% in 2018 despite high rates of
unsheltered single adults.11 Lower occupancy may be partially because
some beds are reserved for domestic violence victims and youth rather
than the general population.
11 “The Path Forward: Recommendations to Advance an End to Homelessness in the
Coachella Valley,” Barbara Poppe and Associates, November 27, 2018, page 21.
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The Coachella Valley Association of Governments (CVAG), of which the
City of La Quinta is a member, contracted with Path of Life Ministries to
operate its Coachella Valley Housing First program that placed people in
permanent housing before addressing issues such as joblessness or
behavioral health. Program results were positive, with 81% of the 242
people who exited the program in the first year able to find permanent
housing, and all participants who exited the program more than
doubling their monthly incomes.12 In late 2019, CVAG initiated an effort
to advance the goals of CV Housing First through a collaborative
approach called the Coachella Valley Homelessness Engagement &
Action Response Team (CVHEART).13 The program is expected to
establish a formal structure for regional homelessness policies and
programs, identify funding opportunities for future projects, and
expand multi-agency cooperation and participation. In addition to its
own efforts to end homelessness, the City of La Quinta’s membership in
CVAG will assure its continued participation in regional efforts.
The City’s zoning permits emergency shelters by right in all
nonresidential districts except Village Commercial. The non-residential
zones, including Neighborhood Commercial, Community Commercial
and Regional Commercial, are all located on major arterial roadways,
and close to transit stops. This allows for easy access to services and
transport. Emergency shelters proposed in an existing building would
require no permitting other than building permits for tenant
improvements (if any). If an emergency shelter were to be proposed as
a new building, it would be subject to approval of a Site Development
Permit, which would be approved by either the Director or the Planning
Commission (Director approval is allowed for buildings under 10,000
square feet on pads within existing commercial centers). The Site
Development Permit consists of a review of site plan and building design
to assure compliance with the City’s development standards. A Site
Development Permit, therefore, does not affect the use proposed, and
emergency shelters are permitted by right. The findings for a Site
Development Permit require consistency with the General Plan and
Zoning Ordinance; conformance with CEQA; and compatibility of site
design, landscaping and architecture to surrounding buildings. The Site
Development Permit addresses only zoning standards, and does not
address land use. Therefore, the use of the building is not considered,
and the permit is based on an analysis of setbacks, building heights and
12 “CV Housing First Program Evaluation: Examining the Clients Served in the First
Year: July 2017 to June 2018,” Health Assessment and Research for Communities,
September 2018, page 55.
13 “CV Heart: A Collaborative and Regional Approach to Homelessness in Coachella
Valley,” Greg Rodriguez, January 2020.
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parking spaces. There are no parking requirements for emergency
shelters. Program H-5.4.b. has been added to assure that emergency
shelters are added to the parking table, and that parking only be
required for employees. There are over 380 acres of vacant commercial
land in the City (Land Use Element, Table II-3). Transitional shelters for
homeless persons or victims of domestic abuse are conditionally
permitted in Regional Commercial and Major Community Facilities
zoned districts.
One use that may potentially provide housing for those in need of
shelter is single room occupancy (SRO) hotels. SRO hotels, as defined in
the municipal code, are residential facilities that are rented on a weekly
or longer basis that may or may not have private bathroom and kitchen
facilities. SRO hotels are conditionally permitted in Regional Commercial
zoned districts.
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Table II-37
Coachella Valley Homeless Shelter Resources
Shelter Name Type of Shelter City Clientele or Needs
Served
Number
of Beds
Martha’s Village and Kitchen Emergency Indio General 120
Shelter From The Storm Emergency Palm Desert Domestic Violence 20
County of Riverside, Desert
Healthcare District and
Foundation1
Emergency
(seasonal)
Cathedral City,
Palm Springs,
Desert Hot
Springs
General 90 (30 in
each city)
Operation Safe House Emergency
/Transitional
Thousand Palms Transitional: youth,
young adults
20/15
Path of Life Ministries Inc. Emergency/
Rapid Rehousing
Undisclosed –
Coachella Valley
General 12/2
Coachella Valley Rescue
Mission
Emergency/
Rapid Rehousing
Indio families with children,
individuals
300/18
Desert AIDS Project Permanent Palm Springs HIV/AIDS 80
Desert Horizon Permanent Desert Hot
Springs
Jewish Family
Services
18
Desert Vista Permanent Palm Springs Jewish Family
Services
40
Desert Vista Permanent
Supportive Housing Expansion
(new in 2018)
Permanent Palm Springs Disabled Men and
Women
35
Riverside University Health
System – Behavioral Health
Permanent Cathedral City Behavioral Health 25
Episcopal Community Services Permanent Scattered Site –
Coachella Valley
Persons With
Disabilities and
Chronically Homeless
40
Shelter Plus Care TBRA Permanent Indio Persons With
Disabilities/ Mentally
Ill
23
Source: “The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella Valley,” Barbara Poppe and
Associates, November 27, 2018, Appendix 3.
1 dhcd.org.
FAIR HOUSING
The California Fair Employment and Housing Act generally prohibits
housing discrimination with respect to race, color, religion, sex, gender,
gender identity, gender expression, marital status, national origin,
ancestry, familial status, source of income, disability, genetic
information, or veteran or military status. AB 686 requires that all
housing elements due on or after January 1, 2021, must contain an
Assessment of Fair Housing (AFH) consistent with the core elements of
the analysis required by the federal Affirmatively Furthering Fair
Housing (AFFH) Final Rule of July 16, 2015.
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Under state law, AFFH means “taking meaningful actions, in addition to
combatting discrimination, that overcome patterns of segregation and
foster inclusive communities free from barriers that restrict access to
opportunity based on protected characteristics.”
The City has completed the following:
1. Include a Program that Affirmatively Furthers Fair Housing and
Promotes Housing Opportunities throughout the Community for
Protected Classes (applies to housing elements beginning January 1,
2019).
2. Conduct an Assessment of Fair Housing, which includes summary of
fair housing issues, an analysis of available federal, state, and local data
and local knowledge to identify fair housing issues, and an assessment
of the contributing factors to the fair housing issues.
3. Prepare the Housing Element Land Inventory and Identification of
Sites through the lens of Affirmatively Furthering Fair Housing.
To comply with AB 686, the City has completed the following outreach
and analysis.
Outreach
As discussed in the Public Participation section of this Housing Element,
the City focused its outreach efforts on community and stakeholder
workshops, study sessions, information disseminated through the City’s
website, electronic mail notifications, and public hearings.
The community and stakeholder workshops consisted of a Planning
Commission presentation (December 8, 2020), a City Council update
(December 15, 2020), a Housing Commission presentation (January 12,
2021) a Joint Planning Commission and City Council Study Session
presentation (August 3, 2021) and a public workshop (January 13, 2021)
attended by more than 15 community members. The City received a
variety of comments at these workshops, including:
v Concerns about how to address overpayment by both owners and
renters.
v Concerns regarding whether short term vacation rentals are
impacting the availability of housing for permanent residents.
v Assuring that land inventory sites are provided for all types of
housing.
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v The difficulty of financing new projects, which now require two or
three times as many funding sources as in the past.
v Assuring that development standards, fees and processing times
reflect the needs of affordable housing projects.
Workshop invitations were sent to local and regional development
entities, advocacy groups, and interested parties via email. In addition,
workshops were advertised on the City’s website, social media, and in
email blasts to the City’s extensive resident email list. Once certified by
HCD, the Housing Element Update will be presented in public hearings
before both the Planning Commission and City Council, with the
documents available for public review at City Hall and on the City’s
website.
Assessment of Fair Housing
California Government Code Section 65583 (10)(A)(ii) requires the City
of La Quinta to analyze areas of segregation, racially or ethnically
concentrated areas of poverty, disparities in access to opportunity, and
disproportionate housing needs, including displacement risk. The 2021
California Department of Housing and Community Development (HCD)
and the California Tax Credit Allocation Committee (TCAC) Opportunity
Areas rate resource levels based on access to effective educational
opportunities for both children and adults, concentration of poverty,
environmental pollution, and employment levels and proximity to jobs,
among others. High and highest resource areas are those with high
index scores for a variety of educational, environmental, and economic
indicators. Moderate resource areas have access to many of the same
resources as high and highest resource areas but may have fewer
educational opportunities, lower median home values, longer
commutes to places of employment, or other factors that lower their
indices for educational, environmental, and economic indicators.
As shown in Exhibit II-14 TCAC Opportunity Areas, the majority of the
urban area in the City is considered “High Resource”. Portions along the
northern and western boundaries are considered “Highest Resource”,
and one area on the eastern boundary adjacent to the City of Indio and
unincorporated Riverside County is considered “Moderate Resource”.
The southern end of the City is considered “High Segregation &
Poverty”. Areas of high segregation and poverty are those that have an
overrepresentation of people of color compared to the County, and at
least 30% of the population in these areas is below the federal poverty
line ($26,500 annually for a family of four in 2021). Within the City and
surrounding jurisdictions, TCAC and HCD designated portions of the City
of Indio as “Low Resource,” which have the most limited access to all
resources.
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Integration and Segregation Patterns
To assess patterns of segregation and integration, the City analyzed four
characteristics: race and ethnicity, income, disability, and familial status.
Race and Ethnicity
The diversity index was used to compare the racial and ethnic diversity
within the City and surrounding communities. Diversity Index ratings
range from 0 to 100, where higher numbers indicate higher diversity
among the measured groups. As shown in Exhibit II-15 Diversity Index,
the City exhibits a range of diversity ratings. The Cove and Village area,
the southern end of the City, the area just north of Highway 111, and an
area on the eastern boundary adjacent to the City of Indio and
unincorporated Riverside County have relatively high diversity (70-85).
Portions of the northwestern and southeastern City have lower diversity
(below 40). The remaining areas are rated mid-range (40-70) on TCAC’s
diversity index. The surrounding areas have comparable diversity ratings
as La Quinta, though areas of higher diversity are found in City of Indio
to the east. According to the 2015–2019 American Community Survey,
over half (57.3%) of La Quinta residents identify as White, non-Hispanic,
whereas over half (64.2%) of the Indio residents to the east identify as
Hispanic. The City of La Quinta can be viewed as a demographic
transition point from the west to east Coachella Valley, with the
proportion of White, non-Hispanic population between those in Indio
(34.7%) to the east and Bermuda Dunes (58.5%) to the north, Palm Desert
(66%) and Indian Wells (88.1%) to the west.
The southern end of the City falls in part of a larger area designated a
TCAC Area of High Segregation and Poverty in 2020 and 2021, and is also
in Tract 456.05, which is designated a racially or ethnically concentrated
area of poverty (R/ECAP) by HUD (2009-2013) (Exhibit II-17). However,
these designations are most likely not true for this part of the City due
to data granularity reasons, as analyzed in detail below. This area, as part
of Census Tract 456.05, is in a Hispanic Majority Tract with a
predominant gap >50% between Hispanic and other race/ethnicity
groups (Exhibit II-16). More urban areas in the City fall in White Majority
Tracts (predominant gap >50%). Similarly, much of the lower diversity
areas in the Cities of Indian Wells and Palm Desert are also in White
Majority Tracts.
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A close examination of the HCD AFFH maps and the R/ECAP area in La
Quinta reveals that the designation is least likely due to demographics
within the area, but rather its location in Census Tract 456.05, which
spans a large area of unincorporated Riverside County in the east
Coachella Valley. As shown in Exhibits II-16 and II-17, from a data
granularity perspective, the R/ECAP and Hispanic Majority Tract
designations cover the entire Tract 456.05 and do not tell any difference
within the tract. Similarly, the Area of High Segregation and Poverty
(2020 and 2021) designations are specific to Block Group 4 under Tract
456.05 which covers more unincorporated Riverside County area than
La Quinta City area (see Exhibit II-20b). The area in La Quinta under
R/ECAP designation is roughly bounded by Avenue 60 on the north, and
consists of vacant land, Coral Mountain Golf Club and Trilogy La Quinta,
a retirement community. Based on local knowledge and property values
at Coral Mountain and Trilogy, this area of the City is not an area with
concentrated poverty. This area will be further analyzed in Income
subsection below for any potential for segregation and concentration
of poverty.
HCD has not published the adjusted Racially Concentrated Areas of
Affluence (RCAA) methodology for California as of August 2021. While
no data has been released on RCAA, the national metric may be
referenced for general considerations here: RCAA is defined as census
tracts where 1) 80% or more of the population is white, and 2) the
median household income is $125,000 or greater (slightly more than
double the national the median household income in 2016). As shown in
Exhibit II-18, Census Tract 456.08 along the eastern City boundary
(roughly between Avenue 54 and Avenue 60) has a median income
greater than $125,000. Census data reveals that this tract has 89.6%
white population that is not Hispanic. The area may have the potential
to be a RCAA. While another area to the north also has a median income
greater than $125,000, it is in a tract with fewer than 80% white, non-
Hispanic population and may not qualify as a RCAA. While introducing
various housing choices may alleviate the potential RCAA situation in
these areas, they are mostly built out with retirement communities and
offer very limited opportunities for education, employment,
services/amenities, and transit. Therefore, the City has prioritized
providing more affordable housing in areas that offer ample
opportunities to meet the needs of lower-income households.
Income
The City also assessed the concentrations of households below the
poverty line across the City to analyze access to adequate housing and
jobs. As shown in Exhibits II-18 and II-19, the bulk of the City has a very
low percentage of residents (less than 10%) who fall below the poverty
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line ($26,500 for a family of four in 2021), and the central and northern
portions of the City as well as the southern Cove area have a low
percentage (10%-20%) of residents below the poverty line. Note that the
southern end of City, as part of Tract 456.05 that is designated as
R/ECAP, shows a higher percentage (38.2%) of residents below the
poverty line, but this percentage represents the entire tract rather than
just the portion in La Quinta.
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The poverty status trend saw some minor changes from 2014 to 2019.
The percentage of residents who fall below the poverty line in the
northern Cove and Village area and an area on the eastern City boundary
(north of Avenue 54) have lowered over time from 10-20% to below 10%,
while the percentage in the northern City increased from below 10% to
10-20%. The southern end of City as part of Tract 456.05, showed 42% of
residents below the poverty line in 2014, though this percentage
captures the entire tract and does not specifically indicate any change
within the La Quinta area.
The HUD Low to Moderate Income Population maps at Tract and Block
Group levels (Exhibit II-20a and b) illuminate how data granularity
affects interpretation. The map in Exhibit II-20a at tract level is less
detailed/refined, showing the percentage of low to moderate income
population for entire census tracts; in contrast, the map in Exhibit II-20b
has a finer resolution at block group level, showing the percentages for
each block group, which is a smaller geographical unit than the census
tract. Census Tract 456.05 consists of a portion of City of La Quinta
which includes vacant land, a private golf club and a private retirement
community, and rural agricultural communities in unincorporated
Riverside County. The southern end of La Quinta is part of Block Group
4 of Census Tract 456.05. Block Group 4 shows 42% of low-moderate
income (LMI) population, whereas Tract 456.05 shows 79% of LMI
population. This gap in percentage of LMI population can be attributed
to the demographical difference between the La Quinta portion and the
remaining unincorporated County area. The larger unincorporated
County area skews the percentage of LMI population to the higher side.
This phenomenon also occurs in the Predominant Population map
(Exhibit II-16), which shows the entire Census Tract 456.05, including the
southern La Quinta area, as a Hispanic Majority Tract with a
predominant gap >50% between Hispanic and other race/ethnicity
groups. This contradicts local demographic knowledge of this area, as
there is no evidence showing a significantly higher ratio of Hispanic
population than surrounding areas in the City.
In summary, while currently available data are not specific to the
southern end of the City of La Quinta and are inconclusive on the area’s
potential for segregation and concentration of poverty, based on local
knowledge and judgment, the area in southern La Quinta is least likely
to experience segregation based on race/ethnicity or low income, or
qualify as an Area of High Segregation and Poverty or R/ECAP.
As shown in Table II-16 of this Housing Element, the City of La Quinta has
a vacancy rate of 7.4% for rental units and 5.0% for ownership units.
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Correcting for seasonal or recreational units, which are considered
vacant by the Census but are not available or used for permanent
occupancy, the overall vacancy rate is 6.5%. These vacancy rates are
quite low and may indicate limited room for mobility and high demand
for affordable units.
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Disability
According to the 2015-2019 ACS, the City of La Quinta has a low
percentage of population with a disability, with the majority of areas in
the City being 10%-20% and some areas being below 10%. Compared to
the 2010-2014 ACS, the northern Cove and Village area now have a lower
percentage (<10%) than in 2014 (10%-20%). Small portions on the northern
City boundary show a higher percentage of population with a disability
(10%-20%) compared to 2014 (<10%), though such data represent the
entire Tract 452.14 which also covers part of Bermuda Dunes. Given the
overall low percentages of population with a disability and limited
space/time variation in the City of La Quinta, the population with a
disability appears to be integrated in all communities such that they
have equal access to all housing and economic opportunities. The City
has a no-fee application process for reasonable accommodation, and
assisted more than double the disabled residents between 2014 and
2020 (from 91 to 188 residents) in Housing Authority owned properties.
The City’s Municipal Code Section 9.60.320 establishes a procedure for
reasonable accommodation application, review and appeal processes,
during which the City shall provide assistance to ensure an accessible
process. The City will continue to refer lower income households to
Riverside County for home repair grants, which can provide up to $6,000
for repairs including a handicapped ramp (Program H-4.4.c).
Familial Status
The 2015-2019 ACS reveals that the City of La Quinta has relatively few
single-person households (<20% in most areas) and a higher percentage
of couple households (>40% except in the mid-Cove area and a small area
in the southeast corner). The percentage of children in married-couple
households is at least 40% throughout the City except for a small area in
the northeast corner. The mid-Cove area, the area south of Highway 111,
and the southern end of City see slightly higher percentage of children
in female-headed single-parent households (20%-40%). Note that data
for the southern end of City may not be representative as it is based on
the entire tract which may have different demographics than the City
area. The household makeup of the City suggests there is likely demand
for units with at least two bedrooms for family and non-family
households.
Assessment and Actions
Given the factors discussed above, there is no evidence of segregation
based on disability in the City, but there is potential for segregation
based on income and opportunity to improve racial integration within
La Quinta. As shown in Exhibits II-18 and II-19, the concentrations of
lower income households are not limited to La Quinta. The City of Indio
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to the east has an areas with over 40% population living below the
poverty line, which is more concentrated than all surrounding areas.
Areas with 30%-40% population living below the poverty line are seen in
the cities of Cathedral City, Palm Springs and Desert Hot Springs to the
west, and the City of Coachella to the east, as well as unincorporated
Riverside County areas. With a median income higher than the state
level in 2019 ($77,839 in La Quinta; $75,235 in California, 2015-2019 ACS),
the City is not considered disadvantaged economically (median income
is 80% or less than the statewide average), although certain areas
in/around the Cove and Village area and south of the Highway 111 are
below the threshold. Concentrations of households with similar
incomes may indicate a uniform development pattern and need for
more varied housing stock. If availability and distribution of affordable
housing are improved, it will encourage a more economically diverse
community.
As shown in Exhibit II-21, Job Proximity Index, the majority of the City is
rated with medium proximity to employment opportunities (Jobs
Proximity Index between 40 and 80). One area along the eastern City
boundary north of the Highway 111 and the bottom of the Cove area
have lower Jobs Proximity Index scores of 19-35. Two areas in the
western City have high Jobs Proximity Index scores (>80). In contrast to
the TCAC Opportunity Areas (Exhibit II-14), this suggests that access to
jobs is not the single driver behind the concentration of lower income
households, but rather the type of jobs and housing available and other
socioeconomic factors.
The City completed the La Quinta Village Build-Out Plan and EIR in 2017.
The Village area is generally located north and south of Calle Tampico,
east of Eisenhower Drive and west of Washington Street, and north of
Avenue 52. Projects in the Village area are encouraged to implement the
standards and incentives of Municipal Code Section 9.140.090, the
mixed use overlay, which encourages development on lot assemblages
or lots greater than one acre. The mixed use overlay was introduced in
2016 to facilitate the development of mixed use projects that include
both multifamily residential and commercial components. Per Section
9.140.090.F, mixed use development can benefit from density bonuses,
modified parking requirements, expedited permit processing, and fee
reductions. The City also amended and completed Affordable Housing
Overlay (AHO) regulations in ordinances passed in 2016 and 2019. The
City intends to apply the Affordable Housing Overlay to all sites
identified in the Vacant Land Inventory (Program 1.1.b.), including sites
in the Village area and along the Highway 111 corridor. These measures
are expected to expand housing options and foster a more economically
diverse community.
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The City was awarded an Active Transportation Program (ATP) Cycle 3
Grant for “La Quinta Village Complete Streets – A Road Diet Project” in
the amount of $7,313,000. This project included the construction of five
new roundabouts in the La Quinta Village where pedestrian, bicycle, golf
cart, and automobile traffic exist. The new roundabouts will help
accommodate non-vehicular traffic, making roadways safer and more
accessible to pedestrians and bicycles in the La Quinta Village. The
project also reduced four traffic lanes to two lanes along Calle Tampico
and Calle Sinaloa from Eisenhower to Desert Club Drive, and along
Eisenhower from Calle Tampico to Calle Sinaloa. This area will be used
as space for designated bike and golf cart lanes. The reduced lanes and
crosswalks added midblock will provide pedestrians with safer access to
Civic Center Park, Old Town La Quinta, and the Benjamin Franklin
Elementary School.
The City recognized the impacts on small businesses due to the COVID-
19 pandemic, and established a $1.5 million COVID-19 Small Business
Emergency Economic Relief Program. The Program helps provide small
businesses with emergency cash flow in the form of zero percent
interest loans of $5,000 to $20,000, and up to $500,000 exclusively for
restaurants that were open for pickup and delivery orders in the City.
La Quinta residents had access to rental assistance through United Lift,
a rental assistance program coordinated between Riverside County,
United Way of the Inland Valleys, and Lift To Rise. The program goal was
to keep 10,000 families and residents housed. The program provided $33
million in rental assistance between June and November 2020. Eligible
recipients were renters in Riverside County with a current lease
agreement who are either individuals or families earning 80 percent or
below of the area’s median income, or who can document a loss of
income due to COVID-19 economic impacts, leaving them unable to
make their rent.
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Access to Opportunity
The City reviewed TCAC Opportunity Areas identified in Exhibit II-14, and
identified one inaccurate designation: the southern end of the City is
categorized as “High Segregation & Poverty” by TCAC/HCD, which
includes vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a
retirement community. As discussed above, this portion of the City falls
in census tracts (456.05 and 456.09) that consist of primarily
agricultural/rural communities in the unincorporated Riverside County,
and the census-tract-based designations and data do not accurately
reflect the portion in La Quinta. This area has large vacant parcels with
potential for housing development, and is zoned for commercial and
residential developments at various densities.
In addition to the Composite Score of TCAC Opportunity Areas shown in
Exhibit II-14, the City also analyzed individual scores for economic,
education and environmental domains. Most of the City scores in the
highest range (>0.75) which indicates more positive economic outcome.
The southern end of City, lower Cove area, and a portion just north of
Highway 111 score slightly lower (0.50-0.75) in the economic domain. The
upper Cove, Village and area just north, as well as small areas along the
eastern City boundary score lower (0.25-0.50), which indicates relatively
less positive economic outcome. Areas identified with less positive
economic outcome are found in the adjacent cities of Indio, Indian Wells,
Palm Desert and census designated place of Bermuda Dunes. Areas
identified with less positive economic outcome (<0.25) are seen in the
cities of Indio, Coachella and unincorporated communities in the eastern
valley. The area north of Highway 111 scores in the highest range (>0.75)
which indicates more positive education outcomes, and the west side of
the City scores slightly lower (0.50-0.75). The eastern City is identified
with less positive education outcomes (<0.25), which is also seen in
portions of the cities of Indio and Coachella, as well as the
unincorporated eastern Coachella Valley. There is no data on
environmental domain for the Cove area and an area in the eastern City
roughly between Avenue 54 and Avenue 60. Most of the City falls in the
highest score range (0.75-1) which indicates more positive
environmental outcomes. The southern end of City (in Census Tracts
456.05 and 456.09) is identified with less positive environmental
outcomes (<0.25). Similar to other HCD data, the environmental domain
score is also based on census tracts and may not represent the City
portion accurately. The eastern Coachella Valley in general, except
portions of the cities of Indio and Coachella, is identified with less
positive environmental outcomes (<0.25).
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The Cove area is surrounded by the Santa Rosa Mountains on three
sides, and the only access to the local and regional roadway network is
on the north. This topographical constraint results in further proximity
to jobs the further down the Cove the area is, (Job Proximity Index score
decreases from 40-60 to <20). The east side of the City generally has
medium proximity to jobs (Job Proximity Index score between 40-60).
As noted, the City encourages mixed-use development in the Village
area, which is directly north of the Cove, in the La Quinta Village Build-
Out Plan adopted in 2017. Future development and redevelopment in
the Village will improve job proximity in the Cove area. Comparing
Exhibit II-21, Jobs Proximity Index to Exhibits II-18 through II-20 reveals
that concentration of lower income households is not directly related to
job proximity. These findings confirm the following trends:
1. Jobs that are near housing may not meet the needs of the residents
located there, creating a jobs/housing imbalance and lower job
proximity.
2. Someone may be able to both work and live in an area with a high
concentration of jobs; however, they may still only be able to access
positions with low wages and find it hard to afford housing costs.
Existing affordable housing projects in the City of La Quinta range from
apartments to single-family homes. According to the City’s AB 987
database, as of July 8, 2020, there are 400 affordable single-family
ownership units with two to five bedrooms. These units are dispersed in
various neighborhoods in the western, central and northern City. The
eastern and southern City consists primarily of private resorts and golf
clubs. There are 28 affordable single-family rental units as of July 8, 2o2o,
all of which have three bedrooms. These units are located in and around
the Cove area.
Additionally, there are nine affordable multi-family housing complexes
offering a total of 912 affordable multi-family rental units,14 including
HUD apartments, Section 8 apartments, public housing apartments,
non-profit senior and family low-income apartments, and Low-income
tax credit apartments (LIHTC).15
Villa Cortina Apartments provides 116 moderate income restricted
rentals. Seasons At La Quinta is a Low-Income Housing Tax Credit
(LIHTC) apartment and provides 87 extremely low, low, and moderate
14 Affordable Housing Program, Single-Family Rental Units and Multi-Family Rental
Units, City of La Quinta, updated July 8, 2020.
15 LowIncomeHousing.us, accessed June 1, 2020.
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income apartments for seniors only. These two projects are located
adjacent to the Village area near Calle Tampico & Washington Street.
Residents have walking access to the various retail, dining and services
in the Village area, as well as La Quinta Library, Civic Center Park and La
Quinta Museum. The DSUSD Adams State Pre-School and John Adams
Elementary School are located to the west within walking distance, and
Benjamin Franklin Elementary School is located approximately 1/3-mile
away to the west. Bus stops at Calle Tampico & Washington Street are
served by SunLine Transit Agency’s Route 7.
There are five affordable housing projects south of Highway 111 between
Washington Street and Jefferson Street. Hadley Villas (79 extremely low
to low income one-bedroom villas) and Seasons At Miraflores La Quinta
(116 extremely low and very low income one- to two-bedroom
apartments) are dedicated to seniors. Aventine Apartments (20 low and
moderate income units), Wolff Waters Place (216 green-built one- to
four- bedroom apartments for extremely low to moderate income
households), and Coral Mountain Apartments (174 low and moderate
income units) are open to all ages. These projects have close proximity
to various retail, grocery, dining and services in the Highway 111 corridor,
which also offers ample employment opportunities with a variety of
commercial developments. La Quinta Park and La Quinta High School
are located north of Highway 111 on the other side of Coachella Valley
Stormwater Channel. Amelia Earhart Elementary School and John Glenn
Middle School are located approximately 1.2 miles to the north. The area
is well served by Bus Routes 1, 1X and 7 and bus stops are within walking
distance of these communities.
In the northern City, Vista Dunes Courtyard Homes provides 80 one- to
three-bedroom apartment units affordable to extremely low to low
income households. A LEED Platinum certified community, the project
provides a swimming pool, playground, basketball court, and large
community multipurpose room. Pioneer Park (with a dog park) and
Desert Pride Park are located across Miles Avenue to the south. There
are two day care centers across Adams Street to the east. Amelia
Earhart Elementary School and John Glenn Middle School are located
approximately 2/3-mile to the east, and La Quinta High School at similar
distance to the southeast. The project is less than a mile north of the
Highway 111 corridor. The project is served by SunLine Bus Route 7 with
stops at Miles Avenue & Adams Street.
Washington Street Apartments is located in the northwestern corner of
the City and provides 140 units for extremely low, very low, low, and
moderate income seniors. The City of Palm Desert Joe Mann Park is
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within walking distance to the northwest, as well as neighborhood
serving plazas at Washington Street & Hovley Lane. The project is served
by SunLine Bus Route 7 with stops just north on Washington Street.
Within a half-mile radius of the project, James Monroe Elementary
School is located to the northeast, Colonel Mitchell Paige Middle School
and Horizon School to the south, Montessori School of the Valley
campuses to the west.
None of the currently affordable single-family rental units are at risk of
losing affordability restrictions during or within 10 years of the planning
period. Some of the single-family ownership units are at risk of losing
affordability restrictions during the next planning period, and monitors
sales to encourage preservation of these units. As shown in Table II-52,
there are no rental units at risk of conversion during the planning period.
In addition to planned and pending affordable housing projects
described in the Land Inventory (Tables III-47 & III-48) of this Housing
Element, the City will establish a program to encourage accessory
dwelling units (ADUs) and Junior ADUs as described in Program H-2.1.a
and assess their effectiveness in expanding housing choices in the
highest resource areas.
Disproportionate Housing Need and Displacement Risk
The AFFH Guidance for All Public Entities and for Housing Elements
(April 2021 Update) defines ‘disproportionate housing needs’ as ‘a
condition in which there are significant disparities in the proportion of
members of a protected class experiencing a category of housing need
when compared to the proportion of members of any other relevant
groups, or the total population experiencing that category of housing
need in the applicable geographic area.’ Disproportionate housing
needs may include things like overcrowding, overpayment, housing
conditions disproportionately affecting protected classes, including
displacement risk.
Overcrowding
As discussed under Housing Needs (Table II-27), overcrowding is not a
significant issue in the City of La Quinta. As of the 2014-2018 ACS, 3.7% of
all occupied units in the City are considered overcrowded, which include
primarily renter units (82.7%, 477 units) rather than owner units (17.3%,
100 units). 10.9% of all renter households experience overcrowding. The
overall overcrowding rate (3.7%) in La Quinta has increased from 2.3% in
2014; specifically, overcrowding has improved slightly for owners but
worsened for renters. Compared to an overcrowding rate of 6.9% in the
Riverside County (2018), overcrowding in La Quinta is less significant.
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The renter overcrowding rate (10.9%) is only slightly lower than that of
the County (11.8%). Households with lower incomes may permit
overcrowding to derive additional income, or there may be insufficient
supply of housing units in the City to accommodate the demand,
especially rental units. Unit size and affordability can be key contributors
to overcrowding, and the City may need more affordable rental units of
various sizes to meet the need of the community.
Homelessness
In 2020, there were 3 unsheltered homeless persons in La Quinta
according to the PIT Count for Riverside County. The City allows
homeless shelters in the Regional Commercial and Major Community
Facilities zones with a conditional use permit. Single-room occupancy
units are also conditionally allowed in the Regional Commercial zone in
the City. Program H-5.4.a and H-5.4.b commit the City to bring its Zoning
Ordinance in compliance with AB 101 for Low Barrier Navigation Center
requirements on homeless shelters, and with state law for emergency
shelters, transitional and supportive housing.
Overpayment
The median rent in La Quinta can be out of reach for lower income
households with two or more persons; however, as shown in Exhibit II-
22, La Quinta has less prevalent overpayment by renters (<60% of renter
households City-wide) in 2019 compared to surrounding jurisdictions,
which have areas with over 60% of renter households overpaying.
Overpayment is considered a chronic issue that needs to be addressed
both locally and regionally. As is shown in Table II-25 (Overpayment by
Income Category and Tenure), as of the 2012-2016 CHAS, between both
renters and owners, 71.4% of lower income households in La Quinta pay
at least 30% of their income toward housing costs. Regionally,
overpayment among renters is especially prevalent (>80%) in the north
side of the City of Palm Springs, south side of Desert Hot Springs, and
adjacent unincorporated areas of Riverside County as well as the south
side of the City of Coachella.
The overpaying rate more than doubles for lower-income owners (76.2
percent) than that of all owner households (36.5%). Overpayment
increases the risk of displacement for residents who are no longer able
to afford their housing costs. Geographically speaking, overpayment
among homeowners is more prevalent than among renters in the City
of La Quinta, although the reverse is true for the region. As shown in
Exhibit II-23, most of La Quinta has a homeowner overpayment rate
between 40%-60%, and the area north of Highway 111 has a lower
overpayment rate below 40%. Regionally, overpayment among
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homeowners is below 80% except a small area in the City of Coachella,
and areas with between 60%-80% homeowner overpayment are found
in the cities of Rancho Mirage, Cathedral City, Palm Springs, Desert Hot
Springs and the adjacent unincorporate Riverside County area as well as
the City of Coachella. The City has included Programs H-1.1.a, H-2.1.b, H-
2.3.b to incentivize development of affordable housing and has included
an action in Program H-5.2.a to connect minority populations to lending
programs for homeownership.
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Substandard Housing Conditions
In La Quinta, less than a third (28.6%) of the housing stock is older than
30 years, and less than 5% is over 50 years old. Older homes are typically
found in the Cove area. After 30 years homes generally require major
rehabilitation, such as a new roof or updated plumbing. As discussed
earlier, a 2007 City-wide housing conditions survey found that the
majority of 59 units in need of minor or moderate rehabilitation were in
the Cove area. The Code Compliance staff track property maintenance
and planned for a housing conditions survey in fiscal year 2021/2022. The
repair costs can be prohibitive such that the owner or renter live in
unhealthy, substandard housing conditions or the renter is displaced if
the house is designated as uninhabitable and the owner does not
complete repairs. To prevent these situations, the City offers programs
that assist homeowners and apartment complex owners with home
maintenance and repair costs. Homeowners interested in reducing their
utility bills through upgrades now have an alternative to tapping their
mortgage for home equity loans. Through partnership with the City of
La Quinta, HERO and Ygrene offer a wide array of home energy products
at low-fixed interest rates with flexible payment terms of up to 20 years
(see Programs H-4.4.a through H-4.4.d).
Mortgage Loan Indicators
Data related to home loan applications is made available annually
through the Consumer Financial Protection Bureau, through the Home
Mortgage Disclosure Act (HMDA). The data is organized by census tracts
rather than local jurisdictions, and thus the following analysis is based
on census tracts located entirely within the City of La Quinta (451.09,
451.10, 451.20, 451.2116, and 456.08). Among first mortgage loan
applications originated in La Quinta in 2020, 74.3% were made to white
applicants. For 19.9% of loans issued, race data was not available. Among
first mortgage loan applications originated in La Quinta in 2020, Asian
(39, 1.8%), Black or African American (30, 1.4%), American Indian or
Alaska Native (6, 0.3%) and Native Hawaiian or Other Pacific Islander (5,
0.2%) homebuyers received a small percentage of total mortgage loans.
The percentages of originated loans for white, Asian and Black or
African American groups are lower than the corresponding race
distribution of La Quinta. Considering the 19.9% of loans with unavailable
data on race and geographical area covered in the analysis, the pattern
is largely consistent with the City-wide race distribution. HMDA data
combines data on Hispanic or Latino identity within other race
categories; approximately 10.3% (224) of 2,181 originated loan
16 The northeast corner of Tract 451.21 is located in City of Indio, which consists of a
gas station and convenience store. These commercial properties do not affect
home mortgage data.
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applications went to borrowers identifying as Hispanic or Latino. The
majority (239, 68.5%) of the 349 first mortgage loan applications that
were denied were denied to white applicants (including 30 borrowers
that also identified as Hispanic or Latino). Nine (2.6%) applications were
denied to Asian borrowers, five (1.4%) were denied to borrowers
identified as Black or African American, three (0.9%) were denied to
borrowers identified as American Indian or Alaska Native and one (0.3%)
were denied to Native Hawaiian or Other Pacific Islander borrowers. For
82, or 23.5% of denied loan applications, race data was not available. The
racial distribution in denied applications are roughly proportional to that
in originated loan applications, except for the variations in American
Indian or Alaska Native and Native Hawaiian or Other Pacific Islander
groups due to small numbers of applications. Therefore, the denied loan
distribution is considered largely consistent with the City-wide race
distribution.
In 2019, the origination rate to white applicants was higher than in 2020,
with 77.1% of the 1,222 first mortgage loans originated for home
purchases going to white residents. Black (1.6%, or 20 loans) residents
had a marginally higher share of loans originated in 2019 as compared to
2020, while Asian (1.1%, or 14 loans) had a somewhat lower share of loans
originated in 2019 as compared to 2020. The origination rates for
American Indian or Alaska Native (0.2%, or 2 loans) and Native Hawaiian
or Other Pacific Islander (0.1%, or 1 loan) groups in 2019 were marginally
lower than in 2020. Race data was not available for 17.9% of first
mortgage loans originated. Of the 262 first mortgage loans that were
denied in 2019, 74.0% were denied to white applicants (194 loans,
including 26 borrowers that also identified as Hispanic or Latino). Seven
(2.7%) applications were denied to Asian borrowers, three (1.1%) were
denied to borrowers identified as Black or African American.
Approximately 10.6% of loans originated and 11.8% of loans denied were
for applicants who identify as Hispanic or Latino, though these loans are
also counted within other race categories. As described in Policies H-1.4
and H-5.5, the City will strive to ensure equal access to lending programs
for people in all segments of the population and prevent any
discriminatory practices based on race, color, national origin, religion,
sex, age, or disability.
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Displacement Risk
The Urban Displacement Project (UDP) is a research and action initiative
of the University of California Berkeley and the University of Toronto.
UDP conducts community-centered, data-driven, applied research
toward more equitable and inclusive futures for cities, and contributed
the Sensitive Communities map to HCD’s AFFH Data Viewer.
Communities are designated sensitive if “they currently have
populations vulnerable to displacement in the event of increased
redevelopment and drastic shifts in housing cost.” The following
characteristics define vulnerability:
• Share of very low-income residents is above 20%; and
• The tract meets two of the following criteria:
o Share of renters is above 40%,
o Share of people of color is above 50%,
o Share of very low-income households (50% AMI or below)
that are severely rent
burdened households is above the county median,
o They or areas in close proximity have been experiencing
displacement pressures (percent change in rent above
County median for rent increases), or
o Difference between tract median rent and median rent
for surrounding tracts above median for all tracts in
county (rent gap).
The Sensitive Communities – Urban Displacement Project map (Exhibit
II-24) shows that two areas in the City are designated as vulnerable: the
northern Cove area (Tract 451.20) and a small area in southeastern City
(part of Tract 456.09). Tract 451.20 has 25%-50% low to moderate income
(LMI) population (Exhibit II-20a), but the Village area (Block Group 3 in
Tract 451.20) has 50%-75% LMI population, higher than the average tract
(Exhibit II-20b). Sites 2 & 3 in the Vacant Land Inventory (Table II-50) are
located within Block Group 3 of Tract 451.20 which will increase
affordable housing supply in this area and help alleviate displacement
risks for lower income households.
The entire Tract 456.09 is designated as vulnerable, which spans large
areas in the City of Coachella and unincorporated County and only a tiny
portion in the City of La Quinta. As shown in Exhibit II-24, the portion
within La Quinta consists of vacant land only, and is thus not considered
a sensitive community nor subject to displacement.
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Enforcement and Outreach Capacity
The City enforces fair housing through periodical reviews of its policies
and code for compliance with State law and investigation of fair housing
complaints. The City of La Quinta regularly updates their policies and
codes to reflect changes in State law. The City is set to meet housing
element deadlines through efforts from both staff and consultants. The
City will prioritize programs with action items on zoning code updates
to facilitate housing. The City has included an action in Program H-2.2.a
to update its Zoning Ordinance on density bonus provisions according
to AB 2345. Program H-2.3.b requires the City to develop incentives for
inclusion of affordable housing units in mixed use projects in the
Highway 111 corridor. Other programs include assessing affordability of
accessory dwelling units (H-2.1.a) and updating homeless shelter
provisions to comply with AB 101 (Low-Barrier Navigation Centers) (H-
5.4.a). These changes will be completed at regular Zoning Ordinance
update in 2021-2022.
Apart from zoning and development standards, fair housing issues can
occur in rental, lending and purchase of housing including discriminatory
behaviors by landlords, lenders, and real estate agents. Typical cases
range from refusal to grant reasonable accommodation requests or
allow service animals to selective showing of property listings based on
familial status, sex, religion, or other protected class, and more. The City
complies with fair housing law on investigating such complaints by
referring discrimination cases to the Fair Housing Council of Riverside
County, Inc. (FHCRC), a non-profit organization approved by the
Department of Housing and Urban Development (HUD) that works with
individuals and government agencies to ensure that fair housing laws
are upheld. Services include anti-discrimination education and
investigation, landlord-tenant dispute mediation, foreclosure
prevention, pre-purchase consulting, credit counseling, and training.
The City website describes and provides a link to FHCRC.
On August 9, 2021, FHCRC provided housing discrimination records in La
Quinta during the 2014-2021 planning period. Of the 52 complaint
records, physical disability (21, 40%) and sex (15, 29%) were the two main
bases, followed by mental disability (5, 10%). Three each were based on
national origin and age, two based on familial status, and one each
based on race, source of income and arbitrary. The race/ethnicity
distribution data shows 40% of the records were filed by persons
identified as “White Non Hispanic” and 38% by persons identified as
“White & Hispanic”. Six records (12%) were filed by persons identified as
“Black Non Hispanic”, and 5 records (10%) were filed by persons that
“Chose not to respond to race (not Hispanic)”. Additional details
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including case status/outcome were not provided on these records, and
thus they are inconclusive to identify any patterns.
HUD’s Region IX Office of Fair Housing and Equal Opportunity (FHEO)
provided case records for La Quinta in July 2021. Five fair housing cases
were filed with their office during the previous planning period, two
based on disability and retaliation, one each based on disability/race,
and the other based on race and retaliation. Three of these cases were
closed with conciliation or successful settlement, and two others were
closed due to no cause determination. All five cases were handled
through the Fair Housing Assistance Program (FHAP), in which HUD
funds state and local agencies that administer fair housing laws that
HUD has determined to be substantially equivalent to the Fair Housing
Act. California Department of Fair Employment and Housing (DFEH) is
the only certified agency for FHAP in California. Because state law has
additional protected classes than federal law, DFEH may have additional
case records. A request was made in July to DFEH, but they were not
able to provide data as of August 13, 2021.
FHCRC and FHEO were not able to provide specific locational
information for cases either because they do not track the geographic
origin of complaints or due to confidentiality concerns. However, given
the number of FHEO case records and their outcome, the City of La
Quinta would have a low potential for any patterns or concentrations of
fair housing issues in the City. However, the City continues to work with
agencies and local organizations to affirmatively further fair housing
through outreach and support and referral for housing discrimination
cases (Programs H-1.4-a, H-5.2.b and H-5.2.c).
Sites Inventory
The City extends into the Santa Rosa Mountains in the west and south,
and much of the area in the southwestern City is designated as Open
Space – Natural on the General Plan and not available for development.
The City is largely built out, and future housing development will occur
as mainly infill projects and on the south side of the City where there are
larger vacant parcels. The City identified sufficient sites to meet the
RHNA in La Quinta’s sixth cycle inventory (see Exhibit II-25 and Table II-
50). The vacant land inventory only includes parcels that the City has
identified as having the potential to develop during the 2022-2029
planning period. Sites 1-3, 7-9, 11 and 13 are identified for lower income
units, Sites 10 and 12 are identified for moderate income units, and Sites
15 through 20 are identified for above moderate income units.
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As shown in the inventory map (Exhibit II-25), the sites identified for
future housing development are located in different parts of the City in
various zoning districts and dispersed to the greatest extent possible
with available lands, which will encourage a mix of household types
across the City. Most of the sites identified for this Housing Element,
primarily those located along the Highway 111 corridor and near the Cove
area, will result in small-lot development and housing affordable to
lower-income households. Above moderate income units will be built in
the southern City on larger lots. The vacant sites that are zoned suitably
for multiple income categories are distributed in the central and north
sides of the City, which combat potential segregation and concentration
of poverty by providing a variety of housing types to meet the needs of
residents in these areas.
Integration and Segregation: Race and Income
Sites in the inventory are dispersed in areas ranging from lowest to
highest diversity ratings (Exhibit II-15), although some of the sites south
of the Highway 111 and near the Cove area are in areas with lower median
incomes (<$55,000, see Exhibit II-18). However, these areas are also High
Resource areas due to location within the Highway 111 corridor and
proximity to the Village area. The vacant land inventory will increase
housing supply for lower and moderate income households in the High
Resource areas, and is not expected to exacerbate any existing patterns
of segregation based on race and income.
The City examined the opportunity area map prepared by HCD and TCAC
(Exhibit II-14) and identified inaccurate designations for the southern
end of the City. The area is generally bounded by Avenue 60 on the north
and Monroe Street and City boundary on the other sides. This area
consists of vacant land, Coral Mountain Golf Club and Trilogy La Quinta
(a retirement community). As discussed above, it shows as “High
Segregation & Poverty” most likely due to its location in a larger census
tract that includes primarily unincorporated rural/agricultural
communities. Based on local knowledge and data, the area in southern
La Quinta is least likely to experience segregation based on race/income
or qualify as Area of High Segregation and Poverty. Sites 17-20 are
located in or adjacent to this area and designated for above moderate
income units. The vacant land inventory will increase housing supply in
the southern end of the City, and is not expected to improve or
exacerbate existing conditions regarding integration and segregation
based on race and income.
Racially/Ethnically Concentrated Areas of Poverty and Affluence
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As noted, the R/ECAP is designated at census tract level for Tract 456.05,
which spans a large area of unincorporated Riverside County and a small
portion in the City of La Quinta (Exhibits II-16 & II-17). Due to data
granularity reasons and local knowledge discussed above, this
designation is most likely inaccurate for the small area in La Quinta.
Consisting of vacant land, Coral Mountain Golf Club and Trilogy La
Quinta, a retirement community, this area should be designated as
“Moderate Resource” or better, with potential drawbacks being its
distance from job opportunities and schools. Sites 17 and 18 in this area
are designated for above moderate income units. As the R/ECAP
designation most likely does not apply to this area of the City, the vacant
land inventory will not improve or exacerbate existing conditions
regarding R/ECAP.
There is one potential RCAA in the City, Census Tract 456.08 along the
eastern City boundary (Exhibit II-18) with a median income greater than
$125,000 and 89.6% non-Hispanic white population. Sites 15, 16, 19, and
20 in this area are designated for above moderate income units. Based
on the opportunity area map (Exhibit II-14) and local knowledge and
data, Census Tract 456.08 is not in the Highest Resource area of the City,
is mostly built out with retirement communities, and offers very limited
opportunities for education, employment, services/amenities, and
transit. Therefore, the City has prioritized providing more affordable
housing in areas that offer ample opportunities such as the northern
City. The vacant land inventory may exacerbate the potential for RCAA
in Census Tract 456.08; however, this housing sites distribution serves
to maximize access to opportunities for households that need
affordable housing.
Access to Opportunity
The opportunity area map designates the majority of the City as
“Highest Resource” or “High Resource”, which indicate areas whose
characteristics have been shown by research to support positive
economic, educational, and health outcomes for low-income families—
particularly long-term outcomes for children. As discussed above, local
knowledge and data indicate that the appropriate designation for the
southern end of the City should be “Moderate Resource” or better.
Using the statewide opportunity area map, local knowledge, and
indicators of segregation, displacement risk, and access to opportunity
as overlays to the City’s vacant land inventory, the City was able to
identify sufficient sites for affordable units in La Quinta’s sixth cycle
inventory (see Exhibit II-25 and Table II-50) in areas identified by
TCAC/HUD as either “Highest Resource” or “High Resource” with the
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highest Jobs Proximity Index scores. Sites 17 and 18 designated for
above moderate income units fall in the “High Segregation & Poverty”
area, which is an inaccurate designation as discussed above and in fact
the area qualifies for “Moderate Resource” or better.
Several sites identified for affordable housing are located along the
Highway 111 corridor, which offers a variety of resources and amenities.
Two bus routes serve the area, which provide local and regional
connectivity in the City, Coachella Valley and San Bernardino County (a
commuter route). The Highway 111 corridor area features walkable
streets and neighborhoods, and provides walking access to retail,
restaurants, grocery and personal services. There are elementary and
high schools and public parks nearby. Similarly, the sites in the inventory
near the Village area also have easy access to the various retail, dining
and services there, as well as La Quinta Library, Civic Center Park and La
Quinta Museum. There are two elementary schools and one preschool
in the Village area and vicinity. SunLine Bus Route 7 serves the Village
area. These future housing sites affirmatively further fair housing
through their proximity to jobs, education and transit, neighborhood
retail and services, all of which can reduce the overall cost of living for
lower-income households. The stores, restaurants and offices in both
the Highway 111 and Village commercial districts provide various job
opportunities.
The City analyzed environmental constraints, including wildfire zones,
100-year special flood hazard areas and geological hazard zones, and
confirmed that none of the sites identified are within or near any
identified hazard zones that cannot be mitigated with standard
construction techniques. With the implementation of standard
requirements such as site-specific geotechnical studies, the sites
identified in the vacant land inventory will not subject future residents
to any environmental hazards. Evidence provided by the HUD tables and
maps reveal there are no disparities in access to environmentally healthy
neighborhoods, except that the southern City area has an inaccurate
designation for less positive environmental outcomes due to its location
in a larger tract. When compared with the east Coachella Valley and
areas north of the Interstate-10, the City scores higher in the
environmental domain. Overall, the vacant land inventory is expected to
improve access to opportunities for households in need by increasing
affordable housing stock in high and highest resource areas.
Disproportionate Housing Needs
The fair housing assessment identified that there is likely demand for
units with at least two bedrooms for family and non-family households
based on the household makeup of the City. Among the areas that over
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40% of renters and owners experience overpayment, Tract 451.20 is
further designated as vulnerable/sensitive community regarding
displacement risk. Tract 451.20 has a relatively high (25%-50%) low to
moderate income (LMI) population (Exhibit II-20a), with the Village area
(Block Group 3 in Tract 451.20) having 50%-75% LMI population.
The City completed the La Quinta Village Build-Out Plan and EIR in 2017.
Projects in the Village area are encouraged to implement the standards
and incentives of Municipal Code Section 9.140.090, the mixed use
overlay, which encourages development on lot assemblages or lots
greater than one acre and facilitates the development of mixed use
projects that include both multifamily residential and commercial
components. Per Section 9.140.090.F, mixed use development can
benefit from density bonuses, modified parking requirements,
expedited permit processing, and fee reductions. Sites 2 & 3 in the
vacant land inventory will be able to take advantage of the mixed use
overlay incentives and increase affordable housing supply in the Village
area.
The City also intends to apply the Affordable Housing Overlay to all sites
identified in the vacant land inventory (Program 1.1.b.), including sites in
the Village area and along the Highway 111 corridor. These measures are
expected to expand housing options for various income levels and
foster a more economically diverse community.
The City is also implementing traffic improvements including new
roundabouts in the Village area, where pedestrian, bicycle, golf cart, and
automobile traffic exist. The new roundabouts will help accommodate
non-vehicular traffic, making roadways safer and more accessible to
pedestrians and bicycles in the area and meeting the transportation
needs of all segments of the community.
Contributing Factors
Discussions with community members and organizations, government
agencies, affordable housing developers, and the assessment of fair
housing issues identified several factors that contribute to fair housing
issues in La Quinta, including:
• Low vacancy rates and limited availability of affordable,
accessible units in a range of sizes, especially for lower-income renters,
families with children and disabled people.
• Lack of access to opportunity due to high housing costs including
rising rents and stagnant income.
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• Lack of information made easily available to all segments of the
community on landlord, tenant and buyer rights and opportunities. This
may indirectly contribute to discriminatory practices during leasing and
lending processes.
Based on this assessment, these contributing factors largely stem from
a common issue of limited options and supply. The City identified two
priorities to further fair housing: expand availability of affordable
housing and combat discriminatory practices through education.
Programs under Policies H-1.4 and H-5.52 focus on information
dissemination to all segments of the City population for affirmatively
furthering fair housing and combating discrimination. Additionally, the
City has incorporated meaningful actions that address disparities in
housing needs and in access to opportunity for all groups protected by
state and federal law, through preservation and new development of
affordable housing and encouraging a variety of housing products
including accessory dwelling units and other creative housing solutions
such as shipping container conversions. (See Programs H-1.1.a, H-2.1.a
through H-2.1.c, H-2.3.a through H-2.3.d, H-3.3.b, H-4.4.a through H-
4.4.e).
HOUSING CONSTRAINTS
Constraints to the provision of adequate and affordable housing are
posed by both governmental and nongovernmental factors. These
factors may result in housing that is not affordable to lower and
moderate income households or may render residential construction
economically infeasible. Constraints to housing production significantly
impact households with lower incomes and special housing needs. To
accurately assess the housing environment in the City of La Quinta, close
consideration needs to be given to a series of constraints; the housing
market, infrastructure, and environmental and governmental factors
that impact the cost of housing.
Nongovernmental Constraints
Although housing costs in the Coachella Valley region are, on average,
below other metropolitan areas in Southern California, the cost of
renting or purchasing adequate housing in La Quinta continues to be
influenced by a number of market factors. Costs associated with labor,
raw land, materials, and financing influence the availability of affordable
housing.
Land and Construction Costs
Land costs include the costs of raw land, site improvements, and all
costs associated with obtaining government approvals. Factors
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affecting the costs of land include overall availability within a
community, environmental site conditions, public service and
infrastructure availability, aesthetic considerations, and parcel size.
The cost of land is an important component in determining the cost of
housing development. Land in the Coachella Valley has been and
remains relatively affordable compared to other Southern California
markets. A 2020 survey of single- and multi-family undeveloped
residential land sales in La Quinta shows that vacant residential land
ranges from $99,000 for a 0.12-acre parcel in the Cove to $1.5 million for
a 0.47-acre parcel in Tradition. The average cost is $448,493 per acre.
Construction costs can constitute up to 50 percent of the cost of a
single-family detached home. Labor costs are usually two to three times
the cost of materials, and thus make up 17 to 20 percent of the total cost
of a new home. Labor costs are based on a number of factors, including
housing demand, the number of contractors in the area, and union
status of workers. However, state law requires the payment of
prevailing wages for most private projects built under an agreement
with a public agency providing assistance to the project, except for
certain types of affordable housing. All cities are affected by these laws.
In the Coachella Valley, construction costs for single-family dwelling
units generally range between $235 to over $275 per square foot
(excluding site improvements).17 Construction costs for vertical multi-
family units generally range from $125 to $145 per square foot, based on
typical 50-70 unit project with a 2 to 3 story garden style, Type V wood
building.18 A survey of regional affordable housing developers
determined that the average construction cost for affordable housing
units in the Coachella Valley is approximately $317,074 per unit. Costs can
vary widely depending on a number of factors, including but not limited
to, location, project site, unit size, bedroom count, finishes, fixtures,
amenities, building type, and wage and hiring requirements. Other
determining factors include site-specific terrain and soil conditions,
environmental factors, and availability of infrastructure.
The construction cost of housing may be considered a constraint to
affordable housing in the La Quinta area. The City cannot directly control
construction costs. Hence, increases in these costs amplify the need for
subsidies to achieve affordability in residential units. Through density
bonus provisions, the City provides incentives and relief to the
17 Gretchen Gutierrez, CEO, Desert Valleys Builders Association, March 2021.
18 Chris Killian, Senior Vice President of Construction, National Core, March 2021.
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development community in exchange for the inclusion of affordable
housing into a project.
Financing
Interest rates impact both the purchase price of the unit and the ability
to purchase a home. Interest rates are determined by national policies
and economic market conditions and local government has no impact
on these rates. Historical market trends reveal that when interest rates
are high, a potential homeowner’s ability to secure a loan decreases.
Conversely, when rates are low, homeownership becomes more
accessible to more families.
The La Quinta market has demonstrated that when interest rates are
low, the majority of housing demand focuses on single-family homes.
When interest rates are high (in excess of about 12 percent) for any
length of time, only a small percentage of new home buyers can qualify
for monthly mortgage payments on the average market rate single-
family home. At this point, demand shifts to lower priced units, usually
multifamily, and construction trends follow.
First-time home buyers are the group most impacted by financing
requirements. The currently low mortgage rates (at or below 4 percent)
facilitate first-time home buying. Typically, conventional home loans will
require 5 to 20 percent of the sale price as a down payment, which is
one of the largest constraints to first-time home buyers. When interest
rates are low, they are not generally a serious constraint to affordable
housing. Further, lower interest rates help support home purchases by
low and moderate income households, who may not be able to qualify
at higher rates.
There is no evidence that nongovernmental constraints affect the City’s
ability to meet the RHNA. Furthermore, the City cannot influence banks,
lending institutions or the suppliers of building materials. Although the
City will continue to work with the affordable housing development
community to reduce costs and encourage development through fee
waivers, density bonus provisions and other means over which it has
control, it cannot impact the national economy.
Governmental Constraints
The City has traditionally exercised authority in the areas of land use
controls, site improvement requirements, building codes, fees, and
other regulatory programs.
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General Plan Land Use Designations
The two General Plan residential designations are Low Density
Residential and Medium/High Density Residential. The densities of
individual parcels are further refined in the Zoning Ordinance.
Under General Plan Program LU-7.1.a (Policy LU-7.1), the City has
established a mixed-use overlay that allows for the construction of
housing to be integrated in various ways, such as above office space or
commercial uses. The overlay is applied to all commercial zones. The
mixed use overlay works together with the affordable housing overlay
to raise densities to 24 units per acre (not including density bonus). The
density ranges allowed for each residential district used to calculate
housing at build out are listed in Table II-38.
Table II-38
Residential General Plan and Zoning Districts
General Plan Zoning Density Purpose
Low Density
Very Low Density
Residential (RVL)
Up to 2 units
per acre
One-to two-story single-family
detached homes on large lots; at
the southeastern boundary of the
City.
Low Density
Residential (RL)
Up to 4 units
per acre
Single-family attached and
detached development, both in a
country club setting and in
standard subdivisions.
Agriculture/
Equestrian
Residential Overlay
(A/ER)
Applied to
underlying
residential
designations
Allows continuation of
agricultural activities in Vista
Santa Rosa area.
Medium High
Density
Medium Density
Residential (RM)
Cove Residential
(RC)
Up to 8 units
per acre
One-to two-story single-family
detached and attached homes on
medium to small sized lots;
clustered small dwellings, such as
one to two-story single-family
condominiums, townhomes, or
apartment and duplexes.
Medium High
Density Residential
(RMH)
Up to 12
units per
acre
One-to two-story, single-family
detached homes on small lots;
one-to two-story single-family
attached homes; one-and two-
story townhomes, condominiums
and multifamily dwellings. Mobile
home parks may be allowed with
the approval of a Conditional Use
Permit.
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Table II-38
Residential General Plan and Zoning Districts
General Plan Zoning Density Purpose
High Density
Residential (RH)
Up to 24
units per
acre for
affordable
housing sites
One-to two-story single-family
attached homes; one-to three-
story townhomes and multifamily
dwellings. Duplex and multiplex
development is the most
common. Mobile home parks or
subdivisions with common area
amenities and open space may
also be allowed subject to a
Conditional Use Permit.
General
Commercial
Regional
Commercial (CR)
Commercial Park
(CP)
Community
Commercial (CC)
Neighborhood
Commercial (CN)
Office Commercial
(CO)
Up to 24
units per
acre for
affordable
housing and
with mixed
use overlay
High density residential uses are
permitted with a Conditional Use
Permit.
Village Commercial Village Commercial
(VC)
Up to 24
units per
acre for
affordable
housing and
with mixed
use overlay
Medium High and High Density
residential land uses are
appropriate. Live/work housing is
also appropriate.
Tourist Commercial Tourist Commercial
(CT)
Up to 24
units per
acre with
mixed use
overlay
Multifamily residential and
condominium development is
permitted with a Conditional Use
Permit.
Source: City of La Quinta General Plan and Zoning Code 2021
Zoning Code
The residential zone portions of the Zoning Code impact housing
affordability in several ways. The Zoning Code regulates such features
as building height and density, lot area, setbacks, minimum units, and
open space requirements for each zoning district. Development
standards for the six residential zoning classifications and two overlay
districts are provided in Table II-39.
Residential land use regulations allow for single-family detached
development by right at allowable densities between 0 and 12 units per
acre. Single-family detached housing at higher densities may be
achieved with a specific plan for individual projects as long as overall
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density is not exceeded. Single-family attached and multifamily
development is permitted by right at densities between 8 and 24 units
per acre and these types of residential uses are also permitted in lower
density zones under the provisions of a specific plan.
A variety of residential development is possible in the City, ranging in
average density from less than two units per acre for lands designated
Low Density to 24 units per acre for affordable housing in the High
Density and all Commercial categories. If a density bonus is utilized,
greater residential densities may be achieved in any zone. Table II-38
identifies the list of permitted uses by residential district.
The Zoning Ordinance also includes Supplemental Residential
Regulations, which address a wide range of issues, from how to
measure building height, to satellite dish installation and recreational
vehicle storage. These standards are not subjective, and serve to clarify
requirements for specific uses.
Lower Density Residential Districts
The RVL and RL zones provide for low density residential uses with
densities consistent with the General Plan LDR designation (up to four
units per acre). Single-family development in lower density zones is
allowed through a building permit, following administrative review for
consistency with the Zoning Code and state requirements.
Developments requiring a tract map to establish new lots of record are
reviewed by various City departments and adopted through Planning
Commission and City Council public hearings. Typical conditions of
approval relate to environmental quality such as erosion control, storm
drainage, and access.
Higher density uses, such as patio homes, duplexes, attached single-
family dwellings, townhomes, and condominiums, may be permitted in
RVL and RL zones when part of a specific plan or planned unit
development (PUD), as long as the overall density of the project does
not exceed that permitted by the underlying zone. The specific plan is
reviewed by various City departments and a determination is made by
the City Council at a regularly scheduled public hearing. Specific plans
are typically adopted by resolution and are common throughout the
City.
Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units
(JADUs), and guest houses are permitted as accessory uses in all
residential districts. ADUs and JADUs are permitted in any residential
zone, and guest houses are permitted on any single-family residential
lot. In the RVL and RL zones, more than one guesthouse may be
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permitted with director approval. The City’s ADU requirements may not
be consistent with current State law. Program 2.1.a provides for the
modification of the Zoning Code to comply with current law. These
types of housing units are described further below. Residential care
facilities with 6 or fewer persons, and senior citizen residences with 6 or
fewer persons, are also permitted in all residential districts. Congregate
living facilities with 6 or fewer persons are permitted in all residential
districts, except RH.
Development in the Cove, under RC zoning, allows for development and
preservation of the character of the Cove, with one story single-family
detached dwellings. The Zoning Code also establishes a minimum 7,200-
square-foot lot size, which may require lot consolidation in some
circumstances. However, as the majority of the Cove was originally
subdivided into 5,000 square foot lots, existing lots less than 7,200
square feet are considered buildable nonconforming lots.
Medium and High-Density Residential Districts
The RM, RMH, and RH zones allow an upper range of development
density consistent with the General Plan Medium/High Density
Residential designation. Minimum side yards and setbacks are required
where a project abuts an exterior boundary or a public street. However,
lot coverage, width, and setbacks within a project are variable to allow
for clustering or creative lot configurations, as well as creating space for
desired recreational and open space amenities. As shown in Table II-39,
the development standards in the RMH and RH zones are not a
constraint: front yard setbacks for apartments are 20 feet, side yards 5
to 15 feet, and rear yard setbacks 15 to 20 feet. Given that apartments
include parking areas surrounding the buildings, front and rear setbacks
of this dimension allow for the placement of driveways, parking spaces
and carports, and do no limit the use of the site. As demonstrated at the
Wolff Waters and Coral Mountain Apartments, the Zoning Ordinance
does not constrain the development of multifamily housing. Multifamily
development is allowed in all three zones with a Site Development
Permit approved at regularly scheduled Planning Commission public
hearings.
The City’s Zoning Code allows for innovation in design standards and
densities as long as the overall density and dwelling unit capacity is not
exceeded. Residential compatibility standards have been incorporated
into the Zoning Code, which governs conditions where higher or lower
density uses are proposed than the General Plan designation.
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As explained previously, ADUs, JADUs, and guest houses are permitted
as an accessory use in all residential districts, including the RM, RMH,
and RH zones. In the CR, RM, RMH, and RH zones, only one guesthouse
may be permitted on a lot unless otherwise approved through a specific
plan. Residential care facilities with 6 or fewer persons, and senior
citizen residences with 6 or fewer persons, are also permitted in all
residential districts. Additionally, senior group housing with 7 or more
persons are permitted with a minor use permit in the RM, RHM, and RH
districts. Supportive and transitional housing is permitted with a
conditional use permit in the RM, RHM, and RH districts. Congregate
living facilities with 6 or fewer persons are permitted in all residential
districts, except RH.
Residential Uses in Nonresidential Districts
There are development opportunities for residential uses in several of
La Quinta’s nonresidential zones (Table II-39). Multifamily housing is
permitted with a Conditional Use Permit in all commercial zones except
Major Community Facilities (MC). Residential uses are to be developed
at densities consistent with the High Density residential designations.
The Village Build-Out Plan Area encourages residential development in
mixed use projects according to the standards and incentives of the
Mixed Use Overlay. Maximum permitted densities are 25–30 units per
acre, depending on location, which are higher than those permitted in
any residential zone or the Affordable Housing Overlay (AHO) (up to 24
du/ac). Maximum building height is 45 feet, which is higher than that
permitted in any residential zone (maximum 40 feet). As such, the
Village Build-Out Plan Area does not constrain development.
As with most commercial zones, projects can be developed in the Village
Commercial District that are 100 percent residential in use, as there is no
requirement that a project be a mix of residential and nonresidential
uses. Development standards specific to the Village currently include a
45-foot maximum height. Residential floors generally range from 10–12
feet in height. If a project contains solely residential uses, the 45-foot
height limit does not constrain development.
Mixed use projects consisting of both multifamily residential and
commercial/office components are permitted in all commercial districts
except MC. The Mixed Use Overlay also facilitates mixed use projects.
Uses may be integrated vertically (residential over commercial) or
horizontally (residential next to commercial). Residential densities
range between 12 and 24 units per acre, although higher densities may
be achieved through density bonuses, including a density bonus of 10%
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where at least 30% of total project square footage consists of retail uses.
Maximum heights vary from 35 to 60 feet, depending on the underlying
district, but heights may be up to 25% more than the base district if
approved in the site development permit.
The Affordable Housing Overlay (AHO) allows development of
affordable housing at higher densities within commercial zones (CC, CP,
CN, CR, and VC) and other sites identified on the zoning map. The AHO
provides increased and enhanced opportunities for affordable housing
development, including maximizing the housing potential of vacant and
underutilized sites. Zoning Code Section 9.60.260 describes
opportunities for granting density bonuses and other incentives and
concessions for the development of units affordable to low and very low
income households, senior citizen housing, mobile home parks, and
moderate income households. Available concessions may include
reductions in setback or parking requirements, modifications of
architectural design requirements, or other approved measures that can
result in cost reductions to the developer. As provided in Program H-
3.1.a, the AHO will be applied to all affordable inventory sites, with a
density increase to 30 units per acre.
Rooming and boarding houses and senior group housing are permitted
in the VC zone if a minor use permit is approved. Single Room Occupancy
(SRO) hotels are conditionally permitted in the CR zone. Emergency
shelters are permitted in all commercial zones except VC. Transitional
shelters for homeless persons or victims of domestic abuse are
permitted in the CR and MC zones with a conditional use permit.
Transitional and supportive housing are permitted in the Medium,
Medium-High and High Density residential zones with a conditional use
permit. This is not consistent with other residential uses, which are
permitted uses in the same zones. Program H-5.4.b requires that these
uses be changed to permitted uses in those zones.
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Table II-39
2021 Residential Development Standards1
Development Standard RVL RL RC RM RMH RH
Min. Lot Size for Single-
Family Dwelling (sq ft)
20,00
0 7,200 7,200 5,00
0 3,600 2,000
Min. Project Size for
Multifamily Projects
(sq ft)
N/A N/A N/A N/A 20,000 20,000
Min. Lot Frontage for
Single-Family Dwellings
(ft)1
100 60 60 50 40 N/A
Min. Frontage for
Multifamily Projects (ft) N/A N/A N/A N/A 100 100
Max. Structure Height
(ft) 2 28 28 17 28 28 40
Max. No. of Stories 2 2 1 2 2 3
Min. Front Yard Setback
(ft)3 30 20 20 20 20 20
Min. Garage Setback
(ft)4 30 25 25 25 25 25
Min. Interior/Exterior
Side Yard Setback (ft)5, 7 10/20 5/10 5/10 5/10 5/10 10/15
Min. Rear Yard Setback
(ft)7 30
20 for
new
lots/10
for
existing
recorde
d lots8
10 15 15 20
Max. Lot Coverage
(% of net lot area) 40 50 60 60 60 60
Min. Livable Area
Excluding Garage (sf) 2,500 1,400 1,200 1,400
1,400
(MF:
750)
MF:
750
Min. Common Open
Area6 N/A N/A N/A 30% 30% 30%
Min./Average Perimeter
Landscape Setbacks
(ft)6
10/20 10/20 N/A 10/20 10/20 10/20
1-8 for notes, see Zoning Code Table 9-2.
Source: Table 9-2, City of La Quinta Zoning Code 2021.
1 Residential uses in Commercial zones are subject to the RH development standards.
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Table II-40
2021 Permitted Residential Uses by Residential Zoning District
Land Use
Residential Zoning District
Very
Low Low Cove Medium Medium
High High
RVL RL RC RM RMH RH
Single-Family
Detached P P P P P S
Single-Family
Detached patio
homes (i.e., “zero
lot-line”)
PUD PUD PUD PUD PUD PUD
Duplex PUD PUD X PUD P P
Single-Family
Attached PUD PUD X PUD P P
Townhome
dwellings PUD PUD X P P P
Condominium
Multifamily PUD PUD X P P P
Apartment
Multifamily X X X P P P
Mobile Home Park C C C C C C
Mobile Home
Subdivision and
Manufactured
Home on individual
lots, subject to
Section 9.60.180
P P P P P X
Resort Residential,
subject to Section
9.60.310
P P X P P P
Guesthouses,
subject to Section
9.60.100
A A A A A A
Second residential
units subject to
Section 9.60.090
A A A A A A
Group Living and Care Uses
Congregate Living
Facility (≤6 persons) P P P P P X
Congregate Care
Facility C C C C C C
Residential Care
Facility (<6 persons) P P P P P P
Senior Citizen
Residence (≤6
persons)
P P P P P P
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Table II-40
2021 Permitted Residential Uses by Residential Zoning District
Land Use
Residential Zoning District
Very
Low Low Cove Medium Medium
High High
RVL RL RC RM RMH RH
Senior Group
Housing (7+
persons)
X X X M M M
Time share facilities,
subject to Section
9.60.280
M M M M M M
Bed and breakfast
inns M M M M M M
Supportive housing X X X C C C
Transitional housing X X X C C C
Source: Table 9-1, City of La Quinta Zoning Code 2021
P = Permitted use; C = Conditional use permit; M = Minor use permit; S= Specific plan; A =
Accessory use; X = Prohibited use, PUD = Planned unit development
Table II-41
2021 Permitted Residential Uses by Nonresidential Zoning District
Land Use Zoning District
Regional
Commercial
Commercial
Park
Community
Commercial
Neighbor-
hood
Commercial
Tourist
Commercial
Office
Commercial
Major
Community
Facilities
Village
Commercial
CR CP CC CN CT CO MC VC
Existing Single-
Family home
X X X X X X X P
Townhome
and
Multifamily
dwelling as a
primary use
C C C C C C X C
Residential as
an accessory
use, e.g.,
caretaker
residences per
Section
9.100.160
M M M M M M M M
Resort
Residential,
subject to
Section
9.60.310
S X C X P X X P
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Table II-41
2021 Permitted Residential Uses by Nonresidential Zoning District
Land Use Zoning District
Regional
Commercial
Commercial
Park
Community
Commercial
Neighbor-
hood
Commercial
Tourist
Commercial
Office
Commercial
Major
Community
Facilities
Village
Commercial
CR CP CC CN CT CO MC VC
RV Rental
Parks and
Ownership
Membership
Parks
X X X X M X X X
Emergency
Shelter
P P P P P P P X
Rooming/
Boarding
Housing
X X X X X X X M
Senior Group
Housing
X X X X X X X M
Single Room
Occupancy
(SRO) Hotel,
subject to
Section
9.100.250
C X X X X X X X
Transitional
Shelters for
homeless
persons or
victims of
domestic abuse
C X X X X X C X
Single-family
residential
X X X X X X X X
Mixed-use
projects, subject
to Section
9.110.120
P P P P P P X P
Hotels and
motels
P X P X P X X P
Timeshare
facilities,
fractional
ownership,
subject to
Section
9.60.280
P X P X P X X P
Source: Table 9-5, City of La Quinta Zoning Code 2021
P = Permitted use; C = Conditional use permit; M = Minor use permit; A = Accessory use; X = Prohibited use
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Density Bonus
California law (Government Code Sec. 65915 et seq.) allows for an
increase in the density of a residential development when a developer
donates land or constructs affordable housing as a part of a project.
A density bonus of 20 percent above the maximum permitted density
may be granted if a project includes 5 percent of the units at rates
affordable to very low income households or 10 percent of the units at
rates affordable to low income households. If 10 percent of the total
units are affordable to moderate income households in a common
interest development, then the project is eligible to receive a 5 percent
density bonus.
In addition, a sliding scale requires additional density bonuses above the
base 20 percent. The maximum density bonus is 35 percent over the
maximum allowable density under the applicable zoning and General
Plan designation. With a density bonus, allowable residential densities
range from 2.7 units per acre in the RVL zone to 32 units per acre in the
high density and mixed-use zones and specific plans.
Projects that are restricted to senior residents are also eligible for a
density bonus of 20 percent without any income-restricted units. The
density bonus is not required to exceed 20 percent and is not subject to
the sliding scale mentioned above unless a minimum number of income-
restricted units are included.
Effective January 1, 2021, AB 2345 amends the state’s Density Bonus Law
to increase the maximum density bonus from 35% to 50% for projects
that provide at least: 1) 15% of total units for very low income
households, 2) 24% of total units for low income households, or 3) 44%
of total for-sale units for moderate income households. AB 2345 also
decreases the threshold of set-aside low income units required to
qualify for concessions or incentives from zoning or development
regulations, and decreases the number of parking spaces required for 2
and 3-bedroom units. Density bonus projects within ½ mile of a major
transit stop that provide unobstructed access to the transit stop may
also qualify for reduced parking requirements. Program 4-2.2.a directs
the City to amend the Zoning Ordinance accordingly to assure
compliance with AB 2345.
Accessory Dwelling Units
In 2020/2021, to comply with AB 2299, the City modified Zoning Code
Section 9.60.090 pertaining to Accessory Dwelling Units (ADUs). The
modifications ease barriers to development of ADUs. ADUs are
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independent living quarters on existing home lots, the use of which is
subordinate and incidental to the main building or use. They can provide
affordable rental opportunities for lower and moderate income
households, including seniors, disabled persons, single parents,
domestic employees, and extended family members. ADUs create
additional housing opportunities on already developed or developing
parcels and can provide a source of income for homeowners. They are
often referred to as “casitas” throughout the Coachella Valley.
ADUs are permitted in all residential-only zones and can be attached or
detached to the primary residence. Conditions on the ADU require that
no interest in the ADU(s) may be sold separately from the remainder of
the property, though the unit may be rented (not less than 30 days); that
the lot contain an existing single-family dwelling that conforms to the
minimum lot size requirement; that the ADU is no larger than 1,200
square feet or 30 percent of the primary home; and must have a
minimum of one off-street parking space on the same lot that the ADU
is located. Parking requirements may be waived in certain
circumstances, including when the ADU is within one-half mile of public
transit or one-half block of a car-share station, within an architecturally
and historically significant district, part of an existing primary residence
or accessory structure, and/or required to obtain a parking permit from
the City. The City’s ADU requirements may not be consistent with
current State law. Program 2.1.a provides for the modification of the
Zoning Code to comply with current law.
Guest Houses
Guest houses are detached or attached units with sleeping and sanitary
facilities, which may include full bathroom and/or kitchen or cooking
facilities. Standards and criteria for the establishment of guest houses
are provided in Zoning Code Section 9.60.100. The purpose of guest
houses is to provide free on-site housing for relatives, guests and
domestic employees. This type of unit can be particularly important to
provide housing opportunities for the City’s extremely low income
workforce. Guest houses are permitted as accessory uses in all
residential zones on any single-family lot, but are not permitted when
duplexes, triplexes, or apartments occur on the lot. A guest house may
not exceed 30 percent of the square footage of the primary structure
and must conform to lot coverage requirements.
Manufactured Housing Requirements
Manufactured housing and mobile homes are considered housing
alternatives, especially for serving the needs of lower-income
households. Manufactured homes and mobile home subdivisions are
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permitted uses in all residential zones, except for High Density
Residential, subject to the provisions of Zoning Code Section 9.60.180,
which requires approval of a minor use permit by the Planning
Commission prior to the placement of a manufactured home on a single-
family lot to ensure that it is consistent with the development standards
of the single-family zone. Mobile home parks are permitted with a
conditional use permit in all residential districts.
Short-Term Vacation Rentals
Municipal Code Section 3.25 defines a short-term vacation rental (STVR)
unit as a privately owned residential dwelling such as, but not limited to,
a single-family detached or multifamily attached unit, apartment house,
condominium, cooperative apartment, duplex, or any portion of such
dwellings, rented for occupancy for dwelling, lodging, or sleeping
purposes for a period of 30 consecutive calendar days or less, counting
portions of calendar days as full days. Homeowners are required to
obtain a STVR permit and business license, manage the unit in
accordance with established regulations, and collect transient
occupancy taxes (TOT) at a rate of 10% of the rent charged. In 2021, the
City reviewed its STVR standards and made modifications to limit
permitting and strengthen the enforcement regulations, following
residents' concerns regarding over-saturation and lack of management
at some locations. STVRs provide homeowners with opportunities to
increase their incomes, which can offset their housing costs. STVRs
comprise 1,170 of the 25,143 housing units, or 4.6% of the housing stock
in the City, and are not considered a constraint to housing.
Low Barrier Navigation Centers
Assembly Bill (AB) 101 requires that Low Barrier Navigation Centers
(LBNC) be a by-right use in areas zoned for mixed use and nonresidential
zoning districts permitting multifamily uses. LBNCs provide temporary
room and board with limited barriers to entry while case managers work
to connect homeless individuals to income, public benefits, permanent
housing, or other shelter. Program H-5.4.a of this Housing Element
directs the City to review and revise the Zoning Ordinance, as necessary,
to ensure compliance with AB 101, and to modify the definition of
“homeless shelter” to include this use.
Parking Requirements
Parking requirements in the City of La Quinta, shown in Table II-42, are
typical for a city of its size with resort-oriented characteristics. The
parking requirements are based on unit size for market housing, and are
permitted to be reduced based on alternative analysis methodology.
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Additionally, the parking requirements for special needs uses are
relatively minimal and facilitate the construction of such uses.
Reductions in required parking spaces are often a concession granted
to affordable housing developers through the City’s density bonus
provisions. Overall, the parking requirements do not directly constrain
the development of housing.
Table II-42
Parking Requirements for Residential Uses
Land Use Minimum Off-Street
Parking Spaces
Guest Spaces
Single-Family Detached,
Single-Family Attached
and Duplex
2 spaces per unit in a
garage
Tandem garages allowed in
RC zone
0.5 guest space per unit if
no on-street parking is
available
Mobile Home Park 2 covered spaces per unit
(tandem permitted)
0.5 guest space per unit
Apartments, townhomes, and condominiums:
(1) Studio 1 covered space per unit 0.5 guest space per unit
(2) One- and Two-
Bedrooms
2 covered spaces per unit 0.5 guest space per unit
(3) Three or More
Bedrooms
3 covered spaces per unit,
plus 0.5 covered space per
each bedroom over three
0.5 guest space per unit
Employee Quarters 1 covered or uncovered
space. This space shall not
be tandem.
Senior Housing (excluding
single family units)
1 covered space per unit 0.5 guest spaces per unit
Senior Group Housing,
Senior Citizen Hotel, and
Congregate Care Facility
0.5 covered spaces per unit 0.5 guest space per unit
Source: Table 9-11, City of La Quinta Zoning Code 2021
Subdivision Improvement Requirements
The City maintains subdivision improvement requirements that
contribute to the cost of housing. In many cases, a developer may be
required to provide any or all of the required improvements within a
subdivision or a single residential project. Although the provision of
these improvements or actions required to meet subdivision
requirements may cumulatively add costs to the provision of housing,
they are not considered a deterrent, as they are required throughout
California with public safety as the underlying factor. Subdivision
regulations are provided in Municipal Code Title 13; pertinent
improvements include:
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• Full-width street improvements for all internal subdivision
streets and alleys shall be installed;
• Where a subdivision borders a public street, the developer shall
provide half-width right-of-way improvements, plus one
additional travel lane on the opposite side of the centerline if it
does not already exist;
• Additional rights-of-way or easements shall be provided, where
necessary, to accommodate roadway slopes, drainage
structures, bicycle or equestrian paths and trails, and other
facilities related to subdivision development;
• Minimum landscape setback widths shall be 50 feet from
Highway 111, 20 feet from other arterial streets, 20 feet from
primary arterial streets, 10 feet from secondary arterial streets,
and 10 feet from collector streets;
• The size and configuration of streets shall comply with Exhibits
II-2 and II-3, as amended, of the General Plan circulation element.
Cul-de-sacs shall have a minimum curb radius of 45 feet for
private streets and 38 feet for public streets;
• Private streets are limited to 36 feet in width when parking is
double loaded, 32 feet when single loaded;
• Sidewalks are required to be provided on both sides of the street
within public rights-of-way of all General Plan designated arterial
and collector streets, for local streets in residential areas and in
areas designated rural residential overlay where densities
exceed 3 du/ac;
• Transit facilities, such as bus turnouts and covered bus shelters
and benches, are required if a bus stop occurs adjacent to the
development site, on General Plan designated arterial and
collector streets;
• Street width transitions, pavement elevation transitions and
other incidental work deemed necessary for public safety may be
required to ensure that new construction is safely integrated
with existing improvements;
• Improvements shall include traffic signs, channelization
markings/devices, street name signs, medians, sidewalks, and
mailbox clusters;
• The developer shall provide improvements connecting the
subdivision to the domestic water supply and distribution system
operated by the Coachella Valley Water District, and is required
to connect to an existing sewer collection system;
• Prior to the completion of homes or occupancy of permanent
buildings within the subdivision, the subdivider shall install
traffic-control devices and street name signs along access roads
to the homes or buildings.
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Local Processing and Permit Procedures
The cost of holding land by a developer during the evaluation and review
process is frequently cited by builders as a contributing factor to the
high cost of housing. The California Government Code establishes
permitted time periods for local agencies to review and act upon private
development proposals. Typical local development application
processing times identified in Table II-43 reflect both single- and
multifamily uses. State-imposed time restrictions are identified in Table
II-44.
Table II-43
Local Development Processing Times
Item
Typical Length of Time
From Submittal to Public Hearing
Site Development Permit 9–12 weeks
Conditional Use Permit 8–10 weeks
Tentative Tract Map 10–12 weeks
Variance 8–10 weeks
Zoning Amendments or Zone Change 9–12 weeks
General Plan Amendment 12–16 weeks
Specific Plan 12–16 weeks
Environmental Documentation Runs with application
Source: City of La Quinta 2021
Table II-44
State Development Processing Time Limits
Item State Maximum
General Plan Amendment None
Zone Change None
Subdivision Action on Tentative Map 50 Days
Environmental Documentation/CEQA
Review of Application for Completeness 30 Days
Determination of NEG DEC or EIR
Requirement 1
30 Days
Completion of NEG DEC Requirement 105 Days
Certification of Final EIR 1 Year
Source: California Permit Streamlining Act, 1977
1 The City attempts to process the Negative Declaration so that it runs with application
La Quinta’s City Council directed, during the last Housing Element cycle,
that staff look at opportunities for development streamlining. The
original Zoning Code changes were brought forward after review by a
specially formed committee, which proposed a wide range of changes,
many focused on moving review and approval authority to staff level
decisions, or to the Planning Commission rather than the City Council.
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This effort included Site Development Permits and other permits, which
now can be approved by staff under specific circumstances, and a
change in permitted and conditionally permitted uses that removed
conditional use permits from a number of land uses in varying zones.
Since the original amendments, the City annually completes a “Code
Tune Up,” which includes specific Zoning Code items that have arisen
through each year. As a result of these processing changes, the City’s
entitlement process is one of the most efficient in the Coachella Valley.
Site Development Permit
The purpose of the site development permit (SDP) process is to review
detailed plans for proposed development projects to ensure that the
standards of the Zoning Code, including permitted uses, development
standards and supplemental regulations, are satisfied. If the proposed
project is part of a previously adopted specific plan, the review and
approval of SDP application may be streamlined as called for in the
specific plan. The SDP process enables the Planning Commission to
review the site plan, architectural, lighting and landscape plans, and
related development plans. The Planning Commission does not exercise
discretionary review over the proposed land use; the focus on the SDP
is on issues of site planning and design. The findings for a Site
Development Permit require consistency with the General Plan and
Zoning Ordinance; conformance with CEQA; and compatibility of site
design, landscaping and architecture to surrounding buildings.
A SDP may take a minimum of 9 weeks for review, but the process could
take as long as 3 months, or longer, if unforeseen complications arise.
To reduce the amount of time required for plan review, the City provides
the opportunity for a conceptual design review (sometimes referred to
as a pre-application review) prior to formal application submittal to give
the applicant information on City requirements and project feedback
prior to committing to the application process. This conceptual review
can save the applicant both time and money, making the proposed
development more cost effective.
Minor Use Permit
A Minor Use Permit (MUP) is required for the following residential land
uses: senior group housing (7+ persons) in RM, RMH, and RH zones;
timeshare facilities in all residential zones; and manufactured homes on
single-family lots. Most MUPs are administratively approved by Planning
Division staff. On rare occasions, the project may be reviewed by the
Planning Commission at a public hearing to ensure that it is consistent
with the development standards in single-family zones.
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Conditional Use Permit
A conditional use permit (CUP) is required for congregate care facilities
in any residential designation; mobile home parks in any residential
designation; supportive and transitional housing in RM, RMH, and RH
zones; multifamily housing in non-residential zones (except affordable
land inventory sites which will be subject to the AHO (see Program 3.1.a),
which allows multifamily projects by right); SRO hotels in the CR zone;
and transitional shelters for homeless persons or victims of domestic
violence in the CR and MC zones.
The requirement for a CUP requires a public hearing before the Planning
Commission. However, a CUP is often processed concurrently with an
SDP; therefore, no additional time is required for the processing of the
CUP.
Typical findings required to approve a CUP are consistency with the
goals, objectives, and policies of the General Plan, consistency with the
Zoning Code, compliance with CEQA, and certification that the
proposed project is neither detrimental to the health, safety, and
welfare of the public nor injurious to adjacent uses. The most common
specific conditions of approval relate to mitigating environmental
impacts such as erosion, storm water runoff, and traffic. These
conditions are necessary to protect environmental integrity and public
health and safety and are not considered a constraint to housing
development. Discussions with affordable housing developers have
consistently indicated that the City’s CUP process does not inhibit the
process or cost of building affordable housing. With the inclusion of the
AHO on all affordable housing sites identified in Table II-51, there will be
no need for Conditional Use Permits, and this constraint will be
eliminated.
Specific Plan
Specific plans are unique regulations designed to provide more
flexibility than permitted through the Zoning Code. The processing of a
specific plan can add 12 weeks to the project schedule. However, the
additional entitlement rights, flexibility in design and use, and
infrastructure negotiations obtained through the specific plan process
generally outweigh the impacts of the additional time expenditure.
Specific plans must be reviewed by the Planning Commission and City
Council at a public hearing. In La Quinta, specific plans are adopted by
resolution. The required findings for approval are consistency with the
goals, objectives, and policies of the General Plan; certification that the
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project does not create conditions that are detrimental to public health,
safety, and welfare; and proof that uses are compatible with nearby
uses and the property is suitable for the proposed project.
The City allows the concurrent processing of applications to accelerate
the process. For example, for a specific plan that also requires a CUP,
both permits would be processed at the same time so no additional
review time is necessary.
Overall, the processing periods and procedures are not considered a
constraint to the production of housing by the development
community. The City processes residential projects within statutory time
frames. The processing period is typically expedited for projects within
adopted specific plan areas, as environmental review has been
conducted and standards have been imposed, e.g., exactions and
payment schedules, design, etc., for the entire area and in itself does not
significantly impact housing construction costs.
Permitting Mixed Use Development
Mixed use development can provide a lively, walkable, and convenient
living and visiting experience. Mixed Use is allowed in most commercial
zones in the City. The City has not determined any conditions of approval
specific to mixed use development; conditions are determined on a
case-by-case basis, reflecting the context and design of each project.
Affordable housing developers in the area have indicated that the
process in La Quinta has not posed a constraint to affordable housing
projects.
Development and Processing Fees
Development fees and other assessments cover the costs for
infrastructure, environmental protection, public services, and utilities
incurred by residential development. These fees impact the cost of
housing and may, therefore, reduce the ability for unassisted market-
rate housing to provide units affordable to low income households.
The City describes current fees and exactions that are applicable to
housing development projects on its website, consistent with
Government Code §65940.1(a)(1)(A). The City imposes Developer
Impact Fees on new development to fund the expansion and/or
construction of public facilities, such as fire stations and parks and
recreation facilities, as they are required and demanded. Government
Code Section 66001 requires jurisdictions to identify the purpose and
use of impact fees and determine whether there is a reasonable
relationship between the use of a fee and type of development upon
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which it is imposed, the need for the facility and type of development
on which the fee is imposed, and the fee amount and the public facility
cost attributable to the development on which the fee is imposed.
Current City developer impact fees (Table II-45) are based on the City’s
“Development Impact Fee Study” dated September 23, 2019 and
adopted February 4, 2020, which demonstrates that reasonable
relationships between development, public facilities, and fees exist.
The City also charges fees for application and permit processing, plan
checks, environmental analyses, and special studies. Some fees are a flat
rate, and some require additional payment to cover costs of additional
analysis by City staff and/or third party service providers. Planning fees
are generally collected at the outset of the application process; others,
like building fees, are collected at permit issuance. In addition to City
fees and assessments, developers of new dwellings are obligated to pay
fees imposed by other government agencies, such as Coachella Valley
Multi-Species Habitat Conservation Plan fees, Fish and Game fees,
Transportation Uniform Mitigation Fees (TUMF), and other special
district assessments, as applicable.
Table II-46 presents an overview of City fees for an average 1,500-
square-foot tract home with a two-car garage in a low density
subdivision and an average 950-square-foot multifamily home with a
two-car garage. Table II-47 identifies fees for various planning actions,
such as zoning changes, tentative tract maps, and conditional use
permits. Based on the fees presented in these tables, and the average
cost of building a single family home in the City ($386,200), the
development fees per unit would be about $38,613 per unit, or 10% of
the building cost. Given that the City’s fee schedule and development
impact fees are consistent with those of other Coachella Valley cities,
and that affordable housing projects are often exempted from fees, the
costs associated with City fees are not considered a constraint to the
development of affordable housing.
In addition to these fees, all residential development in La Quinta and
elsewhere in California is required to pay the State-mandated school
impact fee, which varies by school district and adjusts from year to year.
For residential development, the school impact fee is currently $3.79 per
square foot in the Coachella Valley Unified School District (CVUSD) and
$4.08 per square foot in the Desert Sands Unified School District
(DSUSD). The City has no control over this fee, and as it is charged in all
cities, it cannot be considered a constraint on development in La Quinta.
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While the fees charged by the City add to the cost of housing and,
therefore, are a constraint to the provision of affordable housing,
infrastructure improvements and processing must be paid. Instead of
offering fee reductions or waivers for affordable housing projects, the
City offers other incentives to promote infill or affordable housing
development through Zoning Code Section 9.60.260, which allows
density bonuses for affordable housing and concessions that may
include a waiver or reduction in site development standards, or a
modification that can result in actual cost savings to the developer. A
comparison of the City’s fees with other communities in the Coachella
Valley indicates that the City generally charges comparable fees to other
cities.
Table II-45
Impact Fees Per Unit of Development
Land Use Type Development Units Total Fee6
Residential (SFD) 1 Dwelling Unit $9,380
Residential (SFA) 2 Dwelling Unit $7,719
Residential (MFO) 3 Dwelling Unit $6,113
Office/Hospital 1,000 SF $7,589
General Commercial 1,000 SF $9,191
Tourist Commercial/Lodging Room4 $2,864
Source: City of La Quinta, effective July 1, 2020
1 Residential-single-family detached. 2 Residential-single-family attached
3 Residential-multi-family and other 4 Guest room or suite
5 Net Acre
6 Includes fees for park improvements, community/cultural, library, Civic Center,
maintenance facilities, fire, and transportation.
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Table II-46
Development Fees for Typical Single-Family and Multifamily Homes
Type of Fee
Cost Per Unit
Multifamily 1 Single-Family 2
Building Fees (includes permit and plan check)
New Construction
Permit
Plan Check
$1,855.18
$1,311.69
$2,389.24
$1,585.99
Mechanical4 $104.64 $104.64
Plumbing5 $228.07 $308.56
Electrical $214.13 $233.45
Strong Motion Instrumentation Program
($0.50 or valuation x 0.00013)8 $24 $38.99
Grading $148.12 $148.12
Other Fees
Development Impact Fee $6,113 $9,380
Multi-Species Habitat Conservation Plan 3 $571 $1,371
TUMF7 $1,330 $2,310
CVWD Sewer-New Connection Fee $4,851 $4,851
CVWD Water - New Connection Fee6 $3,600 $3,600
Fish and Game Fee (unfinished lot)
Negative Declaration–flat $3,220 fee $3,220 $3,220
Art in Public Places (Total Value) Based
on project valuation charged at one-
quarter of 1 percent of anything over
$200,000 or $20 minimum
$20 $250
Quimby fees (if in-lieu of land
dedication—fee payment only option
for tracts of <50 lots/units)
Based on per-acre
FMV of land
Based on per-acre
FMV of land
Total $23,591 $29,791
Source: City of La Quinta 2021
1 Calculated on a 950-square-foot unit valued at $181,030 (average value of single-family
attached unit, per building permits issued 2014-2020)
2 Calculated on a 1,500-square-foot home valued at $299,933 (average value of single-family
detached unit, per building permits issued 2014-2020)
3 $1,371/unit at 0–8 DU/AC; $571/unit at 8.1–14 DU/AC; and $254/unit at >14 DU/AC; fees are
passed through to the Coachella Valley Conservation Commission
4 Assumes 1 furnace, 1 refrigeration unit, 1 cooling unit
5 Assumes plumbing fixtures (MF unit = 5 fixtures, SF unit = 8 fixtures), water heater,
installation of water piping, sewer connection
6 Connection and meter installation (assumes 1-inch pipe, 1-inch backflow device, and ¾-inch
meter)
7 Transportation Uniform Mitigation Fee passed through to CVAG
8 SMIP fees are passed through to the CA Department of Conservation
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Table II-47
Planning Department Fee Schedule
Item/Type Permit Base Fee*
Conditional Use Permit
Planned Unit Dev.
Amendment
Time Extension
$6,413
$6,413
$3,126
$1,691
Site Development Permit
Amendment
Time Extensions
Planning Commission
Administrative
Modification by Applicant
$4,669
$1,691
$8,909
$7,621
$400
Development Agreement $3,327
Minor Adjustment $400
Variance $2,415
Minor Use Permit
Amendment
$400
$400
Final Landscape Plan $1,771
Housing SB 330 Application Review $1,288
Conceptual Design Review $2,254
Street Name Change $1,852
Historical Structures
Landmark Designation/Cert of Appropriateness
$1,320
General Plan Amendment $10,465
Specific Plan $10,680
Amendment $4,776
Temporary Use Permit- Minor, Standard
Minor, Requiring Addl. Effort
Major, Standard
Major, Requiring Addl. Effort
$400
$400
$2,093
$2,093
Zoning
Certificate of Compliance $505
Change of Zone $9,392
Zoning Text Amendment $9,445
Director’s Determination $405
Letter, Basic Property Info $263
Letter, Addl. Research Required $1,369
Sign Permit
A-Frame Sign Permit
Sign Program
Sign Program Amendment
$355
$0
$2,844
$966
Tentative Parcel Map
Waiver
Amendment
Revision
Time Extension
Amended Final Parcel Map
$5,045
$1,369
$3,005
$3,005
$966
$4,025
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Table II-47
Planning Department Fee Schedule
Item/Type Permit Base Fee*
Tentative Tract Map
Revision
Amendment
Time Extension (CC or PC)
Time Extension (Admin)
Tentative Condominium Map
Amended Final Tract Map
$8,372
$3,971
$3,971
$1,852
$1,047
$8,372
$6,440
Appeals $1,500
Environmental Review
Environmental Assessment
Recordation of Exemption
Initial Study (ND/MND)
Environmental Impact Report
$483
$161
$3,220
$8,855
Zoning Clearance – Planning Plan Check
Alteration/Addition – Resid.
New Construction – SF Resid.
New Construction – 2-4 Units
New Construction – 5+ Units
New Construction – non-resid.
Alteration/Addition – non-resid.
$81
$161
$242
$644
$322
$161
Source: City of La Quinta, adopted July 21, 2020
* In addition to the fees identified here, the City will pass through to the applicant any
fees imposed by other agencies and any discrete costs incurred from the use of
outside service providers required to process the specific application.
Building Codes and Enforcement
The City of La Quinta has adopted the following State Codes: 2019
California Building Code, 2019 California Mechanical Code, 2019
California Plumbing Code, 2019 California Energy Code, and the 2019
California Electrical Code. In addition, the City enforces the 2019
California Fire Code, Residential Code, and Green Building Standards
Code.
Overall, the Building Codes adopted by the City of La Quinta do not pose
any special constraints on the production or cost of housing. The City
has not made substantive amendments to the code that would
adversely affect housing.
The City of La Quinta enforces the Health and Safety Code, as it pertains
to housing, which provides minimum health and safety standards for the
maintenance of the existing housing supply. These standards are
intended to provide for safe and sanitary housing that is fit for human
habitation. The enforcement of the Health and Safety Code is normally
handled on a complaint-response basis.
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The most common housing-related problem is illegal additions/garage
conversions. Warnings are issued with a referral to the City and other
agencies for remediation assistance. The Housing Code mandates that
health and safety deficiencies be corrected in accordance with
construction standards that were in effect at the time the structure was
built. In cases where property owners refuse to correct deficiencies,
enforcement of the Housing Code relies on civil sanctions.
Constraints to the Provision of Housing for Persons with Disabilities
State law, per Senate Bill 520, requires that in addition to an analysis of
special housing needs for persons with disabilities, the Housing Element
must analyze potential governmental constraints to the development,
improvement and maintenance of housing for persons with disabilities.
Programs must be included to remove constraints to providing
adequate housing for persons with disabilities.
The City maintains general processes for individuals with disabilities to
make requests for reasonable accommodation through Section
9.60.320 of the Zoning Code, the permit processing process, and
building codes. A reasonable accommodation request is reviewed and
approved by the Director, based on the following findings:
a. Whether the subject property will be used by an individual with
disabilities protected under fair housing laws;
b. Whether the requested accommodation is necessary to make housing
available to an individual with disabilities protected under fair housing
laws;
c. Whether the requested accommodation would impose undue
financial or administrative burdens on the city;
d. Whether the request for accommodation would require a
fundamental alteration in the nature of a city program or law;
e. Potential impacts on surrounding land uses;
f. Alternative reasonable accommodations that may provide an
equivalent level of benefit;
The City’s process is administrative, and does not result in a constraint
for persons requiring accommodation.
Congregate living facilities with six or fewer persons are permitted by
right in all residential zones except High Density; congregate care
facilities with seven or more are permitted with a conditional use permit
in all residential zones. Furthermore, residential care facilities and senior
citizen residences of six or fewer persons are permitted in all residential
zones. Senior homes of more than six are permitted subject to a Minor
Use Permit in the RM, RMH, RH, and VC zones.
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The Zoning Code also includes provisions for the reduction of parking
requirements for affordable, senior and special needs housing, including
senior and/or group homes, if a project proponent can demonstrate a
reduced need for parking. The City also enforces ADA standards for the
number of parking spaces required for persons with disabilities.
There are no conditions or requirements imposed for group homes that
would affect the development or conversion of residences to meet the
needs of persons with disabilities. There are no minimum distance
standards between two or more special needs housing developments.
The City of La Quinta has adopted the 2019 California Building Code, as
well as the 2019 California Mechanical, Electrical, Energy, Fire,
Residential, Green Building, and Plumbing Codes. No amendments have
been made to the codes that would diminish the ability to accommodate
persons with disabilities. There are no restrictions on requests for
retrofitting of homes for accessibility, such as ramps and handrails.
Requests for such retrofits are handled as any other minor improvement
to a home necessitating a building permit, with the exception that the
design must meet all applicable standards and ADA requirements, and
is reviewed at the inspection phase for conformance to construction
requirements. Although requests for retrofit of existing homes have
been extremely limited in the past few years, a number of homes
advertised for resale in the Cove area have been retrofitted or built
specifically for persons with physical disabilities and are described as
such.
The public review process for the approval of group or senior homes is
no different from any other permitted use in the applicable zone. Where
a group or senior home is permitted by right, no public hearing is
required. The project is brought to the Planning Commission if a MUP is
required, and is subject to consideration and approval as any other use
permitted by MUP. Where a senior group home may be requested with
a MUP as part of a specific plan, the use would be considered and
approved within the established public hearing process as part of the
total specific plan and subject to the applicable Zoning Code provisions.
Environmental and Infrastructure Constraints
Development of new housing in La Quinta will continue to take place
throughout the City. Public services and infrastructure are being
upgraded and expanded within the City. Major flood control programs
have been funded by the City and constructed by the Coachella Valley
Water District (CVWD) for the protection of the Cove Area. In response
to growth, Desert Sands and Coachella Valley Unified School Districts
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operate several elementary schools, middle schools, and high schools
that serve La Quinta residents. Three Riverside County Fire Department
stations serve the City.
The potable water system in the City is operated and administered by
CVWD. The sanitary sewage collection and treatment system in the City
is operated and administered by CVWD, which extends service based
upon approved designs and improvements constructed by the private
developer. Senate Bill (SB) 1087 requires water and sewer providers to
create procedures to provide priority water and sewer service to lower
income residential projects. The law also prohibits the denial or
conditioning the approval of service without adequate findings and
requires future water management plans to identify projected water
use for lower income residential development. The City routes the
Housing Element update to CVWD to facilitate consistency with these
requirements.
The City of La Quinta is served by Southern California Gas Company. The
Southern California Gas Company has indicated that the future supply of
natural gas will meet demand generated by additional development in
the City.
Major infrastructure improvements, including full-width streets, water
and sewer mains, and stormwater systems, are the responsibility of the
developer to install with any development. Developers are required to
provide parks or in-lieu fees as part of a residential development. When
infrastructure improvements are made that benefit other properties,
the subdivider is reimbursed from the area fund when other properties
in the area are developed.
Non-Governmental Constraints
Projects requiring a Site Development Permit generally apply for
building permits with 30-90 days of approval. The building permit plan
check process is expedited, and if plans are submitted with only minor
deficiencies, building permits will be issued within 30 to 60 days of
submittal.
The City has not received requests for projects at densities lower than
that proposed in the Land Use Inventory, and works with applicants to
assure that the targeted density is achieved or exceeded.
Opportunities for Energy Conservation
The City has adopted a comprehensive Green and Sustainable La Quinta
Program to enhance the City’s conservation of resources and to reduce
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environmental impacts of existing and future conditions. This program
will allow the City to consider a wide range of programs that will address
energy, water, air quality, solid waste, land use, and transportation.
Current Regulations and Programs
Title 24 Regulations
On a regulatory level, the City enforces the State Energy Conservation
Standards (Title 24, California Code of Regulations). These standards
incorporated into the City’s Building Code provide a great deal of
flexibility for individual builders to achieve a minimum “energy budget”
through the use of various performance standards. These requirements
apply to all new residential and commercial construction as well as
remodeling and rehabilitation construction where square footage is
added. Compliance with Title 24 on the use of energy-efficient
appliances and insulation has reduced energy demand stemming from
new residential development.
Green Building Programs
Two prominent green building programs are California Green Builder,
recognized by the California Energy Commission, and Leadership in
Energy and Environmental Design (LEED), which is sponsored by the US
Green Building Council. Both programs involve a third-party certification
process, have different environmental goals, and apply to different
types of development.
Green Builder is a voluntary environmental building and certification
program for residential construction. Certified homes incorporate
water-efficient landscaping and fixtures, utilize high efficiency insulation
and ventilation systems, contain environmentally sound building
materials, initiate waste reduction methods during construction, and
must be 15 percent over existing Title 24 energy efficiency standards.
LEED is a national rating system for green buildings. Primarily focused
on commercial and multifamily residential projects, LEED requires the
developer to register their project with the US Green Building Council,
which in turn reviews the project for conformance and assigns points
based upon various efficiency, materials quality, and design factors.
Once the Council has reviewed the project, it issues a certification based
upon the number of points achieved in each category.
City Projects
The City has undertaken an aggressive series of green building programs
that demonstrate the opportunities available to reduce the overall
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environmental impact of new developments. The Title 24 energy
efficiency requirements significantly increase the overall energy
efficiency of all new construction, and now require photovoltaic
systems for residential projects, and will require them for commercial
projects in 2030.
Vista Dunes Courtyard Homes
Located at 78-990 Miles Avenue (just west of Adams Street), the Vista
Dunes project consists of 80 affordable courtyard-oriented single-family
and duplex homes.
This LEED Platinum certified development includes photovoltaic cells to
generate electrical power. This feature will annually save $720 per unit
in electric utility costs. Water saving improvements will reduce water
usage by 1,900,000 gallons per year for the entire project. It is estimated
that this project exceeds Title 24 by 28 percent. Some of the units will
exceed Title 24 requirements by 30 percent or more.
At the time of its development, Vista Dunes Courtyard Homes was the
first LEED Platinum certified multifamily affordable housing
development of its size in the country.
The City maintains a photographic history of the project and produced a
video for educational purposes. Further, tenants will be educated on
energy efficiencies through written materials, a DVD and the project
operator, CORE Housing Management.
Wolff Waters Place Housing Project
This affordable housing development exceeds Title 24 requirements by
24 percent and will save approximately 2,000,000 gallons of water from
interior water use alone. Compliance with the CVWD Ordinance will
further reduce exterior water use.
The project is LEED certified and includes solar hot water for laundry
buildings, a transit friendly location with a bus stop and shopping within
walking distance, low-water-use landscape and irrigation, dual flush
toilets, low-flow water fixtures, energy-efficient lights, ENERGY STAR
appliances, recycled building materials, paint with low volatile organic
compounds, reduced construction waste, advanced indoor air handling
systems, underground parking, high efficiency air conditioning units,
and a tenant training program. It also includes an onsite childcare
center; for residents using the childcare center, the proximity of the
daycare center to housing units reduces vehicle miles traveled and
associated greenhouse gas emissions.
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Greenhouse Gas Reduction Plan
In conjunction with the adoption of its 2013 General Plan, the City
adopted a Greenhouse Gas Reduction Plan. The Plan provides residents,
business owners and land owners with a broad range of measures
designed to reduce energy use and the use of fossil fuels. The Plan will
be effective in reducing costs for existing homes and for new residential
development. It will also allow changes in driving patterns, transit use
and other measures that will reduce the City’s dependence on
traditional energy sources.
Future City Programs/Actions
The City seeks to encourage and enforce regulations or incentives that
do not serve as constraints to the development or rehabilitation of
housing. The City should focus on measures and techniques that assist
the occupant in reducing energy costs, thereby increasing the amount
of income that can be spent on housing, childcare, health care, or other
necessary costs.
The continued implementation of the City’s Green and Sustainable La
Quinta Program will require ongoing participation of many city
departments and agencies. The program includes the City’s adherence
to and promotion of green building practices, efficient energy usage,
and implementation of conservation measures. The City provides
information to developers based on research of best building practices
and operational practices, such as commercial recycling programs
provided in AB 1826. Program costs could include energy audit upgrades
for existing facilities and buildings, irrigation and landscape
modifications to City-maintained properties, City fleet vehicles, and City
maintenance equipment.
The City’s 2013 General Plan includes a Livable Community Element that
provides direction on building siting, mixed use site planning, and
energy reduction techniques. The element also includes a suite of
policies and programs designed to lower energy costs, promote healthy
living, and encourage high quality design.
Under the direction of the City Manager’s Office, Community
Development and Community Services Department staff plays an
instrumental role in educating the community on water conservation
programs and resources.
Energy Conservation Partners
In developing a better La Quinta, the City cannot be successful without
a sound relationship with Coachella Valley Water District, Imperial
Irrigation District, Southern California Gas, Burrtec Waste and Recycling
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Services, Sunline Transit District, Coachella Valley Association of
Governments, SCAG, and other entities. Additionally, many of the areas
of concern, such as air quality and regional transportation, cannot be
addressed without strong regional, state and federal programs.
Utility Programs
The City of La Quinta has a strong working relationship with local utility
providers, including the Imperial Irrigation District (IID). IID is proactive
in creating energy savings via conservation programs, home energy
audits, product rebates, and general consumer tips. IID indicates that an
average home owner can reduce energy use by 10 percent more by
taking advantage of IID programs. IID offers rebate programs on the
purchase of higher efficiency air conditioning units, the high efficiency
refrigerators, and programmable thermostats. Additionally, product
rebates are offered on ENERGY STAR equipment such as home and
office electronics. IID also offers free in-home energy audits to its
residential customers.
Other utility programs assist residential customers with energy and
water conservation and cost reduction. SoCalGas offers rebates on
energy-efficient appliances, incentives for solar thermal water heating,
and grants and assistance programs to reduce energy costs. The City
works cooperatively with CVWD to promote and enforce, as required,
water conservation programs, including those affecting homeowners
and home builders. Burrtec offers programs that reduce solid waste and
increase recycling opportunities.
HOUSING RESOURCES
Regional Housing Needs Assessment
State Housing Law requires that SCAG identify future housing needs in
each jurisdiction. To meet this mandate, SCAG develops the Regional
Housing Needs Assessment (RHNA), which establishes both the
projected need for housing and the fair share distribution of the
projected need to its member jurisdictions.
The RHNA calculates the projected new construction necessary to
accommodate the anticipated population through October 2029. State
housing law requires that cities and counties demonstrate adequate
residential sites that could accommodate development of housing to
satisfy future housing needs.
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The 2021 RHNA proposes that La Quinta construct 1,530 new housing
units to accommodate housing needs for all income groups during the
planning period January 2022 through October 2029. These units are
distributed by income category as illustrated in Table II-48.
According to SCAG, 420 new units are needed to accommodate very low
income households. Consistent with HCD methodologies, 50% (210) of
these units are assumed to be for extremely low income (ELI)
households, and the remaining 50% (210) are assumed to be for very low
income households. A total of 269 new units are needed to
accommodate low income households, 297 new units are needed for
moderate income households, and 544 new units (provided through
market-rate housing) are needed for above moderate income
households.
The City’s 1,530-unit future housing need is a 6.2 percent increase in the
number of existing dwelling units (24,764 in 2019).
Table II-48
2022–2029 Regional Housing Needs Assessment
Household Income
Levels
Income as a Percent of
County Median
RHNA
Allocation Percent
Extremely Low1 --- 210 13.7
Very Low Less than 50% 210 13.7
Low 51%–80% 269 17.6
Moderate 81%–120% 297 19.4
Above-Moderate Over 120% 544 35.6
Total 1,530 100%
Source: Regional Housing Needs Assessment for Southern California, 2021, prepared by SCAG.
1 Extremely Low Income (ELI) category is a subset of the Very Low Income category. ELI
households are defined by HCD as those with incomes less than 30% of AMI. The number of ELI
units is assumed to be 50% of all Very Low Income units.
California housing element law allows local governments to obtain
credit toward its RHNA housing goals in three ways: constructed and
approved units, vacant and underutilized land, and the preservation of
existing affordable housing. The City will rely on the construction of new
units on vacant lands to meet its housing needs between 2022 and 2029.
Meeting the Need for Affordable Housing
With the loss of redevelopment set-aside funds, the State has limited
the City’s ability to provide funding for new affordable housing projects.
The City, however, continues to be committed to addressing its housing
need.
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The City continues to market its land in the Village (sites #2 through #6
in the land inventory, which could produce up to 42 additional units of
very low and low income housing. Additional efforts will be made
toward expanding housing opportunities in the Highway 111 corridor, on
lands owned by private parties. Highway 111 provides access to jobs,
transit, and has successfully integrated the Coral Mountain project,
which the City built in the last planning period. To that end, site #13,
owned by the City, has been added to the inventory, and is projected to
provide 116 units for very low and low income households. The balance
of the units, as shown in Table II-51, will be accommodated on multiple
sites throughout the City, and will be developed through a combination
of private development projects, and public/private partnerships where
the City can participate if resources allow.
The City has only recently seen an increase in inquiries regarding ADUs,
and it is expected that with the latest additions to the Zoning Code
(2021) to address changes in State law, that interest will increase. A
program has been added to encourage, monitor and reevaluate the
demand for ADUs throughout the planning period as a tool to expand
affordable housing options for City residents.
As discussed earlier in this Element, current conditions in the real estate
market make it possible for moderate income households to afford
market rate housing. Further, the rental market offers a broad range of
units at rental rates, with a median gross rent of $1,473 per month. Table
II-49 demonstrates the affordability of market rate rentals and home
purchases in La Quinta for a moderate income four-person household.
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Table II-49
Affordability of Housing 2021
Ownership Rental
Median Existing Single
Family Purchase Price
$386,200
N/A
Monthly Mortgage
Costs (PITI) $2,047 N/A
Median Gross Monthly
Rent N/A $1,473
30% of Monthly
Moderate Household
Income1
$2,259 $2,259
Affordability
Gap/Overage $212 $786
1 Per HCD, the annual income limit for a moderate income 4-person
household in Riverside County is $90,350. Therefore, the monthly income
is $7,529, and 30% is $2,259.
As shown in the table, the rental and resale market can accommodate
some of the City’s expected moderate income households during the
2022-2029 planning period.
Available Land for Housing
The Housing Element must identify available sites within the City that
can accommodate the RHNA. The land inventory includes an analysis of
the realistic capacity of the sites. An evaluation of zoning, densities,
market demand, record of affordable housing development, and
financial feasibility will establish the ability of available sites to provide
housing for all income levels.
Available Vacant Land
The vacant land inventory only includes parcels that the City has
identified as having the potential to develop during the 2022-2029
planning period. Additional vacant sites are located in the City but are
not assumed to have the potential to satisfy the current RHNA for lower
income households. The development potential for Village Commercial
(VC) sites is assumed to be improved through logical consolidation with
adjacent vacant lots. The City has seen interest in the development of
more dense residential projects in the Village, indicating that the
development community has an interest and is participating in lot
consolidation which could result in additional units in this part of the
City. The City will encourage and facilitate lot consolidation in this
district through incentives provided in Program H-3.3.b. The City will also
continue to consider City-owned lands, not on the inventory, for
affordable housing projects in the Village. The City’s flexible
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development and use standards further facilitate the development of a
range of housing types. The Table also includes 456 units for above
moderate income households. These are all associated with approved
projects which are expected to develop during the planning period. In
addition, existing vacant single family lots are located throughout the
City which only require building permit approvals, and two large planned
communities are currently in the entitlement process, and would result
in more than 2,822 units in the City, as shown in Table III-23.
Table II-51 provides a summary of the vacant land with residential
development potential within the City. A map showing the parcel
locations is provided in Exhibit II-25. As shown on the map, inventory
lands are geographically distributed throughout the City and are not
concentrated in any areas. As such, they further fair housing principles.
The City owns some of the sites shown in Table II-51. Some of these lots
are located in the Village, and are small lots that the City has assembled
over several years. The City is marketing the lots as consolidated parcels,
and will complete lot mergers (as provided in Program H-1.1.b) to
facilitate their sale. Two sites are located in the center of the City, and
will be marketed for joint venture with the affordable housing
development community. Sites will be offered, consistent with the
Surplus Land Act, through Requests for Proposals.
Table II-51 includes sites which were in the City’s inventory in the prior
planning period, but no sites have been included in the inventory for two
consecutive previous planning periods.
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Table II-50
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
Very Low, Low and Moderate Income Sites
1 646-070-016 13.84 MHDR RMH
(AHO) 20 280
2*
770156007 0.23 VC VC 14 4
770156010 0.39 VC VC 14 5
770181009 0.36 VC VC 14 5
3 (City
Owned)
773078005 0.11 MC/VC MC/VC 14 1
773078006 0.11 MC/VC MC/VC 14 1
773078007 0.11 MC/VC MC/VC 14 1
773078016 0.12 MC/VC MC/VC 14 2
773078017 0.12 MC/VC MC/VC 14 2
773078034 1.11 MC/VC MC/VC 14 15
7 604-032-042 1.88 MHDR RMH 12 22
8 (City
Owned) 600-030-010 2.72 of
11.29 MHDR RMH 19 52
9 600-390-024 15.14 CG CP/CR 18 273
10*
600080001 0.19 MHDR RM 10 2
600080002 0.19 MHDR RM 10 2
600080003 0.19 MHDR RM 10 2
600080004 0.19 MHDR RM 10 2
600080005 0.19 MHDR RM 10 2
600080006 0.19 MHDR RM 10 2
600080007 0.19 MHDR RM 10 2
600080008 0.19 MHDR RM 10 2
600080009 0.21 MHDR RM 10 2
600080041 2.4 MHDR RM 10 24
11 643-020-025 4.81 CG CR 26 126
12* 600340050 4.46 MHDR RM 8 36
600340051 13.01 MHDR RM 8 104
13 (City
Owned) 600-020-057 6.42 CG CR 18 116
Total Very Low, Low and Moderate Income Sites 1,072
*Moderate income site
Above Moderate Income
Sites Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
15 Various 40.76 LDR/OS-R RVL/PR 3 90
16 Various 37.43 LDR RL/PR 3 60
17 Various 29.56 LDR RL 3 94
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Table II-50
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
18 Various 20.72 LDR RL 3 57
19 Various 33.07 LDR RL 3 85
20 Various 28.76 LDR RL 3 70
Total Above Moderate Sites
456
Total All Sites 1,528
152
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Site Adequacy Analysis
The sites shown in Table II-50, above, all accommodate residential
development at various densities. Site 1 is residentially designated, and
benefits from the Affordable Housing Overlay, which increases its
density potential (please see below).
Residential development in La Quinta, particularly that for affordable
housing projects, has been built at or near the maximum allowable
densities. For example, development in the RM zone generally occurred
at the maximum density of 8 units per acre or above through density
bonus provisions. Miraflores Apartments were constructed at a density
of 11.2 units per acre in the RM zone in 2003. In 2004, Hadley Villas
Apartments were developed at a density of 7.8 units per acre in the RM
zone. In 2001, the Aventine Apartments were constructed at a density
of 14.3 units per acre in the RH zone. The City’s most recent restricted
affordable projects have also been completed within existing residential
densities: Wolff Waters Place was built at 14.7 units per acre, the
Washington Street Apartments’ expansion was completed at a density
of 8 units per acre, Vista Dunes was built at a density of 10 units per acre,
and the Coral Mountain Apartments were built at a density of 16 units
per acre. In order to expand the analysis of realistic capacity, other cities
in the Coachella Valley were analyzed. As the area operates as a region,
with similar building trends, zoning requirements and land use patterns,
an analysis of regional trends is appropriate. The following projects are
planned or under construction regionally:
Palm Springs:
• Monarch Apartments, will provide 60 units affordable to very
low and low income households on 3.6 acres, at a density of 17
units per acre. The project is fully funded and will break ground
in October of 2021.
Palm Desert:
• Carlos Ortega Villas, consists of 72 units on 3.48 acres affordable
to very low and low income households, at a density of 21 units
per acre.
• Vitalia, 270 units affordable to very low and low income
households on 12 acres approved in 2021, at a density of 23 units
per acre.
• Millennium SARDA site, 240 units affordable to very low and low
income households on 10 acres, under contract in 2021, at a
density of 24 units per acre.
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Indio:
• Arroyo Crossing 1 is currently under construction, and provides
184 units on 6.4 acres affordable to very low and low income
households, at a density of 29 units per acre.
• Arroyo Crossing 2, will provide 216 units affordable to very low
and low income households on 7.3 acres, at a density of 30 units
per acre. The project was approved in 2021.
In the region, projects ranging in density from 17 to 29 units per acre are
being funded and can be built to accommodate lower income
households. Therefore, the densities for larger projects, ranging from 18
to 26 units per acre, can be achieved in La Quinta.
In the past, the City has applied the Affordable Housing Overlay to
specific inventory sites which were zoned for non-residential uses. This
strategy is being modified (see Program 3.1.a) to apply to all inventory
sites, and to increase the AHO density to 30 units per acre, even though,
as demonstrates above, affordable housing projects in the region are
being built at lower densities. The 30 unit per acre density will be the
base on which density bonus provisions will be applied, as described in
Program 3.1.a. Units built using the AHO must be affordable to lower
income households, unless they are identified as moderate income sites
in Table II-50. As provided in Program 3.1.a, the AHO will allow three
story construction (consistent with the existing High Density Residential
Zone), and shall be analyzed to assure that development standards are
sufficient to allow the 30 unit per acre density.
Site 2 consists of three small lots in the Village, on Desert Club Drive. The
three lots have been approved for 14 apartments which are to be
affordable to moderate income households. The three lots may be
merged by the owner, but can proceed as three lots without further City
processes. The owner has been finalizing building plans and
construction is expected in 2022. As shown in Table III-49, market rental
rates in the City are affordable to moderate income households.
Therefore, these units have been included for moderate income
households.
Three sites in Table II-50 are over 10 acres in size. Although the State
does not believe that these sites can be developed for affordable
housing, the Coachella Valley is experiencing development of lower
income projects on larger sites, including two projects in Palm Desert
described above. Nevertheless, in order to encourage the development
of affordable projects on these sites, Program 3.1.a has been added,
which provides incentives for subdivision of larger sites.
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It should also be noted that Site 10, which includes multiple small lots
for 42 moderate income units, is an approved apartment project which
is being constructed on land previously owned by the City, which was
successfully sold to a private developer. The parcels previously were
developed as single family homes, which the City bought to widen
Jefferson Street. Upon completion of the widening, the lots were
marketed to the private development community, and an apartment
project was proposed in 2019, and approved in 2020 for the site. The City
therefore has experience in the assembly of smaller lots for the
successful development of housing.
Finally, sites 15 through 20 are provided to accommodate above
moderate income households. These sites are all located in existing
approved communities or tract maps, and require only residential
building permits to proceed to construction.
Environment and Infrastructure Analysis
None of the parcels identified in the vacant land inventory are located in
areas of topographic constraint or have known environmental hazards.
The sites identified in the vacant land inventory are adjacent to existing
urbanized development and are within service hook-up distance of
existing water and sewer systems as well as all dry utilities in adjacent
streets. All providers have sufficient capacity to accommodate the
growth generated by the units listed in Table II-51. According to the
latest Coachella Valley Water District (CVWD) Urban Water
Management Plan (2015), the implementation of water conservation,
groundwater recharge, and water source substitution management
strategies will ensure that adequate water resources are available to
existing and future residents of La Quinta.
Affordability Analysis
It is expected that development of affordable housing units will be
accomplished through public-private partnerships, with a focus on two
areas of the City: the Village for smaller projects that bring residents into
the expanding commercial downtown, and along Highway 111, building
upon the success of the Coral Mountain apartments. It is important to
note that the sites identified provide a variety of land sizes to allow
flexibility in types of projects, and exceed the City’s need for very low
and low income units, allowing for greater opportunities for a mix of
market and affordable units within projects.
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As described above, the median sales price for a home is approximately
$386,200 and the median gross rent for an apartment unit is
approximately $1,473 per month. In comparison, the maximum
affordable sales price for a moderate income family of four is $313,650
and the maximum affordable rent for a moderate income couple is
$1,808 per month. Moderate income households, therefore, can afford
to rent in the City and are able to afford homes that are lower than the
median price currently. Some moderate income households, especially
one and two person households or larger families, will need assistance
to purchase a home.
The City will continue to work with affordable housing developers to
participate in projects and provide streamlining, financial assistance and
fee reductions wherever possible. However, it is important to note, as
identified by participating affordable housing developers in the City’s
workshop and outreach, that funding affordable housing projects has
been made much more difficult with the loss of local redevelopment
funds, and that these developers must identify and secure twice or three
times the funding sources that were previously necessary to fund
projects. This constraint is one that the City cannot control and cannot
alleviate.
General proforma analyses were conducted using land costs (average of
$448,493 per acre of vacant residential land in La Quinta) and
construction costs ($317,074 per unit of affordable housing according to
affordable housing developers contacted in the preparation of this
Update) to estimate the capacity of land in La Quinta to support
affordable housing. The results indicate that homeownership products
will remain available to moderate income households without a very
large subsidy. The developers of ownership projects require financial
returns through the one-time sale of the housing units.
A generally accepted minimum project size for affordable housing
development is 50 units. Like their higher density counterparts, lower
density sites able to accommodate 50 units are eligible for funding
mechanisms such as Low Income Housing Tax Credits (LIHTCs), a type
of restricted development that must meet strict size and amenity
guidelines to compete for funding. High density is also not a determining
factor in obtaining other resources, such as HOME funds and
Community Development Block Grant program funding. The RM and
RMH sites identified in Table II-50, would both allow a minimum project
size consistent with these requirements.
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Financial and Regulatory Subsidies
A subsidy can be financial or regulatory in nature. Financial subsidies are
found in federal, state, local, and private programs and organizations
focused on the production of affordable housing. Developers in La
Quinta use and leverage many sources of financial assistance. Projects
may seek funding from LIHTCs, tax-exempt bonds, Community
Development Block Grants, HOME funds, other HUD grant programs,
and commercial banking resources.
Regulatory subsidies can take many forms, including fee waivers or
deferrals, flexible development standards, and increased densities.
Higher densities generally increase the financial feasibility of a
residential project as a developer is able to sell more housing units on
the same amount and cost of land (even with slightly lower sales prices
associated with smaller, attached units).
The City’s vision recognizes the importance of providing affordable
housing for its residents and employees. Accordingly, the City supports
affordable housing development through financial and regulatory
subsidies and permits densities up to 24 units per acre with the
Affordable Housing Overlay (higher densities are permitted through
density bonus provisions). The City is thereby able to achieve both the
goal of maintaining lower density community character while also
producing its fair share of affordable housing.
Vacant Land Opportunities
The City has established a strong record of providing assistance to
affordable multifamily housing projects (townhomes and apartments),
ranging in density from 7.8 to over 20 units per acre. Single-family
detached assisted housing was also developed, with City assistance, at
densities as low as 4.4 units per acre and up to 7.8 units per acre.
La Quinta is able to achieve market-driven moderate income housing
through the relative affordability of land, the local market demand for
lower maintenance housing types, and reasonable development impact
and entitlement fees. La Quinta has a solid record of working with local
nonprofits and affordable housing developers to accommodate the
housing needs of its lower income residents. The vacant land inventory
provides the City and affordable housing developers with a map of
opportunity areas.
The moderate income housing need can be met without any mixed-use
development. However, the City recognizes that mixed-use
developments will play a role in moderate and above moderate housing
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opportunities in the future. Both the General Plan and the Zoning
Ordinance have been modified to encourage Mixed Use development.
The City’s efforts to promote mixed use development have had limited
success. According to the development community, mixed use projects
cannot be financed in La Quinta, due to a lack of such projects in the
region. Mixed use properties are therefore not included in this
inventory.
Fair Housing
According to the Fair Housing analysis (see “Fair Housing” section), the
City has a low segregation level, no racially or ethnically concentrated
areas of poverty, equal access to opportunity, and no disproportionate
housing needs. The sites identified above will not exacerbate any such
conditions.
PRESERVATION OF AT RISK UNITS
State Government Code requires that localities identify and develop a
program for their Housing Elements for the preservation of affordable
multifamily units assisted under various federal, state and local
programs. In the preservation analysis, localities are required to provide
an inventory of assisted, affordable units that are eligible to convert to
market rate within five years of the end of the planning period (2034).
Income-restricted housing units sometimes change to market rate due
to expiration of subsidies, mortgage prepayments, or expiration of
affordability restrictions.
An inventory of all assisted multifamily projects is provided in Table II-51.
The earliest possible date of conversion for any of the City’s restricted
multifamily housing stock is 2051 for the extremely low and low income
units at Seasons Senior Apartments. There are no at risk units in the City.
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Table II-51
Assisted Multifamily Project Inventory
Project
Earliest
Date of
Conversion
Extremely
Low
(30%)
Very
Low
(50%)
Low
(80%)
Moderate
(120%)
Above
Moderate
(120%+)
Total
Aventine
Apartments
(47750 Adams St)
2056 --- --- 10 10 --- 20
Hadley Villas
Senior
Apartments
(78875 Avenue 47)
2059 65 12 1 --- 1 79
Seasons at
Miraflores Senior
Apartments
(47747 Gertrude
Way)
2057 45 71 --- --- --- 116
Seasons La Quinta
Senior
Apartments
(50915 Rainbow
Ct.)
2051 19 --- 37 31 --- 87
Vista Dunes
Courtyard Homes
(44950 Vista
Dunes Lane)
2063 8 64 8 --- --- 80
Washington
Street (senior)
Apartments 1
(42800
Washington)
2066 24 72 42 2 --- 140
Wolff Waters
Place
(47795 Dune
Palms Road)
2065 43 56 37 80 --- 216
Coral Mountain
Apartments
(79625 Vista
Coralina Lane)
2070 --- 36 138 2 --- 176
Total N/A 204 311 273 125 1 914
Source: City of La Quinta
1 Rental assistance for anyone ≤ 50% AMI or lower
Maintenance of the at-risk housing units as affordable will depend
largely on market conditions, the status of HUD renewals of Section 8
contracts, and the attractiveness of financial incentives, if warranted.
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GOALS, POLICIES, AND PROGRAMS
The following goals, policies, and programs set forth a comprehensive
housing plan for the City of La Quinta during the 2022-2029 planning
period.
Adequate Sites for Housing
GOAL H-1
Provide housing opportunities that meet the diverse needs of the City’s
existing and projected population.
v Policy H-1.1
Identify adequate sites to accommodate a range of product types,
densities, and prices to address the housing needs of all household
types, lifestyles, and income levels. Provide new housing choices by
increasing affordable housing supply in high opportunity areas, and
improve housing mobility through encouraging various housing options
such as accessory dwelling units and creative housing solutions.
Program 1.1.a: To address the City’s RHNA allocation for extremely low
income households, 15% of units on the City’s land on Highway 111
(site #13) will be assigned to extremely low income households.
The City shall negotiate very low income units for all other
projects on sites identified in the Vacant Land Inventory (Table
II-50) individually to reach the target of 210 units during the
planning period.
§ Timing: June 2025 for Highway 111 project, as projects are
constructed for additional units
§ Funding Source: Private Funding, Tax Credit Financing, Other
sources as identified
§ Responsible Agency: City Manager’s Office/Housing
§
Program 1.1.b: The City will merge its parcels in the Village (as listed in
Table II-51) to facilitate the consolidation of these lots for sale
through the Surplus Land Act.
§ Timing: June 2023 for lot mergers. June 2024 for RFPs and
land sales.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
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Program 1.1.c: To encourage the development of housing for extremely
low, low and special needs residents, the City will develop a
program of incentives for the subdivision of larger sites, to
include application fee waivers, DIF fee reductions and expedited
processing. The City will contact the owners of the three sites
listed in Table II-50 and encourage that they subdivide the land
and take advantage of the City’s incentive program.
§ Timing: June 2022 for development of program. June 2023 for
initial contacts with land owners, and annually thereafter.
§ Funding Source: General Fund
§ Responsible Agency: Planning Division, City Manager’s
Office/Housing
v Policy H-1.2
Focus housing growth within existing City boundaries until it is
necessary to pursue annexation or development in planning areas for
affordable housing.
v Policy H-1.3
Direct new housing development to viable areas where essential public
facilities are provided and employment opportunities, educational
facilities, and commercial support are available.
v Policy H-1.4
The City shall promote and affirmatively further fair housing
opportunities through the community for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, color, familial
status, disability, source of income, veteran or military status, or other
characteristics protected by the California Fair Employment and
Housing Act (FEHA), Government Code Section 65008, and any other
applicable state and federal fair housing and planning law.
Assist in the Development of Affordable Housing
GOAL H-2
Assist in the creation and provision of resources to support housing for
lower and moderate income households.
v Policy H-2.1
Increase housing choices for lower and moderate income households.
Address disproportionate housing needs and alleviate disproportionate
cost burdens on lower and moderate income households by providing
more affordable housing units.
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Program H-2.1.a: Accessory Dwelling Units (ADU)
The City will modify its Zoning Ordinance to comply with State
law regarding ADUs and JADUs and provide for the reduced
parking standards, setbacks and other incentives included in the
law. The City shall establish a program to encourage the building
of ADUs and JADUs, and monitor their development to gauge if
they are affordable alternatives for housing. The program will
include tracking annual permits, an annual survey of rents in
ADUs, and whether any ADUs are accepting housing subsidy or
restricting their units to very low or low income households.
§ Timing: Zoning amendments June 2022. Monitoring program
beginning June 2023.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
Program H-2.1.b: City-owned Lots
Aggressively pursue development of the City’s central-city
properties (sites 8 and 13) to generate up to 168 units of
extremely low, very low and low income units on these parcels.
To implement this program, the City will establish a schedule for
Requests for Proposals and include incentives. These incentives
may include elimination of Development Impact Fees, financial
assistance in the form of land contributions, and density bonuses
as provided in the Zoning Ordinance. In addition, the City will
consider affordable housing for other City-owned lots in the
Village when marketing the land for development, including
mixed use projects that combine retail and residential uses.
Wherever possible, include 15% affordable units in these projects
§ Timing: Annually, beginning with June 2023.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
Program H-2.1.c: Creative Housing Solutions
In order to expand the variety of housing options for extremely
low and low income households in the City, study, research and
pursue the amendments to the Zoning Code and subdivision
ordinance that would be required to allow creative housing
solutions, including “tiny homes,” prefabricated or “kit” homes,
shipping container conversions, and other options available in
the market as they arise. Present the findings of the research to
the Planning Commission and Council for their consideration.
164
§ Timing: Research June 2024. Planning Commission and City
Council Study Session no later than June 2025.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
v Policy H-2.2
Support public, private, and nonprofit efforts in the development of
affordable housing.
Program H-2.2.a: Density Bonus Amendments
Revise the Zoning Ordinance to ensure compliance with
Assembly Bill (AB) 2345 as it pertains to Density Bonus
requirements.
• Timing: June 2022 regular Zoning Ordinance update
• Funding Source: General Fund
• Responsible Agency: Design and Development Department
v Policy H-2.3
Pursue a variety of forms of private, local, state, and federal assistance
to support development of affordable housing.
Program H-2.3.a: Collaborative Partnerships
The City shall continue to meet with affordable housing
development entities to discuss types of incentives available and
requirements for obtaining assistance, discuss appropriate sites
for housing for extremely low, low and special needs residents,
and foster professional collaboration between the City and
affordable housing stakeholders.
§ Timing: Project-by-project basis, by request, or on an annual
basis.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
Program H-2.3.b: Mixed Use in the Highway 111 Corridor
In order to take advantage of the high density residential
permitted in the Mixed Use overlay, develop a menu of
incentives, including reduction in development fees, density
bonuses and other provisions for the inclusion of affordable
housing units in Mixed Use projects within the Highway 111 Plan
area.
165
§ Timing: Menu of incentives, June 2023. As projects are
proposed
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
Program H-2.3.c: Affordable Housing Renter-to-Owner Transition
There are many resources that the City, nonprofits, or for-profit
developers may utilize to subsidize the construction and
maintenance of affordable housing. Some of the most
prominent resources are described below.
§ Timing: Update website with funding information and
partnership opportunities by June 2022, and every six months
thereafter.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
Low Income Tax Credits
Low Income Housing Tax Credit (LIHTC) provides federal tax
credits for private developers and investors that agree to set
aside all or a portion of their units for low income households. A
minimum of 20 percent of the units must be affordable to low
income households and 40 percent of the units must be
affordable to moderate income households.
Community Reinvestment Act
The Community Reinvestment Act provides favorable financing
to affordable housing developers. The Redevelopment Agency,
development community, and local, regional, and national banks
are encouraged to work together to meet their obligations
pursuant to the Community Reinvestment Act.
California Housing Finance Agency Program
The California Housing Finance Agency (CHFA) has three single-
family programs for primarily moderate and middle income
homebuyers: the Home Ownership Assistance Program and the
Affordable Housing Partnership Program. Each provides
permanent mortgage financing for first-time homebuyers at
below-market interest rates.
HOME Funds
HOME is the largest Federal block grant distributed to state and
local governments for the creation of lower income housing.
Cities apply when Notices of Funding Availability are issued.
166
Neighborhood Stabilization Program
HUD’s Neighborhood Stabilization Program makes emergency
assistance grants available to local governments for the
acquisition, redevelopment, and renting or resale of foreclosed
properties at-risk of abandonment.
Riverside County First-Time Homebuyers Program
Continue participation in the Riverside County First-Time
Homebuyers Program for low and moderate income households.
Mortgage Credit Certificate
The Riverside County Mortgage Credit Certificate Program is
designed to assist low and moderate income first time
homebuyers. Under the Mortgage Credit Certificate Program,
first-time homebuyers receive a tax credit based on a percentage
of the interest paid on their mortgage. This tax credit allows the
buyer to qualify more easily for home loans, as it increases the
effective income of the buyer. Under federal legislation, 20
percent of the funds must be set aside for buyers with incomes
between 75 and 80 percent of the county median income.
Finance Agency Lease-Purchase Program
Riverside/San Bernardino County Housing Finance Agency Lease
Purchase Program provides down payment assistance and
closing costs for eligible households up to 140 percent of the area
median income.
Housing Choice Voucher (formerly Section 8) Referrals
Housing Choice Vouchers allow lower income households to use
rental subsidies anywhere in the County, including La Quinta.
Program H-2.3.d: Sweat Equity and Shared Equity
Continue to work with organizations that offer sweat and shared
equity housing programs to lower and moderate income
households in La Quinta. Sweat equity and shared equity
programs provide lower and moderate income households with
ownership assistance. Sweat equity refers to the exchange of
time and effort, usually in the form of construction activities, for
an affordable ownership opportunity.
• Timing: Meet with CVHC and Habitat for Humanity annually
or more frequently (if requested) to identify opportunities
for coordinated efforts or potential housing projects.
• Funding Source: General Fund
167
• Responsible Agency: City Manager’s Office/Housing
Removal of Governmental Constraints to Housing
GOAL H-3
Create a regulatory system that does not unduly constrain the
maintenance, improvement, and development of housing affordable to
all La Quinta residents.
v Policy H-3.1
Remove unnecessary regulatory constraints to enable the construction
or rehabilitation of housing that meets the needs of La Quinta residents,
including lower income and special needs residents.
Program 3.1.a: All properties listed in the Affordable Housing Inventory
for extremely low, very low and low income units shall have the
Affordable Housing Overlay applied. Further, the AHO text shall
be amended to allow 30 units per acre and to allow 3 story
development. The analysis that accompanies the Zone text
amendment shall demonstrate that the development standards
being applied to the AHO, including setbacks, height and parking
requirements, allow a density of 30 units per acre. Consistent
with Government Code Section 65583.2(h) and (i), the AHO will
permit owner-occupied and rental multifamily residential use by
right for developments in which at least 20 percent of the units
are affordable to lower income households during the planning
period. These sites shall be zoned with minimum density and
development standards that permit at least 16 units per site.
§ Timing: October 2022 for Zoning Map and text amendments
§ Funding Source: General Fund
§ Responsible Agency: Planning Division
v Policy H-3.2
Coordinate the development of affordable housing with the provision
of key utilities to ensure prompt and adequate service.
v Policy H-3.3
Incentivize the development of affordable housing to facilitate the
development of housing for the City’s lower and moderate income
households.
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Program H-3.3.a: Priority Water and Sewer Service
Route the adopted Housing Element to the CVWD and notify
them of changes and future updates to the Housing Element. In
compliance with state law, the Coachella Valley Water District
(CVWD) must create procedures to provide priority water and
sewer service to lower income residential project. The law also
prohibits the denial or conditioning the approval of service
without adequate findings, and requires future water
management plans to identify projected water use for lower
income residential development.
§ Timing: Upon Housing Element adoption
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department,
Coachella Valley Water District
Program H-3.3.b: Encourage Lot Consolidation
Although not on the Site’s Inventory, several small lots in the
Village Commercial would have improved development potential
through lot consolidation. The Village Build Out Plan and Zoning
Code amendments have been completed to encourage
consolidation. The City continues to market its land in the Village,
and will also work with private land owners and developers to
assemble larger holding to allow multi-family projects which
increase the number of residents in the Village. The City will
consider potential incentives including fee deferral or
reductions, parking requirement reduction, and relief from
various other development standards that could potentially
increase the cost of the project.
§ Timing: As City staff reviews projects in the Village
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
GOAL H-4
Conserve and improve the quality of existing La Quinta neighborhoods
and individual properties.
v Policy H-4.1
Protect the quality of La Quinta’s neighborhoods through the
rehabilitation of both affordable and market-rate homes.
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v Policy H-4.2
Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
v Policy H-4.3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
v Policy H-4.4
Enhance neighborhoods that presently provide affordable housing with
drainage, lighting and landscape amenities, and parks and recreation
areas. Employ government and non-government resources to preserve
and revitalize neighborhoods and communities and thereby provide
protection against disinvestment-based displacement.
Program H-4.4.a: Housing Condition Survey & Monitoring
Complete an inventory of housing conditions (updated
approximately every five years) to enable the City to properly
target Code Compliance and rehabilitation resources. To better
understand the City’s housing needs the quality and condition of
the housing stock must be inventoried on a regular basis. The
inventory should focus on older neighborhoods, such as those
south of Calle Tampico, west of Washington Street, and north of
Highway 111.
§ Timing: Complete by June 2023
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
Program H-4.4.b: Habitat for Humanity Residential Rehabilitation
Program
Complete the Memorandum of Understanding with Habitat for
Humanity to implement the “Brush with Kindness” program. The
program will be implemented by Habitat volunteers who will
donate time for repair and maintenance programs, including
yard work, weed abatement, window replacements, roof
repairs, and air conditioning repair. Residents will be prioritized
to focus on seniors, veterans, the disabled, low and very low
income residents, and those in affordably-designated homes.
The first-year City contribution will be $40,000, and the annual
amounts will be reviewed every year based on the success of the
program.
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§ Timing: MOU by June 2022, assist 6 households annually
through the planning period
§ Funding Source: General Fund
§ Responsible Agency: Habitat for Humanity, City Manager’s
Office/Housing
Program H-4.4.c: County of Riverside Home Repair Grant
Refer code violators and interested parties to the County of
Riverside for home repair grants. The County of Riverside
Economic Development Agency Home Repair Program provides
lower income households with up to $6,000 for home repairs
such as a new roof, new air-conditioner, or a handicap ramp. As
a jurisdiction in Riverside County, lower income La Quinta
households are eligible for this grant.
§ Timing: Throughout planning period, refer 5 households
annually
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department,
City Manager’s Office/Housing
Program H-4.4.d: Rehabilitation Resources List
Provide a rehabilitation resources list on the affordable housing
and code compliance pages of the City’s website. Use the list, in
online or printed form, as a reference for code violators. Lower
and moderate income homeowners may need assistance in
affording important home repairs and improvements. The City
can assist these households by compiling and sharing a listing of
local, state, and federal programs offering rehabilitation
assistance.
§ Timing: Create list by June 2022. Distribute to 15 households
annually.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department,
Community Resources Department, City Manager’s
Office/Housing
Equal Housing Opportunity
GOAL H-5
Provide equal housing opportunities for all persons.
171
v Policy 5.1
Provide the regulatory framework to create an environment in which
housing opportunities are equal.
v Policy 5.2
Encourage and support the enforcement of laws and regulations
prohibiting discrimination in lending practices and in the sale or rental
of housing.
Program H-5.2.a: Collaborate and coordinate with government agencies
(e.g. Fair Housing Council of Riverside County) and nonprofit
groups (e.g. Habitat for Humanity) to support outreach and
expansion of lending programs for homeownership among
minority populations. Advertise workshops and webinars held by
these organizations on financial resources for homeownership on
the City website, under News page and Directory of Services (see
Program H-5.2.c).
• Timing: Annually (June) with adoption of budget, subject to
available funding.
• Funding Source: General Fund
• Responsible Agency: City Manager’s Office/Housing
Program H-5.2.b: Fair Housing Referrals
Continue to refer tenants and landlords to the Fair Housing
Council of Riverside County. Provide information on fair housing
resources on the City’s website and at City Hall. Identify and
coordinate with local nonprofits, service organizations and
community groups that can assist in distributing fair housing
information. Fair housing organizations provide dispute
resolution and legal assistance to tenants and landlords in
conflict. Such services are particularly important for lower and
moderate income households unable to afford counsel.
§ Timing: Referral service as needed. Information to be
maintained on website
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
Program H-5.2.c: Directory of Services
Maintain the online directory of services and information to
provide La Quinta residents with contact information for
community organizations and service providers that address
special needs. While numerous services are available to special
172
needs and lower income households, it can be difficult to readily
have access to these resources. A directory provides the contact
information necessary to seek housing assistance.
§ Timing: Update website annually
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
v Policy 5.3
Encourage support services for the Coachella Valley’s homeless
populations through referrals and collaborative efforts with non-profits
and other jurisdictions.
Program H-5.3.a: Regional Facilities for the Homeless
Continue to support and collaborate with the Coachella Valley
Association of Governments Homelessness Committee efforts to
maintain a regional homeless facility that provides housing as
well as supportive services. The Strategic Plan created by the
Homelessness Committee establishes a continuum of care for
the Coachella Valley.
§ Timing: City staff will continue to collaborate with CVAG
throughout the planning period and work with the
appropriate facilities directly.
§ Funding Source: Low and Moderate Income Housing Fund
§ Responsible Agency: City Manager’s Office/Housing
v Policy 5.4
Assist in the creation of a continuum of care for the homeless population
and those transitioning into permanent housing.
Program H-5.4.a: Low Barrier Navigation Centers
Review and revise, as necessary, the Zoning Ordinance to ensure
compliance with Assembly Bill (AB) 101 as it pertains to Low
Barrier Navigation Centers. Modify the definition of “homeless
shelter” to include this use.
• Timing: June 2022 at regular Zoning Ordinance update
• Funding Source: General Fund
• Responsible Agency: Design and Development Department
Program H-5.4.b: Zoning Amendments for Emergency Shelters,
Transitional and Supportive Housing
Revise the Zoning Ordinance to require that homeless shelters
only be required to provide parking for employees; and that
173
Transitional and Supportive Housing be permitted uses in the
Medium, Medium-High and High density residential zones.
• Timing: June 2022 at regular Zoning Ordinance update
• Funding Source: General Fund
• Responsible Agency: Design and Development Department
v Policy 5.5
Improve quality of life for disabled persons by facilitating relief from
regulatory requirements that may create barriers to accessible housing
and promoting universal design.
Energy and Water Conservation
GOAL H-6.1
Provide a regulatory framework that facilitates and encourages energy
and water conservation through sustainable site planning, project
design, and green technologies and building materials.
v Policy H-6.1
Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
v Policy H-6.2
Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
v Policy H-6.3
Encourage and enforce green building regulations or incentives that do
not serve as constraints to the development or rehabilitation of
housing.
v Policy H-6.4
Focus sustainability efforts on measures and techniques that also assist
the occupant in reducing energy costs; therefore reducing housing
costs.
v Policy H-6.5
Use and encourage emerging technologies to reduce high demands for
electricity and natural gas including use of passive solar devices and
where feasible other renewable energy technologies (e.g., biomass,
wind, and geothermal).
174
Program H-6.5.a: Going Green La Quinta Program
Implement green goals, policies, and programs that accurately
represent the City’s direction in resource conservation and
minimizing greenhouse gas emissions. Implement design
standards for residential and commercial structures that
encourage solar protection to directly result in energy
conservation.
§ Timing: As projects are proposed
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
Program H-6.5.b: Energy Conservation Partners
Continue to meet with and seek insight from utilities, service
providers, and other entities involved in energy conservation
efforts appropriate for La Quinta. In working toward a
sustainable La Quinta, the City and its residents will need to
collaborate with utilities and service providers. Partnerships with
the Coachella Valley Water District, Imperial Irrigation District,
Southern California Gas, Burrtec Waste and Recycling Services,
Sunline Transit District, Coachella Valley Association of
Governments, Southern California Association of Governments
and other entities will be an important component of making La
Quinta a more livable city.
§ Timing: As part of regular coordination meetings with utilities
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office, Design and
Development Department
Program H-6.5.c: Energy Efficiency Programs
Investigate all potential energy efficiency programs and provide
a list of programs on the City’s Going Green website. In addition
to programs that may become available through IID, investigate
other opportunities, including state and federal incentives, and
promote them on the Going Green website.
§ Timing: Ongoing as programs are identified
§ Funding Source: General Fund, IID program funds, and other
programs as identified
§ Responsible Agency: City Manager’s Office, Design and
Development Department
175
Program H-6.5.d: Weatherization Assistance
Encourage low income homeowners or renters to apply for IID
and SCG programs, including free energy audits, home
weatherization, and utility rebate programs by advertising
available programs on the City’s website and at City Hall.
§ Timing: Advertise annually as program funds are available
§ Funding: General Fund
§ Responsible Agency: Design and Development Department,
City Manager’s Office
Appendix A
Public Outreach Materials
AB 1486 - List of Developers that have notified the Department of Housing and Community Development of Interest in Surplus Land, Table Range A2:J486 Revised: 12/1/2020
County Organization CalHFA Certified Housing Sponsor?Address City State Zip Contact Phone Email Address
RIVERSIDE COUNTY Green Development Company X 251 S Lake Ave #320 Pasadena CA 91105 Andrew Slocum (310) 467-9329 Andrew@greendev.co
RIVERSIDE COUNTY A Community of Friends 3701 Wilshire Blvd, Ste 700 Los Angeles CA 90010 Mee Heh Risdon (213) 480-0809 mrisdon@acof.org
RIVERSIDE COUNTY Affordable Homestead LLC 915 W Foothill Blvd Ste 488C Claremont CA 91711 William Leong (213) 375-8248 affordablehomestead@gmail.com
RIVERSIDE COUNTY Bibi Foundation 1514 N. Raymond Ave Fullerton CA 92831 Riaz Chaudhary (714) 213-8650 Riaz@marrscorp.com
RIVERSIDE COUNTY City Ventures, LLC 3121 Michelson Drive, Suite 150 Irvine CA 92612 Anastasia Preedge apreedge@cityventures.com
RIVERSIDE COUNTY Coachella Valley Housing Coalition 45-701 Monroe Street, Suite G Indio CA 92201 Julie Bornstein (760) 347-3157 julie.bornstein@cvhc.org
RIVERSIDE COUNTY Cypress Equity Investments 12131 Wilshire Blvd., Suite 801 Los Angeles CA 90025 Mike Diacos (310) 405-0314 mdiacos@cypressequity.com
RIVERSIDE COUNTY Decro Corporation 3431 Wesley Street, Suite F Culver City CA 90232 Laura Vandeweghe (310) 595-4421 lvandeweghe@decro.org
RIVERSIDE COUNTY Families Forward 8 Thomas Irvine CA 92618 Steven Moreno (949) 552-2729 smoreno@families-forward.org
RIVERSIDE COUNTY Housing Innovation Partners 5151 Murphy Canyon Rd. #120 San Diego CA 92123 Jon Walters (619) 417-5361 jon@hipsandiego.org
RIVERSIDE COUNTY Integrity Housing 4 Venture, Suite 295 Irvine CA 92618 Paul Carroll (949) 727-3656 paul@integrityhousing.org
RIVERSIDE COUNTY Olivecs Foundation 328 E. Commonwealth Ave Fullerton CA 92832 Rubina Chaudhary (562) 972-2786 rubina@olivecs.org
RIVERSIDE COUNTY The Kennedy Commission 17701 Cowan Ave. #200 Irvine CA 92614 Cesar Covarrubias (949) 250-0909 cesarc@kennedycommission.org
RIVERSIDE COUNTY Universal Standard Housing 350 S Grand Avenue, Suite 3050 Los Angeles CA 90071 Eduardo Santana (213) 320-3554 esantana@ush.us
RIVERSIDE COUNTY USA Properties Fund, Inc 3200 Douglas Blvd Ste 200 Roseville CA 95661 Gabriel Gardner (916) 239- 8458 ggardner@usapropfund.com
RIVERSIDE COUNTY Workforce Homebuilders LLC 547 Via Zapata Riverside CA 92507 Tony Mize (951) 530-8172 tmize@workforcehomebuilders.com
AFFORDABLE HOUSING DEVELOPERS
National Community Renaissance 9421 Haven Aven., Rancho Cucamonga, CA 91730 CA Tony Mize, VP-Acquisitions 909-727-2783 tmize@nationalcore.org
Urban Housing Commuinties 2000 E. Fourth St., #205, Santa Ana, CA 92705 CA Mark Irving 714-835-3955 ext 114 mirving@uhcllc.net
CITY LIST American Housing Partners, Inc.4075 Prospect Ave., Suite 101 Yorba Llinda CA 92886 Robert Zamora, CPM 714-577-9644 robertahp@sbcglobal.net
CITY LIST HGH Real Estate Partners, LLC 74-710 Highway 111, Suite 102 Palm Desert CA 92260 Howrd Gordon, President 760-565-2099 howard@hghrealestatepartners.com
Community Housing Opportunities Corporation 5030 Business Center Drive #260, Fairfield, CA 94534 CA
Vince Nicholas
Joy Silver
Charles Liuzzo
Yegor Lyashenko
Minami Hachiya 707-759-6043
vnicholas@chochousing.org
JSilver@chochousing.org
CLiuzzo@chochousing.org
YLyashenko@chochousing.org
MHachiya@chochousing.org www,chochousing.org
Pacific West 430 E. State Street, Ste 100, Eagle, ID 83616 CA Darren Berberian 949-599-6069 DarrenB@tpchousing.com www.tpchousing.com
Habitat for Humanity 72680 Dinah Shore Dr., #6, Palm Desert, CA 92211 CA 760-969-6917 www.hfhcv.org
RIVERSIDE COUNTY Neighborhood Partnership Housing Services 9551 Pittsburgh Avenue Rancho Cucamonga CA 91730 Jenny Ortiz (909) 988-5979 jortiz@nphsinc.org
RIVERSIDE COUNTY Habitat for Humanity for the Coachella Valley 72680 Dinah Shore Dr. #6 Palm Desert CA 92211 (760) 969-6917 executivedirector@hfhcv.org; info@hfhcv.org
RIVERSIDE COUNTY Coachella Valley Association of Governments 73-710 Fred Waring Drive, Ste 200 Palm Desert CA 92260 Cheryll Dahlin (760) 346-1127 cdahlin@cvag.org
RIVERSIDE COUNTY Lift to Rise 73-710 Fred Waring Drive, Suite 100 Palm Desert CA 92260 Araceli Palafox info@lifttorise.org
ncriste@terranovaplanning.com
clflores@laquintaca.gov
DUPLICATE Lift To Rise 73-710 Fred Waring Dr. Suite 100, Palm Desert, CA 92260 CA 760-636-0420 www.lifttorise.org
DUPLICATE Coachella Valley Housing Coalition 45701 Monroe St, Indio CA 92201 CA Maryann Ybarra 760-347-3157 Maryann.Ybarra@cvhc.org www.cvhc.org
City RSVP List
C I T Y O F L A Q U I N T AHOUSING E L E M E N TCOMMUNITY W O R K S H O P
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i n f o rm atio n r e ga rd i n g i ts up c o ming H o using El eme n t
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a llo c atio n fo r t h e C ity a n d t a k e pu b l i c co mme n t s o n t h e
U p da t e f r o m tho s e at t e nd in g . Al l me m b er s of t he p ub lic
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i m pr o v e m ent, and d ev e l o pm e n t of h ou s i n g , w h i c h
w o u ld ap p l y t hr o ug h ou t the C i t y . It me e t s the
req u i re m e nt s of t h e C al i f or n i a D e pa rtm e n t o f H ou s i n g
a n d C om m unit y D e v el o p m ent , and S t ate law .
T o pa rti c i pa t e i n t he w or k s h op v i a Z o o m , p l e a s e R S V P
b y email t o c lf l o re s @ l a q uint a c a .g ov , by 1 0:00 a.m. o n t h e
da y o f t h e mee ting (re q uest s r eceiv e d a fter 10:00 a .m .
on me e t i n g d a y m ay n ot b e p r o c e s s e d ). S p e c i f i c
q u e s tio n s r eg ar d i n g t he w or ks h o p or H o u sing E le m e n t
ma y b e d ir e c t e d to Che r i F l or e s , Pl a n n i n g Ma n a ger , a t
(7 6 0 ) 7 7 7 -706 7 o r to c l fl o r es @ laqu i n t aca.go v.
T h e C i t y of La Q uinta p r om o t e s f a i r ho using a n d m ak e s
a ll pr o gr a m s av a i la bl e t o l o w-i n c o m e f am i lies a n d
i n div i d ual s , r e ga rd l e s s of r a c e , r e l i g i on, c olo r , n a tio n a l
or i g i n , a n c e s t r y p h y sica l d i s a b i lity , m enta l d i s a b i lity ,
med i c al co n dit i on, m a rit a l s tat us, p ol i t i c a l af f ili a t i on, se x ,
a g e, se x u al o r i ent a t i o n o r o t h e r ar b i t r a r y f acto r .
W e d n e s d a y , J a n u a r y 1 3 , 2 0 2 1 | 5 P M
C O M M U N I T Y
W O R K S H O P N O T I C E
Wednesday, January 6, 2021 at 10:19:57 Pacific Standard Time
Page 1 of 2
Subject:La Quinta Housing Element Update - Virtual Community Workshop No=ce - Join us!
Date:Wednesday, January 6, 2021 at 10:19:28 AM Pacific Standard Time
From:Kimberly Cuza <kcuza@terranovaplanning.com>
BCC:Andrew@greendev.co <Andrew@greendev.co>, mrisdon@acof.org <mrisdon@acof.org>,
affordablehomestead@gmail.com <affordablehomestead@gmail.com>, Riaz@marrscorp.com
<Riaz@marrscorp.com>, apreedge@cityventures.com <apreedge@cityventures.com>,
julie.bornstein@cvhc.org <julie.bornstein@cvhc.org>, mdiacos@cypressequity.com
<mdiacos@cypressequity.com>, lvandeweghe@decro.org <lvandeweghe@decro.org>,
smoreno@families-forward.org <smoreno@families-forward.org>, jon@hipsandiego.org
<jon@hipsandiego.org>, paul@integrityhousing.org <paul@integrityhousing.org>,
rubina@olivecs.org <rubina@olivecs.org>, cesarc@kennedycommission.org
<cesarc@kennedycommission.org>, esantana@ush.us <esantana@ush.us>,
ggardner@usapropfund.com <ggardner@usapropfund.com>,
tmize@workforcehomebuilders.com <tmize@workforcehomebuilders.com>,
tmize@na=onalcore.org <tmize@na=onalcore.org>, mirving@uhcllc.net
<mirving@uhcllc.net>, robertahp@sbcglobal.net <robertahp@sbcglobal.net>,
howard@hghrealestatepartners.com <howard@hghrealestatepartners.com>,
JSilver@chochousing.org <JSilver@chochousing.org>, CLiuzzo@chochousing.org
<CLiuzzo@chochousing.org>, YLyashenko@chochousing.org <YLyashenko@chochousing.org>,
MHachiya@chochousing.org <MHachiya@chochousing.org>, DarrenB@tpchousing.com
<DarrenB@tpchousing.com>, jor=z@nphsinc.org <jor=z@nphsinc.org>,
execu=vedirector@hacv.org <execu=vedirector@hacv.org>, info@hacv.org
<info@hacv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@libtorise.org
<info@libtorise.org>, Nicole Criste <ncriste@terranovaplanning.com>,
clflores@laquintaca.gov <clflores@laquintaca.gov>, VNicholas@chochousing.org
<VNicholas@chochousing.org>
AGachments:image001.png
Page 2 of 2
1/11/21
Housing Workshop
Attendance Request List (RSVPs)
Public-
Zoom mtg info sent 1/8/21
Shaun Pittman pitt4014@charter.net
Laura Distarce lauradel3028@att.net
Marisol Rodarte mrodarte1985@gmail.com
Linda Williams lwilliams10@dc.rr.com
Caryl Cummings, carylc1005@gmail.com
Jelena Tamm,
jelena.tamm@californiavacationvillas.com
Howard Gordon,
howard@hghrealestatepartners.com
Gretchen Gutierrez, DVBA
gg@thedvba.org
William L affordablehomestead@gmail.com
Dick Storbo dstorbo@yahoo.com
Sherry Barkas, Desert Sun sbarkas@gannett.com
Zoom info sent 1/11/2020
Dave Thornton, Executive Director HFHCV
executivedirector@hfhcv.org
Maryann Ybarra CVHC (added by KC at TN)
Maryann.Ybarra@cvhc.org
Sheila.McGrath@cvhc.org
Emilia.Mojica@cvhc.org
Anna.Tellez@cvhc.org
Tony Mize, VP National Community Renaissance
tmize@nationalcore.org
Mayor Evans – tentative
John Pena – confirmed rsvp
Rubyd Olvera, Lift to Rise
Rubyd@lifttorise.org
Council/Commissions
Council:
Zoom info sent 1/8/21
Kathleen Fitzpatrick kfitzpatrick@laquintaca.gov
(asked Teresa to send to interested
Councilmembers)
Steve Sanchez (tentative acceptance)
Housing Commissioners (ask Doug to send):
Sent Zoom info 1/11/21
1) Chair Veronica Gaeta-Mejia
2) Vice Chair Michelle McDonough
3) Olga Pacheco
4) Gia Casto
5) Gwendolyn Davis
Sent Zoom info 1/8/21
Planning Commissioners:
Michael Proctor
Stephen Nieto-confirmed
Mary Caldwell
Philip Bettencourt
Loretta Currie-confirmed
Kevin McCune
Taylor Libolt Varner
1/11/21
Staff-Sent Zoom invite 1/8/21-they may not all attend
Ihrke, Bill bihrke@rutan.com
Teresa Thompson, CM
Karla Romero, Finance
Danny Castro, D&D
Gil Villalpando, CM/Housing
Doug Kinley, CM/Housing
Carlos Flores, Planning
Siji Fernando, Planning
Tania Flores, D&D Assistant
AJ Ortega, Building
Monika Radeva, City Clerk
Angela Ferreira, CM
Jon McMillen, CM
Tommi Sanchez, Hub
Armando Magallon, Hub
Jack Lima, Hub
Community Workshop
January 13, 2021
Housing Element Update
Introductions
Cheri Flores, Planning Manager, City of
La Quinta
Nicole Criste, Terra Nova Planning and
Research, Housing Element consultant
492
Background
Housing Element is one of the required
elements of the General Plan
It is the only Element that must be
updated on a State-mandated schedule
It is intended to provide the City
direction on achieving its anticipated
housing demand for an 8-year period.
Background
Accomplishments:
Washington Street Apartments
Major Rehabilitation of 72 units
Construction of 68 new units, 24 of which are affordable
to very low-income households, 44 for low-income
households.
Coral Mountain Apartments
176 units, 36 for very low-income households, 138 for
low-income households, and 2 for moderate income
households.
493
Background
About the City:
o Population: 40,704
o Median Age: 47.1
o Median Income: $79,889
o Total Households: 15,505
o 10,977 family households
o 11,125 own their home
o 4,380 rent
Background
About the City:
o Median home value: $386,200
o Median rent: $1,473
o 3,880 households pay more than 30% of income for
housing
o 2,125 very low and low income owners
o 1,360 very low and low income renters
o 415 moderate income owners and 125 moderate income
renters
494
Background
About the City:
o 4,722 residents are disabled
o 1,543 households have 5 or more people
o 625 families live below the poverty level
Background
495
Housing Sites
Capacity for 1,109 very low,
low and moderate income
units, and over 1,900 above
moderate income units
Distributed throughout the
City
Includes City-owned and
private property
Next Steps
Complete document for review by the
Department of Housing & Community
Development
Planning Commission and City Council
hearings late summer 2021
496
Comments and
suggestions
welcome
Email comments to:
Cheri Flores, Planning Manager
clflores@laquintaca.gov
497
498
Friday, September 10, 2021 at 14:11:29 Pacific Daylight Time
Page 1 of 2
Subject:La Quinta Housing Element Update - Public Review No<ce
Date:Friday, September 10, 2021 at 2:10:33 PM Pacific Daylight Time
From:Kimberly Cuza <kcuza@terranovaplanning.com>
BCC:Andrew@greendev.co <Andrew@greendev.co>, mrisdon@acof.org <mrisdon@acof.org>,
affordablehomestead@gmail.com <affordablehomestead@gmail.com>, Riaz@marrscorp.com
<Riaz@marrscorp.com>, apreedge@cityventures.com <apreedge@cityventures.com>,
julie.bornstein@cvhc.org <julie.bornstein@cvhc.org>, mdiacos@cypressequity.com
<mdiacos@cypressequity.com>, lvandeweghe@decro.org <lvandeweghe@decro.org>,
smoreno@families-forward.org <smoreno@families-forward.org>, jon@hipsandiego.org
<jon@hipsandiego.org>, paul@integrityhousing.org <paul@integrityhousing.org>,
rubina@olivecs.org <rubina@olivecs.org>, cesarc@kennedycommission.org
<cesarc@kennedycommission.org>, esantana@ush.us <esantana@ush.us>,
ggardner@usapropfund.com <ggardner@usapropfund.com>,
tmize@workforcehomebuilders.com <tmize@workforcehomebuilders.com>,
tmize@na<onalcore.org <tmize@na<onalcore.org>, mirving@uhcllc.net
<mirving@uhcllc.net>, robertahp@sbcglobal.net <robertahp@sbcglobal.net>,
howard@hghrealestatepartners.com <howard@hghrealestatepartners.com>,
JSilver@chochousing.org <JSilver@chochousing.org>, CLiuzzo@chochousing.org
<CLiuzzo@chochousing.org>, YLyashenko@chochousing.org <YLyashenko@chochousing.org>,
MHachiya@chochousing.org <MHachiya@chochousing.org>, DarrenB@tpchousing.com
<DarrenB@tpchousing.com>, jor<z@nphsinc.org <jor<z@nphsinc.org>,
execu<vedirector@h]cv.org <execu<vedirector@h]cv.org>, info@h]cv.org
<info@h]cv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@li^torise.org
<info@li^torise.org>, Maryann Ybarra <Maryann.Ybarra@cvhc.org>, Nicole Criste
<ncriste@terranovaplanning.com>, clflores@laquintaca.gov <clflores@laquintaca.gov>,
VNicholas@chochousing.org <VNicholas@chochousing.org>, Tania Flores
<alores@laquintaca.gov>
ADachments:image001.png
As a participant in our community workshop for the City of La Quinta’s Housing
Element Update, we wanted to let you know the draft Housing Element
document is available on the city’s website for public review, from
September 10 – 24, 2021.
We invite you to review the Element through this link: https://bit.ly/3falPKM
Please provide any comments to Cheri Flores, Planning Manager at
cflores@laquintaca.gov
Page 2 of 2
Chapter IV
ENVIRONMENTAL HAZARDS
•NOISE
•SOILS AND GEOLOGY
•FLOODING AND HYDROLOGY
•HAZARDOUS MATERIALS
•FIRE HAZARDS
•CLIMATE CHANGE
RESOLUTION NO. 2022-004
EXHIBIT B
ADOPTED: FEBRUARY 15, 2022
NOISE
IV-1
NOISE
PURPOSE
The Noise Element addresses the City’s current and future noise
environment. As the City and its Sphere of Influence continue to
develop, additional development will generate noise from many
sources, ranging from air conditioning units to automobiles. This
Element identifies areas where noise levels are expected to reach
unacceptable levels, and provides policies and programs which will
assure that noise levels do not negatively impact the community.
Government Code Section 65032(f) requires that cities evaluate their
noise environments, address the potential hazards associated with high
noise levels and set standards for acceptable and unacceptable noise
levels. The City is also allowed to set standards for noise under the
California Environmental Quality Act (CEQA). These standards can help
the City identify projects which could significantly impact noise levels,
and require that the projects lower their noise levels.
The Noise Element is most closely related to the Land Use and
Circulation Elements. In the case of the Land Use Element, the location
of uses which create more noise – such as commercial shopping centers
– can impact noise levels in residential neighborhoods, schools and
other “sensitive receptors.” The Circulation Element is closely tied to
the Noise Element because the noise created by traffic is and will
continue to be the single largest source of noise in the City. The
distribution and smooth flow of traffic, therefore, is critical to the City’s
noise environment.
BACKGROUND
Noise is defined as an unwanted sound and can have
serious physiological and psychological effects on
people, ranging from the disturbance of sleep to
hearing loss. In order to prevent these negative
effects, a number of tools are available to
cities, particularly when they consider new
development proposals.
NOISE
IV-2
The changes in air pressure which result in sound are most often
measured in decibels (dB). That measurement is further modified by the
A-weighted decibel scale (dBA), which gives less weight to very low and
very high sounds, consistent with the way a huma n ear reacts to sound.
A conversation between two people measures about 60 dBA, while
construction equipment can register at 110 dBA. Most people cannot
identify an increase in sound of less than 3 dB, and the structure of the
human ear causes us to perceive that a sound that is 10 dB higher than
another is twice as loud. The chart below illustrates loudness and its
subjective impact on people.
The amount of noise in a community at any given time is called the
ambient noise level. It consists of the total of all noise sources – traffic,
birdsong, conversations and other noises – at any given time during the
day.
There are two classifications of the sources of noise: line sources, which
include traffic noise; and point sources, which are fixed sources su ch as
air conditioners. Both sources can be affected by surrounding
conditions. “Soft site” conditions, such as vegetation, absorb noise and
reduce its potential impact. “Hard site” conditions, such as walls and
buildings, can block noise but can also cause it to reverberate. In
addition, distance reduces noise levels – a doubling of the distance
4
NOISE
IV-3
between a person and a noise source reduces noise by about 4.5 dBA.
Soft and hard site conditions and distance are all used to determine the
level of noise that reaches the human ear from the source.
Noise Sources in La Quinta
In La Quinta, traffic noise is the most common source of noise. The level
of noise from traffic is directly affected by the mix of vehicles on the
road – when heavy trucks make up a larger sh are of the traffic, traffic
noise is higher than when traffic is composed entirely of automobiles.
Also contributing to noise levels are commercial activities, including air
compressors and commercial compactors, landscaping maintenance
equipment, and daily activities.
In the Sphere of Influence, aircraft noise from operations at the
Jacqueline Cochran Regional Airport can also affect the noise
environment. Although not a heavily used airport, takeoff and landing
operations can impact the residential land uses in the Sphere.
As the City and the Sphere of Influence areas build out, and traffic levels
increase, ambient noise levels can also be expected to go up. Careful
planning is required to assure that residents are not negatively affected.
Noise Sensitivity
The term “sensitive receptor” is used to identify land uses which are
more impacted by noise than others. They include residential uses,
schools and libraries, hospitals and nursing homes. Moderately sensitive
uses include parks and golf courses, hotels and motels. The location of
uses which are sensitive to noise in relation to noise generators , such as
shopping centers and airports, must be considered in the Land Use Map.
Community Noise Equivalent Level (CNEL)
California Health and Safety Code Section 46026 establishes standards
for local noise ordinances to help identify appropriate noise levels for
various land uses. It uses the Community Noise Equivalent Level (CNEL),
which averages noise levels over a 24 -hour period. The CNEL scale is
weighted to recognize that noise is more evident during the more quiet
evening and nighttime periods. Because the ambient noise level is lower
in the evening and at night, sounds appear to be louder.
The CNEL scale has been used to develop acceptable ranges of noise for
a broad range of land uses, ranging from single -family homes to
industrial uses. Acceptable noise levels under this model increase as the
sensitivity of the land use decreases, so that louder noise environments
are considered acceptable at shopping centers, and more quiet noise
environments are required for hotels.
NOISE
IV-4
Existing Noise Levels
The primary source of noise in the City and Sphere is tr affic. In order to
determine noise levels throughout the City and Sphere, a noise analysis
was conducted for this General Plan (it is included in its entirety in the
Appendix of the General Plan EIR). This analysis includes the monitoring
of noise levels at 20 locations. Table IV-1 shows the results of 24-hour
monitoring at seven locations, while Table IV-2 shows the current short-
term noise levels at 13 additional locations.
NOISE
IV-5
Table IV-1
Existing 24-Hour Noise Levels at Monitored Locations
Receptor
Location Description
Time Of
Measure-
ment
Primary Noise
Source
Hourly
Noise
Levels
(Leq dBA)
Daily
Noise
Levels
(dBA
CNEL)
L1
Located north of
Westward Ho Drive
at La Quinta Park
across from the La
Quinta High School
baseball fields.
February
2-3, 2011
Traffic on
Westward Ho
Drive, Park
Activities,
Activities at La
Quinta High
School
44.9 - 63.6 60.2
L2
Located north of
Highway 111 on
southern portion of
the commercial
center west of La
Quinta Drive.
February
2-3, 2011
Traffic on Highway
111 50.4 - 64.1 65.3
L3
Located near the
Washington St. and
Via Marquessa
intersection
adjacent to the
existing medical
offices.
February
2-3, 2011
Traffic on
Washington Street 58.1 - 71.6 72.7
L4
Located north of
the Coachella Drive
and Eisenhower
Drive intersection
at the Legacy Villas
of La Quinta.
February
2-3, 2011
Traffic on
Eisnhower Drive,
Ambient
47.6 - 56.1 59.3
L5
Located next to the
Crab Pot
Restaurant on
Avenida La Fonda in
"The Village".
February
2-3, 2011
Traffic on Ave. La
Fonda, Ambient
within "The
Village"
43.1 - 65.4 58.9
L6
Located northeast
of the 52nd Avenue
and Jefferson
Street intersection
at land uses
proposed as multi-
family residential.
February
2-3, 2011
Traffic on 52nd
Ave. and Jefferson
St.
48.7 - 60.3 62.2
L7
Located on the
northeast corner of
the intersection of
Jackson Street and
50th Avenue near
the existing single-
family homes.
February
2-3, 2011
Traffic on Jackson
St. 52.6 - 72.6 71.4
NOISE
IV-6
The noisiest locations monitored for a 24 -hour period are on
Washington Street in the City and Jackson Street in the Sphere of
Influence. These noise levels can be attribute d to vehicular traffic on
Washington and Jackson Streets. The Daily Noise Level represents the
average noise level occurring throughout the entire day. The Hourly
Noise Level represents noise levels measured during one particular
hour. In some cases, the hour measured may have been affected by an
unusually loud event (heavy trucks pa ssing by) or temporarily noisy
condition (rush hour). Where this occurs, the Hourly Noise Level can
exceed the Daily Noise Level.
Table IV-2 below, illustrates the existing noise levels monitored for 10
minutes at each location. The table shows that the noisiest locations are
on major roadways in the City.
Table IV-2
Existing Short-Term Noise Levels
Receptor
Location Description
Time Of
Measure
-ment
Primary
Noise
Source
Noise
Levels
(Leq
dBA)
Noise
Levels
(dBA
CNEL)
S1
Located 100 feet from
the Washington Street
centerline north of the
Fred Waring Drive
intersection.
3:00 p.m.
Traffic on
Washington
Street
66.1 68.4
S2
Located near the
Jefferson Street and
Fred Waring Drive
intersection at an
existing Walgreens.
3:17 p.m.
Traffic on
Jefferson St.
and Fred
Waring Dr.
69.3 72.9
S3
Located near the
Eisenhower Health
center east of the
Washington Street
centerline.
3:43 p.m.
Traffic on
Washington
Street
69.3 71.6
S4
Located near the La
Quinta Unified School
District Offices at the
intersection of 48th
Avenue and Dune Palms
Road.
4:11 p.m. Traffic on
Avenue 48 66.5 67.1
S5
Located approximately
100 feet east of the
Jefferson Street
centerline north of the
50th Avenue
intersection at the
existing commercial
center.
10:27 a.m. Traffic on
Jefferson St. 64.3 68.0
NOISE
IV-7
Table IV-2
Existing Short-Term Noise Levels
Receptor
Location Description
Time Of
Measure
-ment
Primary
Noise
Source
Noise
Levels
(Leq
dBA)
Noise
Levels
(dBA
CNEL)
S6
Located 50 feet east of
the centerline in the
front yard of 51915
Avenue Bermudas
across from the
community park south
of the 52nd Avenue
intersection.
11:12 a.m.
Traffic on
Avenue
Bermudas
66.2 71.3
S7
Located south of 52nd
Avenue at the Cahuilla
Desert Academy School.
11:55 a.m. Traffic on
52nd Avenue 62.0 66.6
S8
Located adjacent to the
single-family homes near
the intersection of
Avenue Bermudas and
Calle Arroba.
11:29 a.m.
Traffic on
Avenue
Bermudas
59.2 64.3
S9
Located east of Madison
Street at the Troon Way
intersection near the
existing single-family
homes.
1:10 p.m.
Traffic on
Madison
Street
64.4 67.5
S10
Located 100 feet west of
the Harrison Street
centerline south of the
Airport Blvd.
intersection.
12:16 p.m.
Traffic on
Harrison
Street
62.1 65.7
S11
Located north of 50th
Avenue centerline at the
existing Boy and Girls
Club.
10:46
a.m.
Traffic on
50th Avenue 57.7 61.5
S12
Located 50 feet east of
the Monroe Street
centerline south of the
60th Avenue
intersection and the
existing residential uses.
12:40
p.m.
Traffic on
Monroe
Street
60.4 64.0
S13
Located 100 feet west of
the Jefferson Street
centerline between
52nd and 54th Avenue
at the proposed
residential uses.
1:30 p.m.
Traffic on
Jefferson
Street
66.7 71.0
NOISE
IV-8
Table IV-3
Land Use Compatibility for Community Noise Environments
Land Uses
CNEL (dBA)
50 55 60 65 70 75 80
Residential - Single Family Dwellings,
Duplex, Mobile Homes
A
B
C
D
Residential – Multiple Family
A
B
C
D
Transient Lodging: Hotels and Motels
A
B
C
D
School Classrooms, Libraries, Churches,
Hospitals, Nursing Homes and
Convalescent Hospitals
A
B
C
D
Auditoriums, Concert Halls, Amphitheaters
B
C
Sports Arenas, Outdoor Spectator Sports
B
C
Playgrounds, Neighborhood Parks
A
C
D
Golf Courses, Riding Stables, Water
Recreation, Cemeteries
A
C
D
Office Buildings, Business, Commercial and
Professional
A
B
D
Industrial, Manufacturing, Utilities,
Agriculture
A
B
D
Source: California Department of Health Services, “Guidelines for the Preparation and Content of
the Noise Element of the General Plan,” 1990
A
Normally Acceptable: With no special noise reduction requirements assuming standard
construction.
B
Conditionally Acceptable: New construction or development should be undertaken only after
a detailed analysis of the noise reduction requirement is made and needed noise insulation
features included in the design
C
Normally Unacceptable: New construction is discouraged. If new construction does proceed, a
detailed analysis of the noise reduction requirements must be made and needed noise
insulation features included in the design.
D Clearly Unacceptable: New construction or development should generally not be undertaken.
NOISE
IV-9
La Quinta Municipal Code
Section 9.100.210 of the City’s Municipal Code governs noise control in
the City. The current noise standards allow noise levels of 60 dBA from
7 AM to 10 PM, and 50 dBA from 10 PM to 7 AM for noise sensitive uses;
and 75 dBA from 7 AM to 10 PM, and 65 dBA from 10 PM to 7 AM for
nonresidential land uses. This standard is more s tringent than the CNEL
standard and can be modified by City Council.
The Ordinance also addresses short-term noise levels and places
restrictions on the length of time unacceptable noise levels can be
maintained. It also addresses temporary noise levels, such as
construction noise, and restricts the hours when such noise can occur to
the less sensitive daytime hours.
Anticipated Future Noise Levels
The Noise Impact Analysis predicts noise levels throughout the City and
the Sphere of Influence at build out of the General Pla n. These are
shown in Table IV-4, below, and addressed in greater detail in the
General Plan EIR.
Table IV-4
Build Out Noise Levels
Road Segment CNEL
at
100
Feet
(dBA
)
Distance to Contour (Feet)
70
dBA
CNEL
65
dBA
CNEL
60
dBA
CNEL
55
dBA
CNEL
Washington St. n/o Fred Waring Dr. 72.7 152 327 705 1,519
Washington St. btwn Fred Waring & Miles 73.3 165 356 766 1,650
Washington St. btwn Miles & Hwy 111 72.5 148 318 685 1,476
Washington St. btwn Hwy 111 & Avenue 48 73.0 158 341 736 1,585
Washington St. btwn Avenue 48 & Eisenhower
Dr
72.3 142 306 658 1,418
Washington St. btwn Eisenhower Dr & Avenue
50
71.7 129 278 599 1,290
Washington St. btwn Avenue 50 & Calle
Tampico
70.9 115 248 534 1,150
Eisenhower Dr. btwn Washington St & Avenue
50
68.1 74 160 346 745
Eisenhower Dr. btwn Avenue 50 & Calle
Tampico
66.6 59 128 275 593
Avenida
Bermudas
btwn Calle Tampico & Avenue 52 59.1 RW RW 87 188
Avenida
Bermudas
btwn Avenue 52 & Calle
Durango
63.6 RW 80 173 372
Adams St. btwn Westward Ho Dr & Hwy 111 66.6 60 129 277 597
NOISE
IV-10
Table IV-4 (cont’d)
Build Out Noise Levels
Distance to Contour (Feet)
Road Segment CNEL
at
100
Feet
(dBA
70
dBA
CNEL
65
dBA
CNEL
60
dBA
CNEL
55
dBA
CNEL
Adams St. btwn Hwy 111 & Avenue 48 66.8 61 132 284 613
Dune Palms Rd. btwn Westward Ho Dr & Hwy
111
65.5 50 108 232 500
Dune Palms Rd. btwn Hwy 111 & Avenue 48 66.7 60 129 278 598
Jefferson St. n/o Fred Waring 70.4 107 230 496 1,068
Jefferson St. btwn Fred Waring & Miles 71.8 132 284 613 1,320
Jefferson St. btwn Miles & Westward Ho Dr 72.2 141 304 654 1,409
Jefferson St. btwn Westward Ho Dr & Hwy
111
72.2 140 302 651 1,402
Jefferson St. btwn Hwy 111 & Avenue 48 72.1 139 299 645 1,389
Jefferson St. btwn Avenue 48 & Avenue 50 72.7 151 326 702 1,513
Jefferson St. btwn Avenue 50 & Avenue 52 71.1 119 256 551 1,186
Jefferson St. btwn Avenue 52 & Avenue 54 70.7 111 239 516 1,112
Madison St. btwn Avenue 50 & Avenue 52 70.4 107 231 497 1,071
Madison St. btwn Avenue 54 & Airport Blvd 72.0 136 292 629 1,355
Madison St. btwn Airport Blvd & Avenue 58 70.8 113 244 527 1,134
Madison St. btwn Avenue 58 & Avenue 60 68.2 76 164 354 762
Monroe St. btwn Avenue 52 & Avenue 54 70.4 106 228 492 1,060
Monroe St. btwn Avenue 54 & Airport Blvd 70.6 110 237 510 1,099
Jackson St. btwn Avenue 54 & Airport Blvd 70.0 101 217 467 1,006
Jackson St. btwn Airport Blvd & Avenue 58 70.2 103 221 476 1,026
Jackson St. btwn Avenue 58 & Avenue 60 69.5 93 199 429 925
Jackson St. btwn Avenue 60 & Avenue 62 68.3 77 166 358 770
Van Buren St. btwn Avenue 52 & Avenue 54 70.0 101 217 467 1,006
Van Buren St. btwn Avenue 54 & Airport Blvd 69.0 86 185 399 859
Van Buren St. btwn Airport Blvd & Avenue 58 69.3 90 195 419 904
Van Buren St. btwn Avenue 58 & Avenue 60 69.4 91 196 422 908
Van Buren St. btwn Avenue 60 & Avenue 62 65.8 52 113 243 523
Harrison St. btwn Airport Blvd & Avenue 58 73.7 176 378 815 1,756
Avenue 44 e/o Washington St 72.0 136 292 629 1,356
Miles Ave. e/o Washington St 66.6 59 127 274 590
Hwy 111 e/o Washington St 75.4 230 496 1,068 2,301
Hwy 111 e/o Adams St 74.2 191 411 885 1,906
NOISE
IV-11
Table IV-4 (cont’d)
Build Out Noise Levels
Distance to Contour (Feet)
Road Segment
CNEL
at
100
Feet
(dBA
70
dBA
CNEL
65
dBA
CNEL
60
dBA
CNEL
55
dBA
CNE
L
Hwy 111 e/o Dune Palms 75.2 223 481 1,036 2,233
Avenue 48 e/o Washington St 67.0 64 137 295 635
Avenue 48 w/o Jefferson St 70.0 100 215 464 999
Avenue 50 e/o Washington St 64.4 RW 91 197 424
Avenue 50 w/o Jefferson St 67.0 63 136 294 634
Avenue 50 e/o Jefferson St 69.7 96 207 447 962
Calle Tampico
btwn Eisenhower Dr & Avenida
Bermudas 61.9 RW 62 134 289
Calle Tampico
btwn Avenida Bermudas &
Washington St 64.7 RW 95 204 440
Avenue 52 w/o Washington St 66.7 60 130 280 603
Avenue 52 w/o Jefferson St 70.1 102 220 475 1,023
Avenue 52 e/o Jefferson St 69.7 95 206 443 955
Avenue 52 e/o Madison St 69.2 88 190 410 883
Avenue 54 e/o Jefferson St 69.9 98 212 457 984
Avenue 54 w/o Madison St 62.4 RW 67 145 312
Airport Blvd. e/o Madison St 67.3 66 141 304 656
Avenue 58 w/o Monroe St 63.8 RW 83 179 386
Avenue 58 e/o Monroe St 66.0 54 117 252 542
Avenue 60 e/o Madison St 64.9 46 99 213 460
Avenue 60 e/o Monroe St 65.3 RW 105 226 488
Avenue 62 btwn Madison St & Monroe St 64.3 42 90 195 419
Avenue 62 e/o Monroe St 67.5 68 146 314 677
Avenue 62 e/o Jackson St 63.7 RW 82 178 383
Avenue 62 e/o Van Buren St 60.1 RW 47 102 220
Most new residential development on General Plan roads will be located
between 35 and 65 feet from the center line of the street (depending on
the type of road on which the project is located). Based on Table IV-4,
in order to achieve a noise level of 65 dBA CNEL or less, noise analysis
will be required at most locations to assure that a project’s design
includes noise protection.
NOISE
IV-12
Managing Noise Levels
Site planning and design standards, including the use of buffer zones,
building orientation, walls, and landscaping between sensitive land uses
and roadways are the most common and easiest ways to lessen noise
levels. As new noise-sensitive projects are developed next to noisy roads
throughout the City, noise impact analyses should be part of the
approval process to assure that the noise environment within the
projects is acceptable. These analyses will be individually tailored to
address each site and will provide noise attenuation best suited to the
particular situation faced by each project. Such analysis is critical to
assuring good quality of life for City residents.
The most effective way to reduce noise is by installing a solid barrier;
however, noise barriers can have limitations. To reduce noise levels by 5
dBA, a vegetative barrier must be at least 15 feet high, 100 feet wide, and
dense enough to completely obstruct the line -of-sight between the
noise source and receiver. For a block wall to effectively decrease traffic
noise levels by 5 dB, it must be high and long enough to block the view
of the road.
Construction Noise
Most construction projects require the use of heavy equipment. Heavy
equipment can generate noise ranging from 68 dBA to over 100 dBA at
a distance of 50 feet. For every doubling of distance, the noise level is
reduced by about 6 dBA. Heavy equipment operating close to existing
sensitive receptors, however, can create unacc eptable noise levels for
short periods of time. The City has adopted a noise ordinance which
limits construction activities in order to reduce the potential for
intrusive noise during evenings, weekends and holidays. F uture
development proposals should be required to analyze construction
noise if the project is proposed next to existing sensitive receptors.
Airport Noise
The Jacqueline Cochran Regional Airport is located immediately east of
the Sphere of Influence and accommodates business and private air
traffic. In the future, it is likely that activity at the airport will increase.
One of the airport’s runways is constructed on a north-south axis, which
results in the bulk of the noise occurring north and south of the runway,
as shown in Exhibit IV-1. The other runway lies on a northwest-southeast
axis, and noise contours along this runway are limited to the immediate
vicinity of the runway. The airport’s noise levels are, therefore, not
expected to impact areas west of Harrison Street, which defines the
eastern edge of the City’s Sphere of Influence.
516
NOISE
IV-14
Bus Stops and Bus Routes
SunLine Transit Agency operates bus routes in the City. The current
routes are focused on Highway 111 and Washington Street, and they
connect to other routes which provide for regional travel throughout
the Valley. As the City and the region grow, demand for transit service
will increase, and SunLine is likely to expand its services in the City.
Transit buses can have a negative noise impact – their brakes and
engines can be louder than typical car noise, and their acceleration from
bus stops can be noisy if the stop is located next to residential
development. As additional bus routes are developed, and sensitive
uses are proposed next to bus routes, noise analysis w ill be needed to
assure that transit activities do no raise noise levels beyond the City’s
standards.
Truck Routes
The City limits truck routes by maintaining an official truck route map.
Although the map is updated periodically, it generally limits truck routes
to major roadways. Although heavy trucks occasionally use local streets
to access delivery addresses, their presence on major roadways does
not significantly change the existing or future noise environment. As
with bus routes, the City will need to monitor future development of
sensitive receptors on major roadways to assure that truck noise does
not raise noise levels beyond the City’s standards.
Groundborne Vibration
Groundborne vibration most commonly results from construction
equipment, train trips and heavy truck traffic. Unlike noise, there is no
established standard to measure vibration. Most groundborne vibration
in La Quinta is from construction activity and heavy trucks, since there
are no train tracks in the City or its Sphere of Influence. In the long term,
it is not expected that additional sources of vibration will develop in the
City. Construction equipment and heavy trucks can cause limited and
short-duration vibrations; however, groundborne vibration is not
expected to affect the City significantly.
PLANNING FOR THE FUTURE
In general, the City’s current land use patterns buffer sensitive land uses
from high noise levels. However, as the City and Sphere grow in the
future, noise impacts will need to be carefully considered. This is
particularly true of any area where Mixed Use development is
considered – along Highway 111 or in the Village – where there may be
NOISE
IV-15
less room to buffer residential uses from commercial activities. Careful
consideration of each future project will be required to assure that
compatibility is maintained.
The City’s ongoing efforts to preserve the quality of life for all its
residents, present and future, must include the protection of a quiet
noise environment.
GOALS, POLICIES AND PROGRAMS
GOAL N-1
A healthful noise environment which complements the City’s residential
and resort character.
Policy N-1.1
Noise standards in the City shall be consistent with the Community
Noise and Land Use Compatibility scale described in this Element.
• Program N-1.1.a: Propose to City Council an a mendment to the
Municipal Code (Section 9.100.210) to allow 65 dBA CNEL for
sensitive land uses.
• Program N-1.1.b: Ensure that City Building Code standards include
interior noise level standards that are consistent with the
Community Noise and Land Use Compatibility scale.
Policy N-1.2
New residential development located adjacent to any roadway
identified in Table IV-4 as having a build out noise level in excess of 65
dBA shall continue to be required to submit a noise impact analysis in
conjunction with the first Planning Department application, which
demonstrates compliance with the City’s noise standards.
Policy N-1.3
New non-residential development located adjacent to existing
residential development, sensitive receptors or residentially designated
land, shall be required to submit a noise impact analysis in conjunction
with the first Planning Department application, which demonstrates
that it will not significantly impact the adjacent resi dential development
or residential land.
NOISE
IV-16
Program N-1.3.a: Provide accommodation for special events in the public
interest, such as concerts and festivals, which may temporarily exceed
the maximum allowable decibel level.
Policy N-1.4
All Mixed Use projects shall be required to submit a noise impact
analysis in conjunction with the first Planning Department application,
which demonstrates compliance with the City’s noise standards.
Policy N-1.5
All noise impact analysis will include, at a minimum, short-term
construction noise and noise generated by the daily operation of the
project at build out.
Policy N-1.6
The City may require remedial noise control plans and/or improvements
for areas experiencing noise in excess of adopted City standards.
• Program N-1.6.a: Remedial improvements will be included in the
Capital Improvement Program.
Policy N-1.7
Noise impact analysis shall be included in all City Capital Improvement
Plan (CIP) and developer-required roadway widening projects to
demonstrate compliance with City noise standards.
Policy N-1.8
Maintain a truck route plan restricting truck travel to arterial roadways.
RELATED GOALS
As described above, this Element relates to others in this Ge neral Plan.
The following Goals and their associated policies and programs are
closely related to those of this Element.
GOAL LU-1: Land use compatibility throughout the City.
GOAL LU-3: Safe and identifiable neighborhoods that provide a sense of
place.
GOAL OS-2: Good stewardship of natural open space and preservation
of open space areas.
NOISE
IV-17
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OIY
SOILS AND GEOLOGY
IV-19
SOILS AND GEOLOGY
PURPOSE
The Soils and Geology Element assesses the physical characteristics of
the planning area and the community’s overall safety. This element
relates to a variety of other General Plan elements, including Land Use,
Circulation, Housing, Economic Development, Public Facilities,
Emergency Services, and Water, Sewer and Other Public Utilities. Many
of the issues addressed in this element also directly relate to those
considered in the Flooding and Hydrology Element.
California Government Code and Public Resources Code require the
inclusion of a General Plan element addressing seismic safety issues. As
set forth in Government Code Section 65302(g), the General Plan is
required to consider the need to protect the community from
unreasonable risks from seismically induced hazards, including surface
rupture, groundshaking, ground failure, seiching, dam failure,
subsidence, and other geologic risks.
The City lies within the most severe seismic shaking zone, Zone 4, as
defined in Chapter 2-23, Part 2, Title 24 of the Administrative Code.
Jurisdictions in Zone 4 must identify all potentially hazardous or
substandard buildings, and programmatically mitigate potential hazards
associated with such structures.
BACKGROUND
Geologically, the planning area is diverse and relatively young.
It is subject to a variety of complex, on -going geologic and
seismic processes and hazards, including continuing
uplift of the San Jacinto and Santa Rosa Mountains to
the west, and seismic-related subsidence (gradual
settling) of the Coachella Valley.
SOILS AND GEOLOGY
IV-20
The following discussions summarize the soil types and conditions, and
associated geotechnical and seismic hazards that should be considered
in future planning for La Quinta. This discussion is intended to provide
an overview; additional technical information and specific mitigation
measures are provided in the Environmental Impact Report for this
General Plan.
Seismic Hazards
Most of Southern California is located at the boundary between th e
North American and Pacific tectonic plates, which are moving past each
other at varying rates. The boundary between these two plates is
marked by the San Andreas Fault, which occurs approximately 4 miles
north of the City. Approximately 60 to 70 percent of the plate
movement occurs along the San Andreas Fault. The remainder is
distributed among other faults within the San Andreas system and those
associated with the Eastern California Shear Zone. The southern
California region and the planning area are , therefore, in an area
susceptible to strong seismic activity.
Measuring Seismic Events
The seismic energy released when an earthquake occurs is measured in
terms of intensity and magnitude. The intensity of ground shaking is
determined by several factors, including the earthquake’s magnitude,
distance from the epicenter, and soil and rock composition.
Seismologists have used a variety of scales to measure earthquakes.
• Modern Mercalli Intensity (MMI) scale is the most common
measure of seismic intensity. It defines earthquakes in terms of
damage along a continuum of 12 levels, based on observable
damage to structures and human responses to earthquakes.
• Seismic Moment (Mw) Measure is currently favored by
seismologists, and correlates earthquake size to the amount of
energy released when a fault ruptures. A one -point increase in
magnitude represents a 32-fold increase in energy.
• Maximum Probable Earthquake (MPE) is the largest earthquake
likely to occur on a fault or fault segment within a specified time
period. MPE is used to prepare engineering or emergency plans,
to develop design parameters and safe construction practices,
and to prepare policies and programs re garding potential
earthquake hazards and impacts.
SOILS AND GEOLOGY
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• Maximum Magnitude Earthquake (Mmax) is a value assigned by
the California Geological Survey which represents the highest
magnitude earthquake a fault is capable of producing based on
physical limitations, such as the length of the fault or segment.
Major Faults Affecting the Planning Area
Potential hazards associated with earthquakes can range from
significant property damage, to the loss of public services and facilities,
to the loss of life. Strong gro und shaking has the greatest potential to
result in severe impacts in La Quinta. Ground shaking may cause other
hazards such as landslides, structural damage or destruction,
liquefaction, and settlement. Such events can also result in fires,
hazardous materials releases, and disruption of essential facilities and
services such as water, sewer, gas, electric, drainage, and
transportation. Flooding can result from dam or water tank failure.
The most significant faults with the potential to affect the General Plan
area are described below and illustrated in Exhibit IV-2.
San Andreas Fault Zone: considered the “Master Fault” in Southern
California based on frequency and magnitude of earthquakes and
influence over seismic hazards in the area.
• Passes approximately 4 miles northwest of the General Plan
area.
• Extends approximately 690 miles, from the Salton Sea to Cape
Mendocino in northern California.
• Last major earthquake on the southern portion: Fort Tejon
(1857), magnitude 8.0; the largest earthquake reported in
California.
• Southern San Andreas fault estimated to have a 59% probability
of causing an earthquake of at least magnitude 6.7 in the next 30
years.
• Maximum Magnitude Earthquake (Mmax) potential in La Quinta:
7.7 to 8.0 earthquake.
• Shaking intensity could range from moderate to strong and
would be expected to result in moderate to heavy damage,
especially to buildings that are older or poorly constructed.
San Jacinto Fault Zone: historically, the San Jacinto fault has produced
more large earthquakes than any other fault in southern California.
None have been as large as the 1857 and 1906 earthquakes on the San
Andreas fault.
SOILS AND GEOLOGY
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• Located south of the planning area.
• Comprises the western margin of the San Jacinto Mountains via
a series of closely spaced faults.
• Extends approximately 175 miles, intersecting with the San
Andreas fault in San Bernardino; continues south of the
U.S./Mexico border as the Imperial fault.
• Most recent surface-rupturing earthquakes occurred in 1968
along the Coyote Creek segment and in 1987 along the
Superstition Hills segment.
• All segments of the San Jacinto fault have an average of 31%
probability of rupturing between 1994 and 2024.
Burnt Mountain Fault: one of several of the other Eastern Mojave Shear
Zone faults. Unknown until 1992, when a ground-surface rupture
occurred along a 3.1-mile-length of this fault (most likely during a large
aftershock of the Landers earthquake).
• Extends approximately 13 miles.
• Approximately 15 miles north of La Quinta at nearest point.
• Considered capable of producing a magnitude 6.0 to 6.5
earthquake.
Elsinore Fault Zone: major right-lateral strike-slip fault of the San
Andreas fault system in southern California.
• Extends approximately 190 miles, from northern Baja California
to the Los Angeles Basin.
• Divided, from south to north into seven segments.
• Closest Elsinore segment to La Quinta, approximately 39 miles
west of La Quinta.
• Probability of rupturing in a magnitude 6.7 earthquake in the
next 30 years approximately 11%.
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Seismically Induced Geotechnical Hazards
Seismically Induced Ground Shaking
Seismically induced ground shaking is the most potentially significant
geotechnical hazard to the La Quinta area. As discussed above, large
earthquakes along regional faults, including the San Andreas and San
Jacinto fault zones, have the potential to generate moderate to severe
ground shaking in the planning area.
Factors that determine the effects of ground motion and the degree of
structural damage that may occur include:
• Intensity of the earthquake.
• Distance between epicenter and site.
• Soil and bedrock composition.
• Depth to groundwater.
• Presence of ridge tops (may result in higher localized
accelerations).
• Building design and other criteria.
Local agencies use a variety of tools to assure seismic safety in
structures, including the California Building Code and Unreinforced
Masonry Law. These are further discussed under Mitigation of
Earthquake Hazards, below.
Liquefaction
Liquefaction occurs when ground shaking of relative ly long duration and
intensity over 0.2 g occurs in areas of loose, unconsolidated soils with
relatively shallow groundwater depths (50 feet or less). The sudden
increase in water pressure in pores between soil grains may
substantially decrease soil shear strength. This creates a condition
where soil takes on the qualities of a liquid or a semi-viscous substance.
Liquefaction can result in ground settlement, ground undulation, lateral
spreading or displacement, and flow failures. Structures may sink or tilt
as bearing capacity decreases, causing substantial damage.
Areas where both shallow groundwater and soils that are susceptible to
liquefaction occur include the southeastern part of the city and the
entire eastern Sphere of Influence area. Liquefaction potential in this
area ranges from moderate, where groundwater is 30 to 50 feet below
the surface, to high, where groundwater is found 30 feet or less below
the surface. Exhibit IV-3, Seismic Hazards, shows areas of liquefaction
susceptibility in the planning area.
SOILS AND GEOLOGY
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Landslides and Rockfall
Landslides and rockfall can occur when unstable slope conditions are
worsened by strong ground motion caused by seismic events.
Conditions that lead to landslide vulnerability include high seismic
potential; rapid uplift and erosion
that creates steep slopes and deeply
incised canyons; folded and highly
fractured rock; and rock with silt or
clay layers that are inherently weak.
Rockfall and rockslides are also
common on very steep slopes.
Landslides have been recorded after
periods of heavy rainfall, and rockfall
has been associated with slope
failure during drier periods.
Areas where development is located
below hillsides, mountain slopes and steep canyon walls a re considered
most susceptible to rockfall. This includes much of the Cove and the
southwestern edge of the City, which is surrounded by mountains
comprised of granitic rock.
Exhibit IV-3, Seismic Hazards, illustrates where the highest potential
exists for slope instability.
Seismically Induced Settlement
Seismically induced settlement can occur when strong ground shaking
causes soils to become more tightly packed, collapsing pore spaces, and
reducing the soil column thickness. Soils that are loose and
unconsolidated, as is typical of young alluvial and wind-deposited soils,
are especially subject to this risk. Fill may also be susceptible if not
properly compacted during construction.
Areas where these soils (mapping units Qa, Qa/Ql and Qs) pr edominate
are shown on Exhibit IV-4, Geologic Map, and include much of the valley
floor throughout the northern Sphere of Influence, the urban core of
the City, and the eastern corporate limits and Sphere -of-Influence.
529
SOILS AND GEOLOGY
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Seiche
Seiches are standing wave oscillations (sloshing) that occur in enclosed
or partially enclosed water bodies of shallow to moderately shallow
depth. Seiches may occur in reservoirs, lakes, ponds, and swimming
pools. Seiche waves typically associated with seismic-induced ground
shaking are less than 2 feet high, although seiches over 6.5 feet have
been reported.
In the planning area, there are numerous lakes, ponds, and reservoirs
that may be subject to seiches as a result of ground shaking. These
include Lake Cahuilla, recharge basins in the southeastern portion of La
Quinta, and smaller golf course lakes and detention basins. Potential
damage may also occur from seiches in water storage reservoirs.
Regulatory Mitigation of Earthquake Hazards
The State of California enacted the Alquist-Priolo Earthquake Fault
Zoning Act in 1972 to mitigate the hazard of fault rupture by prohibiting
structures intended for human occupancy from being located across the
trace of an active fault. It requires the State Geologist to define
"Earthquake Fault Zones" along faults that show evidence of active
surface displacement. The Act prohibits local jurisdictions from granting
development permits for certain types of development on sites within
an Earthquake Fault Zone until a geologic investigation de monstrates
they are safe from surface displacements from future faulting.
There are no Alquist-Priolo zoned faults in the City of La Quinta or its
Sphere of Influence. The closest zoned fault is the San Andreas fault to
the north of the city (also please see Exhibit IV-2, Faults and Historical
Seismicity Map).
The State enacted the Seismic Hazards Mapping Act (SHMA) in 1990. It
addresses non-surface earthquake hazards such as strong ground
shaking, liquefaction and seismically induced landslides. It is intended to
minimize loss of life and property by identifying and mitigating seismic
hazards. The California Geological Survey (CGS) is primarily responsible
for its implementation. CGS is required to provide local governments
with seismic hazard zone maps that identify areas subject to
liquefaction, earthquake -induced landslides and other ground failures,
also known as “zones of required investigation.” When construction
projects fall within these areas, site -specific geological hazard
investigations are required by the SHMA.
There are currently no State-issued, official seismic hazard zone maps
for La Quinta or its Sphere.
SOILS AND GEOLOGY
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The Seismic Retrofitting and Unreinforced Masonry Law was enacted by
the State in 1986, and requires all cities and counties in zones designated
as Seismic Zone 4 to identify potentially hazardous unreinfo rced
masonry (URM) buildings in their jurisdictions.
In 2006, the City inventoried URMs and reported there were seven
historic URMs in the City. Of these, five have been retrofitted in
compliance with the City’s mandatory mitigation program. One was to
be demolished, and one had neither been mitigated nor showe d
progress towards mitigation. Both are adobe structures located on the
grounds of the La Quinta Resort. The City Building Department has
reported that the unmitigated URMs are vacant and are not being used.
Soils
There are seven types of soil units that have been mapped in the
planning area:
1. Alluvial sand and gravel of the Whitewater River (Qg)
2. Windblown sand (wind-lain dune sand) (Qs)
3. Interbedded lacustrine (clay of valley areas) (Ql)
4. Alluvial deposits (sand of valley areas) (Qa)
5. Alluvial fan sand and gravel deposits (Qf)
6. Landslide deposits (Qls)
7. Quartz diorite (hard crystalline rock) (Qd)
The locations of these soils in the planning area are shown on Exhibit IV-
4, Geologic Map of the Study Area.
532
SOILS AND GEOLOGY
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Hazards Associated with Soils
Landslides and Slope Instability
Slope failure can occur on steep slopes, and development at their base
is at risk of landslides, surficial failures, soil slip, debris flow, and/or
rockfall.
The planning area includes significant areas of hillside terrain, such as
those associated with the Santa Rosa National Monument. Areas
subject to these hazards include many of the more developed areas in
the City, which are surrounded on three sides by mountains that pose
rockfall hazard. Earthquakes, periods of intense rainfall, or human
activities associated with construction, such as grading and blasting, can
increase these hazards.
Compressible Soils
Compressible soils are geologically young, unco nsolidated soils of low
density that tend to compress under the weight of proposed fill
embankments and structures.
In the General Plan area, areas most likely to contain compressible soils
include:
• Valley areas, which include young soil deposits associated with
modern and pre-historic floodplains, including the Whitewater
River, which are overlain with wind-blown deposits and alluvium;
• Hillside areas, especially at the base of natural slopes, and within
canyon bottoms and swales;
• Deep fill embankments, normally those more than about 60 feet
deep, which may compress under their own weight.
Collapsible Soils
Collapsible soils are associated with sediments that have recently
accumulated in arid or semi-arid environments, including soils
commonly associated with alluvial fan and debris flow sediments
deposited during flash floods, which are typically dry and contain tiny
voids. Under some conditions, significant settlement can occur rapidly,
even under relatively light loads. Irrigation, especially near building
foundations, or a rise in the groundwater table can lead to differential
settlement of buildings or structures, causing walls and foundations to
crack.
In the General Plan area, this hazard may pose a localized risk where
young alluvial and wind-deposited sediments occur. The La Quinta
SOILS AND GEOLOGY
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Engineering Department has prepared a bulletin (available on the City’s
website) that identifies portions of the General Plan area that are
susceptible to collapsible soils. The bulletin establishes supplemental
guidance for preparing site-specific geotechnical reports as they pertain
to collapsible soils.
Expansive Soils
Expansive soils are soils containing fine-grained materials such as silts
and clays in varying amounts. With changes in moisture content, clay
minerals can shrink or swell, creating pressure that may affect
structures or other surface improvements.
In the General Plan area, soils on the valley floor include alluvial sand and
gravel with fine-grained lakebed deposits such as silts and clays. Once
graded, the expansion characteristics of these soils can vary widely.
Engineered fills that include expansive soils near the finished surface
may result in damage.
Corrosive Soils
Corrosive soils occur as a result of various complex electrochemical and
bacteriological processes between soil and buried metallic structures,
such as water mains or elements within building foundations. Reactions
depend on a variety of factors, including structure type and soil
characteristics. Valley areas may contain sediments that are corrosive to
metallic objects, such as reinforcing steel and pipelines.
Ground Subsidence
Subsidence is generally caused by human activity, such as the extraction
of groundwater, oil or gas in sediment-filled valleys and floodplains.
Natural forces, such as earthquake movements, ca n also result in
subsidence.
Regional subsidence can result in earth fissures, sinkholes or
depressions, and surface drainage disruption. It can cause damage to
pipelines, canals, levees, wells, buildings, roadways and railroads and
other improvements.
In the presence of clay and silt, removal of groundwater can cause
irreversible subsidence and surface fissures and cracks. The only
recorded fissures in the Coachella Valley occurred in La Quinta in 1948,
near the base of the Santa Rosa Mountains, at the south end of the City.
Fissures and differential displacement are more likely to occur at the
edge of the Valley floor, where it meets the mountains.
SOILS AND GEOLOGY
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Monitoring conducted by the US Geological Survey (USGS), CVWD and
others shows that subsidence rates in the Coachella Valley have been
increasing rapidly over the past several decades. CVWD has
implemented a variety of measures, such as groundwater recharge,
imported water, and water conservation techniques and programs to
minimize the extraction of groundwater.
Erosion
Erosion is influenced by a variety of factors: climate, topography, soil
and rock types, and vegetation. During intense storms, high rates of
erosion can occur as soil and rock in the foothills travel to the valley
floor. Risk of erosion is increased by wildfires, which strip slopes of
vegetation and leave them susceptible to erosion. In the planning area,
canyon bottoms and areas within the valley that contain unconsolidated
soils are most vulnerable.
Human activities hasten natural erosion, as they remove protective
vegetation, alter natural drainage patterns, and compact soils. Cut and
fill slopes may be more susceptible than naturalized slopes.
Development also reduces the surface area available for water to
percolate, thereby increasing risk of flooding and downstream
sedimentation.
In La Quinta and Riverside County, development plans for new projects
must incorporate temporary and permanent erosion control measures.
All development projects over one ac re in size must obtain coverage
under the City’s General Construction permit, which includes
preparation of a Stormwater Pollution Prevention Plan (SWPPP) and
Best Management Practices (BMPs) for pre -, during and post-
construction erosion prevention and control.
Wind Erosion
Wind transports and re-deposits soil,
thereby damaging land and natural
vegetation. Wind erosion commonly
occurs in areas that are flat and bare,
dry and sandy, or in areas with loose,
dry, finely granulated soil. Effects of
wind erosion include soil loss and the
deterioration of soil structure,
dryness, loss of nutrients and
productivity, air pollution, and
sediment transport and deposition.
SOILS AND GEOLOGY
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Many areas in the Coachella Valley are subject to varying levels of
hazards associated with wind-blown sand. A variety of conditions that
are conducive to creating and transporting sand exist in the valley,
including the orientation of hill and mountain masses, nature of the
bedrock, location of the Whitewater River floodplain, slope and
orientation of the valley floor, and the hot, arid climate and sparse
vegetation.
Wind and wind-blown sand can result in damage to structures and cars,
poor visibility, road closures, and general degradation of air quality.
Health problems associated with wind and blowing sand include
allergies and respiratory irritation, eye infections, and skin disorders.
The Coachella Valley region is particularly affected by particulate matter
less than 10 microns in diameter, known as PM10, that can directly irritate
lung tissues and result in serious health problems. The Coachella Valley
State Implementation Plan (adopted 2003) has been effective in
reducing the concentration of PM10 in the valley. (Please refer to the Air
Quality Element for more information on PM 10.)
Except for protected areas near the base of the Santa Rosa Mountains,
most of the planning area is located within an active Wind Erosion Zone.
Sediments subject to erosion underlie the northern portion of t he City.
Please see Exhibit IV-5, Wind Erosion Susceptibility Map.
537
SOILS AND GEOLOGY
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PLANNING FOR THE FUTURE
Local seismic and geotechnical conditions will continue to necessitate
careful land use planning to protect the health and safety of residents
and their property. The implementation and enforcement of
regulations and guidelines such as the Alquist-Priolo Earthquake Fault
Zoning act, CEQA Statutes and Guidelines, California Building Code, City
zoning ordinance, and other applicable legislation will help manage
hazards discussed in this Element.
As development in the area continues to occur, it will be in creasingly
important for the City to closely coordinate with state, regional and
county agencies to update information databases of geotechnical and
seismic conditions in the region. Through the development review
process, the City must ensure that develop ment proposals are subject
to comprehensive geotechnical and safety assessments prior to
approval, and that all necessary mitigation measures are implemented.
Public education will continue to be an important means to inform
residents on how to reduce p otential losses from geotechnical hazards
while preparing for possible future disaster scenarios.
GOALS, POLICIES AND PROGRAMS
GOAL GEO-1
Protection of the residents’ health and safety, and of their property,
from geologic and seismic hazards.
Policy GEO-1.1
The City shall maintain and periodically update an information database
and maps that identify local and regional geologic and seismic
conditions.
• Program GEO-1.1.a: The City shall periodically confer with the
California Division of Mines and Geology, Riverside County,
neighboring communities, and other appropriate agencies to
improve and routinely update the database.
Policy GEO-1.2
The City shall continue to require that development in areas subject to
rockfall, landslide, liquefaction and/or other geotechnical hazards
described in this Element, prepare detailed geotechnical analyses that
SOILS AND GEOLOGY
IV-36
include mitigation measures intended to reduce potential hazards to
less than significant levels.
Policy GEO-1.3
The City shall require that development in areas subject to collapsible or
expansive soils conduct soil sampling and laboratory testing and
implement mitigation measures that minimize such hazards.
• Program GEO-1.3.a: The Building and Safety Department shall
review and determine the adequacy of soils and/or other
geotechnical studies conducted for proposed projects and
enforce the implementation of mitigation measures.
Policy GEO-1.4
The City shall require that all new structures be built in accordance with
the latest adopted version of the Building Code.
Policy GEO-1.5
The City shall continue to require that structures that pose a safety
threat due to inadequate seismic design are retrofitted or removed from
use, according to law.
Policy GEO-1.6
The City shall coordinate and cooperate with public and quasi -public
agencies to ensure that major utilities continue to be functional in the
event of a major earthquake.
• Program GEO-1.6.a: The City shall maintain working relationships
and strategies between the Public Works Department, utility
providers, and other appropriate agencies to strengthen or
relocate utility facilities and take other appropriate measures to
safeguard major utility distribution systems.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals, and their associated policies and programs, are
closely related to those of this Element.
GOAL FH-1: Protection of the health, safety and welfare of the
community from flooding and hydrological hazards.
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FLOODING AND HYDROLOGY
PURPOSE
The Flooding and Hydrology Element describes potential drainage and
flooding hazards in the City and its Sphere of Influence, as well as the
future potential for major flooding.
Other General Plan elements are related to Flooding and Hydrology. The
Soils and Geology Element is the most closely related, as the City’s
flooding patterns are controlled by its soils and geology. Other related
elements include Hazardous Materials and Circulation. The Land Use
Element, by which land uses such as open space, developed areas, and
essential public facilities, are designated and located is also affected by
flooding issues.
There are a number of State regulations and policies that require the City
and local and regional agencies (including the Coachella Valley Water
District and Riverside County Flood Control and Water Conservation
District) to analyze and provide protection from flooding hazards in the
community. The joint planning of area -wide drainage plans affecting
local jurisdictions is required by Chapte r 73 of the Statutes of California
(1939). Government Code Section 8401(c), also known as the Cobey -
Alquist Flood Plain Management Act, mandates local government
planning, adoption and enforcement of land use regulations for flood
plain management. The Cobey-Alquist Act also sets forth requirements
for state financial assistance for flood control measures. Mapping of
areas susceptible to dam inundation is established by California
Government Code Sections 8589.5 and 65302(g).
BACKGROUND
The desert climate of the Coachella Valley is generally
characterized by mild winters and hot, dry
summers. However, the proximity of mountain
ranges, including the San Jacinto and Santa
Rosa Mountains, and associated climatic
FLOODING AND HYDROLOGY
IV-40
zones affect regional conditions. Flooding can result from rapid melting
of mountain snowpack, as well as occasional intense thunderstorms.
The latter occur most frequently during the winter months, between
November and April, but may also happen as monsoon storms during
the summer and early fall (July through September). Storms are
generally of short duration but may result in several inches of rainfall in
localized areas.
Surrounding mountains average over 25 inches annually, as compared
with 3 inches in the Valley, including the La Quinta plann ing area. Even
when the Valley does not receive rain, runoff from mountain slopes can
cause flooding, as well as mud and debris flows. Rapid rainfall can
quickly saturate dry soils, impeding percolation and increasing runoff.
Hydrological Conditions and Flood Hazards
The valley floor is comprised of a broad, ge ntly sloping basin formed by
alluvial fans which have been created from the deeply chiseled
mountain canyons of the Santa Rosa Mountains, the Whitewater River
floodplain, and sediments of prehistoric lakes. Much of the
development in the City and its Sphere occurs on the valley floor,
including that portion which lies along the base of the Santa Rosa
Mountains in the western portion of the City.
Flooding is a recurring, natural event.
Floodplains are meant to carry excess
waters during flooding. Floodplains can also
be useful for a variety of human uses, such
as agriculture and water supply. However,
flooding becomes a hazard when man-made
structures encroach into floodplains.
Worldwide, floods are among the most
destructive and costly of all natural
disasters, resulting in more deaths per year
than any other geologic hazard.
There are two primary classifications of
flooding that occur in the planning area:
flash floods that occur a long natural or man-made channels, and sheet
flooding across the valley floor. Flash floods are brief but result in high
water volumes and velocities. Because mountain slopes are comprised
of impervious rock, little percolation occurs, and waters collect and flow
rapidly into channels on the valley floor. These flows can convey large
amounts of debris including mud, sand and rock.
FLOODING AND HYDROLOGY
IV-41
When either flood control channels do not exist, an existing channel’s
capacity is exceeded, or channels are impacted by de bris or structures,
storm waters travel across the valley floor, creating the condition
known as sheet flow.
Buildings, sidewalks, parking lots, and roadways reduce the area
available for natural infiltration of storm water. Water that formerly
would have been absorbed may run off if new development does not
provide effective storm handling systems. Given that surrounding
mountain slopes generally receive greater levels of rainfall,
development downstream of canyons and at the base of mountains may
be at particular risk.
Stream Flow and Flood Hazard
There are no perennial rivers or streams in La Quinta. Although well-
defined in the mountains, on the valley floor most natural drainage
channels disperse into braided, ephemeral streams and areas of shee t
flow.
The Whitewater River is the main watercourse in the valley. It collects a
watershed of more than 1,000 square miles, draining runoff from the
San Bernardino, Little San Bernardino, San Jacinto and Santa Rosa
Mountains. From its source near the San Gorgonio Pass, it flows
southeasterly, ultimately ending at the Salton Sea. Throughout the City,
the Whitewater is conveyed
through a man-made channel
known as the Coachella
Valley Stormwater Channel.
Based on historical records
collected by the Army Corps
of Engineers, multiple large
flood events occurred in the
Whitewater River basin
throughout the 1800s. There
were also damaging floods
throughout the 20th century,
with more recent ones
occurring in 1965, 1966, 1969,
and 1976. Two flash floods
occurred in August 2013 and
September 2014, causing damages of $50,623.23 and $813,000,
respectively. The maximum flood of record occurred in 1965 in the lower
Coachella Valley, where flood flows exceeded 10,000 cubic feet per
second (cfs).
FLOODING AND HYDROLOGY
IV-42
Flooding is typically defined in terms of the “100-year flood.” The 100-
year flood is the level of flood water expected to be equaled or
exceeded every 100 years, on average. In other words, it has a one
percent probability of occurring in a given year.
Seismically Induced Flooding
Flooding can occur when water retention and storage structures fail as
a result of earthquakes. Such structures may include dams, levees, and
above-ground water tanks.
Dam Failure
The California State Water Code, Division 3, contains safety statutes
governing dams. The California Office of Emergency Services has
determined that the City of La Quinta is not at risk from potential
inundation from any existing dams.
Levee Failure
The Coachella Valley Stormwater Channel, the Coachella Canal and Lake
Cahuilla are protected by levees. In the event of a severe earthquake,
there is potential for lateral spreading of foundation soils. Lateral
spreading is a condition where underlying soils move sidewa ys as a
result of strong ground shaking (also see Soils and Geology Element)
and underlying soils becoming liquefied or fractured. Under these
conditions, levee systems could sustain damage or fail entirely. While
there are no existing engineering analyses demonstrating the potential
inundation area of the Coachella Canal or Lake Cahuilla, complete failure
of these levees would impact development directly downstream.
Portions of the Coachella Valley Stormwater Channel (Whitewater
River) are concrete-lined and buried under sand for protection. These
levees are subject to erosion as we ll as damage from strong ground
shaking due to an earthquake. They are periodically maintained by
CVWD. They are further discussed under Flood Control Measures,
below. The portion of the Channel that passes through the City between
Jefferson Street and Miles Avenue deviates from the natural
watercourse. Based on flood insurance studies conducted by the
Federal Emergency Management Agency (FEMA), there is potential for
a “breakout” along this reach of the river during a 100 -year storm. Such
a breakout could result in 50% loss of channel capacity and flooding
within a portion of the City’s northeast Sphere -of-Influence, as well as in
the cities of Indio and Coachella.
FLOODING AND HYDROLOGY
IV-43
Seiching
Ground shaking during earthquakes can result in seiching, or water
sloshing, in open bodies of water. Lake Cahuilla, local canals, above -
ground storage tanks, detention basins, and even swimming pools may
be subject to seiching during earthquakes. Seiching may cause water to
overtop or damage containment structures, resulting in inunda tion of
downslope development.
Failure of Above-Ground Storage Tanks
Strong ground shaking can cause structural damage to above -ground
water storage tanks, particularly where tanks are not adequately braced
and baffled. Pipes leading to the tank may be sheared off and water
released. The 1992 Big Bear and 1994 Northridge earthquakes led to
revised design standards for steel water tanks, which now utilize flexible
joints at connection points to allow for movement in all directions.
Hazards associated with damage to water tanks include inundation of
structures down-slope and reduction of potable water supplies for
emergency services, such as fire protection. Therefore, evaluating and
retrofitting tanks to ensure their structural reliability in the event of an
earthquake is crucial. Water supplies in reservoirs should also be kept at
or near capacity.
The Coachella Valley Water District (CVWD) reports that there are ten
water reservoirs in La Quinta with a total capacity of 44.3 million gallon s.
All are constructed of welded steel to current seismic standards, as well
as those established by the American Water Works Association.
Bridge Scour
Scour occurs along roadway and railroad bridges when erosion occurs
and undermines foundation supports such as abutments or piers. In
California, this condition is addressed through a seismic retrofit program
that includes inspection of bridge underpinnings. Washington Street
and Jefferson Street are the two main
Whitewater River crossings in the City;
these are all-weather crossings.
Additionally, construction of the Adams
Street bridge over the Whitewater River
was completed in 2013. In addition, a
bridge is to be constructed at Dune
Palms to span the Channel. This will
provide a fourth all-weather crossing
over the channel.
FLOODING AND HYDROLOGY
IV-44
Across the La Quinta Evacuation Channel, the Eisenhower Drive and
Washington Street crossings are all-weather flood channel crossings.
During and after flooding, the City inspects these crossings for scour
damage.
There are also three crossings over the Coachella Branch of the All -
American Canal, which is used for irrigation purposes. These occu r at
Avenue 50, Avenue 52, and Jefferson Street south of Avenue 52 . The
Coachella Valley Water District (CVWD) strictly manages flows through
the canal, and it is not used as a flood control mechanism. These
crossings are expected to rema in passable during storm events;
however, they should be inspected periodically.
Regional Stormwater Management
The Riverside County Flood Control and Water Conservation District
(RCFC) is responsible for analysis and design of regional flood control
structures. Regional facilities are those that collect runoff from areas
outside the City, including surrounding mountains, and are managed by
the Coachella Valley Water District (CVWD). CVWD is empowered with
broad flood control management responsibilities, which include
planning, maintenance and construction of improvements for regional
facilities. In the planning area, regional facilities include the Coachella
Valley Stormwater Channel (Whitewater River), the La Quinta
Evacuation Channel, the Bear Creek System, the East La Quinta Cha nnel
and Lake Cahuilla.
Local Drainage Management
The City is responsible for maintenance of local facilities, which collect
and convey runoff from local streets and properties to regional channels
and basins. The City has recently updated its Master Drainage Plan,
which describes existing and planned local facilities. The City utilizes it
to manage and document the location and condition of existing
stormwater management facilities. It has also been used to obtain FEMA
Letters of Map Revision for some flood areas.
Flood Control Facilities
The following describes major flood control facilities in the planning
area. The locations of these facilities are shown on Exhibit IV-6, FEMA
Flood Zones and Flood Control Facilities.
FLOODING AND HYDROLOGY
IV-45
Whitewater River/Coachella Valley Stormwater Channel
As previously discussed, the Coachella Valley Stormwater Channel is the
principal drainage course in the City. Although typically dry, it may
become inundated during storm events. The Channel extends
approximately 50 miles with an average cross section of 260 feet. It is
unlined in most locations, and portions of it are protected by levees. This
watercourse generally follows the recent historical natural river path,
although as noted above, it deviates from this path through a portion of
the City.
Levees along the stormwater channel are FEMA -classified as
“Provisionally Accredited Levees,” which indicates they provide
protection from the 100-year flood. CVWD was required to submit
documentation demonstrating the protection capabilities of these
levees to comply with requirements of Section 65.10 of National Flood
Insurance Program (NFIP) regulations (Title 44, Chapter 1 of the Code of
Federal Regulations). CVWD met this requirement.
Bear Creek System
The Upper Bear Creek System is designed to manage runoff from the
Santa Rosa Mountains. The system is located along the southerly and
westerly edges of the Cove and includes the Upper Bear Creek Training
Dike, Upper Bear Creek Detention Basin, Bear Creek, and Bear Creek
Channel. Runoff from a 1.7 square mile drainage area is diverted by the
dike, which directs it along Bear Creek to the detention basin. The Basin
has a storage capacity of 752 acre -feet. Outflows enter the Bear Creek
Channel, an approximately 2.5-mile long channel with capacity to convey
the 100-year flood. Smaller canyons also drain into the channel. Channel
flows continue downstream into the La Quinta Evacuation Channel,
ultimately discharging into the Coachella Valley Stormwater Channel.
The City has applied to FEMA for accreditation of the training dike and
is awaiting receipt of the formal accreditation letter.
East La Quinta System
This system is located along the southeastern edge of the Cove and is
intended to collect drainage from hills east and south of Calle Bermudas.
The system is comprised of the East La Quinta Channel and several
detention basins. Flows are carried to the La Quinta Evacuation Channel.
FLOODING AND HYDROLOGY
IV-46
La Quinta Evacuation Channel
The La Quinta Evacuation Channel extends approximately 3.5 miles
northeasterly from the Bear Creek Channel, through developed areas of
the City, to the Coachella Valley Stormwater Channel. It is primarily
intended to capture and transport stormwater from various flood
control systems in the City.
Dikes
In addition to the Bear Creek Training Dike, there are several other dikes
located near the base of mountains in the City. These have been
constructed to protect developed areas from runoff from mountain
slopes, and include three dikes constructed by the Bur eau of
Reclamation: the Eastside Dike, constructed to protect the Coachella
Branch of the All-American
Canal; and Dike 2 and Dike
4, which total 5.2 miles
south and southeast of
Lake Cahuilla, respectively,
and were built to protect
Lake Cahuilla and lands
between Avenue 58 and
Avenue 66. Dike 4 is
accredited by FEMA; Dike 2
is not yet accredited.
FLOODING AND HYDROLOGY
IV-48
Flood Hazard Mapping
The National Flood Insurance Act of 1968 and the Flood Disaster
Protection Act of 1973 require that the Federal Emergency Management
Agency (FEMA) evaluate flood hazards and provide affordable flood
insurance to residents of communities wher e future floodplain
development is regulated. To determine the need for and availability of
federal flood insurance, FEMA has developed Flood Insurance Rate
Maps (FIRMs) for many areas in the United States. The Floodplain
Administrator for the City of La Quinta is the City Engineer.
Data compiled for La Quinta and its Sphere of Influence are shown on
Exhibit IV-6. Applicable flood zones, as shown on this map, include :
• Zone A: Areas of 100-year flood where no base flood elevations
or depths are shown. Requires flood insurance.
• Zone AE: Areas of 100-year flood where base flood elevations or
depths are shown. Requires flood insurance.
• Zone AO: Areas of 100-year flood with average depths of 1 – 3
feet, generally from sheet flow on sloping terrain. Requires flood
insurance.
• Zone X: Areas of 500-year flood with average depth of less than
1 foot or less than one square mile drainage area; and protected
by levees from 100-year flood. No base flood elevations or
depths are shown. Flood insurance available, but not required.
As shown on the map, areas within the planning area that are within the
100-year flood plain (Zones A, AE, or AO) include the Coachella Valley
Stormwater Channel, the La Quinta Evacuation Channel, Bear Creek
Channel, and detention basins, as well as golf course (The Quarry).
Portions of the area north and south of the Coachella Valley Stormwater
Channel, the entire Cove area, several areas south and southeast of Lake
Cahuilla, and a portion of the City’s eastern Sphere of Influence are
within Zone X.
Land Use Planning as a Flood Control Strategy
One of the most effective and direct means of controlling flooding and
protecting lives and property is through land use planning. This may
include designing flood control structures so that stream courses are
left in a naturalized state or developed as open space for parks or golf
courses.
Portions of the planning area are mapped within the 100-year floodplain.
Others may be subject to sheet flow where natural channels emanating
from mountain streams and canyons lose definiti on on the valley floor.
Restricting the type and location of structures near major drainages can
FLOODING AND HYDROLOGY
IV-49
limit exposure of people, structures and other improvements to flood
hazards and reduce potential losses. Development should be strictly
limited within 100-year floodplains to uses that do not provide for
human habitation. No critical facilities should be located within
floodplains. The City enforces provisions for flood hazard reduction in
Municipal Code Chapter 8.11 Flood Hazard Regulations. These provisions
cover development permit requirements and standards of construction
and standards for utilities, subdivisions and manufactured homes in
special flood hazard areas.
Other Flood Control Measures
The Clean Water Act (CWA) was enacted in 1972 and was intended to set
goals for restoring and maintaining water qua lity through reduction of
point-source pollution by industry and sewage treatment facilities. A
1987 amendment further required that state s reduce runoff into
waterways. The National Pollutant Discharge Elimination System
(NPDES) implements these requirements by mandating the adoption of
stormwater management plans and programs to reduce runoff of
pollutants in storm water systems into waters of the United States.
In California, the NPDES is administered by the State Regional Water
Quality Control Board, which issues NPDES permits to local jurisdictions.
In Riverside County, the NPDES is a joint permit system among the
Riverside County Flood Control and Water Conservation District (RCFC),
Riverside County, CVWD, and all Riverside County cities, including La
Quinta.
PLANNING FOR THE FUTURE
The City of La Quinta, Riverside County, and the Coachella Valley Water
District have worked closely together to proactively plan for and protect
developed areas from significant flooding. Development within 100-year
floodplains is limited to flood control channels, detention or retention
basins, and golf courses that dually serve as retention basins.
New flood control facilities should be designed to protec t other
environmental resources and retain watercourses in a natural state or
for use as open space, whenever feasible.
Some areas of the City are still subject to localize d flooding. These
hazards should be addressed through the continued enforcement of
requirements for on-site retention facilities.
FEMA mapping also shows areas that are considered subject to flooding
from storms stronger than the 100-year storm. Moderate flood hazards
are also mapped within undeveloped areas, particularly in the Sphere of
FLOODING AND HYDROLOGY
IV-50
Influence. However, in some portions of the General Plan area, some
study areas are limited, and flood zone mapping is incomplete. As a
result, there are some areas outside of the mapped flood zones that are
likely to be subject to flooding. The City should coordinate with FEMA
and other agencies for more complete mapping to define flooding
hazards.
Seismic hazards could place storage tanks, lakes, detention basins,
levees, dikes or other water storage or retention facilities at risk. Future
planning for new development should consider the potential for
flooding and continue to limit or prohibit structures in areas subject to
the 100-year storm.
GOALS, POLICIES AND PROGRAMS
GOAL FH-1
Protection of the health, safety and welfare of the commun ity from
flooding and hydrological hazards.
Policy FH-1.1
The City shall monitor and update its 2009 Master Drainage Plan every 5
years, or as needed, to reflect changes in local and regional drainage and
flood conditions.
Policy FH-1.2
The City shall coordinate efforts to update floodplain mapping in all
areas of the City, particularly those where potential flood impacts are
not yet known.
• Program FH-1.2.a: The City shall coordinate and cooperate with
CVWD in the filing of FEMA applications to amend the Flood
Insurance Rate Maps, as necessary.
Policy FH-1.3
The City shall continue to implement deve lopment standards that
provide for a reduction in runoff from developed lands and are
consistent with local and regional stormwater management plans.
• Program FH-1.3.a: New development shall continue to be required
to construct on-site retention/detention basins and other
necessary stormwater management facilities that are capable of
managing 100-year stormwater flows.
FLOODING AND HYDROLOGY
IV-51
Policy FH-1.4
The City shall coordinate with CVWD regarding the implementation of
measures which protect bridge crossings from the scouring and erosive
effects of flooding.
• Program FH-1.4.a: The Public Works Department will work with
CVWD to inspect bridge crossings for scour damage during and
after significant flooding events.
• Program FH-1.4.b: The City shall coordinate with the appropriate
state agencies to participate in the state’s bridge scour inventory
and evaluation program.
Policy FH-1.5
The City shall coordinate with CVWD to minimize the potential for the
occurrence of inundation from levee or water tank failure, including
seismically induced inundation.
• Program FH-1.5.a: The City shall annually request a status update
from the Coachella Valley Water District of their monitoring of
the structural safety of the levees around Lake Cahuilla and along
the Coachella Valley Stormwater Channel and the La Quinta
Evacuation Channel.
• Program FH-1.5.b: The City shall annually request a status update
from the Coachella Valley Water District of their monitoring of
the structural integrity of above -ground water tanks and
reservoirs, and where needed, the implementation of bracing
techniques to minimize potential structural damage and/or
failure.
Policy FH-1.6
Major drainage facilities, including debris basins, reten tion/detention
basins, and flood control facilities shall provide for the enhancement of
wildlife habitat and community open space to the greatest extent
feasible, while still maintaining their functional qualities.
Policy FH-1.7
New critical facilities shall not be constructed within the boundaries of
the 100-year flood plain.
FLOODING AND HYDROLOGY
IV-52
Policy FH-1.8
Development within drainage areas and stormwater facilities shall be
limited to recreational uses such as golf courses, lakes, sports or play
fields, and similar uses.
Policy FH-1.9
The City shall periodically monitor and update, as needed, evacuation
routes to ensure safe ingress and egress for residents and emergency
vehicles in the Cove and southern neighborhoods in the event of a major
flood.
• Program FH-1.9.a: The City shall provide maps and other
information concerning evacuation routes to residents of the
Cove, Riverside County Fire Department, Sheriff’s Department
and other appropriate agencies.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals, and their associated policies and programs, are
closely related to those of this Element.
GOAL GEO-1: Protection of the residents’ health and safety, and of their
property, from geologic and seismic hazards.
GOAL WR-1: The efficient use and conservation of the City’s water
resources.
FLOODING AND HYDROLOGY
IV-53
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HAZARDOUS MATERIALS
IV-55
HAZARDOUS MATERIALS
PURPOSE
The Hazardous Materials Element addresses the potential hazards
associated with the storage, use, and transport of hazardous materials
in and through the City.
Public safety must be addressed in the G eneral Plan, in conformance
with California Government Code 65302(g). Hazardous materials
represent one of the issues associated with public safety.
This Element is closely related to the Emergency Services Element. The
City’s first responders ensure public safety in the event of a hazardous
materials spill or release. This response includes isolation, evacuation (if
warranted), identification, containment and proper disposal of the
hazardous materials, as well as proper notification to other agencies. It
is also related to the other components of the Environmental Hazards
Chapter – the Soils and Geology Element and the Flooding and
Hydrology Element. Finally, the location of land uses which use, store ,
or transport hazardous materials ties this Element to the Land Use
Element, insofar as it is important for the City to assure that sensitive
land uses, such as residences and schools, are buffered from exposure
to hazardous materials to the greatest exten t possible.
BACKGROUND
Hazardous materials are those chemicals, oils , and other substances
which have the potential to be toxic. They range from fertilizers,
pesticides and automotive products, to pool chemicals and chlorine
products. If hazardous materials are improperly stored, used or
transported, they can be released into the air, soil or water and
cause harm to the City’s residents, business people and
visitors. As a result, hazardous mater ials are highly
regulated, particularly in commercial and industrial
applications. A number of regional, State and
federal agencies have responsibility for
managing and regulating these materials.
At the federal level, the Environmental Protection Agency (EPA) has
primary responsibility for the regulation of hazardous materials. The
California Environmental Protection Agency and the Department of
Toxic Substances Control are the primary State agencies which deal with
hazardous materials. At the regional lev el, the Riverside County
Department of Environmental Health monitors and regulates hazardous
materials use and disposal throughout the County, including in the City
and its Sphere of Influence. If contamination of a water source occurs,
the Regional Water Quality Control Board has enforcement powers. The
City’s Emergency Services Division, Fire and Police Departments would
be called upon in the event of a spill or similar emergency relating to
hazardous materials within City limits (please see the Emergency
Services Element for further discussion of emergency services).
In order to coordinate efforts relating to hazardous materials
management, the County has developed a Hazardous Waste
Management Plan (HWMP), which addresses the proper disposal,
processing, handling, storage and treatment of hazardous materials.
The City has also adopted the HWMP and implements it at the local level.
In the City, hazardous materials are limited to small quantity generators
(those generating less than 1,000 kilograms of haza rdous waste per
month), ranging from individual households which store cleaning
solutions and automotive products, to service stations and medical
clinics, which may store or use larger quantities of hazardous materials.
Household hazardous waste can be disposed of properly through
Household Hazardous Waste disposal events, or at a network of
“ABOP” facilities operated by the County Waste Management
Department. An ABOP – or Antifreeze, Batteries, Oil, Paint – facility is
located in Palm Springs and is open regularly to accept these materials,
as well as electronic waste. Household Hazardous Waste disposal
events are held periodically at varying locations throughout the County,
including cities in the Coachella Valley.
The most common commercial uses which use hazardous materials in
the City are service stations, which not only use and store fuels and oils,
but also operate underground storage tanks, which have the potential
to contaminate soils and water supplies if not properly maintained.
Other commercial users include dry cleaning operations, pool cleaning
or supply stores, and automotive supply stores. Commercial and
industrial users are responsible for meeting the requirements of the
County Department of Environmental Health. These requirements
include the proper disposal of hazardous materials through a number of
licensed contractors specializing in these materials.
HAZARDOUS MATERIALS
IV-57
In the event of a spill or leak of hazardous materials, initial response
would be made by the closest fire engine company , followed by
response from a dedicated Hazardous Material Response Team (HMRT).
The Riverside County Fire Department operates a Hazardous Materials
Team, which operates throughout the County and responds to incidents
when necessary.
PLANNING FOR THE FUTURE
As the City and its Sphere of Influence build out, the number of
hazardous materials storage and use locations is likely to increase.
Further, the eastern edge of the Sphere occurs immediately adjacent to
the Jacqueline Cochran Regional Airport, and commercially and
industrially designated lands in that area may include businesses which
store, use and transport airplane-related hazardous materials.
The City’s continued participation in regional programs and
coordination with County departments with responsibility for
hazardous materials will be important in the future. The Cit y’s
Emergency Services Division and City Hall facilities dedicated to
emergency management will require expansion as population grows, to
assure that the City can respond effectively to emergencies relating to
hazardous materials.
GOALS, POLICIES AND PROGRAMS
GOAL HAZ-1
Protection of residents from the potential impacts of hazardous and
toxic materials.
Policy HAZ-1.1
The storage, transport, use and disposal of hazardous materials shall
comply with all City, County, State and federal standards.
• Program HAZ-1.1.a: Continue to coordinate with all appropriate
agencies to assure that local, State and federal regulations are
enforced.
• Program HAZ-1.1.b: Development plans for projects which may
store, use or transport hazardous materials shall continue to be
routed to the Fire Department and the Department of
Environmental Health for review.
• Program HAZ-1.1.c: The City’s Emergency Services Division shall
maintain a comprehensive inventory of all hazardous waste sites
within the City, including underground fuel storage tanks.
Policy HAZ-1.2
To the extent empowered, the City shall regulate the generation,
delivery, use and storage of hazardous materials.
• Program HAZ-1.2.a: All facilities which produce, utilize, store or
transport hazardous materials shall be constructe d in strict
conformance with all applicable Building and Fire Codes.
Policy HAZ-1.3
Support Household Hazardous Waste disposal.
• Program HAZ-1.3.a: Continue to work with the County to assure
regular household hazardous waste disposal events are held in
and around the City.
• Program HAZ-1.3.b: Educate the City’s residents on the proper
disposal of household hazardous waste through the City’s
newsletter and by providing educational materials at City Hall.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals, and their associated policies and programs, are
closely related to those of this Element.
GOAL ES-1: An effective and comprehensive response to all emergency
service needs.
GOAL PF-1: Public facilities and services that are available, adequate and
convenient to all City residents.
HAZARDOUS MATERIALS
IV-59
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FIRE HAZARDS
IV-61
FIRE HAZARDS
PURPOSE
The Fire Hazards Element identifies existing fire hazards in the planning
area and describes the regulatory environment to effectively manage
these hazards. This element relates to several other General Plan
elements, including Emergency Services, Circulation, and Water, Sewer
and Other Public Utilities.
California Government Code and Public Resources Code require
the inclusion of fire risk analysis in the General Plan Safety Element. Per
Government Code Section 65302 (g)(3), this Element follows the advice
included in the Office of Planning and Research’s most recent
publication of “Fire Hazard Planning, General Plan Technical Advice
Series” (May 2015). This Element sets forth goals, policies, and programs
that will safely manage fire hazards in the City and Sphere of Influence,
and guard the general health, safety, and welfare of the community
from potential impacts associated with fire hazards.
BACKGROUND
Fires are generally classified into two types based on where they occur:
vegetation fires and urban or structural fires. The largest land mass
(53.3% of total land area) in the City is Natural and Recreational Open
Space designated in the General Plan, which primarily takes up the
southwestern portion of La Quinta and is also interspersed throughout
the City. Other land uses include primarily residential (31.7%), commercial
(4.4%), community facilities and roadways, most of which are built out
with vacant infill sites. The SOI consists of mostly residential land uses
(91.3%), some commercial uses (3.5%), and minimal industrial uses (<1%).
Wildland Fire Hazards
A wildfire is an uncontrolled fire spreading through vegetative fuels and
exposing or possibly consuming structures. Wildfire is a common
natural process in many of California’s ecosystems. However, they can
cause harm as more development sprawls into wildland, creating
wildland – urban interfaces (WUI) where wildfires pose a threat to
human life and property.
FIRE HAZARDS
IV-62
In southern California, typically mild, wet winters result in an annual
growth of grasses and plants that dry out during the hot summer
months. This dry vegetation provides fuel for wildfires in fall, especially
when hot, dry winds blow across the region in the late fall due to Santa
Ana conditions that intermittently impact the area. These conditions
contribute to spreading of wildfires, which often begin unnoticed and
spread quickly to burn large areas before they are contained.
Although the City is not in a wilderness area, the threat of a wildland fire
in or near is high due to the wildland - urban areas in and around the City.
Significant development in La Quinta and surrounding areas are
considered WUI, and many of these areas have experienced prolonged
droughts or are excessively dry and at risk of wildfires. In addition, the
Santa Ana winds can help spread wildfires in the community. Wildland
fire hazards exist in varying degrees over approximately 90% of
Riverside County and the City of La Quinta throughout open space,
parklands and agricultural areas. The fire season extends approximately
5 to 6 months, from late spring through fall. A combination of
undeveloped and rugged terrain, highly flammable brush-covered land,
and long dry summers may contribute to wildfires. Structures with
wood shake roofs ignite easily and produce embers that can contribute
to fire spread. Post-fire hazards may include a new area of potential
landslide when burned and defoliated areas are exposed to winter rains.
Based on historical data from 2013 to March 2021, no wildfire occurred
within the City and SOI. There were three fires near the SOI, the largest
being the Shady Fire in Thermal, a vegetation fire that burned 130 acres
in May 2019. The other two were Van Buren Fire (March 2014) which
burned 57 acres and 54 Fire (May 2013) which burned 40 acres.
The California Department of Forestry and Fire Protection (CalFire)
ranks fire hazard of wildland areas of the state using four main criteria:
fuels, weather, assets at risk, and level of service. As shown in Exhibit IV-
7, there are no state responsibility areas or very high fire hazard severity
zones (VHFHSZ) in the City and SOI.
Urban and Structural Fire Hazards
The urban areas in La Quinta face the common threat of urban/structural
fires as other communities. There is no unusual fire risk, fire spread risk
or death and injury risk according to the Fire-Community Assessment
Response Evaluation System (FireCARES), a "big data" analytical system
providing information on capacity and capability of local fire
departments in regard to the risk environment they are called to
respond.
FIRE HAZARDS
IV-63
The National Fire Protection Association (NFPA) defines low, medium,
and high hazard structures as follows:
• High-Hazard Occupancies - High-rise buildings, hospitals, schools,
nursing homes, explosive plants, refineries, public assembly
structures, and other high life hazard or large fire potential
occupancies.
• Medium-Hazard Occupancies - Apartments, offices, mercantile
and industrial occupancies that may require extensive use of fire
fighting forces.
• Low-Hazard Occupancies - One-, two- or three-family dwellings
and scattered small business and industrial occu pancies.
Of the 36,762 total structures protected in La Quinta, the majority are
low-hazard occupancies, with around 6,000 medium-hazard
occupancies and few high- and unknown- hazard occupancies. From
2006 to 2016, the number of structure fires ranged fro m 4 to 30, and all
below 20 except in 2007.
Peak Water Demand and Supply
The City continues to coordinate between the Fire Department and
CVWD to ensure adequate water supplies for fire suppression in La
Quinta. CVWD provides water services to La Quinta and has a total
groundwater storage capacity of approximately 28.8 million acre-feet
(one acre-foot equals 325,850 gallons) in the Whitewater River Subbasin
underlying the Coachella Valley. The California Fire Code Section B105
imposes fire-flow requirements for buildings based on their size and
construction type. For example, detached single -family dwellings,
duplexes and townhouses with no automatic sprinkler system should
have a minimum fire-flow of 1,000 gallons per minute for 1-hour duration
(under 3,600 square feet calculation area). CalFire updated the 2010
Strategic Fire Plan in 2018, building on past success and lessons to
coordinate Unit Fire Plans that address risks, fire protection needs, and
strategies with other levels of fire plans and commun ity wildfire
protection plans to provide one consistent approach.
FIRE HAZARDS
IV-65
PLANNING FOR THE FUTURE
As the City and SOI are built out, the community will continue to face
potential fire hazards from wildfires and urban/structural fires. As
discussed in detail below in the Climate Change Element, fire risks may
be exacerbated by conditions such as prolong ed droughts, extreme
weather including heat, and altered precipitation patterns associated
with climate change.
The implementation and enforcement of standard requirements such as
California Building Code, California Fire Code, La Quinta Municipal Code,
CEQA Statutes and Guidelines, and other applicable legislation will help
manage fire hazards discussed in this Element. The City should assume
the increasingly important role to closely coordinate with state, regional
and county agencies to make current information and
resources available to the community, and ensure adequate planning
and daily operation as directed by laws and regulations. Through the
development review process, the City must ensure that development
proposals are reviewed by the Fire Department and incorporate
adequate fire prevention measures prior to approval.
GOALS, POLICIES AND PROGRAMS
GOAL FIRE‐1
Protection of the community and its property from the unreasonable
risk of wildfire.
P olicy FIRE---1.1
The City shall minimize the exposure of the community and its property
to the impacts of wildland and structural fires.
• Program FIRE-1.1.a: The City shall require and enforce active
vegetation management in the open space areas and urban
areas. The City shall coordinate with the Fire Department and
Homeowner Associations to ensure adequate maintenance of
landscape and open areas and minimize potential fire hazard
from overly dry or dead vegetation and debris.
• Program FIRE-1.2.a: The City shall require future development in
the vicinity of Moderate or Very High Fire Hazard Severity Zones
to comply with Riverside County Fire Department safety
recommendations for fuel modification plans and
clearance/defensible space around property.
FIRE HAZARDS
IV-66
• Program FIRE-1.3.a: The City shall adhere to the guidelines set forth
in the County of Riverside Multi-Jurisdictional Local Hazard
Mitigation Plan and the City’s Local Hazard Mitigation Plan.
• Program FIRE-1.4.a: Through the City’s existing partnership with
HERO and Ygrene, the City shall disseminate information on use
of metal or tile roofing, minimum of dual-pane windows, and fire
retardant materials that reduce potential risk and damage in a
fire event.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals and their associated policies and programs are
closely related to those of this Element.
GOAL ES‐1: An effective and comprehensive response to all emergency
service needs.
GOAL UTL-1: Domestic water facilities and services which
adequately serve the existing and long‐term needs of the City.
CLIMATE CHANGE
IV-67
CLIMATE CHANGE
PURPOSE
The Climate Change Element looks into the impacts of climate change
specifically for the planning area and identifies strategies for
community-wide adaptation and resilience. Planning and other efforts
to reduce climate change impacts are addressed in many other General
Plan elements, including Chapter II Community Development (e.g.
Circulation, Housing) and Chapter III Natural Resources (e.g. Air Quality,
Energy and Mineral Resources).
California Government Code Section 65302(g)(4) requires the Safety
Element to address climate adaptation and resiliency strategies
applicable to the city upon the next revision of a local hazard mitigation
plan on or after January 1, 2017. This Element utilizes existing data and
projections to assess risks to the community, current and future needs
and available resources, and considers advice provided in the Office of
Planning and Research’s General Plan Guidelines to identify goals,
policies and programs to build an adaptive and resilient community
under climate change.
BACKGROUND
Climate change is an umbrella te rm for local, regional, and global
climate-related changes associated with a drastic increase in
greenhouse gas content in the atmosphere, most notably carbon
dioxide since 1950. The most prominent phenomena of climate change
include an overall warming trend especially in the past 40 years,
reduction in ice sheets and glaciers, decreased snow cover, sea level
rise, and extreme weather events. California is most impacted in the
following areas: altered precipitation patterns that contribute to
prolonged droughts, extreme weather including intense heat and
storms, more frequent wildfire and related hazards.
As characterized in the Air Quality Element, La Quinta, as part of
Coachella Valley, is in a California low desert climate with intense dry
heat in summer with very rare storms and occasional rainfall in winter.
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Hazards associated with climate change facing the community are
mainly extreme summer heat, wildfire, and those tied to precipitation
patterns such as drought, flood, and wildfire.
Temperature
Average Temperature
The annual average maximum temperature is projected to increase
despite variations throughout this century. The historical record from
1950 to 2005 did not show much change, starting at 87.7 °F (1950), with
a high of 88.1 °F (1989), and ending in 86.6°F (2005). In this century,
different models project the annual average maximum temperature to
increase between 3 to 9.1°F under the scenario of emissions peak around
2040, then decline. Currently, the annual average maximum
temperature for La Quinta is approximately 84°F. It will rise to 89.1°F in
2040 for average modeled projections. Local temperature has been
recorded to go as high as 123°F and as low as 13°F since the 20th century.
Extreme Summer Heat
Extreme heat hazards can take the form of single extreme heat days or
heat waves. When coupled with power outage, heat conditions can
pose an imminent danger to residents, such as dehydration and heat
stroke. According to the Cal-Adapt Tool used to gather data for this
Element, an extreme heat day is defined as a day in a year when the daily
maximum/minimum temperature exceeds the 98th historical percentile
of daily maximum/minimum temperatures based on observed historical
data from 1961–1990 between April and October. This threshold is
110.9°F for the City of La Quinta. While there is no universal definition of
a heat wave, Cal-Adapt Tool defines a heat as a period of 4 consecutive
extreme heat days or warm nights when the daily maximum/minimum
temperature is above the extreme heat threshold.
Similar to the annual average maximum temperature, the number of
heat days in a year shows an overall increasing trend despite year -to-
year variations (Exhibit IV-8). As described in the Emergency Services
Element, the City undertakes proactive hazard management through its
Local Hazard Mitigation Plan (LHMP, updated in 201 7) and participation
in the Riverside County’s LHMP. La Quinta participates with the
Riverside County Office of Emergency Services plan for extreme heat
conditions and has a cooling station located at the La Quinta Wellness
Center on 78450 Avenida La Fonda.
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Precipitation
Across the state of California, there are wet and dry years. Research
suggests that wet years will likely become wetter, and dry years will
become drier and occur in consecutive years, potentially leading to
drought. Precipitation patterns will shift towar d more intense storms
with a shorter wet season, which is already seen in some areas with
larger year to year fluctuations. This may impact snow packs, an
important source for much of the state’s surface water. Altered,
irregular precipitation patterns may contribute to drought, flood, and
even wildfire hazards. Combined with temperature change, more
natural and human processes may be affected such as growth season
and spread of infectious diseases.
La Quinta had an average rainfall of 4.2 inches durin g 1961 to 1990, which
is 93 percent less than the average in California. Similar to the overall
state trend, La Quinta is not expected to see any significant changes in
average annual precipitation in the next 50-75 years. The annual average
precipitation is modeled to increase between 0.044 to 0.047 inches in
mid-century (2035-2046), and 0.053 to 0.080 inches in end-century
(2077-2099) under different emission scenarios. While this would not
have a significant impact on La Quinta due to groundwater as the
predominant water source, it is critical to conserve water and design
adequate drainage and flood control systems to prepare for unexpected
events.
Wildfire
Many factors come into play for the frequency, severity and impacts of
wildfires, such as development patterns, temperature increases,
precipitation change, wind patterns and pest infestations. While it is
hard to project the location and progress of fires, the model results
show how factors influencing risk of wildfires will change and thus help
estimate how fire risk will change. As seen in recent years, much of
California will be exposed to higher risk of wildfire, and an earlier, longer
fire season with more extreme fire events.
Similar to the state-wide trend, La Quinta may also face increased risk to
wildfire. Change in precipitation patterns may affect vegetation growth,
and can create more fuel load when heat and drought happen at the
same time and further dry plants. As described above in the Fire Hazards
Element, the City should monitor the vast open areas to reduce
potential fire risks. Wildfires from nearby cities and communities can
also pose health hazards to La Quinta residents due to exposure to
smoke. Smoke from wildfires contain such substances as carbon
monoxide, hydrocarbons and other organic chemicals, nitrogen oxides,
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trace metals, and fine particulate matter that may cause both acute and
chronic health impacts in a large population. Smoke may cause eye
irritation, compromise of respiratory system, and the greatest impacts
to people with chronic heart and lung disease, including asthma, with
age being a complicating risk factor.
Please see Fire Hazards Element above for more details regarding
wildfire in La Quinta.
Local Hazard Mitigation Plan
The City maintains a Local Hazard M itigation Plan (LHMP) in a five-year
update cycle, which identifies hazards and vulnerabilities, provides
mitigation strategies, and coordinates all institutions for disaster
mitigation planning and actions within the City. The LHMP was last
updated in 2017, and identified specific hazards including earthquake,
flood, extreme weather, and drought. The City establishes procedures
and responsibilities for City personnel in its adopted Emergency
Operations Plan (EOP), including planning and designation of
evacuation routes under different scenarios. The EOP is available on the
City’s website under Emergency Management and described in detail in
the General Plan Emergency Services Element.
The City also participates in the County of Riverside Multi-Jurisdictional
Local Hazard Mitigation Plan (LHMP), which was updated in 2017. Similar
to the local LHMP, the County LHMP identifies and evaluates the
County’s hazards and vulnerabilities and provides mitigation actions
based on resources available in the County. The County LHMP consists
of the Riverside County Operational Area Plan and the individual
Annexes, including the City of La Quinta LHMP that are linked to the
Operational Area Plan, other County plans including the General Plan,
and the State Hazard Mitigation Plan. The County LHMP identified main
hazards in the County similar to those faced by La Quinta, and provided
ongoing mitigation strategies specifically for earthquake, flood, and fire
as well as all hazard strategies.
PLANNING FOR THE FUTURE
Science and research on climate change, especially understanding and
projecting the impacts on regional and local levels, are constantly
evolving. The City shall take an active role in coordinating with all levels
of government agencies to keep current information and projections on
climate change. The City shall feed these into policy making and review
the adaptation and resiliency strategies on a timely basis.
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It will gradually become normal for the City to consider reducing,
mitigating, and adapting to climate change in nearly all aspects of
planning and operation in the community. By keeping up with the
current science and legislation on the regulatory side, the City is on track
to prepare the community for a changing climate. It is also vital to
inform, educate, and engage the public to maximize individual efforts
and benefit the community and beyond, such as water and energy
conservation measures discussed in other General Plan Elements.
GOALS, POLICIES AND PROGRAMS
GOAL CLI‐1
Protection of the health, safety and welfare of the community through
building adaptation and resiliency to climate change.
Policy CLI---1.1
The City shall identify and assess population vulnerabilities to the
impacts of climate change and related hazards in the City.
• Program CLI-1.1.a: The City shall incorporate a full vulnerability
assessment in its next update (2022) of the Local Hazard
Mitigation Plan (LHMP) according to Phase 2 of the California
Adaptation Planning Guide. Information should be gathered
during annual monitoring and update of the LHMP in this five-
year cycle.
• Program CLI-1.1.b: The City shall review and circulate findings of the
vulnerability assessment with applicable City departments to
carry out necessary actions to protect the vulnerable
populations, assets, and functions.
Policy CLI---1.2
The City shall develop new strategies, or modify and update existing
strategies within its regulatory capabilities in response to the impacts of
climate change and related hazards.
• Program CLI-1.2.a: The City shall review the latest publications and
regulations on climate change adaptation to inform future policy
making, including maintenance of the Emergency Operations
Plan, Local Hazard Mitigation Plan update, and General
Plan/Specific Plans and updates.
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• Program CLI-1.2.b: During development review process, avoid new
development that increase the risk to climate-related hazards, or
redevelopment that worsens the existing vulnerability as
identified in the LHMP, General Plan, CEQA or other regulatory
documents.
P olicy CLI---1.3
The City shall conduct effective communication on climate change
adaptation to reach all segments of the community and encourage
active participation at all levels.
• Program CLI-1.3.a: Consider disseminating current information
and/or key updates on climate change adaptation on the City
website such as under Local Resources, during the annual
community workshop, and other local events including farmer’s
market.
• Program CLI-1.3.b: Ensure a sound and effective emergency
communication system as planned in the LHMP and Emergency
Operations Plan, and consider new media streams such as widely
used mobile applications by the community.
RELATED GOALS
As described above, this Element relates to others in this General Plan.
The following Goals and their associated policies and programs are
closely related to those of this Element.
GOAL ES‐1: An effective and comprehensive response to all emergency
service needs.
GOAL FH-1: Protection of the health, safety and welfare of the
community from flooding and hydrological hazards.
GOAL FIRE‐1: Protection of the community and its property from the
unreasonable risk of wildfire.
GOAL SC‐1: A community that provides the best possible quality of life
for all its residents.
GOAL EM-1: The sustainable use and management of energy and mineral
resources.
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NOISE ........................................................................................................... 1
SOILS AND GEOLOGY ............................................................................... 19
FLOODING AND HYDROLOGY ................................................................. 39
HAZARDOUS MATERIALS........................................................................ 55
FIRE HAZARDS .......................................................................................... 61
CLIMATE CHANGE .................................................................................... 67
Table IV-1 Existing 24-Hour Noise Levels at Monitored Locations .......... 5
Table IV-2 Existing Short-Term Noise Levels ............................................ 6
Table IV-3 Land Use Compatibility for Community Noise Environments 8
Table IV-4 Build Out Noise Levels .............................................................. 9
Exhibit IV-1 Airport Noise Contours ......................................................... 13
Exhibit IV-2 Faults and Historical Seismicity Map ................................... 23
Exhibit IV-3 Seismic Hazards Map .......................................................... 26
Exhibit IV-4 Geologic Map of the Study Area ........................................ 29
Exhibit IV-5 Wind Erosion Susceptibility Map ........................................ 34
Exhibit IV-6 FEMA Flood Hazard Zones Map ......................................... 47
Exhibit IV-7 Fire Hazard Severity Zones Map .......................................... 64
Exhibit IV-8 Number of Extreme Heat Days per Year to 2100 ............... 69
CU ��
l 11 ]FORMA -
CERTIFICATION OF RESOLUTION NO. 2022-004
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE)
CITY OF LA QUINTA )
I. MONIKA RADEVA, City Clerk of the City of La Quinta, California, do hereby
certify that the foregoing resolution containing two -hundred seventy-three (273)
pages is a full, true and correct copy of Resolution No. 2022-004 of the City of La
Quinta entitled:
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, ADOPTING A GENERAL PLAN
AMENDMENT FOR THE 2022-2029 HOUSING ELEMENT UPDATE
AND UPDATES TO 2035 GENERAL PLAN CHAPTER IV,
ENVIRONMENTAL HAZARDS
CASE NUMBER:
GENERAL PLAN AMENDMENT 2020-0001
APPLICANT: CITY OF LA QUINTA
Resolution 2022-004 was adopted by the La Quinta City Council on the 15th day of
February, 2022.
Dated: February 24, 2022
MONIKA RADEVA, tity Clik
City of La Quinta, California