CC Resolution 2023-039 LQ Village Apts GPA, SP, SDPRESOLUTION 2023 — 039
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING A GENERAL PLAN
AMENDMENT, CONDITIONALLY APPROVING SPECIFIC PLAN
AMENDMENT, AND CONDITIONALLY APPROVING SITE
DEVELOPMENT PERMIT TO ALLOW THE DEVELOPMENT OF A
252 -UNIT APARTMENT PROJECT, LA QUINTA VILLAGE
APARTMENTS, LOCATED ON THE NORTHEAST CORNER OF
WASHINGTON STREET AND AVENUE 50
CASE NUMBERS:
GENERAL PLAN AMENDMENT 2022-0002
SPECIFIC PLAN 2022-0001 (SP 2004-071, AMENDMENT 2)
SITE DEVELOPMENT PERMIT 2022-0001
APPLICANT: IRWIN PARTNERS ARCHITECTS
WHEREAS, the City Council of the City of La Quinta, California did, on November
21, 2023, hold a duly noticed Public Hearing to consider a request by Irwin Partners
Architects for approval of a General Plan Amendment, Specific Plan Amendment, and
Site Development Permit for the La Quinta Village Apartments project, a 252 -unit
apartment project located on the northeast corner of Washington Street and Avenue 50,
more particularly described as:
Assessor Parcel Number: 646-070-016
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on October 27, 2023 as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 1,000 feet of
the site; and
WHEREAS, the City Council of the City of La Quinta, California, did, on August 1,
2023, previously hold a duly noticed Public Hearing to consider adoption of a Mitigated
Negative Declaration and approval of General Plan Amendment, Specific Plan and Site
Development Permit; and
WHEREAS, upon hearing and considering all testimony and arguments, the City
Council did continue the public hearing until a date uncertain and remanded the
applications to the Planning Commission requesting that the applicant make changes to
the project including reducing the number of stories of the units from three to two stories,
changing the architectural style of the buildings from Contemporary Modern to Spanish
Hacienda style, and removing garages on the north side of the site plan; and
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
October 10, 2023, hold a duly noticed Public Hearing to consider changes to the La Quinta
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2),
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 2 of 8
Village Apartments project and adopted Planning Commission Resolution No. 2023-016
recommending the Council approve the changes; and
WHEREAS, the City Council of the City of La Quinta, California, did previously
hold a duly noticed Public Hearing on November 7, 2023, to consider this project, and
upon hearing and considering all testimony and arguments, directed staff to identify
alternate sites to the housing inventory in the City's Housing Element to accommodate
the 280 low- and very low-income units and to meet the State -mandated "No Net Loss"
requirements, in connection with this project;
WHEREAS, the City Council did continue the Public Hearing to a date certain and
remanded to the Planning Commission the consideration of adding alternate sites to the
Housing Element's inventory of sites;
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
November 14, 2023, hold a meeting to consider adding alternate sites to the Housing
Element's inventory of sites and adopted Planning Commission Resolution No. 2023-019
recommending the Council approve the addition of alternate sites to the Housing
Element's inventory of sites; and
WHEREAS, the Planning Commission of the City of La Quinta, California did
previously, on March 28, 2023, and June 27, 2023, hold duly noticed Public Hearings to
consider said applications and recommended the City Council adopt a Mitigated Negative
Declaration; and
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, City Council did
make the following mandatory findings to justify approval of said General Plan
Amendment, as conditioned [Exhibits A and B]:
1. Internal General Plan Consistency. The amendment is internally consistent
with goals, objectives, and policies of the general plan, which are not being
amended. The project proposes 252 units, with 74 designated as moderate -
income units, on a site that is shown in the Housing Element as 280 low- or
very low-income units. Three alternate sites to accommodate these 280 low- to
very low-income units have been designated and are identified as Sites 4,5,
and 6 in the draft Housing Element amendment (Exhibit A). The additional sites
are required to be identified by the Project to comply with Government Code
Section 65863, commonly referred to as the state "No Net Loss Law". Site 4 is
a Medium and High Density Residential designation which allows for multi-
family residential development. An application for a 100% low- and very low-
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2),
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 3 of 8
and low-income affordable housing project of 64 units has been filed with the
City. Site 4 is ideal because it is located near transit, schools, and commercial
areas. Site 5 is commercially designated under the General Commercial
designation, and benefits from the Affordably Housing Overlay, which allows
for multi -family residential and mixed-use development. Site 5 is within the
Highway 111 Corridor, comprised of mixed uses, residential, commercial,
offices, grocery stores, services, and near transit. Site 5 has been analyzed in
a recently adopted CEQA document for the development of a 180 -unit
affordable housing project. Site 6 allows for multi -family residential
development and is located in the Medium Density Residential (RM) zone and
able to accommodate a density bonus allowing up to 57 low- and very low-
income units. The site is within a "High Resource" area, and its proximity to
shopping centers at Highway 111 and Washington Street and proximity to
schools makes it an ideal site for affordable housing. Additionally, the La Quinta
Village Apartment project includes 74 moderate -income level affordable units
which would count for the City's RHNA goals.
2. Public Welfare. Approval of the amendment will not create conditions materially
detrimental to the public health, safety, and general welfare. As part of the
project, a Mitigated Negative Declaration would be adopted to mitigate any
potential impacts.
3. General Plan Compatibility. In the case of amendments to the General Plan
policy diagram, no changes are proposed.
4. Property Suitability. In the case of amendments to the General Plan policy
diagram, no new designation is proposed.
5. Change in Circumstances. No amendments are proposed to the General Plan
policy diagram.
WHEREAS, a day before the City Council's continued public hearing held on
November 21, 2023, information was presented to the City of a substitute site (APN 609
051 002) proposed to be added to the City's inventory of sites in its Housing Element, in
lieu of originally identified Site 6 (APN 609 070 053), to meet the requirements of the No
Net Loss Law (Government Code Section 65863) by using "substitute" Site 6, along with
proposed Site 4 and Site 5 that were reviewed and recommended by the Planning
Commission; after review and consideration of both the originally identified Site 6 (APN
609 070 053) and "substitute" Site 6 (APN 609 051 002), the City Council finds that
substituting "substitute" Site 6 (APN 609 051 002) for the originally identified Site 6 (APN
609 070 053) does not substantially modify General Plan Amendment 2022-0002, and
thereby there is no need to remand the "substitute" Site 6 (APN 609 051 002) for a report
from the Planning Commission, because: (a) "substitute" Site 6 (APN 609 051 002) is
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2),
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 4 of 8
located less than 2,000 feet away from the originally identified Site 6 (APN 609 070 053),
(b) both sites are located in the same "High Resource" area of the City, (c) "substitute"
Site 6 (APN 609 051 002) has allocated to it, like the originally identified Site 6 (APN 609
070 053), a sufficient number of low- and very low-income units that, when added to the
number of units allocated to Site 4 and Site 5, not only meets the City's No Net Loss Law
requirement for this income category but also exceeds the number of units for this income
category to meet the No Net Loss Law requirement, (d) neither site has a planned or
pending project before the City, and (e) neither site is currently on the City's inventory of
sites of the Housing Element.
Specific Plan Amendment 2022-0001
(Amendment 2 to Specific Plan 2004-071, La Paloma)
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, City Council did
make the following mandatory findings to justify approval of said Specific Plan
Amendment, included as Exhibit C, and subject to Conditions of Approval included as
Exhibit D:
1. The proposed Specific Plan Amendment is consistent with the land use, policies,
and programs of the General Plan, as it allows for development of a medium high
density residential project in the Medium/High Density land use designation, which
supports 4-16 units per acre residential density and is designed to accommodate
a broad range of residential land uses, including apartment projects.
Approval of the Specific Plan Amendment will not create conditions materially
detrimental to the public health, safety, and general welfare, as the project is
consistent with the existing land uses as a multi -family residential development
and will be consistent with surrounding residential development and is nearby
schools and neighborhood commercial uses.
2. Specific Plan 2022-0001 is compatible with zoning on adjacent properties which
are also residential. The project proposes a medium high density residential project
and is surrounded by Medium Density Residential land uses, including a vacant
site to the south and existing residential to the north.
4. Specific Plan 2022-0001 is suitable and appropriate for the subject property, as
the project's land use is intended for multi -family residential projects which this
project proposes.
Site Development Permit 2022-0001
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2),
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 5 of 8
and arguments, if any, of all interested persons desiring to be heard, City Council did
make the following mandatory findings to justify approval of said Site Development
Permit, subject to Conditions of Approval included as Exhibit E:
1. The proposed development is consistent with the General Plan land use
designation of Medium/High Density Residential. The City's General Plan
Medium/High Density Residential designation is designed to accommodate a
broad range of residential land uses, including apartment projects. The City's
General Plan policies relating to Medium/High Density Residential encourage
a broad range of residential uses within the City, and the proposed use
maintains those policies. The proposed project is consistent with the following
Goals, Programs, and Policies:
• Goal LU -2 as the project consists of high-quality design that
complements and enhances the City. The project design uses high-
quality contemporary style, and utilizes varying roof lines and wall
depths, along with a complementary color palette.
• Goal LU -5 as the project provides a broad range of housing types and
choices for all residents of the City. The project provides for apartments,
which creates a different housing type and choice for residents within
the City. This includes 74 moderate -income level units.
• Policy LU -5.2 in considering changes in market demand in residential
product type to meet the needs of current and future residents. The
project is changing from a senior residential project to a multi -family
apartment project to respond to market demand in residential product
type to provide residents with apartments.
• Goal SC -1 in that it provides a community that provides the best possible
quality of life for all its residents by providing alternative housing types
within La Quinta meanwhile providing a project that incorporates open
space and common area with a pool for its residents, along with
barbecue areas, pickleball courts, a dog park, and putting green.
• Policy ED -1.2 in supporting and assisting in the retention of existing
businesses, and the recruitment of new businesses. The apartment
project provides additional residences nearby to Highway 111, along
Washington Street, and close to the City's Village Commercial area
which will allow for a working base close by to support and assist in the
retention of existing businesses and recruitment of new businesses.
• Goal H-1 in providing housing opportunities that meet the diverse needs
of the City's existing and projected population. The apartment project of
this type provides a diverse type of residential product.
• Policy H-1.3 to direct new housing development to viable areas where
essential public facilities can be provided and employment opportunities,
educational facilities, and commercial support are available. The
housing development was directed to a viable area where essential
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2),
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 6 of 8
public facilities can be provided and employment opportunities,
educational facilities, and commercial support are all available.
• Goal H-2 in assisting in the creation and provision of resources to
support housing for lower and moderate -income households and Policy
H-2.1 which is to increase housing choices for lower and moderate -
income households. This project increases the housing choices for
moderate -income households. The project would include 74 moderate -
income level units, providing more housing choices for moderate -
income households.
2. The proposed development, as conditioned, is consistent with the purpose and
intent of the Medium High Density Residential zone as well as the development
standards of the City's Zoning Code and in terms of architectural style and
landscaping. The project satisfies the zone's intent to provide for the
development of medium high density neighborhoods with two-story multi -family
dwellings. The project is generally consistent with the residential development
standards and permitted use table, except deviations as established within the
Specific Plan.
3. The Design and Development Department has prepared Environmental
Assessment 2022-0001 for this project, in compliance with the requirements of
the California Environmental Quality Act (CEQA). The Department has
determined that although the proposed project could have a significant effect
on the environment, there will not be a significant effect because mitigation
measures have been incorporated.
4. The architectural design of the project, including, but not limited to, the
architectural style, scale, building mass, materials, colors, architectural details,
roof style and other architectural elements are compatible with surrounding
development and with the quality of design prevalent in the City. The
contemporary style utilizes a high-quality design that is compatible with other
approved and constructed residential projects within the City.
5. The site design of the project including, but not limited to, project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the City.
6. Project landscaping, including, but not limited to, the location, type, size, color,
texture, and coverage of plant materials, has been designed so as to provide
visual relief, complement buildings, visually emphasize prominent design
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2),
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 7 of 8
elements and vistas, screen undesirable views, provide a harmonious
transition between adjacent land uses and between development and open
space, and provide an overall unifying influence to enhance the visual
continuity of the project. The proposed project is consistent with the
landscaping standards and plant palette and implements the standards for
landscaping and aesthetics established in the General Plan and Zoning Code.
The permanent overall site landscaping utilizes various tree and shrub species
to enhance the building architecture and provide adequate relief and screening
from Washington Street and Avenue 50.
WHEREAS, the La Paloma Specific Plan (SP 2004-071) was adopted on
December 7, 2004, and amended on July 19, 2011, and is the effective Specific Plan for
the site. The proposed La Quinta Village Apartments Specific Plan (SP2022-0001), upon
the date it becomes effective, shall repeal and replace SP 2004-071 and its amendment; and
WHEREAS, prior to Specific Plan 2022-0001 becoming effective, prior to Site
Development Permit 2022-0001 being eligible for approval, and prior to the issuance of
any grading, construction, or building permit by the City, the City's update to the Housing
Element shall be approved by the California Department of Housing and Community
Development (HCD) within 180 days of approval by City Council of GPA2022-0002. This
approval by HCD must include certification of the City's Housing Element after adding
"Sites 4, 5 and 6", as noted in Exhibit A, to the inventory of sites within the City to
accommodate the City's share of low- and very low-income units per the City's RHNA.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the City
Council in this case.
SECTION 2. That the above project is determined to be consistent with the Mitigated
Negative Declaration prepared for the project (EA2022-0001).
SECTION 3. That it does hereby approve General Plan Amendment 2022-0002,
conditionally approve Specific Plan 2022-0001 (SP2004-071, Amendment 2), included as
Exhibit C and incorporated herewith by this reference, and conditionally approve Site
Development Permit 2022-0001, for the reasons set forth in this Resolution and subject
to the attached Conditions of Approval, included as Exhibits B, D, and E, respectively,
and incorporated herewith by this reference.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta City Council, held on November 21, 2023, by the following vote:
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2),
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 8 of 8
AYES: Councilmembers Fitzpatrick, McGarrey, Pena, Sanchez, and Mayor
Evans
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
r�
MONIKA RADEVA, ity Clerk
City of La Quinta, California
APPROVED AS TO FORM:
WILLIAM H. IHRKE,'City Attorney
City of La Quinta, California
c�s
LI DA EVANS, Mayor
City of La Quinta, California
Resolution No. 2023-039 EXHIBIT A
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2),
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
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 4o,66o
persons in 202o. The seasonal population exceeds 1o,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 . R
income of La Quinta in 2o18 was $79,889, significantly
higher than the Riverside County median
household income of $63,948•
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 -i, 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.
►J
Table II -1
Quantified Objectives 2ozz-zo29
Type of Housing
Extremely
Low
Very
Low
Low
Moderate
Above
Moderate
Total
New Construction
New Units 210 210 1 269 297 544 1,530
Rehabilitation/Conservation
Residential
Rehabilitation
10
15
30
35
90
Conservation
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:
❖ 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
❖ Identifies the community's goals, objectives, and policies relative to
the preservation, improvement, and development of housing.
❖ 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 6558o to 65589.8 of the California
Government Code contain the legislative mandate for the housing
Gd
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 z 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
2o18 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.
61
• 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 2o18) 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
A
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:
❖ 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.
❖ Evaluation of Past Element: A summary of the achievements and an
evaluation of the effectiveness of the past Housing Element.
❖ 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.
❖ 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.
7
❖ 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.
❖ 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.
❖ 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.
❖ 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).
❖ 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.
❖ 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.
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 -i
Provide housing opportunities that meet the diverse needs of the City's
existing and projected population.
❖ 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.i.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 11-
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:
pi
■ 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.
❖ 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 fordable 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.
❖ 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 -i
Assist in the creation and provision of resources to support housing for
lower and moderate income households.
❖ Policy H-2.1
Increase housing choices for lower and moderate income households.
❖ Policy H-z.z
Support public, private, and nonprofit efforts in the development of
affordable housing.
❖ 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 fordable 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.
LI HTC 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 zo 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 8o 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.
❖ 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 9.6o.ogo (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.
❖ 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.
❖ 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.
15
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 2oig. 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,
16
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 9.150.05o.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.ogo.F, mixed use development
can benefit from density bonuses, modified parking requirements,
17
expedited permit processing, and fee reductions. Parking requirement
reductions and variations in the Village Build -Out Plan area are addressed
in Section 9.150.05o.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.
❖ 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 2oig. This policy will be extended into the 2022-2029 planning
period.
❖ 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.
❖ Policy H-4.3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
In
❖ 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
19
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
$6,00o 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
all
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.
❖ POHCY 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.
❖ POHCY 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.
❖ POHCY 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
21
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.
❖ 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.
❖ 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, $25o,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
22
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.
23
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.
LZ I
Energy and Water Conservation
GOAL H -6.i
Provide a regulatory framework that facilitates and encourages energy
and water conservation through sustainable site planning, project
design, and green technologies and building materials.
❖ 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.
❖ 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.
❖ 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.
25
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.
❖ 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.
❖ Policy H-6.5
Use and encourage emerging technologies to reduce high demands for
electricity and natural gas including use of passive solar devices and
where feasible other renewable energy technologies (e.g., biomass,
wind, and geothermal).
Program H -6.5.a: Green and Sustainable La Quinta Program
Continue to implement the Green and Sustainable La Quinta
Program.
■ Objective: Implement green goals, policies, and programs
that accurately represent the City's direction in resource
conservation and minimizing greenhouse gas emissions.
Implement design standards for residential and commercial
structures that encourage solar protection to directly result
in energy conservation.
■ Timing: As projects are proposed
■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
Evaluation:
The Green and Sustainable La Quinta Program includes providing
information on the City's website about home improvement programs,
financial resources and rebates, recycling programs, water and energy
I
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 (II D) is proactive in energy savings
via conservation programs, product rebates, and general tips. An
average home owner can save up to 10 percent on energy/energy
bills by taking advantage of IID programs. Home owners can
utilize the free "Check Me!" program, which checks the
27
refrigerant charge and airflow of their air conditioning/heating
units. I I D also offers a rebate on the purchase of higher efficiency
air conditioning units, high efficiency refrigerators,
programmable thermostats, and ENERGY STAR equipment. City
staff has held several meetings with IID representatives to
discuss opportunities for collaboration to conserve energy in La
Quinta, including water management opportunities for golf
courses and golf -oriented communities.
■ Objective: Maintain contact with IID to market energy
efficiency programs and rebates that are most beneficial to
La Quinta residents and homeowners.
■ Timing: Quarterly through Desert Cities Energy Partnership
meetings
■ Funding Source: General Fund, IID program funds, and
potential AB 811 special assessment district funds
■ Responsible Agency: City Manager's Office/Community
Development Department
Evaluation:
The City's Going Green website provides information on IID programs and
rebates through links to their websites, including the Residential ENERGY
STAR product rebate program. IID continues to offer free, in-home
residential and commercial energy audits and follow-up lists of
recommendations intended to reduce electricity consumption and costs.
The City promotes these programs through meetings with Homeowners'
Association boards and various City sponsored events to encourage La
Quinta residents and businesses to sign up for energy audits and reduction
programs. However, IID's future is currently unknown; in addition to
continuing to recommend IID as a conservation resource, the City will need
to explore additional opportunities for residents to acquire energy savings
via conservation programs, products, rebates, and general tips. This
program will be modified for the 2022-2029 planning period.
Program H -6-5.d: Weatherization Assistance
The Federal Department of Energy's Weatherization Assistance
Program, in conjunction with state and local programs, provide
low or no cost weatherization and insulation services to reduce
the heating and cooling costs for low income households.
■ Objective: Encourage low income homeowners or renters to
apply for free energy audits, home weatherization, and utility
rebate programs by advertising available programs on the
City's website and at City Hall.
■ 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:
❖ Concerns about how to address overpayment by both owners and
renters.
❖ The difficulty of financing new projects, which now require two or
three times as many funding sources as in the past.
29
❖ Concerns regarding whether short term vacation rentals are
impacting the availability of housing for permanent residents.
❖ Assuring that land inventory sites for all types of housing.
❖ Assuring that development standards, fees and processing times
reflect the needs of affordable housing projects.
❖ 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.
❖ 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.
Ws
The Housing Element was posted on the City's website for 3o 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 f uture f or 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 z000 and zoo; US Census American Community
Survey (ACS) 3 and 5 year estimates data, California Department of
Finance, and the City of La Quinta.
Population
The City of La Quinta is one of nine cities in the Coachella Valley
subregion of Riverside County. The Coachella Valley includes the cities
of Cathedral City, Coachella, Desert Hot Springs, Indian Wells, Indio, La
31
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 199os, 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 201o. 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 2o18, 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
2000-2010
2018
ACS
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: 200o and 2010 Census; American Community Survey 2014-2o18 5 -Year Estimates
Table II -3
Population Growth In Coachella Valley Cities
City
2000
2010
Census
2018
ACS
Change 2010-2o18
Change 2000-2010
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
1 255,790
1 346,5i8
1 35.5
1 90,728
1 382,296
1 10.3
35,778
Source: 200o and 2010 Census; American Community Survey 2014-2018 5 -Year Estimates
32
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 o-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 o-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
Ade 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
6o to 64 years
3,151
8.4
3,318
8.2
33
Table II -4
Age Distribution
Age Group
2010
#
%
2018
#
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 1
100
40,704 1
100
Median age
45.6
0.1
1 47.1
1,176
Source: 2010 U.S. Census Tables P12 and P13; American Community Survey 2014-2018
s -Year Estimates, Tables DPoS and Bo1002
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
41
0.1
20
<0.1
Islander
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 s -Year Estimates, Table DPoS
Employment
The economy of the Coachella Valley was traditionally agriculture -
driven, but has gradually shifted to tourism, service industries, and
residential uses.
Although employment patterns typically induce housing demand, the
regional economy of the Coachella Valley differs from most parts of the
state. Here, employment is created by housing demand, manifested in
the construction and staffing of resorts and second homes. Tourism and
W,
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 (2014-2ol8 American Community
Survey), in 2o18 the civilian labor force over 16 years comprised 17,18o
persons. Table II -6 shows the types of employment by industry held by
La Quinta residents in 2o18. 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 (2o.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.' 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
2019 Greater Palm Springs Economic Report, Coachella Valley Economic
Partnership, Figure 24.
35
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.
]bid, 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.
36
Table II -6
Employment by Industry (2oi8)
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 1
17,180
100.0
Source: American Community Survey 2014-2018 5 -Year Estimates, Table S2403
Table II -7
Employment by Occupation (2oi8)
Occupation
#
Management, business, science, and arts occupations
6,368
37.1
Service occupations
3,577
2o.8
Sales and office occupations
4,547
z6.5
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
1708o
100.0
Source: American Community Survey 2014-2018 5 -Year Estimates, Table S2401
37
Table II -8
Principal Emplovers in Citv of La Quinta
Name of Employer
Employed
Persons
Description
Desert Sands Unified School District
2,852
Government
La Quinta Resort & Club/ PGA West'
1,412
Hotel & Golf Resort
Wal-Mart Super Center
300
Retailer
Costco
290
Retailer
Home Depot
212
Retailer
Target
18o
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 2o18/19 Comprehensive Annual Financial Report.
' 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
o.6
Rancho Mirage
879
11.4
Indian Wells
484
6.3
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley
Economic Partnershio. Table 6. Based on 2015 data.
General Income Characteristics
Income can often vary significantly by region, industry, and type of job.
Table II-io 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 $6o,000. The lowest -paying
sectors include Retail Trade, Other Services, and Leisure and Hospitality,
with incomes averaging around $31,000.
Table II -10
Average Income by Industrv. Coachella Vallev
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. FILUre 2a
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 -it.
Table II -11
M8 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
1384
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
21872
18.5%
$150,000 -199,999
11254
8.1%
$2001000 or more
21098
13.5%
Total
15,505
100.0/
Median Income
$79,889
Source: American Community Survey 2014-2018 5 -Year Estimates, Table DP03
W
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 196os. In 1975, a brief building boom began due to
speculation. Recessions in the 198os and early 199os resulted in an
oversupply of housing and little construction in the City. A rebound
occurred beginning in the late 199os. 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.
G
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-
Single -Family Detached
2019
Units
% of
Units
% of
#
21
2.2%
Multi -Family, 5+ units
10
Total'
Total Permits:
Total'
100.0%
Single -Family
18,622
79.0
19,310
78.o
688
3.7
Detached
Single -Family
2,387
10.1
2,476
10.0
89
3.7
Attached
Multifamily, 2-4
1,127
4.8
1,140
4.6
13
1.2
units
Multifamily, 5 or
1,218
5.2
1,607
6.5
389
31.9
more units
Mobile Homes
231
1.0
231
1.0
0
0
Total Dwelling
23,585
100.0
24,764
100.0
1,179
5.0
Units
Source: Department of Finance Table E-5, 2012 and 2019.
' differences due to roundine
Table II -13
New Residential Construction, 2014-2020
Building Permit Type
No. of Permits'
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
' 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.
41
From 2010 to 2o18, 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 2o18, 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 - 2oi8)
Year Number of
# Increase
% Increase
Household
10,977
7o.8
s
8,797
56.7
2010 14,820
-
-
M8 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 Tvves
Household Type
No. of
Households
% of
Total
Family households:
10,977
7o.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 2014-2o18 5 -Year Estimates,
Table DPoz
Housing Tenure
The number of owner -occupied housing units in the City has not
fluctuated much since 2010. In 2o18, 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.
42
As shown in Table II -16, the vacancy rate in La Quinta was 38.3 percent
(9,638 units) in 2o18, 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.o%, 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
4,38o
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
o
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 2014-2o18 5 -Year Estimates,
Tables DP04 and 625004
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 199o, 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.
43
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 loos of the
Uniform Housing Code. Households living in substandard conditions are
considered as needing housing assistance even if they are not seeking
alternative housing arrangements. According to a 2007 City-wide
housing conditions survey (see Housing Conditions Survey, below), the
majority of units needing minor or moderate rehabilitation are in the
Cove area. Many of the housing units in the Cove area are more than 30
years old. After 30 years homes generally require major rehabilitation,
such as a new roof or updated plumbing.
",
Another measure of potentially substandard housing is the number of
housing units lacking adequate kitchen and plumbing facilities. In La
Quinta, there are 83 units (0.54% of all units) lacking complete kitchens
and 61 units (0.39% of all units) lacking plumbing facilities. More
homeowner units have deficiencies than rental units. These homes
could potentially benefit from rehabilitation programs.
Table II -18
Housing Units Lacking Facilities
Source: 2014-2018 American Community Survey 5 -Year Estimates, Tables 625053 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
M1
Owner -Occupied Units
Renter -Occupied Units
Total
Total
Percent
Total
Percent
Percent
No.
Units
of Total
No.
Units in
of Total
No.
of Total
Type of Deficiency
in City
Units
City
Units
Units
Lacking complete
69
11,125
0.62
14
4,380
0.32
83
0.54
kitchen facilities
Lacking plumbing
61
11,125
0.55
0
4,380
0
61
0.39
facilities
Source: 2014-2018 American Community Survey 5 -Year Estimates, Tables 625053 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
M1
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
M8
% of Total
% Change
'
Studio (no
bedroom)
172
0.8
622
2.5
1.7
1
1,145
5.2
1,307
5.2
0
z
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
5o6
2.0
-0.3
Total
22,o82
100
25,143
100.0
Source: 2009-2013 and 2014-2018 American Community Survey 5 -Year Estimates, Tables
625041.
' 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.
Table II-zo
Bedrooms in Dwelling Unit by Tenure, M8
Tenure
Number
Percentage
Owner Occupied
11,125
100
Studio (no bedroom)
42
0.4
1 bedroom
93
0.8
z 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
z 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
z bedrooms
2,200
17.5
3 bedrooms
7,655
53.5
4 bedrooms
2,952
21.6
5 or more bedrooms
332
1 1.6
Source: 2014-2018 American Community Survey 5 -Year Estimates, Tables 625042.
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 l0.8% 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.
47
Table II -21
Regional Median Housing Value Trends, 2013 - 2018
Jurisdiction
Median Value,
owner -occupied units
2013 2018
% Change
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.
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 z new community buildings, laundry facilities, a fitness
center, and z 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
2o.8
82
single-family
under
construction
Residence Club at PGA West
3
11
single-family
approved
Canyon Ride
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
boo
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•
Table II -24
Median Gross Rent by Bedrooms (2018)
No. of Bedrooms
Median Gross Rent*
No bedroom
$797
1 bedroom
$396
z 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 62r,0M
Online listings show that current market rental rates generally range
from approximately $1,330 to $1,80o 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 $5,000 for a 4+ -bedroom unit.6 Although rental rates for some
units are much higher than reflected in these ranges, they are generally
outliers and not reflective of the majority. No studio apartment listings
were found in the search.
Affordable Rental Units
The majority of apartment rental properties are offered at costs
comparable to the average rental costs for the Coachella Valley as a
whole. The affordability of rental housing in La Quinta is not directly tied
to the density of the project; rather, prices range based on condition,
on-site amenities, location, and unit size. New rental projects in La
Quinta, particularly affordable projects, are incorporating more aspects
of sustainable design and green building.
There are 28 affordable single-family rental units in La Quinta, all of
which have 3 bedrooms. Additionally, there are nine affordable multi-
family housing complexes offering a total of 912 affordable multi -family
rental units,' including HUD apartments, Section 8 apartments, public
housing apartments, non-profit senior and family low-income
apartments, and Low-income tax credit apartments (LI HTC).$ 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
b Rent.com, accessed June 1, 2020.
Affordable Housing Program, Single -Family Rental Units and Multi -Family Rental
Units, City of La Quinta, updated July 8, zozo.
$ LowlncomeHousing.us, accessed June 1, zozo.
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.
51
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.
52
Table II -25 lists the percentage of renters and homeowners who
overpay for housing, based on 2012-2o16 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.
W
Table II -25
Overpayment by Income Category and Tenure
Household Income'
Owners
Renters
Households
%
Households
less than or = 3o% HAMFI (Extremely Low Income)
58o
870
overpaying
455
78.4
535
61.5
severely overpaying
385
66.4
350
40.2
>30% to less than or =5o% HAMFI (Very Low Income)
835
565
overpaying
715
85.6
400
7o.8
severely overpaying
475
56.9
220
38.9
>50% to less than or =8o% HAMFI (Low Income)
1,375
655
overpaying
955
69.5
425
64.9
severely overpaying
510
37.1
18o
27.5
Subtotal: All lower-income households
2,790
2,090
Subtotal: All lower-income HH overpaying
2,125
76.2
1,36o
65.1
Subtotal: All lower-income HH severely overpaying
1,370
49.1
750
35.9
>8o% to less than or=l00% 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,o8o
2,095
overpaying
1,340
18.9
235
11.2
severely overpaying
295
4.2
15
0.7
Total Households
1o,625
4,610
Total Households Overpaying
3,88o
36.5
1,720
37.3
Total Households Severely Overpaying
1 1,815
1 17.1
820
1 17.8
' 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 2012-2o16 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.
101
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 Category'
Annual Income Limit
Maximum
Affordable
Monthly
Rent Payment'
Maximum
Affordable
Monthly
Mortgage
Payment 3
Maximum
Affordable
Home
Purchase
Price
Sin le -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)
$302150
$754
$847
$110,000
Low (50%-80% of AMI)
$48,200
$1,205
$1,186
$1542000
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
$602250
$1,506
Four -Person Household
Extremely Low (0-30% of AMI)
$262200
$655
$565
$732450
Very Low (30%-50% of AMI)
$37,650
$941
$941
$122,200
Low (50%-80% of AMI)
$602250
$1,506
$1,318
$171,250
Moderate (80%-120% of AMI)
$90,350
$22259
$2,416
$313,650
Above Moderate (120%+ of AMI)
$902350+
Above $2,259
Above $2,416
Above $313,650
Median
$75,300
$1,883
'AM I = area median income.
2 Based on 30 percent of monthly income.
3 From Riverside County/City of La Quinta zozo 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-yearfixed, 4.0%
interest rate, 1.25% taxes and homeowner's insurance monthly.
Source: HCD zozo 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 $1oo,000, which
611
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 lo% 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".
56
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 2o18, 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 1o.9 percent of
renters experienced overcrowded conditions, with 1.6 percent of all
renters experiencing severe overcrowding. In comparison, within
owner -occupied households, o.9 percent experienced overcrowded
conditions, with o.1 percent experiencing severe overcrowding.
Table II -27
Overcrowding
Source: American Community Survey 2014-2o18 5 -Year Estimates, Table 625014.
Note: Universe is total households in occupied housing units. Housing units that exceed
to 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.
57
Owner
Renter
Total Households
%of
%of
%of
Status
Number
Owner
Number
Renters
Number
Total
Not
Overcrowded
11,025
99.1
3,903
89.1
14,928
96.3
Moderately
Overcrowded
86
0.8
4o6
9.3
492
3.2
Severely
Overcrowded
14
0.1
71
1.6
85
0.5
Total
11,125
100.0
4,38o
100.0
1 15,505
100.0
Source: American Community Survey 2014-2o18 5 -Year Estimates, Table 625014.
Note: Universe is total households in occupied housing units. Housing units that exceed
to 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.
57
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 %'
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
3z6
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 825007
' 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.
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 $1,2o6 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: 2014-2o18 ACS 5 -Year Estimates, Table 817001
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 14o 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.
59
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
Sun Line 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.
:•
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 2014-2o18 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.
61
Table II -31
City of La Quinta
Number of Disabilities, by Disability Type'
Disability by Age and Type
Number of
Disabilities
Percent of Total
Disabilities'
Under age 18
242
2.8
Hearing Difficulty
4
0.05
Vision Difficulty
91
1.1
Cognitive Difficulty
130
1.5
Ambulatory Difficulty
o
0.0
Self -Care Difficulty
17
0.2
Independent Living Difficulty
Ages 18-64
3,i88
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
38o
4.5
Independent Living Difficulty
513
6.o
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
56o
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
'differences due to rounding
* data not provided
Source: American Community Survey 2014-2o18 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.
39
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 loo+ 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.
63
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 2014-2o18 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
Households %
Renter -Occupied
Households %I
One to Four
10,320
92.8
3,642
83.2
Five
577
5.2
410
9.4
Six
228
2.0
264
6.o
Seven or More
o
0
64
1.5
Total Households with 5+ Persons
805
7.2
738
16.8
Total Households
11,125
100
4,380
100
' differences due to rounding
Source: American Community Survey 2014-2018 5 -Year Estimates, Table 825009
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
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 9.60.26o.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
Source: American Community Survey 2014-2018 5 -Year Estimates, Table DP02;
ACS 2018 Supplemental Estimates Detailed Table 1<201703
65
No. of
Household Type
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 1<201703
65
As shown in Table II -33, there were 2,18o 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.
M. .
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
* 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 2012-2o16
ACS.
Existing Needs
According to 2012-2016 CHAS data, there are 1,45o extremely low-
income households (9.5% of total households) in La Quinta, consisting of
580 owner households and 87o 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).
67
Owners
Renters
Total
Total Number of ELI Households
580
870
1,450
Percent with any housing
79.3%
62.1%
69.0%
problems*
Percent with Cost Burden >30% of
78.4%
61.5%
68.3%
income
Percent with Cost Burden >50% of
66.4%
40.2%
50.7%
income
* 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 2012-2o16
ACS.
Existing Needs
According to 2012-2016 CHAS data, there are 1,45o extremely low-
income households (9.5% of total households) in La Quinta, consisting of
580 owner households and 87o 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).
67
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
for human habitation.'° This represents o.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 (g 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
zozo Riverside County Homeless Point -In -Time Count and Survey Report, County
of Riverside Department of Public Social Services, June zozo, pages 83 and 122.
Table II -35
Characteristics of Unsheltered Individuals
in La Quinta
Source: zozo Riverside County Homeless Point -In -Time Count and Survey
Report, County of Riverside Department of Public Social Services, June
zozo, pages 83 and uz.
Particularly sensitive homeless subpopulations include veterans, the
chronically homeless, those with mental health conditions and physical
disabilities, victims of domestic violence, and others. The zozo 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.
70
Number
Percent
of Total
Race
American Indian
o
o%
Asian
o
o%
Black
1
33%
White
z
66%
Multiple Races
o
o%
Native Hawaiian
o
o%
Unknown Race
o
o%
Ethnicity
Hispanic
z
66%
Non -Hispanic
1
33%
Ethnicity Unknown
o
o%
Gender
Male
3
g00%
Female
o
o%
Trans ender
o
o%
Gender Non -Conforming
o
o%
Unknown Gender
o
o%
Age
Adults (>24 yrs)
3
g00%
Youth (18-24)
o
o%
Children (< 18)
o
o%
Unknown Age
o
o%
Living Situation
Woods
1
33%
Vehicle
1
33%
Street
1
33%
Encampment
o
o%
Under Bride
o
o%
Park
o
o%
Other
o
o%
Bus
o
o%
Abandoned Building
o
o%
TOTAL UNSHELTERED INDIVIDUALS = 3
Source: zozo Riverside County Homeless Point -In -Time Count and Survey
Report, County of Riverside Department of Public Social Services, June
zozo, pages 83 and uz.
Particularly sensitive homeless subpopulations include veterans, the
chronically homeless, those with mental health conditions and physical
disabilities, victims of domestic violence, and others. The zozo 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.
70
Table II -36
Homeless Unsheltered Subpopulations
Subpopulation
Number'
Percent of Total
Substance Abuse
1
33%
PTSD
o
o%
Mental Health Conditions
o
o%
Physical Disability
o
o%
Developmental Disability
o
o%
Brain Injury
o
o%
Victim of Domestic Violence
o
o%
AIDS or HIV
o
o%
Veterans
o
o%
Chronically Homeless
o
o%
Adults Only
3
l00%
Children Only
o
o%
Families with Children
o
o%
Pet Owners
1
33%
Newly Homeless
1
33%
Seniors (_> 6o)
o
o%
Jail Release (within last 12 months)
o
o%
' Results of interviews with 3 homeless individuals.
Source: zozo Riverside County Homeless Point -In -Time Count and Survey
Report, County of Riverside Department of Public Social Services, June zozo,
Danes 8-� 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 2o18 despite high rates of
unsheltered single adults." Lower occupancy may be partially because
some beds are reserved for domestic violence victims and youth rather
than the general population.
" "The Path Forward: Recommendations to Advance an End to Homelessness in the
Coachella Valley," Barbara Poppe and Associates, November 27, 2o18, page 21.
71
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 lo,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
'Z "CV Housing First Program Evaluation: Examining the Clients Served in the First
Year: July 2017 to June 2o18," Health Assessment and Research for Communities,
September 2o18, page 55•
13 "CV Heart: A Collaborative and Regional Approach to Homelessness in Coachella
Valley," Greg Rodriguez, January zozo.
72
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 38o 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.
73
Table II -37
Coachella Valley Homeless Shelter Resources
Shelter Name
Type of Shelter
City
Clientele or Needs
Number
Served
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
Emergency
Cathedral City,
General
90 (30 in
Healthcare District and
(seasonal)
Palm Springs,
each city)
Foundation'
Desert Hot
Springs
Operation Safe House
Emergency
Thousand Palms
Transitional: youth,
20/15
/Transitional
young adults
Path of Life Ministries Inc.
Emergency/
Undisclosed -
General
12/2
Rapid Rehousing
Coachella Valley
Coachella Valley Rescue
Emergency/
Indio
families with children,
3oo/18
Mission
Rapid Rehousing
individuals
Desert AIDS Project
Permanent
Palm Springs
HIV/AIDS
80
Desert Horizon
Permanent
Desert Hot
Jewish Family
18
Springs
Services
Desert Vista
Permanent
Palm Springs
Jewish Family
40
Services
Desert Vista Permanent
Permanent
Palm Springs
Disabled Men and
35
Supportive Housing Expansion
Women
(new in 2018)
Riverside University Health
Permanent
Cathedral City
Behavioral Health
25
System — Behavioral Health
Episcopal Community Services
Permanent
Scattered Site —
Persons With
40
Coachella Valley
Disabilities and
Chronically Homeless
Shelter Plus Care TBRA
Permanent
Indio
Persons With
23
Disabilities/ Mentally
III
Source: "The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella Valley," Barbara Poppe and
Associates, November 27, 2018, Appendix 3.
' 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.
74
Understate 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).
z. 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, zozo), a City Council update
(December 15, zozo), 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:
❖ Concerns about how to address overpayment by both owners and
renters.
❖ Concerns regarding whether short term vacation rentals are
impacting the availability of housing for permanent residents.
❖ Assuring that land inventory sites are provided for all types of
housing.
75
❖ The difficulty of financing new projects, which now require two or
three times as many funding sources as in the past.
❖ 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 (lo)(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 ($26,5oo 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.
E
Thousand Palms
Rancho
Mirage
n-+
Rosa San Jacfn€o Mountains
National Monument
TCAC Opportunity Areas 2421
Highest Resource
High Resource
F—i Moderate Resource (Rapidly Changing)
Moderate Resource
Low Resource
High Segregation & Poverty
Missinglinsufficient Data
�] City Boundaries
Source: Housing and Community Development, 2021
IL TERRA NOVA
I L -WS E KSEAPOl NC
Indio
L
Coachella
La Owrllo
Coachella
t,.,J
City of La Quinta General Plan
TCAC Opportunity Areas
La Quinta, California
Sources- Esri, USGS, NOAA
77
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 o to loo, 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 (7o-85).
Portions of the northwestern and southeastern City have lower diversity
(below 4o). 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 202o 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 >5o% 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.
RK
Source: Housing and Community Development, 2021
TERRA NOVK
PLAA—W t AMEAMX KC
City of La Quinta General Plan
Diversity Index
La Quinta, California
79
N N
o
Exhibit
II -15
C
Predominant Population
Hispanic Majority Tracts
Slim (gap a IO%)
Sizeable (gap 10%-- 50%)
Predominant (gap a 50%)
White Majority Tracts
Slim (gap a 10%)
Sizeable (gap 10%— 50%)
Predominant (gap a 50%)
edral Q City Boundaries
Rancho
Mirage Palm Desert
India
Indian Wells -
Irn Spring
La Quin#a C
Source: Housing and Community Development, 2o2i
I- -I
L A TERRA TVA`
KAM- O t AEREAP4m 1LC
City of La Quinta General Plan
White/Hispanic Majority Tracts
La Quinta, California
N
n
co
O
Exhibit
II -16
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
(202o 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-2ob). The area in La Quinta under
R/ECAP designation is roughly bounded by Avenue 6o 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) 8o% or more of the population is white, and z) the
median household income is $125,000 or greater (slightly more than
double the national the median household income in 2o16). As shown in
Exhibit II -18, Census Tract 456.o8 along the eastern City boundary
(roughly between Avenue 54 and Avenue 6o) 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 8o% white, non -
Hispanic population and may not qualify as a RCAA. While introducing
various housing choices may alleviate the potential RCAA situation in
these areas, they are mostly built out with retirement communities and
offer very limited opportunities for education, employment,
services/amenities, and transit. Therefore, the City has prioritized
providing more affordable housing in areas that offer ample
opportunities to meet the needs of lower-income households.
Income
The City also assessed the concentrations of households below the
poverty line across the City to analyze access to adequate housing and
jobs. As shown in Exhibits II -18 and II -19, the bulk of the City has a very
low percentage of residents (less than 10%) who fall below the poverty
line ($26,500 for a family of four in 2021), and the central and northern
portions of the City as well as the southern Cove area have a low
percentage (10%-20%) of residents 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.
Not ...tr J- .- i
40 a
OF
+/' -• R i
�1 � r
Yom:' r /
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RIECAP and Areas of High Segregation and Poverty
TCAC Area of High Segregation and Poverty 2420 (Block Group)
I
Racially or Ethnicairy Concentra led Areas of Poverty (FUECAPs) - (HUD, 2049 - 20131 t
0 - Not a RIECAP
I - PJECAP Area Es.ii, 11SGS, NOAAt Sou es:. Rd, Gamrin, 11SGS, NE
�j City Boundaries t N
n
Source: Housing and Community Development, 2021 � o
F- -I City of La Quinta General Plan Exhibit
L A TERRA NOVA RECAP and Areas of High Segregation and Poverty �-1]
R—W S rMAm »C La Quinta, California
2
Median Income 2015-2015
< $30,400
e $55,000
< $87,100 (HCD 7020 State Median Income)
{ $125,000
I*qr
� Greater than $125,040
City Boundaries
Oft—kiNEMa—
Pair
Thousand Palm
Mirage P4MEW
sertiir^
Irldio
IInd iari We]IsCoachella
San l
Source: Housing and Community Development, 2021
F— 1 City of La Quinta General Plan
L -A TERRA NOVX Median Income
rk---O6 ESC -W La Quinta, California
•
NN" f n
AO
Exhibit
II -18
Poverty Status 2015-7419
Percent of Population whose annual income is below poverty level
i��1iT96
--
10%-20%
20°lo- - 30%
Desert Hot 30% - 40%
Springs }AD%
Q City Boundaries
Cathedral
City
Thousand Palms
I
Palrn Springs
i
i I
I R&riCNo Mirage Palm Desert
i
Indio
Indian Well
Santa Rasa San Jacinto Mountains
NatiAn � Monument
La Quin
i
Coachel
ti .n _ .. ,•... %:A -1 ... ,..ien.ni U5.;5 NPs
N
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Source: Housing and Community Development, 2021 :, o
r- -I City of La Quinta General Plan Exhibit
TERRA NOVA Poverty Status 11-19
K—NO d nESEAA>k INC La Quinta, California
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 to%,
while the percentage in the northern City increased from below lo% to
10-2o%. 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-zoa and b) illuminate how data granularity
affects interpretation. The map in Exhibit II-zoa 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-zob
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 >5o% 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.
:.
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.
Source: Housing and Community Development, 2021
7- -1 City of La Quinta General Plan
A TERRA NOVA Low to Moderate Income Population by Census Tract
x+ oS ATMAKK HC La Quinta, California
Exhibit
II-zoa
Source: Housing and Community Development, 2021
F- -I City of La Quinta General Plan
L ,A TERRA NOVA7 Low to Moderate Income Population by Census Tract
PtA4VWiKSEM7lR4 La Quinta, California
Exhibit
II-zob
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%-2o% and some areas being below to%. Compared to
the 2010-2014 ACS, the northern Cove and Village area now have a lower
percentage (<lo%) 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 (<lo%), 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 9.60.32o 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-4.4.0.
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 (>4o% 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%-4o%). 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
.S
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 4o 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.o9o.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 l.l.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.
91
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 $500,00o 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 lo,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 8o 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.
oil
Palm Desert
Indian Wells
T-
,rr -
i�.:
i -
i_a Quinta .
�I
Indio
Jobs Proximity Index 2014-2017
c 20 (Furthest Proximity) I-
20-40
40-60
60-80
' < 80 (Closest Proximity) Santa Rosa 5oa JaLrnto Mountains
City Boundaries Natrunat✓4 nument
Source: Housing and Community Development, 2021
F- -I City of La Quinta General Plan
L j TERRA NOVA Jobs Proximity Index
KAftvW SAMARDxx,e La Quinta, California
Coach gIla
h4axar
N
oo
{�a
�. Exhibit
II -21
93
Access to Opportunity
The City reviewed TCAC Opportunity Areas identified in Exhibit 11-14, 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.og) 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.og) 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).
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 40-6o 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 -2o 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.
z. 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 40o 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, 2020,
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," including
HUD apartments, Section 8 apartments, public housing apartments,
non-profit senior and family low-income apartments, and Low-income
tax credit apartments (LIHTC).'S
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.
'S LowlncomeHousing.us, accessed June 1, zozo.
95
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 8o 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
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 to 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%,
loo units). l0.9% 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.
97
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 (<6o% 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 (>8o%) in the north
side of the City of Palm Springs, south side of Desert Hot Springs, and
adjacent unincorporated areas of Riverside County as well as the south
side of the City of Coachella.
The overpaying rate more than doubles for lower-income owners (76.2
percent) than that of all owner households (36.5%). Overpayment
increases the risk of displacement for residents who are no longer able
to afford their housing costs. Geographically speaking, overpayment
among homeowners is more prevalent than among renters in the City
of La Quinta, although the reverse is true for the region. As shown in
Exhibit II -23, most of La Quinta has a homeowner overpayment rate
between 40%-60%, and the area north of Highway 111 has a lower
overpayment rate below 40%. Regionally, overpayment among
homeowners is below 8o% except a small area in the City of Coachella,
and areas with between 6o% -8o% 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.
Santa Rosa San Jacinto Mountains
National Monument
Source: Housing and Community Development, 2021
I- -1
L -A TERRA NOVA
PLM -W 6 AESE.VLPL MC
100
City of La Quinta General Plan
Overpayment by Renters
La Quinta, California
50611— E,ri USM.NO44 SL}uiCe%:Uzi. min. B2 Gs. Nps`
1' N
j00
O
Exhibit
II -22
Overpayment by Horne Owners 2Q15-2019
--20%
20% -40%
40%-60%
Source: Housing and Community Development, 2021
F - -I
L -A TERRA NOV9
K+ ,W 6 A E S E uCK SNC
City of La Quinta General Plan Exhibit
Overpayment by Owners 11-23
La Quinta, California 0
101
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 (NMDA). 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
6 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.
102
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 3o 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.
103
r
4010
Sensitive Communities
.
' , r =,,?►* '
Vulnerable
i= City Boundaries
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Palm
Desert
:.b
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_
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j:
M
.
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La Quilifa
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Tract 456.09 ;
a
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. '� .-�. ra.- ; A6' '��I! yl'• Illlll►..
Source: Housing and Community Development, 2021
F_ -I City of La Quinta General Plan
L J TERRA NOVA® Sensitive Communities - Urban Displacement Project
PLANNING B RESEARCH, INC. La Qulnta, California
104
A16
N
Exhibit
II -24
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 zo%; 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 (5o% 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 451.2o) and a small area in southeastern City
(part of Tract 456.og). Tract 451.2o has 25%-50% low to moderate income
(LMI) population (Exhibit II-zoa), but the Village area (Block Group 3 in
Tract 451.2o) has 50%-75% LM population, higher than the average tract
(Exhibit II-zob). Sites z & 3 in the Vacant Land Inventory (Table II -5o) 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.og 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.
105
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 lol (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 g, 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
lo6
"Chose not to respond to race (not Hispanic)". Additional details
including case status/outcome were not provided on these records, and
thus they are inconclusive to identify any patterns.
HUD's Region IX Office of Fair Housing and Equal Opportunity (FHEO)
provided case records for La Quinta in July 2021. Five fair housing cases
were filed with their office during the previous planning period, two
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.
107
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, which could
generate 655 lower income units, and near the Cove area, could result
in 36 units in the Village of small -lot development and housing
affordable to lower-income households. Above moderate income units
will be built in the southern City on larger lots and could generate 456
units. The vacant sites that are zoned suitably for multiple income
categories and could generate 182 units 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, and could generate 691 lower income
units. The vacant land inventory will increase housing supply for lower
and moderate income households in the High Resource areas by 1.147
units, 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 6o 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 17-2o 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
fluence
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 11-18) with a median income greater than
$125,000 and 89.6% non -Hispanic white population. Sites 15, 16, 19, and
20 would provide 305 above moderate income units in this area. 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 1,072 affordable units in La Quinta's sixth
cycle inventory (see Exhibit II -25 and Table II -50) in areas identified by
log
TCAC/HUD as either "Highest Resource" or "High Resource" with the
highest Jobs Proximity Index scores. Sites 17 and 18 designated for 151
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 providing 655 units 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, which would generate 36 lower
income units 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,
loo -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 -1o, 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.
110
Disproportionate Housing Needs
The fair housing assessment identified that there is likely demand for
units with at least two bedrooms for family and non -family households
based on the household makeup of the City. Among the areas that over
40% of renters and owners experience overpayment, Tract 451.20 is
further designated as vulnerable/sensitive community regarding
displacement risk. Tract 451.2o has a relatively high (25%-50%) low to
moderate income (LM I) population (Exhibit II-zoa), with the Village area
(Block Group 3 in Tract 451.2o) 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.o9o.F, mixed use development can
benefit from density bonuses, modified parking requirements,
expedited permit processing, and fee reductions. Sites z & 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 l.l.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:
111
• Low vacancy rates and limited availability of affordable,
accessible units in a range of sizes, especially for lower-income renters,
families with children and disabled people.
• Lack of access to opportunity due to high housing costs including
rising rents and stagnant income.
• Lack of information made easily available to all segments of the
community on landlord, tenant and buyer rights and opportunities. This
may indirectly contribute to discriminatory practices during leasing and
lending processes.
Based on this assessment, these contributing factors largely stem from
a common issue of limited options and supply. The City identified two
priorities to further fair housing: expand availability of affordable
housing and combat discriminatory practices through education.
Programs under Policies H-1.4 and H-5.52 focus on information
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.
112
Nongovernmental Constraints
Although housing costs in the Coachella Valley region are, on average,
below other metropolitan areas in Southern California, the cost of
renting or purchasing adequate housing in La Quinta continues to be
influenced by a number of market factors. Costs associated with labor,
raw land, materials, and financing influence the availability of affordable
housing.
Land and Construction Costs
Land costs include the costs of raw land, site improvements, and all
costs associated with obtaining government approvals. Factors
affecting the costs of land include overall availability within a
community, environmental site conditions, public service and
infrastructure availability, aesthetic considerations, and parcel size.
The cost of land is an important component in determining the cost of
housing development. Land in the Coachella Valley has been and
remains relatively affordable compared to other Southern California
markets. A 2020 survey of single- and multi -family undeveloped
residential land sales in La Quinta shows that vacant residential land
ranges from $99,00o 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).' Construction costs for vertical multi-
family units generally range from $125 to $145 per square foot, based on
typical 50-70 unit project with a 2 to 3 story garden style, Type V wood
building.'$ A survey of regional affordable housing developers
determined that the average construction cost for affordable housing
units in the Coachella Valley is approximately $317,074 per unit. Costs can
vary widely depending on a number of factors, including but not limited
17 Gretchen Gutierrez, CEO, Desert Valleys Builders Association, March 2021.
'$ Chris Killian, Senior Vice President of Construction, National Core, March 2021.
113
to, location, project site, unit size, bedroom count, finishes, fixtures,
amenities, building type, and wage and hiring requirements. Other
determining factors include site-specific terrain and soil conditions,
environmental factors, and availability of infrastructure.
The construction cost of housing may be considered a constraint to
affordable housing in the La Quinta area. The City cannot directly control
construction costs. Hence, increases in these costs amplify the need for
subsidies to achieve affordability in residential units. Through density
bonus provisions, the City provides incentives and relief to the
development community in exchange for the inclusion of affordable
housing into a project.
Financing
Interest rates impact both the purchase price of the unit and the ability
to purchase a home. Interest rates are determined by national policies
and economic market conditions and local government has no impact
on these rates. Historical market trends reveal that when interest rates
are high, a potential homeowner's ability to secure a loan decreases.
Conversely, when rates are low, homeownership becomes more
accessible to more families.
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 zo 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
114
community to reduce costs and encourage development through fee
waivers, density bonus provisions and other means over which it has
control, it cannot impact the national economy.
Governmental Constraints
The City has traditionally exercised authority in the areas of land use
controls, site improvement requirements, building codes, fees, and
other regulatory programs.
General Plan Land Use Designations
The two General Plan residential designations are Low Density
Residential and Medium/High Density Residential. The densities of
individual parcels are further refined in the Zoning Ordinance.
Under General Plan Program LU -7.1.a (Policy LU -7.1), the City has
established a mixed-use overlay that allows for the construction of
housing to be integrated in various ways, such as above office space or
commercial uses. The overlay is applied to all commercial zones. The
mixed use overlay works together with the affordable housing overlay
to raise densities to 24 units per acre (not including density bonus). The
density ranges allowed for each residential district used to calculate
housing at build out are listed in Table II -38.
Table II -38
Residential General Plan and Zoning Districts
General Plan
Zoning
Density
Purpose
Very Low Density
Up to z units
One -to two-story single-family
Residential (RVL)
per acre
detached homes on large lots; at
Low Density
the southeastern boundary of the
City.
Low Density
Up to 4 units
Single-family attached and
Residential (RL)
per acre
detached development, both in a
country club setting and in
standard subdivisions.
Agriculture/
Applied to
Allows continuation of
Equestrian
underlying
agricultural activities in Vista
Residential Overlay
residential
Santa Rosa area.
(A/ER)
designations
Medium Density
Up to 8 units
One -to two-story single-family
Residential (RM)
per acre
detached and attached homes on
Cove Residential
medium to small sized lots;
(RC)
clustered small dwellings, such as
Medium High
one to two-story single-family
Density
condominiums, townhomes, or
apartment and duplexes.
115
Table II -38
Residential General Plan and Zoning Districts
General Plan
Zoning
Density
Purpose
Medium High
Up to 12
One -to two-story, single-family
Density Residential
units per
detached homes on small lots;
(RMH)
acre
one -to two-story single-family
attached homes; one -and two-
story townhomes, condominiums
and multifamily dwellings. Mobile
home parks may be allowed with
the approval of a Conditional Use
Permit.
High Density
Up to 24
One -to two-story single-family
Residential (RH)
units per
attached homes; one -to three -
acre for
story townhomes and multifamily
affordable
dwellings. Duplex and multiplex
housing sites
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
Regional
Up to 24
High density residential uses are
Commercial
Commercial (CR)
units per
permitted with a Conditional Use
Commercial Park
acre for
Permit.
(CP)
affordable
Community
housing and
Commercial (CC)
with mixed
Neighborhood
use overlay
Commercial (CN)
Office Commercial
(CO)
Village Commercial
Village Commercial
Up to 24
Medium High and High Density
(VC)
units per
residential land uses are
acre for
appropriate. Live work housing is
affordable
also appropriate.
housing and
with mixed
use overlay
Tourist Commercial
Tourist Commercial
Up to 24
Multifamily residential and
(CT)
units per
condominium development is
acre with
permitted with a Conditional Use
mixed use
Permit.
overlay
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
116
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 o and 12 units per
acre. Single-family detached housing at higher densities may be
achieved with a specific plan for individual projects as long as overall
density is not exceeded. Single-family attached and multifamily
development is permitted by right at densities between 8 and 24 units
per acre and these types of residential uses are also permitted in lower
density zones under the provisions of a specific plan.
A variety of residential development is possible in the City, ranging in
average density from less than two units per acre for lands designated
Low Density to 24 units per acre for affordable housing in the High
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
11]
the City Council at a regularly scheduled public hearing. Specific plans
are typically adopted by resolution and are common throughout the
City.
Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units
(JADUs), and guest houses are permitted as accessory uses in all
residential districts. ADUs and JADUs are permitted in any residential
zone, and guest houses are permitted on any single-family residential
lot. In the RVL and RL zones, more than one guesthouse may be
permitted with director approval. The City's ADU requirements may not
be consistent with current State law. Program 2.1.a provides for the
modification of the Zoning Code to comply with current law. These
types of housing units are described further below. Residential care
facilities with 6 or fewer persons, and senior citizen residences with 6 or
fewer persons, are also permitted in all residential districts. Congregate
living facilities with 6 or fewer persons are permitted in all residential
districts, except RH.
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.
118
The City's Zoning Code allows for innovation in design standards and
densities as long as the overall density and dwelling unit capacity is not
exceeded. Residential compatibility standards have been incorporated
into the Zoning Code, which governs conditions where higher or lower
density uses are proposed than the General Plan designation.
As explained previously, ADUs, JADUs, and guest houses are permitted
as an accessory use in all residential districts, including the RM, RMH,
and RH zones. In the CR, RM, RMH, and RH zones, only one guesthouse
may be permitted on a lot unless otherwise approved through a specific
plan. Residential care facilities with 6 or fewer persons, and senior
citizen residences with 6 or fewer persons, are also permitted in all
residential districts. Additionally, senior group housing with 7 or more
persons are permitted with a minor use permit in the RM, RHM, and RH
districts. Supportive and transitional housing is permitted with a
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 loo 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
45400t maximum height. Residential floors generally range from 10-12
feet in height. If a project contains solely residential uses, the 45400t
height limit does not constrain development.
119
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 lo%
where at least 30% of total project square footage consists of retail uses.
Maximum heights vary from 35 to 6o 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 9.60.26o 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.
120
Table II -39
2021 Residential Development Standards'
Development Standard
RVL
RL
RC
RM
RMH
RH
Min. Lot Size for Single-
20,00
7,zoo
7, zoo
5,00
3,60o
z,000
Family Dwelling(sq ft)
0
0
Min. Project Size for
Multifamily Projects
N/A
N/A
N/A
N/A
20,000
20,000
(sq ft)
Min. Lot Frontage for
Single -Family Dwellings
100
60
60
50
40
N/A
(ft)'
Min. Frontage for
N/A
N/A
N/A
N/A
100
100
Multifamily Projects (ft)
Max. Structure Height
28
28
17
28
28
40
(ft) z
Max. No. of Stories
z
z
1
z
z
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
10/20
5/10
5/10
5/10
5/10
10/15
Side Yard Setback (ft)5,'
20 for
new
Min. Rear Yard Setback
lots/10
(ft)'
30
for
10
15
15
20
existing
recorde
d lots$
Max. Lot Coverage
40
50
60
60
60
60
(% of net lot area)
Min. Livable Area
2,500
1,400
1,200
1,400
1,400
(MF:
MF:
Excluding Garage (sf)
750
750)
Min. 6Common Open
N/A
N/A
N/A
30%
30%
30%
Area
Min./Average Perimeter
Landscape Setbacks
10/20
10/20
N/A
10/20
10/20
10/20
(ft)6
" 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.
121
Table II -40
2021 Permitted Residential Uses by Residential Zoning District
122
Residential Zoning
District
Low
Low
Cove
Medium
Me ium
High
Land Use
Hh
RVL
RL
RC
RM
RMH
RH
Single -Family
Detached
P
P
P
P
P
S
Single -Family
Detached patio
homes (i.e., "zero
PUD
PUD
PUD
PUD
PUD
PUD
lot -line")
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
P
P
P
P
P
X
lots, subject to
Section 9.6o.18o
Resort Residential,
subject to Section
P
P
X
P
P
P
9.60.310
Guesthouses,
subject to Section
A
A
A
A
A
A
9.6o.1oo
Second residential
units subject to
A
A
A
A
A
A
Section 9.6o.o90
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
P
P
P
P
P
P
persons)
122
Table II -40
2021 Permitted Residential Uses by Residential Zoning District
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
Residential Zoning
District
Low
Low
Cove
Medium
Me ium
High
Land Use
Village
Commercial
Park
Commercial
Hh
Commercial
RVL
RL
RC
RM
RMH
RH
Senior Group
Facilities
CR
Housing (7+
X
X
X
M
M
M
persons)
Time share facilities,
Family home
X
X
X
X
subject to Section
M
M
M
M
M
M
9.60.280
and
Bed and breakfast
M
M
M
M
M
M
inns
X
C
dwelling as a
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
ZoningDistrict
Regional
Commercial
Community
Neighbor-
Tourist
Office
Major
Village
Commercial
Park
Commercial
hood
Commercial
Commercial
Community
Commercial
Commercial
Facilities
CR
CP
CC
CN
CT
CO
MC
VC
Existing Single-
Family home
X
X
X
X
X
X
X
P
Townhome
and
Multifamily
C
C
C
C
C
C
X
C
dwelling as a
primary use
Residential as
an accessory
use, e.g.,
caretaker
M
M
M
M
M
M
M
M
residences per
Section
9.100.160
Resort
Residential,
subject to
S
X
C
X
P
X
X
P
Section
9.60-310
123
Table II -41
2021 Permitted Residential Uses by Nonresidential Zoning District
Land Use
ZoningDistrict
Regional
Commercial
Community
Neighbor-
Tourist
Office
Major
Village
Commercial
Park
Commercial
hood
Commercial
Commercial
Community
Commercial
Commercial
Facilities
CR
CP
CC
CN
CT
CO
MC
VC
RV Rental
Parks and
Ownership
X
X
X
X
M
X
X
X
Membership
Parks
Emergency
Shelter
P
P
P
P
P
P
P
X
Rooming/
Boarding
X
X
X
X
X
X
X
M
Housing
Senior Group
X
X
X
X
X
X
X
M
Housing
Single Room
Occupancy
(SRO) Hotel,
subject to
C
X
X
X
X
X
X
X
Section
9.100.250
Transitional
Shelters for
homeless
C
X
X
X
X
X
C
X
persons or
victims of
domestic abuse
Single-family
residential
X
X
X
X
X
X
X
X
Mixed-use
projects, subject
P
P
P
P
P
P
X
P
to Section
9.110.120
Hotels and
motels
P
X
P
X
P
X
X
P
Timeshare
facilities,
fractional
ownership,
P
X
P
X
P
X
X
P
subject to
Section
9.60.280
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
124
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 to percent of the units at
rates affordable to low income households. If to 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 % 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
125
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 3o 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 9.6o.loo. 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
126
permitted uses in all residential zones, except for High Density
Residential, subject to the provisions of Zoning Code Section 9.6o.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.
127
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
Guest Spaces
Parking Spaces
Single -Family Detached,
2 spaces per unit in a
0.5 guest space per unit if
Single -Family Attached
garage
no on -street parking is
and Duplex
Tandem garages allowed in
available
RC zone
Mobile Home Park
2 covered spaces per unit
0.5 guest space per unit
(tandem permitted)
Apartments, townhomes, and condominiums:
(1) Studio
1 covered space per unit
0.5 guest space per unit
(2) One- and Two-
2 covered spaces per unit
0.5 guest space per unit
Bedrooms
(3) Three or More
3 covered spaces per unit,
0.5 guest space per unit
Bedrooms
plus 0.5 covered space per
each bedroom over three
Employee Quarters
1 covered or uncovered
space. This space shall not
be tandem.
Senior Housing (excluding
1 covered space per unit
0.5 guest spaces per unit
single family units)
Senior Group Housing,
0.5 covered spaces per unit
0.5 guest space per unit
Senior Citizen Hotel, and
Congregate Care Facility
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:
128
• 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, to feet from secondary arterial streets,
and to feet from collector streets;
• The size and configuration of streets shall comply with Exhibits
11-2 and 11-3, 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.
129
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
11-44•
Table II -43
Local Development Processing Times
Item
Typical Length of Time
From Submittal to Public Hearin
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 Chane
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 Chane
None
Subdivision Action on Tentative Map
5o Days
Environmental Documentation/CEQA
Review of Application for Completeness
3o Days
Determination of NEG DEC or El
Requirement'
3o Days
Completion of NEG DEC Requirement
105 Days
Certification of Final EIR
1 Year
Source: California Permit Streamlining Act, 1977
' 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.
130
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 g 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
CU P.
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 6600l 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 lo% 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.o8 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)'
Dwelling Unit
$9,380
Residential (SFA) Z
Dwelling Unit
$7,719
Residential (MFO) 3
Dwelling Unit
$6,113
Office/Hospital
1,00o SF
$7,589
General Commercial
1,00o SF
$9,191
Tourist Commercial/Lodging Commercial/Lodging
Room4
$2,864
Source: City of La Quinta, effective July 1, 2020
Residential -single-family detached. Z 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
Source: City of La Quinta 2021
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 1,5oo-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 o-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
3 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 %-inch
meter)
' Transportation Uniform Mitigation Fee passed through to CVAG
8 SMIP fees are passed through to the CA Department of Conservation
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Cost Per Unit
Type of Fee
I Multifamily' I Single -Family'
Building Fees (includes permit and plan check)
New Construction
Permit
$1,855.18
$2,389.24
Plan Check
$1,311.69
$1,585.99
Mechanica14
$104.64
$104.64
Plumbin 5
$228.07
$308.56
Electrical
$214.13
$233.45
Strong Motion Instrumentation Program
$24$38.99
8'
($0.50 or valuation x 0.00013)
Grading
$148.12
$148.12
Other Fees
Development Impact Fee
$6,113
$9,380
Multi -Species Habitat Conservation Plan 3
$571
$1,371
TUMF'
$1,330
$2,310
CVWD Sewer -New Connection Fee
$4,851
$4,851
CVWD Water - New Connection Fee
$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
$20
$�5°
quarter of 1 percent of anything over
$zoo,°°° or $20 minimum
Quimby fees (if in -lieu of land
dedication—fee payment only option
d
Based on per -acre
Based on per -acre
for tracts of <50 lots/units)
FMV of land
FMV of land
Total
$23,591
$29,791
Source: City of La Quinta 2021
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 1,5oo-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 o-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
3 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 %-inch
meter)
' 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
$6,413
Planned Unit Dev.
$6,413
Amendment
$3,126
Time Extension
$1,691
Site Development Permit
Amendment
$4,669
Time Extensions
$1,691
Planning Commission
$8,909
Administrative
$7,621
Modification by Applicant
$400
Development Agreement
$3,327
Minor Adjustment
$400
Variance
$2,415
Minor Use Permit
$400
Amendment
$400
Final Landscape Plan
$1,771
Housing SB 33o Application Review
$1,288
Conceptual Design Review
$2,254
Street Name Chane
$1,852
Historical Structures
Landmark Designation/Cert of Appropriateness
$1,320
General Plan Amendment
$10,465
Specific Plan
$1o,68o
Amendment
$4,776
Temporary Use Permit- Minor, Standard
$400
Minor, Requiring Addl. Effort
$400
Major, Standard
$2,093
Major, Requiring Addl. Effort
$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
$355
A -Frame Sign Permit
$0
Sign Program
$2,844
Sign Program Amendment
$966
Tentative Parcel Map
$5,045
Waiver
$1,369
Amendment
$3,005
Revision
$3,005
Time Extension
$966
Amended Final Parcel Map
$4,025
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Table II -47
Planning Department Fee Schedule
Item/Type Permit
Base Fee*
Tentative Tract Map
$8,372
Revision
$3,971
Amendment
$3,971
Time Extension (CC or PC)
$1,852
Time Extension (Admin)
$1,047
Tentative Condominium Map
$8,372
Amended Final Tract Map
$6,440
Appeals
$1,500
Environmental Review
Environmental Assessment
$483
Recordation of Exemption
$161
Initial Study (ND/MND)
$3,220
Environmental Impact Report
$8,855
Zoning Clearance — Planning Plan Check
Alteration/Addition — Resid.
$81
New Construction — SF Resid.
$161
New Construction — 2-4 Units
$242
New Construction — 5+ Units
$644
New Construction — non-resid.
$322
Alteration/Addition — non-resid.
$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 52o, 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. Whetherthe 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) 1o87 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 3o -go 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 6o 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 8o 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 1,9oo,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. I I D indicates that an
average home owner can reduce energy use by to 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.
145
The 2021 RHNA proposes that La Quinta construct 1,53o 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, 42o 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% (21o) 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 1,53o -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 Low'
---
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.
' 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 AM I. 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.
The City continues to market its land in the Village (sites #z 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.
147
Table II -49
Affordability of Housing 2021
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
ME
Ownership
Rental
Median Existing Single
$386,200
N/A
Family Purchase Price
Monthly Mortgage
$2,047
N/A
Costs (PITT)
Median Gross Monthly
N/A
$1,473
Rent
30% of Monthly
Moderate Household
$2,259
$2,259
Income'
Affordability
$2iz
$786
Gap/Overage
' Per HCD, the annual income limit for a moderate income 4 -person
household in Riverside County is $90,35o. 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
ME
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 -50 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 11-51. 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 -50 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.
149
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
770156007
0.23
VC
VC
14
4
2
770156010
0.39
VC
VC
14
5
770181oog
0.36
VC
VC
14
5
773078005
0.11
MC/VC
MC/VC
14
1
773078006
0.11
MC/VC
MC/VC
14
1
3 (City
773078007
0.11
MC/VC
MC/VC
14
1
Owned)
773078016
0.12
MC/VC
MC/VC
14
z
773078017
0.12
MC/VC
MC/VC
14
z
773078034
1.11
MC/VC
MC/VC
14
15
4
77004012
7.6
MHDR
RMH
9
64
5 (City
Owned)
600030018
5.1
CG
CR(AHO)
36
180
6**
609051002
4.78
MHDR
RM
12
57
604-032-042
1.88
MHDR
RMH
12
22
/7
Owned) City
600-030-010
211�9f
MHDR
RMH
19
52
g
600-390-024
15.14
CG
CP/CR
18
273
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
10*
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
600o8000g
0.21
MHDR
RM
10
2
600080041
2.4
MHDR
RM
10
24
11
643-020-025
4.81
CG
CR
26
126
600340050
4.46
MHDR
RM
8
36
12*
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
1,373
*Moderate income site
**Site 6, listed above in this inventory of sites, is the "substitute" Site 6 considered and
approved by the La Quinta City Council during its November 21, 2023, public hearing on
General Plan Amendment 2022-0002 related to the La Quinta Village Apartments project;
Applicant: Irwin Partners Architects
150
Table II -50
Vacant Land Inventory
Map
Key
APN
Acres
Existing GP
Existing
Zoning
Projected
Density
Projected
Yield
Above Moderate Income
Sites
Acres
Existing GP
Existing
Zoning
Projected
Density
Projected
Yield
15
Various
40.76
LDR/OS-R
RVL/PR
3
go
16
Various
37.43
LDR
RL/PR
3
60
17
Various
29.56
LDR
RL
3
94
18
Various
20.72
LDR
RL
3
57
19
Various
33.07
LDR
RL
3
85
20
Various
28.76
LDR
RL
3
70
Total Above Moderate Sites
456
Total All Sites
151
F- -I
L J TERRA NOVA
P4�4 5F9F: - , -
152
FRED
1 i
41F
i�
iN
10
1�
N
i
90 INS
i1!
12 13 120F
.................
o w it
j S 140
0 w w
� IS
i j 3 54th AVE. '
15
i
1 � s
2
i
:
20[6 16W
1 ;
18
E.........�............... ._._._...... . ....�.�...._._._�_. 60th AVE. �
�� i
17...3
......._.........,i 62nd AVE. .............!
e �
a
Zoning
_ OS
CC
CN
- CO
- CP
- CR
CT
- FP
- GC
- MC
- o5
- PR
- RC
- RH
77 RL
- RM
RMH
ROW
7 RVL
VC
i N
64th AVE.
MIles
Updaled 11.21.2023 '0 0.5 1 _2
City of La Quinta General Plan .. Exhbit
Inventory Map � 11-25
La QuInta, Callfomia
Site Adequacy Analysis
The sites shown in Table II -5o, 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 6o 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.
153
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 z, 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 3o 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 -5o. 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 3o unit per acre density.
Site z 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.
Site 4 is approximately 7.5 acres and is within the Medium Density
Residential (RM) zone which allows 4-8 units per acre. The city currently
has a pending application for a l00% Very Low and Low Income
development made up of 64 units. Site 4 is located near transit, schools
and commercial areas.
154
Site 5 is approximately 5.1 acres and is located along the Highway 111
commercial corridor in the Regional Commercial (CR) zone. This zone
allows for multifamily residential development and mixed use
development. The Affordable Housing Overlay is on this site as well and
allows a higher density for affordable projects. This is a City owned site
and has been analyzed in a recently adopted Mitigated Negative
Declaration for up to 18o units, resulting in 36 units per acre.
Site 6 is approximately 4.78 acres and is within the Medium Density
Residential (RM) zone which allows 4-8 units per acre. The site is owned
by an affordable housing developer intending to develop affordable
housing. An affordable housing project at this site will allow for a density
bonus that would result in 57 units. Site 6 is within a "High Resource"
area, close to the Washington Street Apartments, an affordable housing
community, and adjacent to the east is vacant property pre -zoned as
Residential High (RH) within the City's Sphere of Influence. The site's
proximity to transit, schools and commercial areas makes it an ideal
site.**
Three sites in Table II -5o are over to 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.l.a has been added,
which provides incentives for subdivision of larger sites.
It should also be noted that Site lo, 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 project is expected to be
constructed in the next two years. 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.
** Site 6, described above, is the "substitute" Site 6 considered and approved by the
La Quinta City Council during its November 21, 2023, public hearing on General Plan
Amendment 2022-0002 related to the La Quinta Village Apartments project;
Applicant: Irwin Partners Architects
155
Finally, sites 15 through zo 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 -5o. 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.
As described above, the median sales price for a home is approximately
$386,2oo 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
$1,8o8 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
156
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 forfunding. High density is also nota determining
factor in obtaining other resources, such as HOME funds and
Community Development Block Grant program funding. The RM and
RMH sites identified in Table II -50, would both allow a minimum project
size consistent with these requirements.
Financial and Regulatory Subsidies
A subsidy can be financial or regulatory in nature. Financial subsidies are
found in federal, state, local, and private programs and organizations
focused on the production of affordable housing. Developers in La
Quinta use and leverage many sources of financial assistance. Projects
may seek funding from LIHTCs, tax-exempt bonds, Community
Development Block Grants, HOME funds, other HUD grant programs,
and commercial banking resources.
Regulatory subsidies can take many forms, including fee waivers or
deferrals, flexible development standards, and increased densities.
Higher densities generally increase the financial feasibility of a
residential project as a developer is able to sell more housing units on
157
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 zo units per acre. Single-family
detached assisted housing was also developed, with City assistance, at
densities as low as 4.4 units per acre and up to 7.8 units per acre.
La Quinta is able to achieve market-driven moderate income housing
through the relative affordability of land, the local market demand for
lower maintenance housing types, and reasonable development impact
and entitlement fees. La Quinta has a solid record of working with local
nonprofits and affordable housing developers to accommodate the
housing needs of its lower income residents. The vacant land inventory
provides the City and affordable housing developers with a map of
opportunity areas.
The moderate income housing need can be met without any mixed-use
development. However, the City recognizes that mixed-use
developments will play a role in moderate and above moderate housing
opportunities in the future. Both the General Plan and the Zoning
Ordinance have been modified to encourage Mixed Use development.
The City's efforts to promote mixed use development have had limited
success. According to the development community, mixed use projects
cannot be financed in La Quinta, due to a lack of such projects in the
region. Mixed use properties are therefore not included in this
inventory.
Fair Housing
According to the Fair Housing analysis (see "Fair Housing" section), the
City has a low segregation level, no racially or ethnically concentrated
areas of poverty, equal access to opportunity, and no disproportionate
158
housing needs. The sites identified above will not exacerbate any such
conditions.
159
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.
Table II -51
Assisted Multifamily Project Inventory
Source: City of La Quinta
' Rental assistance for anyone <_ 5o% AN 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.
161
Earliest
Extremely
Very
Low
Moderate
Above
Project
Date of
Low
Low
(80%)
(1zo%)
Moderate
Total
Conversion
(30%)
(50%)
(120%+)
Aventine
Apartments
2056
---
---
10
10
---
20
(4775o Adams St)
Hadley Villas
Senior
Apartments
2059
65
12
1
1
79
(78875 Avenue 47)
Seasons at
Miraflores Senior
Apartments
2057
45
71
---
---
---
116
(47747 Gertrude
Way)
Seasons La Quinta
Senior
Apartments
2051
19
---
37
31
---
87
(50915 Rainbow
Ct. )
Vista Dunes
Courtyard Homes
2o63
8
64
8
---
---
8o
(44950 Vista
Dunes Lane)
Washington
Street (senior)
Apartments
2o66
24
72
42
2
---
140
(42800
Washington)
Wolff Waters
Place
PlaceDune
zo65
43
56
37
8o
---
216
Palms Road)
Coral Mountain
Apartments
2070
---
36
138
z
---
176
(79625 Vista
Coralina Lane)
Total
NSA
204
311
273
125
1
914
Source: City of La Quinta
' Rental assistance for anyone <_ 5o% AN 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.
161
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 -i
Provide housing opportunities that meet the diverse needs of the City's
existing and projected population.
❖ 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 higher opportunity areas and
throughout the community, and improve housing mobility through
encouraging various housing options such as accessory dwelling units
and creative housing solutions.
Program 1.i.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.
162
■ Funding Source: General Fund
■ Responsible Agency: City Manager's Office/Housing
Program ti.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, DIFfee reductions and expedited
processing. The City will contact the owners of the three sites
listed in Table II -5o 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
❖ 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.
❖ Policy H-1.3
Direct new housing development to viable areas where essential public
facilities are provided and employment opportunities, educational
facilities, and commercial support are available.
❖ Policy H-1.4
The City shall promote and affirmatively further fair housing
opportunities throughout 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 65oo8, and any other
applicable state and federal fair housing and planning law.
Assist in the Development of Affordable Housing
GOAL H -i
Assist in the creation and provision of resources to support housing for
lower and moderate income households.
163
❖ Policy H-2.1
Increase housing choices for lower and moderate income households in
areas of higher need and throughout the community. Address
disproportionate housing needs and alleviate disproportionate cost
burdens on lower and moderate income households by providing more
affordable housing units.
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, with a goal of z new units per year
throughout the planning period, 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
164
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.
This program could generate up to 4 units per year in creative
housing solutions.
■ Timing: Research June 2024. Planning Commission and City
Council Study Session no later than June 2025. Amendments
per Council direction by the end of 2025.
■ Funding Source: General Fund
■ Responsible Agency: Design and Development Department
❖ 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
❖ Policy H-2.3
Pursue a variety of forms of private, local, state, and federal assistance
to support development of affordable housing throughout the
community.
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. This program could result in 2
new partnership projects during the planning period.
165
■ 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. This program could result in 100 to Soo new units of
affordable housing in the Corridor.
■ 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. This program, in conjunction
with Program H -2-3.a, could result in 2 new partnership projects
during the planning period. 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.
166
Community Reinvestment Act
The Community Reinvestment Act provides favorable financing
to affordable housing developers. The Redevelopment Agency,
development community, and local, regional, and national banks
are encouraged to work together to meet their obligations
pursuant to the Community Reinvestment Act.
California Housing Finance Agency Program
The California Housing Finance Agency (CHFA) has three single-
family programs for primarily moderate and middle income
homebuyers: the Home Ownership Assistance Program and the
Affordable Housing Partnership Program. Each provides
permanent mortgage financing for first-time homebuyers at
below-market interest rates.
HOME Funds
HOME is the largest Federal block grant distributed to state and
local governments for the creation of lower income housing.
Cities apply when Notices of Funding Availability are issued.
Neighborhood Stabilization Program
HUD's Neighborhood Stabilization Program makes emergency
assistance grants available to local governments for the
acquisition, redevelopment, and renting or resale of foreclosed
properties at -risk of abandonment.
Riverside County First -Time Homebuyers Program
Continue participation in the Riverside County First -Time
Homebuyers Program for low and moderate income households.
Mortgage Credit Certificate
The Riverside County Mortgage Credit Certificate Program is
designed to assist low and moderate income first time
homebuyers. Under the Mortgage Credit Certificate Program,
first-time homebuyers receive a tax credit based on a percentage
of the interest paid on their mortgage. This tax credit allows the
buyer to qualify more easily for home loans, as it increases the
effective income of the buyer. Under federal legislation, zo
percent of the funds must be set aside for buyers with incomes
between 75 and 8o percent of the county median income.
167
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, with a goal of assisting z to 4
households annually. Sweat equity and shared equity programs
provide lower and moderate income households with ownership
assistance. Sweat equity refers to the exchange of time and
effort, usually in the form of construction activities, for an
affordable ownership opportunity.
• Timing: Meet with CVHC and Habitat for Humanity annually
or more frequently (if requested) to identify opportunities
for coordinated efforts or potential housing projects.
• Funding Source: General Fund
• Responsible Agency: City Manager's Office/Housing
Removal of Governmental Constraints to Housing
GOAL H-3
Create a regulatory system that does not unduly constrain the
maintenance, improvement, and development of housing affordable to
all La Quinta residents.
❖ 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•Z(h) and (i), the AHO will
permit owner -occupied and rental multifamily residential use by
right for developments in which at least zo percent of the units
are affordable to lower income households during the planning
period. These sites shall be zoned with minimum density of zo
units per acre 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
❖ Policy H-3.2
Coordinate the development of affordable housing throughout the
community with the provision of key utilities to ensure prompt and
adequate service.
❖ 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 throughout the community.
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
169
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, resulting in 1 new project per
year.
■ 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, including targeting areas of higher need and
concentration of lower income households.
❖ Policy H-4.1
Protect the quality of La Quinta's neighborhoods through the
rehabilitation of both affordable and market -rate homes.
❖ Policy H-4.2
Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
❖ Policy H-4.3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
❖ Policy H4.4
Enhance neighborhoods that presently provide affordable housing with
drainage, lighting and landscape amenities, and parks and recreation
areas, including targeting areas of higher need and concentration of
lower income households. Employ government and non-government
resources to preserve and revitalize neighborhoods and communities
and thereby provide protection against disinvestment -based
displacement.
1]0
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.
■ 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 $6,00o 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.
1]1
■ 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 zozz. 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.
❖ POlicy 5.1
Provide the regulatory framework to create an environment in which
housing opportunities are equal.
❖ 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
172
the City website, under News page and Directory of Services (see
Program H -5.2.c). This program could result in homeownership
for 5 minority households annually.
• 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 up to to tenants and landlords annually 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
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
173
❖ 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
❖ 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) lol as it pertains to Low
Barrier Navigation Centers. Modify the definition of "homeless
shelter" to include this use.
• Timing: June zozz at regular Zoning Ordinance update
• Funding Source: General Fund
• Responsible Agency: Design and Development Department
Program H -5.4.b: Zoning Amendments for Emergency Shelters,
Transitional and Supportive Housing
Revise the Zoning Ordinance to require that homeless shelters
only be required to provide parking for employees; and that
Transitional and Supportive Housing be permitted uses in the
Medium, Medium -High and High density residential zones.
• Timing: June zozz at regular Zoning Ordinance update
• Funding Source: General Fund
• Responsible Agency: Design and Development Department
174
POIICV 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.i
Provide a regulatory framework that facilitates and encourages energy
and water conservation through sustainable site planning, project
design, and green technologies and building materials.
''' Policv H-6.1
Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
':' Policy H-6.2
Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
':' 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.
':' Policy H-6.4
Focus sustainability efforts on measures and techniques that also assist
the occupant in reducing energy costs; therefore reducing housing
costs.
':' Policy H-6.5
Use and encourage emerging technologies to reduce high demands for
electricity and natural gas including use of passive solar devices and
where feasible other renewable energy technologies (e.g., biomass,
wind, and geothermal).
Program H -6-5.a: Going Green La Quinta Program
Implement green goals, policies, and programs that accurately
represent the City's direction in resource conservation and
minimizing greenhouse gas emissions. Implement design
standards for residential and commercial structures that
encourage solar protection to directly result in energy
conservation.
175
■ 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, [I D program funds, and other
programs as identified
■ Responsible Agency: City Manager's Office, Design and
Development Department
Program H -6-5.d: Weatherization Assistance
Encourage low income homeowners or renters to apply for IID
and SCG programs, including free energy audits, home
weatherization, and utility rebate programs by advertising
available programs on the City's website and at City Hall.
■ Timing: Advertise annually as program funds are available
■ Funding: General Fund
■ Responsible Agency: Design and Development Department,
City Manager's Office
176
Appendix A
Housing Element
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
Countv 10raanization I CaIHFA CdAddress lCity I State IZio lContact 113hone lEmailAddress
RIVERSIDE COUNTY Green Development Company
RIVERSIDE COUNTY A Community of Friends
RIVERSIDE COUNTY Affordable Homestead LLC
X 251 S Lake Ave #320
3701 Wilshire Blvd, Ste 700
915 W Foothill Blvd Ste 488C
Pasadena
Los An eles
Claremont
CA
CA
CA
91105 Andrew Slocum
90010 Mee Heh Risdon
91711 William Leon
310 467-9329 Andrew@greendev.co
(213)480-0809 mrisdon@acof.org
213 375-8248 affordablehomestead@gmail.com
RIVERSIDE COUNTY Bibi Foundation
1514 N. Raymond Ave
Fullerton
CA
92831 Riaz Chaudha
714 213-8650 Riaz@marrscorp.com
RIVERSIDE COUNTY City Ventures, LLC
3121 Michelson Drive, Suite 150
Irvine
CA
92612 Anastasia Preed a
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
112131 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 Vandewe he
310 595-4421 Ivandeweghe@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 Chaudha
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
13200 Douglas Blvd Ste 200
Roseville
CA
95661 Gabriel Gardner
916 239- 8458 ggardner@usapropfund.com
RIVERSIDE COUNTY Workforce Homebuilders LLC
1547 Via Zapata
Riverside
CA
92507 Tony Mize
951 530-8172 tmize@workforeehomebuilders.com
City RSVP List
AFFORDABLE HOUSING DEVELOPERS
National Community Renaissance
9421 Haven Aven., Rancho Cucamonga, CA 91730
CA
Tony Mize, VP -Acquisitions
909-727-2783
tmize@national core.ore
Urban Housing Commuinties
2000 E. Fourth St., #205, Santa Ana, CA 92705
CA
Mark Irving
714-835-3955 ext 114
mirvine@uhcllc.net
CITY LIST
American Housing Partners, Inc.
4075 Prospect Ave., Suite 101 Yorba Llinda
CA
92886 Robert Zamora, CPM
714-577-9644
robertaho@sbcelobal.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(a)hehrealestatepartners.com
Vince Nicholas
vnicholasOchochousin¢.or¢
Joy Silver
JSilver@chochousine.ore
Charles Liuzzo
CLiuzzo@chochousine.ore
Yegor Lyashenko
YLyashenkoPchochousin¢.or¢
Community Housing Opportunities Corporation
5030 Business Center Drive #260, Fairfield, CA 94534
CA
Minami Hachiya
707-759-6043
MHachiva@chochousine.ore
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
Habitatfor Humanity
72680 Dinah Shore Dr., #6, Palm Desert, CA 92211
CA
760-969-6917
www.hfhcv.ore
RIVERSIDE COUNTY
Neighborhood Partnership Housing Services
9551 Pittsburgh Avenue Rancho Cucamonga
CA
91730 Jenny Ortiz
(909) 988-5979
iortiz@nphsinc.or¢
RIVERSIDE COUNTY
Habitatfor Humanity forthe Coachella Valley
72680 Dinah Shore Dr. #6 Palm Desert
CA
92211
(760) 969-6917
executivedirector@hfhcv.ore: info@hfhcv.or¢
RIVERSIDE COUNTY
Coachella Valley Association of Governments
73-710 Fred Waring Drive, Ste 200 Palm Desert
CA
92260 Cheryll Dahlin
(760) 346-1127
cdahlin@cvae.or¢
RIVERSIDE COUNTY
Lift to Rise
73-710 Fred Waring Drive, Suite 100 Palm Desert
CA
92260 Araceli Palafox
info@lifttorise.ore
ncriste@terranovaplanning.com
cl fl ores@ I ao u i ntaca.¢ov
DUPLICATE
Lift To Rise
73-710 Fred Waring Dr. Suite 100, Palm Desert, CA 92260
CA
760-636-0420
www.lifttorise.ore
DUPLICATE
Coachella Valley Housing Coalition
45701 Monroe St, Indio CA 92201
CA
Maryann Ybarra
760-347-3157
Marva nn.Ybarra@cvhc.ore
www.cvhc.ore
City RSVP List
COMMUNITY
WORKSHOP NOTICE
CITY OF LA QUINTA
HOUSING ELEMENT
COMMUNITY WORKSHOP
Wednesday, January 13, 202115 PM
..
A community workshop for the City's Housing Element
Update (2021-2029 planning period) will be held
Wednesday, January 13, 2021, at 5:00 p.m. via Zoom. At
this workshop, the City will discuss background
Y
information regarding its upcoming Housing Element
Update including State Housing Element lave,
ji �
new the
—�
2021-2029 Regional Housing Needs Assessment (RHNA)
allocation for the City and take public comments on the
Update from those attending. All members of the public..
are encouraged to attend.
►T •''
The Housing Element is a series of goals, policies, and
implementation measures for the preservation,
improvement, and development of housing, which
Vp
would apply throughout the City. It meets the
requirements of the California Department of Housing
and Community Development, and State law.
To participate in the workshop via Zoom, please RSVP
by email to clflores@a laquintaca.gov, by 1o:oo a.m. on the
day of the meeting (requests received after 10:00 a.m.
on meeting day may not be processed). Specific :v ..w►,
questions regarding the workshop or Housing Element
may be directed to Cheri Flores, Planning Manager, at.fi:
(760) 777-7067 or to cLfLores@Laquintaca.gov. ! ,
The City of La Quinta promotes fair housing and makes
all programs available to low-income families and
individuals, regardless of race, religion, color, national
origin, ancestry physical disability, mental disability, -
medical condition, marital status, political affiliation, sex, i-
age, sexual orientation or other arbitrary factor.
cca
— GEM ofth, DESERT — i�
Wednesday, January 6, 2021 at 10:19:57 Pacific Standard Time
Subject: La Quinta Housing Element Update - Virtual Community Workshop Notice - 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>, Ivandeweghe@decro.org <Ivandeweghe@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@ken nedycommission.org>, esantana@ush.us <esantana@ush.us>,
ggardner@usapropfund.com <ggardner@usapropfund.com>,
tmize@workforcehomebuilders.com <tmize@workforcehomebuilders.com>,
tmize@nationalcore.org <tmize@nationalcore.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>, jortiz@nphsinc.org <jortiz@nphsinc.org>,
executivedirector@hfhcv.org <executivedirector@hfhcv.org>, info@hfhcv.org
<info@hfhcv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@lifttorise.org
<info@lifttorise.org>, Nicole Criste <ncriste@terra nova plan ning.com>,
clflores@laquintaca.gov <clflores@laquintaca.gov>, VNicholas@chochousing.org
<VNicholas@chochousing.org>
Attachments: image001.png
Page 1 of 2
information regarding its upcoming Housing Element
Update including neve State Housing Element Law,th rr"v
2021-2029 Regional Housing Needs Assessment (RHNA)_
allocation for the City and take public comments on the M
Update from those attending. ALL members of the public
are encouraged to attend.
The Housing Element is a series of goals, policies, an
implementation measures for the preservation;
improvement, and development of housing, which
would apply throughout the City. It meets the
requirements of the California Department of Housing _
and Community Development, and State Law.
To participate in the workshop via Zoom, please RSVP
b email to clflores La uintaca. ov, b 1o:oo a.m. on th r..:
Y C� q g Y
day of the meeting (requests received after 1o:oo a.m.,
rt
on meeting day may not be processed). Specific
questions regarding the workshop or Housing Element _
may be directed to Cheri Flores, Planning Manager, at
(76o) 777-7o67 or to cLfloresalaquintaca.gov.
The City of La Quinta promotes fair housing and makes
all programs available to Low-income families and
individuals, regardless of race, religion, color, national
origin, ancestry physical disability, mental. disability,
medical. condition, marital status, political affiliation, sex,
age, sexual orientation or other arbitrary factor. ,\
ta Qa ( W +'
— GEM of the DESERT
CITY OF LA QUINTA
HOUSING ELEMENT
COMMUNITY
WORKSHOP
Wednesday, January 15, 2021
PM
The workshop will discuss background information regarding its
upcoming Housing Element law, the 2021-2029 Regional Housing Needs
Assessment allocation and take public comments from those attending.
RSVP to participate via Zoom to ciflores@laquintaca.gov by 10 AM on
day of meeting.
For specific questions regarding workshop or Housing Element, email
clfloresolaquinto ca.gov or call 760.777.7067
Housing Workshop
Attendance Request List (RSVPs)
Zoom mtg info sent 1/8/21
Shaun Pittman pitt40l4@charter.net
Laura Distarce lauradel3028@att.net
Marisol Rodarte mrodarte1985@gmail.com
Linda Williams Iwilliamsl0@dc.rr.com
Caryl Cummings, carylcl005@gmail.com
Jelena Tamm,
ielena.tamm@californiavacationvillas.com
Howard Gordon,
howard@hghrealestatepartners.com
Gretchen Gutierrez, DVBA
gg@thedvba.org
William L affordablehomestead@gmaiI.com
Dick Storbo dstorbo@vahoo.com
Sherry Barkas, Desert Sun sbarkas@gannett.com
Council/Commissions
Council:
Zoom info sent 1/8/21
Kathleen Fitzpatrick kfitzpatrick@laguintaca.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
Zoom info sent 1/11/2020
Dave Thornton, Executive Director HFHCV
executivedirector(@hfhcv.or
Maryann Ybarra CVHC (added by KC at TN)
Marvann.Ybarra@cvhc.org
Sheila.McGrath@cvhc.org
Emilia.Moiica@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
Rubvd@lifttorise.org
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
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
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Community Workshop
January 13., 2021
Housing Element Update
I
CA
.fsMli:
Introductions
• Cheri Flores, Planning Manager, City of
La Quinta
• Nicole Criste, Terra Nova Planning and
Research, Housing Element consultant
Background
• Housing Element is one of the required
elements of the General Plan
• It is the only Element that must be
updated on aState-mandated schedule
• It is intended to provide the City
direction on achieving its anticipated
housing demand for an 8 -year period.
0
Background
Accomplishments:
— Washington Street Apartments
• Major Rehabilitation of 72 units
• Construction of 68 new units, 24
to very low-income households,
households.
— Coral Mountain Apartments
of which are affordable
44 for low-income
• 176 units, 36 for very low-income households, 138 for
low-income households, and 2 for moderate income
households.
Background
• About the City:
o Population: 40,704
o Median Age: 47.1
o Median Income: $79,889
oTotal Households: 15,505
0 10,977 family households
0 11,125 own their home
0 4,380 rent
Background
• About the City:
o Median home value: $386,200
o Median rent: $1,473
0 3,880 households pay more than 30% of income for
housing
0 2,125 very low and low income owners
0 1,360 very low and low income renters
0 415 moderate income owners and 125 moderate income
renters
Background
• About the City:
o4,722 residents are disabled
0 1, 543 households have 5 or more people
0 625 families live below the poverty level
Background
2022-2029 RHNA Allocation
Household Income Levels • - • RHNA Allocation
Very Low .. 419
Low ' . :1' 268
Moderate 296
Above -Moderate 543
Total 1,526
Next Steps
Complete document for review by the
Department of Housing & Community
Development
Planning Commission and City Council
hearings late summer 2021
• Comments and
suggestions
welcome
..
• Email comments to:
Cheri Flores, Planning Manager
clflores@laquintaca.gov
CALIFORNIA
Friday, September 10, 2021 at 14:11:29 Pacific Daylight Time
Subject: La Quinta Housing Element Update - Public Review Notice
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>, Ivandeweghe@decro.org <Ivandeweghe@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@ken nedycommission.org>, esantana@ush.us <esantana@ush.us>,
ggardner@usapropfund.com <ggardner@usapropfund.com>,
tmize@workforcehomebuilders.com <tmize@workforcehomebuilders.com>,
tmize@nationalcore.org <tmize@nationalcore.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>, jortiz@nphsinc.org <jortiz@nphsinc.org>,
executivedirector@hfhcv.org <executivedirector@hfhcv.org>, info@hfhcv.org
<info@hfhcv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@lifttorise.org
<info@lifttorise.org>, Maryann Ybarra <Maryann.Ybarra@cvhc.org>, Nicole Criste
<ncriste@terra nova planning.com>, clflores@laquintaca.gov <clflores@laquintaca.gov>,
VNicholas@chochousing.org <VNicholas@chochousing.org>, Tania Flores
<tflores@laquintaca.gov>
Attachments: 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: ht1ps:Hbit.1y/3fa1PKM
Please provide any comments to Cheri Flores, Planning Manager at
cflores@laquintaca.gov
Page 1 of 2
HOUSING
ELEMENT
NOTICE
The City is circulating its 6th Cycle
Housing Element Update for public
review and comment from:
Thi'Housing ELeiRfient guides the
development of housing for all its
residents for the next 8 years, and is
an important part of the General Plan.
Review and provide comments to:
Q https://www.laquintaca.goulour-city/city-departments/design-and-development/planning-division/housing-element-update
For COVI❑-19 information, education, and resources, please click HERE.
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Housing Element Update
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Housing Element 2021.2029 Update
What is the Housing Element?
Feedback A Print
The Housing Element is one of the required elements of the General Plan and establishes the City's policy relative to the
maintenance and development of housing to meet the needs of existing and future residents. Every eight years, the State
requires jurisdictions to plan for allocation of new housing units potentially affordable to a range of income levels. Jurisdictions
within the Southern California Association of Governments (SCAG) region, in which La Quinta is located, 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. La Quinta's Housing Element sets forth a comprehensive housing plan consisting of goals, policies, and
programs to address existing and projected housing needs.
Project Resources
December 8, 2020 Housing Element Update Presentation to Planning Commission
January 12, 2021 Housing Element Update Presentation to Housing Commission
January 13, 2021 Housing Element Workshop
Draft La Quinta 0 Cycle Housing Element
ao ° a SIR m -:
�o
Resolution No. 2023-039 EXHIBIT B
Conditions of Approval — Adopted
General Plan Amendment 2022-0002
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 1 of 2
GENERAL
The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to attack,
set aside, void, or annul the approval of this General Plan Amendment or the Project. The
City shall have sole discretion in selecting its defense counsel. No later than thirty (30)
days after approval of this General Plan Amendment, the applicant shall execute and
deliver to the City an indemnification agreement (with release of claims against the City)
in a form approved by the City Manager and City Attorney, memorializing applicant's
obligations under this condition of approval.
The City shall promptly notify the applicant of any claim, action or proceeding and shall
cooperate fully in the defense.
2. GPA2022-0002 shall comply with all applicable conditions and mitigation measures for
the following related approvals:
Environmental Assessment 2022-0001
Specific Plan 2022-0001
Site Development Permit 2022-0001
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Design and Development Director shall adjudicate the conflict by
determining the precedence.
3. The applicant requested in its initial application, as submitted, a density that would result
in the remaining sites in the City's Housing Element not being adequate to accommodate
the City's share of low- and very low-income units under the City's inventory of sites, as
approved by the California Department of Housing and Community Development (HCD)
in accordance with the City's regional housing need assessment (RHNA) pursuant to
Section 65584. Therefore, pursuant to Government Code section 65863(e), the applicant
is required to ensure compliance with the state "no net loss" law set forth in Section
65863.
4. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit
2022-0001 being eligible for approval, and prior to the issuance of any grading,
construction, or building permit by the City, the City's update to the Housing Element shall
be approved by the California Department of Housing and Community Development
(HCD) within 180 days of approval by City Council of GPA2022-0002. This approval by
HCD must include certification of the City's Housing Element after adding "Sites 4, 5, and
6", as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites
within the City to accommodate the City's share of low- and very low-income units under
the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or
certify the City's Housing Element after being updated by GPA2022-0002 and the adding
of "Sites 4, 5, and 6," then GPA2022-0002 shall be repealed on its own accord without the
need for further action by City Council and Specific Plan 2022-0001 shall not become
Resolution No. 2023-039
Conditions of Approval — Adopted
General Plan Amendment 2022-0002
Adopted: November 21, 2023
Page 2 of 2
effective, Site Development Permit 2022-0001 shall not be approved, and no grading,
construction, or building permit for the Project may be issued by the City. Pursuant to
Government Code section 65863(e) and the applicant's obligation to ensure there is "no
net loss" of the City's share of low- and very low-income units under the City's inventory of
sites, the applicant shall have the obligation to reimburse the City for any and all costs
incurred by the City (including staff time and attorney's fees) in furtherance of obtaining
HCD's approval and/or certification of the City's Housing Element after being updated by
GPA2022-0002 and the adding of "Sites 4, 5, and 6"; applicant's obligation to reimburse
the City shall be regardless of whether or not HCD approves and/or certifies the
GPA2022-0002 and the adding of "Site 4, 5, and 6." No later than thirty (30) days after
approval of this General Plan Amendment, the applicant shall execute and deliver to the
City a reimbursement agreement in a form approved by the City Manager and City
Attorney, memorializing applicant's obligations under this condition of approval.
5. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to,
and the city shall ensure, that the designated 74 moderate -income units are subject to a
recorded affordability restriction of 55 years or longer to ensure continued affordability
(Affordability Covenant). The Affordability Covenant shall be in a form approved by the
City Manager and City Attorney, and shall require, among other terms and conditions,
eligibility criteria as determined by state law for selecting eligible households, rental limits,
annual income verification for current households, and the unit numbers designated as
the 74 moderate -income units. The Affordability Covenant shall be binding upon all
successors in interest of the applicant and shall be recorded in the office of the Riverside
County Recorder.
6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice,
all costs and actual attorney's fees incurred by the City Attorney to review, negotiate
and/or modify any documents or instruments required by these conditions, if Developer
requests that the City modify or revise any documents or instruments prepared initially by
the City to effect these conditions. This obligation shall be paid in the time noted above
without deduction or offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
7. The property owner shall submit to the Design and Development Department on an
annual basis by January 30 of every year a record of rent payments for the 74 designated
moderate -income units that meet the Riverside County moderate income rent limits.
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), EXHIBIT C
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
La Quinta Village Specific Plan
La Paloma Specific Plan Amendment
Amendment No. 2
City of La Quinta
Adopted xx,xx, 2023
Resolution Number xxxx
Prepared For:
Troutdale Village, LLC.
1800 Blankenship Road #325
Linn, Oregon 97068
Prepared BY:
Altum Group
Rich Malacoff, AICP
Heather Boland
Jordan Parrish
44600 Village Court, Suite 100
Palm Desert, California 92260
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Table of Contents
Section 1 Introduction/Purpose.............................................................................................. 5
ExecutiveSummary.............................................................................................................. 6
TheProcess............................................................................................................................ 6
Relationship to Other Agencies...........................................................................................
7
Relationship to the General Plan.........................................................................................
7
Section2 Specific Plan..........................................................................................................
10
ProjectDescription...............................................................................................................10
ArtIn Public Places..............................................................................................................1
1
Infrastructure Phasing..........................................................................................................1
1
Grading / Drainage / Flood Control..................................................................................1
1
ErosionControl....................................................................................................1
1
SWPPP / NPDES / PM 10........................................................................................12
Hydrology..........................................................................................................
12
Flood Control Master Plan....................................................................................12
On -Site Storm Water Design / PWQMP..............................................................................12
NuisanceWater..................................................................................................
13
Utilities...............................................................................................................13
SewerPlan.........................................................................................................
13
WaterPlan............................................................................................................................13
CVWDWell Site...................................................................................................13
ElectricalPlan.......................................................................................................................13
OtherUtilities.........................................................................................................................13
Section3 Land Use Plan........................................................................................................
15
LandUse...............................................................................................................................15
DevelopmentStandards.....................................................................................................15
Additional Development Standards..................................................................................17
Specific Plan Minor Modifications......................................................................................18
Specific Plan Amendments...................................................................................18
Modifications to Approved Grading Plan................................................................19
ParkingRequirements..........................................................................................................19
Carports................................................................................................................................19
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
TrashEnclosures...................................................................................................20
Fencingand Walls...............................................................................................................20
Lighting.................................................................................................................................22
Section 4 Circulation Overview.............................................................................................24
Off -Site Circulation System..................................................................................................23
On -Site Circulation System..................................................................................................23
PublicTransportation...........................................................................................................23
Section 5 Design Guidelines..................................................................................................24
LandscapeConcepts...........................................................................................25
ApprovalProcess.................................................................................................26
Development Standards.......................................................................................27
Signage.................................................................................................................................27
General Architectural Theme.............................................................................................27
AdministrativePlan.............................................................................................. 35
Implementation Program..................................................................................... 35
Site Development Permit...................................................................................... 36
List of Exhibits
Exhibit 1
Regional Location Map
Exhibit 2
Project Vicinity Map
Exhibit 3
USGS Map
Exhibit 4
Site Plan
Exhibit 5
City Zoning Map
Exhibit 6
City General Plan Map
Exhibit 7
Image Corridor Exhibit
Exhibit 8
Photo Array
Exhibit 9
FEMA Map
Exhibit 10
Civil Site Plan
Exhibit 11
Conceptual Grading Plan
Exhibit 12
Preliminary Utility Plan
Exhibit 13
First Floor Plan
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Exhibit 14
Second Floor Plan
Exhibit 15
Third Floor Plan
Exhibit 16
Roof Plan
Exhibit 17
Unit Plans
Exhibit 18
Clubhouse
Exhibit 19
Bldg. 1 - Elevations
Exhibit 20
Bldg. 2 - Elevations
Exhibit 21
Bldg. 3 - Elevations
Exhibit 22
Bldg. 3 - Elevations
Exhibit 23
Bldg. 4 - Elevations
Exhibit 24
Bldg. 5 - Elevations
Exhibit 25
Bldg. 6 - Elevations
Exhibit 26
Bldg. 7 - Elevations
Exhibit 27
Bldg. 8 - Elevations
Exhibit 28
Bldg. 9 - Elevations
Exhibit 29
Bldg. 10 -Elevations
Exhibit 30
Bldg. 11 Elevations
Exhibit 31
Exterior Elevations
Exhibit 32
3D Views
Exhibit 33
3D Views & Materials Board
Exhibit 34
Line of Sight Diagram
Exhibit 35.1
Site Lighting Plan
Exhibit 35.2
Site Lighting Plan
Exhibit 36.1
Site Photometric Plan
Exhibit 36.2
Site Photometric Plan
Exhibit 37
Light Fixture Cut Sheets
Exhibit 38
Conceptual Landscape Plan
Exhibit 39
Typical Building Planting Exhibit
Exhibit 40
Slope Planting Exhibit
Exhibit 41
Pool Area
Exhibit 42
Entry
Exhibit 43
Wall & Fence Plan
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
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IV
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Section 1 - Introduction/Purpose
The purpose of the La Quinta Village Specific Plan, previously known as the La Paloma
Specific Plan, is to set forth the detailed development principles, guidelines, and
programs to facilitate the development of a 14.03 -acre site located at the northeast
corner of Washington Street and Avenue 50 in the City of La Quinta. (Exhibit 2 - Vicinity
Map). The project is designed and will be managed as a multi -family apartment project.
The community will consist of one- and two-bedroom units with a mix of market -rate and
moderate -income units. This Specific Plan proposes development standards for the
northeast corner of Washington Street and Avenue 50 (APN: 646-070-016). This Specific
Plan Amendment will replace previous Specific Plans and substitute for the La Quinta
Municipal Code (LQMC). Any issue not addressed in the Specific Plan will defer to the La
Quinta Municipal Code. For the sake of clarity, the parcel on the southeast corner of
Washington Street and Avenue 50 is not part of this Specific Plan similarly as it was in the
amended 2011 version of the La Paloma Specific Plan. The 2011 La Paloma Specific Plan
removed this parcel from the designated specific plan area and reverted it back to the
underlying standards for Residential Medium (RM) zoning. This parcel was previously
included within the 2004 Pacific Retirement Services and Westport La Quinta LP (Specific
Plan 2004-071).
This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in
State law and City of La Quinta regulations. The State authorizes cities and counties to
adopt Specific Plans, as appropriate, in implementing their General Plans. Such a plan is
to include the detailed regulations, conditions, programs, and any proposed legislation
that is necessary for the systematic implementation of the General Plan. The Specific Plan
provides the linkage between the General Plan (and the general goals and policies of
the City) and the detailed implementation of that plan with tools such as zoning
ordinances, subdivision ordinances, and the like. The Government Code (Section 65451)
sets forth the minimum requirements of a Specific Plan and states:
"A Specific Plan shall include a text and diagram or diagrams which specify all of
the following in detail:
1. The distribution, location, and extent of the uses of land, including open
space, within the area covered by the plan.
2. The proposed distribution, location, and extent and intensity of major
components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy, and other essential facilities
proposed to be located within the area covered by the plan and
needed to support the land uses described by the plan.
3. Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of natural
resources, where applicable.
4. A program of implementation measures including regulations,
programs, public works projects, and financing measures necessary to
carry out paragraphs (1), (2), and (3)."
The establishment of specific performance, design, and development standards is set
forth to guide the development of the subject property in such a way as to implement
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
the General Plan while maintaining some flexibility to respond to changing conditions
which may be a factor in any long-term development program.
The document also acts to augment the City's Zoning Ordinance by providing design
guidelines, a tailored list of permitted and prohibited uses for the site, and unique
development standards. The site plan, architectural, and landscape illustrations in the
Specific Plan establish a design theme with detailed perspectives. These illustrations are
conceptual and do not constitute precise pre -construction drawings.
Executive Summary
La Quinta Village Apartments is a proposed multi -family apartment project located on
14.03 acres on the northeast corner of Washington Street and Avenue 50 in the City of La
Quinta (Exhibit 2 - Project Vicinity Map). The General Plan designation of the site is
Medium High Density Residential (Exhibit 6 - General Plan Map). The zoning designation
is Medium High Density Residential (RMH) (Exhibit 5 - City Zoning Map).
The project site fronts Washington Street which is designated by the City's General Plan
as a major arterial and abuts Avenue 50 designated as a primary arterial. The site is
vacant, generally flat, and has been grubbed and leveled in the past. The site was
previously entitled for single-family subdivision in the early 1990's but the entitlements have
since expired.
Property to the immediate east is the Coachella Valley Water District (CVWD) evacuation
channel. Further east on the far side of the channel is a Sports Complex, the La Quinta
Middle School, and single-family residences. Surrounding property to the north is
subdivided and mostly developed with single family residences. Directly west across
Washington Street is the La Quinta County Club. Property to the south is vacant and
zoned for Medium Density Residential. Site photos are illustrated on Exhibit 8 - Photo Array.
The project will operate as a multiple -family residential apartments with a mix of
moderate -income units (74 Units) and market -rate Units (178 Units). The project will
incorporate amenities such as a clubhouse, pool and spa, barbeque areas, pickle ball
court, tot lot and dog park. (Exhibit 4 - Site Plan). Additionally, the project site will be
environmentally responsible and will take steps both during and after construction to
ensure minimal impact to the surrounding neighborhood and a positive long-term impact
on those who will reside and work at La Quinta Village Apartments.
The Environmental Conservation Element of the General Plan identifies the site as having
no significant issues constraining the property.
The Process
The purpose of a Specific Plan is to provide a detailed plan for a selected area within the
City for the purpose of implementing the General Plan. The Specific Plan outlines and
directs all facets of development for the site. The standards of development delineated
in this Specific Plan create a link between the General Plan and Zoning Ordinance.
Implementation of the Specific Plan is intended to carry out the goals and policies
contained in the La Quinta General Plan.
9
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
The project will require approvals from the Planning Commission and City Council for the
Specific Plan Amendment, General Plan Amendment, Site Development Permit, Density
Bonus Agreement, and the Implementation of Assembly Bill 330. In addition, the City will
review the engineering and building construction documents which must also be
consistent with the Specific Plan and Site Development Permit approvals.
The project and the various applications that are necessary to complete the entitlement
process shall be consistent with the City ordinances, policies, and regulations of the City
of La Quinta unless otherwise approved within this Specific Plan.
Relationship to Other Agencies
In addition to the City's approvals and actions, permits will be needed from the
Coachella Valley Water District (CVWD) for connection to water and sewer lines. Other
infrastructure extensions or connections will be required by the Imperial Irrigation District
(IID) for electrical power, Frontier for telephone service, Southern California Gas
Company for natural gas, and Spectrum for cable TV service.
The Coachella Valley Water District controls a portion of the sloped area adjacent to
Avenue 50. They control any drainage into the channel and any alterations or landscape
of its property.
Relationship to the General Plan
All development within the La Quinta Village Specific Plan shall be consistent with the
provisions of the La Quinta General Plan. The proposed General Plan Land Use for the site
is shown in Exhibit 6.
Among the important provisions of the General Plan that will be implemented upon the
development of La Quinta Village Specific Plan include:
• Land Use - Medium High Density Residential uses should be located close to
park/open space uses such as neighborhood and community parks (such as
Saguaro Park), schools (including John Adams Elementary Schools and La
Quinta Middle School STEM Academy), or other recreational facilities.
• Land Use - Medium High Density Residential Uses can be used to provide
transition areas between low density residential uses and high-density
commercial uses along arterial roadways.
• Circulation - The Circulation Element of the General Plan outlines the design
and location of required street improvements to complete the transportation
system in the City. La Quinta Village Apartments will complete the unfinished
portions of two important links in the City's circulation network: Washington
Street and Avenue 50. Potential improvements may include sidewalks, bicycle
lanes, bus stops, and signal improvements.
• Primary Image Corridors - In addition to roadway improvements, the Project
will refine the Image Corridors. Washington Street is identified as a Primary
Image Corridor and Avenue 50 is shown as a Secondary Image Corridor. The
Specific Plan will modify the height requirements but will maintain the striking
7
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
viewsheds that define the City of La Quinta. The 150 -foot setback on
Washington Street and Avenue 50 are shown on Exhibit 7 - Image Corridor
Exhibit.
• Water Quantity and Quality -The Specific Plan outlines the use of drought
tolerant planting, irrigation techniques, and incorporates a grading concept
designed to detain stormwater on-site.
• Infrastructure - The Specific Plan incorporates plans to complete the
infrastructure that lies adjacent to the project site.
The La Quinta Village Specific Plan seeks to establish a well-defined planning framework
that implements the goals, policies, and objectives of the City's 2035 General Plan. As a
comprehensive development plan, it ensures a cohesive, integrated framework for the
development of multiple family housing. This chapter provides a summary discussion to
demonstrate that the La Quinta Village Specific Plan is consistent with the City's General
Plan and that the La Quinta Village Specific Plan results in the implementation of
applicable goals and policies included in the City's General Plan.
Table 1 - General Plan Consistency Analysis
General Plan Goal or Policy
Consistency Finding
Land Use
Goal LU -2: High quality design that
The La Quinta Village community
complements and enhances the city.
incorporates high quality desert architectural
themes and materials into the building
aesthetic.
Policy LU -2.4: Planning for all major
The proposed residential buildings have been
community facilities shall carefully consider
broken up and set back from the northern
the potential impacts to adjacent
property line to reduce the impact of its mass
development, particularly residential
on the adjoining single-family neighborhood.
development.
Program LU -2.7a: Continue to utilize the
This development will pay the required
QUIMBY Act to charge park fees and allow
QUIMBY Act fees.
for park development.
Goal LU -5: A broad range of housing types
Providing both market -rate and moderate -
and choices for all residents of the city.
income rentals fills the need for this type of
housing, which is not being satisfied currently.
In addition, the variation in apartment size,
accessibility, and affordability provides
opportunities for a great variety of residents in
La Quinta.
Housing
Policy H-2.1: Increase housing choices for
This development will provide 74 affordable
lower and moderate -income households.
units and 178 market -rate income units which
provides more housing options in the City of
La Quinta.
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
General Plan Goal or Policy I Consistency Finding
Policy H-6.1: Promote higher density and
compact developments that increase energy
efficiency and reduce land consumption.
Goal H-5: Provide equal housing opportunities
for all persons.
Policy 5.5: Improve quality of life for disabled
persons by facilitating relief from regulatory
requirements that may require barriers to
accessible housing and promoting universal
design.
La Quinta Village Apartments provides 18
dwelling units per acre while minimizing its
impact on the nearby single-family
neiahborhoods.
La Quinta Village Apartments will provide
affordable moderate -income units and
accessible units, providing a greater variety of
housing types in the City of La Quinta.
La Quinta Village Apartments will provide
ground floor accessible units. The pool, spa,
parking, and other recreational spaces will be
compliant with accessibility regulations.
Circulation
Program CIR 1.10a: Review new and
redeveloping projects along all major
roadways with the intent of limiting access
and aligning and/or consolidating access
drives in a manner which minimizes the use of
existing and planned signalized intersections.
Policy CIR 1.12: As a means of reducing
vehicular traffic on major roadways and to
reduce vehicle miles travels by traffic
originating in the city, the city shall pursue
development of a land use pattern that
maximizes the interactions between adjacent
or nearby land uses.
Policy CIR 1.17: To preserve the aesthetic
values on the city's streets, optimum
landscape setback shall be maintained
along all designated General Plan Image
Corridors and shall be identified in the City's
Municipal Code.
Access will be provided along a primary and
major arterial road. The access points have
been designed to minimize interruptions at
the intersection of Washington Street and
Avenue 50.
Due to the community's proximity to the
school, children will be able to walk safely to
school. Additionally, La Quinta Village
Apartments is near a Sunline route, which will
allow its residents to have easy access to
public transit services.
Both Washington Street and Avenue 50 are
image corridors and have a 150 -foot setback
with a 22 -foot height restriction which will be
raised to 28 feet to accommodate Spanish
the roofing. The viewshed will still provide
beautiful panoramic views of the Santa Rosa
Mountains.
Natural Resources
Policy OS 2.3: Encourage the preservation of
open space in privately owned development
projects.
Goal SC -1: A community that provides the
best possible quality of life for its residents.
La Quinta Village Apartments provides 4.5 to
5 acres of open space areas for its residents,
above the minimum required per the city's
municipal code. The community will have
intricate pedestrian pathways for its residents
that provide connectivity throughout the site.
La Quinta Village Apartments will provide
open space and recreational amenities such
as a clubhouse, pool and spa, barbeque
areas, putting course, fitness center, and
office space.
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Section 2 - Specific Plan
Project Description
The project site consists of a 14.03 -acre parcel located on the northeast corner of
Washington Street and Avenue 50 in the City of La Quinta. The site is currently vacant but
has been cleared and grubbed. It was previously approved for the development of a
single-family tract of houses (Tentative Tract Map 26148) in the late 1980's and the
approval was extended into the early 1990's. However, the entitlements were allowed to
lapse. To the north, the project site abuts a mostly built out established tract of single-
family homes which are accessed from Washington Street at Sagebrush Avenue.
La Quinta Village Apartments is a proposed multiple family residential development that
will offer 252 -units of which 178 will be market -rate and 74 will be moderate income
affordable units. The housing type will be a mix of one- and two-bedroom units with a
total of 132 one -bedroom units and 120 two-bedroom units. The project will have two-
story apartment buildings with a maximum height of 28 feet with a Spanish hacienda
architectural design aesthetic. The proposed density is 18 dwelling units per acre, which
includes the use of a Density Bonus for Affordable Housing from LQMC Section 9.60.260.
In contrast to the City of La Quinta's Zoning Ordinance, this Specific Plan will allow for the
moderate -income affordable housing density bonus to be applied without requiring the
affordable units to be offered to the public for purchase. The density permitted in the
Medium High Density Residential zoning allows for 8 to 12 units per acre.
The project amenities will include a dog park, pickle ball court, putting green, swimming
pool and spa, barbeque areas, tot lot, and clubhouse. Inside the clubhouse there will be
offices, restrooms, showers, a fitness center, and a community area. This apartment
community will be managed by a management company that will develop and enforce
all community standards and rules.
La Quinta Village will be an environmentally sustainable community that will help
facilitate and encourage health and wellness for its residents and employees. The project
will create community connectivity through access to public transportation. Recycling
within the project using collection bins will also be encouraged. Water and energy
efficiency will be implemented throughout the project by using high -efficiency, low -flow
rate plumbing fixtures and Energy Star rated appliances. Architectural features such as
colors, materials, and shading devices will also reduce the project's energy demands.
Landscaping will meet or exceed CVWD water budget requirements.
Parking for the facility is primarily located directly off the perimeter drive along both
Avenue 50 and Washington Street. The perimeter drive is proposed to provide fire and
safety equipment access and servicing to the complex. The site plan complies with
required landscape setbacks on both Washington Street and Avenue 50 and employs a
single vehicular access from each street to the site. These standards are consistent with
the adopted image corridors regulations established in the General Plan. The site is
irregular in shape and the development is constrained by parcel geometry, additional
street dedication on Washington to comply with the General Plan, and the city staff
request for additional right-of-way to accommodate a dedicated right turn lane. The
project proponent previously dedicated full General Plan Right -of- Way for both streets.
IN
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
The project is within the image corridor of both Washington Street and Avenue 50. The
image corridor setback is measured 150 feet from the right-of-way line as defined in the
parcel map. Portions of buildings fronting on Washington Street and Avenue 50 are within
the 150 -foot setback. A detailed discussion of the Image Corridors is included later in the
Specific Plan.
There is a 75 -foot building setback from Coachella Valley Water District Stormwater
Channel located to the east of the project site. No buildings are allowed within the 75 -
foot setback; however, carports are permitted.
Art In Public Places
The requirement for art in public places will be satisfied in accordance with Section 2.65
of the La Quinta Municipal Code.
Infrastructure Phasing
The infrastructure improvements required in conjunction with this development will be
installed and completed prior to occupancy of the facility. All adjacent infrastructure
improvements adjacent to the site will be improved with the initial development of the
property.
Grading / Drainage / Flood Contro
The site will be mass graded and it is anticipated that there will be a net -import of material
to the site. Overall, it is anticipated that approximately 36,000 cubic yards of import will
be moved to the site. Stormwater, including that from a 100 -year event, will be stored in
above ground retention facilities. As an alternative, a regional assessment could be
undertaken to determine the feasibility of discharging flows into the channel after first
flush. To do this, the City and CVWD would have to see an analysis that shows there is
adequate capacity in the channel when the subject property discharges storm flows.
Due to the adjacent Evacuation Channel, CVWD has noted that the channel water
surface elevation is established at 48 feet above sea level. The City Engineer will require
that the site development plan and street improvement plans for Avenue 50 are
designed and constructed to provide a minimum elevation of 50 feet to prevent flooding.
The Conceptual Grading Plan is shown in Exhibit 11.
Erosion Control
The grading operations shall include adequate provisions for wind and water erosion
control both during and after grading operations have ceased. The details of erosion
control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP)
and PM 10 Plan.
• Pre -watering - The site shall be pre -watered to a depth of three feet prior to the
onset of grading operations.
• During Grading - Once grading has commenced, and until grading has been
completed, watering of the site and/or other treatment(s) determined to be
appropriate shall be ongoing.
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
• Post Grading - All disturbed areas shall be treated to prevent erosion for the
term that the area will remain undeveloped. Final landscape and irrigation
shall be installed as soon as feasible after grading operations have been
completed.
SWPPP/NPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind conditions,
wind-blown dust and sand is a concern with mass grading operations, especially those
more than five acres in size. Because of health concerns, the Environmental Protection
Agency has instituted a plan in the valley to curb excess small particle dust (PM 10). The
City also participates in the National Pollutant Discharge Elimination System program. The
City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind- and water -
born erosion associated with such grading operations. The project will comply with the
City's requirements relative to these programs.
Hydrology
La Quinta Village lies in a Zone X Other Areas flood zone as determined by FEMA,
Community Panel Number 06065C-2241 G, revised August 20, 2008. Zone X includes areas
to be outside the 500 -year event. There are no tributary flows that must be
accommodated in the development of the site (Exhibit 8 - Photo Array).
Flood Control Master Plan
The stormwater drainage system in the City of La Quinta is administered by CVWD. The
system consists of improvements to the natural drainage channels that run through the
city. There is an existing storm drain located in Washington Street that collects storm water
and conducts that flow into the adjacent Evacuation Channel via a storm drain in
Avenue 50. Water collected in this channel then feeds into the Whitewater River and to
the Salton Sea.
On -Site Storm Water Design / PWQMP
The City of La Quinta in conjunction with CVWD requires each development to include
provisions for handling storm water attributed to the site. The design storm, which creates
the worst-case scenario is a 100 -year, 3 -hour event. Each development project must
either retain the 100 -year stormwater on site or discharge it into an approved storm water
system after first flush containments have been removed. The initial storm water design
concept for the La Quinta Village Apartments is to retain the storm water on-site in
above -ground basins. A Preliminary Water Quality Management Plan (WQMP) will be
submitted as part of the Site Development Permit, showing how the first flush
containments will be collected and removed from the storm water prior to percolation
or dewatering.
Nuisance Water
Nuisance water attributed to the project will be collected and directed to the above-
ground retention basin areas if this is the final method chosen for handling stormwater. If
a direct discharge approach is proven feasible, nuisance water will be directed to one
12
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
or more dry wells if needed. The amount of nuisance water is expected to be reduced
due to the use of water efficient landscape and irrigation materials.
Utilities
La Quinta Village Apartments is well served by utilities and is situated in a corridor planned
for a relatively intense scope of urban development. Utility extensions will be minimal with
most utilities existing at the perimeter of the site. Some upgrades will be required by the
individual utility companies providing service to the property. Several overhead utility lines
exist along Washington Street, Avenue 50, and along the Evacuation Channel. It is the
intent of the development to underground all the adjacent overhead utility lines except
for the transmission lines along the northern property line and the transmission lines
following the alignment of the channel, as required by the City of La Quinta, and
regulated by the Imperial Irrigation District (Exhibit 12 - Preliminary Utility Plan).
Street improvements implementing the project's conditions of approval will be installed
concurrently with the construction of the project and will be completed prior to
occupancy of the facility.
Sewer Plan
Sanitary sewer facilities for La Quinta are provided by CVWD. Sewer mains are located
on the west side of the site in Washington Street, in Avenue 50, and in the Evacuation
Channel at the southeast corner of the site. Sewage will flow by gravity to the main. No
upsizing of facilities will be required. The on-site sewer system will be private (Exhibit 12 -
Preliminary Utility Plan).
Water Plan
Water facilities for La Quinta are provided by CVWD. An 18 -inch main exists in Washington
Street and there is also an 18 -inch main in Avenue 50. The on-site water lines will be
connected into the existing infrastructure network in at least two places to avoid "dead-
end" lines.
CVWD Well Site
No well site is required for the property. The nearest well is located outside the site near
the northeast corner of the project.
Electrical Plan
The Imperial Irrigation District (IID) provides electric facilities in the City of La Quinta. IID
indicates that the design of the electrical service will depend on final load calculations
for the overall project. IID will require the installation of underground facilities throughout
the project. Existing power poles located on Washington Street and Avenue 50 may be
undergrounded if practical and allowed by IID.
Other Utilities
13
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Natural gas is provided by the Southern California Gas Company. The nearest facility is a
6 -inch line located in Washington Street. The project site will independently connect into
the gas line.
Television cable service is provided by Spectrum Cable with the nearest facilities located
in Washington Street at Saguaro Drive abutting the site.
Landline Telephone service will be provided by Frontier Communications. Facilities exist
in both Washington Street and Avenue 50. Frontier expects to serve the project from these
locations.
Waste disposal service is provided by Burrtec Waste Industries. The project also proposes
implementing recycling facilities within the project using collection bins and instructing
occupants and employees to use. Waste and recycling materials will be deposited by
residents at various locations throughout the site. Burrtec will collect the refuse and
recyclables.
14
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Section 3 - Land Use Plan
Land Use
The land use designation for the site is Medium High Density Residential (RMH). This
designation allows multi -family housing.
Development Standards
The development standards outlined in this document are specific to this development
and may differ from the La Quinta Municipal Code. The uses and development standards
will be in accordance with the provisions of the La Quinta Municipal Code and General
Plan regulations. Should conflict occur between the regulations and the Specific Plan,
the provisions of the Specific Plan and supporting text shall prevail. Any matter not
addressed in the La Quinta Village Specific Plan shall defer to the La Quinta Municipal
Code.
Residential Permitted Uses
Apartments/condominium for multi -family housing. Including the following: garages, carports,
patio covers, decks, gazebos, outdoor terraces, fences and walls, clubhouses, swimming
pools and spas, cabanas, barbeque, passive and active recreations such as picnic tables,
pickleball and tennis courts, community gardens.
Guesthouses, Accessory Dwelling Units (ADUs), Junior Dwelling Units subject to LQMC 9.60.090
or applicable change in State Law.
Congregate Care Facilities are only permitted subject to the rules and regulations of the State
of California.
Home Occupation Permits subject to LQMC 0.210.060
Child Day Care or Family Day Care Facilities as an accessory use, serving 6 or fewer children,
subject to LQMC 9.60.190.
Licensed Service Animals or in -training are exempt.
Utility Facilities such as water, sewer, cable, electricity, and gas are permitted uses.
Telecommunication facilities will be allowed subject to LQMC 9.170
Residential Prohibited Uses
Kennels and Catteries
Keeping of barnyard, wild, exotic, reptiles, and dangerous animals.
Agriculture Uses except for community gardens
Storage, parking, maintenance of recreation vehicles or mobile homes.
Maintenance of autos and trucks.
Single Family Residential Dwellings as a Primary Use
15
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Residential Development Standards
Minimum Project Size for Multi -Family Projects
20,000 SQ. FT.
Minimum Frontage for Multi -Family Projects
100 Feet
Maximum Structure Height 3
28 Feet
Maximum Structure Height at Image Corridor 3, a
28 Feet
Maximum Number of Stories
2
Minimum Front Yard Setback
20 Feet
Minimum Interior/Exterior Side Yard Setback 1, 2,7
5/10 Feet
Minimum Rear Yard Setback
15 Feet
Maximum Lot Coverage
60%
Minimum Common Open Area 5
30%
Minimum/Average Perimeter Landscape Setback
10/20 Feet
Minimum Livable Area 6
670 SQ. FT.
General Notes:
1 Parking and carports are permitted within front, interior/exterior side, and rear setbacks.
2 To avoid monotony on the street side -yard, buildings can extend into the setback area if the average of 20 feet is
maintained.
3 Only residential and commercial structures are included in the height restrictions. Potential utilities facilities such as
water, sewer, cable, electricity, phone, cell, and gas are not included.
4 The maximum structure height equals 28 feet for all buildings within 150 -feet of any general plan -designated
image corridor. Height restriction shall not include roof -mounted equipment screening and parapet walls.
5 Common open area equals percent of net project area. Perimeter landscape setbacks are adjacent to perimeter
streets: first number equals minimum at any point; second number equals minimum average over entire frontage.
6 Excludes garage and private open space.
7 For interior side yards, if the building is over 17 feet in height, the setback is 5 feet plus 1 foot for every foot over 17
feet in height or fraction thereof, to a maximum of 10 feet. The additional setback may be provided entirely at
grade level or a combination of at grade and airspace above the 17 -foot building.
Density Calculations:
The density used for the calculation refers to Medium High Density Residential standards
and Density Bonus allowances for moderate -income affordable units respectively, LQMC
Section 9.30.070 and Section 9.60.260 (G) (4).
Calculation: RMH Density Allowed = 12 du/ac
Acres = 14.03
12 du/ac x 14.03 acres = 168 Total Allowable Units (Base)
Percentage of Density Bonus = 50%
New Density = 18 du/ac
18 du/ac x 14.03 acres
= 252 Maximum Allowable Units with Density Bonus
Percentage of Moderate -Income Units = 440
44% moderate -income percentage x 168 base units
I -I
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
= 74 Minimum Required Moderate -Income Units
Breakdown of Units: Market Rate Units 178
Affordable Units 74
Total Number of Units = 252
The calculations for the gross area shall include all dedicated lands for right-of-way,
drainage, retention basins, and utilities. This gross area shall be used to calculate the gross
density for the property.
Note: The Specific Plan will allow the use of the Density Bonus for rental units in addition
to home ownership, which is currently allowed per the La Quinta Municipal Code
regardless of affordable income level.
Additional Development Standards
General Requirements:
A. Architectural projections such as roof overhangs, chimneys, awnings, and
canopies may encroach a maximum of two feet into any required setback
provided such projections are no closer than three- and one-half feet from any
property line.
B. Roof structures not associated with living area such as parapet walls, air
conditioners, chimneys, and other such structures shall not be included in the
measurement of height. Only parts of the building that are directly related to living
area shall be part of the height calculation. Height shall be measured from finished
grade.
C. Masonry walls and/or decorative fencing a maximum of six feet in height shall be
used along the perimeter of the property and along public streets within perimeter
landscaping setbacks. Ornamental iron and tubular steel fencing is permitted to
be used in any location on the lot.
D. Parking shall be screened from public views on the street frontage by use of walls,
fences, landscaping, or decorative berms.
E. Roof mounted utility and mechanical equipment including, but not limited to, air
conditioning and heating shall be screened and an integral part of the roof
design. Screening parapets will be a maximum of five feet. Ground mounted utility
and mechanical equipment may be located within setback areas and shall be
screened with, but not limited to, landscape planting, walls, and fencing.
F. Architecturally integrated parapets to screen roof equipment shall not be
included in the building height.
G. For multi -family residential, the minimum livable area shall be 670 square feet.
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
H. Parking, carports, pickleball court, and dog park are permitted to be located
within setbacks.
Specific Plan Minor Modifications
The following constitute minor modifications to the Specific Plan not requiring a Specific
Plan Amendment and are subject to review and approval by the Design and
Development Director. The Design and Development Director shall have the discretion
to refer any such requests for modification to the Specific Plan development standards
using the criteria found in the La Quinta Municipal Code Sections 9.200.90 or 9.200.110:
• Change in utility provider.
• A maximum shift of ten percent (10%) of the total number of various unit types
provided the total number of units or density for the entire Specific Plan area
does not exceed that established in the Specific Plan Amendment.
• Minor changes to development standards can be approved by the
Development Services Manager or their designee subject to LQMC Section
9.210.040.
• Minor changes to the landscape materials, wall materials, wall alignment, entry
design, and streetscape design, which are consistent with the conceptual
design set forth in the design guidelines, contained within in the Specific Plan.
• Minor changes to the design guidelines, which are intended to be conceptual
in nature only, and are intended to be flexible in implementation.
• Other modifications of similar nature to those listed above, which are deemed
minor by the Planning Manager, which are in keeping with the purpose and
intent of the approved La Quinta Village Specific Plan and which are in
conformance with the General Plan.
• Changes in site plan due to requirements from the electrical, phone, gas,
sewer, or water purveyor.
o Building changes from these types of changes can be approved by the
Design and Development Director if it does not include more than seven
(7) buildings on site and do not exceed the maximum height allowed.
Prior to the Design and Development Director making a written determination as to the
substantial conformance of a revised plan in accordance with the standards set forth in
the approved La Quinta Village Specific Plan, the applicant shall prepare a written
request that addresses the nature of the revisions and how the revised plan complies with
the adopted Specific Plan standards. The applicant's request shall be accompanied by
appropriate graphic and/or technical information that supports the revisions.
Specific Plan Amendments
Amendments to the La Quinta Village Specific Plan may be requested by the applicant
by submitting the Specific Plan Amendment Application to the Design and Development
Department with the required fees as required by the City Council. The request must
comply with Section 65453(a) of the California Government Code and Chapter 9.240 of
the La Quinta Municipal Code. Amendments shall be processed pursuant to the
provisions of the Government Code for Specific Plan Amendments. In the event the
proposed amendment requires supplemental environmental analysis pursuant to the
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
California Environmental Quality Act (CEQA), the applicant(s) are responsible for
preparing the necessary CEQA documentation. Any amendment will be subject to a
public hearing requirement for which a 500 -foot radius notification of the public hearing
will be required or will need to comply with the public hearing notification requirements
of Section 9.200.100 of the La Quinta Municipal Code, whichever is the greater
requirement.
Modifications to Approved Grading Plan
Final grading may vary from the project's approved Site Development Permit within the
following restrictions:
Finish grade elevations may vary by up or down .5 feet within the first 50 feet
adjacent to the northerly property line and 1.0 feet up or down elsewhere on the
site.
2. Final grading plans may be altered due to minor changes in building
configuration, door locations, parking lot revisions, CVWD requirements and
changes in ADA paths of access.
Parking Requirements
The Specific Plan allows standards to be different from those found in the City's Municipal
Code. However, California Government Code Section 65915 does mandate specific
parking standards when providing affordable units. Within the City's Municipal Code
Section 9.60.260 (K), the By -Right parking incentive and parking ratios apply to the entire
development and shall not be restricted to only the affordable units. The parking ratios
are listed as follows: 1 -bedrooms require 1 parking space per unit and 2 -bedrooms require
1.5 spaces per unit. Although only 319 parking spaces are required per code, the
minimum total parking spaces will exceed the number required. For the Community
Center, 1 parking space for every 300 square feet of gross floor area shall be provided.
The parking required for each unit will be sufficient for guest parking and encourage
other modes of transportation.
In addition to satisfying the required parking minimums, La Quinta Village Apartments will
provide 196 extra parking stalls. Provision of future electric vehicle charging station
connections is recommended and may be installed at a future date or as mandated per
California Green Building Code (CalGreen).
Carports
In La Quinta Village Apartments, carports must have relatively flat or shed roofs and be
made of metal or photovoltaic panels to endure the harsh desert environment. Carports
should be complementary to the architecture of the apartment buildings. For the safety
of residents, the carports shall have lighting. All electrical conduits shall be screened from
public view. Carports should be placed as close to the corresponding building as possible
for the convenience of the future residents if parking stalls are assigned.
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Trash Enclosures
Trash enclosures shall comply with LQMC Section 9.100.200 in addition to the following
standards outlined in the Specific Plan. Trash enclosures shall be placed in locations to
be approved by the City of La Quinta and Burrtec Disposal to ensure the facility is
accessible and secure. The location shall be outside public view as much as possible and
be enclosed by block walls with metal gates and a pedestrian entrance. The walls of the
trash enclosure shall complement the building in color and material.
Fencing and Walls
The function of walls and/or fences in the La Quinta Village Specific Plan will be to provide
safety, security, and privacy to all the tenants. All fencing shall complement the
architecture and landscaping on-site. Block walls and fencing in the La Quinta Village
Specific Plan shall comply with LQMC Section 9.60.010 and the following:
• Maximum height of 6 -feet except for tennis/pickleball courts may be 16 -feet.
• Block walls are the preferred barrier along the perimeter.
• In areas where existing masonry walls are present and in good condition, the
walls will be stuccoed and painted to match. In areas where there is either no
wall or fence, a new six -foot -high masonry wall will be erected as indicated by
landscape plans.
• A minimum six -foot -high decorative masonry wall will be necessary along both
public streets to reduce the noise levels impinging on the residential uses.
• To provide surface relief on block walls along the frontage, there shall be a
decorative pilasters placed at the project entries.
• Block walls shall be composed of masonry block with a decorative cap and
matching grout.
• Gates shall be aesthetically pleasing and automatic as opposed to manual.
Gates shall have a Knox Box or other means of access for police and fire
emergencies as approved by the Riverside County Fire Department.
• The use of vinyl, wood, wire, chain link, serpentine, and barbed wire fences are
strictly prohibited and shall not be used anywhere on-site.
• Chain link fencing shall only be allowed for use around the perimeter of pickle ball
and/or tennis courts.
• Fencing shall be allowed to be within perimeter landscaping setbacks and around
above -ground retention basin areas.
Lighting
All on-site lighting shall comply with LQMC Section 9.100.150 and the following:
20
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
• Lighting within the project site boundaries shall be complementary to the buildings
and consistent with the scale and character of the project.
• The adjoining properties shall be protected against glare of lighting fixtures and
be designed to provide safety to the future residents.
• Brightly colored and/or blinking lights are not allowed.
• The location, design, type, and size of all exterior lighting shall be reviewed and
approved by the City of La Quinta Planning Department and the Riverside County
Sheriff Department.
• A photometric plan with lumen intensity (candle -feet) and specification sheets
that detail the material used will be required. Lighting on the property will be 1 -
candle -foot on site and 0 -candle -foot at the property lines.
• All lighting at the property line shall have back-flow screens to prevent spillover to
the adjacent residential properties
• All building mounted lighting shall be firmly attached to the building and shall not
be capable of pivoting or being moved. When mounted on buildings adjacent to
surrounding properties, lighting shall also be focused down directly on the ground
to avoid spillover to adjacent properties.
• All freestanding lighting in the parking area shall comply with the following:
1. The lights shall be contained lights with either a rounded fixture or shoebox
fixture.
2. Lighting shall be focused directly down to prevent spillover to adjacent
properties.
3. The total height of any freestanding fixture shall not exceed 18 -feet and shall
have a metallic post.
4. The post shall connect to a concrete base with a beveled edge and
decorative surface. Under no circumstance shall the base have the marking
from the container that the concrete is formed in.
5. All connections between the pole and the base shall have a metal box
screening the connection.
6. Lighting fixture placement shall provide the appropriate illumination for
outdoor areas such as parking and pedestrian walkways.
7. The lighting level shall have the number of candle -feet that allows face
recognition from 100 -feet.
8. Use of illuminated bollards for walkways is recommended.
9. Untreated bollards with rolled concrete are unacceptable and will not be
allowed. Yellow bollards shall only be used when required by law but shall
not have rolled concrete at the top of the bollard.
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
10. Whenever possible, bollards shall be used as a light fixture to enhance safety
and provide additional amenity. Bollards not used for lighting shall have a
decorative cover.
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Section 4 - Circulation Overview
The La Quinta Village Specific Plan proposes to develop the adjacent street system in a
manner consistent with the City of La Quinta General Plan Circulation Element. The
property is located on Washington Street which is designated by the General Plan as a
major arterial requiring a half street of 64 feet. The site also abuts Avenue 50 which is
designated as a primary arterial for which the General Plan calls for a half street of 54
feet.
Off -Site Circulation System
The existing conditions around the site include partial improvements on both abutting
public streets. The General Plan standards for improvements, which will be required in
conjunction with this project, are consistent with other recent road improvements for both
Washington Street and Avenue 50. The construction of the required improvements will
continue the process of implementing the adopted General Plan Circulation Plan.
Expanded pavement, curb, gutter, median and sidewalk/bike path improvements are
planned for the project's two street frontages. Signal upgrades may be required in
addition to relocation to the ultimate improvement location.
On -Site Circulation System
The 14.03 -acre site will be serviced by the main access on Washington Street and a
secondary access on Avenue 50. The internal circulation is a driveway around the
perimeter of the site which will have no dead -ends. The design also provides easy access
for fire department and trash collection access to all buildings.
Public Transportation
A bus turnout and a relocated bus shelter on Washington Street is required as a part of
the project's public street improvements per Sunline Transit requirements and Public Works
Department. Prior to issuance of building permits for individual Site Development Permits,
applicants shall submit a Transportation Demand Management (TDM) Plan to the Public
Works and Design and Development Departments. The plans shall address capital
improvement and operational standards as set forth in the City's TDM Ordinance. Any
transit related improvements required by the Sunline Transit Agency as a condition to
development will not constitute compliance with the plan submittal requirements.
23
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Section 5 - Design Guidelines
Landscape Concepts
This section of the La Quinta Village Specific Plan contains development standards,
design concepts, guidelines, and special treatment plans for the implementation of
landscaping throughout the site. The landscape material chosen shall be compatible
with the desert climate, water efficient, and compliment the character of the surrounding
community. A preliminary landscape plan can be seen below in Figure 2.4 Landscape
Plan.
r
CONCEPTUAL LANDSCAPE PLAN LP -1
PRELIMINARY LANDSCAPE PLAN
LA QUINTA VILLAGE APARTMENTS
PARKER DEVELOPMENT
CITY OF LA QUINTA, CA _
Figure 2.4, Conceptual Landscape Plan
24
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
The landscape plan found in Figure 2.4 is conceptual and shall be approved by the
Planning Commission via the Site Development Plan (SDP). The final landscape plan shall
be approved by the Design and Development Director or his/her designee and shall be
designed to perform the following functions:
1. Landscaping shall be in scale with adjacent buildings and be of an appropriate
size at maturity to accomplish its intended purpose.
2. Provide a functional and aesthetically pleasing appearance.
3. Landscaping shall be used to complement the building architecture.
4. Landscaping shall comply with AB 1881 Model Water Efficient Landscape
Ordinance and LQMC Section 8.13.
5. Provide a visual buffer of buildings from adjacent properties.
6. Provide landscape material that will provide shading and complement the
architecture.
7. Provide an attractive and well-defined entrance and street frontage that will
define the project.
8. Street frontages shall be consistent with the surrounding area.
9. Provide dust and erosion control during construction and natural color soil binder
with native seasonal flowers to be used between phases with a 3 -year life to be
replaced when needed.
10. Landscaping shall be used to screen undesirable views.
11. Preserve and protect the special attributes of the area and minimize adverse
effects on the natural environment to the greatest extent possible.
Approval Process
1. The conceptual landscape plan shall be approved by the City Council along
with the Specific Plan and Site Development Permit.
2. The final landscape plan with all planting and irrigation details shall be
approved by the Planning Manager prior to the issuance of a Building Permit.
a) The final landscape plan shall include any direction provided by the
Planning Commission and/or City Council.
b) The Planning Manager can make minor changes to the landscape
plan including moving landscape areas or changes in species.
c) Any appeals can be made subject to the appeal process on page
32 of this document and found in LQMC Section 9.200.1 10.
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Development Standards
1. Selected plant material shall be low maintenance and drought tolerant.
2. Plant materials shall be water efficient.
3. Landscape areas shall have decomposed granite, ground cover, crushed
rock, boulders, and turf. The use of turf shall be limited by the requirements of
the Coachella Valley Water District.
4. Plants are to be grouped with plants with similar needs and irrigation
requirements for efficiency and optimal growth.
5. Desert friendly trees with canopies shall be planted throughout the site to
provide shade to uncovered parking and outdoor gathering areas.
6. The canopy trees shall be a mixture of trees of different sizes such as 15 -gallon
and 24 -inch box. The use of 15 -gallon trees shall not exceed 50% of the total
number of canopy trees used on site.
7. Trees shall be planted no less than 10 feet on center to avoid crowding and
overlapping of canopies.
8. All trees shall have an adequately sized planting area. Parking area planters
shall be a minimum of 5 feet x 5 feet and be clearly shown on the final
landscape plan.
9. All landscaping shall be within planters bounded by a curb at least six inches
high in the parking area.
10. Root barriers shall be used when trees are planted within 5 feet of pedestrian
walkways and buildings.
11. The parking lot area will be landscaped with one tree per 10-12 parking spaces
except for where carports are located and the frontage along Washington
Street. All trees shall be 24 -inch boxes.
12. All canopy trees shall be double staked to prevent swaying and shifting, which
can damage the roots underground by breaking them. Palm trees are not
required to have staking.
13. Plantings such as trees and/or shrubs shall not obstruct views for safety and
security purposes and shall not interfere with fire equipment access.
14. All trees, shrubs, and ground covers must be properly maintained. All dead or
dying plants shall be replaced within 10 days of being reported to the property
owner. Maintenance for seasonal planting will be required in the off season to
remove all dead or frost damaged growth, leaf litter, or other debris. Irrigation
systems must be maintained to ensure survivability of plant material.
15. All landscaped areas shall be designed so that plant materials are protected
from vehicle damage, encroachment, or overhang.
16. Concrete mow strips shall be used between different types of planting material
or different colors of decomposed granite.
26
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
17. Use of redwood headers, metal dividers, and rubber tubing as a separation
between planting materials is strictly prohibited.
18. The spacing of shrubs shall be appropriate to the species that is used.
19. Plant material shall not interfere with designated emergency areas, fire
equipment, or electrical transformers.
20. Decorative gravel/crushed rock/ and/or decomposed granite may also be
used as groundcover. The maximum size of decomposed granite shall be 3/8
- inch which ensures a variety of sizes. The gravel can be composed of rubble
or cobble and should have a range of 4-6 inches diameter.
21. Maintenance of landscape shall be the responsibility of the property owner
and shall be performed according to proper horticultural standards.
22. Nothing in this subsection shall preclude the installation of additional
landscaping and the planting of additional trees which can be approved by
the Planning Manager.
23. The perimeter landscaping setbacks shall be a minimum of 10 feet or be an
average of 20 feet, including Washington Street and Avenue 50 frontages.
Fencing and landscaped retention basins shall be allowed to encroach into
the perimeter landscaping setbacks.
The landscape concept follows a "lush oasis" theme while emphasizing water efficient
materials, colors, and form. A planting palette is shown in Exhibits 37-41. Entry areas are
treated with a formal layout of Date Palms, Palo Brea, and Mulga Trees that frame the
entrance. Perimeter areas are treated with Indian Rosewood and Tipuana Tipu trees. The
landscaping around the buildings will be Tipuana Tipu, Swan Hill, and Mulga which
complement the architecture of the buildings. In general, the proposed landscaping will
create an attractive street frontage and a pleasing environment for future residents.
Signage
Project identification signs are anticipated at each entry. The signage will be consistent
with the City of La Quinta sign ordinance. Such signs shall be architecturally integrated
with the wall and landscape designs and limited to one project identification sign on
each frontage with no more than 24 square feet of sign face per sign. Other minor signs
will be consistent with city or state/federal requirements. See Exhibit 42 - Entry for the main
project (monument) sign.
General Architectural Theme
La Quinta Village Specific Plan will provide multiple family dwelling units and will
endeavor to provide a welcoming atmosphere with open space to avoid the feeling of
high bulk and density. The architecture will support this goal and provide a pleasant
atmosphere for future residents of La Quinta Village Apartments. The La Quinta Village
Specific Plan will include the following policy statements to support the goals of the City's
General Plan and La Quinta Village Specific Plan:
1. Provide clean and crisp architectural forms and materials.
27
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
2. Indoor/outdoor spaces will blend with the landscape shape.
3. Provide the use of natural materials and colors to be reflective of the dramatic
desert surroundings.
4. Architecture and Landscaping will complement each other and create a
pleasant environment.
5. Maintain the Image Corridors on both Avenue 50 and Washington Street.
The Image Corridors on Avenue 50 and Washington Street are measured 150 -feet from
the right-of-way line as indicated on the parcel map and as shown on Exhibit 7.
On Washington Street, building 1 is completely within the 150 -foot image corridor setback
and building 6 is partially within the setback. Building 6 is a 2 -story building and extends
approximately 22 feet into the setback. In the final analysis, the view of the Santa Rosa
Mountains is not impacted since they are to the north and west of the project site and
are most impacted by the buildings on the other side of Washington Street. Therefore,
this project has no impact on residential or vehicular views from Washington Street. Exhibit
33, View 8 confirms there is no impact on the view from Washington Street.
On Avenue 50, Buildings 6 and 7 are entirely within the 150 -foot setback and within this
Specific Plan allowable height requirements.
Exhibit 33 shows Views 8, 9, and 10 that have the views from both Washington Street and
Avenue 50. Views 8 and 9 show the impact of Avenue 50 from Buildings 6 and 7. A
minuscule amount of the Santa Rosa Mountains view may be blocked, but the view will
still be visible for people driving from the west. Notably, this view will mostly be impacted
by other unrelated projects to the west.
These renderings make it clear that the beautiful views of the Santa Rosa Mountains will
still be visible. La Quinta is known for its stunning views and this project will not interfere
with those views.
Therefore, the Specific Plan will allow a maximum height of 28 feet within the 150 -foot
Image Corridor. It will only apply to this property and not anywhere else in the City of La
Quinta.
Preserving the viewsheds is desirable to the developers of this Project because they will
make it more desirable to future tenants. Creating more multi -family housing will benefit
the City of La Quinta, the Coachella Valley, and Riverside County by helping to alleviate
the housing crisis that we all face.
La Quinta Village Apartments consists of two-story multiple -family dwelling buildings with
a Spanish hacienda architectural style expressed with stucco finish, parapet walls,
Spanish the roofing, stucco reglets, and metal railings. Exterior color schemes convey a
traditional Spanish palette with hints of accent colors. The gated community also includes
a clubhouse, carports, open space with meandering walking paths, several shade
structures with barbeques and picnic tables, a putting green, pickleball court, dog park,
shaded tot lot, and a pool area with a spa, cabanas, fire pits, and barbeques.
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Figure 1 - Primary entrance on Washington Street.
The architectural site plan has a main access on Washington Street and a secondary
access on Avenue 50. The clubhouse and pool will be placed at the terminus of the
Washington Street entrance with four (4) buildings surrounding it. The remaining eight (8)
buildings will frame the remainder of the property. The carports are located throughout
the property so each building has convenient parking. The clubhouse, pool, cabanas,
barbeque areas, and tot lot are at the center of the property. The dog park and
pickleball courts are located on the south side adjacent to Avenue 50.
Figure 2 - Rendering of entrance on Avenue 50.
Carports sizes will vary and will have support columns with flat metal roofs or photovoltaic
panels. The carports will be metal so that they can weather well in the harsh desert
environment.
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
The Spanish hacienda style clubhouse building will be a traditional white color with multi-
level roofs, architectural pop -outs, door and window trims, and louvred awnings over the
front windows. The main clubhouse room includes bi-fold doors to provide an indoor -
outdoor relationship to the pool deck area. The pool deck area includes access to the
pool, spa, showers, and restrooms.
The residential buildings will be similar in concept and composed of traditional Spanish
tones including white, off-white, and brown with accent colors. Covered breezeways
provide access from both sides (long side) of each building with a stairway. The buildings
will have architectural pop -outs for surface relief and a multi -height roofline. The facades
will be detailed with stucco reglets creating a geometric pattern which will subtly
enhance the building design. The exterior doors and windows will have a header stucco
trim to provide relief. Each unit will have a door that leads to a covered balcony with a
tube steel railing painted black in a decorative design or to a covered patio with a low
wall. Vinyl windows and fiberglass doors will be bronze in color to provide a contrast to
the light stucco wall colors. Each of the long sides of the buildings will have separate units
on each side. The units will not have a railroad flat floor plan. The ends of the buildings
include architectural pop -outs and stucco recessed niches for surface relief. Buildings are
designed as four-sided architecture with the street view facade very similar to the
courtyard facade. To prevent clutter, electric and water meters will be screened at the
breezeways of each apartment building.
Figure 3 - View on Avenue 50 looking towards Washington Street intersection with mountains in the
background.
The architecture will provide a positive living space for the future residents and make a
positive contribution to this neighborhood of La Quinta and to the city as a whole.
The administration and implementation section of this document is provided herein to
further define the relationship between the La Quinta Village Specific Plan, City of La
Quinta development codes and standards, and the process by which the La Quinta
Village Specific Plan will obtain additional discretionary approvals as the project
proceeds through the phases of the development process.
30
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
Administrative Plan
1. La Quinta Village Specific Plan
Upon its approval/adoption, the La Quinta Village Specific Plan as approved by the
La Quinta City Council will become the primary document governing land use
regulations. The La Quinta Village Specific Plan has development standards and land
use regulations that will replace the corresponding standards in the City of La Quinta's
Municipal Code. Where the Specific Plan does not address a standard or subject, the
applicable City code and/or ordinance shall apply. The Corresponding Site
Development for the La Quinta Village Apartments shall run with the property once
the project is built and is transferrable to future owners of the property.
The Site Development Permit shall expire if a building permit is not issued within two (2)
years from approval of the Second Reading of the Specific Plan by the City Council.
Prior to the expiration of the Site Development Permit, the property owner may apply
for a two (2) year time extension to be approved by the Planning Commission on an
annual basis. The time extension must be submitted prior to the expiration date of the
project.
2. Interpretation
Unless otherwise provided, should ambiguities occur concerning the content and
appropriate application of the La Quinta Village Specific Plan, said ambiguities shall
be resolved by the Planning Manager of the City of La Quinta or his/her designee, in
a manner most consistent with the intent, goals and policies set forth in the La Quinta
Village Specific Plan and the City's General Plan as outlined in Section 9.200.110. The
Director's decision is appealable to the Design and Development Director and or
Planning Commission in accordance with La Quinta Municipal Code.
Implementation Program
According to Government Code 65451 of the California Planning Law, the La Quinta
Village Specific Plan shall include a program for implementation including regulations,
conditions, programs, and additional measures as necessary to carry out the plan. In
response to this requirement, the Implementation Program for the SP and Mitigated
Negative Declaration consists of the following:
1. Environmental Review and Mitigation Monitoring Program
The Specific Plan has been subjected to Environmental Review pursuant to the
provisions of CEQA for a Mitigated Negative Declaration.
The Mitigation Measures adopted for this project shall comply during all stages and
phases of the project's construction and operation of the facility.
2. Adoption of the La Quinta Village Specific Plan and Approval of the Site
Development Permit.
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
The La Quinta Village Specific Plan shall be approved by Ordinance which includes
a first reading, second reading, and then take effect 30 days after the second
reading. The Site Development Permit will be processed concurrently with the Specific
Plan and shall take effect after the 30 -days have expired.
3. Grading and Improvement Plans
A Precise Grading Plan (PGP) will be submitted to the City for approval Site
Development Permit. Approval of a grading plan(s) will allow the developer(s) to
begin grading the site for development. A National Pollution Discharge Elimination
System (NPDES), Water Quality Management Plan (WQMP), PM -10 Plan, and
hydrology study will be required prior to approval of the PGP. Improvement plans such
as street, water, sewer, and drainage plans will need to be submitted to the City of
La Quinta and all affected agencies for review and approval prior to issuance of a
grading permit(s).
4. Project Maintenance
During construction, maintenance of all facilities will be the responsibility of the
developer. After the property has been improved, ongoing maintenance of private
facilities including streets, street lighting, landscaping, entry documentation and
similar items will be the responsibility of the property owner.
Site Development Permit
Site-specific development of the site shall be subject to Site Development Permit and
approval by both the Planning Commission and City Council for the City of La Quinta. If
the Specific Plan is processed separately from the Site Development Permit, then the Site
Development Permit shall be acted on by the La Quinta Planning Commission.
32
Resolution No. 2023-039 EXHIBIT D
Conditions of Approval — Adopted
Specific Plan 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 1 of 2
GENERAL
The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to attack,
set aside, void, or annul the approval of this Specific Plan or the Project. The City shall
have sole discretion in selecting its defense counsel. No later than thirty (30) days after
conditional approval of this Specific Plan, the applicant shall execute and deliver to the
City an indemnification agreement (with release of claims against the City) in a form
approved by the City Manager and City Attorney, memorializing applicant's obligations
under this condition of approval.
The City shall promptly notify the applicant of any claim, action or proceeding and shall
cooperate fully in the defense.
2. Specific Plan 2022-0001 shall comply with all applicable conditions and mitigation
measures for the following related approvals:
Environmental Assessment 2022-0001
General Plan Amendment 2022-0002
Site Development Permit 2022-0001
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Design and Development Director shall adjudicate the conflict by
determining the precedence.
3. The applicant requested in its initial application, as submitted, a density that would result
in the remaining sites in the City's Housing Element not being adequate to accommodate
the City's share of low- and very low-income units under the City's inventory of sites, as
approved by the California Department of Housing and Community Development (HCD)
in accordance with the City's regional housing need assessment (RHNA) pursuant to
Section 65584. Therefore, pursuant to Government Code section 65863(e), the applicant
is required to ensure compliance with the state "no net loss" law set forth in Section
65863.
4. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit
2022-0001 being eligible for approval, and prior to the issuance of any grading,
construction, or building permit by the City, the City's update to the Housing Element shall
be approved by the California Department of Housing and Community Development
(HCD) within 180 days of approval by City Council of GPA2022-0002. This approval by
HCD must include certification of the City's Housing Element after adding "Sites 4, 5, and
6", as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites
within the City to accommodate the City's share of low- and very low-income units under
the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or
certify the City's Housing Element after being updated by GPA2022-0002 and the adding
of "Sites 4, 5, and 6," then GPA2022-0002 shall be repealed on its own accord without the
need for further action by City Council Specific Plan 2022-0001 shall not become
Resolution No. 2023-039
Conditions of Approval — Adopted
Specific Plan 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 2 of 2
effective, Site Development Permit 2022-0001 shall not be approved, and no grading,
construction, or building permit for the Project may be issued by the City. Pursuant to
Government Code section 65863(e) and the applicant's obligation to ensure there is "no
net loss" of the City's share of low- and very low-income units under the City's inventory of
sites, the applicant shall have the obligation to reimburse the City for any and all costs
incurred by the City (including staff time and attorney's fees) in furtherance of obtaining
HCD's approval and/or certification of the City's Housing Element after being updated by
GPA2022-0002 and the adding of "Sites 4,5, and 6"; applicant's obligation to reimburse
the City shall be regardless of whether or not HCD approves and/or certifies the
GPA2022-0002 and the adding of "Sites 4, 5, and 6." No later than thirty (30) days after
the City Council's conditional approval of this Specific Plan, the applicant shall execute
and deliver to the City a reimbursement agreement in a form approved by the City
Manager and City Attorney, memorializing applicant's obligations under this condition of
approval.
5. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to,
and the city shall ensure, that the designated 74 moderate -income units are subject to a
recorded affordability restriction of 55 years or longer to ensure continued affordability
(Affordability Covenant). The Affordability Covenant shall be in a form approved by the
City Manager and City Attorney, and shall require, among other terms and conditions,
eligibility criteria as determined by state law for selecting eligible households, rental limits,
annual income verification for current households, and the unit numbers designated as
the 74 moderate -income units. The Affordability Covenant shall be binding upon all
successors in interest of the applicant and shall be recorded in the office of the Riverside
County Recorder.
6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice,
all costs and actual attorney's fees incurred by the City Attorney to review, negotiate
and/or modify any documents or instruments required by these conditions, if Developer
requests that the City modify or revise any documents or instruments prepared initially by
the City to effect these conditions. This obligation shall be paid in the time noted above
without deduction or offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
7. The property owner shall submit to the Design and Development Department on an
annual basis by January 30 of every year a record of rent payments for the 74 designated
moderate -income units that meet the Riverside County moderate -income rent limits.
Resolution No. 2023-039 EXHIBIT E
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 1 of 19
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit or the Project. The City shall have sole discretion in
selecting its defense counsel. No later than thirty (30) days after conditional
approval of this Site Development Permit, the applicant shall execute and deliver
to the City an indemnification agreement (with release of claims against the City)
in a form approved by the City Manager and City Attorney, memorializing
applicant's obligations under this condition of approval.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Site Development Permit shall comply with the requirements and standards
of Government Code §§ 66410 through 66499.58 (the "Subdivision Map Act"),
and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La
Quinta's Municipal Code can be accessed on the City's Web Site at
www.laquintaca.gov.
3. The Site Development Permit shall expire twenty-four (24) months after City
Council approval and shall become null and void in accordance with La Quinta
Municipal Code Section 9.200.080 unless a building permit has been issued. A
time extension may be requested per LQMC Section 9.200.080.
4. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies, if required:
• Riverside County Fire Marshal
• La Quinta Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management Plan
(WQMP) Exemption Form — Whitewater River Region, Improvement Permit)
• La Quinta Design Planning Division
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 2 of 19
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. Coverage under the State of California Construction General Permit must be
obtained by the applicant, who then shall submit a copy of the Regional Water
Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
Intent ("NOI") and Waste Discharger Identification (WDID) number to the City
prior to the issuance of a grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management
and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside
County Ordinance No. 457; the California Regional Water Quality Control Board
— Colorado River Basin Region Board Order No. R7-2013-0011 and the State
Water Resources Control Board's Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs one (1) acre or more of land, or that disturbs less than one
(1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP") to
the State Water Resources Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 3 of 19
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by
the City Council.
F. The provision for the funding and perpetual maintenance and operation of
all post -construction BMPs as required; and the applicant shall execute
and record an agreement that provides for the perpetual maintenance and
operation of all post -construction BMPs is required.
7. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to
review, negotiate and/or modify any documents or instruments required by these
conditions, if Developer requests that the City modify or revise any documents or
instruments prepared initially by the City to effect these conditions. This
obligation shall be paid in the time noted above without deduction or offset and
Developer's failure to make such payment shall be a material breach of the
Conditions of Approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or
instruments required by this project. This obligation shall be paid in the time
noted above without deduction or offset and Developer's failure to make such
payment shall be a material breach of the Conditions of Approval.
10. Site Development Permit 2022-0001 shall comply with all applicable conditions
and mitigation measures for the following related approvals:
Environmental Assessment 2022-0001
Specific Plan 2022-0001
General Plan Amendment 2022-0002
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Design and Development Director shall adjudicate the
conflict by determining the precedence.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 4 of 19
11. The applicant requested in its initial application, as submitted, a density that
would result in the remaining sites in the City's Housing Element not being
adequate to accommodate the City's share of low- and very low-income units
under the City's inventory of sites, as approved by the California Department of
Housing and Community Development (HCD) in accordance with the City's
regional housing need assessment (RHNA) pursuant to Section 65584.
Therefore, pursuant to Government Code section 65863(e), the applicant is
required to ensure compliance with the state "no net loss" law set forth in Section
65863.
12. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development
Permit 2022-0001 being eligible for approval, and prior to the issuance of any
grading, construction, or building permit by the City, the City's update to the
Housing Element shall be approved by the California Department of Housing and
Community Development (HCD) within 180 days of approval by City Council of
GPA2022-0002. This approval by HCD must include certification of the City's
Housing Element after adding "Sites 4, 5, and 6", as noted in Exhibit A of the
Planning Commission Resolution, to the inventory of sites within the City to
accommodate the City's share of low- and very low-income units under the
RHNA. If, within 180 days of approval by City Council, HCD does not approve
and/or certify the City's Housing Element after being updated by GPA2022-0002
and the adding of "Sites 4, 5, and 6," then GPA2022-00025 shall be repealed on
its own accord without the need for further action by City Council and Specific
Plan 2022-0001 shall not become effective, Site Development Permit 2022-0001
shall not be approved, and no grading, construction, or building permit for the
Project may be issued by the City. Pursuant to Government Code section
65863(e) and the applicant's obligation to ensure there is "no net loss" of the
City's share of low- and very low-income units under the City's inventory of sites,
the applicant shall have the obligation to reimburse the City for any and all costs
incurred by the City (including staff time and attorney's fees) in furtherance of
obtaining HCD's approval and/or certification of the City's Housing Element after
being updated by GPA2022-0002 and the adding of "Sites 4, 5, and 6";
applicant's obligation to reimburse the City shall be regardless of whether or not
HCD approves and/or certifies the GPA2022-0002 and the adding of "Sites 4, 5,
and 6." No later than thirty (30) days after the City Council's conditional approval
of this Site Development Permit, the applicant shall execute and deliver to the
City a reimbursement agreement in a form approved by the City Manager and
City Attorney, memorializing applicant's obligations under this condition of
approval.
13. Prior to the issuance of building permits for any dwelling unit, an applicant shall
agree to, and the city shall ensure, that the designated 74 moderate -income units
are subject to a recorded affordability restriction of 55 years or longer to ensure
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 5 of 19
continued affordability (Affordability Covenant). The Affordability Covenant shall
be in a form approved by the City Manager and City Attorney, and shall require,
among other terms and conditions, eligibility criteria as determined by state law
for selecting eligible households, rental limits, annual income verification for
current households, and the unit numbers designated as the 74 moderate -
income units. The Affordability Covenant shall be binding upon all successors in
interest of the applicant and shall be recorded in the office of the Riverside
County Recorder.
14. The property owner shall submit to the Design and Development Department on
an annual basis by January 30 of every year a record of rent payments for the 74
designated moderate -income units that meet the Riverside County moderate -
income rent limits.
PROPERTY RIGHTS
15. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction, and reconstruction of
essential improvements.
16. The applicant shall offer for dedication all public street rights-of-way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, site development permit, and/or as required by the City Engineer.
17. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Washington Street (Major Arterial, 128' ROW) — The standard 64
feet from the centerline of Washington Street except for additional
variable right of way dedication to accommodate improvements
conditioned under STREET AND TRAFFIC IMPROVEMENTS.
2) Avenue 50 (Primary Arterial 108' ROW) — The standard 54 feet
from the centerline of Avenue 50 except for additional variable right
of way dedication to accommodate improvements conditioned
under STREET AND TRAFFIC IMPROVEMENTS.
18. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 6 of 19
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the rough grading plans submitted for plan checking, an offsite street
geometric layout, drawn at 1" equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the project
and the associated landscape setback requirement.
19. When the City Engineer determines that access rights to the proposed street
right-of-way shown on the approved Site Development Permit are necessary
prior to approval of the improvements dedicating such right-of-way, the applicant
shall grant the necessary right-of-way within 60 days of a written request by the City.
20. At locations where the onsite finished grade has an elevation differential with
respect to the arterial street top of curb exceeding 11.0 feet, the applicant shall
comply with, and accommodate, the maximum slope gradients in the parkway
area and sidewalk requirements by installing retaining walls between the
sidewalk and the back of the landscaped area as needed as approved by the
City Engineer.
21. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas.
22. Direct vehicular access to Washington Street and Avenue 50 is restricted, except
for those access points identified on the Site Development Permit, or as
otherwise conditioned in these conditions of approval.
23. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will occur.
24. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property after the date of approval of the Site Development
Permit unless such easement is approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
25. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access for Individual Properties and Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 7 of 19
proposed.
26. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1/8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard
curb height prior to final inspection of permanent building(s) on the lot.
27. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1) Washington Street (Major Arterial; 128' R/W):
Widen the east side of the street at locations where additional street width
is needed to accommodate:
a) The applicant shall construct a concrete bus stop pad north
of the primary entry drive on Washington Street as required
by SunLine Transit and approved by the Planning Manager
and the City Engineer. Bus turnout shall be provided if
required by SunLine Transit for the bus stop.
b) A deceleration/right turn only lane shall be provided at the
Washington Street Primary Entry as determined by the City
Engineer.
Other required improvements in the Washington Street right-of-way and/or
adjacent area include:
c) All appurtenant components such as, but not limited to curb,
gutter, traffic control striping, legends, and signs.
d) 6 -foot -wide sidewalk.
e) Extend the existing raised median on Washington Street
north of Avenue 50 to line up with the curb face on the south
side of the primary entrance to prevent southbound
Washington Street traffic from making illegal left turns into
the project entrance on Washington Street as approved by
the City Engineer.
f) Establish a Class II Level II benchmark in the Washington
Street right of way and file a record of the benchmark with
the County of Riverside.
2) Avenue 50 (Primary Arterial; 108' R/W):
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 8 of 19
Widen the south side of the street along the project boundary within the
existing City right-of-way or obtain right-of-way dedication from
landowners on the south side of Avenue 50, if needed, to accommodate:
a) At the Avenue 50/Washington Street intersection, a right turn
only lane, a golf cart/ bike lane on the north side and south
side of Avenue 50, a westbound thru lane, two eastbound
thru lanes, and dual westbound left turn lanes as approved
by the City Engineer.
b) Along the project frontage, a golf cart/ bike lane on the north
side and south side of Avenue 50, two westbound thru lanes,
two eastbound thru lanes, and a painted median as
approved by the City Engineer.
Other required improvements in the Avenue 50 right-of-way and/or
adjacent area include:
c) All appurtenant components such as, but not limited to curb,
gutter, traffic control striping, legends, and signs.
d) 6 -foot -wide sidewalk.
The applicant shall extend improvements beyond the project boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by
the City Engineer.
The applicant is responsible for construction of all improvements mentioned
above.
28. The applicant shall design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 9 of 19
Major Arterial 5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
29. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
30. General access points and turning movements of traffic are limited to the
following:
A. Washington Street - Primary Entry: Right turn movements in and out are
allowed. Left turn movements in and out are prohibited.
B. Avenue 50 - Secondary Entry for Residence Only: Right turn in and out
movements are allowed. Left turn movements in and out are prohibited.
31. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
32. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings, and specifications, or as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
33. Standard knuckles and corner cut-backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
PARKING LOTS and ACCESS POINTS
34. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking space and aisle widths and the double hairpin stripe parking
space design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where accessibility is required
including accessibility routes between buildings.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 10 of 19
C. Building access points shall be shown on the Precise Grading Plans to
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking space lengths shall be according to LQMC Chapter 9.150 and be
a minimum of 17 feet in length with a 2 -foot overhang for standard parking
spaces and 18 feet with a 2 -foot overhang for accessible parking space or
as approved by the City Engineer. One van accessible parking space is
required per 8 accessible parking spaces.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, accessibility route to public streets and other features
shown on the approved construction plans, may require additional street widths
and other improvements as may be determined by the City Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice
their respective professions in the State of California.
35. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of LQMC Section 13.24.040 (Improvement Plans).
36. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line
item specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may
be prepared at a larger scale if additional detail or plan clarity is desired. Note,
the applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. On -Site Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1" = 40' Horizontal
C. Erosion Control Plan 1" = 40' Horizontal
D. Final WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E. On -Site Precise Grading Plan 1" = 30' Horizontal
F. Off -Site Street Improvement/Storm Drain Plan
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 11 of 19
1" = 40' Horizontal, 1" = 4'
Vertical
G. Off -Site Signing & Striping Plan 1" = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the sidewalk, mounding, and berming
design in the parkway area.
H. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 "= 4' Vertical
NOTE: E through H to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200 -feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top of Wall &
Top of Footing elevations shown. All footings shall have a minimum of 1 -foot of
cover, or sufficient cover to clear any adjacent obstructions.
"On -Site Precise Grading" plans shall normally include all on-site surface
improvements including but not limited to finish grades for curbs & gutters,
building floor elevations, wall elevations, parking lot improvements and
accessibility requirements.
37. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and
Design Guidance" section of the Public Works Department at the City website
(www. laguintaca.gov). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
38. The applicant shall furnish a complete set of all approved improvement plans on
a storage media acceptable to the City Engineer.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 12 of 19
39. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City. Each
sheet shall be clearly marked "Record Drawing" and shall be stamped and
signed by the engineer or surveyor certifying to the accuracy and completeness
of the drawings. The applicant shall have all approved mylars previously
submitted to the City, revised to reflect the as -built conditions. The applicant shall
employ or retain the Engineer of Record during the construction phase of the
project so that the EOR can make site visits in support of preparing "Record
Drawing". However, if subsequent approved revisions have been approved by
the City Engineer and reflect said "Record Drawing" conditions, the Engineer of
Record may submit a letter attesting to said fact to the City Engineer in lieu of
mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
40. Prior to constructing any off-site improvements on Washington Street and
Avenue 50, the applicant deposit securities equivalent to both a Performance and
Labor & Material Bonds each valued at 100% of the cost of the off-site
improvements required on Washington Street and Avenue 50.
41. In the event the applicant fails to construct the improvements for the
development or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete the
improvements.
42. Depending on the timing of the development of this Site Development Permit,
and the status of the off-site improvements at the time, the applicant may be
required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The
applicant shall complete Off -Site Improvements in the first phase of construction.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 13 of 19
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the issuance of any permit
related thereto, reimburse the City for the costs of such improvements.
GRADING
43. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
44. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
45. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit
and Storm Management and Discharge Controls).
E. A final WQMP prepared by an engineer registered in the State of
California, and
F. A grading bond in a form acceptable to the City, and in an amount
sufficient to guarantee compliance with the grading bond requirements.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
Additionally, the applicant shall replenish said security if expended by the City of
La Quinta to comply with the Plan as required by the City Engineer.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 14 of 19
46. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such other
erosion control measures, as were approved in the Fugitive Dust Control Plan.
47. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.230(F)
except as otherwise modified by this condition requirement. The maximum slope
shall not exceed 3:1 anywhere in the landscape setback area, except for the
backslope (i.e., the slope at the back of the landscape lot) which shall not exceed
2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six feet (6) of the curb, otherwise the maximum slope within the right of
way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall
be depressed one and one-half inches (1.5") in the first eighteen inches (18")
behind the curb.
48. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the preliminary grading
plan, unless the pad elevations have other requirements imposed elsewhere in
these Conditions of Approval.
49. Building pad elevations of perimeter lots shall not differ by more than one foot
higher from the building pads in adjacent developments or as approved by City
Engineer.
50. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
51. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus half of a foot (05) from the elevations shown on the
approved Site Development Permit Site Plan, the applicant shall submit the
proposed grading changes to the City Engineer for a substantial conformance
finding review.
52. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation, and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number and listed cumulatively if submitted at
different times.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 15 of 19
nRAINAr,F
53. Stormwater handling shall conform with the approved hydrology study for the La
Quinta Village Apartments project (SDP2022-0001), or as approved by the City
Engineer. Nuisance water shall be disposed of in an approved manner.
54. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 —
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. More specifically, stormwater falling on site including the
half -street tributary area on Washington Street and Avenue 50 during the 100 -
year storm shall be retained within the development, unless otherwise approved
by the City Engineer. The design storm shall be either the 1 hour, 3 -hour, 6 hour
or 24-hour event producing the greatest total run off.
55. Nuisance water shall be retained on site. Nuisance water shall be disposed of
per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements.
56. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise and as approved by the City
Engineer.
57. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on-site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
58. For on-site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary
Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed
3:1 and shall be planted with maintenance -free ground cover. Additionally,
retention basin widths shall be not less than 20 feet at the bottom of the basin.
59. Stormwater may not be retained in landscaped parkways unless approved by the
Planning Manager and the City Engineer. Only incidental storm water
(precipitation which directly falls onto the setback) will be permitted to be retained
in the landscape setback areas. The perimeter setback and parkway areas in the
street right-of-way shall be shaped with berms and mounds, pursuant to LQMC
Section 9.100.040(8)(7).
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 16 of 19
60. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
61. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
62. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
63. The applicant shall comply with applicable provisions for post construction runoff
per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et
seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean
Air/Clean Water); Riverside County Ordinance No. 457; and the California
Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB)
Region Board Order No. R7-2013-0011.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation
and maintenance of BMPs per the approved Water Quality Management
Plan (WQMP) for the project as required by the California Regional Water
Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region
Board Order No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be provided
which incorporates Site Design and Treatment BMPs utilizing first flush
infiltration as a preferred method of NPDES Permit Compliance for
Whitewater River receiving water, as applicable.
C. The developer/owner shall execute and record a Stormwater
Management/BMP Facilities Agreement that provides for the perpetual
maintenance and operation of stormwater BMPs.
UTILITIES
64. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
65. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 17 of 19
66. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground. Applicant may request a
waiver from undergrounding poles, such as the poles on the northern property
line, consistent with the City's undergrounding waiver guidelines in the La Quinta
Municipal Code. Waiver must be approved by City Council.
67. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply with
trench restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
68. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in
residential developments are initially constructed with partial pavement thickness,
the applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City, whichever
comes first.
LANDSCAPE AND IRRIGATION
69. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
70. All new and modified landscape areas shall have landscaping and permanent
irrigation improvements in compliance with the City's Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
71. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Manager for his approval. Exterior lighting shall
be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding
lighting shall not exceed 18 feet in height and shall be fitted with a visor if
deemed necessary by staff to minimize trespass of light off the property. The
illuminated carports shall be included in the photometric study as part of the final
lighting plan submittal.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 18 of 19
72. All water features shall be designed to minimize "splash" and use high efficiency
pumps and lighting to the satisfaction of the Design and Development Director.
They shall be included in the landscape plan water efficiency calculations per
Municipal Code Chapter 8.13.
73. All rooftop mechanical equipment shall be completely screened from view. Utility
transformers or other ground mounted mechanical equipment shall be fully
screened with a screening wall or landscaping and painted to match the adjacent
buildings.
74. The applicant shall submit the final landscape plans for review, processing and
approval to the Design and Development Department, in accordance with the
Final Landscape Plan application process. Planning Manager approval of the
final landscape plans is required prior to issuance of the first building permit
unless the Planning Manager determines extenuating circumstances exist which
justifies an alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate
City official, including the Planning Manager and/or City Engineer.
75. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
76. The final design of the perimeter landscaping, particularly the perimeter
wall/fence, shall be included with the Final Landscape Plan submittal.
PUBLIC SERVICES
77. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
MAINTENANCE
78. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
79. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives, sidewalks,
common areas, and stormwater BMPs.
Resolution No. 2023-039
Conditions of Approval — Adopted
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 19 of 19
FEES AND DEPOSITS
80. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and permits.