Loading...
2026 02 24 PCte Qa — GEM ofrht DFSF.RT — Planning Commission agendas and staff reports are now available on the City's website at www. La Quinta CA. go v/PublicMeetings PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBER 78495 Calle Tampico, La Quinta TUESDAY. FEBRUARY 24. 2026. AT 5:00 P.M. Members of the public may listen to this meeting by tuning -in live via www.laguintaca.gov/livemeetings; past meetings are available through the video archive via www.laguintaca.gov/pastmeetings. Closed captions in English and Spanish are available to all users through this video streaming service. CALL TO ORDER Roll Call: Commissioners Bohlinger, Guerrero, Hernandez, Hundt, McCune, Nieto, and Chair Hassett PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the Commission on any matter not listed on the agenda pursuant to the "Public Comments — Instructions" listed at the end of the agenda. The Commission values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by the Brown Act [Gov. Code § 54954.2(b)]. CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS 1. INTRODUCE NEW DESIGN AND DEVELOPMENT DIRECTOR DAVID NEWELL CONSENT CALENDAR NOTE: Consent Calendar items are routine in nature and can be approved by one motion. PAGE 1. RECEIVE AND FILE MEETING MINUTES DATED SEPTEMBER 9, 2025 2. RECEIVE AND FILE MEETING MINUTES DATED OCTOBER 14, 2025 3. RECEIVE AND FILE MEETING MINUTES DATED OCTOBER 28, 2025 PLANNING COMMISSION Page 1 of 5 FEBRUARY 24, 2026 AGENDA BUSINESS SESSION CONSIDER MODIFICATIONS TO THE HIGHWAY 111 DEVELOPMENT CODE AND RECOMMEND COUNCIL APPROVAL OF THE HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE PROJECT (ENVIRONMENTAL ASSESSMENT 2024-0002, SPECIFIC PLAN 2022-0002, ZONE CHANGE 2024- 0002, AND ZONING ORDINANCE AMENDMENT 2024-0002); CEQA: A MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL ASSESSMENT 2024-0002, SCH# 2025050964) HAS BEEN PREPARED FOR THE PROPOSED PROJECT; LOCATION: GENERALLY NORTH OF AVENUE 48, SOUTH OF THE COACHELLA VALLEY STORMWATER CHANNEL, EAST OF WASHINGTON STREET AND WEST OF JEFFERSON STREET STUDY SESSION — None PUBLIC HEARINGS — None DEPARTMENTAL REPORTS — Verbal Updates PLANNING PROJECTS QUARTERLY UPDATE COMMISSIONERS' ITEMS ADJOURNMENT ********************************* PAGE The next meeting of the Commission will be held on March 10, 2026, commencing at 5:00 p.m., at the La Quinta City Hall Council Chamber, 78495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Tania Flores, Secretary of the Planning Commission of the City of La Quinta, do hereby declare that the foregoing Agenda for the Commission meeting was published in accordance with the Brown Act [Gov. Code § 54954.2] on the City's website, accessible directly from the City's home page through the "Calendar/ Public Meetings" icon link, and posted at the City Hall bulletin board, located near the entrance to the Council Chamber at 78495 Calle Tampico, La Quinta, CA 92253, on February 19, 2026, which is freely accessible to members of the public. DATED: February 19, 2026 Tania Flores, Commission Secretary City of La Quinta, California PLANNING COMMISSION Page 2 of 5 FEBRUARY 24, 2026 AGENDA PUBLIC NOTICES • Agenda packet materials are available for public inspection: 1) at the Clerk's Office at La Quinta City Hall, located at 78495 Calle Tampico, La Quinta, CA 92253; and 2) on the City's website at www.laguintaca.gov/publicmeetings in accordance with the Brown Act [Gov. Code §§ 54954.2, 54956, and 54957.5]. • The La Quinta City Council Chamber is wheelchair accessible. If hearing assistance equipment is needed, please contact the City Clerk's office at (760) 777-7147, 24-hours in advance of the meeting and accommodation will be made. • If background material is to be presented to the Commission during a Commission meeting, please be advised that 15 copies of all documents, exhibits, etc., must be supplied to the Commission Secretary for distribution. It is requested that this takes place prior to the beginning of the meeting. PUBLIC COMMENTS — INSTRUCTIONS Members of the public may address the Commission on any matter listed or not listed on the agenda as follows: WRITTEN PUBLIC COMMENTS can be provided either in -person during the meeting by submitting 15 copies to the Commission Secretary, it is requested that this takes place prior to the beginning of the meeting; or can be emailed in advance to TFlores(cD_LaQuintaCA.gov, no later than 12:00 p.m., on the day of the meeting. Written public comments will be distributed to the Commission, made public, and will be incorporated into the public record of the meeting, but will not be read during the meeting unless, upon the request of the Chair, a brief summary of public comments is asked to be reported. If written public comments are emailed, the email subject line must clearly state "Written Comments" and should include: 1) full name, 2) city of residence, and 3) subject matter. VERBAL PUBLIC COMMENTS can be provided in -person during the meeting by completing a "Request to Speak" form and submitting it to the Commission Secretary; it is requested that this takes place prior to the beginning of the meeting. Please limit your comments to three (3) minutes (or approximately 350 words). Only one person at a time may speak and only after being recognized by the Chair. In accordance with City Council Resolution No. 2022-028, a one-time additional speaker time donation of three (3) minutes per individual is permitted; please note that the member of the public donating time must: 1) submit this in writing to the Commission Secretary by completing a "Request to Speak" form noting the name of the person to whom time is being donated to, and 2) be present at the time the speaker provides verbal comments. Members of the public who utilize a translator shall be provided at least twice of the allotted time to ensure non-English speakers receive the same opportunity to directly address the Commission. PLANNING COMMISSION Page 3 of 5 FEBRUARY 24, 2026 AGENDA Verbal public comments are defined as comments provided in the speakers' own voice and may not include video or sound recordings of the speaker or of other individuals or entities, unless permitted by the Chair. Public speakers may elect to use printed presentation materials to aid their comments; 15 copies of such printed materials shall be provided to the Commission Secretary to be disseminated to the Commission, made public, and incorporated into the public record of the meeting; it is requested that the printed materials are provided prior to the beginning of the meeting. There shall be no use of Chamber resources and technology to display visual or audible presentations during public comments, unless permitted by the Chair. All writings or documents, including but not limited to emails and attachments to emails, submitted to the City regarding any item(s) listed or not listed on this agenda are public records. All information in such writings and documents is subject to disclosure as being in the public domain and subject to search and review by electronic means, including but not limited to the City's Internet website and any other Internet Web -based platform or other Web -based form of communication. All information in such writings and documents similarly is subject to disclosure pursuant to the California Public Records Act [Gov. Code § 7920.000 et seq]. TELECONFERENCE ACCESSIBILITY — INSTRUCTIONS Teleconference accessibility may be triggered in accordance with the Brown Act "during a proclaimed state of emergency or local emergency," as defined [Gov. Code § 54953.8.2]; or if a member of the Commission requests to attend and participate in this meeting remotely pursuant to any of the following: (1) "disability" [Gov. Code § 54953(c)], or (2) "just cause" [Gov. Code § 54953.8.3], as defined. In such instances, remote public accessibility and participation will be facilitated via the Zoom Webinar audio-visual platform, as detailed at the end of this agenda. *** TELECONFERENCE AND TELEPHONIC PROCEDURES*** APPLICABLE ONLY WHEN TELECONFERENCE ACCESSIBILITY IS IN EFFECT ZOOM LINK: https://us06web.zoom.us/s/88164609917 Meeting ID: 881 6560 9917 Or join by phone: (253) 215 — 8782 VERBAL PUBLIC COMMENTS — members of the public may attend and participate in this meeting by teleconference or telephonic accessibility via the Zoom Webinar audio-visual platform and must activate the "Raise Hand" feature on their electronic devise (*9 for telephonic participation) when public comments are prompted by the Chair, and will be queued in consecutive order; the City will facilitate the ability for a member of the public to be audible to the Commission and general public and allow them to speak on the item(s) requested. Members of the public must unmute themselves via the "Audio" feature on their electronic device (*6 for telephonic participation) when prompted upon being recognized by the Chair, in order to become audible to the Commission and the public. PLANNING COMMISSION Page 4 of 5 FEBRUARY 24, 2026 AGENDA WRITTEN PUBLIC COMMENTS can be provided either in person during the meeting or emailed to TFlores(aLaQuintaCA.gov any time prior to the adjournment of the meeting, and will be distributed to the Commission, made public, incorporated into the public record of the meeting, and will not be read during the meeting unless, upon the request of the Chair, a brief summary of any public comment is asked to be read, to the extent the Commission Secretary can accommodate such request. CLOSED CAPTION AND TRANSLATION Closed Caption and Translation are accessible through the Zoom Webinar audio-visual platform and accessible in real-time to all teleconference attendees. Members of the public must activate the "Show Captions" feature on their device for closed caption; and may use the "Options Arrow" to select from the list of available languages for translation. PLANNING COMMISSION Page 5 of 5 FEBRUARY 24, 2026 AGENDA CONSENT CALENDAR ITEM NO. 1 PLANNING COMMISSION MINUTES TUESDAY, SEPTEMBER 9, 2025 CALL TO ORDER A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:00 p.m. by Chairperson Hassett. PRESENT: Commissioners Bohlinger, Guerrero, Hernandez, Hundt, McCune, Nieto, and Chairperson Hassett ABSENT: None STAFF PRESENT: Interim Design and Development Director Cheri Flores, Public Works Director Bryan McKinney, Consulting Planner Nicole Criste, Assistant Planner Jack Lima, City Attorney William Ihrke, and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Commissioner McCune led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA PUBLIC SPEAKER: Mary Mann, La Quinta — opposed to the previous approval of the Club at Coral Mountain Development located south of Avenue 58, north of Avenue 60, and east and west of Madison Street; the restrictions to public access of undeveloped land, views, flood control, natural habitat, and cultural history. CONFIRMATION OF AGENDA MOTION — A motion was made and seconded by Commissioners Bohlinger/Guerrero to confirm the agenda as published. Motion passed unanimously. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS — None CONSENT CALENDAR — None BUSINESS SESSION — None PLANNING COMMISSION MINUTES Page 1 of 7 SEPTEMBER 9, 2025 N PUBLIC HEARINGS 1. CONSIDER ADOPTING RESOLUTIONS TO RECOMMEND CITY COUNCIL ADOPT ENVIRONMENTAL ASSESSMENT 2025-0002 (ADDENDUM NO. 3 TO ENVIRONMENTAL ASSESSMENT 2002-453) AND APPROVE DEVELOPMENT AGREEMENT 2025-0001 (REINSTATED AND AMENDED DEVELOPMENT AGREEMENT 2014-0001) TO FACILITATE DEVELOPMENT OF THE SILVERROCK SPECIFIC PLAN AREA; CEQA: AN ADDENDUM TO ENVIRONMENTAL ASSESSMENT 2002-453 HAS BEEN PREPARED PURSUANT TO SECTIONS 15162 AND 15164 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; PROJECT: SILVERROCK RESORT; LOCATION: SOUTH OF AVENUE 52, WEST OF JEFFERSON STREET COMMISSIONER HERNANDEZ RECUSED HIMSELF FROM DISCUSSION AND VOTE ON PUBLIC HEARING ITEM NO. 1 DUE TO A POTENTIAL CONFLICT OF INTEREST STEMMING FROM THE PROXIMITY OF PERSONAL PROPERTY TO THE PROJECT SITE, AND LEFT THE DAIS AT 5:09 P.M. City Attorney Ihrke said that City Staff had facilitated meetings between the Planning Commission and the project applicant prior to this meeting, with no quorum being met at any one meeting in accordance with the Brown Act, in which the applicant provided a brief overview of the project; and after discussions with the City Manager and the Interim Design and Development Director, it was determined that it would be helpful to make an announcement to provide context regarding this public hearing. Mr. Ihrke said there are two parallel processes underway regarding this project: 1) Relating to federal law and the bankruptcy case proceedings brought by the SilverRock Development Company, LLC (SDC), and its affiliates, before the U.S. Bankruptcy Court, District of Delaware, and 2) Relating to State and City laws that apply to the project applications, submitted by the new SilverRock project developer, TBE RE ACQUISITION CO, II LLC, a subsidiary of Turnbridge Equities (Turnbridge), which were before the Commission for consideration this evening. With respect to No. 1 above — federal law and the bankruptcy case: City Attorney Ihrke said on August 5, 2024, SilverRock Development Company, LLC, and its affiliates (debtors), voluntarily petitioned for Chapter 11 bankruptcy in U.S. Bankruptcy Court in Delaware; and per prior Council direction and approval, the City retained Special Counsel who has continuously been working with the City Manager and City Attorney throughout these proceedings. Prior announcements regarding the bankruptcy case are available on the City's website at www.laguintaca.gov/taluslq. PLANNING COMMISSION MINUTES Page 2 of 7 SEPTEMBER 9, 2025 7 The bankruptcy case has progressed through many phases, and the City, through the City Manager and Legal Counsel, after getting direction from the City Council, has been active in monitoring and participating in the bankruptcy litigation. The most relevant background information, for purposes of tonight's hearing, is that the bankruptcy court approved and ordered a set of "Bid Procedures" which, in general, provided a process for the marketing and eventual sale and selection of a new owner and developer of the debtors' assets (i.e., the former Talus project area). The marketing opportunity included, as was originally envisioned with the debtors' project, the potential to acquire surrounding real property still owned by the City in the SilverRock Resort area, for purposes of eventually developing that land for uses that would be consistent with the luxury resort, residential, and golf uses permitted per the existing SilverRock Specific Plan. Several steps have taken place under those Bid Procedures, including the selection of a "stalking horse" and a live auction. Those prior steps have led to a point where Turnbridge, the applicant before the Commission, has been designated the "successful bidder" of the auction and is recommended by the debtors, with the City's concurrence, as the proposed purchaser of the debtors' assets. As part of the Bid Procedures, any potential "successful bidder" would have to enter into a valid and binding statutory development agreement, which is before the Planning Commission this evening. Under the Bid Procedures, any potential party interested in bidding was required to negotiate and have drafted a statutory development agreement (among other documents to be presented to the Council), in order to be considered as part of the bid proceedings and recommended as a successful bidder. The Bid Procedures currently in place have the escrow for the potential sale of the debtors' assets proposed to close before the end of this year. With respect to No. 2 above — the state and City law "parallel process": All cities, including charter cities such as La Quinta, derive their land -use authority from the California Constitution (Article XI, sections 5 and 7) under what is commonly known as the "police power." This power is broad and flexible, and it allows cities to enact, for instance, zoning ordinances and other land use policies and procedures, as well as enforcement provisions for violations of those land use laws. This police power as it relates to land use is primarily codified in state law under the "Planning and Zoning Law," which includes, among many other land use allowances, that cities can pursue, the authority for cities to enter into statutory development agreements. A key aspect of exercising the police power is that, as many California courts have repeatedly held, standard approval processes and public participation procedures, such as required public hearings, must be followed. Required public hearings and public participation cannot be "contracted away" by a settlement agreement. The PLANNING COMMISSION MINUTES Page 3 of 7 SEPTEMBER 9, 2025 0 exercise of the police power requires compliance with state and City laws governing land use decisions, even when litigation, as is the case here, is involved. There is a binding state court case that expressly concluded use of a statutory development agreement pursuant to state law is the procedure by which a developer and a city may lawfully agree to permit a specifically described development project, including fixing the zoning governing it. Thus, the Turnbridge application for a development agreement is under consideration. Pursuant to state and City law, the Planning Commission must review any development agreement at a public hearing and provide a recommendation to the Council as to whether the Council should approve the agreement or not. The decision by the Council is expressly described and legally known as a legislative act and must be adopted by an ordinance. The Council will be exercising its own discretion, but as is the usual case, the Council always takes into account and considers the Planning Commission's recommendation. For this meeting, the role of the Planning Commission is the same as it would be for any development agreement application. The Commission's jurisdiction is to oversee the implementation of the City's adopted General Plan and make recommendations to the Council for projects that, like the pending application, propose development and uses on real property within the City. Also, anytime there is a "Project" under the California Environmental Quality Act (CEQA), the City provides the proposed environmental review document, which here is an Addendum that has been included with the staff report, so that the Planning Commission can make a recommendation on that as well to the Council, along with the proposed Development Agreement. La Quinta Municipal Code Section 9.250.020 governs and requires certain findings to be made by the Planning Commission, as well as governing the next step in the process, which is for the Council to hold its public hearing on the recommendation of the Planning Commission. The last item is governed by federal law and the bankruptcy case and discussed to ensure the Commissioner understands the context of those requirements. City Attorney Ihrke stated that he is not a bankruptcy attorney, and the City has retained Special Counsel for that purpose, but an important legal requirement, as far as federal laws and procedures are concerned, is that the Bankruptcy Court must approve and authorize the sale of the debtors' assets to Turnbridge. That proposed sale is being addressed pursuant to the Bid Procedures previously referenced, and it is possible that any recommendation made by the Planning Commission at this meeting may be rendered moot if the Bankruptcy Court does not authorize the sale to Turnbridge. Nonetheless, City Staff, the City Manager, and Legal Counsel would like to ensure that state and City legal requirements are addressed at this time, as those requirements have been triggered by the filing of Turnbridge's application and should be processed PLANNING COMMISSION MINUTES Page 4 of 7 SEPTEMBER 9, 2025 N in the ordinary course. City Attorney Ihrke stated that he would be available for any Commission questions after the presentation of the staff report for this item. Commissioners Bohlinger, Guerrero, Hundt, McCune, Nieto, and Chairperson Hassett stated that they had each attended individual meetings (less than a quorum) with the applicant and had no conflicts of interest in considering this matter. Interim Design and Development Director Flores presented the staff report, which is on file in the Design and Development Department. The Commission discussed the processes for various components of additional and future entitlements and permits, such as revised master plans, tentative maps, site development permits, architectural reviews, etc., for the development of the proposed project, these would go through the ordinary course of application processing; provisions within the development agreement that allow for expedited permitting for site development permits and conditional use permits used in the context of immediate cleanup or remediation of the current site; pending bankruptcy court hearing(s) and ruling(s); the City's standing land use authority regardless of the bankruptcy court ruling(s); certain City approvals were required by the bankruptcy court but no specific plan amendment being needed at this time; requirements of Turnbridge and the proposed development agreement which is the binding operative agreement approval to move forward in the bankruptcy proceedings; CEQA requirements of an addendum due to the development agreement application submittal; the definition and construct of "police power" as it pertains to this project and history of land use regulations; the Bid Procedures process and the status of unsuccessful bidders and their associated proposed development agreements; status of the 2014 development agreement with SDC and that it will not be presented to the bankruptcy court during the upcoming proceedings; future bankruptcy proceedings will consider the proposed sale of the project to Turnbridge; timeliness of the consideration of this project in regards to the upcoming bankruptcy proceedings; the project would be subject to previously approved SilverRock Specific plan in conjunction with this proposed development agreement including approvals of future site development permits to review building design, architecture, and other standards; Phase 2 property is identified in a purchase option in the development agreement and associated contingencies with first right to purchase given to Turnbridge; recording of the development agreement against the Phase 2 property; status of the infrastructure improvements required for the project, substantial infrastructure improvements were completed; ownership and operations, current and future, of the existing SilverRock golf course and any future option to purchase the course; ownership and transferability of the existing Ahmanson Ranch house tied to the golf course, the ability to preserve the property, and would need to be evaluated as a historic resource under CEQA. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 5.52 P.M. PUBLIC SPEAKER: Applicant representative, Michael Gazzano, Managing Director with Turnbridge Equities West Coast Division — introduced project consultants James (Jim) Vaughn, Land Use Counsel with Procopio and Tony Locacciato, CEQA consultant with PLANNING COMMISSION MINUTES Page 5 of 7 SEPTEMBER 9, 2025 10 Meridian Consultants; gave a brief overview of the company itself and its history of development projects and qualifications for this project; highlighted community benefits of the project including construction related jobs, permanent jobs, golf and clubhouse improvements and access, and estimated transient occupancy tax (TOT) revenue to the City; and provided a presentation of the proposed project details including site plan, relocation of golf clubhouse, and phasing. Discussion followed regarding expected size and occupancy for the new golf clubhouse, staging areas, and driving range; complimentary public use of the golf clubhouse and SilverRock Park; realignment of SilverRock Way; roadways and pedestrian safety; amenities for condos; decreased intensity of the proposed project versus the currently approved project; Phase 2 development opportunities in regards to density and uses; public access to the golf course and amenities; studies and analysis used to create the proposed amenity programing and locations of amenities; importance of golf in the community; future anticipated changes to the proposed plans; plans for demolition and restoration efforts on current site conditions; application of SB 330 regulations due to reduction in housing units for the proposed project; number of units is still consistent with what is allowed under the SilverRock Resort Specific Plan; back of house facilities, operations, size, and location; and Phase 2 commercial and residential uses and location. The Commission Secretary stated that no written public comments were received on this matter. PUBLIC SPEAKER: Mary Mann, La Quinta — expressed concerns about restricting public access to SilverRock Park, adjacent desert trails, and other open space from Jefferson St. and Avenue 54. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 6.30 P.M. Commission discussion followed, expressing general support of the project with comments regarding appreciation for the applicant's knowledge and experience in complex planning projects; attention to design of the site, roadways, public access, views, and maintaining a lower density; consistency with the intent and purpose of the original plans for this area; less traffic than previous plan and consideration for public transit; and the importance of planning moving forward on this project site. MOTION — A motion was made and seconded by Commissioners Guerrero/Nieto to adopt Planning Commission Resolution No. 2025-007 to recommend City Council adopt Environmental Assessment 2025-0002, Addendum No. 3 to the Mitigated Negative Declaration (MND) for Environmental Assessment 2002-453, as presented: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT ADDENDUM NO. 3 TO THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA 2002-453) PURSUANT TO SECTION 15164 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT NO SUBSTANTIAL PLANNING COMMISSION MINUTES Page 6 of 7 SEPTEMBER 9, 2025 11 CHANGES TO THE PROJECT ARE PROPOSED THAT RESULT IN NEW SIGNIFICANT ENVIRONMENTAL EFFECTS. CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2025-0002 PROJECT: SILVERROCK RESORT APPLICANT: TBE RE ACQUISITION CO II LLC. (SUBSIDIARY OF TURNBRIDGE EQUITIES) Motion passed: ayes — 6, noes — 0, absent — 1 (Hernandez), abstain — 0. MOTION — A motion was made and seconded by Commissioners Guerrero/Bohlinger to adopt Planning Commission Resolution No. 2025-008 to recommend City Council approve Development Agreement (DA) 2025-0001 (Reinstated and Amended DA 2014- 0001) for the SilverRock Resort, as presented: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE DEVELOPMENT AGREEMENT 2025-0001, FOR THE REINSTATED AND AMENDED DEVELOPMENT AGREEMENT FOR SILVERROCK RESORT CASE NUMBER: DEVELOPMENT AGREEMENT 2025-0001 (REINSTATED AND AMENDED DEVELOPMENT AGREEMENT 2014-1001) PROJECT: SILVERROCK RESORT APPLICANT: TBE RE ACQUISITION CO II LLC. (SUBSIDIARY OF TURNBRIDGE EQUITIES) Motion passed: ayes — 6, noes — 0, absent — 1 (Hernandez), abstain — 0. STUDY SESSION — None STAFF ITEMS — None COMMISSIONER ITEMS — None ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Nieto/Hundt to adjourn this meeting at 6:42 p.m. Motion passed: ayes — 6, noes — 0, absent — 1 (Hernandez), abstain — 0. Respectfully submitted, 4q.- TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 7 of 7 SEPTEMBER 9, 2025 12 CONSENT CALENDAR ITEM NO. 2 PLANNING COMMISSION MINUTES TUESDAY, OCTOBER 14, 2025 CALL TO ORDER A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:00 p.m. by Chairperson Hassett. PRESENT: Commissioners Bohlinger, Guerrero, Hernandez, Hundt, McCune, Nieto, and Chairperson Hassett ABSENT: None STAFF PRESENT: Interim Design and Development Director Cheri Flores, Public Works Director Bryan McKinney, Assistant Planner Jack Lima, Deputy City Attorney Jennifer Farrell, and Commission Secretary Tania Flores CONSULTANTS: Todd Tregenza, Principal with GHD Consulting, Jonathan Linkus, Urban Planning Lead with GHD Consulting, and Kathryn Slama, Director with Lisa Wise Consulting PLEDGE OF ALLEGIANCE Commissioner Bohlinger led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA — None CONFIRMATION OF AGENDA MOTION — A motion was made and seconded by Commissioner Nieto/Chairperson Hassett to confirm the agenda as published. Motion passed unanimously. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS — None CONSENT CALENDAR 1. RECEIVE AND FILE MEETING MINUTES DATED AUGUST 26, 2025 2. CONSIDER ADOPTING A RESOLUTION FINDING THAT THE PROPOSED STREET VACATION OF A 386-SQUARE-FOOT PORTION IN THE NORTHWEST CORNER OF AVENIDA VILLA AND ALLEY RIGHT-OF-WAY IS CONSISTENT WITH THE LA QUINTA GENERAL PLAN; CEQA: EXEMPT PURSUANT TO CEQA GUIDELINES SECTION 15301 (c), EXISTING FACILITIES PLANNING COMMISSION MINUTES Page 1 of 5 OCTOBER 14, 2025 13 MOTION — A motion was made and seconded by Commissioners Bohlinger/Guerrero to approve the consent calendar. Motion passed unanimously. BUSINESS SESSION — None PUBLIC HEARINGS 1. CONSIDER RESOLUTIONS RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION (EA2024-0002, SCH# 2025050964) AND APPROVE SPECIFIC PLAN 2022-0002, ZONE CHANGE 2024-0002, AND ZONING ORDINANCE AMENDMENT 2024-0002 FOR THE HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE PROJECT; CEQA: A MITIGATED NEGATIVE DECLARATION (EA2024-0002, SCH# 2025050964) HAS BEEN PREPARED FOR THE PROPOSED PROJECT; LOCATION: GENERALLY NORTH OF AVENUE 48, SOUTH OF THE COACHELLA VALLEY STORMWATER CHANNEL, EAST OF WASHINGTON STREET AND WEST OF JEFFERSON STREET DECLARATIONS OF COMMISSION CONTACT OR CONFLICTS: None. Interim Design and Development Director Flores introduced the City's consultant team, including Principal Todd Tregenza and Urban Planning Lead Jonathan Linkus with GHD Consulting, and Director Kathryn Slama with Lisa Wise Consulting. Mr. Linkus introduced himself and provided a presentation on the Highway 111 Corridor project including plan context and background, existing zones and specific plans, land use and development strategy, development site studies, and economic analysis and development scenarios. Staff and consultants answered questions regarding the parking analysis and calculations, regulations, reduced requirements, and strategies, including shared parking and parking garages; development scenario forecasts, affordable housing implementation, and the proposed plan's Regional Housing Needs Assessment (RHNA) implications; and restrictions to mixed -use and ground -floor active fronts within intersections and nodes. Consultant Slama presented the proposed development code including how it applies to new buildings and the expansion of existing buildings using the proposed code standards, structure of the proposed code, details for land use regulations, new development standards, and procedures for development permits including minor modifications; the Highway 111 Mixed Use Zone to be included in Title 9 of the La Quinta Municipal Code including authority and applicability, standards such as height, density, floor area ratio, and building setbacks to promote walkability; zoning standards and overlay zone descriptions, including the Auto -Oriented Overlay, which applies to properties within 300 feet of Highway 111 and allows auto -oriented uses, and Active Frontage Overlay, which helps create nodes of activity and pedestrian -oriented design and applies within 400 feet of an active use node identified in the specific plan, and their respective standards including lighting, landscaping, lot coverage, lot fagade area, parking, open space and civic space requirements, and frontage standards; procedures and administration of PLANNING COMMISSION MINUTES Page 2 of 5 OCTOBER 14, 2025 14 proposed zoning; and significant site provisions to provide small block connections and coordinate block fronts to reinforce walkable development. Interim Director Flores provided additional information regarding the implementation of the proposed plan's entitlements, including through a specific plan, zone change, and zoning ordinance amendment, as well as existing special zoning districts within the Corridor, which will remain unchanged. The Commission discussed the ability for future developments to use the proposed project's CEQA Mitigated Negative Declaration which was written as a programmatic document and analyzed the maximum build out scenario; this document could be used to streamline the process and future projects may need subsequent studies or addenda based on land use; staff assisting new developers in working with the new zoning code, future parcelization and specific plan standards when applying for new projects; the procedure and process of applying for amendments or changes to this project in the future based on community needs and changes to the economic future of the City; developer feedback received during outreach meetings generally positive; flexibility in the plan and code, and opportunities to refine regulations and minor adjustments with Director discretion for modifications to some standards; implementation timeline and realistic projections for development within this proposed project; staff collaboration with Imperial Irrigation District (IID) and SunLine Transit Agency; multi -modal transportation, bike lanes, loop circulator shuttle between shopping centers for consumers, access to the CV Link and Arts and Music Line on Avenue 48, bike lanes on Adams Street and Dune Palms Road, cultural corridor on north side of Highway 111, and through -block connections; density restrictions, lot coverage, parking requirements, open space, circulation, and pedestrian -friendly designs. CHAIRPERSON HASSETT CALLED FOR A BRIEF RECESS AT 6.56 P.M. CHAIRPERSON HASSETT RECONVENED THE COMMISSION MEETING AT 7:12 P.M. WITH ALL MEMBERS PRESENT. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 7:12 P.M. Commission Secretary Flores said that the City received one written public comment from resident Philip Bettencourt in general support of this project, which was distributed to the Commission prior to the meeting and would be included in the final record of the meeting. PUBLIC SPEAKER: Justin Marlles, La Quinta — opposed to approval of the project due to limited public discussion, increased high -density development, mixed -use zoning, and allowance of building heights up to six stories. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 7:15 P.M. The Commission expressed appreciation to staff and consultants over the years of effort to develop the proposed specific plan and development code and support for the project, PLANNING COMMISSION MINUTES Page 3 of 5 OCTOBER 14, 2025 15 given the complexity; discussed stakeholder outreach, long-term planning designs, multi - modal transportation including pedestrian walkways, bike lanes, and public transportation options including shuttle service and increase bus line stops, and connection to the CV Link; the addition of mixed -use development, integrating open space in developments, breaking up of large blocks and parking areas, flexibility for future growth and smart development, and opportunity for growth on Highway 111; and expressed concerns regarding the reduction in minimum parking standards and phasing of implementation. MOTION — A motion was made and seconded by Commissioners McCune/Guerrero to adopt Planning Commission Resolution No. 2025-010 to recommend City Council adopt a Mitigated Negative Declaration (Environmental Assessment 2024-0002, SCH# 2025050964) for the Highway 111 Specific Plan and Development Code Project, as presented: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION (EA2024-0002, SCH# 2025050964) FOR THE PROPOSED SPECIFIC PLAN, ZONE CHANGE, AND ZONING ORDINANCE AMENDMENT FOR THE HIGHWAY 111 CORRIDOR AREA CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE APPLICANT: CITY OF LA QUINTA Motion passed unanimously. MOTION — A motion was made and seconded by Commissioners Nieto/Guerrero to adopt Planning Commission Resolution No. 2025-011 to recommend that the City Council approve Specific Plan 2022-0002, Zone Change 2024-0002, and Zoning Ordinance Amendment 2024-0002 for the Highway 111 Specific Plan and Development Code Project, as presented: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN TO REPEAL AND REPLACE EXISTING SPECIFIC PLANS, ZONE CHANGE TO THE HIGHWAY 111 MIXED USE ZONE, AND ZONING ORDINANCE AMENDMENT TO ADD CHAPTER 9.105 TO THE MUNICIPAL CODE FOR THE HIGHWAY 111 CORRIDOR AREA CASE NUMBER: SPECIFIC PLAN 2022-0002; ZONE CHANGE 2024-0002; ZONING ORDINANCE AMENDMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE APPLICANT: CITY OF LA QUINTA Motion passed unanimously. STUDY SESSION — None STAFF ITEMS — None PLANNING COMMISSION MINUTES Page 4 of 5 OCTOBER 14, 2025 16 COMMISSIONER ITEMS Commissioner Nieto expressed concerns about the new traffic plan and roadway striping on the eastbound area of Highway 111, west of Washington Street. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Guerrero/McCune to adjourn this meeting at 7.34 p.m. Motion passed unanimously. Respectfully submitted, 44- . - - TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 5 of 5 OCTOBER 14, 2025 17 CONSENT CALENDAR ITEM NO. 3 PLANNING COMMISSION MINUTES TUESDAY, OCTOBER 28, 2025 CALL TO ORDER A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:00 p.m. by Chairperson Hassett. PRESENT: Commissioners Bohlinger, Guerrero, Hundt, McCune, Nieto, and Chairperson Hassett ABSENT: Commissioner Hernandez STAFF PRESENT: Interim Design and Development Director Cheri Flores, Public Works Director Bryan McKinney, Assistant Planner Jack Lima, Deputy City Attorney Jessica Sanders, and Commission Secretary Tania Flores CONSULTANTS: Nicole Criste, Consulting Planner, with Terra Nova Planning and Research, Inc. PLEDGE OF ALLEGIANCE Commissioner Guerrero led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA — None CONFIRMATION OF AGENDA MOTION — A motion was made and seconded by Chairperson Hassett/Commissioner Guerrero to confirm the agenda as published. Motion passed: ayes — 6, noes — 0, absent — 1 (Hernandez), abstain — 0. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS — None CONSENT CALENDAR — None BUSINESS SESSION — None PUBLIC HEARINGS 1. CONSIDER ADOPTING A RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2025-0001 (TTM 39058), SITE DEVELOPMENT PERMIT 2025-0001, AND SITE DEVELOPMENT PERMIT 2025-0002 TO ALLOW THE SUBDIVISION OF THE 384 ACRE SITE, THE DEVELOPMENT OF THE GOLF COURSE, PERIMETER LANDSCAPE, AND SALES CENTER WITHIN THE CORAL MOUNTAIN CLUB PROJECT; CEQA: THE APPLICATIONS ARE CONSISTENT WITH THE CORAL PLANNING COMMISSION MINUTES Page 1 of 4 OCTOBER 28, 2025 In MOUNTAIN RESORT EIR (EA 2019-0010, SCH #2021020310) AND NO FURTHER REVIEW IS REQUIRED; PROJECT: CORAL MOUNTAIN CLUB; LOCATION: SOUTHWEST CORNER OF AVENUE 58 AND MADISON STREET DECLARATIONS OF COMMISSION CONTACT OR CONFLICTS: None. Consulting Planner Criste, President and CEO with Terra Nova Planning & Research, Inc., presented the staff report, which is on file in the Design and Development Department. The Commission discussed anticipated locations of back -of -house operations, golf maintenance facilities, cart barn, and other ancillary buildings, which will be subject to Commission consideration in the future via a separate site development permit application; access points addressing golf maintenance and resident traffic; the intent of the proposed temporary sales center site after sales have concluded; access to subdivision to the south, off of Calle Conchita; and future architectural and design entitlements needed for the site. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 5:25 P.M. PUBLIC SPEAKER: Garrett Simon, Partner with Meriwether Companies (Project Developer) — introduced himself and provided a brief presentation on the history and future of the proposed project and addressed questions regarding density, golf course and subdivision design, incorporating trails and nature landscapes, water efficiency, roadway and infrastructure improvements, long-term plans for the sales center site, and timeline and phasing of the project. PUBLIC SPEAKER: Nick Crump, Landscape Architect for Hart Howerton — introduced himself and provided a brief overview of the landscape framework and design for the proposed Coral Mountain Club development, and more specifically, the sales site center. Commission Secretary Flores said WRITTEN PUBLIC COMMENTS were received from the resident listed below, which were distributed to the Planning Commission, made public, published on the City's website, and included in the public record of this meeting: • Mary Mann, La Quinta — opposed the project due to environmental, historical, and societal concerns. The following residents submitted "Request to Speak" forms, indicating they did not wish to speak, but left the following WRITTEN COMMENTS: • Anonymous — requested an adjustment to the location of the maintenance areas and to maintain the existing horse trails near the project site. • Brian DeCoster, La Quinta — provided comments regarding the location of the project entrance and maintenance facility. PUBLIC SPEAKER: Alena Callimanis, La Quinta (received donated time from Sam Coll) — opposed the project due to water consumption and impacts to air quality; and read into the record written comments by resident Mary Mann opposing the project due to environmental, historical, and societal impacts. PLANNING COMMISSION MINUTES Page 2 of 4 OCTOBER 28, 2025 19 PUBLIC SPEAKER: Brian DeCoster, La Quinta — expressed concerns regarding the location of the maintenance facility, which is proposed to be in close proximity to his property on Calle Conchita, including negative visual impacts, increased traffic, and equine accessibility to trails in the area. PUBLIC SPEAKER: David Turner, La Quinta — expressed support and appreciation for the design of the project and the communication he has had with the developer; and cited concerns regarding the proposed locations of the maintenance facility and back -of -house operations, which are proposed to be in close proximity to his property on Calle Conchita, including negative visual impacts and increased traffic. Commission asked questions of the project developer and discussed project infrastructure matters, including power supply, the proposed Imperial Irrigation District (IID) substation upgrade, Coachella Valley Water District (CVWD) drainage, emergency access, and the timing of the perimeter wall construction; project design and site planning issues, including the reduction in units, project timing and phasing, clubhouse location, future plans for the sales office and commercial corner, the location and size of the maintenance facility, golf course topography and proposed grading reductions, landscape design and plant palette, and the proposed comfort station (half -way house); environmental and resource considerations, including Environmentally Sensitive Area (ESA) designations and protections, the design and installation of the bighorn sheep fence as approved by the California Department of Fish and Wildlife (CDFW), public access to existing de facto pedestrian trails, and the potential historic designation of the original homestead adobe building located on the site; vehicular access, traffic circulation, and connectivity considerations, including commercial retail center connectivity, maintenance facility access, and traffic mitigation; project amenities and programming, including health- and wellness -focused amenities, additional golf course uses such as short courses and pedestrian or park -like uses, and recreational lake access with permitted non -motorized uses including kayaking and paddleboarding, and lifeguard presence; operational and temporary uses for the modular buildings comprising the temporary sales center and permanent use of modular buildings for commercial uses; and community outreach to surrounding neighborhoods, including Andalusia and Sunrise. PUBLIC SPEAKER: Julian De La Torre, President / Principal Engineer with MSA Consulting — provided additional details regarding the amenity lake, type of water source, and its use for golf course irrigation, as well as indirect contact recreational uses. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 6:35 P.M. Staff addressed comments made, including claims of negative air quality impacts from "idling buses," the Multiple Species Habitat Conservation Plan (MSHCP) analysis, and the CDFW's consultation and approval of the proposed bighorn sheep barrier fence and its effects on the de facto trail use, the project only addresses trails on private property in question, not nearby public lands. The Commission expressed a general consensus in support of the project; appreciation for the planned protection of the ESAs and the use of desert -friendly landscaping to PLANNING COMMISSION MINUTES Page 3 of 4 OCTOBER 28, 2025 20 conserve water; project consistency with the originally approved project entitlements and the current General Plan; the health -focused wellness amenities; the open communication between the developer and the Calle Conchita residents; concerns over maintenance facility location, access, and design; safety of ancillary activities allowed on the golf course; and the use of temporary prefabricated buildings as long-term buildings. MOTION — A motion was made and seconded by Commissioner Guerrero/Chairperson Hassett to adopt Planning Commission Resolution No. 2025-012 approving Tentative Tract Map 2025-0001, Site Development Permit 2025-0001, and Site Development Permit 2025-0002, for the Coral Mountain Club project, allowing the subdivision of the entire site and the development of the golf course, perimeter landscaping, and sales center, and find that the proposed applications are consistent with the Coral Mountain EIR (EA 2019-0010), as presented: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND TWO SITE DEVELOPMENT PERMITS FOR CONSTRUCTION OF A GOLF COURSE, PERIMETER LANDSCAPING AND SALES CENTER FOR THE CORAL MOUNTAIN CLUB, AND FIND THAT THE PROJECT IS CONSISTENT WITH THE CORAL MOUNTAIN RESORT ENVIRONMENTAL IMPACT REPORT (EA 2019- 0010, SCH #2021020310) AND REQUIRES NO FURTHER ENVIRONMENTAL REVIEW, CONSISTENT WITH CEQA GUIDELINES SECTION 15162 CASE NUMBERS: TENTATIVE TRACT MAP 2025-0001 (TTM 39058); SITE DEVELOPMENT PERMIT 2025-0001; SITE DEVELOPMENT PERMIT 2025-0002 PROJECT: CORAL MOUNTAIN CLUB APPLICANT: CM WAVE DEVELOPMENT LLC Motion passed: ayes — 6, noes — 0, absent — 1 (Hernandez), abstain — 0. STUDY SESSION — None STAFF ITEMS — None COMMISSIONER ITEMS — None ADJOURNMENT There being no further business, a motion was made and seconded by Commissioner Bohlinger/Chairperson Hassett to adjourn this meeting at 7:34 p.m. Motion passed: ayes — 6, noes — 0, absent — 1 (Hernandez), abstain — 0. Respectfully submitted, 441- TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 4 of 4 OCTOBER 28, 2025 21 BUSINESS SESSION ITEM NO. 1 City of La Quinta PLANNING COMMISSION MEETING: February 24, 2026 STAFF REPORT AGENDA" —: CONSIDER MODIFICATIONS TO THE HIGHWAY 111 DEVELOPMENT CODE AND RECOMMEND COUNCIL APPROVAL OF THE HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE PROJECT (ENVIRONMENTAL ASSESSMENT 2024- 0002, SPECIFIC PLAN 2022-0002, ZONE CHANGE 2024-0002, AND ZONING ORDINANCE AMENDMENT 2024-0002); CEQA: A MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL ASSESSMENT 2024-0002, SCH# 2025050964) HAS BEEN PREPARED FOR THE PROPOSED PROJECT; LOCATION: GENERALLY NORTH OF AVENUE 48, SOUTH OF THE COACHELLA VALLEY STORMWATER CHANNEL, EAST OF WASHINGTON STREET AND WEST OF JEFFERSON STREET RECOMMENDATION Consider modifications to the Highway 111 Development Code and recommend Council approval of the Highway 111 Specific Plan and Development Code Project. EXECUTIVE SUMMARY • The Highway 111 Corridor area (Corridor) has been a priority area for long-term planning within the City since 2018. After several planning studies were prepared for the area, the City Council (Council) in 2020 authorized the preparation of a Specific Plan (SP) and Development Code (Code) for the Corridor to further the goals of the 2019 Corridor Plan. • The proposed applications include a Specific Plan (SP), Zone Change (ZC), and Zoning Ordinance Amendment (ZOA). The SP proposes to repeal and replace the eleven existing specific plans with a single, unified specific plan for the entire Corridor, implementing the 2019 Corridor Plan vision. The ZC proposes to change the commercial zoning of the Corridor from Regional Commercial, Commercial Park, and Community Commercial to Highway 111 Mixed Use (HMU) and remove the Mixed Use Overlay and Affordable Housing Overlays, and include an Auto Oriented Development (AOD) Overlay and Active Frontage (AF) Overlay. The ZOA proposes adding a new section to Title 9 to incorporate development regulations that implement the new SP. • Planning Commission reviewed the proposed applications at a public hearing on October 14, 2025, and recommended that Council approve the applications. • Council reviewed the proposed applications at a public hearing on November 18, 2025, where they voted to continue the public hearing until January 20, 2026, to give staff time to further review the proposed Code with stakeholders and provide 22 suggested modifications to the SP and Code if needed. At the January 20, 2026, hearing, Council voted to continue the applications to April 7, 2026, to allow staff to prepare redlines of the proposed Code modifications and allow the Planning Commission to review the proposed modifications pursuant to Gov Code Section 65857. LEGAL FRAMEWORK All cities, including La Quinta, derive their land -use authority from the California Constitution under what is commonly known as the "police power." This power is broad and flexible, allowing cities to enact and enforce laws for the promotion and protection of health, safety, and general welfare related to legitimate governmental purposes, which include the city's land use, zoning, and related licensing powers. Requirements for exercising this police power are primarily codified in the Planning and Zoning Law (Government Code Section 65000 et seq.). This state law, among many other provisions, establishes a "hierarchy" for local government land use planning, structured from top to bottom to include (1) the general plan; (2) any specific plan(s); (3) a zoning code; (4) specific relief from the zoning code — e.g., conditional use permits or variances; (5) subdivision maps; and (6) building and similar permits. Pursuant to Planning and Zoning Law, general plans, specific plans, and zoning codes are adopted as "legislative acts". City councils, as the legislative bodies adopting these "legislative acts," have great deference and broad discretion when developing, considering, and approving them. The law recognizes that local planning and zoning involve weighing and balancing competing interests in the formulation of development policies. While specific plans and zoning codes must be consistent with the General Plan, consistency does not require compliance with all General Plan goals and policies if a specific plan and zoning code furthers some of them and does not hinder their attainment. Courts have interpreted the consistency provision as requiring a project to be "in agreement or harmony with" the terms of the applicable plan. Additionally, through its "police power" authority, a city may make land use regulations that could affect economic values. Absent some state authorization that would vest a right to develop a property, such as a development agreement, there is no vested right to develop or use property based on existing uses authorized under a general plan, specific plan, or zoning code. BACKGROUND/ANALYSIS The Corridor is located in the central portion of the City and includes properties to the north and south of Highway 111, generally between Avenue 48 on the south and the Whitewater Stormwater Channel on the north, and generally between Washington and Jefferson Streets on the west and east (Attachment 1). The Corridor has been a priority for long-term planning within the City since 2018. Planning efforts included a study prepared by the Urban Land Institute, and a Corridor plan accepted by Council and Planning Commission in 2019, which is known as the Highway 111 Corridor Plan or 2019 Corridor Plan. This led to further planning work on the Corridor in the form of an overall SP and Code for the entire 23 Corridor, along with environmental analysis to comply with the California Environmental Quality Act (CEQA). Work on the SP and Code project continued between 2020 and 2025, with the preparation of a market study, development strategy study, analysis of the existing Municipal Code and specific plans, a draft SP, a draft Code, stakeholder outreach, and preparation and public review circulation of the Mitigated Negative Declaration (MND). To facilitate this project, an SP, ZC, and ZOA have been prepared. The SP proposes to repeal and replace the eleven existing specific plans with a single, unified SP for the entire Corridor, implementing the 2019 Corridor Plan vision. The ZC proposes to change the commercial zoning of the Corridor from Regional Commercial (RC), Commercial Park (CP), and Community Commercial (CC) to Highway 111 Mixed Use (HMU), remove the Mixed Use Overlay and Affordable Housing Overlays, and include AOD and AF Overlays. The ZOA proposes adding a new section to Title 9 to incorporate development regulations that implement the new SP. Planning Commission reviewed the proposed applications at a public hearing on October 14, 2025, and after hearing public testimony, unanimously recommended that the Council adopt the MND and approve the SP, ZC, and ZOA. Council reviewed the proposed applications at a public hearing on November 18, 2025, and voted to continue the hearing until January 20, 2026, to give staff time to further review the proposed Code with stakeholders and provide suggested changes if needed. The staff report for the November 18, 2025, meeting is available at the following link, p. 109: https://www.laguintaca.gov/home/showpublisheddocument/51988/638996046531000000 The direction from the Council at the November 18, 2025, hearing was to review the proposed Code with stakeholders, as some had expressed concerns about the project. Staff and GHD met with the team from Washington Park to discuss their concerns regarding the proposed Code and how their site integrates with it. These concerns primarily pertained to the restriction of auto -oriented uses to the AOD Overlay within 300 feet of the Highway 111 Corridor and the provision for open space on vacant pads that are developed with infrastructure, such as retention basins or parking lots. At the January 20, 2026, Council hearing, staff reported on the stakeholder communications and presented conceptual modifications to the proposed Code. Council voted to continue the public hearing until April 7, 2026, to give staff time to prepare a redlined version of the proposed Code incorporating the conceptual revisions presented, and allow the Planning Commission to review the proposed redlines pursuant to Gov. Code Section 65857. The staff report for the January 20, 2026, Council hearing summarizes the stakeholder communications further and is available at the following link, p. 263: https://www.laguintaca.gov/home/showpublisheddocument/52190/639045194495970000 24 CONCEPTUAL MODIFICATIONS TO PROPOSED CODE The following is a list of conceptual modifications to the proposed Code based on staff review of various projects and discussions with developers/stakeholders. A redlined version of the proposed Code is included in Attachment 2. These modifications provide further clarification for staff assisting developers/stakeholders with their projects and attempt to address concerns expressed by developers/stakeholders. • Provide a process for allowing similar uses not listed in the permitted use table • Clarify allowed encroachment standard for roof overhang, architectural features, and stairs/ramps • Clarify that Image Corridor height limitations/setbacks are superseded by the HMU Zone Standards • Allow uncovered patios (no roof) to encroach up to the sidewalk in the Active Frontage Overlay, so that the patio/dining area is an extension of the sidewalk & public realm • Update list of allowed Minor Adjustments to authorize additional flexibility for: open space, frontages, landscaping, and transparency standards. • Update terms used, for consistency • Delete all bike parking requirements since these are regulated in the Building Code, and update section cross-references, as needed • Clarify text regarding safety fencing (e.g., fences for pools, etc.) from fence height and design restrictions; safety requirements would prevail over zoning standards • Exempt non-residential projects and uses in the AOD overlay from open space standards and only require residential and residential mixed -use projects to comply with open space standards when projects meet certain acreage requirements. • Exempt parcels within the AOD overlay from frontage requirements • Revise frontage type(s) to account for hotel lobby and common retail entry types and adjust percentage of frontage required • Refine "Shopfront" frontage standards to clarify measurements • Review and update, as needed, the applicability of large site standards to ensure subdivision of sites currently 3.5 acres or larger (as well as development of multiple individual parcels with combined acreage of 3.5 acres or larger) will comply with large site standards and the site planning process Auto Oriented Uses Concerns from one of the stakeholders included the exclusion of auto -oriented uses areas outside the AOD Overlay and the effect that they would have on developing their properties outside the AOD Overlay. Staff presented this concern to Council and did not recommend that auto -oriented uses be allowed outside the AOD Overlay, as they generally would not be consistent with the intent of the Highway 111 SP. Staff presented an option to Council that if adding auto -oriented uses outside the AOD Overlay is desired, this could be done with a Conditional Use Permit. Council did not direct staff to modify the table of permitted uses, and it remains as originally presented to the Planning Commission. 25 MODIFICATIONS TO PROJECTS AFTER PLANNING COMMISSION RECOMMENDATION The California Government Code addresses changes implemented by the Council after the Planning Commission's initial recommendation on projects involving specific plans (Gov. Code Section 65356) and zoning ordinance amendments (Gov. Code Section 65857). Staff does not believe that the conceptual modifications to the proposed Code will trigger any corresponding revisions to the SP; therefore, no "substantial modification" under Gov. Code Section 65356 would exist with respect to the SP. Regarding zoning ordinance amendments, however, any modification of the proposed ordinance or amendment not previously considered by the Planning Commission would need to be referred to the Planning Commission for review and recommendation, but the Planning Commission is not required to hold a public hearing on such modifications. The conceptual modifications to the proposed Code trigger this requirement. Planning Commission must consider the conceptual revisions and provide a recommendation on any modifications prior to Council's continued public hearing on April 7, 2026. Prepared by: Cheri Flores, Planning Manager Approved by: David Newell, Design and Development Director Attachment: 1. Vicinity Map 2. Proposed Highway 111 Development Code with Redlines 26 ATTACHMENT 1 , ONO AW 40 alp. lf t 1/ r ^i "+ 1�; •._�i �.�.fii ' !1#Irt�"^" -AOW am 010 s �-w Vicinity Map - .� Highway 111 Corridor *Vigo j _4W tl y yJ ( t s a (MR kit %.Nsdd 41"M JAW ry'l'v � F� # ....... ; Of Legend Highway 111 Area Boundary 1 • t �.am .4 ' as�..a uYif�l icaW, 't 14, 46 LAW NOW i�od --- __— � i'ei,,..�''�4Ji��''�. • war �+� r �. 1��4 ��, I �I;�,`� ��'0 4 /.� : '+�'y�� ,• � �� M_1 .� t ` _ .. •._---_._ �—. Ott �: ` _t�.�*K _ "-.. „�fI '.�-�!"Y �• • • �' •• �'•. ` alp 't► ..� �'�!-Y.,. lea —_A tat -. ��� :ii is 1iy_ a �i •� A.L• l ! - • 1 ATTACHMENT 2 Title 9: Zonin Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.010 Introduction.........................................................................................1 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards .............................. 5 9.105.030 Supplemental Standards..................................................................24 9.105.040 Permits and Procedures................................................................... 46 9.105.050 Definitions..........................................................................................52 February 2026 Draft I City of La Quinta I Section 9.105, Page i 28 Title 9: Zoni Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.010 Introduction.........................................................................................1 A. Authority and Purpose..........................................................................................................1 B. Applicability............................................................................................................................1 C. Organization and Use............................................................................................................3 9.105.010 Introduction A. Authority and Purpose. 1. This Chapter of the La Quinta Zoning Code, Title 9 of the Municipal Code is adopted as the zoning standards and procedures (Zoning Code or Code) to implement the La Quinta Highway 111 Specific Plan (Specific Plan). 2. This Chapter protects and promotes the public health, safety, comfort, convenience, and general welfare of the community and implements the La Quinta 2035 General Plan for the Highway 111 Specific Plan Area ("Plan Area") identified in Figure 9.105.020-1 (Highway 111 Specific Plan Area Zones). B. Applicability. 1. This Chapter applies to any of the following within the boundary of the Highway 111 Mixed Use (HMU) Zone as identified in Figure 9.105.020-1 (Highway 111 Specific Plan Area Zones): a. New land use activity; b. New development, including new structures on non -vacant parcels; and C. Improvements, expansions, and/or modifications to an existing building greater than 25 percent of the existing gross floor area. i. Total allowed expansion must not exceed 25 percent of the gross floor area existing at the time this Chapter is in effect. Multiple incremental applications each less than 25 percent of the gross floor area, but when combined exceed the 25 percent limit, are not allowed. February 2026 Draft I City of La Quinta I Section 9.105.010, Page 1 29 Chapter 9.105: Highway I I I Development Code ii. For building expansions where the new building facade is an extension from and connected to the existing structure, this Chapter only applies to the new portion of the building. iii. Improvements or expansions less than 25 percent of the existing gross floor must follow the requirements in 9.105.040(E)(4) (Nonconforming Structures) 2. Unless otherwise specified, the zoning standards in this Chapter replace the zoning previously applied to the subject property. 3. Exemptions. Properties in Figure 9.105.020-1 zoned Open Space (OS), Flood Plain (FP), and Major Community Facilities (MC) are exempt from this Chapter and will continue to be subject to the standards and requirements of Title 9 (Zoning) of the La Quinta Municipal Code (Municipal Code). 4. This Chapter supplements, or when in conflict replaces, the standards and procedures in Title 9 (Zoning). All applicable provisions of the Municipal Code that are not specifically replaced or identified as not applicable continue to apply to all properties within the Plan Area. If there is a conflict between the standards of this Chapter and the standards in the Municipal Code, the standards in this Chapter control, unless otherwise stated. 5. Requirements for New Structures or Land Uses, or Changes to Structures or Land Uses. No permit may be issued by a decision -making authority unless a proposed project complies with all applicable provisions of this Chapter, including required findings, conditions of approval, and all other applicable provisions of law. 6. Legal Parcel. The site of a proposed land use, development, modification, or other improvement subject to this Chapter must be on a parcel(s) legally created in compliance with the Subdivision Map Act and Title 13 (Subdivision Regulations). 7. Issuance of Building or Grading Permits. The City may issue building, grading, or other construction permits when: a. The proposed land use and/or structure satisfies the requirements of Subsection 9.105.010.13.3.a, and all other applicable statutes, ordinances, and regulations; and b. The site was subdivided in compliance with Title 13 (Subdivision Regulations). 8. Minimum Requirements. The provisions of this Chapter are minimum requirements for the protection and promotion of public health, safety, and general welfare. When this Chapter provides for discretion on the part of a City decision -making authority, that discretion may be exercised to impose conditions on the approval of any project proposed in the Plan Area. 9. Effect on Existing Development and Land Uses. Development and/or use(s) legally existing as of the adoption of this Chapter must comply with Chapter 9.270 (Nonconformities) and Section 9.105.040(E) (Nonconformities). Section 9.105.010, Page 2 1 City of La Quinta I February 2026 Draft 30 Title 9: Zoni 10. Effect of Zoning Code Changes on Projects in Progress. An application for zoning approval that has been accepted by the Director as complete before the effective date of this Chapter or any subsequent amendment will be processed according to the requirements in effect at the time of the application. 11. Historic/Cultural Resources. Properties identified by the City as historically or culturally significant, or potentially significant, must comply with the applicable provisions of Title 7 (Historic Preservation). C. Organization and Use. This Chapter consists of the following Sections: 1. 9.105.010 Introduction. Establishes the authority, purpose, and applicability of this Chapter. 2. 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards. Establishes development standards for zones which implement the Specific Plan. 3. 9.105.030 Supplemental Standards. Establishes supplement development standards for the HMU Zone, including landscaping, parking, screening, outdoor lighting, signs, frontage types, and civic spaces. 4. 9.105.040 Permits and Procedures. Establishes procedures for the preparation, filing, and processing of applications for development permits and other entitlements. 5. 9.105.050 Definitions. Establishes the definition of terms and land uses used in this Chapter. February 2026 Draft I City of La Quinta I Section 9.105.010, Page 3 31 Chapter 9.105: Highway I I I Development Code THIS PAGE INTENTIONALLY LEFT BLANK Section 9.105.010, Page 4 1 City of La Quinta I February 2026 Draft 32 Title 9: Zonin Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards .............................. 5 A. Purpose...................................................................................................................................5 B. Applicability............................................................................................................................6 C. Zones Established..................................................................................................................6 D. General Regulations..............................................................................................................9 E. Zone Development Regulations.........................................................................................11 F. Land Use...............................................................................................................................15 G. Large Site Development......................................................................................................20 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards A. Purpose. The Highway 111 Mixed Use (HMU) Zone implements the Specific Plan consistent with the La Quinta 2035 General Plan. The Specific Plan allows for the creation of a new mixed -use zone within Plan Area identified on Figure 9.105.020-1 (Highway 111 Specific Plan Area Zones). The purpose of this zone is to: 1. Establish new standards for development within the Plan Area to create a mixed - use environment that balances existing retail development with new opportunities for pedestrian -oriented commercial development with active ground floor uses connected to public spaces and active and walkable corridors; 2. Enable the provision of market rate and affordable housing opportunities within the Plan Area that will meet or exceed the City's allotted housing needs; 3. Create a pedestrian environment by requiring new blocks and street connections for large scale redevelopment, as envisioned in the Specific Plan. 4. Support landscapes and building design that support urban resiliency, walkability, heat mitigation, and accessibility within human -scaled spaces. February 2026 Draft I City of La Quinta I Section 9.105.020, Page 5 33 Chapter 9.105: Highway I I I Development Code Figure 9.105.020-1: Highway 111 Specific Plan Area Zones ccscnnr slt.uoR �yeuc v�.cow in _ Highway 111 Mwed Use Zone (HMU) _ MC Major Community Facilmes _ OS Open Space _ FP Floodplam Highway 111 Specdic Plan Boundary B. Applicability. 0 Sao 1.000 OF.M scr 1 12.000 1. These requirements are applied in combination with other applicable standards in Title 9 (Zoning) as further described in Section 9.105.010.13(Applicability). 2. When there is a conflict between the requirements in this Chapter, and other requirements in Title 9 (Zoning), this Chapter supersedes. C. Zones Established. 1. Highway 111 Mixed -Use (HMU) Zone. As described in Section 9.105.020.A (Purpose), the Highway 111 Mixed -Use Zone is intended to implement the vision outlined in the Specific Plan for the continued development of automobile dependent uses along the Highway 111 Corridor right-of-way while promoting more human -scaled, pedestrian -oriented commercial development with active ground floor uses within the remainder of the Plan Area. Throughout the Plan Area, a mix of residential uses is desired, eitherwith residential uses located above or behind commercial uses, or where allowed by the Plan, the development of new residential uses on the ground floor. Section 9.105.020, Page 6 1 City of La Quinta I February 2026 Draft 34 Title 9: Zonin 2. Overlay Zones. a. Active Frontage (AF) Overlay Zone. Applicability. The AF Overlay Zone implements the "Active Frontage Policy" and applies to property located within a 400 feet400-foot radius measured from the intersection point of the two street centerlines which comprise an existing or future designated Active Use Node, as shown in Figure �3-2 of the Specific Plan or on an approved Large Project Site Plan. If only a portion of a parcel or lot falls within the AF Overlay Zone, the regulations of the AF Overlay Zone apply as follows, as demonstrated in Figure 9.105.020-2: (a) Less than 50 percent of the parcel area or block face is within the AF Overlay Zone: the regulations only apply to that portion of the parcel or block. (b) More than 50 percent of the parcel area or block face is within the AF Overlay Zone: the regulations apply to the whole parcel or block. Figure 9.105.020-2: AF Overlay Zone • Active use node - - - . Street centerline Block AF Overlay Zone regulations applicablc ii. Modified Regulations. Development projects within the AF Overlay Zone are subject to additional development regulations, as provided in Table 9.105.020-1 through Table 9.105.020-4. February 2026 Draft I City of La Quinta I Section 9.105.020, Page 7 35 Chapter 9.105: Highway I I I Development Code iii. Use Restrictions. Development within the AF Overlay Zone must not be developed with residential units on the first or ground floor. Uses associated with an on -site residential use, such as leasing office, community space, the work component of a live/work unit, or project amenities are allowed on the ground floor. All other non- residential uses (e.g. office, retail, restaurant, office, or service uses) allowed in the HMU zone are allowed. b. Auto -Oriented Development Overlay Zone (AOD). The AOD Overlay Zone implements the "Auto Oriented Development Policy" and applies to all parcels or portions of parcels within 300 feet of Highway 111 as measured from the edge of the Highway 111 right-of-way, see Figure 9.105-020-3 (AOD Overlay). Within the boundaries of this AOD Overlay Zone, auto - oriented, auto service, parking lot, and drive -through uses allowed, as shown in Table 9.105.020-5 (Permitted Uses in the HMU Zone and AOD Overlay). If a portion of a parcel falls within the AOD Overlay Zone, the regulations of the AOD Overlay Zone apply as follows: i. Less than 50 percent of the parcel area is within the AOD Overlay Zone: the regulations only apply to the portion of the parcel. ii. More than 50 percent of the parcel area is within the AOD Overlay Zone: the regulations apply to the whole parcel. Section 9.105.020, Page 8 1 City of La Quinta I February 2026 Draft 36 Title 9: Zonin Figure 9.105-020-3: AOD Overlay 'e. .ell, _ Highway 111 Mixed Use Zone (HMU) Q HWY 111 AOD Overly MC Major Comrxuxly Facilities j _ _ Highway 111 Specd c Plan Boundary _ OS Open Space _ FP Floodplain o Soo r 1 00 sr- — + +x o00 D. General Regulations. 1. Alternative to Required Placement Standards. One or more active private frontage amenities, in compliance with the standards below, may be substituted, in part, for the building placement in frontage areas required in Table 9.105.020-2 (Development Standards- Building Placement), so long as they do not obstruct the open pedestrian connection between the building's primary entrance and the sidewalk. Allowed frontage area alternative active private frontage amenities are limited to: a. Accessory outdoor dining, provided the outdoor dining is: i. Accessory to a permitted use; and ii. Separated from the public right-of-way only with planters, shrubs, or approved fencing with a maximum height of 36 inches. b. Merchandise display and sales, provided that the display and sales area is: i. Associated with a permitted use; and ii. Only replaces up to a maximum 25 percent of the building facade requirement. February 2026 Draft I City of La Quinta I Section 9.105.020, Page 9 37 Chapter 9.105: Highway I I I Development Code C. Open space, public plaza, or other civic space, provided that the space is open to the public and developed to include shade, seating area, and a combination of landscaped and paved space. 2. Vertical Articulation. a. Building facades up to 75 feet in length along a right-of-way must incorporate at least one of the following on all upper stories: i. Window bays a minimum 30 inches in depth from building facade; ii. Recesses a minimum three feet in depth from building facade; or iii. Balconies. b. When a building facade exceeds 75 feet in length along a right of way, all upper stories must be separated into facade bays no greater than 60 feet in width defined by a recess a minimum of three feet in depth and at least one of the following strategies: i. Change in roof parapet height or shape; ii. Change in roof form; or iii. Change in building height with a minimum of eight -foot difference. C. When a building facade exceeds 400 feet in length along a right- of- way, the building must incorporate a vertical break a minimum 40 feet wide and 20 feet deep. The resulting space must: i. Be closed to vehicular circulation; ii. Be improved with pedestrian amenities and a combination of landscaping and paving that serves as an extension of the abutting sidewalk; iii. Provide a minimum 100 square feet that is covered; and iv. Remain accessible and open to the public. 3. Corner Treatment. Projects must accentuate the building massing at street intersection or corner with minimum one of the following elements. a. A tower or dome element at least 80 square feet in area; b. A decorative parapet; C. A rounded corner with an increased amount of transparency or glazing than provided on adjacent facades; or d. Bay windows within six feet of the building corner. 4. Ground Floor Entrances. a. All non-residential ground floor uses must have one entrance that is visible and accessible from the primary right-of-way. Additional entrances may be accessed from the side or rear parking area. Section 9.105.020, Page 10 1 City of La Quinta I February 2026 Draft 38 Title 9: Zonin b. Street -facing non-residential building facades up to 150 feet must incorporate at least one ground floor entrance. Buildings 150 feet or longer must provide a minimum of two ground floor entrances, and one entrance per 100 linear feet. 5. Required Ground Floor Transparency. A minimum 40 percent of commercial ground floor front or side street -facing facades between 2 and 8 feet in height must be transparent window surface. Windows or openings that are opaque, reflective, covered, or painted do not satisfy this requirement. 6. Shade. Shade producing frontages, such as awnings, arcades, and galleries, are required on 50 percent of southern and western facing building facades of non- residential or mixed -use buildings. E. Zone Development Regulations. 1. Overview. This Section establishes the development regulations for the HMU Zone. The components of the HMU Zone development standards are as follows: a. Density and Site Area. Table 9.105.020-1 establishes residential density (units per acre), floor area ratio (FAR), lot dimension, and lot coverage regulations. b. Building Placement. Table 9.105.020-2 regulates building setbacks building placement. C. Building Form. Table 9.105.020-3 establishes the building form regulations, such as floor to ceiling height, building height. d. Parking Placement. Table 9.105.020-4 provides setback standards for off- street parking and standards for curb cuts and site access. DevelopmentTable 9.105.020-1: Standards Standard HMU Zone AF Overlay Zone Density, Minimum n/a n/a Density, Maximum 40 du/ac 40 du/ac Floor Area Ratio (FAR) 1.0 1.0 Lot Size, Minimum No min. No min. Lot Coverage, Maximum 60% 80% February 2026 Draft I City of La Quinta I Section 9.105.020, Page 11 39 Chapter 9.105: Highway I I I Development Code Figure 9.105.020-4: Building Placement -.................... .......... a I I I I I IL 1�/G 7,/j/ I L L J I _.—.—.—.— .—.—.——.—.—.—.—.—.—.—.—.J STREET (FRONT) Min. Max. KEY - • . • . • - Property Line Building Area Building Setback Line Frontage Area Curb Line Building Setbacks' 0 W Min. Max. Front Setback 10 ft min.; 80 ft max.z 0 ft min; 15 ft max. O Street Side Setback 20 ft min.; 80 ft max.z 5 ft min; 20 ft max. Interior Side Setback 5 ftm i n 0 min Rear Setback 10 min no min 0 Encroachments into Setbacks Roof overhangs, architectural features, and 2 ft. max. 2 ft. max. stairs/ramps Uncovered patios 2 ft. max. Up to the sidewalk Covered patios Not allowed Not allowed Frontage Area Occupancy (portion of front or side street frontage area occupied by a building) Front qiot occupied by buildin.. Mthin FFentW n/a 50% front lot width U Section 9.105.020, Page 12 1 City of La Quinta I February 2026 Draft 40 Title 9: Zonin Standard HMU Zone AF Overlay Zone Key Street side let awe .-.-„n;orl h„ building within n/a of street side lot, starting n0 n/a from corner GntGrte Groh ' Measured from property line. For properties that are located directly adjacent to Highway 111, minimum 30 feet setback from the front, rear, or side property line that is directly next to the public right of way of Highway 111. 2 Maximum setback applies to new development and is required only as part of a Large Project Site Plan or new application. No maximum setback for existing structures. Figure 9.105.020-5: Building Form KEY • . • . • - Property Line Curb Line Building Height'' Stories, Maximum 4 4 Overall Maximum 50 ft 50 ft Ground Floor Finish Level, Above Grade �1J Residential, Minimum n/a 12 in Non -Residential, Maximum n/a 2 ft 19 Floor -to -Ceiling February 2026 Draft I City of La Quinta I Section 9.105.020, Page 13 41 Chapter 9.105: Highway I I I Development Code Standard HMU Zone AF Overlay Zone Key Ground Floor, Minimum 9 ft 14 ft 10 Upper Floor(s), Minimum 9 ft 9 ft 0 'Image Corridor building height limitations in Section 9.50.020 (Height limits and setbacks near image corridors) do not apply to the HMU Zone or any overlay zones established in this Chapter. Figure 9.105.020-6: Parking Placement _.r._._.—._.—._._._.—r_.—.—.—.—._._.—.—.4 i I I I I i it I o w i II i !I I!I 1 i _.._._._._._._._._.. STREET (FRONT) KEY — • — • — • — Property Line Parking Area ----- Building Setback Line f i Frontage Area Curb Line Curb Line Standard HMU Zone AF Overlay Zone Key Number of Required Parking Spaces See Section 9.105.030 See Section 9.105.030 Parking Area Setbacks Front Setback n/a 20 ft minimum O Street Side Setback n/a 15 ft minimum Curb Cuts Width, maximum n/a 24 ft Section 9.105.020, Page 14 1 City of La Quinta I February 2026 Draft 42 Title 9: Zonin Standard HMU Zone AF Overlay Zone One per every 400 ft of street One per every 300 ft of street frontage. New curb cuts not Per block, maximum frontage allowed within 100 feet of a corner intersection or within 100 feet of an Active Node. F. Land Use. 1. Allowed uses for the HMU Zone and AOD Overlay are listed in Table 9.105.020-5 (Permitted Uses in the HMU Zone and AOD Overlay). 2. Certain uses require a conditional use per Section 9.210.020 (Conditional Use Permits) or minor use permit per Section 9.210.025 (Minor Use Permits) as indicated in the table. 3. Uses Not Listed. a. Land uses that are not listed in Table 9.105.020-5 are not allowed, except as otherwise provided for in this Title. a.b. Determination of a Similar Use. In accordance with Section 9.20.040 (Land uses not listed) the Director shall make a determination if uses not included in Table 9.105.020-5 (Permitted Uses in the HMU Zone and AOD Overlay) are allowed. P = Permitted Use I A = Accessory Use C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use Retail Uses Cigar lounges, hookah bars, and similar uses with onsite smoking M M Food, liquor, and convenience stores under 10,000 sq. ft. floor area, open less than 18 hours/day P P under 10,000 sq. ft. floor area, open 18 or more hours/day' C M over 10,000 sq. ft. floor area M M Plant nurseries and garden supply stores, with no propagation of plants on the premises, subject to Section 9.100.110 (Outdoor storage and display) P P Retail stores P P under 10,000 sq. ft. floor area per business P P 10,000-50,000 sq. ft. floor area P P February 2026 Draft I City of La Quinta I Section 9.105.020, Page 15 43 Chapter 9.105: Highway I I I Development Code P = Permitted Use I A = Accessory Use C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use over 50,000 sq. ft. floor area I P I M with Outdoor sales or display, subject to certain conditions I M I X General, Office, and Health Services Administrative office P P Business services P P Convalescent hospitals C X Hospitals C X Laundromats and dry cleaners, except central cleaning plants P P Medical center/clinic three or fewer offices in one building P P four or more offices in one building P C Pet grooming P P Personal service P P Veterinary clinics/animal hospitals and pet boarding (indoor only) M M Dining, Drinking, and Entertainment Uses Bars and cocktail lounges M M Dance clubs and nightclubs C C Restaurants, counter take-out P P Restaurants, drive -through X P Restaurants, other than drive -through P P Theaters P P Tobacco shops without onsite smoking P P Recreation and Assembly Uses Community assembly P P Instructional studios P P Libraries and museums P P Mortuaries and funeral homes X X Parks, unlighted playfields and open space P P Sports and recreation, indoor P M Sports and recreation, outdoor X X Section 9.105.020, Page 16 1 City of La Quinta I February 2026 Draft 44 Title 9: Zonin P = Permitted Use I A = Accessory Use C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use Public and Semipublic Uses Communication towers and equipment (co -location, mounted to existing facility) subject to Chapter 9.170 M M Communication towers and equipment (freestanding, new towers) subject to Chapter 9.170 C C Educational institutions C C Kennel/boarding C C Public flood control facilities and devices P P Public service facility P P Reservoirs and water tanks X X Utilities, minor M M Vocational schools P P Residential, Lodging, and Child Daycare Uses Boarding house P P Child daycare facilities, centers and preschools as a principal use, subject to Section 9.100.240 (also see Accessory Uses) P P Dwelling, multifamily2,3 P P Dwelling, single-family P P Dwelling, townhome 2.3 P P Emergency shelters P P Hotels and motels P P Mobilehome park X X Residential as an accessory use, e.g., caretaker residences per Section 9.100.160 M M Resort residential, subject to Section 9.60.310 X X Senior group housing P P Single room occupancy (SRO) hotels, subject to Section 9.100.250 C C Timeshare facilities, fractional ownership, subject to Section 9.60.280 P P Transitional shelters for homeless persons or victims of domestic abuse P P February 2026 Draft I City of La Quinta I Section 9.105.020, Page 17 45 Chapter 9.105: Highway I I I Development Code P = Permitted Use I A = Accessory Use C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use Automotive, Automobile Uses 4 Automobile service stations, with or without minimart subject to Section 9.100.230 X P Auto or truck storage yards, not including dismantling X X Auto parts stores P P Auto repair X C Auto repair- specialty shops X C Car washes X P Golf cart, neighborhood electric vehicle (NEV), and electric scooter sales P P Private parking lots/garages as a principal use subject to Chapter 9.150, Parking X C Truck or equipment rentals X X Vehicle sales and leasing, new X M Vehicle sales and leasing, used X C Warehousing and Heavy Commercial Uses 4 Central cleaning or laundry plants X X Contractor offices, public utility and similar equipment/storage yards X X Ministorage facility X X Pest control services X X Wholesaling/distribution centers, general warehouses with no sales to consumers P X Industrial and Research Uses Recycling centers as a primary use, collection and sorting only, subject X C to Section 9.100.190 Recording studios Research and development Accessory Uses and Structures Antennas and satellite dishes, subject to Section 9.100.070 A A Construction and guard offices, subject to Section 9.100.170 P P Dancing or live entertainment as an accessory use A A Portable outdoor vendor uses subject to Section 9.100.100 M M Game machines as an accessory use A A Section 9.105.020, Page 18 1 City of La Quinta I February 2026 Draft 46 Title 9: Zonin P = Permitted Use I A = Accessory Use C = Conditional Use Permit I M = Minor Use Permit S = Specific Plan required I T = Temporary Use Permit I X = Prohibited use Incidental on -site products or services for employees or businesses, such as A A child day care, cafeterias and business support uses Indoor golf or tennis facilities as an accessory use A A Other accessory uses and structures which are customarily associated with and subordinate to the principal use on the premises and are consistent A A with the purpose and intent of the zoning district, as determined by the director Outdoor golf or tennis facilities as an accessory use X X Pool or billiard tables as accessory use (3 tables or less) A A Reverse vending machines and recycling drop off bins, subject to Section A A 9.100.190 Swimming pools as an accessory use A A Temporary Uses Christmas tree sales, subject to Section 9.100.080 T T Commercial filming, subject to 9.210.050 T T Halloween pumpkin sales, subject to Section 9.100.080 T T Holiday period storage subject to Section 9.100.145 M M Sidewalk sales, subject to Section 9.100.120 T T Special events, subject to Section 9.100.130 T T Stands selling fresh produce in season, subject to Section 9.100.090 T T Temporary outdoor events, subject to Section 9.100.130 T T Use of relocatable building, subject to Section 9.100.180 T T Other Uses Medical marijuana dispensaries I X I X Sexually oriented businesses 5 C I C With no consumption of alcohol on the premises. 2 If part of a mixed -use project per Section 9.140.090. 3 If not part of a mixed use project: Subject to Section 9.30.070 (RH, High Density Residential District) for density. 4 Subject to Section 9.100.110, Outdoor storage and display. s Property must also be located within the SOB (sexually oriented business) overlay district. February 2026 Draft I City of La Quinta I Section 9.105.020, Page 19 47 Chapter 9.105: Highway I I I Development Code G. Large Site Development. 1. Purpose. This section establishes standards for to create new, interconnected places and to reinforce walkable urban environments developed with a mix of residential, retail, entertainment, office, civic, and service uses within a compact, pedestrian -friendly, and transit -supportive environment. 2. Applicabilit� a. These standards apply to development activity, including subdivision, -on one site, a combination of sites, or a portion of a site: Three and one half acres or larger in size, or ii. 400 feet or more of linear street frontage. b. Exceptions. +ki. OUtDarcels identified as of the effective date of this chapter that are less than three and one-half acres in area, are designated to be separately owned or leased, and developed independently are not subject to the requirements of this section. -43. Review Procedures. a. Permit Required. New development proposals must receive approval of a site development permit in compliance with Section 9.210.010 (Site Development Permits) and the requirements of this section. b. Large Project Site Plan Required. In addition to the application requirements for a site development permit, applicants must provide a Large Project Site Plan that must include the following information: i. Project boundaries; ii. Existing and proposed blocks in compliance with subsection (G)(4) (Blocks); iii. Existing and proposed thoroughfares, including alleys if applicable, in compliance with subsection (G)(5) (Thoroughfares); iv. If more than one building or structure, the proposed lot or site configuration; V. Compliance with the building placement requirements of subsection (E) (Zone Development Regulations); vi. For projects within the AF Overlay Zone, demonstrated compliance with building frontage occupancy requirements of Table 9.105.020- 2; vii. Compliance with frontage design requirements of Section 9.105.030.G (Building Frontage Typ-e--Regulations); Section 9.105.020, Page 20 1 City of La Quinta I February 2026 Draft 48 Title 9: Zonin viii. Existing and proposed pedestrian and bicycle connections; and ix. Existing and proposed civic space(s) in compliance with Section 9.105.030.H-P (Civic Space Standards). -3-4. Blocks. a. Individual block faces and the total block perimeter must meet the standards established in Table 9.105.020-6 (Block Size). b. Blocks may be irregularly shaped (i.e., non- rectangular) provided they are still in compliance with the standards in Table 9.105.020-6 (Block Size). Zone Block Face Length (max.) Highway 111 Mixed Use (HMU) Zone 600 ft. Active Frontage (AF) Overlay 400 ft. C. Blocks may exceed the maximum allowed face length if a pedestrian paseo is included, in compliance with the following (See Figure 9.105.020-7: Block Length Measurement): i. Paseos must cut through the entire block; ii. The maximum block face length distance on either side of the paseo may not exceed the maximum in Table 9.105.020-1 (Block Size); and iii. Only one paseo is allowed per block. Figure 9.105.020-7: Block Length Measurement Rear Lane Paseo ❑� ❑ Ll ❑1 LV X1+ Xz = Block length X1 X2 February 2026 Draft I City of La Quinta I Section 9.105.020, Page 21 49 Chapter 9.105: Highway I I I Development Code d. Block Front. i. Projects subject to this Section must define the block front and block side based on existing and proposed streets and connections. ii. Projects with a phased development plan must orient buildings to face the location of future streets and block fronts, even if the street is not developed until a future phase. Buildings may be oriented to have frontage on an existing drive aisle until the street is developed. iii. For new streets and blocks, the block front will be the block face with: (a) The greatest proportion of parcels in the Active Frontage Overlay Zone, or (b) The presence of existing active frontage or retail frontage on the building(s) along the same block side or across the street, or (c) The greatest proportion of buildings with their primary entrance along the same side of the street. iv. Block frontages must face each other across public or private thoroughfares as established in the Circulation Element of the Specific Plan. 4.5. Thoroughfares. Public or private thoroughfares define the publicly accessible circulation network that refines large sites into more interconnected and walkable environments. They provide multiple routes for vehicular, bicycle, and pedestrian circulation. a. Design. Public or private thoroughfares must comply with City standards and be designed as public streets and in compliance with the street standards provided in Chapter 3 of the Specific Plan. ii. Drive aisles do not constitute a thoroughfare and do not satisfy the requirements of this section. b. External Connectivity. Thoroughfares must be planned consistent with Chapter 3 in the Specific Plan and be arranged to connect from existing or proposed thoroughfares and intersections into adjoining properties whether the adjoining properties are undeveloped and intended for future development, or if the adjoining lands are developed and include opportunities for the connections. Section 9.105.020, Page 22 1 City of La Quinta I February 2026 Draft 50 Title 9: Zonin ii. New thoroughfares must connect to existing intersections, unless the Director approves an alternative. New curb cuts or intersections along Highway 111 are not allowed. iii. Thoroughfare rights -of -way must be extended to or located along adjoining property boundaries to provide a roadway connection or thoroughfare stub for development in compliance with the standards in subsection A (Block Size). iv. The Project Site Plan must identify all stub streets for thoroughfares and include a notation that all stub streets must connect with future thoroughfares on adjoining property. V. Cul-de-sacs are not allowed. February 2026 Draft I City of La Quinta I Section 9.105.020, Page 23 51 Chapter 9.105: Highway I I I Development Code Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.030 Supplemental Standards..................................................................24 A. Purpose.................................................................................................................................24 B. Applicability..........................................................................................................................24 C. Landscaping..........................................................................................................................24 D. Open Space...........................................................................................................................25 E. Screening..............................................................................................................................26 F. Parking..................................................................................................................................26 G. Building Frontage Regulations............................................................................................30 H. Civic Space Standards..........................................................................................................41 9.105.030 Supplemental Standards A. Purpose. This Section establishes supplemental development standards, including landscaping, parking, and screening, as well as building frontage and civic space standards. These standards supplement the standards established in Title 9 (Zoning). The standards ensure development that establishes and reinforces the vision for the La Quinta Highway 111 Specific Plan Area (Plan Area). B. Applicability. 1. The standards in this Section apply to all projects in the Plan Area subject to this Chapter and must be considered in combination with the applicable standards for the Highway 111 Mixed Use (HMU) Zone established in Section 9.105.020 (Mixed Use Zone Standards). 2. In the event of any conflict between the standards of this Section and the standards in another Section of this Chapter or any standard in the La Quinta Municipal Code, the standards in this Section supersede, unless stated otherwise. C. Landscaping, 1. Purpose. This Section establishes additional standards for landscaping in the Plan Area. Section 9.105.030, Page 24 1 City of La Quinta I February 2026 Draft 52 Title 9: Zonin 2. Applicabilit . These standards shall be considered in combination with the requirements of Section 9.100.040 (Landscaping). The provisions of Section 9.100.040 (Landscaping) apply, except as modified below. 3. General Landscaping Standards. Landscaping must comply with the following: a. Perimeter Landscaping. i. Setback areas required in the HMU Zone must be landscaped. ii. Setbacks provided beyond the minimum required setback are not required to be landscaped and may be paved. iii. Setbacks provided in the Active Frontage (AF) Overlay Zone are not required to be landscaped. b. Interior Landscaping. Building Perimeters. The portions of a nonresidential building that front a public street, internal street, or publicly accessible drive aisle must have one or more landscape planters installed along a minimum 20 percent of that building face. The planter must be three feet wide This standard does not apply to buildings located in the AF Overlay Zone or buildings located along the front or corner side of the property line where setback landscaping is already provided pursuant to subsection (Q(3)(a), above. ii. Interior landscaping must be provided consistent with subsection 9.100.040(B) (Landscaping Standards). D. Open Space. 1. Purpose. This Section establishes standards for required open space in the Plan Area. These standards are intended to ensure that open space as a project benefit is provided. The standards of this section are distinct from any private patio or balcony space typically required per unit as part of a residential project. 2. Applicability a. These standards apply to all residential and residential mixed -use projects on lots one half acre or larger within the HMU Zone and must be considered in combination with the requirements of Section 9.105.020 (Highway 111 Mixed Use (HMU) Zone Standards). b. Exemptions. The standards in this section do not apply to i. Development in the AOD Overlay Zone; and �-.ii. Non-residential projects. '43. Minimum Open Space Required. Projects must provide minimum four percent of the gross lot area as open space. February 2026 Draft I City of La Quinta I Section 9.105.030, Page 25 53 Chapter 9.105: Highway I I I Development Code -3-.4. Design and Dimensions. Open space must meet the following standards: a. Must be provided at ground level and visible to the public. Rooftop or upper story open space does not satisfy the requirements. b. Provide a minimum dimension of 20 feet in any direction; C. A minimum of 50 percent of the open space must be landscaped, covered, or shaded; and d. Open space cannot be enclosed by a building fa4ade, wall, fence, or hedge taller than 36 inches in height or on more on three sides. Fences required for safety and security, including fences around pool areas, are exempt from these limitations on height and location. 4.5. Open space that is accessible to the public and complies with the standards in Section 9.105.030(H) (Civic Space Standards) may satisfy both the open space and the Civic Space standard requirements. E. Screening. 1. Purpose. This Section establishes additional standards for screening in the Plan Area. 2. Applicability. These standards shall be considered in combination with the requirements of Section 9.100.050 (Screening). The provisions of Section 9.100.050 (Screening) apply except as provided below. 3. Screening of Property. a. Abutting Residential Zones. Commercial and mixed uses in the HMU Zone must be screened from adjacent residential zones along the shared lot line by plant materials, as approved by the designated approval authority. b. Openings or pedestrian/bicycle connections are required every 50 feet to ensure safety, crime prevention, and adequate access and connectivity. C. Fences and solid walls are not allowed between projects in the HMU Zone or between a HMU Zone and any adjacent zone if new street, future connection, or street stub is proposed to comply with the block and connectivity requirements of Section.9.105.020(G) (Large Site Development), except when a solid wall or fence is required to screen parking areas pursuant to subsection (F)(56)(d), below. 4. Screening Standards for Loading Areas. Loading areas located behind a building and that are not visible from adjacent streets or from residential, open space, and recreation areas, need not be screened, subject to review and approval by the Director. F. Parking. 1. Purpose. This Section establishes additional standards for off-street parking in the Plan Area. Section 9.105.030, Page 26 1 City of La Quinta I February 2026 Draft 54 Title 9: Zonin 2. Applicability. These standards shall be considered in combination with the requirements of Chapter 9.150 (Parking). The provisions of Chapter 9.150 (Parking) apply, except as modified below. 3. Parking Location and Accessibility a. Off-street parking may be provided on -site or off -site. Requirements for on- or off- site parking are below. i. All of the required parking spaces for residential development and a minimum of 80 percent of the required parking spaces for commercial development must be provided on -site in new development projects. ii. Up to 20 percent of required parking spaces for commercial development may be provided off -site, but no further than 300 feet from the project property line. iii. A parking plan is required for any off -site parking. The parking plan must include the amount and location of any off -site parking and a shared parking agreement with the adjacent property owner(s). b. Garages. For all residential uses, required parking does not need to be provided in a garage or covered carport. 4. Spaces Required by Use. a. Off Street Parking Required. The required parking is 50 percent parking of the required off-street parking standards in Chapter 9.150 (Parking), Table 9-11 (Parking for Residential Land Uses) and Table 9-12 (Parking for Nonresidential Land Uses). b. Change of Use. No additional off-street parking is required for a change from an existing nonresidential use to a different nonresidential allowed within the HMU Zone. C. Guest Parking. No on -site guest parking is required. d. Parking Adjustments. Golf Carts and Neighborhood Electric Vehicles. A 10 percent parking reduction is allowed if a project provides a minimum of two parking spaces or 10 percent of the minimum number of required spaces, whichever is greater, for golf carts and neighborhood electric vehicles (NEV). February 2026 Draft I City of La Quinta I Section 9.105.030, Page 27 55 Chapter 9.105: Highway I I I Development Code Section 9.105.030, Page 28 1 City of La Quinta I February 2026 Draft 56 Title 9: Zonin op -. -. -.. _ .. .. .. . .. ... .. . .. . . ..... .. . . . .. 6-.5. Parking Facility Design Standards. a. Stormwater Runoff. The City decision -making authority may allow the installation of flat curbs for new development within Plan Area to enable rainwater capture in landscape areas to mitigate flooding. b. Design and Dimensions. i. Compact Spaces. The City decision -making authority may allow up to 30 percent of required parking spaces to be allocated as compact parking spaces. C. Pedestrian Circulation. i. Parking Alignment with Non -Residential Building Entrances. Pedestrian walkways must be designed according to the following standards: (a) The primary entrance to a building must be located to face a street or be connected to a street. The primary entrance to a building may also face a public plaza, civic space, or pedestrian path/paseo. (b) When it is not possible to locate the primary entrance to face the street, plaza, or pedestrian path, a secondary entrance must be designed to connect to these public spaces. (c) A continuous and clearly marked pedestrian pathway must be provided within a parking area, connecting parking spaces to the primary or secondary building entrance. This path must be free from vehicle obstructions and must be physically separated from vehicles by a curb or designed with high -visibility materials to ensure distinction from parking and drive aisles for pedestrian safety and accessibility. February 2026 Draft I City of La Quinta I Section 9.105.030, Page 29 57 Chapter 9.105: Highway I I I Development Code d. Screening of Parking Areas. Screening Walls. Parking areas adjacent to Highway 111, Adams Street, or Dune Palmes Road Boulevard are allowed to construct a solid wall to comply with subsection 9.150.080(K), all other parking area screening must be provided utilizing plant screens or berms. ii. Modifications. The City decision -making authority may modify the screening requirements for parking areas within the Plan Area where breaks are needed to provide access for pedestrians, bicycles, or to ensure compliance with City standards for visual openness and motorist visibility at intersections. iii. Parking in the Rear of a Building. If the parking area is located at the rear of a building where it is not visible from public rights -of - way or is not located adjacent to a residential use, screening for the parking area is not required. e. Perimeter Landscaping. Whenever any parking area, except that provided for single-family dwellings, adjoins a street right-of-way, a 10 foot wide perimeter planting strip between the right-of-way and the parking area (20 foot wide between Highway 111 and the parking area) must be provided. The planting strip must be landscaped and continuously maintained. f. Shade for Surface Parking Areas. Shade trees must be installed to provide shade that covers 65 percent of the vehicle parking area within 10 years. All required parking spaces are included in the total parking area calculation, except for the following: i. The area covered by solar photovoltaic shade structures or other shade structures, including trellises; ii. Truck loading bays in front of overhead doors or loading docks; iii. Circulation and maneuvering areas within surface parking lots; and iv. Areas dedicated for truck maneuvering, and circulation as well as main access roads and driveways not used as back-up areas. G. Building Frontage Regulations. 1. Purpose. This Section establishes the frontage and building entrance requirements for the Plan Area and provides the design and development standards for allowed frontage types. Frontage types determine how buildings and entrances individually shape the streetscape. 2. Applicabilit� a. These standards apply to front and street side facades within the HMU Zone and must be considered in combination with the requirements of Section 9.105.020 (Highway 111 Mixed Use (HMU) Zone Standards). Section 9.105.030, Page 30 1 City of La Quinta I February 2026 Draft 58 Title 9: Zonin b. In the event of any conflict between the standards of this Section and the standards in another Section of this Chapter or any standard in the La Quinta Municipal Code, the standards in this Section supersede, unless stated otherwise. Vic. Parcels within the AOD Overlay Zone are exempt from this Section. 3. Building Frontage Requirements. a. Buildings in the HMU Zone must be developed with one or more of the allowed frontage types to occupy a minimum percentage, by width, of the total width of a building fa4ade, facing the front or side street Wmdth as #el'ewr,shown in Figure 9.105.030-1: Frontage Measurement, and as listed in Table 9.105.030-1: Required Frontage. Figure 9.105.030-1: Frontage MeasurementArcade I I I I I I I I I I I I I I f1 f2 f3 Building width, w L.. _ .. - .. _ .. - ..... _ ........ _ Total Frontage = the Sum of all frontages on the same side (f1 + f2 + f3 + ...) Percentage, P = Total Frontage, F Building Width, IN Zone/Facade HMU Zone AF Overlay Front 40% 75% Side Street 20% 40% b. Allowed Frontage Types. Table 9.105.030-2 describes the range of frontage types allowed throughout the mixed -use district. The types are distinguished by basic form and dimension to ensure that each frontage fosters an engaging pedestrian environment. February 2026 Draft I City of La Quinta I Section 9.105.030, Page 31 59 Chapter 9.105: Highway I I I Development Code DevelopmentTable 9.105.030-2: Frontage Type ..Types HMU Zone AF Overlay Zone Standards Arcade X X Section 9.105.030(G)(4)(a) Dooryard X Section 9.105.030(G)(4)(b) Forecourt X X Section 9.105.030(G)(4)(c) Gallery X X Section 9.105.030(G)(4)(d) Porch X Section 9.105.030(G)(4)(e) Shopfr RetaiI Store & Shopfront X X Section 9.105.030(G)(4)(f) Stoop X X Section 9.105.030(G)(4)(g) Terrace X X Section 9.105.030(G)(4)(h) Section 9.105.030, Page 32 1 City of La Quinta I February 2026 Draft 60 Title 9: Zonin 4. Frontage Type Standards. a. Arcade. Arcade frontage with dimensions as indicated in Table 9.105.030- 3, and as illustrated in Figure 9.105.030-2: Section Description Figure 9.105.030-2: Arcade Plan An arcade frontage provides a continuous covered walkway in place of or next to a sidewalk. The main fa4ade of the building is placed at or near the right-of-way with the walkway at the ground level and habitable space above, often encroaching over the public right-of-way or encroaching over a pedestrian path. The arcade facilitates pedestrian circulation along building frontages and is intended for buildings with active ground floor uses. Can be utilized with the shopfront frontage type. Standards Depth of arcade 8 ft. min.; 16 ft. max. O Clear height 8 ft. min. Distance between columns 4 ft. min. Setback from curb 2 ft. min. 0 February 2026 Draft I City of La Quinta I Section 9.105.030, Page 33 61 Chapter 9.105: Highway I I I Development Code Dooryard. Individual covered dooryard frontages with dimensions as indicated in Table 9.105.030-4, and as illustrated in Figure 9.105.030-32-: Section Description Figure 9.105.030-3: Dooryard Plan A dooryard provides a limited amount of private open space at the primary building entry. The dooryard area is defined by a low wall, planter, or fence that provides a buffer between the parcel line or right-of-way and the building while preserving a sense of openness to the building entrance. The dooryard may be raised, sunken, or at grade. Standards Width of usable yard area 6 ft. min. 0 Depth of dooryard from door 4 ft. min.; 8 ft. max. Projection depth 6 ft. max. Height of closure 3 ft. max. 0 Clear height to projection 8 ft. min.; 12 ft. max. Section 9.105.030, Page 34 1 City of La Quinta I February 2026 Draft 62 Title 9: Zonin C. Forecourt Forecourt frontage with dimensions as indicated in Table 9.105.030-5, and as illustrated in Figure 9.105.030-4-3: Figure 9.105.030-4: Forecourt awuwi O © _— Street • Section Plan Description The main fa4ade of the building is placed at or near the right-of-way and a portion (usually the central portion) is set back, creating a courtyard -like space. The space is typically used as an entry court, shared garden area, or additional shopping or restaurant seating area. Standards Width of forecourt 12 ft. min. O Depth of forecourt 12 ft. min. 19 February 2026 Draft I City of La Quinta I Section 9.105.030, Page 35 63 Chapter 9.105: Highway I I I Development Code d. Gallery. Individual covered gallery frontages with dimensions as indicated in Table 9.105.030-6, and as illustrated in Figure 9.105.030-54: Figure 9.105.030-5: Gallery Section Description Plan 0 EL The main facade of the building is at or near the frontage line with a cantilevered shed or colonnade that may overlap the sidewalk. The gallery may support habitable space on the upper story. This type is intended for buildings with ground - floor commercial or retail uses and may be one or two stories. If the gallery overlaps the right-of-way, an easement is required. Alternatively the lot line may be aligned with the edge of the gallery and curb. Standards Depth of gallery 6 ft. min.; 16 ft. max. Must be consistent O for the length of the gallery. Clear height 8 ft. min.; 16 ft. max. 19 Setback from curb 2 ft. min.; 10 ft. max. 19 Section 9.105.030, Page 36 1 City of La Quinta I February 2026 Draft 64 Title 9: Zonin e. Porch. Individual porch frontages with dimensions as indicated in Table 9.105.030-7, and as illustrated in Figure 9.105.030-6-5: Section Description Figure 9.105.030-6: Porch Plan A porch provides an outdoor living area. It can be either engaged with or projecting from the building facade. The front setback area in front of the porch is typically defined by a fence or hedge to maintain the edge of the property. Standards Width of porch 12 ft. min. O Depth of porch 8 ft. min. is Finish floor level above sidewalk 18 in. min. Clear height (if porch is covered) 8 ft. min.; 12 ft. max. 0 February 2026 Draft I City of La Quinta I Section 9.105.030, Page 37 65 Chapter 9.105: Highway I I I Development Code She rtRetail Store & Shopfront. Shopf Retail Store and Shopfront frontages with dimensions as indicated in Table 9.105.030-8, and as illustrated in Figure 9.105.030-7b: Figure 9.105.030-7: ShopfrRetail Store & Shopfront 0 a O Street Section Description Plan The main facade of the building is placed at or near the right-of-way with an at - grade entrance alaRg thewith direct access to the public sidewalk. The shepfreRt frontage is generally intended for general retail, service, or maker space uses. ShepfrontThis frontages may also incorporate projections or recesses. Standards Combined recess/projection depth 4 ft. min. 0 Projection setback from curb 2 ft. min. 19 Clear height 8 ft. min. Finish floor level above sidewalk 12 in. max. 0 Shepfr Wwidth'- 6 ft. min.; 20 ft. max. On buildings with street frontagecbUlldingfacades exceeding 50 feet in length, Retail Store & S-shopfront frontages must incorporate_: 4,recess a maximurn depth of 4 feet and m'n'm m width of 6 feet to provide window display space; and W_ariations in building base, awnings, materials, and/or color to visually articulate individual shopfronts. 'Retail Store & Shopfront width is the width of a continuous field -fabricated non - load -bearing glazing system (also called a "storefront system") and commercial sliding entrance systems. Each separation between aluminum frames creates a separate shopfront. Section 9.105.030, Page 38 1 City of La Quinta I February 2026 Draft 66 Title 9: Zonin g. Stoop. Individual covered stoop frontages with dimensions as indicated in Table 9.105.030-9, and as illustrated in Figure 9.105.030-87-: Section Description Figure 9.105.030-8: Stoop Plan I © Min. 2 ft • i The main fa4ade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop must be elevated above the sidewalk to ensure privacy within the building. The entrance is usually an exterior stair and landing. Standards Width of stoop 5 ft. min.; 8 ft. max. O Depth of stoop 5 ft. min.; 8 ft. max. 19 Finish floor level above sidewalk 18 in. min. 10 Projection depth 5 ft. min.; 8 ft. max. 0 Clear height to projection 8 ft. min. February 2026 Draft I City of La Quinta I Section 9.105.030, Page 39 67 Chapter 9.105: Highway I I I Development Code Terrace. Terrace frontages with dimensions as indicated in Table 9.105.030-10, and as illustrated in Figure 9.105.030-99: Figure 9.105.030-9: Terrace Section Description The main fa4ade of the building has an elevated terrace that projects outward and engages the sidewalk with frequent stairs or ramps. The terrace allows at -grade access to all ground floor uses due to natural grade constraints or by artificially elevating the terrace floor. Building activities are slightly separated from the adjacent sidewalk by the terrace finish level, and the depth of the terrace provides space for outdoor seating, private yards, or any other appropriate uses. Standards Width of terrace 120 ft. max. O Depth of terrace 8 ft. min. Distance between entry stairs 50 ft. max. Finish floor level above sidewalk 24 in. min.; 5 ft. max. 0 Section 9.105.030, Page 40 1 City of La Quinta I February 2026 Draft 68 Title 9: Zonin H. Civic Space Standards. 1. Purpose. The purpose of this Section is to establish standards for all civic space types within the Plan Area. The standards in this Section are intended to ensure that publicly accessible civic space is provided to reinforce walkable environments within the HMU Zone. 2. Applicability a. The standards in this Section apply as follows: i. All projects three and one half acres or greater total site area must provide two civic space types, or 8 percent of the site area as civic space, whichever is greater. ii. 25 percent of civic space area required must be shaded by a combination of tree canopy and physical structures. b. These standards shall be considered in combination with the requirements of Section 9.105.020 (Highway 111 Mixed Use (HMU) Zone Standards). February 2026 Draft I City of La Quinta I Section 9.105.030, Page 41 69 Chapter 9.105: Highway I I I Development Code 3. Civic Space Types. Civic spaces must take one of the following forms: a. Plaza. Plazas with dimensions as indicated in Table 9.105.030-11, and as illustrated in Figure 9.105.030-10: Figure 9.105.030-10: Plaza ■ Description A community -wide space available for commercial activities and civic purposes and intended to add to the activity and vibrancy of streets and neighborhoods. Plazas are formal spaces with interior green spaces, hardscaped surfaces, and defined edges. Standards Width 80 ft. min. Length 80 ft. min. Miscellaneous Frontage Streets are required on two of the plaza's sides Facades on lots facing the plaza or across the street must have frontage on to the plaza. Uses Commercial uses in support of civic uses Civic uses Passive recreation Section 9.105.030, Page 42 1 City of La Quinta I February 2026 Draft 70 Title 9: Zonin b. Square. Squares with dimensions as indicated in Table 9.105.030-12, and as illustrated in Figure 9.105.030-11: Figure 9.105.030-11: Square Description A formal open space with landscaping, hardscaping, and other amenities. A town square is located at the intersection of major streets or pedestrian paths. Spatially defined by building frontages, the space is highly visible and serves as a gathering space, supporting unstructured recreation, limited amounts of structured recreation, and civic and commercial activities such as farmers' markets, concerts, and art fairs. Standards Size 0.5 ac. min.; 3 ac. max. Miscellaneous The front of buildings, either attached to the square or across a street, Frontage shall face onto the square for a minimum of three-quarters of the perimeter. Uses Passive/active unstructured open space Civic uses Paths Community gardens Playgrounds Public art February 2026 Draft I City of La Quinta I Section 9.105.030, Page 43 71 Chapter 9.105: Highway I I I Development Code C. Park. Parks with dimensions as indicated in Table 9.105.030-13, and as illustrated in Figure 9.105.030-12: Figure 9.105.030-12: Park If if I �1A Description A natural preserve available for unstructured recreation. Standards Size 0.25 ac. min.; no max. Miscellaneous The front of buildings, either attached to the square or Frontage across a street, shall face onto the square for a minimum of three-quarters of the perimeter. Uses Unstructured open space and passive recreation with paths and trails for pedestrians and bicycles Community gardens Playgrounds Section 9.105.030, Page 44 1 City of La Quinta I February 2026 Draft 72 Title 9: Zonin 0 Pocket Park/Plaza. Pocket parks/plazas with dimensions as indicated in Table 9.105.030-14, and as illustrated in Figure 9.105.030-13: Figure 9.105.030-13: Pocket Park/Plaza Description A small-scale landscaped or hardscaped civic space designed to provide opportunities for neighborhood gathering and/or passive recreation, located in close proximity to neighborhood residences within walking distance. Pocket parks/plazas are usually accessible from the public right-of-way, and may provide opportunities for seating and dining, as well as a community garden or playground. Standards Length 40 ft. min. Size 5,000 sq ft. min., 10,000 sq ft. max. Miscellaneous Frontage Must have building frontages on at least 2 sides Uses Passive recreation Outdoor seating Outdoor dining February 2026 Draft I City of La Quinta I Section 9.105.030, Page 45 73 Chapter 9.105: Highway I I I Development Code Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.040 Permits and Procedures...................................................................46 A. Purpose.......................................................................................................................................46 B. Applicability................................................................................................................................46 C. Decision -Making Authority and Planning Approvals..............................................................46 D. Minor Adjustments....................................................................................................................47 E. Nonconformities........................................................................................................................50 9.105.040 Permits and Procedures A. Purpose. This Section establishes procedures for the preparation, filing, and processing of applications for development permits and other entitlements required by this Chapter that are in addition to those established elsewhere in Title 9 (Zoning) of the La Quinta Municipal Code. B. Applicability. 1. This Chapter serves as the zoning regulations for the Plan Area. Unless otherwise specified, the Chapter will be administered in compliance with Title 9 (Zoning) and enforced by the Planning Division, Planning Commission, and City Council, as applicable. 2. These procedures reference other chapters and sections of Title 9 (Zoning), as applicable. All other provisions and applicable standards contained within the zoning code continue to apply unless specifically replaced or otherwise identified as not applicable in this Chapter. 3. The provisions of this Chapter are minimum requirements for the protection and promotion of the public health, safety, and general welfare. Where this Chapter provides for discretion of the part of a decision -making authority, that discretion may be exercised to impose conditions on the approval of any project proposed within the Plan Area. C. Decision -Making Authority and Planning Approvals 1. Table 9.105.040-1 (Decision -Making Authorities) identifies the City official or body responsible for reviewing, recommending, and making decisions on each type of action required by this Code. Section 9.105.040, Page 46 1 City of La Quinta I February 2026 Draft 74 Title 9: Zoni 2. All applications for property located within the Plan Area are subject to the review and approval of the decision -making authority identified in Table 9.105.040-1. 3. When not in conflict with provisions of this Chapter, a development application has available all the legislative, administrative, and permit procedures, including administrative relief, as provided in Title 9 (Zoning) and as listed in Table 9.105.040-1. Administrative and Legislative Actions Development agreement Section 9.250.020 — Recommendation Decision General Plan amendment Chapter 9.230 — Recommendation Decision Specific plan adoption Chapter 9.240 — Recommendation Decision Zone map amendment Section 9.220.010 — Recommendation Decision Zoning text amendments Section 9.220.020 — Recommendation Decision Development Review Actions Conditional use permit Section 9.210.020 — Decision Appeal Minor adjustments Section 9.210.040, and Section 9.105.040.D Decision Appeal — Minor use permits Section 9.210.025 Decision Appeal Site development permits Section 9.210.010 Decision z Decision 3 Appeal Variances Section 9.210.030 — Decision — Other Actions Conceptual design review Section 9.200.015 Review — — Environmental review Section 9.250.010 In compliance with CEQA, the CEQA Guidelines, and the City's environmental review procedures Home occupation permits Section 9.210.060 Decision — — Temporary use permits Section 9.210.050 Decision — — See applicable Chapter or Section for application, public hearing, and approval requirements. 2 For projects listed in Section 9.210.010.D.1. 3 For projects listed in Section 9.210.010.D.2. D. Minor Adjustments. 1. Purpose. The purpose of a Minor Adjustment is to enable the Director to approve minor deviations from standards of this Chapter or Title 9 (Zoning) when such requests constitute a reasonable use of property but are not otherwise permissible under the strict application of the Code. February 2026 Draft I City of La Quinta I Section 9.105.040, Page 47 75 Chapter 9.105: Highway I I I Development Code 2. Applicabilit . a. The Director may grant a Minor Adjustment in the Plan Area as provided in Section 9.210.040 (Minor adjustments) or Table 9.105.040-2 (Minor Adjustments Allowed). The allowed adjustments in Table 9.105.040-2, below, may be more or less restrictive than Section 9.210.040. When in conflict, the allowed adjustment of this Section control. a.b. The number of minor adjustments allowed per application is the same as allowed in Section 9.210.040 (Minor Adjustments). Vic. If the Minor Adjustment request is combined with another application which requires discretionary review by the Planning Commission or City Council, the request will be processed pursuant to Section 9.200.030 (Combined applications) and Section 9.200.090 (Modifications by applicant). c-d. An authorization to approve a Minor Adjustment does not extend to making any changes in the uses permitted in the Plan Area. Types of Minor Adjustments Setbacks Maximum Allowed Adjustments Increase in max projection into setback for porches, balconies, and stairways 10% required in Table 9.105.020-2 (Development Standards - Building Placement) Decrease in the side or rear setbacks for detached private garages and accessory structures required in Table 9.105.020-2 (Development Standards - Building 3 feet Placement) Decrease in minimum parking setback required in Table 9.105.020-4 (Development 20% Standards - Parking Placement) Decrease/increase in required front setback required in Table 9.105.020-2 5%, or 2 feet, (Development Standards - Building Placement) whichever is lower Decrease/increase in required rear or side setback required in Table 9.105.020-2 10% (Development Standards - Building Placement) Parking Decrexe in niumber of required bicycle parking spaces 1�0/ Block Perimeter Increase in maximum block perimeter or block face length required in Table 10% 9.105.020-6 (Block Size) Heights Increase in maximum fence/wall height required in Subsection 9.105.030.D.4.d 2 feet Decrease in minimum screen wall height required in Subsection 9.105.030.E 2 feet (Screening) Section 9.105.040, Page 48 1 City of La Quinta I February 2026 Draft 76 Title 9: Zoni Types of Minor Adjustments Maximum Allowed Adjustments Frontage Waive minimum side Decrease in side street gctivo frontage percentage requirement for multi -family street requirement, if projects on corner lots with primary street frontage required in Table 9.105.030-1 the active frontage (Required Frontage) area is provided along lot frontage. 10% of the required frontage area Decrease in building frontage area occupancy within front or side street setback occupancy percentage (e.g. a 10% reduction area required in Table 9.105.020-2 (Development Standards - Building Placement) of a 20% requirement is a 2% reduction) Landscaping/Open Decrease in the required percentage of open space in Subsection 9.105.030.D.3 rase (Minimum Open Space Required) or civic space in Subsection 9.105.030.H.2 bas+sWaive minimum (Applicability requirement Decrease in the landscaping requirements for mixed -use projects in Subsection Case -by -case basis 9.105.030.C.3 (General Landscaping Standards) Decrease/increase in dimensions for required civic space in Subsection 9.105.030.H Case -by -case basis (Civic Space Standards) Other Increase in maximum lot coverage (beyond maximum allowed) in Table 9.105.020- 10% 1 (Development Standards - Density and Site Area) Decrease in required ground floor transparency in Section 9.105.020.D.5 (Required 10% Ground Floor Transparency) 3. Additional Findings for a Decision on a HMU Minor Adjustments. In addition to the required findings in Section 9.210.040 (Minor adjustments), the Director shall make a decision on an application for a Minor Adjustment, with or without conditions, only after the following findings are made: a. Granting the Minor Adjustment will not be materially detrimental to the public health, safety, or welfare and will not impair an adequate supply of light and air to adjacent property; b. The requested Minor Adjustment will not allow a use that is not allowed in the HMU Zone or an overlay zone established in this Chapter; C. The requested Minor Adjustment will not allow an increase in height or density beyond which is allowed in the HMU Zone; and d. The proposed project will comply with all other applicable standards in this Code. February 2026 Draft I City of La Quinta I Section 9.105.040, Page 49 77 Chapter 9.105: Highway I I I Development Code 4. Review and Procedures. Applications, modifications, and appeals for Minor Adjustment permits shall be reviewed and processed in compliance with Section 9.210.040 (Minor adjustments). E. Nonconformities 1. Purpose. The purpose of this section is to promote the public health, safety and general welfare by regulating land uses and structures which were lawfully established at the time this Chapter was adopted, but which do not conform to the provisions of this Chapter. This section is further intended to allow the continued operation and maintenance of uses and structures within the Plan Area until the time when uses or structures may come into full compliance with this Chapter. 2. Applicability. These provisions shall be considered in combination with the requirements of Chapter 9.270 (Nonconformities). The provisions of Chapter 9.270 (Nonconformities) apply, except as modified below. 3. Nonconforming Uses. A nonconforming use is subject to the requirements of Section 9.270.030 (Nonconforming uses) and the following: a. If a use becomes nonconforming because it would require approval of a Conditional Use Permit under this Chapter, the use may not be expanded beyond its existing site area boundaries or changed to another use without obtaining a Conditional Use Permit as required by this Chapter. b. If the nonconforming use is carried on in a nonconforming structure and the portion of the structure within which nonconforming use is conducted is destroyed or damaged, the use may be resumed if restoration or reconstruction complies with Section (E)(4) (Nonconforming structures) of this Section. 4. Nonconforming Structures. A nonconforming structure is subject to the requirements of Section 9.270.050 (Nonconforming structures), except when in conflict with the following: a. Structures that do not conform to the regulations established by this Chapter and which lawfully existed prior to or on the effective date of this Chapter, may be continued, transferred and/or sold, provided there is no physical change other than necessary maintenance and repair in such a structure, except as otherwise provided by this Section. b. Any nonconforming structure, except as otherwise regulated, may be repaired, maintained, or altered in any manner which decreases the degree of nonconformity, does not increase the degree of nonconformity, or does not create new nonconformities. C. Nonconforming structures may be expanded subject to the following provisions: Section 9.105.040, Page 50 1 City of La Quinta I February 2026 Draft 78 Title 9: Zoni i. The allowed increase, at one time or cumulatively over a period of time for the life of the structure, does not exceed 25 percent of the gross floor area of the structure at the time this Chapter is established. d. Any expansion not authorized under subsection (E)(4)(c), above, must conform to the regulations of this Chapter. 5. Except as otherwise provided in this Section, no nonconforming structure that is voluntarily razed or required to be razed by the owner thereof may thereafter be restored except in full conformity with the provisions of this Chapter. February 2026 Draft I City of La Quinta I Section 9.105.040, Page 51 79 Chapter 9.105: Highway I I I Development Code Title 9: Zoning Chapter 9.105 Highway 111 Development Code Contents 9.105.050 Definitions..........................................................................................52 A. Purpose.................................................................................................................................52 B. Definitions of Terms............................................................................................................52 C. Definition of Land Uses.......................................................................................................54 9.105.050 Definitions A. Purpose. This Section establishes the definition of terms and land uses in this Chapter. For additional general terms see Chapter 9.280 (Definitions). If a term or land use is not defined in this Chapter, the Director must make a determination of the correct definition according to procedures established in Title 9 (Zoning). B. Definitions of Terms. Arcade. A covered pedestrian way along the side of a building at the first floor with habitable space above which provides access to retail spaces. Block Face. The aggregate of all the building facades on one side of a block. Building height, maximum. See Sections 9.50.050 and 9.90.010 (Maximum building height). Civic Space. An outdoor area designed and intended for a combination of public gathering, passive and active recreation, and/or civic and community related activities. Forecourt. A building entrance and facade type where a portion of the building facade is close to the property line while the central portion of the building is set back, creating a small courtyard space. The courtyard may be used as an entry court or as shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within retail and service areas. Frontage type. The building facade that directly abuts a public street, private street, parking lot driveway, parking spaces, pedestrian mall, or walkway. Frontage Area. The linear street frontage between the minimum and maximum setback lines along the front of a parcel and along the side street of a corner parcel. Frontage Area Occupancy. The percentage of the lot width (front) or depth (street side) that must be occupied by building frontage located within the frontage area. See Figure 9.105.050-1. Section 9.105.050, Page 52 1 City of La Quinta I February 2026 Draft 80 Title 9: Zoni Figure 9.105.050-1: Frontage Area Occupancy L t— S de Se&wA Mo. Stma Sde Set= STREET (FRONT) Crwren:y pervert KEY -epee—erc = Vy W Nhj rmt�M nxao. 4� rr_.op. � 1i�grd kY Gallery. A building entrance and facade type typically used in retail applications where the facade is aligned close to the property line with an attached cantilevered shed roof or a lightweight colonnade overlapping the sidewalk. Mixed use. A combination of a mix of land uses, such as, but not limited to, commercial and residential uses, in the same structure, parcel or project site, where the residential component is located either above (vertical mixed -use) or adjacent to (horizontal mixed - use) the nonresidential component. Paseo. A pedestrian lane located and designed to reduce the required walking distance within a neighborhood. Porch. A building entrance and facade type where the facade is set back from the property line and has a set of stairs and landing attached to the facade. Porches may be open on two or three sides and may be covered or uncovered. Shopfront. A building entrance and facade type, typically for commercial and retail use, where the facade is aligned close to the property line with the building entrance at the level of the sidewalk. Stoop. A building entrance and facade type where the facade is aligned close to the property line with the first story elevated from the sidewalk sufficiently to secure privacy for first -story windows and the entrance usually as an exterior stair and landing. February 2026 Draft I City of La Quinta I Section 9.105.050, Page 53 81 Chapter 9.105: Highway I I I Development Code Terrace. A building entrance and facade type where the main facade of the building is at or near the property line with an elevated terrace providing public circulation along the facade. Thoroughfares. A right-of-way for use by vehicular, pedestrian, and bicycle traffic that provides access to lots and open spaces, and that incorporates vehicular lanes and public frontages. C. Definition of Land Uses. Administrative office. See Chapter 9.280 (Definitions). Auto or truck storage yards, not including dismantling. Facilities for the storage of operative and inoperative vehicles for limited periods of time. Includes, but is not limited to, storage of parking tow-aways, impound yards, fleet yards, and storage lots for automobiles taxi/limo companies, trucks, and buses. Does not include retail sales, junk yards, auto wrecking or salvage yards. Auto parts stores. Stores that sell new automobile parts, tires, and accessories. Does not include on -site repairs or parts installation. Auto repair. General and heavy automobile repair operations such as major body and paint work, collision service, transmission repair, and engine repair for autos, trucks, motorcycles, motor homes, boats, and recreational vehicles. This includes the incidental sales, installation, and servicing of related equipment and parts, but does not include vehicle dismantling or salvaging and tire retreading or recapping. Vehicles may be stored overnight for service and repair. Auto repair- specialty shops. See Chapter 9.280 (Definitions). Automobile service stations. See Chapter 9.280 (Definitions). Bars and cocktail lounges. See Chapter 9.280 (Definitions). Boardinghouse. See Chapter 9.280 (Definitions). Business services. An establishment primarily engaged in providing commercial related services to other businesses on a fee or contract basis, including advertising and mailing, banking, copy/printing, legal document services, and model building. For repair, see Personal service. Car washes. A facility for and a process involving the washing or cleaning of automobiles or other motor vehicles. A car wash may, but need not, include drying facilities. Car wash does not include a casual or occasional use of the premises to wash or clean automobiles or other motor vehicles that is done as a convenience or accommodation to customers or other persons and that constitutes a secondary use. Central cleaning or laundry plants. See Chapter 9.280 (Definitions). Child daycare facilities. See Chapter 9.280 (Definitions). Section 9.105.050, Page 54 1 City of La Quinta I February 2026 Draft 82 Title 9: Zoni Cigar lounges, hookah bars, and similar uses with onsite smoking. Any business establishment where the primary operation is dedicated to the smoking of tobacco products, electronic cigarettes, or other substances, including but not limited to establishments known variously as cigar lounges, hookah lounges, and smoking lounges. Use may include incidental sales of tobacco products. Communication towers and equipment (co -location, mounted to existing facility). A facility that transmits and/or receives wireless communication signals that is (1) mounting or installing a wireless telecommunication facility on a pre-existing structure; and/or (2) modifying a structure for the purpose of mounting or installing a wireless telecommunication facility on that structure. It includes antennas, microwave dishes, horns and other types of equipment for the transmission or receipt of such signals, equipment, switches, wiring, cabling, power sources, and shelters or cabinets associated with an antenna. Communication towers and equipment (freestanding, new towers). A facility mounted to a pole, monopole, tower, or other freestanding structure that transmits and/or receives wireless communication signals. It includes antennas, microwave dishes, horns and other types of equipment for the transmission or receipt of such signals, equipment, switches, wiring, cabling, power sources, shelters or cabinets associated with an antenna, telecommunication towers or similar structures supporting said equipment, equipment buildings, parking area and other accessory development. Community assembly. A public or private facility for meetings and gatherings, including community centers, places of worship, union halls, meeting halls, country clubs, club houses, banquet centers, and other membership organizations including auto clubs and other shared interest -based groups. Included in this classification are functionally related facilities or amenities for use by members and attendees, including but not limited to kitchens, multi -purpose rooms, meeting spaces, classrooms, and accessory retail, food, and beverage sales and accessory interior storage. Does not include ministorage facilities, auto repair, auto repair specialty shop, or auto or truck storage yards, Contractor offices, public utility, and similar equipment/storage yards. Use of premises for business operations and storage of construction materials or equipment on a site other than a construction site. This classification includes, but is not limited to, contractor's office, storage yards, and facilities used for the storage, maintenance, repair, processing, and wholesale trade of building materials and equipment. Indoor office spaces for the use of contractors are included in this use. Convalescent hospitals. See Chapter 9.280 (Definitions). Dance clubs and nightclubs. An age -restricted establishment where alcoholic beverages are offered for on -site consumption as its principal function that features and provides live entertainment (e.g., music and/or dancing) where food service, if any, is incidental and subordinate to the sale of alcohol. This classification excludes bars and cocktail lounges or restaurants, cafes, or coffee shops which may include alcohol sales for on -site consumption as incidental to the primary use. February 2026 Draft I City of La Quinta I Section 9.105.050, Page 55 83 Chapter 9.105: Highway I I I Development Code Dwelling, multifamily. See Chapter 9.280 (Definitions). Dwelling, single-family. See Chapter 9.280 (Definitions). Dwelling, townhome. See Chapter 9.280 (Definitions). Educational institutions. See Chapter 9.280 (Definitions). Emergency shelters. See Chapter 9.280 (Definitions). Food, liquor, and convenience stores. An easy -access retail store which carries a range of merchandise oriented to convenience and travelers' shopping needs. These stores may sell alcohol for off -site consumption pursuant to applicable California Department of Alcoholic Beverage Control standards. These stores may be part of an automobile service station or an independent facility. Golf cart, neighborhood electric vehicle (NEV), and electric scooter sales. A facility for the sale and rental of electric or gas -powered golf carts, NEVs, and electric scooters. Hospitals. See Chapter 9.280 (Definitions). Hotels and motels. See Chapter 9.280 (Definitions). Instructional studios. An establishment that offers specialized programs in personal growth and development such as music, fine art, performance art, martial arts, reading, language, and math. Attendance is typically limited to hourly classes rather than full -day instruction. Includes art, dance, photography, or music studios offering instruction, including retail as an accessory use. This classification also includes tutoring facilities which offer academic instruction to individuals or groups. Kennel. See Chapter 9.280 (Definitions). Laundromats and dry cleaners, except central cleaning plants. A facility where coin -operated equipment for self-service laundering is open to the public. May include dry cleaning drop-off/pick-up facilities and services where clothes are treated off -site. Excludes central cleaning or laundry plants. Libraries and museums. A public or quasi -public facility including art exhibitions, historic sites and exhibits, libraries, museums, and planetariums, which are generally noncommercial in nature. May also include accessory retail uses including, but not limited to, gift/book shops, restaurants, etc. Does not include theaters. Medical center/clinic. See Chapter 9.280 (Definitions). Medical marijuana dispensaries. See Chapter 9.280 (Definitions). Ministorage facility. See Chapter 9.280 (Definitions). Mobilehome park. See Chapter 9.280 (Definitions). Mortuaries and funeral homes. A place of business where deceased individuals are prepared for burial or cremation, and where funeral services may be conducted. Personal service. See Chapter 9.280 (Definitions). Section 9.105.050, Page 56 1 City of La Quinta I February 2026 Draft 84 Title 9: Zoni Pest control services. An establishment that provides inspection, prevention, and treatment services for the management and elimination of pests, including insects, rodents, and other animals. This may include both residential and commercial services, involving the use of chemical, biological, or mechanical methods to control or eradicate pests. Ancillary activities such as consultation, sales of pest control products, and administrative functions may also be included. Petgrooming. An establishment that provides day care, bathing, and trimming services for domestic animals on a commercial basis but does not include overnight boarding. Plant nurseries and garden supply stores. An establishment primarily engaged in retailing nursery and garden products, accessory garden supplies, and trees, shrubs, plants, seeds, bulbs, and sod. Private parking lots/garages. Privately owned or operated surface lots and structures offering parking to the public with or without a fee. Private parking lots and garages provide parking that is not considered accessory parking to a specific use. Does not include truck storage or car rental storage. Public flood control facilities and devices. Infrastructure and equipment owned or operated by a public agency designed to manage, control, and mitigate floodwaters. Public service facility. Facilities providing public safety and emergency services, including police and fire protection and emergency medical services, with incidental storage, training, and maintenance facilities. Excludes hospitals. Recording studio. An indoor facility including radio, television, or music recording studios. Recycling center. A drop-off/collection and sorting point for recyclable materials such as paper, metal, plastic, and glass. Does not include processing of materials. Research and development. A facility for scientific research and the design, development, and testing of electrical, electronic, magnetic, optical, pharmaceutical, chemical, and biotechnology components and products in advance of product manufacturing conducted entirely within an enclosed building. This classification includes assembly of related products from parts produced off site, where the manufacturing activity is secondary to the research and development activities, in addition to involving the production of experimental products. Reservoirs and water tanks. Facilities designed for the storage and management of water, including natural or artificial reservoirs and elevated or ground -level water tanks. These structures may be used for purposes such as potable water supply, irrigation, fire suppression, flood control, and other public or private water storage needs. Residential as an accessory use. See Section 9.100.160 Caretaker Residences. Resort residential. See Section 9.60.310 (Resort residential). Restaurants, counter take-out. See Restaurant definition in Chapter 9.280 (Definitions). Restaurants, drive -through. See Chapter 9.280 (Definitions). February 2026 Draft I City of La Quinta I Section 9.105.050, Page 57 85 Chapter 9.105: Highway I I I Development Code Restaurants, other than drive -through. See Restaurant definition in Chapter 9.280 (Definitions). Retail stores. The retail sale or rental of merchandise not specifically listed under another use classification. This includes retail establishments such as clothing stores, hardware stores, and businesses retailing a variety of goods, including antiques, toys, hobby materials, jewelry, cameras, pharmacies, electronic equipment, sporting goods, department stores, appliances, art supplies, office supplies, and bicycles. Includes incidental repair of related merchandise, including appliance repair, computer repair, and office equipment repair. Retail with outdoor sales. Retail sales where a component of the merchandise is sold or displayed outside of a permanent structure on property owned or leased by the person, firm, or corporation. These sales are secondary or incidental to the principal permitted use or structure existing on the property. Seniorgroup housing. See Chapter 9.280 (Definitions). Sexually oriented businesses. See Chapter 9.280 (Definitions). Single room occupancy (SRO) hotels. See Chapter 9.280 (Definitions). Sports and recreation, indoor. Establishments providing sports, entertainment, and recreational activities conducted within an enclosed structure. Typical uses include but are not limited to, arcades, bowling alleys, billiard parlors, health clubs, ice- and roller- skating rinks, indoor racquetball courts, athletic clubs, escape rooms, rage rooms, and physical fitness centers. Uses do not include shooting ranges, community assembly, theaters, or instructional studios. Sports and recreation, outdoor. Recreation or sports -related facilities that are conducted in open or partially enclosed or screened facilities. Facilities such as amusement and theme parks, amphitheaters, golf courses, and driving ranges. Also includes larger swimming or tennis club facilities, swimming orwave pools, miniature golf courses, and archery ranges. Theaters. A facility for the indoor display of motion pictures on single or multiple screens and stage productions such as plays, ballets, and musical performances. This classification may include incidental food and beverage service to patrons as well as an auditorium within a building. Does not include sports and recreation, indoor or outdoor. Timeshare facilities. See Chapter 9.280 (Definitions). Tobacco shop. Establishment dedicated to the display, sale, distribution, delivery, offering, furnishing, or marketing of tobacco, tobacco products, or tobacco paraphernalia. Does not include onsite smoking. Transitional shelters. See Chapter 9.280 (Definitions). Truck or equipment rentals. The use of a site for rental and related servicing (e.g., refueling or washing) of large trucks, trailers, tractors, boats, and other equipment used for construction, moving, agricultural, or landscape gardening activities (e.g., cranes, earth - moving equipment, tractors, combines). May include large vehicle operation training facilities as an ancillary use. Section 9.105.050, Page 58 1 City of La Quinta I February 2026 Draft 86 Title 9: Zoni Utilities, minor. Services for the public good that include utility and electrical substations, pumping stations, water wells, telephone repeater stations, and other transmission and distribution facilities. May be publicly or privately operated. Vehicle sales and leasing, new. The sale or lease, retail, or wholesale, of new vehicles, light/noncommercial trucks and vans, motorcycles, and motor homes, together with associated repair services and parts sales, but excluding body repair and painting. Typical uses include new vehicle dealers and recreational vehicle sales agencies. Vehicle sales and leasing, used. The retail sale or lease of previously owned or used vehicles, light/noncommercial trucks and vans, motorcycles, and motor homes, not directly from the manufacturer. Veterinary clinic and animal hospital. See Chapter 9.280 (Definitions). Vocational schools. A postsecondary institution offering educational services that provide career training or lead to an occupation or job title; prepare students to take or pass a licensing examination or other qualifying test for employment; or that licenses persons in a particular profession, trade, or job category such as barber, beauty, or trades. This classification excludes programs that lead to a bachelor's, master's, or doctoral degree, or that provide solely a vocational or recreational program, or programs sponsored by a business or professional organization solely for the benefit of its members. Wholesaling/distribution centers, general warehouses with no sales to consumers. An establishment engaged in selling merchandise to retailers and other contractors; industrial, commercial, institutional, farm, or professional business users; other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies. This category does not include freight forwarding terminals. February 2026 Draft I City of La Quinta I Section 9.105.050, Page 59 87 Chapter 9.105: Highway I I I Development Code THIS PAGE INTENTIONALLY LEFT BLANK Section 9.105.050, Page 60 1 City of La Quinta I February 2026 Draft 88 WRITTEN PUBLIC COMMENT PLANNING COMMISSION MEETING FEBRUARY 24, 2026 PLANNING COMMISSION MEETING - FEBRUARY 24, 2026 WRITTEN PUBLIC COMMENTS FROM HIGHWAY 111 STAKEHOLDER JACK TARR BUSINESS ITEM NO. 1 - HIGHWAY 111 CORRIDOR SP AND DC Washington 111, Ltd. Qc/o JACK TARR DEVELOPMENT COMPANY February 23, 2026 Dear Commissioners: 30240 Rancho Viejo Road Suite "B" San Juan Capistrano, CA 92675 Telephone (949) 443-1234 Fax (949) 443-1233 jacktarr(d jacktarrdc.com Re: Request to For Minor Modifications to the Item #1 of Business Session; Highway 111 Development Code, Public Hearing Scheduled for February 24, 2026. ZONE CHANGE 2024-0002; ZONING ORDINANCE AMENDMENT 2024- 0002 SPECIFIC PLAN 2022-0002; ENVIRONMENTAL ASSESSMENT 2024- 0002 Dear City Clerk and Planning Commissioners: As a 20-year landowner/developer within the City of La Quinta, I am the Managing General Partner of Washington 111, LTD ("Washington Park) We are respectfully requesting that the Planning Commission consider the following modifications to the 111 Corridor Specific Plan. Background Information and Discussion of Issue: Washington Park shopping center (Washington Park) was approved by the Washington Park Specific Plan, Amendment No. 4 (170 pages) on May 7, 2003. This Specific Plan Amendment focused only on Washington Park, was extensively negotiated and considered the context of the property's location in relationship to the surrounding Community including the "Corridor" of Highway 111. One of the purposes of the WP Specific Plan was to create a development that has clarity, focus, a degree of certainty and is well designed (including highlighted architectural site and building components). The existing proposed Specific Plan sometimes referred to as the Corridor Study removes an existing I P a g e 1 land use category (Auto Oriented Uses), we presently have that is coveted by us and others, the auto -oriented use category. Washington Park is requesting that the Planning Commission agree to change the following: 1. 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards Section C. Zones Established — 2. Overlay Zones - b. Auto -Oriented Development Overlay Zone (AOD): "The AOD Overlay Zone implements the "Auto -Oriented Development Policy" and applies to all parcels or portions of parcels within 300 feet of Highway 111 as measured from the edge of the Highway1ght-of-way, see Figure 9.105-020-3 (in the Development Code)." Washington Park Request: The Auto -Oriented Overlay Zone, as proposed only encompasses that part of the frontage along Hwy 111 noted above. Some of the Permitted Uses that are now only allowed within the AOD have been stripped from the overall HMU (due to the prescribed areas that define the AOD, see Figure 9.105-020-3 AOD Overlay) which results in negatively impacting the property value and therefore not allowed within the greater portion of the Washington Park Shopping Center. The Uses that were previously allowed within the current CG Zone (and Washington Park Specific Plan) are now not allowed in the proposed Highway Mixed Use Zone (HMU) which unilaterally changes the anticipated uses originally agreed upon in the original Specific Plan. Stakeholders of parcels outside of the AOD are now limited to Uses that do not include, restaurants with drive thru's, service stations, auto repair, auto repair - specialty shops, car washes, vehicle sales (New and Used), vehicle leasing. Washington Park would like the auto oriented uses left in place via a Conditional Use Permit process. Washington Park Request: That the following Uses be added to the Use Tables with the following designations "Permitted, Conditional Use Permit, Minor Site Use Permit" a. Auto Dealership (New and Used) I P a g e 2 b. Carwash c. Auto Concierge/Automotive Country Club (e.g. Finish Line Auto Club) d. Service Station e. Convenience Store There has been expressed interest for above "Uses" and negotiations with property stakeholders have been underway, therefore it is our opinion that not allowing these Uses would be a conflict with existing Specific Plan. Removal of these uses reduces competitive choices for users in the marketplace and benefits Corridor Property Owners both private and public owned (City of La Quinta). Some might be led to conclude that there is an appearance of conflict for a public entity who owns competing property to eliminate a competitor by changing the uses allowed on the competitor's property. While the fact that IID cannot service properties at this point has caused stalls in negotiations, we expect that development would increase and negotiations would continue forward once those IID issues are resolved. We have one interested party who has identified one of the City of La Quinta Highway 111 owned properties as a potential first choice BUT if cannot come to agreement with the City would reconsider our property as their `revised' first choice. We cannot identify one letter from an individual, a competing "private" property owner within the newly defined Corridor, the City retained team of consultants much less a community upswell requesting that the City remove the auto related uses on our property. In addition, in discussions with Staff and Jonathan Linkus of GHD, the lead consultant planning firm retained by the City expressed no reservations against auto oriented uses provided they could be designed to comply with the intent of the Specific Plan regarding their goals regarding design. This led to a discussion of maintaining these auto -oriented uses "in -place" but revising the language so there would be a required Conditional Use Permit condition added to the approval process of auto related uses as a potential I P a g e 3 solution. This restriction is not within the existing Specific Plan Amendment approved in 2003 nor was it discussed at the time. Washington Park was approved by the City of La Quinta Planning Commission as a Specific Plan (Washington Park SP-1987-011). The purpose of this approval method was to ensure adequate implementation of the General Plan and for providing guidance for ensuring high quality development, and orderly growth that aligns with the community vision. Requirements of this Specific Plan along with "Permitted Uses" are part of stakeholder expectations. This new Development Code and Specific Plan may cause many of the stakeholders concern about liability for future needs. In as much as Washington Park has successfully implemented the Specific Plan requirements. An aerial photo of the impacted subject Parcels labelled: 1,2,3 & 6 is attached. For these reasons, we would appreciate the Planning Commission considering these changes and then modifying the Project to incorporate these changes. Very truly yours, Washington 111, Ltd. a California limited partnership By: Managing General Partner JTDC, LLC a Delaware limited liability company Its: General Partner By - Charles J. Tarr Its: Member w/attachment. CC' City Clerk (Monica Radeva): CityClerkMail(a-LaQuintaCA.gov Cheri L. Flores I Planning Manager: clflores laguintaca.gov I P a g e 4 POWER POINTS PLANNING COMMISSION MEETING FEBRUARY 24, 2026 Planning Commission Meeting February 24, 2026 5:00 p.m. Planning Commission Meeting February 24, 2026 131 — Highway 111 Specific Plan and Development Code SP2022-0002, ZC2024-0002, ZOA2024-0002, EA2024-0002 -`�: CALIF PLANNING COMMISSION MEETING FEBRUARY 24, 2026 Existing Zones & Specific Plans Point Happy Shopping Center - --' - - "" Existing Zoning & Specific Plans (SP-2000-043) Regional Commercial (CR) Community Commercial (CC) Commercial Park (CP) "''• One Eleven La Quinta Open Space (OS) �__.-,\ (SP-1989-014)-.---------. Specific Plans l \ Specific Plan "Study Area" Boundary l \ La Quinta Court L (SP-2000-041) ` Pavillion @ - Quinta -:,\ (SP-2003066) j La Quinta Corporate Center (SP-1999-036) " - \ Jefferson Plaza (SP-1996-027) I ___ ■ .-- _ .. - ___________ -Washinggton Park j (SP-1987-011) I " " .-- Hwy 111 & Dune Komar Desert —"—"— ._ —'—'- Palms Road Cen[er 1 (SP-2000-005) (SP-2005-075 ?`1 I Center @ La Quinta Dune Palms Center a (SP-1997-029) (SP-1996-028) 2 PLANNING COMMISSION MEETING FEBRUARY 24, 2026 1 1 1 � I 1 1) c� �1 I / �r " EA RESIDENTIAL DISTRICT RM Medium DensityResidential °i`cEOF`r w NONRESIDENTIAL DISTRICTS CR Regional Commercial CC Community Commercial CP Commercial Park MC Major Community Facilities SPECIAL PURPOSE DISTRICTS OS Open Space FP Floodplain OVERLAYS Mixed -Use Oveday A%ordable Housing Overlay -. Hillside Conservation Overlay ` .,�_ Hwy 117 Specific Plan Boundary __ 2 City Limits 5 mau. OESEaE SiRE/UA 00. 1 . � 1 NKF MO�NB�V� nSaLEv R 1 FnSE°DEL REv Fyg A EXISTING ZONING -—TA —� W� �¢e w �E°aE.REr aai— ourceoE.i� I o j � s I r a Highway 111 Mixed Use Zone (HMU) 0 HWY111AODOverlay PROPOSED ZONING MC Major Community Facilities l_—. j Highway 111 Specific Plan Boundary OS Open Space FP Floodplain o Soo i coo stre1 I 3 Purpose of Highway 111 Specific Plan and Development Code • Provide unified design standards for the entire Corridor • Implement the 2019 Corridor Plan vision to create a walkable environment while acknowledging the auto -oriented nature of the Corridor • Provide for affordable housing opportunities • Balance the needs of stakeholders with the City's economic development objectives and the community's request for a walkable mixed -use environment Outreach Prior to Hearings • May 2025 — stakeholder meetings were held • Draft Specific Plan, Development Code and Mitigated Negative Declaration documents available Timeline of Hearing • Planning Commission — October 14, 2025 • City Council — November 18, 2025 — Continued hearing to January 20, 2026 — Review Development Code with stakeholders — Propose changes to Development Code as needed • City Council — January 20, 2026 — Presented changes to Development Code — Continued hearing to April 7, 2026 — Get Planning Commission recommendation Stakeholder Outreach • Staff met with Washington Park Representatives — Discussed concerns with auto -oriented uses limitations and developed parcels that haven't been built yet • Revisions suggested to Development Code for clarity and additional flexibility to address these concerns PLANNING COMMISSION MEETING FEBRUARY 24, 2026 11 12 PLANNING COMMISSION MEETING FEBRUARY 24, 2026 13 14 PLANNING COMMISSION MEETING FEBRUARY 24, 2026 15 16 Miscellaneous Changes • Bike Parking — Delete bike parking requirements from Subsection 9.105.030.F (Parking) — Bike parking is already regulated in the Building Code • Minor Adjustments — Update Subsection 9.105.040.D (Minor Adjustments) to allow for additional flexibility for open space, frontages, landscaping, and transparency standards — Allow additional adjustments to standards to accommodate a variety of projects consistent with the Specific Plan • Clarifications throughout Code — Corrected references to specific plan — Clarify use of terms Auto Oriented Development Overlay Specific Plan Policy 1, Strategy 1.2 Establishes an overlay along Highway 111, extending 300 feet offset from the public right-of-way, where small -format "pad" retail, small in -line retail, and drive-thrus are allowed development types. Auto Oriented Uses r..nr. .RIA pry lsn� 7�t o�� pDr. YN . .. M�.un fad �leayiiFM.. 1w� yp.. ` 'X N 'ifr Ali rl r �" re:rA�r�rw�' E x 61 �Ti.Wi/e.a i,�ii/MF.. �►q.� -t ISa 4 * t'n nui: MM�N�rk7TM tr .w 4 Intl � an'; '"7'•` i'.!'.F:...t-�.�11�'� 9rY �.++K #�a'�Yc..3?yiw H�"r"'n"��t'�`3 co�r LaUuinla�Hi 'h School 9 ��c l q It J �_ tit 'All r IN A :tip' "�ypn�-'° r •5 �. USE AOID Ov 1 y` -- ,t, Use Proposed Code Existing Code HMU AOD RC CP Restaurants, drive -through Automobile service stations, with or without a minimart subject to Section 9.100.230 Auto or truck storage yards, not including dismantling Auto parts stores Auto repair (body repair, transmission) Auto repair -specialty shops (minor auto maintenance) Car washes Golf cart, neighborhood electric vehicle (NEV), and electric scooter sales Private parking lots/garages as a principal use subject to Chapter 9.150 Parking Truck or equipment rentals Vehicle sales and leasing, new Vehicle sales and leasing, used Recycling centers, as a primary use, collection and sorting only, subject to Section 9.100.190 X: Prohibited; P: Permitted as principal use; A: Permitted as accessory to principal use; C: Permitted with Conditional Use Permit; M: Permitted with Minor Use Permit Auto Oriented Uses • Staff does not recommend adding auto -oriented uses to areas outside the AOD Overlay — Not consistent with the intent of the Specific Plan • Option presented to Council to include auto -oriented uses outside the AOD Overlay — Conditional Use Permit recommended • Subject to Planning Commission Approval • Findings required to show consistency • Conditions to mitigate impacts — Council did not give direction to do this Recommendation • Recommend that Council approve the redlines to the Development Code, as presented, pertaining to Zoning Ordinance Amendment 2024-0002 taQaiitra CALIFORNIA 1/20/2026 mo Planning Commission Meeting February 24, 2026 Departmental Report: Project Updates Oft :`�; CALIF Upcoming Projects • PGA West Infill Lots • Costco Fuel Center Expansion • Club at Coral Mountain Residential Madison Club Clubhouse • La Quinta Resort Pool Additions • Hampton Inn SDP Time Extension • Veterinarian Office at Jefferson • Coffee and Cars MUP Square Recently Approved Projects • La Quinta Dental Campus — Grading Permit Review — Building Permit Review • Club at Coral Mountain — Grading Permit Review low, OWN=. Projects Under Construction • Bravo Estates • St. Francis of Assisi Parish Hall • McQuaid Studio • Oasis (60t" & Madison) • Jefferson St Apt Village Parking Contract was awarded to Walker Consultants Parking counts were completed in January Consultant is currently analyzing data Sphere of Influence • Staff prepared a Request for Proposals (RFP) for the VSR Master Plan • The RFP was advertised, and the City received multiple responses • Staff is completing the final steps of selecting the consultant to recommend the award of contract by the City Council Other Updates • Planning Commission Academy - March 11 th-13t" • City Council and Commissions Special Joint Special Meeting at the Wellness Center on March 26, 2026, beginning with refreshments at 4:30 and the program commencing at 5:00. • Annual Boards and Commissions Recruitment — 4 open Planning Commission seats • 2 professional seats (Architecture and Landscape Architecture Professionals) • Must be La Quinta residents. • Applications due by June 8, 2026 - interviews by City Council on June 18, 2026. PLANNING COMMISSION MEETING FEBRUARY 24, 2026 31 16