2025 10 14 PC MinutesPLANNING 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
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
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.
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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
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 REPEALAND 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
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,
TANIA FLORES, Commission Secretary
City of La Quinta, California
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