La Quinta City Council
August 1, 2023

Name
Assessor
Parcel
Number
Cost of
Abatement
Administrative
Fee Total
BARTON LAND LA QUINTA 773-075-003 $2,500.00 $625.00 $3,125.00 BARTON LAND LA QUINTA 764-240-021 $2,800.00 $700.00 $3,500.00 CADO LA QUINTA 764-460-043 $640.00 $160.00 $800.00

CHRISTINE F CLARKE /

STEPHEN C COLLETT /
STEVEN POPELAR 600-340-047 $3,243.00 $810.75 $4,053.75

CHRISTINE F CLARKE /

STEPHEN C COLLETT /
STEVEN POPELAR 600-340-046 $3,702.00 $925.50 $4,627.50

HAGLUND W T / HAGLUND
RUBY A 773-131-017 $200.00 $50.00 $250.00
KENNETH D SMITH 773-163-015 $250.00 $62.50 $312.50
SIENNA CORP 600-052-009 $300.00 $75.00 $375.00
STAMKO DEV CO 600-340-029 $200.00 $50.00 $250.00
STAMKO DEV CO 600-340-029 $3,243.00 $810.75 $4,053.75
$21,347.50
SECTION 3. The City Clerk is hereby directed to transmit a certified copy of the Resolution to the tax collector of the County of Riverside and said tax collector is hereby requested to collect the amount of each special assessment herein at the time and in the manner of ordinary property taxes.

PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 1st day of August 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

___________________________
LINDA EVANS, Mayor
City of La Quinta, California
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Resolution No. 2023 – xxx
Fund Number 101-6004-60120/Nuisance Abatement
Adopted: August 1, 2023

ATTEST:
___________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
___________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
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ATTACHMENT 1
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City of La Quinta
CITY COUNCIL MEETING: August 1, 2023

STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTIONS TO ADOPT A MITIGATED NEGATIVE DECLARATION (EA 2022-0001) AND APPROVE GENERAL PLAN AMENDMENT 2022- 0002, SPECIFIC PLAN 2022-0001, AND SITE DEVELOPMENT PERMIT 2022-0001 FOR A 252-UNIT APARTMENT PROJECT, LA QUINTA VILLAGE APARTMENTS; CEQA:

DESIGN AND DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE

DECLARATION CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50

RECOMMENDATION
• Adopt a resolution to adopt a Mitigated Negative Declaration for Environmental Assessment 2022-0001.
• Adopt a resolution to approve General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment 2) and Site Development Permit 2022-0001 for the La Quinta Village Apartments, consisting of 252 units located at the northeast corner of Washington Street and Avenue 50.

EXECUTIVE SUMMARY
• The project site is located on a vacant parcel on the northeast corner of Washington Street and Avenue 50, the site of the previously approved La Paloma project (Attachment 1).
• The Applicant is requesting entitlement approval for a 252-unit apartment project which would include 178 market-rate units and 74 moderate-income affordable units. The project would include site improvements such as landscaping, utility infrastructure, covered parking, clubhouse, pool, spa, barbeque areas, putting course, pickleball court, and dog park.
• The project was heard by the Planning Commission (Commission) on March 28 and June 27, 2023. The Commission recommended adoption of the Mitigated Negative Declaration (MND), and a favorable recommendation for the General Plan Amendment (GPA), which requires a super-majority of the Commission, or at least 4 affirmative votes for a 7-member Commission was not received since the GPA received only 3 affirmative votes; therefore, there is no recommendation to approve the GPA, Specific Plan (SP), and Site Development Permit (SDP). The vote was 3 yes, 2 no (1 recused, 1 excused absence).

FISCAL IMPACT – None
PUBLIC HEARING ITEM NO. 2
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BACKGROUND/ANALYSIS
The Applicant is proposing the La Quinta Village Apartments: a 252-unit, multifamily apartment project on the site, which would include 178 market-rate units and 74 moderateincome affordable units. The project would include site improvements such as landscaping, utility infrastructure, covered parking, clubhouse, pool, spa, barbeque areas, putting course, pickleball court, and dog park.

The project is located on a 14.03-acre vacant parcel, bordered by a residential community to the north, Washington Street to the west, vacant land to the east, and Avenue 50 to the south. Development on the project site was previously approved under La Paloma SP 2004-071 on December 7, 2004, for a multi-unit senior community with independent living, assisted living and memory care units. The La Paloma SP is currently effective for the project site. The current General Plan designation for the site is MHDR (Medium High Density Residential); zoning for the site is RMH (Medium High Density Residential).

Each of the project’s applications is described individually below, in the procedural order in which they must be considered.

General Plan Amendment
The project site is identified on the City’s inventory of sites in its Housing Element to accommodate 280 residential units in the very low- and low-income categories. Pursuant to Government Code Section 65863 (commonly referred to as the state “No Net Loss Law”), a jurisdiction must maintain adequate sites to accommodate its remaining unmet regional housing need allocation (RHNA) by each income category. If a jurisdiction approves a development of a parcel identified in its Housing Element sites inventory with fewer units, per income category, than shown in the Housing Element, it must either make findings that the Housing Element’s remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by income level or identify and make available sufficient sites to accommodate the remaining unmet RHNA for each income category. The City is responsible for compliance with the No Net Loss Law, unless a project applicant requests in his or her initial application, as submitted, a density that would result in the remaining sites in the housing element not being adequate to accommodate the jurisdiction’s share of the regional housing. While the project includes 74 moderate-income units and 178 marketrate units, the project does not include units in the very low-and low-income categories.

Therefore, the Applicant must identify additional site(s) that could accommodate 280 very low-and low-income units. This requires a GPA to add another site to the inventory of sites in the Housing Element.

The Applicant has identified an additional site, a 12.74-acre property identified as Site 6 on the draft Housing Element amendment (Attachment 2). Site 6 is located at the northeast corner of Washington Street and Fred Waring Drive and is in a Community Commercial zone that also has the Affordable Housing Overlay and Mixed Use Overlay, which allows for mixed use development - both multifamily residential and commercial development (Attachment 4). The Affordable Housing Overlay allows for a density of up to 30 units per acre and the Mixed Use Overlay allows for mixed use projects up to 24 units per acre. At 248 CLICK HERE to Return to Agenda
280 units, Site 6 would have a density of 22 units per acre, which is consistent with other affordable housing developments in the region. This site is within a “High Resource” area, in that it is immediately adjacent to schools, is in close proximity to businesses on Highway 111 and on Washington Street, and close to job areas which provides for economic opportunities.

If the GPA is approved, including the project as proposed, the City would then re-submit its Housing Element to the California Department of Housing and Community Development (HCD) for re-certification. This project is conditioned to not move forward with construction until and unless HCD has approved the amendment to the Housing Element.

Density Bonus
The project is proposing 74 units to be designated for moderate-income households, as defined by the City’s Density Bonus Section of the La Quinta Municipal Code (LQMC), found at https://library.municode.com/ca/la_quinta/codes/municipal_code?nodeId=TIT9ZO_CH9.60SURERE_9.60.260DEBOAFHO, which was recently revised to be consistent with current state density bonus law. With 74 moderate income designated units, the project is allowed a 50% density bonus, which would allow for a total of 252 units on the Site. Per the LQMC, a condition would be placed for the project to enter into an agreement with the City to ensure that 74 units are reserved for moderate-income occupants. The agreement ensures continued affordability for a period of 55 years or longer; such agreement shall run with the land, shall be binding upon all successors in interest of the applicant, and shall be recorded in the office of the Riverside County Recorder.

Specific Plan
The project requires an amendment of the current La Paloma SP to reflect the proposed project (Exhibit C to proposed Resolution). The La Paloma SP contains detailed development principles, guidelines, and programs to facilitate the development of a multiunit senior housing community. The amended SP (SP 2022-0001) would supersede the La Paloma SP and would detail the development principles, standards, guidelines and use standards for the new La Quinta Village Apartments project.

The amended SP establishes some development standards that differ from the LQMC zoning standards, including:
• Maximum structure height of 28 feet (ft) within 150 ft of image corridor (Washington Street and Avenue 50); current zoning limits the maximum structure height at 22 ft within 150 ft of image corridor.
• Maximum three stories; current zoning limits maximum number of stories to two. • Carports allowed within front yard setback; current zoning does not allow any structures, including carports, within front yard setback. • Minimum livable area of 670 square feet (sf); current zoning requires a minimum livable area of 750 sf.
• Allowance of fencing and retention basins within perimeter landscape setbacks; current zoning does not allow fencing or retention basins within setback. 249 CLICK HERE to Return to Agenda
SP and current zoning standards are provided in the table below for comparison.

Standard Specific Plan Medium High
Density Zone
Minimum Project Size for Multi-Family Projects 20,000 sf 20,000 sf Minimum Frontage for Multi-Family Projects 100 ft 100 ft Maximum Structure Height 40 ft 28 ft
Maximum Structure Height at Image Corridor 28 ft 22 ft
Maximum Number of Stories 3 2
Minimum Front Yard Setback 20 ft 20 ft
Minimum Interior/Exterior Side Yard Setback 5/10 ft 5/10 ft Minimum Rear Yard Setback 15 ft 15 ft
Minimum Garage Setback 5 ft 25 ft
Maximum Lot Coverage 60% 60%
Minimum Common Open Area 30% 30%
Minimum/Average Perimeter Landscape
Setback
10/20 ft 10/20 ft
Minimum Livable Area 670 sf 750 sf
These different standards are allowed with approval of the SP. Projects with affordable housing incorporated are allowed several concessions from the LQMC but the project is proposing for these additional standards to occur within the SP and are not requesting any concessions. All other development standards as they relate to setbacks, heights, lighting standards, open space requirements, and requirements for multi-family projects have been met, including a minimum 75 ft setback from their eastern property line to meet a setback requirement from the Coachella Valley Water District’s stormwater channel.

Site Development Permit
The SDP covers the site, architectural, and landscaping design of the project (Attachment 3). The units are proposed to be housed in 11 buildings throughout the project site: seven and half of the buildings are two-story, and three and half of the buildings are three-story.

The two-story buildings are proposed at a height of 28 ft 6 inches (in) and the three-story buildings are 38 ft 6 in. Five of the two-story buildings are positioned on the north side, adjacent to the existing residential development, and are set back at distances of 89 ft, 90 ft, 91 ft, and 72 ft from the northern property line, which exceeds the zoning code requirements for separation of two-story projects from one-story residential. The two buildings on the south side, adjacent to Avenue 50, are two stories. All three-story buildings are positioned in the central portion of the site.

A breakdown of the 252 total units is as follows:
• Total of 166 units are one (1) bedroom units
o 60 are 673 sf, 106 are 755 sf
• Total of 86 units are two (2) bedroom units:
o All are 960 sf
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Parking
The Project includes a total of 520 parking spaces, which is a ratio of 2.03 spaces per unit.

Of these, 396 are covered by carport or garage. The carports and garages are at a maximum height of 11 ft and incorporate architecture to match the rest of the development.

Drawings are included in Attachment 3 which show the line of sight from the residences to the north towards the north side of the project site where garages are located.

Per LQMC Density Bonus Section and state housing law, the total number of parking spaces required for this Project would be 295 parking spaces, after applying a by-right parking incentive for an affordable housing project (one space per one-bedroom unit, 1.5 spaces per two-bedroom unit). The project exceeds the minimum parking requirements.

Building Design and Amenities
The architectural style is a contemporary Mediterranean design. Architectural elements include trellises on second and third floors to reduce massing and arches, recessed niches, and crown moulding with stucco finish. The color palette consists of earth tones, and incorporates blues, grays, and purples as accents.

The project’s recreational amenities include community pool, clubhouse, cabanas, five (5) barbeque areas, spa, fire pits, a putting course, pickleball court, a dog park and open space throughout.

Landscaping
Landscaping is proposed throughout the project site, including along Washington Street and Avenue 50, and described within the SP. The proposed preliminary landscaping plant palette incorporates typical desert compatible species such as Mulga and Tipu trees, date palms, agaves, and yellow bells (Attachment 4). The perimeter walls along Washington Street and Avenue 50 are proposed to be six-foot block walls with landscaping along the walls to break up the appearance to add variety.

Traffic Circulation/Traffic Impact
The project takes access from both Washington Street and Avenue 50, with right in/right out access off both streets. The Applicant provided a Traffic Impact Analysis (Analysis), which considered 252 apartment units. The most recent traffic counts were taken on March 30, 2023. The Analysis was reviewed by City of La Quinta staff, including the City’s Traffic Engineer, and a summary follows below.

The project is estimated to generate 1,556 total daily trips, including 108 AM peak trips and 125 PM peak hour trips. The revised Analysis included the following intersections:
• Washington Street and Avenue 50
• Washington Street and Sagebrush Avenue
• Washington Street and Eisenhower Drive
• Washington Street and Avenue 48
• Moon River Drive/Park Avenue and Avenue 50
The revised Analysis concluded that all analyzed intersections would operate at acceptable Levels of Service (LOS), except Moon River Drive/Park Avenue and Avenue 50, under 251 CLICK HERE to Return to Agenda
project completion conditions (existing traffic plus estimated traffic from ambient growth and the project) and cumulative conditions (existing traffic plus traffic from ambient growth, nearby projects that are being proposed, and the project). The deficient condition at the Moon River Drive/Park Avenue and Avenue 50 intersection is existing due to morning school traffic.

A roadway segment analysis was also included in the revised Analysis. The following roadway segments were studied:
• Washington Street, north of Avenue 50
• Washington Street, south of Avenue 50
• Avenue 50, west of Washington Street
• Avenue 50, east of Washington Street
The revised Analysis shows that all analyzed roadway segments would have adequate capacity under project completion conditions (existing traffic plus estimated traffic from ambient growth and the project) and cumulative conditions (existing traffic plus traffic from ambient growth, nearby projects that are being proposed and the project). The roadway capacities along these streets are consistent with General Plan buildout capacity. The project would not significantly impact traffic operations in the area.

AGENCY AND PUBLIC REVIEW
Public Agency Review
All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval.

Planning Commission Review
The Applicant presented a 284-unit apartment project to the Commission on March 28, 2023, which included entitlement requests for a General Plan Amendment to revise the City’s Housing Element, a Zone Change to increase the density, a Specific Plan Amendment to amend the La Paloma Specific Plan, and a Site Development Permit for project site design. The Commission requested the applicant revise the project based on concerns regarding:
• Architectural design
• Density and height of buildings
• Parking
• Traffic
The Applicant submitted a revised proposal, which was considered by the Commission at their June 27, 2023 meeting, and included the following revisions:
• Name change to La Quinta Village Apartments.
• Reduced number of units from 284 to 252. Zone Change request removed because density of 252 units is consistent with existing Residential Medium High (RMH) zoning, with a density bonus.
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• Seven of the 11 residential buildings were originally proposed at three stories. Three buildings are reduced to two stories and one building to half three stories and two stories. This results in three and a half of the 11 buildings at three stories. • Parking count (520 spaces) remains the same as before but with reduced number of units, the ratio changes from 1.8 spaces per unit to 2 spaces per unit. • Revised traffic study with updated traffic counts and updated analysis due to decrease in units.

The Commission recommended adoption of the MND; however, the minimum number of votes required to recommend approval of a General Plan Amendment were not received.

For a recommendation to pass for legislative items such as GPA’s, the majority of the membership of the recommending body is required. Since the Commission has seven members, the number of votes needed is four. There is no recommendation from the Commission to approve the GPA, SP and SDP.

Public Hearing Notice
This project was advertised in The Desert Sun newspaper on March 17, 2023, and distributed to properties within 1,000 feet of the Site. Staff has received written comments from the public stating their opposition, with concerns regarding traffic, noise, and views (Attachment 5).

Tribal Consultation
In accordance with SB18 and AB52, Tribal Consultation was conducted with the Agua Caliente Band of Cahuilla Indians (ACBCI), who were the only tribe to request consultation.

Mitigation was incorporated into the MND as requested by the ACBCI.

ENVIRONMENTAL REVIEW
The Design and Development Department (Department) prepared a MND consistent with the California Environmental Quality Act (CEQA) (Exhibit A to EA2022-0001 Resolution) and circulated it for public review from March 3, 2023 through March 23, 2023 as prescribed by the CEQA Guidelines. The Department determined that the project would have less than significant effects on the environment, with mitigation measures incorporated. The City received eleven (11) public comments during the public review period regarding the traffic, biological, energy, and cultural resources. None of the comment letters triggered modifications to the MND.

Prepared by: Cheri Flores, Planning Manager
Approved by: Danny Castro, Design and Development Director Attachments: 1. Vicinity Map

2. Draft Housing Element Inventory Sites Map Amendment

3. Entitlement Plans

4. Landscape Plans

5. Public Comments
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CITY COUNCIL RESOLUTION 2023 - XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF LA QUINTA, CALIFORNIA, ADOPTING A MITIGATED
NEGATIVE DECLARATION FOR A 252-UNIT

APARTMENT PROJECT, LA QUINTA VILLAGE

APARTMENTS, LOCATED AT THE NORTHEAST
CORNER OF WASHINGTON STREET AND AVENUE 50
CASE NUMBER:

ENVIRONMENTAL ASSESSMENT 2022-0001
APPLICANT: IRWIN PARTNERS ARCHITECTS
WHEREAS, the City Council of the City of La Quinta, California, did, on August 1, 2023, hold a duly noticed Public Hearing to consider a request by Irwin Partners Architects, for a 252-unit apartment project, La Quinta Village Apartments, located at the northeast corner of Washington Street and Avenue 50, more commonly described as:

Assessor Parcel Number: 646-070-016
WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on July 21, 2023 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 1,000 feet of the site; and
WHEREAS, the Planning Commission of the City of La Quinta, California did, on March 28, 2023, previously hold a duly noticed Public Hearing to consider said request and continued said Public Hearing to a date certain of June 27, 2023, to give the applicant time to address the Planning Commission’s concerns regarding architectural design, density and height of buildings, parking, and traffic; and WHEREAS, the Planning Commission of the City of La Quinta, California did, on June 27, 2023, hold a continued Public Hearing considering changes to the project as requested and recommended adoption of the Mitigated Negative Declaration for Environmental Assessment 2022-0001; and
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, City Council did make the following mandatory findings pursuant to California Environmental Quality Act to justify approval of said Environmental Assessment:

1. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal 254 CLICK HERE to Return to Agenda
City Council Resolution 2023-XXX
Environmental Assessment 2022-0001
Project: La Quinta Village Apartments
Adopted: August 1, 2023

community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. Potential impacts can be mitigated to be less than significant levels.

2. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. Potential impacts can be mitigated to be less than significant.

3. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Potential impacts can be mitigated to be less than significant.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows:

SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case.

SECTION 2. That the City Council hereby does recommend adoption of Environmental Assessment 2022-0001 with mitigation measures included as Exhibit A, incorporated herewith by this reference.

PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta City Council, held on August 1, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________
LINDA EVANS, Mayor
City of La Quinta, California
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City Council Resolution 2023-XXX
Environmental Assessment 2022-0001
Project: La Quinta Village Apartments
Adopted: August 1, 2023

ATTEST:
_________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
___________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
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Administrative Draft
Troutdale Village Specific Plan Amendment No. 3
Initial Study/Mitigated Negative Declaration
Lead Agency:

City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Prepared by:

The Altum Group
Rich Malacoff, AICP
44-600 Village Court, Suite 100
Palm Desert, CA 92260
March 2023
RESOLUTION NO. 2023-XXX, EXHIBIT A
ADOPTED: AUGUST 1, 2023
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Troutdale Village SPA No. 3 IS/MND ii March 2023
Table of Contents
Chapter 1 Introduction ....................................................................................................................... 1

1.1 Overview...............................................................................................................................................1

1.2 Authority...............................................................................................................................................1

1.3 Scope of Environmental Review ...........................................................................................................1

1.4 Impact Assessment Terminology..........................................................................................................2

1.5 Organization of the Initial Study ...........................................................................................................2

1.6 Documents Incorporated by Reference................................................................................................2 Chapter 2 Project Description............................................................................................................. 4

2.1 Project Location and Setting.................................................................................................................4

2.2 Project Description ...............................................................................................................................5

2.3 Project-Related Approvals....................................................................................................................5

2.4 Summary of Mitigation Measures........................................................................................................6 Chapter 3 Environmental Evaluation................................................................................................. 15

3.1 Aesthetics............................................................................................................................................16

3.2 Agriculture and Forestry Resources....................................................................................................18

3.3 Air Quality ...........................................................................................................................................19

3.4 Biological Resources ...........................................................................................................................27

3.5 Cultural Resources..............................................................................................................................31

3.6 Energy .................................................................................................................................................34

3.7 Geology and Soils................................................................................................................................35

3.8 Greenhouse Gas Emissions.................................................................................................................40

3.9 Hazards and Hazardous Materials......................................................................................................42

3.10 Hydrology and Water Quality.............................................................................................................45

3.11 Land Use and Planning .......................................................................................................................48

3.12 Mineral Resources..............................................................................................................................50

3.13 Noise...................................................................................................................................................51

3.14 Population and Housing .....................................................................................................................54

3.15 Public Services....................................................................................................................................55

3.16 Recreation ..........................................................................................................................................58

3.17 Transportation....................................................................................................................................59 258 CLICK HERE to Return to Agenda
Troutdale Village SPA No. 3 IS/MND iii March 2023

3.18 Tribal Cultural Resources....................................................................................................................63

3.19 Utilities and Service Systems..............................................................................................................66

3.20 Wildfire ...............................................................................................................................................68

3.21 Mandatory Findings of Significance ...................................................................................................69 Chapter 4 Report Preparers........................................................................................................................74 List of Tables
Table 1 Surrounding Land Uses......................................................................................................................4 Table 2 Construction-Related Regional Criteria Pollutant Emissions..........................................................22 Table 3 Operational Regional Criteria Pollutant Emissions .........................................................................23 Table 4 Maximum Number of Acres Disturbed Per Day..............................................................................24 Table 5 Local Construction Emissions at the Nearest Receptors.................................................................25 Table 6 Local Operational Emissions at the Nearest Receptors ..................................................................26 Table 7 Project Related Greenhouse Gas Annual Emissions .......................................................................41 Table 8 Off-Site Traffic Noise Levels ............................................................................................................53 Table 9 Existing Conditions (2021) Intersection Analysis ............................................................................61 Table 10 Project Completion (2023) Intersection Analysis............................................................................61 Table 11 Cumulative Intersection Analysis....................................................................................................62 List of Exhibits
Exhibit 1 Regional Map ....................................................................................................................................9 Exhibit 2 Vicinity Map ....................................................................................................................................10 Exhibit 3 Site Plan ..........................................................................................................................................11 Exhibit 4 Renderings......................................................................................................................................12 Exhibit 5 Avenue 50 Noise Contour Map.......................................................................................................13 Exhibit 6 Washington Street Noise Contour Map..........................................................................................14 Appendix
Appendix A Troutdale Village Air Quality, Greenhouse, and Energy Impact Study, MD Acoustics, December 30, 2021.

Appendix B Biological Resources Report for the Troutdale Village Project Located in the City of La Quinta, Riverside County, California, ELMT Consulting, December 15, 2021.

Appendix C Cultural Resource Investigation in Support of the Troutdale Village Project, PaleoWest, April 25, 2022.

Appendix D Troutdale Village Apartments Project Noise Impact Study, MD Acoustics, January 12,2022.

Appendix E Troutdale Village Transportation Analysis, Integrated Engineering Group, December 2021.

Appendix F Preliminary Hydrology Study for Troutdale Village, Egan Civil, January 22, 2023.

Appendix G Troutdale Village Preliminary Water Quality Management Plan, Egan Civil, January 2023. 259 CLICK HERE to Return to Agenda
Troutdale Village SPA No. 3 IS/MND iv March 2023
Acronyms
AB Assembly Bill
AMSL Above Mean Sea Level
APN Assessor’s Parcel Number
AQMP Air Quality Management Plan
BMPs Best Management Practices
CA EPA California Environmental Protection Agency
CalEEMod California Emissions Estimator Model
CALGreen California Green Building Standards
Caltrans California Department of Transportation
CAP Climate Action Plan
CARB California Air Resources Board
CBC California Building Code
CCR California Code of Regulations
CDC California Department of Conservation
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CERCLA Comprehensive Environmental Response, Compensation, and Liability Act CFC Chlorofluorocarbons
CH4 Methane
CNEL Community Noise Equivalent Level
CNPS California Native Plant Society
CO Carbon Monoxide
CO2 Carbon Dioxide
CVMSHCP Coachella Valley Multiple Species Habitat Conservation Plan CVWD Coachella Valley Water District
dB Decibel
dBA A-weighted decibels
DSUSD Desert Sands Unified School District
DTSC California Department of Toxic Substances Control
DU/AC Dwelling Unit per Acre
e.g. Exempli Gratia or “for example”
EIR Eastern Information Center
EPA Environmental Protection Agency
FTA Federal Transit Administration
GHG Greenhouse Gas
IID Imperial Irrigation District
In/sec Inches Per Second
IS Initial Study
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Troutdale Village SPA No. 3 IS/MND v March 2023
ITE Institute of Engineers
Lbs/day Pounds Per Day
Leq Equivalent Continuous Sound Pressure Level
LST Localized Significance Threshold
MGD Million Gallons Per Day
MLD Most Likely Descendant
MMTCO2e Million Metric Tons of CO2 Emitted
MRZ-3 Mineral Resources Zone 3
MWD Metropolitan Water District of Southern California
N2O Nitrous Oxides
NAHC Native American Heritage Commission
NO Nitric Oxide
NO2 Nitrogen Dioxide
NOx Nitrogen Oxide
NPDES National Pollution Discharge Elimination System
PDPD Palm Desert Police Department
PM Particulate Matter
PM10 Particulate Matter Equal to or less than 10 Microns in Diameter PM2.5 Particulate Matter Equal to or less than 2.5 Microns in Diameter PPM Parts Per Million
PPV Peak Particle Velocities
PRC California Public Resources Code
PSI Pounds Per Square Inch
PSUSD Palm Springs Unified School District
RCALUC Riverside County Airport Land Use Commission
RCFD Riverside County Fire Department
RCRA Resource Conservation and Recovery Act
RCS/SCS Regional Transportation/Sustainable Communities Strategy RMS Root Mean Square
RTP Regional Transportation Plan
RWQCB Regional Water Quality Control Board
SB Senate Bill
SCAB South Coast Air Basin
SCAG Southern California Associations of Government
SCAQMD South Coast Air Quality Management District
SCE Southern California Edison
SCS Sustainable Communities Strategy
SIP State Implementation Plan
SO2 Sulfur Dioxide
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Troutdale Village SPA No. 3 IS/MND vi March 2023
SoCal Gas Southern California Gas
SOI Sphere of Influence
SRA Source Receptor Area
SRA State Responsibility Area
SSAB Salton Sea Air Basin
STC Sound Transmission Class
SWPPP Stormwater Pollution Prevention Plan
USACE United States Army Corps of Engineers
UWMP Urban Water Management Plan
VdB Vibration decibels
VMT Vehicle Miles Traveled
WMP Water Management Plan
WQMP Water Quality Management Plan
WRP 10 Wastewater Treatment Plant 10
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Troutdale Village SPA No. 3 IS/MND vii March 2023
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1 INTRODUCTION
Troutdale Village SPA No. 3 IS/MND 1 April 2022
Chapter 1 Introduction

1.1 Overview
Troutdale Village, LLC. (hereafter, “Applicant”) is proposing to develop the Troutdale Village Specific Plan Amendment No. 3 Project (hereafter, “Project”), which consists of 284 dwelling units in the City of La Quinta (hereafter, “City”), in Riverside County, California. The Project site is located at the northeast corner of the intersection of Washington Street and Avenue 50 and is comprised of one parcel totaling approximately 14.03 acres. Currently, the Project site is vacant and is bordered by a residential community to the north, Washington Street to the west, vacant land to the east, and Avenue 50 to the south.

The proposed Project will require the following entitlements from the City: 1) Specific Plan Amendment to replace the previous La Paloma Specific Plan (now called Troutdale Specific Plan) for the Project site and substitute for the City of La Quinta Municipal Code; 2) Change of Zone to change the existing zoning designation of the Project site from Medium High Density Residential to High Density Residential; and 3) Site Development Permit to allow for the development of 284 dwelling units and associated site improvements.

1.2 Authority
The City of La Quinta is the lead agency for the proposed Project. The City Council is the governing body for the approval of the Project and adoption of the Mitigated Negative Declaration. Because the Project involves a change to the existing site, the City Council’s consideration of the Project and its potential environmental effects is a discretionary action that is subject to the California Environmental Quality Act (CEQA). This Subsequent Initial Study (IS) and its appendices have been prepared in accordance with CEQA (Statute), the State’s Guidelines for Implementation of CEQA (Guidelines) (as amended, 2018), and the City’s CEQA Guidelines for preparation of an IS. This IS, when combined with the Notice of Intent to Adopt a Mitigated Negative Declaration, serves as the environmental document for the proposed Project pursuant to the provisions of CEQA (Public Resources Code 21000 et seq.) and the CEQA Guidelines (California Code of Regulations Section 15000, et seq.).

1.3 Scope of Environmental Review
The IS evaluates the proposed Project’s potential environmental impacts on the following topics:
• Aesthetics
• Agricultural and Forestry Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use and Planning
• Mineral Resources
• Noise
• Population and Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfire
• Mandatory Findings of Significance
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1.4 Impact Assessment Terminology
The Environmental Checklist identifies potential impacts using four levels of significance as follows:
• No Impact. A finding of no impact is made when it is clear from the analysis that the proposed project would not affect the environment.
• Less than significant. A finding of less than significant is made when it is clear from the analysis that a proposed project would cause no substantial adverse change in the environment and no mitigation is required.
• Less than significant with mitigation incorporated. A finding of less than significant with mitigation incorporated is made when it is clear from the analysis that a proposed project would cause no substantial adverse change in the environment when mitigation measures are successfully implemented by the project proponent.
• Potentially Significant. A finding of potentially significant is made when the analysis concludes that the proposed project could have a substantially adverse impact on the environment related to one or more of the topics listed in the previous section, Scope of the Initial Study.

1.5 Organization of the Initial Study
The content and format of this IS meet the requirements of CEQA. This IS contains the following sections:
• Chapter 1 Introduction. This chapter provides a brief summary of the proposed Project, identifies the lead agency, summarizes the purpose and scope of the IS, and identifies documents incorporated by reference.
• Chapter 2 Project Description. This chapter provides a project overview including a description of the regional location and Project vicinity, including Exhibits; and provides a description of the Project elements, e.g., dimensions of the Project, and identifies other agencies that may have permitting authority over the Project.
• Chapter 3 Environmental Checklist. This chapter provides a copy of the City’s Environmental Checklist and responses to each question posed in the checklist. This chapter also provides a brief description of the sources used to evaluate the proposed Project, a brief description of the existing conditions for each topic, and an analysis of potential environmental impacts. Mitigation measures are also identified where necessary.
• Chapter 4 List of Preparers. This chapter identifies City staff and consultants who were responsible for the preparation of this IS and implementation of the Project.

1.6 Documents Incorporated by Reference
As allowed by CEQA Guidelines Section 15150, a Mitigated Negative Declaration may incorporate by reference all or portions of another document that is generally available to the public. The document used must be available for public review for interested parties to access during public review of the Subsequent Initial Study and Notice of Intent to Adopt a Mitigated Negative Declaration for this Project. The following documents are incorporated by reference.
• City of La Quinta 2035 General Plan, Adopted February 19, 2013 (Amended November 19, 2013) • Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan 265 CLICK HERE to Return to Agenda
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These documents are also available for review at the La Quinta City Hall at 78-495 Calle Tampico, La Quinta, CA 92253. The Project specific reports are attached to the Initial Study as appendices. The General Plan and General Plan Final Environmental Impact Report are located on the City’s website at:
https://www.laquintaca.gov/business/design-and-development/planning-division/2035-la-quinta-generalplan and https://www.laquintaca.gov/business/lq2035-general-plan/documents, respectively. 266 CLICK HERE to Return to Agenda
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Chapter 2 Project Description

2.1 Project Location and Setting
As detailed in Exhibit 1 Regional Map, and Exhibit 2, Vicinity Map, the Project site is located at the northeast corner of the intersection of Washington Street and Avenue 50 in the City of La Quinta (City), in Riverside County, California. The Project site encompasses Assessor’s Parcel Number (APN) 646-070-016.

Existing General Plan Designation
The Project site is designated as “Medium/High Density Residential” under the City’s General Plan 2035 Land Use Map. The Medium/High Density Residential designation is designed to accommodate a broad range of residential land uses, including small-lot divisions, duplex, condominium, and apartments. The maximum density of this land use designation is 16 dwelling units per acre.

Existing/Proposed Zoning Designation
The Project site is zoned “Medium High Density Residential (RMH)” and within an Affordable Housing Overlay per the City’s Official Zoning Map and Municipal Code. Per the City’s Municipal Code Section 9.30.060, the purpose of the RMH zoning designation is to provide for the development and preservation of medium-high density neighborhoods (eight to twelve dwelling units per acre), except as provided in Section 9.40.020. The Applicant is proposing a Change of Zone to change the Project site’s zoning designation from RMH to “High Density Residential (RH),” which allows up to 16 units per acre. The Affordable Housing Overlay designation would remain.

Existing Specific Plan Designation
The entire Project site is located within the La Paloma Specific Plan (SP 04-071) which would be called Troutdale Village Specific Plan (Specific Plan 2022-0001, SP 04-071 Amendment).

Surrounding Land Uses
The Project site is bordered by a residential community located immediately north; to the west, the Project site is bordered by Washington Street and beyond is a residential community; to the east, the Project site is bordered by a dry channel and beyond is La Quinta Middle School, YMCA, and the Boys and Girls Club; and to the south, the Project site is bordered by Avenue 50 and beyond is vacant, undeveloped land. See Table 1, Surrounding Land Uses.

Table 1 Surrounding Land Uses
Direction General Plan Designation Zoning Existing Land Use North MHDR - Medium/High Density
Residential
RM - Medium Density
Residential Residential community
South MHDR - Medium/High Density
Residential
RM - Medium Density
Residential
Avenue 50/Vacant, undeveloped
land
East OS-N - Open Space Natural FP- Floodplain
Dry channel and La Quinta Middle
School, YMCA, and the Boys and
Girls Club;
West LDR - Low Density Residential RL - Low Density
Residential Washington Street/Residential
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Existing Utility Infrastructure
Existing utility infrastructure at the Project site consists of an 18-inch Coachella Valley Water District (CVWD) waterline beneath Washington Street and Avenue 50. Additionally, sewer mains are located on the west side of the site in Washington Street and on the south side of the site in Avenue 50. There are existing power poles located on Washington Street, Avenue 50, and the north property line, which may be undergrounded if practical and allowed by Imperial Irrigation District (IID).

2.2 Project Description
As shown in both Exhibit 3, Site Plan, the proposed Project involves the development of 11 two- and threestory apartment buildings totaling 284 dwelling units on a 14.03-acre property. The proposed apartment buildings would have a maximum height of 40 feet. Of the 284 dwelling units, 214 will be market-rate units and 70 will be moderate-income affordable units. The Applicant also proposes associated site improvements including landscaping, utility infrastructure, parking spaces, an internal roadway, a clubhouse, pool and spa, barbeque areas, putting course, pickleball court, and dog park for the residents. The Project would contain two retention basins along the western side of the Project site.

The Project would provide for a total of 520 parking spaces, including 456 standard spaces, 12 accessible spaces, and 52 future electric vehicle (EV) capable spaces. The Project also would provide two bicycle parking racks, for a total of four spaces.

Primary Project access would be provided along the Project site’s frontage on Washington Street. The proposed secondary access would be provided along the Project site’s frontage on Avenue 50. The internal circulation is a driveway around the perimeter of the site, which would not consist of dead-ends. This design also provides easy access for the fire department and trash collector to all proposed buildings on the site. Street improvements to the Project site’s frontages with Washington Street and Avenue 50 would consist of expanded pavement, curb, gutter, median, and sidewalk/bike improvements.

2.3 Project-Related Approvals
The discretionary approvals required by the City include:
• Specific Plan Amendment No. 2022-001
• Change of Zone No. 2022-0002
• Site Development Permit No. 2022-0001
• Adoption of Troutdale Village Specific Plan IS/MND (EA2022-0001) • General Plan Amendment No. 2022-0002
Administrative approvals are required by the City related to the design and construction of stormwater drainage infrastructure, Coachella Valley Water District (CVWD) for construction of water and sewer infrastructure and connection to the water and sewer distribution and conveyance systems, and Colorado River Basin Regional Water Quality Control Board for issuance of a National Pollutant Discharge Elimination System (NPDES) permit and approval of the Project’s Water Quality Management Plan (WQMP). 268 CLICK HERE to Return to Agenda
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2.4 Summary of Mitigation Measures
BIO-1 If unavoidable, Project construction activities must begin during the nesting bird season (February 1st through August 31st), a pre-construction nesting bird survey shall be conducted no more than 14 days prior to initiation of ground disturbance and vegetation removal activities. The nesting preconstruction bird survey shall be conducted by a biologist familiar with identification of avian species known to occur in Riverside County. The nesting bird survey shall be conducted on foot inside the project boundary, including a 300-foot buffer for passerines (songbirds) and a 500-foot buffer for raptors in areas of suitable habitat. Inaccessible areas will be surveyed using binoculars to the extent practical. If nests are found, an avoidance buffer (dependent upon species, the proposed work activity, the existing disturbances associated with land uses outside of the site) shall be determined and demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. If a raptor nest is observed in a tree proposed for removal, the applicant must consult with CDFW. All construction personnel shall be notified of the existence of the buffer zone and avoid entering the buffer zone during nesting season. No ground disturbing activities shall occur within this buffer area until the avian biologist has confirmed the breeding/nesting is completed and the young have fledged. Encroachment into the buffer shall occur only at the discretion of the qualified biologist.

BIO-2 The Applicant shall pay the CVMSHCP Local Development Mitigation Fee prior to building permit issuance.

CUL-1 A qualified archaeologist monitor shall be present during any ground disturbing activities during the project construction phase. In the case that archaeological materials are encountered during ground disturbing activities, work in the area shall cease and any deposits shall be treated according to Federal, State, and local guidelines. No further grading is permitted in the area of the discovery until the City approves the appropriate measure to protect the discovered resources.

CUL-2 In the event that human remains are uncovered during ground disturbing activities on the Project site, no further disturbance shall occur, and all work shall cease until the County Coroner has made a determination of the origin and disposition of the remains. Ground disturbing activities and excavations shall not resume until the following has been addressed:

1. The County Coroner has been contacted and determined that no investigation to the cause of death is required, and

2. If the County Coroner determines that the remains are of Native American decent, the Coroner must notify Native American Heritage Commission (NAHC), which will then determine the Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98.

GEO-1 Prior to the start of the proposed Project activities, all field personnel will receive a worker’s environmental awareness training on paleontological resources. The training will provide a description of the laws and ordinances protecting fossil resources, the types of fossil resources that may be encountered in the Project area, the role of the paleontological monitor, outlinessteps to follow in the event that a fossil discovery is made and provides contact information for the Project Paleontologist. 269 CLICK HERE to Return to Agenda
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The training will be developed by the Project Paleontologist and can be delivered concurrent with other training including cultural, biological, safety, etc.

GEO-2 Prior to the commencement of ground-disturbing activities, a professional paleontologist will be retained to prepare and implement a PRMMP for the proposed Project. The PRMMP will describe the monitoring required during excavations that extend into older Quaternary (Pleistocene) age sediments, and the location of areas deemed to have a high paleontological resource potential. Parttime monitoring, or spot checking, may be required during shallow ground-disturbances (< 10 feet below ground surface) to confirm that sensitive geologic units are not being impacted. Monitoring will entail the visual inspection of excavated or graded areas and trench sidewalls.

GEO-3 In the event that a paleontological resource is discovered, the monitor will have the authority to temporarily divert the construction equipment around the find until it is assessed for scientific significance and, if appropriate, collected. If the resource is determined to be of scientific significance, the Project Paleontologist shall complete the following:

1. Salvage of Fossils. If fossils are discovered, all work in the immediate vicinity should be halted to allow the paleontological monitor, and/or Project Paleontologist to evaluate the discovery and determine if the fossil may be considered significant. If the fossils are determined to be potentially significant, the Project Paleontologist (or paleontological monitor) should recover them following standard field procedures for collecting paleontological as outlined in the PRMMP prepared for the Project. Typically, fossils can be safely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage periods. In this case the paleontologist should have the authority to temporarily direct, divert, or halt construction activity to ensure that the fossil(s) can be removed in a safe and timely manner.

2. Fossil Preparation and Curation. The PRMMP will identify the museum that has agreed to accept fossils that may be discovered during project-related excavations. Upon completion of fieldwork, all significant fossils collected will be prepared in a properly equipped laboratory to a point ready for curation. Preparation may include the removal of excess matrix from fossil materials and stabilizing or repairing specimens. During preparation and inventory, the fossils specimens will be identified to the lowest taxonomic level practical prior to curation at an accredited museum. The fossil specimens must be delivered to the accredited museum or repository no later than 90 days after all fieldwork is completed. The cost of curation will be assessed by the repository and will be the responsibility of the client.

GEO-4 Upon completion of ground disturbing activity (and curation of fossils if necessary) the Project Paleontologist should prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report should include discussion of the location, duration and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated.

TCR-1 Prior to any ground disturbing activities on the Project site, an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be present to monitor the site. Should buried cultural deposits be encountered, the Monitor may request destructive construction halt and the Monitor shall notify a qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for 270 CLICK HERE to Return to Agenda
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submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.
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Exhibit 1 Regional Map
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Exhibit 2 Vicinity Map
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Exhibit 3 Site Plan
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Exhibit 4 Renderings
Above: View of entry access on Avenue 50.

Above: View on Avenue 50 looking towards Washington Street intersection with mountain range in background. 275 CLICK HERE to Return to Agenda
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Exhibit 5 Avenue 50 Noise Contour Map
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Exhibit 6 Washington Street Noise Contour Map
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Chapter 3 Environmental Evaluation
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages.

Aesthetics Agriculture and Forestry
Resources
Air Quality
Biological Resources Cultural Resources Geology/Soils
Greenhouse Gas Emissions Hazards and Hazardous
Materials
Hydrology/Water Quality
Land Use/Planning Mineral Resources Noise
Population/Housing Public Services Recreation
Transportation/Traffic Tribal Cultural Resources Utilities and Service Systems Mandatory Findings of
Significance
DETERMINATION:

On the basis of this initial evaluation:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as describe on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. __________________________________________________ _______________ Signature Date
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3.1 Aesthetics

3.1.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012.
https://www.laquintaca.gov/home/showpublisheddocument/15858/635338594527270000 • California Department of Transportation, California State Scenic Highway System Map, 2019 • Google Earth, 2022

3.1.2 Environmental Setting
Scenic views from the Project site consists of the San Bernardino (north, northeast, and northwest), Santa Rosa (southwest), and San Jacinto (west) Mountain Ranges. The San Bernardino, Santa Rosa, and San Jacinto Mountains Ranges rise over the valley floor at elevations consisting of 8,716 feet (2,657 meters), 8,011 feet (2,442 meters), and 11,489 feet (3,502 meters), respectively.

3.1.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
AESTHETICS – Would the project:
a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) In non‐urbanized areas, substantially degrade the
existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing
scenic quality?
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? a. Less than Significant Impact The Project site and the vicinity of the Project site do not contain a scenic vista. The nearest scenic vista consists of scenic views of the San Bernardino Mountains located 7.7 miles north of the Project site; Santa Rosa Mountains located approximately 5.0 miles southwest of the Project site; and San Jacinto Mountains located approximately 1.8 miles west of the Project site. Surrounding the Project site, views of the lower elevations of the aforementioned are partially blocked due to existing development and distance from the mountains; however, views of the middle and upper elevations of these mountains are kept visibly intact. As shown in Exhibit 3, Site Plan, the proposed maximum height for residential buildings at 40 feet would comply with the City’s Zoning Code. The proposed buildings and site improvements would partially obscure views of the San Bernardino Mountains, Santa Rosa 279 CLICK HERE to Return to Agenda
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Mountains, and San Jacinto Mountains – although not substantially more than under existing conditions – and views of these Mountains would continue to be available above the proposed buildings. Therefore, the proposed Project would not have a substantial adverse effect on scenic vistas and impacts would be less than significant.
b. No Impact According to the California Scenic Highway Program, the nearest scenic highway is SR-74, which is located approximately 6.2 miles west of the Project site and is classified as an Officially Designated Scenic Highway. Due to the distance between the Project site and SR-74, the Project site is not visible to vehicles driving along SR-74. In addition, there are no historic buildings nor any unique geologic or topographic features such as rock outcrops, bodies of water, ridges or canyons found on or within the Project site. Therefore, due to topography and intervening development, the proposed Project would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. No impact would occur. c. Less than Significant Impact The Project site is located in an urbanized area. Under existing conditions, the entire Project site is undeveloped vacant land with sparse desert flora. The surrounding land to the north and west are residential homes, vacant planned residential homes to the south, and a dry channel to the east. Implementation of the Project would result in the visual conversion of the site from vacant, undeveloped land to 284 homes. The Project would be compatible with the size, scale, and aesthetic features of other existing homes located to the north, west, and future homes to the south of the Project site. Furthermore, the Project would be required to comply with the applicable development standards and design guidelines in the Troutdale Specific Plan and the City of La Quinta Municipal Code (LQMC), which regulates the visual quality of new development and ensures that new development does not detract from any scenic attributes/qualities in the surrounding area. LQMC Section 9.50.020, Height Limits and Setbacks Near Image Corridors, requires a maximum height of 22 feet within the first 150 feet from Avenue 50 and Washington Street. The Specific Plan will provide modified standards that will allow a maximum height of 40 feet, which will not impact the view of the mountains. The renderings (Exhibit 4) show that the views will not be impacted. Because the Project is in an urbanized area and would not conflict with applicable zoning standards and other regulations governing scenic quality, a less than significant impact would occur from implementation of the Project. d. Less than Significant Impact Under existing conditions, the Project site contains no sources of artificial lighting. The Project would introduce new sources of lighting, including streetlights and security lighting.

Subject to City review and approval, all Project lighting would be required to conform to regulations, guidelines, and standards established under LQMC Section 9.150.080, Parking Facility Design Standards, and LQMC Section 9.100.150, Outdoor Lighting, which ensures adequate lighting for public safety while also minimizing light pollution, glare, and public nuisances. Mandatory compliance with the City’s Zoning Code would ensure that the Project would not introduce any permanent design features that would adversely affect day or nighttime views in the area. Impacts would be less than significant.

3.1.4 Mitigation
No mitigation required.

3.1.5 Level of Significance after Mitigation
Not applicable.
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3.2 Agriculture and Forestry Resources

3.2.1 Sources
• Riverside Map My County, 2022.
https://gis1.countyofriverside.us/Html5Viewer/?viewer=MMC_Public.

3.2.2 Environmental Setting
The Project site is presently vacant, and the ground surface is covered with scattered desert brush, weeds, and minor debris. The Project site has an existing ground surface elevation range from about 40 to 59 feet above mean sea level (AMSL). The Farmland Mapping and Monitoring Program (FMMP) designates the Project site as Urban and Built-Up Land.

3.2.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
AGRICULTURAL AND FORESTRY RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the Project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act Contract?
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources
Code section 4526) or timberland zoned Timberland
Production (as defined by Government Code Section
51104(g))?
d) Result in the loss of forest land or conversion of forest land to non-forest use?
e) Involve other changes in the existing environment
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
a-e. No Impact According to mapping information available from the California Department of Conservation’s (CDC) Farmland Mapping and Monitoring Program (FMMP), the Project site is classified as Urban and 281 CLICK HERE to Return to Agenda
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Built-Up Land. Accordingly, the Project site does not contain any lands mapped by the FMMP as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland); therefore, the Project would not convert such Farmland to non-agricultural use. Furthermore, the Project site is not located within a Williamson Act contract. Lastly, the Project site is zoned for Medium/High Density Residential under existing conditions; therefore, the Project would not conflict with zoning for agricultural use or result in the loss of forest land or convert forest land or timberland to non-forest land. Therefore, no impacts would occur.

3.2.4 Mitigation
No mitigation is required.

3.2.5 Level of Significance after Mitigation
Not applicable.

3.3 Air Quality

3.3.1 Sources
• MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021 (Appendix A)

3.3.2 Environmental Setting
The Project site is within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCAQMD is one of the 35 air quality regulatory agencies in the State of California and all development within the SSAB is subject to SCAQMD’s 2016 Air Quality Management Plan (2016 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). The SCAQMD operates and maintains regional air quality monitoring stations at numerous locations throughout its jurisdiction. The SCAQMD is divided into 38 air-monitoring areas with a designated ambient air monitoring station representative of each area. The Project site is located in the City of La Quinta within the County of Riverside in the Coachella Valley (Area 30). The nearest air monitoring station to the Project site is the Palm Springs – Fire Station (Palm Springs Station) approximately 18 miles northwest of the site. However, this location does not provide all ambient weather data. Therefore, additional data was pulled from the SCAQMD historical data for the Coachella Valley Area (Area 30) for both sulfur dioxide and carbon monoxide to provide the existing levels
The SSAB exceeds state and federal standards for fugitive dust (PM10) and ozone (O3) and is in attainment/unclassified for PM2.5. Ambient air quality in the SSAB, including the Project site, does not exceed state and federal standards for carbon monoxide, nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or Vinyl Chloride.
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3.3.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
AIR QUALITY – Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard?
c) Expose sensitive receptors to substantial pollutant
concentrations?
d) Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?
a. Less than Significant Impact
The SCAQMD has established the AQMP to achieve State and Federal air quality standards. On June 30, 2016, the SCAQMD released its Draft 2016 AQMP. The Plan was approved by the California Environmental Protection Agency (CA EPA) on June 15, 2017. Therefore, the applicable air quality plan for the Project is the SCAQMD 2016 AQMP. The SCAQMD CEQA Handbook states that "New or amended General Plan Elements (including land use zoning and density amendments), Specific Plans, and significant projects must be analyzed for consistency with the AQMP." Strict consistency with all aspects of the plan is usually not required. A project should be considered to be consistent with the AQMP if it furthers one or more policies and does not obstruct other policies. The pollutant reducing mechanisms in the AQMP are based, in part, on urban growth projections estimated by the Southern California Associations of Government (SCAG). The SCAQMD CEQA Handbook identifies two key indicators of consistency:

1. Whether the project will result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP.

2. Whether the project will exceed the assumptions in the AQMP in 2016 or increments based on the year of project buildout and phase.

Below, Criterion 1 and Criterion 2 are discussed.

Criterion 1 - Increase in the Frequency or Severity of Violations? Based on the air quality modeling analysis contained in Appendix A, short-term regional construction air emissions would not result in significant impacts based on SCAQMD regional and local thresholds of significance. In addition, long-term operational impacts would not result in significant impacts based on the SCAQMD local and regional thresholds of significance shown in Tables 10 and 11 of Appendix A.

Based on the information provided above, the proposed Project would be consistent with the first criterion.
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Criterion 2 - Exceed Assumptions in the AQMP?
Consistency with the AQMP assumptions is determined by performing an analysis of the proposed Project with the assumptions in the AQMP. The emphasis of this criterion isto ensure that the analyses conducted for the proposed Project are based on the same forecasts as the AQMP. The AQMP is developed through use of the planning forecasts provided in the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) and Federal Transportation Improvement Program (FTIP). The RTP/SCS is a major planning document for the regional transportation and land use network within Southern California. The RTP/SCS is a long-range plan that is required by federal and state requirements placed on SCAG and is updated every four years. The FTIP provides long-range planning for future transportation improvement projects that are constructed with state and/or federal funds within Southern California. Local governments are required to use these plans as the basis of their plans for the purpose of consistency with applicable regional plans under CEQA. For this Project, the City of La Quinta General Plan’s Land Use Plan defines the long-range land use assumptions that are represented in AQMP.

The Project has a current land use classification of Medium High Density Residential according to the City of La Quinta Official Zoning Map. The proposed Project is to develop the site with a 284-unit apartment complex on 14.03 acres for a density of approximately 20.2 dwelling units per acre. As the Medium High Density Residential Land Use allows for eight to twelve dwelling units per acre, the Project proposes a zone change to High Density Residential allowing for up to 16 dwelling units per acre. The additional units past the 16 dwelling units per acre are part of the Project’s density bonus for providing affordable units.

The Project would be seeking an amendment to the City’s General Plan to account for the difference.

With approval of the General Plan Amendment, the proposed Project would not result in an inconsistency with the land use designation in the City’s General Plan. Therefore, the proposed Project is not anticipated to exceed the AQMP assumptions for the Project site and is found to be consistent with the AQMP for the second criterion.

Based on the above, the proposed Project would not result in an inconsistency with the SCAQMD AQMP.

Therefore, a less-than-significant impact would occur in relation to implementation of the AQMP. b. Less than Significant Impact The proposed Project would not result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is non-attainment under an applicable Federal or State ambient air quality standard.

Construction Emissions
The Project was analyzed to be operational in 2023; therefore, construction is estimated to start no sooner than the first quarter of 2022 and be completed by 2023. The phases of the construction activities which have been analyzed below are: 1) site preparation, 2) grading, 3) building, 4) paving, and 5) architectural coating. For details on construction modeling and construction equipment for each phase, refer to Appendix A.

Construction-Related Regional Impacts
The latest version of the CalEEMod model was used to estimate the on-site and off-site construction emissions. The worst-case summer or winter daily construction-related criteria pollutant emissions from the proposed Project for each phase of construction activities are shown below in Table 2. Since it is possible that building construction, paving, and architectural coating activities may occur concurrently towards the end of the building construction phase, Table 2 also shows the combined regional criteria pollutant emissions from building construction, paving, and architectural coating phases of construction. 284 CLICK HERE to Return to Agenda
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Table 2 Construction-Related Regional Criteria Pollutant Emissions5 Activity
Pollutant Emissions (pounds/day)
VOC NOx CO SO2 PM10 PM2.5
Site Preparation
On-Site2 3.17 33.08 19.70 0.04 9.28 5.42
Off-Site3 0.06 0.04 0.56 0.00 0.15 0.04
Total 3.23 33.12 20.26 0.04 9.43 5.46
Grading
On-Site2 3.62 38.84 29.04 0.06 5.22 2.93
Off-Site3 0.07 0.04 0.62 0.00 0.17 0.05
Total 3.69 38.89 29.66 0.06 5.39 2.97
Building Construction
On-Site2 1.71 15.62 16.36 0.03 0.81 0.76
Off-Site3 1.55 5.06 14.23 0.05 4.06 1.14
Total 3.26 20.68 30.60 0.07 4.87 1.90
Paving
On-Site2 1.51 10.19 14.58 0.02 0.51 0.47
Off-Site3 0.05 0.03 0.43 0.00 0.13 0.03
Total 1.56 10.22 15.01 0.02 0.64 0.50
Architectural Coating
On-Site2 63.31 1.30 1.81 0.00 0.07 0.07
Off-Site3 0.26 0.15 2.34 0.01 0.69 0.19
Total 63.56 1.46 4.16 0.01 0.76 0.26
Total of Overlapping Phases4 10.16 28.22 35.85 0.06 2.36 1.57 SCAQMD Thresholds 75 100 550 150 150 55
Exceeds Thresholds No No No No No No
Notes:
1 Source: CalEEMod Version 2020.4.0
2 On-site emissions from equipment operated on-site that is not operated on public roads. 3 Off-site emissions from equipment operated on public roads. 4 Construction, architectural coatings, and paving phases may overlap. 5 The impacts from Construction related Emissions are fully mitigated.

Table 2, Error! Reference source not found. shows that none of the analyzed criteria pollutants would exceed the regional emissions thresholds during either site preparation, grading, building construction, architectural coating, or the combined building construction, paving, and architectural coatings phases.

Therefore, a less than significant regional air quality impact would occur from construction of the proposed Project.

Operational Emissions
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The on-going operation of the proposed Project would result in a long-term increase in air quality emissions. This increase would be due to emissions from the Project-generated vehicle trips and onsite area source emissions from the on-going use of the proposed Project.

Operations-Related Regional Criteria Pollutant Analysis The operations-related regional criteria air quality impacts created by the proposed Project have been analyzed through use of the latest CalEEMod model and the input parameters utilized in this analysis have been detailed in Section 6.2.1 of Appendix A. The worst-case summer or winter volatile organic compounds (VOC, NOx, CO, SO2, PM10, and PM2.5) daily emissions created from the proposed Project’s long-term operations have been calculated and are summarized below in Table 3.

Table 3 Operational Regional Criteria Pollutant Emissions5 Activity
Pollutant Emissions (pounds/day)1
VOC NOx CO SO2 PM10 PM2.5
Area Sources2 6.39 0.27 23.49 0.00 0.13 0.13
Energy Usage1 0.13 1.08 0.46 0.01 0.09 0.09
Mobile Sources4 4.67 5.57 37.99 0.08 7.97 2.17
Total Emissions 11.19 6.92 61.94 0.09 8.19 2.39
SCAQMD Thresholds 55 55 550 150 150 55
Exceeds Threshold? No No No No No No
Notes:
1 Source: CalEEMod Version 2020.4.0
2 Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment. 3 Energy usage consists of emissions from on-site natural gas usage. 4 Mobile sources consist of emissions from vehicles and road dust. 5 Impacts are fully mitigated from Operational emissions.

The data provided in Table 3 shows that none of the analyzed criteria pollutants would exceed the regional emissions thresholds. Therefore, a less than significant regional air quality impact would occur from operation of the proposed Project.

Cumulative Impacts
Cumulative projects include local development as well as general growth within the Project area.

However, as with most development, the greatest source of emissions is from mobile sources, which travel well out of the local area. Therefore, from an air quality standpoint, the cumulative analysis would extend beyond any local projects and when wind patterns are considered, would cover an even larger area. Accordingly, the cumulative analysis for the Project’s air quality must be generic by nature. The Project area is out of attainment for both ozone and PM10 particulate matter. Construction and operation of cumulative projects will further degrade the local air quality, as well as the air quality of the Salton Sea Air Basin. The greatest cumulative impact on the quality of regional air cell will be the incremental addition of pollutants mainly from increased traffic from residential, commercial, and industrial development along with the use of heavy equipment and trucks associated with the construction of these projects. Air quality will be temporarily degraded during construction activities that occur separately or 1 The project site is approximately 0.28 miles in length at its longest point; therefore the on-site mobile source emissions represent approximately 1/25th of the shortest CalEEMod default distance of 6.9 miles. Therefore, to be conservative, 1/10th the distance (dividing the mobile source emissions by 10) was used to represent the portion of the overall mobile source emissions that would occur on-site. 286 CLICK HERE to Return to Agenda
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simultaneously. However, in accordance with the SCAQMD methodology, projects that do not exceed the SCAQMD criteria or can be mitigated to less than criteria levels are not significant and do not add to the overall cumulative impact. The Project does not exceed any of the thresholds of significance and therefore is considered less than significant.
c. Less than Significant Impact
Construction-Related Local Impacts
Construction-related air emissions may have the potential to exceed the State and Federal air quality standards in the Project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the Salton Sea portion of the South Coast Air Basin. The proposed Project has been analyzed for the potential local air quality impacts created from construction-related fugitive dust, diesel emissions, toxic air contaminants, and construction-related odor impacts. The emission thresholds were calculated based on the Coachella Valley, source receptor area (SRA) 30, and a disturbance value of four acres per day (see Table 4). The nearest sensitive receptors are the existing dwelling units located adjacent to the north of the Project boundary; therefore, for conservative purposes, the SCAQMD Look-up Tables for 25 meters was used. As shown in Table 5, none of the analyzed criteria pollutants would exceed the calculated local emissions thresholds at the nearest sensitive receptors. Therefore, there would be a less-than-significant impact.

Table 4 Maximum Number of Acres Disturbed Per Day
Activity Equipment Number Acres/8hr-day Total Acres
Site Preparation
Rubber Tired Dozers 3 0.5 1.5
Tractors/Loaders/Backhoes 4 0.5 2.0
Total Per Phase 3.5
Grading
Excavators 2 0.5 1.0
Graders 1 0.5 0.5
Rubber Tired Dozers 1 0.5 0.5
Scrapers 2 0.5 1.0
Tractors/Loaders/Backhoes 2 0.5 1.0
Total Per Phase 4.0
Notes:

1. Source: CalEEMod output and South Coast AQMD, Fact Sheet for Applying CalEEMod to Localized Significance Thresholds. http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/caleemod-guidance.pdf?sfvrsn=2 287 CLICK HERE to Return to Agenda
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Table 5 Local Construction Emissions at the Nearest Receptors Phase
On-Site Pollutant Emissions (pounds/day)1
NOx CO PM10 PM2.5
Site Preparation 33.08 19.70 9.28 5.42
Grading 38.84 29.04 5.22 2.93
Building Construction 15.62 16.36 0.81 0.76
Paving 10.19 14.58 0.51 0.47
Architectural Coating 1.30 1.81 0.07 0.07
Total of Overlapping Phases 27.11 32.76 1.39 1.30
SCAQMD Threshold for 25 meters (82 feet) or less2 266 1,961 11.7 6.3 Notes:
1 Source: Calculated from CalEEMod and SCAQMD’s Mass Rate Look-up Tables for four acres in Coachella Valley Source Receptor Area (SRA 30). Project will disturb a maximum of 4.0 acres per day (see Table 7). 2 The nearest sensitive receptor is located adjacent to the north; therefore, the 25-meter threshold has been used.

Operations-Related Local Impacts
Project-related air emissions may have the potential to exceed the State and Federal air quality standards in the Project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the SSAB. The Project has been analyzed for the potential local CO emissions impacts from Project-generated vehicular trips and from the potential local air quality impacts from on-site operations. The following analyzes the vehicular CO emissions and local impacts from on-site operations.

Local CO Hotspot Impacts from Project-Generated Vehicular Trips CO is the pollutant of major concern along roadways because the most notable source of CO is motor vehicles. For this reason, CO concentrations are usually indicative of the local air quality generated by a roadway network and are used as an indicator of potential local air quality impacts. Local air quality impacts can be assessed by comparing the future without and with project CO levels to the state and federal CO standards of 20 parts per million (PPM) over one hour or 9 ppm over eight hours.

According to the Project’s traffic report prepared by IEG (Appendix E), the Project would generate 1,684 average daily trips. The 1992 Federal Attainment Plan for Carbon Monoxide (1992 CO Plan) showed that an intersection which has a daily traffic volume of approximately 100,000 vehicles per day would not violate the CO standard. The volume of traffic at Project buildout would be well below 100,000 vehicles and below the necessary volume to even get close to causing a violation of the CO standard. Therefore, no CO “hot spot” modeling was performed and no significant long-term air quality impact is anticipated to local air quality with the on-going use of the proposed Project.

Local Air Quality Impacts from Onsite Operations
Table 6, Local Operational Emissions at the Nearest Receptors, shows the calculated emissions for the proposed operational activities compared with the appropriate Localized Significance Thresholds (LSTs).

The LST analysis only includes on-site sources; however, the CalEEMod software outputs do not separate on-site and off-site emissions for mobile sources. For a worst-care scenario assessment, the emissions shown in Table 6 include all on-site Project-related stationary sources and 10% of the Project-related new mobile sources. This percentage is an estimate of the amount of Project-related new vehicle traffic that would occur on-site.
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Table 6 Local Operational Emissions at the Nearest Receptors On-Site Emission Source
On-Site Pollutant Emissions (pounds/day)1
NOx CO PM10 PM2.5
Area Sources2 0.27 23.49 0.13 0.13
Energy Usage3 1.08 0.46 0.09 0.09
On-Site Vehicle Emissions4 0.56 3.80 0.80 0.22
Total Emissions 1.91 27.75 1.01 0.43
SCAQMD Threshold for 25 meters (82 feet)5 266 1,961 3.3 1.7 Exceeds Threshold? No No No No
Notes:
1Source: Calculated from CalEEMod and SCAQMD’s Mass Rate Look-up Tables for four acres in Coachella Valley Source Receptor Area (SRA 30). 2Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment 3Energy usage consists of emissions from generation of electricity and on-site natural gas usage 4On-site vehicular emissions based on 1/10 of the gross vehicular emissions and road dust 5The nearest sensitive receptor is located adjacent to the north; therefore, the 25 meter threshold has been used The data provided in Table 6 shows that the on-going operations of the proposed Project would not exceed the local NOx, CO, PM10, and PM2.5 thresholds of significance. Therefore, the on-going operations of the proposed Project would create a less-than-significant operations-related impact to local air quality due to on-site emissions.

In conclusion, the Project would not expose sensitive receptors to substantial pollutant concentrations and impacts would be less than significant.
d. Less than Significant Impact Potential sources that may emit odors during construction activities include the application of materials such as asphalt pavement. The objectionable odors that may be produced during the construction process are of short-term in nature and the odor emissions are expected to cease upon the drying or hardening of the odor producing materials. Diesel exhaust and VOCs would be emitted during construction of the Project, which are objectionable to some; however, emissions would disperse rapidly from the project site and therefore should not reach an objectionable level at the nearest sensitive receptors. Due to the short-term nature and limited amounts of odor producing materials being utilized, no significant impact related to odors would occur during construction of the proposed Project.

The SCAQMD recommends that odor impacts be addressed in a qualitative manner. An analysis shall determine whether the Project would result in excessive nuisance odors, as defined under the California Code of Regulations and Section 41700 of the California Health and Safety Code, and thus would constitute a public nuisance related to air quality.

Potential sources that may emit odors during the on-going operations of the proposed Project would include odor emissions from vehicle emissions. Due to the distance of the nearest receptors from the Project site and through compliance with SCAQMD’s Rule 402, no significant impact related to odors would occur during the on-going operations of the proposed Project.

3.3.4 Mitigation
No mitigation is required.
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3.3.5 Level of Significance after Mitigation
Not applicable.

3.4 Biological Resources

3.4.1 Sources
• ELMT Consulting, Biological Resources Report for the Troutdale Village Project Located in the City of La Quinta, Riverside County, California, December 5, 2021 (Appendix B)

3.4.2 Environmental Setting
The City offers unique natural habitats to a range of plants and wildlife due to its climate and natural topography. The City recognizes the value of the wildlands and wildlife and has carefully planned to protect, preserve, and enhance the region’s valuable biological resources. The City is located within the Coachella Valley Multiple Species Conservation Plan (CVMSHP). This is a regional plan that is implemented throughout the Coachella Valley in an effort to comply with Federal and State endangered species laws.

A literature review and records search for the site was conducted by ELMT Consulting. The literature search identified 16 special-status plant species, 23 special-status wildlife species, and one special-status plant community as having potential to occur within the City of La Quinta quadrangle.

ELMT also conducted a field survey of the site on November 3, 2021. The Project site is located at an approximate elevation of 42 to 59 feet above mean sea level (AMSL) and slopes generally from northeast to southwest. The Project site supports one plant community, alkali scrub, and one land cover type that would be classified as disturbed.

No special-status plants were observed on the Project site during the field investigation. No fish, amphibians, or hydrogeomorphic features that would provide suitable habitat for fish or amphibians were observed on or within the vicinity of the Project site. The Project site provides suitable foraging and cover habitat for reptilian species adapted to routine human disturbance and desert environments. The only reptilian species observed during the field investigation were Great Basin whiptail (Aspidoscelis tigris tigris) and western side-blotched lizard (Uta stansburiana elegans). The Project site provides suitable foraging and nesting habitat for avian species adapted to routine human disturbance and desert environments. Bird species detected during the field investigation include mourning dove (Zenaida macroura), common raven (Corvus corax), great-tailed grackle (Quiscalus mexicanus), white-crowned sparrow (Zonotrichia leucophrys), northern mockingbird (Mimus polyglottos), American kestrel (Falco sparverius), and rock pigeon (Columba liva), and verdin (Auriparus flaviceps). The Project site provides suitable foraging and denning habitat for mammalian species adapted to routine human disturbance and desert environments. However, most mammal species are nocturnal and are difficult to observe during a diurnal field visit. Mammals detected and/or signs observed during the field investigation include desert cottontail (Sylvilagus audubonii), and coyote (Canis latrans). No active nests or birds displaying nesting behavior were observed during the field survey, which was conducted outside of the breeding season. Although subjected to routine disturbance, the ornamental vegetation found on-site has the potential to provide suitable nesting habitat for year-round and seasonal avian residents, as well as migrating songbirds that could occur in the area that area adapted to urban environments. No raptors are expected to nest on-site due to lack of suitable nesting opportunities. Lastly, the Project site is not located within a federally designated Critical Habitat.
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3.4.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
BIOLOGICAL RESOURCES – Would the project:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive or special status
species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat conservation plan?
a. Less than Significant with Mitigation Incorporated According to the City’s General Plan, the Project site is located within the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), which aims to conserve over 240,000 acres of open space and protect 27 plant and animal species.

Special-Status Vegetation Communities & Critical Habitat Analysis According to the field survey conducted by ELMT Consulting on November 3, 2021, the Project site supports one plant community: alkali scrub, which is dominated by hoary saltbush (Atriplex canescens) and is indicative of native bush scrub communities that have been devegetated and allowed to revegetate naturally. Common plant species observed in this plant community include cattle spinach (Atriplex polycarpa), barbwire Russian thistle (Salsola paulsenii), burrobrush (Ambrosia salsola), Mediterranean grass (Schismus barbatus), puncturevine (Tribulus terrestris), narrow leaved cryptantha (Cryptantha angustifolia), fanleaf crinklemat (Tiquilia plicata), blue palo verde (Parkinsonia florida), creosote (Larrea tridentata), and honey mesquite (Prosopis glandulosa). The Project site supports disturbed areas throughout the Project associated with formerly graded areas, unofficial walkways, and recreational vehicle trails, within utility easements along the western and southern boundaries. These areas can be 291 CLICK HERE to Return to Agenda
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unvegetated or vegetated with a limited variety of hardy native and non-native plant species such as Mediterranean grass, barbwire Russian thistle, and puncture vine. In addition, the northern boundary of the Project site supports disturbed land where ornamental vegetation has invaded the site from adjacent residential developments. Based on observations made during the field survey, the Project would not impact any special-status vegetation community.

According to literature review, one special-status plant community was identified as having potential to occur within the La Quinta quadrangle: Desert Fan Palm Oasis Woodland. However, based on the results of the field survey above, this and no other special-status plant community was observed on-site; therefore, no special-status plant community would be impacted by Project implementation.

The Project site is also not located within a federally designated Critical Habitat. The nearest designated Critical Habitat to the site is located approximately 1.55 miles to the west for Peninsular bighorn sheep (Ovis canadensis nelsoni). Therefore, the Project would not cause loss or adverse modification of a Critical Habitat and impacts would be less than significant.

Special-Status Plant Species Analysis
According to literature review, 16 special-status plant species were identified as having potential to occur within the La Quinta quadrangle. Species determined to have a potential to occur within the general vicinity of the site are presented in Table D-1 of Appendix B. No special-status plants were observed on the Project site during the field survey conducted on November 3, 2021. Based on habitat requirements for specific species, the availability and quality of on-site habitats, and the isolation of the site and adjacent open space from nearby habitats, it was determined that the Project site does not have potential to support any of the special-status plant species known to occur in the vicinity of the site and all are presumed to be absent. In addition, the Project site is located outside of the known elevation ranges for the majority of the special-status plant species known to occur in the area. Therefore, Project impacts to special-status plant species would be less than significant.

Special-Status Wildlife Species Analysis
According to literature review, 23 special-status wildlife species were identified as having potential to occur within the La Quinta quadrangle. Species determined to have a potential to occur within the general vicinity of the site are presented in Table D-1 of Appendix B. No special-status wildlife species were observed on-site during the field investigation. Based on habitat requirements for specific species and the availability and quality of on-site habitats, it was determined that the Project site has a moderate potential to support prairie falcon (Falco mexicanus) and black-tailed gnatcatcher (Polioptila melaneura). It was further determined that all other special-status wildlife species known to occur in the vicinity of the site do not have potential to occur and are presumed to be absent.

None of the special-status wildlife species are state or federally listed as threatened or endangered. In order to ensure impacts to these avian species do not occur from implementation of the Project, a preconstruction nesting bird clearance survey shall be conducted prior to ground disturbance as described in Mitigation Measure (MM) BIO-1, below. With implementation of MM BIO-1, impacts to special-status avian species would be less than significant.

The Project site provides suitable foraging and cover habitat for species adapted to routine human disturbance and desert environments that are not special-status species. In conclusion, impacts to reptiles, birds, or mammals would be less than significant. 292 CLICK HERE to Return to Agenda
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No active nests or birds displaying nesting behavior were observed during the field survey, which was conducted outside of the breeding season. Although subjected to routine disturbance, the ornamental vegetation found on-site has the potential to provide suitable nesting habitat for year-round and seasonal avian residents, as well as migrating songbirds that could occur in the area that area adapted to urban environments. However, with implementation of MM BIO-1, impacts to migrating songbirds would be less than significant. No raptors are expected to nest on-site due to lack of suitable nesting opportunities. b/c. No Impact No jurisdictional drainage and/or wetland features were observed on the Project site during the field survey. It should be noted that a flood control channel occurs outside of the proposed limits of disturbances, east of the Project site; however, Project activities are not expected to encroach into this channel. Furthermore, no blueline streams have been recorded on the Project site and there is no evidence that the Project contained any streams, riparian habitat, marshes, protected wetlands, vernal pools or sensitive natural communities that would be protected by the California Department of Fish and Wildlife (CDFW) or by the U.S. Army Corps of Engineers (USACE). Therefore, no impact would occur. d. Less than Significant with Mitigation Incorporated The Project site has not been identified as occurring in a wildlife corridor or linkage. The site has limited adjacent open space and available open space is entirely surrounded by existing development, limiting its connectivity to surrounding habitats. In addition, there are no riparian corridors, creeks, or useful patches of steppingstone habitat (natural areas) within or connecting the site to a recognized wildlife corridor or linkage. As such, implementation of the proposed Project is not expected to impact wildlife movement opportunities. Therefore, impacts to wildlife corridors or linkages are not expected to occur. e. No Impact The City has not adopted any ordinances regarding tree preservation. As observed during the field survey, the Project site mainly consists of small and medium size shrubs. No trees are located on the Project site under existing conditions. Therefore, the Project would not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance and no impact would occur.
f. Less than Significant with Mitigation Incorporated The Project site is located within the boundaries of CVMSHCP but is not located within any conservation areas. The Project would be subject to payment of the Development Mitigation fee per Chapter 3.34, Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan Mitigation Fee, as described as MM BIO-2. The fee would mitigate potential impacts to covered species within the CVMSHCP. Although the site is located within the CVMSHCP boundary, as mentioned in Section 2.4.3 (a), the Project site is not located within a biological sensitive or any conservation areas. Because the Project is not located within a conservation area and would implement MM BIO-2, the Project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.

3.4.4 Mitigation
BIO-1 If unavoidable, Project construction activities must begin during the nesting bird season (February 1st through August 31st), a pre-construction nesting bird survey shall be conducted no more than 14 days prior to initiation of ground disturbance and vegetation removal activities. The nesting preconstruction bird survey shall be conducted by a biologist familiar with identification of avian species known to occur in Riverside County. The nesting bird survey shall be conducted on foot inside the project boundary, including a 300-foot buffer for passerines (songbirds) and 500-foot buffer for raptors 293 CLICK HERE to Return to Agenda
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in areas of suitable habitat. Inaccessible areas will be surveyed using binoculars to the extent practical.

If nests are found, an avoidance buffer (dependent upon species, the proposed work activity, the existing disturbances associated with land uses outside of the site) shall be determined and demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. If a raptor nest is observed in a tree proposed for removal, the applicant must consult with CDFW. All construction personnel shall be notified of the existence of the buffer zone and avoid entering the buffer zone during nesting season. No ground disturbing activities shall occur within this buffer area until the avian biologist has confirmed the breeding/nesting is completed and the young have fledged. Encroachment into the buffer shall occur only at the discretion of the qualified biologist.

BIO-2 The Applicant shall pay the CVMSHCP Local Development Mitigation Fee prior to building permit issuance.

3.4.5 Level of Significance after Mitigation
With implementation of MM BIO-1 and BIO-2, impacts on biological resources would be less than significant.

3.5 Cultural Resources

3.5.1 Sources
• PaleoWest, Cultural Resource Investigation in Support of the Troutdale Village Project, April 25, 2022. (Appendix C)

3.5.2 Environmental Setting
The Project area is situated east of the Peninsular Ranges in the southern extent of the Coachella Valley at the western edge of the Colorado Desert. The Coachella Valley is bordered by the San Jacinto and Santa Rosa mountains (part of the Peninsular Ranges) to the southwest and by the low, rolling Indio and Mecca hills to the northeast. From the steep slopes of the San Jacinto Mountains, the desert floor descends suddenly at less than 3 kilometers (2 miles) eastward to sea level in the city of Indio, where the Project area is located.

A cultural resources survey of the Project area was conducted by PaleoWest on December 15, 2021. The Project site is a vacant, relatively flat parcel that is bounded on the west and south sides by Washington Street and Avenue 50, respectively. The east side of the property abuts a dry storm drain channel. Surficial deposits across the Project area have been disturbed by mechanical and natural processes with modern grading on the western side and undulating dunes on the eastern side. The soils on the western half are not native but a mixture of gravel, construction refuse, modern refuse, and road base from Washington Street and Avenue 50. The soils on the eastern half are native, eolian dune sands with a low density of cobbles. Vegetation within the Project area consists of salt bush (low lying shrubs), patches of mesquite, and bunch grasses. Modern trash was noted throughout the Project area.

The landform of the dunes is active with sands migrating around the parcel during wind events. The dunes appear to have been subject to erosion over the years and show signs of deflation. There is evidence of a recent surface brush fire with burned vegetation observed on the ground surface. A transmission line of unknown age was also noted running west-east along the southern extent of the Project area. Although the age of the line 294 CLICK HERE to Return to Agenda
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is not known, a review of aerial imagery indicates that it was not present before 1972 and as such, is likely modern in age.

No new cultural resources were observed. However, cultural materials associated with the previously recorded archaeological sites of 33-001180 and 33-008226 were identified in the Project area.

3.5.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
CULTURAL RESOURCES – Would the project:
a) Cause a substantial adverse change in the significance of a historical resource as defined in
§ 15064.5?
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
c) Disturb any human remains, including those interred
outside of formal cemeteries?
a/b. Less than Significant with Mitigation Incorporated On February 4, 2022, a literature review and records search was conducted at the Eastern Information Center. The records search indicated that 117 cultural resources were previously documented within a one-mile radius of the Project area. Two of the prehistoric archaeological sites, 33-001180 (CA-RIV-1180) and 33-008226 (CA-RIV-6074), were previously documented within the Project area.

Site 33-001180 was originally recorded in 1972 as a moderate to heavy surface scatter of prehistoric artifacts in an area of deflating dunes. The site record has been updated over the years to include flaked and ground stone, ceramics, and shell artifacts, as well as fire affected rock (FAR), animal bone, and charcoal. Site 33-001180 is reported to measure 76 by 46 m and is intersected by Avenue 50 and a storm drain channel. Although most of the cultural remains associated with 33-001180 appear to lie east of the storm drain channel and south of Avenue 50, a survey conducted by Parr (1985) noted several concentrations of flaked and ground stone artifacts and modified animal bone immediately north of Avenue 50 in the current Project area. The site likely represents the remains of a habitation locale.

Site 33-008226 was recorded in 1998 as a prehistoric habitation site composed of six loci. The site measured 115 by 80 meters and lies within a sandy dune area with creosote brushes and mesquite. The cultural constituents identified within the site include flaked and ground stone, ceramic artifacts, FAR, animal bone and hardened clay. The mapped boundary of Site 33-008226 overlaps with the previously defined boundary of Site 33-001180.

During the field survey on December 15, 2021, PaleoWest identified the two previously recorded prehistoric archaeological sites, 33-001180 and 33-008226, in the northeast portion of the Project area.

The mapped boundary of Site 33-008226 largely overlaps with Site 33-001180. Therefore, PaleoWest has combined these sites into one resource, herein referred to as 33-1001180 The State of California Department of Parks and Recreation records for both 33-001180 and 33-008226 were updated to note that the two resources have been consolidated.
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PaleoWest also conducted a Phase II investigation at Site 33-001180 to assess the presence/absence of buried cultural deposits in the Project area. The results of the Phase II investigation indicated that cultural deposits in the Project site are extremely sparse and are limited to the upper 20-30 cm of sediments. The absence of intact features suggests that the area has been extensively disturbed and that any thermal features or structures that were once present in the area have been destroyed. Based on these findings, PaleoWest concluded that the Project area does not contribute to the overall eligibility of the site for listing on the California Register of Historical Resources. Furthermore, the data potential of the prehistoric cultural deposits appears to have been realized fully during the Phase II investigations. PaleoWest recommends a finding of no impact to historical or archaeological resources under CEQA. However, due to the sensitivity of the area, PaleoWest recommends that an archaeological monitor be present to observe ground-disturbing construction activities in the Project area, as described in Mitigation Measure CUL-1. With implementation of Mitigation Measure CUL-1, impacts to historical and/or archaeological resources would be less than significant.
c. Less than Significant Impact with Mitigation Incorporated The Project site is vacant, undeveloped, and does not contain any cemeteries or human remains under existing conditions. However, there is always the possibility that human remains could be uncovered during ground disturbing activities. In the unexpected event that human remains are found during ground disturbing activities, those remains would require proper treatment in accordance with all applicable laws. Through the implementation of Mitigation Measure CUL-2, all construction work taking place within the vicinity of the discovered remains must cease and the necessary steps to ensure the integrity of the immediate area must be taken. The State of California Health and Safety Code 7050.5 and the California Public Resources Code (PRC) Section 5097.98 states that the County Coroner must be notified within 24 hours of the discovered human remains. If the remains discovered are determined by the coroner to be of Native American descent, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours. The NAHC would, in turn, contact the Most Likely Descendant (MLD) who would determine further action to be taken. The MLD would have 48 hours to access the site and make a recommendation regarding disposition of the remains. Therefore, with incorporation of Mitigation Measure CUL-2, impacts would be less than significant.

3.5.4 Mitigation
CUL-1 A qualified archaeologist monitor shall be present during any ground disturbing activities during the project construction phase. In the case that archaeological materials are encountered during ground disturbing activities, work in the area shall cease and any deposits shall be treated according to Federal, State, and local guidelines. No further grading is permitted in the area of the discovery until the City approves the appropriate measure to protect the discovered resources.

CUL-2 In the event that human remains are uncovered during ground disturbing activities on the project site, no further disturbance shall occur and all work shall cease until the County Coroner has made a determination of the origin and disposition of the remains. Ground disturbing activities and excavations shall not resume until the following has been addressed:

1. The County Coroner has been contacted and determined that no investigation to the cause of death is required, and

2. If the County Coroner determines that the remains are of Native American decent, the Coroner must notify Native American Heritage Commission (NAHC), which will then determine the Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 296 CLICK HERE to Return to Agenda
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hours of notification and may recommend means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98.

3.5.5 Level of Significance after Mitigation
With the incorporation of Mitigation Measures CUL-1 and CUL-2, impacts to cultural resources would be reduced to less than significant.

3.6 Energy

3.6.1 Sources
• MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021 (Appendix A)
• California Energy Commission, 2019 Building Energy Efficient Standards for Residential and Nonresidential Buildings, December 2018
https://www.energy.ca.gov/sites/default/files/2021-06/CEC-400-2018-020-CMF_0.pdf • Imperial Irrigation District, Troutdale Village Residential Apartment Project in La Quinta, CA, February 21, 2023.

3.6.2 Environmental Setting
Electricity
Imperial Irrigation District (IID) provides electricity to the City of La Quinta, including the Project site. Electricity is delivered to IID’s substations throughout the City at 92 or 161 kilovolts, and decreased to 12 kilovolts for distribution to its customers.

Natural Gas
Natural gas for the Project site is provided by the Southern California Gas Company (SoCalGas). Natural gas supplies are transported from Texas to the Coachella Valley through three east-west trending transmission lines, which cross the Valley near and parallel to Interstate-10 and continues west to Los Angeles. The pipelines include one 30-inch line and two 24-inch lines, with pressures of 2,000 pounds per square inch (PSI).

3.6.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
Energy – Would the project:
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or
operation?
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
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a. Less than Significant Impact
Energy Use During Construction
The Project’s construction process would consume electricity and fuel. Project-related construction activities would represent a “single-event” demand and would not require on-going or permanent commitment of energy resources. The amount of energy and fuel use anticipated by the Project’s construction activities are typical for the type of scale of construction proposed by the Project and there are no aspects of the Project’s proposed construction process that are unusual or energy intensive.

Furthermore, construction equipment would be required to conform to the applicable CARB emissions standards, acting to promote equipment fuel efficiencies. Based on the foregoing, the Project’s construction energy consumption would not be considered inefficient, wasteful, or otherwise unnecessary. Impacts during Project construction would be less than significant.

Energy Use During Operation
Building operations associated with the Project would result in the consumption of natural gas and electricity. The Project provides 284 dwelling units, which are not inherently energy intensive, and the Project energy demands in total would be comparable to, or less than, other apartment homes of similar scale. A letter from IID dated February 21,2023, stated the district would extend its electrical facilities to serve the Project by upgrading the Marshall Substation Bank 2 from 25 MVA to a 40/50 MVA, adding or reconfiguring distribution backbone line extensions, and adding new distribution feeders to the existing Marshall Station that would extend to the Project. Furthermore, the Project would be required to comply with Title 24 standards, which would ensure that the Project’s energy demand would not be considered inefficient, wasteful, or otherwise unnecessary. Impacts during Project operation would be less than significant.
b. Less than Significant Impact The Project’s proposed 284 apartment homes would be required to comply with the City’s Municipal Code, Zoning Ordinance, and other standards including the City’s Greenhouse Gas Reduction Plan provisions. Therefore, the Project would have no impact on plans for energy efficiency.

3.6.4 Mitigation
No mitigation is required.

3.6.5 Level of Significance after Mitigation
Not applicable.

3.7 Geology and Soils

3.7.1 Sources
• Riverside Map My County, 2022.
https://gis1.countyofriverside.us/Html5Viewer/?viewer=MMC_Public • City of La Quinta General Plan, February 19, 2013.
• Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012.
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3.7.2 Environmental Setting
The Project site is located in the Coachella Valley portion of the Salton Trough physiographic province and is a geologic, structural depression resulting from large scale regional faulting. The trough is bounded by the San Andreas fault and Chocolate Mountains on the northeast and the Peninsular Range and faults of the San Jacinto Fault Zone on the southwest. The Salton Trough represents the northward extension of the Gulf of California, containing both marine and non-marine sediments since the Miocene Epoch. Tectonic activity that formed the trough continues at a high rate as evidenced by deformed young sedimentary deposits and high levels of seismicity.

The surrounding regional geology includes the Peninsular Ranges (Santa Rosa and San Jacinto Mountains) to the south and west, the Salton Sea Basin to the southeast, and the Transverse Ranges (Little San Bernardino and Orocopia Mountains) to the north and east. Hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and Aeolian soil deposits underlie the Coachella Valley. The southeastern part of the Coachella Valley lies below sea level. In the past, the ancient Lake Cahuilla submerged the area. Calcareous tufa deposits may be observed along the ancient shoreline as high as an elevation of 45 to 50 feet above mean sea level (AMSL) along the Santa Rosa Mountains from La Quinta southward. Lacustrine (lake bed) deposits comprise the subsurface soils over much of the eastern Coachella Valley with alluvial outwash along the flanks of the valley.

The Project site is located in Southern California, which is a seismically active area. The type and magnitude of seismic hazards affecting the site are dependent on the distance of causative faults, the intensity, and the magnitude of the seismic event. Existing ground surface elevations range from 40 to 59 feet AMSL.

3.7.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
GEOLOGY AND SOILS – Would the project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known fault, as delineated on the most
recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project,
and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?
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Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal
systems where sewers are not available for the disposal of waste water?
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
a-i. No Impact There are no known active faults crossing or projecting through the Project site. The Project site is not located within an Alquist-Priolo Earthquake Fault Zone, or within a fault zone identified by the County of Riverside GIS data. Therefore, ground rupture due to faulting is considered unlikely at this site. No impact would occur.
a-ii. Less than Significant The Project site is located in a seismically active area of Southern California and is expected to experience moderate to severe ground shaking during the lifetime of the Project. This risk is not considered substantially different than that of other similar properties in the southern California area. As a mandatory condition of Project approval, the Project would be required to construct the proposed buildings in accordance with the California Building Code (CBC), also known as California Code of Regulations (CCR), Title 24, Part 2, and the City of La Quinta Municipal Code (LQMC), which is based on the CBC with local amendments. The CBC and LQMC (Chapter 8.02) provide standards that must be met to safeguard life or limb, health, property, and public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures, which have been specifically tailored for California earthquake conditions. In addition, the Project would be required to comply with the site-specific ground preparation and construction recommendations contained in the Project’s geological report, which would be required prior to issuance of a grading permit. Mandatory compliance with these standards along with site-specific design and construction measures set forth in the Project’s geotechnical report, the CBC, and the LQMC, potential impacts related to seismic ground shaking would be less than significant. As such, implementation of the Project would not expose people or structures to substantial adverse effects, including loss, injury, or death, involving seismic ground shaking. Impacts would be less-than-significant.
a-iii. Less than Significant According to Riverside Map My County, the Project site is located within an area with moderate liquefaction susceptibility. However, prior to issuance of a grading permit, a geotechnical report would be required to be submitted for approval. The Project Applicant would be required to comply with the grading and construction recommendations contained within the geotechnical report for the Project to further reduce the risk of seismic-related ground failure due to liquefaction. Therefore, implementation of the Project would not directly or indirectly expose people or structures to substantial hazards associated with seismic-related ground failure and/or liquefaction hazards. Impacts would be less than significant.
a-iv. No Impact The Project site is generally flat and contains no substantial natural or man-made slopes under existing conditions. There are no substantial natural or man-made slopes in the Project site 300 CLICK HERE to Return to Agenda
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vicinity either. Accordingly, development on the subject property would not be exposed to landslide risks and the Project would not pose a landslide risk to surrounding properties. Impacts would be less than significant.
b. Less than Significant Impact During construction of the proposed Project, soils would be disrupted during grading activities due to exposure of uncovered soils, thereby increasing the potential for wind or water-related erosion and sedimentation until construction is completed. Pursuant to State Water Resources Control Board requirements, the Applicant is required to obtain a National Pollutant Discharge Elimination System (NPDES) permit for construction activities, which involves preparation and implementation of a Storm Water Pollution Prevention Plan (SWPPP) for construction-related activities. The SWPPP will specify the Best Management Practices (BMPs) that would be required to be implemented during construction activities to ensure that waterborne pollution (erosion and sedimentation) is prevented, minimized, and/or otherwise appropriately treated prior to surface runoff being discharged from the subject property. The Project also would be required to comply with SCAQMD Rule 403 to minimize water and windborne erosion. Lastly, the Project would be required to prepare and implement a Water Quality Management Plan (WQMP), which is a site-specific postconstruction water quality management program designed to minimize the release of waterborne pollutants, including pollutants of concern for downstream receiving waters, under long-term conditions via BMPs. The WQMP also is required to establish a post-construction implementation and maintenance plan to ensure on-going, long-term erosion protection. Therefore, with adherence to SCAQMD Rule 403, and preparation of a SWPPP and WQMP, the proposed Project would result in less than significant impacts related to soil erosion.
c. Less than Significant The Project site does not contain substantial natural or man-made slopes under existing conditions. Additionally, there are no hillsides in the vicinity of the Project site with a potential to expose the site to landslide hazards. Therefore, no impact would occur related to landslides.

Lateral spreading is primarily associated with liquefaction hazards. As previously mentioned in Section

3.7.3(a)(ii), above, the Project Applicant would be required to submit a geotechnical report prior to issuance of a grading permit and comply with the grading and construction recommendations contained within that geotechnical report to further reduce the risk of seismic-related ground failure due to liquefaction. The Project Applicant also would be required to comply with the site-specific ground preparation and construction recommendations contained in the geotechnical report for the Project site, which would attenuate the site’s settlement potential. Therefore, impacts associated with liquefaction, lateral spreading, shrinkage/subsidence, and collapse would be less than significant. d. Less than Significant Impact According to the Web Soil Survey, the Project site consists of desert land comprised of Coachella fine sand and Myoma fine sand. Due to the low clay content in underlying soils, these near surface soils can be anticipated to have very low expansion characteristics. The Project site is not located in an area known for expansive soil (as defined in Table 18-1-B of the Uniform Building Code (1994)), and the potential for the Project to create substantial risks to life or property, relating to expansive soils, is very low. Therefore, impacts would be less than significant. e. No Impact The Project would not involve the use of septic tanks or any other alternative wastewater disposal systems. Therefore, there would be no impacts associated with septic tanks or alternative wastewater systems.
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f. Less than Significant with Mitigation Incorporated. The Project site does not contain any paleontological resources under existing conditions. However, according to the City’s General Plan EIR and the Riverside Map My County, the Project site is located within a High Paleontological Sensitivity due to Pleistocene sediments and sediments from ancient Lake Cahuilla beds. Therefore, a professional paleontologist would be retained to prepare and implement paleontological monitoring and mitigation plan (PRMMP) as described in Mitigation Measures GEO-1 through GEO-4. Therefore, with implementation of Mitigation Measures GEO-1 through GEO-4, potential impacts to a unique paleontological resource or site or unique geologic feature would be reduced to less than significant.

3.7.4 Mitigation
The following mitigation measures are required:

GEO-1 Prior to the start of the proposed Project activities, all field personnel will receive a worker’s environmental awareness training on paleontological resources. The training will provide a description of the laws and ordinances protecting fossil resources, the types of fossil resources that may be encountered in the project area, the role of the paleontological monitor, outlines steps to follow in the event that a fossil discovery is made and provides contact information for the project paleontologist. The training will be developed by the project paleontologist and can be delivered concurrent with other training including cultural, biological, safety, etc.

GEO-2 Prior to the commencement of ground-disturbing activities, a professional paleontologist will be retained to prepare and implement a PRMMP for the proposed project. The PRMMP will describe the monitoring required during excavations that extend into older Quaternary (Pleistocene) age sediments, and the location of areas deemed to have a high paleontological resource potential.

Part-time monitoring, or spot checking, may be required during shallow ground-disturbances (< 10 feet below ground surface) to confirm that sensitive geologic units are not being impacted.

Monitoring will entail the visual inspection of excavated or graded areas and trench sidewalls.

GEO-3 In the event that a paleontological resource is discovered, the monitor will have the authority to temporarily divert the construction equipment around the find until it is assessed for scientific significance and, if appropriate, collected. If the resource is determined to be of scientific significance, the project paleontologist shall complete the following:

1. Salvage of Fossils. If fossils are discovered, all work in the immediate vicinity should be halted to allow the paleontological monitor, and/or project paleontologist to evaluate the discovery and determine if the fossil may be considered significant. If the fossils are determined to be potentially significant, the project paleontologist (or paleontological monitor) should recover them following standard field procedures for collecting paleontological as outlined in the PRMMP prepared for the project. Typically, fossils can be safely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage periods. In this case the paleontologist should have the authority to temporarily direct, divert, or halt construction activity to ensure that the fossil(s) can be removed in a safe and timely manner.

2. Fossil Preparation and Curation. The PRMMP will identify the museum that has agreed to accept fossils that may be discovered during project-related excavations. Upon completion of 302 CLICK HERE to Return to Agenda
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fieldwork, all significant fossils collected will be prepared in a properly equipped laboratory to a point ready for curation. Preparation may include the removal of excess matrix from fossil materials and stabilizing or repairing specimens. During preparation and inventory, the fossils specimens will be identified to the lowest taxonomic level practical prior to curation at an accredited museum. The fossil specimens must be delivered to the accredited museum or repository no later than 90 days after all fieldwork is completed. The cost of curation will be assessed by the repository and will be the responsibility of the client.

GEO-4 Upon completion of ground disturbing activity (and curation of fossils if necessary) the project paleontologist shall prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report shall include discussion of the location, duration and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated.

3.7.5 Level of Significance after Mitigation
With implementation of Mitigation Measures GEO-1 through GEO-4, impacts associated with geology and soils would be reduced to less than significant.

3.8 Greenhouse Gas Emissions

3.8.1 Sources
• MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021 (Appendix A)

3.8.2 Environmental Setting
Constituent gases of the Earth’s atmosphere, called atmospheric greenhouse gases (GHG), play a critical role in the Earth’s radiation amount by trapping infrared radiation emitted from the Earth’s surface, which otherwise would have escaped to space. Prominent greenhouse gases contributing to this process include carbon dioxide (CO2), methane (CH4), ozone, water vapor, nitrous oxide (N2O), and chlorofluorocarbons (CFCs). This phenomenon, known as the Greenhouse Effect, is responsible for maintaining a habitable climate.

Anthropogenic (caused or produced by humans) emissions of these greenhouse gases in excess of natural ambient concentrations are responsible for the enhancement of the Greenhouse Effect and have led to a trend of unnatural warming of the Earth’s natural climate, known as global warming or climate change. Emissions of gases that induce global warming are attributable to human activities associated with industrial/manufacturing, agriculture, utilities, transportation, and residential land uses. Transportation is responsible for 41 percent of the State’s greenhouse gas emissions, followed by electricity generation.

Emissions of CO2 and nitrous oxide (NO2) are byproducts of fossil fuel combustion. Methane, a potent greenhouse gas, results from off-gassing associated with agricultural practices and landfills. Sinks of CO2, where CO2 is stored outside of the atmosphere, include uptake by vegetation and dissolution into the ocean.

Table 6 of the Project’s greenhouse gas analysis (Appendix A) provides a description of each of the greenhouse gases and their global warming potential.
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3.8.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
Greenhouse Gas Emissions – Would the project:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
a. Less than Significant Impact. The Project allows for the development of 284 dwelling units. The Project is anticipated to generate GHG emissions from area sources, energy usage, mobile sources, solid waste, water, and construction. The CalEEMod Version 2020.4.0 was utilized by MD Acoustics to calculate the GHG emissions from the Project. As shown in Table 8, the Project would result in approximately 1,963.70 metric tons per year of CO2e (MTCO2e) per year and would not exceed the SCAQMD screening threshold of 3,000 MTCO2e per year. Therefore, Project GHG emissions impacts would be less than significant.

Table 7 Project Related Greenhouse Gas Annual Emissions Category
Greenhouse Gas Emissions (Metric Tons/Year)1
Bio-CO2 NonBio-CO2 CO2 CH4 N2O CO2e
Area Sources2 0.00 3.45 3.45 0.00 0.00 3.54
Energy Usage3 0.00 449.10 449.10 0.02 0.01 451.60
Mobile Sources4 0.00 1,300.55 1,300.55 0.08 0.07 1,323.36 Solid Waste5 26.52 0.00 26.52 1.57 0.00 65.70
Water6 5.87 65.71 71.58 0.61 0.01 91.24
Construction7 0.00 27.44 27.44 0.00 0.00 28.26
Total Emissions 32.39 1,846.26 1,878.65 2.28 0.09 1,963.70 City of La Quinta CAP and SCAQMD Draft Screening Threshold 3,000 Exceeds Threshold? No
Notes:
1 Source: CalEEMod Version 2020.4.0
2 Area sources consist of GHG emissions from consumer products, architectural coatings, and landscape equipment. 3 Energy usage consist of GHG emissions from electricity and natural gas usage. 4 Mobile sources consist of GHG emissions from vehicles. 5 Solid waste includes the CO2 and CH4 emissions created from the solid waste placed in landfills. 6 Water includes GHG emissions from electricity used for transport of water and processing of wastewater. 7 Construction GHG emissions based on a 30 year amortization rate. 304 CLICK HERE to Return to Agenda
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b. Less than Significant. The applicable plan for the Project is the City’s Greenhouse Gas Plan, which contains goals and supporting measures that reflect and ensure compliance with Assembly Bill 32 (AB 32), Senate Bill 32 (SB 32), and the 2017 California Air Resources Board (CARB) Scoping Plan. The South Coast Air Quality Management District (SCAQMD) also states that projects that do not exceed the screening threshold of 3,000 MTCO2e per year are considered to have less-than-significant GHG emissions and are in compliance with the AQMP. As mentioned in Section 3.8.3(a) above, the GHG emissions generated by the Project would not exceed the SCAQMD screening threshold of 3,000 MTCO2e. Based on the foregoing, the Project would not have the potential to conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of GHGs. Impacts would be less than significant.

3.8.4 Mitigation
No mitigation is required.

3.8.5 Level of Significance after Mitigation
Not applicable.

3.9 Hazards and Hazardous Materials

3.9.1 Sources
• City of La Quinta General Plan, February 19, 2013.
• Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012.
https://www.laquintaca.gov/home/showpublisheddocument/15858/635338594527270000 • State Water Resources Control Board, GeoTracker. Accessed August 10, 2021, https://www.waterboards.ca.gov/.

3.9.2 Environmental Setting
The Project site occurs in an area of the City of La Quinta that has undergone gradual urbanization since the later decades of the 1900’s. The general area is comprised primarily of residential, recreational, institutional, and commercial development. A unique feature of the City of La Quinta is the inclusion of golf courses within residential neighborhoods and the residential developments surrounding the site often support meandering golf courses. The Project site is surrounded to the north by residential development; to the east by an undeveloped flood control channel with a sports complex and school facilities beyond; to the south by Avenue 50 with undeveloped, vacant land and a golf course beyond; and to the west by Washington Street with residential development and a golf course beyond. The site itself is composed of primarily undeveloped, vacant land and developed portions of adjacent roadways and infrastructure. The site is heavily disturbed due to pedestrian and vehicle traffic associated with surrounding development, historic light grading, and routine weed abatement activities. Historic aerials show these disturbances have been ongoing since at least 1972. 305 CLICK HERE to Return to Agenda
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3.9.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
HAZARDS AND HAZARDOUS MATERIALS – Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonable foreseeable upset and
accident condition involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the environment?
e) For a project located within an airport land use plan or, where such a plan has not been adopted within two
miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or death involving wildland fires?
a. Less than Significant Impact. Proposed construction activities for the development of the Project may involve the use and transport of hazardous materials, which include but not limited to fuels, gasoline, hydraulic fluid, lubricants, and other liquids associated with the operation of heavy equipment utilized for construction. Additionally, materials that are consistent with building construction would also be present onsite and these materials may include paints, solvents, concrete, adhesives, roofing materials, and others. Additionally, transportation, storage, use and disposal of hazardous materials during construction activities would be required to comply with all applicable Federal, State, and local statues and regulations. This includes the preparation of a SWPPP that would outline specific BMPs that would be administered during the construction of the Project in order to prevent the discharge of constructionrelated pollutants that could contaminate nearby water sources. The Resource Conservation and Recovery Act (RCRA; 42 USC 6901 et seq.) would require businesses with substantial quantities of hazardous materials to adhere to strict requirements in regard to handlings, transportation, and storing of supplies. Furthermore, the Hazardous Materials Transportation Act, 49 U.S.C. § 5101 et seq. protects against the risk to life, property, and the environment that are associated with the transportation of hazardous materials in intrastate, interstate, and foreign commerce. Upon completion of the proposed construction, all hazardous materials would be removed from the Project site. Therefore, with all 306 CLICK HERE to Return to Agenda
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applicable regulations in place, impacts associated with accidental release of hazardous substances during construction activities would be less than significant.

Long-term operations of the Project would involve limited use of substances typically associated with individual households. Typical materials would include paints, cleaning solvents, fertilizers, and motor oil. The Project would be required to comply with Federal, State, and local regulations to ensure proper use, storage, emission, and disposal of hazardous substances. With mandatory regulatory compliance, the Project is not expected to pose a significant hazard to the public or the environment through the routine transport, use, storage, emission, or disposal of hazardous materials, nor would the Project increase the potential for accident conditions which could result in the release of hazardous materials into the environment. Impacts would be less than significant. b. Less than Significant Impact. Accidents involving hazardous materials that could pose a significant hazard to the public or the environment would be highly unlikely during the construction and long-term operation of the Project and are not reasonably foreseeable. As discussed above under Section 3.9.3(a), the transport, use, and handling of hazardous materials on the Project site during construction is a standard risk on all construction sites, and there would be no greater risk for upset and accidents than would occur on any other similar construction site. Upon buildout, the Project site would operate as a residential use. Based on the operational characteristics of residential uses, there is limited use of hazardous substances; however, as discussed above under Section 3.9.3(a), the Project Applicant would be required to comply with all applicable local, State, and Federal regulations related to the transport, handling, and usage of hazardous material. Accordingly, impacts associated with the accidental release of hazardous materials would be less than significant during both construction and long-term operation of the Project.
c. Less than Significant Impact. The nearest school to the Project site is Harry S Truman Elementary School located at 78870 Avenue 50. The school is within 0.25-mile to the east of the proposed Project site. Due to the nature of the proposed use of the Project as a residential development, there would be limited use of hazardous substances. In addition, as previously mentioned under Section 3.9.3 (a), the Project would be required to comply with Federal, State, and local regulations to ensure proper storage, use, emission, and disposal of hazardous substances. Therefore, the proposed Project would have a less than significant impact on schools within a quarter mile of the site.
d. No Impact. According to the Department of Toxic Control Substances (DTCS), there are no Federal Superfund sites within the vicinity of the Project site. All environmental cleanups and any permitted hazardous material facilities are listed in the Envirostor database, including Comprehensive Environmental Response, Compensation, and Lability Act (CERLA) sites as well. Additionally, according to the California State Water Resources Control Board’s GeoTracker, the Project site is not located within any cleanup sites.

The nearest cleanup site is the La Quinta Country Club, located at 77750 Avenue 50, which is approximately

0.71-mile west from the Project site. The La Quinta Country Club contained a potential contaminant of concern: gasoline. However, the case has been closed as of February 4, 1992. Therefore, the Project is not located on or within the vicinity of a site that is listed as a hazardous materials site pursuant to Government Code Section 65962.5. Thus, the Project would not create a significant hazard to the public or the environment. No impact would occur.
e. No Impact. The closest airport to the Project site is the Bermuda Dunes Airport, which is approximately 4.1 miles northeast of the Project site. The Project site is not located within the Airport Influence Area and not 307 CLICK HERE to Return to Agenda
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within the Airport Land Use Compatibility Zones. Therefore, the Project would not result in a safety hazard for people residing or working in the Project area. No impact would occur. f. No Impact. The Project site does not contain any emergency facilities under existing conditions, nor does it serve as an emergency evacuation route, so there is no potential for the Project to adversely affect an existing emergency response or evacuation plan. During construction and at Project buildout, the proposed Project would be required to maintain adequate emergency access for emergency vehicles as required by the City. As part of the City’s discretionary review process, the City of La Quinta would review the Project to ensure that appropriate emergency ingress and egress would be available to-and-from the proposed dwelling units for public safety. Accordingly, implementation of the proposed Project would not impair implementation of or physically interfere with an adopted emergency response plan or an emergency evacuation plan. No impact would occur.
g. No Impact. According to Map My County, the Project site is not located within a State Responsibility Area (SRA) or a Local Responsibility Area (LRA). The Project site and its surrounding areas are not located within a very high fire hazard area. Therefore, the proposed Project would not expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires. No impact would occur.

3.9.4 Mitigation
No mitigation is required.

3.9.5 Level of Significance after Mitigation
Not applicable.

3.10 Hydrology and Water Quality

3.10.1 Sources
• Egan Civil, Preliminary Hydrology Study for Troutdale Village, January 22, 2023. (Appendix F) • Egan Civil, Troutdale Village Preliminary Water Quality Management Plan, January 2023. (Appendix G) • FEMA Flood Map Service Center, 2022.
• Coachella Valley Water District, 2020 Urban Water Management Plan, 2020.

3.10.2 Environmental Setting
The Project site is undeveloped and 100% pervious under existing conditions. The Project site is bound to the south and west with fully improved public streets and storm drain facilities. The existing site is not subject to off-site storm flows and there is no existing on-site retention of storm flow.

The proposed impervious area is 65% of the Project site. The new improvements would include paved access around the interior of the site, 11 residential buildings with 284 units, paved parking, storm drain, and water and sewer improvements. Two retention basins would be constructed at the west end of the site to collect and store storm runoff generated during the 100-year design storm per City of La Quinta Drainage Ordinance requirements.
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3.10.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
HYDROLOGY AND WATER QUALITY – Would the project:
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge such
that the project may impede sustainable groundwater
management of the basin?
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
c.i.) Result in substantial erosion or siltation on- or offsite; c.ii.) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite;
c.iii.) Create or contribute runoff water which would
exceed the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff; or
c.iv) Impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
e) Conflict with or obstruct implementation of a water
quality control plan or sustainable groundwater
management plan?
a. Less than Significant Impact. Construction of the Project would be subject to National Pollutant Discharge Elimination System (NPDES) stormwater regulations for construction which are required when there is a soil disturbance of more than one acre. The Applicant will be required to comply with all rules, regulations, and procedures of the NPDES permit for municipal, construction, and industrial activities as outlined by the California State Water Resources Control Board or any of its Regional Water Quality Control Boards (Colorado River Basin – Region 7). A Project-specific Water Quality Management Plan (WQMP) must also be prepared to determine and describe the Best Management Practices (BMPs) that will be implemented on the Project site. The Project would be required to meet all applicable water quality standards or waste discharge requirements, thus avoiding any violation of such standards or requirements.

Any future development and construction of the Project would require compliance with South Coast Air Quality Management (SCAQMD) Rule 403 and 403.1. SCAQM Rule 403 requires the implementation of best available dust control measures (BACM) during active operations that are capable of generating fugitive dust, such as the construction of the proposed Project. SCAQMD Rule 403.1 is a supplemental rule to 403, which applies only to fugitive dust sources that occur in the Coachella Valley. This rule will assist in reducing fugitive dust and resulting PM10 emissions from man-made sources in the Coachella 309 CLICK HERE to Return to Agenda
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Valley. Although, these rules are intended to protect air quality, they would also assist in supporting water quality protection by preventing sediment track out and erosion.

Additionally, a Project specific WQMP (Appendix G) was prepared to determine and describe the Best Management Practices (BMPs) that will be implemented on the Project site to address pollutants of concern that may potentially be generated from the use of the Project site. Per the WQMP, the BMP’s have been selected and implemented to comply with WQMP Section 3.5 and consists of site design BMP concepts, source control, LID/site design and, if/where necessary, treatment control BMP’s. Furthermore, the WQMP prepared for the proposed Project would be required to collect and store 100% of the runoff generated during the 100-year storm event on-site per City of La Quinta Drainage Ordinance. The on-site retention basins will be designed in a manner that allows the stored volume generated from the 100-year design storm event to completely evacuate via percolation into the soil within a 72-hour period.

Therefore, the proposed Project would not violate any water quality standards, waste discharge requirements, or otherwise substantially degrade surface or ground water quality. Impacts would be less than significant.
b. No potable groundwater wells are proposed by the Project and the Project would be served with potable water by the Coachella Valley Water District (CVWD). The primary source of water in the Coachella Valley is groundwater extracted by deep wells and replenished with Colorado River water. The CVWD would provide domestic water service to the Project and is a participant in the Coachella Valley Regional Water Management Group that prepared an Integrated Regional Water Management Plan (WMP) in 2018. The 2018 Integrated Regional WMP determined that long-term regional demand for potable water is expected to increase; however, with continued conservation measures and replenishment of groundwater, it is projected that there will be sufficient supplies available to meet the CVWD demand.

Based on the 2018 Integrated Regional WMP projected supply and demand numbers, the CVWD would have a sufficient water supply to serve the Project’s water demands.

At Project buildout, water would be required to serve the needs of the proposed development of 284 dwelling units. The Project would connect to an existing water line on Avenue 50. No additional water infrastructure or new wells are proposed. The Project would be required to comply with the CVWD’s and the City’s water-efficiency requirements, such as including the use of drought-tolerant planting materials and limited landscaping irrigation. The Project would also be required to comply with the CVWD’s drought restrictions and water reduction measures as applicable. Therefore, compliance and implementation of CVWD and City requirements would ensure that the Project would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge. Impacts would be less than significant.
c. i-iv. Less than Significant Impact. Prior to development of the Project site, the City will review and approve the proposed civil plans to ensure the proposed development is in compliance with the City’s Municipal Code, which requires the Project to retain the runoff volume from a 100-year, 24-hour storm event for the entire Project site.

In addition, the Project’s WQMP (Appendix G), includes BMPs, both of which are requirements for the City’s NPDES implementation. The implementation of BMPs would allow for the reduction in pollutants of concern and help reduce the impacts both short and long term of water quality during the construction and operation of the Project. The implementation of BMPs is consistent with the Projectspecific WQMP and complies with City requirements would ensure the design of the Project would not 310 CLICK HERE to Return to Agenda
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result in erosion or siltation on- or off-site. The Project would result in a less than significant impact to downstream water bodies.
d. Less than Significant Impact. The majority of the Project site is not located within a flood zone; however, the eastern side of the Project site is located within the U.S Federal Emergency Management Agency (FEMA) Flood Zone AE due to the Project site being adjacent to the Coachella Water District’s Whitewater River Storm Water Channel. CVWD provided a letter dated April 5, 2022, which stated approval on the 75-foot setback. Therefore, no channel improvements would be required for the Project. Furthermore, the Project site is not located within the vicinity of any other water bodies. Due to the Project site location being far away from the ocean, lakes, or dams, there is no possibility of dam failure, tsunami or seiche. Therefore, impacts would be less than significant. e. Less than Significant Impact. As described in Section 2.10.3 (b), projected Project water demand does not exceed the projected water supply per the 2018 Integrated Regional WMP. There would be sufficient water supplies to serve the Project. The Project will adhere to all applicable water quality standards and will implement a Project specific WQMP (Appendix G) approved by the City and the Regional Water Quality Control Board for both construction and operational activities. Therefore, the Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Impacts would be less than significant.

3.10.4 Mitigation
No mitigation is required.

3.10.5 Level of Significance after Mitigation
Not applicable.

3.11 Land Use and Planning

3.11.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012.
https://www.laquintaca.gov/home/showpublisheddocument/15858/635338594527270000

3.11.2 Environmental Setting
The Project site is designated as “Medium/High Density Residential” per the City’s General Plan 2035 Land Use Map and is zoned as “Medium High Density Residential (RMH)” and within the Affordable Housing Overlay per the City’s Official Zoning Map. The Applicant proposes a Change of Zone to change the site’s zoning designation to “High Density Residential (RH).”
Under existing conditions, the Project site is bordered by a residential community located immediately north; to the west, the Project site is bordered by Washington Street and beyond is a residential community; to the east, the Project site is bordered by a dry channel and beyond is vacant, undeveloped land; and to the south, the Project site is bordered by Avenue 50 and beyond is vacant, undeveloped land. 311 CLICK HERE to Return to Agenda
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3.11.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
LAND USE AND PLANNING – Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or mitigating an
environmental effect?
a. No Impact Development of the Project would not physically disrupt or divide the arrangement of an established community. Under existing conditions, the Project site is bordered by a residential community located immediately north; to the west, the Project site is bordered by Washington Street and beyond is a residential community; to the east, the Project site is bordered by a dry channel and beyond is vacant, undeveloped land; and to the south, the Project site is bordered by Avenue 50 and beyond is vacant, undeveloped land. No impact would occur.
b. Less Than Significant Impact The development of the Project would consist of 284 residential homes.

Under existing conditions, the Project site is designated as “Medium/High Density Residential” per the City’s General Plan 2035 Land Use Map and zoned “Medium High Density Residential (RMH)” and within the Affordable Housing Overlay per the City’s Official Zoning Map. Because the Project would be consistent with the underlying General Plan land use designation, the Project would not conflict with the City’s General Plan.

As previously mentioned, the Applicant has applied for a Change of Zone, which requests to amend the Zoning Ordinance to change the underlying zone of the Project site from RMH to RH. Approval of the Change of Zone would inherently create consistency with the City’s zoning designation. Prior to the development of the Project site, the City would review and approve the proposed architectural plans to ensure the proposed development meets the City’s development standards for the Medium/High Density Residential land use and High Density Residential zone. Therefore, the Project would be developed in accordance with the proposed density requirement, zoning designation, and would comply with all applicable policies contained in the General Plan and all applicable development regulations and standards contained in the Zoning Ordinance.

The Project also would not conflict with any applicable goals, objectives, and policies of the SCAQMD’s AQMP, SCAG’s Connect SoCal, and SCAG’s Regional Comprehensive Plan. Impacts would be less than significant.

3.11.4 Mitigation
No mitigation required.
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3.11.5 Level of Significance after Mitigation
Not applicable.

3.12 Mineral Resources

3.12.1 Sources
• City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012.
https://www.laquintaca.gov/home/showpublisheddocument/15858/635338594527270000

3.12.2 Environmental Setting
The majority of the City of La Quinta is located in mineral resource zone 1 (MRZ-1), which indicates that little likelihood exists for the presence of significant mineral resources. The western portion of the City is located in MRZ-3, which are areas containing known or inferred mineral occurrences of undetermined mineral resources significances. According to Exhibit III-11, Mineral Resource Zone Map, of the City’s General Plan EIR, the Project site is located within MRZ-1.

3.12.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
MINERAL RESOURCES – Would the project:
a) Result in the loss of availability of a known mineral resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
a-b. Less Than Significant Impact. According to the City’s General Plan EIR, the Project site is located in an MRZ-1 zone, which indicates it is located in an area where there is little likelihood for presence of significant mineral resources. The Project site is currently designated Medium/High Density under the City’s General Plan and zoned Medium High Density Residential. Neither the existing land use or zoning designation allow for mineral production. In addition, the General Plan consists of several policies that would protect mineral resources and prevent land use incompatibility impacts from mining.

Furthermore, if a potential mineral extraction operation were to be located within the Project site, it would be incompatible both with the land use designation and surrounding land uses. Therefore, development of the Project would result in a less than significant impact relating to mineral resources.

3.12.4 Mitigation
No mitigation required.
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3.12.5 Level of Significance after Mitigation
Not applicable.

3.13 Noise

3.13.1 Sources
• MD Acoustics, Troutdale Village Apartment Project Noise Impact Study, January 12, 2022. (Appendix D)

3.13.2 Environmental Setting
Noise
Noise has been defined as an unwanted sound. Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm, or when it has adverse effects on health. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). A-weighted decibels (dBA) approximate the subjective response of the human ear to broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear.

Vibration
According to the Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment Manual, vibration is the periodic oscillation of a medium or object. The rumbling sound caused by the vibration of room surfaces is called structure-borne noise. Sources of ground-borne vibrations include natural or human made causes. In addition, vibration sources may be continuous, such as factory machinery, or transient, such as explosions.

There are several different methods that are used to quantify vibration. The peak particle velocity (PPV) is defined as the maximum instantaneous peak of the vibration signal. The PPV is most frequently used to describe vibration impacts to buildings. Human body responds to average vibration amplitude often described as the root mean square (RMS). The RMS amplitude is defined as the average of the squared amplitude of the signal and is most frequently used to describe the effect of vibration on the human body. Decibel notation (VdB) is commonly used to measure RMS. Decibel notation (VdB) serves to reduce the range of numbers used to describe human response to vibration. Typically, ground-borne vibration generated by man-made activities attenuates rapidly with distance from the source of the vibration. 314 CLICK HERE to Return to Agenda
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3.13.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
NOISE – Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in the
vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other agencies?
b) Generation of excessive ground borne vibration or
ground borne noise levels?
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a
plan has not been adopted, within two miles of a
public airport or public use airport, would the project expose people residing or working in the project area
to excessive noise levels?
a. Less than Significant Impact. Project construction noise would occur due to the use of equipment that includes a combination of trucks, power tools, concrete mixers, and portable generators that when combined can reach high levels. The number and mix of construction equipment is expected to occur in stages such as site preparation, grading, building construction, and architectural coating.

To describe the Project construction noise levels, measurements were collected for similar activities at several construction sites. Since the reference noise levels were collected at varying distances, all construction noise level measurements presented in Table 6 of Appendix D, have been adjusted to describe a uniform reference distance of 50 feet.

Construction Noise Analysis
Construction noise is considered a short-term impact and would be considered significant if construction activities are taken outside the allowable times (7 AM to 7 PM) as described in LQMC Section 6.08.050(A).

Construction is anticipated to occur during permissible hours. Construction noise will have a temporary or periodic increase in the ambient noise level above the existing within the Project vicinity. Furthermore, noise reduction measures are provided to further reduce construction noise. The impact is considered less than significant. Construction noise level projections are provided below.

Typical operating cycles for these types of construction equipment may involve one or two minutes of full power operation followed by three to four minutes at lower power settings. Noise levels will be loudest during the grading phase. A likely worst-case construction noise scenario during grading assumes the use of a grader, a dozer, two (2) excavators, two (2) backhoes, and a scraper operating at 290 feet from the nearest sensitive receptor (north residences).

Assuming a usage factor of 40 percent for each piece of equipment, unmitigated noise levels at 290 feet have the potential to reach 70 dBA Leq and 74 dBA Lmax at the nearest sensitive receptors during grading.

Noise levels for the other construction phases would be lower and range between 63 to 66 dBA. 315 CLICK HERE to Return to Agenda
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Off-Site Traffic Noise Analysis
Traffic generated by the operation of the Project will influence traffic noise levels in surrounding off-site areas. As previously mentioned, the Project is anticipated to generate approximately 2,079 average daily trips. The modeling is theoretical and does not take into account any existing barriers, structures, and/or topographical features that may further reduce noise levels. Therefore, the levels are shown for comparative purposes only to show the difference in with and without project conditions. In addition, the noise contours for 60, 65 and 70 dBA CNEL were calculated. The potential off-site noise impacts caused by an increase of traffic from operation of the proposed project on the nearby roadways were calculated for the following scenarios: Existing without Project and Existing with Project. Table 8 compares the two scenarios and shows the change in traffic noise levels as a result of the proposed Project. It takes a change of 3 dB or more to hear a perceptible difference.

Table 8 Off-Site Traffic Noise Levels
Roadway
CNEL at 60 Feet dBA1,2
Segment
Existing
Without
Project
Existing
With
Project
Change
in
Noise
Level
Potential
Significant
Impact
Washington St Eisenhower Dr to Avenue 50 69.7 69.9 0.2 No Avenue 50 Washington St to Jefferson St 67.6 67.7 0.1 No Notes:
1 Exterior noise levels calculated at 5 feet above ground level. 2Noise levels calculated from centerline of subject roadway.

As shown on Table 8, the maximum change in noise level generated from the Project is 0.2 dBA. Therefore, noise impacts to off-site receptors due to Project-generated trips would be less than significant.

On-Site Traffic Noise Analysis
Traffic noise from the local roadway network was evaluated and compared to the City’s noise compatibility matrix. Per the City’s Land Use Compatibility (LQMC Section 9.100.210), multi-family residential is conditionally acceptable up to 65 dBA CNEL. As shown in Table 5 of Appendix D, traffic 70 dBA CNEL noise projections from Washington Street will reach up to 173 feet from the centerline of the roadway. Residential structures are located approximately 180 feet away from Washington Street centerline and fall within the 70 to 65 dBA CNEL contour of the roadway and are located within the conditionally acceptable region for multiple-family residential. In order to ensure interior levels of 45 dBA CNEL, all residential windows would be designed with sound transmission class (STC) ratings of 28 to achieve a 25 dB reduction, as described in Mitigation Measure NOI-1, below. With implementation of Mitigation Measure NOI-1, on-site traffic noise would be reduced to a less than significant impact. b. Less than Significant Impact The Project does not propose or require uses or activities that would be considered substantive sources of on-going vibration. For the purposes of this analysis, and to substantiate whether the Project would result in “exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels,” applicable criteria developed by the California Department of Transportation (Caltrans) were employed. The Caltrans Transportation and Construction Vibration Guidance Manual indicates that received vibration levels of 0.10 Peak Particle Velocity (PPV) (equal to 0.071 Root Mean Square Amplitude [RMS]) could be strongly perceptible (Caltrans 316 CLICK HERE to Return to Agenda
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Transportation and Construction Vibration Guidance Manual (Caltrans) September 2013, p. 38). For the purposes of this analysis, received vibration levels exceeding 0.10 PPV (0.071 RMS) would be considered potentially significant.

Ground borne vibration levels resulting from construction activities occurring within the Project site were estimated by using data published by the Federal Transit Administration (FTA). Typical Project construction equipment would generate vibration levels of 0.003 PPV (small bulldozer) to 0.089 PPV (larger bulldozer) as measured at 25 feet. As with received noise levels, received vibration levels attenuate with distance. In general, manmade ground-borne vibrations attenuate rapidly with distance from the source.

At a distance of 290 feet, a large bulldozer would yield a worst-case 0.006 peak particle velocity (PPV) (in/sec) which is below the threshold of perception and any risk of damage. Therefore, the Project would not result in or cause exposure of persons to, or generation of, excessive ground borne vibration or ground borne noise. Impacts would be less than significant.
c. No Impact The nearest airport to the Project site is the Bermuda Dunes Airport, located approximately

4.1 miles northeast of the Project site. The Project site is not located within the airport influence area boundary. Furthermore, the noise compatibility contours provided in the Riverside County Airport Land Use Compatibility Plan (RCALUCP) show that the Project site is outside of the 65 dBA CNEL noise contour for the Bermuda Dunes Airport. Therefore, the Project would not expose people residing or working in the Project area to excessive noise levels associated with airports. No impact would occur.

3.13.4 Mitigation
NOI-1 Prior to building permit issuance, the Project Applicant shall ensure all residential windows be designed with sound transmission class (STC) 28 to achieve a 25 dB reduction.

3.13.5 Level of Significance after Mitigation
With implementation of Mitigation Measure NOI-1, all Project-related noise impacts would be reduced to lessthan-significant levels.

3.14 Population and Housing

3.14.1 Sources
• United States Census Bureau, Quickfacts. July 1, 2021. https://www.census.gov/quickfacts/fact/table/laquintacitycalifornia/PST045219

3.14.2 Environmental Setting
According to the United States Census Bureau, the City of La Quinta had a population of 37,558 in 2020, and the population increased by 0.2% from 2010. The number of households from 2016-2020 was 16,292 with an average household size at 2.55 persons per household.
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3.14.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
POPULATION AND HOUSING – Would the project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new homes
and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing people or
housing, necessitating the construction of replacement
housing elsewhere?
a. Less than Significant Impact. The Project Applicant proposes the future development of 284 residences on

14.03 acres of undeveloped land. According to the United States Census Bureau, the person per household from 2016-2020 in the City of La Quinta is 2.55, which calculates to an estimate of 724 residents. This only leads to a negligible increase in population and is consistent with current population growth projections.

Furthermore, the Project site is surrounded to the north and west by residential homes and would be accessible via existing roads and infrastructure. No roads or infrastructure would need to be extended to serve the Project. Because the anticipated increase in population based on the proposed residences would be negligible, within current population growth projections, and induced population growth is also expected to be negligible. Therefore, impacts would be less than significant. b. No Impact. The proposed development of 284 residences would take place on a vacant parcel. No structures or housing will be eliminated as a result of the Project and no persons would be displaced.

Therefore, there would be no impacts relating to the displacement of people or housing.

3.14.4 Mitigation
No mitigation is required.

3.14.5 Level of Significance after Mitigation
Not applicable.

3.15 Public Services

3.15.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012.
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3.15.2 Environmental Setting
Fire Protection Services
Fire protection is provided through a contract with the Riverside County Fire Department. There are three Cityowned fire stations, each staffed with full-time paid and volunteer firefighters: Fire Station No. 32 at 78-111 Avenue 52; Fire Station No. 70 at 54001 Madison Street; and Fire Station No. 93 at 44-555 Adams Street.

Emergency response in the City is also available through Riverside County Fire Department stations in other cities. These include Station No. 55, located in Indian Wells; Station No. 88, in Indio; and Station No. 39, located at the Desert Resorts Airport, east of the City’s eastern Sphere of Influence. County Fire dispatches all calls through its centralized Emergency Command Center, where responding stations are determined based on location and need.

Average Fire Department response times are between 5 and 7 minutes. La Quinta has an Insurance Service Office (ISO) of 4, based on a scale of 1 through 10, with 1 being the highest rating. Ratings are reviewed periodically. A variety of criteria are used to determine the ISO rating, such as staffing levels, response times, safety history and building code standards.

Police Protection Services
Police protection services are provided through contract with the Riverside County Sheriff’s Department.

Riverside County Sheriff’s Station is located at 86-625 Airport Boulevard, Thermal, CA 92274. The Civic Center Community Policing Office is located at 78-495 Calle Tampico, La Quinta, CA 92253.

Schools
There are two school districts providing public education to students in kindergarten through 12th grade in La Quinta: Desert Sands Unified School District (DSUSD) and Coachella Valley Unified School District (CVUSD).

Developers are required to pay school mitigation fees for residential and commercial development, which includes the proposed Project.

Parks
The City of La Quinta currently operates 11 City parks, the Civic Center Campus, and three nature preserve areas. The City of La Quinta also contains one public and 22 privately owned and operated golf courses, seven of which are open and available for public use. The City of La Quinta’s designated recreational open space totals approximately 5,259 acres.
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3.15.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact

PUBLIC SERVICES
a) Would the project result in substantial adverse
physical impacts associated with the provision of new or physically altered governmental facilities, need for new of physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain acceptable
service ratios, response times or other performance
objectives for any of the public services:
i) Fire Protection?
ii) Police Protection?
iii) Schools?
iv) Parks?
v) Other public facilities?
a-i. Less than Significant Impact Fire protection services in La Quinta are provided through a contract with the Riverside County Fire Department (RCFD). The nearest fire station (No. 32) is located at 78-111 Avenue 52, approximately 1.0-mile southwest from the Project site. Based on the Project site’s proximity to the existing fire station, the Project would be adequately served by fire protection services and no new or expanded unplanned facilities would be required. Additionally, the Project would feature fire safety and fire suppression activities, including type of building construction, fire sprinklers, a fire hydrant system, and paved access. The La Quinta Fire Department and/or RCFD will review and approve Project plans to ensure all applicable fire standards and regulations are met. In addition, the Development Impact Fees paid for the project will fund this project’s “fair-share” of capital Improvements for Fire that are needed from this development. Therefore, impacts associated with fire protection services would be less than significant.
a-ii. Less than Significant Impact The La Quinta Police Department serves under contract by the Riverside County Sheriff’s Department. The Community Policing Office is located at 78-495 Calle Tampico, which is located approximately 0.5-mile southwest from the Project site. Based on the Project site’s proximity to the existing police station and the Sherriff’s Thermal Sub-Station, the Project would be adequately served by police protection services and no new or expanded unplanned facilities would be required. The La Quinta Police Department, through the Riverside County Sheriff Department, will review and approve Project plans to ensure all applicable police standards and regulations are met. In addition, the Development Impact Fees paid for the project will fund this project’s “fair-share” of capital Improvements for police that are needed from this development. Therefore, impacts associated with police protection services would be less than significant.
a-iii. Less than Significant Impact The nearest school is Harry S Truman Elementary, which is located approximately 0.2-mile east of the Project site at 78870 Avenue 50. The addition of the future 284 homes would not significantly increase the number of students within nearby schools. The Project is required to 320 CLICK HERE to Return to Agenda
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pay the State mandated school impact fees which would assist in mitigating impacts to schools. Therefore, this fee would assure that impacts would be less-than-significant levels. a-iv. Less than Significant Impact The City of La Quinta requires new developments to dedicate land for recreational purposes or pay in-lieu fees and payment of Development Impact Fees. The Project would result in a negligible population increase and a negligible demand for park facilities. Therefore, this fee will assure that the impacts to City parks would be less than significant. a-v. Less than Significant Impact The Project would result in less than significant impacts to other public facilities. It is not expected that the Project would result in an increase in population that would require the provision of additional public facilities within the City of La Quinta. Access to the Project site is provided by existing roads and would connect to existing utility infrastructure. New public roads or public transportation facilities, or other public facilities, are not required. Regardless of the negligible impact to public services, the Development Impact Fees will be paid for the Project which will fund this project’s “fair-share” of capital Improvements for other public facilities that are needed from this development.

Therefore, impacts would be less than significant.

3.15.4 Mitigation
No mitigation is required.

3.15.5 Level of Significance after Mitigation
Not applicable.

3.16 Recreation

3.16.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012.
https://www.laquintaca.gov/home/showpublisheddocument/15858/635338594527270000

3.16.2 Environmental Setting
The City of La Quinta currently operates 11 City parks, the Civic Center Campus, and three nature preserve areas. La Quinta’s three nature preserves are also available for public recreation, as they all contain trails for hiking and bicycling. There are also a number of public pocket parks located within existing subdivisions. La Quinta is home to one public and 22 privately owned and operated golf courses, seven of which are open and available for public use. La Quinta’s designated recreational open space totals approximately 5,259 acres. 321 CLICK HERE to Return to Agenda
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3.16.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact

RECREATION
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect on the environment?
a/b. Less than Significant Impact. The Project’s development of 284 dwelling units would result in a negligible population increase and a negligible demand for park facilities. Since the Project will provide a pickleball court, pool and spa, barbeque areas, multiple open recreational spaces, and a dog park, there is a low potential for the Project to increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur, as well as a low potential for construction or expansion of recreational facilities which may have an adverse physical effect on the environment. Furthermore, because the Project is consistent with the existing land use and zoning designation, the City’s General Plan has already accommodated for the new residents from this Project. Therefore, the Project would have a less than significant impact on recreational facilities within the City.

3.16.4 Mitigation
No mitigation required.

3.16.5 Level of Significance after Mitigation
Not applicable.

3.17 Transportation

3.17.1 Sources
• Integrated Engineering Group, Troutdale Village Transportation Analysis, December 2021. (Appendix E)

3.17.2 Environmental Setting
The Project trip generation was calculated using the ITE Trip Generation Manual (10th Edition). It is estimated that the Project would generate 1,684 total daily trips, 109 AM peak hour trips and 134 PM peak hour trips.

Project trip distribution and assignment were developed in coordination with the City of La Quinta staff based on the land use characteristics of the proposed Project and surrounding area, existing travel patterns within the study area, anticipated travel patterns to and from the Project site, and approved projects located in the 322 CLICK HERE to Return to Agenda
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vicinity of the Project site. Per the City of La Quinta VMT Analysis Policy (June 2021), the Project qualifies for the small project screening criterion as an affordable housing project.

The SunLine Transit Agency (STA) is the main transit agency servicing the City of La Quinta. Currently, STA operates Route 7 within the vicinity of the project. Route 7 operates seven days a week and connects to Indian Wells and Palm Desert north of the site. Weekday and weekend service frequency is 90 minutes. Bus stops for Route 7 are currently located at the northeast corner of the intersection of Washington Street and Avenue 50 for northbound service and at the southwest corner for southbound service. Pedestrian accessibility and connectivity from the Project site to these bus stops is provided along the east and west sides of Washington Street with signalized crossings at the intersection where the bus stops are located.

Pedestrian crosswalks are generally provided at signalized intersections along Washington Street with sidewalks on the east side. Buffered Class II bike lanes are provided in both directions along Washington Street and along the south side along Avenue 50, east of the Project site.

3.17.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
TRANSPORTATION – Would the project:
a) Conflict with a program, plan, ordinance, or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
b) Would the project conflict or be inconsistent with
CEQA Guidelines section 15064.3, subdivision (b)?
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
d) Result in inadequate emergency access
a. Less than Significant Impact.

Trip generation represents the amount of traffic which is both attracted to and produced by a development. The Project’s Traffic Report (Appendix E) utilized the trip generation rates for multi-family housing for low-rise and mid-rise homes provided in the Institute of Engineers Trip Generation Manual 10th Edition. As shown in the modeling conducted by IEG, through use of the ITE trip generation rates, the Project is anticipated to generate approximately 1,684 total daily trips, 109 AM peak hour trips, and 134 PM peak hour trips.

IEG conducted analyses for two scenarios: Existing Conditions (2021), Project Completion Year (2023) (Existing Plus Ambient Plus Project) Conditions, Cumulative (Existing Plus Ambient Plus Cumulative Plus Project) Conditions. As shown in Table 9, Existing Conditions (2021) Intersection Analysis, all analyzed intersections are operating at an acceptable LOS under Existing Year (2021) Conditions. Therefore, no improvements are required
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Table 9 Existing Conditions (2021) Intersection Analysis Intersection Intersection
Control
Existing Conditions
Delay (a) LOS (b)
AM/PM Peak

1. Washington Street & Avenue 50 Signalized 20.7/16.4 C/B

2. Washington Street & Eisenhower Drive Signalized 15.0/13.7 B/B

3. Washington Street & Avenue 48 Signalized 13.2/11.9 B/B Notes:
(a) Delay refers to the average control delay for the entire intersection, measured in seconds/vehicle. (b) LOS calculations are based on the methodology outlined in the Highway Capacity Manual 6th Edition and performed using Synchro 10
The second scenario, Project Completion (2023) was analyzed with a two percent annual growth factor for two years applied to the existing counts. As shown in Table 10, Project Completion (2023) Intersection Analysis, all analyzed intersections are operating at an acceptable LOS under Project Completion (2023) conditions. Therefore, no additional improvements are required.

Table 10 Project Completion (2023) Intersection Analysis Intersection
Existing Conditions
Project Completion
Conditions
Delay (a) LOS (b) Delay (a) LOS (b)
AM Peak/PM Peak

1. Washington Street & Avenue 50 20.7/16.4 C/B 22.2/17.4 C/B

2. Washington Street & Eisenhower Drive 15.0/13.7 B/B 16.3/14.7 B/B

3. Washington Street & Avenue 48 13.2/11.9 B/B 14.6/12.7 B/B Notes:
(a) Delay refers to the average control delay for the entire intersection, measured in seconds/vehicle. At unsignalized intersections, delay refers to the worst movement.
(b) LOS calculations are based on the methodology outlined in the Highway Capacity Manual 6th Edition and performed using Synchro 10
The third scenario analyzed is Cumulative (Existing Plus Ambient Plus Cumulative Plus Project). The Cumulative Conditions traffic volumes were developed by adding cumulative project trips to the Project Completion Conditions traffic volumes. As shown in Table 11, Cumulative Intersection Analysis, all analyzed intersections are operating at an acceptable LOS under Cumulative Conditions. Therefore, no additional improvements are required.
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Table 11 Cumulative Intersection Analysis
Intersection
Existing
Conditions
Cumulative
Conditions
Delay (a) LOS (b) Delay (a) LOS (b)

1. Washington Street & Avenue 50 20.7/16.4 C/B 22.4/17.7 C/B

2. Washington Street & Eisenhower Drive 15.0/13.7 B/B 16.4/14.8 B/B

3. Washington Street & Avenue 48 13.2/11.9 B/B 14.8/12.8 B/B Notes:
(a) Delay refers to the average control delay for the entire intersection, measured in seconds/vehicle. At unsignalized intersection, delay refers to the worst movement.
(b) LOS calculations are based on the methodology outlined in the Highway Capacity Manual 6th Edition and performed using Synchro 10
As previously mentioned in Section 3.17.2, STA operates Route 7 within the vicinity of the Project site.

Bus stops for Route 7 are currently located at the northeast corner of the intersection of Washington Street and Avenue 50 for northbound service and at the southwest corner for southbound service Pedestrian accessibility and connectivity to and from the Project is provided along the east and west sides of Washington Street with signalized crossings at the intersection where the bus stops are located.

Existing bike lanes are located along the Project site’s frontage with Washington Street and along the south side of Avenue 50, east of the Project site. The Project would not interfere with the existing bus stops, sidewalks, and bike lanes.

In conclusion, the Project would not conflict with the City’s General Plan. Therefore, the Project would not conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities. Impacts would be less than significant. b. Less than Significant Impact. CEQA Guidelines Section 15064.3 sets forth guidelines for implementing Senate Bill 743 (SB 743) for reduction of GHG emissions and development of multimodal transportation networks. SB 743 requires amendments to the CEQA Guidelines to provide for an alternative criteria to the LOS methodology for evaluating transportation impacts. Generally, “vehicle miles travelled” or VMT is considered as the most appropriate measurement of transportation impacts. VMT refers to the amount and distance of automobile travel attributable to a project.

Per the City of La Quinta VMT Analysis Policy and screening criteria for development projects, the proposed Project, consisting of 284 multifamily units of which 70 units are affordable housing units, can be presumed to not have a significant transportation related CEQA impact by qualifying for small and local serving projects screening criteria as affordable housing. Furthermore, as discussed in the GHG section above, the project is estimated to generate less than 3,000 MTCO2e, which also qualifies for screening criteria. Therefore, Project impacts related to VMT would be less than significant. c/d Less than Significant Impact. The types of traffic generated from the Project (i.e., passenger cars) would be compatible with the type of traffic observed along roadways within the Project vicinity under existing conditions. In addition, prior to development of the Project site, the City will review and approve the proposed architectural plans to ensure all proposed improvements within the public right-of-way would be installed in conformance with City Design Standards and that no hazardous transportation design features would be introduced through implementation of the Project. In addition, the Riverside County 325 CLICK HERE to Return to Agenda
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Fire Department, City Fire Services, and the City Police Department will review the proposed site plan to ensure that all safety design features and measures related to emergency access and geometric design are compliant with existing standards prior to final Project approval. Accordingly, the Project would not create or substantially increase safety hazards due to a design feature or incompatible use or result in inadequate emergency access. Impacts would be less than significant.

3.17.4 Mitigation
No mitigation is required.

3.17.5 Level of Significance after Mitigation
Not applicable.

3.18 Tribal Cultural Resources

3.18.1 Sources
• PaleoWest, Cultural Resource Investigation in Support of the Troutdale Village Project, April 25, 2022. (Appendix C)
• AB 52 Tribal Consultation Letters

3.18.2 Environmental Setting
The Project site is situated east of the Peninsular Ranges in the southern extent of the Coachella Valley at the western edge of the Colorado Desert. The Coachella Valley is bordered by the San Jacinto and Santa Rosa mountains (part of the Peninsular Ranges) to the southwest and by the low, rolling Indio and Mecca hills to the northeast. From the steep slopes of the San Jacinto Mountains, the desert floor descends suddenly at less than 3 kilometers (2 miles) eastward to sea level in the city of Indio, where the Project site is located.

PaleoWest contacted the Native American Heritage Commission (NAHC) on October 19, 2021, for a review of the sacred lands file (SLF). The NAHC responded on November 30, 2021, stating that the SLF was completed with negative results; however, the NAHC requested that 16 individuals representing 11 Native American tribal groups be contacted to elicit information regarding cultural resource issues related to the proposed Project.

PaleoWest sent outreach letters to the 11 recommended tribal groups on December 21, 2021. These letters were followed up by phone calls on January 12, 2022. To date five Tribes have responded to the notification letters: Soboba Band of Luiseno Indians, Quechan Historic Preservation Department, Los Coyote Band of Cahuilla and Cupeno Indians, Santa Rosa Band of Cahuilla Indians, and Augustine Band of Cahuilla Indians. 326 CLICK HERE to Return to Agenda
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3.18.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
TRIBAL CULTURAL RESOURCES – Would the project:
a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource,
defined in Public Resources Code section 21074 as
either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope
of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that
is:
i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of
historical resources as defined in Public Resources
Code section 5020.1(k), or
ii) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to
be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code Section
5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead
agency shall consider the significance of the resource
to a California Native American tribe.
a.i. Less than Significant with Mitigation Incorporated As previously discussed in Section 3.5.3(a) and (b), the Project site contains two previously recorded prehistoric archeological sites, which have been combined by PaleoWest into one resource: 33-001180. The resource likely represents a Late Prehistoric Period habitation site, much of which has been destroyed by development in the surrounding area.

PaleoWest concluded after a Phase II investigation that the portion of Site 33-001180 in the Project area does not contribute to the overall eligibility of the site for listing on the CRHR. However, due to the sensitivity in the area, Mitigation Measure CUL-1 would be implemented to ensure historical and archaeological resources would be less than significant. a.ii. Less than Significant with Mitigation Incorporated As previously mentioned in Section 3.18.2, PaleoWest contacted the NAHC on October 19, 2021, for review of the SLF. The NAHC responded on November 30, 2021, stating that the SLF was completed with negative results; however, the NAHC requested that 16 individuals representing 11 Native American tribal groups be contacted to elicit information regarding cultural resource issues related to the Project. PaleoWest sent outreach letters to the 11 recommended tribal groups on December 21, 2021. These letters were followed up by phone calls on January 12, 2022. To date, six Tribes have responded: Soboba Band of Luiseno Indians, Quechan Historic Preservation Department, Los Coyote Band of Cahuilla and Cupeno Indians, Santa Rosa Band of Cahuilla Indians, Augustine Band of Cahuilla Indians, and Morongo Band of Mission Indians.

The Soboba Band of Indians stated the Tribe would defer to the Torres-Martinez Desert Cahuilla Indians, the Cabazon Band of Mission Indians, and the Agua Caliente Band of Cahuilla Indians. The Quechan Historic Preservation Department sent an email indicating the Tribe does not wish to comment on the 327 CLICK HERE to Return to Agenda
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Project and stated they defer to more local tribes. The Environmental Department of the Los Coyotes Band of Cahuilla and Cupeno Indians responded that they have no information to share and no comment on the Project. The Santa Rosa Band of Cahuilla Indians also stated that the Tribe would like to defer to the closest tribes in that area, Torres-Martinez and Augustine Band of Cahuilla Indians. They further noted that the Tribe does not have any comment regarding the Project. The Morongo Band of Mission Indians stated the Project was not located within the boundaries of the ancestral territory and traditional use area of the Cahuilla and Serrano people of the Morongo Band of Mission Indians. The Augustine Band of Cahuilla Indians stated that they are not aware of any cultural resources that would be impacted by the Project but would like to be informed if any additional resources, beyond the two resources already identified within the Project site, are identified during development of the Project. A representative of the Ramona Band of Cahuilla requested that the letters be resent for review. The letter was resent to the Tribe on January 12, 2022. On January 28, 2022, the Agua Caliente Band of Cahuilla Indians responded stating that the Project site is located within the Tribe’s Traditional Use Area and therefore, requested to monitor during Project construction. On April 19, 2022, the Agua Caliente Band of Cahuilla Indians requested a formal government to government consultation under AB-52, a cultural resources inventory by a qualified archaeologist prior to any development activities, a copy of the records search with associated survey reports and site records from the information center, copies of any cultural documentation, a representative from the Agua Caliente Native American Cultural Resource, and an informational meeting with the developer, lead agency, and archaeologist. There was a joint SB18 and AB52 Revie conducted and on July 21, 2022, The Agua Caliente Band of Cahuilla Indians stated the Troutdale Village project had addressed all the Tribals Historic Preservation Office concerns and proper mitigation measures have been proposed to ensure the protections of tribal cultural resources, thus concluding AB52 consultation efforts. With implementation of Mitigation Measure TCR-1, as described below, impacts to tribal cultural resources would be less than significant.

3.18.4 Mitigation
TCR-1 Prior to any ground disturbing activities on the Project site, an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be present to monitor the site. Should buried cultural deposits be encountered, the Monitor may request destructive construction halt and the Monitor shall notify a qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.

3.18.5 Level of Significance after Mitigation
With implementation of Mitigation Measure TCR-1, impacts regarding tribal cultural resources would remain less than significant.
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3.19 Utilities and Service Systems

3.19.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012.
https://www.laquintaca.gov/home/showpublisheddocument/15858/635338594527270000

3.19.2 Environmental Setting
Domestic Water
Domestic water for the majority of the City is provided by the Coachella Valley Water District (CVWD).

Groundwater is the principal source of municipal water supply in the Coachella Valley. The main groundwater source for the entire valley is the Coachella Valley Groundwater Basin, Indio Subbasin, and the Whitewater River Subbasin. The Whitewater River Subbasin underlies a major portion of the valley floor and encompasses approximately 400 square miles.

Wastewater
CVWD also provides wastewater and sewage collection and treatment services in the City and Sphere of Influence (SOI). CVWD sewer lines utilize a system of trunk lines ranging in diameter from 4 to 24 inches. There are 18-inch diameter force mains in Washington Street, Jefferson Street, Madison Street, and Avenues 50, 58, and 60. There are two CVWD wastewater treatment plants that serve La Quinta. Water Reclamation Plant 7 (WRP-7) is located at Madison Street and Avenue 38, northeast of the City in Indio. It provides wastewater treatment for development in the City north of Miles Avenue. The capacity of WRP-7 is 5 million gallons per day (MGD), and the plant processes approximately 2.8 to 3.0 MGD. It has the capacity to expand to 7.5 MGD.

The Mid-Valley Water Reclamation Plant (WRP-4), located in Thermal, serves lands in the City and SOI that are located south of Miles Avenue. The Mid-Valley plant has a current capacity of just under 10 MGD, and processes approximately 5 MGD.

Solid Waste
Solid waste disposal services in the City of La Quinta are provided by the commercial vendor, Burrtec. Solid waste collected from the City of La Quinta residents and businesses is hauled to the Edom Hill Transfer Station in Cathedral City and is then transported to Lambs Canyon in the City of Beaumont. 329 CLICK HERE to Return to Agenda
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3.19.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
UTILITIES AND SERVICE SYSTEMS – Would the project:
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm
water drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development
during normal, dry and multiple dry years?
c) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the provider’s existing commitments?
d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
e) Comply with federal, state, and local management
and reduction statutes and regulations related to solid waste?
a-e. Less than Significant Impact.

Domestic Water
CVWD provides domestic water services to the Project site. CVWD based its water demand calculations for its UWMP on the City’s Anticipated Land Use Plan which the Project will remain consistent with its designated land use. Additionally, the Project would be required to implement all water conservation measures imposed by CVWD under normal and drought conditions over the life of the Project. These include requirements of Executive Order B-29-15, which was issued in 2015 and is still in effect. This Executive Order mandates reductions in water use by 36% in the Coachella Valley. In response to the Executive Order, CVWD has adopted restrictions on water use that include limiting days on which landscaping can be irrigated, a prohibition on the use of fountains or water features, a prohibition on irrigation by any means other than drip or micro-spray systems, and a requirement that hotels offer their guests the option of not having towels and linens laundered daily. Should additional restrictions or regulations be implemented, the Project would be required to comply with them also. No new wells or additional water infrastructure or entitlements will be required. Based on the foregoing, CVWD would be able to fulfill the Project’s demand during normal and dry years. Impacts would be less than significant. 330 CLICK HERE to Return to Agenda
3 ENVIRONMENTAL EVALUATION
Troutdale Village SPA No. 3 IS/MND 68 April 2022
Wastewater
Wastewater generated from the Project site would be treated at either CVWD’s WRP 7 or WRP 4, which contains an excess of 2.0 MGD or 5 MGD, respectively. Implementation of the Project would generate wastewater at a rate of 230 gallons per day per dwelling unit. As the Project includes the development of 284 dwelling units, the Project would generate approximately 65,320 gallons per day of wastewater.

Therefore, implementation of the Project would result in an approximately 3.3 percent or 1.3 percent of the total capacity of wastewater treated at WRP 7 or WRP 4, respectively. This increase is considered minimal as these plants currently treat approximately 5 MGD (WRP 7) or 10 MGD (WRP 4) and would not result in a significant impact.

Stormwater
The City requires on-site retention basins for all new developments to manage surface water flows and reduce runoff from sources such as stormwater and landscape irrigation. The Project complies with this requirement by including two on-site retention basins to ensure stormwater is retained on-site.

Additional measures to address onsite stormwater management are described in Section 3.10, Hydrology and Water Quality. Project-related impacts to stormwater management systems are expected to be less than significant. Therefore, impacts would be less than significant.

Solid Waste
Solid waste disposal service for the City would be provided by Burrtec, which is required to meet all local, regional, state, and federal standards for solid waste disposal. Implementation of the Project would generate solid waste at a rate of 12.23 pounds per dwelling unit per year. As the Project includes the development of 284 dwelling units, the Project would generate approximately 1.7 tons of solid waste per year.

Solid waste generated at the Project site would be transported to the Edom Hill Transfer Station in northern Cathedral City and disposed of at Lamb Canyon Landfill in the City of Beaumont, which has a remaining capacity of 19.2 million cubic yards (2015). Due to the small scale of the Project, the Lamb Canyon Landfill has more than enough capacity to serve the proposed Project. Furthermore, Burrtec is required to meet all local, regional, state, and federal standards for solid waste disposal. Impacts would be less than significant.

3.19.4 Mitigation
No mitigation is required.

3.19.5 Level of Significance after Mitigation
Not applicable.

3.20 Wildfire

3.20.1 Sources
• California Department of Forestry and Fire Protection (CAL FIRE), Map of CAL FIRE’s Fire Severity Zones in Local Responsibility Areas – Western Riverside County, December 24, 2009. Accessed August 13, 2021 https://osfm.fire.ca.gov/media/6754/fhszl_map60.pdf 331 CLICK HERE to Return to Agenda
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• CAL FIRE, Fire Hazard Severity Zones in SRA, November 7, 2007. Accessed August 31, 2021 https://osfm.fire.ca.gov/media/6752/fhszs_map60.pdf

3.20.2 Environmental Setting
The Project site is located within an area of the City that is somewhat developed. According to CAL FIRE maps, the Project site is not located within a very high fire hazard severity zone or a fire hazard severity zone in a State Responsibility Area (SRA).

3.20.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
WILDFIRE – If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a) Substantially impair an adopted emergency response
plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to, pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
The Project site is not located in or near SRA or lands within a very high fire hazard severity zone; therefore, the Project would not exacerbate wildfire hazard risks or expose people or the environment to adverse environmental effects related to wildfires. As such, no impact would occur.

3.20.4 Mitigation
No mitigation is required.

3.20.5 Level of Significance after Mitigation
Not applicable.

3.21 Mandatory Findings of Significance

3.21.1 Sources
All sources previously listed were used to support the conclusions made in this section. 332 CLICK HERE to Return to Agenda
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3.21.2 Environmental Setting
The environmental setting for the project site is summarized within Sections 2.1 through 2.20 of the Initial Study for each environmental issue.

3.21.3 Impacts
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact

MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? (“Cumulatively
considerable” means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other current projects, and the effects of probable future
projects)?
c) Does the project have environmental effects which
will cause substantial adverse effects on human beings, either directly or indirectly?
a. Less than Significant with Mitigation Incorporated. All impacts to the environment, including impacts to habitat for fish and wildlife species, fish and wildlife populations, plant and animal communities, rare and endangered plants and animals, and historical and pre-historical resources were evaluated as part of this Initial Study. Throughout this Initial Study, where impacts were determined to be potentially significant, mitigation measures have been imposed to reduce those impacts to less than significant. Accordingly, with incorporation of the mitigation measures imposed throughout this Initial Study, the Project would not substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory.

Impacts would be reduced to less than significant levels with mitigation incorporated. b. Less than Significant with Mitigation Incorporated. The environmental evaluation of this Initial Study concluded that, with adherence to all mitigation measures, the Project’s cumulatively considerable impacts would be mitigated to less than significant levels.
c. Less than Significant with Mitigation Incorporated. The Project could result in environmental impacts to humans directly or indirectly. All Project environmental impacts would be less than significant or less than 333 CLICK HERE to Return to Agenda
3 ENVIRONMENTAL EVALUATION
Troutdale Village SPA No. 3 IS/MND 71 April 2022
significant with mitigation incorporated. The Project would, therefore, not result in environmental effects which would cause substantial adverse effects on human beings, either directly or indirectly.

3.21.4 Mitigation
BIO-1 If unavoidable, Project construction activities must begin during the nesting bird season (February 1st through August 31st), a pre-construction nesting bird survey shall be conducted no more than 14 days prior to initiation of ground disturbance and vegetation removal activities. The nesting preconstruction bird survey shall be conducted by a biologist familiar with identification of avian species known to occur in Riverside County. The nesting bird survey shall be conducted on foot inside the project boundary, including a 300-foot buffer for passerines (songbirds) and a 500-foot buffer for raptors in areas of suitable habitat. Inaccessible areas will be surveyed using binoculars to the extent practical. If nests are found, an avoidance buffer (dependent upon species, the proposed work activity, the existing disturbances associated with land uses outside of the site) shall be determined and demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. If a raptor nest is observed in a tree proposed for removal, the applicant must consult with CDFW. All construction personnel shall be notified of the existence of the buffer zone and avoid entering the buffer zone during nesting season. No ground disturbing activities shall occur within this buffer area until the avian biologist has confirmed the breeding/nesting is completed and the young have fledged. Encroachment into the buffer shall occur only at the discretion of the qualified biologist.

BIO-2 The Applicant shall pay the CVMSHCP Local Development Mitigation Fee prior to building permit issuance.

CUL-1 A qualified archaeologist monitor shall be present during any ground disturbing activities during the project construction phase. In the case that archaeological materials are encountered during ground disturbing activities, work in the area shall cease and any deposits shall be treated according to Federal, State, and local guidelines. No further grading is permitted in the area of the discovery until the City approves the appropriate measure to protect the discovered resources.

CUL-2 In the event that human remains are uncovered during ground disturbing activities on the project site, no further disturbance shall occur, and all work shall cease until the County Coroner has made a determination of the origin and disposition of the remains. Ground disturbing activities and excavations shall not resume until the following has been addressed:

1. The County Coroner has been contacted and determined that no investigation to the cause of death is required, and

2. If the County Coroner determines that the remains are of Native American decent, the Coroner must notify Native American Heritage Commission (NAHC), which will then determine the Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98.

GEO-1 Prior to the start of the proposed Project activities, all field personnel will receive a worker’s environmental awareness training on paleontological resources. The training will provide a description of the laws and ordinances protecting fossil resources, the types of fossil resources that may be 334 CLICK HERE to Return to Agenda
3 ENVIRONMENTAL EVALUATION
Troutdale Village SPA No. 3 IS/MND 72 April 2022
encountered in the Project area, the role of the paleontological monitor, outlinessteps to follow in the event that a fossil discovery is made and provides contact information for the Project Paleontologist.

The training will be developed by the Project Paleontologist and can be delivered concurrent with other training including cultural, biological, safety, etc.

GEO-2 Prior to the commencement of ground-disturbing activities, a professional paleontologist will be retained to prepare and implement a PRMMP for the proposed Project. The PRMMP will describe the monitoring required during excavations that extend into older Quaternary (Pleistocene) age sediments and the location of areas deemed to have a high paleontological resource potential. Part-time monitoring, or spot checking, may be required during shallow ground-disturbances (< 10 feet below ground surface) to confirm that sensitive geologic units are not being impacted. Monitoring will entail the visual inspection of excavated or graded areas and trench sidewalls.

GEO-3 In the event that a paleontological resource is discovered, the monitor will have the authority to temporarily divert the construction equipment around the find until it is assessed for scientific significance and, if appropriate, collected. If the resource is determined to be of scientific significance, the Project Paleontologist shall complete the following:

1. Salvage of Fossils. If fossils are discovered, all work in the immediate vicinity should be halted to allow the paleontological monitor, and/or Project Paleontologist to evaluate the discovery and determine if the fossil may be considered significant. If the fossils are determined to be potentially significant, the Project Paleontologist (or paleontological monitor) should recover them following standard field procedures for collecting paleontological as outlined in the PRMMP prepared for the project. Typically, fossils can be safely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage periods. In this case, the paleontologist should have the authority to temporarily direct, divert or halt construction activity to ensure that the fossil(s) can be removed in a safe and timely manner.

2. Fossil Preparation and Curation. The PRMMP will identify the museum that has agreed to accept fossils that may be discovered during project-related excavations. Upon completion of fieldwork, all significant fossils collected will be prepared in a properly equipped laboratory to a point ready for curation. Preparation may include the removal of excess matrix from fossil materials and stabilizing or repairing specimens. During preparation and inventory, the fossils specimens will be identified to the lowest taxonomic level practical prior to curation at an accredited museum. The fossil specimens must be delivered to the accredited museum or repository no later than 90 days after all fieldwork is completed. The cost of curation will be assessed by the repository and will be the responsibility of the client.

GEO-4 Upon completion of ground disturbing activity (and curation of fossils if necessary) the Project Paleontologist should prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report should include discussion of the location, duration and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated.

TCR-1 Prior to any ground disturbing activities on the Project site, an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be present to monitor the site. Should buried cultural deposits be encountered, the Monitor may request destructive construction halt and the Monitor shall 335 CLICK HERE to Return to Agenda
3 ENVIRONMENTAL EVALUATION
Troutdale Village SPA No. 3 IS/MND 73 April 2022
notify a qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.

3.21.5 Level of Significance after Mitigation
With incorporation of the above-mentioned mitigation measures, all Project-related impacts in regard to Mandatory Findings of Significance would be reduced to less than significant. 336 CLICK HERE to Return to Agenda
5 REFERENCES
Troutdale Village SPA No. 3 IS/MND 74 April 2022
Chapter 4 Report Preparers
Lead Agency
Carlos Flores, Senior Planner
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
The Altum Group
Rich Malacoff, AICP
Subconsultants
Air Quality, Energy, Greenhouse Gas Emissions, Noise
Mike Dickerson, INCE, Principal – MD Acoustics
Tyler Klassen, Air Quality Specialist – MD Acoustics
Francisco Irarrazabal, Acoustical Consultant – MD Acoustics Biological Resources
Travis McGill, Director – ELMT Consulting
Cultural Resources
Roberta Thomas, Senior Archaeologist, M.A., RPA – PaleoWest Archaeology Hydrology, WQMP
Benjamin Egan, PE, PLS, Engineer – Egan Civil, Inc.

Transportation, VMT
George Ghossain, PE, MSCE, MPA, Principal Engineer – Integrated Engineering Group 337 CLICK HERE to Return to Agenda
CITY COUNCIL RESOLUTION 2023 - XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA

QUINTA, CALIFORNIA, APPROVING A GENERAL PLAN

AMENDMENT, SPECIFIC PLAN AMENDMENT, AND SITE

DEVELOPMENT PERMIT TO ALLOW THE DEVELOPMENT OF A
252-UNIT APARTMENT PROJECT, LA QUINTA VILLAGE

APARTMENTS, LOCATED ON THE NORTHEAST CORNER OF
WASHINGTON STREET AND AVENUE 50
CASE NUMBERS:

GENERAL PLAN AMENDMENT 2022-0002
SPECIFIC PLAN 2022-0001 (SP 2004-071, AMENDMENT 2)
SITE DEVELOPMENT PERMIT 2022-0001
APPLICANT: IRWIN PARTNERS ARCHITECTS
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on June 27, 2023, hold a duly noticed Public Hearing to consider a request by Irwin Partners Architects for approval of a General Plan Amendment, Specific Plan Amendment, and Site Development Permit for a 252-unit apartment project located on the northeast corner of Washington Street and Avenue 50, more particularly described as:

Assessor Parcel Number: 646-070-016
WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on July 21, 2023, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 1,000 feet of the site; and
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on March 28, 2023, previously hold a duly noticed Public Hearing to consider said request and continued said Public Hearing to a date certain of June 27, 2023, to give the applicant time to address the Planning Commission’s concerns regarding architectural design, density and height of buildings, parking, and traffic; and WHEREAS, the Planning Commission of the City of La Quinta, California, did, on June 27, 2023, hold a continued Public Hearing considering changes to the project as requested and did recommend adoption of the Mitigated Negative Declaration; and did not provide a recommendation for approval of the General Plan Amendment, Specific Plan Amendment, and Site Development Permit due less than super-majority vote approval; and
General Plan Amendment 2022-0002
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, City Council did 338 CLICK HERE to Return to Agenda
City Council Resolution 2023-XXX
General Plan Amendment 2022-0002; Specific Plan 2022-0001 (SP 2004-071, Amendment 2); Site Development Permit 2022-0001 Project: La Quinta Village Apartments
Adopted: August 1, 2023

make the following mandatory findings to justify approval of said General Plan Amendment, as conditioned in enclosed Exhibits A and B:

1. Internal General Plan Consistency. The amendment is internally consistent with goals, objectives, and policies of the general plan, which are not being amended. The project proposes 252 units, with 74 designated as moderateincome units, on a site that is shown in the Housing Element as 280 low- or very low-income units. An alternate 12.74-acre site to accommodate these 280 very low- to low-income units has been designated and is identified as Site 6 in the draft Housing Element amendment (Exhibit A). The additional site is required to be identified by the Project to comply with Government Code Section 65863, commonly referred to as the state “No Net Loss Law”. Site 6 is commercially designated under the City’s Community Commercial designation and benefits from the Affordable Housing Overlay, which allow for multi-family residential development. The property not only allows for multi-family residential but mixed-use development as well. The Affordable Housing Overlay allows for a density up to 36 units per acre and mixed-use projects allow for density up to 24 units per acre, however this site is projected at 22 units per acre, which is more consistent with development in the region. The site is within a “High Resource” area, and its proximity to shopping centers at Highway 111 and Washington Street and proximity to schools makes it an ideal site for affordable housing. Additionally, the La Quinta Village Apartment project includes 74 moderate-income level affordable units which would count for the City’s RHNA goals.

2. Public Welfare. Approval of the amendment will not create conditions materially detrimental to the public health, safety, and general welfare. As part of the project, a Mitigated Negative Declaration would be adopted to mitigate any potential impacts.

3. General Plan Compatibility. In the case of amendments to the General Plan policy diagram, no changes are proposed.

4. Property Suitability. In the case of amendments to the General Plan policy diagram, no new designation is proposed.

5. Change in Circumstances. No amendments are proposed to the General Plan policy diagram.

Specific Plan Amendment 2022-0001
(Amendment 2 to Specific Plan 2004-071, La Paloma)
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, City Council did 339 CLICK HERE to Return to Agenda
City Council Resolution 2023-XXX
General Plan Amendment 2022-0002; Specific Plan 2022-0001 (SP 2004-071, Amendment 2); Site Development Permit 2022-0001 Project: La Quinta Village Apartments
Adopted: August 1, 2023

make the following mandatory findings to justify approval of said Specific Plan Amendment, as conditioned [Exhibits C and D]:

1. The proposed Specific Plan Amendment is consistent with the land use, policies and programs of the General Plan, as it allows for development of a medium high density residential project in the Medium/High Density land use designation, which supports 4-16 units per acre residential density and is designed to accommodate a broad range of residential land uses, including apartment projects.

Approval of the Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare, as the project is consistent with the existing land uses as a multi-family residential development and will be consistent with surrounding residential development and is nearby schools and neighborhood commercial uses.

2. Specific Plan 2022-0001 is compatible with zoning on adjacent properties which are also residential. The project proposes a medium high density residential project and is surrounded by Medium Density Residential land uses, including a vacant site to the south and existing residential to the north.

4. Specific Plan 2022-0001 is suitable and appropriate for the subject property, as the project’s land use is intended for multi-family residential projects which this project proposes.

Site Development Permit 2022-0001
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, City Council did make the following mandatory findings to justify approval of said Site Development Permit, as conditioned [Exhibit E]:

1. The proposed development is consistent with the General Plan land use designation of Medium/High Density Residential. The City’s General Plan Medium/High Density Residential designation is designed to accommodate a broad range of residential land uses, including apartment projects. The City’s General Plan policies relating to Medium/High Density Residential encourage a broad range of residential uses within the City, and the proposed use maintains those policies. The proposed project is consistent with the following Goals, Programs, and Policies:
• Goal LU-2 as the project consists of high-quality design that complements and enhances the City. The project design uses highquality contemporary style, and utilizes varying roof lines and wall depths, along with a complementary color palette.
340 CLICK HERE to Return to Agenda
City Council Resolution 2023-XXX
General Plan Amendment 2022-0002; Specific Plan 2022-0001 (SP 2004-071, Amendment 2); Site Development Permit 2022-0001 Project: La Quinta Village Apartments
Adopted: August 1, 2023

• Goal LU-5 as the project provides a broad range of housing types and choices for all residents of the City. The project provides for apartments, which creates a different housing type and choice for residents within the City. This includes 74 moderate-income level units. • Policy LU-5.2 in considering changes in market demand in residential product type to meet the needs of current and future residents. The project is changing from a senior residential project to a multi-family apartment project to respond to market demand in residential product type to provide residents with apartments.
• Goal SC-1 in that it provides a community that provides the best possible quality of life for all its residents by providing alternative housing types within La Quinta meanwhile providing a project that incorporates open space and common area with a pool for its residents, along with barbecue areas, pickleball courts, a dog park, and putting green. • Policy ED-1.2 in supporting and assisting in the retention of existing businesses, and the recruitment of new businesses. The apartment project provides additional residences nearby to Highway 111, along Washington Street, and close to the City’s Village Commercial area which will allow for a working base close by to support and assist in the retention of existing businesses and recruitment of new businesses. • Goal H-1 in providing housing opportunities that meet the diverse needs of the City’s existing and projected population. The apartment project of this type provides a diverse type of residential product. • Policy H-1.3 to direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The housing development was directed to a viable area where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are all available. • Goal H-2 in assisting in the creation and provision of resources to support housing for lower and moderate-income households and Policy H-2.1 which is to increase housing choices for lower and moderateincome households. This project increases the housing choices for moderate-income households. The project would include 74 moderateincome level units, providing more housing choices for moderateincome households.

2. The proposed development, as conditioned, is consistent with the purpose and intent of the Medium High Density Residential zone as well as the development standards of the City’s Zoning Code and in terms of architectural style and 341 CLICK HERE to Return to Agenda
City Council Resolution 2023-XXX
General Plan Amendment 2022-0002; Specific Plan 2022-0001 (SP 2004-071, Amendment 2); Site Development Permit 2022-0001 Project: La Quinta Village Apartments
Adopted: August 1, 2023

landscaping. The project satisfies the zone’s intent to provide for the development of medium high density neighborhoods with two and three-story multi-family dwellings. The project is generally consistent with the residential development standards and permitted use table, except deviations as established within the Specific Plan.

3. The Design and Development Department has prepared Environmental Assessment 2022-0001 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Department has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because mitigation measures have been incorporated.

4. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the City. The contemporary style utilizes a high-quality design that is compatible with other approved and constructed residential projects within the City.

5. The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City.

6. Project landscaping, including, but not limited to, the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code.

The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture and provide adequate relief and screening from Washington Street and Avenue 50.

WHEREAS, the La Paloma Specific Plan (SP 2004-071) was adopted on December 7, 2004, and amended on July 19, 2011, and is the effective Specific Plan for the site. The proposed La Quinta Village Apartments Specific Plan (SP2022-0001), upon the date it becomes effective, shall repeal and replace SP 2004-071 and its amendment; and 342 CLICK HERE to Return to Agenda
City Council Resolution 2023-XXX
General Plan Amendment 2022-0002; Specific Plan 2022-0001 (SP 2004-071, Amendment 2); Site Development Permit 2022-0001 Project: La Quinta Village Apartments
Adopted: August 1, 2023

WHEREAS, prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City’s update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0001. This approval by HCD must include certification of the City’s Housing Element after adding “Site 6”, as noted in Exhibit A, to the inventory of sites within the City to accommodate the City’s share of very low- and low-income units per the City’s RHNA.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows:

SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case.

SECTION 2. That the above project is determined to be consistent with the Mitigated Negative Declaration prepared for the project (EA 2022-0001).

SECTION 3. That it does hereby approve General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment 2), and Site Development Permit 2022-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibits B, D, E].

PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta City Council, held on August 1, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________
LINDA EVANS, Mayor
City of La Quinta, California
343 CLICK HERE to Return to Agenda
City Council Resolution 2023-XXX
General Plan Amendment 2022-0002; Specific Plan 2022-0001 (SP 2004-071, Amendment 2); Site Development Permit 2022-0001 Project: La Quinta Village Apartments
Adopted: August 1, 2023

ATTEST:
_________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
___________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
344 CLICK HERE to Return to Agenda
1 HOUSING

PURPOSE
The Housing Element ofthe La Quinta General Plan establishes the City’s policy relative to the maintenance and development of housing to meet the needs of existing and future residents. Jurisdictions within the Southern California Association of Governments (SCAG) region must complete the statutory housing element update for a planning period that extends from 2022 to 2029.

The 2022 Regional Housing Needs Assessment (RHNA) proposes that La Quinta provide the regulatory framework to facilitate the development of new housing units potentially affordable to a range of income levels.

The City’s RHNA is 1,530 units for the 2022–2029 planning period. The RHNA includes housing planning goals for very low, low, moderate, and above moderate income households.

The City’s RHNA by affordability level is 420 units of housing affordable to very low income households, 269 affordable for low income households, 297 affordable for moderate income households, and 544 above moderate income units. The Housing Element demonstrates the land resources, financial resources, market trends, and governmental efforts that have the potential to facilitate and encourage housing development and rehabilitation to meet the RHNA.

Setting
The City of La Quinta is one of nine cities in the Coachella Valley. A world‐ renowned vacation destination, La Quinta’s population varies by season. La Quinta’s permanent population is estimated at 40,660 persons in 2020. The seasonal population exceeds 10,000, increasing the City’s population by 25% during winter months.

La Quinta households are generally wealthier than other areas of Riverside County. The median household
income of LaQuinta in 2018 was $79,889, significantly
higher than the Riverside County median
household income of $63,948.

RESOLUTION NO. 2023-XXX, EXHIBIT A
ADOPTED: AUGUST 1, 2023
345 CLICK HERE to Return to Agenda
2 This income trend is related to the types of new housing available in La Quinta. La Quinta is home to many master planned communities.

Although the number of multifamily units in the City increased by more than 30% from 2012 to 2019, multifamily units continue to represent less than 7 percent of the total housing stock.

Housing Resources
California housing element law allows local governments to obtain credit toward their RHNA housing goals in three ways: constructed and approved units, vacant and underutilized land, and the preservation of existing affordable housing.

Moderate income households are able to afford some new and fairly new rental and for sale units. Very Low and Low income households, however, will continue to require subsidized affordable housing.

Housing Plan
The housing element sets forth a comprehensive housing plan consisting of goals, policies, and programs to address existing and projected housing needs. The detailed programs provided are designed to identify sites to exceed the RHNA, assist the development of affordable housing, remove governmental constraints to housing, preserve the existing housing stock, provide equal housing opportunities, and promote energy and water conservation in residential uses.

Quantified Objectives
The goals, policies, and programs will guide housing‐related decision making and facilitate attainment of the 2022–2029 RHNA housing targets. As shown in Table II‐1, future units both planned and to be planned, make up the bulk of new construction counted toward the RHNA.

Each jurisdiction must establish quantified objectives by income category to prepare to meet or exceed the RHNA for the 2022‐2029 planning period. The City of La Quinta’s quantified objectives are based on constructed and approved units and land resources for new housing and programs created to address other existing and projected housing needs.

Achieving the City of La Quinta’s quantified objectives will rely on third party financing. The City will continue to participate in the development of affordable housing with private party partners. Please see the Housing Resources section.
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3 Table II‐1
Quantified Objectives 2022–2029
Type of Housing
Extremely
Low
Very
Low Low Moderate
Above
Moderate Total
New Construction
New Units 210 210 269 297 544 1,530
Rehabilitation/Conservation
Residential
Rehabilitation
10 15 30 35 90
Conservation
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4 INTRODUCTION
Purpose
The Housing Element of the La Quinta Plan establishes the City’s policy relative to the maintenance and development of housing to meet the needs of existing and future residents. These policies will guide City decision making and set forth a housing action program through 2029.

These commitments are an expression of the City’s desire to facilitate adequate housing for every La Quinta resident. The City’s housing policy is consistent with the statewide housing goal of “attainment of decent housing and a suitable living environment for every California Family.” The purpose of the Element is to establish official policy which:
 Identifies existing and projected housing needs, and inventories resources and constraints that are relevant to meeting these needs.

The assessment and inventory include:

Community Profile
Housing Profile
Land Resource Inventory
Governmental and Nongovernmental Constraints Analysis
Analysis of Special Needs Housing
Identification of Assisted Units “At Risk” of Conversion  Identifies the community’s goals, objectives, and policies relative to the preservation, improvement, and development of housing.  Sets forth a schedule of actions (programs) the City is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element.

The Housing Element has been designed to address key housing issues in the City. These issues include appropriate housing types to meet the needs of all segments of the community while maintaining a low density character, provision of affordable housing for special needs groups in the community, and the maintenance of the existing housing stock.

Consistency with State Planning Law
California Government Code requires that every City and County prepare a Housing Element as part of its General Plan. In addition, State law contains specific requirements for the preparation and content of Housing Elements. Sections 65580 to 65589.8 of the California Government Code contain the legislative mandate for the housing 348 CLICK HERE to Return to Agenda
5 element. State law requires that the City’s Housing Element consist of “identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financialresources, and scheduled programsforthe preservation, improvement and development of housing.”
State law also requires that the City evaluate its housing element approximately every eight years to determine its effectiveness in achieving City and statewide housing goals and objectives, and to adopt an updated Element that reflects the results of this evaluation.

State law is very specific about the content of the Housing Element and makes it clear that the provision of affordable housing is the responsibility of all local governments. The City is expected to contribute toward regional housing needs and to contribute to the attainment of state housing goals.

The most recent updates to Housing Element law occurred in 2017, when a series of bills were passed into law to address the State’s determination that California was experiencing a State‐wide housing crisis. The laws passed in 2017 addressed a wide range of housing‐related issues, including Housing Elements, which are summarized below.  SB 2 established a recordation fee for real estate documentation which would fund planning grants for affordable housing and affordable housing projects.
 SB 3 placed a $4 billion general obligation bond on the November 2018 ballot to fund affordable housing, farmworker housing, transit‐ oriented development, infill infrastructure and home ownership.  SB 35 mandated a streamlined approval process for infill affordable housing projects in communities that have not, according to the Department of Housing and Community Development (HCD) met their affordable housing allocation (RHNA).
 AB 72 allowed HCD to find a housing element out of compliance with State law, and to refer the non‐compliant element to the State Attorney General for action at any time during a Housing Element planning period.
 AB 73 provided State‐funded financial incentives for local jurisdictions which choose to create a streamlined zoning overlay for certain affordable housing projects.
 SB 166 required that development proposals on local jurisdictions’ sites inventory cannot be reduced in density withoutfindings, and/or the identification of additional sites to result in ‘no net loss’ of affordable housing units in the sites inventory.
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6  SB 540 provided State funding for the planning and implementation of workforce housing opportunity zones for very low, low and moderate income households.
 AB 571 modified the farmworker tax credit program to allow HCD to advance funds to migrant housing center operators at the beginning of each planting season, and allowed migrant housing to remain open for up to 275 days annually.
 AB 678 amended the Housing Accountability Act to limit a local jurisdiction’s ability to deny low and moderate income housing projects by increasing the required documentation and raising the standard of proof required of a local jurisdiction.
 AB 686 (approved in 2018) required a public agency to administer its programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing.  AB 879 amended the annual reporting requirements of local jurisdictions to HCD regarding proposed projects, including processing times, number of project applications and approvals, and required approval processes.
 AB 1397 amended the requirements of adequate sites analysis to assure that sites are not only suitable, but also available, by requiring additional information in site inventories.
 AB 1505 allowed local jurisdictions to adopt local ordinances that require affordable housing units on‐  or off‐site when approving residential projects.
 AB 1515 established a ‘reasonable person’ standard to consistency of affordable housing projects and emergency shelters with local policies and standards.
 AB 1521 placed restrictions on the owners of affordable housing projects when terminating or selling their projects.

General Plan Consistency
The goals, policies, standards, and proposals within this element relate directly to and are consistent with all other General Plan elements. The Housing Element identifies programs and resources required for the preservation, improvement, and development of housing to meet the existing and projected needs of its population.

The Housing Element is affected by development policies contained in the Land Use Element, which establishes the locations, types, intensity, and distribution of land uses throughout the City and defines the buildout land use scenario. In designating total acreage and density of residential development, the Land Use Element places an upper limit on the number and types of housing units constructed in the City. The acreage designated for a range of commercial and office uses creates 350 CLICK HERE to Return to Agenda
7 employment opportunities for various income groups. The presence and potentialforjobs affects the current and future demand for housing at the various income levels in the City. In addition, the Land Use Element has been updated in accordance with Senate Bill 244. There are no disadvantaged unincorporated communities in the City’s Sphere of Influence.

The Circulation Element also affects implementation of the Housing Element. The Circulation Element establishes policies for providing essential streets and roadways to all housing that is developed. The policies contained in the other elements of the General Plan affect the quality of life of the citizens of the City through the control of the amount and variety of open space and recreation areas, acceptable noise levels in residential areas, and programs to provide for the safety of residents.

The Housing Element utilizes the most current data available. Data sources include the U.S. Census, American Community Survey, California Department of Finance (DOF), Comprehensive Housing Affordability Strategy, Southern California Association of Governments (SCAG), Riverside County, and various City documents and resources, among others.

Scope and Content
The Housing Element is organized in the following manner:
 Introduction: A statement of the purpose of the Housing Element and statutory requirements, a statement of the relationship between the Housing Element and other General Plan elements, the scope, content and organization of the Element, and a summary of the public participation process.
 Evaluation of Past Element: A summary of the achievements and an evaluation of the effectiveness of the past Housing Element.  Housing Vision Statement: A statement describing the future vision of housing in La Quinta as developed by the citizens and elected officials of the City. The policies in the Housing Element are designed to bring this vision to fruition.
 Community Profile and Housing Profile: A discussion of the characteristics of the population, households, and housing stock in La Quinta, including growth and affordability trends.
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8  Fair Housing: A discussion of the City’s commitment to and implementation of federal and state fair housing laws, as well as identified issues, concerns, and strategies.
 Housing Needs: An analysis of groups in the City that may have special housing needs, the implications of the affordability of housing stock in relation to household income, and projected housing needs.  Housing Constraints: A discussion of governmental and nongovernmental constraints to the development of housing and opportunities for energy conservation in residential planning, design, construction, and rehabilitation.
 Housing Resources: An inventory of constructed and approved units, land available for residential development, and underutilized sites available for residential redevelopment, and an analysis of the ability of these projects and sites to meet the Regional Housing Needs Assessment (RHNA).
 Preservation of At Risk Units: A description of any assisted, affordable multifamily units that are eligible to convert to market rate within 10 years of the planning period.
 Goals, Policies, and Programs: A description of housing goals, policies, and programs responsive to the City’s current and projected housing needs. Also included is a summary of the City’s quantified objectives for new residential construction, rehabilitation, and financial assistance during the planning period.

EFFECTIVENESS OF THE 2014‐2021 HOUSING

ELEMENT
To develop appropriate programs to address the housing issues identified in this Housing Element Update, the City of La Quinta has reviewed the effectiveness of the housing programs adopted in the 2014‐2021 Housing Element.

The State of California requires an assessment of the previous housing program to identify areas of accomplishment as well as areas in which improvement could occur following the implementation of new or modified programs.

The following section reviews the progress in implementation of the programs, the effectiveness of the Element, and the continued appropriateness of the identified programs. Analysis of the past element is quantified where such information is available. 352 CLICK HERE to Return to Agenda
9 As described in the evaluation of Policies and Programs below, the City continued to assist households with special needs, including seniors, disabled residents and persons experiencing homelessness (see evaluation of Policies 5.3, 5.4 and 5.5; and Programs 4.4.b, 5.5.a, and

5.5.b below). These programs resulted in benefits to these special needs populations, including the furtherance of programs by housing homeless residents at the Coral Mountain apartments; through CVAG’s regional housing efforts for Coachella Valley homeless persons; and by the major rehabilitation and new units provided for seniors and disabled seniors at the Washington Street apartments. The policies and programs were very effective in assisting special needs populations.

The results of the analysis provided the basis for developing the comprehensive housing strategy for the 2022‐2029 planning period.

Adequate Sites for Housing
GOAL H‐1
Provide housing opportunities that meet the diverse needs of the City’s existing and projected population.
 Policy H‐1.1
Identify adequate sites to accommodate a range of product types, densities, and prices to address the housing needs of all household types, lifestyles, and income levels.

Program 1.1.a: To address the City’s RHNA allocation for extremely low income households, 26 of the 68 new units at the Washington Street Apartments will be designated for extremely low income households. The additional 19 units identified in the RHNA will be given priority either at Washington Street Apartments, or at projects on sites identified in the Vacant Land Inventory (Table II‐ 50).
 Objective: Encourage the provision of 45 extremely low income units in new projects during the planning period.  Timing: 2015 for 26 units, 2015‐2021 as projects are
constructed for 19 units
 Funding Source: Private Funding, Tax Credit Financing, Other sources as identified
 Responsible Agency: Planning Department
 Evaluation:
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10  Renovation and expansion of Washington Street Apartments was completed in November 2019, resulting in the
rehabilitation of existing 72 units and construction of 68 new units, for a total of 140 units. Twenty‐four (24) of the 68 new units were designated for extremely low income households.

The additional 19 units identified in the RHNA were not constructed. The program will be modified to address the 2022‐2029 RHNA allocation.
 Policy H‐1.2
Focus housing growth within existing City boundaries until it is necessary to pursue annexation or development in planning areas for affordable housing.

Evaluation:

No annexations were needed for the construction of affordable housing during the 2014‐2021 planning period. The Affordable Housing Overlay (AHO) continues to offer increased opportunities for affordable housing development by allowing it at higher densities within all commercial zones and several residential sites. This policy was successful and will be extended into the 2022‐2029 planning period.
 Policy H‐1.3
Direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available.
 Evaluation:
 The City continued to look at projects for affordable housing on infill sites and in areas where transit and employment were readily available. Coral Mountain Apartments and
Washington Street Apartments were both planned on such
sites and their construction has been completed.
 In 2016,the City introduced the mixed use (MU) overlay in the zoning code (La Quinta Municipal Code Chapter 9.140) to facilitate the development of mixed use projects that include both multifamily residential and commercial components in a cohesively designed and constructed manner. Mixed use
projects will locate residents in proximity to services, employment, and transportation hubs and provide
interconnected multi‐purpose paths for alternative modes of transportation. Mixed use projects can claim incentives, including reduced parking requirements, reduced plan check and inspection fees, and density bonuses. The policy will be extended into the 2022‐2029 planning period.
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11 Assist in the Development of Affordable Housing
GOAL H‐2
Assist in the creation and provision of resources to support housing for lower and moderate income households.
 Policy H‐2.1
Increase housing choices for lower and moderate income households.  Policy H‐2.2
Support public, private, and nonprofit efforts in the development of affordable housing.
 Policy H‐2.3
Pursue a variety of forms of private, local, state, and federal assistance to support development of affordable housing.

Program H‐2.3.a: Collaborative Partnerships
The City shall meet with parties interested in affordable housing development to discuss types of incentives available and requirements for obtaining assistance, discuss appropriate sites for affordable housing, and foster professional collaboration between the City and affordable housing stakeholders.
 Objective: Continue to collaborate with nonprofits and the development community to  develop affordable housing.
 Timing: Project‐by‐project basis, by request, or on an annual basis.
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

The City Manager’s office supports affordable housing efforts and coordinatesregularly with affordable housing partnerssuch as Liftto Rise.

The City will continue to assist affordable housing developers in securing third party financing. During the 2014‐2021 planning period, Coral Mountain Apartments was completed with Desert Cities Development.

This program was successful and will be extended into the 2022‐2029 planning period.

Program H‐2.3.b: Affordable Housing Renter‐to‐Owner Transition Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private developers and investors that agree to set 355 CLICK HERE to Return to Agenda
12 aside all or a portion of their units for low income households.

LIHTC projects can transition from rental to ownership units. The units must remain rentals for 15 years, at which time some projects convert to ownership units. Typically a portion or all of the rent paid for the 5 years prior to the conversion is put toward the purchase of the unit. This enables lower income households to invest in the property in which they have been living and benefit from its appreciation.

Existing stalled condominium and townhome projects are prime opportunities for low income tax credits to be used for renter‐to‐ owner programs.
 Objective: Investigate the use of LIHTCs to finance affordable single‐family attached rental development that can transition, after 15 years, into moderate income ownership housing.  Timing: Complete study by end of fiscal 2015
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

Investigation into the use of LIHTCs to finance affordable single‐family attached rental development was not completed. However, it is still considered important. This program will continue into the 2022‐2029 planning period.

Program H‐2.3.c: Affordable Housing Renter‐to‐Owner Transition There are many resources that the City, nonprofits, or for‐profit developers may utilize to subsidize the construction and maintenance of affordable housing. Some of the most
prominent resources are described below.
 Objective: Advertise other financial resources through the affordable housing page of the City’s website, apply for grants and competitive loans, and form partnerships with the development community to obtain additional financial
resources.
 Timing: Update website with funding information and
partnership opportunities every six months or earlier if appropriate.
 Funding Source: General Fund
 Responsible Agency: Community Development Department
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13 Low Income Tax Credits
Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private developers and investors that agree to set aside all or a portion of their units for low income households. A minimum of 20 percent of the units must be affordable to low income households and 40 percent of the units must be affordable to moderate income households.

Community Reinvestment Act
The Community Reinvestment Act provides favorable financing to affordable housing developers. The Redevelopment Agency, development community, and local, regional, and national banks are encouraged to work together to meet their obligations pursuant to the Community Reinvestment Act.

California Housing Finance Agency Program
The California Housing Finance Agency (CHFA) has three single‐ family programs for primarily moderate and middle income homebuyers: the Home Ownership Assistance Program and the Affordable Housing Partnership Program. Each provides
permanent mortgage financing for first‐time homebuyers at below‐market interest rates.

HOME Funds
HOME is the largest Federal block grant distributed to state and local governments for the creation of lower income housing.

Cities apply when Notices of Funding Availability are issued.

Neighborhood Stabilization Program
HUD’s Neighborhood Stabilization Program makes emergency assistance grants available to local governments for the acquisition, redevelopment, and renting or resale of foreclosed properties at‐risk of abandonment.

Riverside County First‐Time Homebuyers Program
Continue participation in the Riverside County First‐Time Homebuyers Program forlow and moderate income households.

Mortgage Credit Certificate
The Riverside County Mortgage Credit Certificate Program is designed to assist low and moderate income first time
homebuyers. Under the Mortgage Credit Certificate Program, first‐time homebuyers receive a tax credit based on a percentage of the interest paid on their mortgage. This tax credit allows the buyer to qualify more easily for home loans, as it increases the 357 CLICK HERE to Return to Agenda
14 effective income of the buyer. Under federal legislation, 20 percent of the funds must be set aside for buyers with incomes between 75 and 80 percent of the county median income.

Finance Agency Lease‐Purchase Program
Riverside/San Bernardino County Housing Finance Agency Lease Purchase Program provides down payment assistance and closing costs for eligible households up to 140 percent of the area median income.

Housing Choice Voucher (formerly Section 8) Referrals
Housing Choice Vouchers allow lower income households to use rental subsidies anywhere in the County, including La Quinta.

Evaluation:

Information about financial resources and partnership opportunities available for subsidizing the construction and maintenance of affordable housing was not provided on the City’s website. However, it continues to be a priority, and City staff plans to accomplish this task by 2022. This program will be extended into the 2022‐2029 planning period.

Program H‐2.3.d: Sweat Equity and Shared Equity
Sweat equity and shared equity programs provide lower and moderate income households with ownership assistance. Sweat equity refers to the exchange of time and effort, usually in the form of construction activities, for an affordable ownership opportunity.
 Objective: Continue to work with organizations that offer sweat and shared equity housing programs to lower and
moderate income households in La Quinta.
 Timing: Meet with organizations annually or more frequently (if requested or advantageous) to identify opportunities for coordinated efforts or potential housing projects.
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

The City has worked with both Habitat for Humanity and the Coachella Valley Housing Coalition in the development of sweat equity homes in the past. However, no units were builtin collaboration with the City during the 2014‐2021 planning period. This program has been successful in the past and will be extended into the 2022‐2029 planning period. 358 CLICK HERE to Return to Agenda
15 Removal of Governmental Constraints to Housing
GOAL H‐3
Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents.
 Policy H‐3.1
Remove unnecessary regulatory constraints to enable the construction or rehabilitation of housing that meets the needs of La Quinta residents, including lower income and special needs residents.

Evaluation:

In 2017, the City adopted Ordinance No. 561 to amend Municipal Code Section 9.60.090 (previously “Second Residential Units”) to establish development standards and criteria for Accessory Dwelling Units (ADUs).

Under these amendments, ADUs are permitted as accessory uses in all residential zones and qualifying units can receive allowances for parking requirement exemptions and utility connection exemptions. The amendments reduce regulatory constraints associated with ADU development and expand housing opportunities for lower‐income residents.

The City will continue to monitor all municipal code requirementsto assure that they do not impose a constraint on the development of affordable housing.  This policy will be extended into the 2022‐2029 planning period.  Policy H‐3.2
Coordinate the development of affordable housing with the provision of key utilities to ensure prompt and adequate service.

Evaluation:

All new project development plans are provided to the utility providersfor review and comment on a case‐by‐case basis. The City coordinates with utility providers to assure that adequate utilities are in place and operational to serve the needs of residents. This policy is ongoing and will be extended into the 2022‐2029 planning period.
 Policy H‐3.3
Incentivize the development of affordable housing to facilitate the development of housing for the City’s lower and moderate income households.
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16 Evaluation:

In 2016, the City introduced the mixed use (MU) overlay in the zoning code (La Quinta Municipal Code Chapter 9.140) to facilitate the development of mixed use projects that include both multifamily residential and commercial components. The City also amended and completed Affordable Housing Overlay (AHO) regulations and district boundaries in ordinances passed in 2016 and 2019. This program will be extended into the 2022‐2029 planning period.

Program H‐3.3.a: Priority Water and Sewer Service
In compliance with state law, the Coachella Valley Water District (CVWD) must create procedures to provide priority water and sewer service to lower income residential project. The law also prohibits the denial or conditioning the approval of service without adequate findings, and requires future water
management plans to identify projected water use for lower income residential development.
 Objective: Route the adopted Housing Element to the CVWD and notify them of changes and future updates to the
Housing Element.
 Timing: Upon Housing Element adoption
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

CVWD is responsible for compliance with state law. The City will provide the adopted Housing Elementto CVWD, notify them of changes and future updates, and continue to coordinate with them in the processing of applications in a timely manner. This program will be extended into the 2022‐2029 planning period.

Program H‐3.3.b: Reduced Parking Standards
There are several potential opportunities to reduce parking standards for special types of development in La Quinta. While the City already has special parking standards for multifamily senior housing, there is potential to further reduce those requirements, particularly forlower and moderate income senior housing.

The compact, mixed‐use character of the Village area may also foster opportunities for parking reductions or joint‐use opportunities. Lower and moderate income households may own fewer vehicles than above moderate income households, 360 CLICK HERE to Return to Agenda
17 and be more inclined to walk or use public transportation.

Incentives such as reduced parking requirements could be offered for affordable housing developments.
 Objective: Study the potential impacts of adopting reduced parking requirements or shared parking standards for senior housing and housing in the Village, particularly for projects serving lower and moderate income households.
 Timing: Zoning Ordinance Update 2014
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

The City updated Incentive Based Parking Adjustments (Zoning Code Section 9.150.050) in 2017 which allows a reduction in parking spaces of up to fifteen percent, subject to approval by the Planning Commission.

Section 9.150.050.B addresses opportunities for parking reductions in the Village Build‐Out Plan Area, including potential reductions of fifty percent and other variations subject to approval by the director. The program is complete and will not be extended into the 2022‐2029 planning period.

Program H‐3.3.c: Encourage Lot Consolidation
Several small lots in the Village Commercial would have improved development potential through lot consolidation. The City will study, identify, and adopt regulatory incentives to encourage and facilitate lot consolidation. Potential incentives include fee deferral or reductions, parking requirement reduction, and relief from various other development standards that could potentially increase the cost of the project.
 Objective: Identify opportunities and adopt incentives for lot consolidation in the Village Commercial zone
 Timing: July 1, 2015
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

The City completed the La Quinta Village Build‐Out Plan and EIR in 2017.

Ordinance No. 553 amended several chapters ofthe Municipal Code related to development standards for the Plan area; development standards are provided in Section 9.70.110. Projects in the Plan area are encouraged to implement the standards and incentives of Section 9.140.090, the mixed use overlay, which encourages development on lot assemblages or lots greater than one acre. Per Section 9.140.090.F, mixed use development can benefit from density bonuses, modified parking requirements, 361 CLICK HERE to Return to Agenda
18 expedited permit processing, and fee reductions. Parking requirement reductions and variations in the Village Build‐Out Plan area are addressed in Section 9.150.050.B. Although the regulatory portion of this program is complete, the need for lot consolidation in the Village remains, and the program will be modified to address this.

GOAL H‐4
Conserve and improve the quality of existing La Quinta neighborhoods and individual properties.
 Policy H‐4.1
Protect the quality of La Quinta’s neighborhoods through the rehabilitation of both affordable and market‐rate homes.

Evaluation:

The rehabilitation of both affordable and market‐rate homesis an ongoing process supported by the City. The rehabilitation of 72 existing units at Washington Street Apartments, an affordable housing project, was completed in 2019. This policy will be extended into the 2022‐2029 planning period.
 Policy H‐4.2
Promote financial and technical assistance to lower and moderate income households for housing maintenance and improvements.

Evaluation:

The City continues to support Riverside County and other third‐party programs to fill this need. The City provides information on the HERO financing program for energy efficiency home improvements. City staff will conduct research on technical assistance available by agencies, including County assistance programs, and direct households to these programs when appropriate. This policy will be extended into the 2022‐ 2029 planning period.
 Policy H‐4.3
Encourage the retention and rehabilitation of existing single‐family neighborhoods and mobile home parks that are economically and physically sound.
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19  Policy H‐4.4
Enhance neighborhoods that presently provide affordable housing with drainage, lighting and landscape amenities, and parks and recreation areas.

Program H‐4.4.a: Housing Condition Monitoring
To better understand the City’s housing needs the quality and condition of the housing stock must be inventoried on a regular basis. The inventory should focus on older neighborhoods, such as those south of Calle Tampico, west of Washington Street, and north of Highway 111.
 Objective: Maintain an inventory of housing conditions (updated approximately every five years) to enable the City to properly target Code Compliance and rehabilitation
resources.
 Timing: Complete by June 30, 2014
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

There was no activity during the 2014‐2021 planning period. City staff will conduct a housing condition survey in the 2022‐2023 Fiscal Year. This program will be extended into the 2022‐2029 planning period.

Program H‐4.4.b: County of Riverside Senior Residential Rehabilitation The Minor Senior Home Repair program allocates grants up to $250 per yearforlowerincome seniors for minor housing repairs, such as painting doors or trim, or repairing a window. The Enhanced Senior Home Repair Program provides major
rehabilitation and repair for low income seniors, providing a one‐ time grant for repairs to homes owned and occupied by seniors and/or persons with disabilities. The maximum level of assistance for this program is $3,000 per year.
 Objective: Continue to refer code violators and interested parties to the County of Riverside Minor and Enhanced Senior Home Repair programs and other local resources. Assist
homeowners in completing applications as necessary.
 Timing: Throughout planning period, on a case‐by‐case basis  Funding Source: General Fund
 Responsible Agency: Community Development Department
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20 Evaluation:

The City does not operate its own senior home repair program; however, the City Manager’s office coordinates with lower income households and refers them to the Riverside County Economic Development Agency, as appropriate. This program is an ongoing effort and will be extended into the 2022‐2029 planning period.

Program H‐4.4.c: County of Riverside Home Repair Grant
The County of Riverside Economic Development Agency Home Repair Program provides lower income households with up to $6,000 for home repairs such as a new roof, new air‐conditioner, or a handicap ramp. As a jurisdiction in Riverside County, lower income La Quinta households are eligible for this grant.  Objective: Refer code violators and interested parties to the County of Riverside for home repair grants.
 Timing: Throughout planning period, on a case‐by‐case basis  Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

To the extent that these County programs have been funded, the City has referred homeowners to the appropriate County staff. This effort is ongoing and the program will be extended into the 2022‐2029 planning period.

Program H‐4.4.d: Rehabilitation Resources List
Lower and moderate income homeowners may need assistance in affording important home repairs and improvements. The City can assist these households by compiling and sharing a listing of local, state, and federal programs offering rehabilitation assistance.
 Objective: Provide a rehabilitation resources list on the affordable housing and code compliance pages of the City’s website. Use the list, in online or printed form, as a reference for code violators.
 Timing: Create list by June 30, 2014
 Funding Source: General Fund
 Responsible Agency: Community Development Department
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21 Evaluation:

City staff has not prepared a list of rehabilitation resources for home repairs and improvements; however, such an effort is still considered important. This program will be extended into the 2022‐2029 planning period.

Equal Housing Opportunity
GOAL H‐5
Provide equal housing opportunities for all persons.
 Policy 5.1
Provide the regulatory framework to create an environment in which housing opportunities are equal.

Evaluation:

The City complies with all housing laws regarding equal housing opportunities, including updates on accessory dwelling units (ADUs) in 2017 and again in 2020/2021. The City regularly reviews and amends its Municipal Code to assure that all aspects of it comply with the law. This policy is ongoing and will be extended into the 2022‐2029 planning period.  Policy 5.2
Encourage and support the enforcement of laws and regulations prohibiting discrimination in lending practices and in the sale or rental of housing.

Evaluation:

The City complies with all housing laws and distributes fair housing information. The City monitors housing complaints and refers all complaints to the Riverside County Fair Housing Council, which has jurisdiction over such matters. This policy is ongoing and will be extended into the 2022‐2029 planning period.
 Policy 5.3
Encourage support services for the Coachella Valley’s senior and homeless populations through referrals and collaborative efforts with non‐profits and other jurisdictions.

Evaluation:

The City provides funding to and participates in CVAG's homelessness programs and providesfinancial assistance to Martha’s Village and Kitchen and Coachella Valley Rescue Mission for homeless prevention services, in 365 CLICK HERE to Return to Agenda
22 addition to providing bus passes for homeless people and collaborating with non‐profits to provide rapid rehousing and other services. This policy involves ongoing efforts and will be extended into the 2022‐2029 planning period.
 Policy 5.4
Assistin the creation of a continuum of care forthe homeless population and those transitioning into permanent housing.

Evaluation:

The City provides ongoing support for the CVAG Homeless Committee and participation in CVAG's homelessness programs. In the 2014‐2021 planning period, the City housed five homeless families in Coral Mountain apartments through the Homeless Prevention Program. This program will be extended into the 2022‐2029 planning period.
 Policy 5.5
Improve quality of life for disabled persons by facilitating relief from regulatory requirements that may create barriers to accessible housing and promoting universal design.

Evaluation:

During the 2014‐2021 planning period,the City further amended the Zoning Code Section 9.60.320 to refine procedures for requesting, submittal, and review of applications for reasonable accommodation. The City continues to facilitate development of accessible housing for all its residents. This program is ongoing and will be extended into the 2022‐2029 planning period.

Program H‐5.5.a: Regional Facilities for the Homeless
Continue to support and collaborate with the Coachella Valley Association of Governments Homelessness Committee efforts to maintain a regional homeless facility that provides housing as well as supportive services. Continue to contribute, if funds allow, $250,000 annually to CVAG’s efforts to provide housing and support services across the Coachella Valley.
 Timing: City staff will continue to collaborate with CVAG throughout the planning.
 Funding Source: General Fund
 Responsible Agency: Community Development Department
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23 Evaluation:

The City participated in and collaborated with CVAG's Homelessness Committee to provide supportive programs for homeless people in the Coachella Valley. After the closure of Roy’s Desert Resource Center in 2017, CVAG contracted with a non‐profit to operate its Coachella Valley Housing First program and initiated the CVHEART program to coordinate and expand regional homelessness efforts. The City worked with homeless shelters and re‐housing programs directly and through CVAG. Continuing support of these programs will be extended into the 2022‐2029 planning period.

Program H‐5.5.b: Transitional Housing and Permanent Supportive Housing
Transitional housing typically accommodates homeless people for up to two years as they stabilize their lives and does not meet emergency needs. Transitional housing includes training and services that are vital for rehabilitating and enriching the lives of the formerly homeless. Transitional housing facilities provide families and individuals with a safe place within which to rebuild their lives and prepare for independence. Permanent supportive housing is affordable housing with on‐ or off‐site services that help a person maintain a stable, housed, life.
 Objective: The Zoning Ordinance shall allow transitional and supportive housing as a residential use in all zones which allow for residential development, and subject only to those restrictions that apply to similar residential uses (single or multi‐family units) ofthe same type in the same zone, and will not be subject to any restrictions not imposed on similar dwellings, including occupancy limits.
 Timing: Coordinate with 2009/2011 General Plan Update  Funding Source: General Fund
 Responsible Agency: Planning Department
Evaluation:

Several zoning ordinance amendments were completed in the 2014‐2021 planning period. The amendments define homeless shelters and transitional shelters; allow transitional and supportive housing with a conditional use permit in the Medium Density, Medium‐High Density, and High Density Residential zones; and allow transitional shelters with a conditional use permit within Regional Commercial and Major Community Facilities zones. Emergency shelters are allowed in all commercial zones.

This program was completed and will not be extended into the 2022‐2029 planning period.
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24 Program H‐5.5.c: Fair Housing Referrals
Fair housing organizations provide dispute resolution and legal assistance to tenants and landlords in conflict. Such services are particularly important for lower and moderate income
households unable to afford counsel.
 Objective: Continue to refer tenants and landlords to the Fair Housing Council of Riverside County. Provide information on fair housing resources on the City’s website and at City Hall.

Identify and coordinate with local nonprofits, service
organizations and community groups that can assist in
distributing fair housing information.
 Timing: Referral service as needed. Information to be placed on website and local groups identified by January 2014
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

City staff referred residents to the County Fair Housing Council as needed.

The City website provides information on the Fair Housing Council of Riverside County (FHCRC) and how to contact the FHCRC. This program is ongoing and will be extended into the 2022‐2029 planning period.

Program H‐5.5.d: Directory of Services
While numerous services are available to special needs and lower income households, it can be difficult to readily have access to these resources. A directory provides the contact information necessary to seek housing assistance.
 Objective: Develop an online directory of services and information to provide La Quinta residents with contact information for community organizations and service
providers that address special needs.
 Timing: Update website by March 2014
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

The City website includes directories of affordable rental and ownership housing developments, as well as information about senior home purchase loan programs, personal finance resources, and other housing resources. City housing staff will continue to add additional information as needed.  This program involves ongoing efforts and will be extended into the 2022‐2029 planning period.
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25 Energy and Water Conservation
GOAL H‐6.1
Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials.
 Policy H‐6.1
Promote higher density and compact developments that increase energy efficiency and reduce land consumption.

Evaluation:

The zoning ordinance was amended in 2017 to include standardsfor mixed use and planned unit development (PUD). The purpose of the PUD is to allow flexibility in the design of residential projects, and encourage the development of creative, high‐quality residential projects that provide attractive living environments in a setting that is different from standard single family home development. The City also continues to promote energy efficiency through rebate programs provided by utility companies and other agencies.  This policy is ongoing and will be extended into the 2022‐2029 planning period.
 Policy H‐6.2
Facilitate housing development and rehabilitation that conserves natural resources and minimizes greenhouse gas emissions.

Evaluation:

New and renovated units at Washington Street Apartments were completed in 2019 and built to meet or exceed the most recent energy efficient building standards. Energy‐conserving materials and systems include faucet flow restrictors, Energy Star‐rated appliances and roofs, dual‐glazed windows, and vented kitchen range hoods. The City website provides information about numerous home energy efficiency products, programs, and services, including financial assistance and residential rebate programs, that help homeowners conserve natural resources and reduce greenhouse gas emissions.   This policy is ongoing and will be extended into the 2022‐2029 planning period.
 Policy H‐6.3
Encourage and enforce green building regulations or incentives that do not serve as constraints to the development or rehabilitation of housing.
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26 Evaluation:

The City adopts and enforces the California Building Code (CBC) and California Green Building Standards Code per State requirements. The 2019 CBC updatesinclude solar and green building requirements. This policy will be extended into the 2022‐2029 planning period.
 Policy H‐6.4
Focus sustainability efforts on measures and techniques that also assist the occupant in reducing energy costs; therefore reducing housing costs.

Evaluation:

The City has supported several residential developments that incorporate sustainable efforts and help reduce the occupant’s energy costs. These properties include Coral Mountain Apartments and Washington Street Apartments for disabled seniors and veterans; both were completed during the 2014‐2021 planning period. The City continues to promote its Greenhouse Gas Reduction Plan and implement sustainability principles and measures in the General Plan. This policy will be extended into the 2022‐2029 planning period.
 Policy H‐6.5
Use and encourage emerging technologies to reduce high demands for electricity and natural gas including use of passive solar devices and where feasible other renewable energy technologies (e.g., biomass, wind, and geothermal).

Program H‐6.5.a: Green and Sustainable La Quinta Program Continue to implement the Green and Sustainable La Quinta Program.
 Objective: Implement green goals, policies, and programs that accurately represent the City’s direction in resource conservation and minimizing greenhouse gas emissions.

Implement design standards for residential and commercial structures that encourage solar protection to directly result in energy conservation.
 Timing: As projects are proposed
 Funding Source: General Fund
 Responsible Agency: Community Development Department
Evaluation:

The Green and Sustainable La Quinta Program includes providing information on the City’s website about home improvement programs, financial resources and rebates, recycling programs, water and energy 370 CLICK HERE to Return to Agenda
27 conservation measures, and other resources that facilitate resource conservation and greenhouse gas emission reductions. The City adopted and enforces the 2019 California Building Code and California Green Building Code that require design standards that encourage solar protection to directly result in energy conservation. The City also implements the policies and programs of its Greenhouse Gas Reduction Plan and General Plan. This program is ongoing and will be extended into the 2022‐2029 planning period.

Program H‐6.5.b:  Energy Conservation Partners
In working toward a sustainable La Quinta, the City and its residents will need to collaborate with utilities and service providers. Partnerships with the Coachella Valley Water District, Imperial Irrigation District, Southern California Gas, Burrtec Waste and Recycling Services, Sunline Transit District, Coachella Valley Association of Governments, Southern California
Association of Governments and other entities will be an important component of making La Quinta a more livable city.  Objective: Continue to meet with and seek insight from utilities, service providers, and other entities involved in energy conservation efforts appropriate for La Quinta.
 Timing: As part ofregular coordination meetings with utilities  Funding Source: General Fund
 Responsible Agency: City Manager’s Office/Community
Development Department
Evaluation:

The City coordinates with utility companies to promote and implement energy conservation programs in residential construction. The City website includes descriptions of and contact information for home improvement energy conservation measures and financing programs, including rebates, offered by SoCalGas, Imperial Irrigation District, CVWD, and Burrtec Waste and Recycling. Development plans and construction activities are closely coordinated with utilities during planning and operational purposes. This program is ongoing and will be extended through the 2022‐2029 planning period.

Program H‐6.5.c: Imperial Irrigation District Programs
The Imperial Irrigation District (IID) is proactive in energy savings via conservation programs, productrebates, and generaltips. An average home owner can save up to 10 percent on energy/energy bills by taking advantage of IID programs. Home owners can utilize the free “Check Me!” program, which checks the
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28 refrigerant charge and airflow of their air conditioning/heating units. IID also offers a rebate on the purchase of higher efficiency air conditioning units, high efficiency refrigerators,
programmable thermostats, and ENERGY STAR equipment. City staff has held several meetings with IID representatives to discuss opportunities for collaboration to conserve energy in La Quinta, including water management opportunities for golf courses and golf‐oriented communities.
 Objective: Maintain contact with IID to market energy efficiency programs and rebates that are most beneficial to La Quinta residents and homeowners.
 Timing: Quarterly through Desert Cities Energy Partnership meetings
 Funding Source: General Fund, IID program funds, and
potential AB 811 special assessment district funds
 Responsible Agency: City Manager’s Office/Community
Development Department
Evaluation:

The City’s Going Green website provides information on IID programs and rebates through links to their websites, including the Residential ENERGY STAR product rebate program. IID continues to offer free, in‐home residential and commercial energy audits and follow‐up lists of recommendations intended to reduce electricity consumption and costs.

The City promotes these programs through meetings with Homeowners’ Association boards and various City sponsored events to encourage La Quinta residents and businessesto sign up for energy audits and reduction programs. However, IID’s future is currently unknown; in addition to continuing to recommend IID as a conservation resource,the City will need to explore additional opportunitiesforresidentsto acquire energy savings via conservation programs, products, rebates, and general tips. This program will be modified for the 2022‐2029 planning period.

Program H‐6.5.d: Weatherization Assistance
The Federal Department of Energy’s Weatherization Assistance Program, in conjunction with state and local programs, provide low or no cost weatherization and insulation services to reduce the heating and cooling costs for low income households.  Objective: Encourage low income homeowners or renters to apply for free energy audits, home weatherization, and utility rebate programs by advertising available programs on the City’s website and at City Hall.
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29  Timing: Advertise annually as program funds are available  Funding: General Fund
 Responsible Agency: Building and Safety Department, City Manager’s Office
Evaluation:

The City website and distribution materials/flyers describe and provide contact information for Imperial Irrigation District’sfree energy auditsfor homes, home energy efficiency surveys, financing programs and tax credits, and rebates and incentive programs. The City also promotes SoCalGas’free energy and water conservation kitforresidential customers and no‐cost, energy‐saving home improvements for income‐qualified homeowners and renters. This program is successful and will be extended into the 2022‐2029 planning period. However,the focus will continue to be on local and regional, not federal, programs, which will be reflected in revisions to the program.

PUBLIC PARTICIPATION
California Government Code requires that local governments make a diligent effort to achieve public participation from all economic segments of the community in the development of the housing element. The City’s public outreach efforts focused on community and stakeholder workshops, information disseminated through the City’s website, electronic mail notifications, and public hearings. Together, this input helped the City understand and respond to the housing needs of the community. The Housing Element draft was also posted on the City’s website.

Community and Stakeholder Workshops
Workshop invitations were sent to local and regional development entities, advocacy groups, and interested parties via email. In addition, workshops were advertised on the City’s website and in email blasts to the City’s extensive resident email list. The workshops consisted of a Planning Commission presentation, two City Council updates, a Housing Commission presentation and a public workshop attended by more than 15 community members.

The comments received at these workshops included the following, which are addressed in this Housing Element:
 Concerns about how to address overpayment by both owners and renters.
 The difficulty of financing new projects, which now require two or three times as many funding sources as in the past.
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30  Concerns regarding whether short term vacation rentals are impacting the availability of housing for permanent residents.  Assuring that land inventory sites for all types of housing.  Assuring that development standards, fees and processing times reflect the needs of affordable housing projects.
 January 12, 2021 to present the process of the Update, discuss the City’s RHNA allocation and seek input from the Commission. The Commission had no questions or comments.
 Joint Planning Commission and City Council Study Session on August 3, 2021, to inform the members on the comments received by HCD, and discuss the distribution of sites. The members had several questions and comments on the need for housing, including creative housing solutions like tiny homes; the City’s ongoing efforts to provide it, and the challenges associated with funding projects.

The comments and questions led to amendments and additions to policies and programs which are included in this Element. The amendments included changes to programs to develop incentives, including fee reductions and development standard concessions for affordable housing projects, and working closely with the development community to secure funding from all available sources.

The participants’ concerns were considered in the preparation of the goals, policies and programs, including additions and changes that further commit the City to partnering with affordable housing developers in the development of projects in the future; the City’s recent actions to limit short term vacation rentals; and including inventory sites of varying sizes and locations close to services, transit, schools and job centers.

The Element was posted on the City’s website, and a public comment period provided from September 10 to 24, 2021. The public comment period was advertised through  Facebook and Instagram posts, and a Nextdoor announcement from the City, and an email blast to all those invited to the community workshops (see Appendix A).  City received no comments during the comment period.

State Review and Public Hearings
The Draft Element was submitted to the California Department of Housing and Community Development (HCD) for review and
certification. The City has received and responded to review comments from HCD to address its concerns.
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31 The Housing Element was posted on the City’s website for 30 days prior to City Council hearing. The posting was advertised on the City’s website, on its Facebook page, and individual emails sent to all of the housing advocates, developers and residents who participated in the City’s workshops (see Appendix A).

HOUSING VISION STATEMENT
A Housing Vision Statement was developed based on key housing issues and through cooperation of the citizens and elected officials of the City of La Quinta when the General Plan was adopted. It has been reviewed periodically, but remains true to the City’s goals and aspirations. The housing policies and programs included in this Housing Element are designed to bring this vision to fruition.
“The City of LaQuinta’s vision ofthe future for housing focuses on encouraging the provision of suitable housing for all City residents while maintaining and enhancing the City’s high quality of life for its residents.

Through its housing programs, the City will facilitate the maintenance and improvement of its existing housing stock resources, and encourage the production of a variety of new housing to meet residents’ needs, while preserving the overall character of the City.”

COMMUNITY PROFILE
The housing needs of the City are determined by characteristics of the population (age, household size, employment, and ethnicity) and the characteristics of housing available to that population (i.e., number of units, tenure, size, cost, etc.). This section explores the characteristics of the existing and projected population and housing stock in order to identify potentially unmet housing needs in La Quinta. This information provides direction in updating the City’s Housing Element goals, policies, and programs. The demographics used in this section are derived from US Census data for 2000 and 2010; US Census American Community Survey (ACS) 3 and 5 year estimates data, California Department of Finance, and the City of La Quinta.

Population
The City of La Quinta is one of nine cities in the Coachella Valley subregion of Riverside County. The Coachella Valley includes the cities of Cathedral City, Coachella, Desert Hot Springs, Indian Wells, lndio, La 375 CLICK HERE to Return to Agenda
32 Quinta, Palm Desert, Palm Springs, and Rancho Mirage, as well as large areas of unincorporated Riverside County.

La Quinta ranks high in population growth among California’s 482 cities.

During the 1990s, the population of La Quinta grew by 111.3 percent, making itthe fastest growing city in the Coachella Valley atthe time. The number of residents in the City increased from 11,215 to 37,467 between 1990 and 2010.  The population further increased to 40,704 by 2018, a smaller increase of 8.6 percent compared to the previous two decades.

The absolute increase in population for cities in the Coachella Valley provides another perspective for analysis when size is taken into consideration. For example, Indio grew by the greatest number of people from 2010 to 2018, with an increase of approximately 15,199 people. La Quinta experienced the fourth largest numerical increase, with an added population of 3,237.

Table II‐2
Population Growth
City/Region 2000 2010 Census 2018 ACS
2000‐2010 2010‐2018
% # % #
La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237
Coachella Valley 255,788 346,518 35.5 90,730 382,296 10.3 35,778 Riverside County 1,545,387 2,189,641 41.7 644,254 2,383,286 8.8 193,645 Source: 2000 and 2010 Census; American Community Survey 2014‐2018 5‐Year Estimates Table II‐3
Population Growth In Coachella Valley Cities
City 2000 2010 Census 2018 ACS
Change 2000‐2010 Change 2010–2018
% # % #
Cathedral City 42,647 51,200 20.1 8,553 54,037 5.5 2,837 Coachella 22,724 40,704 79.1 17,980 44,849 10.2 4,145
Desert Hot Springs 16,582 25,938 56.4 9,356 28,430 9.6 2,492 Indian Wells 3,816 4,958 29.9 1,142 5,317 7.2 359
Indio 49,116 76,036 54.8 26,920 91,235 20.0 15,199
La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237
Palm Desert 41,155 48,445 17.7 7,290 52,124 7.6 3,679
Palm Springs 42,807 44,552 4.1 1,745 47,525 6.7 2,973
Rancho Mirage 13,249 17,218 30.0 3,969 18,075 5.0 857
Total 255,790 346,518 35.5 90,728 382,296 10.3 35,778
Source: 2000 and 2010 Census; American Community Survey 2014‐2018 5‐Year Estimates 376 CLICK HERE to Return to Agenda
33 Seasonal Population
The seasonal or part time resident population is not included in the population estimates compiled by the Census Bureau because people are classified according to the location of their primary residence. The California Department of Finance (DOF) provides a yearly estimate of total built housing units and an estimate of the number of vacant units.

In resort communities like La Quinta,the number of vacant units reflects the number of units that are not occupied year‐round, as well as those that are ready for year‐round occupancy but have not been inhabited.

According to the 2010 Census, the overall vacancy rate for La Quinta is

36.9%, while the seasonal vacancy rate is 27.5%. According to the 2018 ACS Census, the overall vacancy rate for La Quinta is 38.3%, while the seasonal vacancy rate is 31.8%.

Age Composition
Table II‐4, Age Distribution, shows the change in age groups from 2010 to 2018. In 2018, children and youth groups (ages 0–19) comprised 23.8 percent of the population, young and middle‐age adults (20 to 54 years) represented 36.5 percent and all age groups over 55 years made up 39.8 percent. The data show that the population is slowly aging.

In 2018, the median age in La Quinta was 47.1 years, significantly older than Riverside County and the State of California averages of 35.8 and

36.7 years, respectively. This represents a 3% increase in the City’s median age since 2010, when the median age was 45.6 years.

Table II‐4 indicates that the rate of growth in the 0‐19 age groups slightly declined from 2010 to 2018. The 20‐54 age groups reflect a slower growth rate, making up 2.8% less of the City’s population in 2018.

Conversely, growth in the 55+ age category shows a 3.5% increase in the share of City population compared to 2010.

Table II‐4
Age Distribution
Age Group
2010 2018
# % # %
Under 5 years 1,784 4.8 2,048 5.0
5 to 9 years 2,136 5.7 2,549 6.3
10 to 14 years 2,624 7.0 2,212 5.4
15 to 19 years 2,544 6.8 2,877 7.1
20 to 24 years 1,629 4.3 1,635 4.0
25 to 34 years 3,239 8.6 3,567 8.8
35 to 44 years 4,457 11.9 4,231 10.4
45 to 54 years 5,435 14.5 5,413 13.3
55 to 59 years 2,652 7.1 2,849 7.0
60 to 64 years 3,151 8.4 3,318 8.2
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34 Table II‐4
Age Distribution
Age Group
2010 2018
# % # %
65 to 74 years 4,989 13.3 5,929 14.6
75 to 84 years 2,217 5.9 3,127 7.7
85 years & over 610 1.6 949 2.3
Total 37,467 100 40,704 100
Median age 45.6 47.1
Source: 2010 U.S. Census Tables P12 and P13; American Community Survey 2014‐2018 5‐Year Estimates, Tables DP05 and B01002
Race and Ethnicity
Table II‐5 describes the racial and ethnic distribution of the population for 2010 and 2018. Residents who categorize themselves as white comprise the largest race/ethnicity. The distribution remains largely stable from 2010 to 2018 with a small increase in the Asian group and a decrease in the American Indian and Alaska Native group. The percentage of Hispanic or Latino residents increased slightly from 30.3% to 34.1%.

Table II‐5
Population by Race/Ethnicity
Race/Ethnicity 2010 2018
# % # %
One Race
White 29,489 78.7 32,239 79.2
Black or African American 713 1.9 772 1.9
American Indian and Alaska Native 230 0.6 48 0.1
Asian 1,176 3.1 1,529 3.8
Native Hawaiian and Other Pacific
Islander
41 0.1 20 <0.1
Some Other Race 4,595 12.3 4,757 11.7
Two or More Races 1,223 3.3 1,339 3.3
Total 37,467 100 40,704 100
Hispanic or Latino (of any race) 11,339 30.3 13,872 34.1 Source: 2010 U.S. Census, Tables P3 and P12H; American Community Survey 2014‐ 2018 5‐Year Estimates, Table DP05
Employment
The economy of the Coachella Valley was traditionally agriculture‐ driven, but has gradually shifted to tourism, service industries, and residential uses.

Although employment patterns typically induce housing demand, the regional economy of the Coachella Valley differs from most parts of the state. Here, employment is created by housing demand, manifested in the construction and staffing of resorts and second homes. Tourism and 378 CLICK HERE to Return to Agenda
35 resort development are leading indicators that predict employment and housing demand. Although the tourist economy is seasonal in the Coachella Valley, it is generally stable and does not typically suffer the severe effects of recessions as do other regions dependent on manufacturing and consumer related goods. And with the benefit of desert weather, the resorts in the La Quinta area are increasingly operating year‐round. There is, however, some seasonal fluctuation in the labor market, which can further compound the problem of economic stability in the lower income sectors of the labor force, affecting their ability to sustain themselves in the off season (summer) months.

According to the US Census Bureau (2014‐2018 American Community Survey), in 2018 the civilian labor force over 16 years comprised 17,180 persons. Table II‐6 shows the types of employment by industry held by La Quinta residents in 2018. The majority of jobs held by La Quinta residents were in “educational services, health care, and social assistance”, followed by “arts, entertainment, recreation, accommodation, and food service” industries, “retail trade,” and “professional, scientific, management, administrative, and waste management” industries.

As shown in Table II‐7, more than one‐third (37.1%) of the City’s civilian employed labor force is employed in “management, business, science, and arts” occupations, followed by “sales and office” occupations (26.5%) and “service” occupations (20.8%). Table II‐8 shows the major employers in the City of La Quinta. The largest employers are in the nonmanufacturing economy and are directly related to the provision of services, including education, big box retail, and recreational and resort activities. In 2019 the City surveyed its major commercial and hospitality facilities to identify major employers in the city limits. The largest employers surveyed include Desert Sands Unified School District, La Quinta Resort & Club/PGA West, Wal‐Mart, Costco, and Home Depot.

The Great Recession, with onset in late 2007, saw high unemployment and job losses in the Coachella Valley. At the lowest point, about every seventh person lost their job.1 Regional employment started to increase in 2011, but annual growth was still slowerthan pre‐Recession levels until 2017, suffering more impact than western Riverside County, the state, and nation. The construction sector was hit hardest regionally, with approximately 70% of jobs lost and only 14% recovered by December 1 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Figure 24.
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36 2017.2 The Retail Trade and Wholesale Trade sector lost around 6,700 jobs but has basically returned to pre‐Recession levels. Two sectors have fully recovered and even added jobs: Education and Health Services and, to a lesser extent, Leisure and Hospitality.

Between 2012 and 2019, annual unemployment rates in La Quinta saw an overall decline from a high of 7.5% in 2012 to a low of 4.1% in 2019.3 However, analysis of employment data from 2005 to 2017 shows that, as of December 2017, La Quinta had not fully recovered the job losses it incurred during the Great Recession. The City lost about 30% of jobs, relative to peak employment, and had recovered only about 5%.4 This scenario is roughly the same for seven other Coachella Valley cities; only Palm Springs and Rancho Mirage had recovered and exceeded their previous peaks.

Future employment opportunities for City residents will include a variety of new retail, service, and entertainmentjobs atthe luxury Montage and Pendry hotels that are under construction at the SilverRock Golf Resort, a Residence Inn recently constructed on Highway 111, as well as other development resulting from the City’s 2019 Highway 111 Corridor Plan.

CV Link, a 49‐mile long regional, multimodal pathway under construction, will run north of the Highway 111 corridor and is anticipated to support new business and employment opportunities. 2 Ibid, Figures 25 and 26.
3 California Employment Development Department annual unemployment rates (labor force), not seasonally adjusted, not preliminary. 4 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Figure 28.
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37 Table II‐6
Employment by Industry (2018)
Industry Employed
Persons
% of Employed
Persons
Agriculture, forestry, fishing, hunting, mining 352 2.0 Construction 1,056 6.1
Manufacturing 691 4.0
Wholesale Trade 242 1.4
Retail Trade 2,479 14.4
Transportation and warehousing, and utilities 657 3.8
Information 199 1.2
Finance, insurance, real estate, rental, leasing 1,309 7.6 Professional, scientific, management, admin., waste
management 1,977 11.5
Educational services, health care, social assistance 3,373 19.6 Arts, entertainment, recreation, accommodation,
food services 2,947 17.2
Other services, except public administration 1,021 5.9
Public Administration 877 5.1
Total civilian employed 16 years and over 17,180 100.0
Source: American Community Survey 2014‐2018 5‐Year Estimates, Table S2403 Table II‐7
Employment by Occupation (2018)
Occupation # %
Management, business, science, and arts occupations 6,368 37.1 Service occupations 3,577 20.8
Sales and office occupations 4,547 26.5
Natural resources, construction, and maintenance
occupations
1,588 9.2
Production, transportation, and material moving
occupations
1,100 6.4
Total civilian employed population 16 years and over 17,180 100.0 Source: American Community Survey 2014‐2018 5‐Year Estimates, Table S2401 381 CLICK HERE to Return to Agenda
38 Table II‐8
Principal Employers in City of La Quinta
Name of Employer Employed
Persons
Description
Desert Sands Unified School District 2,852 Government
La Quinta Resort & Club/ PGA West1 1,412 Hotel & Golf Resort Wal‐Mart Super Center 300 Retailer
Costco 290 Retailer
Home Depot 212 Retailer
Target 180 Retailer
Lowe’s Home Improvement 150 Retailer
Imperial Irrigation District 134 Utility Company
In N Out 84 Fast Food Restaurant
Vons 83 Grocery Store
Rancho La Quinta 77 Golf Resort
Traditions Golf Club 71 Golf Resort
Source: City of La Quinta 2018/19 Comprehensive Annual Financial Report. 1 La Quinta Resort & Club and PGA West are accounted for as one entity; as such, their employment numbers are reported together as of FY 2015‐16.

Many La Quinta residents work in other communities, and many residents from other cities work in La Quinta. Table II‐9 describes the employment locations of La Quinta residents. As shown, only 23.1% of City residents work in La Quinta. A quarter (25.0%) work in Palm Desert.

Table II‐9
Commuting Patterns
Where La Quinta
Residents Work
No. of La Quinta
Residents
% of Total
Indio 1,087 14.1
Cathedral City 254 3.3
Palm Desert 1,933 25.0
Palm Springs 827 10.7
Coachella 438 5.7
La Quinta 1,788 23.1
Desert Hot Springs 44 0.6
Rancho Mirage 879 11.4
Indian Wells 484 6.3
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Table 6. Based on 2015 data.

General Income Characteristics
Income can often vary significantly by region, industry, and type of job.

Table II‐10 describes average income per worker by industry in the Coachella Valley. As shown, the highest‐paying sectors are Finance/Insurance/Real Estate, Government, and Information, with incomes averaging around $50,000 to $60,000. The lowest‐paying sectors include Retail Trade, Other Services, and Leisure and Hospitality, with incomes averaging around $31,000.
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39 Table II‐10
Average Income by Industry, Coachella Valley
Industry
Average Income
per Worker, 2017
Agriculture $29,571
Construction $45,488
Manufacturing $46,340
Retail Trade $32,281
Information $50,493
Finance, Insurance, Real Estate $59,726
Professional and Business Services $43,736
Education and Health Services $48,322
Leisure and Hospitality $31,513
Government $58,711
Other Services $31,836
Logistics $45,114
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Figure 29
The median household income in La Quinta in 2018 was $79,889, higher than the Riverside County median household income of $63,948.  Since 2010, the median income for La Quinta residents has increased, with the 2010 median family income reported as $57,768 for the County of Riverside and $67,444 for the City of La Quinta. Household income estimates (2018) by total households are provided in Table II‐11.

Table II‐11
2018 Household Income Estimates
Income Category Households % of Households
Less than $10,000 901 5.8%
$10,000 ‐ 14,999 386 2.5%
$15,000 ‐ 24,999 846 5.5%
$25,000 ‐ 34,999 1,384 8.9%
$35,000 ‐ 49,999 1,771 11.4%
$50,000 ‐ 74,999 2,201 14.2%
$75,000 ‐ 99,999 1,792 11.6%
$100,000 – 149,999 2,872 18.5%
$150,000 – 199,999 1,254 8.1%
$200,000 or more 2,098 13.5%
Total 15,505 100.0%
Median Income $79,889
Source: American Community Survey 2014‐2018 5‐Year Estimates, Table DP03 383 CLICK HERE to Return to Agenda
40 HOUSING PROFILE
This section provides an overview of La Quinta’s existing housing stock.

Since the establishment of the La Quinta Hotel in 1926, La Quinta has been considered a world class resort and has been a favored location for vacation and retirement homes.

Generally, single‐family residences were constructed on an individual basis from the 1950s until the La Quinta Country Club area was developed in the 1960s. In 1975, a brief building boom began due to speculation. Recessions in the 1980s and early 1990s resulted in an oversupply of housing and little construction in the City.  A rebound occurred beginning in the late 1990s. As a result,the City has seen a rapid increase in residential development of all types, but predominantly single‐family units. There are many projects clustered around recreation amenities. In many of these communities, second units and guest houses (typically used to house guests, extended family members, and service workers) are processed concurrently with the primary unit.

The bust of subprime lending practices in the early and mid‐2000s led to the Great Recession, which resulted in a steep decline in home values, rapid increase in foreclosures, and decrease in the number of households eligible to enter the ownership housing market.

Construction of new housing slowed in La Quinta and many regional and national markets.

Housing Characteristics
Between 2012 and 2019, the number of housing units in the City increased by 1,179 units from 23,585 to 24,764 units.   This change represents a 5.0 percent increase (see Table II‐12).

There are five types of housing units for which data is presented in Table II‐12: detached and attached single family units, multifamily in a building of 2 to 4, or 5 or more units, and mobile homes. The predominant type of dwelling unit in the City of La Quinta continues to be single‐family detached.

Together, detached and attached single‐family homes comprised 88.0 percent of all units in the City in 2019. The number of multifamily (5 or more) units in the City increased by 31.9% from 2012 to 2019, although multifamily units represented 11.1 percent of the total housing stock in 2019.
384 CLICK HERE to Return to Agenda
41 Table II‐13 shows the number of building permits issued for new residential construction in La Quinta between January 1, 2014 and December 31, 2020, covering nearly all of the 2014‐2021 planning period.

The data show that 944 permits were issued. The majority (92.7%) were for single‐family detached units, 4.0% were for single‐family attached units, 2.2% were for multi‐family 3‐4 units, and 1.1% were for multi‐family 5+ units.

Table II‐12
Housing Stock Trends – 2012 to 2019
Building Type 2012 2019 Change 2012–
2019
Units % of
Total1
Units % of
Total1
# %
Single‐Family
Detached
18,622 79.0 19,310 78.0 688 3.7
Single‐Family
Attached
2,387 10.1 2,476 10.0 89 3.7
Multifamily, 2‐4
units
1,127 4.8 1,140 4.6 13 1.2
Multifamily, 5 or
more units
1,218 5.2 1,607 6.5 389 31.9
Mobile Homes 1 231 1.0 231 1.0 0 0
Total Dwelling
Units
23,585 100.0 24,764 100.0 1,179 5.0
Source: Department of Finance Table E‐5, 2012 and 2019. 1 differences due to rounding Table II‐13
New Residential Construction, 2014‐2020
Building Permit Type No. of Permits1 Percent of Total
Residential Dwellings:

Single‐Family Detached 875 92.7%
Single‐Family Attached 38 4.0%
Multi‐Family 3‐4 units 21 2.2%
Multi‐Family, 5+ units 10 1.1%
Total Permits: 944 100.0%
Source: La Quinta Building Division 1 Permits issued between 1/01/14 through 12/31/20 Households
Before current housing problems can be understood and future needs anticipated, housing occupancy characteristics need to be identified.

The following is an analysis of household type, growth, tenure, and vacancy trends. By definition, a “household” consists of all the people occupying a dwelling unit, whether or not they are related. A single person living in an apartment is a household, just as a couple with two children living in the same dwelling unit is considered a household. 385 CLICK HERE to Return to Agenda
42 From 2010 to 2018, the number of La Quinta households grew from 14,802 to 15,505 at a 4.6% rate, as shown in Table II‐14. In 2018, the majority of households (56.7%) consisted of married couple families, followed by non‐family households (29.2%).

Table II‐14
Household Growth Trends (2010 – 2018)
Year Number of
Household
s
# Increase % Increase
2010 14,820 ‐ ‐
2018 15,505 685 4.6
Source: 2010 U.S. Census, Table P28; American Community Survey 2014‐2018 5‐Year Estimates, Table DP02
Table II‐15
Household Types
Household Type No. of
Households
% of
Total
Family households: 10,977 70.8
Married couple family 8,797 56.7
Male householder, no wife
present
747 4.8
Female householder, no
husband present
1,433 9.2
Non‐family households 4,528 29.2
Total Households 15,505 100
Average Household Size 2.62
Source: American Community Survey 2014‐2018 5‐Year Estimates, Table DP02
Housing Tenure
The number of owner‐occupied housing units in the City has not fluctuated much since 2010. In 2018, La Quinta owners occupied 76 percent of total units in the City, compared to 75.2 percent in 2010.

Vacancy
The vacancy rate is a measure of the general availability of housing. It also indicates how well the types of units available meet the current housing market demand. A low vacancy rate suggests that many households have found housing. However, fewer vacant housing units remain available and households needing housing may have difficulty finding housing within their price range. A high vacancy rate may indicate either the existence of a high number of units undesirable for occupancy or an oversupply of housing units.
386 CLICK HERE to Return to Agenda
43 As shown in Table II‐16, the vacancy rate in La Quinta was 38.3 percent (9,638 units) in 2018, reflecting the seasonal resort character of the City.

Among the vacant units, 31.8 percent of total housing units in the City are for seasonal, recreational, or occasional use. On that basis, the City’s actual net vacancy rate is 6.5%, including 353 units available for rent, 596 available for sale, 271 rented or sold and awaiting occupancy, and 414 of other vacant status.

Of the 15,505 (61.7%) occupied housing units in the City, about 71.8% are owner‐occupied, and 28.2% are renter‐occupied. The homeowner vacancy rate is 5.0%, and the rental vacancy rate is 7.4%, both of which are moderately low.

Table II‐16
Vacancy Status
Vacancy Status Units Percentage
Occupied Units
Owner‐occupied 11,125 44.2
Renter‐Occupied 4,380 17.4
Subtotal 15,505 61.7
Vacant Units
For rent 353 1.4
Rented, not occupied 28 0.1
For sale only 596 2.4
Sold, not occupied 243 1.0
For seasonal, recreational, or
occasional use 8,004 31.8
For migrant workers 0 0
Other vacant 414 1.6
Subtotal 9,638 38.3
Total Units 25,143 100
Vacancy Rate:

Homeowner vacancy rate ‐ 5.0
Rental vacancy rate ‐ 7.4
Source: American Community Survey 2014‐2018 5‐Year Estimates, Tables DP04 and B25004
Age and Condition of Housing
Housing age is a factor for determining the need for rehabilitation.

Without proper maintenance, housing units deteriorate over time. Also, older houses may not be built to current housing standards for fire and earthquake safety.

Approximately 71.4 percent of the housing stock in the City of La Quinta has been built since 1990, and about 44 percent of the current stock has been constructed since 2000 (see Table II‐12). Less than 5 percent was constructed prior to 1970.
387 CLICK HERE to Return to Agenda
44 The oldest homes in the City are found in the Cove neighborhood.Ofthe older single‐family homes, many are well maintained and are mostly occupied by long term residents. A small proportion of older homes have not been well‐maintained. These homes are typically smaller than new homes in the City; some less than 1,000 square feet. As land values increase, it will become economically viable to replace or rehabilitate some of these structures. These homes are primarily in the Cove area and behind City Hall.

Outside of the Cove area, the homes are generally newer. Many new units in these other areas are custom homes in gated communities and are maintained by their owners in accordance with the requirements of a homeowners association.

Table II‐17
Age of Housing Stock in La Quinta
Year Built Total Percentage
After 2014 125 0.5
2010‐2013 276 1.1
2000‐2009 10,651 42.4
1990–1999 6,901 27.4
1980–1989 4,235 16.8
1970–1979 1,762 7.0
1960–1969 460 1.8
1950–1959 459 1.8
1940–1949 153 0.6
Before 1939 121 0.5
Total Stock 25,143 100.0
Source: American Community Survey 2014‐2018 5‐Year Estimates, Table DP04 Housing is considered substandard when conditions are found to be below the minimum standards of living defined by Section 1001 of the Uniform Housing Code. Households living in substandard conditions are considered as needing housing assistance even if they are not seeking alternative housing arrangements. According to a 2007 City‐wide housing conditions survey (see Housing Conditions Survey, below), the majority of units needing minor or moderate rehabilitation are in the Cove area. Many of the housing units in the Cove area are more than 30 years old. After 30 years homes generally require major rehabilitation, such as a new roof or updated plumbing.
388 CLICK HERE to Return to Agenda
45 Another measure of potentially substandard housing is the number of housing units lacking adequate kitchen and plumbing facilities. In La Quinta, there are 83 units (0.54% of all units) lacking complete kitchens and 61 units (0.39% of all units) lacking plumbing facilities. More homeowner units have deficiencies than rental units. These homes could potentially benefit from rehabilitation programs.

Table II‐18
Housing Units Lacking Facilities
Type of Deficiency
Owner‐Occupied Units Renter‐Occupied Units Total
No.

Total
Units
in City
Percent
of Total
Units
No.

Total
Units in
City
Percent
of Total
Units
No.

Percent
of Total
Units
Lacking complete
kitchen facilities
69 11,125 0.62 14 4,380 0.32 83 0.54
Lacking plumbing
facilities
61 11,125 0.55 0 4,380 0 61 0.39
Source: 2014‐2018 American Community Survey 5‐Year Estimates, Tables B25053 and B25049 Housing Conditions Survey
The last citywide survey of housing conditions was conducted in November 2007. Homes were evaluated based on the condition of structural elements (walls, supports, columns), doors and windows, paint and cosmetics, roofing, and landscape and streetscape.

The survey found that most homes were in good condition and required little or no maintenance or repairs. Approximately 7% of the housing stock (1,408 units) was categorized as “Deferred Maintenance” and needed minor repairs, such as refreshed paint and landscaping. Thirty‐ six (36) units were designated “Minor Rehabilitation” and demonstrated numerous deferred maintenance conditions; 83% of these units were in the Cove. Twenty‐three (23) units designated “Moderate Rehabilitation” were in a deficient state and needed major roof repair, window replacement, or similar repairs; 87% of them were in the Cove. Four (4) units were designated “Substantial Rehabilitation or Replacement”; they required complete replacement of roofs, walls, and/or other structural elements and their condition endangered the health, safety, or well‐being of occupants. The City has not conducted a housing conditions survey since 2007; however, one is planned for fiscal year 2021/2022.

The Code Compliance staff is proactive in its work to track property maintenance. As described above, the primary area where maintenance issues occur is in the Cove. The City offers programs that assist homeowners and apartment complex owners with home maintenance and repair costs. Homeowners interested in reducing their utility bills 389 CLICK HERE to Return to Agenda
46 through upgrades now have an alternative to tapping their mortgage for home equity loans. Through partnership with the City of La Quinta, HERO and Ygrene are offering low‐fixed interest rates and flexible payment terms of up to 20 years, with repayments made through property taxes. Currently, both programs offer a wide array of home energy products including: windows, skylights, and doors; heating, ventilation, and air conditioning; solar panels; roofing and insulation; artificial turf; and drip irrigation. In addition, Ygrene also offers pool pumps and related equipment and lighting products; HERO offers electric vehicle charging stations and water heating products.

Rooms per Unit
Table II‐19 shows the number of bedrooms per unit, ranging from no bedroom (studios) to five or more bedrooms. Table II‐19 also describes the number of bedrooms per unit, in relation to the total number of units for both 2011 and 2018. The most prominent change proportionally was in no‐bedroom (studio) units, which increased 1.7 percent from 2011 to 2018. This change may be a combination of additional guest houses, a popular addition in the City, and accessory dwelling units, which have in recent years become more common.

Table II‐19
Bedrooms Per Unit, 2011–2018
Bedrooms Per
Unit 2011 % of Total 2018 % of Total % Change 1
Studio (no
bedroom) 172 0.8 622 2.5 1.7
1 1,145 5.2 1,307 5.2 0
2 4,046 18.3 4,278 17.0 ‐1.3
3 11,772 53.3 13,305 52.9 ‐0.4
4 4,441 20.1 5,125 20.4 0.3
5+ 506 2.3 506 2.0 ‐0.3
Total 22,082 100 25,143 100.0 ‐‐‐‐
Source:   2009‐2013 and 2014‐2018 American Community Survey 5‐Year Estimates, Tables B25041.
1 This category represents percent change in proportional terms.

Table II‐20 identifies the number of bedrooms in a dwelling unit by tenure. Three‐bedroom units constituted the majority of housing stock (approximately 55 and 49.4 percent, respectively) of both owner and rental units. In ownership units,those with two,three, orfour bedrooms made up 96.7 percent of units, while the same bedroom mix made up only 82.1 percent of rental units. As would be expected, rental units contained a much higher proportion of one‐bedroom units, providing housing forthose who are young, mobile or do not earn enough to enter homeownership.
390 CLICK HERE to Return to Agenda
47 Table II‐20
Bedrooms in Dwelling Unit by Tenure, 2018
Tenure Number Percentage
Owner Occupied 11,125 100
Studio (no bedroom) 42 0.4
1 bedroom 93 0.8
2 bedrooms 1,721 15.5
3 bedrooms 6,124 55.0
4 bedrooms 2,912 26.2
5 or more bedrooms 233 2.1
Renter Occupied 4,380 100
Studio (no bedroom) 78 1.8
1 bedroom 697 15.9
2 bedrooms 989 22.6
3 bedrooms 2,165 49.4
4 bedrooms 443 10.1
5 or more bedrooms 8 0.2
Total 15,505 100
Studio (no bedroom) 46 0.8
1 bedroom 686 5.1
2 bedrooms 2,200 17.5
3 bedrooms 7,655 53.5
4 bedrooms 2,952 21.6
5 or more bedrooms 332 1.6
Source: 2014‐2018 American Community Survey 5‐Year Estimates, Tables B25042.

Housing Costs
This section discusses values of ownership housing, and average rental prices for rental housing. La Quinta’s for‐sale and rental properties range from multimillion‐dollar estates to very low‐income subsidized units.

Home Values
The table above compares median housing values in Coachella Valley cities from 2013 to 2018. La Quinta’s median housing value was $348,400 in 2013, which was lower than Rancho Mirage and Indian Wells, but higher than the other cities. Its median value increased 10.8% over the 5‐ year period, which was the third lowest percent increase in the region.

However, the City’s median housing value still ranks third highest in the Coachella Valley.
391 CLICK HERE to Return to Agenda
48 Table II‐21
Regional Median Housing Value Trends, 2013 – 2018
Jurisdiction
Median Value,
owner‐occupied units % Change
2013 2018 2013‐2018
Desert Hot Springs $121,600 $174,900 43.8%
Palm Springs $267,800 $367,900 37.4%
Cathedral City $179,500 $259,900 44.8%
Rancho Mirage $518,000 $499,900 ‐3.5%
Palm Desert $308,000 $335,400 9.0%
Indian Wells $604,600 $706,800 16.9%
La Quinta $348,400 $386,200 10.8%
Indio $192,600 $267,900 39.1%
Coachella $137,600 $207,300 50.7%
Source: American Community Survey 2009‐2013 and 2014‐2018 5‐Year Estimates, Table B25077
Table II‐22 shows that nearly a third (32.5%) of owner‐occupied units were valued between $300,000 to $499,999 in 2018, followed by 26% in the $500,000 to $999,999 range and 21.6% in the $200,000 to $299,999 range. Currently, 36% of owner‐occupied units are worth $500,000 or more, and 31.6% are valued below $300,000.

Table II‐22
Housing Values in La Quinta, 2018
Owner‐occupied units value Number Percent
Less than $50,000 240 2.2%
$50,000 to $99,999 153 1.4%
$100,000 to $149,999 135 1.2%
$150,000 to $199,999 581 5.2%
$200,000 to $299,999 2,404 21.6%
$300,000 to $499,999 3,612 32.5%
$500,000 to $999,999 2,888 26.0%
$1,000,000 or more 1,112 10.0%
Total 11,125 100
Median (dollars) 386,200 ‐
Source: American Community Survey 2014‐2018 5‐Year Estimates, Table DP04
New Homes
While the volume of new homes shrank by 30.6% from 2017 to 2018, the median price of new homes also decreased by 27.4% from 2018 to 2019.5 Although housing starts do not compare to pre‐Recession levels, the market has recovered slowly.
5 Ibid.
392 CLICK HERE to Return to Agenda
49 During the 2014‐2021 planning period, the City and non‐profit organizations arranged financing for rehabilitation and expansion of affordable housing units at the Washington Street Apartments. The project, located on approximately 11.5 acres, included the substantial rehabilitation of all 72 existing units, construction of 68 new units, construction of 2 new community buildings, laundry facilities, a fitness center, and 2 swimming pools. The Coral Mountain project was also constructed during this period, providing 174 low and moderate income units.

Currently pending residential housing projects are listed in the following table. As shown, approximately 2,822 single‐family and multi‐family units are either under review, approved, or under construction.

Table II‐23
Pending Residential Projects
Development Name Acres
No. of
Dwelling
Units
Type of
Dwelling Units Status
Mountain Village Residences 0.22 6 multi‐family apts. under review Estate Collection at Coral Mountain 20 57 single‐family approved SilverRock Phase 1 46.6 29 Single‐family approved
Travertine 800 1,200 single‐family under review
Centre at La Quinta 22 133 multi‐family condos approved Desert Club Apartments 0.7 16 multi‐family apts. approved Floresta 20.8 82 single‐family under
construction
Residence Club at PGA West 3 11 single‐family approved
Canyon Ridge 28.3 74 single‐family approved
Codorniz 15 142 single‐family under
construction
SilverRock Phase 2 30.5 66 hotel branded condos approved Estates at Griffin Lake 30 78 single‐family approved
Monterra 14 40 single‐family in final phase
Signature at PGA West 42 230 single‐family approved
The Peak Mixed Use 0.38 8 multi‐family apts. under review La Quinta Penthouses 12.74 8 multi‐family apts. under review Jefferson Street Apartments 5.36 42 multi‐family apts. under review Coral Mountain Resort 320 600 single‐family under review Total Units: 2,822
Rental Costs
The rental housing market in La Quinta includes apartments, townhomes, condos/co‐ops, and single‐family homes. Table II‐24 shows median gross rent by number of bedrooms, according to the American Community Survey. The median gross rent is $1,473.
393 CLICK HERE to Return to Agenda
50 Table II‐24
Median Gross Rent by Bedrooms (2018)
No. of Bedrooms Median Gross Rent*
No bedroom $797
1 bedroom $396
2 bedrooms $1,206
3 bedrooms $1,731
4 bedrooms $2,176
5+ bedrooms not provided
Median Gross Rent: $1,473
* estimated, renter‐occupied housing units paying cash rent Source: American Community Survey 2014‐2018 5‐Year Estimates, Table B25031
Online listings show that current market rental rates generally range from approximately $1,330 to $1,800 for a 1‐bedroom unit; $1,400 to $3,500 for a 2‐bedroom unit; $2,000 to $4,500 for a 3‐bedroom unit; and $2,400 to $5,000 for a 4+‐bedroom unit.6 Although rental rates for some units are much higher than reflected in these ranges, they are generally outliers and not reflective of the majority. No studio apartment listings were found in the search.

Affordable Rental Units
The majority of apartment rental properties are offered at costs comparable to the average rental costs for the Coachella Valley as a whole. The affordability of rental housing in La Quinta is not directly tied to the density of the project; rather, prices range based on condition, on‐site amenities, location, and unit size. New rental projects in La Quinta, particularly affordable projects, are incorporating more aspects of sustainable design and green building.

There are 28 affordable single‐family rental units in La Quinta, all of which have 3 bedrooms. Additionally, there are nine affordable multi‐ family housing complexes offering a total of 912 affordable multi‐family rental units,7 including HUD apartments, Section 8 apartments, public housing apartments, non‐profit senior and family low‐income apartments, and Low‐income tax credit apartments (LIHTC).8 Five ofthe complexes are available to residents of all ages, including the following:

Vista Dunes Courtyard Homes, constructed in 2008, provides 80 rental units affordable to extremely low, very low, and low income households. Vista Dunes was the first very low‐income multifamily 6 Rent.com, accessed June 1, 2020. 7
Affordable Housing Program, Single‐Family Rental Units and Multi‐Family Rental Units, City of La Quinta, updated July 8, 2020.   8   LowIncomeHousing.us, accessed June 1, 2020. 394 CLICK HERE to Return to Agenda
51 project of its size in the country to achieve LEED Platinum certification. The project provides a swimming pool, playground, basketball court, and large community multipurpose room. Vista Dunes offers one‐ to three‐bedroom apartments.

Wolff Waters Place, built in 2009, includes 216 green‐built one‐ to four‐  bedroom apartments that are affordable to extremely low, very low, low, and moderate income households. Wolff Waters Place is a Low‐Income Housing Tax Credit (LIHTC) project.

Aventine Apartments provides 20 units for low and moderate income households.

Coral Mountain Apartments includes 174 units for low and moderate income households.

Villa Cortina Apartments provides 116 moderate income restricted rentals.

Four apartment complexes are dedicated to senior affordable rentals, including:

Hadley Villas (79 units) offers extremely low, very low, and low income one‐bedroom villas and accepts HUD subsidies. Depending on availability, rent will be based on 30% of the Adjusted Gross Income for persons qualifying for low income housing.

Seasons At Miraflores La Quinta is a Low‐Income Housing Tax Credit (LIHTC) apartment with 116 extremely low and very low income one‐ to two‐bedroom apartments. The LIHTC gives incentives to builders and developers to provide affordable housing to low income persons. The maximum rent charged is based on the Area Median Income (AMI).

Seasons At La Quinta is a Low‐Income Housing Tax Credit (LIHTC) apartment and provides 87 extremely low, low, and moderate income apartments.

Washington Street Apartments was recently renovated and expanded and re‐opened in late 2019. It provides 140 units for extremely low, very low, low, and moderate income seniors, nearly doubling its previous capacity. Thirteen (13) of these units are affordable through Section 8.
395 CLICK HERE to Return to Agenda
52 HOUSING NEEDS
The following analysis of current City housing conditions addresses housing needs and concerns relative to various segments of the population.

Several factors will influence the degree of demand or need for new housing in La Quinta in coming years. The four major “needs” categories considered in this element are:

Overpayment: renters and homeowners who pay more than 30 percent of their gross incomes for shelter.

Overcrowding: In response to higher housing prices, lower income households must often be satisfied with smaller, less adequate housing for available money.

Special Needs: Special needs are those associated with demographic groups that call for very specific program responses, such as preservation of residential hotels or the development of four‐ bedroom apartments. State law specifically requires analysis of the special housing needs of the elderly, the disabled, single‐ parent households, large families, farm workers, and homeless persons.

Future Housing Needs: To meet future needs of local and regional population and employment growth, SCAG developed the
Regional Housing Needs Assessment (RHNA), which establishes both the projected need for non‐market‐rate housing and the “fair share” distribution of the projected need to each jurisdiction in each market area.

Overpayment and Housing Affordability
State housing policy recognizes that cooperative participation of the private and public sectors is necessary to expand housing opportunities to all economic segments of the community. Historically, the private sector generally responds to the majority of the community’s housing needs through the production of market‐rate housing. However, the percentage of the population on a statewide basis who can afford market‐rate housing is declining. The State of California and HUD determined that affordable housing should consume no more than 30 percent of household gross income for lower and moderate‐income households.   A household spending greater than 30 percent of their gross income on housing is considered to be overpaying. 396 CLICK HERE to Return to Agenda
53 Table II‐25 lists the percentage of renters and homeowners who overpay for housing, based on 2012‐2016 Comprehensive Housing Affordability Strategy (CHAS) data. CHAS data are compiled by the U.S.

Department of Housing and Urban Development (HUD) to evaluate the extent of housing problems and needs, particularly for low income households, based on Census data.

Approximately 36.8 percent of all households in La Quinta spent more than 30 percent oftheirincome on housing costs (“overpay”). A roughly equal proportion of owner and renter households (36.5% and 37.3%, respectively) experienced overpayment. Among extremely low‐income households, 61.5 percent of renters and 78.4 percent of homeowners overpaid for housing. Among very low‐income households, 70.8 percent of renters and 85.6 percent of homeowners overpaid for housing.

Among low‐income households, 64.9 percent of renters and 69.5 percent of homeowners overpaid. Furthermore, many of these households were actually paying more than 50 percent of their gross household income for housing (“severely overpaying”). Note that the proportions of households overpaying or severely overpaying are higher forlower‐income households as a group, indicating thatthe cost burden of overpayment falls disproportionately on lower‐income households and renters. These overpayment estimates reflect the need for affordable housing in the City, particularly for lower income households for rental and purchase.
397 CLICK HERE to Return to Agenda
54 Table II‐25
Overpayment by Income Category and Tenure
Household Income1 Owners Renters
Households % Households %
less than or = 30% HAMFI (Extremely Low Income) 580   870 overpaying 455 78.4 535 61.5
severely overpaying 385 66.4 350 40.2
>30% to less than or =50% HAMFI (Very Low Income) 835     565 overpaying 715 85.6 400 70.8
severely overpaying 475 56.9 220 38.9
>50% to less than or =80% HAMFI (Low Income) 1,375   655 overpaying 955 69.5 425 64.9
severely overpaying 510 37.1 180 27.5
Subtotal: All lower‐income households 2,790   2,090
Subtotal: All lower‐income HH overpaying 2,125 76.2 1,360 65.1 Subtotal: All lower‐income HH severely overpaying 1,370 49.1 750 35.9 >80% to less than or =100% HAMFI (Moderate Income) 755   425 overpaying 415 55.0 125 29.4
severely overpaying 150 19.9 55 12.9
>100% HAMFI (Moderate and Above Moderate Income) 7,080   2,095 overpaying 1,340 18.9 235 11.2
severely overpaying 295 4.2 15 0.7
Total Households 10,625   4,610
Total Households Overpaying 3,880 36.5 1,720 37.3
Total Households Severely Overpaying 1,815 17.1 820 17.8 1 HAMFI = HUD Area Median Family Income. HUD and CA HCD use differentterminology/methodology to define Household Income, but they are roughly equivalent. The table above matches HCD’s terminology (“extremely low, very low, low”) commonly used in HE documents to HUD categories, where appropriate. Note that “moderate” refers to 80%‐120% of AMI, and thus is noted in two HUD categories accordingly.
“Overpaying” is defined as spending >30% of gross household income on housing costs. “Severely overpaying” is defined as spending >50% of gross household income on housing costs.

Source: U.S. Dept. of Housing and Urban Development, CHAS data for La Quinta, based on 2012‐2016 ACS.

A distinction between renter and owner housing overpayment is important because, while homeowners may overextend themselves financially to afford a home purchase, the owner maintains the option of selling the home and may realize tax benefits or appreciation in value.

Renters, on the other hand, are limited to the trends of the rental market.

Overpayment among the moderate and above moderate‐income categories is a reflection of current economic conditions. In addition, some owner households choose to allocate a higher percentage of their disposable monthly income on housing costs because this allocation is justified in light of investment qualities of ownership. 398 CLICK HERE to Return to Agenda
55 Table II‐26 identifies the affordable rents and purchase prices, by income category, for a one‐person household, a two‐person household, and a family of four. Affordable rental rates and ownership (mortgage) costs are generally based on 30 percent of gross income.

Table II‐26
Affordable Housing Costs by Annual Income
Income Category1 Annual Income Limit Maximum
Affordable
Monthly
Rent Payment 2
Maximum
Affordable
Monthly
Mortgage
Payment 3
Maximum
Affordable
Home
Purchase
Price4
Single‐Person Household
Extremely Low (0‐30% of AMI) $15,850 $396 $452 $58,750
Very Low (30%‐50% of AMI) $26,400 $660 $753 $97,750
Low (50%‐80% of AMI) $42,200 $1,055 $1,054 $136,900
Moderate (80%‐120% of AMI) $63,250 $1,581 $1,933 $251,100 Above Moderate (120%+ of AMI) $63,250+ Above $1,581 Above $1,933 Above $251,100 Median $52,700 $1,318
Two‐Person Household
Extremely Low (0‐30% of AMI) $18,100 $453 $508 $66,000
Very Low (30%‐50% of AMI) $30,150 $754 $847 $110,000
Low (50%‐80% of AMI) $48,200 $1,205 $1,186 $154,000
Moderate (80%‐120% of AMI) $72,300 $1,808 $2,174 $282,400 Above Moderate (120%+ of AMI) $72,300+ Above $1,808 Above $2,174 Above $282,400 Median $60,250 $1,506
Four‐Person Household
Extremely Low (0‐30% of AMI) $26,200 $655 $565 $73,450
Very Low (30%‐50% of AMI) $37,650 $941 $941 $122,200
Low (50%‐80% of AMI) $60,250 $1,506 $1,318 $171,250
Moderate (80%‐120% of AMI) $90,350 $2,259 $2,416 $313,650 Above Moderate (120%+ of AMI) $90,350+ Above $2,259 Above $2,416 Above $313,650 Median $75,300 $1,883 1  AMI = area median income. 2 Based on 30 percent of monthly income. 3 From Riverside County/City of La Quinta 2020 Affordable Ownership Housing Cost Limits. Assumes single‐person household lives in 1‐bedroom unit; 2‐person household lives in 2‐bedroom unit; 4‐person household lives in 3‐bedroom unit. 4 Converts the “Maximum Affordable Monthly Mortgage Payment” to a home value, assuming 10% down, 15‐year fixed, 4.0% interest rate, 1.25% taxes and homeowner’s insurance monthly.

Source: HCD 2020 State Income Limits
Affordability of Homeownership
Home values have generally increased in the Coachella Valley during 2013 to 2018 (see Table II‐21). Some new and fairly new homes are for sale at prices that are affordable to median and moderate‐income households (see Table II‐22). However, many homes are out of reach for lower income and many moderate households in the City. Table II‐22 shows that La Quinta has a wide range of housing values. The median housing value is $386,200. Units valued at less than $100,000, which 399 CLICK HERE to Return to Agenda
56 would be affordable to extremely low income households and very low single‐person households, comprise only 3.6% of all units in the City.Only

4.8% of ownership units are valued at less than $150,000, and only 10% of ownership units are valued at less than $200,000, which would be in the range affordable to low‐income households. Therefore, it could be challenging for extremely low, very low, low, and moderate income households to enter the homeownership market.

To expand homeownership opportunities, the City coordinates with nonprofit agencies that provide relief to low‐income residents and develop affordable ownership units, and assists with securing third party financing. The City also supports the use of affordable housing rent‐to‐own transition programs; developers who agree to set aside all or a portion oftheir units forlow‐income households can receive federal tax credits under the Low Income Housing Tax Credit (LIHTC) program, and lowerincome residents have opportunities to invest and gain equity in their homes. The City also provides interested homeowners with information about grants and otherresources available for home repairs and/or rehabilitation.

Affordability of Rental Costs
As shown previously in Table II‐26 median rent for a 1‐bedroom unit is $396;the above table shows that single‐person households in all income categories could afford a monthly rent payment of $396 or higher and, therefore, should be able to afford a 1‐bedroom unit. Median rent for a 2‐bedroom unit is $1,206; however, the table above shows that two‐ person households in the extremely low and very low‐income categories would not have enough income to afford such a unit. Median rent for a 3‐bedroom unit is $1,731; however, the table above shows that four‐ person households in the extremely low, very low, and low‐income categories would not have enough income to afford such a unit.

Hundreds of lower and moderate‐income households are served by existing affordable housing and other projects. With the market‐rate rental market essentially closed to extremely low and very low‐income households, however, it is evident that their major source of affordable housing will continue to be found through income‐restricted housing projects, housing voucher programs, accessory dwelling units, and employee/guest houses.

Overcrowding
The Bureau of the Census defines overcrowded housing units as “those in excess of one person per room average” and severely overcrowded housing units as “those in excess of 1.5 persons per room average”. 400 CLICK HERE to Return to Agenda
57 Overcrowding may occur when a family or household cannot afford adequate living space, houses extended family members, or is sharing inadequate living space with nonfamily members. When more than one family shares a housing unit it is called doubling.

Households with lower incomes may permit overcrowding to derive additional income, or there may be insufficient supply of housing units in the community to accommodate the demand.

La Quinta has 577 overcrowded and severely overcrowded housing units, which represents 3.7% ofthe total15,505 occupied units in the City.

Table II‐27 shows that 3.2 percent of the total occupied housing units were moderately overcrowded in 2018, an increase from 2.4 percent from 2009‐2011.

A higher incidence of overcrowding was experienced among the rental tenure group. Although renter households constituted only 28.2 percent of all households in the City, approximately 10.9 percent of renters experienced overcrowded conditions, with 1.6 percent of all renters experiencing severe overcrowding. In comparison, within owner‐occupied households, 0.9 percent experienced overcrowded conditions, with 0.1 percent experiencing severe overcrowding.

Table II‐27
Overcrowding
Status
Owner Renter Total Households
Number
% of
Owner Number
% of
Renters Number
% of
Total
Not
Overcrowded 11,025 99.1 3,903 89.1 14,928 96.3
Moderately
Overcrowded 86 0.8 406 9.3 492 3.2
Severely
Overcrowded 14 0.1 71 1.6 85 0.5
Total 11,125 100.0 4,380 100.0 15,505 100.0
Source:  American Community Survey 2014‐2018 5‐Year Estimates, Table B25014.

Note: Universe is total households in occupied housing units. Housing units that exceed

1.0 or more persons perroom are considered moderately overcrowded. Housing units that exceed 1.5 or more persons per room are considered severely overcrowded.

Special Populations
The state requires that the special needs of certain disadvantaged groups be addressed in the Housing Element. Selected populations with special housing needs include seniors, persons with disabilities, large families, single‐parent households, the homeless, and farm workers. 401 CLICK HERE to Return to Agenda
58 Seniors
The special housing needs of senior residents are an important concern for the City of La Quinta, since many retired persons residing in the City are likely to be on fixed low incomes. Besides affordability concerns, seniors may have special needs related to housing design and location.

With regard to housing design needs, seniors may require ramps, handrails, and lower cupboards and counters, etc., to allow greater access and mobility. They also may need special security devices fortheir homes for greater self‐protection. Seniors may also have special needs regarding location, such as the need for access to public facilities (i.e., medical and shopping) and transit. In many instances, seniors prefer to stay in their own dwellings rather than relocate to a retirement community and may need assistance making home repairs or modifications. Every effort should be made to maintain their dignity, self‐respect, safety, and quality of life.

As shown in the following table, 5,883 householders (37.9% of all householders) are 65 years or older. Senior households comprise 43.8% of all owner‐occupied units, and 23.0% of all renter‐occupied units.

Table II‐28
City of La Quinta
Senior Households by Tenure
Householder Age Owner‐Occupied Renter‐Occupied
Households %1 Households %
Non‐Senior Households
Under 65 years 6,251 56.2 3371 77.0
Senior Households
65 to 74 years 3,015 27.1 524 12.0
75 to 84 years 1,519 13.7 326 7.4
85 years and over 340 3.1 159 3.6
Subtotal, Senior
Households 4,874 43.8 1,009 23.0
Total Households 11,125 100.0 4,380 100.0
Source: American Community Survey 2014‐2018 5‐Year Estimates, Table B25007 1 differences due to rounding According to the American Community Survey, an estimated 896 seniors have incomes below the poverty level, which represents 9.0% of all seniors in the City. The 2020 federal poverty guideline for one person is $12,760. The major source ofincome for most seniors is Social Security, and the average Social Security monthly benefit is $1,503.9 Therefore, a single senior paying 30% of their monthly Social Security income on housing costs would pay $451toward housing costs.However, LaQuinta 9 Social Security Administration Fact Sheet, December 2019 Beneficiary Data. 402 CLICK HERE to Return to Agenda
59 median rents are $797 for a studio unit, and $396 for a one‐bedroom unit (most likely not a separate unit given the relative price). A two‐person senior household would have $902 available for housing costs, but median rents are $1,206 for a 2‐bedroom unit. Therefore, Social Security alone most likely cannot adequately cover housing costs in the City.

Table II‐29
Senior Incomes Below the Poverty Level
Age Group
No. of Residents with Income in Past
12 Months
Below Poverty Level
65 to 74 years 541
75 years and over 355
Total 896
Source: 2014‐2018 ACS 5‐Year Estimates, Table B17001
Apart from privately owned housing units, the City has several affordable rental options for senior living as discussed previously under rental units. They include: Seasons Senior Apartments, which offers 87 senior units in the extremely low, low, and moderate affordable price range; Seasons at Miraflores, a project completed in 2003 that supplies 118 senior units in the extremely low and very low income price range; Washington Street Apartments, which offers 140 extremely low, very low, low, and moderate income rentals (13 of these units are affordable through Section 8); and Hadley Villas Senior Apartments, an affordable project completed in 2004 that offers 79 units in the extremely low, very low, low, and above moderate income price range. Continued construction of multifamily units will aid greatly in meeting the needs of seniors currently overpaying for rental units.

Numerous senior support services are provided by various organizations, including those listed in the following table. There are also numerous privately operated assisted living facilities and home care service providers in the City and Coachella Valley.
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60 Table II‐30
Senior Resources
Organization Services Provided
Assisted living and home care
providers (various private providers)
Housing, personal care, health care, housekeeping, meals Braille Institute Coachella Valley
Neighborhood Center
Rehabilitation, enrichment classes, in‐home support for the visually impaired
La Quinta Wellness Center Health/fitness programs, social events, classes, homebound outreach, food distribution
Eisenhower Memory Care Center Adult day center for neuro‐cognitive impairments FIND Food Bank Food distribution
Hidden Harvest Food distribution
Jewish Family Services of the Desert Advocacy, case management services Riverside County Office on Aging Medical case management, counseling, transportation assistance, meals
Salvation Army Food distribution, social events, community programs Senior Advocates of the Desert Public benefits and social services assistance, emergency financial assistance
SunLine Transit Agency For seniors and disabled residents: Half‐Fare Program, Taxi Voucher Program, SunDial paratransit service, bus travel training
People with Disabilities
A “disability” is a physical or mental impairment that substantially limits one of more major life activities. Housing elements must analyze the special housing needs of people with disabilities. Senate Bill No. 812 (2011) requires that the analysis include individuals with developmental disabilities. A developmental disability is defined by Section 4512 of the Welfare and Institutions Code as “a disability that originates before an individual becomes 18 years old, continues or can be expected to continue indefinitely, and constitutes a substantial disability for that individual.” This includes intellectual disabilities, cerebral palsy, epilepsy, autism, and related conditions, but does not include other handicapping conditions that are solely physical in nature.

Physical and developmental disabilities can hinder access to housing units of traditional design, and potentially limit the ability to earn adequate income. The three major housing needs of the disabled are access, location, and affordability. Housing needs for individuals with disabilities can range from traditional independent living environments, to supervised group quarters, to institutions where medical care and other services are provided onsite. Important housing considerations for this group include proximity to public transportation, accessibility of the home and surroundings, access to medical and other public services, and affordability.
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61 Disabled persons often require specially designed dwellings to provide access not only within the dwelling, but to and from the unit. Special modifications to permit free access are very important in maintaining safety, independence and dignity. The California Administrative Code Title 24 Requirements setforth access and adaptability requirements for the physically handicapped. These regulations apply to public buildings such as government facilities and motels, and require that ramps, larger door widths, restroom modifications, etc., be designed to enable free access to the handicapped. Such standards are not mandatory of new single‐family residential construction.

A number of disabled persons receive supplemental Social Security Income and are on fixed incomes. Increasing inflation and housing costs adversely affect these individuals’ ability to secure affordable housing.

The 2014‐2018 ACS identified 4,722 persons in the City with disabilities, of which 2,484 (52.6%) were persons over the age of 65. Individuals may be affected by one or more types of disability. The second most affected age groups are residents 18 to 64 years (42.2%). The table below identifies the number of disabilities, by type,for LaQuinta residents. The most prevalent disabilities are ambulatory difficulties (26.6%) and independent living difficulties (17.8%).

Group homes are listed as residential care facilities in the Zoning Ordinance, and are permitted by right in all residential zones. There are no use‐specific standards for group homes, and they would require only a building permit for construction if occurring in a single family home environment, and with approval of a Site Development Permit if proposed as an apartment or similar multi‐family project in the higher density zones. This same requirement also applies to apartment or multi‐family project for any type of housing.
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62 Table II‐31
City of La Quinta
Number of Disabilities, by Disability Type1
Disability by Age and Type Number of
Disabilities
Percent of Total
Disabilities1
Under age 18 242 2.8
Hearing Difficulty 4 0.05
Vision Difficulty 91 1.1
Cognitive Difficulty 130 1.5
Ambulatory Difficulty 0 0.0
Self‐Care Difficulty 17 0.2
Independent Living Difficulty * *
Ages 18‐64 3,188 37.4
Hearing Difficulty 291 3.4
Vision Difficulty 413 4.8
Cognitive Difficulty 845 9.9
Ambulatory Difficulty 746 8.8
Self‐Care Difficulty 380 4.5
Independent Living Difficulty 513 6.0
Ages 65+ 5,088 59.7
Hearing Difficulty 1,024 12.0
Vision Difficulty 420 4.9
Cognitive Difficulty 548 6.4
Ambulatory Difficulty 1,530 18.0
Self‐Care Difficulty 560 6.6
Independent Living Difficulty 1,006 11.8
Total Disabilities 8,518 100.0
Total Civilian Non‐Institutionalized
Population with a Disability 4,722 1 differences due to rounding * data not provided
Source: American Community Survey 2014‐2018 5‐Year Estimates, Table S1810 The California Department of Developmental Services (DDS) implements a statewide system of community‐based services for people with developmental disabilities and their families. DDS contracts with the Inland Regional Center (IRC) in Riverside to provide and coordinate local services in Riverside County, including the City of La Quinta. IRC currently (2021) serves 172 clients who are La Quinta residents.

Facilities and services in the Coachella Valley that assist persons with developmental and physical disabilities include:
o La Quinta Wellness Center connects seniors with Riverside County Meals on Wheels, an outreach program for homebound seniors, and SunLine Transit Agency for Dial‐a‐Ride
transportation services.
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63 o Angel View, a non‐profit organization based in Desert Hot Springs, operates 19 six‐bed group homes for children and young adults with developmental and physical disabilities. The homes provide 24‐hour nursing and/or attendant care and can
accommodate 100+ individuals at a time. There are 16 homes in the Coachella Valley, including 12 in Desert Hot Springs, 3 in Palm Springs, and 1 in Thousand Palms.
o The Inland Regional Center uses person‐centered planning when developing a Consumer’s Individual Program Plan (IPP). The IPP outlines the goals developed by the Consumer and their support team, as well as the services and supports they will receive to help those goals. Many of the services/supports listed in the IPP are funded by Inland Regional Center. However, services and supports may also be provided by other agencies such as the Social Security Administration, school districts, county agencies, etc.
o Canyon Springs in Cathedral City is a State developmental center operated by DDS with 55 licensed beds for individuals with intellectual and developmental disabilities. The treatment program at Canyon Springs is designed to provide its residents with work/job training, including formal educational
opportunities and new home life and living skills. Referrals for admission are made by Regional Centers. Each person is assessed and will participate in developing and carrying out an Individual Program Plan. Residents have opportunities to participate in a variety of integrated activities in natural environments at home, at work, and in the community.
o Desert AIDS Project – Palm Springs: Dedicated to providing support, care, and treatment to people with AIDS and related illnesses and education to the general community. The Desert AIDS project serves the psychological needs of AIDS clients, provides case management, anonymous HIV testing, legal
services, a program of protection and prevention, and referral and recreational services.
o FISH of Lower Coachella Valley – Coachella: Provides 2‐3 days of emergency food for families/individuals in need. Clients may return for assistance every 14 days.
o Desert Arc – Palm Desert: A comprehensive service delivery agency for people with developmental and intellectual
disabilities; it provides programs to develop or enhance self‐help skills, life enrichment skills, and prevocational and vocational skills.
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64 o Braille Institute – Palm Desert: A nonprofit school providing daytime classes and other support programs and services for people with blindness and vision loss in the Coachella Valley.

Large Family Households
The 2014‐2018 ACS reported 1,543 households in the City of La Quinta with five or more persons, which constitutes 10 percent of all households. This represents a 17 percent increase from the 2009‐2011 ACS (1,319 households). Large‐family households generally require larger dwellings with more bedrooms to meet their housing needs, but these households often experience difficulty securing adequate housing suitable for their expanded needs due to income limitations and/or lack of adequate housing stock. Difficulties in securing housing large enough to accommodate all members of a household are heightened for renters, as multifamily rental units are typically smaller than single‐ family units.

Table II‐32 presents tenure of housing units by number of persons in the household based on 2014‐2018 ACS data. The table shows that large households are roughly equally comprised of owner occupied and renter occupied households (805 owner occupied, 738 renter occupied).

Large owner‐occupied units comprise 7.2 percent of all owner‐occupied housing, and large renter‐occupied units comprise 16.8 percent of all renter‐occupied units.

Table II‐32
Large Households by Tenure
Number of Persons in Household Owner‐Occupied Renter‐Occupied Households % Households %1
One to Four 10,320 92.8 3,642 83.2
Five 577 5.2 410 9.4
Six 228 2.0 264 6.0
Seven or More 0 0 64 1.5
Total Households with 5+ Persons 805 7.2 738 16.8
Total Households 11,125 100 4,380  100 1 differences due to rounding Source: American Community Survey 2014‐2018 5‐Year Estimates, Table B25009 Multifamily housing rental stock consists primarily of one‐, two‐and three‐bedroom units. Single family development in the Cove is made up largely of units with three bedrooms, although four‐bedroom units are also present in limited supply. As shown in Table II‐32, there are 3,284 units with 4 or more bedrooms, which exceeds the current number of large families. Citywide single‐family construction activity has created a 408 CLICK HERE to Return to Agenda
65 supply of housing for large families not available in multifamily housing, although prices for larger units tend to be affordable only to moderate and above moderate income households.

Suitable housing products forlarge families include those with sufficient bedrooms that are near childcare facilities, schools, recreational areas, and public transit. In the current housing stock, 577 units (3.7% of all units citywide) are overcrowded, and the majority (82.7%) of them are rental units. There are 332 units with 5 or more bedrooms (1.6% of total units citywide), and only 8 of them are rental units, so there may be a need for additional larger units, particularly rental units.

Given the lack of larger rental units, programs that assist large families with homeownership would be beneficial. Reduced parking standards for units with 5 or more bedrooms may also incentivize development of larger rental units. For instance, certain affordable housing developments may be granted a maximum parking ratio oftwo and one‐ half parking spaces for four or more bedrooms (La Quinta Municipal Code Section 9.60.260.E. Incentives and Concessions).

Single‐Parent Households
Single‐parent heads of household constitute a group with serious housing concerns. In general, families with single‐parent heads of household may experience a higher incidence of poverty than other household configurations.  In particular, female‐headed households can experience lower incomes, higher living expenses, higher poverty rates, and low rates of homeownership. Finding adequate and affordable housing is a high priority. Special considerations for this population include proximity to schools, childcare, employment, and health care.

Table II‐33
Single‐Parent Household Characteristics
Household Type
No. of
Households % of Total
Total households 15,505 100
Male‐headed households   747 4.8
With own children under 18   437 2.8
Female‐headed households 1,433 9.2
With own children under 18 788 5.1
Total Families, Income in the Past 12
Months Below Poverty Level 625 100
Male Householders, Income in the Past
12 Months Below Poverty Level 0 0
Female Householders, Income in the
Past 12 Months Below Poverty Level 255 40.8
Source: American Community Survey 2014‐2018 5‐Year Estimates, Table DP02; ACS 2018 Supplemental Estimates Detailed Table K201703
409 CLICK HERE to Return to Agenda
66 As shown in Table II‐33, there were 2,180 single‐parent‐headed family households in La Quinta, or 14% of all households, in 2018. Male‐headed family households comprise 4.8% of all households, and female‐headed family households comprise 9.2%. As shown in the table above, of the 1,433 female‐headed family households in La Quinta, more than half (55%) of the female‐headed households have children under age 18.

While no male‐headed households were below the poverty level in the past 12 months, female‐headed households comprise 40.8% of all families with incomes below the poverty level.

The number of single‐parent‐headed and female‐headed family households both declined compared to 2010 (2,026 single‐parent households, of which 1,461 were female‐headed). However,17.8 percent of the City’s female‐headed families live in poverty as compared to 16.1 percent in 2010.

Many single parents do not have the resources to enter the housing market as a homeowner. Although the incidence of single‐parent households below the poverty level is low (1.6% of all households) in the City, addressing the housing needs for single parents may require innovative housing solutions. Strategies need to be considered to provide more housing opportunities to these households, such as new multifamily housing, mixed‐use units, and subsidized single‐family housing. Flexible educational programs and job training services can help householders obtain higher paying jobs.

Farmworkers
Based on an analysis of farm labor and the diminishing amount of farmland in the City of La Quinta and surrounding rural areas, the need for farm worker housing has declined. Most agricultural land and farmworker housing in the Coachella Valley are located in the eastern valley in and around the communities of Coachella, Thermal, and Mecca.

While the zoning map includes a Low‐Density Agriculture/Equestrian Residential Overlay, there is no land designated specifically for agricultural uses in the City’s General Plan and zoning maps.  There are also no zoning policies or restrictions specific to farms or farmworker housing.

Based on 2014‐2018 ACS data, there were 352 persons employed in “agriculture, forestry, fishing and hunting, and mining” in the City in 2018, which constitutes 2% of the City’s civilian employed population 16 years and over (see Table II‐6). It is probable that a number of occupations classified as agricultural are related to nursery operations or landscape maintenance.
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67 Responsibility for providing housing for farm workers originally lay with the growers that employed the workers. This practice was discontinued, however, due to high costs for liability insurance and maintenance. Low income groups often need housing near work. For farmworkers, this means that housing is needed in rural, agricultural areas rather than urban areas. In the Coachella Valley, the principal housing options for migrant and local seasonal farm workers are family‐owned homes, private rental houses, second units, apartments, and mobile homes.

Farmworker housing does not appear to be a significant need in La Quinta. Nevertheless, farmworker households will benefit from rental subsidies and incentives provided by the City for developers to maintain affordable units that are available to all segments of the population.

Extremely Low‐Income Households
Extremely low‐income (ELI) households are households earning less than 30 percent of the HUD Area Median Family Income (HAMFI). The AMI for a 4‐person household in Riverside County is $75,300. ELI household incomes are defined by HCD and HUD as those earning less than $26,200. These households often face significant financial challenges to affording adequate housing and, therefore, are considered a subpopulation with special housing needs.

Table II‐34
Housing Problems for Extremely Low‐Income Households
Owners Renters Total
Total Number of ELI Households 580 870 1,450
Percent with any housing
problems* 79.3% 62.1% 69.0%
Percent with Cost Burden >30% of
income 78.4% 61.5% 68.3%
Percent with Cost Burden >50% of
income 66.4% 40.2% 50.7%
* housing problems include incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room (overcrowding), and cost burden greater than 30% of income.

Source: U.S. Department of Housing and Urban Development, CHAS, based on the 2012‐2016 ACS.

Existing Needs
According to 2012‐2016 CHAS data, there are 1,450 extremely low‐ income households (9.5% oftotal households)in La Quinta, consisting of 580 owner households and 870 renter households. Proportionally more owners (79.3%) than renters (62.1%) experience housing problems, including incomplete kitchen and plumbing facilities, overcrowding, and cost burden greater than 30% of income (overpayment).
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68 Extremely low‐income households are sensitive to unexpected changes in income and expenditures, so overpayment for housing could result in an inability to meet other important or emergency needs.

Projected Needs
To calculate projected housing needs, the City assumed 50% of its very low income regional housing need assessment (RHNA) are extremely low income households. From its very low income need of 420 units, the City has a projected need of 210 units for extremely low income households.

Many of the City’s existing and proposed very low‐income rental projects provide housing affordable to extremely low‐income individuals, couples, and families with children. Extremely low‐income households are also eligible to receive rental assistance in La Quinta through the County of Riverside Housing Authority’s Section 8 voucher program. Small ELI households may also find an affordable housing option in Single Room Occupancy (SRO) hotels, accessory dwelling units (ADUs), and guest houses. SROs are permitted in the Regional Commercial zone with a Conditional Use Permit. A guest
house/employee quarters is permitted as an accessory use in all residential zones, and can provide on‐site living quarters for a homeowner’s family members, staff, and guests. During the 2014‐2021 planning period, the City updated the Zoning Code to remove constraints to the development of ADUs. ADUs are permitted as an accessory use in all residential zones and have some flexibility regarding parking and utility requirements. SROs, guest houses/employee quarters, and ADUs may be important resources for ELI households, including seniors on a fixed‐income, single‐parents, disabled persons, college students, and low‐wage earning workers.

Homeless Persons
The Riverside County Department of Public Social Services completed a homeless count in 2020 for all cities and some unincorporated areas in the County. The Homeless Point‐In‐Time (PIT) Count is a federally mandated annual count of homeless individuals used to evaluate the extent of homelessness. The data provide a snapshot of homelessness on a particular date and time.

The 2020 PIT Count for Riverside County determined there were 3 unsheltered persons in La Quinta, including individuals living on streets or in vehicles, encampments, storage structures, or other places unfit 412 CLICK HERE to Return to Agenda
69 for human habitation.10 This represents 0.1% of the unsheltered individuals in Riverside County, and 0.5% of County Supervisory District 4 which includes the Coachella Valley and the City of Blythe. The actual number of homeless may be higher given that many individuals, particularly women and youth, remain hidden for safety or stay in locations where they cannot be seen. This represents a decrease from the County’s 2019 PIT Count (9 individuals in La Quinta). Fluctuations in the number of homeless individuals documented from year to year may be due to actual increases or decreases and/or changes in counting and surveying methods, such as increased coverage by more volunteers or enhanced promotion and awareness strategies of the overall count.

Table II‐35 describes the demographic characteristics of unsheltered people in La Quinta.
10   2020 Riverside County Homeless Point‐In‐Time Count and Survey Report, County of Riverside Department of Public Social Services, June 2020, pages 83 and 122. 413 CLICK HERE to Return to Agenda
70 Table II‐35
Characteristics of Unsheltered Individuals
in La Quinta
Number
Percent
of Total
Race
American Indian 0 0%
Asian 0 0%
Black 1 33%
White 2 66%
Multiple Races 0 0%
Native Hawaiian 0 0%
Unknown Race 0 0%
Ethnicity
Hispanic 2 66%
Non‐Hispanic 1 33%
Ethnicity Unknown 0 0%
Gender
Male 3 100%
Female 0 0%
Transgender 0 0%
Gender Non‐Conforming 0 0%
Unknown Gender 0 0%
Age
Adults (>24 yrs) 3 100%
Youth (18‐24) 0 0%
Children (< 18) 0 0%
Unknown Age 0 0%
Living Situation
Woods 1 33%
Vehicle 1 33%
Street 1 33%
Encampment 0 0%
Under Bridge 0 0%
Park 0 0%
Other 0 0%
Bus 0 0%
Abandoned Building 0 0%
TOTAL UNSHELTERED INDIVIDUALS = 3
Source: 2020 Riverside County Homeless Point‐In‐Time Count and Survey Report, County of Riverside Department of Public Social Services, June 2020, pages 83 and 122.

Particularly sensitive homeless subpopulations include veterans, the chronically homeless, those with mental health conditions and physical disabilities, victims of domestic violence, and others. The 2020 PIT Count also identified pet owners because of concerns that unsheltered individuals were not seeking shelter because they wanted to keep their pets. As shown in the following table, of the 3 unsheltered individuals interviewed in La Quinta, one had substance abuse issues, one was newly homeless, and one was a pet owner.
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71 Table II‐36
Homeless Unsheltered Subpopulations
Subpopulation Number1 Percent of Total
Substance Abuse 1 33%
PTSD 0 0%
Mental Health Conditions 0 0%
Physical Disability 0 0%
Developmental Disability 0 0%
Brain Injury 0 0%
Victim of Domestic Violence 0 0%
AIDS or HIV 0 0%
Veterans 0 0%
Chronically Homeless 0 0%
Adults Only 3 100%
Children Only 0 0%
Families with Children 0 0%
Pet Owners 1 33%
Newly Homeless 1 33%
Seniors (≥ 60) 0 0%
Jail Release (within last 12 months) 0 0% 1 Results of interviews with 3 homeless individuals.

Source: 2020 Riverside County Homeless Point‐In‐Time Count and Survey Report, County of Riverside Department of Public Social Services, June 2020, pages 83 and 122.

Emergency, transitional, and supportive housing facilities and services can serve some of the short‐  and long‐term needs of homeless individuals. Emergency shelters provide temporary shelter, often with minimal supportive services. Supportive housing is linked to support services intended to improve the individual’s ability to independently live and work in the community. Transitional housing is provided with financial assistance and support services to help homeless people achieve independent living within 24 months. Supportive and transitional housing are often in apartment‐style units. If a person or family finds themselves homeless, they may go to regional facilities provided by the county, City of Indio, or City of Palm Springs for assistance. The available homeless facilities in the Coachella Valley are listed in Table II‐37.

A recent analysis of Coachella Valley homelessness found that emergency shelter and transitional housing are not operating at full capacity; the occupancy rate was 79% in 2018 despite high rates of unsheltered single adults.11 Lower occupancy may be partially because some beds are reserved for domestic violence victims and youth rather than the general population.
11   “The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella Valley,” Barbara Poppe and Associates, November 27, 2018, page 21. 415 CLICK HERE to Return to Agenda
72 The Coachella Valley Association of Governments (CVAG), of which the City of La Quinta is a member, contracted with Path of Life Ministries to operate its Coachella Valley Housing First program that placed people in permanent housing before addressing issues such as joblessness or behavioral health. Program results were positive, with 81% of the 242 people who exited the program in the first year able to find permanent housing, and all participants who exited the program more than doubling their monthly incomes.12 In late 2019, CVAG initiated an effort to advance the goals of CV Housing First through a collaborative approach called the Coachella Valley Homelessness Engagement & Action Response Team (CVHEART).13 The program is expected to establish a formal structure for regional homelessness policies and programs, identify funding opportunities for future projects, and expand multi‐agency cooperation and participation. In addition to its own efforts to end homelessness, the City of La Quinta’s membership in CVAG will assure its continued participation in regional efforts.

The City’s zoning permits emergency shelters by right in all nonresidential districts except Village Commercial. The non‐residential zones, including Neighborhood Commercial, Community Commercial and Regional Commercial, are all located on major arterial roadways, and close to transit stops. This allows for easy access to services and transport. Emergency shelters proposed in an existing building would require no permitting other than building permits for tenant improvements (if any). If an emergency shelter were to be proposed as a new building, it would be subject to approval of a Site Development Permit, which would be approved by either the Director or the Planning Commission (Director approval is allowed for buildings under 10,000 square feet on pads within existing commercial centers). The Site Development Permit consists of a review of site plan and building design to assure compliance with the City’s development standards. A Site Development Permit, therefore, does not affect the use proposed, and emergency shelters are permitted by right. The findings for a Site Development Permit require consistency with the General Plan and Zoning Ordinance; conformance with CEQA; and compatibility of site design, landscaping and architecture to surrounding buildings. The Site Development Permit addresses only zoning standards, and does not address land use. Therefore, the use of the building is not considered, and the permit is based on an analysis of setbacks, building heights and 12   “CV Housing First Program Evaluation: Examining the Clients Served in the First Year: July 2017 to June 2018,” Health Assessment and Research for Communities, September 2018, page 55.
13   “CV Heart: A Collaborative and Regional Approach to Homelessness in Coachella Valley,” Greg Rodriguez, January 2020.
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73 parking spaces. There are no parking requirements for emergency shelters. Program H‐5.4.b. has been added to assure that emergency shelters are added to the parking table, and that parking only be required for employees. There are over 380 acres of vacant commercial land in the City (Land Use Element, Table II‐3). Transitional shelters for homeless persons or victims of domestic abuse are conditionally permitted in Regional Commercial and Major Community Facilities zoned districts.

One use that may potentially provide housing for those in need of shelter is single room occupancy (SRO) hotels. SRO hotels, as defined in the municipal code, are residential facilities that are rented on a weekly or longer basis that may or may not have private bathroom and kitchen facilities. SRO hotels are conditionally permitted in Regional Commercial zoned districts.
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74 Table II‐37
Coachella Valley Homeless Shelter Resources
Shelter Name Type of Shelter City Clientele or Needs
Served
Number
of Beds
Martha’s Village and Kitchen Emergency Indio General 120 Shelter From The Storm Emergency Palm Desert Domestic Violence 20 County of Riverside, Desert
Healthcare District and
Foundation1
Emergency
(seasonal)
Cathedral City,
Palm Springs,
Desert Hot
Springs
General 90 (30 in
each city)
Operation Safe House Emergency
/Transitional
Thousand Palms Transitional: youth,
young adults
20/15
Path of Life Ministries Inc. Emergency/
Rapid Rehousing
Undisclosed –
Coachella Valley
General 12/2
Coachella Valley Rescue
Mission
Emergency/
Rapid Rehousing
Indio families with children,
individuals
300/18
Desert AIDS Project Permanent Palm Springs HIV/AIDS 80
Desert Horizon Permanent Desert Hot
Springs
Jewish Family
Services
18 Desert Vista Permanent Palm Springs Jewish Family
Services
40 Desert Vista Permanent
Supportive Housing Expansion
(new in 2018)
Permanent Palm Springs Disabled Men and
Women
35 Riverside University Health
System – Behavioral Health
Permanent Cathedral City Behavioral Health 25
Episcopal Community Services Permanent Scattered Site – Coachella Valley
Persons With
Disabilities and
Chronically Homeless
40 Shelter Plus Care TBRA Permanent Indio Persons With
Disabilities/ Mentally
Ill
23 Source: “The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella Valley,” Barbara Poppe and Associates, November 27, 2018, Appendix 3.   1 dhcd.org.

FAIR HOUSING
The California Fair Employment and Housing Act generally prohibits housing discrimination with respect to race, color, religion, sex, gender, gender identity, gender expression, marital status, national origin, ancestry, familial status, source of income, disability, genetic information, or veteran or military status. AB 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.
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75 Under state law, AFFH means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
The City has completed the following:

1. Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing Opportunities throughout the Community for Protected Classes (applies to housing elements beginning January 1, 2019).

2. Conduct an Assessment of Fair Housing, which includes summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge to identify fair housing issues, and an assessment of the contributing factors to the fair housing issues.

3. Prepare the Housing Element Land Inventory and Identification of Sites through the lens of Affirmatively Furthering Fair Housing.

To comply with AB 686, the City has completed the following outreach and analysis.

Outreach
As discussed in the Public Participation section of this Housing Element, the City focused its outreach efforts on community and stakeholder workshops, study sessions, information disseminated through the City’s website, electronic mail notifications, and public hearings.

The community and stakeholder workshops consisted of a Planning Commission presentation (December 8, 2020), a City Council update (December 15, 2020), a Housing Commission presentation (January 12, 2021) a Joint Planning Commission and City Council Study Session presentation (August 3, 2021) and a public workshop (January 13, 2021) attended by more than 15 community members. The City received a variety of comments at these workshops, including:
 Concerns about how to address overpayment by both owners and renters.
 Concerns regarding whether short term vacation rentals are impacting the availability of housing for permanent residents.  Assuring that land inventory sites are provided for all types of housing.
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76  The difficulty of financing new projects, which now require two or three times as many funding sources as in the past.
 Assuring that development standards, fees and processing times reflect the needs of affordable housing projects.

Workshop invitations were sent to local and regional development entities, advocacy groups, and interested parties via email. In addition, workshops were advertised on the City’s website, social media, and in email blasts to the City’s extensive resident email list. Once certified by HCD, the Housing Element Update will be presented in public hearings before both the Planning Commission and City Council, with the documents available for public review at City Hall and on the City’s website.

Assessment of Fair Housing
California Government Code Section 65583 (10)(A)(ii) requires the City of La Quinta to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. The 2021 California Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) Opportunity Areas rate resource levels based on access to effective educational opportunities for both children and adults, concentration of poverty, environmental pollution, and employment levels and proximity to jobs, among others. High and highest resource areas are those with high index scores for a variety of educational, environmental, and economic indicators. Moderate resource areas have access to many of the same resources as high and highest resource areas but may have fewer educational opportunities, lower median home values, longer commutes to places of employment, or other factors that lower their indices for educational, environmental, and economic indicators.

As shown in Exhibit II‐14 TCAC Opportunity Areas, the majority of the urban area in the City is considered “High Resource”. Portions along the northern and western boundaries are considered “Highest Resource”, and one area on the eastern boundary adjacent to the City of Indio and unincorporated Riverside County is considered “Moderate Resource”.

The southern end of the City is considered “High Segregation & Poverty”. Areas of high segregation and poverty are those that have an overrepresentation of people of color compared to the County, and at least 30% of the population in these areas is below the federal poverty line ($26,500 annually for a family of four in 2021). Within the City and surrounding jurisdictions, TCAC and HCD designated portions of the City of Indio as “Low Resource,” which have the most limited access to all resources.
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78 Integration and Segregation Patterns
To assess patterns of segregation and integration,the City analyzed four characteristics: race and ethnicity, income, disability, and familial status.

Race and Ethnicity
The diversity index was used to compare the racial and ethnic diversity within the City and surrounding communities. Diversity Index ratings range from 0 to 100, where higher numbers indicate higher diversity among the measured groups. As shown in Exhibit II‐15 Diversity Index, the City exhibits a range of diversity ratings. The Cove and Village area, the southern end of the City, the area just north of Highway 111, and an area on the eastern boundary adjacent to the City of Indio and unincorporated Riverside County have relatively high diversity (70‐85).

Portions ofthe northwestern and southeastern City have lower diversity (below 40). The remaining areas are rated mid‐range (40‐70) on TCAC’s diversity index. The surrounding areas have comparable diversity ratings as La Quinta, though areas of higher diversity are found in City of Indio to the east. According to the 2015–2019 American Community Survey, over half (57.3%) of La Quinta residents identify as White, non‐Hispanic, whereas over half (64.2%) of the Indio residents to the east identify as Hispanic. The City of La Quinta can be viewed as a demographic transition point from the west to east Coachella Valley, with the proportion of White, non‐Hispanic population between those in Indio (34.7%)to the east and Bermuda Dunes (58.5%)to the north, Palm Desert (66%) and Indian Wells (88.1%) to the west.

The southern end of the City falls in part of a larger area designated a TCAC Area of High Segregation and Poverty in 2020 and 2021, and is also in Tract 456.05, which is designated a racially or ethnically concentrated area of poverty (R/ECAP) by HUD (2009‐2013) (Exhibit II‐17). However, these designations are most likely not true for this part of the City due to data granularity reasons, as analyzed in detail below. This area, as part of Census Tract 456.05, is in a Hispanic Majority Tract with a predominant gap >50% between Hispanic and other race/ethnicity groups (Exhibit II‐16). More urban areas in the City fall in White Majority Tracts (predominant gap >50%). Similarly, much of the lower diversity areas in the Cities of Indian Wells and Palm Desert are also in White Majority Tracts.
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81 A close examination of the HCD AFFH maps and the R/ECAP area in La Quinta reveals that the designation is least likely due to demographics within the area, but rather its location in Census Tract 456.05, which spans a large area of unincorporated Riverside County in the east Coachella Valley. As shown in Exhibits II‐16 and II‐17, from a data granularity perspective, the R/ECAP and Hispanic Majority Tract designations cover the entire Tract 456.05 and do not tell any difference within the tract. Similarly, the Area of High Segregation and Poverty (2020 and 2021) designations are specific to Block Group 4 under Tract 456.05 which covers more unincorporated Riverside County area than La Quinta City area (see Exhibit II‐20b). The area in La Quinta under R/ECAP designation is roughly bounded by Avenue 60 on the north, and consists of vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a retirement community. Based on local knowledge and property values at Coral Mountain and Trilogy, this area of the City is not an area with concentrated poverty. This area will be further analyzed in Income subsection below for any potential for segregation and concentration of poverty.

HCD has not published the adjusted Racially Concentrated Areas of Affluence (RCAA) methodology for California as of August 2021. While no data has been released on RCAA, the national metric may be referenced for general considerations here: RCAA is defined as census tracts where 1) 80% or more of the population is white, and 2) the median household income is $125,000 or greater (slightly more than double the national the median household income in 2016). As shown in Exhibit II‐18, Census Tract 456.08 along the eastern City boundary (roughly between Avenue 54 and Avenue 60) has a median income greater than $125,000. Census data reveals that this tract has 89.6% white population that is not Hispanic. The area may have the potential to be a RCAA. While another area to the north also has a median income greater than $125,000, it is in a tract with fewer than 80% white, non‐ Hispanic population and may not qualify as a RCAA. While introducing various housing choices may alleviate the potential RCAA situation in these areas, they are mostly built out with retirement communities and offer very limited opportunities for education, employment, services/amenities, and transit. Therefore, the City has prioritized providing more affordable housing in areas that offer ample opportunities to meet the needs of lower‐income households.

Income
The City also assessed the concentrations of households below the poverty line across the City to analyze access to adequate housing and jobs. As shown in Exhibits II‐18 and II‐19, the bulk of the City has a very low percentage of residents (less than 10%) who fall below the poverty 425 CLICK HERE to Return to Agenda
82 line ($26,500 for a family of four in 2021), and the central and northern portions of the City as well as the southern Cove area have a low percentage (10%‐20%) of residents below the poverty line. Note that the southern end of City, as part of Tract 456.05 that is designated as R/ECAP, shows a higher percentage (38.2%) of residents below the poverty line, but this percentage represents the entire tract rather than just the portion in La Quinta.
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86 The poverty status trend saw some minor changes from 2014 to 2019.

The percentage of residents who fall below the poverty line in the northern Cove and Village area and an area on the eastern City boundary (north of Avenue 54) have lowered over time from 10‐20% to below 10%, while the percentage in the northern City increased from below 10% to 10‐20%. The southern end of City as part of Tract 456.05, showed 42% of residents below the poverty line in 2014, though this percentage captures the entire tract and does not specifically indicate any change within the La Quinta area.

The HUD Low to Moderate Income Population maps at Tract and Block Group levels (Exhibit II‐20a and b) illuminate how data granularity affects interpretation. The map in Exhibit II‐20a at tract level is less detailed/refined, showing the percentage of low to moderate income population for entire census tracts; in contrast, the map in Exhibit II‐20b has a finer resolution at block group level, showing the percentages for each block group, which is a smaller geographical unit than the census tract. Census Tract 456.05 consists of a portion of City of La Quinta which includes vacant land, a private golf club and a private retirement community, and rural agricultural communities in unincorporated Riverside County. The southern end of La Quinta is part of Block Group 4 of Census Tract 456.05. Block Group 4 shows 42% of low‐moderate income (LMI) population, whereas Tract 456.05 shows 79% of LMI population. This gap in percentage of LMI population can be attributed to the demographical difference between the La Quinta portion and the remaining unincorporated County area. The larger unincorporated County area skews the percentage of LMI population to the higher side.

This phenomenon also occurs in the Predominant Population map (ExhibitII‐16), which shows the entire Census Tract 456.05, including the southern La Quinta area, as a Hispanic Majority Tract with a predominant gap >50% between Hispanic and other race/ethnicity groups. This contradicts local demographic knowledge of this area, as there is no evidence showing a significantly higher ratio of Hispanic population than surrounding areas in the City.

In summary, while currently available data are not specific to the southern end of the City of La Quinta and are inconclusive on the area’s potential for segregation and concentration of poverty, based on local knowledge and judgment, the area in southern La Quinta is least likely to experience segregation based on race/ethnicity or low income, or qualify as an Area of High Segregation and Poverty or R/ECAP.

As shown in Table II‐16 of this Housing Element,the City of La Quinta has a vacancy rate of 7.4% for rental units and 5.0% for ownership units. 430 CLICK HERE to Return to Agenda
87 Correcting for seasonal or recreational units, which are considered vacant by the Census but are not available or used for permanent occupancy, the overall vacancy rate is 6.5%. These vacancy rates are quite low and may indicate limited room for mobility and high demand for affordable units.
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90 Disability
According to the 2015‐2019 ACS, the City of La Quinta has a low percentage of population with a disability, with the majority of areas in the City being 10%‐20% and some areas being below 10%. Compared to the 2010‐2014 ACS, the northern Cove and Village area now have a lower percentage (<10%)than in 2014 (10%‐20%). Small portions on the northern City boundary show a higher percentage of population with a disability (10%‐20%) compared to 2014 (<10%), though such data represent the entire Tract 452.14 which also covers part of Bermuda Dunes. Given the overall low percentages of population with a disability and limited space/time variation in the City of La Quinta, the population with a disability appears to be integrated in all communities such that they have equal access to all housing and economic opportunities. The City has a no‐fee application process for reasonable accommodation, and assisted more than double the disabled residents between 2014 and 2020 (from 91 to 188 residents) in Housing Authority owned properties.

The City’s Municipal Code Section 9.60.320 establishes a procedure for reasonable accommodation application, review and appeal processes, during which the City shall provide assistance to ensure an accessible process. The City will continue to refer lower income households to Riverside County for home repair grants, which can provide up to $6,000 for repairs including a handicapped ramp (Program H‐4.4.c).

Familial Status
The 2015‐2019 ACS reveals that the City of La Quinta has relatively few single‐person households (<20% in most areas) and a higher percentage of couple households (>40% exceptin the mid‐Cove area and a small area in the southeast corner). The percentage of children in married‐couple households is at least 40% throughout the City except for a small area in the northeast corner. The mid‐Cove area, the area south of Highway 111, and the southern end of City see slightly higher percentage of children in female‐headed single‐parent households (20%‐40%). Note that data for the southern end of City may not be representative as it is based on the entire tract which may have different demographics than the City area. The household makeup of the City suggests there is likely demand for units with at least two bedrooms for family and non‐family households.

Assessment and Actions
Given the factors discussed above, there is no evidence of segregation based on disability in the City, but there is potential for segregation based on income and opportunity to improve racial integration within La Quinta. As shown in Exhibits II‐18 and II‐19, the concentrations of lower income households are not limited to La Quinta. The City of Indio 434 CLICK HERE to Return to Agenda
91 to the east has an areas with over 40% population living below the poverty line, which is more concentrated than all surrounding areas.

Areas with 30%‐40% population living below the poverty line are seen in the cities of Cathedral City, Palm Springs and Desert Hot Springs to the west, and the City of Coachella to the east, as well as unincorporated Riverside County areas. With a median income higher than the state level in 2019 ($77,839 in La Quinta; $75,235 in California, 2015‐2019 ACS), the City is not considered disadvantaged economically (median income is 80% or less than the statewide average), although certain areas in/around the Cove and Village area and south of the Highway 111 are below the threshold. Concentrations of households with similar incomes may indicate a uniform development pattern and need for more varied housing stock. If availability and distribution of affordable housing are improved, it will encourage a more economically diverse community.

As shown in Exhibit II‐21, Job Proximity Index, the majority of the City is rated with medium proximity to employment opportunities (Jobs Proximity Index between 40 and 80). One area along the eastern City boundary north of the Highway 111 and the bottom of the Cove area have lower Jobs Proximity Index scores of 19‐35. Two areas in the western City have high Jobs Proximity Index scores (>80). In contrast to the TCAC Opportunity Areas (Exhibit II‐14), this suggests that access to jobs is not the single driver behind the concentration of lower income households, but rather the type of jobs and housing available and other socioeconomic factors.

The City completed the La Quinta Village Build‐Out Plan and EIR in 2017.

The Village area is generally located north and south of Calle Tampico, east of Eisenhower Drive and west of Washington Street, and north of Avenue 52. Projects in the Village area are encouraged to implement the standards and incentives of Municipal Code Section 9.140.090, the mixed use overlay, which encourages development on lot assemblages or lots greater than one acre. The mixed use overlay was introduced in 2016 to facilitate the development of mixed use projects that include both multifamily residential and commercial components. Per Section

9.140.090.F, mixed use development can benefit from density bonuses, modified parking requirements, expedited permit processing, and fee reductions. The City also amended and completed Affordable Housing Overlay (AHO) regulations in ordinances passed in 2016 and 2019. The City intends to apply the Affordable Housing Overlay to all sites identified in the Vacant Land Inventory (Program 1.1.b.), including sites in the Village area and along the Highway 111 corridor. These measures are expected to expand housing options and foster a more economically diverse community.
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92 The City was awarded an Active Transportation Program (ATP) Cycle 3 Grant for “La Quinta Village Complete Streets – A Road Diet Project” in the amount of $7,313,000. This project included the construction of five new roundabouts in the LaQuinta Village where pedestrian, bicycle, golf cart, and automobile traffic exist. The new roundabouts will help accommodate non‐vehicular traffic, making roadways safer and more accessible to pedestrians and bicycles in the La Quinta Village. The project also reduced four traffic lanes to two lanes along Calle Tampico and Calle Sinaloa from Eisenhower to Desert Club Drive, and along Eisenhower from Calle Tampico to Calle Sinaloa. This area will be used as space for designated bike and golf cart lanes. The reduced lanes and crosswalks added midblock will provide pedestrians with safer access to Civic Center Park, Old Town La Quinta, and the Benjamin Franklin Elementary School.

The City recognized the impacts on small businesses due to the COVID‐ 19 pandemic, and established a $1.5 million COVID‐19 Small Business Emergency Economic Relief Program. The Program helps provide small businesses with emergency cash flow in the form of zero percent interest loans of $5,000 to $20,000, and up to $500,000 exclusively for restaurants that were open for pickup and delivery orders in the City.

La Quinta residents had access to rental assistance through United Lift, a rental assistance program coordinated between Riverside County, United Way of the Inland Valleys, and Lift To Rise. The program goal was to keep 10,000 families and residents housed. The program provided $33 million in rental assistance between June and November 2020. Eligible recipients were renters in Riverside County with a current lease agreement who are either individuals or families earning 80 percent or below of the area’s median income, or who can document a loss of income due to COVID‐19 economic impacts, leaving them unable to make their rent.
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94 Access to Opportunity
The City reviewed TCAC Opportunity Areas identified in Exhibit II‐14, and identified one inaccurate designation: the southern end of the City is categorized as “High Segregation & Poverty” by TCAC/HCD, which includes vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a retirement community. As discussed above, this portion of the City falls in census tracts (456.05 and 456.09) that consist of primarily agricultural/rural communities in the unincorporated Riverside County, and the census‐tract‐based designations and data do not accurately reflect the portion in La Quinta. This area has large vacant parcels with potential for housing development, and is zoned for commercial and residential developments at various densities.

In addition to the Composite Score of TCAC Opportunity Areas shown in Exhibit II‐14, the City also analyzed individual scores for economic, education and environmental domains. Most of the City scores in the highest range (>0.75) which indicates more positive economic outcome.

The southern end of City, lower Cove area, and a portion just north of Highway 111 score slightly lower(0.50‐0.75)in the economic domain. The upper Cove, Village and area just north, as well as small areas along the eastern City boundary score lower (0.25‐0.50), which indicates relatively less positive economic outcome. Areas identified with less positive economic outcome are found in the adjacent cities ofIndio, Indian Wells, Palm Desert and census designated place of Bermuda Dunes. Areas identified with less positive economic outcome (<0.25) are seen in the cities ofIndio, Coachella and unincorporated communities in the eastern valley. The area north of Highway 111 scores in the highest range (>0.75) which indicates more positive education outcomes, and the west side of the City scores slightly lower (0.50‐0.75). The eastern City is identified with less positive education outcomes (<0.25), which is also seen in portions of the cities of Indio and Coachella, as well as the unincorporated eastern Coachella Valley. There is no data on environmental domain for the Cove area and an area in the eastern City roughly between Avenue 54 and Avenue 60. Most of the City falls in the highest score range (0.75‐1) which indicates more positive environmental outcomes. The southern end of City (in Census Tracts 456.05 and 456.09) is identified with less positive environmental outcomes (<0.25). Similar to other HCD data, the environmental domain score is also based on census tracts and may not represent the City portion accurately. The eastern Coachella Valley in general, except portions of the cities of Indio and Coachella, is identified with less positive environmental outcomes (<0.25).
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95 The Cove area is surrounded by the Santa Rosa Mountains on three sides, and the only access to the local and regional roadway network is on the north. This topographical constraint results in further proximity to jobs the further down the Cove the area is,(Job Proximity Index score decreases from 40‐60 to <20). The east side of the City generally has medium proximity to jobs (Job Proximity Index score between 40‐60).

As noted, the City encourages mixed‐use development in the Village area, which is directly north of the Cove, in the La Quinta Village Build‐ Out Plan adopted in 2017. Future development and redevelopment in the Village will improve job proximity in the Cove area. Comparing Exhibit II‐21, Jobs Proximity Index to Exhibits II‐18 through II‐20 reveals that concentration of lower income households is not directly related to job proximity. These findings confirm the following trends:

1. Jobs that are near housing may not meet the needs of the residents located there, creating a jobs/housing imbalance and lower job proximity.

2. Someone may be able to both work and live in an area with a high concentration of jobs; however, they may still only be able to access positions with low wages and find it hard to afford housing costs.

Existing affordable housing projects in the City of La Quinta range from apartments to single‐family homes. According to the City’s AB 987 database, as of July 8, 2020, there are 400 affordable single‐family ownership units with two to five bedrooms. These units are dispersed in various neighborhoods in the western, central and northern City. The eastern and southern City consists primarily of private resorts and golf clubs. There are 28 affordable single‐family rental units as of July 8, 2o2o, all of which have three bedrooms. These units are located in and around the Cove area.

Additionally, there are nine affordable multi‐family housing complexes offering a total of 912 affordable multi‐family rental units,14 including HUD apartments, Section 8 apartments, public housing apartments, non‐profit senior and family low‐income apartments, and Low‐income tax credit apartments (LIHTC).15
Villa Cortina Apartments provides 116 moderate income restricted rentals. Seasons At La Quinta is a Low‐Income Housing Tax Credit (LIHTC) apartment and provides 87 extremely low, low, and moderate 14   Affordable Housing Program, Single‐Family Rental Units and Multi‐Family Rental Units, City of La Quinta, updated July 8, 2020.   15   LowIncomeHousing.us, accessed June 1, 2020. 439 CLICK HERE to Return to Agenda
96 income apartments for seniors only. These two projects are located adjacent to the Village area near Calle Tampico & Washington Street.

Residents have walking access to the various retail, dining and services in the Village area, as well as La Quinta Library, Civic Center Park and La Quinta Museum. The DSUSD Adams State Pre‐School and John Adams Elementary School are located to the west within walking distance, and Benjamin Franklin Elementary School is located approximately 1/3‐mile away to the west. Bus stops at Calle Tampico & Washington Street are served by SunLine Transit Agency’s Route 7.

There are five affordable housing projects south of Highway 111 between Washington Street and Jefferson Street. Hadley Villas (79 extremely low to low income one‐bedroom villas) and Seasons At Miraflores La Quinta (116 extremely low and very low income one‐  to two‐bedroom apartments) are dedicated to seniors.  Aventine Apartments (20 low and moderate income units), Wolff Waters Place (216 green‐built one‐ to four‐  bedroom apartments for extremely low to moderate income households), and Coral Mountain Apartments (174 low and moderate income units) are open to all ages. These projects have close proximity to various retail, grocery, dining and services in the Highway 111 corridor, which also offers ample employment opportunities with a variety of commercial developments. La Quinta Park and La Quinta High School are located north of Highway 111 on the other side of Coachella Valley Stormwater Channel. Amelia Earhart Elementary School and John Glenn Middle School are located approximately 1.2 miles to the north. The area is well served by Bus Routes 1, 1X and 7 and bus stops are within walking distance of these communities.

In the northern City, Vista Dunes Courtyard Homes provides 80 one‐ to three‐bedroom apartment units affordable to extremely low to low income households. A LEED Platinum certified community, the project provides a swimming pool, playground, basketball court, and large community multipurpose room. Pioneer Park (with a dog park) and Desert Pride Park are located across Miles Avenue to the south. There are two day care centers across Adams Street to the east. Amelia Earhart Elementary School and John Glenn Middle School are located approximately 2/3‐mile to the east, and La Quinta High School at similar distance to the southeast. The project is less than a mile north of the Highway 111 corridor. The project is served by SunLine Bus Route 7 with stops at Miles Avenue & Adams Street.

Washington Street Apartments is located in the northwestern corner of the City and provides 140 units for extremely low, very low, low, and moderate income seniors. The City of Palm Desert Joe Mann Park is 440 CLICK HERE to Return to Agenda
97 within walking distance to the northwest, as well as neighborhood serving plazas at Washington Street&Hovley Lane. The projectis served by SunLine Bus Route 7 with stops just north on Washington Street.

Within a half‐mile radius of the project, James Monroe Elementary School is located to the northeast, Colonel Mitchell Paige Middle School and Horizon School to the south, Montessori School of the Valley campuses to the west.

None of the currently affordable single‐family rental units are at risk of losing affordability restrictions during or within 10 years of the planning period. Some of the single‐family ownership units are at risk of losing affordability restrictions during the next planning period, and monitors sales to encourage preservation of these units. As shown in Table II‐52, there are no rental units atrisk of conversion during the planning period.

In addition to planned and pending affordable housing projects described in the Land Inventory (Tables III‐47 & III‐48) of this Housing Element, the City will establish a program to encourage accessory dwelling units (ADUs) and Junior ADUs as described in Program H‐2.1.a and assess their effectiveness in expanding housing choices in the highest resource areas.

Disproportionate Housing Need and Displacement Risk
The AFFH Guidance for All Public Entities and for Housing Elements (April 2021 Update) defines ‘disproportionate housing needs’ as ‘a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area.’ Disproportionate housing needs may include things like overcrowding, overpayment, housing conditions disproportionately affecting protected classes, including displacement risk.

Overcrowding
As discussed under Housing Needs (Table II‐27), overcrowding is not a significant issue in the City of La Quinta. As of the 2014‐2018 ACS, 3.7% of all occupied units in the City are considered overcrowded, which include primarily renter units (82.7%, 477 units) rather than owner units (17.3%, 100 units). 10.9% of all renter households experience overcrowding. The overall overcrowding rate (3.7%) in La Quinta has increased from 2.3% in 2014; specifically, overcrowding has improved slightly for owners but worsened for renters. Compared to an overcrowding rate of 6.9% in the Riverside County (2018), overcrowding in La Quinta is less significant. 441 CLICK HERE to Return to Agenda
98 The renter overcrowding rate (10.9%) is only slightly lower than that of the County (11.8%). Households with lower incomes may permit overcrowding to derive additional income, or there may be insufficient supply of housing units in the City to accommodate the demand, especially rental units.Unit size and affordability can be key contributors to overcrowding, and the City may need more affordable rental units of various sizes to meet the need of the community.

Homelessness
In 2020, there were 3 unsheltered homeless persons in La Quinta according to the PIT Count for Riverside County. The City allows homeless shelters in the Regional Commercial and Major Community Facilities zones with a conditional use permit. Single‐room occupancy units are also conditionally allowed in the Regional Commercial zone in the City. Program H‐5.4.a and H‐5.4.b commit the City to bring its Zoning Ordinance in compliance with AB 101 for Low Barrier Navigation Center requirements on homeless shelters, and with state law for emergency shelters, transitional and supportive housing.

Overpayment
The median rent in La Quinta can be out of reach for lower income households with two or more persons; however, as shown in Exhibit II‐ 22, La Quinta has less prevalent overpayment by renters (<60% of renter households City‐wide) in 2019 compared to surrounding jurisdictions, which have areas with over 60% of renter households overpaying.

Overpayment is considered a chronic issue that needs to be addressed both locally and regionally. As is shown in Table II‐25 (Overpayment by Income Category and Tenure), as of the 2012‐2016 CHAS, between both renters and owners, 71.4% of lower income households in La Quinta pay at least 30% of their income toward housing costs. Regionally, overpayment among renters is especially prevalent (>80%) in the north side of the City of Palm Springs, south side of Desert Hot Springs, and adjacent unincorporated areas of Riverside County as well as the south side of the City of Coachella.

The overpaying rate more than doubles for lower‐income owners (76.2 percent) than that of all owner households (36.5%). Overpayment increases the risk of displacement for residents who are no longer able to afford their housing costs. Geographically speaking, overpayment among homeowners is more prevalent than among renters in the City of La Quinta, although the reverse is true for the region. As shown in Exhibit II‐23, most of La Quinta has a homeowner overpayment rate between 40%‐60%, and the area north of Highway 111 has a lower overpayment rate below 40%. Regionally, overpayment among 442 CLICK HERE to Return to Agenda
99 homeowners is below 80% except a small area in the City of Coachella, and areas with between 60%‐80% homeowner overpayment are found in the cities of Rancho Mirage, Cathedral City, Palm Springs, Desert Hot Springs and the adjacent unincorporate Riverside County area as well as the City of Coachella. The City has included Programs H‐1.1.a, H‐2.1.b, H‐

2.3.b to incentivize development of affordable housing and has included an action in Program H‐5.2.a to connect minority populations to lending programs for homeownership.
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Substandard Housing Conditions
In La Quinta, less than a third (28.6%) of the housing stock is older than 30 years, and less than 5%  is over 50 years old. Older homes are typically found in the Cove area. After 30 years homes generally require major rehabilitation, such as a new roof or updated plumbing.  As discussed earlier, a 2007 City‐wide housing conditions survey found that the majority of 59 units in need of minor or moderate rehabilitation were in the Cove area. The Code Compliance staff track property maintenance and planned for a housing conditions survey in fiscal year 2021/2022. The repair costs can be prohibitive such that the owner or renter live in unhealthy, substandard housing conditions or the renter is displaced if the house is designated as uninhabitable and the owner does not complete repairs. To prevent these situations, the City offers programs that assist homeowners and apartment complex owners with home maintenance and repair costs. Homeowners interested in reducing their utility bills through upgrades now have an alternative to tapping their mortgage for home equity loans. Through partnership with the City of LaQuinta, HEROand Ygrene offer a wide array of home energy products at low‐fixed interest rates with flexible payment terms of up to 20 years (see Programs H‐4.4.a through H‐4.4.d).

Mortgage Loan Indicators
Data related to home loan applications is made available annually through the Consumer Financial Protection Bureau, through the Home Mortgage Disclosure Act(HMDA). The data is organized by census tracts rather than local jurisdictions, and thus the following analysis is based on census tracts located entirely within the City of La Quinta (451.09, 451.10, 451.20, 451.2116, and 456.08). Among first mortgage loan applications originated in La Quinta in 2020, 74.3% were made to white applicants. For19.9% of loans issued,race data was not available. Among first mortgage loan applications originated in La Quinta in 2020, Asian (39, 1.8%), Black or African American (30, 1.4%), American Indian or Alaska Native (6, 0.3%) and Native Hawaiian or Other Pacific Islander (5,

0.2%) homebuyers received a small percentage of total mortgage loans.

The percentages of originated loans for white, Asian and Black or African American groups are lower than the corresponding race distribution of LaQuinta. Considering the 19.9% of loans with unavailable data on race and geographical area covered in the analysis, the pattern is largely consistent with the City‐wide race distribution. HMDA data combines data on Hispanic or Latino identity within other race categories; approximately 10.3% (224) of 2,181 originated loan 16   The northeast corner of Tract 451.21 is located in City of Indio, which consists of a gas station and convenience store. These commercial properties do not affect home mortgage data.
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applications went to borrowers identifying as Hispanic or Latino. The majority (239, 68.5%) of the 349 first mortgage loan applications that were denied were denied to white applicants (including 30 borrowers that also identified as Hispanic or Latino). Nine (2.6%) applications were denied to Asian borrowers, five (1.4%) were denied to borrowers identified as Black or African American, three (0.9%) were denied to borrowers identified as American Indian or Alaska Native and one (0.3%) were denied to Native Hawaiian or Other Pacific Islander borrowers. For 82, or 23.5% of denied loan applications, race data was not available. The racial distribution in denied applications are roughly proportionalto that in originated loan applications, except for the variations in American Indian or Alaska Native and Native Hawaiian or Other Pacific Islander groups due to small numbers of applications. Therefore,the denied loan distribution is considered largely consistent with the City‐wide race distribution.

In 2019, the origination rate to white applicants was higher than in 2020, with 77.1% of the 1,222 first mortgage loans originated for home purchases going to white residents. Black (1.6%, or 20 loans) residents had a marginally higher share of loans originated in 2019 as compared to 2020, while Asian (1.1%, or14 loans) had a somewhatlower share of loans originated in 2019 as compared to 2020. The origination rates for American Indian or Alaska Native (0.2%, or 2 loans) and Native Hawaiian or Other Pacific Islander (0.1%, or 1 loan) groups in 2019 were marginally lower than in 2020. Race data was not available for 17.9% of first mortgage loans originated. Of the 262 first mortgage loans that were denied in 2019, 74.0% were denied to white applicants (194 loans, including 26 borrowers that also identified as Hispanic or Latino). Seven (2.7%) applications were denied to Asian borrowers, three (1.1%) were denied to borrowers identified as Black or African American.

Approximately 10.6% of loans originated and 11.8% of loans denied were for applicants who identify as Hispanic or Latino, though these loans are also counted within other race categories. As described in Policies H‐1.4 and H‐5.5, the City will strive to ensure equal access to lending programs for people in all segments of the population and prevent any discriminatory practices based on race, color, national origin, religion, sex, age, or disability.
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Displacement Risk
The Urban Displacement Project (UDP) is a research and action initiative of the University of California Berkeley and the University of Toronto.

UDP conducts community‐centered, data‐driven, applied research toward more equitable and inclusive futures for cities, and contributed the Sensitive Communities map to HCD’s AFFH Data Viewer.

Communities are designated sensitive if “they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost.” The following characteristics define vulnerability:
 Share of very low‐income residents is above 20%; and
 The tract meets two of the following criteria:
o Share of renters is above 40%,
o Share of people of color is above 50%,
o Share of very low‐income households (50% AMI or below) that are severely rent
burdened households is above the county median,
o They or areas in close proximity have been experiencing displacement pressures (percent change in rent above
County median for rent increases), or
o Difference between tract median rent and median rent
for surrounding tracts above median for all tracts in
county (rent gap).

The Sensitive Communities – Urban Displacement Project map (Exhibit II‐24) shows that two areas in the City are designated as vulnerable: the northern Cove area (Tract 451.20) and a small area in southeastern City (part of Tract 456.09). Tract 451.20 has 25%‐50% low to moderate income (LMI) population (Exhibit II‐20a), but the Village area (Block Group 3 in Tract 451.20) has 50%‐75% LMI population, higher than the average tract (Exhibit II‐20b). Sites 2 & 3 in the Vacant Land Inventory (Table II‐50) are located within Block Group 3 of Tract 451.20 which will increase affordable housing supply in this area and help alleviate displacement risks for lower income households.

The entire Tract 456.09 is designated as vulnerable, which spans large areas in the City of Coachella and unincorporated County and only a tiny portion in the City of La Quinta. As shown in Exhibit II‐24, the portion within La Quinta consists of vacant land only, and is thus not considered a sensitive community nor subject to displacement.
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Enforcement and Outreach Capacity
The City enforces fair housing through periodical reviews of its policies and code for compliance with State law and investigation of fair housing complaints. The City of La Quinta regularly updates their policies and codes to reflect changes in State law. The City is set to meet housing element deadlines through efforts from both staff and consultants. The City will prioritize programs with action items on zoning code updates to facilitate housing. The City has included an action in Program H‐2.2.a to update its Zoning Ordinance on density bonus provisions according to AB 2345. Program H‐2.3.b requires the City to develop incentives for inclusion of affordable housing units in mixed use projects in the Highway 111 corridor. Other programs include assessing affordability of accessory dwelling units (H‐2.1.a) and updating homeless shelter provisions to comply with AB 101 (Low‐Barrier Navigation Centers) (H‐

5.4.a). These changes will be completed at regular Zoning Ordinance update in 2021‐2022.

Apart from zoning and development standards, fair housing issues can occurin rental, lending and purchase of housing including discriminatory behaviors by landlords, lenders, and real estate agents. Typical cases range from refusal to grant reasonable accommodation requests or allow service animals to selective showing of property listings based on familial status, sex, religion, or other protected class, and more. The City complies with fair housing law on investigating such complaints by referring discrimination cases to the Fair Housing Council of Riverside County, Inc. (FHCRC), a non‐profit organization approved by the Department of Housing and Urban Development (HUD) that works with individuals and government agencies to ensure that fair housing laws are upheld. Services include anti‐discrimination education and investigation, landlord‐tenant dispute mediation, foreclosure prevention, pre‐purchase consulting, credit counseling, and training.

The City website describes and provides a link to FHCRC.

On August 9, 2021, FHCRC provided housing discrimination records in La Quinta during the 2014‐2021 planning period. Of the 52 complaint records, physical disability (21, 40%) and sex (15, 29%) were the two main bases, followed by mental disability (5, 10%). Three each were based on national origin and age, two based on familial status, and one each based on race, source of income and arbitrary. The race/ethnicity distribution data shows 40% of the records were filed by persons identified as “White Non Hispanic” and 38% by persons identified as “White & Hispanic”. Six records (12%) were filed by persons identified as “Black Non Hispanic”, and 5 records (10%) were filed by persons that 450 CLICK HERE to Return to Agenda
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“Chose not to respond to race (not Hispanic)”. Additional details including case status/outcome were not provided on these records, and thus they are inconclusive to identify any patterns.

HUD’s Region IX Office of Fair Housing and Equal Opportunity (FHEO) provided case records for La Quinta in July 2021. Five fair housing cases were filed with their office during the previous planning period, two based on disability and retaliation, one each based on disability/race, and the other based on race and retaliation. Three of these cases were closed with conciliation or successful settlement, and two others were closed due to no cause determination. All five cases were handled through the Fair Housing Assistance Program (FHAP), in which HUD funds state and local agencies that administer fair housing laws that HUD has determined to be substantially equivalent to the Fair Housing Act. California Department of Fair Employment and Housing (DFEH) is the only certified agency for FHAP in California. Because state law has additional protected classes than federal law, DFEH may have additional case records. A request was made in July to DFEH, but they were not able to provide data as of August 13, 2021.

FHCRC and FHEO were not able to provide specific locational information for cases either because they do not track the geographic origin of complaints or due to confidentiality concerns. However, given the number of FHEO case records and their outcome, the City of La Quinta would have a low potential for any patterns or concentrations of fair housing issues in the City. However, the City continues to work with agencies and local organizations to affirmatively further fair housing through outreach and support and referral for housing discrimination cases (Programs H‐1.4‐a, H‐5.2.b and H‐5.2.c).

Sites Inventory
The City extends into the Santa Rosa Mountains in the west and south, and much of the area in the southwestern City is designated as Open Space – Natural on the General Plan and not available for development.

The City is largely built out, and future housing development will occur as mainly infill projects and on the south side of the City where there are larger vacant parcels. The City identified sufficient sites to meet the RHNA in La Quinta’s sixth cycle inventory (see  Exhibit II‐25 and Table II‐ 50). The vacant land inventory only includes parcels that the City has identified as having the potential to develop during the 2022‐2029 planning period. Sites 1‐3, 7‐9, 11 and 13 are identified for lower income units, Sites 10 and 12 are identified for moderate income units, and Sites 15 through 20 are identified for above moderate income units. 451 CLICK HERE to Return to Agenda
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As shown in the inventory map (Exhibit II‐25), the sites identified for future housing development are located in different parts of the City in various zoning districts and dispersed to the greatest extent possible with available lands, which will encourage a mix of household types across the City. Most of the sites identified for this Housing Element, primarily those located along the Highway 111 corridor, which could generate 655 lower income units,  and near the Cove area, could result in 36 units in the Village of small‐lot development and housing affordable to lower‐income households. Above moderate income units will be built in the southern City on larger lots and could generate 456 units. The vacant sites that are zoned suitably for multiple income categories and could generate 182 units are distributed in the central and north sides of the City, which combat potential segregation and concentration of poverty by providing a variety of housing types to meet the needs of residents in these areas.

Integration and Segregation: Race and Income
Sites in the inventory are dispersed in areas ranging from lowest to highest diversity ratings (Exhibit II‐15), although some of the sites south oftheHighway 111 and nearthe Cove area are in areas with lower median incomes (<$55,000, see ExhibitII‐18).However,these areas are also High Resource areas due to location within the Highway 111 corridor and proximity to the Village area, and could generate 691 lower income units. The vacant land inventory will increase housing supply for lower and moderate income households in the High Resource areas by 1.147 units, and is not expected to exacerbate any existing patterns of segregation based on race and income.

The City examined the opportunity area map prepared by HCD and TCAC (Exhibit II‐14) and identified inaccurate designations for the southern end ofthe City. The area is generally bounded by Avenue 60 on the north and Monroe Street and City boundary on the other sides. This area consists of vacant land, Coral Mountain Golf Club and Trilogy La Quinta (a retirement community). As discussed above, it shows as “High Segregation & Poverty” most likely due to its location in a larger census tract that includes primarily unincorporated rural/agricultural communities. Based on local knowledge and data, the area in southern La Quinta is least likely to experience segregation based on race/income or qualify as Area of High Segregation and Poverty. Sites 17‐20 are located in or adjacent to this area and designated for above moderate income units. The vacant land inventory will increase housing supply in the southern end of the City, and is not expected to improve or exacerbate existing conditions regarding integration and segregation based on race and income.
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Racially/Ethnically Concentrated Areas of Poverty and Affluence As noted,the R/ECAP is designated at census tractlevel for Tract 456.05, which spans a large area of unincorporated Riverside County and a small portion in the City of La Quinta (Exhibits II‐16 & II‐17). Due to data granularity reasons and local knowledge discussed above, this designation is most likely inaccurate for the small area in La Quinta.

Consisting of vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a retirement community, this area should be designated as “Moderate Resource” or better, with potential drawbacks being its distance from job opportunities and schools. Sites 17 and 18 in this area are designated for above moderate income units. As the R/ECAP designation mostlikely does not apply to this area ofthe City,the vacant land inventory will not improve or exacerbate existing conditions regarding R/ECAP.

There is one potential RCAA in the City, Census Tract 456.08 along the eastern City boundary (Exhibit II‐18) with a median income greater than $125,000 and 89.6% non‐Hispanic white population. Sites 15, 16, 19, and 20 would provide 305 above moderate income units in this area. Based on the opportunity area map (Exhibit II‐14) and local knowledge and data, Census Tract 456.08 is notin the Highest Resource area ofthe City, is mostly built out with retirement communities, and offers very limited opportunities for education, employment, services/amenities, and transit. Therefore, the City has prioritized providing more affordable housing in areas that offer ample opportunities such as the northern City. The vacant land inventory may exacerbate the potential for RCAA in Census Tract 456.08; however, this housing sites distribution serves to maximize access to opportunities for households that need affordable housing.

Access to Opportunity
The opportunity area map designates the majority of the City as “Highest Resource” or “High Resource”, which indicate areas whose characteristics have been shown by research to support positive economic, educational, and health outcomes for low‐income families— particularly long‐term outcomes for children. As discussed above, local knowledge and data indicate that the appropriate designation for the southern end of the City should be “Moderate Resource” or better.

Using the statewide opportunity area map, local knowledge, and indicators of segregation, displacement risk, and access to opportunity as overlays to the City’s vacant land inventory, the City was able to identify sufficient sites for 1,072 affordable units in La Quinta’s sixth cycle inventory (see Exhibit II‐25 and Table II‐50) in areas identified by 453 CLICK HERE to Return to Agenda
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TCAC/HUD as either “Highest Resource” or “High Resource” with the highest Jobs Proximity Index scores. Sites 17 and 18 designated for 151 above moderate income units fall in the “High Segregation & Poverty” area, which is an inaccurate designation as discussed above and in fact the area qualifies for “Moderate Resource” or better.

Several sites identified for affordable housing providing 655 units are located along the Highway 111 corridor, which offers a variety of resources and amenities. Two bus routes serve the area, which provide local and regional connectivity in the City, Coachella Valley and San Bernardino County (a commuter route). The Highway 111 corridor area features walkable streets and neighborhoods, and provides walking access to retail, restaurants, grocery and personal services. There are elementary and high schools and public parks nearby. Similarly, the sites in the inventory near the Village area, which would generate 36 lower income units also have easy access to the various retail, dining and services there, as well as La Quinta Library, Civic Center Park and La Quinta Museum. There are two elementary schools and one preschool in the Village area and vicinity. SunLine Bus Route 7 serves the Village area. These future housing sites affirmatively further fair housing through their proximity to jobs, education and transit, neighborhood retail and services, all of which can reduce the overall cost of living for lower‐income households. The stores, restaurants and offices in both the Highway 111 and Village commercial districts provide various job opportunities.

The City analyzed environmental constraints, including wildfire zones, 100‐year special flood hazard areas and geological hazard zones, and confirmed that none of the sites identified are within or near any identified hazard zones that cannot be mitigated with standard construction techniques. With the implementation of standard requirements such as site‐specific geotechnical studies, the sites identified in the vacant land inventory will not subject future residents to any environmental hazards. Evidence provided by the HUD tables and maps revealthere are no disparities in access to environmentally healthy neighborhoods, except that the southern City area has an inaccurate designation forless positive environmental outcomes due to its location in a larger tract. When compared with the east Coachella Valley and areas north of the Interstate‐10, the City scores higher in the environmental domain.Overall,the vacantland inventory is expected to improve access to opportunities for households in need by increasing affordable housing stock in high and highest resource areas.

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Disproportionate Housing Needs
The fair housing assessment identified that there is likely demand for units with at least two bedrooms for family and non‐family households based on the household makeup of the City. Among the areas that over 40% of renters and owners experience overpayment, Tract 451.20 is further designated as vulnerable/sensitive community regarding displacement risk. Tract 451.20 has a relatively high (25%‐50%) low to moderate income (LMI) population (Exhibit II‐20a), with the Village area (Block Group 3 in Tract 451.20) having 50%‐75% LMI population.

The City completed the La Quinta Village Build‐Out Plan and EIR in 2017.

Projects in the Village area are encouraged to implement the standards and incentives of Municipal Code Section 9.140.090, the mixed use overlay, which encourages development on lot assemblages or lots greater than one acre and facilitates the development of mixed use projects that include both multifamily residential and commercial components. Per Section 9.140.090.F, mixed use development can benefit from density bonuses, modified parking requirements, expedited permit processing, and fee reductions. Sites 2 & 3 in the vacant land inventory will be able to take advantage of the mixed use overlay incentives and increase affordable housing supply in the Village area.

The City also intends to apply the Affordable Housing Overlay to all sites identified in the vacant land inventory (Program 1.1.b.), including sites in the Village area and along the Highway 111 corridor. These measures are expected to expand housing options for various income levels and foster a more economically diverse community.

The City is also implementing traffic improvements including new roundabouts in the Village area, where pedestrian, bicycle, golf cart, and automobile traffic exist. The new roundabouts will help accommodate non‐vehicular traffic, making roadways safer and more accessible to pedestrians and bicycles in the area and meeting the transportation needs of all segments of the community.

Contributing Factors
Discussions with community members and organizations, government agencies, affordable housing developers, and the assessment of fair housing issues identified several factors that contribute to fair housing issues in La Quinta, including:
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• Low vacancy rates and limited availability of affordable, accessible units in a range of sizes, especially for lower‐income renters, families with children and disabled people.
• Lack of access to opportunity due to high housing costs including rising rents and stagnant income.
• Lack of information made easily available to all segments of the community on landlord, tenant and buyer rights and opportunities. This may indirectly contribute to discriminatory practices during leasing and lending processes.

Based on this assessment, these contributing factors largely stem from a common issue of limited options and supply. The City identified two priorities to further fair housing: expand availability of affordable housing and combat discriminatory practices through education.

Programs under Policies H‐1.4 and H‐5.52 focus on information dissemination to all segments of the City population for affirmatively furthering fair housing and combating discrimination.  Additionally, the City has incorporated meaningful actions that address disparities in housing needs and in access to opportunity for all groups protected by state and federal law, through preservation and new development of affordable housing and encouraging a variety of housing products including accessory dwelling units and other creative housing solutions such as shipping container conversions. (See Programs H‐1.1.a, H‐2.1.a through H‐2.1.c, H‐2.3.a through H‐2.3.d, H‐3.3.b, H‐4.4.a through H‐

4.4.e).

HOUSING CONSTRAINTS
Constraints to the provision of adequate and affordable housing are posed by both governmental and nongovernmental factors. These factors may result in housing that is not affordable to lower and moderate income households or may render residential construction economically infeasible. Constraints to housing production significantly impact households with lower incomes and special housing needs. To accurately assess the housing environmentin the City of LaQuinta, close consideration needs to be given to a series of constraints; the housing market, infrastructure, and environmental and governmental factors that impact the cost of housing.
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Nongovernmental Constraints
Although housing costs in the Coachella Valley region are, on average, below other metropolitan areas in Southern California, the cost of renting or purchasing adequate housing in La Quinta continues to be influenced by a number of market factors. Costs associated with labor, raw land, materials, and financing influence the availability of affordable housing.

Land and Construction Costs
Land costs include the costs of raw land, site improvements, and all costs associated with obtaining government approvals. Factors affecting the costs of land include overall availability within a community, environmental site conditions, public service and infrastructure availability, aesthetic considerations, and parcel size.

The cost of land is an important component in determining the cost of housing development. Land in the Coachella Valley has been and remains relatively affordable compared to other Southern California markets. A 2020 survey of single‐  and multi‐family undeveloped residential land sales in La Quinta shows that vacant residential land ranges from $99,000 for a 0.12‐acre parcel in the Cove to $1.5 million for a 0.47‐acre parcel in Tradition. The average cost is $448,493 per acre.

Construction costs can constitute up to 50 percent of the cost of a single‐family detached home. Labor costs are usually two to three times the cost of materials, and thus make up 17 to 20 percent of the total cost of a new home. Labor costs are based on a number of factors, including housing demand, the number of contractors in the area, and union status of workers. However, state law requires the payment of prevailing wages for most private projects built under an agreement with a public agency providing assistance to the project, except for certain types of affordable housing. All cities are affected by these laws.

In the Coachella Valley, construction costs for single‐family dwelling units generally range between $235 to over $275 per square foot (excluding site improvements).17 Construction costs for vertical multi‐ family units generally range from $125 to $145 per square foot, based on typical 50‐70 unit project with a 2 to 3 story garden style, Type V wood building.18 A survey of regional affordable housing developers determined that the average construction cost for affordable housing units in the Coachella Valley is approximately $317,074 per unit. Costs can vary widely depending on a number of factors, including but not limited 17   Gretchen Gutierrez, CEO, Desert Valleys Builders Association, March 2021. 18   Chris Killian, Senior Vice President of Construction, National Core, March 2021. 457 CLICK HERE to Return to Agenda
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to, location, project site, unit size, bedroom count, finishes, fixtures, amenities, building type, and wage and hiring requirements. Other determining factors include site‐specific terrain and soil conditions, environmental factors, and availability of infrastructure.

The construction cost of housing may be considered a constraint to affordable housing in the LaQuinta area. The City cannot directly control construction costs. Hence, increases in these costs amplify the need for subsidies to achieve affordability in residential units. Through density bonus provisions, the City provides incentives and relief to the development community in exchange for the inclusion of affordable housing into a project.

Financing
Interest rates impact both the purchase price of the unit and the ability to purchase a home. Interest rates are determined by national policies and economic market conditions and local government has no impact on these rates. Historical market trends reveal that when interest rates are high, a potential homeowner’s ability to secure a loan decreases.

Conversely, when rates are low, homeownership becomes more accessible to more families.

The La Quinta market has demonstrated that when interest rates are low, the majority of housing demand focuses on single‐family homes.

When interest rates are high (in excess of about 12 percent) for any length of time, only a small percentage of new home buyers can qualify for monthly mortgage payments on the average market rate single‐ family home. At this point, demand shifts to lower priced units, usually multifamily, and construction trends follow.

First‐time home buyers are the group most impacted by financing requirements. The currently low mortgage rates (at or below 4 percent) facilitate first‐time home buying. Typically, conventional home loans will require 5 to 20 percent of the sale price as a down payment, which is one of the largest constraints to first‐time home buyers. When interest rates are low, they are not generally a serious constraint to affordable housing. Further, lower interest rates help support home purchases by low and moderate income households, who may not be able to qualify at higher rates.

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community to reduce costs and encourage development through fee waivers, density bonus provisions and other means over which it has control, it cannot impact the national economy.

Governmental Constraints
The City has traditionally exercised authority in the areas of land use controls, site improvement requirements, building codes, fees, and other regulatory programs.

General Plan Land Use Designations
The two General Plan residential designations are Low Density Residential and Medium/High Density Residential. The densities of individual parcels are further refined in the Zoning Ordinance.

Under General Plan Program LU‐7.1.a (Policy LU‐7.1), the City has established a mixed‐use overlay that allows for the construction of housing to be integrated in various ways, such as above office space or commercial uses. The overlay is applied to all commercial zones. The mixed use overlay works together with the affordable housing overlay to raise densities to 24 units per acre (not including density bonus). The density ranges allowed for each residential district used to calculate housing at build out are listed in Table II‐38.

Table II‐38
Residential General Plan and Zoning Districts
General Plan Zoning Density Purpose
Low Density
Very Low Density
Residential (RVL)
Up to 2 units
per acre
One‐to two‐story single‐family
detached homes on large lots; at
the southeastern boundary of the
City.

Low Density
Residential (RL)
Up to 4 units
per acre
Single‐family attached and
detached development, both in a
country club setting and in
standard subdivisions.

Agriculture/
Equestrian
Residential Overlay
(A/ER)
Applied to
underlying
residential
designations
Allows continuation of
agricultural activities in Vista
Santa Rosa area.

Medium High
Density
Medium Density
Residential (RM)
Cove Residential
(RC)
Up to 8 units
per acre
One‐to two‐story single‐family
detached and attached homes on
medium to small sized lots;
clustered small dwellings, such as
one to two‐story single‐family
condominiums, townhomes, or
apartment and duplexes.
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Table II‐38
Residential General Plan and Zoning Districts
General Plan Zoning Density Purpose
Medium High
Density Residential
(RMH)
Up to 12
units per
acre
One‐to two‐story, single‐family
detached homes on small lots;
one‐to two‐story single‐family
attached homes; one‐and two‐
story townhomes, condominiums
and multifamily dwellings. Mobile
home parks may be allowed with
the approval of a Conditional Use
Permit.

High Density
Residential (RH)
Up to 24
units per
acre for
affordable
housing sites
One‐to two‐story single‐family
attached homes; one‐to three‐
story townhomes and multifamily
dwellings. Duplex and multiplex
development is the most
common. Mobile home parks or
subdivisions with common area
amenities and open space may
also be allowed subject to a
Conditional Use Permit.

General
Commercial
Regional
Commercial (CR)
Commercial Park
(CP)
Community
Commercial (CC)
Neighborhood
Commercial (CN)
Office Commercial
(CO)
Up to 24
units per
acre for
affordable
housing and
with mixed
use overlay
High density residential uses are
permitted with a Conditional Use
Permit.

Village Commercial Village Commercial
(VC)
Up to 24
units per
acre for
affordable
housing and
with mixed
use overlay
Medium High and High Density
residential land uses are
appropriate. Live/work housing is
also appropriate.

Tourist Commercial Tourist Commercial
(CT)
Up to 24
units per
acre  with
mixed use
overlay
Multifamily residential and
condominium development is
permitted with a Conditional Use
Permit.

Source: City of La Quinta General Plan and Zoning Code 2021 Zoning Code
The residential zone portions of the Zoning Code impact housing affordability in several ways. The Zoning Code regulates such features as building height and density, lot area, setbacks, minimum units, and 460 CLICK HERE to Return to Agenda
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open space requirements for each zoning district. Development standards for the six residential zoning classifications and two overlay districts are provided in Table II‐39.

Residential land use regulations allow for single‐family detached development by right at allowable densities between 0 and 12 units per acre. Single‐family detached housing at higher densities may be achieved with a specific plan for individual projects as long as overall density is not exceeded. Single‐family attached and multifamily development is permitted by right at densities between 8 and 24 units per acre and these types of residential uses are also permitted in lower density zones under the provisions of a specific plan.

A variety of residential development is possible in the City, ranging in average density from less than two units per acre for lands designated Low Density to 24 units per acre for affordable housing in the High Density and all Commercial categories. If a density bonus is utilized, greater residential densities may be achieved in any zone. Table II‐38 identifies the list of permitted uses by residential district.

The Zoning Ordinance also includes Supplemental Residential Regulations, which address a wide range of issues, from how to measure building height, to satellite dish installation and recreational vehicle storage. These standards are not subjective, and serve to clarify requirements for specific uses.

Lower Density Residential Districts
The RVL and RL zones provide for low density residential uses with densities consistent with the General Plan LDR designation (up to four units per acre).   Single‐family development in lower density zones is allowed through a building permit, following administrative review for consistency with the Zoning Code and state requirements.

Developments requiring a tract map to establish new lots of record are reviewed by various City departments and adopted through Planning Commission and City Council public hearings. Typical conditions of approval relate to environmental quality such as erosion control, storm drainage, and access.

Higher density uses, such as patio homes, duplexes, attached single‐ family dwellings, townhomes, and condominiums, may be permitted in RVL and RL zones when part of a specific plan or planned unit development (PUD), as long as the overall density of the project does not exceed that permitted by the underlying zone.  The specific plan is reviewed by various City departments and a determination is made by 461 CLICK HERE to Return to Agenda
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the City Council at a regularly scheduled public hearing. Specific plans are typically adopted by resolution and are common throughout the City.

Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units (JADUs), and guest houses are permitted as accessory uses in all residential districts. ADUs and JADUs are permitted in any residential zone, and guest houses are permitted on any single‐family residential lot. In the RVL and RL zones, more than one guesthouse may be permitted with director approval. The City’s ADU requirements may not be consistent with current State law. Program 2.1.a provides for the modification of the Zoning Code to comply with current law. These types of housing units are described further below. Residential care facilities with 6 or fewer persons, and senior citizen residences with 6 or fewer persons, are also permitted in all residential districts. Congregate living facilities with 6 or fewer persons are permitted in all residential districts, except RH.

Development in the Cove, under RC zoning, allows for development and preservation of the character of the Cove, with one story single‐family detached dwellings. The Zoning Code also establishes a minimum 7,200‐ square‐foot lot size, which may require lot consolidation in some circumstances. However, as the majority of the Cove was originally subdivided into 5,000 square foot lots, existing lots less than 7,200 square feet are considered buildable nonconforming lots.

Medium and High‐Density Residential Districts
The RM, RMH, and RH zones allow an upper range of development density consistent with the General Plan Medium/High Density Residential designation. Minimum side yards and setbacks are required where a project abuts an exterior boundary or a public street. However, lot coverage, width, and setbacks within a project are variable to allow for clustering or creative lot configurations, as well as creating space for desired recreational and open space amenities. As shown in Table II‐39, the development standards in the RMH and RH zones are not a constraint: front yard setbacks for apartments are 20 feet, side yards 5 to 15 feet, and rear yard setbacks 15 to 20 feet. Given that apartments include parking areas surrounding the buildings, front and rear setbacks of this dimension allow for the placement of driveways, parking spaces and carports, and do no limit the use of the site. As demonstrated at the Wolff Waters and Coral Mountain Apartments, the Zoning Ordinance does not constrain the development of multifamily housing. Multifamily development is allowed in all three zones with a Site Development Permit approved at regularly scheduled Planning Commission public hearings.
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The City’s Zoning Code allows for innovation in design standards and densities as long as the overall density and dwelling unit capacity is not exceeded. Residential compatibility standards have been incorporated into the Zoning Code, which governs conditions where higher or lower density uses are proposed than the General Plan designation.

As explained previously, ADUs, JADUs, and guest houses are permitted as an accessory use in all residential districts, including the RM, RMH, and RH zones. In the CR, RM, RMH, and RH zones, only one guesthouse may be permitted on a lot unless otherwise approved through a specific plan. Residential care facilities with 6 or fewer persons, and senior citizen residences with 6 or fewer persons, are also permitted in all residential districts. Additionally, senior group housing with 7 or more persons are permitted with a minor use permit in the RM, RHM, and RH districts. Supportive and transitional housing is permitted with a conditional use permit in the RM, RHM, and RH districts. Congregate living facilities with 6 or fewer persons are permitted in all residential districts, except RH.

Residential Uses in Nonresidential Districts
There are development opportunities for residential uses in several of La Quinta’s nonresidential zones (Table II‐39). Multifamily housing is permitted with a Conditional Use Permit in all commercial zones except Major Community Facilities (MC). Residential uses are to be developed at densities consistent with the High Density residential designations.

The Village Build‐Out Plan Area encourages residential development in mixed use projects according to the standards and incentives of the Mixed Use Overlay. Maximum permitted densities are 25–30 units per acre, depending on location, which are higher than those permitted in any residential zone or the Affordable Housing Overlay (AHO) (up to 24 du/ac). Maximum building height is 45 feet, which is higher than that permitted in any residential zone (maximum 40 feet). As such, the Village Build‐Out Plan Area does not constrain development.

As with most commercial zones, projects can be developed in the Village Commercial District that are 100 percent residential in use, as there is no requirement that a project be a mix of residential and nonresidential uses. Development standards specific to the Village currently include a 45‐foot maximum height. Residential floors generally range from 10–12 feet in height. If a project contains solely residential uses, the 45‐foot height limit does not constrain development.
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Mixed use projects consisting of both multifamily residential and commercial/office components are permitted in all commercial districts except MC. The Mixed Use Overlay also facilitates mixed use projects.

Uses may be integrated vertically (residential over commercial) or horizontally (residential next to commercial). Residential densities range between 12 and 24 units per acre, although higher densities may be achieved through density bonuses, including a density bonus of 10% where at least 30% of total project square footage consists of retail uses.

Maximum heights vary from 35 to 60 feet, depending on the underlying district, but heights may be up to 25% more than the base district if approved in the site development permit.

The Affordable Housing Overlay (AHO) allows development of affordable housing at higher densities within commercial zones (CC, CP, CN, CR, and VC) and other sites identified on the zoning map. The AHO provides increased and enhanced opportunities for affordable housing development, including maximizing the housing potential of vacant and underutilized sites. Zoning Code Section 9.60.260 describes opportunities for granting density bonuses and other incentives and concessions forthe development of units affordable to low and very low income households, senior citizen housing, mobile home parks, and moderate income households. Available concessions may include reductions in setback or parking requirements, modifications of architectural design requirements, or other approved measures that can result in cost reductions to the developer. As provided in Program H‐

3.1.a, the AHO will be applied to all affordable inventory sites, with a density increase to 30 units per acre.

Rooming and boarding houses and senior group housing are permitted in the VC zone if a minor use permitis approved. Single Room Occupancy (SRO) hotels are conditionally permitted in the CR zone. Emergency shelters are permitted in all commercial zones except VC. Transitional shelters for homeless persons or victims of domestic abuse are permitted in the CR and MC zones with a conditional use permit.

Transitional and supportive housing are permitted in the Medium, Medium‐High and High Density residential zones with a conditional use permit. This is not consistent with other residential uses, which are permitted uses in the same zones. Program H‐5.4.b requires that these uses be changed to permitted uses in those zones.
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Table II‐39
2021 Residential Development Standards1
Development Standard RVL RL RC RM RMH RH
Min. Lot Size for Single‐
Family   Dwelling (sq ft)
20,00
0 7,200 7,200 5,00
0 3,600 2,000
Min. Project Size for
Multifamily Projects
(sq ft)
N/A N/A N/A N/A 20,000 20,000
Min. Lot Frontage for
Single‐Family Dwellings
(ft)1
100 60 60 50 40 N/A
Min. Frontage for
Multifamily Projects (ft) N/A N/A N/A N/A 100 100
Max. Structure Height
(ft) 2 28 28 17 28 28 40
Max. No. of Stories 2 2 1 2 2 3
Min. Front Yard Setback
(ft)3 30 20 20 20 20 20
Min. Garage Setback
(ft)4 30 25 25 25 25 25
Min. Interior/Exterior
Side Yard Setback (ft)5, 7 10/20 5/10 5/10 5/10 5/10 10/15 Min. Rear Yard Setback
(ft)7 30
20 for
new
lots/10
for
existing
recorde
d lots8
10 15 15 20
Max. Lot Coverage
(% of net lot area) 40 50 60 60 60 60
Min. Livable Area
Excluding Garage (sf) 2,500 1,400 1,200 1,400
1,400
(MF:
750)
MF:
750
Min. Common Open
Area6 N/A N/A N/A 30% 30% 30%
Min./Average Perimeter
Landscape Setbacks
(ft)6
10/20 10/20 N/A 10/20 10/20 10/20
1‐8 for notes, see Zoning Code Table 9‐2.

Source: Table 9‐2, City of La Quinta Zoning Code 2021.
1 Residential uses in Commercial zones are subject to the RH development standards. 465 CLICK HERE to Return to Agenda
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Table II‐40
2021 Permitted Residential Uses by Residential Zoning District Land Use
Residential Zoning District
Very
Low Low Cove Medium MediumHigh High

RVL RL RC RM RMH RH
Single‐Family
Detached   P P P P P S
Single‐Family
Detached patio
homes (i.e., “zero
lot‐line”)

PUD PUD PUD PUD PUD PUD
Duplex   PUD PUD X PUD P P
Single‐Family
Attached   PUD PUD X PUD P P
Townhome
dwellings PUD PUD X P P P
Condominium
Multifamily PUD PUD X P P P
Apartment
Multifamily   X X X P P P
Mobile Home Park C C C C C C
Mobile Home
Subdivision and
Manufactured
Home on individual
lots, subject to
Section 9.60.180

P P P P P X
Resort Residential,
subject to Section

9.60.310

P P X P P P
Guesthouses,
subject to Section

9.60.100

A A A A A A
Second residential
units subject to
Section 9.60.090

A A A A A A
Group Living and Care Uses
Congregate Living
Facility (≤6 persons) P P P P P X
Congregate Care
Facility C C C C C C
Residential Care
Facility (<6 persons) P P P P P P
Senior Citizen
Residence (≤6
persons)

P P P P P P
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Table II‐40
2021 Permitted Residential Uses by Residential Zoning District Land Use
Residential Zoning District
Very
Low Low Cove Medium MediumHigh High

RVL RL RC RM RMH RH
Senior Group
Housing (7+
persons)

X X X M M M
Time share facilities,
subject to Section

9.60.280

M M M M M M
Bed and breakfast
inns M M M M M M
Supportive housing X X X C C C
Transitional housing X X X C C C
Source: Table 9‐1, City of La Quinta Zoning Code 2021
P = Permitted use; C = Conditional use permit; M = Minor use permit; S= Specific plan; A = Accessory use; X = Prohibited use, PUD = Planned unit development Table II‐41
2021 Permitted Residential Uses by Nonresidential Zoning District Land Use Zoning District
Regional
Commercial
Commercial
Park
Community
Commercial
Neighbor‐
hood
Commercial
Tourist
Commercial
Office
Commercial
Major
Community
Facilities
Village
Commercial

CR CP CC CN CT CO MC VC
Existing Single‐
Family home X X X X X X X P
Townhome
and
Multifamily
dwelling as a
primary use

C C C C C C X C
Residential as
an accessory
use, e.g.,
caretaker
residences per
Section

9.100.160

M M M M M M M M
Resort
Residential,
subject to
Section

9.60.310

S X C X P X X P
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Table II‐41
2021 Permitted Residential Uses by Nonresidential Zoning District Land Use Zoning District
Regional
Commercial
Commercial
Park
Community
Commercial
Neighbor‐
hood
Commercial
Tourist
Commercial
Office
Commercial
Major
Community
Facilities
Village
Commercial

CR CP CC CN CT CO MC VC
RV Rental
Parks and
Ownership
Membership
Parks

X X X X M X X X
Emergency
Shelter   P P P P P P P X
Rooming/
Boarding
Housing

X X X X X X X M
Senior Group
Housing X X X X X X X M
Single Room
Occupancy
(SRO) Hotel,
subject to
Section

9.100.250

C X X X X X X X
Transitional
Shelters for
homeless
persons or
victims of
domestic abuse

C X X X X X C X
Single‐family
residential X X X X X X X X
Mixed‐use
projects, subject
to Section

9.110.120

P P P P P P X P
Hotels and
motels P X P X P X X P
Timeshare
facilities,
fractional
ownership,
subject to
Section

9.60.280

P X P X P X X P
Source: Table 9‐5, City of La Quinta Zoning Code 2021
P = Permitted use; C = Conditional use permit; M = Minor use permit;  A = Accessory use; X = Prohibited use 468 CLICK HERE to Return to Agenda
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Density Bonus
California law (Government Code Sec. 65915 et seq.) allows for an increase in the density of a residential development when a developer donates land or constructs affordable housing as a part of a project.

A density bonus of 20 percent above the maximum permitted density may be granted if a project includes 5 percent of the units at rates affordable to very low income households or 10 percent of the units at rates affordable to low income households. If 10 percent of the total units are affordable to moderate income households in a common interest development, then the project is eligible to receive a 5 percent density bonus.

In addition, a sliding scale requires additional density bonuses above the base 20 percent. The maximum density bonus is 35 percent over the maximum allowable density under the applicable zoning and General Plan designation. With a density bonus, allowable residential densities range from 2.7 units per acre in the RVL zone to 32 units per acre in the high density and mixed‐use zones and specific plans.

Projects that are restricted to senior residents are also eligible for a density bonus of 20 percent without any income‐restricted units. The density bonus is not required to exceed 20 percent and is not subject to the sliding scale mentioned above unless a minimum number of income‐ restricted units are included.

Effective January 1, 2021, AB 2345 amends the state’s Density Bonus Law to increase the maximum density bonus from 35% to 50% for projects that provide at least: 1) 15% of total units for very low income households, 2) 24% of total units for low income households, or 3) 44% of total for‐sale units for moderate income households. AB 2345 also decreases the threshold of set‐aside low income units required to qualify for concessions or incentives from zoning or development regulations, and decreases the number of parking spaces required for 2 and 3‐bedroom units. Density bonus projects within ½ mile of a major transit stop that provide unobstructed access to the transit stop may also qualify for reduced parking requirements. Program 4‐2.2.a directs the City to amend the Zoning Ordinance accordingly to assure compliance with AB 2345.

Accessory Dwelling Units
In 2020/2021, to comply with AB 2299, the City modified Zoning Code Section 9.60.090 pertaining to Accessory Dwelling Units (ADUs). The modifications ease barriers to development of ADUs. ADUs are 469 CLICK HERE to Return to Agenda
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independent living quarters on existing home lots, the use of which is subordinate and incidentalto the main building or use.  They can provide affordable rental opportunities for lower and moderate income households, including seniors, disabled persons, single parents, domestic employees, and extended family members. ADUs create additional housing opportunities on already developed or developing parcels and can provide a source of income for homeowners. They are often referred to as “casitas” throughout the Coachella Valley.

ADUs are permitted in all residential‐only zones and can be attached or detached to the primary residence. Conditions on the ADU require that no interest in the ADU(s) may be sold separately from the remainder of the property,though the unit may be rented (notless than 30 days);that the lot contain an existing single‐family dwelling that conforms to the minimum lot size requirement; that the ADU is no larger than 1,200 square feet or 30 percent of the primary home; and must have a minimum of one off‐street parking space on the same lot that the ADU is located. Parking requirements may be waived in certain circumstances, including when the ADU is within one‐half mile of public transit or one‐half block of a car‐share station, within an architecturally and historically significant district, part of an existing primary residence or accessory structure, and/or required to obtain a parking permit from the City. The City’s ADU requirements may not be consistent with current State law. Program 2.1.a provides for the modification of the Zoning Code to comply with current law.

Guest Houses
Guest houses are detached or attached units with sleeping and sanitary facilities, which may include full bathroom and/or kitchen or cooking facilities. Standards and criteria for the establishment of guest houses are provided in Zoning Code Section 9.60.100. The purpose of guest houses is to provide free on‐site housing for relatives, guests and domestic employees. This type of unit can be particularly important to provide housing opportunities for the City’s extremely low income workforce. Guest houses are permitted as accessory uses in all residential zones on any single‐family lot, but are not permitted when duplexes, triplexes, or apartments occur on the lot. A guest house may not exceed 30 percent of the square footage of the primary structure and must conform to lot coverage requirements.

Manufactured Housing Requirements
Manufactured housing and mobile homes are considered housing alternatives, especially for serving the needs of lower‐income households. Manufactured homes and mobile home subdivisions are 470 CLICK HERE to Return to Agenda
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permitted uses in all residential zones, except for High Density Residential, subject to the provisions of Zoning Code Section 9.60.180, which requires approval of a minor use permit by the Planning Commission priorto the placement of a manufactured home on a single‐ family lot to ensure that it is consistent with the development standards of the single‐family zone. Mobile home parks are permitted with a conditional use permit in all residential districts.

Short‐Term Vacation Rentals
Municipal Code Section 3.25 defines a short‐term vacation rental (STVR) unit as a privately owned residential dwelling such as, but not limited to, a single‐family detached or multifamily attached unit, apartment house, condominium, cooperative apartment, duplex, or any portion of such dwellings, rented for occupancy for dwelling, lodging, or sleeping purposes for a period of 30 consecutive calendar days or less, counting portions of calendar days as full days. Homeowners are required to obtain a STVR permit and business license, manage the unit in accordance with established regulations, and collect transient occupancy taxes (TOT) at a rate of 10% of the rent charged. In 2021, the City reviewed its STVR standards and made modifications to limit permitting and strengthen the enforcement regulations, following residents' concerns regarding over‐saturation and lack of management at some locations. STVRs provide homeowners with opportunities to increase their incomes, which can offset their housing costs. STVRs comprise 1,170 of the 25,143 housing units, or 4.6% of the housing stock in the City, and are not considered a constraint to housing.

Low Barrier Navigation Centers
Assembly Bill (AB) 101 requires that Low Barrier Navigation Centers (LBNC) be a by‐right use in areas zoned for mixed use and nonresidential zoning districts permitting multifamily uses. LBNCs provide temporary room and board with limited barriers to entry while case managers work to connect homeless individuals to income, public benefits, permanent housing, or other shelter. Program H‐5.4.a of this Housing Element directs the City to review and revise the Zoning Ordinance, as necessary, to ensure compliance with AB 101, and to modify the definition of “homeless shelter” to include this use.

Parking Requirements
Parking requirements in the City of La Quinta, shown in Table II‐42, are typical for a city of its size with resort‐oriented characteristics. The parking requirements are based on unit size for market housing, and are permitted to be reduced based on alternative analysis methodology. 471 CLICK HERE to Return to Agenda
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Additionally, the parking requirements for special needs uses are relatively minimal and facilitate the construction of such uses.

Reductions in required parking spaces are often a concession granted to affordable housing developers through the City’s density bonus provisions. Overall, the parking requirements do not directly constrain the development of housing.

Table II‐42
Parking Requirements for Residential Uses
Land Use Minimum Off‐Street
Parking Spaces
Guest Spaces
Single‐Family Detached,
Single‐Family Attached
and Duplex
2 spaces per unit in a
garage
Tandem garages allowed in
RC zone

0.5 guest space per unit if
no on‐street parking is
available
Mobile Home Park 2 covered spaces per unit
(tandem permitted)

0.5 guest space per unit
Apartments, townhomes, and condominiums:
(1) Studio 1 covered space per unit 0.5 guest space per unit (2) One‐ and Two‐
Bedrooms
2 covered spaces per unit 0.5 guest space per unit
(3) Three or More
Bedrooms
3 covered spaces per unit,
plus 0.5 covered space per
each bedroom over three

0.5 guest space per unit
Employee Quarters 1 covered or uncovered
space. This space shall not
be tandem.

Senior Housing (excluding
single family units)
1 covered space per unit 0.5 guest spaces per unit
Senior Group Housing,
Senior Citizen Hotel,  and
Congregate Care Facility

0.5 covered spaces per unit 0.5 guest space per unit
Source: Table 9‐11, City of La Quinta Zoning Code 2021
Subdivision Improvement Requirements
The City maintains subdivision improvement requirements that contribute to the cost of housing. In many cases, a developer may be required to provide any or all of the required improvements within a subdivision or a single residential project. Although the provision of these improvements or actions required to meet subdivision requirements may cumulatively add costs to the provision of housing, they are not considered a deterrent, as they are required throughout California with public safety as the underlying factor. Subdivision regulations are provided in Municipal Code Title 13; pertinent improvements include:
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 Full‐width street improvements for all internal subdivision streets and alleys shall be installed;
 Where a subdivision borders a public street, the developer shall provide half‐width right‐of‐way improvements, plus one
additional travel lane on the opposite side of the centerline if it does not already exist;
 Additional rights‐of‐way or easements shall be provided, where necessary, to accommodate roadway slopes, drainage
structures, bicycle or equestrian paths and trails, and other facilities related to subdivision development;
 Minimum landscape setback widths shall be 50 feet from Highway 111, 20 feet from other arterial streets, 20 feet from primary arterial streets, 10 feet from secondary arterial streets, and 10 feet from collector streets;
 The size and configuration of streets shall comply with Exhibits II‐2 and II‐3, as amended, of the General Plan circulation element.

Cul‐de‐sacs shall have a minimum curb radius of 45 feet for private streets and 38 feet for public streets;
 Private streets are limited to 36 feet in width when parking is double loaded, 32 feet when single loaded;
 Sidewalks are required to be provided on both sides of the street within public rights‐of‐way of all General Plan designated arterial and collector streets, for local streets in residential areas and in areas designated rural residential overlay where densities exceed 3 du/ac;
 Transit facilities, such as bus turnouts and covered bus shelters and benches, are required if a bus stop occurs adjacent to the development site, on General Plan designated arterial and collector streets;
 Street width transitions, pavement elevation transitions and otherincidental work deemed necessary for public safety may be required to ensure that new construction is safely integrated with existing improvements;
 Improvements shall include traffic signs, channelization markings/devices, street name signs, medians, sidewalks, and mailbox clusters;
 The developer shall provide improvements connecting the subdivision to the domestic water supply and distribution system operated by the Coachella Valley Water District, and is required to connect to an existing sewer collection system;
 Prior to the completion of homes or occupancy of permanent buildings within the subdivision, the subdivider shall install traffic‐control devices and street name signs along access roads to the homes or buildings.
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Local Processing and Permit Procedures
The cost of holding land by a developer during the evaluation and review process is frequently cited by builders as a contributing factor to the high cost of housing. The California Government Code establishes permitted time periods for local agencies to review and act upon private development proposals. Typical local development application processing times identified in Table II‐43 reflect both single‐  and multifamily uses. State‐imposed time restrictions are identified in Table II‐44.

Table II‐43
Local Development Processing Times
Item
Typical Length of Time
From Submittal to Public Hearing
Site Development Permit 9–12 weeks
Conditional Use Permit 8–10 weeks
Tentative Tract Map 10–12 weeks
Variance 8–10 weeks
Zoning Amendments or Zone Change 9–12 weeks
General Plan Amendment 12–16 weeks
Specific Plan 12–16 weeks
Environmental Documentation Runs with application
Source: City of La Quinta 2021
Table II‐44
State Development Processing Time Limits
Item State Maximum
General Plan Amendment None
Zone Change None
Subdivision Action on Tentative Map 50 Days
Environmental Documentation/CEQA
Review of Application for Completeness 30 Days
Determination of NEG DEC or EIR
Requirement 1
30 Days
Completion of NEG DEC Requirement 105 Days
Certification of Final EIR 1 Year
Source: California Permit Streamlining Act, 1977 1 The City attempts to process the Negative Declaration so that it runs with application La Quinta’s City Council directed, during the last Housing Element cycle, that staff look at opportunities for development streamlining. The original Zoning Code changes were brought forward after review by a specially formed committee, which proposed a wide range of changes, many focused on moving review and approval authority to staff level decisions, or to the Planning Commission rather than the City Council. 474 CLICK HERE to Return to Agenda
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This effort included Site Development Permits and other permits, which now can be approved by staff under specific circumstances, and a change in permitted and conditionally permitted uses that removed conditional use permits from a number of land uses in varying zones.

Since the original amendments, the City annually completes a “Code Tune Up,” which includes specific Zoning Code items that have arisen through each year. As a result of these processing changes, the City’s entitlement process is one of the most efficient in the Coachella Valley.

Site Development Permit
The purpose of the site development permit (SDP) process is to review detailed plans for proposed development projects to ensure that the standards of the Zoning Code, including permitted uses, development standards and supplemental regulations, are satisfied. If the proposed project is part of a previously adopted specific plan, the review and approval of SDP application may be streamlined as called for in the specific plan. The SDP process enables the Planning Commission to review the site plan, architectural, lighting and landscape plans, and related development plans. The Planning Commission does not exercise discretionary review over the proposed land use; the focus on the SDP is on issues of site planning and design. The findings for a Site Development Permit require consistency with the General Plan and Zoning Ordinance; conformance with CEQA; and compatibility of site design, landscaping and architecture to surrounding buildings.

A SDP may take a minimum of 9 weeks for review, but the process could take as long as 3 months, or longer, if unforeseen complications arise.

To reduce the amount oftime required for plan review,the City provides the opportunity for a conceptual design review (sometimes referred to as a pre‐application review) prior to formal application submittal to give the applicant information on City requirements and project feedback prior to committing to the application process. This conceptual review can save the applicant both time and money, making the proposed development more cost effective.

Minor Use Permit
A Minor Use Permit (MUP) is required for the following residential land uses: senior group housing (7+ persons) in RM, RMH, and RH zones; timeshare facilities in all residential zones; and manufactured homes on single‐family lots. Most MUPs are administratively approved by Planning Division staff. On rare occasions, the project may be reviewed by the Planning Commission at a public hearing to ensure that it is consistent with the development standards in single‐family zones.
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Conditional Use Permit
A conditional use permit (CUP) is required for congregate care facilities in any residential designation; mobile home parks in any residential designation; supportive and transitional housing in RM, RMH, and RH zones; multifamily housing in non‐residential zones (except affordable land inventory sites which will be subjectto the AHO(see Program 3.1.a), which allows multifamily projects by right); SRO hotels in the CR zone; and transitional shelters for homeless persons or victims of domestic violence in the CR and MC zones.

The requirement for a CUP requires a public hearing before the Planning Commission. However, a CUP is often processed concurrently with an SDP; therefore, no additional time is required for the processing of the CUP.

Typical findings required to approve a CUP are consistency with the goals, objectives, and policies of the General Plan, consistency with the Zoning Code, compliance with CEQA, and certification that the proposed project is neither detrimental to the health, safety, and welfare of the public nor injurious to adjacent uses. The most common specific conditions of approval relate to mitigating environmental impacts such as erosion, storm water runoff, and traffic. These conditions are necessary to protect environmental integrity and public health and safety and are not considered a constraint to housing development. Discussions with affordable housing developers have consistently indicated that the City’s CUP process does not inhibit the process or cost of building affordable housing. With the inclusion of the AHO on all affordable housing sites identified in Table II‐51, there will be no need for Conditional Use Permits, and this constraint will be eliminated.

Specific Plan
Specific plans are unique regulations designed to provide more flexibility than permitted through the Zoning Code. The processing of a specific plan can add 12 weeks to the project schedule. However, the additional entitlement rights, flexibility in design and use, and infrastructure negotiations obtained through the specific plan process generally outweigh the impacts of the additional time expenditure.

Specific plans must be reviewed by the Planning Commission and City Council at a public hearing. In La Quinta, specific plans are adopted by resolution. The required findings for approval are consistency with the goals, objectives, and policies of the General Plan; certification that the 476 CLICK HERE to Return to Agenda
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project does not create conditions that are detrimental to public health, safety, and welfare; and proof that uses are compatible with nearby uses and the property is suitable for the proposed project.

The City allows the concurrent processing of applications to accelerate the process. For example, for a specific plan that also requires a CUP, both permits would be processed at the same time so no additional review time is necessary.

Overall, the processing periods and procedures are not considered a constraint to the production of housing by the development community. The City processes residential projects within statutory time frames. The processing period is typically expedited for projects within adopted specific plan areas, as environmental review has been conducted and standards have been imposed, e.g., exactions and payment schedules, design, etc.,forthe entire area and in itself does not significantly impact housing construction costs.

Permitting Mixed Use Development
Mixed use development can provide a lively, walkable, and convenient living and visiting experience. Mixed Use is allowed in most commercial zones in the City. The City has not determined any conditions of approval specific to mixed use development; conditions are determined on a case‐by‐case basis, reflecting the context and design of each project.

Affordable housing developers in the area have indicated that the process in La Quinta has not posed a constraint to affordable housing projects.

Development and Processing Fees
Development fees and other assessments cover the costs for infrastructure, environmental protection, public services, and utilities incurred by residential development. These fees impact the cost of housing and may, therefore, reduce the ability for unassisted market‐ rate housing to provide units affordable to low income households.

The City describes current fees and exactions that are applicable to housing development projects on its website, consistent with Government Code §65940.1(a)(1)(A). The City imposes Developer Impact Fees on new development to fund the expansion and/or construction of public facilities, such as fire stations and parks and recreation facilities, as they are required and demanded. Government Code Section 66001 requires jurisdictions to identify the purpose and use of impact fees and determine whether there is a reasonable relationship between the use of a fee and type of development upon 477 CLICK HERE to Return to Agenda
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which it is imposed, the need for the facility and type of development on which the fee is imposed, and the fee amount and the public facility cost attributable to the development on which the fee is imposed.

Current City developer impact fees (Table II‐45) are based on the City’s “Development Impact Fee Study” dated September 23, 2019 and adopted February 4, 2020, which demonstrates that reasonable relationships between development, public facilities, and fees exist.

The City also charges fees for application and permit processing, plan checks, environmental analyses, and special studies. Some fees are a flat rate, and some require additional payment to cover costs of additional analysis by City staff and/or third party service providers. Planning fees are generally collected at the outset of the application process; others, like building fees, are collected at permit issuance. In addition to City fees and assessments, developers of new dwellings are obligated to pay fees imposed by other government agencies, such as Coachella Valley Multi‐Species Habitat Conservation Plan fees, Fish and Game fees, Transportation Uniform Mitigation Fees (TUMF), and other special district assessments, as applicable.

Table II‐46 presents an overview of City fees for an average 1,500‐ square‐foot tract home with a two‐car garage in a low density subdivision and an average 950‐square‐foot multifamily home with a two‐car garage. Table II‐47 identifies fees for various planning actions, such as zoning changes, tentative tract maps, and conditional use permits. Based on the fees presented in these tables, and the average cost of building a single family home in the City ($386,200), the development fees per unit would be about $38,613 per unit, or 10% of the building cost. Given that the City’s fee schedule and development impact fees are consistent with those of other Coachella Valley cities, and that affordable housing projects are often exempted from fees, the costs associated with City fees are not considered a constraint to the development of affordable housing.

In addition to these fees, all residential development in La Quinta and elsewhere in California is required to pay the State‐mandated school impact fee, which varies by school district and adjusts from year to year.

For residential development,the school impact fee is currently $3.79 per square foot in the Coachella Valley Unified School District (CVUSD) and $4.08 per square foot in the Desert Sands Unified School District (DSUSD). The City has no control over this fee, and as it is charged in all cities, it cannot be considered a constraint on developmentin La Quinta. 478 CLICK HERE to Return to Agenda
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While the fees charged by the City add to the cost of housing and, therefore, are a constraint to the provision of affordable housing, infrastructure improvements and processing must be paid. Instead of offering fee reductions or waivers for affordable housing projects, the City offers other incentives to promote infill or affordable housing development through Zoning Code Section 9.60.260, which allows density bonuses for affordable housing and concessions that may include a waiver or reduction in site development standards, or a modification that can result in actual cost savings to the developer.  A comparison of the City’s fees with other communities in the Coachella Valley indicates thatthe City generally charges comparable fees to other cities.

Table II‐45
Impact Fees Per Unit of Development
Land Use Type Development Units Total Fee6
Residential (SFD) 1 Dwelling Unit $9,380
Residential (SFA) 2 Dwelling Unit $7,719
Residential (MFO) 3 Dwelling Unit $6,113
Office/Hospital 1,000 SF $7,589
General Commercial 1,000 SF $9,191
Tourist Commercial/Lodging Room4 $2,864
Source: City of La Quinta, effective July 1, 2020 1 Residential‐single‐family detached.      2Residential‐single‐family attached 3Residential‐multi‐family and other        4 Guest room or suite 5 Net Acre 6 Includes fees for park improvements, community/cultural, library, Civic Center, maintenance facilities, fire, and transportation.
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Table II‐46
Development Fees for Typical Single‐Family and Multifamily Homes Type of Fee
Cost Per Unit
Multifamily 1 Single‐Family 2
Building Fees (includes permit and plan check)
New Construction
Permit
Plan Check
$1,855.18
$1,311.69
$2,389.24
$1,585.99
Mechanical4 $104.64 $104.64
Plumbing5 $228.07 $308.56
Electrical $214.13 $233.45
Strong Motion Instrumentation Program
($0.50 or valuation x 0.00013)8 $24 $38.99
Grading $148.12 $148.12
Other Fees
Development Impact Fee $6,113 $9,380
Multi‐Species Habitat Conservation Plan 3 $571 $1,371
TUMF7 $1,330 $2,310
CVWD Sewer‐New Connection Fee $4,851 $4,851
CVWD Water ‐ New Connection Fee6 $3,600 $3,600
Fish and Game Fee (unfinished lot)
Negative Declaration–flat $3,220 fee $3,220 $3,220
Art in Public Places (Total Value) Based
on project valuation charged at one‐
quarter of 1 percent of anything over
$200,000 or $20 minimum
$20 $250
Quimby fees (if in‐lieu of land
dedication—fee payment only option
for tracts of <50 lots/units)
Based on per‐acre
FMV of land
Based on per‐acre
FMV of land
Total $23,591 $29,791
Source: City of La Quinta 2021 1
Calculated on a 950‐square‐foot unit valued at $181,030 (average value of single‐family attached unit, per building permits issued 2014‐2020) 2 Calculated on a 1,500‐square‐foot home valued at $299,933 (average value of single‐family detached unit, per building permits issued 2014‐2020) 3 $1,371/unit at 0–8 DU/AC; $571/unit at 8.1–14 DU/AC; and $254/unit at >14 DU/AC; fees are passed through to the Coachella Valley Conservation Commission 4    Assumes 1 furnace, 1 refrigeration unit, 1 cooling unit 5 Assumes plumbing fixtures (MF unit = 5 fixtures, SF unit = 8 fixtures), water heater, installation of water piping, sewer connection 6    Connection and meter installation (assumes 1‐inch pipe, 1‐inch backflow device, and ¾‐inch meter) 7 Transportation Uniform Mitigation Fee passed through to CVAG 8   SMIP fees are passed through to the CA Department of Conservation 480 CLICK HERE to Return to Agenda
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Table II‐47
Planning Department Fee Schedule
Item/Type Permit Base Fee*
Conditional Use Permit
Planned Unit Dev.

Amendment
Time Extension
$6,413
$6,413
$3,126
$1,691
Site Development Permit
Amendment
Time Extensions
Planning Commission
Administrative
Modification by Applicant
$4,669
$1,691
$8,909
$7,621
$400
Development Agreement $3,327
Minor Adjustment $400
Variance $2,415
Minor Use Permit
Amendment
$400
$400
Final Landscape Plan $1,771
Housing SB 330 Application Review $1,288
Conceptual Design Review $2,254
Street Name Change $1,852
Historical Structures
Landmark Designation/Cert of Appropriateness $1,320
General Plan Amendment $10,465
Specific Plan $10,680
Amendment $4,776
Temporary Use Permit‐ Minor, Standard
Minor, Requiring Addl. Effort
Major, Standard
Major, Requiring Addl. Effort
$400
$400
$2,093
$2,093
Zoning
Certificate of Compliance $505
Change of Zone $9,392
Zoning Text Amendment $9,445
Director’s Determination $405
Letter, Basic Property Info $263
Letter, Addl. Research Required $1,369
Sign Permit
A‐Frame Sign Permit
Sign Program
Sign Program Amendment
$355
$0
$2,844
$966
Tentative Parcel Map
Waiver
Amendment
Revision
Time Extension
Amended Final Parcel Map
$5,045
$1,369
$3,005
$3,005
$966
$4,025
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Table II‐47
Planning Department Fee Schedule
Item/Type Permit Base Fee*
Tentative Tract Map
Revision
Amendment
Time Extension (CC or PC)
Time Extension (Admin)
Tentative Condominium Map
Amended Final Tract Map
$8,372
$3,971
$3,971
$1,852
$1,047
$8,372
$6,440
Appeals $1,500
Environmental Review
Environmental Assessment
Recordation of Exemption
Initial Study (ND/MND)
Environmental Impact Report
$483
$161
$3,220
$8,855
Zoning Clearance – Planning Plan Check
Alteration/Addition – Resid.

New Construction – SF Resid.

New Construction – 2‐4 Units
New Construction – 5+ Units
New Construction – non‐resid.

Alteration/Addition – non‐resid.
$81
$161
$242
$644
$322
$161
Source: City of La Quinta, adopted July 21, 2020
* In addition to the fees identified here, the City will pass through to the applicant any fees imposed by other agencies and any discrete costs incurred from the use of outside service providers required to process the specific application.

Building Codes and Enforcement
The City of La Quinta has adopted the following State Codes: 2019 California Building Code, 2019 California Mechanical Code, 2019 California Plumbing Code, 2019 California Energy Code, and the 2019 California Electrical Code. In addition, the City enforces the 2019 California Fire Code, Residential Code, and Green Building Standards Code.

Overall, the Building Codes adopted by the City of La Quinta do not pose any special constraints on the production or cost of housing. The City has not made substantive amendments to the code that would adversely affect housing.

The City of La Quinta enforces the Health and Safety Code, as it pertains to housing, which provides minimum health and safety standards forthe maintenance of the existing housing supply. These standards are intended to provide for safe and sanitary housing that is fit for human habitation. The enforcement of the Health and Safety Code is normally handled on a complaint‐response basis.
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The most common housing‐related problem is illegal additions/garage conversions. Warnings are issued with a referral to the City and other agencies for remediation assistance. The Housing Code mandates that health and safety deficiencies be corrected in accordance with construction standards that were in effect at the time the structure was built. In cases where property owners refuse to correct deficiencies, enforcement of the Housing Code relies on civil sanctions.

Constraints to the Provision of Housing for Persons with Disabilities State law, per Senate Bill 520, requires that in addition to an analysis of special housing needs for persons with disabilities, the Housing Element must analyze potential governmental constraints to the development, improvement and maintenance of housing for persons with disabilities.

Programs must be included to remove constraints to providing adequate housing for persons with disabilities.

The City maintains general processes for individuals with disabilities to make requests for reasonable accommodation through Section

9.60.320 of the Zoning Code, the permit processing process, and building codes. A reasonable accommodation request is reviewed and approved by the Director, based on the following findings:
a. Whether the subject property will be used by an individual with disabilities protected under fair housing laws;
b. Whetherthe requested accommodation is necessary to make housing available to an individual with disabilities protected under fair housing laws;
c. Whether the requested accommodation would impose undue financial or administrative burdens on the city;
d. Whether the request for accommodation would require a fundamental alteration in the nature of a city program or law; e. Potential impacts on surrounding land uses;
f. Alternative reasonable accommodations that may provide an equivalent level of benefit;
The City’s process is administrative, and does not result in a constraint for persons requiring accommodation.

Congregate living facilities with six or fewer persons are permitted by right in all residential zones except High Density; congregate care facilities with seven or more are permitted with a conditional use permit in all residential zones. Furthermore,residential care facilities and senior citizen residences of six or fewer persons are permitted in all residential zones. Senior homes of more than six are permitted subject to a Minor Use Permit in the RM, RMH, RH, and VC zones.
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The Zoning Code also includes provisions for the reduction of parking requirements for affordable, senior and special needs housing, including senior and/or group homes, if a project proponent can demonstrate a reduced need for parking. The City also enforces ADA standards for the number of parking spaces required for persons with disabilities.

There are no conditions or requirements imposed for group homes that would affect the development or conversion of residences to meet the needs of persons with disabilities. There are no minimum distance standards between two or more special needs housing developments.

The City of La Quinta has adopted the 2019 California Building Code, as well as the 2019 California Mechanical, Electrical, Energy, Fire, Residential, Green Building, and Plumbing Codes. No amendments have been made to the codes that would diminish the ability to accommodate persons with disabilities. There are no restrictions on requests for retrofitting of homes for accessibility, such as ramps and handrails.

Requests for such retrofits are handled as any other minorimprovement to a home necessitating a building permit, with the exception that the design must meet all applicable standards and ADA requirements, and is reviewed at the inspection phase for conformance to construction requirements. Although requests for retrofit of existing homes have been extremely limited in the past few years, a number of homes advertised for resale in the Cove area have been retrofitted or built specifically for persons with physical disabilities and are described as such.

The public review process for the approval of group or senior homes is no differentfrom any other permitted use in the applicable zone. Where a group or senior home is permitted by right, no public hearing is required. The project is brought to the Planning Commission if a MUP is required, and is subject to consideration and approval as any other use permitted by MUP. Where a senior group home may be requested with a MUP as part of a specific plan, the use would be considered and approved within the established public hearing process as part of the total specific plan and subject to the applicable Zoning Code provisions.

Environmental and Infrastructure Constraints
Development of new housing in La Quinta will continue to take place throughout the City. Public services and infrastructure are being upgraded and expanded within the City. Major flood control programs have been funded by the City and constructed by the Coachella Valley Water District (CVWD) for the protection of the Cove Area. In response to growth, Desert Sands and Coachella Valley Unified School Districts 484 CLICK HERE to Return to Agenda
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operate several elementary schools, middle schools, and high schools that serve La Quinta residents. Three Riverside County Fire Department stations serve the City.

The potable water system in the City is operated and administered by CVWD. The sanitary sewage collection and treatment system in the City is operated and administered by CVWD, which extends service based upon approved designs and improvements constructed by the private developer. Senate Bill (SB) 1087 requires water and sewer providers to create procedures to provide priority water and sewer service to lower income residential projects. The law also prohibits the denial or conditioning the approval of service without adequate findings and requires future water management plans to identify projected water use for lower income residential development. The City routes the Housing Element update to CVWD to facilitate consistency with these requirements.

The City of La Quinta is served by Southern California Gas Company. The Southern California Gas Company has indicated thatthe future supply of natural gas will meet demand generated by additional development in the City.

Major infrastructure improvements, including full‐width streets, water and sewer mains, and stormwater systems, are the responsibility of the developer to install with any development. Developers are required to provide parks or in‐lieu fees as part of a residential development. When infrastructure improvements are made that benefit other properties, the subdivider is reimbursed from the area fund when other properties in the area are developed.

Non‐Governmental Constraints
Projects requiring a Site Development Permit generally apply for building permits with 30‐90 days of approval. The building permit plan check process is expedited, and if plans are submitted with only minor deficiencies, building permits will be issued within 30 to 60 days of submittal.

The City has not received requests for projects at densities lower than that proposed in the Land Use Inventory, and works with applicants to assure that the targeted density is achieved or exceeded.

Opportunities for Energy Conservation
The City has adopted a comprehensive Green and Sustainable La Quinta Program to enhance the City’s conservation of resources and to reduce 485 CLICK HERE to Return to Agenda
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environmental impacts of existing and future conditions. This program will allow the City to consider a wide range of programs that will address energy, water, air quality, solid waste, land use, and transportation.

Current Regulations and Programs
Title 24 Regulations
On a regulatory level, the City enforces the State Energy Conservation Standards (Title 24, California Code of Regulations). These standards incorporated into the City’s Building Code provide a great deal of flexibility for individual builders to achieve a minimum “energy budget” through the use of various performance standards. These requirements apply to all new residential and commercial construction as well as remodeling and rehabilitation construction where square footage is added. Compliance with Title 24 on the use of energy‐efficient appliances and insulation has reduced energy demand stemming from new residential development.

Green Building Programs
Two prominent green building programs are California Green Builder, recognized by the California Energy Commission, and Leadership in Energy and Environmental Design (LEED), which is sponsored by the US Green Building Council. Both programs involve a third‐party certification process, have different environmental goals, and apply to different types of development.

Green Builder is a voluntary environmental building and certification program for residential construction. Certified homes incorporate water‐efficientlandscaping and fixtures, utilize high efficiency insulation and ventilation systems, contain environmentally sound building materials, initiate waste reduction methods during construction, and must be 15 percent over existing Title 24 energy efficiency standards.

LEED is a national rating system for green buildings. Primarily focused on commercial and multifamily residential projects, LEED requires the developer to register their project with the US Green Building Council, which in turn reviews the project for conformance and assigns points based upon various efficiency, materials quality, and design factors.

Once the Council has reviewed the project, it issues a certification based upon the number of points achieved in each category.

City Projects
The City has undertaken an aggressive series of green building programs that demonstrate the opportunities available to reduce the overall 486 CLICK HERE to Return to Agenda
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environmental impact of new developments. The Title 24 energy efficiency requirements significantly increase the overall energy efficiency of all new construction, and now require photovoltaic systems for residential projects, and will require them for commercial projects in 2030.

Vista Dunes Courtyard Homes
Located at 78‐990 Miles Avenue (just west of Adams Street), the Vista Dunes project consists of 80 affordable courtyard‐oriented single‐family and duplex homes.

This LEED Platinum certified development includes photovoltaic cells to generate electrical power. This feature will annually save $720 per unit in electric utility costs. Water saving improvements will reduce water usage by 1,900,000 gallons per yearforthe entire project. Itis estimated that this project exceeds Title 24 by 28 percent. Some of the units will exceed Title 24 requirements by 30 percent or more.

At the time of its development, Vista Dunes Courtyard Homes was the first LEED Platinum certified multifamily affordable housing development of its size in the country.

The City maintains a photographic history of the project and produced a video for educational purposes. Further, tenants will be educated on energy efficiencies through written materials, a DVD and the project operator, CORE Housing Management.

Wolff Waters Place Housing Project
This affordable housing development exceeds Title 24 requirements by 24 percent and will save approximately 2,000,000 gallons of water from interior water use alone. Compliance with the CVWD Ordinance will further reduce exterior water use.

The project is LEED certified and includes solar hot water for laundry buildings, a transit friendly location with a bus stop and shopping within walking distance, low‐water‐use landscape and irrigation, dual flush toilets, low‐flow water fixtures, energy‐efficient lights, ENERGY STAR appliances, recycled building materials, paint with low volatile organic compounds, reduced construction waste, advanced indoor air handling systems, underground parking, high efficiency air conditioning units, and a tenant training program. It also includes an onsite childcare center; for residents using the childcare center, the proximity of the daycare center to housing units reduces vehicle miles traveled and associated greenhouse gas emissions.
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Greenhouse Gas Reduction Plan
In conjunction with the adoption of its 2013 General Plan, the City adopted a Greenhouse Gas Reduction Plan. The Plan provides residents, business owners and land owners with a broad range of measures designed to reduce energy use and the use of fossil fuels. The Plan will be effective in reducing costs for existing homes and for new residential development. It will also allow changes in driving patterns, transit use and other measures that will reduce the City’s dependence on traditional energy sources.

Future City Programs/Actions
The City seeks to encourage and enforce regulations or incentives that do not serve as constraints to the development or rehabilitation of housing. The City should focus on measures and techniques that assist the occupant in reducing energy costs, thereby increasing the amount of income that can be spent on housing, childcare, health care, or other necessary costs.

The continued implementation of the City’s Green and Sustainable La Quinta Program will require ongoing participation of many city departments and agencies. The program includes the City’s adherence to and promotion of green building practices, efficient energy usage, and implementation of conservation measures. The City provides information to developers based on research of best building practices and operational practices, such as commercial recycling programs provided in AB 1826. Program costs could include energy audit upgrades for existing facilities and buildings, irrigation and landscape modifications to City‐maintained properties, City fleet vehicles, and City maintenance equipment.

The City’s 2013 General Plan includes a Livable Community Element that provides direction on building siting, mixed use site planning, and energy reduction techniques. The element also includes a suite of policies and programs designed to lower energy costs, promote healthy living, and encourage high quality design.

Under the direction of the City Manager’s Office, Community Development and Community Services Department staff plays an instrumental role in educating the community on water conservation programs and resources.

Energy Conservation Partners
In developing a better La Quinta, the City cannot be successful without a sound relationship with Coachella Valley Water District, Imperial Irrigation District, Southern California Gas, Burrtec Waste and Recycling 488 CLICK HERE to Return to Agenda
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Services, Sunline Transit District, Coachella Valley Association of Governments, SCAG, and other entities. Additionally, many of the areas of concern, such as air quality and regional transportation, cannot be addressed without strong regional, state and federal programs.

Utility Programs
The City of La Quinta has a strong working relationship with local utility providers, including the Imperial Irrigation District (IID). IID is proactive in creating energy savings via conservation programs, home energy audits, product rebates, and general consumer tips. IID indicates that an average home owner can reduce energy use by 10 percent more by taking advantage of IID programs. IID offers rebate programs on the purchase of higher efficiency air conditioning units, the high efficiency refrigerators, and programmable thermostats. Additionally, product rebates are offered on ENERGY STAR equipment such as home and office electronics. IID also offers free in‐home energy audits to its residential customers.

Other utility programs assist residential customers with energy and water conservation and cost reduction. SoCalGas offers rebates on energy‐efficient appliances, incentives for solar thermal water heating, and grants and assistance programs to reduce energy costs. The City works cooperatively with CVWD to promote and enforce, as required, water conservation programs, including those affecting homeowners and home builders. Burrtec offers programs that reduce solid waste and increase recycling opportunities.

HOUSING RESOURCES
Regional Housing Needs Assessment
State Housing Law requires that SCAG identify future housing needs in each jurisdiction. To meet this mandate, SCAG develops the Regional Housing Needs Assessment (RHNA), which establishes both the projected need for housing and the fair share distribution of the projected need to its member jurisdictions.

The RHNA calculates the projected new construction necessary to accommodate the anticipated population through October 2029. State housing law requires that cities and counties demonstrate adequate residential sites that could accommodate development of housing to satisfy future housing needs.
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The 2021 RHNA proposes that La Quinta construct 1,530 new housing units to accommodate housing needs for all income groups during the planning period January 2022 through October 2029. These units are distributed by income category as illustrated in Table II‐48.

According to SCAG, 420 new units are needed to accommodate very low income households. Consistent with HCD methodologies, 50% (210) of these units are assumed to be for extremely low income (ELI) households, and the remaining 50% (210) are assumed to be for very low income households. A total of 269 new units are needed to accommodate low income households, 297 new units are needed for moderate income households, and 544 new units (provided through market‐rate housing) are needed for above moderate income households.

The City’s 1,530‐unit future housing need is a 6.2 percent increase in the number of existing dwelling units (24,764 in 2019).

Table II‐48
2022–2029 Regional Housing Needs Assessment
Household Income
Levels
Income as a Percent of
County Median
RHNA
Allocation Percent
Extremely Low1 ‐‐‐ 210 13.7
Very Low Less than 50% 210 13.7
Low 51%–80% 269 17.6
Moderate 81%–120% 297 19.4
Above‐Moderate Over 120% 544 35.6
Total 1,530 100%
Source: Regional Housing Needs Assessment for Southern California, 2021, prepared by SCAG. 1 Extremely Low Income (ELI) category is a subset of the Very Low Income category. ELI households are defined by HCD as those with incomes less than 30% of AMI. The number of ELI units is assumed to be 50% of all Very Low Income units.

California housing element law allows local governments to obtain credit toward its RHNA housing goals in three ways: constructed and approved units, vacant and underutilized land, and the preservation of existing affordable housing. The City willrely on the construction of new units on vacant lands to meet its housing needs between 2022 and 2029.

Meeting the Need for Affordable Housing
With the loss of redevelopment set‐aside funds, the State has limited the City’s ability to provide funding for new affordable housing projects.

The City, however, continues to be committed to addressing its housing need.
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The City continues to market its land in the Village (sites #2 through #6 in the land inventory, which could produce up to 42 additional units of very low and low income housing. Additional efforts will be made toward expanding housing opportunities in the Highway 111 corridor, on lands owned by private parties. Highway 111 provides access to jobs, transit, and has successfully integrated the Coral Mountain project, which the City built in the last planning period. To that end, site #13, owned by the City, has been added to the inventory, and is projected to provide 116 units for very low and low income households. The balance of the units, as shown in Table II‐51, will be accommodated on multiple sites throughout the City, and will be developed through a combination of private development projects, and public/private partnerships where the City can participate if resources allow.

The City has only recently seen an increase in inquiries regarding ADUs, and it is expected that with the latest additions to the Zoning Code (2021) to address changes in State law, that interest will increase. A program has been added to encourage, monitor and reevaluate the demand for ADUs throughout the planning period as a tool to expand affordable housing options for City residents.

As discussed earlier in this Element, current conditions in the real estate market make it possible for moderate income households to afford market rate housing. Further, the rental market offers a broad range of units atrentalrates, with a median gross rent of $1,473 per month.  Table II‐49 demonstrates the affordability of market rate rentals and home purchases in La Quinta for a moderate income four‐person household. 491 CLICK HERE to Return to Agenda
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Table II‐49
Affordability of Housing 2021
Ownership Rental
Median Existing Single
Family Purchase Price
$386,200 N/A
Monthly Mortgage
Costs (PITI) $2,047 N/A
Median Gross Monthly
Rent N/A $1,473
30% of Monthly
Moderate Household
Income1
$2,259 $2,259
Affordability
Gap/Overage $212 $786
1 Per HCD, the annual income limit for a moderate income 4‐person household in Riverside County is $90,350. Therefore, the monthly income is $7,529, and 30% is $2,259.

As shown in the table, the rental and resale market can accommodate some of the City’s expected moderate income households during the 2022‐2029 planning period.

Available Land for Housing
The Housing Element must identify available sites within the City that can accommodate the RHNA. The land inventory includes an analysis of the realistic capacity of the sites. An evaluation of zoning, densities, market demand, record of affordable housing development, and financial feasibility will establish the ability of available sites to provide housing for all income levels.

Available Vacant Land
The vacant land inventory only includes parcels that the City has identified as having the potential to develop during the 2022‐2029 planning period. Additional vacant sites are located in the City but are not assumed to have the potential to satisfy the current RHNA for lower income households. The development potential for Village Commercial (VC) sites is assumed to be improved through logical consolidation with adjacent vacant lots. The City has seen interest in the development of more dense residential projects in the Village, indicating that the development community has an interest and is participating in lot consolidation which could result in additional units in this part of the City. The City will encourage and facilitate lot consolidation in this districtthrough incentives provided in Program H‐3.3.b. The City will also continue to consider City‐owned lands, not on the inventory, for affordable housing projects in the Village. The City’s flexible 492 CLICK HERE to Return to Agenda
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development and use standards further facilitate the development of a range of housing types. The Table also includes 456 units for above moderate income households. These are all associated with approved projects which are expected to develop during the planning period. In addition, existing vacant single family lots are located throughout the City which only require building permit approvals, and two large planned communities are currently in the entitlement process, and would result in more than 2,822 units in the City, as shown in Table III‐23.

Table II‐51 provides a summary of the vacant land with residential development potential within the City. A map showing the parcel locations is provided in Exhibit II‐25. As shown on the map, inventory lands are geographically distributed throughout the City and are not concentrated in any areas. As such, they further fair housing principles.

The City owns some of the sites shown in Table II‐51. Some of these lots are located in the Village, and are small lots that the City has assembled over several years. The City is marketing the lots as consolidated parcels, and will complete lot mergers (as provided in Program H‐1.1.b) to facilitate their sale. Two sites are located in the center of the City, and will be marketed for joint venture with the affordable housing development community. Sites will be offered, consistent with the Surplus Land Act, through Requests for Proposals.

Table II‐51 includes sites which were in the City’s inventory in the prior planning period, but no sites have been included in the inventory fortwo consecutive previous planning periods.
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Table II‐50
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
Very Low, Low and Moderate Income Sites
1 646‐070‐016 13.84 MHDR RMH
(AHO) 20 280
2*
770156007 0.23 VC VC 14 4
770156010 0.39 VC VC 14 5
770181009 0.36 VC VC 14 5
3 (City
Owned)
773078005 0.11 MC/VC MC/VC 14 1
773078006 0.11 MC/VC MC/VC 14 1
773078007 0.11 MC/VC MC/VC 14 1
773078016 0.12 MC/VC MC/VC 14 2
773078017 0.12 MC/VC MC/VC 14 2
773078034 1.11 MC/VC MC/VC 14 15
6 609070053 12.74 CG CC (AHO) 22 280
7 604‐032‐042 1.88 MHDR RMH 12 22
8 (City
Owned) 600‐030‐010 2.72 of11.29
MHDR RMH 19 52
9 600‐390‐024 15.14 CG CP/CR 18 273
10*
600080001 0.19 MHDR RM 10 2
600080002 0.19 MHDR RM 10 2
600080003 0.19 MHDR RM 10 2
600080004 0.19 MHDR RM 10 2
600080005 0.19 MHDR RM 10 2
600080006 0.19 MHDR RM 10 2
600080007 0.19 MHDR RM 10 2
600080008 0.19 MHDR RM 10 2
600080009 0.21 MHDR RM 10 2
600080041 2.4 MHDR RM 10 24
11 643‐020‐025 4.81 CG CR 26 126
12* 600340050 4.46 MHDR RM 8 36
600340051 13.01 MHDR RM 8 104
13 (City
Owned) 600‐020‐057 6.42 CG CR 18 116
Total Very Low, Low and Moderate Income Sites 1,367
*Moderate income site
Above Moderate Income
Sites Acres Existing GP ExistingZoning
Projected
Density
Projected
Yield
15 Various 40.76 LDR/OS‐R RVL/PR 3 90
16 Various 37.43 LDR   RL/PR 3 60
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Table II‐50
Vacant Land Inventory
Map
Key APN Acres Existing GP ExistingZoning
Projected
Density
Projected
Yield
17 Various 29.56 LDR RL 3 94
18 Various 20.72 LDR RL 3 57
19 Various 33.07 LDR RL 3 85
20 Various 28.76 LDR RL 3 70
Total Above Moderate Sites 456
Total All Sites 1,823
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Site Adequacy Analysis
The sites shown in Table II‐50, above, all accommodate residential development at various densities. Site 1 is residentially designated, and benefits from the Affordable Housing Overlay, which increases its density potential (please see below).

Residential development in La Quinta, particularly that for affordable housing projects, has been built at or near the maximum allowable densities. For example, development in the RM zone generally occurred at the maximum density of 8 units per acre or above through density bonus provisions. Miraflores Apartments were constructed at a density of 11.2 units per acre in the RM zone in 2003. In 2004, Hadley Villas Apartments were developed at a density of 7.8 units per acre in the RM zone. In 2001, the Aventine Apartments were constructed at a density of 14.3 units per acre in the RH zone. The City’s most recent restricted affordable projects have also been completed within existing residential densities: Wolff Waters Place was built at 14.7 units per acre, the Washington Street Apartments’ expansion was completed at a density of 8 units per acre, Vista Dunes was built at a density of 10 units per acre, and the Coral Mountain Apartments were built at a density of 16 units per acre. In order to expand the analysis of realistic capacity, other cities in the Coachella Valley were analyzed. As the area operates as a region, with similar building trends, zoning requirements and land use patterns, an analysis of regional trends is appropriate. The following projects are planned or under construction regionally:

Palm Springs:
 Monarch Apartments, will provide 60 units affordable to very low and low income households on 3.6 acres, at a density of 17 units per acre. The project is fully funded and will break ground in October of 2021.

Palm Desert:
 Carlos Ortega Villas, consists of 72 units on 3.48 acres affordable to very low and low income households, at a density of 21 units per acre.
 Vitalia, 270 units affordable to very low and low income households on 12 acres approved in 2021, at a density of 23 units per acre.
 Millennium SARDA site, 240 units affordable to very low and low income households on 10 acres, under contract in 2021, at a density of 24 units per acre.
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Indio:
 Arroyo Crossing 1 is currently under construction, and provides 184 units on 6.4 acres affordable to very low and low income households, at a density of 29 units per acre.
 Arroyo Crossing 2, will provide 216 units affordable to very low and low income households on 7.3 acres, at a density of 30 units per acre. The project was approved in 2021.

In the region, projects ranging in density from 17 to 29 units per acre are being funded and can be built to accommodate lower income households. Therefore,the densities for larger projects, ranging from 18 to 26 units per acre, can be achieved in La Quinta.

In the past, the City has applied the Affordable Housing Overlay to specific inventory sites which were zoned for non‐residential uses. This strategy is being modified (see Program 3.1.a) to apply to all inventory sites, and to increase the AHO density to 30 units per acre, even though, as demonstrates above, affordable housing projects in the region are being built at lower densities. The 30 unit per acre density will be the base on which density bonus provisions will be applied, as described in Program 3.1.a. Units built using the AHO must be affordable to lower income households, unless they are identified as moderate income sites in Table II‐50. As provided in Program 3.1.a, the AHO will allow three story construction (consistent with the existing High Density Residential Zone), and shall be analyzed to assure that development standards are sufficient to allow the 30 unit per acre density.

Site 2 consists of three small lots in the Village, on Desert Club Drive. The three lots have been approved for 14 apartments which are to be affordable to moderate income households. The three lots may be merged by the owner, but can proceed as three lots without further City processes. The owner has been finalizing building plans and construction is expected in 2022. As shown in Table III‐49, market rental rates in the City are affordable to moderate income households.

Therefore, these units have been included for moderate income households.

Three sites in Table II‐50 are over 10 acres in size. Although the State does not believe that these sites can be developed for affordable housing, the Coachella Valley is experiencing development of lower income projects on larger sites, including two projects in Palm Desert described above. Nevertheless, in order to encourage the development of affordable projects on these sites, Program 3.1.a has been added, which provides incentives for subdivision of larger sites. 498 CLICK HERE to Return to Agenda
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Site 6 is one of these aforementioned sites over 10 acres in size.  It is commercially designated and benefits from the Affordable Housing Overlay.  The site is 12.74 acres under the City’s Community Commercial zoning designation, which allows for multifamily residential development.  The property not only allows for multifamily residential but mixed use development as well.  The Affordable Housing Overlay allows for a density up to 30 units per acre and mixed use projects allow for density up to 24 units per acre, but this site is proposed at 22 units to the acre, more consistent with development in region.  The site is within a “High Resource” area, per Exhibit II‐14, and its proximity to Highway 111 and bordering of a middle school makes it an ideal site.

It should also be noted that Site 10, which includes multiple small lots for 42 moderate income units, is an approved apartment project which is being constructed on land previously owned by the City, which was successfully sold to a private developer. The project is expected to be constructed in the next two years. The parcels previously were developed as single family homes, which the City bought to widen Jefferson Street. Upon completion of the widening, the lots were marketed to the private development community, and an apartment project was proposed in 2019, and approved in 2020 forthe site. The City therefore has experience in the assembly of smaller lots for the successful development of housing.

Finally, sites 15 through 20 are provided to accommodate above moderate income households. These sites are all located in existing approved communities or tract maps, and require only residential building permits to proceed to construction.

Environment and Infrastructure Analysis
None of the parcels identified in the vacant land inventory are located in areas of topographic constraint or have known environmental hazards.

The sites identified in the vacant land inventory are adjacent to existing urbanized development and are within service hook‐up distance of existing water and sewer systems as well as all dry utilities in adjacent streets. All providers have sufficient capacity to accommodate the growth generated by the units listed in Table II‐51. According to the latest Coachella Valley Water District (CVWD) Urban Water Management Plan (2015), the implementation of water conservation, groundwater recharge, and water source substitution management strategies will ensure that adequate water resources are available to existing and future residents of La Quinta.
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Affordability Analysis
It is expected that development of affordable housing units will be accomplished through public‐private partnerships, with a focus on two areas ofthe City:the Village for smaller projects that bring residents into the expanding commercial downtown, and along Highway 111, building upon the success of the Coral Mountain apartments.  It is important to note that the sites identified provide a variety of land sizes to allow flexibility in types of projects, and exceed the City’s need for very low and low income units, allowing for greater opportunities for a mix of market and affordable units within projects.

As described above, the median sales price for a home is approximately $386,200 and the median gross rent for an apartment unit is approximately $1,473 per month. In comparison, the maximum affordable sales price for a moderate income family of four is $313,650 and the maximum affordable rent for a moderate income couple is $1,808 per month. Moderate income households, therefore, can afford to rent in the City and are able to afford homes that are lower than the median price currently. Some moderate income households, especially one and two person households or larger families, will need assistance to purchase a home.

The City will continue to work with affordable housing developers to participate in projects and provide streamlining, financial assistance and fee reductions wherever possible. However, it is important to note, as identified by participating affordable housing developers in the City’s workshop and outreach, that funding affordable housing projects has been made much more difficult with the loss of local redevelopment funds, and thatthese developers mustidentify and secure twice orthree times the funding sources that were previously necessary to fund projects. This constraint is one that the City cannot control and cannot alleviate.

General proforma analyses were conducted using land costs (average of $448,493 per acre of vacant residential land in La Quinta) and construction costs ($317,074 per unit of affordable housing according to affordable housing developers contacted in the preparation of this Update) to estimate the capacity of land in La Quinta to support affordable housing. The results indicate that homeownership products will remain available to moderate income households without a very large subsidy. The developers of ownership projects require financial returns through the one‐time sale of the housing units. 500 CLICK HERE to Return to Agenda
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A generally accepted minimum project size for affordable housing development is 50 units. Like their higher density counterparts, lower density sites able to accommodate 50 units are eligible for funding mechanisms such as Low Income Housing Tax Credits (LIHTCs), a type of restricted development that must meet strict size and amenity guidelines to compete forfunding.High density is also not a determining factor in obtaining other resources, such as HOME funds and Community Development Block Grant program funding. The RM and RMH sites identified in Table II‐50, would both allow a minimum project size consistent with these requirements.

Financial and Regulatory Subsidies
A subsidy can be financial or regulatory in nature. Financial subsidies are found in federal, state, local, and private programs and organizations focused on the production of affordable housing. Developers in La Quinta use and leverage many sources of financial assistance. Projects may seek funding from LIHTCs, tax‐exempt bonds, Community Development Block Grants, HOME funds, other HUD grant programs, and commercial banking resources.

Regulatory subsidies can take many forms, including fee waivers or deferrals, flexible development standards, and increased densities.

Higher densities generally increase the financial feasibility of a residential project as a developer is able to sell more housing units on the same amount and cost of land (even with slightly lower sales prices associated with smaller, attached units).

The City’s vision recognizes the importance of providing affordable housing for its residents and employees. Accordingly, the City supports affordable housing development through financial and regulatory subsidies and permits densities up to 24 units per acre with the Affordable Housing Overlay (higher densities are permitted through density bonus provisions). The City is thereby able to achieve both the goal of maintaining lower density community character while also producing its fair share of affordable housing.

Vacant Land Opportunities
The City has established a strong record of providing assistance to affordable multifamily housing projects (townhomes and apartments), ranging in density from 7.8 to over 20 units per acre. Single‐family detached assisted housing was also developed, with City assistance, at densities as low as 4.4 units per acre and up to 7.8 units per acre. 501 CLICK HERE to Return to Agenda
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La Quinta is able to achieve market‐driven moderate income housing through the relative affordability of land, the local market demand for lower maintenance housing types, and reasonable development impact and entitlement fees. La Quinta has a solid record of working with local nonprofits and affordable housing developers to accommodate the housing needs of its lower income residents. The vacant land inventory provides the City and affordable housing developers with a map of opportunity areas.

The moderate income housing need can be met without any mixed‐use development. However, the City recognizes that mixed‐use developments will play a role in moderate and above moderate housing opportunities in the future. Both the General Plan and the Zoning Ordinance have been modified to encourage Mixed Use development.

The City’s efforts to promote mixed use development have had limited success. According to the development community, mixed use projects cannot be financed in La Quinta, due to a lack of such projects in the region. Mixed use properties are therefore not included in this inventory.

Fair Housing
According to the Fair Housing analysis (see “Fair Housing” section), the City has a low segregation level, no racially or ethnically concentrated areas of poverty, equal access to opportunity, and no disproportionate housing needs. The sites identified above will not exacerbate any such conditions.
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PRESERVATION OF AT RISK UNITS
State Government Code requires that localities identify and develop a program for their Housing Elements for the preservation of affordable multifamily units assisted under various federal, state and local programs. In the preservation analysis, localities are required to provide an inventory of assisted, affordable units that are eligible to convert to market rate within five years of the end of the planning period (2034).

Income‐restricted housing units sometimes change to market rate due to expiration of subsidies, mortgage prepayments, or expiration of affordability restrictions.

An inventory of all assisted multifamily projects is provided in Table II‐51.

The earliest possible date of conversion for any of the City’s restricted multifamily housing stock is 2051 for the extremely low and low income units at Seasons Senior Apartments. There are no at risk units in the City. 503 CLICK HERE to Return to Agenda
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Table II‐51
Assisted Multifamily Project Inventory
Project
Earliest
Date of
Conversion
Extremely
Low
(30%)
Very
Low
(50%)
Low
(80%)
Moderate
(120%)
Above
Moderate
(120%+)
Total
Aventine
Apartments
(47750 Adams St)
2056  ‐‐‐  ‐‐‐  10 10  ‐‐‐  20
Hadley Villas
Senior
Apartments
(78875 Avenue 47)
2059 65 12 1  ‐‐‐  1 79
Seasons at
Miraflores Senior
Apartments
(47747 Gertrude
Way)
2057 45 71  ‐‐‐  ‐‐‐  ‐‐‐  116
Seasons La Quinta
Senior
Apartments
(50915 Rainbow
Ct.)
2051 19  ‐‐‐  37 31  ‐‐‐  87
Vista Dunes
Courtyard Homes
(44950 Vista
Dunes Lane)
2063 8 64 8  ‐‐‐  ‐‐‐  80
Washington
Street (senior)
Apartments 1
(42800
Washington)
2066 24 72 42 2  ‐‐‐  140
Wolff Waters
Place
(47795 Dune
Palms Road)
2065 43 56 37 80  ‐‐‐  216
Coral Mountain
Apartments
(79625 Vista
Coralina Lane)
2070  ‐‐‐  36 138 2  ‐‐‐  176
Total N/A 204 311 273 125 1 914
Source: City of La Quinta 1 Rental assistance for anyone ≤ 50% AMI or lower Maintenance of the at‐risk housing units as affordable will depend largely on market conditions, the status of HUD renewals of Section 8 contracts, and the attractiveness of financial incentives, if warranted. 504 CLICK HERE to Return to Agenda
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GOALS, POLICIES, AND PROGRAMS
The following goals, policies, and programs set forth a comprehensive housing plan for the City of La Quinta during the 2022‐2029 planning period.

Adequate Sites for Housing
GOAL H‐1
Provide housing opportunities that meet the diverse needs of the City’s existing and projected population.
 Policy H‐1.1
Identify adequate sites to accommodate a range of product types, densities, and prices to address the housing needs of all household types, lifestyles, and income levels. Provide new housing choices by increasing affordable housing supply in higher opportunity areas and throughout the community, and improve housing mobility through encouraging various housing options such as accessory dwelling units and creative housing solutions.

Program 1.1.a: To address the City’s RHNA allocation for extremely low income households, 15% of units on the City’s land on Highway 111 (site #13) will be assigned to extremely low income households.

The City shall negotiate very low income units for all other projects on sites identified in the Vacant Land Inventory (Table II‐50) individually to reach the target of 210 units during the planning period.
 Timing: June 2025 for Highway 111 project, as projects are constructed for additional units
 Funding Source: Private Funding, Tax Credit Financing, Other sources as identified
 Responsible Agency: City Manager’s Office/Housing

Program 1.1.b: The City will merge its parcels in the Village (as listed in Table II‐51) to facilitate the consolidation of these lots for sale through the Surplus Land Act.
 Timing: June 2023 for lot mergers. June 2024 for RFPs and land sales.
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 Funding Source: General Fund
 Responsible Agency: City Manager’s Office/Housing
Program 1.1.c: To encourage the development of housing for extremely low, low and special needs residents, the City will develop a program of incentives for the subdivision of larger sites, to include application fee waivers,DIF fee reductions and expedited processing. The City will contact the owners of the three sites listed in Table II‐50 and encourage that they subdivide the land and take advantage of the City’s incentive program.
 Timing: June 2022 for development of program. June 2023 for initial contacts with land owners, and annually thereafter.  Funding Source: General Fund
 Responsible Agency: Planning Division, City Manager’s Office/Housing
 Policy H‐1.2
Focus housing growth within existing City boundaries until it is necessary to pursue annexation or development in planning areas for affordable housing.
 Policy H‐1.3
Direct new housing development to viable areas where essential public facilities are provided and employment opportunities, educational facilities, and commercial support are available.
 Policy H‐1.4
The City shall promote and affirmatively further fair housing opportunities throughout the community for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, disability, source of income, veteran or military status, or other characteristics protected by the California Fair Employment and Housing Act (FEHA), Government Code Section 65008, and any other applicable state and federal fair housing and planning law.

Assist in the Development of Affordable Housing
GOAL H‐2
Assist in the creation and provision of resources to support housing for lower and moderate income households.
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 Policy H‐2.1
Increase housing choices for lower and moderate income households in areas of higher need and throughout the community. Address disproportionate housing needs and alleviate disproportionate cost burdens on lower and moderate income households by providing more affordable housing units.

Program H‐2.1.a: Accessory Dwelling Units (ADU)
The City will modify its Zoning Ordinance to comply with State law regarding ADUs and JADUs and provide for the reduced parking standards, setbacks and other incentives included in the law. The City shall establish a program to encourage the building of ADUs and JADUs, with a goal of 2 new units per year
throughout the planning period, and monitor their development to gauge if they are affordable alternatives for housing. The program will include tracking annual permits, an annual survey of rents in ADUs, and whether any ADUs are accepting housing subsidy or restricting their units to very low or low income households.
 Timing: Zoning amendments June 2022. Monitoring program beginning June 2023.
 Funding Source: General Fund
 Responsible Agency: Design and Development Department Program H‐2.1.b: City‐owned Lots
Aggressively pursue development of the City’s central‐city properties (sites 8 and 13) to generate up to 168 units of extremely low, very low and low income units on these parcels.

To implement this program, the City will establish a schedule for Requests for Proposals and include incentives. These incentives may include elimination of Development Impact Fees, financial assistance in the form of land contributions, and density bonuses as provided in the Zoning Ordinance. In addition, the City will consider affordable housing for other City‐owned lots in the Village when marketing the land for development, including mixed use projects that combine retail and residential uses.

Wherever possible, include 15% affordable units in these projects  Timing: Annually, beginning with June 2023.
 Funding Source: General Fund
 Responsible Agency: City Manager’s Office/Housing
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Program H‐2.1.c: Creative Housing Solutions
In order to expand the variety of housing options for extremely low and low income households in the City, study, research and pursue the amendments to the Zoning Code and subdivision ordinance that would be required to allow creative housing solutions, including “tiny homes,” prefabricated or “kit” homes, shipping container conversions, and other options available in the market as they arise. Present the findings of the research to the Planning Commission and Council for their consideration.

This program could generate up to 4 units per year in creative housing solutions.
 Timing: Research June 2024. Planning Commission and City Council Study Session no later than June 2025. Amendments per Council direction by the end of 2025.
 Funding Source: General Fund
 Responsible Agency: Design and Development Department  Policy H‐2.2
Support public, private, and nonprofit efforts in the development of affordable housing.

Program H‐2.2.a: Density Bonus Amendments
Revise the Zoning Ordinance to ensure compliance with
Assembly Bill (AB) 2345 as it pertains to Density Bonus requirements.
 Timing: June 2022 regular Zoning Ordinance update
 Funding Source: General Fund
 Responsible Agency: Design and Development Department  Policy H‐2.3
Pursue a variety of forms of private, local, state, and federal assistance to support development of affordable housing throughout the community.

Program H‐2.3.a: Collaborative Partnerships
The City shall continue to meet with affordable housing development entities to discuss types of incentives available and requirements for obtaining assistance, discuss appropriate sites for housing for extremely low, low and special needs residents, and foster professional collaboration between the City and affordable housing stakeholders. This program could result in 2 new partnership projects during the planning period.
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 Timing: Project‐by‐project basis, by request, or on an annual basis.
 Funding Source: General Fund
 Responsible Agency: Design and Development Department Program H‐2.3.b: Mixed Use in the Highway 111 Corridor
In order to take advantage of the high density residential permitted in the Mixed Use overlay, develop a menu of
incentives, including reduction in development fees, density bonuses and other provisions for the inclusion of affordable housing units in Mixed Use projects within the Highway 111 Plan area. This program could result in 100 to 300 new units of affordable housing in the Corridor.
 Timing: Menu of incentives, June 2023. As projects are proposed
 Funding Source: General Fund
 Responsible Agency: City Manager’s Office/Housing
Program H‐2.3.c: Affordable Housing Renter‐to‐Owner Transition There are many resources that the City, nonprofits, or for‐profit developers may utilize to subsidize the construction and maintenance of affordable housing. This program, in conjunction with Program H‐2.3.a, could result in 2 new partnership projects during the planning period. Some of the most prominent
resources are described below.
 Timing: Update website with funding information and
partnership opportunities by June 2022, and every six months thereafter.
 Funding Source: General Fund
 Responsible Agency: City Manager’s Office/Housing
Low Income Tax Credits
Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private developers and investors that agree to set aside all or a portion of their units for low income households. A minimum of 20 percent of the units must be affordable to low income households and 40 percent of the units must be
affordable to moderate income households.
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Community Reinvestment Act
The Community Reinvestment Act provides favorable financing to affordable housing developers. The Redevelopment Agency, development community, and local, regional, and national banks are encouraged to work together to meet their obligations pursuant to the Community Reinvestment Act.

California Housing Finance Agency Program
The California Housing Finance Agency (CHFA) has three single‐ family programs for primarily moderate and middle income homebuyers: the Home Ownership Assistance Program and the Affordable Housing Partnership Program. Each provides
permanent mortgage financing for first‐time homebuyers at below‐market interest rates.

HOME Funds
HOME is the largest Federal block grant distributed to state and local governments for the creation of lower income housing.

Cities apply when Notices of Funding Availability are issued.

Neighborhood Stabilization Program
HUD’s Neighborhood Stabilization Program makes emergency assistance grants available to local governments for the acquisition, redevelopment, and renting or resale of foreclosed properties at‐risk of abandonment.

Riverside County First‐Time Homebuyers Program
Continue participation in the Riverside County First‐Time Homebuyers Program forlow and moderate income households.

Mortgage Credit Certificate
The Riverside County Mortgage Credit Certificate Program is designed to assist low and moderate income first time
homebuyers. Under the Mortgage Credit Certificate Program, first‐time homebuyers receive a tax credit based on a percentage of the interest paid on their mortgage. This tax credit allows the buyer to qualify more easily for home loans, as it increases the effective income of the buyer. Under federal legislation, 20 percent of the funds must be set aside for buyers with incomes between 75 and 80 percent of the county median income.
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Finance Agency Lease‐Purchase Program
Riverside/San Bernardino County Housing Finance Agency Lease Purchase Program provides down payment assistance and
closing costs for eligible households up to 140 percent ofthe area median income.

Housing Choice Voucher (formerly Section 8) Referrals
Housing Choice Vouchers allow lower income households to use rental subsidies anywhere in the County, including La Quinta.

Program H‐2.3.d: Sweat Equity and Shared Equity
Continue to work with organizations that offer sweat and shared equity housing programs to lower and moderate income
households in La Quinta, with a goal of assisting 2 to 4 households annually. Sweat equity and shared equity programs provide lower and moderate income households with ownership assistance. Sweat equity refers to the exchange of time and effort, usually in the form of construction activities, for an affordable ownership opportunity.
 Timing: Meet with CVHC and Habitat for Humanity annually or more frequently (if requested) to identify opportunities for coordinated efforts or potential housing projects.
 Funding Source: General Fund
 Responsible Agency: City Manager’s Office/Housing
Removal of Governmental Constraints to Housing
GOAL H‐3
Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents.
 Policy H‐3.1
Remove unnecessary regulatory constraints to enable the construction or rehabilitation of housing that meets the needs of La Quinta residents, including lower income and special needs residents.

Program 3.1.a: All properties listed in the Affordable Housing Inventory for extremely low, very low and low income units shall have the Affordable Housing Overlay applied. Further, the AHO text shall be amended to allow 30 units per acre and to allow 3 story development. The analysis that accompanies the Zone text amendment shall demonstrate that the development standards 511 CLICK HERE to Return to Agenda
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being applied to the AHO, including setbacks, height and parking requirements, allow a density of 30 units per acre. Consistent with Government Code Section 65583.2(h) and (i), the AHO will permit owner‐occupied and rental multifamily residential use by right for developments in which at least 20 percent of the units are affordable to lower income households during the planning period. These sites shall be zoned with minimum density of 20 units per acre and development standards that permit at least 16 units per site.
 Timing: October 2022 for Zoning Map and text amendments  Funding Source: General Fund
 Responsible Agency: Planning Division
 Policy H‐3.2
Coordinate the development of affordable housing throughout the community with the provision of key utilities to ensure prompt and adequate service.
 Policy H‐3.3
Incentivize the development of affordable housing to facilitate the development of housing for the City’s lower and moderate income households throughout the community.

Program H‐3.3.a: Priority Water and Sewer Service
Route the adopted Housing Element to the CVWD and notify them of changes and future updates to the Housing Element. In compliance with state law, the Coachella Valley Water District (CVWD) must create procedures to provide priority water and sewer service to lower income residential project. The law also prohibits the denial or conditioning the approval of service without adequate findings, and requires future water
management plans to identify projected water use for lower income residential development.
 Timing: Upon Housing Element adoption
 Funding Source: General Fund
 Responsible Agency: Design and Development Department, Coachella Valley Water District
Program H‐3.3.b: Encourage Lot Consolidation
Although not on the Site’s Inventory, several small lots in the Village Commercial would have improved development potential through lot consolidation. The Village Build Out Plan and Zoning Code amendments have been completed to encourage
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consolidation. The City continues to market its land in the Village, and will also work with private land owners and developers to assemble larger holding to allow multi‐family projects which increase the number of residents in the Village. The City will consider potential incentives including fee deferral or reductions, parking requirement reduction, and relief from various other development standards that could potentially increase the cost of the project, resulting in 1 new project per year.
 Timing: As City staff reviews projects in the Village  Funding Source: General Fund
 Responsible Agency: Design and Development Department GOAL H‐4
Conserve and improve the quality of existing La Quinta neighborhoods and individual properties, including targeting areas of higher need and concentration of lower income households.
 Policy H‐4.1
Protect the quality of La Quinta’s neighborhoods through the rehabilitation of both affordable and market‐rate homes.  Policy H‐4.2
Promote financial and technical assistance to lower and moderate income households for housing maintenance and improvements.  Policy H‐4.3
Encourage the retention and rehabilitation of existing single‐family neighborhoods and mobile home parks that are economically and physically sound.
 Policy H‐4.4
Enhance neighborhoods that presently provide affordable housing with drainage, lighting and landscape amenities, and parks and recreation areas, including targeting areas of higher need and concentration of lower income households. Employ government and non‐government resources to preserve and revitalize neighborhoods and communities and thereby provide protection against disinvestment‐based displacement.
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Program H‐4.4.a: Housing Condition Survey & Monitoring
Complete an inventory of housing conditions (updated
approximately every five years) to enable the City to properly target Code Compliance and rehabilitation resources. To better understand the City’s housing needs the quality and condition of the housing stock must be inventoried on a regular basis. The inventory should focus on older neighborhoods, such as those south of Calle Tampico, west of Washington Street, and north of Highway 111.
 Timing: Complete by June 2023
 Funding Source: General Fund
 Responsible Agency: Design and Development Department Program H‐4.4.b: Habitat for Humanity Residential Rehabilitation Program
Complete the Memorandum of Understanding with Habitat for Humanity to implementthe “Brush with Kindness” program. The program will be implemented by Habitat volunteers who will donate time for repair and maintenance programs, including yard work, weed abatement, window replacements, roof
repairs, and air conditioning repair.  Residents will be prioritized to focus on seniors, veterans, the disabled, low and very low income residents, and those in affordably‐designated homes.

The first‐year City contribution will be $40,000, and the annual amounts will be reviewed every year based on the success of the program.
 Timing: MOU by June 2022, assist 6 households annually through the planning period
 Funding Source: General Fund
 Responsible Agency: Habitat for Humanity, City Manager’s Office/Housing
Program H‐4.4.c: County of Riverside Home Repair Grant
Refer code violators and interested parties to the County of Riverside for home repair grants. The County of Riverside Economic Development Agency Home Repair Program provides lower income households with up to $6,000 for home repairs such as a new roof, new air‐conditioner, or a handicap ramp. As a jurisdiction in Riverside County, lower income La Quinta households are eligible for this grant.
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 Timing: Throughout planning period, refer 5 households annually
 Funding Source: General Fund
 Responsible Agency: Design and Development Department, City Manager’s Office/Housing
Program H‐4.4.d: Rehabilitation Resources List
Provide a rehabilitation resources list on the affordable housing and code compliance pages of the City’s website. Use the list, in online or printed form, as a reference for code violators. Lower and moderate income homeowners may need assistance in
affording important home repairs and improvements. The City can assist these households by compiling and sharing a listing of local, state, and federal programs offering rehabilitation assistance.
 Timing: Create list by June 2022. Distribute to 15 households annually.
 Funding Source: General Fund
 Responsible Agency: Design and Development Department, Community Resources Department, City Manager’s
Office/Housing
Equal Housing Opportunity
GOAL H‐5
Provide equal housing opportunities for all persons.
 Policy 5.1
Provide the regulatory framework to create an environment in which housing opportunities are equal.
 Policy 5.2
Encourage and support the enforcement of laws and regulations prohibiting discrimination in lending practices and in the sale or rental of housing.

Program H‐5.2.a: Collaborate and coordinate with government agencies (e.g. Fair Housing Council of Riverside County) and nonprofit groups (e.g. Habitat for Humanity) to support outreach and expansion of lending programs for homeownership among
minority populations. Advertise workshops and webinars held by these organizations on financial resources for homeownership on 515 CLICK HERE to Return to Agenda
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the City website, under News page and Directory of Services (see Program H‐5.2.c). This program could result in homeownership for 5 minority households annually.
 Timing: Annually (June) with adoption of budget, subject to available funding.
 Funding Source: General Fund
 Responsible Agency: City Manager’s Office/Housing
Program H‐5.2.b: Fair Housing Referrals
Continue to refer up to 10 tenants and landlords annually to the Fair Housing Council of Riverside County. Provide information on fair housing resources on the City’s website and at City Hall.