La Quinta City Council
November 7, 2023

Village Apartments project and adopted Planning Commission Resolution No. 2023-015 recommending the Council approve the changes; and
WHEREAS, the Planning Commission of the City of La Quinta, California did previously, on March 28, 2023 and June 27, 2023, hold duly noticed Public Hearings to consider said applications and recommended the City Council adopt a Mitigated Negative Declaration; and
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 make the following mandatory findings to justify approval of said General Plan Amendment, as conditioned [Exhibits A and B]:

1. Internal General Plan Consistency. The amendment is internally consistent with goals, objectives, and policies of the general plan, which are not being amended. The project proposes 252 units, with 74 designated as 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.
229 CLICK HERE to Return to Agenda
Council Resolution 2023-XXX
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: _______________, 2023

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 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]:
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Council Resolution 2023-XXX
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: _______________, 2023

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.
 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 231 CLICK HERE to Return to Agenda
Council Resolution 2023-XXX
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: _______________, 2023

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 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 232 CLICK HERE to Return to Agenda
Council Resolution 2023-XXX
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: _______________, 2023

landscaping and aesthetics established in the General Plan and Zoning Code.

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

WHEREAS, the La Paloma Specific Plan (SP 2004-071) was adopted on December 7, 2004, and amended on July 19, 2011, and is the effective Specific Plan for the site. The proposed La Quinta Village Apartments Specific Plan (SP2022-0001), upon the date it becomes effective, shall repeal and replace SP 2004-071 and its amendment; and WHEREAS, prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City’s update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0001. 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 November 7, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
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Council Resolution 2023-XXX
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: _______________, 2023

________________________
LINDA EVANS, Mayor
City of La Quinta, California
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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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.

EXHIBIT A 235 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 238 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 240 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. 242 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 245 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 247 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. 248 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, 250 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, 251 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 255 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 260 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 265 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 266 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
267 CLICK HERE to Return to Agenda
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 268 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.
269 CLICK HERE to Return to Agenda
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.
270 CLICK HERE to Return to Agenda
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 271 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.
272 CLICK HERE to Return to Agenda
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 273 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.
274 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. 275 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.
276 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.
277 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.
278 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 279 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.
280 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.
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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.
282 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.
283 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. 284 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.
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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. 286 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.
287 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. 288 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 289 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”. 290 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. 291 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. 292 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.
293 CLICK HERE to Return to Agenda
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.
294 CLICK HERE to Return to Agenda
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.
296 CLICK HERE to Return to Agenda
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 298 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
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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 302 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. 303 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. 305 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 315 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. 320 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 324 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. 329 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 330 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. 331 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 332 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 340 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. 341 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 343 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. 347 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.

There is no evidence that nongovernmental constraints affect the City’s ability to meet the RHNA. Furthermore, the City cannot influence banks, lending institutions or the suppliers of building materials. Although the City will continue to work with the affordable housing development 348 CLICK HERE to Return to Agenda
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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 350 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 351 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. 355 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
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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 359 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 360 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. 361 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. 364 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 366 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 367 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 impactfee 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. 368 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 370 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 374 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 375 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 376 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 378 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. 381 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 382 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. 388 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. 390 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. 391 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. 393 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. 394 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 401 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 405 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.

Identify and coordinate with local nonprofits, service
organizations and community groups that can assist in
distributing fair housing information. Fair housing organizations provide dispute resolution and legal assistance to tenants and landlords in conflict. Such services are particularly important for lower and moderate income households unable to afford
counsel.
 Timing: Referral service as needed. Information to be maintained on website
 Funding Source: General Fund
 Responsible Agency: City Manager’s Office/Housing
Program H‐5.2.c: Directory of Services
Maintain the online directory of services and information to provide La Quinta residents with contact information for community organizations and service providers that address special needs. While numerous services are available to special needs and lower income households, it can be difficult to readily have access to these resources. A directory provides the contact information necessary to seek housing assistance.
 Timing: Update website annually
 Funding Source: General Fund
 Responsible Agency: City Manager’s Office/Housing
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 Policy 5.3
Encourage support services for the Coachella Valley’s homeless populations through referrals and collaborative efforts with non‐profits and other jurisdictions.

Program H‐5.3.a: Regional Facilities for the Homeless
Continue to support and collaborate with the Coachella Valley Association of Governments Homelessness Committee efforts to maintain a regional homeless facility that provides housing as well as supportive services. The Strategic Plan created by the Homelessness Committee establishes a continuum of care for the Coachella Valley.
 Timing: City staff will continue to collaborate with CVAG throughout the planning period and work with the
appropriate facilities directly.
 Funding Source: Low and Moderate Income Housing Fund
 Responsible Agency: City Manager’s Office/Housing
 Policy 5.4
Assistin the creation of a continuum of care forthe homeless population and those transitioning into permanent housing.

Program H‐5.4.a: Low Barrier Navigation Centers
Review and revise, as necessary, the Zoning Ordinance to ensure compliance with Assembly Bill (AB) 101 as it pertains to Low Barrier Navigation Centers. Modify the definition of “homeless shelter” to include this use.
 Timing: June 2022 at regular Zoning Ordinance update
 Funding Source: General Fund
 Responsible Agency: Design and Development Department Program H‐5.4.b: Zoning Amendments for Emergency Shelters, Transitional and Supportive Housing
Revise the Zoning Ordinance to require that homeless shelters only be required to provide parking for employees; and that Transitional and Supportive Housing be permitted uses in the Medium, Medium‐High and High density residential zones.  Timing: June 2022 at regular Zoning Ordinance update
 Funding Source: General Fund
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 Policy 5.5
Improve quality of life for disabled persons by facilitating relief from regulatory requirements that may create barriers to accessible housing and promoting universal design.

Energy and Water Conservation
GOAL H‐6.1
Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials.
 Policy H‐6.1
Promote higher density and compact developments that increase energy efficiency and reduce land consumption.
 Policy H‐6.2
Facilitate housing development and rehabilitation that conserves natural resources and minimizes greenhouse gas emissions.  Policy H‐6.3
Encourage and enforce green building regulations or incentives that do not serve as constraints to the development or rehabilitation of housing.
 Policy H‐6.4
Focus sustainability efforts on measures and techniques that also assist the occupant in reducing energy costs; therefore reducing housing costs.
 Policy H‐6.5
Use and encourage emerging technologies to reduce high demands for electricity and natural gas including use of passive solar devices and where feasible other renewable energy technologies (e.g., biomass, wind, and geothermal).

Program H‐6.5.a: Going Green La Quinta Program
Implement green goals, policies, and programs that accurately represent the City’s direction in resource conservation and minimizing greenhouse gas emissions. Implement design
standards for residential and commercial structures that encourage solar protection to directly result in energy conservation.
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 Timing: As projects are proposed
 Funding Source: General Fund
 Responsible Agency: Design and Development Department Program H‐6.5.b:  Energy Conservation Partners
Continue to meet with and seek insight from utilities, service providers, and other entities involved in energy conservation efforts appropriate for La Quinta. In working toward a
sustainable La Quinta, the City and its residents will need to collaborate with utilities and service providers. Partnerships with the Coachella Valley Water District, Imperial Irrigation District, Southern California Gas, Burrtec Waste and Recycling Services, Sunline Transit District, Coachella Valley Association of Governments, Southern California Association of Governments and other entities will be an important component of making La Quinta a more livable city.
 Timing: As part ofregular coordination meetings with utilities  Funding Source: General Fund
 Responsible Agency: City Manager’s Office, Design and Development Department
Program H‐6.5.c: Energy Efficiency Programs
Investigate all potential energy efficiency programs and provide a list of programs on the City’s Going Green website. In addition to programs that may become available through IID, investigate other opportunities, including state and federal incentives, and promote them on the Going Green website.
 Timing: Ongoing as programs are identified
 Funding Source: General Fund, IID program funds, and other programs as identified
 Responsible Agency: City Manager’s Office, Design and Development Department
Program H‐6.5.d: Weatherization Assistance
Encourage low income homeowners or renters to apply for IID and SCG programs, including free energy audits, home
weatherization, and utility rebate programs by advertising available programs on the City’s website and at City Hall.  Timing: Advertise annually as program funds are available  Funding: General Fund
 Responsible Agency: Design and Development Department, City Manager’s Office
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CITY COUNCIL RESOLUTION 2023-XXX EXHIBIT B

CONDITIONS OF APPROVAL- RECOMMENDED
GENERAL PLAN AMENDMENT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

PAGE 1 OF 2

GENERAL

1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this General Plan Amendment or the Project. The City shall have sole discretion in selecting its defense counsel. No later than thirty (30) days after approval of this General Plan Amendment, the applicant shall execute and deliver to the City an indemnification agreement (with release of claims against the City) in a form approved by the City Manager and City Attorney, memorializing applicant’s obligations under this condition of approval.

The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense.

2. GPA2022-0001 shall comply with all applicable conditions and mitigation measures for the following related approvals:

Environmental Assessment 2022-0001
Specific Plan 2022-0001
Site Development Permit 2022-0001
In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.

3. The applicant requested in its initial application, as submitted, a density that would result in the remaining sites in the City’s Housing Element not being adequate to accommodate the City’s share of low- and very low-income units under the City’s inventory of sites, as approved by the California Department of Housing and Community Development (HCD) in accordance with the City’s regional housing need assessment (RHNA) pursuant to Section 65584. Therefore, pursuant to Government Code section 65863(e), the applicant is required to ensure compliance with the state “no net loss” law set forth in Section 65863.

4. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City’s update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0001. This approval by HCD must include certification of the City’s Housing Element after adding “Site 6”, as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City’s share of low- and very low-income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City’s Housing Element after being updated by GPA2022-0001 and the adding of “Site 6,” then GPA2022-0001 shall be repealed on its own accord without the need for further action by City Council and Specific Plan 2022-0001 shall not become effective, 410 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-00

CONDITIONS OF APPROVAL- RECOMMENDED
GENERAL PLAN AMENDMENT 2022-0001
ADOPTED:

PAGE 2 OF 2
Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. Pursuant to Government Code section 65863(e) and the applicant’s obligation to ensure there is “no net loss” of the City’s share of low- and very low-income units under the City’s inventory of sites, the applicant shall have the obligation to reimburse the City for any and all costs incurred by the City (including staff time and attorney’s fees) in furtherance of obtaining HCD’s approval and/or certification of the City’s Housing Element after being updated by GPA2022-0001 and the adding of “Site 6”; applicant’s obligation to reimburse the City shall be regardless of whether or not HCD approves and/or certifies the GPA2022-0001 and the adding of “Site 6.” No later than thirty (30) days after approval of this General Plan Amendment, the applicant shall execute and deliver to the City a reimbursement agreement in a form approved by the City Manager and City Attorney, memorializing applicant’s obligations under this condition of approval.

5. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to, and the city shall ensure, that the designated 74 moderate-income units are subject to a recorded affordability restriction of 55 years or longer to ensure continued affordability (Affordability Covenant). The Affordability Covenant shall be in a form approved by the City Manager and City Attorney, and shall require, among other terms and conditions, eligibility criteria as determined by state law for selecting eligible households, rental limits, annual income verification for current households, and the unit numbers designated as the 74 moderate-income units. The Affordability Covenant shall be binding upon all successors in interest of the applicant and shall be recorded in the office of the Riverside County Recorder.

6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.

7. The property owner shall submit to the Design and Development Department on an annual basis by January 30 of every year a record of rent payments for the 74 designated moderate-income units that meet the Riverside County moderate income rent limits. 411 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan
La Paloma Specific Plan Amendment
Amendment No. 2
City of La Quinta
Adopted xx,xx, 2023
Resolution Number xxxx
Prepared For:

Troutdale Village, LLC.
1800 Blankenship Road #325
Linn, Oregon 97068
Prepared By:

Altum Group
Rich Malacoff, AICP
Heather Boland
Jordan Parrish
44600 Village Court, Suite 100
Palm Desert, California 92260
EXHIBIT C 412 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
i
Table of Contents
Section 1 Introduction/Purpose.............................................................................................. 5 Executive Summary .............................................................................................................. 6 The Process............................................................................................................................ 6 Relationship to Other Agencies........................................................................................... 7 Relationship to the General Plan......................................................................................... 7 Section 2 Specific Plan.......................................................................................................... 10 Project Description...............................................................................................................10 Art In Public Places ..............................................................................................................11 Infrastructure Phasing..........................................................................................................11 Grading / Drainage / Flood Control ..................................................................................11 Erosion Control……………………………………………………………………………………….11
SWPPP / NPDES / PM 10…………………………………………………………………………….12
Hydrology……………………………………………………………………………………………. 12
Flood Control Master Plan…………………………………………………………………………12 On-Site Storm Water Design / PWQMP ..............................................................................12 Nuisance Water…………………………………………………………………………………….. 13
Utilities …………………………………………………………………………………………………13
Sewer Plan…………………………………………………………………………………………… 13
Water Plan............................................................................................................................13 CVWD Well Site………………………………………………………………………………………13
Electrical Plan.......................................................................................................................13 Other Utilities.........................................................................................................................13 Section 3 Land Use Plan ........................................................................................................ 15 Land Use...............................................................................................................................15 Development Standards.....................................................................................................15 Additional Development Standards ..................................................................................17 Specific Plan Minor Modifications ......................................................................................18 Specific Plan Amendments………………………………………………………………………..18 Modifications to Approved Grading Plan……………………………………………….……...19 Parking Requirements..........................................................................................................19 Carports................................................................................................................................19 413 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
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Trash Enclosures……………………………………..……………………………………………….20
Fencing and Walls ...............................................................................................................20 Lighting .................................................................................................................................22 Section 4 Circulation Overview .............................................................................................24 Off-Site Circulation System..................................................................................................23 On-Site Circulation System..................................................................................................23 Public Transportation...........................................................................................................23 Section 5 Design Guidelines ..................................................................................................24 Landscape Concepts………………………………………………………………………..….....25 Approval Process………………………………………………………………………………..…..26
Development Standards……………………………………………………………………..…....27 Signage.................................................................................................................................27 General Architectural Theme.............................................................................................27 Administrative Plan……………………………………………………………………………….... 35 Implementation Program……………………………………………………………………..….. 35 Site Development Permit……………………………………………………….……………..….. 36 List of Exhibits
Exhibit 1 Regional Location Map
Exhibit 2 Project Vicinity Map
Exhibit 3 USGS Map
Exhibit 4 Site Plan
Exhibit 5 City Zoning Map
Exhibit 6 City General Plan Map
Exhibit 7 Image Corridor Exhibit
Exhibit 8 Photo Array
Exhibit 9 FEMA Map
Exhibit 10 Civil Site Plan
Exhibit 11 Conceptual Grading Plan
Exhibit 12 Preliminary Utility Plan
Exhibit 13 First Floor Plan
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Exhibit 14 Second Floor Plan
Exhibit 15 Third Floor Plan
Exhibit 16 Roof Plan
Exhibit 17 Unit Plans
Exhibit 18 Clubhouse
Exhibit 19 Bldg. 1 – Elevations
Exhibit 20 Bldg. 2 – Elevations
Exhibit 21 Bldg. 3 – Elevations
Exhibit 22 Bldg. 3 – Elevations
Exhibit 23 Bldg. 4 – Elevations
Exhibit 24 Bldg. 5 – Elevations
Exhibit 25 Bldg. 6 – Elevations
Exhibit 26 Bldg. 7 – Elevations
Exhibit 27 Bldg. 8 – Elevations
Exhibit 28 Bldg. 9 – Elevations
Exhibit 29 Bldg. 10 – Elevations
Exhibit 30 Bldg. 11 Elevations
Exhibit 31 Exterior Elevations
Exhibit 32 3D Views
Exhibit 33 3D Views & Materials Board
Exhibit 34 Line of Sight Diagram
Exhibit 35.1 Site Lighting Plan
Exhibit 35.2 Site Lighting Plan
Exhibit 36.1 Site Photometric Plan
Exhibit 36.2 Site Photometric Plan
Exhibit 37 Light Fixture Cut Sheets
Exhibit 38 Conceptual Landscape Plan
Exhibit 39 Typical Building Planting Exhibit
Exhibit 40 Slope Planting Exhibit
Exhibit 41 Pool Area
Exhibit 42 Entry
Exhibit 43 Wall & Fence Plan
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
5 Section 1 – Introduction/Purpose
The purpose of the La Quinta Village Specific Plan, previously known as the La Paloma Specific Plan, is to set forth the detailed development principles, guidelines, and programs to facilitate the development of a 14.03-acre site located at the northeast corner of Washington Street and Avenue 50 in the City of La Quinta. (Exhibit 2 – Vicinity Map). The project is designed and will be managed as a multi-family apartment project.

The community will consist of one- and two-bedroom units with a mix of market-rate and moderate-income units. This Specific Plan proposes development standards for the northeast corner of Washington Street and Avenue 50 (APN: 646-070-016). This Specific Plan Amendment will replace previous Specific Plans and substitute for the La Quinta Municipal Code (LQMC). Any issue not addressed in the Specific Plan will defer to the La Quinta Municipal Code. For the sake of clarity, the parcel on the southeast corner of Washington Street and Avenue 50 is not part of this Specific Plan similarly as it was in the amended 2011 version of the La Paloma Specific Plan. The 2011 La Paloma Specific Plan removed this parcel from the designated specific plan area and reverted it back to the underlying standards for Residential Medium (RM) zoning. This parcel was previously included within the 2004 Pacific Retirement Services and Westport La Quinta LP (Specific Plan 2004-071).

This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law and City of La Quinta regulations. The State authorizes cities and counties to adopt Specific Plans, as appropriate, in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan (and the general goals and policies of the City) and the detailed implementation of that plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states:
"A Specific Plan shall include a text and diagram or diagrams which specify all of the following in detail:

1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.

2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan.

3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).”
The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement 417 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
6 the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long-term development program.

The document also acts to augment the City's Zoning Ordinance by providing design guidelines, a tailored list of permitted and prohibited uses for the site, and unique development standards. The site plan, architectural, and landscape illustrations in the Specific Plan establish a design theme with detailed perspectives. These illustrations are conceptual and do not constitute precise pre-construction drawings.

Executive Summary
La Quinta Village Apartments is a proposed multi-family apartment project located on

14.03 acres on the northeast corner of Washington Street and Avenue 50 in the City of La Quinta (Exhibit 2 – Project Vicinity Map). The General Plan designation of the site is Medium High Density Residential (Exhibit 6 – General Plan Map). The zoning designation is Medium High Density Residential (RMH) (Exhibit 5 – City Zoning Map).

The project site fronts Washington Street which is designated by the City's General Plan as a major arterial and abuts Avenue 50 designated as a primary arterial. The site is vacant, generally flat, and has been grubbed and leveled in the past. The site was previously entitled for single-family subdivision in the early 1990's but the entitlements have since expired.

Property to the immediate east is the Coachella Valley Water District (CVWD) evacuation channel. Further east on the far side of the channel is a Sports Complex, the La Quinta Middle School, and single-family residences. Surrounding property to the north is subdivided and mostly developed with single family residences. Directly west across Washington Street is the La Quinta County Club. Property to the south is vacant and zoned for Medium Density Residential. Site photos are illustrated on Exhibit 8 – Photo Array.

The project will operate as a multiple-family residential apartments with a mix of moderate-income units (74 Units) and market-rate Units (178 Units). The project will incorporate amenities such as a clubhouse, pool and spa, barbeque areas, pickle ball court, tot lot and dog park. (Exhibit 4 – Site Plan). Additionally, the project site will be environmentally responsible and will take steps both during and after construction to ensure minimal impact to the surrounding neighborhood and a positive long-term impact on those who will reside and work at La Quinta Village Apartments.

The Environmental Conservation Element of the General Plan identifies the site as having no significant issues constraining the property.

The Process
The purpose of a Specific Plan is to provide a detailed plan for a selected area within the City for the purpose of implementing the General Plan. The Specific Plan outlines and directs all facets of development for the site. The standards of development delineated in this Specific Plan create a link between the General Plan and Zoning Ordinance.

Implementation of the Specific Plan is intended to carry out the goals and policies contained in the La Quinta General Plan.
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7 The project will require approvals from the Planning Commission and City Council for the Specific Plan Amendment, General Plan Amendment, Site Development Permit, Density Bonus Agreement, and the Implementation of Assembly Bill 330. In addition, the City will review the engineering and building construction documents which must also be consistent with the Specific Plan and Site Development Permit approvals.

The project and the various applications that are necessary to complete the entitlement process shall be consistent with the City ordinances, policies, and regulations of the City of La Quinta unless otherwise approved within this Specific Plan.

Relationship to Other Agencies
In addition to the City’s approvals and actions, permits will be needed from the Coachella Valley Water District (CVWD) for connection to water and sewer lines. Other infrastructure extensions or connections will be required by the Imperial Irrigation District (IID) for electrical power, Frontier for telephone service, Southern California Gas Company for natural gas, and Spectrum for cable TV service.

The Coachella Valley Water District controls a portion of the sloped area adjacent to Avenue 50. They control any drainage into the channel and any alterations or landscape of its property.

Relationship to the General Plan
All development within the La Quinta Village Specific Plan shall be consistent with the provisions of the La Quinta General Plan. The proposed General Plan Land Use for the site is shown in Exhibit 6.

Among the important provisions of the General Plan that will be implemented upon the development of La Quinta Village Specific Plan include:
• Land Use – Medium High Density Residential uses should be located close to park/open space uses such as neighborhood and community parks (such as Saguaro Park), schools (including John Adams Elementary Schools and La Quinta Middle School STEM Academy), or other recreational facilities. • Land Use – Medium High Density Residential Uses can be used to provide transition areas between low density residential uses and high-density commercial uses along arterial roadways.
• Circulation - The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system in the City. La Quinta Village Apartments will complete the unfinished portions of two important links in the City's circulation network: Washington Street and Avenue 50. Potential improvements may include sidewalks, bicycle lanes, bus stops, and signal improvements.
• Primary Image Corridors - In addition to roadway improvements, the Project will refine the Image Corridors. Washington Street is identified as a Primary Image Corridor and Avenue 50 is shown as a Secondary Image Corridor. The Specific Plan will modify the height requirements but will maintain the striking 419 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
8 viewsheds that define the City of La Quinta. The 150-foot setback on Washington Street and Avenue 50 are shown on Exhibit 7 – Image Corridor Exhibit.
• Water Quantity and Quality -The Specific Plan outlines the use of drought tolerant planting, irrigation techniques, and incorporates a grading concept designed to detain stormwater on-site.
• Infrastructure - The Specific Plan incorporates plans to complete the infrastructure that lies adjacent to the project site.

The La Quinta Village Specific Plan seeks to establish a well-defined planning framework that implements the goals, policies, and objectives of the City’s 2035 General Plan. As a comprehensive development plan, it ensures a cohesive, integrated framework for the development of multiple family housing. This chapter provides a summary discussion to demonstrate that the La Quinta Village Specific Plan is consistent with the City’s General Plan and that the La Quinta Village Specific Plan results in the implementation of applicable goals and policies included in the City’s General Plan.

Table 1 – General Plan Consistency Analysis
General Plan Goal or Policy Consistency Finding
Land Use
Goal LU-2: High quality design that
complements and enhances the city.

The La Quinta Village community
incorporates high quality desert architectural
themes and materials into the building
aesthetic.

Policy LU-2.4: Planning for all major
community facilities shall carefully consider
the potential impacts to adjacent
development, particularly residential
development.

The proposed residential buildings have been
broken up and set back from the northern
property line to reduce the impact of its mass
on the adjoining single-family neighborhood.

Program LU-2.7a: Continue to utilize the
QUIMBY Act to charge park fees and allow
for park development.

This development will pay the required
QUIMBY Act fees.

Goal LU-5: A broad range of housing types
and choices for all residents of the city.

Providing both market-rate and moderateincome rentals fills the need for this type of housing, which is not being satisfied currently.

In addition, the variation in apartment size,
accessibility, and affordability provides
opportunities for a great variety of residents in
La Quinta.

Housing
Policy H-2.1: Increase housing choices for
lower and moderate-income households.

This development will provide 74 affordable
units and 178 market-rate income units which
provides more housing options in the City of
La Quinta.
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Amendment No. 2
9 General Plan Goal or Policy Consistency Finding
Policy H-6.1: Promote higher density and
compact developments that increase energy
efficiency and reduce land consumption.

La Quinta Village Apartments provides 18
dwelling units per acre while minimizing its
impact on the nearby single-family
neighborhoods.

Goal H-5: Provide equal housing opportunities
for all persons.

La Quinta Village Apartments will provide
affordable moderate-income units and
accessible units, providing a greater variety of
housing types in the City of La Quinta.

Policy 5.5: Improve quality of life for disabled
persons by facilitating relief from regulatory
requirements that may require barriers to
accessible housing and promoting universal
design.

La Quinta Village Apartments will provide
ground floor accessible units. The pool, spa,
parking, and other recreational spaces will be
compliant with accessibility regulations.

Circulation
Program CIR 1.10a: Review new and
redeveloping projects along all major
roadways with the intent of limiting access
and aligning and/or consolidating access
drives in a manner which minimizes the use of
existing and planned signalized intersections.

Access will be provided along a primary and
major arterial road. The access points have
been designed to minimize interruptions at
the intersection of Washington Street and
Avenue 50.

Policy CIR 1.12: As a means of reducing
vehicular traffic on major roadways and to
reduce vehicle miles travels by traffic
originating in the city, the city shall pursue
development of a land use pattern that
maximizes the interactions between adjacent
or nearby land uses.

Due to the community’s proximity to the
school, children will be able to walk safely to
school. Additionally, La Quinta Village
Apartments is near a Sunline route, which will
allow its residents to have easy access to
public transit services.

Policy CIR 1.17: To preserve the aesthetic
values on the city’s streets, optimum
landscape setback shall be maintained
along all designated General Plan Image
Corridors and shall be identified in the City’s
Municipal Code.

Both Washington Street and Avenue 50 are
image corridors and have a 150-foot setback
with a 22-foot height restriction which will be
raised to 28 feet to accommodate Spanish
tile roofing. The viewshed will still provide
beautiful panoramic views of the Santa Rosa
Mountains.

Natural Resources
Policy OS 2.3: Encourage the preservation of
open space in privately owned development
projects.

La Quinta Village Apartments provides 4.5 to
5 acres of open space areas for its residents,
above the minimum required per the city’s
municipal code. The community will have
intricate pedestrian pathways for its residents
that provide connectivity throughout the site.

Goal SC-1: A community that provides the
best possible quality of life for its residents.

La Quinta Village Apartments will provide
open space and recreational amenities such
as a clubhouse, pool and spa, barbeque
areas, putting course, fitness center, and
office space.
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Amendment No. 2
10 Section 2 – Specific Plan
Project Description
The project site consists of a 14.03-acre parcel located on the northeast corner of Washington Street and Avenue 50 in the City of La Quinta. The site is currently vacant but has been cleared and grubbed. It was previously approved for the development of a single-family tract of houses (Tentative Tract Map 26148) in the late 1980's and the approval was extended into the early 1990's. However, the entitlements were allowed to lapse. To the north, the project site abuts a mostly built out established tract of singlefamily homes which are accessed from Washington Street at Sagebrush Avenue.

La Quinta Village Apartments is a proposed multiple family residential development that will offer 252-units of which 178 will be market-rate and 74 will be moderate income affordable units. The housing type will be a mix of one- and two-bedroom units with a total of 132 one-bedroom units and 120 two-bedroom units. The project will have twostory apartment buildings with a maximum height of 28 feet with a Spanish hacienda architectural design aesthetic. The proposed density is 18 dwelling units per acre, which includes the use of a Density Bonus for Affordable Housing from LQMC Section 9.60.260.

In contrast to the City of La Quinta’s Zoning Ordinance, this Specific Plan will allow for the moderate-income affordable housing density bonus to be applied without requiring the affordable units to be offered to the public for purchase. The density permitted in the Medium High Density Residential zoning allows for 8 to 12 units per acre.

The project amenities will include a dog park, pickle ball court, putting green, swimming pool and spa, barbeque areas, tot lot, and clubhouse. Inside the clubhouse there will be offices, restrooms, showers, a fitness center, and a community area. This apartment community will be managed by a management company that will develop and enforce all community standards and rules.

La Quinta Village will be an environmentally sustainable community that will help facilitate and encourage health and wellness for its residents and employees. The project will create community connectivity through access to public transportation. Recycling within the project using collection bins will also be encouraged. Water and energy efficiency will be implemented throughout the project by using high-efficiency, low-flow rate plumbing fixtures and Energy Star rated appliances. Architectural features such as colors, materials, and shading devices will also reduce the project’s energy demands.

Landscaping will meet or exceed CVWD water budget requirements.

Parking for the facility is primarily located directly off the perimeter drive along both Avenue 50 and Washington Street. The perimeter drive is proposed to provide fire and safety equipment access and servicing to the complex. The site plan complies with required landscape setbacks on both Washington Street and Avenue 50 and employs a single vehicular access from each street to the site. These standards are consistent with the adopted image corridors regulations established in the General Plan. The site is irregular in shape and the development is constrained by parcel geometry, additional street dedication on Washington to comply with the General Plan, and the city staff request for additional right-of-way to accommodate a dedicated right turn lane. The project proponent previously dedicated full General Plan Right-of- Way for both streets. 422 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
11 The project is within the image corridor of both Washington Street and Avenue 50. The image corridor setback is measured 150 feet from the right-of-way line as defined in the parcel map. Portions of buildings fronting on Washington Street and Avenue 50 are within the 150-foot setback. A detailed discussion of the Image Corridors is included later in the Specific Plan.

There is a 75-foot building setback from Coachella Valley Water District Stormwater Channel located to the east of the project site. No buildings are allowed within the 75- foot setback; however, carports are permitted.

Art In Public Places
The requirement for art in public places will be satisfied in accordance with Section 2.65 of the La Quinta Municipal Code.

Infrastructure Phasing
The infrastructure improvements required in conjunction with this development will be installed and completed prior to occupancy of the facility. All adjacent infrastructure improvements adjacent to the site will be improved with the initial development of the property.

Grading / Drainage / Flood Control
The site will be mass graded and it is anticipated that there will be a net-import of material to the site. Overall, it is anticipated that approximately 36,000 cubic yards of import will be moved to the site. Stormwater, including that from a 100-year event, will be stored in above ground retention facilities. As an alternative, a regional assessment could be undertaken to determine the feasibility of discharging flows into the channel after first flush. To do this, the City and CVWD would have to see an analysis that shows there is adequate capacity in the channel when the subject property discharges storm flows.

Due to the adjacent Evacuation Channel, CVWD has noted that the channel water surface elevation is established at 48 feet above sea level. The City Engineer will require that the site development plan and street improvement plans for Avenue 50 are designed and constructed to provide a minimum elevation of 50 feet to prevent flooding.

The Conceptual Grading Plan is shown in Exhibit 11.

Erosion Control
The grading operations shall include adequate provisions for wind and water erosion control both during and after grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan.
• Pre-watering - The site shall be pre-watered to a depth of three feet prior to the onset of grading operations.
• During Grading - Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate shall be ongoing.
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Amendment No. 2
12 • Post Grading - All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Final landscape and irrigation shall be installed as soon as feasible after grading operations have been completed.

SWPPP/NPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind-blown dust and sand is a concern with mass grading operations, especially those more than five acres in size. Because of health concerns, the Environmental Protection Agency has instituted a plan in the valley to curb excess small particle dust (PM 10). The City also participates in the National Pollutant Discharge Elimination System program. The City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind- and waterborn erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs.

Hydrology
La Quinta Village lies in a Zone X Other Areas flood zone as determined by FEMA, Community Panel Number 06065C-2241 G, revised August 20, 2008. Zone X includes areas to be outside the 500-year event. There are no tributary flows that must be accommodated in the development of the site (Exhibit 8 – Photo Array).

Flood Control Master Plan
The stormwater drainage system in the City of La Quinta is administered by CVWD. The system consists of improvements to the natural drainage channels that run through the city. There is an existing storm drain located in Washington Street that collects storm water and conducts that flow into the adjacent Evacuation Channel via a storm drain in Avenue 50. Water collected in this channel then feeds into the Whitewater River and to the Salton Sea.

On-Site Storm Water Design / PWQMP
The City of La Quinta in conjunction with CVWD requires each development to include provisions for handling storm water attributed to the site. The design storm, which creates the worst-case scenario is a 100-year, 3-hour event. Each development project must either retain the 100-year stormwater on site or discharge it into an approved storm water system after first flush containments have been removed. The initial storm water design concept for the La Quinta Village Apartments is to retain the storm water on-site in above-ground basins. A Preliminary Water Quality Management Plan (WQMP) will be submitted as part of the Site Development Permit, showing how the first flush containments will be collected and removed from the storm water prior to percolation or dewatering.

Nuisance Water
Nuisance water attributed to the project will be collected and directed to the aboveground retention basin areas if this is the final method chosen for handling stormwater. If a direct discharge approach is proven feasible, nuisance water will be directed to one 424 CLICK HERE to Return to Agenda
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Amendment No. 2
13 or more dry wells if needed. The amount of nuisance water is expected to be reduced due to the use of water efficient landscape and irrigation materials.

Utilities
La Quinta Village Apartments is well served by utilities and is situated in a corridor planned for a relatively intense scope of urban development. Utility extensions will be minimal with most utilities existing at the perimeter of the site. Some upgrades will be required by the individual utility companies providing service to the property. Several overhead utility lines exist along Washington Street, Avenue 50, and along the Evacuation Channel. It is the intent of the development to underground all the adjacent overhead utility lines except for the transmission lines along the northern property line and the transmission lines following the alignment of the channel, as required by the City of La Quinta, and regulated by the Imperial Irrigation District (Exhibit 12 – Preliminary Utility Plan).

Street improvements implementing the project’s conditions of approval will be installed concurrently with the construction of the project and will be completed prior to occupancy of the facility.

Sewer Plan
Sanitary sewer facilities for La Quinta are provided by CVWD. Sewer mains are located on the west side of the site in Washington Street, in Avenue 50, and in the Evacuation Channel at the southeast corner of the site. Sewage will flow by gravity to the main. No upsizing of facilities will be required. The on-site sewer system will be private (Exhibit 12 – Preliminary Utility Plan).

Water Plan
Water facilities for La Quinta are provided by CVWD. An 18-inch main exists in Washington Street and there is also an 18-inch main in Avenue 50. The on-site water lines will be connected into the existing infrastructure network in at least two places to avoid "deadend" lines.

CVWD Well Site
No well site is required for the property. The nearest well is located outside the site near the northeast corner of the project.

Electrical Plan
The Imperial Irrigation District (IID) provides electric facilities in the City of La Quinta. IID indicates that the design of the electrical service will depend on final load calculations for the overall project. IID will require the installation of underground facilities throughout the project. Existing power poles located on Washington Street and Avenue 50 may be undergrounded if practical and allowed by IID.

Other Utilities
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
14 Natural gas is provided by the Southern California Gas Company. The nearest facility is a 6-inch line located in Washington Street. The project site will independently connect into the gas line.

Television cable service is provided by Spectrum Cable with the nearest facilities located in Washington Street at Saguaro Drive abutting the site.

Landline Telephone service will be provided by Frontier Communications. Facilities exist in both Washington Street and Avenue 50. Frontier expects to serve the project from these locations.

Waste disposal service is provided by Burrtec Waste Industries. The project also proposes implementing recycling facilities within the project using collection bins and instructing occupants and employees to use. Waste and recycling materials will be deposited by residents at various locations throughout the site. Burrtec will collect the refuse and recyclables.
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
15 Section 3 – Land Use Plan
Land Use
The land use designation for the site is Medium High Density Residential (RMH). This designation allows multi-family housing.

Development Standards
The development standards outlined in this document are specific to this development and may differ from the La Quinta Municipal Code. The uses and development standards will be in accordance with the provisions of the La Quinta Municipal Code and General Plan regulations. Should conflict occur between the regulations and the Specific Plan, the provisions of the Specific Plan and supporting text shall prevail. Any matter not addressed in the La Quinta Village Specific Plan shall defer to the La Quinta Municipal Code.

Residential Permitted Uses
Apartments/condominium for multi-family housing. Including the following: garages, carports, patio covers, decks, gazebos, outdoor terraces, fences and walls, clubhouses, swimming pools and spas, cabanas, barbeque, passive and active recreations such as picnic tables, pickleball and tennis courts, community gardens.

Guesthouses, Accessory Dwelling Units (ADUs), Junior Dwelling Units subject to LQMC 9.60.090 or applicable change in State Law.

Congregate Care Facilities are only permitted subject to the rules and regulations of the State of California.

Home Occupation Permits subject to LQMC 0.210.060
Child Day Care or Family Day Care Facilities as an accessory use, serving 6 or fewer children, subject to LQMC 9.60.190.

Licensed Service Animals or in-training are exempt.

Utility Facilities such as water, sewer, cable, electricity, and gas are permitted uses.

Telecommunication facilities will be allowed subject to LQMC 9.170 Residential Prohibited Uses
Kennels and Catteries
Keeping of barnyard, wild, exotic, reptiles, and dangerous animals.

Agriculture Uses except for community gardens
Storage, parking, maintenance of recreation vehicles or mobile homes.

Maintenance of autos and trucks.

Single Family Residential Dwellings as a Primary Use
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La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
16 Residential Development Standards
Minimum Project Size for Multi-Family Projects 20,000 SQ. FT.

Minimum Frontage for Multi-Family Projects 100 Feet
Maximum Structure Height 3 28 Feet
Maximum Structure Height at Image Corridor 3, 4 28 Feet Maximum Number of Stories 2
Minimum Front Yard Setback 1 20 Feet
Minimum Interior/Exterior Side Yard Setback 1, 2, 7 5/10 Feet Minimum Rear Yard Setback 1 15 Feet
Maximum Lot Coverage 60%
Minimum Common Open Area 5 30%
Minimum/Average Perimeter Landscape Setback 10/20 Feet
Minimum Livable Area 6 670 SQ. FT.

General Notes:
1 Parking and carports are permitted within front, interior/exterior side, and rear setbacks. 2 To avoid monotony on the street side-yard, buildings can extend into the setback area if the average of 20 feet is maintained.
3 Only residential and commercial structures are included in the height restrictions. Potential utilities facilities such as water, sewer, cable, electricity, phone, cell, and gas are not included. 4 The maximum structure height equals 28 feet for all buildings within 150-feet of any general plan-designated image corridor. Height restriction shall not include roof-mounted equipment screening and parapet walls. 5 Common open area equals percent of net project area. Perimeter landscape setbacks are adjacent to perimeter streets: first number equals minimum at any point; second number equals minimum average over entire frontage. 6 Excludes garage and private open space.
7 For interior side yards, if the building is over 17 feet in height, the setback is 5 feet plus 1 foot for every foot over 17 feet in height or fraction thereof, to a maximum of 10 feet. The additional setback may be provided entirely at grade level or a combination of at grade and airspace above the 17-foot building.

Density Calculations:

The density used for the calculation refers to Medium High Density Residential standards and Density Bonus allowances for moderate-income affordable units respectively, LQMC Section 9.30.070 and Section 9.60.260 (G)(4).

Calculation: RMH Density Allowed = 12 du/ac
Acres = 14.03
12 du/ac x 14.03 acres = 168 Total Allowable Units (Base) Percentage of Density Bonus = 50%
New Density = 18 du/ac
18 du/ac x 14.03 acres
= 252 Maximum Allowable Units with Density Bonus
Percentage of Moderate-Income Units = 44%
44% moderate-income percentage x 168 base units
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Amendment No. 2
17 = 74 Minimum Required Moderate-Income Units
Breakdown of Units: Market Rate Units 178
Affordable Units 74
Total Number of Units = 252
The calculations for the gross area shall include all dedicated lands for right-of-way, drainage, retention basins, and utilities. This gross area shall be used to calculate the gross density for the property.

Note: The Specific Plan will allow the use of the Density Bonus for rental units in addition to home ownership, which is currently allowed per the La Quinta Municipal Code regardless of affordable income level.

Additional Development Standards
General Requirements:

A. Architectural projections such as roof overhangs, chimneys, awnings, and canopies may encroach a maximum of two feet into any required setback provided such projections are no closer than three- and one-half feet from any property line.

B. Roof structures not associated with living area such as parapet walls, air conditioners, chimneys, and other such structures shall not be included in the measurement of height. Only parts of the building that are directly related to living area shall be part of the height calculation. Height shall be measured from finished grade.

C. Masonry walls and/or decorative fencing a maximum of six feet in height shall be used along the perimeter of the property and along public streets within perimeter landscaping setbacks. Ornamental iron and tubular steel fencing is permitted to be used in any location on the lot.

D. Parking shall be screened from public views on the street frontage by use of walls, fences, landscaping, or decorative berms.

E. Roof mounted utility and mechanical equipment including, but not limited to, air conditioning and heating shall be screened and an integral part of the roof design. Screening parapets will be a maximum of five feet. Ground mounted utility and mechanical equipment may be located within setback areas and shall be screened with, but not limited to, landscape planting, walls, and fencing.

F. Architecturally integrated parapets to screen roof equipment shall not be included in the building height.

G. For multi-family residential, the minimum livable area shall be 670 square feet. 429 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
18 H. Parking, carports, pickleball court, and dog park are permitted to be located within setbacks.

Specific Plan Minor Modifications
The following constitute minor modifications to the Specific Plan not requiring a Specific Plan Amendment and are subject to review and approval by the Design and Development Director. The Design and Development Director shall have the discretion to refer any such requests for modification to the Specific Plan development standards using the criteria found in the La Quinta Municipal Code Sections 9.200.90 or 9.200.110:
• Change in utility provider.
• A maximum shift of ten percent (10%) of the total number of various unit types provided the total number of units or density for the entire Specific Plan area does not exceed that established in the Specific Plan Amendment. • Minor changes to development standards can be approved by the Development Services Manager or their designee subject to LQMC Section

9.210.040.
• Minor changes to the landscape materials, wall materials, wall alignment, entry design, and streetscape design, which are consistent with the conceptual design set forth in the design guidelines, contained within in the Specific Plan. • Minor changes to the design guidelines, which are intended to be conceptual in nature only, and are intended to be flexible in implementation. • Other modifications of similar nature to those listed above, which are deemed minor by the Planning Manager, which are in keeping with the purpose and intent of the approved La Quinta Village Specific Plan and which are in conformance with the General Plan.
• Changes in site plan due to requirements from the electrical, phone, gas, sewer, or water purveyor.
o Building changes from these types of changes can be approved by the Design and Development Director if it does not include more than seven (7) buildings on site and do not exceed the maximum height allowed.

Prior to the Design and Development Director making a written determination as to the substantial conformance of a revised plan in accordance with the standards set forth in the approved La Quinta Village Specific Plan, the applicant shall prepare a written request that addresses the nature of the revisions and how the revised plan complies with the adopted Specific Plan standards. The applicant’s request shall be accompanied by appropriate graphic and/or technical information that supports the revisions.

Specific Plan Amendments
Amendments to the La Quinta Village Specific Plan may be requested by the applicant by submitting the Specific Plan Amendment Application to the Design and Development Department with the required fees as required by the City Council. The request must comply with Section 65453(a) of the California Government Code and Chapter 9.240 of the La Quinta Municipal Code. Amendments shall be processed pursuant to the provisions of the Government Code for Specific Plan Amendments. In the event the proposed amendment requires supplemental environmental analysis pursuant to the 430 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
19 California Environmental Quality Act (CEQA), the applicant(s) are responsible for preparing the necessary CEQA documentation. Any amendment will be subject to a public hearing requirement for which a 500-foot radius notification of the public hearing will be required or will need to comply with the public hearing notification requirements of Section 9.200.100 of the La Quinta Municipal Code, whichever is the greater requirement.

Modifications to Approved Grading Plan
Final grading may vary from the project's approved Site Development Permit within the following restrictions:

1. Finish grade elevations may vary by up or down .5 feet within the first 50 feet adjacent to the northerly property line and 1.0 feet up or down elsewhere on the site.

2. Final grading plans may be altered due to minor changes in building configuration, door locations, parking lot revisions, CVWD requirements and changes in ADA paths of access.

Parking Requirements
The Specific Plan allows standards to be different from those found in the City’s Municipal Code. However, California Government Code Section 65915 does mandate specific parking standards when providing affordable units. Within the City’s Municipal Code Section 9.60.260 (K), the By-Right parking incentive and parking ratios apply to the entire development and shall not be restricted to only the affordable units. The parking ratios are listed as follows: 1-bedrooms require 1 parking space per unit and 2-bedrooms require

1.5 spaces per unit. Although only 319 parking spaces are required per code, the minimum total parking spaces will exceed the number required. For the Community Center, 1 parking space for every 300 square feet of gross floor area shall be provided.

The parking required for each unit will be sufficient for guest parking and encourage other modes of transportation.

In addition to satisfying the required parking minimums, La Quinta Village Apartments will provide 196 extra parking stalls. Provision of future electric vehicle charging station connections is recommended and may be installed at a future date or as mandated per California Green Building Code (CalGreen).

Carports
In La Quinta Village Apartments, carports must have relatively flat or shed roofs and be made of metal or photovoltaic panels to endure the harsh desert environment. Carports should be complementary to the architecture of the apartment buildings. For the safety of residents, the carports shall have lighting. All electrical conduits shall be screened from public view. Carports should be placed as close to the corresponding building as possible for the convenience of the future residents if parking stalls are assigned. 431 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
20 Trash Enclosures
Trash enclosures shall comply with LQMC Section 9.100.200 in addition to the following standards outlined in the Specific Plan. Trash enclosures shall be placed in locations to be approved by the City of La Quinta and Burrtec Disposal to ensure the facility is accessible and secure. The location shall be outside public view as much as possible and be enclosed by block walls with metal gates and a pedestrian entrance. The walls of the trash enclosure shall complement the building in color and material.

Fencing and Walls
The function of walls and/or fences in the La Quinta Village Specific Plan will be to provide safety, security, and privacy to all the tenants. All fencing shall complement the architecture and landscaping on-site. Block walls and fencing in the La Quinta Village Specific Plan shall comply with LQMC Section 9.60.010 and the following:
• Maximum height of 6-feet except for tennis/pickleball courts may be 16-feet. • Block walls are the preferred barrier along the perimeter. • In areas where existing masonry walls are present and in good condition, the walls will be stuccoed and painted to match. In areas where there is either no wall or fence, a new six-foot-high masonry wall will be erected as indicated by landscape plans.
• A minimum six-foot-high decorative masonry wall will be necessary along both public streets to reduce the noise levels impinging on the residential uses. • To provide surface relief on block walls along the frontage, there shall be a decorative pilasters placed at the project entries.
• Block walls shall be composed of masonry block with a decorative cap and matching grout.
• Gates shall be aesthetically pleasing and automatic as opposed to manual.

Gates shall have a Knox Box or other means of access for police and fire emergencies as approved by the Riverside County Fire Department. • The use of vinyl, wood, wire, chain link, serpentine, and barbed wire fences are strictly prohibited and shall not be used anywhere on-site. • Chain link fencing shall only be allowed for use around the perimeter of pickle ball and/or tennis courts.
• Fencing shall be allowed to be within perimeter landscaping setbacks and around above-ground retention basin areas.

Lighting
All on-site lighting shall comply with LQMC Section 9.100.150 and the following:
432 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
21 • Lighting within the project site boundaries shall be complementary to the buildings and consistent with the scale and character of the project. • The adjoining properties shall be protected against glare of lighting fixtures and be designed to provide safety to the future residents.
• Brightly colored and/or blinking lights are not allowed. • The location, design, type, and size of all exterior lighting shall be reviewed and approved by the City of La Quinta Planning Department and the Riverside County Sheriff Department.
• A photometric plan with lumen intensity (candle-feet) and specification sheets that detail the material used will be required. Lighting on the property will be 1- candle-foot on site and 0-candle-foot at the property lines. • All lighting at the property line shall have back-flow screens to prevent spillover to the adjacent residential properties
• All building mounted lighting shall be firmly attached to the building and shall not be capable of pivoting or being moved. When mounted on buildings adjacent to surrounding properties, lighting shall also be focused down directly on the ground to avoid spillover to adjacent properties.
• All freestanding lighting in the parking area shall comply with the following:

1. The lights shall be contained lights with either a rounded fixture or shoebox fixture.

2. Lighting shall be focused directly down to prevent spillover to adjacent properties.

3. The total height of any freestanding fixture shall not exceed 18-feet and shall have a metallic post.

4. The post shall connect to a concrete base with a beveled edge and decorative surface. Under no circumstance shall the base have the marking from the container that the concrete is formed in.

5. All connections between the pole and the base shall have a metal box screening the connection.

6. Lighting fixture placement shall provide the appropriate illumination for outdoor areas such as parking and pedestrian walkways.

7. The lighting level shall have the number of candle-feet that allows face recognition from 100-feet.

8. Use of illuminated bollards for walkways is recommended.

9. Untreated bollards with rolled concrete are unacceptable and will not be allowed. Yellow bollards shall only be used when required by law but shall not have rolled concrete at the top of the bollard.
433 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
22 10. Whenever possible, bollards shall be used as a light fixture to enhance safety and provide additional amenity. Bollards not used for lighting shall have a decorative cover.
434 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
23 Section 4 – Circulation Overview
The La Quinta Village Specific Plan proposes to develop the adjacent street system in a manner consistent with the City of La Quinta General Plan Circulation Element. The property is located on Washington Street which is designated by the General Plan as a major arterial requiring a half street of 64 feet. The site also abuts Avenue 50 which is designated as a primary arterial for which the General Plan calls for a half street of 54 feet.

Off-Site Circulation System
The existing conditions around the site include partial improvements on both abutting public streets. The General Plan standards for improvements, which will be required in conjunction with this project, are consistent with other recent road improvements for both Washington Street and Avenue 50. The construction of the required improvements will continue the process of implementing the adopted General Plan Circulation Plan.

Expanded pavement, curb, gutter, median and sidewalk/bike path improvements are planned for the project's two street frontages. Signal upgrades may be required in addition to relocation to the ultimate improvement location.

On-Site Circulation System
The 14.03-acre site will be serviced by the main access on Washington Street and a secondary access on Avenue 50. The internal circulation is a driveway around the perimeter of the site which will have no dead-ends. The design also provides easy access for fire department and trash collection access to all buildings.

Public Transportation
A bus turnout and a relocated bus shelter on Washington Street is required as a part of the project's public street improvements per Sunline Transit requirements and Public Works Department. Prior to issuance of building permits for individual Site Development Permits, applicants shall submit a Transportation Demand Management (TDM) Plan to the Public Works and Design and Development Departments. The plans shall address capital improvement and operational standards as set forth in the City's TDM Ordinance. Any transit related improvements required by the Sunline Transit Agency as a condition to development will not constitute compliance with the plan submittal requirements. 435 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
24 Section 5 – Design Guidelines
Landscape Concepts
This section of the La Quinta Village Specific Plan contains development standards, design concepts, guidelines, and special treatment plans for the implementation of landscaping throughout the site. The landscape material chosen shall be compatible with the desert climate, water efficient, and compliment the character of the surrounding community. A preliminary landscape plan can be seen below in Figure 2.4 Landscape Plan.

Figure 2.4, Conceptual Landscape Plan
436 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
25 The landscape plan found in Figure 2.4 is conceptual and shall be approved by the Planning Commission via the Site Development Plan (SDP). The final landscape plan shall be approved by the Design and Development Director or his/her designee and shall be designed to perform the following functions:

1. Landscaping shall be in scale with adjacent buildings and be of an appropriate size at maturity to accomplish its intended purpose.

2. Provide a functional and aesthetically pleasing appearance.

3. Landscaping shall be used to complement the building architecture.

4. Landscaping shall comply with AB 1881 Model Water Efficient Landscape Ordinance and LQMC Section 8.13.

5. Provide a visual buffer of buildings from adjacent properties.

6. Provide landscape material that will provide shading and complement the architecture.

7. Provide an attractive and well-defined entrance and street frontage that will define the project.

8. Street frontages shall be consistent with the surrounding area.

9. Provide dust and erosion control during construction and natural color soil binder with native seasonal flowers to be used between phases with a 3-year life to be replaced when needed.

10. Landscaping shall be used to screen undesirable views.

11. Preserve and protect the special attributes of the area and minimize adverse effects on the natural environment to the greatest extent possible.

Approval Process

1. The conceptual landscape plan shall be approved by the City Council along with the Specific Plan and Site Development Permit.

2. The final landscape plan with all planting and irrigation details shall be approved by the Planning Manager prior to the issuance of a Building Permit. a) The final landscape plan shall include any direction provided by the Planning Commission and/or City Council.
b) The Planning Manager can make minor changes to the landscape plan including moving landscape areas or changes in species. c) Any appeals can be made subject to the appeal process on page 32 of this document and found in LQMC Section 9.200.110. 437 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
26 Development Standards

1. Selected plant material shall be low maintenance and drought tolerant.

2. Plant materials shall be water efficient.

3. Landscape areas shall have decomposed granite, ground cover, crushed rock, boulders, and turf. The use of turf shall be limited by the requirements of the Coachella Valley Water District.

4. Plants are to be grouped with plants with similar needs and irrigation requirements for efficiency and optimal growth.

5. Desert friendly trees with canopies shall be planted throughout the site to provide shade to uncovered parking and outdoor gathering areas.

6. The canopy trees shall be a mixture of trees of different sizes such as 15-gallon and 24-inch box. The use of 15-gallon trees shall not exceed 50% of the total number of canopy trees used on site.

7. Trees shall be planted no less than 10 feet on center to avoid crowding and overlapping of canopies.

8. All trees shall have an adequately sized planting area. Parking area planters shall be a minimum of 5 feet x 5 feet and be clearly shown on the final landscape plan.

9. All landscaping shall be within planters bounded by a curb at least six inches high in the parking area.

10. Root barriers shall be used when trees are planted within 5 feet of pedestrian walkways and buildings.

11. The parking lot area will be landscaped with one tree per 10-12 parking spaces except for where carports are located and the frontage along Washington Street. All trees shall be 24-inch boxes.

12. All canopy trees shall be double staked to prevent swaying and shifting, which can damage the roots underground by breaking them. Palm trees are not required to have staking.

13. Plantings such as trees and/or shrubs shall not obstruct views for safety and security purposes and shall not interfere with fire equipment access.

14. All trees, shrubs, and ground covers must be properly maintained. All dead or dying plants shall be replaced within 10 days of being reported to the property owner. Maintenance for seasonal planting will be required in the off season to remove all dead or frost damaged growth, leaf litter, or other debris. Irrigation systems must be maintained to ensure survivability of plant material.

15. All landscaped areas shall be designed so that plant materials are protected from vehicle damage, encroachment, or overhang.

16. Concrete mow strips shall be used between different types of planting material or different colors of decomposed granite.
438 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
27 17. Use of redwood headers, metal dividers, and rubber tubing as a separation between planting materials is strictly prohibited.

18. The spacing of shrubs shall be appropriate to the species that is used.

19. Plant material shall not interfere with designated emergency areas, fire equipment, or electrical transformers.

20. Decorative gravel/crushed rock/ and/or decomposed granite may also be used as groundcover. The maximum size of decomposed granite shall be 3/8 – inch which ensures a variety of sizes. The gravel can be composed of rubble or cobble and should have a range of 4-6 inches diameter.

21. Maintenance of landscape shall be the responsibility of the property owner and shall be performed according to proper horticultural standards.

22. Nothing in this subsection shall preclude the installation of additional landscaping and the planting of additional trees which can be approved by the Planning Manager.

23. The perimeter landscaping setbacks shall be a minimum of 10 feet or be an average of 20 feet, including Washington Street and Avenue 50 frontages.

Fencing and landscaped retention basins shall be allowed to encroach into the perimeter landscaping setbacks.

The landscape concept follows a "lush oasis" theme while emphasizing water efficient materials, colors, and form. A planting palette is shown in Exhibits 37-41. Entry areas are treated with a formal layout of Date Palms, Palo Brea, and Mulga Trees that frame the entrance. Perimeter areas are treated with Indian Rosewood and Tipuana Tipu trees. The landscaping around the buildings will be Tipuana Tipu, Swan Hill, and Mulga which complement the architecture of the buildings. In general, the proposed landscaping will create an attractive street frontage and a pleasing environment for future residents.

Signage
Project identification signs are anticipated at each entry. The signage will be consistent with the City of La Quinta sign ordinance. Such signs shall be architecturally integrated with the wall and landscape designs and limited to one project identification sign on each frontage with no more than 24 square feet of sign face per sign. Other minor signs will be consistent with city or state/federal requirements. See Exhibit 42 – Entry for the main project (monument) sign.

General Architectural Theme
La Quinta Village Specific Plan will provide multiple family dwelling units and will endeavor to provide a welcoming atmosphere with open space to avoid the feeling of high bulk and density. The architecture will support this goal and provide a pleasant atmosphere for future residents of La Quinta Village Apartments. The La Quinta Village Specific Plan will include the following policy statements to support the goals of the City’s General Plan and La Quinta Village Specific Plan:

1. Provide clean and crisp architectural forms and materials. 439 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
28 2. Indoor/outdoor spaces will blend with the landscape shape.

3. Provide the use of natural materials and colors to be reflective of the dramatic desert surroundings.

4. Architecture and Landscaping will complement each other and create a pleasant environment.

5. Maintain the Image Corridors on both Avenue 50 and Washington Street.

The Image Corridors on Avenue 50 and Washington Street are measured 150-feet from the right-of-way line as indicated on the parcel map and as shown on Exhibit 7.

On Washington Street, building 1 is completely within the 150-foot image corridor setback and building 6 is partially within the setback. Building 6 is a 2-story building and extends approximately 22 feet into the setback. In the final analysis, the view of the Santa Rosa Mountains is not impacted since they are to the north and west of the project site and are most impacted by the buildings on the other side of Washington Street. Therefore, this project has no impact on residential or vehicular views from Washington Street. Exhibit 33, View 8 confirms there is no impact on the view from Washington Street.

On Avenue 50, Buildings 6 and 7 are entirely within the 150-foot setback and within this Specific Plan allowable height requirements.

Exhibit 33 shows Views 8, 9, and 10 that have the views from both Washington Street and Avenue 50. Views 8 and 9 show the impact of Avenue 50 from Buildings 6 and 7. A minuscule amount of the Santa Rosa Mountains view may be blocked, but the view will still be visible for people driving from the west. Notably, this view will mostly be impacted by other unrelated projects to the west.

These renderings make it clear that the beautiful views of the Santa Rosa Mountains will still be visible. La Quinta is known for its stunning views and this project will not interfere with those views.

Therefore, the Specific Plan will allow a maximum height of 28 feet within the 150-foot Image Corridor. It will only apply to this property and not anywhere else in the City of La Quinta.

Preserving the viewsheds is desirable to the developers of this Project because they will make it more desirable to future tenants. Creating more multi-family housing will benefit the City of La Quinta, the Coachella Valley, and Riverside County by helping to alleviate the housing crisis that we all face.

La Quinta Village Apartments consists of two-story multiple-family dwelling buildings with a Spanish hacienda architectural style expressed with stucco finish, parapet walls, Spanish tile roofing, stucco reglets, and metal railings. Exterior color schemes convey a traditional Spanish palette with hints of accent colors. The gated community also includes a clubhouse, carports, open space with meandering walking paths, several shade structures with barbeques and picnic tables, a putting green, pickleball court, dog park, shaded tot lot, and a pool area with a spa, cabanas, fire pits, and barbeques. 440 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
29 Figure 1 - Primary entrance on Washington Street.

The architectural site plan has a main access on Washington Street and a secondary access on Avenue 50. The clubhouse and pool will be placed at the terminus of the Washington Street entrance with four (4) buildings surrounding it. The remaining eight (8) buildings will frame the remainder of the property. The carports are located throughout the property so each building has convenient parking. The clubhouse, pool, cabanas, barbeque areas, and tot lot are at the center of the property. The dog park and pickleball courts are located on the south side adjacent to Avenue 50.

Figure 2 – Rendering of entrance on Avenue 50.

Carports sizes will vary and will have support columns with flat metal roofs or photovoltaic panels. The carports will be metal so that they can weather well in the harsh desert environment.
441 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
30 The Spanish hacienda style clubhouse building will be a traditional white color with multilevel roofs, architectural pop-outs, door and window trims, and louvred awnings over the front windows. The main clubhouse room includes bi-fold doors to provide an indooroutdoor relationship to the pool deck area. The pool deck area includes access to the pool, spa, showers, and restrooms.

The residential buildings will be similar in concept and composed of traditional Spanish tones including white, off-white, and brown with accent colors. Covered breezeways provide access from both sides (long side) of each building with a stairway. The buildings will have architectural pop-outs for surface relief and a multi-height roofline. The facades will be detailed with stucco reglets creating a geometric pattern which will subtly enhance the building design. The exterior doors and windows will have a header stucco trim to provide relief. Each unit will have a door that leads to a covered balcony with a tube steel railing painted black in a decorative design or to a covered patio with a low wall. Vinyl windows and fiberglass doors will be bronze in color to provide a contrast to the light stucco wall colors. Each of the long sides of the buildings will have separate units on each side. The units will not have a railroad flat floor plan. The ends of the buildings include architectural pop-outs and stucco recessed niches for surface relief. Buildings are designed as four-sided architecture with the street view façade very similar to the courtyard façade. To prevent clutter, electric and water meters will be screened at the breezeways of each apartment building.

Figure 3 - View on Avenue 50 looking towards Washington Street intersection with mountains in the background.

The architecture will provide a positive living space for the future residents and make a positive contribution to this neighborhood of La Quinta and to the city as a whole.

The administration and implementation section of this document is provided herein to further define the relationship between the La Quinta Village Specific Plan, City of La Quinta development codes and standards, and the process by which the La Quinta Village Specific Plan will obtain additional discretionary approvals as the project proceeds through the phases of the development process. 442 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
31 Administrative Plan

1. La Quinta Village Specific Plan
Upon its approval/adoption, the La Quinta Village Specific Plan as approved by the La Quinta City Council will become the primary document governing land use regulations. The La Quinta Village Specific Plan has development standards and land use regulations that will replace the corresponding standards in the City of La Quinta’s Municipal Code. Where the Specific Plan does not address a standard or subject, the applicable City code and/or ordinance shall apply. The Corresponding Site Development for the La Quinta Village Apartments shall run with the property once the project is built and is transferrable to future owners of the property.

The Site Development Permit shall expire if a building permit is not issued within two (2) years from approval of the Second Reading of the Specific Plan by the City Council.

Prior to the expiration of the Site Development Permit, the property owner may apply for a two (2) year time extension to be approved by the Planning Commission on an annual basis. The time extension must be submitted prior to the expiration date of the project.

2. Interpretation
Unless otherwise provided, should ambiguities occur concerning the content and appropriate application of the La Quinta Village Specific Plan, said ambiguities shall be resolved by the Planning Manager of the City of La Quinta or his/her designee, in a manner most consistent with the intent, goals and policies set forth in the La Quinta Village Specific Plan and the City’s General Plan as outlined in Section 9.200.110. The Director’s decision is appealable to the Design and Development Director and or Planning Commission in accordance with La Quinta Municipal Code.

Implementation Program
According to Government Code 65451 of the California Planning Law, the La Quinta Village Specific Plan shall include a program for implementation including regulations, conditions, programs, and additional measures as necessary to carry out the plan. In response to this requirement, the Implementation Program for the SP and Mitigated Negative Declaration consists of the following:

1. Environmental Review and Mitigation Monitoring Program The Specific Plan has been subjected to Environmental Review pursuant to the provisions of CEQA for a Mitigated Negative Declaration.

The Mitigation Measures adopted for this project shall comply during all stages and phases of the project’s construction and operation of the facility.

2. Adoption of the La Quinta Village Specific Plan and Approval of the Site Development Permit.
443 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
32 The La Quinta Village Specific Plan shall be approved by Ordinance which includes a first reading, second reading, and then take effect 30 days after the second reading. The Site Development Permit will be processed concurrently with the Specific Plan and shall take effect after the 30-days have expired.

3. Grading and Improvement Plans
A Precise Grading Plan (PGP) will be submitted to the City for approval Site Development Permit. Approval of a grading plan(s) will allow the developer(s) to begin grading the site for development. A National Pollution Discharge Elimination System (NPDES), Water Quality Management Plan (WQMP), PM-10 Plan, and hydrology study will be required prior to approval of the PGP. Improvement plans such as street, water, sewer, and drainage plans will need to be submitted to the City of La Quinta and all affected agencies for review and approval prior to issuance of a grading permit(s).

4. Project Maintenance
During construction, maintenance of all facilities will be the responsibility of the developer. After the property has been improved, ongoing maintenance of private facilities including streets, street lighting, landscaping, entry documentation and similar items will be the responsibility of the property owner.

Site Development Permit
Site-specific development of the site shall be subject to Site Development Permit and approval by both the Planning Commission and City Council for the City of La Quinta. If the Specific Plan is processed separately from the Site Development Permit, then the Site Development Permit shall be acted on by the La Quinta Planning Commission. 444 CLICK HERE to Return to Agenda
CITY COUNCIL RESOLUTION 2023-XXX EXHIBIT D

CONDITIONS OF APPROVAL- RECOMMENDED
SPECIFIC PLAN 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

PAGE 1 OF 2

GENERAL

1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan or the Project. The City shall have sole discretion in selecting its defense counsel. No later than thirty (30) days after conditional approval of this Specific Plan, the applicant shall execute and deliver to the City an indemnification agreement (with release of claims against the City) in a form approved by the City Manager and City Attorney, memorializing applicant’s obligations under this condition of approval.

The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense.

2. Specific Plan 2022-0001 shall comply with all applicable conditions and mitigation measures for the following related approvals:

Environmental Assessment 2022-0001
General Plan Amendment 2022-0001
Site Development Permit 2022-0001
In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.

3. The applicant requested in its initial application, as submitted, a density that would result in the remaining sites in the City’s Housing Element not being adequate to accommodate the City’s share of low- and very low-income units under the City’s inventory of sites, as approved by the California Department of Housing and Community Development (HCD) in accordance with the City’s regional housing need assessment (RHNA) pursuant to Section 65584. Therefore, pursuant to Government Code section 65863(e), the applicant is required to ensure compliance with the state “no net loss” law set forth in Section 65863.

4. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City’s update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0001. This approval by HCD must include certification of the City’s Housing Element after adding “Site 6”, as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City’s share of low- and very low-income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City’s Housing Element after being updated by GPA2022-0001 and the adding 445 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SPECIFIC PLAN 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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of “Site 6,” then GPA2022-0001 shall be repealed on its own accord without the need for further action by City Council Specific Plan 2022-0001 shall not become effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. Pursuant to Government Code section 65863(e) and the applicant’s obligation to ensure there is “no net loss” of the City’s share of low- and very low-income units under the City’s inventory of sites, the applicant shall have the obligation to reimburse the City for any and all costs incurred by the City (including staff time and attorney’s fees) in furtherance of obtaining HCD’s approval and/or certification of the City’s Housing Element after being updated by GPA2022-0001 and the adding of “Site 6”; applicant’s obligation to reimburse the City shall be regardless of whether or not HCD approves and/or certifies the GPA2022-0001 and the adding of “Site 6.” No later than thirty (30) days after the City Council’s conditional approval of this Specific Plan, the applicant shall execute and deliver to the City a reimbursement agreement in a form approved by the City Manager and City Attorney, memorializing applicant’s obligations under this condition of approval.

5. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to, and the city shall ensure, that the designated 74 moderate-income units are subject to a recorded affordability restriction of 55 years or longer to ensure continued affordability (Affordability Covenant). The Affordability Covenant shall be in a form approved by the City Manager and City Attorney, and shall require, among other terms and conditions, eligibility criteria as determined by state law for selecting eligible households, rental limits, annual income verification for current households, and the unit numbers designated as the 74 moderate-income units. The Affordability Covenant shall be binding upon all successors in interest of the applicant and shall be recorded in the office of the Riverside County Recorder.

6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.

7. The property owner shall submit to the Design and Development Department on an annual basis by January 30 of every year a record of rent payments for the 74 designated moderate-income units that meet the Riverside County moderate-income rent limits. 446 CLICK HERE to Return to Agenda
CITY COUNCIL RESOLUTION 2023-XXX EXHIBIT E

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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GENERAL

1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit or the Project. The City shall have sole discretion in selecting its defense counsel. No later than thirty (30) days after conditional approval of this Site Development Permit, the applicant shall execute and deliver to the City an indemnification agreement (with release of claims against the City) in a form approved by the City Manager and City Attorney, memorializing applicant’s obligations under this condition of approval.

The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense.

2. This Site Development Permit shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code (“LQMC”). The City of La Quinta’s Municipal Code can be accessed on the City’s Web Site at www.laquintaca.gov.

3. The Site Development Permit shall expire twenty-four (24) months after City Council approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080 unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080.

4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required:
 Riverside County Fire Marshal
 La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)
 La Quinta Design Planning Division
 Riverside Co. Environmental Health Department
 Desert Sands Unified School District (DSUSD)
 Coachella Valley Water District (CVWD)
 Imperial Irrigation District (IID)
 California Regional Water Quality Control Board (CRWQCB)  State Water Resources Control Board
 SunLine Transit Agency (SunLine)
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PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
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 South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval.

5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit.

6. The applicant shall comply with applicable provisions of the City’s NPDES discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ.

A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board.

The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation.

B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City.

C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
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PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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6) Waste Management and Materials Pollution Control.

D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project.

E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council.

F. The provision for the funding and perpetual maintenance and operation of all post-construction BMPs as required; and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post-construction BMPs is required.

7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s).

8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.

9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.

10. Site Development Permit 2022-0001 shall comply with all applicable conditions and mitigation measures for the following related approvals:

Environmental Assessment 2022-0001
Specific Plan 2022-0001
General Plan Amendment 2022-0001
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PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.

11. The applicant requested in its initial application, as submitted, a density that would result in the remaining sites in the City’s Housing Element not being adequate to accommodate the City’s share of low- and very low-income units under the City’s inventory of sites, as approved by the California Department of Housing and Community Development (HCD) in accordance with the City’s regional housing need assessment (RHNA) pursuant to Section 65584.

Therefore, pursuant to Government Code section 65863(e), the applicant is required to ensure compliance with the state “no net loss” law set forth in Section 65863.

12. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City’s update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0001. This approval by HCD must include certification of the City’s Housing Element after adding “Site 6”, as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City’s share of low- and very low-income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City’s Housing Element after being updated by GPA2022-0001 and the adding of “Site 6,” then GPA2022-0001 shall be repealed on its own accord without the need for further action by City Council and Specific Plan 2022-0001 shall not become effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. Pursuant to Government Code section 65863(e) and the applicant’s obligation to ensure there is “no net loss” of the City’s share of low- and very lowincome units under the City’s inventory of sites, the applicant shall have the obligation to reimburse the City for any and all costs incurred by the City (including staff time and attorney’s fees) in furtherance of obtaining HCD’s approval and/or certification of the City’s Housing Element after being updated by GPA2022-0001 and the adding of “Site 6”; applicant’s obligation to reimburse the City shall be regardless of whether or not HCD approves and/or certifies the GPA2022-0001 and the adding of “Site 6.” No later than thirty (30) days after the City Council’s conditional approval of this Site Development Permit, the applicant shall execute and deliver to the City a reimbursement agreement in a form approved by the City Manager and City Attorney, memorializing applicant’s obligations under this condition of approval.
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PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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13. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to, and the city shall ensure, that the designated 74 moderate-income units are subject to a recorded affordability restriction of 55 years or longer to ensure continued affordability (Affordability Covenant). The Affordability Covenant shall be in a form approved by the City Manager and City Attorney, and shall require, among other terms and conditions, eligibility criteria as determined by state law for selecting eligible households, rental limits, annual income verification for current households, and the unit numbers designated as the 74 moderateincome units. The Affordability Covenant shall be binding upon all successors in interest of the applicant and shall be recorded in the office of the Riverside County Recorder.

14. The property owner shall submit to the Design and Development Department on an annual basis by January 30 of every year a record of rent payments for the 74 designated moderate-income units that meet the Riverside County moderateincome rent limits.

PROPERTY RIGHTS

15. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements.

16. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, site development permit, and/or as required by the City Engineer.

17. The public street right-of-way offers for dedication required for this development include:

A. PUBLIC STREETS
1) Washington Street (Major Arterial, 128' ROW) – The standard 64 feet from the centerline of Washington Street except for additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS.
2) Avenue 50 (Primary Arterial 108' ROW) – The standard 54 feet from the centerline of Avenue 50 except for additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS.
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PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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18. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans.

Pursuant to this requirement, the Applicant shall include in the submittal packet containing the rough grading plans submitted for plan checking, an offsite street geometric layout, drawn at 1” equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement.

19. When the City Engineer determines that access rights to the proposed street right-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such right-of-way, the applicant shall grant the necessary right-of-way within 60 days of a written request by the City.

20. At locations where the onsite finished grade has an elevation differential with respect to the arterial street top of curb exceeding 11.0 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway area and sidewalk requirements by installing retaining walls between the sidewalk and the back of the landscaped area as needed as approved by the City Engineer.

21. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas.

22. Direct vehicular access to Washington Street and Avenue 50 is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval.

23. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur.

24. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property after the date of approval of the Site Development Permit unless such easement is approved by the City Engineer.

STREET AND TRAFFIC IMPROVEMENTS

25. The applicant shall comply with the provisions of LQMC Sections 13.24.060 452 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed.

26. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot.

27. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1) Washington Street (Major Arterial; 128' R/W):

Widen the east side of the street at locations where additional street width is needed to accommodate:
a) The applicant shall construct a concrete bus stop pad north of the primary entry drive on Washington Street as required by SunLine Transit and approved by the Planning Manager and the City Engineer. Bus turnout shall be provided if required by SunLine Transit for the bus stop.
b) A deceleration/right turn only lane shall be provided at the Washington Street Primary Entry as determined by the City Engineer.

Other required improvements in the Washington Street right-of-way and/or adjacent area include:
c) All appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs.
d) 6-foot-wide sidewalk.
e) Extend the existing raised median on Washington Street north of Avenue 50 to line up with the curb face on the south side of the primary entrance to prevent southbound
Washington Street traffic from making illegal left turns into the project entrance on Washington Street as approved by the City Engineer.
f) Establish a Class II Level II benchmark in the Washington Street right of way and file a record of the benchmark with 453 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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the County of Riverside.
2) Avenue 50 (Primary Arterial; 108’ R/W):

Widen the south side of the street along the project boundary within the existing City right-of-way or obtain right-of-way dedication from landowners on the south side of Avenue 50, if needed, to accommodate:
a) At the Avenue 50/Washington Street intersection, a right turn only lane, a golf cart/ bike lane on the north side and south side of Avenue 50, a westbound thru lane, two eastbound thru lanes, and dual westbound left turn lanes as approved by the City Engineer.
b) Along the project frontage, a golf cart/ bike lane on the north side and south side of Avenue 50, two westbound thru lanes, two eastbound thru lanes, and a painted median as
approved by the City Engineer.

Other required improvements in the Avenue 50 right-of-way and/or adjacent area include:
c) All appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs.
d) 6-foot-wide sidewalk.

The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks).

Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer.

The applicant is responsible for construction of all improvements mentioned above.

28. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows:

Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.

Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b. 454 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
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Primary Arterial 4.5" a.c./6.0" c.a.b.

Major Arterial 5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.

29. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete.

The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved.

30. General access points and turning movements of traffic are limited to the following:

A. Washington Street - Primary Entry: Right turn movements in and out are allowed. Left turn movements in and out are prohibited.

B. Avenue 50 - Secondary Entry for Residence Only: Right turn in and out movements are allowed. Left turn movements in and out are prohibited.

31. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks.

Mid-block street lighting is not required.

32. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings, and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers.

33. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer.

PARKING LOTS and ACCESS POINTS

34. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following:

A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150.
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PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings.

C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues.

D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan.

E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking spaces and 18 feet with a 2-foot overhang for accessible parking space or as approved by the City Engineer. One van accessible parking space is required per 8 accessible parking spaces.

Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer.

IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California.

35. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans).

36. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.

A. On-Site Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1” = 40’ Horizontal
C. Erosion Control Plan 1” = 40’ Horizontal
D. Final WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
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PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

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E. On-Site Precise Grading Plan 1” = 30’ Horizontal
F. Off-Site Street Improvement/Storm Drain Plan
1" = 40' Horizontal, 1" = 4'
Vertical
G. Off-Site Signing & Striping Plan 1” = 40’ Horizontal The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the sidewalk, mounding, and berming design in the parkway area.

H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical
NOTE: E through H to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation.

All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions.

All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department.
“Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. “On-Site Precise Grading” plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and accessibility requirements.

37. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Department at the City website (www.laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink.
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PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
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38. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer.

39. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal.

IMPROVEMENT SECURITY AGREEMENTS

40. Prior to constructing any off-site improvements on Washington Street and Avenue 50, the applicant deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements required on Washington Street and Avenue 50.

41. In the event the applicant fails to construct the improvements for the development or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.

42. Depending on the timing of the development of this Site Development Permit, and the status of the off-site improvements at the time, the applicant may be required to:

A. Construct certain off-site improvements.

B. Construct additional off-site improvements, subject to the reimbursement of its costs by others.

C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map.

D. Secure the costs for future improvements that are to be made by others.

E. To agree to any combination of these actions, as the City may require. 458 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
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Off-Site Improvements should be completed on a first priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction.

In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the issuance of any permit related thereto, reimburse the City for the costs of such improvements.

GRADING

43. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements).

44. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer.

45. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following:

A. A grading plan prepared by a civil engineer registered in the State of California,
B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter

6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls).

E. A final WQMP prepared by an engineer registered in the State of California, and
F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements.

All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California.

The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 459 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

PAGE 14 OF 19
Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer.

46. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan.

47. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.230(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb.

48. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval.

49. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments or as approved by City Engineer.

50. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development.

51. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Site Development Permit Site Plan, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance finding review.

52. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation.

Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any.

Such pad certification shall also list the relative compaction of the pad soil. The 460 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

PAGE 15 OF 19
data shall be organized by lot number and listed cumulatively if submitted at different times.

DRAINAGE

53. Stormwater handling shall conform with the approved hydrology study for the Troutdale Village project (SDP2022-0001), or as approved by the City Engineer.

Nuisance water shall be disposed of in an approved manner.

54. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site including the half-street tributary area on Washington Street and Avenue 50 during the 100- year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3-hour, 6 hour or 24-hour event producing the greatest total run off.

55. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements.

56. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer.

57. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property.

58. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin.

59. Stormwater may not be retained in landscaped parkways unless approved by the Planning Manager and the City Engineer. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained 461 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

PAGE 16 OF 19
in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).

60. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development.

61. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route.

62. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route.

63. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.

A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.

B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable.

C. The developer/owner shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs.

UTILITIES

64. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).

65. The applicant shall obtain the approval of the City Engineer for the location of all 462 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

PAGE 17 OF 19
utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes.

66. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground.

All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. Applicant may request a waiver from undergrounding poles, such as the poles on the northern property line, consistent with the City’s undergrounding waiver guidelines in the La Quinta Municipal Code. Waiver must be approved by City Council.

67. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer.

The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances.

CONSTRUCTION

68. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first.

LANDSCAPE AND IRRIGATION

69. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect.

70. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape).

71. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall 463 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

PAGE 18 OF 19
be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal.

72. All water features shall be designed to minimize “splash” and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director.

They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13.

73. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings.

74. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule.

NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer.

75. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way.

76. The final design of the perimeter landscaping, particularly the perimeter wall/fence, shall be included with the Final Landscape Plan submittal.

PUBLIC SERVICES

77. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer.

MAINTENANCE

78. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance).
464 CLICK HERE to Return to Agenda
PLANNING COMMISSION RESOLUTION 2023-XXX

CONDITIONS OF APPROVAL- RECOMMENDED
SITE DEVELOPMENT PERMIT 2022-0001
PROJECT: LA QUINTA VILLAGE APARTMENTS
ADOPTED:

PAGE 19 OF 19

79. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, common areas, and stormwater BMPs.

FEES AND DEPOSITS

80. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 465 CLICK HERE to Return to Agenda
¯
SITE
Washington Street
Avenue 50
Vicinity Map
ATTACHMENT 1
466
CLICK HERE to Return to Agenda
[Grab your reader’s aƩenƟon with a great quote from the document or use this space to emphasize a key point. To place this text box anywhere on the page, just drag it.] Housing Inventory Sites
ATTACHMENT 2
467 CLICK HERE to Return to Agenda

PROJECT DATA
PROJFCTAPPBFS"i
�� o:,mu:m.o; W"-$i-1111(,r0� �A "'Vfi!ll.li" .stl
!..�i::5"-0HP,LBCfl rtVN'DfB
G-lC--070 01C

I EGAI PFSCBPIION
1J � f,CRES t.!/1.. IN PO� LOT 1 1.10 OJl':J�? OESERT CLUB l,'/..NO,'! TR 2 Let 1 SJ� .,s,cn N;i'f'C DES:RT CLUB 1,','.JJOR T� 2 k•c, 01J � l.'!L Lutl);>elol R�� l.'..i,, Ty,.e t, 1 .1,1 BO<Jok
l.'a;, Ptit B o:J l.'3? Pl.,1 P � P:;n:on l.Q\ p�
,: �:"I
PRO?OSED TWO STO�'l
' APA�Tl,\Etll 8:.IILOINGS WITH CLUBHOUSE,, GAR,\G!::S.

CAIPORTS POOL. AND COMl.!UWTY SPJ.C!::SJ.NO NECESSARY HAR'.)Sc;..PE AND LAN:lSC/,PE
rnoemrn IA.NP Ysr-eemr ,.,� =
EXISTitlQ ZOt>ING Rt�H - l
i!EOIUl.:IHtGH DENSITY RES1D!:t./Tif1l.
(B-12 UNITS PER ACREI
INClU:l:CS /,FFO.=mADLE DENITY Brnl'.JS OVERL..1\Y
RMH -1,1EDIU!,'!HIG:i DENSIT'l R!::S1D9HIAL
18-0::? UNITS PER/,CRE)
SITE/,,'!E/,
'
.
'
IITH DENSITY BONUS· SEE PROJECT INFO BELO'
.
'
/
(,11.H� 6 SF/ g OJ ACR!::S

BUILDING FOOTPRINT

1.!/..X LOT CO'.'ERt,GE

LOT COVER/,GE PROPOSED
TOTAL BUILDING /,R�
TOTALPROPSED 0',','ELLING UNITS
(,J'!-", OF NET LOT AREA = JV., ces OS SF
J'.i'<i. • �1J e".11 SF
MIN. CDr,\l,'ON OPEN 1,f'l.E,\ RE:C::UIREO A'' .. ;, O� IIET PrtOJECT /,RE/, = 1eJ,:).!.I 0-I !,F COt.!t.\OU OPEii /,REAPRO'/IOEO '.l,.I t:,;:, "' 211 �f2 SF /,CTJVE R::C!=!EA TION A.q_SI, REOUIR!:O: :I,)"• OF COt.!r:rn, OPEN A�E,; REOUIREO = 55 00) SF ACTI\'E RECR:::,',TIONl,�E/, PROVIDED J1 1•:, • 57,1 10 SF Wlll,iULt FR��AC1'
t.llti:t.!Ut.1 lNTERron SIDE YAqo SETB\CK
1,111'.:lt,!UI,\ E)."lERIQq SIDE 'rJ.qD SETSACo<
l.11tlll.lUt.1 R!::A'l , MO sere,-.cK
2,)-0" s-0-
1O-0·
,S--0"
t.llfl, PERIPETER U.N:iSCAPE SET9AC1s 10 -0""
/,VG PERU,tETER UJl::lSCAPESHB:..CK: 20..()"'
t,!:..X NO Of STORIES "'-LLO\'."£O PER Rl,1H zornt-G 2
�R'I'
PER LA OUltff,\ GEtlERAL PU..N EXMIBIT J.6
ij;l,t,QC:a;:A:R1� w�nm'1CN�1R!:ln
SECONDl,RY IW,GE co�qI00R -A��Cb

11.!AGE CORRIDO::l. SETBAC'1;: 150·--0·
ALLOWABLE BLDG HEIGHT ,\T l).'!,GE co;.qI00!=!: 22--0· (\ ',-'.SH
l'jVTG'J STREET & A.'Et;uE SO)
""'5:i:E !.1"�1Fr0� FOIUL'ID. ,,i'fO•-

BUILDING CONSIBUCIION
OCCUPANCY TYPES: R
2, A2 /, J /..NO B
CONSTRUCTION TYPE T'l'?EV-A
SPRltlKL.ERS YES FULL) SPRINKLERED(NFPA1J)
ALLOW/,BLE DJILD\NU HEIGKT PER Fll,
!H ZDNltlG: 2e·.o·
PROPOSED ll�ILDING HEIGHT /,T CLUBHOUSE 19'-0"
PRO"os::o BUILDING HEIGHT AT2 -STO�Y BLo.::;s 27·{>
IIIAMIIIHALI .flf PREPAREPMJN61'f,IC!:Plf f-00!":t\lIUP yiwr or,uaMITTAl.fOR f!Vtl PiNO FE8MII M OF JNl\t:',X l 1t'x AH wmus '5tt:M I llF 11N Cml'9SYttN>f MD:i 29:

Jt CAI rfOB?!e' mJtLDIMP c-obo

PROJECT INFORMATION

UNITMIX
UnJtT
yl)Q UnltN;amo Cly Area (SF)
1-BedApartmenl 1A-AOA. J4 67J
1-BedApartmen\ 1A•STO 30 673
1-Bed Apartment 1B-AOA " 755
1-Bed Apartment 1B-STO " 755
2-8ed Ap1rtment 2A-AOA 66 960
� ... - 21--STO 52 960
,.,

DENSITY CALCULATIONS
BASE DENSITY: 14 O'.I /,C;:!E.S • 12 UtllTS /,C:'lE"' lf>I! ll/,Si: UNITS TOTAL UNITS PRO?OS!:O 2$2 UN!TS
so·� DEIISlTY BONUS IS BEING FAOPOSEO 14.0J/,CMES , 18 UNITS'/,CRE = 252 P'10?OS!:.D UNITS Tot;al (SF)
22882
20,190
25670
25,670

65.280
¢!!!.�
lOG,liG •q tl
FO� 50'> DENSITY eOt-:us. 44';,, o;: BASE UNITS NEED TO BE t.!O::>ER/,TE IN:::Ol.'E UIIITS BASED otJ LOl,
1C CJGO 2� OEUSITY BONUS FERCENTJ..GES
,4.1'(. • llll • ,'J 1,100f,V.TE llcCCUE Uttll3
I.V,�K!:1_ R/,TE UNITS He
@ts=BblFlUOO!,!fbNO:,: If
TOTAL UNITS 2S2
UNIT MIJtAI PfltCOff�OUi
132 1 B!:.D UNtTS (52 l!!',� ol 252. UtlffS)
1t-:r2.amuwu1 ,n.g, r'""a"Umrrq

15.? TOTA!.WllTS
MARKET-RATE UNITS PROVIOEO: t.!OOERATE INCOME UNITS PROVIDED:
'JJ 1-BED UNITS 39 1-B::O UNITS (52 7'� of H UNITS)
,, .... ,n .. n1 11ljT!'I 36kff0
[titffi11?7l"ICCtfl
'"llffi
178 TOTI\Lt.!/-RKET RATE UNITS PAO\"O 74 TOTALl,
1O:'.l!:RATE INCOf,!E UNITS P�O\"O
Gross Building Arca Common Aroa Calcul;,tlons
Are.i(Sf)
8Idg 01 10.134 9 �(i7 SF FER FLOOR
1, flnl Ftoor
ClUBHOUSE RESIDENT ACTIVITY !lld;ll2 1t ll-1 l,1UtFPM FLOQ.1 Fire RiSC!f MECHANICAL !Jdo03 22.89S G'l't.1 RESIDENT ACTIVITY ""''°' 2G,SJ6 1)::U-5f l";.IJ.FLOOR HALL CIRCULATION
Bldg 05 29 612 14
.BOCiSFP!:R FLOOR HK SERVICE
Bldg06 2-4.393 1;;:
.1%5SF FER FLOOM Office AOMINISTRA TION
�
0 01 &12 50,�38 1l (,O') 5 SF PER FLOOR RR RESTROOI.IS
-·· 22,8� I 1,U7 SF PER FLOOR Sh0..,.t>r RESTROOt.1S
Bldg 09 27.1J1 ll,5ti.UVPER FLOOR Slor SERVICE
Bldg 10 19,41!7
a,;::lt) 11 1?,64V
9 ;JJ 5 SF PER FLOOR e n� s SF PER FLOOR
Wt>t8::ir CIRCULATION
WH M!EC�IAJ:tCAL
Clutihom,a l1
.sTtlm'"1 3,019
27B,S02 sq ft
ArHf°SFj
975
12 725
166
"
290
124
••
111
JG
12 2,578 1q ft
NOT'l!:G�O:.S Wll..0:'IC AAEA l'iCLUC'�M.�
>',1THl'I SUR>:xrI:mt:.; ['\"TU.l:'.l� \'IIJ.lS �·
.J
AAE/..S OF !l:JIU::l'
•G IIOT P�O/lOEO l�TTH
S.U�ROU�.Jj•,:, 1',�ll.S 1.c WITHl'I H:JIU.:0'1iAL
f'l,OCECTio'I OF �::,Of' 0'1. Fl.00� I.BO'JE
\D,!llJ<��\:t!-rr!>.ioJ'ISIJ\OQ"UtTl,J.

EACH C't11��C.UNIT H�Ctl $1' "Nll,IUM PRl\l'",'iEP.A-Tl�04\WCC:,fl' E"CH BUILDINC HAS O�E �IRE RISER. SEE CIVIL FOR LOC,\Tlrn•s ·•IP'A IRWIN PARTNERS
=,.. 1""'- A Fl C H I T E C T S
245 FJschl'r Avenue, SuilC! B-2 Costa Mesa CA 92626
(714) 557 2�4B www,ipaoc com
/, RCHITECTURE PLArl tl l tlG CONSULTING
La Quinta Vi l lage Apartments
Troutdale Village, LLC.

PARKING CALCULATIONS
P:irklng Calcs
_____ _Cly� PARiCUUilffifND !HOl[QUI[EO RQ
:S• PABKINGRADOS
-----
PEII. LQHC 9&0 2&0(K) DY-11.lGHT PAA�ltlG

WCINTIVE, THE
C = CO'!?t.CT PA'l.'Jl,G 5N,CE (8 S' X 16) FOLLOWING PARKll,G RATIOS 51,AL.L APPLY TO THE CNTIRE _c_P ___ _ ,oo_ a> = COVE'l.ED 5T.l..'i0AAO PAAo;Jr.-:; s,.i.cE (9 X , 9 -) 0£\IELDPMEt."T (INQUDJr;c; MARKET-RATE Ut:rTS)
_,c..ev ____
5o_
FEV = FUTUREEVPA�'(J1;:.
s
-�ACE {9 X
19') 1-BRUtms· l SPACE PER
UrltT REQUIRED :::�:�::�::�::"::::::::::::::= : :.; :::t��:�s ;:�
r
�;;:; �:��i�:
e
'.:;
5 ::•
A
1 s
L
E
2 -BR UNI
T
S
:
1 .5 SPACES PER UNIT R�OU!REO
-,, H,cC,.,..---
-
-c--
- HC"' ACCESSJBLE ST-'N:>A'I.D PA'l.l<::;c; SP.:.CI (9' X 19') +S' A.!S L
E V.BKX':t'li EWI UY neur:oowp;
HC Van HC VA'I = ACCESSJBLE \':.II p,:,�,;w::; S?.:.CE [9' X ,,-i +S' IJSLE Ur-.'COVEII.ED STANDARD PARKmG SPACES: 151 !lr<:l�:-, o �t\' ........ ,) ::M,:: ::::::::::::::::::::= .. �'.I.IL = D�SJG.-.ATEO t-'All W,'l p�Ql:.:i�ACE(9' X 19) •�===�,:�:=�: �:=;;�::.\ _____
1_5_1 _ P = STA'iclA'l.!l l',l,�,;J,;G S"
A
CE(9"X JS') WX 17') C,1.R�S,A,-.b,a,;U)FIIRJ:i.>ii:> S�� 351 (l,...,.,.C.Of[V-nJ 522 J:6..��CSFU"f'St ;/!'�
5'.'! 11-.::1w,,,s �l �E"I ., ..,.,.l •
�-nuraEPUHPUPfSCQYfBfQPA81QNffl/"f!l:19MC2A0111'Ltlt)ft!•■mHire:JIKJNGIHCFKJJYf NOT!: LQMC 9 60 ::060 {K) BY•JUQfTPAAKltOG JNCEl'iTM AND PAAKINCi AATICS .u>Pt.Y TOTH'E ENTIRE DEVELOPMENT (NOT RESTIIICTT:D TO Ol'lL Y AFFORO.l.,BLE UNITS) PARKING RATIOS PER LQMC 9 (4 �&0 AAE U5TfD ABOVE utiilS; ll! 1-llRUtHTS • I 5PACE/U/IIT REQ'JIRE.O • 132 C{)l1tl\Jt"ID'.CEWIB
120 :'· BR. UUITS • l S SPACES_IUNIT REQUIRED " 180 �\
l SPACE PER 300 SF OF GROSS FLOOR AAEA
M5f --s-}
TOTAL SPACES REQU!REO: 319
TOTAL SPACES PROVIDED: sn
tDY!lffD 1lliIIS.: P!IBICINGNOTJIFQYT�QtK.• Ml lfrA"UOIY·!'GHTHASNG INCfRTDlf PROVIDED: 35G COVERED 15? ur;co•'ERED
cN::tM' 1r,m mms · _______,,,£WVJI'Ftt n r.mv.m 1 u,,urae•o TOTAL SPACES PROVIDED: 355 COVEii.ED + 156 Ut:COVEREO • 522 TOTAL NOTE; /,DA Atm FE\' P,V.KlrlG IS u;cLUOEO ltl THE OVERl,ll F/,RKING COUNT MCCSSJA!, r PMIMJMG d.! nnmm«s BfflIRE fY PABKIPtG itEOUIIEQ ,a CAI Gfttth TOTAL PAAl:lt;Ci SP,\CES 5:02 TOTAL PMIKING SP,',CES m
10 ""
': Of TOTAL PAAi{JNG SP.\CES 522
2c;.Of 515 1.SSIGtlEOP:..Rl(lt,GSPACES lD.4� --------- TOTAL HC SP..:.CESREQ1) 11 AJT\.REEVSJ'A(ES IIEQ'O S':, OF 7 l;tl.\SSIGtlEO PAAl<!liG SPACES D.l�
TOTAL HC SPACES II.EQD I
F\ITURE EV SPACts PROVJOt:D
"
., �
0)5
(<;% Of \lSTTQII \EHlaE flJl,:;•r,;J
LONG-TERM O • N/A
N:ITl:tQO
, tlcl lOC:tl"':l'tETE
.
..,_•a�u�.:.•1�
Mll;, BICYa.E PAAl\1"5 REQ'O

TOTAL BICYCLE PARKING PROVIDED
ADI. CAA SPACES REQ'D P't:11 CAI.GJlllH 4..106
,4.1� IS!CTA:fC''io'ttttCU Ol�ING
ADA V.\11 S?ACES REQ D

TOTAL ADA SPACES PROVIDED
'
12 51'�-(I'ISP,t,CfS) CIJ'A!llfCfSUl'JICRTIUGMIJ!fJ ml!ill;;rc:fllJU,l VEHIO.f 9.JP9\.\' [Q'..JJF1"1£Jrf(E\Y). iOet,TO·oeJ-tiJU!il
J;ATcl'9Q.lftT'SCN',!,11CUTY6.

CAPACITY t:i.ll..B.EQUl.llJ:.l:l.ft{[fOII. FACll.!TATir;G FLITU�E EV CHAAGWG FOR EVS�ACES TO BE CO,'iSTRUC
TED OR
AV"11.ASLEutmLEV CHI.IIGERS ARE it;5TALLED FORUSE
La Quinta Vil lage Apartments
Troutdale Village, LLC.

NEC Washington Street & Avenue 50
La Quinta, California 92253

SHEET INDEX
T1
=
C1
C2
CJ
rm,

CIVIL SITE PLAN

CONCEPTUAL GRADING PLAN
PRELl!,\INI\RY UTllln' PLAN

ARCHITECTIJRAL
M1
A02
AOJ
Silt! Pl.in
First Floor Plan
St'U)n:! Floor Pia�
A� Roof Plan
A05 Unit Pt.Jn-:.

A05 Clubhouse
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PROJECT TEAM
OWNER
Trould.ile \lill.:igc. LLC
1800 Blankenship Rd , SuIle 325
WestLinn, Orcgon9706B
T: !503) B07-8852
Jcll P.1rkcr

ARCHITECT
lri,r,jJn 1'"11[1rKl!I k�,:n
2JS Fischcri\vcnucI Suite B2
Co�la Mesa, CA 92G25
T: 714-557-24-1B
W: 1w.-..,·.ip.1x.ccm
Sherry Braun
CIVIL
Egan Ci�il1 Inc
42945 P.1adi:> S!reel. SuileA
Indio. CA 92201
1: (760)4�-7663
W: cg;-mdvil com
Steven Egan. Projccl Designer

LANDSCAPE ARCHITECT
Hermann Design Group, Inc
7789EI 1Noll Road, Sui1e 102
P,;,lm Oesert. CA 92211
T: 760-777-9131
W: hdg-lnccom
Jose Estrada, VP, Projec\ r.1onagcr

ELECTRICAL
RTM Engineering Consultants
39249 Leopard S(rcl'l Suite A-101
Palm Desert, CA 92211
T: (760) 983-2007
W: Y,N,w .,..•,mec com
\li�lor Leon, PE, Principal
Title
T1
PROJECT NO: 21014
PLOT DATE: 10/1 9/2023
21014 La Quinta SD V4 ATTACHMENT
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WRITTEN
PUBLIC

COMMENT
Public Hearing No. 1
La Quinta Village
Apartments
November 7, 2023
ATTACHMENT 4
500 CLICK HERE to Return to Agenda
1 From:

Sent: Wednesday, November 1, 2023 7:34 PM
To: Laurie McGinley
Subject: La Quinta Village Apartments is approved, the Washington/Fred Waring parcel will be rezoned for low income housing.
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** To Whom it may Concern:

I was just notified today about the possible development of low income housing next to my neighborhood in Desert Breezes. Having this development at Washington and 50th has no impact on me, but moving it to the area of Fred Waring and Washington has a large impact on my property values as well as my community.

I would therefore request this approval be rejected outright or at least tabled until the surrounding neighbors have an opportunity to review this. Since I am just hearing about this now in a very brief email, could you please provide me with all the information prior to approving it?? I believe everyone needs to be made aware of this prior to approval and construction. This is a very busy intersection and already has a lot of traffic and more will just create more problems. Please send me all information on file for this and honor my immediate rejection for this project.

Thank you for your time.

Anonymous
CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM ANONYMOUS RESIDENT PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 501 CLICK HERE to Return to Agenda
1 From: douglas barr <[email protected]>
Sent: Friday, October 27, 2023 12:26 PM
To: City Clerk Mail
Subject: WRITTEN COMMENTS
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** My name is Douglas Barr
I live in La Quinta
I am writing to comment on the 11/7/23 hearing about development of massive apartment complex at Washington and 50th.

In my opinion, the City should not allow this development.

1. This area flooded with the Hillary hurricane, and thus is unsafe.

2. It is unnecessary because the City has other multifamily developments in existence and being developed now.

3. It will cause massive unnecessary traffic, safety, noise and environmental degradation.

4. Residents of the apartment complex will not have nearby ancillary services, without having to increase the traffic along 50th Ave. or Washington Ave.

CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM DOUGLAS BARR PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO THE PROJECT 502 CLICK HERE to Return to Agenda
1 From: Dean Black <[email protected]>
Sent: Tuesday, October 31, 2023 7:59 AM
To: City Clerk Mail
Subject: Fred Waring and Washington Parcel Affordable Housing Proposal Follow Up Flag: Follow up
Flag Status: Completed
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** To whom it may concern,
Please forward this email along to the LaQunita city council for consideraƟon. We are adamantly opposed to the parcel across from the Desert Breezes community where we have our home.

We are asking that you consider the impact to surrounding communiƟes if the exisƟng commercial zoning is disregarded in lieu of the proposed low-income housing project. To deprive the owner of the right to develop much needed retail and restaurant space we have been waiƟng for would not only deprive the community of opƟons currently unavailable but would also further drive up the crime rate in a community that is already affordable to many, not to menƟon invite costly liƟgaƟon that could drag on for months if not years. We work hard to maintain the grounds and surrounding areas while keeping our costs low through volunteer hours. We hope you will do the right thing and adhere to the original zoning that was established for a reason.

Some people who received this message don't often get email from [email protected]. Learn why this is important CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM DEAN BLACK PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 503 CLICK HERE to Return to Agenda
1 From: Jane Brajkovic <[email protected]>
Sent: Thursday, November 2, 2023 9:51 PM
To: City Clerk Mail
Subject: Oppose Affordable Housing at Fred Waring and Washington Follow Up Flag: Follow up
Flag Status: Flagged
[Some people who received this message don't often get email from [email protected]. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** To the Mayor and City Council
We currently own property at Desert Breezes which is situated on Washington and Fred Waring.

I recently read about the possibility of changing the zoning of the commercial property at Washington and Fred Waring to affordable housing.

We oppose this option!
We feel strongly to keep the existing commercial property as it is intended for hoping for more retail business around our community such as restaurants or specialty stores. With the large number of homes in our community there is great need for more retail business we can support.

Kind regards, Zoran & Jane Brajkovic
Sent from my iPhone
CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM RESIDENTS ZORAN & JANE BRAJKOVIC PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 504 CLICK HERE to Return to Agenda
1 From: Bethan <[email protected]>
Sent: Tuesday, October 31, 2023 8:20 AM
To: City Clerk Mail
Subject: Housing project on Fred Waring and 50th
Follow Up Flag: Follow up
Flag Status: Completed
[Some people who received this message don't often get email from [email protected].

Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. **
I find it difficult to believe that you are even thinking about building on that land! If it is going to look anything like the project on Jefferson and hwy 111, there is going to be a mass exodus of residence! This is a lovely area. I have worked my whole life to live in a community like this. I live in Desert Breezes, directly across the street.

We have the great tennis gardens and wonderful church right here in this lovely community. I’m begging you as just a single woman. Please find somewhere else for your project! I’m guessing none of the people making this decision live anywhere close to this, so it doesn’t affect them!
Sincerely, Bethan Clayton
Sent from my iPhone
CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM BETHAN CLAYTON PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 505 CLICK HERE to Return to Agenda
1 From: Karen Culver <[email protected]>
Sent: Thursday, November 2, 2023 8:58 AM
To: City Clerk Mail
Subject: We are strongly opposed to low income housing in that location Follow Up Flag: Follow up
Flag Status: Flagged
[Some people who received this message don't often get email from [email protected]. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** Sent from my iPhone
CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM RESIDENT KAREN CULVER PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO THE PROJECT 506 CLICK HERE to Return to Agenda
1 From: Michael Daly <[email protected]>
Sent: Monday, October 23, 2023 12:01 PM
To: City Clerk Mail
Subject: FWW property
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** TO whom it may concern
I understand the city of LaQuinta is contemplaƟng approving a planned development for low income apartments at the above parcel. I kindly ask to reconsider the redesignaƟon of this land.

Michael Daly
Confidentiality Notice: This communication and any accompanying document(s) are confidential and privileged. They are intended for the sole use of the addressee.

Some people who received this message don't often get email from [email protected]. Learn why this is important CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM MICHAEL DALY PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 507 CLICK HERE to Return to Agenda
1 From: Robert Freeman <[email protected]>
Sent: Tuesday, October 31, 2023 2:39 PM
To: City Clerk Mail
Subject: Proposed low income housing
Follow Up Flag: Follow up
Flag Status: Completed
[Some people who received this message don't often get email from [email protected]. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. **
Good afternoon La Quinta,
I am voicing my concern regarding the property on Washington Street and Fred Waring.

As a longtime homeowner in Palm Royale Country Club, it is imperative that the city communicate with surrounding homeowners the changes that would potentially affect our respective properties.

I’m certain that you have heard from others that are equally concerned about the zoning change with the above stated corner.

Please provide the proposed meetings that would affect the property indicated, and any potential changes that are taking place regarding zoning and the low income housing proposal.

We are very concerned about this and how it would affect our property values and potential crime that would come with low income housing.

Furthermore, as you know, Washington, and Fred Waring is an extremely busy intersection. Low income housing would certainly enter in and create potential for additional traffic issues and subsequent delays in travel.

Please provide upcoming meeting dates for city council and planning commission.

Our community would be directly affected with this proposed change, and we are very concerned.

Sincerely,
Robert Freeman
78307 Scarlet Court
La Quinta, CA 92253
CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM ROBERT FREEMAN PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 508 CLICK HERE to Return to Agenda
2 Sent from my iPhone
509 CLICK HERE to Return to Agenda
1 From: Mark Hasiuk <[email protected]>
Sent: Wednesday, November 1, 2023 9:53 AM
To: City Clerk Mail
Subject: Washington/Waring development
Follow Up Flag: Follow up
Flag Status: Flagged
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** To whom it may concern,
As a resident and homeowner in La Quinta, I was very troubled to learn of a potential low-income housing project on the corner of Washington St. and Fred Waring. If this project is approved, I will do everything I can to make sure the elected officials responsible will be voted out next election. regards
Mark Hasiuk
604-505-1195
Some people who received this message don't often get email from [email protected]. Learn why this is important CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM MARK HASIUK PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 510 CLICK HERE to Return to Agenda
1 From: Kammie <[email protected]>
Sent: Wednesday, November 1, 2023 2:01 PM
To: City Clerk Mail
Subject: Low Income Housing Proposal for Washington St. and Fred Waring Importance: High
Follow Up Flag: Follow up
Flag Status: Flagged
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** Dear Council & Planning Commission,
We are close to retirement and purchased a condo for that purpose years ago to live full-time when that happens. We still don’t live locally and have no way of attending a City Council meeting given such short notice for the November 7th meeting. Had we known that the City could, without transparency reclassify the vacant lot on the corner of Washington and Fred Waring from commercial use to low-income housing, we simply would have not invested all our retirement savings in this condo. This will create a hardship and seriously derail the value of our condo and we will not recover financially.

We did our due diligence before purchasing at Palm Royale (across the street) and were excited that in the future we would have access to commercial uses during our retirement. Not the potential issues that come with low-income housing. Most importantly safety and appraised value for our home come to mind.

The City already took a portion of our land via eminent domain on the corner to expand the street in the last few years and did not repair or replant the area leaving it barren and vulnerable. What the City did do is build a retaining wall that now allows anyone to jump over our fence with ease. We have had a significant increase in crime and mail theft since then.

I don’t feel we should have our dreams of retirement end because of this short-sighted proposal.

This letter is to voice my objection to the lack of transparency when trying to use land for low-income housing in La Quinta. And earnestly want the City Council to consider if this was in their backyard, how would they feel? Thank you,
Kammie Hertz
Sent from Mail for Windows
Some people who received this message don't often get email from [email protected]. Learn why this is important CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM KAMMIE HERTZ PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 511 CLICK HERE to Return to Agenda
1 From: George Hicks <[email protected]>
Sent: Sunday, October 22, 2023 2:48 PM
To: City Clerk Mail
Cc: Pat Slack
Subject: Fred Waring & Washington Parcel (FWW) Affordable Housing Follow Up Flag: Follow up
Flag Status: Completed
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** To the Mayor and Council Members of the City of La Quinta:

I am the owner of 4 properties in the city of La Quinta. 2 of these properties are located in Palm Royale Country Club across the street from the subject parcel. I am unable to attend the scheduled public meeting on November 7, 2023 at city hall so I submit this in lieu of my attendance.

I am writing to make it clear that I am admittedly opposed to the Planning Commission's decision to approve the development and change of designation of this parcel owned by The Mayer Corporation.

The Planning Commission approved this development and re designation of this parcel to "affordable housing" on October 10, 2023. This was only brought to our attention August 1, 2023.

The owners of the FWW parcel intend it to be a commercial development and believed to be the highest and best use.

Again, I cannot express how extremely opposed I am to the proposal of low and very low income housing on this parcel. It will not be an asset but will become a problem only creating issues we don't want in the neighborhood.

Thank you for your time,
George Hicks
Some people who received this message don't often get email from [email protected]. Learn why this is important CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS BY PROPERTY OWNER GEORGE HICKS PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 512 CLICK HERE to Return to Agenda
1 From: Susan Hunter <[email protected]>
Sent: Monday, October 30, 2023 8:31 PM
To: City Clerk Mail
Subject: FWW - Fred Waring & Washington Parcel (FWW) Affordable Housing Follow Up Flag: Follow up
Flag Status: Completed
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** I am writing to express my concern for the potential development of low to very low income housing on the FWW. This parcel was intended to be developed for commercial use and it seems that the change of use was done in a way that was not transparent nor honoring the original plans for this property.

The development of this property for commercial use will bring needed services and tax revenue to the city, as well as to nearby residents (of which I am one). Please do not vote to approve the change of designated use for this property.

Thank you for the opportunity to provide this feedback.

Susan Hunter
77760 Cape Verde Dr.

Palm Desert
Desert Breezes community
Some people who received this message don't often get email from [email protected]. Learn why this is important CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM SUSAN HUNTER PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 513 CLICK HERE to Return to Agenda
1 From: Jerry Juhl <[email protected]>
Sent: Wednesday, October 25, 2023 11:06:26 AM
To: [email protected] <[email protected]>
Cc: [email protected] <[email protected]>; Kathleen Fitzpatrick <[email protected]>; [email protected] <[email protected]>; John Pena <[email protected]>; Deborah McGarrey <[email protected]>
Subject: Proposed Apartment Complex
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** As a neighboring resident I strongly oppose the
building of an apartment complex at the corner of
Washington and Avenue 50.

Consider the impact of traffic, public fields and
most of all school students exposure and
heightened risks.

Jerry Juhl
You don't often get email from [email protected]. Learn why this is important 79015 River Rock Road
La Quinta, CA 92253
CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM RESIDENT JERRY JUHL PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO THE PROJECT 514 CLICK HERE to Return to Agenda
1 From: Marilyn Kershner <[email protected]>
Sent: Tuesday, October 31, 2023 3:16 PM
To: City Clerk Mail
Subject: As a property owner at Palm Royale I am against the low income project. There are a few schools there and the young students need their parking on sports events. They need safe spaces not higher crime. I urge you to see all the sports activities after... ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. **
Sent from my iPhone
CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM MARILYN KERSHNER PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 515 CLICK HERE to Return to Agenda
1 From: Brigitte McAllister <[email protected]>
Sent: Tuesday, October 31, 2023 4:50 PM
To: City Clerk Mail
Subject: FRED WARING & WASHINGTON PARCEL (FWW) AFFORDABLE HOUSING ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** As a homeowner in Desert Breezes (adjacent to the parcel in question) we received a copy of a letter discussing the potential intent to change the FWW parcel from a mixed use commercial development to an affordable housing development with “over 200 low and very low affordable units”. We were given this email address as a possible way to express our concerns if we are unable to attend the City Council hearing set for Nov 7th.

The original development was to include dining and retail facilities that would seem better suited for a plot of land that is located so close to multiple housing communities, the Tennis Garden, and hotels…we don’t currently have much that is within walking distance of our home, and this new commercial development would increase the walk-score of all of the communities surrounding the parcel. I believe all cities should strive to increase their walk-scores as yet another way to lower the consumption of fuel.

Conversely, the expectation of 200+ units would result in an increase in traffic and the need for support services for that many additional residents. Gaining access to/from Desert Breezes is already challenging at times due to existing traffic…it is hard to imagine how increasing the population on the parcel across the street would not make a significant negative impact on that traffic situation.

I am a strong supporter of affordable housing in the proper locations, but I do not believe that the FWW Parcel is the correct location for the reasons I shared above.

Thank you in advance for sharing my concerns with the appropriate individuals. -Brigitte McAllister
43567 Via Magellan
Palm Desert, CA 92211
425-445-3699
Sent from Mail for Windows
Some people who received this message don't often get email from [email protected]. Learn why this is important CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM BRIGITTE MCALLISTER PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 516 CLICK HERE to Return to Agenda
1 From: Paula Tapia <[email protected]>
Sent: Tuesday, October 31, 2023 11:33 AM
To: City Clerk Mail
Cc: Pat Slack; Melisa Torres
Subject: Public Comment -- Palm Royale CC Correspondence - Attn: City Council and Planning Commission Attachments: 10.31.23 PRCC City of LQ Correspondence.pdf Importance: High
Follow Up Flag: Follow up
Flag Status: Completed
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** Good morning,
Please find attached correspondence that our client Palm Royale CC is submitting for public comment. If you need additional information from our team, please advise.

Kindly acknowledge receipt of email.

Thank you,
Paula Tapia, CCAM, CMCA, AMS, PCAM
Executive Vice President
PPO 17681
Desert Resort Management – an Associa®Company
42-635 Melanie Place, Ste. 103, Palm Desert, CA 92211
Office: 760-346-1161
Direct: 760-610-7741
Associa® Equity Management and Realty Services
42-430 Winchester Road, Temecula, CA 92590
Office: 951-296-5640
Associa® – To bring positive impact and meaningful value to every community.

Some people who received this message don't often get email from [email protected]. Learn why this is important CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM PALM ROYAL COUNTRY CLUB PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 517 CLICK HERE to Return to Agenda
2 Three ways to connect:

Subscribe to the blog • Like us on Facebook • Tell us about your experience!

Notice: This e-mail message is for the sole use of the intended recipient(s) and may contain confidential and privileged information.

Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply e-mail and destroy all copies of the original message. Please virus check all attachments to prevent widespread contamination and corruption of files and operating systems. The unauthorized access, use, disclosure, or distribution of this email may constitute a violation of the Federal Electronic Communications Privacy Act. 518 CLICK HERE to Return to Agenda
City Council & Planning Commission – City of La Quinta
c/o City Clerk
78495 Calle Tampico
La Quinta, CA 92253
Dear Council & Planning Commission,
We as a community have heard some rumors regarding the undeveloped area on the corner of Washington St. and Fred Waring, we have some concerns on the direction you might have chosen.

Comments have been made proposing the change from the low-income housing project planned for Avenue 50 and Washington St. to the undeveloped area noted previously. We are not against low-income Housing. We know your decision could have many long-lasting impacts on us. When we purchased here, we knew the property across the street was designated commercial. We expected in time that it would be developed with medical offices, pharmacy, restaurants, and other essential services. That we feel would be in the best interest of our community. Our community is made up of an older population. There are many other HOAs in this area that would benefit from the commercial development of this property.

Having these services available to us within walking distance would be invaluable.

Obviously low-income housing does bring the concern of a higher crime rate. Currently in this area law enforcement struggles to keep up with what is currently going on in our area. We ask you to hold public hearings on this. We know that when the property owner found out about the proposed location change for the project, they asked to present their concerns at the October 10, 2023 planning meeting. Our community was never made aware that this would be a topic at any Council or Planning Commission meeting. Now we’ve been told this is on the agenda for the November 7, 2023 City Council meeting at 4 PM. Since the agenda doesn’t come out until November 3, 2023. We are trying to get up to speed. We will be advising our members; this will be their only opportunity to speak on this subject at this time. Or they can email their concerns to [email protected].

If the location of the project is not finalized and other locations such as Washington St. and Fred Waring are being considered, we request additional open meetings on this subject. That would create a more transparent process. We have also become aware the City has many other parcels available for this type of development project.

On Behalf of the Palm Royale Country Club Board of Directors, Pat Slack, Board President
[email protected]
519 CLICK HERE to Return to Agenda
1 From: KENNY STORM <[email protected]>
Sent: Friday, November 3, 2023 8:02 AM
To: City Clerk Mail
Subject: Low- Income Housing at the corner of Washington St. and Fred Waring Follow Up Flag: Follow up
Flag Status: Flagged
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** My husband and I have lived at Palm Royale Golf & Country Club for twelve years. When we first decided to purchase in Palm Royale, we noticed the vacant lot across the street was designated commercial, so we were excited about a development with retail businesses within walking distance from us.

Palm Royale Golf & Country Club is a 354-unit condominium development comprised of essentially elderly individuals, many of whom are elderly single women. In the last few years, our community has experienced a higher rate of crime. Low-income housing could contribute to an even higher crime rate in our community. In addition, our development is surrounded by a four-to-five-foot perimeter wall anyone could jump over to gain access to our community. There is no guard at our front entrance making our community vulnerable to intruders.

In conclusion, we are requesting the City reconsider the development of over 200 low-income residential units across the street from Palm Royale Golf & Country Club.

Kenny & Carol Storm, Palm Royale Residents
[email protected]
Some people who received this message don't often get email from [email protected]. Learn why this is important CITY COUNCIL MEETING - NOVEMBER 7, 2023 - WRITTEN PUBLIC COMMENTS FROM RESIDENTS KENNY & CAROL STORM PUBLIC HEARING ITEM NO. 1 - LA QUINTA VILLAGE APARTMENTS - OPPOSED TO AFFORDABLE HOUSING PARCEL SWITCH 520 CLICK HERE to Return to Agenda
City of La Quinta
CITY COUNCIL MEETING: November 7, 2023

STAFF REPORT
AGENDA TITLE: INTRODUCE FOR FIRST READING AN ORDINANCE TO APPROVE ZONING ORDINANCE AMENDMENT 2023-1000 FOR ZONING CODE LANGUAGE

CLEAN UP AND CHANGES TO GAME COURT, FLAGPOLE, AND ACCESSORY DWELLING UNIT (ADU) REGULATIONS; CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15061 (b)(3), COMMON SENSE EXEMPTION. LOCATION: CITY-WIDE

RECOMMENDATION
A. Make a finding, included in Ordinance No. ___, that adopting this ordinance is exempt under the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b)(3) Review of Exemptions – Common Sense Rule and is consistent with the previously approved General Plan 2035 Environmental Impact Report.

B. Move to take up Ordinance No.___ by title and number only and waive further reading.

C. Move to introduce at first reading, Ordinance No.___ to amend various sections of Title 9 of the La Quinta Municipal Code.

EXECUTIVE SUMMARY
 Planning Staff periodically reviews the municipal zoning code and proposes amendments to update or clarify these items.
 The proposed text amendments include updating language to meet State housing law regulations for ADUs. These text amendments implement a Program identified in the City’s certified Housing Element 2021-2029.
 The proposed text amendments include modifying standards for tennis and game courts, flagpoles, the minimum front yard setback for garages in residential zones, and zoning code language clean up regarding the Floodplain District.  On October 10, 2023, the Planning Commission (Commission) considered the proposed amendments and recommended Council approval s proposed, except for those pertaining to flagpole regulations.

FISCAL IMPACT: – None
PUBLIC HEARING ITEM NO. 2
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BACKGROUND/ANALYSIS
Zoning Text Amendments
Council has periodically adopted zoning text amendments to clean up, update, and clarify standards. The Code amendments are included as text amendment redlines as Exhibit A. A matrix of proposed amendments (Attachment 2) summarizes each amendment and lists the code section where the amendments are found. The proposed amendments are explained below:

1. Accessory Dwelling Units. Update regulations to meet State housing law:
a. Clarifies that ADUs can be attached to or located within a detached garage located on the same lot as the primary dwelling.
b. Increases the total floor area allowed for ADUs from 800 square feet to 850 square feet, or 1,000 square feet for a unit that provides more than one bedroom, if the primary dwelling is less than 1,600 square feet. c. Construction of an ADU shall not constitute a Group R occupancy change under the Building Code, unless the Building Official or Code Compliance Officer makes a written finding based on substantial evidence that the construction of the ADU could have a specific, adverse impact on public health and safety. Building Official may change the occupancy code of a space that was uninhabitable space or was only permitted for nonresidential use to be converted for residential use. Group R occupancy change may require rated separation/construction.
d. No parking requirements for an ADU that is submitted with a permit application to create a new dwelling unit provided that the ADU or parcel satisfies any other instances such as location within ½ mile walking distance of public transit, ADU is located within a historic district, and the ADU is part of the primary residence or an accessory structure.
e. ADUs may be located within the front yard setback if an 800 square foot ADU cannot be located in any other location on the site with four-foot side and rear yard setbacks, and in compliance with all other development standards. f. For ADUs that comply with the four feet rear and side yard setbacks, a junior accessory dwelling unit (JADU) may be added on the same parcel, with the following additional standards:
 ADU height limit of 16 feet on a lot with an existing or new single-family or multifamily dwelling.
 ADU height of 18 feet for a detached ADU where the parcel is within one ½ mile walking distance of a major transit stop or high-quality transit corridor.
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 An additional two feet in height is allowed to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.  Height of 18 feet for a detached ADU on an existing or proposed multifamily, multistory dwelling.
 Height of 25 feet or the height limitation that applies to the primary dwelling, whichever is lower, for an attached ADU to a primary dwelling. g. ADUs are allowed in existing multifamily dwellings. If the existing multifamily dwelling has rear or side setbacks of less than four feet, no modification of the existing multifamily dwelling shall be required.
h. Construction of new ADU shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling unit.
i. Demolition permit for a detached garage that is replaced with an ADU shall be reviewed with the application for the ADU and issued at the same time. No noticing for the garage demolition shall be required.
j. If the Director denies an application for an ADU or JADU, the Director shall include written comments to the applicant of how the application can be remedied by the applicant. Written comments from the Director shall be returned to the applicant within 60 days of the application being found complete.
k. An application for an ADU and JADU cannot be denied on the basis of nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the ADU.

2. Tennis and other Game Courts. Modify standards to allow tennis and other game courts (such as pickleball) to be built at existing grade and to be set back at least 20 feet from front, and 10 feet from the side or rear property lines where a block wall six (6) feet in height exists or shall be required to be constructed along those property lines. The current Code requires the same setback requirements but requires that the court be lower in grade by four feet from the surrounding grade if located within 30 feet of any side or rear property line.

3. Flagpoles. Where the yard abuts open space, a golf course, or a street, allow flagpoles to be located at least five feet from the property lines. The current Code prohibits flagpoles located on yards that abut another residential lot, and this would remain in place.

The current Code allows flagpoles on yards that front a street or open space or a golf course, but with a minimum 10-foot setback from the property lines.

A yard is the front, side, and rear yards which are the minimum setback distances as measures from property lines, as established in the development standards for the applicable zoning district. These yards determine how close the front, sides or rear of a house can be from these property lines. For example, in the Cove, the typical front yard 523 CLICK HERE to Return to Agenda
setback is 20 feet, the side yard setbacks are 5 feet, and the rear yard setback is 10 to 15 feet. When you account for these setback distances, the area that is not within these setback areas is the “buildable area” of a lot. If a house is located greater distances from these yards, a flagpole is allowed to be located within the buildable area, subject to the applicable height limit for a building structure. This is not common as most houses extend to the full buildable area, but for larger properties there may be open space area where a flagpole is allowed to be located within the remaining buildable area. See example below:

The Commission did not recommend any changes to the current Code requiring that flagpoles maintain at least 10 feet distance from property lines.

4. Garage setback from front yard. Remove the 25-foot setback requirement for garages; the 20-foot setback for the building would remain in place. The Code currently has a footnote that states that roll-up garage doors are allowed to be setback 20 ft. The purpose of the current Code 25-foot setback for garages was to account for tilt up (overhead) garage doors, which are no longer common. Roll-up garage doors are now most common.

5. FP Floodplain District. Remove the word “Overlay” from the Code language that refers to the Floodplain District as a “Floodplain Overlay District”. The Floodplain District is a base district, not an overlay district; this correction will make it consistent with other Code sections that refer to the Floodplain District.

BUILDABLE AREA
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PUBLIC REVIEW
Public Notice
This zoning ordinance amendment was advertised in The Desert Sun newspaper on October 27, 2023. Two written comments were received, one is in favor of the proposed flagpole regulations, but suggests allowing Homeowners Associations to decide on their respective flagpole regulations, and the other letter expresses that the current or proposed flagpole regulations do not fit all situations and suggests that Homeowners Associations should regulate their own flagpole standards. (Attachment 2). Any written comments received will be handed out at the City Council hearing.

Planning Commission Review
At its regular meeting of October 10, 2023, the Commission recommended approval of all proposed amendments except for those pertaining to flagpole regulations.

ENVIRONMENTAL REVIEW
The Design and Development Department has determined that the project is exempt from environmental review pursuant to Section 15061 (b)(3) of CEQA, Common Sense Exemption, in that it can be seen that the project would not cause any adverse impacts on the environment.

ALTERNATIVES
Council may elect to:
 Approve the zoning ordinance amendments as proposed.
 Approve the zoning ordinance amendments with modifications.  Deny the zoning ordinance amendments.
 Continue the zoning ordinance amendments and direct staff to conduct further study on one or more of the zoning ordinance amendment items, and return to Council for consideration.

Prepared by: Danny Castro, Design and Development Director Approved by: Jon McMillen, City Manager
Attachments: 1. Code Change Matrix

2. Written Comments
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ORDINANCE NO. XXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

LA QUINTA, CALIFORNIA, AMENDING VARIOUS
SECTIONS OF TITLE 9 OF THE LA QUINTA MUNICIPAL
CODE
WHEREAS, the City Council of the City of La Quinta, California did, on November 7, 2023, hold a duly noticed public hearing for review of a City-initiated request of Zoning Ordinance Amendment 2023-1000 to amend various sections of Title 9 of the La Quinta Municipal Code; and
WHEREAS, previous to said Public Hearing, the Planning Commission of the City of La Quinta did, on October 10, 2023, adopt Planning Commission Resolution No. 2023- 017 recommending the City Council adopt all code amendments, except for those pertaining to flagpole regulations; and
WHEREAS, the Design and Development Department published a public hearing notice for this request in The Desert Sun newspaper on October 27, 2023, as prescribed by the Municipal Code; and
WHEREAS, Title 9 of the Municipal Code contains the chapters that address permitted uses, development standards, development review, and permitting procedures; and
WHEREAS, the proposed zoning text amendments are necessary to update or clarify development standards; and
WHEREAS, the proposed zoning text amendments are necessary to be in compliance with State housing law regulations for accessory dwelling units, and implements a Program identified in the City’s certified 2021-2029 Housing Element; and WHEREAS, at said public hearing, upon hearing and considering all public testimony and arguments, if any, of all interested persons wanting to be heard, the City Council did make the following mandatory findings to justify adoption of said Zoning Ordinance Amendment, enclosed as Exhibit A, and incorporated herewith by this reference:

1. Consistency with General Plan
The code amendment is consistent with the goals, objectives, and policies of the General Plan. The proposed amendments are supported by Policy LU-1.2 for land use decisions to be consistent with General Plan policies and programs and uphold the rights and needs of property owners and the public; and

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Ordinance No. XXX
Amendment to Title 9
Adopted: __________, 2023