Agenda packet — La Quinta City Council, November 21, 2023 (part 3 of 3)

Village Apartments project and adopted Planning Commission Resolution No. 2023-016 recommending the Council approve the changes; and
WHEREAS, the City Council of the City of La Quinta, California, did previously hold a duly noticed Public Hearing on November 7, 2023, to consider this project, and upon hearing and considering all testimony and arguments, directed staff to identify alternate sites to the housing inventory in the City’s Housing Element to accommodate the 280 low- and very low-income units and to meet the State-mandated “No Net Loss” requirements, in connection with this project;
WHEREAS, the City Council did continue the Public Hearing to a date certain and remanded to the Planning Commission the consideration of adding alternate sites to the Housing Element’s inventory of sites;
WHEREAS, the Planning Commission of the City of La Quinta, California did, on November 14, 2023, hold a meeting to consider adding alternate sites to the Housing Element’s inventory of sites and adopted Planning Commission Resolution No. 2023-019 recommending the Council approve the addition of alternate sites to the Housing Element’s inventory of sites; and
WHEREAS, the Planning Commission of the City of La Quinta, California did previously, on March 28, 2023 and June 27, 2023, hold duly noticed Public Hearings to consider said applications and recommended the City Council adopt a Mitigated Negative Declaration; and
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. Three alternate sites to accommodate these 280 low- to very low-income units have been designated and are identified as Sites 4,5, and 6 in the draft Housing Element amendment (Exhibit A). The additional sites are required to be identified by the Project to comply with Government Code Section 65863, commonly referred to as the state “No Net Loss Law”. Site 4 is a Medium and High Density Residential designation which allows for multifamily residential development. An application for a 100% low- and very low329 Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 3 of 8 ends

and low-income affordable housing project of 64 units has been filed with the City. Site 4 is ideal because it is located near transit, schools, and commercial areas. Site 5 is commercially designated under the General Commercial designation, and benefits from the Affordably Housing Overlay, which allows for multi-family residential and mixed-use development. Site 5 is within the Highway 111 Corridor, comprised of mixed uses, residential, commercial, offices, grocery stores, services, and near transit. Site 5 has been analyzed in a recently adopted CEQA document for the development of a 180-unit affordable housing project. Site 6 is commercially designated under the City’s Community Commercial designation and benefits from the Affordable Housing Overlay, which allows for multi-family residential development and is located in the Medium Density Residential (RM) zone and able to accommodate a density bonus allowing up to 57 low- and very low-income units . The property not only allows for multi-family residential but mixed-use development as well. The site is within a “High Resource” area, and its proximity to shopping centers at Highway 111 and Washington Street and proximity to schools makes it an ideal site for affordable housing. Additionally, the La Quinta Village Apartment project includes 74 moderate-income level affordable units which would count for the City’s RHNA goals.

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

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

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

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

WHEREAS, a day before the City Council’s continued public hearing held on November 21, 2023, information was presented to the City of a substitute site (APN 609 051 002) proposed to be added to the City’s inventory of sites in its Housing Element, in lieu of originally identified Site 6 (APN 609 070 053), to meet the requirements of the No Net Loss Law (Government Code Section 65863) by using “substitute” Site 6, along with proposed Site 4 and Site 5 that were reviewed and recommended by the Planning Commission; after review and consideration of both the originally identified Site 6 (APN 609 070 053) and “substitute” Site 6 (APN 609 051 002), the City Council finds that substituting “substitute” Site 6 (APN 609 051 002) for the originally identified Site 6 (APN 330
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 4 of 8 ends

609 070 053) does not substantially modify General Plan Amendment 2022-0002, and thereby there is no need to remand the “substitute” Site 6 (APN 609 051 002) for a report from the Planning Commission, because: (a) “substitute” Site 6 (APN 609 051 002) is located less than 2,000 feet away from the originally identified Site 6 (APN 609 070 053), (b) both sites are located in the same “High Resource” area of the City, (c) “substitute” Site 6 (APN 609 051 002) has allocated to it, like the originally identified Site 6 (APN 609 070 053), a sufficient number of low- and very low-income units that, when added to the number of units allocated to Site 4 and Site 5, not only meets the City’s No Net Loss Law requirement for this income category but also exceeds the number of units for this income category to meet the No Net Loss Law requirement, (d) neither site has a planned or pending project before the City, and (e) neither site is currently on the City’s inventory of sites of the Housing Element.

Specific Plan Amendment 2022-0001
(Amendment 2 to Specific Plan 2004-071, La Paloma)
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, City Council did make the following mandatory findings to justify approval of said Specific Plan Amendment, included as conditioned [Exhibits C, and subject to Conditions of Approval included as Exhibit D]:

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

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

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

4. Specific Plan 2022-0001 is suitable and appropriate for the subject property, as the project’s land use is intended for multi-family residential projects which this project proposes.
331
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 5 of 8 ends

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 [subject to Conditions of approval included as Exhibit E]:

1. The proposed development is consistent with the General Plan land use designation of Medium/High Density Residential. The City’s General Plan Medium/High Density Residential designation is designed to accommodate a broad range of residential land uses, including apartment projects. The City’s General Plan policies relating to Medium/High Density Residential encourage a broad range of residential uses within the City, and the proposed use maintains those policies. The proposed project is consistent with the following Goals, Programs, and Policies:
 Goal LU-2 as the project consists of high-quality design that complements and enhances the City. The project design uses 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. 332
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 6 of 8 ends

 Policy H-1.3 to direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The housing development was directed to a viable area where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are all available.  Goal H-2 in assisting in the creation and provision of resources to support housing for lower and moderate-income households and Policy H-2.1 which is to increase housing choices for lower and moderateincome households. This project increases the housing choices for moderate-income households. The project would include 74 moderateincome level units, providing more housing choices for moderateincome households.

2. The proposed development, as conditioned, is consistent with the purpose and intent of the Medium High Density Residential zone as well as the development standards of the City’s Zoning Code and in terms of architectural style and landscaping. The project satisfies the zone’s intent to provide for the development of medium high density neighborhoods with two-story multi-family dwellings. The project is generally consistent with the residential development standards and permitted use table, except deviations as established within the Specific Plan.

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

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

5. The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City.
333
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 7 of 8 ends

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

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

WHEREAS, the La Paloma Specific Plan (SP 2004-071) was adopted on December 7, 2004, and amended on July 19, 2011, and is the effective Specific Plan for the site. The proposed La Quinta Village Apartments Specific Plan (SP2022-0001), upon the date it becomes effective, shall repeal and replace SP 2004-071 and its amendment; and WHEREAS, prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City’s update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0002. This approval by HCD must include certification of the City’s Housing Element after adding “Sites 4, 5 and 6”, as noted in Exhibit A, to the inventory of sites within the City to accommodate the City’s share of low- and very low-income units per the City’s RHNA.

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

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

SECTION 2. That the above project is determined to be consistent with the Mitigated Negative Declaration prepared for the project (EA2022-0001).

SECTION 3. That it does hereby approve General Plan Amendment 2022-0002, conditionally approve Specific Plan 2022-0001 (SP2004-071, Amendment 2), and conditionally approve 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 21, 2023, by the following vote:
334
Resolution No. 2023-039
General Plan Amendment 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment No. 2), Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 8 of 8 ends

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________
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
335
Table II-1
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
4 77004012 7.6 MHDR RMH 9 64
5 (City
Owned) 600030018 5.1 CG CR(AHO) 36 180
6 609051002 4.78 MHDR RM 12 57
7 604-032-042 1.88 MHDR RMH 12 22
8 (City
Owned) 600-030-010 2.72 of

11.29 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 1,0721,373 *Moderate income site
Resolution No. 2023-039 - EXHIBIT A
Adopted: November 21, 2023
**
**Site 6, listed above in this inventory of sites, is the "substitute" Site 6 considered and approved by the La Quinta City Council during its November 21, 2023, public hearing on General Plan Amendment 2022-0002 related to the La Quinta Village Apartments project; Applicant:

Irwin Partners Architects
CITY COUNCIL MEETING - NOVEMBER 21, 2023 - HAND-OUT BY DESIGN & DEVELOPMENT STAFF PUBLIC HEARING ITEM NO. 2 - REVISED EXHIBIT A TO RESOLUTION TO ADOPT GENERAL PLAN AMENDMENT 2022-0002 TO INCLUDE ALTERNATE SITE 6 (APN: 609-051-002 "MAYER CORPORATION" SITE) FOR AFFORDABLE HOUSING DESIGNATION Table II-1
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
Above Moderate Income
Sites Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
15 Various 40.76 LDR/OS-R RVL/PR 3 90
16 Various 37.43 LDR RL/PR 3 60
17 Various 29.56 LDR RL 3 94
18 Various 20.72 LDR RL 3 57
19 Various 33.07 LDR RL 3 85
20 Various 28.76 LDR RL 3 70
Total Above Moderate Sites 456
Total All Sites 1,5281,829
151

• 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.

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 forlarger 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 existingHigh 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.

Site 4 is approximately 7.5 acres and is within the Medium Density Residential (RM) zone which allows 4-8 units per acre. The city currently has a pending application for a 100% Very Low and Low Income 153
154
development made up of 64 units. Site 4 is located near transit, schools and commercial areas.

Site 5 is approximately 5.1 acres and is located along the Highway 111 commercial corridor in the Regional Commercial (CR) zone. This zone allows for multifamily residential development and mixed use development. The Affordable Housing Overlay is on this site as well and allows a higher density for affordable projects. This is a City owned site and has been analyzed in a recently adopted Mitigated Negative Declaration for up to 180 units, resulting in 36 units per acre.

Site 6 is approximately 4.78 acres and is within the Medium Density Residential (RM) zone which allows 4-8 units per acre. The site is owned by an affordable housing developer intending to develop affordable housing. An affordable housing project at this site will allow for a density bonus that would result in 57 units. Site 6 is within a “High Resource” area, close to the Washington Street Apartments, an affordable housing community, and adjacent to the east is vacant property pre-zoned as Residential High (RH) within the City’s Sphere of Influence. The site’s proximity to transit, schools and commercial areas makes it an ideal site. **
Three sites in Table II-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.

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 _______________________________________________________________________ ** Site 6, described above, is the "substitute" Site 6 considered and approved by the La Quinta City Council during its November 21, 2023, public hearing on General Plan Amendment 2022-0002 related to the La Quinta Village Apartments project; Applicant: Irwin Partners Architects 150
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
4 770040012 7.6 MHDR RMH 9 64
5 (City
Owned) 600030018 5.1 CG CR(AHO) 36 180
6 609070053 6 of 12.7 CG CC(AHO) 20 120
7 604-032-042 1.88 MHDR RMH 12 22
8 (City
Owned) 600-030-010 2.72 of 11.29
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 1,436
*Moderate income site
336
Resolution No. 2023-039 - EXHIBIT A
Adopted: November 21, 2023
CITY COUNCIL MEETING - NOVEMBER 21, 2023
PUBLIC HEARING ITEM NO. 2 - EXHIBIT A TO RESOLUTION TO ADOPT GENERAL PLAN AMENDMENT 2022-0002 AS ORIGINALLY PROPOSED WITH SITE 6 BEING APN: 609-070-053 "MAYER CORPORATION" SITE FOR AFFORDABLE

HOUSING DESIGNATION
151
Table II-50
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
Above Moderate Income
Sites Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
15 Various 40.76 LDR/OS-R RVL/PR 3 90
16 Various 37.43 LDR RL/PR 3 60
17 Various 29.56 LDR RL 3 94
18 Various 20.72 LDR RL 3 57
19 Various 33.07 LDR RL 3 85
20 Various 28.76 LDR RL 3 70
Total Above Moderate Sites 456
Total All Sites 1,892
337
152
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.
338
153
 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.

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.

Therefore, these units have been included for moderate income households.

Site 4 is approximately 7.5 acres and is within the Medium Density Residential (RM) zone which allows 4-8 units per acre. The city currently has a pending application for a 100% Very Low and Low Income 339
154
development made up of 64 units. Site 4 is located near transit, schools and commercial areas.

Site 6 is approximately 6 acres and would provide approximately 120 units. It is commercially designated and benefits from the Affordable Housing Overlay. The site is within the City’s Community Commercial zoning designation, which allows for multifamily and mixed use development. The Affordable Housing Overlay is on this site as well and allows for higher densities for affordable projects. Site 6 is proposed at 20 units per acre, consistent with development in the region, and would result in 120 units. The site is within a “High Resource” area, per Exhibit II-14, and its proximity to Highway 111 and nearby schools makes it an ideal site.

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.

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 for the 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 340
Resolution No. 2023-XXX EXHIBIT B
Conditions of Approval - Recommended
General Plan Amendment 2022-0002
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 1 of 2 ends

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. GPA2022-0002 shall comply with all applicable conditions and mitigation measures for the following related approvals:

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

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

4. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City’s update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0002. This approval by HCD must include certification of the City’s Housing Element after adding “Sites 4, 5, and 6”, as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City’s share of low- and very low-income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City’s Housing Element after being updated by GPA2022-0002 and the adding of “Sites 4, 5, and 6,” then GPA2022-0002 shall be repealed on its own accord without the need for further action by City Council and Specific Plan 2022-0001 shall not become 341
Resolution No. 2023-XXX
Conditions of Approval- Recommended
General Plan Amendment 2022-0002
Adopted: November 21, 2023

Page 2 of 2 ends

effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. Pursuant to Government Code section 65863(e) and the applicant’s obligation to ensure there is “no net loss” of the City’s share of low- and very low-income units under the City’s inventory of sites, the applicant shall have the obligation to reimburse the City for any and all costs incurred by the City (including staff time and attorney’s fees) in furtherance of obtaining HCD’s approval and/or certification of the City’s Housing Element after being updated by GPA2022-0002 and the adding of “Sites 4, 5, and 6”; applicant’s obligation to reimburse the City shall be regardless of whether or not HCD approves and/or certifies the GPA2022-0002 and the adding of “Site 4, 5, and 6.” No later than thirty (30) days after approval of this General Plan Amendment, the applicant shall execute and deliver to the City a reimbursement agreement in a form approved by the City Manager and City Attorney, memorializing applicant’s obligations under this condition of approval.

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

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

7. The property owner shall submit to the Design and Development Department on an annual basis by January 30 of every year a record of rent payments for the 74 designated moderate-income units that meet the Riverside County moderate income rent limits. 342
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
Resolution No. 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: November 21, 2023
1 343 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 2 344 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
ii
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
3 345 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
iii
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
4 346 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
iv
This page intentionally left blank.
5 347 CLICK HERE to Return to Agenda
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 6 348 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.
7 349 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
Amendment No. 2
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 8 350 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.
9 351 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
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.
10 352 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
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. 11 353 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.
12 354 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
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 13 355 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
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
14 356 CLICK HERE to Return to Agenda
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.
15 357 CLICK HERE to Return to Agenda
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
16 358 CLICK HERE to Return to Agenda
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
17 359 CLICK HERE to Return to Agenda
La Quinta Village Specific Plan City of La Quinta
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. 18 360 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 19 361 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. 20 362 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:
21 363 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.
22 364 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.
23 365 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. 24 366 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
25 367 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. 26 368 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.
27 369 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. 28 370 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. 29 371 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.
30 372 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. 31 373 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.
32 374 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. 33 375 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX EXHIBIT D
Conditions of Approval- Recommended
Specific Plan 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 1 of 2 ends

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 2022-0002
Site Development Permit 2022-0001
In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.

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

4. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit= 2022-0001 being eligible for approval, and prior to the issuance of any grading,= construction, or building permit by the City, the City’s update to the Housing Element shall= be approved by the California Department of Housing and Community Development= (HCD) within 180 days of approval by City Council of GPA2022-0002. This approval by= HCD must include certification of the City’s Housing Element after adding “Sites 4, 5, and= 6”, as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites= within the City to accommodate the City’s share of low- and very low-income units under= the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or= certify the City’s Housing Element after being updated by GPA2022-0002 and the adding= of “Sites 4, 5, and 6,” then GPA2022-0002 shall be repealed on its own accord without the= need for further action by City Council Specific Plan 2022-0001 shall not become 376 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Specific Plan 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 2 of 2 ends

effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. Pursuant to Government Code section 65863(e) and the applicant’s obligation to ensure there is “no net loss” of the City’s share of low- and very low-income units under the City’s inventory of sites, the applicant shall have the obligation to reimburse the City for any and all costs incurred by the City (including staff time and attorney’s fees) in furtherance of obtaining HCD’s approval and/or certification of the City’s Housing Element after being updated by GPA2022-0002 and the adding of “Sites 4,5, and 6”; applicant’s obligation to reimburse the City shall be regardless of whether or not HCD approves and/or certifies the GPA2022-0002 and the adding of “Sites 4, 5, and 6.” No later than thirty (30) days after the City Council’s conditional approval of this Specific Plan, the applicant shall execute and deliver to the City a reimbursement agreement in a form approved by the City Manager and City Attorney, memorializing applicant’s obligations under this condition of approval.

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. 377 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX EXHIBIT E
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 1 of 19 ends

GENERAL

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

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

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

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

4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required:
 Riverside County Fire Marshal
 La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)  La Quinta Design Planning Division
 Riverside Co. Environmental Health Department
 Desert Sands Unified School District (DSUSD)
 Coachella Valley Water District (CVWD)
 Imperial Irrigation District (IID)
 California Regional Water Quality Control Board (CRWQCB)  State Water Resources Control Board
 SunLine Transit Agency (SunLine)
 South Coast Air Quality Management District Coachella Valley (SCAQMD)
378 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 2 of 19 ends

The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval.

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

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

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

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

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

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

D. All erosion and sediment control BMPs proposed by the applicant shall be 379 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 3 of 19 ends

approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project.

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

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

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

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

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

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

Environmental Assessment 2022-0001
Specific Plan 2022-0001
General Plan Amendment 2022-0002
In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.
380 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 4 of 19 ends

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

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

12. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City’s update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0002. This approval by HCD must include certification of the City’s Housing Element after adding “Sites 4, 5, and 6”, as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City’s share of low- and very low-income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City’s Housing Element after being updated by GPA2022-0002 and the adding of “Sites 4, 5, and 6,” then GPA2022-00025 shall be repealed on its own accord without the need for further action by City Council and Specific Plan 2022-0001 shall not become effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. Pursuant to Government Code section 65863(e) and the applicant’s obligation to ensure there is “no net loss” of the City’s share of low- and very low-income units under the City’s inventory of sites, the applicant shall have the obligation to reimburse the City for any and all costs incurred by the City (including staff time and attorney’s fees) in furtherance of obtaining HCD’s approval and/or certification of the City’s Housing Element after being updated by GPA2022-0002 and the adding of “Sites 4, 5, and 6”; applicant’s obligation to reimburse the City shall be regardless of whether or not HCD approves and/or certifies the GPA2022-0002 and the adding of “Sites 4, 5, and 6.” No later than thirty (30) days after the City Council’s conditional approval of this Site Development Permit, the applicant shall execute and deliver to the City a reimbursement agreement in a form approved by the City Manager and City Attorney, memorializing applicant’s obligations under this condition of approval.

13. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to, and the city shall ensure, that the designated 74 moderate-income units are subject to a recorded affordability restriction of 55 years or longer to ensure 381 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 5 of 19 ends

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.

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.
382 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 6 of 19 ends

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

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

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

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

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

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

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

STREET AND TRAFFIC IMPROVEMENTS

25. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are 383 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 7 of 19 ends

proposed.

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

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

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

Other required improvements in the Washington Street right-of-way and/or adjacent area include:
c) All appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs.
d) 6-foot-wide sidewalk.
e) Extend the existing raised median on Washington Street north of Avenue 50 to line up with the curb face on the south side of the primary entrance to prevent southbound
Washington Street traffic from making illegal left turns into the project entrance on Washington Street as approved by the City Engineer.
f) Establish a Class II Level II benchmark in the Washington Street right of way and file a record of the benchmark with the County of Riverside.
2) Avenue 50 (Primary Arterial; 108’ R/W):
384 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 8 of 19 ends

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

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

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

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

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

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

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

Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b.

Primary Arterial 4.5" a.c./6.0" c.a.b.
385 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 9 of 19 ends

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

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

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

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

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

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

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

Mid-block street lighting is not required.

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

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

PARKING LOTS and ACCESS POINTS

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

A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150.

B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings.
386 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 10 of 19 ends

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

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

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

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

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

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

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

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

E. On-Site Precise Grading Plan 1” = 30’ Horizontal
F. Off-Site Street Improvement/Storm Drain Plan
387 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 11 of 19 ends

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.

38. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer.
388 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 12 of 19 ends

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

IMPROVEMENT SECURITY AGREEMENTS

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

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

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

A. Construct certain off-site improvements.

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

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

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

E. To agree to any combination of these actions, as the City may require.

Off-Site Improvements should be completed on a first priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction. 389 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 13 of 19 ends

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

GRADING

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

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

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

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

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

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

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

The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit.

Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 390 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 14 of 19 ends

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

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

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

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

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

51. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (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 data shall be organized by lot number and listed cumulatively if submitted at different times.
391 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 15 of 19 ends

DRAINAGE

53. Stormwater handling shall conform with the approved hydrology study for the La Quinta Village Apartments project (SDP2022-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner.

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

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

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

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

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

59. Stormwater may not be retained in landscaped parkways unless approved by the Planning Manager and the City Engineer. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
392 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 16 of 19 ends

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

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

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

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

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

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

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

UTILITIES

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

65. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes.
393 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 17 of 19 ends

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

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

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

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

CONSTRUCTION

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

LANDSCAPE AND IRRIGATION

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

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

71. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal.
394 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 18 of 19 ends

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

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

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

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

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

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

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

PUBLIC SERVICES

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

MAINTENANCE

78. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance).

79. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, common areas, and stormwater BMPs.
395 CLICK HERE to Return to Agenda
Resolution No. 2023-XXX
Conditions of Approval- Recommended
Site Development Permit 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023

Page 19 of 19 ends

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. 396 CLICK HERE to Return to Agenda
¯
SITE
Washington Street
Avenue 50
Vicinity Map
ATTACHMENT 1
397 CLICK HERE to Return to Agenda
152
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).

ATTACHMENT 2
398 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 - li!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· (\',-'.SHl'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
UnJt Tyl)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.BOCiSF P!: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
_____ _Cl
y� 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 sL
E 2
-BR UNITS
: 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.!SL 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!ilJ;ATc l'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,'iSTRUCTED 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
A07
AOB
A09
A10
A11
A1'
A1J
A15
A1'
Bldg 1- Elc\/a1ions
Bldg 2 - Ell'Villions
Bldg 3 - Eleva�ons
Bl[lg. 4 - Elcv.i\1ons
Bldg 4 • Ell'',.itions
Bldg 5- Elcv.itions
Bid'] 6· Elc1.·.ilions
Bldgs 7 & 12- Elcv.ilions
Bldg. 8- Elel.'alions
Bldg 9- Elcl.'alions
1\17 Bldg 10- Elev.ilion�
A18
A19
Bldg 11- Elev.:ilions
E,lerior Elcvalions
A20 30 Views
A21
A22
3D Vlc·.vs & r.,aterials Bo.ud
line of Sight Diagrams
�
Concl'ptual lallCscape Plan
T}plC.1I Buildln;J Plan�ng E.>.hl\Ji\
Slope Planling E�hibi1
PoolArcJ
Enlry
Conccplu.:,IWall & Fence Plan

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 3
399 CLICK HERE to Return to Agenda
400 CLICK HERE to Return to Agenda
401 CLICK HERE to Return to Agenda
402 CLICK HERE to Return to Agenda
403 CLICK HERE to Return to Agenda
404 CLICK HERE to Return to Agenda
405 CLICK HERE to Return to Agenda
406 CLICK HERE to Return to Agenda
407 CLICK HERE to Return to Agenda
408 CLICK HERE to Return to Agenda
409 CLICK HERE to Return to Agenda
410 CLICK HERE to Return to Agenda
411 CLICK HERE to Return to Agenda
412 CLICK HERE to Return to Agenda
413 CLICK HERE to Return to Agenda
414 CLICK HERE to Return to Agenda
415 CLICK HERE to Return to Agenda
416 CLICK HERE to Return to Agenda
417 CLICK HERE to Return to Agenda
418 CLICK HERE to Return to Agenda
419 CLICK HERE to Return to Agenda
420 CLICK HERE to Return to Agenda
421 CLICK HERE to Return to Agenda
422 CLICK HERE to Return to Agenda
423 CLICK HERE to Return to Agenda
424 CLICK HERE to Return to Agenda
425 CLICK HERE to Return to Agenda
426 CLICK HERE to Return to Agenda
427 CLICK HERE to Return to Agenda
428 CLICK HERE to Return to Agenda
429 CLICK HERE to Return to Agenda
430 CLICK HERE to Return to Agenda
City of La Quinta
COMMUNITY SERVICES COMMISSION: November 21, 2023

STAFF REPORT
AGENDA TITLE: DISCUSS EXPANDING THE MEMBERSHIP AND RENAMING THE

COMMUNITY SERVICES COMMISSION TO COMMUNITY SERVICES AND ARTS

COMMISSION

RECOMMENDATION
Discuss expanding and renaming the Community Services Commission to Community Services and Arts Commission.

EXECUTIVE SUMMARY
• The Community Services Commission (CSC) is comprised of five members appointed by Council and is responsible for providing recommendations concerning the City’s community service programs, recreational facilities, and public art acquisitions.
• While public art currently falls within the purview of the CSC, community members have expressed interest in forming an Arts Commission. • Instead of forming a separate Arts Commission, staff is requesting Council consider expanding the current CSC by adding two additional Commissioners and renaming it the Community Services and Arts Commission (CSAC).

FISCAL IMPACT – None.

BACKGROUND/ANALYSIS
The CSC is comprised of five members appointed by Council. The primary focus of the CSC includes assessing community service program effectiveness/needs, recommending fees and operations policies regarding parks and recreation facilities, proposing recreational/social programs, and providing input regarding public art acquisitions. While public art falls under the CSC’s purview, recently community members have expressed interest in forming an Arts Commission to solely focus on public art acquisitions, commissioned artwork, and identifying locations for future art installations.

Instead of forming a separate Arts Commission, staff is requesting for Council to consider and discuss the potential for expanding the CSC to become the CSAC. Staff STUDY SESSION ITEM NO. 1
431 CLICK HERE to Return to Agenda
proposes the CSAC become a seven-member commission by adding two additional Commissioners with backgrounds in the arts. Additionally, the stipulations for the CSAC will be updated to require at least two (2) Commissioners have experience in at least one of the following areas:
• Arts Management: Experience with arts-focused nonprofit, employment with arts/cultural agency, and/or exhibit curation.
• Arts Education: Teaching and/or arts curriculum development. • Arts Advocacy: Involvement with the local art scene and/or community art events.

The CSAC would continue the primary functions of advising staff on social, recreational, and community programming with an increased emphasis on public art.

Prepared by: Michael Calderon, Management Analyst
Approved by: Christina Calderon, Community Resources Deputy Director 432 CLICK HERE to Return to Agenda

!"#$%#&'#(

)(*+,-#.#/0,/##(,/0-#.,0/
1*/.%(1%,*/*+#(.,02%
3/-%(344,1.$$*(%*/3 +3(,#%*4,/4(3.%(1%(#$(*5#1%.%23%2#$6##$738,/%3.34#3/-'#3%,49 :#(#3(#.*&#31%,+,%,#.4*( ;0.%
"#$%#&'#(

< =2#)',1>*(6.?#$3(%&#/%1*/.,.%.*4.,@-,+,.,*/.<A/0,/##(,/0 B3$,%3C&$(*+#&#/%)(*5#1%.DBC)E
)3(6.
7,02%,/0F73/-.13$#
=(344,1
G31,,%,#.
3/-)',1>*(6."%(##%H3,/%#/3/1#9
I
J
KLMNKOIPLQRILSQ TTU
LV
JV
K
W X
RJ V W
YZ

LV
JV
R

VU

U[
\K
W X
RJ V]\
\
[\TTU
LV
JV
^_O\

UV
JV

U J

VUX\X

]U

[ ]
]UUU [
3&#/,%,#._ =2#G(,%`a(/.)3(6C&$(*+#&#/%.H3.%#( )3/b3.3$$(*+#-3/-$(#,&,/3( #/0,/##(,/0c-#.,0/,./*b/-#(b39 DEPARTMENTAL REPORT ITEM NO. 8
433
CLICK HERE to Return to Agenda

!!"

#

"
$#%&%'$#%&%()*

!

!"
"
"

#

#

)
,--./0,1234-,.567 8

9 :; 8

59<=><

?!"@A
!!B!!@C

D
EABCDF?!+G
G !!

#

H
"
@
!

#
)

!!
"! #"!

!@"I

#

!? !!

#

G
!?"!#G?
!?!@

? !!

A
!!B!!@JH) 434
CLICK HERE to Return to Agenda

!"#$%&'$((!)$!%*+$,'% %&%&-%"$#.

$%$

/*

01#$2 3##$
4%%%$5!
$
4%%%$%
(%2!%
!(+(!
%!

!
6 &'& ((
'(

!2
(%7
+!%&$
%&$
%&
$#%&%%8 9&

)
#
!(:
!

$('%!%$

!"%$'$
%!'%!-$
%
'%$
5!
!2
%#2 #$%&+$,'%%&!% (('$
*%%&-*'-
%(!; !%#$2+$%!)( !%%$!%$
!% +$*

%&$
&-$!'&((!<!(("=!%%'%>-<=?(
>@
!
$#A'(!2!%$
>@BA?C
?8 -<=&!'$2+(%
$;%$+$*
!+$
%$#'$

'%$
!

2%!%%&D%
+
2+8 9&-%"'*
E& !"@
F$!2>E@F?#

!
%&$:!%$
#$2-!(%!
%$)
%& F(2
!"G

+&!$#%&+$,'%%&!% (('$
%
'%!)
$*%&G*!'
!%$
-&!

( #$2=!&
%$
4%%%$H11#%!%$#%&'&!

('$
8F$+$!(#$%&F(2
!" G

+&! '*
!

%!##'

%("'$

'%
'$
%!'%
$%!%$
%&%& ('%
#28
IIJKLM
NOPQIJKRJMOO S T IU JVW
X

JY
WUZY
VY

[XZ
Y

YUZX

Y
Z

T\ ]IXUY J

UZX
[X
ZVX

Y^\
Y

_XY[ _VVW
W

Y
\
435 CLICK HERE to Return to Agenda
436 CLICK HERE to Return to Agenda

!"

#!
$%%
!
&
$!
%%

%

'

(!

#"!

)*!
(+
437 CLICK HERE to Return to Agenda

"#
$%$&'()$$
(
*
+,-.-/0
123
4 5

6

5 78926:
;<
=
>?

? @ABC @DE @D@FB GHG@ IBFH JGE
?<4K?< L
M?
>?
JHI GHGGJC @DE @@EN
78926:
;<
=
>?

? BHD
G@EN
B@BBDGHG@ B@BH @HE

?<4K?< L
M?
>?
BIFGHGGBH @HE
GCEN
4835 O
?
;
; 6

2

P

?
Q
53?

Q?55
3?8
3
5
<K K

5? <;5? O R?S2?5?55 ?
?
?;5?T??

Q ;5?O R?Q?5 =
<?8Q?5?5
3?8 ?K48U 35?

< ;5?T??

S 44
;

?5 VK
155
<
PQ 5P8<

<? Q <
?5<Q

P?
?5Q

P?
P <P
P

P

K<Q

P

3
Q?< P ?

?5?<
?R5 5
5<
?S
438 CLICK HERE to Return to Agenda

!"# $%&'()*'$(+& $%#, -. /

1
2

33

04

3

2

53

6

7
8

9
7

:; 7<
=

7

:57

:;

>

<
?

?
=6@6

<

5 8

A

2

@ 6?
@6
<
B! CC',
7

?
?

439 CLICK HERE to Return to Agenda

440 CLICK HERE to Return to Agenda

"

#!

$

%

"
&

!

'

()(
&

*
!
"!

%
%

&*
+,

*

-!
*
&

$
*

$

"

(
*

"
&. /01
2345
64
7888 )9:
&

-!

*
!
,
;<
;'& <
";=

'
%;'
#
#>
?

@

'
%
A'
#
#>B C

'
$
&
'
;

D

'

$
<
'

?

$

$
'
;?

+

;D-!
;E

F
?

G!
HIJKLMNO
PQJIR
SLONIT

IUVKJWVU
NWX
MOUNWYZK[
441
CLICK HERE to Return to Agenda
442 CLICK HERE to Return to Agenda
FINANCIAL ADVISORY COMMISSION MINUTES Page 1 of 2 OCTOBER 4, 2023

SPECIAL MEETING

FINANCIAL ADVISORY COMMISSION

MINUTES
WEDNESDAY, OCTOBER 4, 2023

CALL TO ORDER
A special meeting of the La Quinta Financial Advisory Commission (Commission) was called to order at 4:00 p.m. by Chair Dorsey.

PRESENT: Commissioners Anderson, Batavick, Mast, Mills, and Chair Dorsey ABSENT: Commissioner Way
VACANCY: One (1)

PLEDGE OF ALLEGIANCE
Commissioner Anderson led the audience in the Pledge of Allegiance.

PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None
CONFIRMATION OF AGENDA – Confirmed

ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS

1. AVENUE 48 ARTS AND MUSIC LINE PROJECT UPDATE BY COACHELLA

VALLEY ASSOCIATION OF GOVERNMENTS (CVAG) EXECUTIVE DIRECTOR

TOM KIRK
Executive Director Tom Kirk and Project Manager Randy Bowman from CVAG provided a detailed presentation and status update on the Avenue 48 Arts and Music Line Project (Project), a 10-mile community connector, which will run along Avenue 48 through the Cities of La Quinta, Indio, and Coachella, including information on Project funding sources, design, lighting, hardscape, and safety.

CONSENT CALENDAR ITEMS

1. APPROVE MEETING MINUTES DATED AUGUST 9, 2023

2. RECEIVE AND FILE REVENUE AND EXPENDITURE REPORT DATED JULY 31, 2023
Motion – A motion was made and seconded by Commissioners Mills/Batavick to approve the Consent Calendar as submitted. Motion passed: ayes – 5, noes – 0, abstain – 0, absent – 1 (Way), vacancy – 1.

REPORTS AND INFORMATIONAL ITEM NO. 27
443 CLICK HERE to Return to Agenda
FINANCIAL ADVISORY COMMISSION MINUTES Page 2 of 2 OCTOBER 4, 2023

SPECIAL MEETING

BUSINESS SESSION

1. APPOINT TWO FINANCIAL ADVISORY COMMISSIONERS TO AUDIT AND

FORMULATE THE ANNUAL MEASURE G SALES TAX OVERSIGHT
COMPLIANCE REPORT (Report) FOR FISCAL YEAR 2022/23
Finance Director Martinez presented the staff report, which is on file in the Finance Department.

Staff provided the timeline for completing the Report. Commissioner Batavick and Mast expressed their willingness to participate on the subcommittee to audit and formulate the annual Measure G sales tax oversight Compliance report for fiscal year 2022/23 Motion – A motion was made and seconded by Commissioners Anderson/Mills to appoint Commissioners Batavick and Mast to serve on the subcommittee to audit and formulate the annual Measure G sales tax oversight compliance report for fiscal year 2022/23.

Motion passed: ayes – 5, noes – 0, abstain – 0, absent – 1 (Way), vacancy – 1.

STUDY SESSION – None
DEPARTMENTAL REPORTS – All reports are on file in the Finance Department.

1. FINANCE DEPARTMENT CURRENT AND FUTURE INITIATIVES
Finance Director Martinez provided an update on current and upcoming Finance Department projects and explained the purpose for the city-wide comprehensive annual audit. She announced that interviews for the Financial Advisory Commission vacancy will be held at a Council meeting in December 2023.

COMMISSIONERS’ ITEMS
Commissioner Batavick said that he would like staff to consider providing an update at a future Commission meeting on damages incurred by Hurricane Hiliary in August 2023 and subsequent storm to the City and funding sources available to cover cost.

ADJOURNMENT
There being no further business, it was moved by Commissioner Batavick/Mills to adjourn this meeting at 5:11 p.m. Motion passed: ayes – 5, noes – 0, abstain – 0, absent – 1 (Way), vacancy – 1.

Respectfully submitted,
Jessica Delgado, Administrative Technician/Commission Secretary City of La Quinta, California
444 CLICK HERE to Return to Agenda

La Quinta City CouncilNovember 21, 2023

La Quinta City Council
November 21, 2023