Agenda packet — La Quinta City Council, November 19, 2024 (part 3 of 4)

WHEREAS, said Specific Plan Amendment, Tentative Tract Map and Site Development Permit have complied with the requirements of “The Rules to Implement the California Environmental Quality Act of 1970” (CEQA) as amended (Resolution 1983- 63). The City prepared an Initial Study/Mitigated Negative Declaration and found that the impacts of the proposed project could be mitigated to less than significant levels. The City Council has adopted Resolution No. 2024-____ approving said Mitigated Negative Declaration; and
Specific Plan 2022-0004
Amendment No. 3 to the Jefferson Square Specific Plan (SP 2002-062) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did make the following mandatory findings contained in Section 9.240.010 of the Municipal Code to justify approval of said Specific Plan Amendment [Exhibit A]:

1. The proposed Specific Plan Amendment is consistent with the General Plan insofar as the project implements the Mixed Use Overlay to allow horizontal mixed use development consisting of residential and commercial retail development on the site.

2. Approval of the Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare, as development already occurs within this Specific Plan, and the development of either commercial or residential development on the site will be consistent with the urbanized nature of the area in which it is located.

3. Specific Plan 2002-062, Amendment No. 3 is compatible with zoning on surrounding properties, which allows residential uses and commercial retail development.

4. Specific Plan 2002-062, Amendment No. 3, is suitable and appropriate for the subject property, as the site is flat, already developed with parking areas and drive aisles, commercial development on its north half, and a functioning stormwater system.

Tentative Tract Map 2022-0003 (TTM 38604)
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did 328 CLICK HERE to Return to Agenda
Resolution No. 2024 – XXX
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

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make the following mandatory findings contained in Section 13.12.130 of the Municipal Code to justify approval of said Tentative Tract Map:

1. The Tentative Tract Map is consistent with the General Plan insofar as the project implements the Mixed Use Overlay to allow horizontal mixed use development consisting of residential and commercial retail development on the site and is consistent with the Specific Plan as amended.

2. The design and improvement of the Tentative Tract Map for condominium purposes are consistent with the General Plan with the implementation of recommended conditions of approval.

3. The design of the Tentative Tract Map is not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Initial Study/Mitigated Negative Declaration prepared for the project (EA 2022- 0012) found that although the project could have significant impacts relating to biological and cultural resources, geology, and noise, mitigation measures included in the Initial Study/Mitigated Negative Declaration will reduce those impacts to less than significant levels.

4. The design of the Tentative Tract Map is not likely to cause serious public health problems insofar as the map will be required to comply with all laws, standards, and requirements associated with sanitary sewer collection, water quality, and other public health issues.

5. The design and improvements required for the Tentative Tract Map will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements and easements have been previously dedicated with the original development of the shopping center on the site.

6. The proposed Tentative Tract Map is consistent with all applicable provisions of Title 13 of the City’s Subdivision Regulations Code, minimum lot area requirements, and other applicable provisions of Title 9 of the City’s Zoning Code and the Subdivision Map Act.

7. The design of the subdivision or type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision.
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Resolution No. 2024 – XXX
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

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Site Development Permit 2022-0015
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings contained in Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit:

1. The proposed development is consistent with the General Plan land use designation of General Commercial with a Mixed Use Overlay, which provides for a full range of commercial uses and horizontal or vertical mixed uses, including residential and retail commercial uses. The project is consistent with the following General Plan goals and policies:
a. Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic base that provides fiscal stability to the City, and a broad range of goods and services to its residents and the region.
b. Goal LU-7 and Policy LU-7.1 and LU-7.4, which encourage mixed use development and provide incentives for mixed use projects. c. Policy SC-1.7, which encourages the redevelopment of existing projects with efficient design principles.

2. The proposed development, as conditioned, is consistent with the purpose and intent of the Neighborhood Commercial zone with the Mixed Use Overlay as well as the development standards of the City’s Zoning Code and Jefferson Square Specific Plan, as amended. The project creates a horizontal mixed use neighborhood that brings residents within walking distance of commercial services.

3. The Design and Development Department prepared Environmental Assessment (EA) 2022-0012 in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Department has determined that the project’s impacts can be mitigated to less than significant levels.

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.

5. The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening and 330 CLICK HERE to Return to Agenda
Resolution No. 2024 – XXX
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

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setbacks to adjacent properties, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city.

6. Project landscaping, including, but not limited to, the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, and screen undesirable views. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the Zoning Code and Jefferson Square Specific Plan, as amended.

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 be determined by the City Council to be consistent with the Initial Study/Mitigated Negative Declaration prepared for the project (EA 2022-0012).

SECTION 3. That the City Council hereby does approve Specific Plan 2022-0004 (SP 2002-062 Amendment 3), Tentative Tract Map 2022-0003 (TTM 38604), and Site Development Permit 2022-0015 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit B].

PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 19th day of November 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
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Resolution No. 2024 – XXX
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

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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 Clerk
City of La Quinta, California
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Jefferson Square Specific Plan 2002-062
Amendment No. 3
Adopted XX X, 2024
The City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Applicant
Beacon Realty
69-930 CA Hwy 111, Ste 203
Rancho Mirage, CA 92270
Design Team
goUrban Development
Aero Collective – Architect
DRC, Inc. – Civil Engineer
LandStudio 360 - Landscape Architect
Resolution No. 2024 – XXX
Specific Plan 2022-0004 (SP 2002-062 Amendment 3)
Adopted: November 19, 2024

EXHIBIT A
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Specific Plan Jefferson Square
May 2024 2
Jefferson Square
Amended Specific Plan
Prepared for:

Beacon Realty
69-930 CA Hwy 111, Ste 203
Rancho Mirage, CA 92270
Prepared By:
goUrban Development
24444 Hawthorne Blvd. STE 109C
Torrance, CA 90505
May 2024
Previously Approved Versions
Approved Specific Plan - January 20, 2004
Amended Specific Plan - June 2005
Amended Specific Plan - May 2008
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Specific Plan Jefferson Square
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TABLE OF CONTENTS
I. INTRODUCTION................................................................................................................................6 A. AUTHORITY AND SCOPE .............................................................................................................6 B. PURPOSE AND INTENT.................................................................................................................6 C. DOCUMENT ORGANIZATION ....................................................................................................6 D. PROJECT LOCATION.....................................................................................................................7 E. LAND USE AND ZONING...........................................................................................................10 F. PROJECT HISTORY .......................................................................................................................10 G. PROJECT OVERVIEW....................................................................................................................16 H. PROJECT ENTITLEMENTS ............................................................................................................16 II. PROJECT SETTING............................................................................................................................18 A. LAND USE AND ZONING...........................................................................................................18 B. EXISTING SITE CHARACTERISTICS............................................................................................18 C. SURROUNDING LAND USE ........................................................................................................19 III. PROJECT MASTER PLANS ................................................................................................................21 A. CONCEPTUAL SITE PLAN ...........................................................................................................21 B. PA2 AMENITY PLAN.....................................................................................................................26 C. PHASING PLAN.............................................................................................................................27 D. CIRCULATION PLAN ...................................................................................................................28 E. GRADING PLAN............................................................................................................................31 F. DRAINAGE PLAN..........................................................................................................................31 G. SEWER PLAN .................................................................................................................................31 H. WATER PLAN................................................................................................................................37 I. OTHER UTILITY PLANS................................................................................................................37 IV. LAND USE & DEVELOPMENT REGULATIONS...............................................................................38 A. PA1 LAND USE & DEVELOPMENT REGULATIONS...................................................................38 335 CLICK HERE to Return to Agenda
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B. PA2 LAND USE & DEVELOPMENT REGULATIONS...................................................................40 V. DESIGN GUIDELINES........................................................................................................................43 A. RETAIL ARCHITECTURAL GUIDELINES (PA1 AND PA2).........................................................43 B. RESIDENTIAL ARCHITECTURAL GUIDELINES (PA2)................................................................51 C. SITE SIGN GUIDELINES.................................................................................................................61 D. SITE LIGHTING GUIDELINES .......................................................................................................61 E. SITE LANDSCAPE ..........................................................................................................................61 VI. OPERATIONAL GUIDELINES...........................................................................................................69 A. HOURS OF OPERATION..............................................................................................................69 B. TRANSPORTATION DEMAND MANAGEMENT .......................................................................69 C. MAINTENANCE.............................................................................................................................69 VII. PLAN ADMINISTRATION AND IMPLEMENTATION.....................................................................70 A. ADMINISTRATION........................................................................................................................70 B. IMPLEMENTATION .......................................................................................................................71 336 CLICK HERE to Return to Agenda
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LIST OF FIGURES
FIGURE 1: REGIONAL LOCATION MAP .................................................................................................................8 FIGURE 2: VICINITY MAP..............................................................................................................................................9 FIGURE 3: GENERAL PLAN LAND USE DESIGNATION ..................................................................................10 FIGURE 4: ZONING MAP DESIGNATION ............................................................................................................10 FIGURE 5: AMENDMENT NO. 2 SITE PLAN (FOR REFERENCE PURPOSES).............................................12 FIGURE 6: SITE AERIAL VIEW ON DECEMBER 31, 2005, SOURCE GOOGLE EARTH ...........................13 FIGURE 7: SITE AERIAL VIEW ON JUNE 23, 2011, SOURCE GOOGLE EARTH........................................14 FIGURE 8: SITE AERIAL VIEW ON JUNE 06, 2021, SOURCE GOOGLE EARTH........................................14 FIGURE 9: 2022 SITE CONDITIONS ........................................................................................................................15 FIGURE 10: SURROUNDING DEVELOPMENTS...................................................................................................20 FIGURE 11: CONCEPTUAL SITE PLAN...................................................................................................................22 FIGURE 12: CONCEPTUAL SITE PLAN - COMMERCIAL RETAIL..................................................................25 FIGURE 13: CIRCULATION PLAN............................................................................................................................30 FIGURE 14: CONCEPTUAL GRADING PLAN......................................................................................................33 FIGURE 15: PA2 CONCEPTUAL GRADING AND DRAINAGE PLAN..........................................................34 FIGURE 16: CONCEPTUAL SEWER AND WATER PLAN ................................................................................35 FIGURE 17: PA2 CONCEPTUAL SEWER AND WATER PLAN .......................................................................36 FIGURE 18: EXAMPLE OF INLINE RETAIL .............................................................................................................47 FIGURE 19: EXAMPLE OF RETAIL SHOP BUILDING..........................................................................................48 FIGURE 20: EXAMPLE OF CORNER ANCHOR BUILDING .............................................................................49 FIGURE 21: EXAMPLE OF RETAIL PAD BUILDING ............................................................................................50 FIGURE 22: EXAMPLE OF 3-STORY MULTIFAMILY BUILDING......................................................................55 FIGURE 23: EXAMPLE OF 3-STORY TOWNHOME BUILDING......................................................................57 FIGURE 24: EXAMPLE OF 2- & 3-STORY TOWNHOME BUILDING.............................................................59 FIGURE 25: EXAMPLE OF 2-STORY TOWNHOME BUILDING......................................................................60 FIGURE 26: CONCEPTUAL LANDSCAPE PLAN - COMMERCIAL.................................................................65 FIGURE 27: CONCEPTUAL LANDSCAPE PLAN – MULTIFAMILY.................................................................66

LIST OF TABLES
TABLE 1: JEFFERSON SQUARE SPECIFIC PLAN PARCEL AREAS AND LAND USE.................................13 TABLE 2: SPECIFIC PLAN AND SURROUNDING LAND USE AND ZONING DESIGNATIONS........19 TABLE 3: EXISTING RETAIL LAND USE SUMMARY – PLANNING AREA 1...............................................23 TABLE 4: MULTIFAMILY LAND USE SUMMARY – PLANNING AREA 2......................................................24 TABLE 5: RETAIL LAND USE SUMMARY - PLANNING AREA 2.....................................................................24 TABLE 6: NONRESIDENTIAL DEVELOPMENT STANDARDS.........................................................................38 TABLE 7: PA2 MULTIFAMILY DEVELOPMENT STANDARDS..........................................................................40

APPENDICES
APPENDIX A: CONSISTENCY ANALYSIS.............................................................................................................72 337 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
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I. INTRODUCTION
A. AUTHORITY AND SCOPE
Section 65450 of the California Government Code grants local planning agencies the authority to prepare a specific plan of development or specific plan amendment over a given piece of property. The Jefferson Square Specific Plan (“Specific Plan”) is consistent with this authority and is developed in accordance with the City of La Quinta (the “City”) Zoning Code, Chapter 9.240:

Specific Plans. To approve the Specific Plan, City Council must make findings required by the City Zoning Code, Chapter 9.240: Specific Plans.

B. PURPOSE AND INTENT
The City approved the Jefferson Square Specific Plan 2002-062 in 2004, followed by Amendment No. 1 in 2005 and finally Amendment No. 2 in 2008. Amendment No. 3 has been prepared to address the land use issues associated with future development of the Specific Plan area in sufficient detail to ensure that the Specific Plan area develops in a manner which is consistent with the General Plan; protects public health, safety, and general welfare; is compatible with zoning on adjacent properties; and is suitable and appropriate for the subject property. Ultimately the project seeks to provide the surrounding community with high quality and convenient commercial retail as well as multifamily housing opportunities. In both text and illustration, this document depicts the character and configuration of the various components comprising the Specific Plan and establishes a foundation document that will govern further development of the site. In this way, the Specific Plan will serve to implement the City of La Quinta General Plan by specifying appropriate land uses, intensity of use, and development standards which are consistent with General Plan goals, objectives, and policies. The Specific Plan is a flexible document, which allows minor modifications to accommodate minor changes to floor areas, tenant uses, or residential development standards, as described in Section VII. In cases where the zoning and development regulation is nonspecific within this document, the City’s Zoning Ordinance will apply. Amendment No. 3 supersedes all prior Specific Plan documents, including Specific Plan 2002-062, Amendment No. 1 and Amendment No. 2.

C. DOCUMENT ORGANIZATION
Amendment No. 3 is organized into seven sections.
• Section I provides a regulatory context for the project and an overview of key project elements.
• Section II provides a context for project planning and design by briefly describing the project’s existing setting in terms of regulatory land use designations and surrounding land uses.
• Section III presents the primary master plan components of the Specific Plan. • Section IV describes the development standards to which the project must adhere. • Section V contains design guidelines with respect to landscaping and architecture to ensure that the project is of a high quality and is well integrated into the community’s character.
• Section VI discusses key operational guidelines for the project. • Section VII outlines plan administration and implementation procedures. 338 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
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D. PROJECT LOCATION
From a regional perspective, the Specific Plan area is located in the Coachella Valley within the City of La Quinta as shown in Figure 1: Regional Location Map. As shown in Figure 2: Vicinity Map, the Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street. The project site is bounded by a residential development to the north; a commercial retail center within the City of Indio to the east; a well site, City park area, and retention basin to the west; and single-family residential along the southern boundary of the site.

Amendment No. 3 divides the Specific Plan area into two planning areas, (i) Planning Area 1 (“PA1”) and (ii) Planning Area 2 (“PA2”) as illustrated in Figure 2: Vicinity Map. PA1 includes 5.17 acres of the northern portion of the Specific Plan area and is currently occupied by five retail buildings varying in size and totaling approximately 39,000 square feet (sq. ft.). Any future development in PA1 may require a subsequent Specific Plan Amendment, Site Development Permit (SDP) or Conditional Use Permit (CUP) subject to the PA1 Land Use & Development Regulations outlined in Section IV A. PA2 includes 5.10 acres in the southern portion of the Specific Plan area and except for completed roadway and parking improvements, remains undeveloped. PA2 improvements include a driveway along Jefferson Street, parking lot areas, stormwater management system, utility infrastructure, landscape improvements, and two pads.

This Specific Plan Amendment would allow either multi-family or commercial development to occur in the future.
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Specific Plan Jefferson Square
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Figure 1: Regional Location Map
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Specific Plan Jefferson Square
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Figure 2: Vicinity Map
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Specific Plan Jefferson Square
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E. LAND USE AND ZONING
As shown in Figure 3: General Plan Land Use Designation, the 2035 General Plan Land Use Element designates the Specific Plan area as CG General Commercial.

As shown in Figure 4: Zoning Map Designation, the City Zoning Map designates the Specific Plan area as CN Neighborhood Commercial.

The Specific Plan area is subject to the MU Mixed Use Overlay District Regulations as introduced in the 2035 General Plan and noted in the City’s Zoning Map. The MU Overlay District Regulations apply to all commercial zoning districts.

F. PROJECT HISTORY
Figure 3: General Plan Land Use Designation
Figure 4: Zoning Map Designation
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Specific Plan Jefferson Square
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The City approved the Jefferson Square Specific Plan 2002-062 in January 2004. In its initial form, the Specific Plan proposed a 113,173 sq. ft. commercial retail center on a 10.7-acre site. In November 2005, Amendment No. 1 was approved to alter the site plan and reduce the proposed commercial retail square footage to 100,731 sq. ft. In May 2008, Amendment No. 2 was approved whereby the site plan was again altered and the proposed commercial retail square footage was once again reduced to 90,441 sq. ft. Concurrent with Amendment No. 2, the Planning Commission approved SDP 2007-898. A copy of the Amendment No. 2 site plan is provided as Figure 5: Amendment No. 2 Site Plan, for reference purposes.

Construction of the Specific Plan area began in 2008. By 2009, four retail buildings were constructed in PA1 totaling approximately 38,000 sq. ft. Constructed retail buildings include those buildings identified in Figure 5 as Drug, Shops 2, Shops 3, and Fresh & Easy (note: to streamline the Specific Plan naming convention, all existing PA1 buildings have been renamed as depicted in Figure 11). Onsite and offsite horizontal improvements were also constructed throughout the entire Specific Plan area (PA1 and PA2), including three certified pads (one on PA1 and two on PA2) identified in Figure 5 as Pad A, Shops 1, and Major, parking lots, driveways, stormwater management system, utility infrastructure, landscape improvements, and public sidewalks and parkways.

In 2013, Parcel Map No. 36241 was approved and recorded, whereby the Specific Plan area was subdivided into seven legal parcels. Street and landscape dedications were included with Parcel Map No. 36241 which reduced the Specific Plan area from 10.79 to 10.27 acres. A summary of the subdivision is presented as Table 1: Jefferson Square Specific Plan Parcel Areas and Land Use.

In 2020, the Planning Commission approved SDP 2020-0002, which allowed the development of a drive-through coffee use (Dutch Bros Coffee Shop) on the pad formerly identified as Pad A.

The drive-through coffee use has since been constructed and is operational as of 2023.

As of August 2023, the formerly identified Major and Shops 1 pads remain vacant and undeveloped. Figures 6, 7, and 8 provide historical aerials of the Specific Plan area that illustrate the site in 2005, 2011, and 2021. Figure 9 depicts the Specific Plan area conditions as of 2022. 343 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
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Figure 5: Amendment No. 2 Site Plan (for reference purposes) 344 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
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Table 1: Jefferson Square Specific Plan Parcel Areas and Land Use Parcel # APN Acreage Building Area Land Use
Parcel 1 604-521-007 1.47 13.0K Retail (Pharmacy)
Parcel 2 604-521-009 0.81 6.7K Retail
Parcel 3 604-521-010 1.86 14.0K Retail
Parcel 4 604-521-011 0.58 0.9K Food (drive thru coffee) Parcel 5 604-521-012 0.45 4.3K Retail
Parcel 6 604-521-013 4.09 0 Vacant
Parcel 7 604-521-014 1.01 0 Vacant
Total 10.27 38.9K
Figure 6: Site Aerial View on December 31, 2005, Source Google Earth 345 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
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Figure 7: Site Aerial View on June 23, 2011, Source Google Earth Figure 8: Site Aerial View on June 06, 2021, Source Google Earth 346 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
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Figure 9: 2022 Site Conditions
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Specific Plan Jefferson Square
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G. PROJECT OVERVIEW
Since the approval of Amendment No. 2 in 2008, the retail industry has shifted considerably.

Following the Great Recession of 2008, many once powerful retailers have filed for bankruptcy, including Fresh & Easy and Osh Hardware, two retailers that were slated to occupy the Specific Plan area. With the evolution of technology over the past 10 years, consumers have transitioned to online shopping and spend less time in brick-and-mortar stores. The Coronavirus Pandemic of 2020 further exacerbated this trend and has led to a substantial increase in retail vacancy throughout Southern California. Meanwhile, housing shortages continue to grow. In 2012, Southern California Association of Governments (SCAG) adopted the 5 th Cycle Regional Housing
Needs Assessment (RHNA) for the planning period of October 2013 to October 2021 and in 2021, the agency adopted the 6th Cycle RHNA for the planning period of October 2021 to October 2029. La Quinta RHNA allocations for the respective planning periods are 364 dwelling units and 1,530 dwelling units, or an anticipated housing demand increase of 320%.

While Amendment No. 2 limited the Specific Plan area to commercial uses, Amendment No. 3 allows the Specific Plan area to be developed as a horizontally mixed-use project. Horizontal Mixed-Use is envisioned in the Specific Plan area as retail uses located in PA1 and higher density residential in PA2. The catalyst for this change is the Mixed-Use Overlay District Regulations, which apply to all commercially zoned properties in the City.

H. PROJECT ENTITLEMENTS
Approval/certification of the following actions will be required to implement the Project:

Specific Plan Amendment No. 3: This document includes the land use and development standards, design guidelines, infrastructure needs and implementation strategies to fully implement the allowed uses of the Specific Plan. The Specific Plan requires separate public hearings before the Planning Commission and City Council. The Specific Plan shall be approved by City Council and adopted by resolution.

Mitigated Negative Declaration: Pursuant to State and local CEQA guidelines, an Initial Study (IS) was prepared for Amendment No. 3 and determined that development pursuant to Amendment No. 3 could result in environmental impacts. The initial study identified specific mitigation measures that would mitigate any potential impacts resulting from implementation of development to a less than significant level. Consequently, a Mitigated Negative Declaration has been prepared for Amendment No. 3.

Site Development Permit: An SDP is required by the City for final approval of a site plan, architectural design, and landscape design. The SDP requires a public hearing before the Planning Commission. The Community Development Director shall have the authority to approve minor adjustments to the SDP plan, so long as they determine such adjustments are consistent with the Specific Plan.

Tentative Tract Map: If required, a Tentative Tract Map shall be reviewed by the Planning Commission, with their recommendation, and ultimately reviewed by the City Council for a final determination.
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Final Tract Maps, Grading Plans, Landscape Plans and Building Permits: Recordation of the final tract map(s) and approval of final landscape plans, issuance of grading and building permits, as needed, shall be obtained, for each building, as required by the City. 349 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
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II. PROJECT SETTING
A. LAND USE AND ZONING
The Specific Plan area’s land use and zoning designations are CG General Commercial and CN Neighborhood Commercial, respectively. The Specific Plan area is also subject to the MU Mixed Use Overlay District.

The 2035 General Plan Land Use Element describes CG General Commercial uses as: “The full range of commercial uses can occur within this designation, ranging from supermarkets and drugstores in a neighborhood shopping center, to major national retailers in large buildings. General Commercial uses also include professional offices, service businesses, restaurants, hotels or motels, research and development and warehousing or similar low impact quasi-industrial projects. As established in Policy LU7.1, mixed use development is also appropriate in this designation. Mixed use project can include vertical mixed use – where retail/office occurs on the ground floor, with residential units above; horizontal mixed use – where retail/office and higher density residential occur next to each other and are integrated through pedestrian connections and common areas; or mixed use added to existing commercial development – where the residential project abuts or wraps around an existing commercial development.” The City Zoning Code states that the purpose and intent of the CN Neighborhood Commercial Zone is: “To provide for the development and regulation of small-scale commercial areas located at the intersections of arterial highways as shown on the General Plan. The CN district is intended to provide for the sale of food, drugs, sundries, and personal services to meet the daily needs of a neighborhood area.” Finally, the City Zoning Code states that the purpose and intent of the MU Mixed Use Overlay is: “to facilitate the development of mixed-use projects that include both multifamily residential and commercial components in a cohesively designed and constructed manner. The mixed-use overlay district will contribute to vehicle trip and associated air pollutant reductions by locating residents near services, employment, and transportation hubs, and by providing interconnected multi-purpose paths for alternative modes of transportation.”
The proposed site plan, design standards, and allowable uses of the Specific Plan are consistent with the City’s Land Use, Zoning, and Mixed-Use Overlay District Regulations. A detailed General Plan consistency analysis is provided as Appendix A.

B. EXISTING SITE CHARACTERISTICS
Existing site characteristics are shown in Figure 9: 2022 Site Conditions. The subject property has been subdivided into seven legal parcels (Parcels 1 through 7) varying in size from 0.45 acres to 4.09 acres as listed in Table 1. Vertical improvements have been developed in PA1 (Parcels 1 through 5) and horizontal improvements have been constructed throughout the entire Specific Plan area (PA1 and PA2). Constructed site improvements include parking lots, driveways, stormwater retention systems, utility infrastructure, and landscape improvements. PA2 (Parcel 6 and 7) remain vacant with pads ready for vertical improvements. Offsite improvements include a traffic signal at the northeast corner of the Specific Plan area at the intersection of Fred Waring Drive and Jefferson Street, curb, gutter, public sidewalk and landscape improvements along the full lengths of Fred Waring Drive and Jefferson Street, and a deceleration lane on Jefferson Street.

The Specific Plan area is also bordered by 6-foot-high masonry walls on the southern and western boundaries.
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Specific Plan Jefferson Square
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C. SURROUNDING LAND USE
Table 2: Specific Plan and Surrounding Land Use and Zoning Designations lists the Specific Plan area’s surrounding land uses and zoning designations. Figure 10: Surrounding Developments illustrates existing uses surrounding the Specific Plan area. The Specific Plan area is bordered on the north by Fred Waring Drive, which is a six-lane primary arterial roadway with a 120-footwide right-of-way. The Esplanade single-family residential subdivision is located directly across Fred Waring Drive, north of the Specific Plan area. The Specific Plan area is bordered on the east by Jefferson Street, a major arterial with a 120-foot-wide right-of-way. Property to the east of Jefferson Street is within the City of Indio’s jurisdictional boundaries and has been developed as a retail center. The Heritage Palms Golf Resort is located across Jefferson Street to the southeast.

Land use immediately west of the Specific Plan area includes a well site, City park, and a retention basin associated with the developed residential subdivision (Monticello) further to the west. The rear yards of approximately seven single-family residences of the Monticello neighborhood exist along the southern boundary of the site. These homes are separated from the Specific Plan area by an elevated berm and a six-foot-high masonry block wall.

Table 2: Specific Plan and Surrounding Land Use and Zoning Designations Area Land Use Designation Zoning Designation
Specific Plan area CG General Commercial CN Neighborhood Commercial North LDR Low Density Residential RL Low Density Residential South LDR Low Density Residential RL Low Density Residential East City of Indio / Neighborhood
Center
City of Indio / Neighborhood
Center
West OS-R Open Space Recreation /
MC Major Community Facilities
PR Parks and Recreation / MC
Major Community Facilities
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Figure 10: Surrounding Developments
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III. PROJECT MASTER PLANS
A. CONCEPTUAL SITE PLANS
Amendment No. 3 allows for either (i) a mixed-use development plan or (ii) a commercial retail development plan. Both development scenarios are further described below. It should be noted, the plans described in this Specific Plan are intended as examples of acceptable projects, however a final development plan and any subsequent plan alterations shall be subject to the approval of an SDP.

Mixed-Use Development Plan
Figure 11: Conceptual Site Plan – Mixed Use Development illustrates a mixed-use development plan that could result from the approval of Amendment No. 3. In this plan, PA1 would continue to serve as a commercial retail center and PA2 could be developed with up to 95 multifamily units. Multifamily unit types could include apartments, townhomes, condominiums or a combination thereof.

Planning Area 1 – Mixed-Use Development Plan
PA1 is built out with approximately 39,000 sq. ft. of building area. PA1 consists of five commercial buildings referenced as RETAIL 1, 2, 3, 4, and 5 throughout the remainder of this document. PA1 shall continue to serve as a neighborhood commercial center which is currently occupied by CVS Pharmacy, Dutch Bros Coffee and an assortment of other retail and service-oriented shops. The currently developed areas of PA1 include 176 parking spaces, which exceeds the required parking for existing uses by 46 spaces. Should additional commercial space be proposed for PA1, it will be required to demonstrate conformance with the parking requirements of this Specific Plan (see Table 5).

A summary of the existing PA1 building areas and retail uses is provided in Table 3: Retail Land Use Summary – Planning Area 1.
.
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Figure 11: Conceptual Site Plan – Mixed Use Development 354 CLICK HERE to Return to Agenda
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Table 3: Existing Retail Land Use Summary – Planning Area 1 Parcel
#
Site
Area
(sq. ft.)
Building
Reference
Building
Area(1) Building Use(1) Number of Stories
Floor
Area
Ratio(1)
1 63,903 RETAIL 1 13,013
Drug Store
(Anchor) with
Drive Thru
1 0.20
2 35,414 RETAIL 2 7,000 Retail Shops and
Restaurant 1 0.20
3 80,978 RETAIL 3 13,969 Retail 1 0.17
4 25,047 RETAIL 4 852 Coffee Shop
with Drive Thru 1 0.03
5 19,646 RETAIL 5 4,500 Retail Shops and
Restaurant 1 0.23
Total 224,987 39,334 0.17
(1) Land use and building size may be modified, and/or reduced or enlarged in the future. However, the maximum FAR of 0.25 will not be exceeded within the Planning Area, or at any individual lot. The maximum commercial square footage allowed in PA1 is 56,300 square feet.

Planning Area 2 - Mixed-Use Development Plan
The City of La Quinta Municipal Code Section 9.140.090 MU Overlay allows a residential unit density of 12 to 24 units per acre. Amendment No. 3 contemplates up to 95 residential units in PA2, which equates to 18.6 units per acre.

Figure 11 - Conceptual Site Plan – Mixed Use Development illustrates how 95 residential units could be developed within PA2. In this plan, RES 1 is shown as a three-story slab-on-grade apartment building with 77 one-, two-and three-bedroom flats. RES 2, RES 3, RES 5, and RES 6 buildings are attached townhome buildings offering three-story, three-bedroom units. The RES 4 building is an attached townhome building consisting of two-story and three-story, threebedroom units. A summary of the mixed-use plan illustrated by Figure 11 is provided in Table 4:

Multifamily Land Use Summary – Planning Area 2.

Primary access to PA2 would be taken from the existing southernmost Jefferson Street driveway.

Pedestrian walkways would connect PA1 and PA2 to encourage walkability and reduce vehicle miles travelled. PA2 residents would have access to common area recreational facilities such as a pool, spa, gym, recreational room, co-office space, outdoor plaza, tot-lot, community garden and walking trail. A resident park access point is proposed north of RES 1 to provide pedestrian access to Monticello Park (see Figure 13: Circulation Plan). PA2 multifamily amenities are discussed further in Section III.B.
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Table 4: Multifamily Land Use Summary – Planning Area 2 Building # Dwelling Unit
Count Building Use Number of Stories
RES 1 77 Multifamily / Apartments 3
RES 2 5 Multifamily / Townhomes 3
RES 3 5 Multifamily / Townhomes 3
RES 4 4 Multifamily / Townhomes 2/3
RES 5 2 Multifamily / Townhomes 2
RES 6 2 Multifamily / Townhomes 2
Total 95
Density 18.6 units /ac
PA 2 Alternative - Commercial Retail Development Plan
If the residential development is not developed, Figure 12: Conceptual Site Plan – Commercial Retail Development illustrates a commercial retail development alternative that could result from the approval of Amendment No. 3. In this plan, PA1 and PA2 would serve as a commercial retail center as contemplated in Amendment No. 2. PA2 would consist of a 42,500 square foot retail building(s) on Parcel 6 and a 5,000 square foot retail building on Parcel 7 as summarized in Table 5 below.

Table 5: Retail Land Use Summary - Planning Area 2
Parcel
#
Site
Area
(sq. ft.)
Building
Area(1) Building Use(1) Number of Stories
Floor
Area
Ratio(1)
6 178,160 42,500 Commercial Retail
Building 1 0.24
7 43,996 5,000 Retail Shops and
Restaurant 1 0.11
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Figure 12: Conceptual Site Plan - Commercial Retail Development 357 CLICK HERE to Return to Agenda
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B. PA2 AMENITY PLAN
The following amenity plan details approved features for a PA2 multifamily project. Within this section, various options are presented, offering flexibility for integration into any multifamily plan.

The carefully chosen amenities listed below aim to meet the diverse needs and preference of prospective residents. Selections should align with the needs and desires of the target residents with the intent of creating a vibrant and comfortable community environment. Alternative project amenities may be provided on-site with approval from the Director of Design and Development or designee. At a minimum, three outdoor and two indoor amenities should be provided for a PA2 multifamily project.

Outdoor Amenities:

1. Swimming Pool:
• Swimming pool with designated areas for lounging.

2. Spa Area:
• Spa/jacuzzi with therapeutic jets for relaxation.

3. BBQ and Picnic Area:
• BBQ station(s) with grills and picnic tables for gatherings. • Landscaped seating areas and umbrellas for a pleasant outdoor dining experience.

4. Gathering Space:
• Tables and seating area.
• Recreational area including yard games such as table tennis and cornhole.

5. Center Plaza:
• Serves as a focal point for connectivity between PA1 and PA2. • Dining tables and chairs with umbrellas and lounge chairs.

6. Playground and Recreation Area:
• Outdoor spaces for children to play and for residents to engage in recreational activities.
• Examples include tot-lots, basketball courts, tennis courts, and bocce ball courts.

7. Green Space:
• Landscaped area, garden, or pocket park that would contribute to a healthier and more aesthetically pleasing environment.

8. Jogging Trail:
• Decomposed granite paved jogging trail along open landscaped area in the southwest corner.
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9. Dog Park:
• Secure dog play area.

10. Monticello Public Park Access:
• Direct access to Monticello public park from the multifamily community.

Indoor Amenities:

1. Lobby Area:
• Welcoming lobby with furnishings.
• Concierge desk for resident services and security.
• Comfortable seating areas for residents and guests.
• Mail and package room with secured storage.

2. Community Room:
• A multi-purpose community room that serves as a hub for various events, workshops, and social activities.
• Kitchenette for catering and food preparation.

3. Coworking Space:
• Coworking area equipped with high-speed internet.
• Private work pods and meeting rooms for productivity. • Printing and scanning equipment for residents' convenience.

4. Education and Learning Space:
• Areas for educational programs, workshops, tutoring and learning activities.

5. Fitness Center:
• On-site gym or fitness center to promote health and well-being among residents.

6. Laundry Facilities:
• On-site laundry facilities for the convenience of residents.

Additional Amenities:

1. Community Events and Programs:
• Regularly organized events and programs to encourage community engagement and interaction.

2. Bike Storage and Repair Station:
• Secured bike storage for residents with bicycles.
• Bike repair station with tools and air pump.

C. PHASING PLAN
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PA1 was developed in 2008 apart from Parcel 4, which was developed in 2021. PA2 is anticipated to be developed in one phase. Construction is anticipated to be completed in 12 to 18 months.

D. CIRCULATION PLAN
Circulation within a mixed-use project comprised of multifamily and retail components is crucial for creating a vibrant and interconnected environment. Effective circulation design ensures smooth movement and accessibility for residents, shoppers, and employees, optimizing the functionality and success of the development. This section explores the significance of circulation in the Specific Plan area. Below are some key considerations and strategies implemented to enhance circulation.

Considerations for Circulation Design:

1. Location and Separation: The multifamily and commercial components shall be separated yet interconnected through a network of walkways and vehicular drives to ensure privacy for residents while allowing easy access to retail amenities.

2. Pedestrian-Friendly Design: An emphasis shall be placed on pedestrian-friendly design principles that incorporate enhanced sidewalks and landscape, well-lit pedestrian paths, and crosswalks to enhance pedestrian safety and encourage walking within the development.

3. Traffic Flow and Parking: Any approved development plan shall account for efficient traffic flow within the project by incorporating well-designed drives and intersections with direct access to parking areas. Adequate parking facilities for both residents and retail customers shall be provided to ensure convenience and minimize congestion.

4. Entry and Exit Points: The Specific Plan area offers four vehicular entry and exit points to facilitate efficient circulation. Additionally, the Specific Plan area offers multiple pedestrian access points along Jefferson Street and Fred Waring Drive.

5. Designated Loading and Unloading Areas: The Specific Plan area strategically locates designated commercial loading and unloading areas to minimize disruption of traffic flow.

Figure 13 illustrates an acceptable circulation plan which is discussed in further detail below.

Vehicular Access and Circulation
Vehicular access to the Specific Plan area is taken from four primary entry drives (Primary Entry Drives 1 through 4, Figure 13), (i) two locations along Fred Waring Drive, and (ii) two locations along Jefferson Street. Deceleration lanes are provided at the two drives on Jefferson Street, and Primary Entry Drive 3. Primary Entry Drives 1 and 4 provide left-in turning lanes into the site.

Primary Entry Drives 2 and 3 provide restricted, right in-right out access only. There is a dedicated right turn lane for eastbound traffic using Fred Waring Drive turning south onto Jefferson Street. On Jefferson Street, the left turning lane into the project is approximately 650 feet south of the intersection with Fred Waring Drive. On Fred Waring Drive the left turning lane is approximately 540 feet west of the intersection with Jefferson Street. Fred Warning Drive and Jefferson Street are designated in the General Plan as major arterials and the intersection is signalized.

Primary vehicular circulation drives serve as the backbone for vehicular circulation within the Specific Plan area. Primary vehicular circulation drives offer full site circulation throughout the 360 CLICK HERE to Return to Agenda
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project and direct access to parking facilities and loading areas. Drive throats are provided at ingress and egress points to allow vehicular stacking and minimize traffic congestion in the parking areas.

PA1 Vehicular Circulation
RETAIL 1 (CVS Pharmacy) is accessed through a secondary drive that fronts the store’s entrance.

Convenient parking is located along the full extent of this secondary drive. Access to the RETAIL 1 drive-through lane is taken from Primary Entry Drive 3. Drive-through access is provided via two 12-foot-wide drive-through lanes located on the west side of RETAIL 1. Each lane provides enough stacking to accommodate up to seven automobiles (~120 feet), without obstructing the accessway.

RETAIL 2, 3 and 5 are accessed through Primary Entry Drives 3 and 4, which lead to convenient parking spaces that front each of the buildings.

RETAIL 4 (Dutch Bros Coffee) is accessed from Primary Entry Drive 2 which leads to parking spaces that directly front the store’s entrance and a double-stacked drive-through lane.

Primary Entry Drive 4 serves as the primary truck access for RETAIL 3 and 5 and Primary Entry Drive 3 serves as the primary truck access for RETAIL 1. An elevated loading dock is provided for RETIAL 3, and a service aisle is provided along the rear of the RETAIL 1 for loading purposes.

Any future additions or expansions to PA1shall incorporate the Considerations for Circulation Design listed above. Additions or expansions shall ensure accessible path of travel, loading zones (as needed), and convenient parking. Additions or expansions shall ensure efficient traffic flow within the project by integrating into the existing circulation drives and intersections. There should be a direct vehicular and pedestrian path from at least one Primary Entry Drive.

PA2 Vehicular Circulation
Primary Entry Drive 1 shall serve as the primary entrance for multifamily residents and their guests. Residents shall proceed to their designated parking space(s) via the primary vehicle circulation drives. RES 1 residents shall park in designated spaces located along the outer perimeter of the building. RES 2 through RES 6 residents shall park in private direct access garages. Residential guests shall park in the designated residential guest parking area located east of RES 3 fronting Jefferson Street.

Pedestrian Access and Circulation
Pedestrian sidewalks and on-street bicycle lanes are provided along both the Fred Waring Drive and Jefferson Street frontages which serve as the pedestrian entryways for the Specific Plan area.

A functional network of internal sidewalks and walkways shall be provided within the Specific Plan area. Figure 13 illustrates an example of an acceptable Pedestrian Access and Circulation Plan. The pedestrian path of travel within the Specific Plan area shall begin at each of the primary entry drives. From the primary entry drives, a network of onsite sidewalks and striped pathways shall lead pedestrians to onsite buildings. A pedestrian connection point to Monticello City Park is proposed in addition to the one currently in existence. 361 CLICK HERE to Return to Agenda
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Figure 13: Circulation Plan
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E. GRADING PLAN
The Specific Plan area was constructed in accordance with the Conceptual Grading and Drainage Plan referenced in Amendment No. 2. A copy of this plan is provided as Figure 14. Precise grading for the overall site resulted in the development of seven building pads, an above and underground retention system, and associated parking areas designed to convey surface drainage flows to appropriate catch basins on site.

Minor grading and drainage adjustments would be necessary to develop PA2 as a multifamily project. Figure 15 PA2 Conceptual Grading and Drainage Plan serves as an example of an acceptable Grading and Drainage Plan. Final grading would match finished elevations of the surrounding retail parcels and would not result in significant slopes. Precise grading plans are subject to review and approval by the City according to standard engineering protocols.

F. DRAINAGE PLAN
The existing Specific Plan area drainage consists of direct surface runoff into several catch basins located throughout the site (see Figure 14, Amendment No. 2 Conceptual Grading & Drainage Plan). Stormwater is conveyed from individual catch basins into an underground storm drain system, and ultimately to an underground retention system located near the center of the site and two above-ground retention basins located on the west and south sides of the site. All storm water is retained on site.

A multifamily development in PA2 shall be consistent with the previously approved hydrology report prepared for the Specific Plan. Tributary areas to each watershed shall be designed in such a way that substantially matches the existing condition. The characteristics and increased pervious area of a multifamily development plan would offset the effects of the reduced time of concentration and the ultimate result is discharge values close to or below existing conditions.

Any proposed multifamily development in PA2 shall conform with current City of La Quinta drainage design requirements and to the previously approved hydrology report for the Jefferson Square retail center and shall provide adequate protection for the proposed on-site improvements and structures without introducing adverse effects on the neighboring developments. The project’s construction contractor, in consultation with the City, shall be responsible for filing all required notices with the Regional Water Quality Control Board (RWQCB), preparing the Strom Water Pollution Prevention Plan (SWPPP), and implementing required Best Management Practices (BMPs) for future projects.

G. SEWER PLAN
Sewer service to the project is provided by the Coachella Valley Water District (CVWD) via an existing 10-inch sewer line within the right of way of Jefferson Street along the site’s eastern property line. As shown in Figure 16, Existing Sewer and Water Plan, the Specific Plan area is serviced by two 8-inch private sewer mains. One 8-inch main runs from Jefferson Street to the front side of the RES 1 pad along Primary Entry Drive 1. This line shall provide sewer service for any PA2 multifamily development as illustrated in Figure 17, PA2 Conceptual Multifamily Sewer and Water Plan. A second 8-inch sewer main is constructed on the northeast side of the Specific Plan area. This line extends from an existing manhole located on Jefferson Street and runs along Primary Entry Drive 2 to where it terminates in front of the RETAIL 3 building. From this point, 363 CLICK HERE to Return to Agenda
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the line extends north and south where retail laterals are connected to the line. Sewer laterals for the RETAIL 1, 2, 3, 4, and 5 buildings are connected to this sewer main. 364 CLICK HERE to Return to Agenda
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Figure 14: Amendment No. 2 Conceptual Grading Plan
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Figure 15: PA2 Conceptual Grading and Drainage Plan
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Figure 16: Existing Sewer and Water Plan
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Figure 17: PA2 Conceptual Multifamily Sewer and Water Plan 368 CLICK HERE to Return to Agenda
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H. WATER PLAN
CVWD provides water service to the Specific Plan area via an 18-inch water main located on Fred Waring Drive and a 12-inch water main located on Jefferson Street. Domestic, irrigation and fire flow water are taken from the street mains through a network of onsite pipelines consisting of 12-inch, 8-inch, and 6-inch lines. Refer to Figure 16, Conceptual Sewage and Water Plan for a detailed illustration of the existing onsite water system and existing retail laterals. Refer to Figure 17 for an illustration of a conceptual PA2 multifamily water system.

I. OTHER UTILITY PLANS
Natural Gas
Natural gas service is provided to the Specific Plan area by The Gas Company, which currently maintains a 4-inch gas line within the right of way of Fred Waring Drive, at the project’s northwest corner. The required extensions to facilitate service to the PA2 project would be coordinated with The Gas Company through their design review and approval process prior to the issuance of grading permits for the project.

Electric
Electric service is provided to the Specific Plan area by the Imperial Irrigation District (IID), which currently maintains existing aboveground 92 kV and 12.5 kV transmission lines within the right of way of Fred Waring Drive along the project’s northern property line. Onsite electrical service is fed from the aboveground transmission lines to various transformers located throughout the Specific Plan area. Power is then directed to electrical meters located in the individual building from its corresponding transformer. All onsite electrical services connections are buried underground.

Telephone
Telephone service is provided to the Specific Plan area by Verizon, which maintains existing telephone lines within the right of way of Fred Waring Drive approximately 400 feet west of the project limits.

Cable Television
Cable Television service is provided to the Specific Plan area by Time Warner Cable and is available to the property from existing cable within the right of way of Fred Waring Drive along the project’s northern property line.
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IV. LAND USE & DEVELOPMENT REGULATIONS
The development regulations contained herein provide specific standards relative to permitted land uses in addition to site design and construction regulations to be applied within the Specific Plan area. They are intended to protect the health, safety, and welfare of the public, and create a harmonious relationship with surrounding land uses. The development regulations of this Specific Plan are consistent with those of the City’s CN and MU codes and regulations, unless otherwise specified, and the proposed land uses are consistent with the GC land use designation in the City’s 2035 General Plan. Should a development standard contained in this Specific Plan conflict with an equivalent standard contained in the City of La Quinta Zoning Code, the provisions of the Specific Plan shall take precedence. In instances where the Specific Plan does not address a particular regulation, the applicable portion of the City of La Quinta Zoning Code shall govern.

Land use and development regulations are specified for PA1 and PA2 below. It should be noted that if multifamily development is not implemented in PA2, then the PA1 land use and development regulations shall apply to the entire site.

A. PA1 LAND USE & DEVELOPMENT REGULATIONS
Permitted Uses
Permitted uses in PA1 shall include all uses specified by the City’s Zoning Code, as listed in Table 9-5 Permitted Uses in Nonresidential Districts under the CN zoning designation. Additionally, drive-throughs are allowed on Parcels 1 and 4 (refer to Table 3: Retail Land Use Summary – Planning Area 1).

Development Standards
PA1 allows neighborhood commercial and retail uses as permitted above. Commercial buildings in PA1 shall adhere to the development standards listed in Table 6: Nonresidential Development Standards.

Table 6: Nonresidential Development Standards
Development Standard Development Standard
Maximum structure height 35 ft.(1)
Max Structure Height within 150 ft. of
Jefferson Street 22 ft.(2)
Maximum number of stories 1
Maximum Floor Area Ratio 0.25
Building Setbacks(3)
From Jefferson Street 30 ft.
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From Fred Waring Drive 30 ft.

Interior property lines 0 ft.

Landscape Setback(4)
From Jefferson Street 20 ft.

From Fred Waring Drive 20 ft.

From Open Space/Park Districts 5 ft. minimum
From residential areas outside of the
Specific Plan area 15 ft.

Interior Landscape
Parking areas 5% of project area
Non parking areas 5% of project area
Required Parking
Retail Stores Minimum of one space per 300 sq. ft
gross floor area (GFA).

Restaurant
Minimum of one space per 300 sq. ft. of
GFA, when restaurant is not more than
20% of shopping center GFA.

For freestanding restaurants and nonfreestanding restaurant space in excess of 20% of the total shopping center GFA,
parking shall be computed separately
using the applicable City restaurant
parking ratio(s).

A facility to accommodate a minimum of
five bicycles shall be provided for any
restaurant use.

Other Uses The parking provisions of the City Zoning
Code Section 9.150 shall apply.

Notes:
(1) Not including architectural appendages, such as a roof parapet or tower, up to 41 feet. (2) Not including up to 10% of the building mass, which may extend up to 36 feet. (3) Number given is minimum building setback depth from the Street right-of-way that existed prior to the processing of Parcel Map No. 36241. In addition to the required landscape setback, the building setback may contain parking, driveways, and similar facilities.
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(4) Landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped area from the street right-of-way that existed prior to the processing of Parcel Map No. 36241.

B. PA2 LAND USE & DEVELOPMENT REGULATIONS
Permitted Uses
Permitted uses in PA2 shall include multifamily residential (apartments, condominiums, townhomes, and similar housing types) of medium to high density (twelve to twenty-four units per acre) with one- to three-story dwellings in addition to all uses allowed in PA1. Senior group housing and active adult senior communities are also permitted in PA2. PA2 shall be developed as either multifamily residential or commercial uses, but not a combination of the two.

Development Standards
If PA2 develops as a commercial alternative, its development shall adhere to the standards listed in Table 6. If PA 2 develops as a multifamily development the development shall adhere to the standards listed in Table 7: PA2 Multifamily Development Standards.

Table 7: PA2 Multifamily Development Standards
Development Standard Multifamily
Min. / Max. development intensity (du/ac) 12/24
Minimum project size (acre) 1
Maximum building width (ft.) 300
Minimum building separation (ft.) 6
Maximum structure height (ft.) 43.75(1)
Max structure height within 150 ft. of
Jefferson Street (ft.)(2) 28
(3)
Max structure height within 75 ft. of
southern property line where adjacent to
single-family residential
28 Maximum number of stories 3
Maximum number of stories within 75 ft.
of southern property line where adjacent
to single-family residential
2 Minimum livable area excluding garage
(sq. ft.)
One-bedroom apartment 600
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Two-bedroom apartment 800
Three-Bedroom plus apartment 1,000
Townhome or Condo 1,200
Minimum common open area (% of net
project area)
(4) 30
Active recreation area (% of common
open area)(5) 30
Maximum lot coverage (% of net lot
area)(6) 60
Building Setbacks(7)
From Jefferson Street 30 ft.

Interior property lines within Specific
Plan Area 0 ft.

From Residential and Parks and
Recreation districts(8) 30 ft.

Landscape Setback(8)
From Jefferson Street 20 ft.

Interior property lines within Specific
Plan Area 0 ft.

From Open Space/Park Districts 5 ft. minimum
From residential districts 15 ft.

Private garage minimum interior
dimensions
Single-car garage: Wall to wall dimensions
of 10 ft. in width by 20 ft. in depth.

Two-car garage: Wall to wall dimensions
of 10 ft. in width by 20 ft. in depth for
standard stalls. 9 ft. in width by 18 ft. in
depth for compact stalls.

Minimum Off-Street Parking Requirement
Studio and one-bedroom 1 covered space per unit, plus 0.5 guest spaces per unit
Two- and three-bedroom 2 covered spaces per unit plus 0.5 guest spaces per unit
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Four or more bedroom
3 covered spaces per unit plus 0.5
covered spaces per each bedroom over
three, plus 0.5 guest spaces per unit
Senior Housing 1 covered space per unit, plus 0.5 guest spaces per unit
Notes:
(1) Per Section 9.140.090 of the LQMC, a mixed-use project may be up to 25 percent more in height than in a base district. Consistent with Section 9.140.090, a maximum building height of 43.75 feet (25 percent more than the allowed building height of 35 feet in Neighborhood Commercial Districts) for residential uses in PA2. Architectural appendages, such as a tower, can extend up to 48 feet.
(2) 150 ft. measurement shall be from the street right-of-way. (3) Not including up to 10% of the building mass, which may extend up to 36 feet. (4) Common open area equals percent of net project area. Common open area shall consist of passive landscaped and active recreation area, and excludes parking lot landscaping. Rights-of-way, parking areas, private patios, private yards and slopes steeper than twenty percent (20%) shall not count toward the common open area requirement. “Net project area” means all of the land area included within a development project excepting those areas which are designated as primary vehicular circulation driveways, drive aisles, parking areas, stormwater retention system (above and underground), public parks, and other uses or easements which preclude the use of the land therein as part of the development project.
(5) Active Recreation Area equals the percent of common open area suitable for active recreational uses such as:
swimming pool, spa and related facilities; clubhouse; tot lot with play equipment; court game facilities such as tennis, basketball or racquetball; improved softball or other playfields; or similar facilities for active recreational use. (6) Lot coverage means the cumulative ground floor area of the structures on a lot expressed as a percentage of the net lot area. For purposes of this definition, “ground floor area” means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post-supported roofs over patios and walkways are not included and “net lot area” means the horizontal land area within a lot expressed in square feet, acres, or other area measurement.
(7) Number given is minimum building setback depth from the street right-of-way. In addition to the required landscape setback, the building setback may contain parking, driveways, and similar facilities. (8) The number given is the minimum landscaped depth from the street right-of-way. The remaining building setback may contain parking, driveways, and similar facilities. Section 9.90.040 of the La Quinta Municipal Code requires that buildings within 150 feet of any general plan image corridor and major or primary arterials not exceed 22 feet in height. Table 7 revises this standard to 28 feet within 150 feet of an image corridor to allow for architectural features and enhancements. RES 4 and RES 6 are the only buildings located within 150 feet of Jefferson Street and proposes 2-story townhomes. The primary building structure height is 22 feet; however, the decorative roof/cap extends an additional six feet for a total height of 28 feet. The decorative roof is an architectural feature that adds to the aesthetic value of the project.
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V. DESIGN GUIDELINES
Design Guidelines have been developed as a method of achieving a high quality and cohesive design character for the development of the Specific Plan area. They provide specific design criteria for the development of the project, as well as encourage creativity, imagination, and harmony consistent with the surrounding community. Adherence to the Design Guidelines will create a desirable asset to the community and enhance the project’s overall value.

These guidelines will govern the design quality of the project in the following ways:
• To provide the City with the necessary assurance that the Specific Plan area is developed in accordance with the quality and character proposed;
• To provide guidance to developers, builders, engineers, architects, landscape architects and other professionals in order to maintain the desired design quality; • To provide guidance to City staff, the Planning Commission, and the City Council in the review of construction plans for the Specific Plan area.

A. RETAIL ARCHITECTURAL GUIDELINES (PA1 AND PA2)
Retail architectural design shall strive to achieve a Mediterranean style architecture. In utilizing elements from this vernacular, the retail buildings should achieve a massing and scale that is comforting and pleasing. Textured plaster, deep canopies, and trellises allow for contrast and shade, while simplified cornice detailing and the use of color unifies the different building elements within the complex. Figures 18, 19, 20, and 21 illustrate the typical building elevations and use of the vernacular to unify and provide a sense of scale for the in-line tenants. The figures also illustrate the use of the vernacular for a typical outlying pad building and how the architectural style is continuous around the exterior of the pad building. The elevations used for the Specific Plan provide a basis for acceptable design and materials for the various buildings in PA1 and PA2 and do not deem to illustrate specific examples of building design or building occupants.

Through the use of extensive canopies, trellises, landscaping, sidewalks, and patios, the Specific Plan area achieves a campus like environment, suitable for pedestrian movement between the various uses throughout the project area.

Mass & Scale
• Varied proportions are encouraged. Elements in facades should be spaced at regular intervals to create a visual rhythm. Plaster pop-outs on the building sides, where not beneath an arcade, shall be 3’-5’ in depth, or to the satisfaction of the Planning Director. • Each building will incorporate a continuity of mass, scale, architectural features, and similar detailing.
• The facade of in-line retail stores shall be off-set to help break up building mass and give the appearance of multiple buildings.
• Accent features such as medallions, awnings, and color banding should be utilized/encouraged for continuity of scale between the elements/buildings.

Roof Treatments
• Appropriate use of flat, hip, shed, and pitched gable roof forms are encouraged. • Flat roofs may be used with a parapet alone, or in combination with other roof forms. 375 CLICK HERE to Return to Agenda
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 The use of variable ridge lines on a single structure is encouraged.  Roof pitch may vary between buildings in the complex.  Mechanical equipment may be placed only on flat portions of roofs provided that they are screened from public view and that the screening is incorporated into building design.  Roof pitch on any one structure should be consistent within the limitations of the material being used.

Architectural Features and Details
 All mechanical equipment including fuse boxes, heating and cooling devices, and satellite dishes shall be screened from public view. The building parapet heights shall be adjusted so that roof elements are screened from view.
 The use of curtain walls is not allowed.
 Separate screening walls shall only be used as an exception and shall be designed to utilize building materials and colors.
 Exterior walls should emphasize shadow relief using recesses, medallions, covered walkways, trellises, and landscaping where appropriate.  Building entryways should be visually emphasized and try to keep sense of pedestrian scale.
 Shaded walkways are encouraged in areas with high levels of pedestrian traffic.  Conversion of first floor windows to exterior tenant entries is allowed subject to Staff approval of architectural details.
 Accent at corners of pad buildings by using small tower features is encouraged.

Walls and Fences
 Walls are encouraged to use materials and colors which match or compliment associated/adjacent buildings and context.
 Walls that create long, unbroken straight lines should be avoided, when possible, by varying the parapets or with use of color and accents.

Materials & Colors
 The facade plays an integral role in building appearance and should use a continuous palette of similar materials and colors.
 Restraint should be exercised in the number of materials and colors selected for a given structure.
 Acceptable construction materials are steel, wood, stucco, concrete, plaster, ceramic tile, natural stone, aluminum, and glass.
 Architectural details should be painted to match the facade.  The following identifies the general colors and materials which will serve as a working palette to provide a basis of establishing architectural cohesiveness for the project (changes may occur at time of Architectural review).
 It should be noted that the below mentioned colors are suggestions, and deviations are permitted with City approval.
 Trellis structures shall be color finished metal tube structures or canvas awnings.  Paint Colors: (Manufacturer: Dunn Edwards Paint Company, Sherwin Williams, or equal) 376 CLICK HERE to Return to Agenda
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Main Building Colors: These colors would be used on large wall surfaces but could also be used as accents.

Paint

1. Amber Dawn #DE2277

2. Biscuit #DE5330

3. Golden Crest #DE5353

4. Crossroads #DE5359

5. Lustrous Yellow #DE5472

6. Aloe Plant #DE5563

7. Light Aspiration #DE6185

8. Rattan Basket #DE6201

9. Calico Rock #DE6229

10. Union Springs #DE6243

11. Mesa Tan #DEC718

12. Adobe #DEC726

13. Agreeable Gray SW 7029

14. Downing Stone SW 2821

15. Techno Gray SW 6170

16. Dovetail SW 7018

17. Studio Clay SW 9172

18. Granite Peak SW 6250
Trim Colors

1. Calla Lily #DE5498

2. Marble Dust #DE6156

3. Porous Stone #DE6220

4. Pepper Shake SWVS 435

5. Urbane Bronze SW 7048

6. Cocoon SW 6173
Stone
Eldorado Stone
Bouquet / Flintstone
Roof Tile
Monier Lifetile
Type: Slate
Color: Cherrywood
Metal Awnings
Berridge Double Rib Panel
Colors: Hartford Green & Colonial Red
Exterior Cement Plaster
Finish: Smooth, hand toweled and painted with elastomeric paint Color: Refer to Paint Colors
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Windows
Material: Steel or Aluminum Frames with true divided lights Color: Ral #502 1
Glazing: Clear [Light to Medium Bronze Tint with prior written approval] Hardscape Color Accents
Chromix
#C-26 Antique Cork
#C-27 Westwood Brown
Vents
Tri Black SW 6258
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Figure 18: Example of Inline Retail
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Figure 19: Example of Retail Shop Building
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Figure 20: Example of Corner Anchor Building
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Figure 21: Example of Retail Pad Building
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B. RESIDENTIAL ARCHITECTURAL GUIDELINES (PA2)
The residential architectural guidelines provided in this section focus on multifamily design. Retail construction in PA2 would adhere to the architectural guidelines described in Section V. A. Retail Architecture Guidelines. Multifamily design shall strive to achieve a contemporary Mediterranean architecture, as opposed to the more traditional architecture sought in PA1. PA2 architecture shall utilize elements from the existing retail vernacular, but at a more residential scale. Multifamily developments shall achieve a massing and scale that is both comforting and pleasing. Textured plaster, deep balconies, and trellises allow for contrast and shade, while simplified cornice detailing and the use of color unify the different building elements within the complex. Figures 22, 23, 24 and 25 illustrate examples of acceptable building elevations and use of the vernacular to unify and provide a sense of scale. The figures also illustrate the use of the vernacular for a typical outlying townhome building and how the architectural style is continuous with the other multifamily buildings. The elevations shown in this section provide a basis for acceptable design and materials for the various buildings in PA2 and do not illustrate specific examples of building design.

Mass & Scale
• Mediterranean architecture emphasizes harmony and balance in its design. Each building shall maintain proportional relationships between various elements, such as windows, doors, arches, and columns, to achieve a pleasing visual balance. • Utilize courtyards, arcades, and patios to break up the overall mass and create a sense of openness and connection with the outdoors.
• Varied proportions are encouraged. Elements in facades should be spaced at regular intervals to create a visual rhythm.
• Each building will incorporate a continuity of mass, scale, and architectural features and similar detailing.
• Accent features such as awnings and color banding should be encouraged for continuity of scale between the elements/buildings.

Roof Treatments
• Roofs play a crucial role in Mediterranean architecture. Use of flat, hip, shed, and pitched roofs are encouraged.
• Exposed roof materials shall consist of clay tiles or shingles that blend harmoniously with architectural elements, materials, and colors.
• Flat roofs may be used with a parapet alone, or in combination with other roof forms. • The use of variable ridge lines on a single structure is encouraged. • Roof pitch may vary between buildings.
• Mechanical equipment may be placed only on flat portions of roofs provided that it is screened from public view and that the screening is incorporated into building design. • Roof pitch on any one structure should be consistent within the limitations of the material being used.

Architectural Features and Details
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• Mediterranean architecture often features an abundance of windows and openings to facilitate natural ventilation and light.
• All mechanical equipment including fuse boxes, heating and cooling equipment, and satellite dishes shall be screened from public view. The building parapet heights shall be adjusted so that roof elements are screened from view.
• The use of curtain walls is not allowed.
• Separate screening walls shall only be used as an exception and shall be designed to utilize building materials and colors.
• Exterior walls should emphasize shadow relief using recesses, covered walkways, trellises, and landscaping where appropriate.
• Building entryways should be visually emphasized and keep a sense of pedestrian scale. • Corner accents using tower features are encouraged.

Walls and Fences
• Walls shall use materials and colors which match or complement associated/adjacent buildings and context.
• Walls that create long, unbroken straight lines should be avoided, by varying the parapets or with use of color and accents.

Spatial Organization
• Organize interior spaces to flow naturally and create a sense of openness and airiness. • Emphasize connections to outdoor areas, like patios and gardens, which are essential features of Mediterranean living.
• Through the use of extensive balconies, trellises, landscaping, sidewalks, and patios, PA2 should achieve a campus like environment, suitable for pedestrian movement between the various uses throughout the project area.

Materials & Colors
• The façade plays an integral role in building appearance and should use a continuous palette of similar materials and colors.
• Choose local materials that complement the surrounding environment. Common materials include steel, wood, concrete, plaster, ceramic tile, aluminum, glass, stone, and stucco.
• Use textured finishes on walls to add depth and interest to the façade without overwhelming the building's scale.
• Restraint should be exercised in the number of materials and colors selected for a given structure.
• Architectural details should be painted to match the facade. • Trellis structures shall be color finished metal tube structures or canvas awnings. • The following identifies the general colors and materials which will serve as a working palette to provide a basis of establishing architectural cohesiveness for the project. It should be noted that the below mentioned colors are suggestions, and deviations are permitted with City approval.
• Paint Colors: (Manufacturer: Dunn Edwards Paint Company, Sherwin Williams, or equal) 384 CLICK HERE to Return to Agenda
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Main Building Colors These colors would be used on large wall surfaces but could also be used as accents.

Paint

1. Amber Dawn #DE2277

2. Biscuit #DE5330

3. Golden Crest #DE5353

4. Crossroads #DE5359

5. Lustrous Yellow #DE5472

6. Aloe Plant #DE5563

7. Light Aspiration #DE6185

8. Rattan Basket #DE6201

9. Calico Rock #DE6229

10. Union Springs #DE6243

11. Mesa Tan #DEC718

12. Adobe #DEC726

13. Agreeable Gray SW 7029

14. Downing Stone SW 2821

15. Techno Gray SW 6170

16. Dovetail SW 7018

17. Studio Clay SW 9172

18. Granite Peak SW 6250

19. Whisper #DEW340 (Or equivalent)
Trim Colors

1. Calla Lily #DE5498

2. Marble Dust #DE6156

3. Porous Stone #DE6220

4. Pepper Shake SWVS 435

5. Urbane Bronze SW 7048

6. Cocoon SW 6173

7. Stockhorse #DE6126 (Or equivalent)
Stone
Eldorado Stone
Bouquet / Flintstone
French Limestone: Country Beige (Or equivalent)
Roof Tile
Monier Lifetile
Type: Slate
Color: Cherrywood
Eagle Tile
Series: Malib
Color: SMM 8820 Santa Clara Blend (Or equivalent)
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Awnings
Berridge Double Rib Panel
Colors: Hartford Green & Colonial Red
Sunbrella (Fabric)
Colors: 14617 Hogan Flame (Or equivalent)
Exterior Cement Plaster
Finish: Smooth, hand toweled and painted with elastomeric paint Color: Refer to Paint Colors
Windows
Material: Steel or Aluminum Frames with true divided lights Color: Black
Glazing: Clear
Material: Aluminum Storefront Window
Color: Black
Glazing: Clear
Hardscape Color Accents
Chromix
#C-26 Antique Cor
#C-27 Westwood Brown
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Figure 22: Example of 3-Story Multifamily Building Sheet 1 of 2 387 CLICK HERE to Return to Agenda
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Figure 22: Example of 3-Story Multifamily Building Sheet 2 of 2 388 CLICK HERE to Return to Agenda
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Figure 23: Example of 3-Story Townhome Building Sheet 1 of 2 389 CLICK HERE to Return to Agenda
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Figure 23: Example of 3-Story Townhome Building Sheet 2 of 2 390 CLICK HERE to Return to Agenda
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Figure 24: Example of 2- & 3-Story Townhome Building
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Figure 25: Example of 2-Story Townhome Building
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C. SITE SIGN GUIDELINES
A master sign program for the Specific Plan area has been approved under a separate sign permit.

The approved sign program provides guidelines necessary to achieve a visually coordinated, balanced, and appealing sign environment, harmonious with the architecture of the Specific Plan area, while maintaining provisions for individual graphic expression. The developer shall secure sign permits for any new buildings from the City’s Building and Safety Department by submitting three (3) copies of fully dimensioned scaled drawings as follows:
a) A site plan showing the location of the proposed signage on the site. b) An elevation of the building drawn to scale showing sign placement. c) A detailed elevation of the sign drawn to scale and showing all colors, materials, dimensions, and copy.
d) Fabrication and installation details, including structural and engineering data, UL electrical specification, and type and intensity of illumination (for electrical signs). e) Any other drawing, details, and information as required by the City.

D. SITE LIGHTING GUIDELINES
Commercial Lighting Guidelines
• Exterior lighting, when used, should enhance the building design and the adjoining landscape.
• Lighting standards and building fixtures should be of a design and size compatible with the building and adjacent areas.
• Lighting shall be restrained in design and excessive brightness (night glow) avoided. • Standard design techniques will be employed to shield parking light fixtures from adjacent land uses and control direct glare and spill light emanating from these fixtures. • Parking lot light poles will be equipped with a recessed lamp and a flush lens and shall not exceed a maximum height of 18 feet throughout the site. • The average foot candles (FC) for the project site would be 1.8 FC, with a maximum of

4.9 FC and a minimum of 0.7 FC.

Multifamily Lighting Guidelines
• Residential Parking Lots: 1 FC minimum
• Pedestrian Egress Walkways: 1 FC minimum
• Pedestrian Walkways: 0.25 FC minimum
• Main Entry Roadway: 1 FC minimum
• Internal Roadway Drive Aisles: 0.25 FC minimum
E. SITE LANDSCAPE
The purpose of this section is to establish standards that would contribute to the thematic project image and identity of the Specific Plan area. The Specific Plan landscape design standards establish levels of hierarchy that would provide a varied and high-quality experience at the pedestrian and vehicular level within the project.

Existing Specific Plan area landscape improvements include groundcover, shrubs, and trees along the full site perimeter, street frontages, parking lots, and drive aisles. These improvements reflect 393 CLICK HERE to Return to Agenda
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those specified in Amendment No. 2, Section III C. Landscape Plan. A copy of the Amendment No. 2 Preliminary Landscape Plan is provided as Figure 26. Existing landscape design utilizes ornamental material to provide a temperate environment. Parking lot areas are shaded with a combination of Palo Verde and Desert Museum Palo Verde trees. Palm trees are used to provide vertical scale and aesthetic contrasts. Tipu Trees, Acacia, and Chitalpa trees are used to help screen views from adjacent residential areas.

Figure 27 illustrates an example of an acceptable PA2 landscape plan that would build upon the existing Specific Plan area landscape. A multifamily project in PA2 shall include an entry statement at Primary Entry Drive 1. In this conceptual plan, an enhanced paving band and project identity sign act as an entry statement at Primary Entry Drive 1. Furthermore, the drive is shown to be lined with a combination of tree species including palms, Desert Willows, and Palo Verdes. Like those at the Project intersection, Palm trees are shown along the primary vehicular drives to provide vertical scale and aesthetic contrasts. Palo Verde, Acacia, and Sumac are proposed as canopy trees to screen views from the adjacent single-family residential properties. Shrubs could include Agave, Aloe, Bougainvillea, Bottlebrush, Desert Cassia, Barrel Cactus, Brittlebush, Ocotillo, Red Yucca, Angelita Daisy and Sunset Lantana. Ground covers or gravel mulch may fill in between the shrubs to protect the soil from the sun, evapotranspiration, and run-off. Figure 27: Conceptual Landscape Plan – Multifamily illustrates a 165-foot-long landscaped hedge, measuring 12 feet in height placed south of buildings 5 and 6 along the southern property line to provide additional privacy screening from the adjacent single-family residential homes. Such a hedge would be necessary for any residential building 2 stories or higher located within 75 feet of the southern property line.

The plant materials listed below are approved for use within the specific plan area. Any plant material proposed onsite that is not listed below would require approval by the City of La Quinta Director of Design and Development or designee. The approved plant materials have been chosen for their adaptability to the desert climate, their relationship to the existing surrounding developments, and their intended use and function with the project. A list of the approved species is provided below. Those in bold print represent plant species added with Amendment No. 3.

Trees (Common Name)
 Chitalpa
 Mexican Blue Palm
 Palo Verde – Cercidium Flordium
 Palo Verde – Parkinsonia Aculeata
 Tipu Tree
 Willow Acacia
 African Sumac
 Desert Museum
 Pindo Palm
 Medjool Date Palm
 Olive Tree
 Mexican Fan Palm
 Texas Mountain Laurel
 Southern Magnolia
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• Silk Tree
Shrubs (Common Name)
• Red Hot Poker
• Bougainvillea
• Red Bird of Paradise
• Desert Cassia
• Brittlebush
• Ocotillo
• Red Yucca
• Creosote Bush
• Texas Ranger
• Regal Mist
• Autumn Glow
• Deer Grass
• Baja Ruellia
• Mojo Pittosporum
• Icee Blue Yellow-Wood
• Little Ollie Dwarf Olive
• Foxtail Agave
• Aloe
• Little John Bottlebrush
• Golden Barrel Cactus
• Red Yucca
• Spanish Dagger
• Mexican Fence Post Cactus
Groundcovers
• Spreading Sunset
• Confetti
• Purple Lantana
• New Gold Lantana
• Angelita Daisy
• Verbena
• Spreading Sunset Lantana
• Creosote Bush
• Lockwood De Forest Rosemary
Design Guidelines
The guidelines presented herein are not intended to discourage creative design or individuality.

Rather, they are intended to assist in providing the continuity and desired image which will make the Specific Plan area a unique and special mixed-use project. 395 CLICK HERE to Return to Agenda
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• Ground covers or gravel mulch should be used to enhance the appearance of the Specific Plan area and protect soil from erosion. Acceptable ground cover includes gravel, rocks or living plant materials. Tree bark and shredded wood products, which are lightweight and subject to wind and water erosion, are prohibited in unprotected areas. • Water efficient landscape materials, including native plants, with drip irrigation should be used wherever possible as a means of conserving water resources and minimizing maintenance costs.
• Landscaping should be designed to screen above ground utility equipment, service areas and trash containers. Homogenous, visually subtle plant materials should be selected for use in these areas in order not to focus attention on the objectionable items.

Entryways
• Areas which serve as a focus of vehicular traffic, such as project entries, should be accented using colorful shrubs and groundcovers for enhanced visual interest. These shrubs and ground covers may include Aloe, Angelita Daisy, Bougainvillea, Golden Barrel Cactus, Purple and gold Lantana, Verbena, and Yucca.
• Project entries should utilize vertical accents such as palm trees to provide a sense of arrival to the facility with matched or varying heights. • Plant materials at project entries should be located to avoid interfering with motorist sight lines. Plant combinations shall leave an area 30 inches above grade open to allow for unobstructed views of approaching vehicles and pedestrians.

Buildings
• Plant materials should be used to soften long stretches of blank wall surface. • Landscape materials shall be selected with colors and textures which enhance architectural elements.

Streetscapes
• Streetscapes should incorporate informal masses of trees and shrubs. • Streetscapes fronting the project should maintain a plant palette and design concept which is compatible with surrounding finished street frontages.

Parking Lots
• Plant material should consist of Lantana groundcover, Palo Verde and Desert Museum trees, and Desert Cassia, Texas Ranger, Muhlenbergia, and Red Yucca shrubs which would allow sight line over shrubs yet provide islands that are green. • The design of parking lots should include provisions for canopy trees to provide shade for parked vehicles.
• Parking areas should be screened from adjacent roadways using low walls, landscaping, or berms.
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Figure 26: Conceptual Landscape Plan - Commercial
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Figure 27: Conceptual Landscape Plan – Multifamily Sheet 1 of 3 398 CLICK HERE to Return to Agenda
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Figure 27: Conceptual Landscape Plan – Multifamily Sheet 2 of 3 399 CLICK HERE to Return to Agenda
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Figure 27: Conceptual Landscape Plan - Multifamily Sheet 3 of 3 400 CLICK HERE to Return to Agenda
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VI. OPERATIONAL GUIDELINES
A. HOURS OF OPERATION
The retail uses on site will operate from 6:00 AM to 12:00 AM, Monday through Sunday. Any Market or Drug Store would also be open 24 hours a day, seven days a week.

B. TRANSPORTATION DEMAND MANAGEMENT
According to the guidelines contained in the City’s Transportation Demand Ordinance (Section

9.180.030), this project may be required to make provisions for transportation demand management. If the City deems necessary, the project shall incorporate the following measures:
• The project shall make provisions for bicycle racks in accordance with the City Zoning Code.
• The project shall identify a Transportation Demand Coordinator to promote participation in TDM programs among employees.
• The TDM Coordinator shall encourage ride sharing, bus ridership, telecommuting, flexible work schedules, and other TDM programs as feasible and appropriate.

C. MAINTENANCE
Maintenance of buildings, parking facilities, common walkways and landscaped areas, sewers, drainage facilities, utilities, and any other improvements not dedicated to public use shall be maintained by the project’s Building Management Association. Residential units shall be maintained by the Residential Property Manager. On-site facilities and landscaping shall be maintained in a clean, attractive, and safe condition in accordance with City regulations. 401 CLICK HERE to Return to Agenda
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VII. PLAN ADMINISTRATION AND IMPLEMENTATION
The purpose of this section is to provide an outline of the steps necessary to implement the Specific Plan and applicable conditions, mitigation measures, and regulations in coordination with the City and other governing public agencies. The approval of this Specific Plan, and adoption of conditions of approval and a Mitigation Monitoring and Reporting Program (MMRP) will assure that timely mitigation of project impacts take place at the appropriate milestones and in accordance with project implementation.

A. ADMINISTRATION
Administrative Changes
It is the intent of the Specific Plan to provide design flexibility with respect to the interpretation of this document and any proposed project design programs. Minor modifications to the approved Specific Plan are allowed at the discretion of the Director of Design and Development or designee. Minor Modifications to the Specific Plan must be consistent with the purpose and intent of the Specific Plan. After such an administrative change has been approved, it shall be attached to the Specific Plan as an addendum.

The following minor modifications qualify for an administrative change:
• Modifications necessary to comply with final Conditions of Approval or mitigation measures;
• Addition of information to the Specific Plan (including maps or text) for purposes of clarification that does not change the intent of any plan or regulation, as well as correction of any clerical or grammatical errors;
• Adjustments to the alignment, location and sizing of utilities and facilities or a change in utility and/or public service provider may be approved by the City’s Engineering or Public Works Department so long as the adjustments or changes are found to be in compliance with applicable plans and standards of the agency responsible for such utilities and facilities; • Variation in the number and type of dwelling units within PA2, so long as the unit count does not exceed 95 units;
• Alternative PA2 amenities in conformance with Section 111.B. which align with the needs and desires of the target residents with the intent of creating a vibrant and comfortable community environment;
• Minor (10% or less) adjustments to any of the development standards or regulations listed in Tables 6 and 7 in accordance with LQMC § 9.210.040;
• Changes to the site layout, building design, building materials and colors, landscape materials, entry design, and streetscape design which are consistent with the design criteria set forth in the Design Guidelines of the Specific Plan; and • Increases or decreases in parcel sizes, so long as any change meets the minimum parcel size requirements of the Specific Plan.

Non-Administrative Changes
Proposed changes not in conformance with the intent of the Specific Plan shall require City Council approval and be processed in accordance with the procedures provided in LQMC §

9.240.
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B. IMPLEMENTATION
The implementation of the provisions of this Specific Plan shall be by the following:
• The City of La Quinta Design & Development Department shall enforce the development standards and design guidelines set forth herein.
• In the case of uncertainty or ambiguity in the meaning or intent of any provision of this Specific Plan, the Design and Development Director or designee has the authority to interpret the intent of the provision.
• Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per LQMC §9.200.110.
• The City of La Quinta shall administer the provisions of this Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan and the LQMC.
• The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City’s Municipal Code, as they currently exist or may be amended in the future.
• All regulations, conditions and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. If any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected.
• Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. 403 CLICK HERE to Return to Agenda
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Appendix A

GENERAL PLAN CONSISTENCY ANALYSIS
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LAND USE ELEMENT
Policy No. Policy Consistency
Goal LU-1 Land use compatibility throughout the City.

Policy LU 1.1 The Land Use Map shall implement the goals and policies of the Land Use Element and the
other Elements of this General Plan.

The Specific Plan area is located at the
southwest corner of Fred Waring Drive and
Jefferson Street. The Specific Plan area Land
Use designation is CG General Commercial
and is subject to the MU Mixed Use Overlay
as introduced in the 2035 General Plan. The
Specific Plan area shall serve as a mix of
commercial and multifamily uses consistent
with the CG General Commercial Land Use
designation and MU Mixed Use Overlay
District.

Goal LU-2 High quality design that complements and enhances the City.

Policy LU 2.1 Changes and variations from the Zoning
Ordinance in a Specific Plan will be offset by
high quality design, amenities and mix of land
uses.

This Specific Plan includes land use and
development regulations (Section IV) and
design guidelines (Section V) that will allow a
mix of commercial and multifamily uses of
high quality and cohesive design character.

Architectural design guidelines require
Mediterranean architecture with the use of
high-quality finishes and materials, and lush
landscape improvements. The Specific Plan
area shall include pedestrian connections
with a plaza and other pedestrian friendly
features. Residents shall benefit from a
variety of amenities such as a swimming pool,
indoor gym, community room, tot-lots and
outdoor walking areas. Pedestrian walkways
shall be well landscaped.

Policy LU 2.2 Specific Plans shall be required for projects proposing the integration of recreation,
tourist commercial and residential uses; and
for all projects proposing flexible
development standards that differ from the
Zoning Ordinance.

The Specific Plan approval dates back nearly
20 years, followed by the approval of Specific
Plan Amendment No. 1 and Specific Plan
Amendment No. 2 in 2005 and 2008,
respectively. Planning Area 1 is fully built out
with nearly 39,000 sq. ft. of commercial retail.

Planning Area 2 has remained vacant for
nearly 15 years as retail demand has faltered
over the past 10 years. Specific Plan
Amendment No. 3 provides flexible design
standards that differ from the Zoning
Ordinance but remain in-line with the City’s
mixed use overlay development standards.

Policy LU 2.3 The City’s outdoor lighting ordinance will be maintained.

The outdoor lighting contained within the
site will not produce significant light or glare
that would adversely affect day or nighttime
views in the area. New light sources will be
similar to the existing lighting patterns in the
area and will comply with the City’s lighting
ordinance.

Goal LU-3 Safe and identifiable neighborhoods that provide a sense of place. 405 CLICK HERE to Return to Agenda
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Policy LU 3.1 Encourage the preservation of neighborhood character and assure a consistent and
compatible land use pattern.

The Specific Plan area is located at the
southwest corner of Fred Waring Drive and
Jefferson Street, two major arterial roadways
with 120-foot-wide rights-of-way. The
Esplanade single-family residential subdivision
is located directly across Fred Waring Drive,
north of the Specific Plan area. The property
to the east of Jefferson Street is within the
City of Indio’s jurisdictional boundaries and
has been developed as a retail center. The
Heritage Palms Golf Resort is located across
Jefferson Street to the southeast. Land use
immediately west of the site includes an
existing well site, City park, and a retention
basin associated with the residential
Monticello subdivision, which is located
further to the west and directly south. The
Specific Plan area is separated from the
Monticello subdivision and neighboring park
by a six-foot-high masonry wall and landscape
improvements. The Specific Plan places its
housing component (Planning Area 2) to the
south of the project to serve as a buffer
between the commercial uses and Monticello
subdivision. Canopy trees and a 12-foot tall
landscaped hedge shall line the southern
property line to provide privacy between any
proposed 2-story units within 75 feet of the
southern property line and adjacent to the
existing single-family homes. Planning Area 2
shall be developed with high quality
Mediterranean architecture that
complements the surrounding communities
and existing retail uses.

Policy LU 3.3 Maintain residential development standards including setbacks, height, pad elevations and
other design and performance standards that
assure a high quality of development in the
Zoning Ordinance.

Planning Area 2 of the Specific Plan is a
designated mixed-use zone that allows
multifamily housing in addition to commercial
uses. Section IV B outlines land use and
development standards including setbacks,
height, parking standards, and other design
and performance standards that assure a high
quality of development.

Goal LU-4 Maintenance and protection of existing neighborhoods.

Policy LU 4.1 Encourage compatible development adjacent to existing neighborhoods and infrastructure.

The Specific Plan area is located at the
southwest corner of Fred Waring Drive and
Jefferson Street, two major arterial roadways.

The Specific Plan area is surrounded by
single-family residential to the north and
south, a city park to the west and retail to the
east. The Specific Plan designates two
Planning Areas: (i) Planning Area 1 which is
located on the northern half of the site
closest to the high traffic intersection and
designated for commercial retail uses, and (ii)
Planning Area 2 which is located on the
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Specific Plan Jefferson Square
May 2024 75
southern half of the site closest to the
Monticello subdivision and designated for
multifamily or commercial retail uses.

Planning Area 2 serves as a buffer between
the commercial uses and Monticello
subdivision. Water, sewer, electrical, gas and
telecommunication utilities are currently
stubbed to the site and readily available for
future development.

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

Policy LU 5.2 Consider changes in market demand in
residential product type to meet the needs of
current and future residents.

The City updated the Housing Element in
2022. The City’s RHNA is 1,530 units for the
2022–2029 planning period. The RHNA
includes housing planning goals for very low,
low, moderate, and above-moderate income
households. Table II-30 of the 2022 Housing
Element indicates that as of 2019, 78 percent
of the City’s housing stock consists of singlefamily detached units. Multifamily projects in the form of five or more units accounted for
a mere 6.5 percent of the City’s housing
stock. The Specific Plan designates Planning
Area 2 as a potential multifamily project area
which would help further diversify the City’s
housing offerings with apartments,
condominiums, or townhomes. These units
will incorporate current market trends that
include the “work from home” spaces,
recreational amenities, electric vehicle plugin
stations, and water and power efficient
fixtures.

Goal LU-6 A balanced and varied economic base which provides a broad range of goods and services to the City’s residents and the region.

Policy LU 6 1 Commercial land use designations shall allow a full range of retail, office, resort, and
institutional businesses in the City.

Planning Area 1 of the Specific Plan area is an
established retail center that offers a wide
variety of goods and services.

Goal LU-7 Innovative land uses in the Village and on Highway 111.

Policy LU-7.1 Encourage the use of mixed-use development in appropriate locations.

The Specific Plan proposes a horizontally
mixed-use development project in an existing
commercial retail center. Planning Area 2 of
the Specific Plan area remains undeveloped
due to low demand for retail uses at this
location. The Specific Plan designates Planning
Area 2 as a mixed-use zone with the potential
for fully integrated multifamily uses on the
site.

Policy LU-7.4 Develop incentives for Mixed Use project.

Program LU-7.4a: Consider density bonuses,
modified parking requirements, expedited
entitlement and building permit processing
and fee waivers for Mixed Use projects.

The Specific Plan specifies reduced covered
parking standards and parking garage design
dimensions. See Table 6.
407 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 76

CIRCULATION ELEMENT
Policy No. Policy Consistency
Goal CIR-1
A transportation and circulation network that efficiently, safely, and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City.

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

The Specific Plan allows multifamily in
Planning Area 2. A mixed-use development
project would provide inter-connections
between uses, which would allow residents
and businesses to co-exist without conflict
and provide residents with adjacent work and
shopping opportunities that do not
necessitate vehicle travel. Having commercial
uses close by inherently encourages walking
and bicycle-riding rather than driving a car.

Goal CIR-2
A circulation system that promotes and enhances transit, alternative vehicle, bicycle, and pedestrian networks.

Policy CIR-2.3 Develop and encourage the use of
continuous and convenient pedestrian and
bicycle routes and multi-use paths to places
of employment, recreation, shopping,
schools, and other high activity areas with
potential for increased pedestrian, bicycle,
golf cart /NEV modes of travel.

The project would provide inter-connections
between uses, allowing residents and
businesses to co-exist without conflict, and
providing residents with work and shopping
opportunities that do not include their cars.

Having commercial uses close by inherently
encourages walking and bicycle-riding rather
than driving a car. Multifamily development
amenities could include a bicycle storage
room to further encourage the use of
bicycles. Finally, nearby Sunline Transit stops
are located on Fred Warning Drive. The
project also provides a direct pedestrian
connection to Monticello Park for guests and
residents.

LIVABLE COMMUNITY ELEMENT
Policy No. Policy Consistency
Goal SC-1 A community that provides the best possible quality of life for all its residents.

Policy SC 1.2 Reduce water consumption at a minimum
consistent with the Greenhouse Gas
Reduction Plan (also see Air Quality
Element).

The development will meet the CALGreen
code which requires water conservation, high
efficiency plumbing fixtures and fittings such
as toilets, water heaters and faucets. Water
efficient landscape materials, including
drought tolerant plants, with drip irrigation
will be used wherever possible as a means of
conserving water resources.

Policy SC 1.3 Encourage the use of more environmentally friendly storm water management techniques
such as bioswales, permeable surfaces and
other methods as they are developed, in all
new development.

This Specific Plan area’s storm water
management system incorporates two above
ground retention ponds as well as one
underground infiltration basin. Refer to
Section III. E. Drainage Plan for more detailed
information.
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Specific Plan Jefferson Square
May 2024 77
Policy SC 1.5 All new development shall include resource efficient development principles.

The development will meet CALGreen and
California Building Energy Efficiency
Standards. These codes are designed to
provide increasingly stringent energy
efficiency standards, leading to eventual
requirements for net zero construction.

ECONOMIC DEVELOPMENT ELEMENT
Policy No. Policy Consistency
Goal ED-1
A balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region.

Policy ED-1.1 The Land Use Element shall maintain a
balance of land use designations to address
economic needs, meet market demand, and
assure a wide range of development
opportunities.

The Specific Plan provides mixed use
development standards and design guidelines
that provide development flexibility to assure
future projects are designed to meet market
demand and provide a wide range of
development opportunities.

HOUSING ELEMENT
Policy No. Policy Consistency
Goal H-1
Provide housing opportunities that meet the diverse needs of the City’s existing and projected population.

Policy H 1.3 Direct new housing development to viable
areas where essential public facilities can be
provided and employment opportunities,
educational facilities, and commercial support
are available.

The Specific Plan area is located in an
established neighborhood in close proximity
to employment opportunities, educational
facilities, and commercial goods and services.

Existing onsite uses offer commercial goods
and services, and a commercial retail center
is located directly adjacent to the site. Public
elementary and middle schools are within 1.0
mile of the Specific Plan area and La Quinta
High School is approximately 1.6 miles from
the site. Desert Sands Unified School District
office, La Quinta Resort and Walmart
Supercenter, the City’s three largest
employers are all located within 6.0 miles
from the site.

Goal H-2
Assist in the creation and provision of resources to support housing for lower and moderateincome households.

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

As of 2019, 78% of the City’s housing stock
was made up of single-family detached
product type. This product type is typically
more expensive than other product types
(condominiums, townhomes, and
apartments). The Specific Plan will provide
development opportunity for underserved,
less expensive housing types (condominiums,
townhomes, and apartments).

Goal H-3
Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents. 409 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 78
Policy H 3.1 Remove unnecessary regulatory constraints
to enable the construction or rehabilitation
of housing that meets the needs of La Quinta
residents, including lower income and special
needs residents.

The Specific Plan will allow the development
of underserved, less expensive housing types
(condominiums, townhomes, and
apartments) in the City.

Goal H-6
Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials.

Policy H 6.1 Promote higher density and compact
developments that increase energy efficiency
and reduce land consumption.

The Specific Plan allows high density
residential development (12 – 24 units per
acre) on site. The Specific Plan envisions a
clustering of units of varying product types in
a compact footprint designed to increase
energy efficiency and reduce land
consumption.

Policy H-6.4 Focus sustainability efforts on measures and techniques that also assist the occupant in
reducing energy costs; therefore, reducing
housing costs.

The Specific Plan will incorporate CALGreen
and California Building Energy Efficiency
Standards. Housing will incorporate high
efficiency plumbing fixtures, energy efficient
lighting fixtures and appliances, energy
efficient windows and drought tolerant
landscaping with low flow watering systems.

Additionally, electric vehicle plug in stations
will be provided for select residential units.

AIR QUALITY ELEMENT
Policy No. Policy Consistency
Goal AQ-1 A reduction in all air emissions generated within the City.

Policy AQ 1.3 Work to reduce emissions from mobile
sources by encouraging a decrease in the
number of vehicle trips and vehicle miles
traveled.

Mixed-use development in the Specific Plan
area would reduce the amount of vehicle
trips and VMT by locating residents in
proximity to services, employment, and
public transportation. Additionally,
alternative forms of travel (walking and
cycling) shall be encouraged through use of
pedestrian connections provided to
surrounding areas. Providing a pedestrian
access network to link areas of the project
site encourages people to walk instead of
drive. The project would provide a
pedestrian access network that internally
links all uses and connects to all existing or
external streets and pedestrian facilities
contiguous with the project site.

Policy AQ 1.5 Ensure all construction activities minimize emissions of all air quality pollutants.

All construction activities will abide by
construction requirements set forth by the
City including the Fugitive Dust Control
regulations.

Policy AQ 1.6 Proposed development air quality emissions of criteria pollutants shall be analyzed under
CEQA.

The project will be analyzed under the
provisions of CEQA.
410 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 79
Policy AQ 1.7 Greenhouse gas emissions associated with a development project shall demonstrate
adherence to the City’s GHG Reduction Plan.

The proposed PA2 multifamily plan has been
analyzed for greenhouse gas emissions. The
project is expected to result in GHG
emissions totaling 646.43 MTCO2e per year
from construction, area, energy, mobile
sources, waste, and water usage sources,
which is considerably below the pertinent
screening level of 3,000 MTCO2e per year in
compliance with AB 32, EO S-3-05, and the
City’s GHG Reduction Plan. As a result, the
project is not expected to conflict with any
applicable plan, policy, or regulation for the
purpose of reducing GHG emissions.

BIOLOGICAL RESOURCES ELEMENT
Policy No. Policy Consistency
Goal BIO-1
The protection and preservation of native and environmentally significant biological resources and their habitats.

Policy BIO 1.4 Comply with the requirements of the
Migratory Bird Treaty Act (MBTA).

Development projects shall comply with the
requirements of the Migratory Bird Treaty
Act (MBTA).

Policy BIO 1.6 Native desert plant materials should be
incorporated into new development projects
to the greatest extent possible. Invasive, nonnative species shall be discouraged.

The Landscape Guidelines for this Specific
Plan include a California native and drought
tolerant landscape palette. The landscaping
will be consistent and compatible with the
surrounding context.

CULTURAL RESOURCES ELEMENT
Policy No. Policy Consistency
Goal CUL- 1 The protection of significant archaeological, historic and paleontological resources which occur in the City.

Policy CUL 1.1 All reasonable efforts should be made to identify archaeological and historic resources
in the City.

On November 15, 2022, CRM Tech
conducted a field inspection of the PA2
project area. At that time, no
historical/archaeological features or artifact
deposits were encountered on the ground
surface, which has been extensively disturbed
by past grading, excavation, and other
development activities. Currently an asphaltpaved parking lot occupies the northeastern and southwestern portions of the project
area, with engineered earthen pads making up
the rest of the acreage.

Although the most recent field survey did not
find any evidence of any cultural resources,
the site has been sensitive for archaeological
resources and could potentially contain
additional subsurface archaeological
resources. Therefore, mitigation in the form
of a qualified archaeological and Tribal
411 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 80
monitor during the excavation of any area
located outside of the designated pad areas
shall be required. With this mitigation
measure, impacts to historical and
archaeological resources are less than
significant.

WATER RESOURCES ELEMENT
Policy No. Policy Consistency
Goal WR-1 The efficient use and conservation of the City’s water resources.

Policy WR 1.4 Protect storm water from pollution and
encourage its use to recharge the aquifer.

The development is required to prepare a
Storm Water Pollution Prevention Plan
(SWPPP) that complies with the La Quinta
Drainage Area Management Plan (DAMP).

NOISE ELEMENT
Policy No. Policy Consistency
Goal N-1 A healthful noise environment which complements residential and resort character.

Policy N 1.1 Noise standards in the City shall be
consistent with the Community Noise and
Land Use Compatibility scale described in this
Element.

Block walls (noise barriers) and rooftop
parapet walls will be provided to protect
neighboring homes from noise sources.

Mechanical ventilation systems will be
installed to permit windows to remain closed
for prolonged periods of time to ensure
traffic noise will not exceed interior noise
standards.

Policy N 1.2 New residential development located
adjacent to any roadway identified in Table
IV-4 as having a build out noise level in excess
of 65 dBA shall continue to be required to
submit a noise impact analysis in conjunction
with the first Planning Department
application, which demonstrates compliance
with the City’s noise standards.

Through the completion of a Final Acoustical
Report once plans are finalized, the project
will comply with City noise standards.

Policy N 1.3 New non-residential development located
adjacent to existing residential development,
sensitive receptors or residentially
designated land, shall be required to submit a
noise impact analysis in conjunction with the
first Planning Department application, which
demonstrates that it will not significantly
impact the adjacent residential development
or residential land.

LSA completed a Noise and Vibration Impact
Analysis to identify the Specific Plan’s noise
impacts on the neighboring sensitive
receptors. The Noise and Vibration Impact
Analysis demonstrates the proposed PA2
development will generate less than
significant impacts on those sensitive
receptors due to operations of rooftop
mechanical ventilation equipment as levels
will be below the applicable daytime and
nighttime hourly noise level standards.
412 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 81
Policy N 1.4 All Mixed Use projects shall be required to submit a noise impact analysis in conjunction
with the first Planning Department
application, which demonstrates compliance
with the City‘s noise standards.

The project will comply with City noise
standards.

Policy N 1.5 All noise impact analysis will include, at a minimum, short-term construction noise and
noise generated by the daily operation of the
project at build out.

These mitigation measures will be
implemented during construction.

SOILS AND GEOLOGY ELEMENT
Policy No. Policy Consistency
Goal GEO-1
Protection of the residents’ health and safety, and of their property, from geologic and seismic hazards.

Policy GEO 1.4 The City shall require that all new structures be built in accordance with the latest adopted
version of the Building Code.

All new development will require building
permits subject to the latest California
Building Code Standards.

FLOODING AND HYDROLOGY ELEMENT
Policy No. Policy Consistency
Goal FH-1
Protection of the health, safety, and welfare of the community from flooding and hydrological hazards.

Policy FH 1.6 Major drainage facilities, including debris basins, retention/detention basins, and flood
control facilities shall provide for the
enhancement of wildlife habitat and
community open space to the greatest extent
feasible, while still maintaining their functional
qualities.

The existing above ground drainage retention
basins will remain in place. The basins are not
designed for recreational use but will remain
open to wildlife habitat.

EMERGENCY SERVICES ELEMENT
Policy No. Policy Consistency
Goal ES-1 An effective and comprehensive response to all emergency service needs.

Policy ES 1.2 New development proposals shall continue
to be routed to the Fire Department to
assure that project access and design provide
for maximum fire and life safety.

All construction permits shall be subject to
Fire Department review to assure necessary
safety standards are met.
413 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 82
Policy ES 1.6 New development proposals shall continue
to be routed to the Police Department to
assure that project access and design provide
for defensible space and maximum crime
prevention while maintaining City design
standards and codes.

Development proposals shall be reviewed by
the Police Department to assure necessary
safety standards are met.

WATER, SEWER AND OTHER UTILITIES ELEMENT
Policy No. Policy Consistency
Goal UTL-1
Domestic water facilities and services which adequately serve the existing and long-term needs of the City.

Policy UTL 1.3 New development shall reduce its projected water consumption rates over “business-asusual” consumption rates.

All development is required to meet
CALGreen requirements with the required
use of low-flow fixtures and water efficient
landscape and irrigation.

Goal UTL-2
Sanitary sewer facilities and services which adequately serve the existing and long-term needs of the City.

Policy UTL 2.1 All new development should be required to connect to sanitary sewer service.

All development within the Specific Plan area
will connect to existing onsite sanitary sewer
service lines.
414 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 1 of 13 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, Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel.

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

2. All the following approvals shall comply with all applicable conditions and mitigation measures:

Environmental Assessment 2022-0012
Specific Plan 2022-0004 (SP 2002-062 Amendment 3)
Tentative Tract Map 2022-0003 (TTM 38604)
Site Development Permit 2022-0015
In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Director of Design and Development shall adjudicate the conflict by determining the precedence.

3. Within 30 days of the approval of Specific Plan Amendment 2022-0004, the applicant shall provide the City with a final amended Specific Plan in PDF format, with all redlines converted to final text.

4. The Site Development Permit shall expire two years from 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.

5. Tentative Tract Map 2022-0003, and any Final Map recorded thereunder, 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 Website at www.laquintaca.gov.

6. Cross lot access shall be recorded across all lots and parcels within the Tentative Tract Map and adjacent recorded parcel map, which allows full access to and from all parts of the Specific Plan boundary.
415 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 2 of 13 ends

7. Tentative Tract Map 2022-0003 shall expire three years from the approval date unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160.

8. 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 (Development Services Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)
 La Quinta Design and Development Department - Planning and Building Divisions
 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) The applicant is responsible for all requirements for 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 improvement plans for City approval.

9. 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.

10. The applicant shall comply with applicable provisions of 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; 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. 416 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 3 of 13 ends

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 Permittee 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 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.

F. The inclusion in the Property Owners’ or Homeowners’ Association (POA or HOA) or Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the 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 as required.

11. 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 417 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 4 of 13 ends

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.

12. 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.

13. Plans shall be prepared according to the applicable code at the time of submittal for a building permit. As of January 1, 2023, these are the 2022 California Building Codes.

PROPERTY RIGHTS

14. 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 maintenance, construction, and reconstruction of essential improvements.

15. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the Property Owners Association over easements and other property rights necessary for construction and proper functioning of the proposed development, not limited to access rights over proposed and/or existing parking lot that access public streets and open space/drainage facilities of the master development.

16. 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.

PARKING LOTS and ACCESS POINTS

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

A. The parking spaces 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.
418 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 5 of 13 ends

C. Building access points shall be shown on the Precise Grading Plans so that accessibility issues can be evaluated.

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 18 feet in length with a 2-foot overhang for all parking spaces or as approved by the City Engineer. One van-accessible parking space is required per 6 accessible parking spaces.

F. Drive aisles between parking spaces shall be a minimum of 26 feet, with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. A minimum of 20 feet on each side of approach drives shall be provided where divided by median islands and as approved by the City Engineer.

18. 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.

Loading Areas 6” P.C.C./4” c.a.b.
or the approved equivalents of alternate materials.

19. 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.

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

21. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings, and specifications, or as approved by the City 419 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 6 of 13 ends

Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by qualified engineers.

IMPROVEMENT PLANS

22. 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.

23. 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).

24. 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 that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.

A. PM10 Plan 1” = 40’ Horizontal
B. Erosion Control Plan 1” = 40’ Horizontal
C. Final WQMP (Plan submitted in Report Form)
D. On-Site Precise Grading 1" = 20' Horizontal
NOTE: A through D are 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.
“On-Site Precise Grading” plan is required to be submitted for approval by the Building Official, Planning Manager, and the City Engineer. “On-Site Precise Grading” plans shall normally include all on-site surface improvements, including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements, and accessibility requirements.
420 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 7 of 13 ends

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

26. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer.

27. 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 that 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 plans 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 plan submittal.

GRADING

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

29. 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.

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

6.16 (Fugitive Dust Control), and
D. An Erosion Dust Control Plan showing Best Management Practices prepared 421 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 8 of 13 ends

in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls), and
E. A WQMP prepared by an authorized professional 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. 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.

30. 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.

31. Building pad elevations on the precise grading plan submitted for the City Engineer’s approval shall conform with pad elevations shown on the Site Development Permit Preliminary Grading Plans unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval.

32. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five-tenths of a foot (0.5’) from the elevations shown on the Site Development Permit Preliminary Grading Plans, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review.

33. 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. 422 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

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DRAINAGE

34. Stormwater handling shall conform with the approved hydrology and drainage report for Jefferson Square, SDP 2022-0015, or as approved by the City Engineer.

35. 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 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 runoff.

36. 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.

37. In the 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.

38. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer.

39. 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 or as approved by the City Engineer.

40. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that 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).

41. 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.
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Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 10 of 13 ends

42. 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 (CRWQCBCRB) 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 shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of all post-construction stormwater BMPs.

UTILITIES

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

44. 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.

45. Underground utilities shall be installed prior to the overlying hardscape. For the 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 so as to not conflict with access aisles/entrances. 424 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 11 of 13 ends

CONSTRUCTION

46. The City will conduct final inspections of habitable buildings only when the buildings have parking lot improvements and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings, and street name signs.

LANDSCAPE AND IRRIGATION

47. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans).

48. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. Said landscaping shall be constantly maintained by the center owner with damaged, dead, or dying plant material immediately replaced with healthy plant material of equivalent size.

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

50. 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).

51. 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 Director determines extenuating circumstances exist which justify 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.

Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City.

If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission’s approval, the Planning Manager shall review and approve any such revisions to the landscape plan. 425 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 12 of 13 ends

52. 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.

MAINTENANCE

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

54. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs.

FEES AND DEPOSITS

55. 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 an application for plan checks and permits.

56. 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).

FIRE DEPARTMENT

57. Fire Flow - Prior to building permit issuance, the applicant shall provide documentation showing a water system capable of delivering 4,000 gallons per minute at 20 psi for 4 hours duration. This fire flow calculation is based on Type VB building construction. The fire flow may be adjusted based on building construction type.

58. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with Riverside County Fire Department Guideline OFM-01B. Prior to the issuance of building permits, plans for the water system shall be submitted to the Office of the Fire Marshal for review and approval. An approved water supply for fire protection shall be made available prior to the arrival of combustible materials on-site.

59. Fire Department Access shall comply with Riverside County Fire Department Guideline OFM-01A. Prior to the issuance of building permits, plans demonstrating compliance with the Fire Department Access requirements shall be submitted to the Office of the Fire Marshal for review and approval. Approved fire apparatus access roads shall be available during construction.
426 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Conditions of Approval - Recommended
Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015
Project: Jefferson Square Specific Plan Amendment No. 3 Location: Southwest Corner of Jefferson Street and Fred Waring Drive Adopted: November 19, 2024

Page 13 of 13 ends

PLANNING COMMISSION

60. Enhanced crosswalks will be provided throughout Planning Area 2 (including the southeast and northeast corners of the apartment building and between building 2/3 and 4. These can consist of stamped colored concrete, paving stones, or similar features.

61. The tree screen located along the southern property line shall be extended to the southwest corner of the property. It will be located away from the existing wall, a distance of up to 3 feet, so as to provide sufficient space for maintenance. The screen shall be maintained at a height of 15 feet in a neat and healthy condition.

Installation shall be monitored by a Tribal monitor to ensure that the cultural resource in this area is not disturbed.
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ATTACHMENT 1

PROJECT INFORMATION
CASE NUMBERS:

APPLICANT:

REQUEST:

LOCATION:

ENVIRONMENTAL ASSESSMENT 2022-0012
SPECIFIC PLAN AMENDMENT 2022-0004 (SP 2002-062 AMEND. 3) TENTATIVE TRACT MAP 2022-0003 (TTM 38604)
SITE DEVELOPMENT PERMIT 2022-0015

FLORA LA QUINTA LLC

CONSIDER RESOLUTIONS ADOPTING MITIGATED

NEGATIVE DECLARATION FOR ENVIRONMENTAL ASSESSMENT
2022-0012 AND APPROVING AN AMENDMENT TO THE
JEFFERSON SQUARE SPECIFIC PLAN 2022-0004 (SP 2002-062,
AMENDMENT 3), TENTATIVE TRACT MAP 2022-0003 (TTM 38604) AND SITE DEVELOPMENT PERMIT 2022-0015 FOR THE

DEVELOPMENT OF MULTI-FAMILY RESIDENTIAL UNITS ON THE

SOUTH HALF OF THE EXISTING JEFFERSON SQUARE

COMMERCIAL CENTER

SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING
DRIVE
CEQA: EA2022-0012: INITIAL STUDY AND MITIGATED NEGATIVE

DECLARATION

GENERAL PLAN
DESIGNATION: GENERAL COMMERCIAL
ZONING
DESIGNATION: NEIGHBORHOOD COMMERCIAL, MIXED USE OVERLAY

SURROUNDING
ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL/EXISTING SUBDIVISION SOUTH: LOW DENSITY RESIDENTIAL/EXISTING SINGLE-FAMILY
HOMES
EAST: INDIO, COMMERCIAL/SHOPPING CENTER
WEST: OPEN SPACE RECREATION/PUBLIC PARK
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Vicinity Map
ATTACHMENT 2
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City of La Quinta
CITY COUNCIL MEETING: November 19, 2024

STAFF REPORT
AGENDA TITLE: INTRODUCE FOR FIRST READING AN ORDINANCE APPROVING

A ZONING ORDINANCE AMENDMENT FOR ZONING AND SUBDIVISION CODE LANGUAGE CLEAN UP AND CHANGES REGARDING: RESIDENTIAL SPECIAL

EVENTS, TENTATIVE MAP PUBLIC HEARING NOTICES, VILLAGE PARKING

ALLOWANCES, VINYL FENCING, BED AND BREAKFAST INNS, RESIDENTIAL

GARAGE SETBACKS, TEMPORARY USE PERMIT TIMING AND EXPIRATIONS, AND ACCESSORY DWELLING UNIT (ADU) REGULATIONS; CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15061 (b)(3), COMMON SENSE EXEMPTION. LOCATION: CITY-WIDE

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

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

C. Move to introduce at first reading, Ordinance No.___ to amend various sections of Titles 9 and 13 of the La Quinta Municipal Code.

EXECUTIVE SUMMARY
 Planning Staff periodically reviews the municipal zoning code and proposes amendments to update or clarify these items.
 The proposed text amendments include updating language to meet State housing law regulations for ADUs. They also include changes regarding residential garage setbacks, temporary use permit timing and expirations, village parking allowances, vinyl fencing, bed and breakfast inns, tentative map public hearing notices, and residential special events.
 On October 8, 2024, the Planning Commission (Commission) considered the proposed amendments and recommended Council approval.

PUBLIC HEARING ITEM NO. 3
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FISCAL IMPACT – None.

BACKGROUND/ANALYSIS
Council has periodically adopted zoning text amendments to clean up, update, and clarify standards. The Code amendments are included as text amendment redlines as Exhibit A of the Ordinance. A matrix of proposed amendments (Attachment 1) summarizes each amendment and lists the code section where the amendments are found. The proposed amendments are explained below:

1. Accessory Dwelling Units. Update regulations to be consistent with State housing law:
a. The proposed modification will allow the separate conveyance of an Accessory Dwelling Unit (ADU) from a Primary Dwelling, under certain circumstances, to a qualified buyer, as defined, in an effort to expand affordable housing options. With this modification, properties built or developed by an affordable housing nonprofit organization will be able to sell an ADU separate from the main residence to a qualified low or moderate income household.
b. References to the current State code sections have been updated.

2. Garage setback from front yard. A 25-foot setback requirement for garages was modified to 20 feet during the 2023 Zoning Code Update. This revision will make the residential garage and carport Section 9.60.060 consistent with the Development Standards Table in Section 9.50.030.

3. Temporary Use Permit. Maximum duration of a temporary use for 18 months from the approval date, and the applicant can request additional extensions; however, the total of all granted extensions shall not exceed 12 months.

4. Village Parking. The proposed update to the Village Build Out Area parking section will better clarify the 50% parking reduction currently allowed and continue to provide flexibility for future development applications in the Village area.

5. Vinyl Fencing. In response to both the improvement in the quality of vinyl fencing products and the number of residents inquiring about installing vinyl fencing, this Code update will allow vinyl fencing in the front yard setback area on a case-bycase basis, approved by the Design and Development Director.

6. Bed and Breakfast Inns. With the creation of Homeshare Short Term Vacation Rentals (STVR) in Chapter 3.25, Short Term Vacation Rentals, there are similar redundant processes with minor differences within the LQMC. As Homeshare STVRs are now allowed with a permit, there has been no interest in applying for Bed and Breakfast Inns. The Code amendment stops processing future Bed and 478 CLICK HERE to Return to Agenda
Breakfast Inns because Homeshare STVRs are essentially the same and will be regulated under the STVR enforcement standards. Any existing permitted Bed and Breakfast Inns will be permitted to continue operation.

7. Hearing Notices for Tentative Maps. Title 13, Subdivision Regulations, of the LQMC, requires publication of a 20-day Hearing Notice when a tentative map is processed that requires a California Environmental Quality Act (CEQA) public notice. This requirement is no longer needed as staff processes CEQA documents for public review during the application review process in advance of scheduled public hearings. A 10-day Hearing Notice requirement will be consistent with other notices currently prescribed in the Zoning Code and State Government Code.

8. Special Event Permits within Residential Districts.
a. Eliminate special event tiers under La Quinta Municipal Code (LQMC) Section 9.60.170 (Tier 1: 1-3 events, Tier 2: 4-11 events, and Tier 3: 12+ events) and process applications individually so that each event is considered on its own merits to be approved by the Design and Development Director.
b. Findings must be made that a parking plan demonstrates sufficient parking is available for the anticipated attendance and that the potential impacts on the surrounding residential streets will be minimized to the satisfaction of the Design and Development Director. This would allow staff to evaluate the parking impacts on the surrounding neighborhood and impose conditions if necessary, such as a combination of off-street/on-street parking and/or shuttle service or any other off-site parking accommodations. c. Eliminate subsection A(3) of LQMC section 9.60.170 requiring a special event approval for STVR properties exceeding the total daytime number of occupants allowed pursuant to LQMC section 3.25.070. Instead, the criteria as provided in subsection A(2) shall determine if a special event at a STVR property is triggered:

Events at privately owned dwellings involving two or more of the following characteristics:

Outdoor amplified music
A stage or staging
Event lighting
Tents
Additional parking accommodations
Traffic restrictions
Other characteristics consistent with larger gatherings that are not consistent with occasional residential
parties or small events.

At the Planning Commission study session discussion, there was consideration to amend the Code to prohibit special events at STVR 479 CLICK HERE to Return to Agenda
properties, with exceptions. There was discussion but no consensus of the Planning Commission to prohibit special events at STVR properties, with exceptions.
d. Establish administrative citations for violations of special event regulations, including violations of conditions of approval or any other provisions of the LQMC, would be a similar citation structure as provided in the STVR regulations under LQMC Chapter 3.25, as follows:

First violation: $1,000.00
Second violation: $2,000.00
Third or more violations: $3,000.00
Operating a special event without a valid special event permit:

First violation: $1,500.00
Second violation: $3,000.00
Third or more violations: $5,000.00
In addition to the fines set forth above, the first, second, third, or subsequent violation of operating a special event without a valid special event permit shall be cause for an owner to be prohibited for all time from being eligible to be issued a special event permit for use of the property for a special event.

Hosting a special event at an STVR unit without a special event permit as required by Section 9.60.170 (or successor provision, as may be amended from time to time) of this code:

First violation: $3,000.00
Second violation: $5,000.00
e. Establish a two-strikes policy. Subject to a violation reprieve request, two (2) violations of the special event regulations, violations of any conditions of approval or other provisions of the LQMC within one (1) year by any applicant, occupant, responsible party, owner(s) or owner’s authorized agent or representative, shall result in an immediate suspension of allowing any further special events at the subject property with subsequent ability to have a hearing before the City, to request a lifting of the suspension.

PUBLIC REVIEW
Public Notice
This zoning ordinance amendment was advertised in The Desert Sun newspaper on November 8, 2024.

Planning Commission Review
At its regular meeting of October 8, 2024, the Commission recommended approval of all proposed amendments.
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ENVIRONMENTAL REVIEW
The Design and Development Department has determined that the project is exempt from environmental review pursuant to Section 15061 (b)(3) of CEQA, Common Sense Exemption, in that it can be seen that the project would not cause any adverse impacts on the environment.

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

Prepared by: Scott Nespor, Senior Planner
Approved by: Jon McMillen, City Manager
Attachment: 1. Code Change Matrix
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ORDINANCE NO. XXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

LA QUINTA, CALIFORNIA, AMENDING VARIOUS
SECTIONS OF TITLE 9 AND TITLE 13 OF THE LA QUINTA
MUNICIPAL CODE REGARDING: RESIDENTIAL SPECIAL

EVENTS, TENTATIVE MAP PUBLIC HEARING NOTICES,

VILLAGE PARKING ALLOWANCES, VINYL FENCING,

BED AND BREAKFAST INNS, RESIDENTIAL GARAGE

SETBACKS, TEMPORARY USE PERMIT TIMING AND

EXPIRATIONS, AND ACCESSORY DWELLING UNIT
(ADU) REGULATIONS
WHEREAS, the City Council of the City of La Quinta, California did, on November 19, 2024, hold a duly noticed public hearing for review of a City-initiated request of Zoning Ordinance Amendment 2024-0001 to amend various sections of Title 9 and Title 13 of the La Quinta Municipal Code; and
WHEREAS, previous to said Public Hearing, the Planning Commission of the City of La Quinta did, on October 8, 2024, adopt Planning Commission Resolution No. 2024-015, recommending the City Council adopt all code amendments; and WHEREAS, the Design and Development Department published a public hearing notice for this request in The Desert Sun newspaper on November 8, 2024, as prescribed by the Municipal Code; and
WHEREAS, the zone text amendment is exempt under the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b)(3) Review of Exemptions – Common Sense Rule and is consistent with the previously approved findings of the General Plan 2035 Environmental Impact Report (Environmental Assessment 2012-622) as the proposed amendments implement the goals, policies, and programs of the General Plan; and
WHEREAS, Title 9 of the Municipal Code contains the chapters that address permitted uses, development standards, development review, and permitting procedures and Title 13 of the Municipal Code contains chapters that address subdivision regulations; and
WHEREAS, the proposed zoning text amendments are necessary to update or clarify development standards; and
WHEREAS, the proposed zoning text amendments are necessary to be in compliance with State housing law regulations for accessory dwelling units; and WHEREAS, at said public hearing, upon hearing and considering all public testimony and arguments, if any, of all interested persons wanting to be heard, the City Council did make the following mandatory findings to justify adoption of said Zoning Ordinance Amendment (9.220.020(E)) and incorporated herewith by this reference:
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Ordinance No. XXX
Amendments to Titles 9 and 13
Adopted: __________, 2024

Page 2 of 3 ends

1. Consistency with General Plan
The code amendment is consistent with the goals, objectives, and policies of the General Plan. The proposed amendments are supported by Policy LU-1.2 for land use decisions to be consistent with General Plan policies and programs and uphold the rights and needs of property owners and the public and Policy LU-3.3 to maintain residential development standards that assure a high quality of development in the Zoning Ordinance; and

2. Public Welfare
Approval of the code amendment will not create conditions materially detrimental to the public health, safety, and general welfare. The amendment meets State housing law regulations for development of accessory dwelling units, allow for site design flexibility for various residential features, clarifies language in the municipal zoning code, and does not incorporate any changes that affect the regulation and/or provision of public services, utility systems, or other foreseeable health, safety, and welfare considerations.

NOW, THEREFORE, the City Council of the City of La Quinta does ordain as follows:

SECTION 1. Titles 9 and 13 shall be amended as written in “Exhibit A” attached hereto, and incorporated herewith by this reference.

SECTION 2. The proposed zone text amendment is exempt under the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b)(3) Review of Exemptions – Common Sense Rule and is consistent with the previously approved General Plan 2035 Environmental Impact Report (Environmental Assessment 2012-622).

SECTION 3. That the City Council does hereby approve Zoning Ordinance Amendment 2024-0001, as set forth in attached “Exhibit A” for the reasons set forth in this Ordinance.

SECTION 4. EFFECTIVE DATE: This Ordinance shall be in full force and effect thirty (30) days after its adoption.

SECTION 5. POSTING: The City Clerk shall, within 15 days after passage of this Ordinance, cause it to be posted in at least three public places designated by resolution of the City Council (Resolution No. 2022-027), shall certify to the adoption and posting of this Ordinance, and shall cause this Ordinance and its certification, together with proof of posting to be entered into the permanent record of Ordinances of the City of La Quinta.

SECTION 6. CORRECTIVE AMENDMENTS: the City Council does hereby grant the City Clerk the ability to make minor amendments and corrections of typographical or clerical errors to “Exhibit A” to ensure consistency of all approved text amendments prior to the publication in the La Quinta Municipal Code.
483 CLICK HERE to Return to Agenda
Ordinance No. XXX
Amendments to Titles 9 and 13
Adopted: __________, 2024

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SECTION 7. SEVERABILITY: If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each and every section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more section, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared unconstitutional.

PASSED, APPROVED and ADOPTED, at a regular meeting of the La Quinta City Council held ____________, 2024, by the following vote:

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
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9.40.030 Table of permitted uses.

Table 9-1: Permitted Uses in Residential Districts, following, specifies those areas and structures which are permitted within each residential district. The letters in the columns beneath the district designation mean the following:
"P": Permitted as a principal use within the district.
"PUD": Planned unit development.
"A": Permitted only if accessory to the principal residential use on the site. "C": Permitted if a conditional use permit is approved. "M": Permitted if a minor use permit is approved.
"H": Permitted as a home occupation if accessory to the principal residential use and if a home occupation permit is approved.
"S": Permitted if a specific plan is approved per Chapter 9.240. "X": Prohibited in the district.

Table 9-1 Permitted Uses in Residential Districts
P = Permitted use
A = Accessory use
C = Conditional use permit
PUD = Planned unit development
M = Minor use permit
H = Home occupation permit
S = Specific plan required
T= Temporary use permit
X = Prohibited use
Very Low Density Residential Low Density Residential Cove Residential Medium Density Residential Medium-High Density Residential High Density Residential Land Use RVL RL RC RM RMH RH
Single-family detached dwellings P P P P P S
Single-family detached patio homes (i.e., "zero lotline") PUD PUD PUD PUD PUD PUD Duplexes (two units on the same lot) PUD PUD X PUD P P
Single-family attached dwellings (two units per
building with each unit on its own lot)

PUD PUD X PUD P P
Townhome dwellings (two or more units per building
with each unit on its own lot)

PUD PUD X P P P
Condominium multifamily ("airspace" units) PUD PUD X P P P Apartment multifamily (rental units) X X X P P P
Mobilehome parks C C C C C C
Mobilehome subdivisions and manufactured homes
on individual lots, subject to Section 9.60.180

P P P P P S
Resort residential subject to Section 9.60.310 P P X P P P

EXHIBIT A
Ordinance No. XXX
Amendments to Titles 9 & 13
Adopted: ________, 2024
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Guesthouses, subject to Section 9.60.100 A A A A A A
Second residential units subject to Section 9.60.090 A A A A A A Group Living and Care Uses
Child day care facilities as an accessory use, serving 6 or fewer children, subject to Section 9.60.190

A A A A A A
Child day care facilities as an accessory use, serving
7—14 children, subject to Section 9.60.190

A A A A A A
Congregate living facilities, 6 or fewer persons P P P P P X Congregate care facility C C C C C C
Residential care facilities, 6 or fewer persons P P P P P P Senior citizen residences, 6 or fewer persons P P P P P P Senior group housing, 7 or more persons X X X M M M
Time share facilities, subject to Section 9.60.280 M M M M M M Bed and breakfast inns M M M M M M
Supportive housing X X X P P P
Transitional housing X X X P P P
Open Space and Recreational Uses
Public parks, playfields and open space P P P P P P
Bicycle, equestrian and hiking trails P P P P P P
Clubhouses and community pools/cabanas P P P P P P
Unlighted tennis and other game courts on private
property, subject to Section 9.60.150

A A A A A A
Lighted tennis and other game courts on private
property, subject to Section 9.60.150

M M M M M M
Golf courses and country clubs per Section 9.110.040 P P P P P P Driving range with or without lights M M X M M M
Accessory Uses and Structures
Home occupations, subject to Section 9.60.110 A A A A A A Cottage food operations, subject to Section 9.60.115 P P P P P P Patio covers, decks, and gazebos, subject to Section

9.60.040

A A A A A A
Fences and walls, subject to Section 9.60.030 P P P P P P Satellite dishes and other antennas subject to
Section 9.60.080

A A A A A A
Swimming pools, spas and cabanas, subject to
Section 9.60.070

A A A A A A
Garages and carports, subject to Section 9.60.060 A A A A A A Keeping of household pets, subject to Section

9.60.120

A A A A A A
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On lots of 1 acre or more, the noncommercial
keeping of hoofed animals, fowl (except roosters)
and rabbits, subject to Section 9.60.120. Hoofed
animals include horses, sheep, goats, pot bellied
pigs, and similar. The keeping of horses is subject to
Section 9.140.060 and limited to one horse per 2.5
acres.

A A X X X X
Other accessory uses and structures which are
customarily associated with and subordinate to the
principal use on the premises and are consistent with
the purpose and intent of the zoning district.

A A A A A A
Agricultural Uses
Tree crop farming; greenhouses P X X X X X
Field crop farming P M X X X X
Produce stands, subject to Section 9.100.100 P T X X X X Temporary Uses
Garage sales A A A A A A
Construction and guard offices, subject to Section

9.60.200

A A A A A A
Use of relocatable building M M M M M M
Model home complexes and sales offices, subject to
Section 9.60.240

M M M M M M
Special outdoor events, subject to Section 9.60.170 M M M M M M Parking of recreational vehicles, subject to Section

9.60.130

A A A X X X
Other Uses
Churches, temples and other places of worship C C C C C C Museum or gallery displaying sculpture, artwork or
crafts, including schools for above, on 20 acres or
more

M M M M M M
Community recreational vehicle storage lots,
noncommercial

A A X A A A
Communication towers and equipment
(freestanding, new towers) subject to Chapter 9.170

C C C C C C
Communication towers and equipment (co-location,
mounted to existing facility) subject to Chapter 9.170

M M M M M M
Utility substations and facilities M M M M M M
Public flood control facilities and devices P P P P P P 487 CLICK HERE to Return to Agenda
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Other principal, accessory or temporary uses not in
this table.

Director or planning commission to
determine whether use is permitted
in accordance with Section 9.20.040.
(Ord. 602 Exh. A, 2022; Ord. 584 § 2, 2020; Ord. 550 § 1, 2016; Ord. 538 § 2, 2016; Ord. 523 § 1, 2015; Ord. 515 § 1, 2013; Ord. 512 § 1, 2013; Ord. 492 § 1, 2011; Ord. 480 § 1, 2010; Ord. 466 § 1, 2009; Ord. 445 § 1, 2007; Ord. 414 § 1, 2005; Ord. 394 § 2, 2003; Ord. 325 § 1, 1998; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996) 488 CLICK HERE to Return to Agenda
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9.60.030 Fences and walls.

A. Purpose. For purposes of this section, "fence" or "wall" means any type of fence, wall, retaining wall, sound attenuation wall, screen or windscreen. The terms "fence" and "wall" are used interchangeably in this section to mean any or all of the preceding structures. Rear and side yards shall be completely enclosed and screened by view-obscuring fencing, walls, or combinations, unless:

1. Adjoining property owners waive the rear or side yard fencing requirements; or

2. The fence abuts open space, such as golf course, lake front, or similar areas; or

3. A minor use permit is approved by the design and development director for an alternative approach.

B. Measurement of Fence Height. Except as otherwise specified in this section, fence heights shall be measured from finish grade at the base of the fence to the highest point of the fence on the interior or exterior side, whichever is higher.

In addition, the following provisions shall apply to the measurement of fence height:

1. Open railings, up to forty-eight (48) inches high, placed on top of a retaining or other wall and required for pedestrian safety shall not be included in the height measurement.

2. Fences less than thirty (30) inches apart (measured between adjoining faces) shall be considered one (1) structure and fence height shall be measured from the base of the lower fence to the top of the higher fence. Fences thirty (30) inches or more apart shall be considered separate structures and their heights shall be measured independently. The director may require that the area between such fences be provided with permanent landscaping and irrigation.

C. Fence Heights. The construction and installation of fences shall be in compliance with the following standards:

1. Within Main Building Area. In the area of a lot where a main building may be constructed, the maximum freestanding fence height shall be twelve (12) feet.

2. Setback Areas Not Bordering Streets. The maximum fence height shall be six (6) feet within any required setback area not adjoining a street. Where the elevation of an adjoining building site is higher than the base of the fence within a side or rear setback area, the height of the fence may be measured 489 CLICK HERE to Return to Agenda
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from the elevation of the adjoining building site to the top of the fence. However, fence height shall not exceed eight (8) feet measured from either side with the exception of the RC district.

3. Setback Areas Bordering Streets, Alleys and Other Accessway. a. Within all districts, the maximum fence height shall be six (6) feet within any front, rear or side setback area adjoining a public street.
b. Notwithstanding other fence height restrictions, where, because of the orientation of the lots, a property line fence separates a front yard on one (1) lot from a rear yard on an adjacent lot, the maximum fence height shall be six (6) feet.
c. Arches or trellises up to nine (9) feet in overall height and five (5) feet interior width may be constructed over a gate on a lot provided the arch/trellis is integrated into the fence/gate design.

The director may refer arch designs exceeding the standard to the planning commission for approval.
d. Any portion of a building site where vehicular access is taken shall conform to the access intersection requirements of subsection (C)(4) of this section. e. City- or state-required sound attenuation walls bordering freeways or arterial highways may exceed six (6) feet in height if so recommended by a noise attenuation study and approved by the director.
f. When there is a combined retaining and garden wall, and the retaining wall exceeds three (3) feet, the garden wall shall not exceed five (5) feet in height;

4. Adjacent to a Nonresidential Zone or Use. The maximum fence height between a residential zone or use and a nonresidential zone or use shall be eight (8) feet. a. The height of fences, trees, shrubs and other visual obstructions shall be limited to a maximum height of thirty (30) inches within the triangular area formed by drawing a straight line:
i. Between two (2) points located on and twenty (20) feet distant from the point of intersection of two (2) ultimate street right-of-way lines. ii. Between two (2) points located on and five (5) feet distant from the point of intersection of an ultimate street or alley right-of-way on one hand and the edge of a driveway or another alley right-of-way on the other if parkway width is less than twelve (12) feet wide. b. For purposes of this code, "point of intersection" means the intersection of the prolongation of the right-of-way lines, excluding any curved portion joining the two (2) lines. c. The height restrictions of this subdivision shall apply to fences, walls, trees, shrubs, vegetation, or any other material which obstructs or may obstruct visibility.

D. Gates.

1. Materials. Gates shall be constructed of ornamental iron/tubular steel, vinyl and/or wood. Such gates may be placed in any location provided they meet the requirements of this section and provided any wood used is not less than a grade of construction heart or merchantable and better redwood or No. 2 and better (no holes) western red cedar, stained or painted to match or complement the adjacent wall or structure. Alternatively, if left in natural color, all wood shall be treated with a water-repellant material. Wood gates over thirty-six (36) inches wide shall have a metal frame. Chain link gates are prohibited. Vehicular driveway gates shall be constructed of ornamental iron/tubular steel and metal if solid. If screening an RV, the gate shall be constructed of a solid opaque material.

2. Width. Pedestrian gates shall not exceed five (5) feet in width, except that gates may be any width within side yard setbacks of at least twelve (12) feet. 490 CLICK HERE to Return to Agenda
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E. Fence Construction and Materials. All fencing in residential districts shall conform to the following construction and material standards:

1. Wood and Vinyl Fencing.
a. Except for gates, split two (2)-rail fencing, and for equestrian fencing regulated by Section

9.140.060, wood and vinyl or similar recycled fencing materials are permitted in rear or interior side yards only, and only if not visible from the street. Wood-framed fencing with a stucco finish is permissible in any location on the lot provided the color of the masonry or stucco matches or complements the adjacent wall or structure. Gates may be of wood in any location provided they comply with the standards of this section.
b. All wood fencing shall be constructed of not less than a grade of construction heart or merchantable and better redwood or No. 2 and better (no holes) western red cedar, stained or painted to match or complement the adjacent wall or structure. Alternatively, if left in natural color, all wood shall be treated with a water-repellant material. c. All vinyl or similar recycled fencing material shall be constructed of an aluminum-reinforced nonreflective material that contains antistatic and UV-radiation inhibiting additives. dc. Fence boards may be horizontal or vertical. Support posts shall be a minimum of nominal four inches by four inches (4″×4″) redwood, pressure-treated lumber, tubular steel or block and installed per the Uniform Building Code.
ed. Split Rail Fencing. Split two (2)-rail fencing shall be allowed in the front yard or along the front property line with columns a maximum height of four (4) feet and three (3) feet for the top rail.

All columns shall be cemented with footings. Materials for the columns shall be wood, brick, or block. The rails may be either wood or other non-wood products that have the appearance of split rail. A building permit shall be obtained prior to construction.

2. Ornamental Iron and Tubular Steel Fencing. Ornamental iron or tubular steel fencing may be used along the front or street side yards only. The iron or steel shall be painted to match or complement the adjacent wall or structure.

3. Masonry Fencing. Solid masonry fencing (i.e., block, rock, brick, with or without stucco covering) is permitted in any location on the lot provided the color of the masonry or stucco matches or complements the adjacent wall or structure. Precision concrete block shall not be used unless all exterior surfaces visible from outside the property are covered with stucco, paint, texture coating, or other comparable coating approved by the director.

4. Material Combinations. Combinations of two (2) or more of the preceding materials may be used provided that the bottom one-half (½) of the fence is constructed of a masonry material. Combinations incorporating wood materials shall only be used for the rear and interior side yards and only when not visible from the street.

5. Other Materials. Other fence materials or combination of fence materials such as, but not limited to, corrugated metal, vinyl, bamboo, and glass may be permitted in the front or street side yard by the director in conjunction with approval of a building permit for fence construction if the permit application includes a materials sample, a site plan with proposed fence alignment, photographs of the main dwelling, and the following findings are made:
a. The design of the fence, including, but not limited to, the architectural style, materials, colors, architectural details, and other architectural elements is compatible with a main dwelling existing on site or in development review at time of application. b. The fence meets all screening requirements.
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c. The material(s) are of good and durable quality.
d. The material(s) will not be detrimental to the health, safety and general welfare of the community in the area.

F. Fence Landscaping and Maintenance.

1. Landscaping. The area between the back of curb and any fencing shall be landscaped, have a suitable permanent irrigation system, and be continuously maintained by the property owner.

2. Maintenance. All walls and fences shall be continuously maintained in good repair. The property owner shall be provided thirty (30) days after receiving notice from the city to repair a wall or fence. The building official may grant an extension to such time period not to exceed sixty (60) days.

G. Prohibited Fence Materials and Construction Fences. The use of barbed wire, razor wire, chain link, or similar materials in or on fences is prohibited in all residential districts. Chain link fencing is permitted for temporary construction fences when authorized by a minor use permit issued in accordance with Section 9.210.025.

Said minor use permit shall not be approved until a permit for grading, or construction, has been filed for, whichever comes first.

H. Equestrian Fencing. Notwithstanding any other requirements of this section, fencing shall be regulated by the provisions of Section 9.140.060 (Equestrian overlay regulations) where the keeping of horses is permitted.

I. Nonconforming Fences. Any fence which does not meet the standards of this section but which was legally established prior to the adoption of these standards may be maintained provided such fence is not expanded nor its nonconformance with these standards otherwise increased. Any fence which is destroyed or damaged to the extent of more than fifty percent (50%) of its total replacement value shall not be repaired, rebuilt, or reconstructed except in conformance with these standards. (Ord. 588 § 2(Exh. A), 2-2-2021; Ord. 584 § 2, 2020; Ord. 560 § 1, 2017; Ord. 550 § 1, 2016; Ord. 466 § 1, 2009; Ord. 378 § 1, 2002; Ord. 361 § 1, 2001; Ord. 325 § 1, 1998; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996) 492 CLICK HERE to Return to Agenda
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9.60.060 Garages and carports.

A. Height. The maximum structure height shall be fourteen (14) feet for a detached carport and seventeen feet for a detached garage, except that garages may be up to twenty-eight (8) feet in height if a second dwelling unit complying with the provisions of Section 9.60.090 is located above the garage.

B. Setbacks.

1. In the RVL district, the minimum garage or carport setback shall be thirty (30) feet. In all other residential districts, the minimum setback for front-entry type garages or carports shall be twenty-five (25) feet if a standard "pivot" type garage door is used, twenty (20) feet if a "roll-up" type garage door is used, and twenty (20) feet for a carport. For side-entry type garages, the minimum garage setback shall be twenty (20) feet in the RVL district and fifteen (15) feet in all other residential districts. A sideentry garage designed as tandem parking, when permitted under this code, shall not be located along any street frontage. The conversion of side-entry garages to habitable area is only permitted if the sideentry garage conforms to the minimum garage setback for a front-entry type garage.

2. When alleys, private streets or common driveways at the rear of a lot are provided specifically as vehicular access to garages and carports and when separate access and circulation systems are provided for pedestrians, guests and emergency vehicles, garages and carports may be placed up to a minimum of five (5) feet from such alley, private street or common driveway.

C. Lot Coverage Maximums. The placement of a garage or carport on a lot shall not result in violation of the lot coverage maximums set forth in Section 9.50.030.

D. Maximum Garage Size. For single-family homes, garage shall not exceed fifty percent (50%) of livable area of home.
(Ord. 584 § 2, 2020; Ord. 550 § 1, 2016; Ord. 505 § 1, 2012; Ord. 284 § 1, 1996) 493 CLICK HERE to Return to Agenda
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9.60.090 Accessory dwelling units.

A. Purpose. This section provides standards and criteria for the establishment of accessory dwelling units and junior accessory dwelling units, consistent with California Government Code Sections 65852.2, subdivision (a)(1) and 65852.22. Accessory dwelling units shall be permitted only in the zones that allow single family or multifamily uses: RVL, RL, RC, RM, RMH, RH, CR, CP, CC, CN, TC, CO and VC zone districts. Junior accessory dwelling units are permitted in single family zones: RVL, RL, RC, RM, RMH, and RH zone districts.

B. Definitions. See Chapter 9.280. The following definitions shall apply for the purposes of this Section 9.60.090 notwithstanding any definition to the contrary in Chapter 9.280 or elsewhere in this Municipal Code.

1. “Accessory dwelling unit.” For purposes of this section, "second residential unit," "second dwelling unit," "second unit," and "granny flat" as defined in Section 9.280.030 (or successor section) shall not apply, and, instead, "accessory dwelling unit" as defined in California Government Code Section 65852.2(i)(4)66313(a) (or successor section in the Government Code) shall apply. An accessory dwelling unit shall be either "attached" or "detached" to the primary residence as described in Government Code Section 65852.2(i)(4)66313(a) (or successor statute). In addition, the following definitions shall apply for purposes of this section:

12. "Junior accessory dwelling unit" means a unit that is no less than one hundred fifty (150) square feet and no more than five hundred (500) square feet in size and contained entirely within a single-family residence, or as defined by Government Code Section 661313 (d) (or successor section). A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.

23. "Living area" shall have the same meaning as California Government Code Section 65852.2(i)(1)66313(e) (or successor section in the Government Code), notwithstanding any provision in Section 9.280.030 of this code to the contrary.

34. "Primary residence" shall have the same meaning as "dwelling, main or Primary residence" as defined in Section 9.280.030 (or successor section).

45. "Public transit" means a location, including but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes and are available to the public or as defined by Government Code Section 66313(l) (or successor section)(consistent with Government Code Section 65852.2, subdivision (j)(9).

C. Standards for Accessory Dwelling Units. The following standards shall apply to accessory dwelling units:

1. Except as provided in Government Code Section 65852.2666341 (or successor section) as provided in Subsection G of this Section 9.60.090, the accessory dwelling unit may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.

2. The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.

3. The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling, including detached garages.

4. The total floor area of an attached accessory dwelling unit shall not exceed fifty (50) percent of the primary dwelling if there is an existing primary dwelling or eight hundred fifty (850) square feet, or one 494 CLICK HERE to Return to Agenda
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thousand (1,000) square feet for a unit that provides more than one (1) bedroom, if the primary dwelling is less than one thousand six hundred (1,600) square feet.

5. The total floor area for a new detached accessory dwelling unit shall not exceed one thousand two hundred (1,200) square feet.

6. An accessory dwelling unit shall include a kitchen and bathroom.

7. An efficiency unit as defined by Section 17958.1 of the California Health and Safety Code must be a minimum of one hundred fifty (150) square feet.

8. No passageway shall be required in conjunction with the construction of an accessory dwelling unit.

9. No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four (4) feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.

10. The building code requirements in effect at the time a building permit is secured shall apply to detached dwellings. The construction of an accessory dwelling unit shall not constitute a Group R occupancy change under the building code, as described in Section 310 of the California Building Code (Title 24 of the California Code of Regulations), unless the building official or Code Compliance officer makes a written finding based on substantial evidence in the record that the construction of the accessory dwelling unit could have a specific, adverse impact on public health and safety. Nothing in this clause shall be interpreted to prevent the Building Official from changing the occupancy code of a space that was unhabitable space or was only permitted for nonresidential use and was subsequently converted for residential use pursuant to this section.

11. The accessory dwelling unit must be approved by the Riverside County Department of Environmental Health and the Regional Water Quality Control Board where a private sewage disposal system is being used or proposed.

12. Parking requirements for accessory dwelling units shall not exceed one (1) parking space per accessory dwelling unit or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.
a. Off-street parking shall be permitted in setback areas or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions. b. There shall be no additional parking requirement for an accessory dwelling unit where prohibited by Government Code Sections 61314 (d)(10) 66322 (or successor sections) in any of the following instances:
i. The accessory dwelling unit is located within one-half (½) mile walking distance of public transit.
ii. The accessory dwelling unit is located within an architecturally and historically significant historic district.
iii. The accessory dwelling unit is part of the proposed or existing primary residence or an accessory structure.
iv. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
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v. When there is a car share vehicle located within one (1) block of the accessory dwelling unit.
vi. When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the same lot, provided that the accessory dwelling unit or the parcel satisfies any other criteria listed in this subsection.
c. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, those offstreet parking spaces need not be replaced.

13. One (1) accessory dwelling unit and one (1) junior accessory dwelling unit is permitted per lot with a proposed or existing single-family dwelling if all of the following apply:
a. The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than one hundred fifty (150) square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.
b. The space has exterior access from the proposed or existing single-family dwelling. c. The side and rear setbacks are sufficient for fire and safety. d. The front yard setback of the underlying zone shall apply, unless either the attached or detached units does not permit at least an eight hundred (800) square foot accessory dwelling unit with four (4)-foot side and rear yard setbacks to be constructed in compliance with all other development standards.
e. The junior accessory dwelling unit complies with the requirements of California Government Code Section 65852.2266333.

14. One (1) detached, new construction, accessory dwelling unit that does not exceed four (4)-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit may be combined with a junior accessory dwelling unit described in subsection D, if the accessory dwelling unit complies with the following:
a. A total floor area limitation of not more than eight hundred (800) square feet. b. A height limitation of sixteen (16) feet on a lot with an existing or proposed single family or multifamily dwelling unit.
c. A height of eighteen (18) feet for a detached accessory dwelling unit on a lot with an existing or proposed single family or multifamily dwelling unit that is within one-half (½) of one (1) mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code.
d. An additional two (2) feet in height to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit. e. A height of eighteen (18) feet for a detached accessory dwelling unit on a lot with an existing or proposed multifamily, multistory dwelling.
f. A height of twenty-five (25) feet or the height limitation that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a primary dwelling. 496 CLICK HERE to Return to Agenda
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15. Multiple accessory dwelling units are permitted within the portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings.
a. One (1) accessory dwelling unit is permitted within an existing multifamily dwelling and up to twenty-five (25) percent of the existing multifamily dwelling units may contain an accessory dwelling unit.
b. Not more than two (2) accessory dwelling units that are located on a lot that has an existing or proposed multifamily dwelling, but are detached from that multifamily dwelling are permitted, and are subject to height limits as listed in subsection 14, and four (4)-foot rear yard and side setbacks. If the existing multifamily dwelling has a rear or side setback of less than four (4) feet, no modification of the existing multifamily dwelling shall be requiredNot more than two (2) accessory dwelling units that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling are permitted, and are subject to height limits as listed in subsection 14, and four (4)-foot rear yard and side setbacks. c. If the existing multifamily dwelling has a rear or side setback of less than four (4) feet, no modification of the existing multifamily dwelling shall be required.

16. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.

17. A demolition permit for a detached garage that is to be replaced with an accessory dwelling unit shall be reviewed with the application for the accessory dwelling unit and issued at the same time. The applicant shall not be required to provide written notice or post a placard for the demolition of a detached garage that is to be replaced with an accessory dwelling unit, unless the property is located within an architecturally and historically significant historic district.

18. An accessory dwelling unit that is rented must be rented for terms longer than thirty (30) days. Under no circumstances shall an accessory dwelling unit be eligible for a short-term vacation rental permit.

19. In the event of any conflicts between the standards set forth in this section and those set forth in the regulations of the applicable zoning district, the provisions of this section shall prevail.

20. The applicant shall pay to the city all applicable fees imposed on such new development of an accessory dwelling unit or new or rehabilitated primary residence that will include an accessory dwelling unit, provided, however, that no impact fee shall be imposed upon the development of an accessory dwelling unit less than seven hundred fifty (750) square feet, and any impact fees charged for an accessory dwelling unit of seven hundred fifty (750) square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.

21. The City shall not allow occupancy for an accessory dwelling unit before occupancy of the primary dwelling unit has been granted.

D. Standards for Junior Accessory Dwelling Units. The following standards shall apply for junior accessory dwelling units:

1. Junior accessory dwelling units shall be limited to one (1) per residential lot zoned for single-family residences with a single-family residence already built or proposed to be built, on the lot.

2. Prior to issuance of occupancy approval of the junior accessory dwelling unit, the city may require the property owner to enter into a restrictive covenant with the city prohibiting the sale of the junior accessory dwelling unit separate from the sale of the single-family residence, including a statement that the deed restriction may be enforced against future purchasers; and restricting the size and 497 CLICK HERE to Return to Agenda
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attributes of the junior accessory dwelling unit that conforms with this section and Government Code Section 66333 (or successor section).

3. A junior accessory dwelling unit must be constructed within the walls of the proposed or existing single-family residence.

4. A junior accessory dwelling shall provide a separate entrance from the main entrance to the proposed or existing single-family residence.

5. A junior accessory dwelling unit shall include an efficiency kitchen, which shall include all of the following:
a. A cooking facility with appliances, and
b. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.

6. If the junior accessory dwelling unit does not include a separate bathroom, the junior accessory dwelling unit shall include a separate entrance than the main entrance to the structure with an interior entry to the main living area.

67. Parking: A junior accessory dwelling unit shall not require parking in addition to that required for the proposed or existing single-family residence.

78. For the purposes of providing service for water, sewer, or power, including a connection fee, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit.

9. Owner-occupancy in the single family residence in which the junior accessory dwelling unit is permitted is required. The owner may reside in either the remaining portion of the structure or the newly created junior accessory dwelling unit. Owner-occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization.

E. A permit application for an accessory dwelling unit or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing. The director, or his/her designee, shall act oneither approve or deny the application within sixty (60) days from the date the application is found completeCity receives a complete application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or a junior accessory dwelling unit is submitted with a permit application to create a new single-family or multi-family dwelling on the lot, the director may delay acting on the permit application for the accessory dwelling unit or the junior accessory dwelling unit until the issuance of a building permit for the new single-family or multi-family dwelling. If the applicant requests a delay, the sixty (60)-day time period shall be tolled for the period of the delay.

1. If the director denies an application for an accessory dwelling unit or junior accessory dwelling unit, the director shall, within the time period described above, return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant.

2. The director shall not deny an application for a permit to create an accessory dwelling unit due to the correction of nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the accessory dwelling unit.

F. If an application for an accessory dwelling unit or junior accessory dwelling unit is submitted or required to be submitted with any other applications that require or permit ministerial or discretionary review under the code, nothing in this section precludes the processing and review of those other applications pursuant to those other provisions in the code.
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G. Sale of Accessory Dwelling Unit. An accessory dwelling unit can be sold or conveyed separately from the primary residence to a qualified buyer if all of the following apply:

1. The accessory dwelling unit or the primary dwelling was built or developed by a qualified nonprofit corporation; and

2. There is an enforceable restriction on the use of the land pursuant to a recorded contract between the qualified buyer and the qualified nonprofit corporation that satisfies all of the requirements specified in paragraph (10) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code; and

3. The property is held pursuant to a recorded tenancy in common agreement that includes all of the following:
a. The agreement allocates to each qualified buyer an undivided, unequal interest in the property based on the size of the dwelling that each qualified buyer occupies; and b. A repurchase option that requires the qualified buyer to first offer the qualified nonprofit corporation to buy the accessory dwelling unit or primary dwelling if the buyer desires to sell or convey the property; and
c. A requirement that the qualified buyer occupy the accessory dwelling unit or primary dwelling as the buyer’s principal residence; and
d. Affordability restrictions on the sale and conveyance of the accessory dwelling unit or primary dwelling that ensure the accessory dwelling unit and primary dwelling will be preserved for lowincome housing for 45 years for owner-occupied housing units and will be sold or resold to a qualified buyer; and
e. If the tenancy in common agreement is recorded after December 31, 2021, it shall also include all of the following:
i. Delineation of all areas of the property that are for the exclusive use of a cotenant. Each cotenant shall agree not to claim a right of occupancy to an area delineated for the exclusive use of another cotenant, provided that the latter cotenant’s obligations to each of the other cotenants have been satisfied; and
ii. Delineation of each cotenant’s responsibility for the costs of taxes, insurance, utilities, general maintenance and repair, improvements, and any other costs, obligations, or liabilities associated with the property. This delineation shall only be binding on the parties to the agreement, and shall not supersede or obviate the liability, whether joint and several or otherwise, of the parties for any cost, obligation, or liability associated with the property where such liability is otherwise established by law or by agreement with a third party; and iii. Procedures for dispute resolution among the parties before resorting to legal action.

4. A grant deed naming the grantor, grantee, and describing the property interests being transferred shall be recorded in the county in which the property is located. A Preliminary Change of Ownership Report shall be filed concurrently with this grant deed pursuant to Section 480.3 of the Revenue and Taxation Code.

5. Notwithstanding other provisions of this Section, if requested by a utility providing service to the primary residence, the accessory dwelling unit has a separate water, sewer, or electrical connection to that utility.

6. Nothing in this section limits the ability of an accessory dwelling unit to be sold or otherwise conveyed separate from the primary residence as a condominium.

7. For purposes of this subsection, the following definitions apply:
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a. Qualified buyer means persons and families of low or moderate income, as that term is defined in Section 50093 of the Health and Safety Code.
b. Qualified nonprofit corporation means a nonprofit corporation organized pursuant to Section 501(c)(3) of the Internal Revenue Code that has received a welfare exemption under Section 214.15 of the Revenue and Taxation Code for properties intended to be sold to low-income families who participate in a special no-interest loan program.

This Subsection G is intended to be duplicative of Government Code Section 66340 et seq.. To the extent this Section is in conflict with Government Code Section 66340 et seq., the provision in the Government Code shall prevail.
(Ord. 606, § 1 (Exh. A), 2023; Ord. 602 Exh. A, 2022; Ord. 588 § 2(Exh. A), 2-2-2021; Ord. 561 § 1, 2017; Ord. 550 § 1, 2016; Ord. 445 § 2, 2007; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996) 500 CLICK HERE to Return to Agenda
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9.60.170 Special events—Residential.

A. Special Events. Within residential districts, or residential areas for property or parcel(s) zoned mixed-use (referred to in this section as "residential district(s)"), special events shall include, but are not limited to:

1. Pageants, fairs, carnivals and large athletic events, religious or entertainment events, block parties, large neighborhood or community gatherings.

2. Events at a privately owned residential dwelling, such as, but not limited to, a single-family detached or multiple-family attached unit, apartment house or complex, condominium, cooperative apartment, duplex, residential dwelling with a short term vacation rental permit, or any portion of such dwellings, rented for compensation or without compensation for the purpose of staging a special event that includes a combination of any two (2) or more of the following characteristics: outdoor amplified music, a stage or staging, event lighting, tents, additional parking accommodations, traffic restrictions, and other characteristics consistent with larger gatherings that are not consistent with occasional residential parties or small events.

3. Events at a short-term vacation rental unit property parcel(s) that exceeds the total daytime number of occupants allowed pursuant to Section 3.25.070.

B. Standards. Special events are permitted in residential districts as indicated in Table 9-1 with the approval of a temporary special eventuse permit by the Design and Development Director, or designee or conditional use permit, in accordance with the following:

1. One (1) special event may not exceed three (3) consecutive days.

2. A minor temporary use permit may be processed and issued if no more than three (3) special events occur at a single-family detached or multiple-family attached unit, short-term vacation rental, apartment house, condominium, cooperative apartment, duplex, or any portion of such dwellings in a calendar year. Reserved.

3. A major temporary use permit may be processed and issued if more than three (3) but less than twelve (12) special events occur at a single-family detached or multiple-family attached unit, short-term vacation rental, apartment house, condominium, cooperative apartment, duplex, or any portion of such dwellings in a calendar year subject to approval at a public hearing of the director. Reserved

4. Special events that occur more than eleven (11) times in a calendar year may be permitted at a singlefamily detached or multiple-family attached unit, short-term vacation rental, apartment house, condominium, cooperative apartment, duplex, or any portion of such dwellings subject to the approval of a conditional use permit at a public hearing of the planning commission in accordance with this section and the municipal code. Reserved.

5. An application for a minor special eventtemporary use permit for special events shall be submitted to the design and development department no later than forty-five (45) days prior to the proposed special event. An application for a major temporary use permit or conditional use permit for special events shall be submitted no later than ninety (90) days prior to the proposed special event.

6. The city manager or designee may allow for an expedited application of a minor temporary use special event permit, which may be submitted later than the application deadlines set forth in the subsection above, and may suspend the appeal procedures after a decision of the permit is rendered, if the special event will have limited parking and traffic impacts, will not have outdoor tents or other structures that require a building permit, will have limited or no outdoor amplified music, will not require a permit from the California Department of Alcoholic Beverage Control for consumption of alcohol, and the 501 CLICK HERE to Return to Agenda
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applicant for the special event certifies that these limitations will apply and be enforced. ExpeditedAn expedited application fee shall apply for submittal of applications later than forty-five (45) days prior to the proposed special event.

7. Findings. The following findings shall be made by the Design and Development Director or designee decision-making authority in conjunction with approval of either a minor or major temporary usespecial event permit, or conditional use permit:
a. The event will not be detrimental to the health, safety and general welfare of the community in the area of the proposed event.
b. There is adequate area to conduct the event and to accommodate the anticipated attendance. c. Parking plan has been provided that demonstrates sSufficient parking will be provided for the anticipated attendance and the potential impacts on the surrounding residential streets are minimized, to the satisfaction of the Design and Development Director. d. Food service operations, medical facilities, solid waste facilities, sewage disposal methods and potable water service have been provided. (Approval by the health officer may be required.) e. Fire protection plans and facilities have been provided to the satisfaction of the fire marshal. f. Security plans and facilities have been provided to the satisfaction of the sheriff. g. Public roadways providing access to the event are capable of accommodating the anticipated traffic volumes in a reasonable and safe manner with minimal disruption to local traffic circulation.

8. Regardless of the number of attendants, activities conducted on property owned by or leased to the city or on public rights-of-way may require an encroachment permit issued by the city manager or designee.

9. A cash bond or other guarantee as determined by the city manager or designee for removal of the temporary use and cleanup and restoration of the activity site within seven (7) days of the activity conclusion may be required.

10. Applications for permits or certificates required by this section shall be referred by the design and development department to other affected departments, cities or public agencies as may be appropriate for review and comment.

11. The applicant shall provide evidence that the applicant mailed or delivered written notification of the special event(s) to all property owners shown on the last equalized county assessment roll and all occupants of each dwelling unit within five hundred (500) feet of the proposed special event property.

Such notice shall be issued no later than fourteen (14) days prior, and completed no more than seven (7) days prior to the special event. The notice shall include:
a. The date, time, hours of operation and complete description of all activities for the event as required to be submitted as part of the application.
b. The name and twenty-four (24)-hour contact phone number of the local contact person for the property and the police department.

12. Signs for pageants, fairs, carnivals and large athletic events, religious or entertainment events, block parties, large neighborhood or community gatherings shall be allowed as follows:
a. Maximum of one (1) temporary banner per street frontage, not to exceed thirty-two (32) square feet.
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b. Maximum one (1) temporary portable sign on- or off-site on private property, not to exceed fiftyfive (55) square feet. c. Maximum thirty off-site temporary directional signs, nine (9) square feet in area, subject to the provisions of Section 9.160.060, subsections C through H, with the exception of subsection E. d. Maximum fifteen (15) bunting signs, with maximum size to be approved by the city manager or designee.
e. Posting period, locations and related details shall be as approved in the temporary use permit for the event.
f. Other signs and advertising devices, such as pennants, flags and A-frame signs are prohibited.

13. Related issues, including, but not limited to, police and security, food and water supply, consumption of alcohol, use of tents and canopies, fugitive dust control, sanitation facilities, medical services, noise, signage, fire protection and traffic control, shall be satisfactorily addressed by the applicant, as required by the city manager or designee, sheriff, fire chief or health officer in their administration of other city codes. Such other codes may require the applicant to obtain permits such as building, electrical, County Health, California Department of Alcoholic Beverage Control and tent permits.

14. A permit may be issued for special events in nonresidential districts or at nonresidential areas of mixed-use property or parcel(s) pursuant to Section 9.100.130 of this code.

C. Violations. A violation of this section may include any of the following:

1. Permit Limitation. The city manager or designee may summarily deny, suspend, or revoke any current or pending temporary usespecial event permit, minor use permit, or conditional use permit pursuant to the provisions set forth in Section 2.04.100 (Appeals to Council) of Chapter 2.04, or other applicable procedural provisions in the municipal code, for any or all of the following: (a) A violation by the applicant, occupants, responsible party, owner(s) or the owner's authorized agent or representative of any of the conditions of approval or any provisions in the municipal code; (b) The applicant, occupants, responsible party, owner(s) or the owner's authorized agent or representative performs activities described in the application for the temporary usespecial event permit, minor use permit, or conditional use permit in a manner that poses a threat to the public health and safety, endangers the preservation of property, engages in activities outside the scope of the activities described in the application, or fails to timely reimburse the city for costs associated with enforcement of the conditions of approval or any provisions in the municipal code. Additionally, for any violation under this section or other provisions of the municipal code resulting from a special event at a short term vacation rental, the city manager or designee may summarily deny, suspend, or revoke the short term vacation rental permit and licenses related to the operation thereto. Any revocation of a temporary special eventuse permit, minor use permit, or conditional use permit pursuant to this section, after notice and public hearing and final determination for revocation, shall result in the applicant, occupants, responsible party, owner(s) or the owner's authorized agent or representative, operating under the revoked permit, being ineligible to apply or re-apply for any special event permit for at least one (1) year.

2. Notice of Violation. The city may issue a notice of violation to any occupant, responsible party, owner(s) or the owner's authorized agent or representative, pursuant to Section 1.01.300 (Notices— Service) of the municipal code, if there is any violation of this section or any other provisions of the municipal code, caused or maintained by any of the above parties. The city manager or designee may suspend any existing permit or pending permit application for a period of ninety (90) days after a second violation of any of the conditions of approval from an applicable permit or any provisions of the municipal code. A third violation shall be cause for automatic revocation by the city manager or 503 CLICK HERE to Return to Agenda
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designee of any current or pending application for a temporary use permit, minor use permit, or conditional use permit.

3. Two (2) strikes policy. Subject to a violation reprieve request, two (2) violations of any provision of this section, any conditions of approval or other provisions of this municipal code within one (1) year by any applicant, occupant, responsible party, owner(s) or owner’s authorized agent or representative, shall result in an immediate suspension of allowing any further special events at the subject property with subsequent ability to have a hearing before the city, pursuant to this chapter, to request a lifting of the suspension. For purposes of this subsection, a violation reprieve request means a written request submitted to the city’s code compliance officer for relief from counting one (1) or more violations within the one (1) year period as a violation.

3. Administrative Citation. The city may issue an administrative citation to any occupant, responsible party, owner(s) or the owner's authorized agent or representative, pursuant to Chapter 1.09 (Administrative Citation) of the municipal code, if there is any violation of this section or other provisions of the municipal code, caused or maintained by any of the above parties. Nothing in this section shall preclude the city from issuing an infraction citation upon the occurrence of the same offense on a separate day.

E4. Administrative and misdemeanor citations. The city may issue an administrative citation to any applicant, occupant, responsible person, owner or owner's authorized agent or representative, pursuant to Chapter 1.09 (Administrative Citations) (or successor provisions, as may be amended from time to time) of this code, if there is any violation of this section, any conditions of approval, or any other provisions of the municipal code committed, caused or maintained by any of the above parties.

Nothing in this section shall preclude the city from also issuing an infraction citation upon the occurrence of the same offense on a separate day. An administrative citation may impose a fine for one (1) or more violations of this chapter in the maximum amount allowed by state law or this code in which the latter amount shall be as follows:
1a. Violations of any provision of this section, any conditions of approval or other provisions of the municipal code.
ai. First violation: one thousand dollars ($1,000.00);
bii. Second violation: two thousand dollars ($2,000.00); ciii. Third violation: three thousand dollars ($3,000.00). 2b. Operating a special event without a valid special event permit. ai. First violation: one thousand and five hundred dollars ($1,500.00); bii. Second or more violations: three thousand dollars ($3,000.00); ciii. Third or more violations: five thousand dollars ($5,000.00); div. In addition to the fines set forth above, the first, second, third, or subsequent violation of operating a special event without a valid special event permit shall be cause for an owner to be prohibited for all time from being eligible to be issued a special event permit for use of the property for a special event.
3c. Hosting a special event at a short-term vacation rental unit without a special event permit as required by Section 9.60.170 (or successor provision, as may be amended from time to time) of this code. ai. First violation: three thousand dollars ($3,000.00); bii. Second violation: five thousand dollars ($5,000.00). 504 CLICK HERE to Return to Agenda
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4. Misdemeanor Citation. The city may issue a misdemeanor citation to any occupant, responsible party, owner(s) or the owner's authorized agent or representative. Every violation of this section or other provisions of the municipal code is a misdemeanor and punishable by a fine not exceeding five hundred dollars ($500.00) or imprisonment in the county jail for not more than six (6) months or by both such fine and imprisonment. Every violation of the conditions of approval of a temporary use permit, minor use permit, or conditional use permit is a misdemeanor and punishable by a fine not exceeding one thousand dollars ($1,000.00) or imprisonment in the county jail for not more than six (6) months or by both such fine and imprisonment.

5. Additional Conditions. A violation of any provision of this section or other provisions of the municipal code by any of the occupants, responsible party, owner(s) or the owner's authorized agent or representative shall authorize the city manager, or designee, to impose additional conditions on temporary use, minor use, or conditional use special event permit to ensure that any potential additional violations are avoided.

6. Public Nuisance. It shall be a public nuisance for any person to commit, cause or maintain a violation of this section or other provisions of the municipal code, which shall be subject to the provisions of Section 1.01.250 (Violations public nuisances) of Chapter 1.01 (Code Adopted). (Ord. 552 § 1, 2017; Ord. 550 § 1, 2016; Ord. 299 § 1, 1997; Ord. 293 § 1, 1996; Ord. 284 § 1, 1996) 505 CLICK HERE to Return to Agenda
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9.60.270 Bed and breakfast regulations.

A. Purpose. The city council finds that bed and breakfast facilities constitute small commercial lodging facilities in residential districts. This requires special regulations that are not normally covered by standards for motels and hotels.

B. Definitions. See Chapter 9.280.

C. Limits on Occupancy.

1. The bed and breakfast shall be conducted only by a person owning the dwelling and residing therein as their principal place of residence. The use permit shall be voided upon the sale or transfer of the property ownership.

2. The bed and breakfast shall accommodate a maximum of eight (8) guests in four (4) rooms.

D. Where Permitted. Bed and breakfast are permitted subject to approval of a minor use permit only in residential zoning districts.

E. Development Standards.

1. Individual units shall not contain cooking facilities.

2. Parking shall be provided on-site, in accordance with Chapter 9.150, Parking.

3. No change in the outside structure is permitted and any change inside must be convertible to the original residential use. A minimum of one hundred (100) square feet is required for each of the sleeping rooms and not more than twenty-five percent (25%) of the structure can be used for rental.

4. Landscaping may be required to screen parking areas from the view of adjacent properties and from public/private streets.

5. Locating another bed and breakfast use within three hundred (300) feet is prohibited.

6. Signs shall not exceed two (2) square feet attached to the house.

F. Required Finding. In addition to the requirements for findings of fact as established by California law or other provisions of this code, the approval of a conditional use permit for a bed and breakfast shall require the following additional findings:

1. The property is physically suitable for use as a bed and breakfast facility;

2. The use of the property as a bed and breakfast will not cause an undue burden on adjacent and nearby property owners.

G. Transient Occupancy Tax. Bed and breakfast facilities shall be subject to all applicable provisions of Chapter

3.24 of the municipal code.

H. Commencing XXXXXX, which is the effective date of Ordinance No.XXX which modified this section, there shall be no processing of, or issuance for, any applications for a Bed and Breakfast Inn. This section shall not apply to an existing Bed and Breakfast Inn with a valid Minor Use Permit or Conditional Use Permit. (Ord. 588 § 2(Exh. A), 2-2-2021; Ord. 550 § 1, 2016; Ord. 299 § 1, 1997) 506 CLICK HERE to Return to Agenda
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9.140.090 MU mixed use overlay regulations.

A. Purpose. To facilitate the development of mixed use projects that include both multifamily residential and commercial components in a cohesively designed and constructed manner. The mixed use overlay district will contribute to vehicle trip and associated air pollutant reductions by locating residents in close proximity to services, employment, and transportation hubs, and by providing interconnected multi-purpose paths for alternative modes of transportation.

B. Applicability. The MU overlay district and the provisions of this section apply to all areas designated VC, CR, CP, CC, CN, CT and CO districts. These regulations shall apply in addition to the regulations of the underlying base district. In case of conflict between the base district and the MU regulations, the MU regulations shall control.

C. Definitions. See Chapter 9.280.

D. Permitted Uses.

1. Any use permitted or conditionally permitted in the underlying district.

2. Mixed use projects consisting of both multifamily residential (apartments, condominiums, live/work, and similar housing types) and commercial/office components.

E. Development Standards.

1. Mixed use projects shall include both a commercial and/or office component and a multifamily residential component, which are fully integrated with regard to access, connectivity, and public safety.

Residential uses with a density of twelve (12) to twenty-four (24) units, must comprise a minimum of thirty-five percent (35%) of the total square footage of the proposed project, with the exception of conversion of existing commercial buildings or portions thereof to live/work units. Mixed use projects can be designed vertically (residential development over commercial development) or horizontally (residential development next to commercial development).

2. Minimum lot sizes shall be one (1) acre, with the exception of the VC district where lot sizes can be less than one (1) acre. To maximize design options, development of mixed use projects on lot assemblages or lots greater than one (1) acre is encouraged.

3. The use of vacant pads for mixed use projects in existing commercial development along Highway 111 is encouraged.

4. Minimum densities for residential development shall be twelve (12) dwelling units per acre, with the exception of conversion of existing commercial buildings or portions thereof to live/work units.

5. Maximum densities for residential development shall be twenty-four (24) dwelling units per acre.

Higher densities may be achieved through density bonuses, where applicable.

6. The residential component of mixed use projects shall be subject to the setback requirements of the underlying commercial district.

7. Maximum Height. A mixed use project may be up to twenty-five percent (25%) more in height than in the base district, if approved in the site development permit.

Mixed Use Overlay District Maximum Building Height
Underlying District Maximum Height
CR 60 feet
CP 45 feet
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CC 40 feet
CN 35 feet
VC 45 feet*,**
CT 55 feet
CO 55 feet
*In the VC underlying district, when a minimum of one-half the required parking spaces are located beneath the principal mixed use structure, the number of stories shall be measured from the finished floor of the building's ground floor and shall not include the parking level.
** Building height from forty-six (46) to sixty (60) feet may be permitted with approval of a CUP. See Section 9.70.110.

8. Floor Area Ratio (FAR). Mixed use projects are exempt from the floor area ratio requirements of the underlying district.

9. The first (ground) floor of a multi-story mixed use project located within three hundred (300) feet of the Highway 111 right-of-way shall consist of commercial and/or office development. Residential uses on the first (ground) floor are prohibited.

10. New buildings (constructed after the date of approval of this code) in mixed use projects shall not be longer than three hundred (300) feet to facilitate convenient public access around the building.

11. Pedestrian, bicycle, and other nonmotorized travel connections, including sidewalks, trails, and/or crosswalks, are required between the commercial/office and residential components of the project, as well as leading to/from street fronts, bus stops, public gathering places, and adjacent properties. They shall be located off-street and separated from vehicle travel lanes and parking lot driving aisles.

12. Physical barriers, such as walls and fences, between the commercial/office and residential components of a mixed use project are discouraged; however, they may be used where necessary and appropriate, including for public safety or the screening of outdoor storage facilities.

13. Public Spaces.
a. Public gathering spaces that provide active and/or passive amenities for passersby are highly encouraged. Communal spaces may include, but are not limited to, pedestrian plazas, shaded benches, public art, and landscape or hardscape features. b. Public spaces should be centrally located or located near active land uses to assure their frequent usage and safety.

14. Parking. Parking and loading requirements shall be in conformance with Chapter 9.150 of this code, subject to the following provisions:
a. Opportunities for shared and/or reduced parking between the commercial/office and residential components of the project are encouraged, subject to the requirements of Section 9.150.060 (Shared parking), as a means to better match parking demand with availability during various hours of the day.
b. Mixed use projects shall provide preferred parking for electric vehicles and vehicles using alternative fuels in accordance with Section 9.150.110.

15. Bicycle racks shall be provided to serve both commercial/office and residential components of the project, and shall comply with the requirements of Chapter 9.150.

16. Landscaping shall comply with Section 9.100.040 of this code and the requirements of the underlying district. Additional landscaping may be required to minimize impacts to adjacent properties.

17. Outdoor lighting shall comply with Sections 9.100.150 and 9.60.160 of this code. 508 CLICK HERE to Return to Agenda
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18. Signage shall be in conformance with Chapter 9.160 of this code and the requirements of the underlying district. Monument and other signage that enhances the cohesion of the development may be required.

19. Entry Drive. An entry drive that provides principal vehicular access into the residential component of the project is required.

20. Entry Statement. Projects with fifty (50) or more residential units shall include vehicular and pedestrian entry statements that convey a sense of arrival into the development. Examples include, but are not limited to, specimen trees, boulder groupings, textured or stamped concrete, and monument signage.

21. Special attention shall be given to the use of aesthetic treatments, such as colored/textured paving or decorative gates, that contribute to the overall image and connectivity of the development.

22. New mixed use development shall relate to adjacent single-family residential districts in the following ways:
a. By stepping down the scale, height, and density of buildings at the edges of the project adjacent to less intense development. Step the building down at the ends or sides nearest a single-family unit, to a height similar to that of the adjacent single-family unit (or of typical single-family residences in the vicinity if adjacent to an undeveloped single-family zoning district). b. By incorporating architectural elements and materials that are similar to those used in the neighborhood.
c. By locating parking areas within the project interior or at the side or back when necessary to achieve the "residential front yard" appearance.
d. By avoiding, wherever feasible, the construction of walls on local streets in existing neighborhoods where the wall would be located opposite front yards.

F. Mixed Use Incentives.

1. Mixed use projects that provide a minimum of thirty percent (30%) of total project square footage for retail uses shall receive a density bonus of ten percent (10%) for the residential component of the project.

2. Outside the Village Build-Out Plan Area, mMixed use projects that include pedestrian, bicycle and golf cart circulation and facilities (paths, shaded parking, etc.) separate from vehicular circulation and facilities can reduce their vehicle parking requirement by fifteen percent (15%).

3. Development proposals for mixed use projects shall receive expedited entitlement and building permit processing.

4. Mixed use projects shall receive a ten percent (10%) reduction in plan check and inspection fees.

5. Mixed use projects that include a minimum of two (2) public spaces or gathering features, as deemed of sufficient size and purpose by the city, shall receive a density bonus of up to fifteen percent (15%). (Ord. 603 § 1(Exh. A), 2022; Ord. 584 § 2, 2020; Ord. 562 § 1, 2017; Ord. 553 § 1, 2017; Ord. 550 § 1, 2016) 509 CLICK HERE to Return to Agenda
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9.150.010 Purpose and intent.

A. Purpose. These regulations are intended to: (1) provide for off-street parking of motor vehicles attracted by the various land uses in the city; (2) ensure the health, safety and welfare of the public by preventing obstruction of rights-of-way and fire lanes; and (3) provide for properly designed parking facilities with adequate numbers of parking spaces in order to reduce traffic congestion, promote business and enhance public safety.

B. Parking Required. Off-street parking is required for all land uses in accordance with this chapter. In the Village Commercial district, any variation on the parking standard can be approved by the director. (Ord. 550 § 1, 2016; Ord. 284 § 1, 1996)
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9.150.050 Determination of spaces required.

A. Method of Determination. Off-street vehicle parking requirements shall be determined and provided in accordance with this section when the subject building or structure is constructed or a use is established or changed. In determining such off-street parking requirements, the city may use the alternative methods described in this section. The city reserves the option of requiring the use of more than one (1) of these methods, depending on the type, size and mix of uses in a proposed development.

B. In the Village Build-Out Plan Area, a reduction of fifty percent (50%) of required off-street spaces for nonresidential uses is allowed, and any variation of the parking standard can be approved by the director.

Development projects that include residential uses shall require a minimum of once covered off-street space per unit. No additional off-street parking is required for a change in nonresidential use. Development projects are required to provide all of the parking for residential development on-site, and a minimum of half the required spaces for commercial development on-site. After application of the 50% reduction, Pparking spaces required but not provided on-site can be provided through the preparation of a parking plan that can include:

1. Use of on-street parking spaces immediately adjacent to the project, to the satisfaction of the director.

2. A shared parking agreement with adjacent property owner.

3. A fair share contribution to the in lieu fee program.

4. An allocation of surplus parking spaces from ninety percent (90%) of the village parking study parking supply at high season peak, as annually updated by the city, if on-site parking provided for nonresidential land use on the project site is contractually dedicated as public shared parking, and signage is provided to allow public parking on the project site.

5. Other alternative methods listed in subsection C approved in a site development permit.

C. Alternative Methods. Section 9.150.060 specifies the standard number of parking spaces required for most land uses. This schedule is required unless the applicant can show to the satisfaction of the city decisionmaking authority that it does not apply. Other alternative methods herein below may then be employed to determine the required parking spaces:

1. A recognized authority's shared parking methodology for calculating the peak demand over time for parking in a development of mixed uses using the same parking facilities as specified in Section

9.150.070;

2. A city methodology for calculating the parking demand for extremely complex or unusual uses or combinations of uses for which the standard schedule, a recognized authority's methodology and/or verifiable data are not applicable. Some or all of the following factors may be utilized in this methodology: expected numbers of occupants, employees, customers or visitors, vehicles stationed on the site, service and loading spaces required, handicapped spaces required, emergency access considerations and use of parking by unauthorized vehicles.

D. Parking In-Lieu Program. The city may permit required parking spaces in the Village Build-Out Plan Area to be reduced through execution of a parking agreement, subject to the following requirements:

1. A binding agreement, recorded against the property, between this city and the property owner. The agreement shall contain, at a minimum, all of the following:
a. The agreement shall be binding upon the parties thereto, their heirs, successors and assigns, and shall run with the land;
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b. A payment schedule with a payment period not exceeding four (4) years. If an assessment/benefit or parking improvement district is established, the obligation of the property owner shall become due and payable under the terms of such district; c. A cash mitigation payment. The amount per space shall be established as determined by the planning and public works divisions, plus an inflation factor. The amount will be calculated at the time of agreement execution.

2. An irrevocable offer from the property owner to participate in any future assessment/benefit or parking improvement district that may be formed in the VC or MU overly districts.

3. The money collected may be released to a city-created parking assessment/benefit or parking improvement district, or may be used in the furtherance of general parking improvements in the VC or MU overlay districts, at the option of the city. Any financial obligation issued against such property shall be reduced accordingly to the amount of mitigation money paid at the time of the district formation.

4. The property owner shall secure the mitigation payment by providing the city with a second deed of trust in the amount of the total mitigation payment.

E. Incentive Based Parking Adjustments. In all districts, the following may result in a reduction in parking spaces of up to fifteen percent (15%), subject to approval by the planning commission:

1. Permanent, non-vegetation shade structures covering fifty percent (50%) of all parking spaces.

2. Increased landscaping and public spaces.

3. Pedestrian improvements not located in the right-of-way or project driveways.

4. Vehicular and nonvehicular connections between projects.

5. Use of pervious surfaces for drainage, or creative drainage solutions.

6. New commercial and mixed use development providing preferred parking locations for electric and other alternative fuel vehicles.

7. Developments that provide a minimum of two (2) parking spaces or of the minimum number of spaces, whichever is greater, for golf carts and neighborhood electric vehicles (NEV) shall receive a parking credit reduction equal to five percent (5%) of the standard parking spaces required for that development.
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9.150.070 Spaces required by use.

A. Land Uses Not Listed. If no provisions for the required number of off-street parking spaces are set forth in Tables 9-11 or 9-12 of this section or the provisions are not clear for a specific use, the decision-making authority for the applicable use or project shall determine the number of parking spaces required.

B. Parking for Residential Land Uses. Table 9-11 contains the minimum number of parking spaces required for each type of residential land use. Whenever any commercial or industrial use is located on a building site that is also used for residential purposes, parking facilities shall be provided in conformance with Section

9.150.070 (Shared Parking).

C. Parking for Nonresidential Land Uses.

1. Adequate Parking Required. All nonresidential land uses shall provide off-street parking in compliance with this subsection and with Table 9-12 unless modified by the provisions contained in Section

9.150.050. Table 9-12 sets forth the minimum and maximum requirements for each use. It shall be the responsibility of the developer, owner or operator of any use to provide adequate off-street parking.

2. Bicycle Parking. In addition to the automobile parking spaces required per Table 9-12, bicycle parking shall be provided for certain nonresidential uses in accordance with subsection (C)(3) of this section.

Table 9-11 Parking for Residential Land Uses
Land Use Minimum Off-Street
Parking Requirement
Additional
Requirements
Single-family detached,
single-family attached and
duplexes
2 spaces per unit in a garage
plus 0.5 guest spaces per unit
if no on-street parking is
available
For all single-family
residential zones except RC,
parking in excess of the
minimum required may be
tandem
In a garage, tandem parking
may be used to meet the
above-stated minimum
required parking in the RC
district only
Employee quarters 1 space per unit. This space
shall not be tandem.

Apartments, townhomes and
condominiums:

All parking spaces shall be
distributed throughout the
site to ensure reasonable
access to all units.

Development projects in the
Village Build-Out Area that include
residential uses shall require one
covered off-street parking space
per residential unit.
(1) Studio 1 covered space per unit,
plus 0.5 guest spaces per unit
(2) One- and two-bedroom 2 covered spaces per unit
plus 0.5 guest spaces per unit
(3) Three or more bedroom 3 covered spaces per unit
plus 0.5 covered spaces per
each bedroom over three,
plus 0.5 guest spaces per unit
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Mobilehome parks 2 covered spaces/unit, which
may be in tandem, plus 0.5
guest spaces per unit
Senior housing (excluding
single family units)
1 covered space per unit,
plus 0.5 guest spaces per unit
Senior group housing/senior
citizen hotels and congregate
care facilities

0.5 covered spaces per unit
plus 0.5 guest spaces per unit
Lodging and Child Daycare Uses
Bed and breakfast inns 1 space per guest room plus
parking for residents as
required by this code.

Boardinghouse,
roominghouse, and single
room occupancy hotels
1 space per sleeping room
Child daycare centers,
including preschools and
nursery schools
1 space per staff member
plus 1 space per 5 children.

Parking credit may be given if
queuing area for more than 4
cars is provided, but resulting
parking shall be not less than
1 per staff member plus 1 per
10 children
Stacking analysis may be
required to define a drop-off
facility that accommodates at
least 4 cars in a continuous
flow, preferably one-way, to
safely load and unload
children
Recreational vehicle parks 1 automobile parking space
on each recreational vehicle
lot plus 1 space per 20
recreational lots for visitors
Table 9-12 Parking for Nonresidential Land Uses
Land Use Minimum Off-Street
Parking Requirement
Maximum Off-Street
Parking Requirement
Additional
Requirements
Commercial Uses
Bars and cocktail
lounges
1 space per 50 sq. ft.

GFA including
indoor/outdoor
seating areas (see
also Restaurants)
1 space per 25 sq. ft.

GFA including
indoor/outdoor
seating areas (see
also Restaurants)
Lumberyards and
nurseries
1 space per 1,000 sq.
ft. GFA indoor area,
plus 1 space per
1 space per 500 sq.
ft. GFA indoor area,
plus 1 space per
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1,000 sq. ft. of
outdoor display or
sale area
1,000 sq. ft. of
outdoor display or
sale area
Model home
complexes
10 spaces N/A
Personal service
establishments
3 spaces per 1,000
s.f.
4 spaces per 1,000
s.f.

Restaurants:
(1) Conventional sitdown, including any
bar area
1 space per 125 sq.
ft. GFA including
indoor and outdoor
seating areas
1 space per 75 sq. ft.

GFA including indoor
and outdoor seating
areas
(2) Drive-through and
fast food
1 space per 100 sq.
ft. GFA, including
indoor and outdoor
seating areas, but not
less than 10 spaces.

N/A
(1) General retail
uses under 100,000
sq. ft. GFA
1 space per 300 sq.
ft. GFA
1 space per 250 sq.
ft. GFA
For shopping centers,
freestanding
restaurants and nonfreestanding
restaurant space in
excess of 20% of the
total shopping center
GFA shall be
computed separately
using the applicable
restaurant parking
ratio(s)
(2) General retail
uses 100,000 sq. ft.

GFA and greater
1 space per 350 sq.
ft. GFA
1 space per 300 sq.
ft. GFA
Furniture and
appliance stores
1 space per 1000 sq.
ft. GFA
1 space per 750 sq.
ft. GFA
Warehouses, storage
buildings or
structures used
exclusively for
storage
1 space per 2,000 sq.
ft. of gross area for
storage purposes
1 space per 1,000 sq.
ft. of gross area for
storage purposes
Mini-storage facilities 1 space per 5,000 sq.
ft. plus 2 spaces for
any caretaker's unit
N/A
Office and Health Care Uses
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Convalescent
hospitals, nursing
homes, children's
homes and
sanitariums
1 space per 4 beds
based on the
resident capacity of
the facility as listed
on the required
license or permit
Minimum 30% of
required spaces shall
be covered by a
trellis or carport
structure See also
senior group housing
(senior citizen hotels)
under residential
uses
General offices, other
than medical, dental,
banks, savings and
loans, credit unions
and similar financial
institutions
1 space per 300 sq.
ft. GFA
1 space per 250 sq.
ft. GFA
Minimum 30% of
required spaces shall
be covered by a
trellis or carport
structure Rates are
for office uses only. If
ancillary uses are
included, such as
restaurants or retail
establishments,
parking for such uses
must be provided per
their applicable rates
Hospitals 1.75 spaces per bed
Medical or dental
offices/clinics
1 space per 200 sq.
ft. GFA
1 space per 175 sq.
ft. GFA
Minimum 30% of
required spaces shall
be covered by a
trellis or carport
structure
Veterinary hospitals
and clinics
1 space per 400 sq.
ft. GFA exclusive of
overnight boarding
areas
1 space per 300 sq.
ft. GFA exclusive of
overnight boarding
areas
Automotive Uses
Automobile repair
facilities
1 space per 250 sq.
ft. of sales area
1 space per 200 sq.
ft. of sales area, plus
2 spaces per service
bay
Automobile Fueling: N/A
(1) Without retail
sale of beverage and
food items
1 space per 500 sq.
ft. GFA
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(2) With retail sale of
beverage and food
items
1 space per 400 sq.
ft. GFA
Automobile, truck,
boat, and similar
vehicle sales or rental
establishments
1 space per 500 sq.
ft. GFA (not including
service bays), plus 1
space per service bay
N/A Parking is for
customers and
employees, and is
not to be used for
display.

Car washes: N/A Applicant may be
required to submit a
parking study which
includes a stacking
analysis for the
proposed facility
(1) Full-service 10 spaces
(vacuuming or drying
areas shall not be
counted as parking
spaces)
(2) Express-service 2 spaces per facility
(wash bays shall not
be counted as
parking spaces)
Industrial Uses
General
manufacturing,
research and
development and
industrial uses
1 space per 500 sq.
ft. GFA
N/A
Warehousing and
distribution space
1 space per 1,000 sq.
ft. GFA
N/A
Assembly Uses
Auditoriums,
theaters, cinemas
1 space per 3 seats 1 space per 2.5 seats 18 lineal inches of bench shall be
considered 1 fixed
seat.

Churches, temples
and similar places of
assembly
1 space per 5 seats of
assembly area
1 space per 3 seats of
assembly area
18 lineal inches of
bench shall be
considered 1 fixed
seat. Parking will be
required at the same
rate for other
auditoriums,
assembly halls or
classrooms to be
used concurrently
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with the main
auditorium
Nightclubs,
dancehalls, lodge
halls and union halls
1 space per 50 sq. ft.

GFA, plus required
parking for other
uses on the site
1 space per 35 sq. ft.

GFA, plus required
parking for other
uses on the site
Mortuaries and
funeral homes
1 space for every 5
seats of assembly
room floor area
1 space for every 3
seats of assembly
room floor area, plus
1 space for each
vehicle stored onsite,
plus 5 spaces for
employees
Community centers 1 space per 300 sq.
ft. GFA
1 space per 200 sq.
ft. GFA
Lodging and Child Daycare Uses
Daycare centers,
including preschools
and nursery schools
1 space per 300 sq.
ft. GFA, plus 1.5
spaces per employee
1 space per 250 sq.
ft. GFA, plus 1.5
spaces per employee
Stacking analysis
shall be required to
define a drop-off
facility that
accommodates safely
loading and
unloading children
Hotels & motels and
village hospitality
homes

1.3 1 spaces per
guest bedroom plus
required parking for
other uses on the site

1.1 3 spaces per
guest bedroom plus
required parking for
other uses on the site
Timeshare facilities,
fractional ownership
and similar facilities

1.5 3 spaces per
dwelling or guest unit
plus required parking
for other uses on the
site

1.3 5 spaces per
dwelling or guest unit
plus required parking
for other uses on the
site
Recreational Uses
Arcade, game and
video
1 space per 200 sq.
ft. GFA
Billiard or pool
establishments
1 space per 150 sq.
ft. GFA
1 space per 100 sq.
ft. GFA
Bowling alleys 4 spaces per alley
plus required parking
for other uses on the
site
5 spaces per alley
plus required parking
for other uses on the
site
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Golf uses: N/A
(1) Driving ranges 1 space per tee, plus
the spaces required
for additional uses on
the site
(2) Pitch and putt,
par three and
miniature golf
courses
3 spaces per hole,
plus the spaces
required for
additional uses on
the site
(3) Regulation
courses
5 spaces per hole,
plus the spaces
required for
additional uses on
the site
8 spaces per hole,
plus the spaces
required for
additional uses on
the site
Tennis courts,
handball/racquetball,
and other courtbased facilities
3 spaces per court 4 spaces per court
Health clubs,
membership gyms
and commercial
swimming pools
1 space per 200 sq.
ft. GFA (for purposes
of this use, swimming
pool area shall be
counted as floor
area)
1 space per 150 sq.
ft. GFA (for purposes
of this use, swimming
pool area shall be
counted as floor
area)
Libraries/museums 1 space per 300 sq.
ft. GFA
1 space per 200 sq.
ft. GFA
Shooting ranges 1 space per shooting
station plus 5 spaces
for employees
Skating rinks, ice or
roller
1 space per 250 sq.
ft. GFA
1 space per 200 sq.
ft. GFA
Stables, commercial 1 space per each 5
horses kept on the
premises
1 space per each 4
horses kept on the
premises
Public and Semipublic Uses
Public utility facilities
not having business
offices on the
premises, such as
1 space per
employee plus 1
space per vehicle
used in connection
with the facility
N/A
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electric, gas, water,
telephone facilities
Schools: N/A
(1) Elementary and
junior high or middle
schools
2 spaces per
classroom
(2) Senior high
schools
10 spaces per
classroom
(3) Colleges,
universities and
institutions of higher
learning
20 spaces per
classroom
(4) Trade schools,
business colleges and
commercial schools
20 spaces per
classroom
Emergency and
Homeless Shelters,
Low Barrier
Navigation Centers
1 space per
employee.

3. Required Bicycle Parking. Bicycle parking shall be provided for certain nonresidential uses in order to encourage the use of bicycles and to mitigate motor vehicle pollution and congestion. The minimum bicycle parking requirements for nonresidential uses are as follows:
a. Land uses required to provide bicycle parking equal to minimum three percent (3%) of the total parking spaces required per Table 9-12 include: video arcades, bowling alleys, cinemas/movie theaters, commercial recreation, tennis clubs, health clubs, libraries, schools, and skating rinks. b. Land uses required to provide a minimum of five (5) bicycle parking spaces include: churches, clubs/halls, hospitals and restaurants (all categories). c. Land uses required to provide a minimum of one (1) bicycle parking for every twenty-five thousand (25,000) square feet of gross floor area include governmental, general, medical and financial office uses.
d. In addition to the requirements of subsections (C)(2)(a) through (c) of this section, retail centers shall provide five (5) bicycle parking spaces for each tenant having over twenty thousand (20,000) square feet of gross floor area. The spaces shall be provided at or near the major tenant's main entry.
e. Bike racks shall be placed in shaded locations, out of the way of pedestrian flows and shopping cart storage and shall be provided with a mechanism which permits locking a bicycle onto the rack.
(Ord. 603 § 1(Exh. A), 2022; Ord. 602 Exh. A, 2022; Ord. 550 § 1, 2016; Ord. 528 § 3, 2016; Ord. 505 § 1, 2012; Ord. 361 § 1, 2001; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996)
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9.210.020 Conditional use permits.

A. Purpose. The purpose of a conditional use permit is to provide for individual approval or denial of land uses requiring such permits under this code. Uses requiring these permits have potential for adverse impacts on surrounding properties, residents or businesses. Therefore, when such uses are approved, conditions are placed on their establishment and operation to mitigate or eliminate such impacts.

B. Definitions. See Chapter 9.280.

C. Applicability. A conditional use permit is required for all land uses identified in this code as requiring such permits.

D. Decision-Making Authority. Conditional use permits shall be reviewed by the planning commission in conjunction with a public hearing held pursuant to Section 9.200.100.

E. Compliance with Permit. The establishment and operation of any land use authorized under a use permit and any development associated with the permit shall be in compliance with the approved permit and any plans, specifications and conditions of approval shown on and/or attached to the permit at all times.

F. Required Findings. The following findings shall be made by the decision-making authority prior to the approval of a conditional use permit:

1. Consistency with General Plan. The land use is consistent with the general plan.

2. Consistency with Zoning Code. The use is consistent with the provisions of this zoning code.

3. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act.

4. Surrounding Uses. Approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity.

G. Appeals. Appeals to decisions on use permits shall be reviewed pursuant to Section 9.200.110.

H. Expiration and Time Extensions. The period of validity for establishment or time extension of a site development conditional use permit shall be pursuant to Section 9.200.080.

I. Amendments. Amendments to use permits shall be processed pursuant to Section 9.200.100.

J. The use permit may be modified or revoked by the city council, or planning commission, should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare, or materially injurious to property, or improvements in the vicinity, or if the property is operated or maintained, so as to constitute a public nuisance. (Ord. 584 § 2, 2020; Ord. 550 § 1, 2016; Ord. 538 § 7, 2016; Ord. 489 § 1, 2011; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996)
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9.210.050 Temporary use permits.

A. Purpose. The purpose of a temporary use permit is to regulate certain temporary land uses and activities to ensure that adverse impacts on surrounding properties, residents and businesses are minimized, that the time limitations for temporary uses are specified and complied with, and that the site of the temporary use is restored to its condition prior to establishment.

B. Applicability. A temporary use permit is required for temporary uses permitted under this code.

C. Decision-Making Authority. Temporary use permits shall be reviewed administratively by the director pursuant to Section 9.200.020.

D. Conditions of Approval. If a temporary use is approved, conditions may be placed on the permit to mitigate or eliminate adverse impacts on surrounding properties, residents or businesses.

E. Precise Development Plan. Any use or development authorized under such a permit shall be in compliance with the plans, specifications and conditions of approval shown on and/or attached to the approved permit.

F. Required Findings. Findings required for approval of a temporary use permit shall be deemed to have been made if the director determines that the findings set forth for such temporary uses in the applicable section of this code have been satisfied.

G. Time Limits. A temporary use permit shall be approved for no longer than 18 months, except as specified for stated temporary uses in their applicable sections of this code.

H. Extensions. A temporary use permit may be extended for up to 12 months. The filing of an application for extension shall stay expiration of the permit until action is taken on the time extension by the decisionmaking authority unless the application has been deemed incomplete and inactive pursuant to Section 9.200.070(B).

I. The use permit may be modified or revoked by the director, should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare, or materially injurious to property, or improvements in the vicinity, or if the property is operated or maintained, so as to constitute a public nuisance.
(Ord. 550 § 1, 2016; Ord. 538 § 7, 2016; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996) 522 CLICK HERE to Return to Agenda
Created: 2024-08-07 10:59:48 [EST]
(Supp. No. 5, Update 3)

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13.12.100 Public notice procedure.

A. Public Notice. Public hearings shall be held on tentative maps as set forth in Table 13-1. Notice of such hearings shall be published at least one (1) time not less than ten (10) days before the date of the public hearing (twenty (20) days if the tentative map is not exempt from CEQA action). The notice shall include the following information:

1. The time and place of the public hearing;

2. The hearing body or officer;

3. A general explanation of the matter to be considered;

4. A general description of the property in text or diagrammatic form;

5. Map preparer/subdivider representative.

B. Specific Hearing Notification. Notices of public hearings shall be mailed or delivered to the following people/entities at least ten (10) days prior to the hearing:

1. Either the owner of the subject property or the owner's duly authorized agent;

2. The project subdivider;

3. Each agency expected to provide water, sewage, streets, roads, schools or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected;

4. All owners of real property within five hundred (500) feet of the property in question, as shown on the latest updated equalized assessment roll.
(Ord. 539 § 3, 2016; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995) 523 CLICK HERE to Return to Agenda
Suggested Change Affected Code
Section(s) Reason(s)
Special Event Permit Modifications 9.60.170
Remove tiers, add findings regarding parking, modification for events held at Short Term Vacation Rentals, “two strikes” violations policy, fines
Accessory Dwelling Units (ADU) regulations per
state law 9.60.090 Change section to be consistent with State law—Clean up item.

Minimum garage setback for residential - change
to 20 ft instead of 25 in RL and up 9.60.060
Change section to be consistent with Residential Development Standards Table 9-2 in Section 9.50.030—Clean up item.

Future Bed and Breakfast Inns in residential
zones not allowed

9.40.030 and

9.60.270
Homeshare Short Term Vacation Rentals (STVR) have been
added to the La Quinta Municipal Codes and the Bed and
Breakfast Inns are an outdated process.

Provisions to allow Vinyl Fencing in the front yard
setback area 9.60.030
Allow vinyl fencing in the front yard to allow for flexibility in affordable materials.

Clarification of Village Parking Allowances

9.140.090

9.150.010

9.150.050 and

9.150.070
Provides clarification of the parking reductions allowed with the Village Build Out Area and will continue to provide flexibility for future development applications.

Clarification of Conditional Use Permit expiration 9.210.020 Clarify use of consistent terminology within section—Clean up item.

Addition of Temporary Use Permit expiration
times 9.210.050
Provides expiration dates and extension provisions for
Temporary Use Permits.
10-Day Public Hearing Notices for Tentative Maps 13.12.100 To be consistent with State law and other City applications ATTACHMENT 1
524 CLICK HERE to Return to Agenda

STVR QUARTERLY REPORT
JULY 1, 2024 - SEPTEMBER 30, 2024

THE STVR PROGRAM CONSISTS OF PERMITTING, LICENSING,

TAX COLLECTION, AND COMPLIANCE MONITORING AND ENFORCEMENT

PERMITTING
The City Clerk's Office issues all new and
renewed STVR permits and related business
licenses, handles Transient Occupancy Tax
(TOT) collections, and assists STVR property
owners with keeping their property in
compliance with the STVR program.

Number of STVR Permits:

September 2024
Total STVR Permits: 1,271
57 48
1,166
Homeshares Primary Residence General Permits
0 500
1000
Figure 1
(Estate Permits: 71)
Active STVR Permits by Area - 2021, 2022, 2023, & 2024 Q-3:

Table 1
Enclosed at
the end of this
report is a list
of Active STVR
Permits by
Development,
see
Attachment 2.

Section 3.25.055 of the La Quinta Municipal
Code imposes a permanent ban on issuing
new STVR permits in General and Primary
permit categories. STVR permits in these
categories can only be issued to properties
located in Exempt areas.

STVR Homeshare permits are exempt from
the permanent ban as of January 4, 2024.

STVR zones are depicted in Attachment 1.
525
DEPARTMENTAL REPORT ITEM NO. 3
CLICK HERE to Return to Agenda

COMPLIANCE
The Code Compliance Department handles all
compliance related matters for the STVR
program, which includes managing complaints,
conducting investigations, and taking
enforcement actions, such as issuing notices of
violations, administrative citations, and STVR
permit suspensions.
2023 & Q-1, Q-2 & Q-3 2024 STVR Complaints Citywide by Area 13 34
19 13
10 48
13 16
24 7
9 18
30 1
26 49
9 10
28 23
6 25
28 8
13 21
46 2
1 6
4 9
11 6
34 North LQ Mid LQ Cove South LQ (PGA West) Exempt Areas Q-1 2023
Q-2 2023
Q-3 2023
Q-4 2023
Q-1 2024
Q-2 2024
Q-3 2024
0 20 40 60 80 100 120 140 160
Complaints:
81 141
Figure 2
54 The STVR program features a 24/7 STVR Hotline available to residents to call and report complaints or potential issues regarding STVR properties. These calls are answered by City staff or the call center vendor (see attached Picture-Chart, included as Attachment 3), and each call is directed accordingly to a Code Enforcement Officer or the Local Contact on file for the STVR property. All calls can be reported anonymously.
24/7 STVR Hotline: (760) 777-7157
Figure 2 above shows the complaints received citywide for each Area in 2023 and Q-1, Q2, and Q-3 of 2024, which have remained generally consistent. 47 88
56 153
526 CLICK HERE to Return to Agenda
Figure 3
YOY Quarterly Complaints: 2022 - 2024
71 129
56 30
81 141
47 54
88 153
56 2022 2023 2024
Q-1 Q-2 Q-3 Q-4
0 50
100
150
Complaints: Quarters 1, 2 & 3 of 2024
Permitted vs. Unpermitted
21 42 44
67 111
12 Permitted Unpermitted
Q-1 2024 Q-2 2024 Q-3 2024
0 25
50 75
100 Figure 3 details the the
complaint data for Q-1,
Q-2 & Q-3 of 2024 as it
applies to permitted vs.
unpermitted STVR
properties.

Figure 4
Figure 4 shows the yearover-year quarterly
comparison of citywide
STVR complaints for
2022, 2023 and Q-1, Q-2
& Q-3 of 2024.

Figure 3 above shows that 64% of complaints received for Quarters 1-3 of 2024 were for unpermitted STVR properties.

Figure 4 shows the number of complaints received in 2022, 2023, and 2024 have remained generally consistent.
527 CLICK HERE to Return to Agenda
Citations:
2023 & 2024 Q-1, Q-2 & Q-3 STVR Citations:

Permitted vs Unpermitted
1 5 5 4 3 10 3
36 49
9 5
10 22
5 Permitted Citations Unpermitted Citations
Q-1 2023 Q-2 2023 Q-3 2023 Q-4 2023 Q-1 2024 Q-2 2024 Q-3 2024 0 20
40 2023 & 2024 Q-1, Q-2 & Q-3 STVR Citations
Administrative vs. Disturbance
37 53
10 6
11 22
5 1
4 3
2 10
3 Administrative Citations Disturbance Citations
Q-1 2023 Q-2 2023 Q-3 2023 Q-4 2023 Q-1 2024 Q-2 2024 Q-3 2024 0 20
40 Figure 5
Figure 6
Disturbance - the majority of disturbance compliance activities are due to noise, generally caused by large events or gatherings, children running/screaming/laughing, popping balloons, construction, slamming doors, etc. Other complaints include excessive parking, bright lights, trash, unsecured pool access, unmaintained yard, etc.

Administrative - the overwhelming majority of administrative compliance matters are related to operating/advertising without an STVR permit or business license, or failure to display the STVR permit number on listings. Others include incorrect or missing occupancy limit advertised on listings, failure to report/remit transient occupancy tax, etc.

Figure 6 shows the vast
majority of citations were
issued for administrative
matters, primarily for
operating and/or advertising
without an STVR permit:
- 72% in 2024 Q-1, Q-2 & Q-3
- 95% in 2023
Figure 5 shows the majority
of citations in 2023 and 2024
were issued to unpermitted
properties:
- 70% in 2024 Quarters 1-3
- 93% in 2023
528 CLICK HERE to Return to Agenda

TAXES, FEES &

STVR PROGRAM
COSTS
The STVR program collects Transient
Occupancy Tax (TOT), fees for citations
and inspections, and all program operating
costs such as STVR permit and business
licensing fees.

Table 2 *Citation Fine Collections are current as of October 16, 2024 TOT is a 10% tax due to the City each month on all STVR stays of 30-days or less.

Permit and licensing fees and fine collections covered STVR program operational costs in 2021, 2022, and 2023, and are expected to continue the trend through 2024.

TOT collections remained steady over the last 3 calendar years (2021-2023), and remain on track for 2024.

Table 2 below provides an overview of the annual STVR program revenues for calendar years 2020, 2021, 2022, 2023 and 2024 Q-1, Q-2 & Q-3.

STVR Annual Revenue Summary: 2020-2023 & 2024 Q-1, Q-2 &Q-3 529 CLICK HERE to Return to Agenda
-- CALIFORNIA --

FRED WARING DR
48TH AVE
J 50TH AVE
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5 I
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CALLE TECATE

STVRAREAS
t;;
Map
ID
.----� 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
50 52ND AVE
58TH AVE
STVR Exempt Areas
Development Name Exemption
Homewood Suites
(La Quinta Desert Villas - Center Pointe) Tourist Commercial District Legacy Villas Tourist Commercial District & Development Agreement La Quinta Resort including Spa & Tennis Tourist Commercial District & Adjacent to TC District Villas Embassy Suites (Casitas Las Rosas) Village Commercial District Villaqe Commercial Villaqe Commercial District
SilverRock Resort/ Talus Tourist Commercial District/ SilverRock Resort Specific Plan Club at Coral Mountain Development Agreement
Signature at PGA West (Haciendas) Tourist Commercial District Puerta Azul Entitlement Approval
Southwest corner Avenue 62 & Madison St Tourist Commercial District - Undeveloped Northwest corner Avenue 64 & Madison St Tourist Commercial District. Undeveloped Polo Villas Residences
Merv Griffin Estate
51555 Madison Street
51251 Avenida Obregon

AIRPORT BLV
-
:;::
0 z
�
Development Agreement
Estates at Griffin Lake Specific Plan
Large Lot Qualified & Certified; Resolution No. 2024-011 Large Lot Qualified & Certified; Resolution No. 2024-012 D City Boundary
- STVR Exempt Area
STVR Exempt Area - D Large Lot Qualified & Certified
City Areas
• North La Quinta
□ Cove
D Mid La Quinta
D South La Quinta
0 Miles
N
2 A
ATTACHMENT 1
1114
530 CLICK HERE to Return to Agenda
Acacia 11 The Cove 231
Bella Vista 9 Large Lot Qualified & Certified 1
Cactus Flower 10 Cove Total STVR Permits 232
Del Rey 2
Desert Pride 11
Indian Springs Neighborhood 6 Avenida La Fonda Neighborhood (Desert Club TR Unit 2) 2 La Quinta Del Oro (Not Gated) 7 Calle Fortuna Neighborhood (Desert Club TR Unit 1) 3 La Quinta Highlands 14 Desert Club Estates (Desert Club TR Unit 5) 16 Marbella 4 Enclave 1
Monticello 11 Haciendas at La Quinta 1
Quinterra 3 Highland Palms Neighborhood 14
Rancho Ocotillo 3 Montero Estates (No HOA) 1
Sonrisa 7 Large Lot Qualified & Certified 1
Topaz 11 Renaissance 1
Vista Grande 2 Sagebrush Neighborhood (Desert Club Manor TR 1) 6 Westward Ho/Westward Shadows 1 Santa Rosa Cove 42
Westward Isle 1 Seasons at La Quinta (Residential) 2
North La Quinta Total STVR Permits: 113 Mid La Quinta Total STVR Permits: 90 Casitas Las Rosas 73
Homewood Suites (La Quinta Desert Villas) 1
Legacy Villas 213
Estates at La Quinta 1 Merv Griffin Estate 1
La Quinta Fairways 4 PGA West:Signature 159
PGA West: Fairways 94 Polo Villas 18
PGA West: Res I 131 Puerta Azul 39
PGA West: Res II 57 Spa Villas at LQ Resort 10
Village at the Palms 2 Tennis Villas 33
South La Quinta Total STVR Permits: 289 Exempt Total STVR Permits 547 *This information is current as of September 30, 2024 and is updated on a quarterly basis Number of Permitted STVR Properties per Development
1,271 Active STVR Permits as of 9/30/2024*
North La Quinta Cove
Mid La Quinta
Exempt
South La Quinta
ATTACHMENT 2
531 CLICK HERE to Return to Agenda
**SHERIFF MAY BE DISPATCHED AT ANY TIME DEPENDING ON THE CIRCUMSTANCES OF THE CALL *IF THE CODE OFFICER IS UNAVAILABLE OR UNABLE TO RETURN CALLS IMMEDIATELY, HOTLINE CALLS ARE FORWARDED TO THE HOTLINE VENDOR UNTIL

THE CODE OFFICER BECOMES AVAILABLE

CALL TO HOTLINE IS

RECEIVED
24/7 STVR HOTLINE - (760) 777-7157
HOTLINE CALLS EXTENDED-BUSINESS HOURS:

FRIDAY - SUNDAY: 6:00 PM - 2:00 AM (MONDAY)

HOTLINE VENDOR ANSWERS CALL

AND GATHERS COMPLAINT AND

PROPERTY INFORMATION FROM
CALLER

CITY CONTRACTED SECURITY PATROL
OFFICER IS DISPATCHED TO PROPERTY.

DEPENDING ON SITUATION, LOCAL
CONTACT MAY BE CALLED**
ALL CALLS MADE TO THE 24/7 STVR HOTLINE ARE ROUTED ACCORDINGLY DEPENDING ON THE

DAY/TIME OF THE CALL AS SHOWN BELOW
HOTLINE CALLS BUSINESS-HOURS:

MONDAY - FRIDAY: 8:00 AM - 4:30 PM OR SATURDAY: 8:30 AM - 4:30 PM

CITY CODE OFFICER IS DISPATCHED TO
PROPERTY. DEPENDING ON SITUATION,
LOCAL CONTACT MAY BE CALLED**

CITY CODE COMPLIANCE ANSWERS

THE CALL AND GATHERS COMPLAINT

AND PROPERTY INFORMATION FROM
CALLER*

HOTLINE VENDOR ANSWERS CALL AND

GATHERS COMPLAINT AND PROPERTY

INFORMATION FROM CALLER

HOTLINE VENDOR CONTACTS LOCAL

CONTACT ON FILE FOR STVR PROPERTY

TO ADDRESS COMPLAINT OR SHERIFF'S

DEPARTMENT IF NEEDED
HOTLINE CALLS AFTER-HOURS:

MONDAY - FRIDAY: 4:30 PM - 8:00 AM OR SUNDAY - MONDAY: 2:00 AM - 8:00 AM (MONDAY)

CALL TO HOTLINE IS

RECEIVED

CALL TO HOTLINE IS

RECEIVED
ATTACHMENT 3
532 CLICK HERE to Return to Agenda
DEPARTMENTAL REPORT ITEM NO. 4

COMMUNITY SERVICES

QUARTERLY REPORT
Wellness Center, LQ Library, LQ Museum, and Creation Station July 1 – September 30, 2024
Community Programs & Social Services
Wellness Center, FIND Food Distribution, Fritz Burns Pool, & Sports Wellness Center provided fitness & recreation programs to 12,114 participants/fitness members (11,461 fitness gym participants; and 653 program participants for SRR Resident Cards, Yoga, Pilates, Ballroom Dance, Social Bridge, Monday Movies, Mah Jongg, Ukulele, Dominoes, and Quilting for Good Times). Social service offerings such as the Riverside County Cool Center, HICAP, WELBE Health, DAP Health, and FIND Outreach were available to the public.

Desert Recreation District (DRD) served 2,756 participants (1,569 for open/lap swim, youth swim lessons, Adaptive Swim lessons; Parent & Me lessons; Lifeguard Pre-Qualification, and Lenny the Shark Water Safety; 501 Water Aerobics; 392 Senior Splash; 58 Mermaid Splash Party and 236 Dive-In Movie) at Fritz Burns Pool programs/classes.

Youth sports programs had 19,085 total participants (players, spectators, coaches) for AYSO (soccer – 17,000), Friday Night Lights (flag football – 1,060), and La Quinta Youth Sports Association (baseball – 1,025). Practices and league games are held at La Quinta Park, Colonel Mitchell Paige Middle School, and the La Quinta Sports Complex. Open Court Time volleyball and basketball programs, a City of La Quinta partnership with Desert Recreation District, had a total of 43 participants at the La Quinta Boys & Girls Club Gym. Numbers are reduced due to the summer season.

In partnership with FIND Food Bank, distributed 30,736 pounds of food (food packages/boxes of dry goods and produce) to 871 persons at Coral Mountain, Hadley Villas, Vista Dunes, Washington Street Apartments, and Wolff Waters; FIND also provides mobile pantries for food distribution two times per month at Horizon High School and La Quinta Library Parking Lot. 533 CLICK HERE to Return to Agenda
La Quinta Library
• Attendance: 25,100+ persons visited and participated in various programs; 56,700+ items were circulated; 5,000+ participated in various programs, meetings, and events. During this quarter there were 6,751 reference questions, 1,850 computer sessions, and 5,001 wireless sessions. • Events: Monday Morning Movies and Summer Reading Program activities (SRP Dance and Craft Party, SRP Reptile Show, and SRP Summer Splash Party).
• Programs: Baby/Toddler Storytimes; Sensory Hour, Library Birthday Party, Teen Anime Café, Level Up LQ, Graphic Novel Club, Read the World, Readers Club, Pagemaster's Book Club, Page Turners Book Club, Chess Club, and Adult Speaker Series.

Circulation/ Programs/ Events
534 CLICK HERE to Return to Agenda
La Quinta Creation Station
• Attendance: 1,115 people participated in various programs/services. • Memberships: 30 new memberships; 120 active memberships. • Programs: MakerCraft (Creation Station 6th Birthday Party Hats, Viking Wire Weaving, Metal Stamped Dog Tags, Ozobot, Ozobot Bowling, Ozobot Tumbleweed, Hobbit Terrariums), Fiber Arts Bootcamp (Laser Cut Mini Loom, Cassette Tamp Cross Stitch, and Crochet 101), and MakerSpace Camps (Sewing: Felt Pencil Case and Electronics: Maze n’ Motors), and SRP Crafts (PLA Filament Recycling, DIY Journal Making Customization, Broken Circuits Revival, and Handmade Plantable Paper.

Makerspace Programs/Services/Memberships
535 CLICK HERE to Return to Agenda
La Quinta Museum
• Attendance: 1,300+ visitors/participants.
• Exhibits: Mission Grafica, Abandoned Planes, Trains, and Automobiles, and La Quinta Legends: The Fisherman Steps.
• Events: Summer Family Fun (Indoor Bird Watch, Art Party, and Magic at the Museum); Summer Art Program, NALC Film Showcase, La Quinta Historical Society meeting, and Tour Group: Greater Immanuel Temp.
• Programs: Good Books in the Gallery Book Club (The Goldfinch by Donna Tartt, My California by Journeys by Great Writers, and On The Road by Jack Kerouac) and STITCH Fiber Arts Club, Take a Break with Huell, Genealogy Club, Sketchbook Journaling, and Water Media Workshop. • Social Media Promotion: Friday Fun Facts and Exhibit Content is shared via social media with Facebook, Twitter, Instagram, and YouTube subscribers.

Exhibits/Programs/Events
536
CLICK HERE to Return to Agenda
Corporal Hunter Lopez Saber Vigil @ Civic Center Campus • A saber vigil was held on Monday, August 26, at Civic Center Campus, to honor and pay tribute to Cpl. Hunter Lopez and SSG James Perez. Their names are engraved on the Gold Star Monument.
• Mayor and Councilmembers spoke as well as speakers from Riverside County Sheriff and Fire Departments, a special presentation was provided by the VFW Post 3699, and music selections were provided by Sgt. Bryan Whitley, Riverside County Sheriff’s Department, and Doug Hassett.
• Approximately 350+ persons in attendance. Participation from Herman & Alicia Lopez, Hunter Lopez Memorial Foundation, Sign Dreamers, La Quinta High School JROTC, Scouts Sunrise District, Blooming Florist, LH Productions and DV Rentals.

Community Events
537 CLICK HERE to Return to Agenda
9/11 Candlelight Vigil @ Civic Center Campus
• The September 11th Candlelight Vigil was held at Civic Center Campus; approximately 175+ persons in attendance.
• City Council and representatives from Assemblyman Greg Wallis’ Office, Riverside County Fire and Sheriff’s departments provided honoring remarks and moments of reflection. A special 9/11 Memorial Presentation was provided by Wendy Moldow. • Participation from La Quinta High School AFJROTC Honor Guard, La Quinta High School Wind Ensemble, Doug Hassett, Scouts, Sunrise District, Blooming Florist, LH Productions and DV Rentals.

Community Events
538 CLICK HERE to Return to Agenda
• Attendance: 1,700 residents and 1,113 non-residents used the park this quarter. Park hours: 5 days a week 12:00 – 9:00 p.m. (Wednesday-Friday) and 9:00 a.m. – 9:00 p.m. Saturday-Sunday. • Total Memberships: 28 memberships sold this quarter (21 resident and 7 non-resident). Overall memberships sold to date is approximately 1,355 (933 resident and 422 non-resident). • Programs: BMX Day, Summer Skate Camp, Quad Meet Up, Pro Skate Team visits, Skate Camp Meet Up, Mini Skate Camp, and Pro BMX Team visits.
• Events: July 4th Skate Jam; Back to School Jam/Store Sale; Labor Day BMX, Scooter Jam, and Friday Night Skate Jam.

X Park
Bike & Skate Programs/ Events/ Memberships
539 CLICK HERE to Return to Agenda
540 CLICK HERE to Return to Agenda
FINANCIAL ADVISORY COMMISSION Page 1 of 3 OCTOBER 2, 2024 SPECIAL MEETING – MINUTES

FINANCIAL ADVISORY COMMISSION

SPECIAL MEETING

MINUTES
WEDNESDAY, OCTOBER 2, 2024

CALL TO ORDER
A special meeting of the La Quinta Financial Advisory Commission (Commission) was called to order at 3:30 p.m. by Chair Dorsey.

PRESENT: Commissioners Anderson, Batavick, Kiehl, Lee, Mast, Way, and Chair Dorsey
ABSENT: None

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 – None

CONSENT CALENDAR ITEMS

1. APPROVE SPECIAL MEETING MINUTES DATED AUGUST 29, 2024

2. RECEIVE AND FILE REVENUE AND EXPENDITURE REPORT DATED JULY 31, 2024
CONSENT CALENDAR – COMMENTS
ITEM NO. 2: In response to Commissioner inquiries, Principal Financial Analyst Hallick explained the purpose of zoning change mitigation fees and how the timing of City billing invoices affected the year-over-year comparison of the amounts. Additionally, the significant increase in interest earnings was discussed, due mostly to the higher interest rate environment as well as the City’s utilization of a money market sweep account that earns interest in the operational account.

ITEM NO. 1: Commissioner Lee said the August 29, 2024, Commission minutes should be amended under Business Session Item No. 1 to read as follows:

REPORTS AND INFORMATIONAL ITEM NO. 31
541 CLICK HERE to Return to Agenda
FINANCIAL ADVISORY COMMISSION Page 2 of 3 OCTOBER 2, 2024 SPECIAL MEETING – MINUTES
“The Commission discussed effectiveness of adjustments in last year’s audit the internal control over financial reporting and the audit adjustments that resulted in classification of a material weakness adjustment in the prior year; implementation of material weakness corrections; reoccurring material weaknesses, if any; reason for Housing Authority Fund classification change; and reason for the audit report completion date.” MOTION – A motion was made and seconded by Commissioners Anderson/Lee to approve the Consent Calendar, amending the August 29, 2024, special Commission meeting minutes as noted above. Motion passed unanimously.

BUSINESS SESSION

1. APPOINT TWO FINANCIAL ADVISORY COMMISSIONERS TO AUDIT AND

FORMULATE THE ANNUAL MEASURE G SALES TAX OVERSIGHT
COMPLIANCE REPORT FOR FISCAL YEAR 2023/24
Finance Director Martinez presented the staff report, which is on file in the Finance Department.

Commissioners Way and Mast volunteered to serve on this sub-committee.

The Commission discussed the importance of having Commissioners who served on the subcommittee in the prior year to serve again to provide continuity; and review of the Measure G Sales Tax Oversight Compliance Report will go hand-in-hand with the City’s ongoing work on the Strategic Plan, particularly regarding making recommendations on the long-term use of the current Measure G reserve revenues.

Commissioner Lee noted that if the Commission was to entertain appointing three members to serve on the subcommittee, he would be interested.

MOTION – A motion was made and seconded by Commissioners Kiehl/Anderson to appoint Commissioners Mast, Lee, and Way to serve on the subcommittee to audit the annual Measure G Sales Tax Oversight Compliance Report for fiscal year 2023/24.

Motion passed unanimously.

2. APPOINT TWO FINANCIAL ADVISORY COMMISSIONERS TO REVIEW THE CITY’S OUTSTANDING PENSION OBLIGATION
Principal Financial Management Analyst Hallick presented the staff report, which is on file in the Finance Department.

Commissioners Anderson and Kiehl volunteered to serve on this sub-committee.

The Commission and Staff discussed the CalPERS discount rate and the process for how that is determined by their Board, the City’s budgeting process for unfunded liability 542 CLICK HERE to Return to Agenda
payments, how paying unfunded liabilities saves the City over the long term, and the use of reserves to pay down the unfunded liabilities.

MOTION - A motion was made and seconded by Commissioners Lee/Way to appoint Commissioners Kiehl and Anderson to serve on the sub-committed to review the City's outstanding pension obligation. Motion passed unanimously.

STUDY SESSION - None

DEPARTMENTAL REPORTS

1. FINANCE DEPARTMENT CURRENT AND FUTURE INITIATIVES
Finance Director Martinez provided an update on current and upcoming Finance Department projects and City events, with the report on file in the Finance Department.

The Commission discussed the Travertine development is located south of Avenue 60, west of Madison Street, and north of Avenue 64; the Highway 111 Re-envisioning project expenses listed on the revenue and expenditure reports are true expenses related to the design of the project and feasibility studies related to possible implementation of a FormBased code and an uniform Specific Plan for the entire corridor which will combine the currently 11 existing Specific Plans.

COMMISSIONERS' ITEMS
Commissioner Lee provided further commentary on the 2022/23 audit report that was presented at the August 29, 2024, meeting. Commissioner Lee emphasized that the City utilizes internal reports to assess its financial position until the ACFR is published. He clarified that the auditors' role is to test internal controls and agrees with the auditors that the City's reporting is reliable, in addition to the City not having significant control weaknesses and has trust in staff and the accuracy of financial reporting.

Commissioner Way apologized for not being able to attend the August 29, 2024, special meeting of the Commission.

ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners Anderson/Mast to adjourn this meeting at 5:15 p.m. Motion passed unanimously.

Respectfully submitted,
�
Claudia Martinez, Interim Commission Secretary
City of La Quinta, California

FINANCIAL ADVISORY COMMISSION

SPECIAL MEETING - MINUTES

Page 3 ends

La Quinta City CouncilNovember 19, 2024

La Quinta City Council
November 19, 2024