November 19, 2024
6 • On recurring basis, staff reviews existing user fees and rates as a basis for recovering allowable costs for certain City services • The last comprehensive study of STVR permit fees was
completed in 2020-2021
• In 2021 the management & oversight of the STVR program was transferred from the Design & Development Department to the Clerk’s Office
• New “multi-unit lock-off” STVR permit subtype
Short-Term Vacation Rental Permit Fees
Background
11 12
Multi-Unit Lock-Off STVR Unit
Definition
“Multi-unit lock-off STVR unit" means a specific type of construction of a single-family detached dwelling or multi-family attached unit(s) dwelling, which construction is designed to allow sections of such dwelling to be locked-off and separated into individual stand-alone units and meets one (1) or more of the exemptions set forth in Section 3.25.055. A multi-unit lock-off STVR unit is a sub-type of short-term vacation rental unit and shall be subject to a general short-term vacation rental permit or primary residence short-term vacation rental permit, as applicable, pursuant to this chapter.
November 19, 2024
7 STVR Permit Fees – Current & Proposed
STVR Permit Fees – Cost Recovery
13 14
November 19, 2024
8 STVR Permit Fees Comparison
Revenue Impact
Based on historical revenues and permit volume,
the adjusted fees may generate an additional
$65,000 in annual revenue.
15 16
November 19, 2024
9 Notice and Outreach
17 18
November 19, 2024
10 City Council Meeting
November 19, 2024
PH 2 -SPECIFIC PLAN SP2022-0004 (SP2002-062, AMENDMENT 3) TENTATIVE TRACT MAP 2022-0003(TT 38604)
SITE DEVELOPMENT PERMIT 2022-0015
Background
The Jefferson Square Specific Plan was originally
approved in 2004 for the entire 10± acre site.
In 2009, the existing shopping center was
constructed on the north half of the site.
The current proposal activates the Mixed Use
Overlay.
Project would build out the south half of the site.
19 20
November 19, 2024
11 Background
• The Specific Plan Amendment would allow either commercial or multi-family residential development on the southern 5 acres.
• The Tentative Tract Map subdivides the southern 5 acres into 3 lots.
• The Site Development Permit would allow the development of 71 apartments and 18 townhouses on the southern 5 acres.
Vicinity Map
21 22
November 19, 2024
12 Specific Plan Amendment
• Makes no changes to north half (PA 1) and allows
either commercial or multi-family residential on
south half (PA 2).
• Allows up to 95 multi-family units on south half
(19 du/acre).
• Establishes standards and guidelines for residential
in PA 2.
Specific Plan Amendment
• MU Overlay allows height of up to 43.75’.
• SP changes to HDR standards: – 28’ height within Image Corridor (22’ is limit) – Reduced unit sizes:
• 1 bedroom from 750 SF to 600 SF
23 24
November 19, 2024
13 Specific Plan Amendment
• SP changes to HDR standards: – Reduced parking requirements:
• 1 Bedroom: 1.5 vs. 2.5 per unit
• 3 Bedroom: 2.5 vs. 3.5 per unit
• Studio & 2 Bedroom remain at 1.5 and 2.5 per
unit, consistent with Zoning Code.
Tentative Tract Map
25 26
November 19, 2024
14 Site Development Permit
• Proposes 89 multi-family units at a density of
17.5/acre.
• 71 apartments in one building on the west half of the site. • Three stories, 1 and 2 bedroom units.
• Central recreation courtyard.
• Gym, coworking space, lobby/mail area.
• 35 feet to parapet, maximum height 43’9”.
• 136 parking spaces required per SP; 93 located around building.
Site Plan
27 28
November 19, 2024
15 Site Development Permit
• 18 townhomes in four buildings.
• Two and three stories.
• Tuck-under garages.
• Buildings 2 & 3: 3 stories, 38 feet in height.
• Building 4: 2 & 3 stories, 28 & 38 feet in height.
• Buildings 5 & 6: 2 stories, 28 feet in height.
• Parking: 2-car garage + 9 guest parking.
Elevations - Apartments
Bldg 1 East
Bldg 1 South
29 30
November 19, 2024
16 Elevations - Townhomes
Bldg 4
North
Bldg 5 & 6
South
Elevations - Townhomes
Bldg 4-6
East
31 32
November 19, 2024
17 Cross-Section
33 34
November 19, 2024
18 Landscaping
35 36
November 19, 2024
19 Landscaping
CEQA
• Initial Study was prepared and
circulated for public review
– With implementation of mitigation
measures, all impacts can be reduced to
less than significant levels. – A Mitigated Negative Declaration is proposed.
37 38
November 19, 2024
20 Recommendation
• Adopt a resolution adopting the Mitigated
Negative Declaration for the Jefferson Square
project (EA 2022-0012).
Adopt a resolution approving Specific Plan 2022-
0004 (SP 2002-062, Amendment 3), Tentative
Tract Map 2022-0003 (TTM 38604), and Site
Development Permit 2022-0015.
FLORA RESIDENTIAL COMMUNITY
Applicant Presentation
November 19, 2024
39 40
November 19, 2024
21 Introductions
Flora La Quinta LLC:
Omar Hussein
Project
Applicant
PM: Luis Gomez
Arch: Brion Moran
(Aero)
Development
Team
Our Vision: Jefferson
Square Reimagined
• Transform Jefferson Square into a thriving
“horizontal" mixed-use community. • Create a synergistic relationship between existing retail and the proposed residences. • Provide alternative housing for teachers, trades people, healthcare workers, recent
college grads, young families and seniors. • Build a pedestrian friendly, walkable community that will stand the test of time. • Demystify mixed use development. 41 42
November 19, 2024
22 /
The Power of Collaboration
Residents
Planning
Departme
nt
Other
City
Departme
nts
Outside
Agencies
Tribal
Consultati
on
/
Community Insights
Commercial
preferred Density Height
Privacy Monticello
Park
Property
Values
Parking Limit
Asphalt*
Maximize
Landscape*
43 44
November 19, 2024
23 Underground
Stormwater
Basin
Aboveground
Stormwater
Basin
Restricted
Drive
Fire Main
Site Constraints and Solutions
134
’ 41
’
Site Constraints and Solutions
45 46
November 19, 2024
24 47
48 November 19, 2024
25 1. Property revitalization
2. Increased housing supply
3. Diversify housing inventory
4. Walkability and reduced traffic
5. Economic growth
6. Efficient land use
Community Benefits
Thank You
for your time and
consideration
49 50
November 19, 2024
26 Supplemental Slides
Site Development Timeline
2004
Jefferson
Square SP was
approved for a
102,402 SF
shopping
center.
2005
SPA 1 was
approved for a
100,731 SF
shopping
center.
2008
SPA 2 was
approved for a
90,441 SF
shopping
center.
2009 Construction was completed.
Fresh and Easy
Market failed
to open. OSH
canceled lease.
2013
CC approved
the GP Update
introducing
Mixed Use
Overlay policy.
2016 PC approved
38K SF fitness
center (InShape Fitness).
Developer
forfeited
entitlements.
2018
Hotel
developer
(160-room, 9K
SF retail)
withdrew
planning
application
after 2nd PC
meeting.
2021
Dutch Bros.
Coffee opened
for business.
51 52
November 19, 2024
27 Parking Codes in the Valley
Indio Palm
Springs
Riverside
County
Palm
Desert Coachella Rancho Mirage
Jefferson
SP La Quinta Indian Wells
1 bedroom 84 84 42 42 42 84 53 53 42
2 bedroom 58 58 58 58 29 58 65 44 44
3 bedroom 54 36 36 36 18 36 50 41 36
guest 45 24 45 45 90 0 0 22 18
241 202 181 181 179 178 167 159 139 Total
Required
KEY ECONOMIC INDICATORS - PAST 3 YEARS
S O U R C E : H T T P S : / / F R E D . S T L O U I S F E D . O R G / S E R I E S / C A S T H P I • Cost of Construction > 60 %
• Construction Loan > 100%
• Project Valuation < 5 - 20%
• Rent Growth > 5 - 10%
• Operational Costs > 20 –
30%
> increase < decrease
53 54
November 19, 2024
28 Development
Standards
RH MU SDP PA 2 - SPA
No. 3 Development Standard
12/24 12/16 12/24 17.5 Min. / Max. development
intensity (du/ac)
Maximum structure height (ft.) 43.75 40 43.75 43.75
28 22 22 28 Max structure height within 150
ft. of Jefferson Street (ft.)
28 NA NA 28
Max structure height within 75
ft. of southern property line
where adjacent to single-family
residential
Maximum number of stories 3 3 - 3
2 3 - 2
Maximum number of stories
within 75 ft. of southern
property line where adjacent to
single-family residential
Minimum livable area excluding
garage (sq. ft.)
One-bedroom apartment 600 750 - 697
Two-bedroom apartment 800 750 - 1,063
1,000 750 - - Three-Bedroom plus
apartment
Townhome or Condo 1,200 750 - 1,734
30 ~41 20 (rearyard) 30
Building Setback From
Residential and Parks and
Recreation districts (ft.)
55 56
November 19, 2024
29 Parking Standards
Jefferson Square SP RH Development
Standard
1 covered space per unit, plus 0.5
guest spaces per unit
1 covered space per unit, plus 0.5
guest spaces per unit Studio
2 covered spaces per unit plus 0.5
guest spaces per unit
1 covered space per unit, plus 0.5
guest spaces per unit One-bedroom
2 covered spaces per unit plus 0.5
guest spaces per unit
2 covered spaces per unit plus 0.5
guest spaces per unit Two-bedroom
3 covered spaces per unit plus 0.5
covered spaces per each bedroom
over three, plus 0.5 guest spaces
per unit
2 covered spaces per unit plus 0.5
guest spaces per unit Three-bedroom
3 covered spaces per unit plus 0.5
covered spaces per each bedroom
over three, plus 0.5 guest spaces
per unit
3 covered spaces per unit plus 0.5
covered spaces per each bedroom
over three, plus 0.5 guest spaces
per unit
Four or more
bedroom
Plan Modifications
Description June 2022 Plan Proposed Plan
Unit Count 112 (22 units per acre) 89 (17.5 units per acre or 20% drop) 100 / 12 71 / 18 Apartments /
Townhomes
Pool, spa, outdoor cooking and seating areas, walking
path, playground, extensive landscape, gathering
areas, gym, community room, co-working space,
lobby, private garages, and private outdoor living
space.
Amenities Unknown
2 story along southern PL (2-story max within 75’ of
southern PL) Stories 3-Story throughout
BLDG 1: 43.75’ (35’ to parapet)
BLDGS 2 & 3: 38’ (32’ to parapet)
BLDGS 5 & 6: 28’ (22’ to parapet)
Height 43.75 ft
BLDG 1: ~134’ from southern PL
BLGG 5 & 6: ~41 ft from southern PL Building Setbacks 30 ft from southern PL Privacy Not addressed 12’ tall privacy hedge, 165’ in length along southern PL 1-bedroom: 1 covered stall
2-bedroom: 2 covered stalls
Townhome: Private 2 car garage
Guest Parking: 0.5 stalls per unit
Parking Not provided
57 58
November 19, 2024
30 Building 4, 5 and 6 Elevations
Privacy Hedge
59 60
November 19, 2024
31 70
FT
2018 HOTEL PROJECT PROPOSAL
2018 HOTEL PROJECT PROPOSAL - RENDERINGS
61 62
November 19, 2024
32 2018 HOTEL PROJECT PROPOSAL - ELEVATIONS
Jefferson Square Specific Plan Amendment No. 2
City of La Quinta Code Section 9.80.020
63 64
November 19, 2024
33 Vista
Dunes
Jefferson Site
65 66
November 19, 2024
34 City Council Meeting
November 19, 2024
PH3 – ZOA 2024-0001 Zoning Code Updates
Background
• Staff periodically reviews the municipal zoning
code and proposes amendments to update or
clarify standards.
• Update Accessory Dwelling Unit (ADU)
regulations to meet State housing law
• Staff also reviews for opportunities for
development code streamlining, design
flexibility, and Code Clean-ups
67 68
November 19, 2024
35 Accessory Dwelling Unit (ADU)
Changes are being made to comply with changes in
State law.
• Clarification of definition and references to State Code sections.
• Explicitly requires owner-occupancy for houses that
contain a Junior ADU.
• Allows for the sale of an ADU separate from the home
under very specific circumstances: Must be associated with a non-profit organization. Both the primary house and the ADU must be restricted to low income household owners for 45 years.
• The proposed additions
would give a maximum
time limit of 18 months to
TUPs that do not fall under
those sections
• One time extension of 12
months would be allowed
• TUP’s are required for various
temporary uses allowed in the
Code and have time limits set
according to the particular use
Temporary Use Permits
69 70
November 19, 2024
36 Clarification of Village Parking
Allowances
• Simplifies Village Build Out
Area 50% parking reduction
allowance.
• Residential projects must
include at least one on-site
parking space
• Mixed use parking reduction
allowances will not apply to
Village Build Out area.
Vinyl Fencing
• Recommend allowing vinyl
fencing in the front yard area
to allow for flexibility in
affordable materials.
• Materials to be approved by
the Design and
Development Director
71 72
November 19, 2024
37 Bed and Breakfast Inns
• Ends redundant process
• Short Term Vacation Rental Permits can be issued for
Homeshares which require an owner reside at the
residence during the temporary occupants stay
• Key distinctions:
• Maximum size /number of temporary occupants
• Permit Term
Clean-up Items
• Garage Setbacks
• Conditional Use Permits
• Public Hearings for Tentative Maps
73 74
November 19, 2024
38 Residential Special Events
• Governed by 9.060.170
• Characteristics of Special Event
• Permit Tier Levels
• Staff Review and Decision
Concerns
• Poor management of event
• Attendance exceeds approval
• Not enough resources provided to manage event
• Parking/traffic disruptions
• Amplified music beyond approved operation time
• Late special event application submittals
75 76
November 19, 2024
39 Proposed Changes
• Eliminate tiers and process individually
• Require finding made that a parking plan
demonstrates sufficient parking is
available for anticipated attendance
• Evaluate parking impacts on surrounding
neighborhood and impose conditions
Proposed Changes
• Eliminate requirement for special event
approval for STVR properties exceeding
the total daytime number of occupants
• Let criteria for residences apply
• Establish administrative fines
• Impose two-strikes policy
77 78
November 19, 2024
40 CEQA
• 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 of the environment.
79 80
November 19, 2024
41 City Council Meeting
November 19, 2024
S1 – Sphere Of Influence
• On August 2, 2022, Council reviewed the status of the City’s Sphere of Influence (SOI), and directed Staff to:
– Prepare a Fiscal Impact Analysis to consider the financial costs and revenues associated with the annexation of the existing SOI – Consider potential additional lands for an extension of the SOI • On April 4, 2023, Council reviewed the Fiscal Impact Analysis • On March 19, 2024, Council further discussed Fiscal Impacts – Staff survey of the existing conditions of public improvements in the existing SOI area
Background
81 82
November 19, 2024
42 Southern SOI
• 7,665 acres
• East of Monroe, south of
Avenue 52, north of
Avenue 62, and west of
Van Buren and Harrison
• Part of the Vista Santa
Rosa Community of
Interest
• Included in General Plan
and Zoning maps
Public Outreach
• Post card mailed to property owners, tribal governments, and registered voters within the Southern SOI
boundaries
• Staff Presentation and Announcements at the Vista
Santa Rosa Community Council
• An email to La Quinta-based HOA’s located adjacent to the Southern SOI
83 84
November 19, 2024
43 2024 Vista Santa Rosa Survey
• 1,507 Mailed surveys on July 27,
2024
• Property Owners
• Registered Voters
• 35 Questions
• 28 Multiple Choice • 7 Open-ended questions
• Topic areas include: Public
Safety/Code Compliance, New
Businesses, Future
Development Housing,
Recreation, and Public Utilities
• 169 Surveys Returned
• Response Rate 11.2%
• Online Survey • 23 Online Repondents
Online Survey Screenshot:
85 86
November 19, 2024
44 42%
49%
9%
SUPPORT FOR ANNEXATION
Yes No Neutral
0 10 20 30 40 50 60 70
Short Term Vacation Rentals
Affordable
Rental
Market Rate Single Family
HOUSING
Neutral No Yes
87 88
November 19, 2024
45 49%
22%
29%
CODE COMPLIANCE
Important Somewhat Important Not Important
0 10 20 30 40 50 60 70
Preservation of Agriculture
Expansion of Equestrian Land Uses
Creation of Vista Santa Rosa Town Center
New Development
Neutral No Yes
89 90
November 19, 2024
46 0 10 20 30 40 50 60
Small Event Centers/Ranchos
Agricultural Related Businessses
Stores Services
Offices/Medical/Industrial Park
NEW BUSINESS
Neutral No Yes
Zoning Standards
• City developed the Agricultural/Equestrian Overlay
after the approval of the General Plan. • Its basis is the County’s Zoning Ordinance • Broadens City’s permitted uses
• Low Density Residential with the Overlay was applied
to all residential lands in the Sphere. • In addition to Permitted Uses and Development Standards, Overlay includes a Right to Farm Policy.
91 92
November 19, 2024
47 Zoning Maps
Permitted Uses
County A- County R-1 County W-2
1 City
Ag/Equ
Land Use Residential Uses Single-family detached dwellings P P P PC Farmworker housing C P or C Migrant agricultural worker MHP Mobile home parks C C C C Mobile home subdivisions and mobilehomes or manufactured homes on individual lots P Child daycare facilities as an accessory use, serving 8 or fewer children, subject to Section 9.60.190 A PP PP PP Child daycare facilities as an accessory use, serving 9—14 children, subject to Section 9.60.190 M Child Daycare Center (number undefined) Caretaker's residence P Open Space and Recreational Uses PPC Public parks playfields and open space P P PP
Trail bike parks
Bicycle, equestrian and hiking trails P Tennis court or other game court as an accessory use associated with a private residence P Tennis court or other game court for public use M Golf course and country club, with or without driving range P P PP Driving range with or without lights C 93 94
November 19, 2024
48 Permitted Uses Equestrian and Agricultural Uses Stables, private P Stables, commercial or riding academy C C C Commercial breeding operations C
Polo grounds, including stables, clubhouse C PP Veterinary offices and hospitals C C The grazing and breeding of cattle, horses, llamas, or other farm stock or animals, not including hogs, P P P P not to exceed five animals per acre of all the land available The grazing and breeding of sheep or goats, not to exceed 15 animals per acre of all land available P P P P P P P (1 AC min) CFarms for rabbits, fish, frogs, chinchilla or other small animals P Mink farms Nurseries, greenhouses, orchards, aviaries, apiaries P P PP P (1 AC min) Tree crop farming P P P P Field crop or turf farming P P P P Winery and incidental uses with established vineyard P PP Produce stands, subject to Section 9.100.100 P P or PP The drying, packing, canning, freezing and processing of produce resulting from permitted uses when P P P or C such activity is conducted within permanent buildings and structures Noncommercial raising of hogs, not to exceed two per acre P P P P Community auctions and sales yards (2 acre minimum) C C C Feed stores C PP Kennels and catteries, 5 to 10 animals M Kennels and catteries, 10 to 25 animals on 1 acre minimum C Menageries C C C Commercial composting facilities C Permitted Uses Uses Permitted Only in the County Planned residential developments P Keeping and raising of crowing fowl P P P FFA or 4-H projects P P P Outside storage of materials (100 SF on improved ½-1 AC, 200 SF on 1 AC or more) P P P Solar power plant, 10 AC or larger C C Mining operations subject to CA SMRA P C Mining operations not subject to CA SMRA C C Packaged dry fertilizer storage, including processing C Meat cutting and packaging (no slaughtering or rendering) PP Oil production, not including refining or processing C Airport or landing field C Cemetery, pet or human C
Commercial fairgrounds and exhibitions C Drive-In theaters C Dune buggy parks C Hog ranches C Hunting clubs C Lumber mills, commercial logging C Manufacture of brick or terra cotta, cement & cement products, gypsum and lime or lime C products Racetracks C RV Parks C Rifle, pistol, skeet or trapshooting range C Rodeo arenas C Recreational lakes C Trailer and boat storage C Disposal service operations C C
C
Printers, publishers, film studios and recording studios Outdoor film studios Extraction and bottling of well water inc. bottle manufacturing C Camps C
95 96
November 19, 2024
49 Permitted Uses
Development Standard City Ag/Equ County A-1 County R-1 County W-2 10,000 sf/ 20,000 sf 7,200 sf 20,000 sf
20,000 sf
multifamily
Minimum building site
Minimum lot frontage (ft) 100 100 60 100
40 SFD
Other: 50
40 SFD 40
Other: 50
Maximum structure height (ft.) 28
Maximum lot coverage 40% 50%
Maximum number of stories 2 3
Comparative Development Standards
City v. Owner Annexation
• LAFCo allows two types of annexations: • City-sponsored • Land owner/developer-sponsored
97 98
November 19, 2024
50 City v. Owner Annexation
• City-sponsored: • City selects lands to be annexed – all or a portion of the Sphere
• Processed through LAFCo
• If LAFCo Board approves, protest hearing follows. • Protest hearing required if the land is inhabited. • Simple majority vote of land owners and registered voters who participate decide the
outcome.
City v.
Owner
Annexation
99 100
November 19, 2024
51 101