Agenda packet — La Quinta City Council, December 3, 2024 (part 3 of 3)

the site and emailed or mailed to all interested parties who have requested notification relating to the project on November 8, 2024; and
WHEREAS, the Planning Commission of the City of La Quinta did adopt Planning Commission Resolution 2024-014 recommending the City Council approve a Specific Plan Amendment to allow either commercial or multi-family residential on the south half of the Jefferson Square Shopping Center, a Tentative Tract Map and a Site Development Permit to allow a total of 89 apartment and townhouse units on 5 acres of the 10-acre site at a duly noticed Public Hearing on October 8, 2024; and 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.
356 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: December 3, 2024

Page 3 of 6 ends

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 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 357 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: December 3, 2024

Page 4 of 6 ends

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.

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.
358 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: December 3, 2024

Page 5 of 6 ends

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 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 December 3, 2024, by the following vote:
359 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: December 3, 2024

Page 6 of 6 ends

AYES:

NOES:

ABSENT:

ABSTAIN:

LINDA EVANS, Mayor
City of La Quinta, California
ATTEST:

MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:

WILLIAM H. IHRKE, City Clerk
City of La Quinta, California
360 CLICK HERE to Return to Agenda
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: December 3, 2024

EXHIBIT A
361 CLICK HERE to Return to Agenda
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
362 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 3

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...................................................................38 363 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 4
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 .......................................................................................................................71 364 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 5

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.............................................................................................................72 365 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 6
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. 366 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 7
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.
367 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 8
Figure 1: Regional Location Map
368 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 9
Figure 2: Vicinity Map
369 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 10
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
370 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 11
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. 371 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 12
Figure 5: Amendment No. 2 Site Plan (for reference purposes) 372 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 13
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 373 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 14
Figure 7: Site Aerial View on June 23, 2011, Source Google Earth Figure 8: Site Aerial View on June 06, 2021, Source Google Earth 374 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 15
Figure 9: 2022 Site Conditions
375 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 16
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.
376 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 17
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. 377 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 18
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.
378 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 19
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
379 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 20
Figure 10: Surrounding Developments
380 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 21
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.
.
381 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 22
Figure 11: Conceptual Site Plan – Mixed Use Development 382 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 23
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.
383 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 24
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
384 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 25
Figure 12: Conceptual Site Plan - Commercial Retail Development 385 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 26
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.
386 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 27

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
387 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 28
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 388 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 29
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. 389 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 30
Figure 13: Circulation Plan
390 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 31
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, 391 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 32
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. 392 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 33
Figure 14: Amendment No. 2 Conceptual Grading Plan
393 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 34
Figure 15: PA2 Conceptual Grading and Drainage Plan
394 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 35
Figure 16: Existing Sewer and Water Plan
395 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 36
Figure 17: PA2 Conceptual Multifamily Sewer and Water Plan 396 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 37
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.
397 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 38
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.
398 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 39
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.
399 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 40
(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
400 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 41
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
401 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 42
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.
402 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 43
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. 403 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 44
 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) 404 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 45
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
405 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 46
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
406 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 47
Figure 18: Example of Inline Retail
407 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 48
Figure 19: Example of Retail Shop Building
408 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 49
Figure 20: Example of Corner Anchor Building
409 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 50
Figure 21: Example of Retail Pad Building
410 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 51
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
411 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 52
• 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) 412 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 53
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)
413 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 54
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
414 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 55
Figure 22: Example of 3-Story Multifamily Building Sheet 1 of 2 415 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 56
Figure 22: Example of 3-Story Multifamily Building Sheet 2 of 2 416 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 57
Figure 23: Example of 3-Story Townhome Building Sheet 1 of 2 417 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 58
Figure 23: Example of 3-Story Townhome Building Sheet 2 of 2 418 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 59
Figure 24: Example of 2- & 3-Story Townhome Building
419 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 60
Figure 25: Example of 2-Story Townhome Building
420 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 61
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 421 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 62
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
422 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 63
• 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. 423 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 64
• 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.
424 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 65
Figure 26: Conceptual Landscape Plan - Commercial
425 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 66
Figure 27: Conceptual Landscape Plan – Multifamily Sheet 1 of 3 426 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 67
Figure 27: Conceptual Landscape Plan – Multifamily Sheet 2 of 3 427 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 68
Figure 27: Conceptual Landscape Plan - Multifamily Sheet 3 of 3 428 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 69
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. 429 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 70
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.
430 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 71
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. 431 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 72
Appendix A

GENERAL PLAN CONSISTENCY ANALYSIS
432 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 73

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. 433 CLICK HERE to Return to Agenda
Specific Plan Jefferson Square
May 2024 74
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
434 CLICK HERE to Return to Agenda
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.
435 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.
436 CLICK HERE to Return to Agenda
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. 437 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.
438 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
439 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.
440 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.
441 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.
442 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: December 3, 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.
443 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: December 3, 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. 444 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: December 3, 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 445 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: December 3, 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.
446 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: December 3, 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 447 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: December 3, 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.
448 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: December 3, 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
449 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: December 3, 2024

Page 8 of 13 ends

D. An Erosion Dust Control Plan showing Best Management Practices prepared 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. 450 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: December 3, 2024

Page 9 of 13 ends

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.
451 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: December 3, 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. 452 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: December 3, 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. 453 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: December 3, 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.
454 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: December 3, 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 buildings 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.
455 CLICK HERE to Return to Agenda
City of La Quinta
CITY COUNCIL MEETING: November 19, 2024

STAFF REPORT
AGENDA TITLE: ADOPT 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 MULTIFAMILY RESIDENTIAL UNITS ON THE SOUTH HALF OF THE EXISTING JEFFERSON SQUARE COMMERCIAL CENTER; CEQA: A MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED (EA 2022-0012); LOCATION: SOUTHWEST CORNER OF

JEFFERSON STREET AND FRED WARING DRIVE

RECOMMENDATION
A. Adopt a resolution adopting the Mitigated Negative Declaration for the Jefferson Square project (EA 2022-0012).

B. 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.

EXECUTIVE SUMMARY
 The Jefferson Square Specific Plan was originally approved in 2004 for the entire 10± acre site and has been amended several times to change the types of commercial anchors that could be built on the site.
 The applicant is requesting a Specific Plan Amendment (SPA), Tentative Tract Map (TTM), and Site Development Permit (SDP). The SPA would allow either commercial or multi-family residential development within the southern 5± acres of the site (Attachment 1). The TTM subdivides the southern portion of the site into three lots, and the SDP activates the SPA and proposes 89 multi-family units located on the southern half of the Jefferson Square Shopping Center. There are 71 units in a three-story building and a total of 18 units in 5 two and three story townhouse buildings to include carport spaces throughout and tuck under parking spaces within the townhouse buildings.
 The proposal activates the Mixed Use Overlay, which applies to this and all other commercially zoned properties in the City.

PUBLIC HEARING ITEM NO. 2
ATTACHMENT 1 456 CLICK HERE to Return to Agenda

FISCAL IMPACT
The proposed project will generate development impact fees (DIF) and property tax to offset costs of providing services.

BACKGROUND/ANALYSIS
The Jefferson Square Specific Plan area encompasses a 10.3-acre commercial shopping center, of which 5.2 acres are developed and 5.1 acres are vacant (Attachment 3). The northern portion of the shopping center, developed in 2009, includes 39,000 square feet of commercial space – a pharmacy, a coffee shop, and several “in line” stores – distributed around a parking field (176 spaces) and drive aisles. The southern portion currently includes a parking field and drive aisles, as well as vacant pads where buildings were proposed as part of the original shopping center development. In addition, drainage improvements have been completed for the entire site, including existing retention basins and an underground drainage system.

At various times since the original 2004 approval, commercial development has been proposed on the southern half. None has come to fruition, leading to the current proposal.

The current General Plan allows for the creation of a Mixed Use Overlay in the City’s Zoning Ordinance. That Overlay was developed and included in a Zoning Ordinance Amendment after the adoption of the General Plan in 2012. It allows all commercially zoned property in the City to develop under this Overlay, either as vertical or horizontal Mixed Use. If residential projects are proposed, they can have a density of up to 24 units per acre and are to develop to the standards of the High Density Residential zone.

Specific Plan Amendment (SPA)
The applicant proposes to amend the current Specific Plan to allow either commercial development or multi-family residential units in the south half of the site. As shown in Tables 4 and 5 of the Specific Plan (Exhibit A of the project Resolution), the SPA would allow up to 95 residential units or 47,500 square feet of commercial space in this area.

The Specific Plan is being amended to:

1. Divide the 10 acres into two planning areas (PA): PA 1 consists of the northerly 5 acres, and PA 2 covers the southerly 5 acres.

2. Allow development of commercial retail buildings in PA 2 consistent with the commercial standards of PA 1.

3. Allow development of up to 95 multi-family residential units in PA 2.

4. Establish residential development standards in PA 2 that differ from the City’s High Density Residential standards.
457 CLICK HERE to Return to Agenda
The SPA would not modify any of the commercial development standards currently in the Specific Plan. However, the SPA includes a full range of residential development standards, including setbacks, height, and open space requirements, which are not in the current Specific Plan.

SPA Standards Varying from Base Zone
Building Height
The SPA proposes to exceed the height allowed in the Neighborhood Commercial (CN) zone, consistent with the Mixed Use Overlay, which allows that building height to be 25% more for mixed use projects. In this case, the SPA allows for residential building heights of 43.75 feet (25% more than the 35 feet allowed in CN).

The SPA also proposes to allow 28 feet in height within 150 feet of Jefferson Street, which as an Image Corridor, has a limit of 22 feet in height within that 150-foot area.

Due to concerns raised by residents of the Monticello project to the south, the SPA limits building height to 28 feet/2 stories within 75 feet of the southern property line.

Unit Size
The SPA also proposes to reduce the minimum size of one-bedroom apartments from 750 square feet to 600 square feet. All other unit sizes (two- and three-bedroom apartments and townhomes) exceed the minimum unit size requirement for the High Density Residential zone.

Parking Requirements
Finally, the SPA reduces the parking requirements from the City’s standards as follows:
 One Bedroom: 1 covered space plus 0.5 guest space per unit from 2 covered spaces plus 0.5 guest space.
 Three Bedroom: 2 covered spaces plus 0.5 guest space per unit from 3 covered spaces plus 0.5 guest space.

The standard for studios (1.5 parking spaces per unit) and Two Bedroom Units (2.5 parking spaces per unit) is the same as the Zoning Ordinance standard. The reduction in parking standards is not unreasonable, given the site’s location and the general reduction in parking requirements throughout Southern California and in other Coachella Valley cities, including Indio, Coachella, Palm Springs, and Rancho Mirage. Please also see the discussion of parking under the SDP section below.

Design Guidelines
As with the standards, the SPA maintains the commercial guidelines as they are but adds residential guidelines. In order to encourage cohesion in the project as a whole, the guidelines focus on a Spanish or Mediterranean style of architecture for the residential units.
458 CLICK HERE to Return to Agenda
Conclusion
The Specific Plan contains all of the sections and items required by State law and our Municipal Code and provides an opportunity for the site to develop either under its base zone (CN) or the Mixed Use Overlay. The variations in development standards are allowed in a Specific Plan and can be approved if found acceptable by the City Council.

Tentative Tract Map (TTM)
The TTM is proposed for the 5.1 acres in PA 2 in order to subdivide the property for condominium purposes (Sheet C4.10, Attachment 3). It subdivides only PA 2 into three lots: one corresponding to the large pad at the southwest corner of the property and its surrounding parking (Lot 1, 2.752 acres); one corresponding to the area in the northeastern half of PA 2 (Lot 2, 1.33 acres); and one for the southeastern portion of PA 2 (Lot 3, 1.03 acres). The TTM conforms to the SPA and is consistent with the Municipal Code.

Site Development Permit (SDP)
The SDP implements the changes made through the SPA at a slightly lower density than that allowed in that document. The architecture of the apartments and townhomes is a modern Spanish style intended to complement the existing commercial center architecture. The apartments will be built in line with the existing shops on the western side of the site, and the ground floor will mimic the architecture of the storefronts. The apartments and existing stores will be connected by a plaza and continuous sidewalk to provide continuity within the project.

A total of 89 units would be constructed at a density of 17.5 units per acre in the following configuration:
 Lot 1/Building 1: 71 apartments in a three-story building with a central courtyard (42 1-bedroom and 29 2-bedroom) and 71 carport parking spaces on the north, south, and west sides. All units include a small patio or balcony. The apartments also include a central courtyard with a community pool, gym, community room, coworking room, and ancillary facilities along the east façade.  Lot 2/Buildings 2 and 3: 10 three-story, three-bedroom townhouse units with 2 “tuck under” garage spaces each. Each unit also includes a patio and balconies on the second and third floors. This area also includes 57 open parking spaces.  Lot 3/Buildings 4 through 6: 8 two- and three-story, three-bedroom townhouse units with 2 “tuck under” garage spaces each. Each unit also includes a patio and balconies.
459 CLICK HERE to Return to Agenda
Building Height
As shown on Sheet A2.11 in Attachment 3, Building 1 is proposed to be 35 feet to the top of the parapet, with tower elements extending from 41 feet to 43 feet 9 inches. This building is located 135 feet north of the south property line and the existing single-family homes to the south (Monticello).

Buildings 2 and 3 are proposed to extend to 38 feet in height and will be perpendicular to the southern property line, limiting building mass exposure to the single-family homes to the south (Sheets A2.21 and A2.22, Attachment 3).

Building 4 is two stories on each end and three stories in the middle. The two-story elements extend to 28 feet in height, while the three-story component in the center is 38 feet (Sheet A2.31, Attachment 3). The building is located about 97 feet from the south property line.

Buildings 5 and 6, the buildings closest to the southern property line, will be 28 feet in height (Sheets A2.31 and A2.32, Attachment 3) and set back 41 feet from the southern property line. The Specific Plan limits building heights to 28 feet within 75 feet of the southern property line.

Access and Parking
The project would be accessed from existing driveways on Fred Waring and Jefferson Street, with the primary entrance at the southern end of the site. The apartment building would be accessed on existing driveways within the project. The townhomes are proposed to be “alley-loaded,” providing access to the garages via a central driveway.

For pedestrian access, the project includes a continuous sidewalk along the east side of the apartment building, connecting to the shops to the north, and crosswalks and sidewalks through the townhouses to provide access for those residents. The Planning Commission added a condition that requires stamped concrete enhancements to these crosswalks to enhance their visibility.

Altogether, the project proposes 186 parking spaces. There are 136 parking spaces required for the apartments, 93 of which are located around the apartment building, while the balance would be provided north and east of Buildings 2 and 3. Based on the unit mix, 181 spaces are required per the Specific Plan standards. The parking being provided generally exists in the parking lots that are currently on-site.

It must be noted, however, that the existing shopping center does not have cross-lot parking sharing in place and that residential development, should it occur, would be required to provide all of its parking within PA 2.

Landscape Design
The landscape and lighting plans (pp 34-40, Attachment 3) propose a desert landscape palette that includes Date and Mexican Fan Palms at the primary entry and along the frontage of the apartments and Mesquite, Acacia, and Desert Willow for shade canopy. 460 CLICK HERE to Return to Agenda
The project will be entirely landscaped, including the landscaping of the driveways and retention basin, as well as the common open space along the southern boundary. The landscape plan also includes a vertical screen, along the southern boundary for the length of Buildings 5 and 6, of 36-inch box Bottlebrush, Indian Laurel, and Carolina Laurel Cherry to screen the project from the single-family homes immediately to the south. The Planning Commission added a condition that this screen be extended the entire width of the project to its southwest corner.

Conclusion
The SDP would be consistent with the Specific Plan, as amended, and has been designed to its standards. The use is allowed in the Mixed Use Overlay, and the project density is less than the maximum allowed in the Overlay.

AGENCY AND PUBLIC REVIEW
Planning Commission Review
The Planning Commission held a public hearing on the project on October 8, 2024. The Commission discussed several issues, including the screening of the project from the single-family homes to the south, internal circulation, and pedestrian safety. As a result of this discussion, the Commission unanimously recommended approval to the City Council, with the addition of two conditions of approval: one extending the tree screening to the southwest corner of the site and one adding pedestrian crosswalks at key locations to improve residents’ safety.

Public Agency Review
All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended COAs.

Public Hearing Notice
This public hearing for this Project was advertised in The Desert Sun newspaper on October 30, 2024, and distributed to properties within 500 feet of the Site on November 7, 2024. At the time of publication, Staff had received no comments on the project.

Tribal Consultation
In accordance with SB18 and AB52, Tribal Consultation was conducted with the Agua Caliente Band of Cahuilla Indians (ACBCI), who were the only tribe to request consultation. Mitigation measures in the MND address ACBCI’s concerns regarding the site.

ENVIRONMENTAL REVIEW
An Initial Study (IS) was prepared for the proposed project. The IS found that although the project would have significant impacts relating to cultural resources, geology, and noise, those impacts can be mitigated to a less than significant level (Exhibit B of the EA Resolution, Mitigation Monitoring, and Reporting Program). An MND is proposed for approval by the City Council.
461 CLICK HERE to Return to Agenda
The IS/MND was circulated for a 20-day public review between May 9 and May 29, 2024.

The City received 10 comment letters on the IS from a range of public agencies. The City responded to these comments and found that none identified any unaddressed impacts or conditions and that no changes to the IS were required.

Prepared by: Nicole Sauviat Criste, Consulting Planner
Approved by: Jon McMillen, City Manager
Attachments: 1. Project Information

2. Vicinity Map

3. Site Development Permit Plan Set
462 CLICK HERE to Return to Agenda
PUBLIC HEARING ITEM NO. 2
City of La Quinta
CITY COUNCIL MEETING: December 3, 2024

STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTION TO APPROVE LANDMARK DESIGNATION 2024-0001 FOR A SINGLE-FAMILY RESIDENCE LOCATED AT 51407 AVENIDA VELASCO; CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS

DETERMINED THAT THIS PROJECT IS EXEMPT FROM CALIFORNIA
ENVIRONMENTAL QUALITY ACT REVIEW PURSUANT TO SECTION 15301, CLASS 1

EXISTING FACILITIES OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

RECOMMENDATION
 Adopt a resolution to approve Landmark Designation 2024-0001 for a single-family residence located at 51407 Avenida Velasco; and find that the project is exempt from environmental review pursuant to Section 15301 Class 1 (Existing Facilities).

EXECUTIVE SUMMARY
 The proposed historic landmark designation is for a single-family residence located in the Cove Residential (RC) Zoning District at 51407 Avenida Velasco. (Attachments 1 and 2).
 The project was heard by the Planning Commission (Commission) on November 12, 2024. The Commission unanimously recommended approval of the landmark designation.
 In order to approve the landmark designation, Council must determine if the property meets landmark criteria as provided in Title 7 – Historic Preservation of the La Quinta Municipal Code (LQMC) and is in compliance with the requirements of the California Environmental Quality Act (CEQA) (Attachment 3).

FISCAL IMPACT – None, there is no fiscal impact to designate a property as a Landmark.

BACKGROUND ANALYSIS
The purpose and intent of historic preservation in La Quinta is to affect the protection, enhancement, and perpetuation of historic resources and landmarks that represent or reflect elements of the city’s diverse cultural, social, economic, political, and architectural history. A "Landmark" means any property or improvement, manmade or natural, which has special historical, cultural, architectural, archaeological, or community interest or value as part of the development, heritage, or history of the City, the State of California, or the nation, and that has been designated as a landmark pursuant to Title 7 – Historic Preservation of the LQMC.
463 CLICK HERE to Return to Agenda
In 2023 the City updated its Survey of Historic Resources. The Survey inventoried all properties and improvements in the City that are 45 years of age or older, along with any historically significant landscape or agricultural features. The Survey identified sites determined as eligible for either local, State or national listing (landmark designation) of historic places.

The Survey conducted an evaluation of 51407 Avenida Velasco for its historic significance and determined that the dwelling may retain a sufficient level of integrity from the 1935 to 1950 period of significance for individual designation (Attachment 4).

Section 7.06.030 of the LQMC establishes landmark designation procedures. Any person may request the designation of a property or improvement as a historic landmark by filing a request with the Planning Division to be considered by the Commission with a final decision by Council, after receipt of the recommendation from the Commission. On November 12, 2024, the Commission unanimously recommended approval of the landmark designation.

PROPOSAL
Michael Chanco and Michael Paganelli, property owners, request the designation of their casita home as a landmark, located in the Cove at 51407 Avenida Velasco. The Cove was subdivided between 1933-1937 to become the first subdivision in La Quinta. Between 1935 and 1941, 63 casitas were built. The casitas were designed to be similar to the casitas of the La Quinta Hotel. Clients could purchase or rent these small bungalows. In 1935, the 50-by-100 lots sold for $195 and the homes for $2,500. The original developer of the casitas was E. S. 'Harry' Kiener, who formed the Palm Springs – La Quinta Development Company. He intended for these homes to be weekend getaway homes.

The 51407 Avenida Velasco residence was constructed in 1935, making it one of the original four homes that were built that year. This home was originally built on the standard lot size of 50 feet by 100 and was later enlarged by merging with the lot to the north. The single-family residence was constructed in the Spanish Colonial Revival style. The home was constructed with an "L" shaped plan, clad in stucco with a gable roof clad in red tiles with exposed beams. The original “L” building footprint is the southeast portion of the home (Figure 1), with later building additions added consistent with the Spanish Colonial Revival style. The casita retains its original "Z" style front door with the original latch and window.

The original bell is located outside near the entry gate. The primary bathroom appears to have original tile work designed by Kiener. The intention of the homeowners is to preserve the historic nature of the home (Attachment 5).

There were several improvements/additions made to the original casita structure as follows:
1) Unknown Addition – this area does not fit the description of the permits available, and based on historical aerials, this area is not an original part of the home; most likely, this addition was made sometime between 1959 and 1963. 2) Garage Addition – an addition was made to increase the size of the garage in 1963. 464 CLICK HERE to Return to Agenda
3) Additional Bathroom – a permit was issued for an additional bathroom in 1964. 4) Garage Conversion and Patio – in 1978, a permit was issued to address the illegal addition in the rear and conversion of part of the garage. 5) Front property wall – a block wall permit was issued in 1985, which enclosed the front yard area with a 6-foot masonry wall.
6) Reroof – he casita was reroofed in 2001 using a Spanish-style tile.

ANALYSIS
Pursuant to Section 7.06.020, designation of a property or improvement as a historic landmark must meet one or more of the following criteria:
465 CLICK HERE to Return to Agenda
A. It exemplifies or reflects special elements of the city's cultural, social, economic, political, aesthetic, engineering, or architectural history; or B. It is identified with persons or events significant in local, state, or national history; or C. It embodies distinctive characteristics of a style, type, period, or method of construction, is a valuable example of the use of Indigenous materials or craftsmanship, or is representative of a notable work of an acclaimed builder, designer, or architect; or
D. It is an archaeological, paleontological, botanical, geological, topographical, ecological, or geographical site which has the potential to yield information of scientific value; or
E. It is a geographically definable area possessing a concentration of sites, buildings, structures, improvements, or objects linked historically through location, design, setting, materials, workmanship, feeling, and/or association, in which the collective value of the improvements may be greater than the value of each individual improvement.

The Avenida Velasco casita individually embodies the distinctive characteristics of a Spanish Colonial Revival style casita bungalow built in the Cove during the 1930s and may be considered individually significant under Criterion C for embodying the distinctive characteristics of a type, period, or method of construction. The Avenida Velasco casita is representative of the first subdivision of the Cove, retains its original “L” shape, and retains original features and elements like the original “Z” style front door, latch and window, gable roof with exposed beams, original bell, casement windows, and Spanish revival color palette. The original bell was typically found near the entryway of the home but appears to have been relocated to one of the pillars entering the property. The home is surrounded by a perimeter wall, which reduces the visibility of the home from public view. While later building improvements were added, the integrity of the original features is intact, and the additional building elements are consistent with the Spanish Revival architectural style.

A letter of support was provided to staff recommending approval of the Landmark Designation from the La Quinta Historical Society (Attachment 6).

ENVIRONMENTAL REVIEW
The Design and Development Department has determined that this project is exempt from California Environmental Quality Act review pursuant to section 15301, Class 1 Existing Facilities, as this project includes no expansion of the use. 466 CLICK HERE to Return to Agenda
Prepared by: Sijifredo Fernandez, Associate Planner
Approved by: Jon McMillen, City Manager
Attachments: 1. Vicinity Map

2. Project Information

3. Criteria for Approval

4. Historic Record Sheet

5. Landmark Designation Request Letter
467 CLICK HERE to Return to Agenda
RESOLUTION 2024 - XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LA QUINTA, CALIFORNIA, TO APPROVE A LANDMARK
DESIGNATION FOR 51407 AVENIDA VELASCO,

LOCATED WEST OF AVENIDA VELASCO BETWEEN

AVENIDA MONTEZUMA AND CALLE HIDALGO
CASE NUMBERS:

LANDMARK DESIGNATION 2024-0001
APPLICANT: MICHAEL CHANCO AND MICHAEL PAGANELLI
WHEREAS, the City Council of the City of La Quinta, California, did, on December 3, 2024, hold a duly noticed Public Hearing to consider a request by Michael Chanco and Michael Paganelli for approval of a Landmark Designation for a single-family home located at 51407 Avenida Velasco, more particularly described as:

Assessor Parcel Number 773-085-021
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on November 12, 2024, hold a duly noticed Public Hearing to consider this request and recommended approval of the Landmark Designation; and
WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on November 22, 2024, as prescribed by the Municipal Code; and
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 criteria prescribed by the Municipal Code 7.06.020 to justify approval of said Landmark Designation:

1. The property meets Criterion C and embodies distinctive characteristics of a style, type, period, or method of construction, is a valuable example of the use of indigenous materials or craftsmanship, and is representative of the first subdivision of the Cove by E. S. 'Harry' Kiener who formed the Palm Springs – La Quinta Development Company. Although there have been additions to the residence, these additions are consistent with the Spanish Revival architectural style, and the integrity of the original features and building elements are intact and preserved.
468 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Project: Landmark Designation 2024-0001
Location: 51407 Avenida Velasco Landmark Designation
Adopted: December 3, 2024

Page 2 of 3 ends

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

SECTION 2. That the above project is exempt from California Environmental Quality Act review pursuant to Section 15301, Class 1 Existing Facilities, as this project includes no expansion of the use.

SECTION 3. That the City Council hereby does approve Landmark Designation 2024-0001 for the reasons set forth in this Resolution.

PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 3rd day of December 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

LINDA EVANS, Mayor
City of La Quinta, California
469 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Project: Landmark Designation 2024-0001
Location: 51407 Avenida Velasco Landmark Designation
Adopted: December 3, 2024

Page 3 of 3 ends

ATTEST:

MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:

WILLIAM H. IHRKE, City Clerk
City of La Quinta, California
470 CLICK HERE to Return to Agenda
Vicinity Map
ATTACHMENT 1
471 CLICK HERE to Return to Agenda
ATTACHMENT 2

PROJECT INFORMATION
CASE NUMBER: LANDMARK DESIGNATION 2024-0001
REQUEST: ADOPT RESOLUTION TO APPROVE A LANDMARK DESIGNATION FOR A SINGLE-FAMILY RESIDENCE LOCATED AT 51407

AVENIDA VELASCO
LOCATION: 51407 AVENIDA VELASCO
CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS

DETERMINED THAT THIS PROJECT IS EXEMPT FROM

CALIFORNIA ENVIRONMENTAL QUALITY ACT REVIEW
PURSUANT TO SECTION 15301, CLASS 1 EXISTING FACILITIES

GENERAL PLAN
DESIGNATION: MEDIUM AND HIGH-DENSITY RESIDENTIAL
ZONING
DESIGNATION: COVE RESIDENTIAL

SURROUNDING

ZONING/
LAND USES: NORTH: COVE RESIDENTIAL/ EXISTING SINGLE-FAMILY HOME
SOUTH: COVE RESIDENTIAL/ EXISTING SINGLE-FAMILY
HOME
EAST: COVE RESIDENTIAL/ EXISTING SINGLE-FAMILY
HOME
WEST: COVE RESIDENTIAL/ EXISTING SINGLE-FAMILY
HOME
472 CLICK HERE to Return to Agenda
ATTACHMENT 3

CRITERIA FOR HISTORIC RESOURCES

Landmark Designation 2024-0001
The property meets Criterion C and embodies distinctive characteristics of a style, type, period, or method of construction, is a valuable example of the use of Indigenous materials or craftsmanship, and is representative of the first subdivision of the Cove by E.

S. 'Harry' Kiener who formed the Palm Springs – La Quinta Development Company.

Although there have been additions to the residence, these additions are consistent with the Spanish Revival architectural style, and the integrity of the original features and building elements are intact and preserved.

Distinctive physical characteristics and features:
 Spanish Colonial Revival style architecture
 Original “L” shape portion
 The front door in the original “Z” style
 The latch and window of the front door
 Gable roof with exposed beams
 Original entry bell
 Casement windows
 Spanish Revival color palette
473 CLICK HERE to Return to Agenda
ATTACHMENT 4
474 CLICK HERE to Return to Agenda
475 CLICK HERE to Return to Agenda
476
CLICK HERE to Return to Agenda
477 CLICK HERE to Return to Agenda
478
CLICK HERE to Return to Agenda
479
CLICK HERE to Return to Agenda
480
CLICK HERE to Return to Agenda
The Desert Club Casita
Landmark Designation Application
51407 Avenida Velasco
La Quinta, CA 92253

Page 1 of 6 ends

Name and Address of Property Owner and Assessor’s Parcel Number:
• Property Owners: Michael Chanco and Michael Paganelli • Assessor's Parcel Number: 773-085-021
• Address of Site: 51407 Avenida Velasco La Quinta, CA 92253 Description of the proposed landmark, including special aesthetic, cultural, architectural or engineering interest or value of a historic nature, including information about the architecture, notable features, construction and other information indicating the historical significance of the site:
"The 51407 Avenida Velasco residence was constructed in 1935 in the La Quinta Cove neighborhood... in the Spanish Colonial Revival style. The home was constructed with an "L" shaped plan, clad in stucco with a gable roof clad in red tiles with exposed beams... [and] a stucco clad chimney... This property appears to individually embody the distinctive characteristics of a Spanish Colonial Revival style “casita” bungalow built in the Cove during the 1930s (1)." The residence also retains its original "Z" style front door with the original latch and window. The original bell is located outside the entry gate and the primary bathroom appears to have original tile work. "E. S. 'Harry' Kiener, of the Big Bear Land and Water Company created the casita development called Santa Carmelita de Vale.

Harry’s plan was to develop the cove area to complement his summer hunting and fishing resort in the mountains near Big Bear. Guests or owners of each area would have reciprocal privileges to enjoy the winter months in the warm desert and the summer months in the cool San Bernardino Mountains at the Peter Pan Woodlands Club. Kiener formed the Palm Springs-La Quinta Development Company and began subdividing the cove into a grid of small vacation home lots.

Between 1935 and 1941, 63 "casitas" were built. Clients could purchase or rent these small bungalows... They were Spanish Colonial Revival style with low, red tiled roofs similar to “casitas” at the La Quinta Hotel. In 1935, the 50-by-100 lots sold for $195 and the homes for $2500. The homes were completely furnished including linens. They were deliberately spread out to allow enjoyment of the surrounding desert. (2)." Due to the scarcity of building materials prior to World War II, development was stalled and only four homes were built in 1935 (3). Since this casita was built in 1935, it was one of the very first casitas in the cove. Celebrities and people of note were documented coming to The Desert Club such as "Greer Garson, Irene Dunne, Rhonda Fleming, Virginia Mayo, William DuPont Jr., Rita Hayworth... Kirk Douglas... [and] General George S. Patton (2)." It is then ATTACHMENT 5
481 CLICK HERE to Return to Agenda
The Desert Club Casita
Landmark Designation Application
51407 Avenida Velasco
La Quinta, CA 92253

Page 2 of 6 ends

possible/probable that they also
may have stayed in the casitas
associated with The Desert Club.

There is even an aerial picture of
the casita on the History of La
Quinta City Website (see below)
(4). The home was featured in
Maggie Gordon's book on the
Historic Casitas of La Quinta,
soon to be republished (5).

Sketches, Photographs or Drawings:
• Image from The
Historical
Casitas of La
Quinta by Maggie
Gordon (5).
• Arched Shower and Hand-Painted
Tile Work
482 CLICK HERE to Return to Agenda
The Desert Club Casita
Landmark Designation Application
51407 Avenida Velasco
La Quinta, CA 92253

Page 3 of 6 ends

•
•
• The historic
photos are from
the La Quinta
Historical
Society
Reference
Library
Collection
catalog number
0000.227.402)
(6).
• Original Bell
483 CLICK HERE to Return to Agenda
The Desert Club Casita
Landmark Designation Application
51407 Avenida Velasco
La Quinta, CA 92253

Page 4 of 6 ends

• Original “Z” Style Door w/Original Latch and Window
484 CLICK HERE to Return to Agenda
The Desert Club Casita
Landmark Designation Application
51407 Avenida Velasco
La Quinta, CA 92253

Page 5 of 6 ends

Statement of Condition of the Improvement: N/A
Explanation of any known threats to the improvement of the site:

We would like to preserve the history of the casita from demolition or development in the future.

Site Plan:
• Garage (No 101915) November 12, 1963
• Add Bath (No 113148) April 06, 1964
• “Garage Conversion & Patios” Code Compliance Inspection shows the addition was built in 1978 or earlier (No 321176, 322299, 326718 & 326758) January to April 1978 • HVAC (No 0681) April 30, 1984
• 6-foot-high block wall (No 001960) Dec 23, 1985
• Pool and Spa (No 9453) May 29, 1991
• HVAC (No 0105-265) April 30, 2001
• Reroof (No 0105-235) May 21, 2001
485 CLICK HERE to Return to Agenda
The Desert Club Casita
Landmark Designation Application
51407 Avenida Velasco
La Quinta, CA 92253

Page 6 of 6 ends

Legal Description of the Property:

THE LAND REFERRED TO IS SITUATED IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: LOT 9 AND 10 BLOCK 64 OF SANTA CARMELITA AT VALE LA QUINTA UNIT 6, IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 18, PAGE(S) 67 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

Photographs, Old and Recent: See above
Proposed Use: Private Residence
Existing Zoning: RC
Bibliography and References:

1. https://www.laquintaca.gov/home/showpublisheddocument/49472/638373697510070000

2. https://www.desertsun.com/story/life/2017/03/02/la-quinta-desert-club-gone-but-notforgotten/98641838/

3. https://www.laquintaca.gov/home/showpublisheddocument/48755/638373717730870000

4. https://www.laquintaca.gov/about-us/history-of-la-quinta

5. Gordon, M. (2007). Historical Casitas of La Quinta Cove. Infinity Pub.

6. https://laquintahistoricalsociety.catalogaccess.com/library/2237 Chain of Title, if available:

Date Document #
05-24-2024 2024-0151745
08-02-2018 2018-0311365
06-30-2008 2008-0355742
07-07-1989 1989-226335
05-04-1987 1987-123269
486 CLICK HERE to Return to Agenda
1 Tania Flores
From: Linda Williams <[email protected]>
Sent: Saturday, November 9, 2024 1:45 AM
To: Tania Flores
Subject: Landmark Designation
Attachments: Mills Act Letter 3.pages
Follow Up Flag: Follow up
Flag Status: Flagged
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ** [You don't often get email from [email protected]. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ]
Hi Tania,
I have attached a letter of support for the Public Hearing 1 item at the Planning Commission meeting on November 12th.

Thank you,
Linda Williams
La Quinta Historical Society
487 CLICK HERE to Return to Agenda
488 CLICK HERE to Return to Agenda
City of La Quinta
CITY COUNCIL MEETING: December 3, 2024

STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTION TO AUTHORIZE THE CITY MANAGER TO

SUBMIT APPLICATIONS TO RIVERSIDE COUNTY HOUSING AND WORKFORCE

SOLUTIONS FOR COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS AND EXECUTE SUPPLEMENTAL AGREEMENTS FOR FISCAL YEAR 2025/26

RECOMMENDATION
Adopt a resolution to authorize the City Manager to submit applications to the Riverside County Housing and Workforce Solutions for Community Development Block Grant funds, execute the Supplemental Agreements for fiscal year 2025/26; and allocate $24,000 to the Boys and Girls Club of the Coachella Valley Fee Waiver/Reduction Program, and $136,000 to the City of La Quinta Americans with Disabilities Act Improvements Project.

EXECUTIVE SUMMARY
• The City is eligible to receive approximately $160,000 in Community Development Block Grant (CDBG) funds in fiscal year (FY) 2025/26; 15% can be used for public services projects and 85% for public improvements or housing services. • City-approved grant applications must be submitted to the Riverside County Housing and Workforce Solutions (County HWS) no later than December 2, 2024.

The exact amount of CDBG funding will be confirmed in the second quarter of 2025.

FISCAL IMPACT
Upon approval by the County HWS, the City will receive an estimated $160,000 in CDBG funds. The final FY 2025/26 funding allocation will be based upon actual funds received.

Revenues and expenses will be incorporated in the FY 2025/26 City Budget and tracked in a special revenue fund, Account No. 210-0000-43105 CDBG (Federal Assistance Fund).

BACKGROUND/ANALYSIS
The City is a cooperating city of the County’s CDBG program and has participated since 1983. HWS oversees the County’s program and the County distributes annual funding to cooperating cities. The CDBG program requires that each project/activity the funds are used for meets one of the three national objectives: 1) benefit low and moderate-income individuals; 2) aid in the prevention or elimination of slums or blight; or 3) meet a need having a particular urgency.

PUBLIC HEARING ITEM NO.
489 CLICK HERE to Return to Agenda
Public Services
CDBG funding can be used for public services, such as childcare, recreation and education programs; however, only 15% of the awarded annual allocation may be designated for public services, or a maximum of $24,000 for FY 2025/26 based on the total amount of $160,000 anticipated to be distributed to the City. The County HWS has a minimum funding requirement of $10,000 for this category. The Boys and Girls Club requested $24,000 for FY 2025/26.

Public Improvements
CDBG funding can be used for public improvements, which include construction, reconstruction, rehabilitation, and accessibility improvements. Public improvement funds can be used for facilities and improvements that are publicly owned or owned by a nonprofit agency open to the public. These funds must be used for improvements that benefit low- and moderate-income individuals or neighborhoods. Based on the County’s guidelines for allocation of funds, 85% of the awarded annual allocation may be designated for public/capital improvements, or a maximum of $136,000 for FY 2025/26 based on the total amount anticipated to be distributed to the City.

CDBG Applications
The City received three applications for CDBG funding (Attachment 1) – The Boys and Girls Club of the Coachella Valley and Operation SafeHouse/SafeHouse of the Desert submitted a public service application; and the City’s Engineering Services Division submitted a public improvement-funding request.

Staff recommends awarding the anticipated public service funds of $24,000 to the Boys and Girls Club; and $136,000 to the City’s Engineering Services division. The Boys and Girls Club funding will benefit 19 children who attend; the public improvement request will fund American with Disabilities Act (ADA) improvements at City facilities that benefit individuals with disabilities and those who have low and moderate income.

Agency and Public Review
A request for applications and notice of funding availability was posted to the City’s website on October 9, 2024. A public notice was published in The Desert Sun on November 22, 2024, announcing the availability of funds and the public hearing date.

ALTERNATIVES
Council may allocate funds to an alternate single applicant in each category, or an alternate combination of applicants and funding amounts in each category.

Prepared by: Carley Escarrega, Administrative Technician Approved by:Bryan McKinney, Public Works Director/City Engineer Attachment: 1. Fiscal Year 2025/26 CDBG Summary of Applications 490 CLICK HERE to Return to Agenda
RESOLUTION NO. 2024 - XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LA QUINTA, CALIFORNIA, ADOPTING PROPOSALS,

AUTHORIZING THE CITY MANAGER TO SUBMIT

APPLICATIONS FOR COMMUNITY DEVELOPMENT

BLOCK GRANT FUNDS, AND AUTHORIZATION FOR THE

CITY MANAGER TO EXECUTE SUPPLEMENTAL
AGREEMENT FOR FISCAL YEAR 2025/2026
WHEREAS, The City of La Quinta (City) is a participating jurisdiction in the County of Riverside Housing and Workforce Solutions Community Development Block Grant Program, and
WHEREAS, the City and County of Riverside (County) cooperatively administer the Community Development Block Grant (CDBG) program under the provision of the Cooperative Agreement executed between the City and County, and under applicable U.S. Department of Housing and Urban Development rules; and WHEREAS, the Public Works Department published a public hearing notice in The Desert Sun newspaper on November 22, 2024, announcing the public hearing date, availability of funds, and requesting proposals; and
WHEREAS, pursuant to said agreement, the City Council held a public hearing on December 3, 2024, to consider public comments on community needs and the use of such funds; and
WHEREAS, the CDBG Funds for fiscal year 2025/2026 is estimated to be approximately $160,000 to begin July 1, 2025; and

WHEREAS, the City must submit project applications to the County of Riverside Housing and Workforce Solutions; and
WHEREAS, merits of all proposals were openly discussed and considered; and WHEREAS, by a majority vote of the City Council of the City of La Quinta, California, the following proposal(s), or reprogramming(s), were selected:

PROJECT NAME SPONSOR AMOUNT
Miscellaneous ADA Improvements City of La Quinta $136,000 Fee Waiver/Reduction Program Coachella Valley Boys and
Girls Club La Quinta Unit $ 24,000
TOTAL: $160,000
491 CLICK HERE to Return to Agenda
Resolution No. 2024 – XXX
CDBG Funds and Priorities for Fiscal Year 2025/2026
Adopted: December 3, 2024

Page 2 of 3 ends

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

SECTION 1. That the City of La Quinta hereby selects the above-named projects, for use of Community Development Block Grant funds.

SECTION 2. That the City Council hereby directs the City Manager to prepare and submit the designated applications to the County of Riverside Housing and Workforce Solutions in a timely manner proposing the named use of funds.

SECTION 3. That the City Council hereby authorizes the City Manager to approve and execute the 2025/26 Supplemental Agreement between the Riverside County Economic Development Agency and the City.

SECTION 4. That the City Council hereby authorizes the City Manager to execute any and all necessary documents and other agreements to consummate all activities in this resolution.

SECTION 5. If there is shortfall in funding, the City Council directs the City Manager to request the County of Riverside to increase the City’s public service cap in order to fully fund public service approved applications.

PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 3rd day of December 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

________________________
LINDA EVANS, Mayor
City of La Quinta, California
492 CLICK HERE to Return to Agenda
Resolution No. 2024 – XXX
CDBG Funds and Priorities for Fiscal Year 2025/2026
Adopted: December 3, 2024

Page 3 of 3 ends

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

CITY OF LA QUINTA

COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
2025/2026 SUMMARY OF APPLICATIONS RECEIVED
Public Service Applications
THE BOYS AND GIRLS CLUBS OF THE COACHELLA VALLEY – LA QUINTA UNIT:
• The Boys and Girls Club of the Coachella Valley was founded in 1966. • After school program has been provided in the City of La Quinta since 1994. • The fee waiver/reduction program has been funded by the City of La Quinta with CDBG funds for the past 20 years.

Funds Requested/Service Provided:
• Requesting $24,000 for fee waiver/reduction program to provide scholarships benefiting extremely low-, very low-, low-, and moderate-income children. • $24,000 will enable 19 qualifying children to take advantage of the Club’s services and programs.

OPERATION SAFEHOUSE/SAFEHOUSE OF THE DESERT:
• Operation Safehouse was founded in 1988.
• Harrison House Transitional Living and Permanent Supportive Housing Program was established in 2013 in response to the need for services for older homeless youth ages 18-24 in the Coachella Valley.
• SafeHouse receives annual funding from the County of Riverside CDBG/ESG funding, the City of Moreno Valley CDBG, the City of Indian Wells, the City of Rancho Mirage, the City of Riverside, and the City of Palk Desert.

Funds Requested/Service Provided:
• Requesting $10,000 for assistance of a portion of the transitional living program. • The program offers transitional living for a minimum of 12 homeless youth annually for up to 18 months and permanent supportive housing for up to 8 disabled homeless youth with no time constraint.

Public Improvement Applications

CITY OF LA QUINTA
Project Summary:
• The City of La Quinta Public Works Department submitted an application requesting $136,000 of CDBG funding for Americans with Disabilities Act (ADA) improvements at various City owned public parks and public facilities. 495 CLICK HERE to Return to Agenda
• Project will correct ADA deficiencies at various City owned public parks and facilities throughout the City of La Quinta.
• The ADA improvements at various City owned facilities throughout the City will promote easier accessibility for individuals with disabilities. • The improvements are based upon an ADA Transition Plan Report previously completed by the City.
• Funding will allow for design, construction, inspection, and testing costs associated with ADA improvements.
496 CLICK HERE to Return to Agenda
2024
3rd Quarter (July - September 2024)

DESIGN & DEVELOPMENT

QUARTERLY REPORT
The Design and Development Department consists of three divisions:

The Hub, Building, and Planning
Permits Planning Business License
B u s i n e s s L i c e n s e s I s s u e d

L I C E N S E S A N D P E R M I T S
The Hub serves as a one-stop permit center. It is the central location for obtaining permits for planning, building, engineering, business licenses, and special events. The Hub also issues permits for garage sales, home occupations, pool drains, re-roofs, and HVAC, window, water heater, and utility changeouts. 237 231 208
250
138
205

JUL AUG SEP
2023 2024 2023 2024 2023 2024
632
761
636 583 686
Q3 2020 Q3 2021 Q3 2022 Q3 2023 Q3 2024
Online (94.17%) In-Person (5.83%)
P e r m i t s P r o c e s s e d
O n l i n e / I n - P e r s o n
W e l c o m e N e w B u s i n e s s e s
Dream Team Real Estate Consultants, Inc.

Diversiones Prado
Uptown Escrow Services
FiveBelow
4 New Local Businesses
O t h e r P e r m i t s I s s u e d
136 137 120 97136 147

JUL AUG SEP
2023 2023 2024 2023 2024
294 397 456 392 381
Q3 2020 Q3 2021 Q3 2022 Q3 2023 Q3 2024
DEPARTMENTAL REPORT ITEM NO. 5
497 CLICK HERE to Return to Agenda
$187k
$401k $390k
$156k $151k
Q3 2020 Q3 2021 Q3 2022 Q3 2023 Q3 2024
90 62 67 78 78 69
282 250 251 270 243
182
2023

JUL AUG SEP
2024 2023 2024 2023 2024
282 240 251
187 243 232

JUL AUG
2023 2024
SEP
2023 2024 2023 2024
Building Division
Plan Check Submittals
574
895 1,049
776 702
Q3 2020 Q3 2021 Q3 2022 Q3 2023 Q3 2024
Building Permits Issued
447
709 799 675 659
Q3 2020 Q3 2021 Q3 2022 Q3 2023 Q3 2024

P L A N C H E C K A N D B U I L D I N G P E R M I T S
The Building Division administers and issues all residential and commercial building permit applications, reviews plans (plan checks), and conducts on-site building inspections for compliance with the La Quinta Municipal Code and California Building Standards Code.

Monthly Building Inspections
1,797
1,371 1,543 1,707 1,556 1,370

JUL AUG SEP
2023 2024 2023 2024 2023 2024
Average Building Inspections Per Day
$50K $56k $51K $44k $56K $51k $40k
$78k
$39k
$54k $67k $64k
Plan Check Fees Collected: $195,554 Building Permit Fees Collected: $150,821 $110k
$263k
$201k
$146k
$196k
Q3 2020 Q3 2021 Q3 2022 Q3 2023 Q3 2024

JUL AUG SEP
2023 2024 2023 2024 2023 2024

JUL AUG SEP
2023 2024 2023 2024 2023 2024
2,441 3,043
6,106
4,896 4,448
Q3 2020 Q3 2021 Q3 2022 Q3 2023 Q3 2024
38 48
96 78 69
Q3 2020 Q3 2021 Q3 2022 Q3 2023 Q3 2024

FINANCIAL DATA

INSPECTION DATA
498 CLICK HERE to Return to Agenda

PLANNING
The Planning Division administers the zoning and development standards and works with residential and commercial developers, architects, builders, and businesses to ensure that development is consistent with the City's Zoning Code and General Plan. Planning staff coordinates with the Planning Commission, whose primary function is to develop and maintain the City’s General Plan, consider development applications, as well as to serve as an advisory body to the City Council.

Planning Staff Approvals
Sign Program Amendment to update signage at the Walmart at 79295 Highway 111.

Sign Program Amendment to update signage at Homewood Suites at 45200 Washington Street.

Modification By Applicant for the floor plan and elevations at Enzo's Bistro & Bar at 78121 Avenida La Fonda.

Temporary Use Permit for Spirit Halloween at the former 99 Cent Only store at 79840 Highway 111 from August 15 to November 10, 2024.

Special Event Permit for 50 people for a private wedding on October 19, 2024, at 46370 Cameo Palms.

Modification By Applicant for exterior modifications to existing Carl's Jr. drive-through restaurant to include paint scheme, awnings replacement, and trim band lighting installation.

Site Development Permit for a new comfort station structure at the Madison Club Golf Course and Driving Range to include a pro shot with retail space, two unisex restrooms, and a small kitchen.

Final Landscape Plans for Jefferson Street Apartments.

Temporary Use Permit for overflow parking for the La Quinta Chevrolet and Cadillac dealerships to be located at the former Sam's Club Fuel Station at 79315 Highway 111.

Special Event Permit for the 2025 La Quinta High School Homecoming Parade that took place through Main Street on October 16, 2024, from 3:00 p.m. to 6:30 p.m.

Minor Use Permit for tenant improvements for "the Golf Bar" at Komar Desert Center at 79815 Highway 111 (formerly Toda Moda)

PLANNING APPLICATIONS RECEIVED
8 8 7
6 6
8 Planning Commission Actions
Site Development Permit for three 2,839 sf mixed-use buildings in the Village at 78059 Calle Estado; ground floor commercial with total of 6 dwelling units on upper level.

Conditional Use Permit for the construction of an AT&T wireless telecommunication facility (MonoEucalyptus) east of Avenida Bermudas, between Calle Ensenada and Calle Nogales, within the Tradition Golf Club.

JUL AUG SEP
2023 2024 2023 2024 2023 2024
40 20
33 24 22
Q3 2020 Q3 2021 Q3 2022 Q3 2023 Q3 2024
499 CLICK HERE to Return to Agenda
La Quinta Development Q3 2024
PGA Superstore
Walmart Updated Signage and Interior Remodel
Point Happy
The Grove
Residential Community
Completing Final Phase of Homes
New Event Space @ La Quinta Resort & Club Tenant Improvements - Opening Soon! Southwest corner of Highway 111
and Washington
Landscape/Turf Conversion
Improvements
Construction
Progress at
Jefferson Street
Apartments
500 CLICK HERE to Return to Agenda

La Quinta City CouncilDecember 3, 2024

La Quinta City Council
December 3, 2024