POWER POINTS
CITY COUNCIL
MEETING
NOVEMBER 18, 2025
November 18, 2025
1 City Council Regular Meeting
November 18, 2025
City Council Regular Meeting
November 18, 2025
PUBLIC COMMENT – MATTERS
NOT ON THE AGENDA
11/19/2025
1 2
November 18, 2025
2 City Council Regular Meeting
Housing Authority Special Meeting
November 18, 2025
CLOSED SESSION IN PROGRESS
3 4
November 18, 2025
3 City Council Regular Meeting
November 18, 2025
PUBLIC COMMENT – MATTERS
NOT ON THE AGENDA
11/19/2025
5 6
November 18, 2025
4 City Council Regular Meeting
November 18, 2025
P1 – SilverRock Development Project
Status Update
City Council Regular Meeting
November 18, 2025
P2 – New Fire Engine for
La Quinta Fire Station No. 70
7 8
November 18, 2025
5 City Council Meeting
November 18, 2025
B1 – 2025 Village Parking Study
9 10
November 18, 2025
6 Village
Build-Out
Plan Area
Calle Tampico
Ave LaFonda Eisenhower Dr
Ave 52 Washington St
Background
• Parking has been studied consistently over the
last 20 years
– 2006: comprehensive study
– 2016: parking Code changes with Build-Out Plan
• Included 50% reduction in requirements
• In-lieu fee program
– 2016-present: parking surveys
• Surveys show increasing amount of parking occupied during peak seasons and peak times during the day
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November 18, 2025
7 Background
• Recent development
– McQuaid Art Studio and Apartments
– Calle Estado Mixed Use Development
– Barcelona Club Apartments
– Village Hospitality Homes
– Increase occupancy in La Quinta Village Shopping Center • Future developments coming soon
– Cultural Campus
Updated Parking Study
• Request for Proposals circulated in August
• Four firms submitted
• Walker Consultants was chosen
13 14
November 18, 2025
8 Agreement
• One-year contract with
option for six-month
extension
• Total compensation
– $98,000
– Capital Improvement Plan -
Village Parking Lot Utility
Undergrounding Project 2024-08
Account No. 401-0000-60185
Phase 1: Comprehensive Analysis of $ 53,775
Parking Conditions
Phase 2: Recommended Parking $ 24,205
Development and Management
Strategy
Phase 3: Draft and Final Reports $ 20,020
Total: $ 98,000
Agreement
• Phase 1
– Analyze existing parking conditions
– Inventory of available facilities
– Evaluation of vehicle and pedestrian circulation patterns • Phase 2
– Recommended parking development and management strategy for current and anticipated future needs
– Analysis of the City’s In-Lieu Fee Parking Program
• Phase 3
– Compilation of findings and presentation to Council
15 16
November 18, 2025
9 City Council Meeting
November 18, 2025
PH1 – Highway 111 Specific Plan and
Development Code
SP2022-0002, ZC2024-0002, ZOA2024-0002,
EA2024-0002
17 18
November 18, 2025
10 LA QUINTA
HIGHWAY 111 CORRIDOR SPECIFIC PLAN
City Council | November 2025
TODAY’S PRESENTATION:
PLAN CONTEXT & BACKGROUND
LAND USE & DEVELOPMENT APPROACH
KEY DEVELOPMENT SITE STUDIES
ECONOMIC ANALYSIS & DEVELOPMENT SCENARIOS
DEVELOPMENT CODE
ENVIRONMENTAL
IMPLEMENTATION
19 20
November 18, 2025
11 YOUR PLANNING TEAM
Todd Tregenza
Project Manager & Transportation Lead
Jonathan Linkus
Highway 111 Corridor Specific Plan Lead
Christopher Wolf
CEQA / Environmental Lead
Lisa Wise Consulting, Inc.
Regulatory / Code Lead
Linda S. Congleton & Associates
Market Analysis / Economic Lead
PLAN CONTEXT
& BACKGROUND
21 22
November 18, 2025
12 Culmination of Years of Planning that Build Together May 2022 - Today
ULI TAP Program - Highway 111 Corridor Study
23 24
November 18, 2025
13 ULI TAP Program - Highway 111 Corridor Study
2019 Corridor Plan
25 26
November 18, 2025
14 2019 Corridor Plan
2019 Corridor Plan
27 28
November 18, 2025
15 2019 Corridor Plan
HIGHWAY 111 CORRIDOR SPECIFIC PLAN
29 30
November 18, 2025
16 Existing Zones & Specific Plans
LAND USE &
DEVELOPMENT
APPROACH
31 32
November 18, 2025
17 PLANNING STRATEGY
LAND USE
CIRCULATION
URBAN SYSTEMS
Secondary grid of pedestrian
oriented streets that connect
new residential development.
Active uses at key gateways
as welcoming “pockets of
walkability”
Small open spaces at each
development and connections
to CV Link and Cultural Trail
Mixed Use (housing over retail), Affordable Housing
(low & v. low income), Live-Work, Boutique Urban
Hotels, Cinema Anchored Mixed-Use
Townhomes/Walk-Ups, Small Format Stacked Flats
(4 to 8 units), Bungalow Courts, Compact SingleFamily Starter Homes, Small In-Line Retail 33 34
November 18, 2025
18 In-Line Retail Infill (dining focused along continuous promenade), Creative Retail Campus, Food Halls,
Container Parks, Outdoor Dining-Entertainment.
Class A Moderate Density Office (medical or
training); Education, University Extension or
Discovery, Business Hotel, Retail-Flex
RESIDENTIAL TYPOLOGY
35 36
November 18, 2025
19 IN-LINE INFILL TYPOLOGY
THREE ADAPTIVE LAND USE POLICIES
ACTIVE
FRONTAGE
AUTO-ORIENTED
DEVELOPMENT
BLOCK EDGES &
PATTERN
Anchor new development with
‘active frontage’ at interior
roadway intersections, or nodes,
which are existing key entrypoints to development. The intended result are vibrant
“pockets of walkability.”
Establishes an overlay along
Highway 111, extending 300 feet
offset from the public right-ofway, where small-format “pad” retail, small in-line retail, and
drive-thrus are allowed
development types.
Flexible approach to block
configuration that can be
adapted to the prevailing
surrounding pattern for a new or
infill project. The intent is for
main frontages and entries to
face each other or align together.
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November 18, 2025
20 LAND USE FRAMEWORK
BLOCK ORIENTATION
39 40
November 18, 2025
21 ACTIVE & WALKABLE CORRIDORS
AFFORDABLE HOUSING & COMMUNITY RESOURCES
41 42
November 18, 2025
22 TYPICAL EXISTING CONDITION
ACTIVE FRONTAGE IN HORIZONTAL MIXED-USE
43 44
November 18, 2025
23 ACTIVE FRONTAGE IN VERTICAL MIXED-USE
ACTIVE FRONTAGE AT OPEN SPACE ADAPTATION
45 46
November 18, 2025
24 KEY
DEVELOPMENT
SITE STUDIES
DEVELOPMENT
CONCEPTS
La Quinta Drive
280 Units
2 Restaurants
School / Training
47 48
November 18, 2025
25 DEVELOPMENT
CONCEPTS
Residence Inn
120 Units
Entertainment Use
Senior Living
DEVELOPMENT
CONCEPTS
Dune Palms Rd
126 Units
Fast Food / Wash
Multi-Use Path
49 50
November 18, 2025
26 DEVELOPMENT CONCEPTS | Mixed-Use at Dune Palms
DEVELOPMENT CONCEPTS | Mixed-Use at Dune Palms
51 52
November 18, 2025
27 DEVELOPMENT CONCEPTS | Mixed-Use at La Quinta Dr
DEVELOPMENT CONCEPTS | Mixed-Use at La Quinta Dr
53 54
November 18, 2025
28 ECONOMIC ANALYSIS
& DEVELOPMENT
SCENARIOS
SIZING UP OUR FUTURE COMMUNITY
55 56
November 18, 2025
29 SIZING UP OUR FUTURE COMMUNITY
ECONOMIC DEMAND & DEVELOPMENT SCENARIOS
57 58
November 18, 2025
30 Questions
Next Up:
Development Code
HIGHWAY 1111
DEVELOPMENT
CODE
59 60
November 18, 2025
31 Highway 111 Mixed Use (HMU) Zone- Applicability
1. New land use activity
2. New development, and
3. Improvements, expansions, or
modifications more than 25% of
existing building square footage
Replaces previously applied zoning
Except: Open Space, Flood Plain, and
Major Community Facilities zones
remain
11/18/2025
HMU Zone- Table of Contents
• Introduction. Establishes the authority, purpose, and applicability of this Chapter. • Highway 111 Mixed Use (HMU) Zone Standards.
Establishes development standards for zones which
implement the Specific Plan. • Supplemental Standards. Establishes supplement development standards including landscaping,
parking, screening, outdoor lighting, signs, frontage
types, and civic spaces.
11/18/2025
• Permits and Procedures. Establishes procedures
for development permits and other entitlements. • Definitions. Establishes the definition of terms and land uses.
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November 18, 2025
32 Highway 111 Mixed Use (HMU) Zone
Purpose
• Implement Highway 111 Specific
Plan vision
• Provides for a retail, office, and
retail mixed-use environment • Enable variety of market rate and affordable housing • Supports site and building design
that promotes walkability, heat
mitigation, and pedestrian
accessibility.
11/18/2025
Highway 111 Mixed Use (HMU) Zone
Includes standards for: • Building articulation,
and placement • Ground floor design
• Entrances and Shade • Height • Density and floor area ratio (FAR) • Lot size and lot
coverage
• Parking placement
11/18/2025
Policy 3: Shape a built environment
suitable for walkable, safe,
sustainable living that emphasizes
human scaled buildings and spaces.
Specific Plan Policy 1: Facilitate the transition from a predominantly retail corridor to a more mixed-use corridor – balancing existing retail health with opportunities for new development types and urban activity
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November 18, 2025
33 Active Frontage (AF) Overlay Zone
11/18/2025
• Implements the “Active Frontage Policy”
• Requires 50% of front lot width be occupied by building in the “façade zone”
• Limits residential uses along the ground floor along front lot (behind or side is OK) • Reduced building setbacks & Increased lot coverage • Modified Parking placement
Table 9.105.020-4: Development Standards – Parking Placement Standard HMU Zone AF Overlay Zone
See Section 9.105.030 See Section 9.105.030 Number of Required Parking Spaces
Parking Area Setbacks
Front Setback n/a 20 ft minimum
Street Side Setback n/a 15 ft minimum
Curb Cuts
Width, maximum n/a 24 ft
One per every 400 ft of street
frontage. New curb cuts not
allowed within 100 feet of a
corner intersection or within
100 feet of an Active Node.
One per every 300 ft of street
frontage Per block, maximum Applies to portion of properties within 400 ft of a designated “Active Use Node” (see
Specific Plan)
Specific Plan Policy 2: Ensure development
types and their orientation encourage
pedestrian activity with active ground floor uses
connected to human-oriented public spaces and
streets
Auto-Oriented Development (AOD)
Overlay Zone
• Implements the “Auto Oriented Development
Policy”
• Applies 300 feet from Highway 111
• Allows auto-oriented, auto service, parking lot, and
drive-through uses along Highway 111
Table 9.105.020-5: Permitted Uses in the HMU Zone and AOD Overlay Land Use HMU Zone AOD Overlay
P = Permitted Use | A = Accessory Use | C = Conditional Use Permit | M = Minor Use Permit | S = Specific Plan required | T = Temporary Use Permit | X = Prohibited use
Automotive, Automobile Uses
X P Automobile service stations, with or without
minimart
Auto parts stores P P
Auto repair X C
Auto repair- specialty shops X C
Car washes X P
Private parking lots/garages as a principal use X C
Vehicle sales and leasing, new X M
Vehicle sales and leasing, used X C
11/18/2025
Specific Plan Strategy 1.2: Focus auto-oriented,
drive-thru, and small format retail development
within 300’ of the Highway 111 Corridor.
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November 18, 2025
34 Code Highlights: Large Sites
• Special standards for sites that are 3.5+ acres and/or occupy 400+ ft of linear street frontage
• Encourages new, interconnected places with residential, retail, entertainment, office, civic, and services uses
• Reinforces walkable, compact, and transit-supportive development • Addresses: – Review process and Large Site Development plan – Block face length standards – Establishing new block front – Thoroughfare requirements 11/18/2025
Specific Plan Policy 9: Introduce a finer
grained urban grid through infill and
redevelopment projects applying road
types that emphasize pedestrian
comfort and safety - especially in new
residential uses.
Code Highlights: Civic and Open Space
Standards
• Open space required for
projects on 0.5 acres or larger –
Minimum 4% of gross lot area
• Civic space required for projects
3.5 acres or larger – Minimum
8% of the site area – 25% must be shade
• Projects do not need to provide
both
11/18/2025
Table 9.105.030-11: Civic Space Types – Plaza
Description
A community-wide space available for
commercial activities and civic purposes and
intended to add to the activity and vibrancy of
streets and neighborhoods. Plazas are formal
spaces with interior green spaces, hardscaped
surfaces, and defined edges. Standards Width 80 ft. min.
Length 80 ft. min. MiscellaneousStreets are required on two of the plaza’s sides Frontage
Facades on lots facing the plaza or across the street must have frontage on to the plaza. Uses Commercial uses in support of civic uses Civic uses Passive recreation Civic Space - Plaza
Specific Plan Strategies 13.1: Establish minimum standards of new open space facilities to ensure the Highway 111 Corridor provides livability and urban resilience.
17.1: Require that new commercial and retail development provide publicly accessible shaded areas with shade structures or trellises 67 68
November 18, 2025
35 Code Highlights: Frontage & Entrance Standards
• Design and development standards for
frontages and building entrances
• Pedestrian entrance from primary street
• Required for front and street-side
building facades
• Frontage types allowed:
* = not allowed in AF overlay
Table 9.105.030-8: Frontage Types – Shopfront
Description
The main façade of the building is placed at or near the right-of-way with an at-grade entrance along the sidewalk. The shopfront is generally intended for retail, service, or maker space uses. Shopfront frontages may also incorporate projections or recesses.
Standards
Combined recess/projection
depth 4 ft. min. ❶
Projection setback from curb 2 ft. min. ❷
Clear height 8 ft. min. ❸
Finish floor level above sidewalk 12 in. max. ❹
Shopfront width 6 ft. min.; 20 ft. max. ❺
On buildings with street frontages exceeding 50 feet in length, shopfront frontages must incorporate:
a) A recess a maximum depth of 4 feet and minimum width of 6 feet to provide additional window display space; and
b) Variations in building base, awnings, materials, and/or color to visually articulate individual shopfronts.
₋ Arcade
₋ Dooryard*
₋ Forecourt ₋ Gallery
₋ Porch*
₋ Shopfront ₋ Stoop
₋ Terrace
Frontage Type – Storefront
Table 9.105.030-1: Required Frontage
Zone/Facade HMU Zone AF Overlay
Front 40% 75%
Side Street 20% 40%
11/18/2025
Specific Plan Strategy 2.2:
Require active ground floor
frontages for new
development at key internal
gateways and roadways to
advance walkable urban
environments.
ENVIRONMENTAL
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November 18, 2025
36 Mitigated Negative Declaration
• Analysis based on Development
Scenarios
– Maximum build-out
• Programmatic Document
– Individual projects may use this document to
satisfy their environmental review if project fits
within analysis
– Project may tier if needed
Mitigated Negative Declaration
• Public review in May/June 2025
– Comments regarding flood control, traffic,
utilities, land use and planning, biological
resources, cultural and tribal resources,
housing, and water resources
– Responses included in MND document
71 72
November 18, 2025
37 IMPLEMENTATION
Implementation
• Specific Plan
– Repeal (remove) and replace existing Specific Plans
– Implements 2019 Corridor Plan
• Zone Change
– Remove Regional Commercial (CR), Community Commercial (CC) and Commercial Park (CP) designations and Mixed-Use and Affordable Housing Overlays
– Implement new Highway 111 Mixed Use (HMU) designation with Auto Oriented Development and Active Frontage Overlays
• Zoning Ordinance Amendment
– Development Code adoption
– Lives in Title 9 of LQMC
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November 18, 2025
38 Specific
Plans
Existing
Zoning
75 76
November 18, 2025
39 Proposed
Zoning
77 78
November 18, 2025
40 THE MIX OF NEW DEVELOPMENT
City Council Regular Meeting
November 18, 2025
MEETING IN SHORT RECESS
79 80