La Quinta City Council
January 20, 2026

March 8, 2024
Ryder Burliss
GHD Inc.

Via Email to: [email protected]
Re: La Quinta Highway 111 Corridor Specific Plan Project, Riverside County To Whom It May Concern:

A record search of the Native American Heritage Commission (NAHC) Sacred Lands File (SLF) was completed for the information you have submitted for the above referenced project. The results were negative. However, the absence of specific site information in the SLF does not indicate the absence of cultural resources in any project area. Other sources of cultural resources should also be contacted for information regarding known and recorded sites.

Attached is a list of Native American tribes who may also have knowledge of cultural resources in the project area. This list should provide a starting place in locating areas of potential adverse impact within the proposed project area. I suggest you contact all of those indicated; if they cannot supply information, they might recommend others with specific knowledge. By contacting all those listed, your organization will be better able to respond to claims of failure to consult with the appropriate tribe. If a response has not been received within two weeks of notification, the Commission requests that you follow-up with a telephone call or email to ensure that the project information has been received.

If you receive notification of change of addresses and phone numbers from tribes, please notify me. With your assistance, we can assure that our lists contain current information.

If you have any questions or need additional information, please contact me at my email address: [email protected].

Sincerely,
Andrew Green
Cultural Resources Analyst
Attachment

CHAIRPERSON
Reginald Pagaling
Chumash

VICE-CHAIRPERSON
Buffy McQuillen
Yokayo Pomo, Yuki,
Nomlaki

SECRETARY
Sara Dutschke
Miwok

PARLIAMENTARIAN
Wayne Nelson
Luiseño

COMMISSIONER
Isaac Bojorquez
Ohlone-Costanoan

COMMISSIONER
Stanley Rodriguez
Kumeyaay

COMMISSIONER
Laurena Bolden
Serrano

COMMISSIONER
Reid Milanovich
Cahuilla

COMMISSIONER
Vacant

EXECUTIVE SECRETARY
Raymond C.

Hitchcock
Miwok, Nisenan

NAHC HEADQUARTERS
1550 Harbor Boulevard
Suite 100
West Sacramento,
California 95691
(916) 373-3710
[email protected]
NAHC.ca.gov
529 Return to Agenda Link
Appendix C
City of La Quinta Highway 111 Corridor Specific Plan
Tribal Consultation Letter Sample
530 Return to Agenda Link
March 14, 2024
Michael Garcia, Vice Chairperson
Ewiiaapaayp Band of Kumeyaay Indians
4054 Willows Road
Alpine, CA, 91901
SUBJECT: SP2022-0002 HIGHWAY 111 SPECIFIC PLAN: SB 18 and AB 52

CONSULTATION
Dear Michael Garcia, Vice Chairperson,
Your organization has been identified by the Native American Heritage Commission (NAHC) as having traditional lands or cultural places located within our City boundaries. In accordance with Government Code Section 65352.3 (SB 18) and Public Resources Code Section 21080.3.1 (b) (AB 52), this letter is to notify you of the impending above-named proposal, and to initiate the SB 18 and AB 52 consultation processes.

California Government Code Section 65352.3 and Public Resources Code Section 21080.3.1 (b) provide that tribal organizations must specifically request consultation with the City, within 30 days of receiving notice of a project for AB 52 consultation and 90 days for SB 18 consultation. As your input in the planning process is important, we encourage your participation. If you desire consultation, you will need to provide a letter specifically requesting consultation with the City, within these time frames. However, in the interest of expediting review and meeting other state-mandated deadlines, we ask that you respond in writing to this correspondence at your earliest convenience.

The City of La Quinta is committed to a productive consultation process and a positive working relationship with Tribal governments. Should you have questions regarding this letter, please contact me at 760-777-7067 and/or [email protected] Sincerely,
Cheri Flores
Planning Manager
Design and Development Department
Enclosure: Project Description and Vicinity Map
- CALIFORNIA -
78495 Calle Tampico I la Quinta, California 92253 I 760.777.7000 I www.laquintaca.gov 531 Return to Agenda Link
Highway 111 SP Project Description
The project area is located in the City of La Quinta and spans the Highway 111 corridor from approximately Washington Street on the west end to Jefferson Street on the east; and from a Whitewater flood control channel/wash on the north to Avenue 47, and Vista Coralina Lane on the south.

Development along Highway 111 in the project area comprises a mix of uses, principally commercial (e.g., big box retail, strip center, grocery, restaurants, auto dealers) and large surface parking lots. Some residential uses are located to the south. There are a few vacant parcels scattered throughout the project area. Landscaping consists of street trees and other ornamental xeriscape. Transportation facilities are largely improved with a full street network, curbs and sidewalks, and crosswalks at major intersections.

The proposed Highway 111 Corridor Specific Plan provides guidance for implementing development within the planning area. The Specific Plan furthers the objectives of the City of La Quinta General Plan (hereinafter “General Plan”) by providing a more detailed planning document for development of specific sites and streetscape improvements. 532 Return to Agenda Link
Highway 111 Specific Plan Area Boundary
533 Return to Agenda Link
Appendix C
City of La Quinta Highway 111 Corridor Specific Plan
Native American Heritage Commission Contact List
534 Return to Agenda Link
Column1 Column2 Column3 Column4 Column5 Column6 Column7 Column8 Column9 Column11 Tribe Name Fed (F)
Non-Fed (N)
Contact Person Contact Address Phone # Fax # Email Address Cultural Affiliation
Counties Last
U
pdated
Agua Caliente Band of Cahuilla Indians
F Lacy Padilla, THPO
Operations Manager
5401 Dinah Shore Drive Palm Springs, CA, 92264
(760) 333-5222 (760) 699-6919 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
1/11/2024
Augustine Band of Cahuilla Indians
F Tribal Operations, 84-001 Avenue 54
Coachella, CA, 92236
(760) 398-4722 Cahuilla Imperial, Riverside, San Bernardino, San Diego
11/30/2023
Cabazon Band of Mission Indians
F Doug Welmas,
Chairperson
84-245 Indio Springs Parkway Indio, CA, 92203
(760) 342-2593 (760) 347-7880 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
Cahuilla Band of Indians
F Erica Schenk,
Chairperson
52701 CA Highway 371 Anza, CA, 92539
(951) 590-0942 (951) 763-2808 [email protected]
Cahuilla Imperial, Riverside, San Bernardino,
San Diego
2/1/2024
Cahuilla Band of Indians
F Anthony Madrigal,
Tribal Historic Preservation Officer
52701 CA Highway 371 Anza, CA, 92539
(951) 763-5549 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
6/28/2023
Cahuilla Band of Indians
F BobbyRay Esaprza,
Cultural Director
52701 CA Highway 371 Anza, CA, 92539
(951) 763-5549 [email protected]
Cahuilla Imperial, Riverside, San Bernardino,
San Diego
6/28/2023
Los Coyotes Band of Cahuilla and Cupeño Indians
F Ray Chapparosa,
Chairperson
P.O. Box 189 Warner Springs, CA, 92086-0189
(760) 782-0711 (760) 782-0712 Cahuilla Imperial, Riverside, San Bernardino, San Diego
Morongo Band of Mission Indians
F Ann Brierty, THPO 12700 Pumarra
Road Banning, CA, 92220
(951) 755-5259 (951) 572-6004 [email protected] Cahuilla Serrano
Imperial, Kern, Los Angeles, Riverside, San Bernardino, San Diego Morongo Band of Mission Indians
F Robert Martin,
Chairperson
12700 Pumarra Road Banning, CA, 92220
(951) 755-5110 (951) 755-5177 [email protected] Cahuilla Serrano
Imperial, Kern, Los Angeles, Riverside, San Bernardino, San Diego Quechan Tribe of the Fort Yuma Reservation
F Manfred Scott,
Acting Chairman - Kw'ts'an Cultural Committee
P.O. Box 1899 Yuma, AZ, 85366
(928) 210-8739 [email protected] Quechan Imperial, Kern, Los Angeles, Riverside, San Bernardino, San Diego
5/16/2023
Quechan Tribe of the
Fort Yuma Reservation
F Jill McCormick,
Historic Preservation Officer
P.O. Box 1899 Yuma, AZ, 85366
(928) 261-0254 [email protected] Quechan Imperial, Kern, Los Angeles, Riverside, San Bernardino, San Diego
5/16/2023
Quechan Tribe of the Fort Yuma Reservation
F Jordan Joaquin,
President, Quechan Tribal Council
P.O.Box 1899 Yuma, AZ, 85366
(760) 919-3600 [email protected] Quechan Imperial, Kern, Los Angeles, Riverside, San Bernardino, San Diego
5/16/2023
Ramona Band of Cahuilla
F John Gomez,
Environmental Coordinator
P. O. Box 391670 Anza, CA, 92539
(951) 763-4105 (951) 763-4325 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
8/16/2016
Native American Heritage Commission
03/08/2024 04:11 PM
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Column1 Column2 Column3 Column4 Column5 Column6 Column7 Column8 Column9 Column11 Tribe Name Fed (F)
Non-Fed (N)
Contact Person Contact Address Phone # Fax # Email Address Cultural Affiliation
Counties Last
U
pdated
Native American Heritage Commission
Ramona Band of Cahuilla
F Joseph Hamilton,
Chairperson
P.O. Box 391670 Anza, CA, 92539
(951) 763-4105 (951) 763-4325 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
Santa Rosa Band of Cahuilla Indians
F Lovina Redner,
Tribal Chair
P.O. Box 391820 Anza, CA, 92539
(951) 659-2700 (951) 659-2228 [email protected] Cahuilla Imperial, Los Angeles, Orange, Riverside, San Bernardino, San Diego
Soboba Band of Luiseno Indians
F Jessica Valdez,
Cultural Resource Specialist
P.O. Box 487 San Jacinto, CA, 92581
(951) 663-6261 (951) 654-4198 [email protected] Cahuilla Luiseno
Imperial, Los Angeles, Orange, Riverside, San Bernardino, San Diego 7/14/2023
Soboba Band of Luiseno Indians
F Isaiah Vivanco,
Chairperson
P.O. Box 487 San Jacinto, CA, 92581
(951) 654-5544 (951) 654-4198 [email protected] Cahuilla Luiseno
Imperial, Los Angeles, Orange, Riverside, San Bernardino, San Diego 7/14/2023
Soboba Band of Luiseno Indians
F Joseph Ontiveros,
Tribal Historic Preservation Officer
P.O. Box 487 San Jacinto, CA, 92581
(951) 663-5279 (951) 654-4198 [email protected] Cahuilla Luiseno
Imperial, Los Angeles, Orange, Riverside, San Bernardino, San Diego 7/14/2023
Torres-Martinez Desert Cahuilla Indians
F Gary Resvaloso, TM
MLD
P.O. Box 1160 Thermal, CA, 92274
(760) 777-0365 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
10/30/2023
Torres-Martinez Desert Cahuilla Indians
F Alesia Reed, Cultural
Committee Chairwoman
P.O. Box 1160 Thermal, CA, 92274
(760) 397-0300 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
10/30/2023
Torres-Martinez Desert Cahuilla Indians
F Mary Belardo,
Cultural Committee Vice Chair
P.O. Box 1160 Thermal, CA, 92274
(760) 397-0300 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
10/30/2023
Torres-Martinez Desert Cahuilla Indians
F Abraham Becerra,
Cultural Coordinator
P.O. Box 1160 Thermal, CA, 92274
(760) 397-0300 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
10/30/2023
Torres-Martinez Desert Cahuilla Indians
F Thomas Tortez,
Chairperson
P.O. Box 1160 Thermal, CA, 92274
(760) 397-0300 (760) 397-8146 [email protected] Cahuilla Imperial, Riverside, San Bernardino, San Diego
10/30/2023
Twenty-Nine Palms Band of Mission Indians
F Nicolas Garza,
Cultural Resources Specialist
46-200 Harrison Place Coachella, CA, 92236
(760) 863-2486 [email protected] Chemehuevi Imperial, Inyo, Riverside, San Bernardino 11/15/2023 Twenty-Nine Palms Band of Mission Indians
F Christopher Nicosia,
Cultural Resources Manager/THPO Manager
46-200 Harrison Place Coachella, CA, 92236
(760) 863-3972 christopher.nicosia@29palmsbominsn.gov Chemehuevi Imperial, Inyo, Riverside, San Bernardino 11/15/2023 Twenty-Nine Palms Band of Mission Indians
F Sarah O'Brien, Tribal
Archivist
46-200 Harrison Place Coachella, CA, 92236
(760) 863-2460 [email protected] Chemehuevi Imperial, Inyo, Riverside, San Bernardino 11/15/2023 Record: PROJ2024-001373Report Type: List
This list is current only as of the date of this document. Distribution of this list does not relieve any person of statutory responsibility as defined in Section 7050.5 of the Health and Safety Code, Section 5097.94 of the Public Resource Section 5097.98 of the Public Resources Code. 03/08/2024 04:11 PM
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536
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Appendix C
City of La Quinta Highway 111 Corridor Specific Plan
Tribal Consultation Letter Responses
537 Return to Agenda Link
Dear Ms. Cheri Flores,
The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Highway 111 Specific Plan project. The project area is not located within the boundaries of the ACBCI Reservation. However, it is within the Tribe’s Traditional Use Area. A records check of the ACBCI registry identified previous surveys in the area that were positive for the presence of cultural resources. In consultation, the ACBCI THPO requests the following:
[VIA EMAIL TO:[email protected]]
City of La Quinta
Ms. Cheri Flores
78-495 Calle Tampico
La Quinta, CA 92253
March 19, 2025
Re: Highway 111 Specific Plan - SP2022-0002
Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 883-1137. You may also email me at [email protected].

Cordially,
Luz Salazar
Cultural Resources Analyst
Tribal Historic Preservation Office

AGUA CALIENTE BAND

OF CAHUILLA INDIANS
03-003-2025-002
# * Please send all consultation letters to [email protected]. # * Instead of "Traditionally and Culturally Affiliated" Native American monitor, consulting Native American monitor would make sense for tribes in consultation requesting their own monitors.
# * There are several TCR's within the project boundary: CA-RIV-8835 is within DJN-1, CA-RIV-5832 is adjacent to DJS-1, CA-RIV-6190 and CA-RIV-2936 is partially within AND-01, CA-RIV-4752 is within ADS-2. Those are counting for the undeveloped areas within the project.
# * Please send us a copy of the Archaeological report from recent surveys if there were any and include consulting tribes into surveys for projects.

AGUA CALIENTE BAND OF CAHUILLA INDIAN~
THIE!AL HISTORIC PRESERVATION
540 I DINAH ► OR DRIV , PAl "11 5F'fllNG , CA 922 4
"T 7f;0 / 699 / 6801) I" 7 60/ < 9 / 2 WWW . I\ G UACA I I! T l! - NSN . V 538 Return to Agenda Link
AGUA CALIENTE BAND OF CAHUILLA INDIANSTHHIAL. 1-1 ISTOFUC PFIF SF RVl',TJON 5401 DINAII SHOR£ DRIV . PA r 5Fil1NG , CA 92264
T 7f\0 / 699 l 6800 F '7 60) U9 ) '1~•1 'WWW . A G UAC.ALJC: T f. NSt1 , <:.• V 539 Return to Agenda Link
From: Tribal Historic Preservation Office
To: Cheri Flores
Cc: Ann Brierty; Laura Chatterton
Subject: City of La Quinta SB18AB52 SP2022-0002
Date: Tuesday, April 30, 2024 12:16:15 PM
You don't often get email from [email protected]. Learn why this is important ** 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. ** The Morongo Band of Mission Indians (Tribe/MBMI) Tribal Historic Preservation Office received your letter regarding the above referenced Project. The proposed Project is not located within the boundaries of the ancestral territory or traditional use area of the Cahuilla and Serrano people of the Morongo Band of Mission Indians.

Thank you for notifying the MBMI about this project. MBMI encourages your consultation with tribes more closely associated with the lands upon which the project is located.

Respectfully,
Laura Chatterton
Cultural Resource Specialist
Tribal Historic Preservation Office
Morongo Band of Mission Indians
12700 Pumarra Road
Banning, CA 92220
O: (951) 755.5256
M: (951) 663.7570
CONFIDENTIALITY: This e-mail may contain Privacy Act Data/Sensitive Data which is intended only for the use of the individual(s) to whom it is addressed. It may contain information that is privileged, confidential, or otherwise protected from disclosure under applicable laws. If you are not the intended recipient, you are hereby notified that any distribution or copy of this email is strictly prohibited.

The information contained in this communication is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, or distribution of this information is strictly prohibited and may be unlawful.

For your safety, the contents of this email have been scanned for viruses and malware. 540 Return to Agenda Link
Appendix D
City of La Quinta Highway 111 Corridor Specific Plan
Appendix D
Public and Agency Comments
541 Return to Agenda Link
Public and Agency Comments
The City of La Quinta, serving as the CEQA Lead Agency, prepared a Draft Initial Study/Mitigated Negative Declaration (IS/MND) for the Highway 111 Corridor Specific Plan Project. CEQA requires a 30-day public review period for the Draft IS/MND document. The public comment period allows public agencies and interested parties the opportunity to review and comment on the document.

The Draft IS/MND was released for public comment on May 19, 2025, and the review period closed on June 19, 2025. In accordance with the requirements of CEQA, the City of La Quinta provided a Notice of Intent (NOI) to adopt a Mitigated Negative Declaration to the public, responsible agencies, and the San Diego County Clerk. The City of La Quinta published a notice in The Desert Sun (a newspaper of general circulation in the area affected by the proposed Project). The Draft IS/MND was submitted to the State Clearinghouse for review by state agencies, and to responsible and trustee agencies with jurisdiction by law over resources affected by the Project. The Draft IS/MND was made available for public review at www.laquintaca.gov/111corridor.

CEQA Guidelines Section 15074(b) states that prior to approving a Project, the Lead Agency must consider the proposed IS/MND together with any comments received during the public review process. Written responses to comments are not required; however, the City of La Quinta, as Lead Agency, has prepared a written response to the comments received for consideration by the Planning Commission and/or City Council. At the end of the 30-day public review period, a total of four comments were received. The table below identifies a number for each comment letter received, the author of the comment letter, and the date received.

Public and Agency Comments Received
Comment Letter Number Commenter Date Received
1 Riverside County Flood Control
and Water Conservation
District
May 23, 2025
2 Justin Marlles June 6, 2025
3 Gregory Gurszecki June 9, 2025
4 Agua Caliente Band of Cahuilla
Indians
June 16, 2025
5 California Department of Fish
and Wildlife
June 23, 2025
6 Caltrans June 23, 2025
The comment letters and responses follow. The comment letters have been numbered sequentially and each separate issue raised by the commenter, if more than one, has been assigned a number.

The responses to each comment identify first the number of the comment letter, and then the number assigned to each issue (Response 1-1, for example, indicates that the response is for the first issue raised in Comment Letter 1). Responses are provided in this IS/MND as a matter of public disclosure and transparency.

Based on the evaluation in the IS/MND, the City of La Quinta, as Lead Agency, has determined that all potential environmental impacts associated with the Project are less than significant with incorporation of identified mitigation measures. A Mitigation Monitoring Program has also been prepared and will be implemented for the Project. Therefore, the City of La Quinta has determined that a Mitigated Negative Declaration in accordance with CEQA is the appropriate environmental document for the Project.
542 Return to Agenda Link
JASON E. UHLEY 1995 MARKET STREET
General Manager-Chief Engineer RIVERSIDE, CA 92501
951.955.1200
951.788.9965 FAX
www.rcflood.org

RIVERSIDE COUNTY FLOOD CONTROL

AND WATER CONSERVATION DISTRICT
262120
May 22, 2025
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Attention: Cheri Flores Re: Highway 111 Corridor Specific Plan and Development Code, SP 2022-0002,
Approximately two miles along Highway 111
between Washington Street on the west,
Jefferson Street on the east, the Whitewater
Wash on the north and Avenue 48 on the south
The Riverside County Flood Control and Water Conservation District (District) does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan check City land use cases or provide State Division of Real Estate letters or other flood hazard reports for such cases.

District comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided.

The District's review is based on the above-referenced project transmittal, received May 19, 2025. The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue:
܈ This project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed. The project is located within Coachella Valley Water District's (CVWD) jurisdiction. CVWD is the responsible agency to review and comment on regional flood control drainage systems within their jurisdictional limits.
տ This project involves District proposed Master Drainage Plan facilities, namely, . The District will accept ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance.

Plan check, inspection, and administrative fees will be required. All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. տ This project proposes channels, storm drains larger than 36 inches in diameter, or other facilities that could be considered regional in nature and/or a logical extension a District's facility, the District would consider accepting ownership of such facilities on written request by the City. The Project Applicant Comment
1-1
Comment Letter #1
543 Return to Agenda Link
City of La Quinta - 2 - May 22, 2025
Re: Highway 111 Corridor Specific Plan and
Development Code, SP 2022-0002, 262120
Approximately two miles along Highway
111 between Washington Street on the west,
Jefferson Street on the east, the Whitewater
Wash on the north and Avenue 48 on the south
shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance.

Plan check, inspection, and administrative fees will be required. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ܆ An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, ____________________. If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information, contact the District's Encroachment Permit Section at 951.955.1266. ܆ The Districts previous comments are still valid.

GENERAL INFORMATION
The project proponent shall bear the responsibility for complying with all applicable mitigation measures defined in the California Environmental Quality Act (CEQA) document, and/or Mitigation Monitoring and Reporting Program, and with all other federal, state, and local environmental rules and regulations that may apply, such as, but not limited to, the Multiple Species Habitat Conservation Plan (MSHCP), Sections 404 and 401 of the Clean Water Act, California Fish and Game Code Section 1602, and the Porter Cologne Water Quality Control Act.

The District's action associated with the subject project triggers evaluation by the District with respect to the applicant's compliance with federal, state, and local environmental laws. For this project, the Lead Agency is the agency in the address above, and the District is a Responsible Agency under CEQA. The District, as a Copermittee under the MSHCP, needs to demonstrate that all District related activities, including the actions identified above, are consistent with the MSHCP. This is typically achieved through determinations from the CEQA Lead Agency (if they are also a Co-permittee) for the project. For the MSHCP, the District's focus will be particular to Sections 6.1.2, 6.1.3, 6.1.4, 6.3.2, 7.3.7, 7.5.3, and Appendix C of the MSHCP. Please include consistency determination statements from the Lead Agency/Co-permittee for the project for each of these sections in the CEQA document. The District may also require that an applicant provide supporting technical documentation for environmental clearance.

This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt.

If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans, and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy.

Very truly yours,

AMY MCNEILL
Engineering Project Manager
EM:bs
Comment
1-2
544 Return to Agenda Link
Response to Comment Letter #1, Riverside County Flood Control and Water Conservation District, May 23, 2025
Comment 1-1: The City appreciates the Riverside County Flood Control and Water Conservation District’s (District) comments and the information provided regarding the proposed project. The City agrees with the District’s assessment that the proposed development outlined in the IS/MND for the Highway 111 Corridor Specific Plan would not be impacted by District Master Drainage Plan facilities and does not propose facilities of regional interest.

The City acknowledges that the project is located within the jurisdiction of the Coachella Valley Water District (CVWD), which is the appropriate agency to review and provide input on regional flood control and drainage systems. The City, along with any future development within the Specific Plan area, will coordinate with CVWD, as appropriate, to ensure consistency with applicable flood control and drainage requirements.

Comment 1-2: The City appreciates the District’s detailed comments and guidance regarding regulatory compliance. Through this IS/MND, the City advises that future projects and development within the Specific Plan area refer to and follow the applicable mitigation measures, as well as comply with all relevant federal, state, and local environmental regulations identified in the comment.

Future development within the Specific Plan area, as outlined in this IS/MND, will be required to meet the applicable requirements of the District and the Coachella Valley Multiple Species Conservation Plan (CVMSHCP). The City understands that future development may also be required to provide consistency determinations to demonstrate compliance with the provisions of the CVMSHCP. In addition, supporting technical documentation or supplemental environmental studies may be required to satisfy environmental clearance requirements. The Biological Resources section of the IS/MND addresses the Coachella Valley MSHCP, identifies potentially occurring covered species, and outlines relevant conservation measures.

Additionally, the City recognizes that any future development in the Specific Plan area may require permits such as NPDES or FEMA-related documentation and will ensure those requirements are addressed prior to project approvals.
545 Return to Agenda Link
From: Justin Marlles
To: Kathleen Fitzpatrick
Cc: Cheri Flores; Jennifer Nelson; Monika Radeva
Subject: Re: Nobody Wants an "Urban" La Quinta
Date: Monday, June 9, 2025 10:20:40 AM
** 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. ** Some people who received this message don't often get email from [email protected]. Learn why this is important
Councilwoman Fitzpatrick,
Thank you for your reply. The plan clearly calls for not just increased density but increased vertical density, which is the very definition of urban. To throw some street trees into the mix is like putting lipstick on a pig. Indeed, the levels of density that this plan and the code changes would allow for are unlike anything presently along Highway 111 and are entirely out-of-character for La Quinta if not the desert as a whole. To replace empty parking lots with an 'El Paseo' or an 'Old Town' type low density 2-story commercial development would be one thing, but that is not what is contained in this plan.

As for the affordable housing elements of the plan, La Quinta is only required to meet the requirements of the RHNA by not standing in the way of affordable housing --no less and no more. The RHNA certainly does not require the city to purchase land to build public housing on a mass scale; it seems the only way that things have gotten this far is that the city started this process in 2022 during the Covid years when residents' attention was focused elsewhere.

As for mass transit, I have personally experienced the supposed benefits of such where my neighbors and I have been forced to repeatedly call the city to complain about shopping carts ditched at Sunline bus stops, and for homeless individuals making their way from the commercial corridor who decide to camp in them. There is zero question that this plan to fundamentally alter the 111 corridor would exacerbate these kinds of issues in the neighborhoods of North La Quinta.

I assure you that as word gets out, you will find more and more residents contacting council about this attempt to turn La Quinta into Los Angeles.

Sincerely,
Justin Marlles
On Monday, June 9th, 2025 at 8:49 AM, Kathleen Fitzpatrick <[email protected]> wrote:

Justin,
Your letter will become part of the public record but I just wanted to acknowledge it and encourage you to look more closely at the plan during the coming presentations.

The plan, I believe, takes into account existing conditions that could be greatly improved to be LESS urban, less paving for parking, more landscape and better circulation, tying the areas of north La Quinta to those areas south of 111.

Yes, it does call for additional housing but it is incumbent on the city to help in the development of more “work force” housing. That housing needs to be where public transportation exists. Again, not arguing your point just expressing another way to look at the whole picture while we review the plans.

Comment
2-1 (cont.)
Comment Letter #2
546 Return to Agenda Link
I appreciate your comments and I am really glad that you’re taking the time to review and respond to environmental assessment. Residents like you are important to the future of the city. I hope you’ll come to Council and participate further in the discussion.

Kathleen Fitzpatrick | Councilmember
City of La Quinta
78495 Calle Tampico | La Quinta, CA 92253
Ph. 760.777.7030
From: Justin Marlles <[email protected]>
Sent: Friday, June 6, 2025 10:26 PM
To: Cheri Flores <[email protected]>; Linda Evans <[email protected]>; John Pena <[email protected]>; Kathleen Fitzpatrick <[email protected]>; Deborah McGarrey <[email protected]>; Steve Sanchez <[email protected]> Cc: Jennifer Nelson <[email protected]>
Subject: Nobody Wants an "Urban" La Quinta
** 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. ** Some people who received this message don't often get email from [email protected]. Learn why this is important
Mayor Evans, Members of Council, and Ms. Flores:

After reviewing La Quinta's Highway 111 Corridor Specific Plan as well as the draft Highway 111 Development Code along with the city's Notice of Intent and draft Mitigated Negative Declaration, it's now plain that the city leadership has lost touch with its own residents.

Nobody wants an "urban" La Quinta. Indeed, to the contrary, many of us left cities such as Los Angeles and San Diego to escape dense urban environments and everything that comes with it. Yet, in what is plainly the result of some city planner's fever dream, the entire purpose of the Highway 111 Corridor Specific Plan and the proposed Highway Highway 111 Development Code is to create a newly dense and "urban" La Quinta complete with hundreds of low income housing units which presumably will be built on city land.

As a resident of North La Quinta who lives just down Adams Street from this proposed new urban La Quinta, I assure you that nobody here wants to see our small city disfigured with numerous 6 story tall buildings (CSP pgs. 27 and 34), high density city-owned public housing (CSP pgs. 33, 43), or massive mixed-use developments (CSP pgs. 27, 42, 49, and DG pgs. 5, 15-19) more suitable for LA -or perhaps Orange County where you hired your engineering team- than La Quinta. Indeed, it seems the engineering company that authored this totally unsuitable plan is happy to feather its nest by offering an expensive "on-call architect/urban designer" who can help destroy La Quinta (CSP pg. 116).

Comment
2-1
547 Return to Agenda Link
It is likewise absurd for the city to claim, as it does in its Notice of Intent to Adopt a Mitigated Negative Declaration, that this plan "will not have a significant effect on the environment" or that adequate mitigating measures have somehow been included.

Increasing density in such a severe manner is not only like to lead to stresses on limited regional water supplies, but could also result in significant traffic issues throughout the Highway 111 corridor such that emissions will be increased rather than decreased. As a result, a full Environmental Impact Review would appear more appropriate and the city's failure to conduct one is of significant concern. This communication, on which Ms. Cheri Flores has been included, stands as a written comment from the public in opposition to the project that has been submitted within the public review period.

The residents of La Quinta are not going to sit by and let city planners with delusions of grandeur accompanied by out-of-town engineering company destroy the character of our city. Highway 111 may need a facelift but turning La Quinta into LA isn't it.

You must reject this ill-considered and unsuitable plan.

Respectfully,
Justin Marlles
7870 Bayberry Lane
La Quinta, CA 92253
Comment
2-1 (cont.)
548 Return to Agenda Link
Response to Comment Letter #2, Justin Marlles, June 6, 2025 Comment 2-1: The Highway 111 Corridor Specific Plan is a long-range planning tool meant to guide future development that supports La Quinta’s evolving needs while preserving its unique character. It does not call for immediate or large-scale densification, nor does it propose city-built high-rises.

Instead, it supports gradual, infill development to create more diverse and attainable housing options.

Public improvements, like better streetscapes, pedestrian and bike access, and open spaces, often rely on a stronger residential and business base to be economically viable. A more balanced mix of uses helps support local businesses and community investment.

The Specific Plan is a flexible guide, not a fixed blueprint. It reflects community input and sets a framework for thoughtful, context sensitive growth.

The IS/MND was prepared in accordance with CEQA guidelines and supported by technical analyses. Regarding traffic and utilities, the IS/MND includes analysis based on current data and regional planning forecasts, confirming that infrastructure and resource capacity can support the proposed development in line with the City’s General Plan. 549 Return to Agenda Link
From: Monika Radeva <[email protected]>
Sent: Monday, June 9, 2025 6:46 PM
To: Planning WebMail <[email protected]>
Cc: City Clerk Mail <[email protected]>
Subject: Gurszecki, Gregory 2025-06-09 Comments Hwy 111 Corridor SpeciƱc Plan: The Urbanization Project is a Mistake!
Forwarding to Planning to include the comments below from citizen Gregory Gurszecki to the project Ʊle. Thank you.

Monika Radeva, MMC | City Clerk
City of La Quinta
78495 Calle Tampico, La Quinta, CA 92253
Tel: (760) 777-7035
[email protected]
From: Gregory Gruszecki <[email protected]>
Sent: Monday, June 9, 2025 1:58 PM
To: Kathleen Fitzpatrick <kƱ[email protected]>; [email protected]; Monika Radeva <[email protected]>; Jennifer Nelson <[email protected]>; Linda Evans <[email protected]>; John Pena <[email protected]>; Deborah McGarrey <[email protected]>; Steve Sanchez <[email protected]> Cc: '[email protected]' <[email protected]>
Subject: RE: The Urbanization Project is a Mistake!
Dear Mayor Evans and City Counsel Members,
I have been a supporter of your campaign for the bulk of your tenure, and I implore you to take a very careful look at this new Urbanization Project – which will destroy the heart of La Quinta to the detriment of loyal nearby residents.

After my teams’ review of the "Highway 111 Corridor SpeciƱc Plan," the draft "Highway 111 Development Code," and the associated environmental notices, it is with great concern that I am writing to express my strenuous opposition to this project. The vision of an "urban" La Quinta, as detailed in these documents, is a fundamental betrayal of the city's character and the beautiful nature surrounding it.

La Quinta is a culturally rich city with a view and atmosphere that is unrivaled in many parts of the world. It is a honeymoon resort town, and many of us chose to make La Quinta our home to escape the crux of what this project intends to bring and create. The proposal seeks to erect six-story buildings in an area surrounded by beautiful mountain scenery, and wishes to introduce highdensity housing, and communities for the impoverished. While all this is Ʊne and well in the right place, La Quinta is not it. This is a radical departure from the suburban, resort-style community we love and cherish deeply. The notion that this will not have a signiƱcant negative impact on our property values is, frankly, also unbelievable. The unique character of our city is a primary driver of its desirability; eroding that character will inevitably lead to a decline in property values for those of us who invested in a diƯerent vision for La Quinta.

Furthermore, the plan completely disregards the impact it will have on our already strained infrastructure. It is a known fact, reported in the news as recently as this past February, that La Quinta's electrical substations are at or near capacity. [Emphasis Added]. Building a large and exceptionally dense project of homes with shops will only result in further fracturing of our fragile power grid and water supply.

Comment
3-2
Comment
3-1
Comment Letter #3
550 Return to Agenda Link
In July of 2024 alone, over 1,000 homes in the La Quinta and Indio area experienced power outages because there was not a stable power supply during the hot summer months. Our valley reached record highs for multiple days and even hit 126 degrees on some days as a regular occurrence. This power outage number also does not reƲect the planned power outages by the electrical company used to conserve resources and maintain the grid. In the summer of 2022, the valley had various “Conserve Alerts” for both electricity and water use.

The Imperial Irrigation District has not been shy about admitting they are underfunded and needing more infrastructure. IID even backed away from cost-sharing solutions for necessary upgrades. To add hundreds of new residential units and signiƱcant commercial development to this already fragile system is very irresponsible and invites more frequent and prolonged power outages, while further stressing our water supply for existing residents.

The assertion in the Mitigated Negative Declaration that this project will not have a signiƱcant eƯect on the environment is simply not credible, and frankly laughable. A project of this magnitude, with its focus on dramatically increasing density, will undoubtedly lead to increased traƯic congestion, a greater strain on our precious water resources, heightened crime, and a decline in our quality of life.

A full Environmental Impact Report is not only warranted but essential to fully understand the detrimental consequences of this plan. I simply cannot support this measure. It will ruin our town and appears to be nothing more than a deeply concerning money grab for the contractors and those involved. While I appreciate the heart for progress, this is not the right kind of progress for La Quinta.

This correspondence serves as a formal public comment in opposition to the "Highway 111 Corridor SpeciƱc Plan." We, the residents of La Quinta, will not stand idly by while our city is transformed into a pale imitation of the urban centers many of us left behind. Highway 111 may need revitalization, but this ill-conceived and unwanted urbanization is not the answer.

We implore you to listen to your constituents and reject this plan.

Thank you,
Gregory Gruszecki
Palm Coast Legal
555 South Sunrise Way, Unit 204-D
Palm Springs, California 92264
Direct: (760) 668-2814
CONFIDENTIAL COMMUNICATION:

The information contained in this email message is legally privileged and conƱdential information intended only for the use of the individual or entity named above. If the receiver of this message is not the intended recipient, you are hereby notiƱed that any dissemination, distribution or copying of this email message is strictly prohibited and may violate the legal rights of others. If you have received this message in error, please immediately notify the sender by reply email or telephone and return the message to Gregory Gruszecki at 555 South Sunrise Way, Unit 204-D, Palm Springs, California 92262.

Comment
3-2 (cont.)
Comment
3-3
551 Return to Agenda Link
Response to Comment Letter #3, Gregory Gurszecki, June 9, 2025 Comment 3-1: The City appreciates this comment and acknowledges concerns about the potential impact of the Highway 111 Corridor Specific Plan on La Quinta’s character.

To clarify, the Specific Plan does not significantly increase development intensity beyond what was established under the City’s 2016 zoning overlays. Rather, it provides updated guidance for future development that aligns with patterns already emerging in surrounding communities in the Coachella Valley.

The Specific Plan will not increase building height limits and will maintain a 50-foot (4-story) cap in the proposed Highway Mixed Use Zone. Since 2016, the City’s Mixed Use Overlay has allowed similar or greater heights, and base zoning has long permitted 2- to 4-story buildings in parts of the Specific Plan area. This ensures future development remains consistent with La Quinta’s existing character.

While the Plan allows for greater density than what currently exists – such as big-box stores and large surface parking lots – it does not significantly alter the City's development pattern. A shift in the land use mix, informed by real estate market analyses, prioritizes housing over retail, resulting in denser building types like stacked flats and rowhouses. These may have more bulk than older low-rise retail and office buildings but still conform to the established height limits.

The Specific Plan also supports the public realm improvements frequently mentioned by the community – such as signage, lighting, landscaped parkways, pedestrian amenities, and plazas or patios near new retail. These improvements often depend on infill development to be economically feasible. Increasing the availability of housing, including more affordable and diverse options, helps create the residential base needed to support local businesses and justify investments in the public realm. A Specific Plan that ties these improvements to anticipated development helps make them more achievable.

While the Specific Plan outlines potential building heights and long-term development capacity, full build-out across the entire corridor is not expected. The Specific Plan also improves planning flexibility over time rather than represent guaranteed or immediate changes.

Comment 3-2: The City acknowledges concerns regarding infrastructure capacity, including electrical and water systems. The Specific Plan references publicly available information and planning guidance from the Imperial Irrigation District (IID) and Coachella Valley Water District (CVWD), and is designed to align with the scope and scale of development outlined in the City’s General Plan. The General Plan, which underwent its own environmental review, provides the long-range framework for growth and infrastructure planning.

It is important to note that future development under the Specific Plan will be subject to additional project-level review to confirm that adequate utility infrastructure is available prior to construction.

While IID has acknowledged regional infrastructure challenges, it continues to implement phased improvements and long-term planning efforts to meet growing demand. Additionally, all new development must comply with current State energy efficiency and water conservation standards, which help reduce overall resource use compared to older buildings.

The Specific Plan includes policies to support infrastructure planning and long-term sustainability. The level of growth proposed is consistent with regional forecasts, and the City will continue working with utility providers to ensure services are maintained and upgraded as needed.

Comment 3-3: The IS/MND thoroughly evaluates potential environmental impacts associated with the development and implementation of the Specific Plan, including traffic, water resources, public 552 Return to Agenda Link
safety, and community character. Where impacts were identified as potentially significant, the IS/MND includes mitigation measures for future development projects to reference to reduce these effects to less-than-significant levels, consistent with CEQA requirements.

It is important to note that this Specific Plan itself does not constitute or approve any development; rather, it serves as a guidance document to help shape future growth as the City evolves. All individual development projects proposed under the Specific Plan will be reviewed against CEQA requirements as applications are received.,.

Regarding traffic and utilities, the IS/MND includes analyses based on current data and regional planning forecasts to confirm that infrastructure capacity and resource availability can support the proposed development, consistent with the City’s General Plan. The Specific Plan focuses on enhancing the Highway 111 Corridor by improving the community’s overall aesthetic and promoting safe, walkable neighborhoods. It plans for items including pedestrian and bicycle lanes, pocket parks, and open spaces for public gatherings, while creating opportunities for local businesses to grow.

Additionally, the Specific Plan offers diverse potential housing options with a variety of configurations, supporting residents who live and work within the City.

CEQA sets clear guidelines for when an EIR is needed, based on evidence of significant impacts. In this case, the City determined that the IS/MND with mitigation is appropriate and sufficient.

The City remains committed to a transparent planning process for the Specific Plan and encourages continued public participation to ensure all community voices are heard. 553 Return to Agenda Link
03-003-2025-002
Dear Ms. Cheri Flores,
The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Highway 111 Specific Plan project. We have reviewed the documents and have the following comments:
[VIA EMAIL TO:[email protected]]
City of La Quinta
Ms. Cheri Flores
78-495 Calle Tampico
La Quinta, CA 92253
June 16, 2025
Re: Highway 111 Specific Plan - SP2022-0002
Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 883-1137. You may also email me at [email protected].

Cordially,
Luz Salazar
Cultural Resources Analyst
Tribal Historic Preservation Office

AGUA CALIENTE BAND

OF CAHUILLA INDIANS
# * Please review the attachment with my comments. Some sentences need to be rephrased and consistency in mentioning Tribal Monitors. # * Please include "and" when mentioning both Qualified Archaeologist and Tribal Monitor's power to halt construction and assessment.
# * If human remains are encountered onsite, please notify the consulting Tribe's THPO.

Comment
4-1
Comment Letter #4
554 Return to Agenda Link
Environmental Analysis – Cultural Resources
City of La Quinta Highway 111 Corridor Specific Plan 3-51

3.5 Cultural Resources
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
§15064.5?
9 b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
9 c) Disturb any human remains, including those
interred outside of formal cemeteries? 9
Historic Overview
La Quinta is nestled amidst the Santa Rosa Mountains and is situated on the base of the CV. Achieving City status on May 1, 1982, La Quinta has witnessed continuous development, particularly along the Highway 111 Corridor, fueled by a steadily increasing population that peaks during the winter season (City of La Quinta, 2024b). La Quinta is also home to the original settlers of the area, the Desert Cahuilla Indians.

The Cahuilla people have inhabited the Martinez Canyon area of the CV since the early 1800s and lived near an area known today as Point Happy. The Desert Cahuilla Indians were hunter and gatherers and one of the few Native American Tribes to dig wells. Point Happy held significant importance for the Cahuilla people due to its role as a vital access point to water sources. Notably, within a distance of less than 300 yards from Point Happy, a well was excavated, serving as a pivotal resource for the community. This well later lent its name to the present-day City of Indian Wells (City of La Quinta, 2024b; SCTCA, 2024).

For centuries, the Cahuilla people were the sole inhabitants of the CV, maintaining a permanent presence.

It wasn't until the early 19th century that Europeans started journeying through the valley. Spanish, and later Mexican explorers, soldiers, and missionaries arrived with the sole aim of swiftly crossing the challenging desert terrain (La Quinta Historical Society, 2017).

Record Search
This analysis is based on a cultural records investigation conducted at the California Historical Resources Inventory System (CHRIS) Eastern Information Center (EIC) located at the University of California, Riverside. The examination of records took place on January 22, 2024, encompassing a review of maps, records, and reports from the EIC pertaining to the Project area. The assessment involved a review of the U.S. Geological Survey (USGS) 1959 La Quinta 7.5 minute series quadrangle map, 1941 Toro Peak 15 minutes series, and 1959 Palm Desert 15 minute series topographic map to assess the Project site. In addition, the California Points of Historical Interest, California Historical Landmarks, California Register of Historic Places, National Register of Historic Places (NRHP), the California State Historic Resources Inventory, and historic topographic maps were reviewed.

The findings revealed that there have been 92 studies on cultural resources conducted within the approximately 410 acres of the proposed Project area. A total of 56 cultural resource properties are documented within the Project area boundaries. According to the NRHP, there are no listed properties located within the bounds of the Project area. Per results from the California Office of Historic since the early 1800s
original settlers
Point Happy held significant importance for the Cahuilla people due to its role as a vital access point to water sources. Notably, within a distance of less than 300 yards from Point Happy, well was excavated, serving as a pivotal resource for the community. 1 2
3 4
5 555 Return to Agenda Link
Summary of Comments on Highway 111 Corridor Specific Plan Page: 1
Number: 1 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:03:51 AM I would exclude this since Tribes resided here since time immemorial.

Number: 2 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:02:26 AM From what source? There are sites that predates that.

Number: 3 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:20:38 AM Number: 4 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:25:46 AM Point Happy is a community right? I would just reference it as "the area was significant..." Also mention the wash being nearby.

Number: 5 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:26:21 AM Redundant
556 Return to Agenda Link
Environmental Analysis – Cultural Resources
City of La Quinta Highway 111 Corridor Specific Plan 3-54 Cultural Resources Mitigation Measures
Implementation of mitigation measures CR-1 through CR-9 would reduce potential impacts to a less-thansignificant level during future construction activities. Appropriate pre-construction training and a data recovery plan (if needed) would be implemented to address potential discovery of unanticipated archaeological resources and to preserve and/or record those resources consistent with appropriate laws and requirements. Proposed mitigation measures for future development are outlined below. • CR-1: Workers Environmental Awareness Program
A qualified archaeologist who meets or exceeds the Secretary of Interior’s Professional Qualification Standards for archaeology (NPS, 1983) shall conduct Workers Environmental Awareness Program (WEAP) training on archaeological sensitivity for all construction personnel prior to the commencement of any ground-disturbing activities. Archaeological sensitivity training shall include a description of the types of cultural material that may be encountered, cultural sensitivity issues, the regulatory environment, and the proper protocol for treatment of the materials in the event of a find.

The WEAP training document shall include materials that convey the information noted above, which shall be maintained in an area accessible to all construction personnel so that it may be reviewed regularly by construction staff.
• CR-2: Pre-Excavation Agreement
Prior to the issuance of Grading Permits, the Applicant/Owner shall enter into a pre-excavation agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement with consulting Native American Monitor associated with local tribes. A copy of the agreement shall be included in building and development plans and permit applications with the City. The purpose of this agreement shall be to formalize protocols and procedures between the Applicant/Owner and the consulting Native American Monitor associated with local tribes for the protection and treatment of, including but not limited to, Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, and traditional gathering areas and tribal cultural resources located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, grading, and all other ground disturbing activities. At the discretion of the consulting Native American Monitor, artifacts may be made available for 3D scanning/printing, with scanned/printed materials to be curated at a local repository meeting the federal standards of 36CFR79.
• CR-3: Retention of Qualified Archaeologist and Native American Monitor Prior to the issuance of a Grading Permits, the Applicant/Owner or Grading Contractor shall provide executed contracts or agreements with a Qualified Archaeologist and consulting Native American Monitor, at the Applicant/Owner or Grading Contractor’s expense, to implement the monitoring program, as described in the pre-excavation agreement.
• CR-4: Tribal Cultural Monitor Coordination During Ground Disturbing Activities The Qualified Archaeologist and consulting Native American Monitor shall attend all applicable preconstruction meetings with the General Contractor and/or associated subcontractors to present the archaeological monitoring program. The Qualified Archaeologist and consulting Native American Monitor shall be present on-site full-time during grubbing, grading, and/or other ground altering activities, including the placement of imported fill materials or fill used from other areas of the Project Native American with local tribes.

Native American Monitor associated with local tribes
Native American Monitor
Native American Monitor
Native American
Monitor
Native American Monitor
Native American
Monitor
1 2
3 4
5 6
7 8
9 557 Return to Agenda Link
Page: 2
Number: 1 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:49:45 AM I would keep it consistent, Tribal is fine.

Number: 2 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 9:51:39 AM within the area (if changed to Tribal Monitor)
Number: 3 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:52:05 AM Number: 4 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:52:22 AM Number: 5 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:53:08 AM Number: 6 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:56:39 AM Number: 7 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:56:45 AM Number: 8 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:56:52 AM Number: 9 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:57:06 AM 558 Return to Agenda Link
Environmental Analysis – Cultural Resources
City of La Quinta Highway 111 Corridor Specific Plan 3-55 site, to identify any evidence of potential archaeological or tribal cultural resources. All fill materials shall be absent of any and all tribal cultural resources. • CR-5: Controlled Grade Procedure
To detect important archaeological artifacts and cultural resources during monitoring, a "Controlled Grade Procedure" must be created by a Qualified Archaeologist. This will be done in consultation with the consulting Native American Monitor, relevant consulting Tribes, and the Applicant/Owner, and needs approval from City representatives. The procedure will set guidelines for machinery work in sensitive areas identified during cultural resource monitoring. It will cover aspects like operating speed, removal increments, weight, and equipment features. A copy of this procedure must be included in the Grading Plan submissions for Grading Permits. • CR-6: Discovery of Tribal Cultural Resources
The Qualified Archaeologist or consulting Native American Monitor can stop ground-disturbing activities if unknown tribal cultural resources or artifacts are found. All work must cease in the vicinity of any archaeological discovery until the archaeologist can assess its significance and potential eligibility for the California Register of Historical Resources (CRHR). If buried cultural deposits are encountered, the monitor may request that construction halt nearby and must notify a qualified archaeologist within 24 hours for investigation.

Work will be redirected away from these areas for assessment. Minor finds will be documented and secured for later repatriation; if items cannot be securely stored on-site, they may be stored off-site.

If the discovered resources are deemed potentially significant, the involved Tribes will be notified for consultation on their respectful treatment. Avoidance of significant resources is preferred, but if not feasible, a data recovery plan may be required. The consulting Tribes will be consulted on this plan as well.

For resources under a data recovery plan, a proper sample will be collected using professional methods, reflecting tribal values. The Native American Monitor must be present during any resource collection or cataloging. If the Qualified Archaeologist does not collect the resources, the Monitor may do so and ensure they are treated respectfully according to tribal traditions. Ground-disturbing work will not resume until the resources are documented and/or protected. • CR-7: Treatment of Tribal Cultural Resources
The landowner shall relinquish ownership of all tribal cultural resources unearthed during the cultural resource mitigation monitoring conducted during all ground disturbing activities, and from any previous archaeological studies or excavations on the Project site to the affiliated consulting Tribe, as determined through the appropriate process, for respectful and dignified treatment and disposition, including reburial at a protected location on-site, in accordance with the Tribe’s cultural and spiritual traditions. All cultural materials that are associated with burial and/or funerary goods would be repatriated to the Most Likely Descendant as determined by the NAHC per California Public Resources Code Section 5097.98. No tribal cultural resources shall be subject to curation. • CR-8: Tribal Cultural Monitoring Report
A monitoring report and/or evaluation report, if appropriate, which describes the results, analysis, and conclusions of the archaeological monitoring program (e.g., data recovery plan) shall be submitted by the Qualified Archaeologist, along with the consulting Native American Monitor’s notes and comments, to the City of La Quinta Planning Division for approval.

Native American Monitor
or Native American Monitor
unknown
archaeologist can assess its significance and
potential eligibility for the California Register of Historical Resources (CRHR). the monitor
Minor finds be documented and
secured for later repatriation;
For resources under a data recovery plan, a proper sample will be collected using professional methods, reflecting Native American Monitor
r
will
The landowner shall relinquish ownership of all tribal cultural resources unearthed during the cultural s u resource mitigation monitoring c
the Monitor
Native American Monitor’s
1 2 3
4 6 5
7 8 9
10 11
12 13
14 15
16 17
559 Return to Agenda Link
Page: 3
Number: 1 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 9:57:44 AM Number: 2 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:02:30 PM Replace it with "and."
Number: 3 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 1:01:43 PM Number: 4 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:03:12 PM I wouldn't put unknown.

Number: 5 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:09:35 PM Is this necessary to add? If resources were to be encountered, the steps are trying to assess the context whether its a major site and the project's direct impact.

Number: 6 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:04:00 PM Archaeologist and Tribal Monitor
Number: 7 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:10:14 PM Both Archaeologist and Tribal Monitor
Number: 8 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 3:49:07 PM What consists of "minor finds"?
Number: 9 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:47:19 PM Number: 10 Author: Luz Salazar Subject: Comment on Text Date: 6/13/2025 1:47:09 PM What does this mean? TCR's that are not useful?
Number: 11 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 1:45:17 PM Number: 12 Author: Luz Salazar Subject: Sticky Note Date: 6/13/2025 3:52:58 PM Take out the "ensure they are treated respectfully according to tribal traditions." The Tribal Monitors know their traditions very well so I don't know why this was put here as if they don't. Please be specific about which Monitor.

Number: 13 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:52:38 PM Number: 14 Author: Luz Salazar Subject: Sticky Note Date: 6/13/2025 3:49:54 PM put all cultural resources.

Number: 15 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:52:31 PM Number: 16 Author: Luz Salazar Subject: Sticky Note Date: 6/13/2025 3:52:09 PM Just say during ground disturbing activities. Exclude the wordiness of cultural resource mitigation monitoring.

Number: 17 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:55:24 PM 560 Return to Agenda Link
Environmental Analysis – Cultural Resources
City of La Quinta Highway 111 Corridor Specific Plan 3-56 • CR-9: Unanticipated Discovery of Human Remains
As specified by California Health and Safety Code Section 7050.5, if human remains are found on the Project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately notify the Riverside County Coroner’s Office by telephone. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the Coroner Medical Examiner has made the necessary findings as to origin and disposition pursuant to Public Resources Code 5097.98. If such a discovery occurs, a temporary construction exclusion zone shall be established surrounding the area of the discovery so that the area would be protected, and consultation and treatment could occur as prescribed by law. If suspected Native American remains are discovered, the remains shall be kept in-situ, or in a secure location in close proximity to where they were found, and the analysis of the remains shall only occur on-site in the presence of a Native American Monitor. By law, the Coroner Medical Examiner shall determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner Medical Examiner identifies the remains to be of Native American ancestry, he or she shall contact the NAHC within 24 hours.

The NAHC shall make a determination as to the Most Likely Descendent.

Native American
Monitor.
1 2
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Page: 4
Number: 1 Author: Luz Salazar Subject: Highlight Date: 6/13/2025 3:57:05 PM Number: 2 Author: Luz Salazar Subject: Sticky Note Date: 6/13/2025 3:58:57 PM Please include contact to the consulting Tribe's THPO immediately if human remains were to be encountered. 562 Return to Agenda Link
Response to Comment Letter #4, Agua Caliente Band of Cahuilla Indians, June 16, 2025 Comment 4-1: The City has reviewed the comments submitted by the Agua Caliente Band of Cahuilla Indians on the IS/MND and has revised the document to incorporate the suggested edits and ensure consistent references to tribal monitors throughout. 563 Return to Agenda Link
State of California – Natural Resources Agency GAVIN NEWSOM, Governor DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director Inland Deserts Region
3602 Inland Empire Boulevard, Suite C-220
Ontario, CA 91764
www.wildlife.ca.gov
Conserving California’s Wildlife Since 1870
June 23, 2025
Sent via email
Cheri Flores
Planning Manager
City of La Quinta
78495 Calle Tampico
La Quinta, CA 92253
[email protected]
Highway 111 Corridor Specific Plan and Development Code Project (PROJECT) Mitigated Negative Declaration (MND)
SCH# 2025050964
Dear Cheri Flores:

The California Department of Fish and Wildlife (CDFW) received a Notice of Intent to Adopt a Mitigated Negative Declaration from the City of La Quinta (City) for the Project pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines.1 Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife.

Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.

CDFW ROLE
CDFW is California’s Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on Projects and related 1CEQA is codified in the California Public Resources Code in section 21000 et seq. The “CEQA Guidelines” are found in Title 14 of the California Code of Regulations, commencing with section 15000.

Comment Letter #5
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Cheri Flores
City of La Quinta
June 23, 2025

activities that have the potential to adversely affect fish and wildlife resources.

CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub.

Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW’s lake and streambed alteration regulatory authority. (Fish & G. Code, § 1600 et seq.) Likewise, to the extent implementation of the Project as proposed may result in “take” as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the Project proponent may seek related take authorization as provided by the Fish and Game Code.

PROJECT DESCRIPTION SUMMARY
Proponent: City of La Quinta
Objective: The Project proposes the development of a Highway 111 Corridor Specific Plan and Highway 111 Development Code. The Highway 111 Corridor (Corridor) consists of a roughly two-mile stretch of businesses located along the La Quinta portion of Highway 111, between Washington and Jefferson Streets. The Highway 111 Development Code is a land use policy that establishes development standards for the Corridor's expansion, incorporating location-specific guidelines like active frontage, and offering detailed information on qualifying uses, as well as additional requirements and permissions for future growth. The MND has been prepared in accordance with CEQA to provide a programmatic-level review of potential environmental impacts associated with the proposed Highway 111 Corridor Specific Plan and provides guidance for implementing development within the Project area.

Economically feasible buildout under the Specific Plan could result in the following additional square footages (sf):
• Residential: 1,464,000 to 1,837,000 sf
• Retail: 107,000 to 194,000 sf
• Office: 82,000 sf
• Hotel: 150,000 to 250,000 sf
The proposed Highway 111 Corridor Specific Plan would enable proposed future projects to consider this impact analysis when evaluating their potential environmental impacts. As a programmatic-level document, however, this CEQA analysis is not anticipated to provide sufficient detail to fully address the project-specific impacts of all future development. It is anticipated that additional environmental technical studies or CEQA documentation may be needed for future projects. It is anticipated that CEQA compliance for future projects would be tiered from this document. 565 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

Location: The Project is located along Highway 111 within the City of La Quinta, California, in the County of Riverside. The Project encompasses two miles along Highway 111 between Washington Street on the west, Jefferson Street on the east, the Whitewater Wash on the north, and Avenue 48 on the south. The Project area is just over approximately 410 acres (~0.64 square miles).

Timeframe: The MND proposes build-out of projects over the course of 20 to 25 years.

COMMENTS AND RECOMMENDATIONS
CDFW has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (i.e., biological resources). CDFW offers the comments and recommendations below to assist the City in adequately identifying and/or mitigating the Project’s significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. The MND has not adequately identified and disclosed the Project’s impacts (i.e., direct, indirect, and cumulative) on biological resources and whether those impacts are reduced to less than significant.

CDFW’s comments and recommendations on the MND are explained in greater detail below and summarized here. CDFW is concerned that the MND does not adequately identify or mitigate the Project’s significant, or potentially significant, impacts to biological resources. CDFW requests that additional information and analyses be added to a revised MND, along with avoidance, minimization, and mitigation measures that avoid or reduce impacts to a level less than significant.

Existing Environmental Setting
Compliance with CEQA is predicated on a complete and accurate description of the environmental setting that may be affected by the proposed Project. CDFW is concerned that the assessment of the existing environmental setting has not been adequately analyzed in the MND. CDFW is concerned that without a complete and accurate description of the existing environmental setting, the MND may provide an incomplete analysis of Project-related environmental impacts.

The MND lacks a complete and appropriate assessment of biological resources within the Project site and surrounding area specifically as it relates special-status species (see Assessment of Biological Resources Section), burrowing owl (Athene cunicularia), and the Lake and Streambed Alteration Program. A complete and accurate assessment of the environmental setting and Project-related impacts to biological resources is needed to both identify appropriate avoidance, minimization, and mitigation measures and demonstrate that these measures reduce Project impacts to less than significant.

Mitigation Measures
Comment
-1
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Cheri Flores
City of La Quinta
June 23, 2025

CEQA requires that an MND include mitigation measures to avoid or reduce significant impacts. CDFW is concerned that the mitigation measures proposed in the MND are not adequate to avoid or reduce impacts to biological resources to below a level of significance. To support the City in ensuring that Project impacts to biological resources are reduced to less than significant, CDFW recommends revising the mitigation measure for burrowing owl, nesting birds, and artificial nighttime lighting, and adding mitigation measures for an assessment of biological resources and, as it relates to a the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), the local development mitigation fee and salvage of sand-dependent covered species. 1) Assessment of Biological Resources

would enable proposed future projects to consider this impact analysis when evaluating their potential environmental impacts. Where sufficiently addressed herein, future development may be considered ‘within the scope’ of this environmental analysis. As a programmatic-level document, however, this CEQA analysis is not anticipated to provide sufficient detail to fully address the project-specific impacts of all future development. Indeed, it is anticipated that additional environmental technical studies or CEQA documentation may be needed for future projects once sufficient details are known. In such cases, the necessary environmental studies and documentation may be conducted at the time of proposal. It is anticipated that CEQA compliance for future projects would be tiered from this document.” CDFW is concerned about the adequacy of analysis in this MND to establish baseline conditions for biological resources, identify impacts to biological resources, and determine appropriate avoidance, minimization and mitigation measures for development projects covered in this MND. For example, page 3 of the Technical Memorandum, dated May 8, 2023 (Special-Status Species Report), for the MND did not include any protocol-level surveys for special-status wildlife. Also, note that CDFW generally considers biological field assessments for wildlife to be valid for a one-year period, and assessments for rare plants may be considered valid for a period of up to three years. Given the uncertainty in timelines for the implementation of the various projects covered in this MND (over a period of 20-25 years per page 3-89 of the MND)—and the ability for biological resources to change during intervening periods—CDFW recommends that additional assessments of biological resources, including, but not limited to, focused surveys for special-status species that have the potential to occur on these project sites, are conducted and the results circulated to the public in subsequent CEQA documentation to establish environmental baselines, inform avoidance, minimization, and mitigation measures, and allow CDFW to conduct a meaningful review and provide appropriate biological expertise.

To ensure impacts to biological resources associated with the projects covered in this MND are adequately assessed and reduced to a level less than significant, CDFW recommends the following mitigation measure is added to a revised MND:

Mitigation Measure BIO-[A]: Assessment of Biological Resources Comment
-1 (cont.)
Comment
5-2
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Cheri Flores
City of La Quinta
June 23, 2025

Prior to Project construction activities for all projects covered in this MND, a complete and recent inventory of rare, threatened, endangered, and other sensitive species located within the Project footprint and within offsite areas with the potential to be affected, including California Species of Special Concern (CSSC) and California Fully Protected Species (Fish and Game Code § 3511), will be completed. Species to be addressed should include all those which meet the CEQA definition (CEQA Guidelines § 15380). The inventory should address seasonal variations in use of the Project area and should not be limited to resident species. Focused species-specific surveys, completed by a qualified biologist and conducted at the appropriate time of year and time of day when the sensitive species are active or otherwise identifiable are required. Acceptable species-specific survey procedures should be developed in consultation with CDFW and the U.S. Fish and Wildlife Service, where necessary. Note that CDFW generally considers biological field assessments for wildlife to be valid for a oneyear period, and assessments for rare plants may be considered valid for a period of up to three years. Some aspects of the proposed Project may warrant periodic updated surveys for certain sensitive taxa, particularly if the Project is proposed to occur over a protracted time frame, or in phases, or if surveys are completed during periods of drought.

Pursuant to the CEQA Guidelines, section 15097(f), CDFW has prepared a draft mitigation monitoring and reporting program (MMRP) in Attachment 1 for recommended revisions to MM BIO-3, MM BIO-4, MM BIO-5 and CDFW-recommended MM BIO-[A], MM BIO-[B], and MM BIO-[C].

Nesting Birds
It is the Project proponent’s responsibility to comply with all applicable laws related to nesting birds and birds of prey. Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows: section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds-of-prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.).

With regard to the CVMSHCP, per its associated Implementing Agreement (IA) and Permits from CDFW and the U.S. Fish and Wildlife Service (the Wildlife Agencies), Take associated with Covered Activities will not be in violation of the Migratory Bird Treaty Act and will be consistent with Fish and Game Code sections 3503 and 3503.5; therefore, all Covered Activities within and outside Conservation Areas must undertake Comment
5-2 (cont.)
Comment
5-3
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Cheri Flores
City of La Quinta
June 23, 2025

measures to avoid the take of individuals, nests, and eggs of nesting birds. The CVMSHCP includes a general conservation measure that applies to all bird species to avoid impacts to habitat for nesting birds during the nesting season (CVMSHCP Section

9.7). Per IA Section 13.2, the City is obligated to ensure the projects to which it confers Take Authorization under the CVMSHCP comply with all terms and requirements of the CVMSHCP, the Wildlife Agencies’ Permits that create the CVMSHCP, and the IA, including compliance with laws that protect nesting birds.

Pages 3-16 of the MND indicates that “the entire Project area may support migratory and nesting birds.” CDFW concurs that all the project locations covered in this MND contain habitat for nesting birds due to the presences of shrubs on the undeveloped vacant parcels and presence of landscaping trees and shrubs in the developed parcels.

Although the MND includes Mitigation Measure BIO-3 for nesting birds, CDFW considers the measure inadequate in scope to reduce impacts to nesting birds to a level less than significant. For example, CDFW considers proposed buffer distances for burrowing owls, 160 feet during the non-breeding season and 250 feet during the breeding season, to be inadequate. (See Burrowing Owl Section below for a burrowing owl-specific measure recommended by CDFW.)
To support the City in reducing impacts to nesting birds to a level less than significant for all projects covered in the MND, CDFW recommends that the City revise Mitigation Measure BIO-3 with the following additions in bold and removals in strikethrough:

Mitigation Measure BIO-3: Nesting Birds
Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to all vegetation removal or ground-disturbing activities for all projects covered in this MND. Pre-construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre-construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on-site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. Potential Project impacts to six special status birds and common birds protected by the MBTA and FGC during construction may include visual disturbance, Comment
5-3 (cont.)
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Cheri Flores
City of La Quinta
June 23, 2025

habitat destruction, and noise disturbance. The following measures are proposed to avoid potential impacts. Construction should be conducted, if possible, during the fall and/or winter months and outside of the avian nesting season (generally February 1 – August 31) to avoid any direct effects to protected birds.

A qualified ornithologist should conduct pre-construction surveys within the vicinity of the Project area to check for nesting or burrowing activity of native birds and to evaluate the site for presence of raptors and special status bird species. The ornithologist should conduct at minimum a one-day pre-construction survey within the seven-day period prior to construction activities beginning. If construction work lapses for seven days or longer during the breeding season, a qualified ornithologist should conduct a supplemental avian pre-construction survey before Project work is reinitiated.

If active nests or burrows are detected within the construction footprint or up to 500 feet from construction activities, the ornithologist should flag a buffer around each nest (assuming property access). Construction activities should avoid nest or burrow sites until the ornithologist determines that the young have fledged or nesting activity has ceased. If nests or burrows are documented outside of the construction (disturbance) footprint, but within 500 feet of the construction area, buffers would be implemented as needed (buffer size dependent on species). Buffer sizes for common species would be determined on a case-by-case basis in consultation with the CDFW and, if applicable, with USFWS. Buffer sizes would consider factors such as:

1. Noise and human disturbance levels at the construction site at the time of the survey and the noise and disturbance expected during the construction activity;

2. Distance and amount of vegetation or other screening between the construction site and the nest; and

3. Sensitivity of individual nesting species and behaviors of the nesting birds. If active nests or burrows are detected during the survey, the qualified ornithologist should monitor all nests or burrows at least once per week to determine whether birds are being disturbed.

Activities that might, in the opinion of the qualified ornithologist, disturb nesting activities (e.g., excessive noise), should be prohibited within the buffer zone until such a determination is made. If signs of disturbance or distress are observed, the qualified ornithologist should immediately implement adaptive measures to reduce disturbance.

These measures may include, but are not limited to, increasing buffer size, halting disruptive construction activities in the vicinity of the nest until fledging is confirmed or nesting activity has ceased, placement of visual screens or sound dampening structures between the nest and construction activity, reducing speed limits, replacing and updating noisy equipment, queuing trucks to distribute idling noise, locating vehicle access points and loading and shipping facilities away from noise-sensitive receptors, reducing the number of noisy construction activities occurring simultaneously, and/or 570 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

reorienting and/or relocating construction equipment to minimize noise at noisesensitive receptors.

If Burrowing Owls are detected, buffers following guidance from Section 4 of the CHMSHCP would be adopted. The buffer distance during the non-breeding season is 160 feet, and 250 feet during the breeding season. Buffers would be staked and flagged. No Project work would be permitted within the established buffered distances.

No development or operation and maintenance activities would be permitted within the buffer until the young are no longer dependent on the burrow. If the burrow is unoccupied, the burrow could be made inaccessible to owls, and the Covered Activity may proceed.
2) Burrowing Owl
On October 10, 2024, the Fish and Game Commission determined that western burrowing owl warrants protection as a candidate species under the California Endangered Species Act (Fish & G. Code, § 2050 et seq.). During the candidacy period, western burrowing owl will be afforded the same protection as threatened and endangered species under CESA. If Project activities, including relocation, could result in take, appropriate CESA authorization (i.e., Incidental Take Permit under Fish and Game Code section 2081) should be obtained prior to commencement of Project activities.

Take of individual burrowing owls and their nests or eggs is defined by Fish and Game Code section 86, and prohibited by sections 3503, 3503.5, and 3513. Take is defined in Fish and Game Code section 86 as “hunt, pursue, catch, capture or kill, or attempt to hunt, pursue, catch, capture or kill.” Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows: section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds-of-prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.).

With regard to the CVMSHCP, the CDFW Natural Community Conservation Plan (NCCP) Permit #2835-2008-001-06 does not provide Take Authorization for burrowing owl individuals, nests, or eggs. To the contrary, section 3.5.6 of the NCCP Permit states burrowing owl “pairs or individuals will not be Taken” and reiterates that the “HCP/NCCP does not authorize Take of [burrowing owl] nests [or] eggs[.]” Therefore, throughout the CVMSHCP area—both within and without Conservation Areas— Permittees must ensure that activities occurring within their jurisdictions do not result in Comment
5-4
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Cheri Flores
City of La Quinta
June 23, 2025

the take, possession, or destruction of burrowing owl individuals, nests, or eggs. Any activity occurring within the CVMSHCP area that results in the take of burrowing owl individuals, nests, or eggs would be unlawful and would not be a Covered Activity under the CVMSHCP. Per IA Section 13.2, the City is obligated to ensure the projects to which it confers Take Authorization under the CVMSHCP comply with all terms and requirements of the CVMSHCP, the Wildlife Agencies’ Permits that create the CVMSHCP, and the IA, including compliance with laws that protect burrowing owls.

CEQA analysis is not anticipated to provide sufficient detail to fully address the projectspecific impacts of all future development. Indeed, it is anticipated that additional environmental technical studies or CEQA documentation may be needed for future projects once sufficient details are known.” CDFW agrees that a project-specific analysis of impacts to burrowing owl, which is needed to inform project-specific avoidance, minimization, and mitigation measures, is necessary for each of the projects covered in the MND that contain suitable habitat for burrowing owl. Page 19 of the Project’s Special-Status Species Report indicates that burrowing owl have a moderate potential to occur for projects covered in the MND. CDFW agrees that the project areas that contain vacant land, including but not limited to potential development areas ADN01, DJN-1, DJS-1, WAS-01, and ADS-2 have suitable habitat for burrowing owl. Also, potential development areas ADN-01, DJN-1, WAN-02, and WAN-01 are located adjacent to the Whitewater River, which provides suitable habitat for burrowing owl.

CNDDB are approximately three miles away, and are from 1927 to 2007 (CDFW 2022).” CDFW adds that unprocessed data from the California Natural Diversity Database include three recent observations, between 2021 and 2023, of burrowing owl using burrows within 0.25 miles of Project site to the east in a channel associated with the Whitewater River. Page 3 of the Biological Report indicates that a reconnaissance field survey was conducted on February 4, 2023, and that “no protocol-level surveys for wetlands, SNCs, special status plants, or wildlife were conducted.” A habitat assessment and focused surveys for burrowing owls have not been conducted for the projects covered in this MND. Given the MND’s lack of findings from a habitat assessment and recent focused surveys for burrowing owl following the guidelines in the Staff Report on Burrowing Owl Mitigation, the number and locations of suitable and occupied burrows within the project areas covered in this MND are unknown. Given the lack of results from a habitat assessment and focused surveys following recommended protocols and the lack of survey reports, CDFW is limited in its ability to provide biological expertise to support the City in reducing impacts to burrowing owl to a level less than significant for the projects covered in this MND. CDFW recommends a habitat assessment and focused surveys for burrowing owl are conducted for all of the projects covered in this MND and that the survey results, including survey reports, are provided in subsequent CEQA environmental review documents for the public and CDFW to review.

Comment
5-4 (cont.)
572 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

The MND includes a general Mitigation Measure BIO-4 to be applied across projects covered in the MND. CDFW finds Mitigation Measure BIO-4 to be insufficient in scope and timing to reduce impacts to burrowing owl to a level less than significant. For example, Mitigation Measure BIO-4 indicates that burrowing owl relocation may be implemented by the Project (page 3-20). Burrowing owl relocation is considered a potentially significant impact under CEQA and should only be considered as a last resort, after all other options have been evaluated. Burrowing owl relocation (i.e., eviction/passive and active relocation) can result in take of burrowing owl individuals, nests, and eggs, which is not authorized under the CVMSHCP. Consultation with CDFW is warranted to determine if an Incidental Take Permit is necessary to avoid a violation of Fish and Game code section 2080.

CDFW recommends that the City revise general Mitigation Measure BIO-4 with the following additions in bold and removals in strikethrough:

Mitigation Measure BIO-4: Burrowing Owl Habitat Assessment and Focused and Pre-Construction Surveys
No less than 60 days prior to the start of Project-related activities for all projects covered in the MND, a burrowing owl habitat assessment shall be conducted by a qualified biologist according to the specifications of the Staff Report on Burrowing Owl Mitigation (Department of Fish and Game, March 2012 or most recent version) for all projects covered under the MND.

If the habitat assessment demonstrates suitable burrowing owl habitat, then focused burrowing owl surveys shall be conducted by a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version) prior to vegetation removal or ground-disturbing activities. If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall begin coordination with CDFW and USFWS immediately, and shall prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance and monitoring actions, including measures necessary to avoid take of burrowing owl individuals, nests, and eggs. The Burrowing Owl Plan shall include the number and location of occupied burrow sites (occupied site means at least one burrowing owl or its sign has been observed within the last three years; may be indicated by owl sign including feathers, pellets, prey remains, eggshell fragments, or excrement at or near a burrow entrance or perch site), acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures. If impacts to occupied burrowing owl habitat or burrow(s) or burrowing owl individuals, nests, or eggs cannot be avoided, appropriate CESA authorization (i.e., Incidental Take Permit Comment
5-4 (cont.)
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Cheri Flores
City of La Quinta
June 23, 2025

under Fish and Game Code section 2081) should be obtained from CDFW prior to commencement of Project activities.

Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project-related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be repeated when there is a pause in construction of more than 30 days. Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Avoidance and Monitoring Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities. Prior to the start of Project activities, focused burrowing owl surveys shall be conducted by a qualified biologist according to the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, minimization, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions. The Permittee shall implement the Burrowing Owl Plan following CDFW review and approval.

Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project-related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidance provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. 3) Lake and Streambed Alteration Program
Comment
5-4 (cont.)
574 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

Fish and Game Code section 1602 requires any person, state or local governmental agency, or public utility to notify CDFW prior to beginning any activity that may do one or more of the following: divert or obstruct the natural flow of any river, stream, or lake; change the bed, channel, or bank of any river, stream, or lake; use material from any river, stream, or lake; or deposit or dispose of material into any river, stream, or lake.

Note that "any river, stream, or lake" includes those that are episodic (i.e., those that are dry for periods of time) as well as those that are perennial (i.e., those that flow yearround). This includes ephemeral streams, desert washes, and watercourses with a subsurface flow.

The MND is a programmatic-level document, and it is anticipated that additional environmental technical studies or CEQA documentation may be needed for future projects associated with this MND once sufficient details are known (page 1-2 of the MND). Four of the projects covered in this MND are located adjacent to the Whitewater River, including potential development areas WAN-01, WAN-02, ADN-01, and DJN-1.

alteration of the Whitewater River, including the channel and floodplain. There will be no impact to the Whitewater River or jurisdictional wetlands.” CDFW is concerned about the validity of this conclusion that projects adjacent to the Whitewater River will have not impacts on fish and wildlife resources subject to Fish and Game Code section 1600 et seq. CDFW notes that the MND lacks details on design plans for projects covered in the MND, and that project-specific design plans are needed to inform if projects will result in impacts on fish and wildlife resources subject to Fish and Game Code section 1600 et seq. The MND includes Mitigation Measure BIO-6, indicating that “prior to construction and issuance of any grading permit, the Project Sponsor shall obtain written correspondence from CDFW stating that notification under Section 1602 of the Fish and Game Code is not required for the Project, or the Project Sponsor should obtain a CDFW-executed Lake and Streambed Alteration Agreement, authorizing impacts to Fish and Game Code Section 1602 resources associated with the Project.” Importantly, CDFW notes that the MND does not provide information on the projects for which this measure would apply. CDFW recommends that the MND is revised to indicate that for all projects covered in this MND, subsequent CEQA documentation will include a project-specific analysis of potential impacts to fish and wildlife resources subject to Fish and Game Code section 1600 et seq. to inform if a notification of lake or streambed alteration needs to be submitted to CDFW.
4) Coachella Valley Multiple Species Habitat Conservation Plan Local Development Mitigation Fee
The Project is located within the CVMSHCP Plan Boundary and outside of a Conservation Area and contains habitat for Covered Species and/or conserved natural communities. Page 3-16 of the MND states that the “according to the CVMSHCP, authorization of take for all species with a moderate potential to occur, except the six bird species, can be obtained through compliance with the CVMSHCP and the Local Comment
5-6
Comment
5-5
575 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

Development Mitigation Fee (LDMF) paid to the Coachella Valley Conservation Commission”. Per CVMSHCP Section 5.2.1.1 and IA Sections 12.2.1 and 13.2, the City is obligated to impose a local development mitigation fee for new development within the Plan Area that impacts vacant land containing Habitat for Covered Species and/or conserved natural communities, including small vacant lots within urban areas that contain natural open space, and to transmit collected fees to CVCC at least quarterly and prior to impacts to Covered Species and their Habitats. To document the City’s obligation to impose and transmit a Local Development Mitigation Fee for projects covered in this MND, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure BIO-[B]: CVMSHCP Local Development Mitigation Fee Prior to construction and issuance of any grading permit for all projects covered in the MND, the City shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee and transfer of fees, at least quarterly and prior to impacts to Covered Species and their Habitats, to the Coachella Valley Conservation Commission.

Salvage of Sand-Dependent Covered Species
Section 6.6.1 of the CVMSHCP (Obligations of Local Permittees) states that within and outside Conservation Areas “on parcels approved for Development, the Permittees shall encourage the opportunity to salvage Covered sand-dependent species in accordance with the Implementation Manual.” Page 3-18 of the MND indicates that “Wildlife species covered by the CVMSHCP that have a moderate potential to occur include Palm Springs Round-tailed Ground Squirrel [(Xerospermophilus tereticaudus chlorus)], Burrowing Owl, Flat-tailed Horned Lizard [(Phrynosoma mcallii)], Coachella Valley Fringe-tailed Lizard [(Uta inornata)], and the Coachella Giant Sand Treader Cricket [(Macrobaenetes valgum)].” The Project areas including potential development area DJS-1 contain CVMSHCP modeled habitat for Coachella Valley fringe-toed lizard. To be consistent with CVMSHCP requirements, CDFW recommends that the City include in a revised MND the following mitigation measure:

Mitigation Measure BIO-[C]: Salvage of Sand-Dependent Covered Species Prior to vegetation removal or ground-disturbing activities, for all project areas covered in the MND that contain suitable habitat for sand-dependent Covered Species, the City will collaborate with the Coachella Valley Conservation Commission to plan and implement a salvage of sand-dependent Covered Species within the Project site.
5) Artificial Nighttime Lighting
Comment
5-6 (cont.)
576 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

Several of the projects associated with this MND are located adjacent to the Whitewater River, an area that provides suitable burrowing, nesting, roosting, foraging, and refugia habitat for birds, migratory birds that fly at night, and other nocturnal and crepuscular wildlife. Artificial lighting alters ecological processes including, but not limited to, the temporal niches of species; the repair and recovery of physiological function; the measurement of time through interference with the detection of circadian and lunar and seasonal cycles; the detection of resources and natural enemies; and navigation.2 Many species use photoperiod cues for communication (e.g., bird song3), determining when to begin foraging,4 behavioral thermoregulation,5 and migration.6 Phototaxis, a phenomenon that results in attraction and movement towards light, can disorient, entrap, and temporarily blind wildlife species that experience it.10

may include low-impact lighting fixtures and reflective surfaces that are designed to reduce brightness, which would enhance visual comfort and safety without contributing to light pollution.” The MND includes Mitigation Measure BIO-5, requiring that “during Project construction and operation, the City shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light during the hours of dawn and dusk when many wildlife species are most active. The City shall ensure that lighting for Project activities is shielded, cast downward, and does not spill over onto the properties or upward into the night sky following International Dark-Sky Association standards.” The MND lacks information on project(s) to which this mitigation measure would apply. CDFW recommends the City revise Mitigation Measure BIO-5 with the following additions in bold and removals in strikethrough:

Mitigation Measure BIO-5: Artificial Nighttime Lighting Throughout construction and the lifetime operations of all projects covered in the MND, the City and Project proponents shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active.

The City and Project proponent shall ensure that all lighting for the Project is fully shielded, cast downward and directed away from surrounding open-space and agricultural areas, reduced in intensity to the greatest extent possible, and does not result in lighting trespass including glare into surrounding areas or upward 2 Gatson, K. J., Bennie, J., Davies, T., Hopkins, J. 2013. The ecological impacts of nighttime light pollution: a mechanistic appraisal. Biological Reviews, 88.4: 912-927. 3 Miller, M. W. 2006. Apparent effects of light pollution on singing behavior of American robins. The Condor 108:130– 139.
4 Stone, E. L., G. Jones, and S. Harris. 2009. Street lighting disturbs commuting bats. Current Biology 19:1123–1127. 5 Beiswenger, R. E. 1977. Diet patterns of aggregative behavior in tadpoles of Bufo americanus, in relation to light and temperature. Ecology 58:98–108. 6 Longcore, T., and C. Rich. 2004. Ecological light pollution - Review. Frontiers in Ecology and the Environment 2:191–198.

Comment
5-7
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Cheri Flores
City of La Quinta
June 23, 2025

into the night sky (see the International Dark-Sky Association standards at http://darksky.org/). The City and Project proponent shall ensure use of LED lighting with a correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler. During Project construction and operation, the City shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light during the hours of dawn and dusk when many wildlife species are most active. The City shall ensure that lighting for Project activities is shielded, cast downward, and does not spill over onto the properties or upward into the night sky following International Dark-Sky Association standards.

ENVIRONMENTAL DATA
CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special-status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link: https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link:
https://www.wildlife.ca.gov/Data/CNDDB/Plants-and-Animals.

ENVIRONMENTAL DOCUMENT FILING FEES
The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying Project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.)

CONCLUSION
CDFW appreciates the opportunity to comment on the MND to assist the City in identifying and mitigating Project impacts to biological resources. CDFW concludes that the MND does not adequately identify or mitigate the Project’s significant, or potentially significant, impacts to biological resources. CDFW recommends that revised and additional mitigation measures and analysis as described in this letter be added to a revised MND.

CDFW personnel are available for consultation regarding biological resources and strategies to avoid and minimize impacts. Questions regarding this letter or further Comment
5-7 (cont.)
578 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

coordination should be directed to Jacob Skaggs, Senior Environmental Scientist Specialist, at [email protected].

Sincerely,
Kim Freeburn
Environmental Program Manager
Attachment 1: MMRP for CDFW-Proposed Mitigation Measures ec:

Heather Brashear, Senior Environmental Scientist (Supervisor), CDFW [email protected]
Mary Beth Woulfe, U.S. Fish and Wildlife Service
[email protected]
Lory Salazar-Velasquez, U.S. Fish and Wildlife Service
[email protected]
Peter Satin, Coachella Valley Conservation Commission
[email protected]
Office of Planning and Research, State Clearinghouse, Sacramento [email protected]

579 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

ATTACHMENT 1: MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) Mitigation Measures Timing and
Methods
Responsible
Parties
Mitigation Measure BIO-[A]: Assessment of
Biological Resources
Prior to Project construction activities for all
projects covered in this MND, a complete
and recent inventory of rare, threatened,
endangered, and other sensitive species
located within the Project footprint and
within offsite areas with the potential to be
affected, including California Species of
Special Concern (CSSC) and California Fully
Protected Species (Fish and Game Code §
3511), will be completed. Species to be
addressed should include all those which
meet the CEQA definition (CEQA Guidelines
§ 15380). The inventory should address
seasonal variations in use of the Project
area and should not be limited to resident
species. Focused species-specific surveys,
completed by a qualified biologist and
conducted at the appropriate time of year
and time of day when the sensitive species
are active or otherwise identifiable are
required. Acceptable species-specific
survey procedures should be developed in
consultation with CDFW and the U.S. Fish
and Wildlife Service, where necessary. Note
that CDFW generally considers biological
field assessments for wildlife to be valid for
a one-year period, and assessments for rare
plants may be considered valid for a period
of up to three years. Some aspects of the
proposed Project may warrant periodic
updated surveys for certain sensitive taxa,
particularly if the Project is proposed to
occur over a protracted time frame, or in
phases, or if surveys are completed during
Timing: Prior to
Project
construction
activities.

Methods: See
Mitigation
Measure
Implementation:

City and project
proponents
Monitoring and
Reporting: City
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Cheri Flores
City of La Quinta
June 23, 2025

periods of drought.

Mitigation Measure BIO-3: Nesting Birds
Regardless of the time of year, nesting bird
surveys shall be performed by a qualified
avian biologist no more than 3 days prior to
all vegetation removal or ground-disturbing
activities for all projects covered in this
MND. Pre-construction surveys shall focus
on both direct and indirect evidence of
nesting, including nest locations and
nesting behavior. The qualified avian
biologist will make every effort to avoid
potential nest predation as a result of survey
and monitoring efforts. If active nests are
found during the pre-construction nesting
bird surveys, a qualified biologist shall
establish an appropriate nest buffer to be
marked on the ground. Nest buffers are
species specific and shall be at least 300
feet for passerines and 500 feet for raptors.

A smaller or larger buffer may be determined
by the qualified biologist familiar with the
nesting phenology of the nesting species
and based on nest and buffer monitoring
results. Construction activities may not
occur inside the established buffers, which
shall remain on-site until a qualified
biologist determines the young have fledged
or the nest is no longer active. Active nests
and adequacy of the established buffer
distance shall be monitored daily by the
qualified biologist until the qualified
biologist has determined the young have
fledged or the Project has been completed.

The qualified biologist has the authority to
stop work if nesting pairs exhibit signs of
disturbance.

Timing: No more
than 3 days prior
to all vegetation
removal or
ground-disturbing
activities.

Methods: See
Mitigation
Measure
Implementation:

City and project
proponents
Monitoring and
Reporting: City
581 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

Mitigation Measure BIO-4: Burrowing Owl
Habitat Assessment and Focused and PreConstruction Surveys No less than 60 days prior to the start of
Project-related activities for all projects
covered in the MND, a burrowing owl habitat
assessment shall be conducted by a
qualified biologist according to the
specifications of the Staff Report on
Burrowing Owl Mitigation (Department of
Fish and Game, March 2012 or most recent
version) for all projects covered under the
MND.

If the habitat assessment demonstrates
suitable burrowing owl habitat, then focused
burrowing owl surveys shall be conducted
by a qualified biologist in accordance with
the Staff Report on Burrowing Owl
Mitigation (2012 or most recent version)
prior to vegetation removal or grounddisturbing activities. If burrowing owls are detected during the focused surveys, the
qualified biologist and Project proponent
shall begin coordination with CDFW and
USFWS immediately, and shall prepare a
Burrowing Owl Avoidance and Monitoring
Plan that shall be submitted to CDFW for
review and approval prior to commencing
Project activities. The Burrowing Owl Plan
shall describe proposed avoidance and
monitoring actions, including measures
necessary to avoid take of burrowing owl
individuals, nests, and eggs. The Burrowing
Owl Plan shall include the number and
location of occupied burrow sites (occupied
site means at least one burrowing owl or its
sign has been observed within the last three
years; may be indicated by owl sign
including feathers, pellets, prey remains,
eggshell fragments, or excrement at or near
a burrow entrance or perch site), acres of
Timing: Habitat
Assessment: No
less than 60 days
prior to the start of
project-related
activities.

Focused
surveys: Prior to
vegetation
removal or
ground-disturbing
activities. Preconstruction
surveys: No less
than 14 days prior
to start of Projectrelated activities
and within 24
hours prior to
ground
disturbance and
when there is a
pause in
construction of
more than 30
days.

Methods: See
Mitigation
Measure
Implementation:

City and project
proponents
Monitoring and
Reporting: City and
project proponents
582 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

burrowing owl habitat that will be impacted,
details of site monitoring, and details on
proposed buffers and other avoidance
measures. If impacts to occupied burrowing
owl habitat or burrow(s) or burrowing owl
individuals, nests, or eggs cannot be
avoided, appropriate CESA authorization
(i.e., Incidental Take Permit under Fish and
Game Code section 2081) should be
obtained from CDFW prior to
commencement of Project activities.

Preconstruction burrowing owl surveys
shall be conducted no less than 14 days
prior to the start of Project-related activities
and within 24 hours prior to ground
disturbance, in accordance with the Staff
Report on Burrowing Owl Mitigation (2012 or
most recent version). Preconstruction
surveys should be repeated when there is a
pause in construction of more than 30 days.

Preconstruction surveys should be
performed by a qualified biologist following
the recommendations and guidelines
provided in the Staff Report on Burrowing
Owl Mitigation. If the preconstruction
surveys confirm occupied burrowing owl
habitat, Project activities shall be
immediately halted. The qualified biologist
shall coordinate with CDFW and prepare a
Burrowing Owl Avoidance and Monitoring
Plan that shall be submitted to CDFW and
USFWS for review and approval prior to
commencing Project activities.

Mitigation Measure BIO-[B]: CVMSHCP Local
Development Mitigation Fee
Prior to construction and issuance of any
grading permit for all projects covered in the
MND, the City shall ensure compliance with
the Coachella Valley Multiple Species
Habitat Conservation Plan (CVMSHCP) and
its associated Implementing Agreement and
Timing: Prior to
construction and
issuance of any
grading permit.

Methods: See
Mitigation
Measure
Implementation:

City and project
proponents
Monitoring and
Reporting: City
583 Return to Agenda Link
Cheri Flores
City of La Quinta
June 23, 2025

shall ensure the collection of payment of the
CVMSHCP Local Development Mitigation
Fee and transfer of fees, at least quarterly
and prior to impacts to Covered Species and
their Habitats, to the Coachella Valley
Conservation Commission.

Mitigation Measure BIO-[C]: Salvage of
Sand-Dependent Covered Species
Prior to vegetation removal or grounddisturbing activities, for all project areas covered in the MND that contain suitable
habitat for sand-dependent Covered
Species, the City will collaborate with the
Coachella Valley Conservation Commission
to plan and implement a salvage of sanddependent Covered Species within the Project site.

Timing: Prior to
vegetation
removal or
ground-disturbing
activities.

Methods: See
Mitigation
Measure
Implementation:

City and project
proponents
Monitoring and
Reporting: City
Mitigation Measure BIO-5: Artificial
Nighttime Lighting
Throughout construction and the lifetime
operations of all projects covered in the
MND, the City and Project proponents shall
eliminate all nonessential lighting
throughout the Project area and avoid or
limit the use of artificial light at night during
the hours of dawn and dusk when many
wildlife species are most active. The City
and Project proponent shall ensure that all
lighting for the Project is fully shielded, cast
downward and directed away from
surrounding open-space and agricultural
areas, reduced in intensity to the greatest
extent possible, and does not result in
lighting trespass including glare into
surrounding areas or upward into the night
sky (see the International Dark-Sky
Association standards at
http://darksky.org/). The City and Project
Timing:

Throughout
construction and
lifetime operations.

Methods: See
Mitigation
Measure
Implementation:

City and project
proponents
Monitoring and
Reporting: City
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Cheri Flores
City of La Quinta
June 23, 2025

proponent shall ensure use of LED lighting
with a correlated color temperature of 3,000
Kelvins or less, proper disposal of
hazardous waste, and recycling of lighting
that contains toxic compounds with a
qualified recycler.
585 Return to Agenda Link
Response to Comment Letter #5, California Department of Fish and Wildlife, June 23, 2025 Comment 5-1: The City appreciates the California Department of Fish and Wildlife’s (CDFW) comments and recommendations on the Draft IS/MND and shares CDFW’s commitment to the conservation and protection of biological resources.

As a planning-level environmental document, the IS/MND is intended to guide future development within the Specific Plan area. It is supported by a biological technical report based on field investigations and a review of habitat types, species occurrences, and the likelihood of special-status species within the Specific Plan boundaries. The document identifies potential biological impacts at a programmatic level and recommends mitigation measures that future development can reference.

Less than one-third of the Specific Plan area housing units will be on undeveloped land, further focusing growth within already disturbed or developed areas. The IS/MND has been revised to incorporate CDFW’s suggested avoidance, minimization, and mitigation measures, which will help inform and guide project-level environmental review. The City agrees that future development projects should conduct project-specific biological resource assessments to further evaluate potential impacts and develop site-specific measures that avoid or minimize effects on sensitive species and habitats.

By incorporating CDFW’s recommendations, the IS/MND provides a framework to ensure future development remains consistent with CEQA and avoids or reduces biological impacts to less-thansignificant levels.

Comment 5-2: The City understands and appreciates CDFW’s concerns regarding the adequacy of the biological resources analysis and the importance of maintaining current, site-specific data to support CEQA review.

The IS/MND is intended to provide a planning-level understanding of biological resources and habitat conditions within the Specific Plan area. It draws upon field investigations and a biological technical study to inform the analysis and offer a framework to guide future development. However, we recognize that development will occur incrementally over the next 20-25 years, and site conditions may change over time.

To address this, the IS/MND has incorporated the recommended mitigation measure related to the Assessment of Biological Resources into the IS/MND to help ensure future projects establish accurate environmental baselines and adequately address potential impacts to biological resources.

Comment 5-3: The City appreciates CDFW’s detailed comments and recommendations regarding protections for nesting birds and compliance with the Migratory Bird Treaty Act and California Fish and Game Code sections. We understand and appreciate CDFW’s concerns and agree that protecting nesting birds and their habitat is essential.

In response, the City has revised Mitigation Measure BIO-3 to incorporate CDFW’s recommended additions, including updated buffer distances and avoidance measures. These revisions strengthen the mitigation and better ensure that impacts to nesting birds are reduced to less than significant levels.

Comment 5-4: Thank you for your comments regarding protections for the western burrowing owl under California Endangered Species Act (CESA), the Fish and Game Code, and the CVMSHCP.

The City understands that burrowing owl is now a candidate species under CESA and must be fully protected during the candidacy period and recognizes that take of individuals, nests, or eggs is not authorized under the CVMSHCP and that any relocation or other activity resulting in take would 586 Return to Agenda Link
require consultation with CDFW and potentially an Incidental Take Permit under Fish and Game Code Section 2081.

In response to CDFW’s comments, the City has revised Mitigation Measure BIO-4 to incorporate CDFW’s recommended measures. These include requiring a habitat assessment and focused surveys for future development following the Staff Report on Burrowing Owl Mitigation, applying appropriate avoidance buffers, and ensuring relocation is only considered as a last resort and in coordination with CDFW.

Comment 5-5: The City agrees and understands that all future development within the Specific Plan area must evaluate potential impacts to the Whitewater River, particularly for sites adjacent to the river, including WAN-01, WAN-02, ADN-01, and DJN-01. Mitigation Measure BIO-6 emphasizes that future projects should consult with CDFW to determine if a Lake and Streambed Alteration Agreement is necessary.

Comment 5-6: This comment is noted. The City recognizes the significance of adhering to the requirements of the CVMSHCP and ensuring compliance. This includes obligations related to the Local Development Mitigation Fee and the salvage of sand-dependent Covered Species where applicable. The City has adopted Ordinance No. 487 (Chapter 3.34 of the La Quinta Municipal Code) regarding the collection of the LDMF and does collect the LDMF at building permit issuance. The City has revised Mitigation Measure BIO-7 to incorporate the suggested language provided by CDFW regarding both the Local Development Mitigation Fee and salvage of sand-dependent species. This will ensure that future development projects covered under the IS/MND remain consistent with the CVMSHCP.

Comment 5-7: The City appreciates CDFW’s detailed comments regarding the potential impacts of artificial lighting on wildlife habitat adjacent to the Whitewater River. The City understands the importance of minimizing light pollution to protect nocturnal and crepuscular species and their ecological processes.

The IS/MND is consistent with the City’s lighting standards as outlined in the Municipal Code and the General Plan, which emphasize responsible lighting practices that reduce impacts on wildlife and preserve night sky quality. In response to your recommendations, the City has revised Mitigation Measure BIO-6 to strengthen the requirements for shielding, directing, and minimizing lighting impacts.

These revisions will ensure that future development within the Specific Plan area follows best practices for nighttime lighting to protect sensitive species and habitats near the Whitewater River. 587 Return to Agenda Link
“Improving lives and communities through transportation” 1 June 23, 2025
Route & Postmile #: SR 10 / 52.094
Cross Street: Multiple
GTS ID: 36629
SCH #: 2025050964
City of La Quinta
Planning Division
Attn: Cheri Flores
78495 Calle Tampico,
La Quinta, CA 92253.

Subject: Highway 111 Corridor Specific Plan and Development Code MND LDR Response The California Department of Transportation (Caltrans) Local Development Review (LDR) Branch has completed its review of the Mitigated Negative Declaration (MND) for the Highway 111 Corridor Specific Plan and Development Code. This review involved a thorough evaluation of the proposed project’s potential impacts on the state transportation system, including considerations related to traffic operations, safety, and compliance with applicable state regulations. Caltrans’ assessment ensures that necessary mitigation measures are identified to minimize any adverse effects on regional mobility and public safety as the Specific Plan advances toward implementation.

The City of La Quinta is developing a Highway 111 Corridor Specific Plan and Development Code to transform a key two-mile retail corridor—responsible for 75% of the City's sales tax—into a vibrant, mixed-use area. The plan promotes integrated commercial, residential, and recreational development, supported by improved infrastructure and transportation access, including Highway 111 and the Coachella Valley Link. The Development Code provides location-specific standards and land use guidelines. Replacing previous plans, this initiative aligns with the City's General Plan and aims to enhance connectivity, encourage economic growth, and improve overall quality of life.

We applaud the City of La Quinta for taking proactive and forward-thinking steps to support multimodal and transit-oriented development. By prioritizing integrated transportation options and mixed-use planning, the City is fostering a more accessible, sustainable, and vibrant community. These efforts not only enhance mobility and reduce reliance on single-occupancy vehicles but also promote economic vitality, improve public health, and contribute to a higher quality of life for residents and visitors alike.

DISTRICT 8
464 WEST 4TH STREET
SAN BERNARDINO CA, 92401
(909) 925-7520
www.dot.ca.gov
Comment Letter #6
588 Return to Agenda Link
“Improving lives and communities through transportation” 2 Based on the information provided, we are submitting the following comments and recommendations for your consideration:

Local Development Review

1. Public Transit – We encourage the City of La Quinta to continue its strong coordination with SunLine Transit Agency to ensure the Highway 111 Corridor remains accessible and wellconnected via public transit. Ongoing collaboration will be essential to developing a truly multimodal transportation network that supports current and future transit needs, reduces traffic congestion, and enhances mobility for all users, including residents, workers, and visitors.

2. Future Developments - We encourage the City of La Quinta to continue supporting future mixed-use and high-density residential development within and around the Specific Plan area. Such efforts are key to reducing VMT and advancing more sustainable, efficient land use patterns that align with regional housing and climate goals.

3. Bicycle Connectivity - We encourage the City of La Quinta to strengthen connections between the Specific Plan area and the existing bike lane network to promote active transportation. Enhancing bicycle infrastructure will support increased ridership among employees and visitors, reduce vehicle dependency, and contribute to a more sustainable and accessible community.

4. Bike Parking and End-of-Trip Facilities - To support and encourage bicycle commuting, the project should incorporate secure bike parking—such as racks and lockers—at key destinations throughout the Specific Plan area. Additionally, providing end-of-trip amenities like showers and changing facilities at workplaces will further promote cycling as a practical and convenient mode of transportation.

5. VMT Mitigation Measures - Property owners, building owners, and tenants are encouraged to implement VMT reduction measures the maximum extent feasible, in order to support sustainability goals and reduce VMT.

System Planning

1. Section 2.0 – Project Description (PDF pp. 19–30) - The Project Description highlights Highway 111 as a “major arterial corridor,” promoting walkability and multimodal improvements.

However, no details are provided on how access modifications or development impacts to SR-111, especially at key intersections like Jefferson and Washington Streets, will be managed.

It is recommended that the MND specify whether access or signal timing will be modified and clarify whether this would require Caltrans coordination.

2. Section 3.17 – Transportation (PDF pp. 154–160); Appendix G - The MND claims VMT reductions due to mixed-use development but fails to quantify VMT or compare against regional significance thresholds, as required under SB 743. A quantified VMT analysis using SCAG or Caltrans screening tools should be included. ---Reference the regional SCAG thresholds and provide modeled estimates, not just qualitative assumptions.

3. Section 2.5 – Mobility & Access Framework (PDF pp. 23–25); Section 3.17 – Transportation (p. 158) - While promoting walkability and CV Link integration, the plan lacks measurable multimodal performance standards. Recommend referencing Caltrans Smart Mobility Framework, LTS indicators for cycling, and Complete Streets design standards such as protected bike lanes or sidewalk coverage targets.

4. Section 2.0 – Project Description (pp. 21–22); Appendix G – Transportation - Freight operations are not addressed despite the corridor’s commercial character. The MND should evaluate freight circulation and propose conflict mitigation strategies between trucks and pedestrians.

This includes loading zone locations, delivery time restrictions, and any applicable freight Comment
6-2
Comment
6-1
589 Return to Agenda Link
“Improving lives and communities through transportation” 3 designation on SR-111.

5. Appendix G – Cumulative Impacts (Section 21) - Although cumulative impacts are dismissed, the Plan increases urban density and potentially impacts SHS operations. The MND should acknowledge and coordinate with SCAG’s Connect SoCal RTP/SCS, CVAG’s CV Link Implementation Plan, and Caltrans’ DSMP for SR-111 to assess growth impacts more comprehensively.

Equitable Access
If any Caltrans facilities are impacted by the project, they must comply with American Disabilities Act (ADA) Standards upon project completion. Additionally, the project must ensure the maintenance of bicycle and pedestrian access throughout the construction phase. These access considerations align with Caltrans’ equity mission to provide a safe, sustainable, and equitable transportation network for all users.

Caltrans Encroachment Permit
Please be advised that any permanent work or temporary traffic control that encroaches onto Caltrans’ R/W requires a Caltrans-issued encroachment permit.

For information regarding the Encroachment Permit application and submittal requirements, contact:

Caltrans Office of Encroachment Permits
464 West 4th Street, Basement, MS 619
San Bernardino, CA 92401-1400
(909) 383-4526
[email protected]
https://dot.ca.gov/programs/traffic-operations/ep
Important Note: All new permit applications must now be submitted through our new CEPS Online Portal at: https://ceps.dot.ca.gov/ At this time, no further review from the LDR Branch is required. Please be advised that LDR's point of contact role will conclude upon the completion of the development entitlement process.

Once project is entitled, the Encroachment Permit Office will serve as the primary point of contact moving forward.

Thank you again for including Caltrans in the review process. Should you have any questions regarding this letter, or for future notifications and requests for review of new projects, please email [email protected] or call 909-925-7520.

Sincerely,
Janki Patel
Branch Chief - Local Development Review
Division of Transportation Planning
Caltrans District 8
Comment
6-2 (cont.)
Comment
6-3
Comment
6-4
590 Return to Agenda Link
Response to Comment Letter #6, Caltrans, June 23, 2025
Comment 6-1: The City appreciates Caltrans’ comments and support for the Highway 111 Corridor Specific Plan and its goals to advance sustainable, multimodal, and transit-oriented development.

Ongoing coordination with SunLine Transit Agency remains a priority to ensure continued connectivity and accessibility. The Specific Plan emphasizes mixed-use and high-density development, enhanced bicycle infrastructure, and active transportation options to support sustainability, housing, and climate goals. The City also supports incorporating secure bike parking, end-of-trip facilities, and feasible VMT reduction measures to reduce vehicle dependency and promote more sustainable travel choices.

Comment 6-2: The Specific Plan will have no impact on the State Highway System. Although the roadway is still referred to as “SR 111” in La Quinta, it is no longer part of the State Highway System, having been relinquished to the City in 2008. The continued use of the “SR 111” designation is due to an agreement between the County of Riverside and the Cities of Cathedral City, Coachella, Indian Wells, Indio, La Quinta, and Palm Desert to maintain the signage for consistency and driver orientation along the original alignment. The nearest segment of SR 111 that remains part of the State Highway System is located in Cathedral City, approximately 13 miles away – well beyond the area where the Specific Plan would have any influence on traffic operations.

As this is a planning-level document, specific access or signal modifications are not yet determined.

Under CEQA Guidelines Section 15064.3(b)(4), the selection of VMT thresholds and methodologies is at the discretion of the lead agency. The City has carefully considered its approach and determined that the use of a qualitative analysis is appropriate for this planning-level document.

It is important to note that the project area is located within a low VMT area – defined as generating less than 85% of the regional jurisdictional baseline – based on the Riverside County VMT model (see: Riverside VMT Model Webmap). In addition, land use forecasting shows that anticipated development in the corridor will generate less traffic than what is currently assumed in the City's General Plan.

The City appreciates Caltrans’ recommendations but maintains that the methodology used in the IS/MND is consistent with CEQA and appropriate for this stage of planning. Additionally, the City acknowledges Caltrans’ suggestion to incorporate measurable multimodal performance standards and references such as the Smart Mobility Framework, Level of Traffic Stress (LTS) indicators, and Complete Streets design guidance. This feedback is noted for consideration in future planning and project-level design efforts.

The City recognizes the suggestion to address freight circulation and potential conflicts with pedestrians along SR-111. While this planning-level document does not include a detailed freight analysis, the recommendation is noted for future project-level planning and design.

While the Specific Plan proposes increased urban densities, the City sees this as a positive outcome – consistent with Caltrans’ own acknowledgment in Bullet #2 under Local Development Review.

Higher-density, mixed-use development supports reduced VMT and more sustainable, multimodal travel.

As a planning-level document, the IS/MND evaluates impacts at a programmatic scale. The City acknowledges the recommendation to reference regional plans and will consider these in future project-level efforts.
591 Return to Agenda Link
Comment 6-3: The City understands the need to comply with ADA standards for any impacted Caltrans facilities and to maintain bicycle and pedestrian access during construction. These considerations will be addressed in future project planning and implementation. We note, however, that there are no Caltrans facilities in the area affected by the Specific Plan (see response to Comment 6-2 regarding the relinquishment) and we do not anticipate any effects on Caltrans facilities.

Comment 6-4: The City acknowledges that any permanent work or temporary traffic control within Caltrans’ right-of-way will require a Caltrans-issued encroachment permit. This requirement will be advised for future project implementation. We note, however, that there are no Caltrans facilities in the area affected by the Specific Plan (see response to Comment 6-2 regarding the relinquishment) and we do not anticipate any encroachment onto Caltrans rights-of-way. 592 Return to Agenda Link
RESOLUTION NO. 2026 – XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LA QUINTA, CALIFORNIA, APPROVING A SPECIFIC

PLAN TO REPEAL AND REPLACE EXISTING SPECIFIC
PLANS WITHIN THE HIGHWAY 111 CORRIDOR AREA TO
FACILITATE THE HIGHWAY 111 SPECIFIC PLAN AND

DEVELOPMENT CODE
CASE NUMBER:

SPECIFIC PLAN 2022-0002
PROJECT: HIGHWAY 111 SPECIFIC PLAN AND

DEVELOPMENT CODE
APPLICANT: CITY OF LA QUINTA
WHEREAS, the City Council of the City of La Quinta, California, did, on January 20, 2026, hold a continued Public Hearing to consider approval of the Highway 111 Specific Plan and Development Code for properties within the Highway 111 Corridor Area, generally located north of Avenue 48, south of the Coachella Valley Stormwater Channel, east of Washington Street, and west of Jefferson Street; and WHEREAS, the City Council of the City of La Quinta, California, did on November 18, 2025, previously hold a duly noticed Public Hearing to consider the Highway 111 Specific Plan and Development Code and continued the Public Hearing to a date certain to allow additional time for staff to further review the proposed Development Code with stakeholders and provide suggested revisions to the Specific Plan and Development Code if needed; and
WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on October 29, 2025, as prescribed by the Municipal Code and California Government Code. Public hearing notices were also mailed to all property owners within the project area and within a 500-ft radius of the project area and emailed or mailed to other interested parties who have requested notification relating to the project; and
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on October 14, 2025, hold a duly noticed Public Hearing and recommended City Council approval of the Environmental Assessment (Planning Commission Resolution 2025-010), Specific Plan, Zone Change and Zoning Ordinance Amendment (Planning Commission Resolution 2025-011); and
WHEREAS, the Highway 111 Specific Plan and Development Code project is intended to implement the 2019 Highway 111 Corridor Plan, which was received and filed by City Council and Planning Commission November 21, 2019, to support walkable mixed 593 Return to Agenda Link
RESOLUTION NO. 2026 – XXX
SPECIFIC PLAN 2022-0002
PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA
ADOPTED:

PAGE: 2 of 5
use development and strengthen the commercial base within the Highway 111 Corridor area, as illustrated in Exhibit A; and
Specific Plan 2022-0002
WHEREAS, Specific Plan 2022-0002 will repeal and replace the existing eleven specific plans and subsequent amendments to those specific plans; within the Highway 111 Corridor area including SP1987-011 Washington Park, SP1989-014 One-Eleven La Quinta Shopping Center, SP1996-027 Jefferson Plaza, SP1996-028 Dune Palms Plaza, SP1997-029 Centre at La Quinta, SP1999-036 La Quinta Corporate Center, SP2000-043 Point Happy Shopping Center, SP2002-047 La Quinta Court, SP2003-066 Pavilion at La Quinta, SP2005-075 Komar Desert Center, SP2008-085 Highway 111 and Dune Palms Road; and
WHEREAS, Specific Plan 2022-0002 will become the effective Specific Plan for the Highway 111 Corridor area; and
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 pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify approval of said Specific Plan [Exhibit B]:

1. The proposed SP2022-0002 is consistent with the goals, policies, and objectives of the General Plan regarding economic development, housing, land use, transportation, sustainability, and open space.
• 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. • 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. • 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.
• 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.
• Policy LU-7.3: Encourage the use of vacant pads in existing commercial development on Highway 111 for residential use.
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RESOLUTION NO. 2026 – XXX
SPECIFIC PLAN 2022-0002
PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA
ADOPTED:

PAGE: 3 of 5
• Goal CIR-2: A circulation system that promotes and enhances transit, alternative vehicle, bicycle and pedestrian networks.
• Policy CIR-3.2: 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.
• Policy SC-1.5: All new development shall include resource efficient development principles.
• 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 are provided and employment opportunities, educational facilities, and commercial support are available. • Policy H-6.1: Promote higher density and compact developments that increase energy efficiency and reduce land consumption. • Policy OS-1.2: Continue to develop a comprehensive multi-purpose trails network to link open space areas.

The proposed Specific Plan considered market demand of residential product types to allow for varying housing types within the Highway 111 Corridor area and integrates the Affordable Housing Overlay within the proposed development code to accommodate the demand for affordable housing and assist in meeting the City’s Regional Housing Needs Assessment targets. The proposed Specific Plan would continue to allow for varied commercial uses within the Highway 111 Corridor area to offer a broad range of goods and services and strengthen the commercial base. The proposed Specific Plan continues to support mixed use development by integrating the Mixed-Use Overlay into the proposed development code, encourages the use of vacant pads for mixed use development and supports walkable development, multi-modal transportation, and trail linkages within projects and to the CVLink.

2. Approval of Specific Plan 2022-0002 will not create conditions materially detrimental to the public health, safety, and general welfare. The proposed Specific Plan continues the existing pattern of use within the Highway 111 Corridor area.

3. Specific Plan 2022-0002 is compatible with zoning on nearby properties. The proposed Specific Plan continues the pattern of use within the Highway 111 Corridor area.
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RESOLUTION NO. 2026 – XXX
SPECIFIC PLAN 2022-0002
PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA
ADOPTED:

PAGE: 4 of 5

4. Specific Plan 2022-0002 is suitable and appropriate for the subject property, as the similar land uses as currently permitted are proposed.

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

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

SECTION 2. That the City Council has determined that Specific Plan 2022-0002 is consistent with the Mitigated Negative Declaration (Environmental Assessment 2024- 0002, SCH# 2025050964) prepared for the Specific Plan and all environmental impacts can be mitigated to less than significant levels.

SECTION 3. The City Council does hereby recommend approval of Specific Plan 2022-0002 for the reasons set forth in this Resolution.

PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta City Council, held on January 20, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________
LINDA EVANS, Mayor
City of La Quinta, California
ATTEST:
_________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
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RESOLUTION NO. 2026 – XXX
SPECIFIC PLAN 2022-0002
PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA
ADOPTED:

PAGE: 5 of 5
APPROVED AS TO FORM:
___________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
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RESOLUTION 2026-XXX
SPECIFIC PLAN 2022-0002
PROJECT: HIGHWAY 111 SPECIFIC

PLAN AND DEVELOPMENT CODE

EXHIBIT A
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a

LA QUINTA
HIGHWAY 111 CORRIDOR SPECIFIC PLAN
NOVEMBER 2025
:: ENVISION 2050
RESOLUTION 2026-XXX
SPECIFIC PLAN 2022-0002
PROJECT: HIGHWAY 111 SPECIFIC

PLAN AND DEVELOPMENT CODE

EXHIBIT B
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i LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

LA QUINTA
HIGHWAY 111 CORRIDOR SPECIFIC PLAN : : ENVISION 2050

ACKNOWLEDGMENTS

CITY COUNCIL
Linda Evans, Mayor
Deborah McGarrey, Mayor Pro Tem
John Peña
Kathleen Fitzpatrick
Steve Sanchez

PLANNING COMMISSION
Doug Hassett, Chair
Elisa Guerrero, Vice Chair
Stephen Nieto
Alfonso Hernandez
Kevin Hundt
Kevin McCune

CITY DEPARTMENTS
Jon McMillen, City Manager
Danny Castro, Design & Development, Director
Cheri L. Flores, Design & Development, Planning Manager Bryan McKinney, Public Works, Director & City Engineer

600 Return to Agenda Link
ii
PREPARED FOR:

City of La Quinta, California
PREPARED BY:

GHD Engineering, Inc: Jonathan Linkus, Project
Manager; with, Tyler Burkart, Ryder Burliss, Veronica
Chocholek, Makinzie Clark, Rebecca Crow, Catherine
Gerdts, Nicole Greenberg, Tom Hessel, Kamryn
Kubose, Lesley-Ann Legaspi, Patrick Lewis, Christian
Lionis, Kolby Lundgren, Noam Maitless, Chryss Meier,
Paige Peel, Masood Saikal, Emily Shandy, Amber
Shows, Charles Smith, Rosanna Southern, Todd
Tregenza
IN COLLABORATION WITH:

Lisa Wise Consulting, Inc.: Kathryn Slama; with,
David Bergman
Linda S. Congleton & Associates: Linda Congleton;
with, Michael Butler,
601 Return to Agenda Link
iii LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
1 INTRODUCTION + OVERVIEW

1.1 THE EVOLUTION OF HIGHWAY 111 2

1.2 PLAN OVERVIEW 5

1.3 RELATIONSHIP TO RECENT PLANNING 7

1.4 DEVELOPMENT TYPE & ACTIVITY AREAS 11
2 SPECIFIC PLAN POLICIES

2.1 ENVISIONING 2050 ON HIGHWAY 111 14

2.2 KEY INPUT FROM KEY STAKEHOLDERS 15

2.3 KEY HIGHWAY 111 PLANNING STRATEGIES 16
3 LAND USE + URBAN FORM

3.1 SUMMARY + OBJECTIVES 32

3.2 LAND USE & URBAN FORM VISION: FOUR NEW SETTINGS 33

3.3 LAND USE & URBAN FORM ADAPTIVE POLICY 35

3.4 DEVELOPMENT PROGRAMS + PROJECTS 39

3.5 LAND USE FRAMEWORK 41

3.6 BLOCKS FRONTAGE & DEVELOPMENT EDGES POLICY 43

3.7 ACTIVE & WALKABLE CORRIDORS CONCEPT 45

3.8 ACTIVE FRONTAGE NODE APPROACH 47

3.9 AFFORDABLE HOUSING & COMMUNITY RESOURCES 49
4 DEVELOPMENT SCENARIOS

4.1 SUMMARY + OBJECTIVES 52

4.2 MODERATE DEVELOPMENT SCENARIO BY BLOCK 53

4.3 MAXIMUM DEVELOPMENT SCENARIO BY BLOCK 55

4.4 MIXED USE AT DUNE PALMS RD 57

4.5 MIXED USE AT LA QUINTA DR 59

4.6 HOUSING AT VISTA CORALINA LN 61

4.7 MIXED USE AT VISTA CORALINA LN 63

4.8 SUMMARY OF GROWTH POTENTIAL 65
5 CIRCULATION + MOBILITY

5.1 SUMMARY + OBJECTIVES 68

5.2 CIRCULATION + MOBILITY FRAMEWORK 69

ACKNOWLEDGEMENTS

FOREWORD
TABLE OF CONTENTS + LIST OF FIGURES

TABLE OF

CONTENTS
PART I: SPECIFIC PLAN OVERVIEW + POLICIES
PART II: PLAN ELEMENTS
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iv
APPENDIX A: MARKET DEMAND ANALYSIS
APPENDIX B: DEVELOPMENT STRATEGY STUDY
APPENDIX C: MITIGATED NEGATIVE DECLARATION
DEVELOPMENT CODE (MUNICIPAL CODE - CHAPTER 9.105)

5.3 ROADWAY NETWORK OPTIMAL APPROACH 71

5.4 ROADWAY NETWORK ALTERNATIVE APPROACH 73

5.5 CIRCULATION + MOBILITY PROJECTS 75

5.6 ROADWAY STREETSCAPE CONCEPTS 77

5.7 TRANSFORMATION & TRANSITIONS 77

5.8 CORRIDOR HIGHWAY 111 - 6D | HIGHWAY 111 (PRIOR SR 111) 79

5.9 CORRIDOR SECONDARY ARTERIAL - 4D | DUNE PALMS RD. 83

5.10 CORRIDOR SECONDARY ARTERIAL - 2D | ADAMS ST. 87

5.11 CORRIDOR PUBLIC COLLECTOR - 2D | LA QUINTA DR. 91

5.12 CORRIDOR PUBLIC DRIVE - 2UD | CORPORATE CENTER DR. 95

5.13 CORRIDOR PRIVATE PARKED DRIVE - 2UD | SIMON DR. 97

5.14 CORRIDOR PRIVATE ACCESS STREET - 2UD | FRONTAGE DRIVE 99 6 LANDSCAPE + URBAN SYSTEMS

6.1 SUMMARY + OBJECTIVES 102

6.2 LANDSCAPE + OPEN SPACE FRAMEWORK 103

6.3 OPEN SPACE + CORRIDORS APPROACH 105

6.4 CORRIDOR & PATHWAY GUIDELINES 107

6.5 LANDSCAPE & OPEN SPACE POLICY 109

6.6 GATEWAY LANDSCAPE GUIDELINES 110

6.7 CULTURAL TRAIL APPROACH 111

6.8 CULTURAL TRAIL NODE TYPOLOGY 113

6.9 WATER & WASTEWATER UTILITY ANALYSIS 115
7 ADMINISTRATION + IMPLEMENTATION

7.1 INTRODUCTION + OVERVIEW 120

7.2 GENERAL PROVISIONS & ADMINISTRATION 121

7.3 ADMINISTRATION INITIATIVES 122

7.4 CORRIDOR DEVELOPMENT INITIATIVES 124

7.5 CITY-LED SITE DEVELOPMENT INITIATIVES 129
8 ACTION PLAN

8.1 INTRODUCTION + OVERVIEW 132

8.2 ACTION PLAN TIMELINE 133
PART III: IMPLEMENTATION + ACTION PLAN
PART IV: APPENDICES + CODE
603 Return to Agenda Link
v LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

LIST OF

FIGURES

ACKNOWLEDGEMENTS

FOREWORD
TABLE OF CONTENTS + LIST OF FIGURES
1 INTRODUCTION + OVERVIEW
FIG 1–1: DIAGRAM OF PLAN AREA IN LA QUINTA AND THE REGION 4 FIG 1–2: NEW SPECIFIC PLAN BOUNDS WITH EXISTING SPECIFIC PLANS + ZONES 6 FIG 1–3: VISUAL TIMELINE OF RECENT PLANS & POLICIES 8
FIG 1–4: HIGHWAY 111 SPECIFIC PLAN PROCESS OVERVIEW 9
FIG 1–5: HIGHWAY 111 SPECIFIC PLAN PLAN STRUCTURE DIAGRAM 10 FIG 1–6: EXISTING DEVELOPMENT, URBAN ACTIVITY & INFILL POTENTIAL 12 2 SPECIFIC PLAN POLICIES
FIG 2–1: KEY HIGHWAY 111 PLANNING STRATEGIES 16
FIG 2–2: ILLUSTRATION OF DEVELOPMENT POTENTIAL NEAR DUNE PALMS RD 23 FIG 2–3: ILLUSTRATION OF DEVELOPMENT POTENTIAL AT LA QUINTA DR NEAR HIGHWAY 111 25 FIG 2–4: ILLUSTRATION OF DEVELOPMENT POTENTIAL AT LA QUINTA DR ALONG CV LINK 27 3 LAND USE + URBAN FORM
FIG 3–1: WIDE RANGE OF HOUSING TYPES IN THE HIGHWAY 111 CORRIDOR 35 FIG 3–2: LAND USE FRAMEWORK CONCEPT 42
FIG 3–3: DEVELOPMENT EDGES APPROACH CONCEPT 44
FIG 3–4: ACTIVE & WALKABLE CORRIDORS CONCEPT 46
FIG 3–5: ACTIVE & WALKABLE CORRIDORS CONCEPT ALTERNATIVE 46 FIG 3–6: TYPICAL EXISTING CONDITION WITH DEVELOPMENT STRATEGY 47 FIG 3–7: ACTIVE FRONTAGE IN HORIZONTAL MIXED-USE 47
FIG 3–8: ACTIVE FRONTAGE IN VERTICAL MIXED-USE 48
FIG 3–9: ACTIVE FRONTAGE AT OPEN SPACE ADAPTATION 48
FIG 3–10: AFFORDABLE HOUSING IN THE HIGHWAY 111 CORRIDOR 50 4 DEVELOPMENT SCENARIOS
FIG 4–1: USE MIX APPROPRIATE TO THE MODERATE SCENARIO 53 FIG 4–2: MODERATE GROWTH BY BLOCK 54
FIG 4–3: USE MIX APPROPRIATE TO THE MAXIMUM SCENARIO 55 FIG 4–4: MAXIMUM GROWTH BY BLOCK 56
FIG 4–5: MIXED USE AT DUNE PALMS PROGRAM & FEATURES 58
FIG 4–6: MIXED USE AT LA QUINTA DR PROGRAM & FEATURES 60 FIG 4–7: HOUSING AT VISTA CORALINA LN PROGRAM & FEATURES 62 FIG 4–8: MIXED USE AT VISTA CORALINA LN PROGRAM & FEATURES 64 FIG 4–9: YIELD SUMMARY FOR DEVELOPMENT SCENARIOS AND DEMAND FORECAST 66 5 CIRCULATION + MOBILITY
FIG 5–1: CIRCULATION + MOBILITY FRAMEWORK CONCEPT 70
FIG 5–2: ROADWAY NETWORK OPTIMAL APPROACH CONCEPT 72
FIG 5–3: ROADWAY NETWORK ALTERNATIVE APPROACH CONCEPT 74 FIG 5–4: HIGHWAY 111 STREETSCAPE ILLUSTRATIVE CONCEPT 79 604 Return to Agenda Link
vi
FIG 5–5: HIGHWAY 111 RECOMMENDED TYPICAL SECTION 81
FIG 5–6: DUNE PALMS RD. STREETSCAPE ILLUSTRATIVE CONCEPT 83 FIG 5–7: DUNE PALMS RD. RECOMMENDED TYPICAL SECTION 85
FIG 5–8: ADAMS ST. STREETSCAPE ILLUSTRATIVE CONCEPT 87
FIG 5–9: ADAMS ST. RECOMMENDED TYPICAL SECTION 90
FIG 5–10: LA QUINTA DR. STREETSCAPE ILLUSTRATIVE CONCEPT 91 FIG 5–11: LA QUINTA DR. RECOMMENDED TYPICAL SECTION 94
FIG 5–12: CORPORATE CENTER DR. STREETSCAPE ILLUSTRATIVE CONCEPT 95 FIG 5–13: CORPORATE CENTER DR. RECOMMENDED TYPICAL SECTION 96 FIG 5–14: SIMON DR. STREETSCAPE ILLUSTRATIVE CONCEPT 97 FIG 5–15: SIMON DR. RECOMMENDED TYPICAL SECTION 98
FIG 5–16: FRONTAGE DRIVE STREETSCAPE ILLUSTRATIVE CONCEPT 99 FIG 5–17: FRONTAGE DRIVE RECOMMENDED TYPICAL SECTION 100 6 LANDSCAPE + URBAN SYSTEMS
FIG 6–1: LANDSCAPE + OPEN SPACE FRAMEWORK CONCEPT 104
FIG 6–2: OPEN SPACE & CORRIDORS APPROACH CONCEPT 106
FIG 6–3: CULTURAL TRAIL APPROACH CONCEPT 112
FIG 6–4: CULTURAL TRAIL NODE & INSTALLATION DESIGN GUIDELINES 114 TABLE 6–1: ESTIMATED WASTEWATER FLOWS, RECYCLED WATER FLOWS, & ESTIMATED WATER USE 115 7 ADMINISTRATION + IMPLEMENTATION
8 ACTION PLAN
FIG 8–1: ACTION PLAN TIMELINE: CITY INITIATIVES & CITY-LED DEVELOPMENT 134 FIG 8–2: ACTION PLAN TIMELINE: PUBLIC WORKS & FORECASTED PRIVATE DEVELOPMENT 136 605 Return to Agenda Link
vii

FOREWORD
LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
606 Return to Agenda Link
viii

LINDA EVANS
MAYOR
City of La Quinta Highway 111 Corridor Specific Plan: Envision 2050 La Quinta's Highway 111 Corridor is Coachella Valley's longstanding premier resource for goods and services; it is the right place to grow this community into a dynamic destination for dining and entertainment integrated with a thriving neighborhood residents can call home.

In 2019, city staff, residents, and stakeholders came together to forge the Highway 111 Corridor Plan, which presents our vision for this area as a more vibrant, walkable, and human-oriented mixed-use district. This Highway 111 Corridor Specific Plan makes good on that promise by lending that vision a tangible dimension for near-term implementation. The Specific Plan and accompanying Highway 111 Development Code work in tandem to consolidate the multitude of existing specific plans, base zones, and varied standards into one adaptive policy framework.

This Specific Plan strikes an important balance in confirming the aspirational Corridor Plan vision while establishing a common set of development standards that accommodate a wide range of development in a generous building envelope.

Smartly, the plan introduces an innovative and flexible approach to the design of this district by inviting developers to create interconnected "pockets of walkability" where they see fit.

Ultimately, this Specific Plan is a prescription for the long-term resiliency of our community. The corridor currently provides over 75% of our city’s sales tax revenue and is a major source of employment. The plan prepares the Corridor for more diverse housing where residents can live within steps of businesses they support.

These walkable neighborhoods and inviting storefronts will include pocket parks and plazas, connected by pedestrian pathways and tree-lined streets to our Cultural Trail and the CV Link.

I would like to extend my special thanks to you, our community members, property owners, and other stakeholders who worked collaboratively with our Design and Development and Public Works Departments and their consultant team.

Please join me in embracing this bridge to our livable and vibrant future.

Sincerely,
Linda Evans, Mayor
607 Return to Agenda Link

LINDA EVANS
MAYOR
City of La Quinta Highway 111 Specific Plan: Envision 2050 La Quinta's Highway 111 Corridor is Coachella Valley's longstanding premier resource for goods and services; it is the right place to grow this community into a dynamic destination for dining and entertainment integrated with a thriving neighborhood residents can call home.

In 2019, city staff, residents, and stakeholders came together to forge the Highway 111 Corridor Plan, which presents our vision for this area as a more vibrant, walkable, and human-oriented mixed-use district. This Highway 111 Specific Plan makes good on that promise by lending that vision a tangible dimension for near-term implementation. The Specific Plan and accompanying Highway 111 Development Code work in tandem to consolidate the multitude of existing specific plans, base zones, and varied standards into one adaptive policy framework.

This Specific Plan strikes an important balance in confirming the aspirational Corridor Plan vision while establishing a common set of development standards that accommodate a wide range of development in a generous building envelope.

Smartly, the plan introduces an innovative and flexible approach to the design of this district by inviting developers to create interconnected "pockets of walkability" where they see fit.

Ultimately, this Specific Plan is a prescription for the long-term resiliency of our community. The corridor currently provides over 75% of our city’s sales tax revenue and is a major source of employment. The plan prepares the Corridor for more diverse housing where residents can live within steps of businesses they support.

These walkable neighborhoods and inviting storefronts will include pocket parks and plazas, connected by pedestrian pathways and tree-lined streets to our Cultural Trail and the CV Link.

I would like to extend my special thanks to you, our community members, property owners, and other stakeholders who worked collaboratively with our Design and Development and Public Works Departments and their consultant team.

Please join me in embracing this bridge to our livable and vibrant future.

Sincerely,
Linda Evans, Mayor
1 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
PART

SPECIFIC PLAN
I
OVERVIEW + POLICIES
608 Return to Agenda Link
2 INTRODUCTION + OVERVIEW

SPECIFIC PLAN POLICIES
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1 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
1 INTRODUCTION
+ OVERVIEW
610 Return to Agenda Link
2 RETAIL CORRIDOR TO DESTINATION

MIXED-USE COMMUNITY
In 2019, the City, community-members and stakeholders
co-authored a bold vision for transformation of the
Highway 111 plan area. Then, as now, continued growth
and development faced challenges: primarily, the decline of-brick and mortar retail demand amid a regional
saturation of retail providers; and second, a shortage of affordable housing with proximity to quality jobs. Both of these challenges were recognized by the City team and
engaged public. Solving both required addressing a third The Highway 111 Corridor is the
economic heart of La Quinta and a
major center of commerce for the
Coachella Valley. Development on
both sides of Highway 111 have
attracted renowned retail anchors,
food and beverage, services and
independent businesses on which
residents and the region depend.

The Corridor Plan and this Specific
Plan prepare the corridor for an
evolution into an iconic, walkable,
experience-oriented place for living,
learning, working, and community.
challenge: roads, open spaces, and the overall safety and quality of the public realm did not meet a standard for quality-of-life desired by residents.

Derived from direct input from community-members
and engaged stakeholders, the Corridor Plan provides
an aspirational vision for a very different Highway 111 Corridor. Its development concepts and urban pattern
together emphasize pedestrian oriented open space,
complete streets lined with active frontage, infill housing development, and long-term retail center change to
mixed uses. This vision proposes that Highway 111, over time, will be known as an experience-driven destination commercial and mixed use district that attracts regional visitors and which many locals call home. In short, an
evolution is envisioned from a regional retail corridor to a landmark community for living, learning, working, and play.

1.1 THE EVOLUTION
OF HIGHWAY 111
Partially developed Highway 111 corridor in the 1990s showing a single-land-use condition that now will evolve toward mixed-use. 611 Return to Agenda Link
3 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

ENLIVENING A COMMUNITY WITH

NEW EXPERIENCES AND HOUSING
The Corridor's long-term role as a powerhouse for
goods and services is made clear in the 2019 Corridor
Plan, citing it as the source for 78% of the city's sales tax. Some 56% of La Quinta jobs are found in the plan
area today according to market analysis for this plan.

Still, research for the Development Strategy Study
accompanying this Specific Plan found that 7.75% of
leasable square footage (building area) evaluated was
vacant or available. Solutions to this may align with the 67% of community-members expressing preference
for more "interesting retail experiences" with "unique
retail & dining." This call comes from surveys during
the preparation of the Corridor Plan. Those respondents overwhelmingly desired greater local employment and
local ownership in corridor businesses. Altogether, this suggests an emphasis on smaller, experience-based
retail typically in finer-grained, parklike or mixed-use settings - unlike traditional in-line retail set far behind large surface parking lots.

Beyond new retail formats, the highest and best
development opportunities for new projects and
renovation in the Study Area are middle density

LAND USE EVOLUTION
to over 30% of the development mix along Highway
111. This evolution demands a reconfiguration of
roadway sections to make travel safer for residents,
cyclists, transit, and those using neighborhood electric vehicles (NEV). In essence, circulation routes in the
Corridor need to be elevated from mere automotive
access to a fine grained network of multi-modal,
shaded, complete streetscapes serving people first.

Greater than half of residents and stakeholders stated
that, after roadway repair, maintenance, and traffic
light synchronization, "Building more bike lanes" (64%), "expanding sidewalks" (77%), and "Increasing transit"
support (66%), were most important or somewhat
important. Overall, 30% of the community stated
that availability of "ease of walking" was "poor" atbest. This combined with the fact that at least 74% of residents assigned "safety" and the "overall
image of the Highway 111 Corridor" as high priority
means that streets in the Plan Area need to be curated
as human-oriented spaces. Shade trees, shorter
crosswalk distances, parkway buffers and bike lane
protection are all tools used to create a heirachy of
street types that make active mobility on--foot or by
bicycle an attractive choice.

La Quinta's HIghway 111 Corridor with typical
existing in-line retail and outparcel development.

La Quinta's HIghway 111 with typical existing autofocused roadways - lacking safe crossings and bike lanes.

MOBILITY EVOLUTION
subsidized rental housing, compact small
lot single family attached and detached
workforce housing, owner-occupied
medical offices and clinics, and family
friendly restaurants with nearby
experience or performance enlivened
event spaces. Such "experiential
spaces" most sought are non-summer
outdoor covered patio, plaza, and
garden spaces. These, according to the
Development Strategy Study, constitute
the next 20 years of economically viable
real estate absorption. Most importantly, 78%
of Corridor Plan respondents similarly "Strongly" or
"Somewhat" agreed with a planning strategy that will
"convert underutilized parking areas to allow infill mixeduse development." Nearly the same number, 77%, asked that the city "direct new growth to the Highway 111
Corridor" - the kind of in-demand compact community
fabric envisioned in the Corridor Plan.

ELEVATING STREETS TO SUPPORT

MOBILITY FOR PEOPLE
The Highway 111 Corridor will become a more
residential neighborhood that many locals will
call home. This shift toward housing as
the leading infill use has already begun.

During the preparation of this Specific
Plan, over 250,000 square feet of
housing has been added to among
the existing 3.5 million square feet
of commercial and retail in the Study
Area. This brought the portion of total
development for housing up to 7%. This
Specific Plan prepares the Plan Area for
at least another 1.46 million square feet
of housing over 25 years – bringing housing

ACTIVE USES

COMPLETE STREETS
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4 URBAN SYSTEMS EVOLUTION

EXPANDING THE ROLE OF URBAN

LANDSCAPES AND SYSTEMS
The livability of the public realm from the standpoint
of landscape architecture was a chief concern of
participants in the Corridor Plan outreach process. It
is an outsized portion of that final document. Policies therein place emphasis on placemaking, streetscape,
parks and open space. Landscape, way-finding,
and public art constitute more than half (54%) of
the overall policy outlay of the Corridor Plan. This
is carried-through to this Specific Plan in a robust
and detailed roadway types suite and in open space
planning policies that follow.

Expanded urban systems also means desert and
regionally appropriate plant palettes that do more
than beautify - they reflect local ecosystems, promote
urban cooling, and secure water resiliency. More
broadly, pedestrian pathways, like a utility, should
be found regularly permeating through any new
neighborhoods - especially connecting the CV Link
and Cultural Trail. Requirements that open spaces be
near active frontage and mixed use areas will ensure
synergy between pathways, parks and community
focal points.

LA QUINTA'S HIGHWAY 111

CORRIDOR IN CONTEXT
The Plan Area resides at the heart of the Coachella
Valley straddling the historic Highway 111 arterial
connecting all major cities in the region.

These Coachella Valley communities are
popularly known as resort and secondhome communities, with nearly 17% of residences being secondary homes, and
to a greater degree in La Quinta, where
over 21% are secondary homes. The
plan area hosts over 4.9% of Coachella
Valley region jobs as of 2019 (6,488 in
plan area, with 132,878 jobs across the
valley).

Demographically, La Quinta hosts a greater
concentration of owner-occupied housing, higher
median income, a greater portion of families (with or
without children), and a slightly older age distribution than the average of Coachella Valley cities.

Only a few miles from the Indian Wells Tennis Garden,
Polo Grounds in Indio, and La Quinta Resort, the
Plan Area is surrounded by regional tourism and
resort anchors. The Plan Area benefits from direct
frontage along the future CV Link and the Whitewater
River wash. There, views to Mt. San Gorgonio and
surrounding neighborhoods lend a sense of geography
and place in this desert environ.

Fig 1–1: Diagram of plan area in La Quinta and the Region La Quinta's HIghway 111 Corridor recent housing
developments built as walled-in complexes.

PATHS + PARKS
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5 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

1.2 PLAN OVERVIEW
the 2019 Corridor Plan through detailed public realm
schematic design.

3. Active Transportation Program Grant Application:

Prepare a grant application supported by Plans,
Specifications & Estimates for a demonstration project
or development site.

4. Highway 111 Corridor Form-Based Code: A new
development code applicable to the entire Corridor
incorporating future public and private realm infill to be consistent with the 2019 Corridor Plan. This new
code would possibly replace the existing 11 specific
Plans in-force, simplifying the regulatory sphere for
future developers.

Prior to commencing work on Phase Four the city and its planning consultants agreed a Specific Plan was needed
to sufficiently replace the complex policy arrangements of 11 individual specific plans. A new development
code, whether form-based or another type, would refer
to this Specific Plan and both documents would support, implement, and confirm the Corridor Plan. Any such
replacement plan or code would incorporate the input
stakeholders provided to the adopted Corridor Plan.

PURPOSE & IMPERATIVES
The primary purpose of the Highway 111 Corridor
Specific Plan is to provide a policy framework to guide development in the direction of a community driven
vision as described in the antecedent Highway 111
Corridor Plan. In short, this Specific Plan supports and implements the vision presented in the Corridor Plan.

Imperatives for this Specific Plan established in initial scoping and throughout the process include:

1. Develop a new Specific Plan, zoning code and
development standards to replace the existing

PROJECT ORIGINS
The 2019 La Quinta 111 Highway Corridor Plan (referred
to as the “Corridor Plan” in this document) and this La Quinta Highway 111 Corridor Specific Plan, referred to
here as “Specific Plan,” are complementary parts of one comprehensive plan.

This Specific Plan project originated as one of four
inter-related Phases in an omnibus planning and design
effort to implement the Highway 111 Corridor Plan. The
request for bids in mid-2020 originally described this
project as “Form Based Code Planning Services and
Engineering Services.” Administered through the city’s
Department of Public Works, tasks would include both
roadway and public realm engineering design, as well
as urban planning. A consultant was selected in late
summer of 2020. The four Phases were as originally
described:

1. Form-Based Code Study: Analysis of existing zoning
and regulation leading to a sample code to implement
the Corridor Plan, initially on a demonstration project, and ultimately across the Corridor.

2. Complete Streets Design Concepts: Apply concepts of
a multi-modal “complete streets” future described in
This Specific Plan serves as a 25-
year comprehensive plan for the
Highway 111 Area with detailed
street designs and site development
concepts. The primary purpose of
the plan is to consolidate existing
policies while guiding future
development in accordance with the
2019 Corridor Plan.
specific plans in a manner which supports and
implements the Highway 111 Corridor Plan.

2. Analyze regional and local real estate market,
demographic trends, and existing conditions to
forecast economically viable development potential.

3. Engage key stakeholders, agents and developers,
especially those who are aware of the Corridor Plan, to factor their needs and intentions.

4. Design integrated conceptual development for cityled development sites, surrounding complete streets and public realm to demonstrate capacity and prepare
public works.

5. Confirm affordable housing development allocations
as-planned in the General Plan Housing Element for
City-controlled sites.

6. Specify economically viable development types
upon all potential infill parcels across the Corridor
to prepare long-term moderate and maximum
development scenarios.

7. Evaluate environmental impact, which is anticipated
to result in an IS/MND, in support of development
within the range of the moderate and maximum
development scenarios.

8. Compose an actionable implementation plan with
governance, staffing, program, finance and timeline
recommendations, with an emphasis on catalyzing
new land use development.

9. Detail anticipated public realm and public works
to suit the next 25 years of development, including a
strategic plan for a Cultural Trail in the Highway 111
Corridor.
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6 FIG 1–2: NEW SPECIFIC PLAN BOUNDS WITH EXISTING SPECIFIC PLANS + ZONES Ultimately, this Specific Plan performs a balancing act that accommodates:
● Current needs of landowning stakeholders to
lease and improve existing retail and commercial
development. Some infill housing is also seen in
current proposals.
● Current responsibilities of the Design &
Development Department to deliver on affordable
housing commitments.
● Near-term objectives of the City’s Economic
Development mission to introduce new types of
entertainment-oriented commercial along Highway
111.
● Long-term obligations the City has to constituents
who supported a walkable-mixed use alternative
development future throughout the corridor.

To achieve this, the Specific Plan allows development
types that comport with current market realities while
requiring some development to serve as the cornerstones of an urban fabric desired by the community. In this way, this Specific Plan can be described as a bridge to the long term Corridor Plan vision.

PLAN DEVELOPMENT HORIZON
Economic forecasts informing this plan estimate
development demand through 2045, and future
development is anticipated to be fully occupied by a
planning horizon of 2050. Expected timing of public works and site development is presented in the action plan in five-year phases. The City is encouraged to review this Specific Plan periodically for needed updates and a full plan update or replacement is recommended by 2050.

PLAN AREA AND EXISTING POLICY
The Plan Area, sometimes referred to as the “Study Area,” encompasses the parcels included in the Highway 111
Corridor Plan. The western extent of this area is bounded by open space at the Point Happy rock outcroping and
the eastern extent is bounded by Jefferson St. The
southern boundary is defined by Avenue 47 and existing
residential areas, while the northern edge is defined
by the Whitewater Wash and CV Link. Most parcels
are subject to base zoning designations of Regional
Commercial or Community Commercial. Eleven specific
plans exist. Inclusive of public right-of-way bounding the parcels subject to this Specific Plan and a portion of the Whitewater wash edge dedicated to the future CV-Link
trail, the study area encompasses nearly 500 acres - just over 2% of the City of La Quinta.

Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Blackhawk Way
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
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7 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

1.3 RELATIONSHIP TO

RECENT PLANNING

PRIOR CORRIDOR PLANNING
Various planning efforts have been undertaken to ensure Corridor growth meets evolving needs of stakeholders
and constituents. Through all of them, there has been
an ongoing effort to provide a unified and higher quality public realm, greater support for multimodal travel, and a

GENERAL PLAN AND CODE
Citywide planning through the La Quinta General Plan has supported the continued understanding of the Highway 111 Corridor as the retail and commercial engine of La Quinta.

The proximity of vacant parcels to surrounding employment and services has also spurred the city to identify affordable housing opportunities as a driver of infill in the Plan Area.

Currently, Chapter 9 of the Municipal Code provides for four underlying zoning districts applied to Plan Area parcels, each with respective development regulations. They are
the Regional Commercial (CR), Community Commercial (CC), and Commercial Park (CP) districts. There are also some small tracts designated for major community facilities, open space, and flood plain.

PRIOR SPECIFIC PLANS
There are 11 specific plans within the Project Area, adopted and amended at different times between 1987 and 2018.

The specific plans contain visions, goals, and regulations that supersede the underlying zoning districts for each of the areas. The existing specific plan boundaries largely align with major retail center properties – each disparately addressing the needs and goals of respective property
owners.

This Specific Plan is the policy
capstone of a long-term planning
effort to guide an evolution of the
Highway 111 Corridor. The input
of those many planning projects
are brought together here, forming
an economically viable path to
implement a long-term vision.
more diverse mix of land uses. As early as 2011, more
consistent landscape guidelines applicable to the entire corridor were adopted. In 2018, the City convened a
ULI Technical Assistance Program (TAP) Study which
generated urban design concepts to enhance the
walkability and economic resilience of the Corridor. The TAP Study emphasized active frontages along northsouth routes that would stitch across Highway 111 and the wash.

In 2019, the City adopted the La Quinta Highway 111
Corridor Plan. Serving as a visioning document with
many elements of an area plan, the Corridor Plan
presents a community-driven desire for compact,
walkable, mixed use development embedded in a
more verdant, fine-grained, and cohesive public realm.

This plan illustrates a high standard for landscape
architecture in the public realm, a reconfiguration
of Highway 111 as a complete street with parallel
parking, and civic investment in detailed high-quality
placemaking.

CORRIDOR PLAN VS. SPECIFIC PLAN
This Specific Plan carries forward and adopts the
community-driven Vision of the Corridor Plan. The
surveys, workshops, and interviews of that project serve as the major source of constituent engagement for this
Specific Plan.

However, the Specific Plan process also introduced
economic research and real estate market analysis to
prepare a new development demand forecast. This led
to an evolution of thinking about economically viable
development types - especially in the economic context
of the Coachella Valley. This Plan is written to guide
development achievable now but in a manner which
builds toward that aspirational vision of the Corridor Plan.

ULI TAP Program - Highway 111 Corridor Study emphasising north-south oriented active frontage corridors and open space 111 Highway Corridor Plan showing illustrative development scenario for mixed use and walkable development
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8 RECENT PLANS & POLICIES RELATED TO THIS SPECIFIC PLAN

RECENT PLANS & POLICIES DIRECTLY INFORMING THIS SPECIFIC PLAN FIG 1–3: VISUAL TIMELINE OF RECENT PLANS & POLICIES
Extension
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9 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

PLANNING PROCESS
The process comprised of casting the urban settings and building types sought in the Corridor Plan through the lens of economic analysis, and calibrating for implementation.

Visioning: The ULI Tap Study inspired a layout concept
that organized limited active frontage opportunities into north-south corridors visible to, but set back from, Highway 111. The Corridor Plan served as the primary source of
development direction. It was imbued with credibility and constituent buy-in through a robust outreach process
involving stakeholder interviews, a survey, and multi-day urban design workshop. Both studies, taken together, serve as a specific plan vision and starting point development layout.

Phase I: Beginning in mid-2022, the planning team grounded this specific plan vision in data-driven regional economic analysis and real estate market forecasting. The analysis was primarily based in demographic trends, local land
uses, and SCAG/HRNA input data. A forecast of long-term development demand followed and was based on interviews with stakeholders. Importantly, the forecast work concluded with strategic recommendations focused on economically
viable development and land uses which would best fulfill the original Vision.

Phase II: Concept designs for mixed-use housing-oriented projects were generated to demonstrate the capacity of
city-owned lands to carry this vision, fulfill affordable housing commitments, and meet economic development objectives.

The results of this capacity study were then applied to all potential development areas to the extent they would embody a full buildout as set forth in the Phase I real estate forecasts.

Phase III: A final specific plan document, related code, and CEQA IS/MND were prepared to guide development
in the direction of the original Corridor Plan vision through a palette of economically viable development types. A
custom toolset of Strategies and Policy Frameworks was
invented to meet the spectrum of needs in this evolving community.

FIG 1–4: HIGHWAY 111 SPECIFIC PLAN PROCESS OVERVIEW
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10 SPECIFIC PLAN

STRUCTURE & HIERARCHY
This Specific Plan is organized by hierarchical layers
to communicate logical relationships between overall
policies and location-specific directions. Each Part and Chapter speaks to different leadership and constituent
audiences, while all can point to commonality in the
overall Policies and their Mission statement.

The Specific Plan content is tiered to represents this policy heirachy and the document is structured accordingly:
● Highway 111 Vision
○ Specific Plan Mission
○ Specific Plan Themes
○ Specific Plan Policies
● Plan Elements
○ Framework Concepts
○ Approach Concepts
○ Plan Element Policies + Projects
● Administration & Implementation
○ General Provisions
○ Initiatives
○ Action Plan
A new code is under separate cover and is formatted to be integrated into the Municipal Code. Specific Plan Policies and Strategies, including those among the Plan Elements, were prepared in coordination with the code.

The Highway 111 Corridor Specific Plan is organized into eight Chapters across four Parts – each Part serving as a tool for varied audiences and implementers. These Parts are structured as follows:

Part I: Introduces the Corridor, its historic context,
current trends and anticipated future evolution. Here,
the project and its origins in a long-running multi-project planning effort are also covered. This part draws
connections between prior work and this Specific Plan
to frame them as one planning and policy arc. Overall
stakeholder guidance, policies and strategies are
included.

Part II: Provides a physical layout planning policies
and proposals across topics, including land use, urban
design, development, housing, social infrastructure,
transportation, open space, and utilities. These are
presented as plan element frameworks, or Corridor-wide
diagrams which specify the geographic specificity of
many policies and urban proposals.

Part III: Prepares a broad array of governance, staffing, program, finance and timeline recommendations to
effectively implement the Corridor Vision and Specific
Plan over the next 2o to 25 years.

Part IV: Includes supporting documentation, including
economic studies and strategies, environmental
reporting, and any additional technical reference tables.

In summary, this Specific Plan brings operational
readiness to the Vision set forth in the Corridor Plan:

FIG 1–5: HIGHWAY 111 SPECIFIC PLAN

PLAN STRUCTURE DIAGRAM

ASPIRATIONAL

OPERATIONAL

CORRIDOR PLAN

SPECIFIC PLAN
CODE
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11 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

1.4 DEVELOPMENT

TYPE & ACTIVITY AREAS
Paved surface parking and circulation uses as much
as two-thirds of the developed plan area, according
to the Corridor Plan (2019). This is in-part driven by
conventional parking standards scaled to accommodate
standard assumptions of peak demand. Sharing among
varied land uses, more compact parking around vertical
mixed use, and increases in the portion of land for
housing will require less land for intensified development.

Activity areas with interior visibility and outdoor use busy with human activity can be found around a few
storefronts and commercial corners. Instances of
this are few and far between. The best examples with
This section describes existing
development, levels of current
streetfront activity, and includes
Corridor Plan suggested
redevlopment areas.

LEGEND
architecture that shelters and fosters that activity are found in the Plaza La Quinta shopping center at the
western end of the Study Area.
● Active Frontage includes full height storefront
glazing or large windows with visibility from roadway
into the primary use spaces. Weather allowing,
outdoor seating and active use of outdoor areas
should also be present.
● Semi-Active Frontage includes any commercial
shopfront with some visibility into primary use or
commercial spaces, but does not utilize or engage
outdoor and sidewalk areas.
● Inactive Frontage is typically windowless and
human activity inside is invisible to the outside –
even if the business is busy. Large retail such as
big-box and supermarkets typically present this
condition.

Active frontage and related outdoor activity such as dining and small plazas exist in limited isolated pockets.

Power center retail types dominate commercial development along Highway 111 providing future infill opportunities. 1 1
2 2
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12 FIG 1–6: EXISTING DEVELOPMENT, URBAN ACTIVITY & INFILL POTENTIAL 1 2
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13 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
2 SPECIFIC PLAN

POLICIES
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14 SUPPORTING THE CORRIDOR PLAN VSION
The Corridor Plan Vision is the source of ideas used in the Specific Plan. They are organized into Key Concepts and Guiding Principles. Supporting these are a specific Landscape Program Vision and Catalytic Projects.

Guiding Principles shaping the Corridor Plan's Key Concepts:
● Preserve and enhance the successful revenue generating assets
● Create memorable experiences by orchestrating great
streets and public spaces
● Leverage walkable and mixed-use development on vacant infill parcels
● Combine tactical small-scale interventions with larger scale catalytic projects
● Eliminate legal barriers to developing great places
This Specific Plan presents its own array of policies and strategies that apply to the entire Plan Area. Additional policies reside with each Plan Element and their developement frameworks.

The Mission of the Highway 111 Corridor Specific Plan is to enact the Vision of the Corridor Plan for a "vibrant and walkable mixeduse corridor" by affirming, refinining, and implementing its concepts, proposals and strategies. Key to this mission is a focus on simplified regulation, actionable public works designs and economic viability.

Key Concepts of the Corridor Plan:

1. Redesign Highway 111 as an Iconic Arterial

2. Cultural Trail along the northern edge of Highway
111

3. Integrating Highway and the CV Link as an open
space loop

4. Creating a rich frontage of buildings, parks, and
greens along the CV Link

5. Use of existing parking lots for community events

6. Regulating incremental urban infill in the "island"
between Highway 111 and the CV Link

7. Creating mixed-use districts along Highway 111.

2.1 ENVISIONING 2050 ON HIGHWAY 111
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15 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The Development Strategy Study
team supporting this Specific Plan
conducted eleven stakeholder
interviews of property owners, their
representatives, and local brokers.

These interviews provided valuable
guidance to refine the vision and
ensure a viable plan.

2.2 KEY INPUT FROM KEY

STAKEHOLDERS

INTERVIEW CONCLUSIONS
The City of La Quinta staff provided key stakeholder
contacts, several of which were previously engaged
for interviews for the Corridor Plan and initial vision development. Their input served as a mid-project checkin to ensure development concepts and policy proposals comport with the economic capacity of the corridor from their viewpoint.

Those interviews are documented and summarized in
the Development Strategy Study by Linda S. Congleton
Associates. The conclusions of those summaries are
listed here:

1. No retail anchor or mini-anchor (20-50k) voids, not
already build/proposed, could be named

2. Limited undeveloped sites for infill housing or
commercial new development (34.7 ac)

3. Only two sites large enough for future new residential redevelopment

4. Housing in parking lots unfeasible due to ground
leases or CCRs, in size concern
DEVELOPMENT STRATEGY STUDY:

CHALLENGES & RECOMMENDATIONS
All the major shopping center owners in the stakeholder interviews report a lack of retail anchor and mini-anchor candidates to fill unoccupied or soon-to-be-vacant
space along Highway 111. Viable commercial voids
suggested by the stakeholder interviewees include casual quick food users with drive-thru, medical users such as a hospital group, MRI unit, urgent care facility, or other single-user medical groups that purchase and occupy their own buildings, and family-oriented casual independent
(non-chain) restaurants.

A central node, where a small cluster of 3-5
independent restaurants can be enjoyed, with outdoor
dining, is not available in the Study Area. This is a void in the La Quinta market—one that operators may be
encouraged to fill by city staff, offering appropriate
incentives.

Moderate density multifamily residential market-rate
apartments have been built alongside struggling anchor
retailers at several under-performing national regional malls. The demolition of troubled, vacant retail rooftops, and replacement with higher-density (particularly luxury) apartments are viable opportunities in locations with
strong market rents and high numbers of young, working
adults and couples. La Quinta does not have the urban
density and population to support significant amounts
of vertical mixed-use, major entertainment, food hall
uses, or additional big box retail in the Study Area, nor does it have sufficient demand for large office land uses.

The city has an opportunity to encourage, throughout
the plan area, the development of less-expensive,
moderate-priced, compact and walkable, for sale homes,
townhomes, and moderate-density apartments for
workforce families.

5. Universal support for affordable housing on city sites bringing customers and workers

6. Difficult to lease retail frontage esp. small shops in affordable housing

7. Market rate multi-family rentals not feasible
because rents too low to support construction

8. Small-lot single-family compact moderate price
housing is a void and well received by market

9. Desert style landscapes maintain views to retail
frontages while conserving water

10. No operators saw cyclist traffic as adding to sales and advise against CV Link facing fronts

11. Recommended pockets of walkability with protection
due to heat and big-box patterns

12. Drive-thrus, owner-occupied medical offices and
independent mid-tier restaurants are voids

13. Medical rents are too low to support new multitenant medical complex construction

14. Cost of fit-out in leased space unsupportable for
small independent restaurant businesses

15. Mixed-support for a single specific plan due to
concern of new requirements on renovation

16. Provide a single up-front presentation of full-draft Highway 111 Regulations to establish certainty with
their prospective tenants and partners

17. No interviewees believed the Highway 111 itself
should be a retail-lined pedestrian corridor
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16 The Specific Plan introduces three
broad strategies to implement the
Vision of the Corridor Plan. Each
“layer” is distilled from the Corridor
Plan to bring its most economically
viable and achievable qualities to
reality as the community grows.

2.3 KEY HIGHWAY 111

PLANNING STRATEGIES
ENLIVEN: LAND USE & DEVELOPMENT
Invite a broad range of uses that will enliven the
corridor with entertainment, independent commercial
and compact workforce housing. Require concentration
of active frontages around key intersections in view of Highway 111, and encourage mixed use around “pockets
of walkability.”
ELEVATE: MOBILITY & CIRCULATION
Reconfigure and elevate the role of arterials,
collectors and neighborhood roadways to accommodate
a more complete spectrum of transportation modes
and mobility needs. Differentiate among them with
streetscapes that meet pedestrian or vehicular needs
based on proximity to residences or major thoroughfares.

EXPAND: SHARED URBAN SYSTEMS
Extend and expand a web of pedestrian-oriented
off-street pathways to connect between residences,
commercial centers, the CV Link, and Cultural Trail.

Ensure they and roadways provide a variety of landscape approaches that are shaded, sheltered, and shared by
pedestrians and vehicles. Require green pockets and
Cultural Trail features as waypoints across the Plan Area.

LAND USE STRATEGY:

CONCENTRATE ACTIVE USES AROUND INTERNAL CORRIDORS AND "WALKABLE POCKETS" CIRCULATION STRATEGY:

PROVIDE PEDESTRIAN-ORIENTED ALTERNATIVE GRID OF STREETS URBAN SYSTEMS STRATEGY:

LINK SMALL OPEN SPACES WITH A NETWORK OF PATHS
FIG 2–1: KEY HIGHWAY 111 PLANNING STRATEGIES
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17 LA QUINTA | 111 HIGHWAY CORRIDOR 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
Strategy 1.1: Emphasize pedestrian-oriented retail,
commercial, and residential development while
supporting the vibrancy of existing retail development
throughout the Highway 111 Corridor.

Strategy 1.2: Focus auto-oriented, drive-thru, and small format retail development within 300’ of the Highway
111 Corridor.

Policy 2: Ensure development
types and their orientation
encourage pedestrian activity
with active ground floor uses
connected to human-oriented
public spaces and streets
Strategy 2.1: Incentivize vertical and horizontal mixed use building types and development phases around key
internal gateways to enhance the livability and economic resiliency of the Highway 111 Corridor.

Strategy 2.2: Require active ground floor frontages for new development at key internal gateways and roadways
to advance walkable urban environments off-of, but
connected-to, the Highway 111 Corridor.

Strategy 2.3: Permit or Incentivize development types,
uses, and installations which bring permanent activity
to outdoor and frontage spaces in retail and mixed use
settings.

Policy 3: Shape a built
environment suitable for
walkable, safe, sustainable living
that emphasizes human scaled
buildings and spaces.

Strategy 3.1: Identify and require urban form that
supports human scale commercial and residential
projects, especially emphasizing active frontage and
public space to anchor and coordinate new development.

Strategy 3.2: Delineate and codify urban massing along
corridors with active ground floor use recommendation
to achieve an “urban room” around streetscapes and
pedestrian spaces.

Strategy 3.3: Designate higher minimum residential
development intensities for the heart of the Highway 111 Corridor to secure adequate workforce housing supply
and affordability.

THEME 1: ENLIVENING NEW & EXISTING PLACES
This plan will enliven the places where we live, work, eat, shop, and play by introducing active frontages and active development types – all walkable to plentiful new housing.

LAND USE & URBAN DESIGN
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18 Policy 4: Support a retail
retention approach while
collaboratively facilitating more
human scaled, pedestrian
oriented commercial
development types and activity.

Strategy 4.1: Craft development regulations with
flexibility to allow existing commercial establishments to update and remodel their building frontages with a
broad range of development concepts that respond to
innovations in retail formats and commercial service
models.

Strategy 4.2: Facilitate collaboration and flexibility in applying development controls when reviewing and
permitting innovative activities, uses, and adaptive reuse proposals of commercial and retail sites – especially
those which may support the Vision and other Land Use
Policies.

Strategy 4.3: Ensure that new standards are applied only to new infill projects and redevelopment in a manner that does not require land owners and tenants to renovate
existing properties.

Policy 5: Take measures to meet
La Quinta’s affordable housing
need allotted for lands within
the Highway 111 Corridor area
as determined at the adoption of
this Specific Plan.

Strategy 5.1: Reserve properties identified in the most recent General Plan Housing Element for delivery of
moderate and low/very low-income affordable housing
allotments.

Strategy 5.2: Collaborate with developers to identify plan alternatives to non-housing uses on lands identified for affordable housing to deliver mixed use sites that achieve affordable housing goals.

Strategy 5.3: Balance the allotment of future affordable dwelling units among potential development sites
within the Highway 111 Corridor study area to maintain
commitments to housing affordability in the Housing
Element.

Strategy 5.4: Facilitate and incentivize affordable housing to be developed as demonstration projects for the type of high quality livable and walkable urban settings desired in the vision for the Highway 111 Corridor.

ENLIVENING
Strategy 6.1: Evaluate and implement new facilities
or transportation investments to provide access to
education and training institutions for all age groups and the needs among new residents.

Strategy 6.2: Encourage the co-location of education,
childcare, training, job finding, library and conference, safety and security, medical, and other community
services with new residential uses.

Policy 6: Equip new residential
communities in the Highway 111
Corridor with adequate access to the
social, educational, and government
resources needed for its workforce,
individuals and families to thrive.

HOUSING & COMMUNITY RESOURCES
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19 LA QUINTA | 111 HIGHWAY CORRIDOR 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.

Policy 7: Coordinate a circulation
network and roadway hierarchy
that emphasizes multi-modal
travel, including more transit,
active transportation, and
pedestrians in a safer setting.

CIRCULATION & ACTIVE MOBILITY
Strategy 7.1: Continue a balanced approach to vehicular and non-vehicular safety, throughput, access, and
beautification priorities for Highway 111, Washington and Jefferson Streets.

Strategy 7.2: Prioritize pedestrian and alternative
transportation comfort, safety, and navigability, for
Adams St, Dune Palms Rd, Corporate Center Dr,
and Avenue 47 / Auto Center Dr to better serve new
residential and mixed-use development.

Policy 8: Ensure development site
plans extend from existing roadway
and drive aisle alignments to
enhance through-project connectivity,
consistency with context, and
neighborhood navigability.

Strategy 8.1: Require that new Drives and Collector road types extend from existing alignments and intersections to organize new development patterns as extensions of
their surrounding context.

Strategy 8.2: Encourage that local streets and the
smallest scale roadways (side streets, parking aisles
alleys) frame a consistent and grid-like block pattern in conjunction with new Drives and Collector road types at infill and redevelopment projects.

Strategy 9.1: Encourage plans that consist of smaller
blocks than in the current development context,
emphasizing block lengths of 150’ to 400’ with internal rights-of-way less than 80’ wide.

Strategy 9.2: Require east-west and north-south midblock publicly accessible pedestrian passages, and midblock pedestrian crossings, spaced no more than 400’ from Collectors and Drives.

THEME 2: ELEVATING HOW & WHY WE MOVE
This plan will elevate mobility to a more safe, sustainable, healthy, and positive part of daily life by emphasizing humanoriented streets, active mobility, and compact growth. 628 Return to Agenda Link
20 Policy 10: Institute a network of
on-street and off-street routes and
gateways for active transportation
and transit modes that bridge
projects, neighborhoods, and
municipal and regional trail systems.

Strategy 10.1: Prioritize Neighborhood and District
Corridors as the primary routes for pedestrian and active transportation facilities, over Major Arterials and Highway 111.

Strategy 10.2: Implement the CV-Link and Cultural
Trail as important components of the pedestrian and
active transportation network, with shared use off-street connections between them every ¼ mile.

Policy 11: Modernize the City’s
parking approach to support parkonce and shared-parking strategies across each of the corridor subareas to advance livability and economic performance.

Strategy 11.1: Apply a low minimum; potentially, a 50%
reduction in parking required throughout the Highway
111 Corridor, with parking provisions for the Village
Build-Out Plan as a model code.

Strategy 11.2: Apply a maximum; potentially, a 15%
reduction below the Municipal Code standard for on-site parking, in accordance with the Shared Use Parking
ordinance.

Strategy 11.3: Include site development standards that
require short-term or flex-zone / drop-off zone parking turn outs at each residential development to support
ride-share and delivery needs.

ELEVATING
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21 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
Policy 14: Develop a cohesive
wayfinding system that makes
111 Highway Corridor resources
and destinations navigable for
residents and visitors while also
communicating a single urban brand.

Strategy 12.1: Maintain the Corridor with its regionally appropriate existing landscapes in a manner which affords visibility to surrounding businesses, communicates a vibrant and consistent district urban brand, and integrates the new Cultural Trail as a pedestrian resource valued for its storytelling, placemaking, and walkability.

Strategy 12.2: Configure District Corridors, such as Adams St and Dune Palms Rd, as multi-modal tree-lined and
regionally resilient streetscapes that provide a sense of entry from into a more mixed use and livable district, and which provide significant buffering between travel way and surrounding development.

Strategy 12.3: Configure Neighborhood Corridors such as Corporate Center Dr, Avenue 47, and Auto Center Dr as more human scaled streetscapes that support active ground floor uses, walkability and environmental comfort, and are highly furnished for use by residents and visitors.

Strategy 12.4: Prepare differentiated intersection
landscape treatments that serve as gateways between
Roadway corridors of different hierarchy and at entries into new infill developments.

Strategy 14.1: Use a kit-of-parts signage and wayfinding system that includes public realm and private realm
information and directional elements, consistently
applied across the Highway 111 Corridor.

Strategy 14.2: Design and install gateway elements
as part of roadway landscapes at entry points into the
Highway 111 Corridor.

Strategy 14.3: Continually maintain, protect, and update wayfinding infrastructure specific to the Highway 111
Corridor in a program supplemental to existing landscape maintenance programs.

Policy 12: Prepare public realm
landscapes that enhance urban
resiliency, walkability, mitigate heat,
and offer distinctive streetscapes
attuned to the unique role of each
roadway corridor.

Policy 13: Designate parks and
open space reserves systemically
throughout the 111 Highway
Corridor attached to internal project
gateways and NeighborhoodOriented corridors.

Strategy 13.1: Establish minimum standards of new
open space facilities to ensure the Highway 111 Corridor provides livability and urban resilience.

Strategy 13.2: Focus parks and open space facilities
at recommended Open Space Nodes, along northsouth Collector and Arterial roadways, within new infill development, and along project entry routes leading from intersections at Highway 111.

Strategy 13.3: Identify public realm streets and private parking areas to serve as potential outdoor event spaces for programmed events – facilitated by design and
use guidelines and operated or approved through City
programs.

THEME 3: EXPANDING OUR SHARED SYSTEMS
This plan will expand the presence and purpose of shared open spaces for Highway 111, continually adding small parks and plazas, green corridors, and urban systems capacity.

LANDSCAPE & OPEN SPACE
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22 Policy 15: Compose development
standards that ensure the private
realm is a continuation of a highquality public realm with shading, buffering, accessibility, and legible
human-scaled spaces.

Strategy 15.1: Achieve a minimum standard of
pedestrian accessibility between major roadway
corridors and trails, and through the middle of project sites for new infill and redevelopment projects.

Strategy 15.2: Avoid walled enclaves, and maintain
visual access, while ensuring private realm landscapes
provide selective visual screening, shading, and buffering for sensitive uses.

Strategy 15.3: Collaborate with land owners and
businesses to ensure private realm signage suits existing uses while ensuring a consistent high quality in new
projects.

Strategy 15.4: Ensure consistent outdoor furnishing and pedestrian lighting throughout the Highway 111 Corridor area at pedestrian areas and at in-fill residential projects and redevelopment projects.

Policy 16: Build a sustainable utility
network to meet or exceed the
full scale of future development,
installing facilities that enable
individuals and communities to
thrive with less impact.

Strategy 16.1: Attempt to achieve full supply of irrigation water for new development sites from non-potable
or “purple pipe” water sources that include recycled
wastewater.

Strategy 16.2: Encourage solar PV shading over surface
parking spaces for projects on City owned lands or those sold to developers with public funds and partnerships.

Strategy 16.3: Perform utility planning and alignment
studies to understand utility supply, facility sizing,
and programming, in anticipation of new and infill
development – especially for bid packages.

Strategy 17.1: Require that new commercial and retail
development provide publicly accessible shaded areas
with shade structures or trellises with a minimum
coverage equivalent to 5% of project new building
footprint with greater coverage being highly desired.

Strategy 17.2: Consider development code standards
for primarily south, and east / west facing facades to
achieve different solar gain and thermal mass responses to respective sun angles.

Strategy 17.3: Apply a tree canopy coverage standard
to support passive pedestrian cooling and comfort at
outdoor gathering areas and walkways using regionally
appropriate drought tolerant species.

Policy 17: Mitigate urban heat
through urban forestry, development
standards, shading, passive cooling,
throughout the 111 Highway
Corridor while supporting effective
means of reducing climate impacts.

URBAN SYSTEMS & RESILIENCY

EXPANDING
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23 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
Envisioning the Specific Plan's three strategic layers
working in unison illustrates how the policies and
strategies synergize to foster a higher quality of life for those who will live in or visit the Highway 111 Corridor.

ENVISIONING WHOLISTIC GROWTH
ENLIVEN: LAND USE & DEVELOPMENT
Enliven with housing, cafes, and pop-up activities all within walking distance:

Drive-thrus, car wash, and other auto-oriented commercial continue as the Highway 111 frontage with more walkable development behind (Strategy 1.2).

Moderate density housing with ground-floor cafes and services will cluster around internal gateways known as Active Frontage Nodes. (Strategy 1.2).

Development massing for major new projects will create shaded and sheltered community spaces oriented around people rather than cars (Strategy 3.2).

ELEVATE: MOBILITY & CIRCULATION
Elevate streets to be more than parking, to be the "living room" of the community:

This entry drive aisle connects from a secondary arterial and conforms to a block pattern established throughout the Highway 111 Corridor (Strategy 8.2).

Smaller block sizes with right-of-way or access that cuts through development will enhance a sense of community and interconnection. (Strategy 9.1).

Relying on the phenomenon of park-once behavior with shared parking areas reduces the size of parking lots amidst mixed-use areas (Strategy 11.1).

EXPAND: SHARED URBAN SYSTEMS
Expand the role of public realm to provide small pathways and active open spaces:

Parking areas, plazas, and pathways will be established in site design as platforms for events, markets, and creative or temporary retail (Strategy 13.3).

Paseos through development will enhance the permeability of projects and increase connection between Highway 111 and the CV Link (Strategy 15.1).

Shaded open spaces for dining, entertainment, resident facilities (i.e., exercise or common rooms) will expand ways to enjoy the Corridor. (Strategy 17.1). 1 2
3 4
5 6
7 8
9 1
4 8
Fig 2–2: Illustration of Development Potential near Dune Palms Rd Drawing for illustrative purposes only.
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24 2
3 5
6 7
9 633 Return to Agenda Link
25 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
1 3
4 5
6 7
8 9
Fig 2–3: Illustration of Development Potential at La Quinta Dr near Highway 111 Drawing for illustrative purposes only.
634 Return to Agenda Link
26 VIBRANT & WALKABLE PLACES
Active frontages with outdoor uses situated between
residential and commercial areas helps them to be
economically aligned while fostering neighborhood
character, and sought-after walkable places.

ENLIVEN: LAND USE & DEVELOPMENT
Enliven the Corridor as a more experience-driven and resident-oriented district:

Active frontages with outdoor seating or shopfronts with street visibility reconfigure Highway 111 as an "experience oriented" Corridor (Strategy 2.2).

City-led affordable housing development can serve as demonstration sites which promote the design of more livable and walkable growth (Strategy 5.4).

Ground floor frontage of moderate density residential is an opportunity for community resources such as job training or local clinics (Strategy 6.2).

ELEVATE: MOBILITY & CIRCULATION
Elevate entry roads to be multi-modal collectors that emphasize active mobility:

Roadways into new development, such as La Quinta Dr, extend from existing Highway 111 intersections and will organize development. (Strategy 8.1).

Roadways within development sites such as La Quinta Dr and Corporate Center Dr will emphasize bike lanes, parkways, and sidewalks (Strategy 10.1).

Dedicated curb spaces for drop-off and on-demand transportation will reduce the need for surface parking and support share mobility (Strategy 11.3).

EXPAND: SHARED URBAN SYSTEMS
Expand outdoor activity along furnished, shaded, tree-lined streetscape frontages:

Collector roadways entering development sites should be a showcase of pedestrian-oriented high-quality public realm (Strategy 12.3).

Pedestrian crossings and intersections with differentiated paving, framed by an enhanced landscape palette will highlight internal gateways (Strategy 12.4).

A single kit-of-parts signage and wayfinding system will convey a consistent and high-quality district brand to residents and visitors (Strategy 14.1). 1 2
3 4
5 6
7 8
9 2
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27 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

ACTIVE REGIONAL LINKAGES
Residents and visitors in the Corridor need places
and networks that balance automotive and human
mobility. Here, open space and activation work
together at transitions which resonate for the region.

ENLIVEN: LAND USE & DEVELOPMENT
Enliven the Corridor experience with creative retail and pedestrian only spaces:

Introducing pedestrian-only retail and pedestrian dedicated spaces will expand the ways residents and visitors can use and enjoy the Corridor (Strategy 1.1).

Focus on supporting and permitting creative commercial concepts and development types that contribute to active outdoor uses (Strategy 2.3).

Collaboration and flexibility will ensure creative, unique, and independent retail concepts will enliven new spaces within the Corridor (Strategy 4.1).

ELEVATE: MOBILITY & CIRCULATION
Elevate the circulation network to integrate regional active mobility connections:

Corporate Center Dr (shown here) should protect pedestrians with curb bumpouts, parkways, shade trees, and buffered bike lanes (Strategy 7.2).

Paseos and passageways through development will enhance walkability with connections and accessibility to open spaces and the CV Link (Strategy 9.2).

The CV Link will interconnect new housing, retail experiences, and community open spaces; and, it will connect Highway 111 to the region (Strategy 10.2).

EXPAND: SHARED URBAN SYSTEMS
Expand the supply of open space in conjunction with pedestrian through-linkages:

Pocket parks and civic open spaces should be established on pedestrian connections between Highway 111 and the CV Link (Strategy 13.2).

Where roadways terminate at development sites, pedestrian pathways should continue through to connect to major linkages like the CV Link (Strategy 15.1).

The high-quality and recognizability of the Highway 111 Corridor will also depend on consistent pedestrian lighting and furnishing (Strategy 15.4). 1 2
3 4
5 6
7 8
9 5
Fig 2–4: Illustration of Development Potential at La Quinta Dr along CV Link Drawing for illustrative purposes only.
636 Return to Agenda Link
28 1
2 3
4 6
7 8
9 637 Return to Agenda Link
29 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
PART

PLAN ELEMENTS
II
638 Return to Agenda Link
30 LAND USE + URBAN FORM

DEVELOPMENT SCENARIOS
CIRCULATION + MOBILITY
LANDSCAPE + URBAN SYSTEMS
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31 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
3 LAND USE +

URBAN FORM
640 Return to Agenda Link
32 THE FUTURE OF LAND USE IN
LA QUINTA’S HIGHWAY 111 CORRIDOR
The future of development and land uses along La Quinta’s Highway 111 corridor will see a diverse mix of regional and local-serving businesses, mixed residential and commercial uses, and services, amenities and activities that meet
residents’ needs and exceed visitors’ expectations.

The fundamental challenges faced by this visionary future for the City along Highway 111:
● Positioning desired active streetscapes among existing businesses that reflect a different approach to land use ● Introducing livable and affordable residential projects in among large exclusively retail sites.
● Duality of auto-oriented retail amid walkable mixed use growth.

This Specific Plan for La Quinta’s
Highway 111 Corridor guides adaptive
development patterns that fulfill the
vision of the Highway 111 Corridor
Plan. The Specific Plan intends
to enhance the urban fabric with
economically viable development -
factoring key opportunities for the City
and current land owners to build this
future together.

HOW TO USE THIS PLAN ELEMENT

FRAMEWORK
This plan element organizes mapped policies and urban
design organizational concepts to align with existing uses and anticipated infill development to ensure the livable mixed-use corridor promised in this Specific Plan. Use
this plan element to:

1. Understand where future mixed-use development is
anticipated to occur in the next 25 years, and how it
can incrementally contribute to a coordinated district
across the Highway 111 Corridor.

2. Tailor the existing Highway 111 Corridor Plan (2019) land use and block pattern vision to existing use
transitions and City priorities over time.

3. Focus incentives and investments that enable active
mixed use streetscapes along roadways and frontages
where they most effectively connect the community.

4. Direct the alignment of active frontages to
maximize their potential for cohesive and connected
placemaking - even through interim growth stages.

5. Administer a layered and adaptive land use policy and guideline system that allows land owners economic
flexibility while building toward the Highway 111 vision.

3.1 SUMMARY +

OBJECTIVES
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33 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

MIXED-USE CENTER

VERTICAL MIXED USE & MULTIFAMILY HOUSING

MIXED-USE NEIGHBORHOOD

HORIZONTAL MIXED USE & STARTER HOUSING

3.2 LAND USE & URBAN FORM VISION: FOUR NEW SETTINGS
Development types in the Mixed Use Center group represent the highest densities expected in the Highway 111 Corridor and best fullfill the 2019 Corridor Plan Vision.

Only a limited number of these projects will be achieved around key gateways to major commercial blocks. Consisting predominantly of multifamily housing over small rows of retail storefront, these also best represent likely densities for affordable housing. ● Typology: Mixed Use (housing over retail), Affordable Housing (low & v. low income), Live-Work, Boutique Urban Hotels, Cinema Anchored Mixed-Use ● Intensity: FAR of 0.5 to 1.0; DU-per-Acre of 20 to 40; Heights of 3 to 6 stories ● Experience: Highly active gateways anchoring highly walkable living districts with dining, services, some nightlife, with coming and going of residents and customers.

Development types in the Mixed Use Neighborhood group will be largely compact “missing middle’ housing products. Denser than recent residential development in the Highway 111 Corridor, they are anchored by limited single story corner retail, services, resident amenities, larger open spaces, and extensive landscaped trail networks. These represent development types in greatest demand in the next 10 to 15 years. ● Typology: Townhomes/Walk-Ups, Small Format Stacked Flats (4 to 8 units), Bungalow Courts, Compact Single-Family Starter Homes, Small In-Line Retail (street-facing) ● Intensity: FAR of 0.3 to 0.6; DU-per-Acre of 9 to 24; Heights of 1 to 3 stories ● Experience: Quieter walkable residential neighborhoods with shared landscapes, green commons, resident amenities, limited corner streetside cafe dining.

The following are four new modes of development, and their respective developement types, expected to arrive in the Highway 111 Corridor:
642 Return to Agenda Link
34 COMPACT CREATIVE RETAIL

WALKABLE RETAIL INFILL & ENTERTAINMENT

LODGING & SERVICES

LODGING, EDUCATION & MEDICAL FACILITIES
Development types in the Compact Creative Retail group can be introduced anywhere as infill or retail upgrades that enliven existing shopping centers and anchor the Highway 111 frontage of new developments. These bring continuous walkability along active shopfronts, a high degree of landscape design and quality, extensive shared outdoor space, and may be anchored or entirely concieved as entertainment venues. ● Typology: In-Line Retail Infill (dining focused along continuous promenade), Creative Retail Campus, Food Halls, Container Parks, Outdoor Dining-Entertainment. ● Intensity: FAR of 0.2 to 0.5; Heights of 1 to 2 stories ● Experience: Vibrant shopping and dining activity amid a garden-like, patio or green common setting, often featuring murals, public art, and live entertainment.

Development types in the Lodging & Services group include a range of land uses and with a similar pad-development configuration. Medical professional offices, education or training may not have street-facing active facades, and may be set back from parcels on some sides and served by larger surface parking in a single-lot or wrap-around configuration. All may be street-facing and integrated in a Mixed-Use Center project. ● Typology: Class A Moderate Density Office (medical or training); Education, University Extension or Discovery, Business Hotel, Retail-Flex (e.g. indoor car sales). ● Intensity: FAR of 0.2 to 0.5; Heights of 1 to 4 stories ● Experience: Professional workplace and lodging environments with limited nighttime activity and private outdoor amenity courtyards, greens, and patios 643 Return to Agenda Link
35 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

3.3 LAND USE & URBAN

FORM ADAPTIVE POLICY
formatted as a lower level “parked plinth“ under an
internal common area courtyard, or, as a multi-story
garage within a “wrapped” housing product.

The minimum development intensity accommodated
in the Highway 111 Corridor Zone is representative of
a detached single-family housing development type in
a compact site plan configuration. Housing projects
with similar characteristics are being completed in the study area as a detached single family rental product.

This Specific Plan sets a higher minimum development
intensity in terms of dwelling units per acre, while
ensuring that requirement allows for a lower-middle
density development type currently in-demand.

The City of La Quinta has implemented Affordable
Housing Overlay and Mixed Use Overlay zoning districts, both applicable to base zones in the Highway 111
Corridor Study Area. Both introduce increased density
and residential land uses allowable under specific
conditions of unit affordability, density, and ground floor use. In order to streamline development approvals
and simplify code in the Corridor, a zone that includes the most permissible development standards from
each of the two base zones, and those of the Mixed
Use overlays is recommended. The Affordable Housing
Overlay is recommended to be maintained and should be
applicable throughout the study area.

The Land Use Element of this Specific Plan guides
development to achieve desired levels of urban growth,
walkability, and economic vibrancy, through three land
use or urban form policies. Each layer provides internal flexibility to foster a creative range of successful projects.

Mapped together, they form the Land Use & Urban Form
Framework of this Specific Plan.

HIGHWAY 111 CORRIDOR ZONE
The primary land use and development control for the
Highway 111 Corridor is a single consolidated zone
designation, which describes an overall maximum and
minimum development intensity applicable to the entire
district. While this maximum legalizes a high-density
development type for the corridor, full density buildout across the district is considered unlikely as it is not economically viable or absorbable in the next 15 years.

The maximum development intensity accommodated
in the Highway 111 Corridor Zone is representative
of a four-story mixed-use development type, offering
stacked flat residential units that includes some ground floor retail. This development type typically includes
embedded structured parking. This parking commonly
This Specific Plan will implement
the 2019 Highway 111 Corridor
Plan by incorporating its most
important land use and urban form
objectives into a suite of three
adaptive development policies, all
operating under a single new and
less-restrictive zone
Detached single family as a compact development type
Multi-family with surface parking development type
Multi-story mixed-use “wrapped” garage development type Multi-story mixed-use “parked plinth” embedded garage type FIG 3–1: WIDE RANGE OF HOUSING
TYPES IN THE HIGHWAY 111 CORRIDOR
Active Frontage Use
Dwelling Units
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36 ACTIVE FRONTAGE POLICY
The Active Frontage policy is an Urban Form guideline
approach that seeks to adaptively implement the
intended Active Frontage linkages that emanate from
Highway 111 in the 2019 Corridor Plan Vision. This
policy serves as a guideline in its overall flexibility, but with specific requirements that anchor any new
development with Active Frontage to intersections at
signalized entry drives within developed sites. These
intersections reside along connecting drive aisles
behind auto-oriented and pad retail outparcels along the Highway, or deeper within commercial sites along drive
aisles aligned with Corporate Center Dr and Auto Centre Dr / Avenue 47.

Active Frontages should foster a vibrant pedestrian
environment, where food and beverage, goods, and
services are walkably accessible. These uses and
their interior activity should be visible and legible from the adjacent sidewalk. Building placement at these
Frontages should position storefront edges against the
pedestrian route of travel. Otherwise, a high quality
public realm with an open space use condusive to
pedestrian comfort and activity may be implemented in
junction with a stepped back building facade or sheltered facade treamtnet such as arcades, colonoades, and
overhangs. Other environmental elements such as shade
tree type and placement, parkway landscapes, and
provisions for outdoor seating are additional features
that, with the above qualities, make Active Frontages the best environment for achieving the pedestrian-oriented
Highway 111 Corridor set forth in the original Vision.

The development code provides specific information for
qualifying uses, facade requirements, and maximum
separations along the activated frontages.

The reasons behind assigning these locations to the
Active Frontage Policy are:
● They are positioned on, or directly access from,
north-south corridors serving as gateways into retail
centers and new development off Highway 111.
● Their potential as safer, more walkable environments
set back from a much busier Highway 111
The Active Frontage Priority Policy requires an engaged Department of Design & Development to ensure infill
development proposals meet criteria which include:
● Requirement that Active Frontage is developed at
a corner designated as a “Active Frontage Node”
(Node) and extend from that intersection.
● Inclusion of Active Frontage fullfills requirements of the Block Frontage and Development Edges Policy
with regard to minimum extent and facade conditions
for development fronts, sides, and rear.
● Public realm Urban Form guidelines. Including those
in the Open Space and Circulation Specific Plan
Elements
Active Frontages: building(s)
fronts and sides that contain
“active” uses connected to
the exterior, and their facade
articulation. This includes
a walkable environement
and landscape design
accompanying those facades.

These frontages and their uses
offer a diverse range of goods
and services in a compact
walkable urban environment.

Active Uses: land uses
that support or benefit from
interaction between the
use and pedestrians on the
street - chiefly accessing or
observing activity, goods, or
services from the street.

DEFINING 111 ● Potential incentives encouraging achieving Active Frontages with mixed use development.

Additional options to introduce open space, plazas,
pedestrian areas, and arcades are included to allow this Policy to adapt to developers’ creative proposals and to the wide range of development types and uses that will be most economically viable in these areas.
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37 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
Auto-Oriented Development:
building(s) or their uses
accessed primarly by
automobile, or where
pedestrian access is primarly
to/from a parking stall. This
includes drive-thru services
and auto service or wash. It
includes auto dealerships
surrounded by sales/product
lots. Instances of Active
Frontage and Active Use
may be found among AutoOriented Development, but
not extensively enough to
qualify as “Active” here.

AUTO-ORIENTED

DEVELOPMENT POLICY
The Auto-Oriented Development Policy establishes a
overlay along Highway 111, extending 300 feet offset
from the public right-or-way, wherein development types including small-format “pad” retail, drive-thrus, smaller in-line retail, auto-dealers and auto service, and large surface parking lots that serve these uses, will be
allowed. Outside of this frontage overlay, these uses are prohibited.

Development along Highway 111 in the Study Area is
characterized as primarily auto-oriented due to the
prevalence of drive-thru establishments, especially for fast food and fast casual food and beverage operations.

Other prevalent development types include small format
retail, small in-line retail, and auto-dealer lots and
display pads. Most retail types reside on outparcels
either owner occupied or ground lease. These uses
are expected to continue for some years, potentially
beyond the 10 – 15 year timeframe. This means infill or replacement development should be arranged to coexist
among these auto-oriented uses.

The City of La Quinta has, through the process of
planning development at its city-owned affordable
housing sites, established a stance of emphasizing
commercial uses along Highway 111. This comports
with input during the Corridor Plan engagement process
which expressed a desire to maintain the auto-oriented
commercial role of Highway 111’s frontage among
several stakeholders. More specifically, the City seeks to emphasize “vibrant entertainment uses” that are “visibly active” from Highway 111 along this frontage.

City input for ongoing developments support this
position. Through plan reviews for the City-led
development site at Dune Palms Rd, developer proposals
for fast food and a car wash were approved. Likewise,
the City has sought to ensure a commercial or retail use in the southern portion of the 15-acre demonstration
site at La Quinta Dr (including policy support for food and beverage, or big box).

DEFINING 111
646 Return to Agenda Link
38 BLOCK EDGES AND BLOCK

PATTERN POLICY
The block street network presented in the Corridor
Plan Vision depicts distances of 200 feet to 400 feet
between intersections, internal to blocks bounded by
district arterials. This walkable block scale is applicable to a range of development types, including large vertical mixed use, townhomes, infill in-line retail, and phased blocks for compact single-family housing. This Specific Plan recommends:
● Intersection spacing and block lengths between 150
ft and 400 ft between right-of-way edges, to ensure a
pedetrian scale built environment
● Pedestrian or multiuse off-street paths as an
alternative edge in block development pattern
proposals
● Roadways entering infill development from existing
signalized or future roundabout intersections on
major and secondary arterials serve as development
access and anchors to the block street network.

This Specific Plan introduces a flexible approach to
block configuration that can be adapted to the prevailing pattern of a new infill project. The Block Pattern is
delineated by the perimeter street-facing facades for
new and infill buildings and are categorized according
to street front types. In this Specific Plan, block fronts or block sides are interchangeable according to the
following guidelines:
● Block Fronts and Block Sides should adhere to rules
governing required extent of Active Frontage in the
Active Frontage Policy.
● Block Fronts, Sides, and Rear Access should align
across intersections, and block frontages should face
each other across Corridor Private Drives established
in the Circulation Element of this specific plan
● Main development entries should be along
established Block Fronts. Parking access, building
services, and egress should be along block sides or
rear access.

Block Edges: the requirement
that Active Frontage is present
along 50% of building fronts,
and 20% of building sides, and
that they meet at corners facing
the Active Frontage Nodes.

This directionality should be
coordinated with surrounding
blocks and their edges.

Block Pattern: the grid formed
in development massing by
consistently aligned building
fronts, sides, or rears along
new streets or paths.

DEFINING 111
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39 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

ACTIVATION EVENTS &

ENTERTAINMENT USE PROGRAM
Outdoor events which activate streetscapes, parking
areas and vacant lots are a proven way to secure a
sense of community that is pedestrian-oriented and
economically beneficial. The city-run Brew-In LQ Craft
Brew Fest, which began in 2016, is one such successful
example from the Highway 111 Corridor.

As residential and commercial development continues
to build the Corridor into a livable and walkable district, active and entertainment oriented uses like these will
need permanent establishment along the Highway 111
frontage. These are best suituated in iconic structures set in a high-quality public realm with plazas, green
commons, and garden settings. Shared shade structures
and shaded patios are essential in the La Quinta context.

Tying these into the Cultural Trail will bring a synergy that benefits the entire Corridor.

Examples such as The Barn in West Sacramento are
City-led projects that require sophistocated public private partnerships and lease-back arrangements over several
years

CITY-LED MIXED-USE & AFFORDABLE

HOUSING PROJECTS
The primary method for affordable housing delivery in
the Highway 111 corridor will be through city-instigated multi-family housing development on three city-owned
parcels. These are opportunities to introduce high
density housing, limited vertical mixed use, and suitable high quality public realm as demonstration projects.

The city-owned project sites are:
● East of La Quinta Drive, north of Highway 111; vacant lands of 15.8 acres connected to the CV Link
● East of Dune Palms Rd, north of Highway 111; vacant
lands of 5.1 acres connected to the CV Link
● West of the Residence Inn, south of Highway 111,
north of Vista Coralina Ln; vacant lands of 6.5 acres
The development potential of these project sites is
explored through recommended site designs. These are
presented with related capacity studies in the following chapter on Development Scenarios.

The following programs and
related projects are actional
implementation steps the City
can take to guide and encourage
specific land use and urban form
outcomes in development along
the Highway 111 Corridor

3.4 DEVELOPMENT
PROGRAMS + PROJECTS

DISTRICT-WIDE PROGRAMS
The following are ongoing programs pertinent to
achieving land use, urban form, and development
outcomes, to be applied across the Study Area.

They are described in detail among Initiatives in the
Implementation Chapter:
● Continued Streamlined City Permitting & Processing
● On-Call Architect/Urban Designer
● Establish Activation & Seasonal Events Program
● Affordable Housing Preparation & Solicitation
● Business or Restaurant Startup Program
● Institutional Resource Land Assistance Program
● City Lot Reparcelization Program
● Façade Improvement Program
In addition, the following major programs and project
categories may also stand as location-specific city led development or activation efforts which will drive the
evolution of land uses along Highway 111 toward a more
walkable and vibrant outcome:
648 Return to Agenda Link
40 MIXED USE ADVANCEMENT AREAS

PROGRAMS & POLICIES
Incentivizing mixed use, especially vertical types, in
conjunction with active development frontage is crucial to achieving a walkable and vibrant Highway 111 Corridor.

Incentivizing these development types along select northsouth corridors will ensure they form mixed use gateways into residential infill areas.

These areas are localized aroud Active Frontage Nodes
to synergize with a policy of achieving concentrations of groud floor activity at the street front. It is important to secure additional criteria that ensure community and
growth benefits such as public realm, landscape and street furnishing, higher minimum densities, vertical mixed use, housing density thresholds, and degree of ground floor
activation.

The authors of this Specific Plan recommend that projects qualifying for incentives be of a vertically stacked or attached mixed-use type. Higher minimum densities of
dwelling units are also recommended as qualifying criteria.

Incentives may include, waiving permit, processing
and impact fees, utility in-kind capital expenditure
commitments, TIF financing options, reduction in open
space common area requirements, ground floor
commercial subsidy grants, elimination of parking
minimums based on a long-term shared parking plan.

Some of these potential incentives are recommended in
the Implementation Chapter.

In addition to an incentives program for qualifying
mixed use projects, an enabling policy of high maximum
building height is recommended. Focusing that
increased maximum in the vicinity of Active Frontage
Nodes and to a maximum distance of the building extent
ensures synergy between the Mixed Use Advancement
and Active Frontage Policies.

These Mixed Use Advancement Areas will therefore
include an enhancement of the new Highway 111
Corridor base zone height limit, to allow a height
accomodating 6 stories where Active Frontage is built at Active Frontage Nodes in the form of vertical mixed use, across the full extent of those qualifying buildings.
649 Return to Agenda Link
41 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The following are four organizational categories that
arrange development and establish regulatory overlays
that prioritize land uses in various Corridor areas.

ACTIVE FRONTAGE PRIORITY
The Highway 111 Corridor Plan (2019) calls for the
introduction of active uses on the ground floor -
especially under mixed use projects. These sub-areas
and their labeled intersections are ideal locations where active use will create legible gateway transitions into neighborhoods with human oriented placemaking. These
are situated at block entries with transverse drive aisles branching from Highway 111. They are also optimal
locations for infill that coordinates with existing strip retail and small commercial out-parcels that will operate for some years to come.

AUTO-ORIENTED PRIORITY
These sub-areas establish a space for continued autooriented drive thru and convenient small format retail.

Community desire for and the economic viability of these businesses remains strong; here they may continue to be maintained and developed along the edges of Highway
111.

Infill of more livable and diverse land uses to this Highway 111 Corridor is organized through four urban design layers. Each can adapt to a range of urban densities, development types, and frontage orientations.

DEVELOPMENT OPPORTUNITY
Parcels with the greatest potential to host land use
intensification are considered here. Each connects to the larger Highway 111 district through an Active Frontage
Priority Nodes and their overlay Areas. This coordinates an array of active frontages belonging to each Opportunity, and which better connect to each other while serving as highvisibility anchors for those projects.

CIRCULATION FRAMEWORK
The Highway 111 Corridor is the main trunk among a
system of roads that subdivide this part of La Quinta into six major blocks. Branching from Highway 111 are Major
and Secondary Arterials. This Specific Plan prescribes
the long term evolution of both road types to eventually serve the community as multi-modal routes. The adopted
Highway 111 Corridor Plan (2019) introduces an additional element to the local roadway network. These pertain to
future land uses by:

1. Organizing block structure to be more walkable and
suitable for mixed use development, and,

2. Weaving new development blocks into alignment with
existing retail/commercial development.

3.5 LAND USE FRAMEWORK LEGEND
650 Return to Agenda Link
42 FIG 3–2: LAND USE FRAMEWORK CONCEPT
Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Blackhawk Way Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
651 Return to Agenda Link
43 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
This policy choreographs the
alignment of retail and commercial
frontages within new development
to ensure they form legible blocks
between new roads and pathways.

This leads to a cohesive public
realm lined with shops and services,
and organizes areas for service and
parking access.

3.6 BLOCKS FRONTAGE &

DEVELOPMENT EDGES POLICY
In support of the Highway 111 Corridor Plan (2019), while maintaining support for flexible approaches to building orientation, the Building Orientation Approach requires that:

1. Active Frontage predominately occupy the proposed
Block Fronts and Sides and fall within Mixed Use &
Active Development Advancement Area

2. Development Edges are consistently aligned within
surrounding blocks defined by Secondary and Major
Arterials of Washington, Adams, Dune Palms, and
Jefferson.

3. Development Edges are consistently aligned to frame
Active + Walkable Corridors through a project so as to
align with a corresponding Active + Walkable Corridor
across Highway 111.

FRONTAGES APPROACH
● Block Front edges must incorporate Active Frontage
and main development entry for at least 50% of their
length.
● Block Side edges must incorporate Active Frontage
and main development entry for at least 20% of their
length. If treated as a Block Front, and at least 50%
is incorporated, then the connected Block Front may
be treated as a Block Side with at least 20% Active
Frontage
● Rear Access edges do not require Active Frontage, and are recommended for parking access or landscape
buffering.

LEGEND

OVERALL APPROACH
This Land Use policy should serve as an instructive
guideline for the City of La Quinta in reviewing and
approving new infill development, parcel sub-division, and proposed block structure.

Adaptability in implementing the Specific Plan Land
Use Element is crucial to the economic viability of new developments in La Quinta’s Highway 111 Corridor
because:
● Developers and operators must meet the needs of
current retail development needs that will change as
the real estate and retail market evolve.
● Innovative development may take varied approaches
to the alignment of active frontage, public space, and
public right-of-way to meet those challenges.

ORIENTATION APPROACH
Development Orientation guides development edges
within proposed blocks of the Development Pattern in
such a way that:
● Internal Edges of development subdivision ultimately
are accessed through the corresponding selected
Block Frontage of the surrounding Block.
● Development which is set back from block edges,
should follow the Recommended Orientation, or be
consistent with surrounding development orientation.
● Development which forms blocks larger than shown
in the Development Pattern of this diagram, should
be oriented to face other Block Frontages or the front
facade of existing commercial development.
652 Return to Agenda Link
44 FIG 3–3: DEVELOPMENT EDGES APPROACH CONCEPT
Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Blackhawk Way Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
653 Return to Agenda Link
45 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The Land Use Framework avoids
organizing through prescriptive
land use designations or required
massing and form. This section
serves as an illustration of how
the consistent application of
the Active Frontage Policy in
conjunction with the Block
Frontage & Development Edges
Policy, may result in Active &
Walkable Corridors.

3.7 ACTIVE & WALKABLE

CORRIDORS CONCEPT
Infill development and the redevelopment of existing
commercial sites will occur incrementally. The phased
evolution of uses and increasing presence of mixed use
should align to form Active + Walkable Corridors - streets and public routes conducive to active transportation
accessing retail and community services relevant to the community.

In apply and adapting the Development Edges Policy, the potential for three basic outcomes must be observed in
a development diagram provided by the development
entitlement applicant showing connections to future
development across La Quinta’s Highway 111 Corridor:

1. Active + Walkable Corridors align with similar
streetscapes across Highway 111.

LEGEND

2. Active + Walkable Corridors provide direct routes
through the depth of project block massing,
terminating at major intersections with Auto-Oriented
Corridors.

3. Active Frontage with Active Uses on the ground floor begins at and emanates from Active Use Nodes.

4. Active Frontage among two adjacent blocks must be
facing across their adjoining circulation corridor.

5. Where possible, Active Frontage must face directly,
be aligned-with, or be cornering and perpendicular to
existing commercial frontage.

6. Active Frontages must be visible from the AutoOriented roadway corridor, while framing legible routes through development massing.

7. Acceptable alternative outcomes must be considered
by the City as equally viable for approval if they enact this Specific Plan’s Policies and embody Approaches
provided in this Land Use Element chapter.

8. Opportunities existing to prepare Active “Side”
Frontages that face the CV Link where they are
connected to a main Active Frontage - connecting at
the corner of the Block Frontage. This cornering will
invite pedestrians toward or away from the CV Link.
2 1
4 5
6 7
8 3
654 Return to Agenda Link
46 FIG 3–4: ACTIVE & WALKABLE CORRIDORS CONCEPT
1 2
4 5
6 8
3 Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Blackhawk Way Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
7 Fig 3–5: Active & Walkable Corridors Concept Alternative Adams St Highway 111
655 Return to Agenda Link
47 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
Active Frontage Nodes are key
corners intended as busy gateways
to mixed use developments.

3.8 ACTIVE FRONTAGE

NODE APPROACH

TYPICAL EXISTING CONDITION
The diagram at right shows the typical in-line retail
condition with auto-oriented and small format retail
outparcels fronting Highway 111. Infill development is
anticipated to be anchored along north-south oriented
entries into these retail centers off 111 as shown here.

The Active Frontage development strategy requires that
development to position active frontages along those
roadways first - ensuring a legible gateway condition.

HORIZONTAL MIXED-USE
Horizontal mixed-use is a common condition where retail for goods or services are found among low-rise multifamily and multi-unit complexes such as townhomes, bungalows,
patio-homes, and small-block flats. Retail serving these neighborhoods must be places along entry drives which
intersect Highway 111. They may be stand-alone single
or multitenant buildings with maximum separation from
adjacent housing. The development code describes
qualifying active frontage that may include services or community spaces for project residents.
● Active Frontage may be in single use buildings - single or multi-tenant
● Maximum separation requirements ensure community
compactness and walkability
● Active frontage is not required at all intersection, but any inclusion must start at indicated corners
FIG 3–6: TYPICAL EXISTING CONDITION WITH DEVELOPMENT STRATEGY FIG 3–7: ACTIVE FRONTAGE IN HORIZONTAL MIXED-USE
1 2
2 3
3 1
1 656 Return to Agenda Link
48 ACTIVE OPEN SPACE
Provision is made for retail and other active frontage
uses which are set back beyond maximum setback limits
where publicly accessible open space is introduced. This may include green commons, plazas, and similar outdoor
active use areas which may include kiosks, bicycle
storage, transit facilities, and other small footprint uses.

Requirements are set forth in the development code for
active frontage requirements and limits behind these
open space amenities.
● Active Frontage may “step back” to accomodate open
space amenities such as commons and plazas
● Active Frontage may include kiosk, mobile, and
other alternative types if they constitute a constant
presence.
● Green commons have additional Active Frontage
requirements but are encouraged to meet open
space reserve requirements.

VERTICAL MIXED-USE
Residential units stacked over retail or commercial
on the ground floor typifies development anticipated
in the maximum development scenario for this study
area. As shown, retail active frontage uses introduced
should prioritize one of two active intersections, then may proceed north-south and/or east-west along the
ground floor. This may occur at one or both intersections along each cross street intersecting Highway 111. The
development code provides for qualifying uses, shopfront windows, and maximum separations along the activated
facades.
● Active Frontage may extend in either direction
from corner, and must meet requirements for
spacing, consistency, and design as provided in the
Development Code.
● Building orientation and the direction of active
frontage may vary among buildings, but must
consistent with adjacent or facing blocks. FIG 3–8: ACTIVE FRONTAGE IN VERTICAL MIXED-USE FIG 3–9: ACTIVE FRONTAGE AT OPEN SPACE ADAPTATION
1 1
1 2
3 1
2 2
2 3
657 Return to Agenda Link
49 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
Affordable housing projects
proposed in this Specific Plan for
the Highway 111 Corridor will meet
or exceed commitments made in
the General Plan Housing Element.

This plan also identifies potential
sites for important community
education and services.

3.9 AFFORDABLE HOUSING &

COMMUNITY RESOURCES
Plan Housing Element allots 569 affordable housing for
low and very-low income households.

Developers have explained that City partnership or
assistance will be needed to complete such projects in
the area. Therefore, it is the City’s stance that City-owned parcels are the best sites to continue this work.

If all housing allotted in the Housing Element and all projects proposed in this Specific Plan are built as anticipated over the next 10 to 15 years the Highway 111 Corridor will
serve as an important resource for workforce housing.

This would amount to at least half of new housing in the Highway 111 Corridor (1000 to 1600 total). Altogether
the Highway 111 Corridor has the potential to be a hub for residential infill and livability for the City.

COMMUNITY RESOURCES
Community resources are important to a growing resident population. These may include childcare, K-12 (public,
charter, and private), other education facilities, job training, medical offices and clinics, community centers, university extension and discovery.

HOUSING NEED & CAPACITY
The Highway 111 Corridor is planned to accommodate
as much as one-third of the City’s affordable housing
commitments over the next 10 to 15 years. It will primarly occur on three City-owned parcels at:
● La Quinta Dr and Highway 111, with 280 units
anticipated in this Specific Plan
● Dune Palms Rd and Highway 111, with 120 units
anticipated in this Specific Plan
● The Residence Inn and Vista Coralina Ln, with 120
units anticipated in this Specific Plan
Together, these three projects would bring 520
recommended units of affordable housing for low and
very-low income households. As of the adoption of this
Highway 111 Corridor Specific Plan, the City’s General
LEGEND
658 Return to Agenda Link
50 FIG 3–10: AFFORDABLE HOUSING IN THE HIGHWAY 111 CORRIDOR Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
659 Return to Agenda Link
51 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
4 DEVELOPMENT

SCENARIOS
660 Return to Agenda Link
52 THE FUTURE OF GROWTH IN
LA QUINTA'S HIGHWAY 111

NEIGHBORHOOD
The future of development in La Quinta’s Highway 111
Corridor is forecasted to reflect the changing nature of retail and a regional housing shortage. The continued
vibrancy of existing development is possible among new
infill throughout the corridor.

The fundamental challenges faced by this visionary future for La Quinta’s Highway 111 Corridor are:
● Shift in development use primarily to housing
● Site design that maximizes redevelopment while
maintaining suitable transitions to surrounding uses.
● Mixed-use has limited near-term viability only where the City controls sites and development direction.

The development scenarios
establish district growth expectations
based on forecasts of economically
viable land uses and tests those
expectations against available land
and optimal siting. The result is
a realistic picture of achievable
highest and best use which fulfills
the community vision.

HOW TO USE THIS PLAN ELEMENT

FRAMEWORK
This plan element organizes a range of development
outcomes into maximum and moderate scenarios, one
aspirational, one realistic. The development yields
for each scenario are instructive to City staff as they interact with developers and inform constituents about
neighborhood transformations. Use this information to:

1. Explain the connections between regional economic
factors, available land, develop-ability, and the retail and housing carrying capacity of the study area to
decision-makers and constituents.

2. Anticipate a likely degree of growth on a block-byblock basis to program supporting infrastructure investments, project impacts, and potential fees.

3. Understand what code parameters and development
limits will right-size growth policy while allowing the highest and best use outcome across the plan area.

4. Visualize the long term potential development for its intensity, height, type and siting for the community’s
benefit - aligning their expectations with economic
reality.

5. Prepare to meet developers half-way with a detailed
understanding of what they are likely to bring to
property owners and plan check desk over the years.

4.1 SUMMARY +

OBJECTIVES
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53 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The Moderate Scenario embodies
an optimistic view of absorption of
economically viable development
based on regional demographic
factors, study area real estate
performance, and land availability.

The scenario imagines a significant
focus on growth of housing with
limited mixed use.

Future Development Use Mix: Moderate

4.2 MODERATE DEVELOPMENT

SCENARIO BY BLOCK
The Moderate Growth Scenario allocates 570 affordable
housing units of the remaining required 569 units per the Regional Housing Needs allotment for this Study Area –
520 of which are across three City-owned parcels.

In the blocks between Washington and Adams, north of
Highway 111, development would be horizontal mixed
use in this Scenario, with low-rise 2-story middle density housing in the form of townhomes, row houses, patio
and bungalow court clusters, and starter homes for rent with eventual sale. A limited institutional (education or medical office) and a 150 key two or three star hotel is likely viable. Eastward, between Adams and Jefferson,
most development would be on City-owned properties.

South of Highway 111, between Washington and Adams,
the parking areas in and around the existing theater may present a future infill opportunity, with low rise attached Fig 4–1: Use Mix Appropriate to the Moderate Scenario Note: "Future development," here, describes the use mix of new construction.
or detached compact housing. This block includes a
moderate income affordable housing designated parcel.

To the east of this, the Sol Terra project is nearing
completion, and surrounding lands could support an
additional small hotel, medical office, and similar amount of infill housing. Between Dune Palms and Jefferson,
south of Highway 111, the parcel adjacent to Residence
Inn holds potential for affordable housing.
● Residential (Non Mixed-Use Townhomes, Flats)
Residential (Mixed-Use Flats over Retail)
Retail (Mixed-Use Groud Floor)
Retail (Stand-Alone Pad or In-Line)
Hotel
Office or Institutional
Ground Floor)
662 Return to Agenda Link
54 FIG 4–2: MODERATE GROWTH BY BLOCK
Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Adams St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Highland Palms Dr
La Quinta Center Dr
Costco Dr
Corporate Centre Dr
663 Return to Agenda Link
55 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The Maximum Scenario embodies
an aspirational view of absorption
of economically transformative
development, intended to capture
the full promise of the Highway 111
Vision Plan (2019). The scenario
images a shift toward low-rise
horizontal and vertical mixed use
development.

4.3 MAXIMUM DEVELOPMENT

SCENARIO BY BLOCK
In the blocks between Washington and Adams, north of
Highway 111, development would be vertical or 3 level
multi-family mixed use in this Scenario. Housing would
likely not be townhomes or row houses, but 3 or 4 story stacked flats with limited corner retail at ground floor in an urban development type. A limited institutional (education or medical office) and a destination three or four star hotel, twice as large as in the Moderate Scenario, is
presumed. Eastward, between Adams and Jefferson, most
development would be on City-owned properties.

South of Highway 111, between Washington and Adams,
the parking areas in and around the existing theater are imagined as a live-work-play vertical mixed-use complex with 2 levels of housing over limited walkable retail dining and services. This block includes a moderate income
affordable housing designated parcel. To the east of
this, the Sol Terra project is nearing completion, and is surrounded by lands which are also presumed to support
stacked mixed-use development infill in large parking
lots. A moderate sized business hotel is included similar to that provided in the Moderate Scenario near Sol Terra, adjacent to potential medical office or other professional commercial at the corner. Between Dune Palms and
Jefferson, south of Highway 111, the parcel adjacent to Residence Inn holds potential for affordable housing and an entertainment venue in the Maximum Scenario.

Fig 4–3: Use Mix Appropriate to the Maximum Scenario
● Residential (Non Mixed-Use Townhomes, Flats)
Residential (Mixed-Use Flats over Retail)
Retail (Mixed-Use Groud Floor)
Retail (Stand-Alone Pad or In-Line)
Hotel
Office or Institutional
Future Development Use Mix: Maximum
Ground Floor)
Note: "Future development," here, describes the use mix of new construction.
664 Return to Agenda Link
56 FIG 4–4: MAXIMUM GROWTH BY BLOCK
Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Adams St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Highland Palms Dr
La Quinta Center Dr
Costco Dr
Corporate Centre Dr
665 Return to Agenda Link
57 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

4.4 MIXED USE AT

DUNE PALMS RD
As development of the retail portion has
commenced, the remaining residential
parcel will provide the earliest opportunity
to demonstrate best practices in walkable,
dense, affordable housing. The best urban
design outcome will provide a legibly
active frontage along housing facing the
pad retail currently under construction.

DEVELOPMENT OPPORTUNITY
The mixed-use concept at Dune Palms Rd and Highway 111
demonstrates the front-back layered approach to land use. Along Highway 111 are two auto-oriented pad retail opportunities, likely supporting a drive-thru operation and car wash. Behind this are three or four story stacked flats inclusive of an embedded parking plinth at-grade across most of the building footprint. Retail, childcare, skillstraining, or job finding centers are recommended uses for retail along the south-facing ground floor active frontage. This is an opportunity for active uses facing CV Link as well. A roundabout or intersection with curb extensions is recommended with parkway and landscape buffering between the residential and commercial site portions. 666 Return to Agenda Link
58 CONCEPT YIELD SUMMARY
FIG 4–5: MIXED USE AT DUNE PALMS PROGRAM & FEATURES

CONCEPT FEATURES

1. Proposed CV Link public access easement w/ bicycle service

2. Proposed location for public pocket park with CV Link access

3. Ground level parking inside residential building plinth

4. Retail, restaurant, or service ground floor w/ active frontage

5. Roundabout with landscape parkway and pedestrian refuges

6. Example of auto-oriented restaurant drive-thru, or car-wash

7. Public pedestrian multi-use pathway through retail and across site

8. Recommended easement for 16’ multi-use side-path to CV Link 1 5
2 6
3 7
4 8
1 5
2 6
3 7
8 4
667 Return to Agenda Link
59 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
Designated by the City as the
“demonstration site”, this project will be
developed as a highest-and-best use
case and in accordance with the most
desirable urban design outcomes. This
City-driven project will be a center of
living, working, and entertainment in
the corridor.

4.5 MIXED USE AT LA

QUINTA DR

DEVELOPMENT OPPORTUNITY
The mixed-use development concept at La Quinta Drive and Highway 111 sits at the heart of La Quinta’s Highway 111 corridor – ideal for a new livable and walkable neighborhood that sets the tone of future infill across the study area. The project is organized into equal sized residential development tranches in the northern portion of the site. Corporate Center Dr will bifurcate these residential blocks, as well as a landscaped open space corridor with public access path to CV Link. The southern portion along Highway 111 will host a unique cluster of independent restaurants and institutional use around a shared and shaded outdoor patio accessed from the Cultural Trail along Highway 111.
668 Return to Agenda Link
60 CONCEPT YIELD SUMMARY
FIG 4–6: MIXED USE AT LA QUINTA DR PROGRAM & FEATURES

CONCEPT FEATURES

1. Proposed location for public pocket park with CV Link access

2. Public pedestrian multi-use pathway with bicycle storage shown

3. Ground level parking inside residential building plinth

4. Retail, restaurant, or service ground floor w/ active frontage

5. Shared surface parking with special event or market capability

6. Independent restaurant operation accompanying outdoor patio

7. Shared shaded outdoor patio dining area along Cultural Trail

8. Example office or education facility with drop-off and shaded patio 1 5
2 6
3 7
4 8
1 5
2 6
3 7
4 8
669 Return to Agenda Link
61 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

4.6 HOUSING AT VISTA

CORALINA LN
Connected to an existing multi-family
housing development and area’s
newest hotel, this site is an ideal
opportunity to provide additional
affordable housing while addressing
senior or assisted living needs. This
plan illustrates smaller multi-tenant
buildings across most of the site.

DEVELOPMENT OPPORTUNITY
A key feature of this mixed-use development concept is the shared access curb-cut and parking drive aisle connecting Highway 111 to Vista Coralina Ln. In this plan alternative, an internal intersection accesses a dedicated parked drive aisle encircling the residential use in the main sub-parcel. The southeast parcel “tab” is proposed as a small pocket park to be shared among both affordable housing developments. It is shown here with design support for a food-truck fair and small events. The residential type shown is reflective of the Coral Mountain project immediately across Vista Coralina Ln. Similarly, a resident open space amenity with green common and pool is shown amid the housing.
670 Return to Agenda Link
62 CONCEPT YIELD SUMMARY
FIG 4–7: HOUSING AT VISTA CORALINA LN PROGRAM & FEATURES

CONCEPT FEATURES

1. Eight-unit two-story stacked flats with shared walk-up access

2. Residential complex leasing office, clubhouse or common room

3. Drop-off / porte cochere at residential entry drive w/ turnaround

4. Residential amenity green common and pool concept

5. Pedestrian limited access pathways to residential project

6. Double-loaded drive aisle for dedicated covered resident parking

7. Food truck or transit bus parking berth at food truck garden

8. Food truck garden with shade trees, trellis, and performance stand 1 1 5
5 2
2 6
6 3
3 7
7 4
4 8
8 671 Return to Agenda Link
63 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

4.7 MIXED USE AT

VISTA CORALINA LN
Leveraging synergy with the area’s
newest hotel, this site is an ideal
opportunity to introduce a casual
dining and entertainment venue. This
frontage use is suitable adjacent
to affordable housing for senior
or assisted living. This alternative
illustrates a larger multi-tenant
building on a rear portion of the site.

DEVELOPMENT OPPORTUNITY
This plan alternative of the mixed-use development concept adjacent to the Residence Inn shows the north-south shared access drive connecting Highway 111 and Vista Coralina Ln as fully integrated into a parking strategy for the multi-family project portion. Along Highway 111 is as a multi-vendor dining garden with performance stage. Similar to a containerpark or “steelcraft style” venture, this vibrant use will leverage synergy with the Residence Inn and its regional visitors.

The senior living facility concept shown would be three or four stories with larger dining commons and activity spaces around a landscape courtyard.
672 Return to Agenda Link
64 CONCEPT YIELD SUMMARY
FIG 4–8: MIXED USE AT VISTA CORALINA LN PROGRAM & FEATURES

CONCEPT FEATURES

1. Outdoor multi-tenant food and live entertainment venue

2. Transit, tour bus, or food truck parking berths and shaded promenade

3. Dedicated entertainment venue parking with solar PV shade

4. Three story stacked flats as affordable senior living facility

5. Senior living limited access green common amenity space

6. Shared through drive expanded to roadway design standard

7. Head-in dedicated resident parking along shared driveway

8. Low-rise multifamily townhome or stacked flat residential building 1 5
2 6
3 7
4 8
1 5
2 6
3 7
4 8
673 Return to Agenda Link
65 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
This summary of growth potential
in La Quinta’s Highway 111
Corridor provides a realistic picture
of economically viable and likely
development extent and intensity
over the next 20 years. The summary
is applied to environmental reporting
that accompanies this Specific
Plan and therefore represents the
expected limits of growth.

4.8 SUMMARY OF

GROWTH POTENTIAL

OVERVIEW & PROCESS
The Yield Summary at right presents the volume of
expected future development that is economically viable given the lands immediately available or likely to see infill and redevelopment that starts in the next 20 years.

Both Low and Max Yield Summaries are the sum of all
development mapped in their respective Moderate and
Maximum Growth Scenarios. Aligned together, they
describe a range for growth that is optimistic and presumes all implementation steps across the Specific Plan are
fulfilled.

Overall, the yield summary represents the input of real estate economists using interviews and regional data
such a census information and surrounding forecasted
growth rates. These are placed against the available land, checked through
a process of site
design for cityowned parcels, and
adjusted up or down based on
the long term goals presented
in the 2019 Corridor Plan
Vision.

The table presents data organized into the
following sections:
● Development Yield is a side-by-side presentation
of the total gross-square-footage for the preceding
Moderate and Max Growth Scenarios.
● Land Use provides acreage of prevailing land use
applied to future blocks drawn to build each Scenario.

New Public Right-of-Way separates the acreage of
any new street corridors within existing blocks, and
are typically cutting across existing surface parking in new parcelization.
● Development Intensity documents the average new
FAR within presumed new sub-parcels and is useful
for informing the zoning code update. Most of these
are reasonable within a dense walkable mixed-use
district.
● Housing Details provides important data about
unit count, subtotals of affordable housing, and
assumptions about gross unit size. The data
comports with flat type units ranging from 3 to 1
bedrooms in projects designed with a 75% efficiency.
● The rightmost data column on both sides
presents the research-based demand forecast
for development absorption based on the current
economic and physical conditions. This suggests
that by implementing the Specific Plan policies,
projects, programs, and capital improvements, a
development result somewhere in the range of
scenarios is achievable.
● Note: Most development in the corridor is expected
to arrive in some form of horizontal or vertical
mixed use; however, the Max Scenario includes an
additional “Mixed Use” data row that advises the
greatest amount of housing and retail uses which
may be achievable combined in vertical mixed use
buildings. These numbers suggest as much as 70%
of housing and retail could be delivered in a vertical
mixed-use format in an economic best case scenario.

Note that this still advises a lower volume of total
additional retail than is envisioned in the 2019
Corridor Plan.
1 5
2 6
3 4
674 Return to Agenda Link
66 FIG 4–9: YIELD SUMMARY FOR DEVELOPMENT SCENARIOS AND DEMAND FORECAST 1 2
3 4
5 6
5 675 Return to Agenda Link
67 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
5 CIRCULATION
+ MOBILITY
676 Return to Agenda Link
68 THE FUTURE OF MOBILITY IN
LA QUINTA’S HIGHWAY 111

NEIGHBORHOOD
The Circulation and Mobility strategy for La Quinta’s Highway 111 Corridor is based on the introduction of a fine grained road system for infill development that increasingly favors pedestrians and active mobility in areas set back from
Highway 111 while accommodating a multimodal approach
along Highway 111, as well as major and secondary
arterials.

The fundamental challenges faced by this visionary future for La Quinta’s Highway 111 Corridor are:
● Persistence of auto-oriented commercial with drivethru’s and surface parking in shopping centers along Highway 111 and throughout the district.
● Pedestrian safety for new residents of the corridor.
● New road hierarchy long before uses are proposed.

La Quinta’s Highway 111 Corridor
is evolving from an auto-oriented
commercial district to a mixed
use neighborhood with housing,
community uses and open space.

The circulation network must
also transform to support active
transportation, transit, new types of
retail, new development access, and
pedestrian-oriented uses.

HOW TO USE THIS PLAN ELEMENT

FRAMEWORK
This plan element organizes an adaptive and hierarchical system of multimodal corridors, pedestrian corridors,
and an intersections strategy which is choreographed to sync with the Land Use Active Frontage strategy in this Specific Plan. Use this plan element to:

1. Establish the rationale behind a roadway hierarchy
that achieves a gradient of multi-modal and autoheavy transportation along Highway 111, transitioning to a pedestrian and service access focus on smaller
streets further from Highway 111.

2. Coordinate new development parcelization, phasing,
and access to connect them to existing intersections
while maintaining a cohesive urban pattern.

3. Understand the differences between roadway types to
ensure each new capital project achieves objectives
and is calibrated to the intended mix of travel modes.

4. Visualize the physical roadway types as
comprehensive public realm corridors, with landscape
character, parkway pattern, and visual transparency.

5. Prepare lane transitions, bicycle facilities, curbing, turn pockets, pedestrian crossings, off street pathways and other capital improvement details.

5.1 SUMMARY +

OBJECTIVES
677 Return to Agenda Link
69 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

MULTIMODAL CORRIDORS STRATEGY
All roadway types for this Specific Plan are prepared for multiple travel modes; however, a greater portion of some roadway sections are provided to active transportation
modes. Regional, Municipal, and District corridors here reflect updated versions of road sections established in the General Plan. Neighborhood Corridors and Internal linkages are more customized smaller road types for this Specific Plan.
● Regional Corridors: Represent the highly customized
reconfiguration of Highway 111 to support multi-modal
transportation along with an iconic landscape.
● Municipal Corridors: Municipal Corridors are ideal for access to other districts of La Quinta. They do not have a custom street section in this Specific Plan.
● District Corridors: District Corridors are ideal for
access to surrounding adjacent districts, and receive a custom multimodal street concept in this Specific Plan. ● Neighborhood Corridors: Represent new and existing
roadways pertinent to infill development, which may
fall in the private or public realm, and receive a custom road concept in this Specific Plan.
● Internal Linkage: Roads that emphasize pedestrians,
bicycle shared use, and development service access.

This framework coordinates existing highway and arterial types recognized in the General Plan with the addition of new roadway types intended to emphasize pedestrians and active mobility needs.

PEDESTRIAN CORRIDORS STRATEGY
This framework implements a Specific Plan policy of
pedestrian permeability for new developments by
establishing required pedestrian pathways that must be
found in infill development proposals.
● Regional Pathway (CV Link): The Coachella Valley’s
primary active transportation spine, which connects to
La Quinta’s Highway 111 Corridor at multiple points.
● Neighborhood Pathway (Cultural Corridor): The
primary route of a pedestrian sidewalk/sidepath
enhanced with local art and sculpture installations.
● Internal Pathway: Required thru-block pedestrian
links to ensure development permeability and access.

INTERSECTIONS STRATEGY
All intersections are illustrated in this Plan to
demonstrate recommended pedestrian safety
improvements. Gateways include recommended
landscape enhancements. Some Internal Gateways are
recommended as roundabouts.

ACTIVATED CIRCULATION STRATEGY
Public use agreements can be coordinated for public rightof-ways or private facilities for City-led outdoor markets and events.

5.2 CIRCULATION + MOBILITY FRAMEWORK LEGEND
678 Return to Agenda Link
70 FIG 5–1: CIRCULATION + MOBILITY FRAMEWORK CONCEPT
Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Blackhawk Way Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
679 Return to Agenda Link
71 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
This approach to the roadway
network supports the Circulation
Framework by assigning roadway
typologies to routes anticipated to
accompany new infill development.

Some routes are recommended and
their location is flexible with only
required connections; others are
mandatory with new development.

5.3 ROADWAY NETWORK

OPTIMAL APPROACH
The following roadway types are shown where there is
greatest potential for new or infill development. These types are mostly public rights-of-way, while some are
anticipated to be “Private” roadways that may be
parcelized as access easements or access lands. All
are labeled as “Corridor” facilities to ensure they are understood as special Highway 111 Specific Plan types.

REQUIRED ROADWAY FACILITIES
The roadway and block configuration is primarily drawn
from the adopted Highway 111 Corridor Plan (2019), and
are differentiated by their depth within anticipated infill development. Use these in conjunction with streetscape
type concepts on the following pages.
● Corridor Highway 111: Primarily automotive and
public-transit oriented roadway section that introduces dedicated bicycle facilities to La Quinta’s portion of
Highway 111.
● Corridor Secondary Arterials: Both support access
from surrounding neighborhoods into the Highway
111 corridor. Two configurations are provided; both
emphasize pedestrian access and comfort.

LEGEND
● Corridor Collectors: Especially emphasize
aesthetically iconic and legible gateways into new
developments, with emphasis on pedestrian comfort.
● Corridor Drives: Both private and public corridor
drives must meet the same streetscape standard and
preference active mobility with bicycle buffering, curb extensions, parallel parking, and only two travel lanes. ● Corridor Streets: Corridor streets are the smallest
defined Specific Plan roadway type; their exact route is optional depending on each development proposal, its
uses and types. They are required to begin and/or end
at established Roadway Intersections shown.
● Pedestrian Pathways with Neighborhood Electric
Vehicle (NEV) Capacity. Pedestrian Pathways
are required, but their exact route is optional.

Those supporting NEV access are wide enough to
accommodate NEV in off-street use with NEV able
to safely pass pedestrians in both directions. This
includes the CV Link.
● Pedestrian Pathways: Pedestrian Pathways without
NEV Capacity are off-street sidewalks allowing passage
through development blocks.

RECOMMENDED FACILITIES
The Recommended Facilities category acknowledges
existing drive aisles and service routes with which new development must coordinate. Their connection to new
project access is recommended to avoid dead-ends and
misaligned intersections.

ROADWAY INTERSECTIONS
All Roadway Intersections are required facilities as are their approximate location. The type and scale of those facilities is recommended; but should be appropriate to the connecting roadway streetscape types.
680 Return to Agenda Link
72 FIG 5–2: ROADWAY NETWORK OPTIMAL APPROACH CONCEPT
Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Blackhawk Way Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
681 Return to Agenda Link
73 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
This Specific Plan avoids
prescriptive urban form and instead
provides a framework adaptive to a
range of land use and development
project outcomes. This Alternative
Approach reflects some potential
realities about block proportions,
phaseability, and outparcel
businesses that may persist among
adjacent mixed use projects.

5.4 ROADWAY NETWORK

ALTERNATIVE APPROACH
As in the prior section, the following roadway types are shown where there is greatest potential for new or infill development. These types are mostly public rights-of-way, while some are anticipated to be “Private” roadways that may be parcelized as access easements or access lands.

All are labeled as “Corridor” facilities to ensure they are understood as special Highway 111 Specific Plan types.

ALTERNATIVE APPROACH DRIVERS
There are a few reasons behind the differences between
the Optimal and Alternative Approach layouts. Generally, the Optimal approach aligns with the idealized Highway
111 Corridor Plan (2019), while the Alternative approach reflects more constraints and development realities in the near term. Altogether, both will support a more livable and walkable Highway 111.
● Auto-Oriented Commercial Frontage: The City of
La Quinta has supported the persistence of autooriented uses along Highway 111 and, to some extent, along district Arterials. These outparcels may require
continued access. Additionally, the City desires
commercial use along Highway 111 frontage at City-led
developments.

LEGEND
● Broad Rectilinear Blocks: New construction of
residential flats in vertical mixed-use buildings with
4-5 stories of residences over ground-floor commercial
use (“4 or 5 over 1”), common for moderate price and
affordable middle density housing, is optimized on large rectangular or nearly square parcels. Generally, housing developers prefer larger tracts within which several
phases of development are planned. Right angles are
also more prevalent in this Alternative.
● Those development opportunities which are not City-led are likely to be middle density townhome and rental
home products which require large parcels with frequent drive aisle access.

GUIDELINES FOR DETERMINING

ROADWAY CONCEPT CONFORMANCE
The following are guidelines which the City shall use to determine whether roadway networks in development
proposal alternatives meet Specific Plan objectives.

1. Corridor Private Streets, or related development
access curb cuts, are directly connected to required
intersections with a corresponding overall direction.

2. Changes of roadway type designation for another must maintain relative hierarchy relationship to connecting
roadways. Non-hierarchical networks should be avoided.

3. The inclusion of active transportation facilities, and pedestrian sidewalks, as recommended in each
streetscape concept is required and should not be
reduced or minimized. Their relocation in the street
section may be presented as an alternative.

4. Pedestrian pathways provide direct cross routes through new development areas, with visibility to the overall
direction of the route.

5. Pedestrian pathways may be Drives or Streets with
similar pedestrian facilities.
682 Return to Agenda Link
74 FIG 5–3: ROADWAY NETWORK ALTERNATIVE APPROACH CONCEPT Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Blackhawk Way Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
683 Return to Agenda Link
75 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The following are select projects
which are recommended citywide
capital improvements and
programs. Each may consist of
stand-alone project or components
of larger reconfiguration programs.

These efforts will require ongoing
commitments for full completion.

5.5 CIRCULATION +

MOBILITY PROJECTS

ACTIVE TRANSPORTATION SAFETY AT

ARTERIAL INTERSECTIONS
Road repair performed long before structural geometry, curb, corner, and turn pocket reconfiguration may incorporate the improved striping patterns recommended in this Specific Plan ahead of time.

These recommended improvements include roadway
markings and facilities for active transportation, including lanes for bicycle and neighborhood electric vehicle lanes, their lane buffers, dedicated crossings, vertical protective measures, curb ramps for on-street and off-street transitions.

In some instances, depending on existing and future road sections, curb extensions and protective islands may be constructed in the near term.

An important consideration in these early safety investments is that they help normalize traffic movement and drive
expectations around the addition and expansion of these facilities in the Highway 111 corridor.

PARTNERSHIP WITH DEVELOPERS
The City of La Quinta is encouraged to collaborate with Council, Economic Development, and the City Manager to
establish a program of Tax Increment Financing (TIF) and other advantages for housing and mixed-use projects that include private contribution to and construction of public roadways. Rather than simply providing City-funded
capital improvements, a more collaborative approach
to development will ensure streetscapes and vertical
development that coordinate to provide the highestquality public realm.

LOOP CIRCULATOR + MICROTRANSIT
Landowners and major business stakeholders agreed
with the fundamental benefits of internal transit
connectivity in reducing parking demand and increasing
park-once behavior. A small dedicated bus or tram
vehicle on an established path connecting among the 7
blocks of the Highway 111 corridor will help residents and visitors choose walking to access surrounding services.

Likewise, trams dedicated to bringing jobs access
between multifamily housing and major employers will
reduce commuter vehicle miles traveled (VMT) within the city.

ACTIVATIONS + EVENT CLOSURES
The temporary, but regular, closure of streetscapes,
parking lots, and other elements of the roadway
network for fairs, events, street markets, entertainment, promotions, athletic events, as such, will ensure a
continuously active public realm. The Vision described
in the 2019 Highway 111 Corridor Plan was embodied
in the success of the City’s Brew in LQ parking lot
activation. Continuing this will ensure a well-knit and vibrant lifestyle maximizing the potential of the area’s roads, pathways, and parking lots.

PROACTIVE DESIGN REVIEW
A collaborative approach to the transformation of each
block in La Quinta’s Highway 111 corridor that includes proactive involvement of the Public Works and the Design & Development department is important where road
alignments are not currently established. These “infill roads” require City staff to design alongside developers rather than await proposals to arrive for review. Staffing, time, and resources for internal design workshopping,
layout alternatives, and interim reviews will assist
developers in implementing this Circulation Framework.

SYSTEM-WIDE PROJECTS
The following projects can be found in many locations
across the district and reflect improvements that will
eventually become commonplace in the Highway 111
corridor public realm.
684 Return to Agenda Link
76 ROUNDABOUTS FOR SECONDARY

ARTERIALS AT DISTRICT DRIVES
A roundabout is shown for the Secondary Arterial at
Adams St and Avenue 47/Auto Centre Dr in anticipation
of increased traffic alongside pedestrian use with future multifamily housing on either side. This proposal improves capacity for daily vehicular throughput while reducing
road width and introducing a pedestrian refuge island
at crossings. Together, these lead to a more pedestrian oriented condition.

Additional roundabouts could be considered for the other four intersections of north-south oriented secondary
arterials and east-west corridor drives. These include
Adams at Corporate Centre Drive, Dune Palms at Corporate Centre Drive, Adams at Avenue 47/Auto Centre Drive, and Dune Palms at Vista Coralina Ln.

The reconfiguration of these intersections to roundabouts should be performed in conjunction with surrounding
anticipated multifamily housing development.

TREES & ACTIVE TRANSPORTATION

SAFETY ON DISTRICT DRIVES
Existing corridor public drives, including Avenue 47 / Auto Centre Drive and Corporate Centre Drive will become
important east-west pedestrian alternatives to Highway
111. Ensuring their suitability to this change involves the introduction of parkway strips with street trees, buffered bicycle facilities, and curb extensions.

This Specific Plan establishes a standard section for public drives with a recommended distance between face-of-curbs of 42’. The existing road width on Corporate Centre Drive (42’), Avenue 47 (48’), Auto Centre Drive, (54’ at parallel parking) nearly matches the proposed standard (42’) for those streets.

Future reconfiguration may involve rebuilding sidewalks behind a parkway strip.

The City should focus on developing new segments of Public and Private drives connecting Corporate Centre Drive in the near term. Then pivot to existing road reconfiguration as soon as feasible.

CV LINK, CULTURAL TRAIL &

PEDESTRIAN CORRIDORS STRATEGY
La Quinta’s Highway 111 Corridor is envisioned as a mixed use walkable district that supports pedestrian, active, and alternative transportation modes throughout. Construction of the CV Link is underway, which will serve as the primary offstreet transportation linkage between this corridor and other neighborhoods. La Quinta’s proposed cultural trail also offers a significant opportunity for active off-street mobility along a similar east-west axis within the Corridor.

Unlocking the full benefits of these two facilities, however, requires the City and its developer partners to implement the Pedestrian Corridors Strategy within the Circulation + Mobility Framework. The Cultural Trail is a major City-led component of this strategy, serving as a shared use neighborhood pathway.

Other internal pathways may be City-led or developer led with City direction. Point facilities that support bicyclists such as racks, storage, service stations, trailblazer signage, neighborhood electric vehicle parking and charging, and water fountains should accompany these pathways.
685 Return to Agenda Link
77 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

5.6 ROADWAY

STREETSCAPE CONCEPTS
The following sections present
streetscape concepts which
embody the Roadway Network
Approach street types. Using these
concepts as a guideline for initial
and final design will implement the
Circulation + Mobility Framework
Residents and visitors in this
corridor will benefit from a network
of streetscapes that provide more
space for bicycles, pedestrians, and
environmental comfort as they travel
from a multimodal Highway 111 into
surrounding walkable neighborhoods.

5.7 TRANSFORMATION
& TRANSITIONS

TRANSFORMATION OF MOBILITY IN
THE HIGHWAY 111 CORRIDOR
The Streetscape Concepts on the following pages
provide plan and section design recommendations that,
when implemented, should varyingly emphasize the
role of district-wide landscapes, biking and alternative transportation, or pedestrian comfort where they are most appropriate to surrounding uses and roadway user intent.

All Streetscape Concepts suggest a transformation of the entire Highway 111 corridor road network to more broadly support multimodality - balancing the needs and mutual
safety of automotive, freight, transit, bicycle, neighborhood electric vehicle, and pedestrian movement. Aligning the prioritization among these uses within each roadway type to their situation within the district roadway hierarchy will ensure each street is tailored to user expectations and larger needs of the community.

KEY PROJECTS
Each streetscape concept corresponds to a Required
Roadway Facility found in the Roadway Network Optimal
and Alternative Approach diagrams. Used in conjunction, City staff and their constituents will have a full picture of the circulatory public realm in their future community.

The streetscape concepts are driven by a streetscape
vision pertaining to their overall role and are driven by an idealized street section. Because highly customized
lane transitions are proposed to accommodate a detailed bicycle/NEV network, segment plans are provided to
illustrate the range of expected striping conditions, one or more intersections with the next order in roadway
hierarchy, and a complete demonstration of landscape
approach for medians, parkways, buffers, and curb
extensions.

Conceptual sections provided for Highway 111, Dune
Palms Rd., and Adams St. are design deviations from
corresponding road section standards provided in the
General Plan. As such, “Corridor” is appended to each
roadway type name to differentiate between Specific Plan road types and General Plan road standard types.

The following streetscape concepts depict the
reconfiguration of major existing roadways, and pertain only to those named streets throughout their length in
the Specific Plan Study area. They should be used in bid documents and go-bys for future design efforts:
● Corridor Highway 111 – 6D | Highway 111
● Corridor Secondary Arterial – 4D | Dune Palms Rd.
● Corridor Secondary Arterial – 2D | Adams St.

These following streetscape concepts depict the
reconfiguration of roadways internal to the study area
of this Specific Plan. While they are labeled as concept specific to known streets, they are generally applicable to any instance of that roadway type in future development proposals. The Corridor Public Drive, for example, is
expected to reflect the future configuration of Avenue 47, and all of Corporate Centre Drive. The Corridor Private Parked Drive and Corridor Private Street describe streets likely internal to developer project boundaries and will likely be proposed as public access easements:
● Corridor Public Collector – 2D | La Quinta Dr.
● Corridor Public Drive - 2UD | Corporate Center Dr.
● Corridor Private Parked Drive – 2UD | Simon Dr.
● Corridor Private Street – 2UD | Frontage Drive
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78 Pedestrians and those enjoying outdoor public spaces need landscapes, furnishings and wider sidewalks that
provide urban cooling, buffering from vehicles, and humanscale landscape architecture installations in a “Walkable Community.”

THE SECTIONS SHOW A TRANSITION
The Streetscape Concept sections that follow were
measured according to the portion of right-of-way given to the following public realm categories: ● Median and setback buffer landscapes ● Parkway and curb extension landscapes ● Sidewalk, trail, and promenade facilities ● Bicycle and neighborhood electric vehicle facilities ● Road for motorized vehicle lanes and turn pockets Each right-of-way measurement emphasizes a sectional
cut that exemplifies the highest degree of landscape and pedestrian space commitment, while showing the least
amount of road.

The result of comparing these proportional measures
together demonstrates that these standard Concepts
embody a transition from “Iconic Landscapes” along
Highway 111 and arterials, through emphasis on Active
Mobility on secondary arterials, collectors and public
drives, to private and frontage streets that preference pedestrians.

TOWARD HIGHWAY 111 + ARTERIALS
TOWARD NEIGHBORHOOD DRIVES + RETAIL FRONTAGE

PORTION OF ROADWAY SECTION
(Includes right-of-way and landscape setback)

STREETSCAPE MODE TRANSITIONS
Streetscapes are much more than instruments of
mobility and conveyance; they are the common areas of
a community – especially in Southern California. The
transitions between multimodal highway and walkable
neighborhood streets is as much about urban design
of the public realm as it is about safety, access, and
speeds.

Highway 111 is recognized in community outreach for
the 2019 Vision Plan as an iconic drivable destination
where the character of the community is familiar to
drivers for decades. Therefore, Streetscape Concepts
for Highway 111 continue to provide significant setting for gateway landscapes and the Cultural Trail sculptures and installations. Together, these are understood as
“Iconic Landscapes”.
“Active Mobility” users that walk or employ bicycles
and neighborhood electric vehicles will prefer quieter
routes away from traffic noise that still provide extensive connectivity across the area. They also need storage,
charging, and repair facilities in visible locations partway into their neighborhoods. These and transit-users alike will be focused on their ability to move away from Highway 111 into and among neighborhoods.
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79 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

STREETSCAPE VISION
Highway 111 will be reconfigured
as more pedestrian-friendly, while
supporting bicyclists, transit, and
automotive use. Visibility to vibrant
retail and community activity through
desert landscapes will make this the
“Iconic Arterial” of La Quinta.

5.8 CORRIDOR HIGHWAY 111 - 6D | HIGHWAY 111 (PRIOR SR 111)

IDENTITY & ROLE
● Regional connection between Coachella Valley
communities and La Quinta
● Iconic arterial that signals arrival into La Quinta’s commercial core
● Backbone connection for commercial centers that
provides platform for economic growth
● Provides safe, accessible, and convenient access to
residents and visitors.
1 2
3 8 4
FIG 5–4: HIGHWAY 111 STREETSCAPE ILLUSTRATIVE CONCEPT ADAMS ST

AUTO CENTER WY SOUTH
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80 CORRIDOR DESIGN FEATURES

1. Left turn lanes with significant storage accommodate vehicular movement to signalized side streets

2. Reduced travel lane widths allow additional width to be reallocated to buffered bikeways

3. Landscaped medians are enhanced to maintain
iconic visual appeal of corridor

4. Right turn pockets can be provided to facilitate
movements from Highway 111 into major shopping
center drives

5. Medians can replace second left turn lanes where
traffic volumes allow to enhance visual character and
provide pedestrian refuge at intersections

6. Cultural Trail alignment provides safe and visually
interesting multimodal path along north frontage

7. Landscaping buffer provides opportunities for
businesses to face cultural trail with patio seating

8. Enhanced protection at signalized intersections
provides safer and more comfortable crossings of
Highway 111 for active modes.

LANDSCAPE CHARACTER
● Ensure landscapes preference visibility from roadway
and sidewalks to business frontage while emphasizing
denser landscapes at gateways
● Establish “cultural trail” with iconic desert landscapes, legible patterns, and interactive public art
● Desert friendly landscape palette endemic to Coachella Valley – demonstrating exemplar water efficiency
● Use of palms and palm groves / groupings and irregular spacing to suggest connection to natural floristic
community.
1 5
2 6
3 7
4 8
5 6
7 HIGHWAY 111

LA QUINTA DR
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81 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

MATCH LINE
FIG 5–5: HIGHWAY 111 RECOMMENDED TYPICAL SECTION
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82 MATCH LINE
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83 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

STREETSCAPE VISION
Dune Palms is an arterial connecting
residents of the 111 Corridor to
community uses, schools, parks, and
the CV Link, so a greater emphasis
on pedestrians and cyclists employs
landscapes that will screen and
shade a more lush public realm.

5.9 CORRIDOR SECONDARY ARTERIAL - 4D | DUNE PALMS RD.

IDENTITY & ROLE
● One of two significant north-south connections across Highway 111 between major Washington St and
Jefferson St arterials
● Provides direct access to Elementary, Middle, and High Schools across new Dune Palms Bridge
● Provides convenient access to major warehouse stores
south of Highway 111 and mixed-use opportunity site
● Maintaining two north-south lanes emphasizes
vehicular role of street relative to Adams St.
1 2
3 4
FIG 5–6: DUNE PALMS RD. STREETSCAPE ILLUSTRATIVE CONCEPT

CORPORATE

CENTRE DR
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84 CORRIDOR DESIGN FEATURES

1. Visual treatment at Corporate Center Dr connection
to increase awareness of street crossings

2. Southbound bike lane complements shared path on
east side, anticipating access to CV Link

3. Landscaped medians introduce visual cues
approaching Highway 111

4. Using a maximum 11-foot dimension for travel lanes
encourages calmer driving speeds

5. Green conflict markings increase driver awareness of possible bicyclist presence

6. Shared use path on east side provides connection
between CV Link and Cultural Trail while enhancing
commercial frontage

7. Improved pedestrian ramps and reduced crossing
widths supported by median refuges to reduce
exposure to traffic

8. Physical separation between pedestrian paths and
turning radius improve visibility and reduce exposure.

LANDSCAPE CHARACTER
● Preference visual and sound buffering between traffic lanes, pedestrians, and residential uses
● Emphasizing pedestrian comfort measures such as
shading through urban forestry, parkways and multiuse paths ● Desert appropriate landscape palette that preferences a native palette and introduces some non-native
drought tolerant ornamentals
● Denser and more regular tree spacing in formal
“boulevard”-like landscape approach with a cohesive
aesthetic.
1 5
5 2 6
6 3
7 7
4 8
8 HIGHWAY 111

DUNE PALMS RD
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85 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

MATCH LINE
FIG 5–7: DUNE PALMS RD. RECOMMENDED TYPICAL SECTION
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86 MATCH LINE
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87 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

STREETSCAPE VISION
Adams St. north of Highway 111 will
be redesigned to better emphasize
pedestrian safety and urban
character in a slower speed setting,
while maintaining the throughput
needed for surrounding commercial
activity and future event access.

5.10 CORRIDOR SECONDARY ARTERIAL - 2D | ADAMS ST.

IDENTITY & ROLE
● The second of two significant north-south connections across Highway 111 between major Washington St and
Jefferson St arterials
● Provides indirect access to schools, and direct access to recreational amenities including parks, the skate
park, and sports fields
● Provides access to both successful and underutilized
shopping centers with potential for change
● Reducing travel lanes and introducing roundabout at
Corporate Centre Dr calms traffic and improves safety
for all users.
1 2
3 4
FIG 5–8: ADAMS ST. STREETSCAPE ILLUSTRATIVE CONCEPT
The City of La Quinta is concurrently conducting a feasibility study to determine the geometric requirements and evaluate the operational and safety benefits of installing roundabouts along the Adams Street corridor.

Alternative intersection designs that provide equal benefits to all road users may be selected based on the outcomes of the feasibility study.

CORPORATE

CENTRE DR
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88 CORRIDOR DESIGN FEATURES

1. Roundabout at Corporate Center Dr provides traffic
calming, safe crossing, and visually appealing gateway

2. Bicycle and pedestrian crossings are safe and
comfortable to promote connections between CV Link
and commercial centers

3. Curvilinear medians physically slow traffic entering roundabout to safe and manageable speeds

4. Ramps to and from shared use path allow lessconfident cyclists to exit road and cross intersections as pedestrians

5. Buffers between bikeways and traffic increase
separation and improve safety and comfort

6. Turn lanes can be provided to ease access into popular destinations

7. Protected intersection design physically separates
pedestrians and cyclists from turning vehicles,
increases visibility to each other, and decreases
vehicular conflicts

8. Bicycle lanes are continued through Highway 111
to provide a comfortable active transportation route
across Highway 111.

LANDSCAPE CHARACTER
● Preference visual and sound buffering between traffic lanes, pedestrians, and residential uses
● Emphasizing pedestrian comfort measures such as
shading through urban forestry, parkways and multiuse paths ● Desert appropriate landscape palette that preferences a native palette and introduces some non-native
drought tolerant ornamentals
● Utilize the roundabout island and approach medians
as opportunities for character defining landscape and
public art.
1 5
5 2 6
6 3
7 7
4 8
8 HIGHWAY 111

ADAMS ST
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89 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
ROUNDABOUTS: INTERNAL GATEWAYS
IN THE HIGHWAY 111 CORRIDOR
Secondary arterials providing north-south connections
through the heart of La Quinta’s Highway 111 Corridor
neighborhood are the optimal opportunity to apply
roundabouts as a circulation improvement. There they may serve as gateways into surrounding mixed use or residential developments which will see frequent in-out vehicular
access as well as pedestrians walking to and from their homes.

Roundabouts serve communities best when positioned
to address traffic congestion where a reduced travel
lane configuration is the superlative goal for the sake of pedestrian safety. Increased capacity for turning
movements and volume throughput can be achieved while
slowing vehicle speeds and favoring pedestrian safety and comfort.

Components of roundabouts beneficial to their community context include increased pedestrian and cyclist safety if crossings are placed midway along approach medians and
include protected crossing refuges. Landscape parkway
strips both frame the surrounding development blocks
as well as protect pedestrians at each block corner. The circular median provides a special opportunity to lend unique identity to otherwise similar residential land use entry points.

La Quinta has significant experience applying roundabouts in the Village district, adjacent to its Civic Center and around it’s most walkable mixed use development area. Likewise, Palm Desert has introduced roundabouts as transitional
elements between the surrounding roadway network and
a median parked streetscape purpose-built for pedestrian closures with weekly markets and street fairs.

Adams St. is identified in this Specific Plan as a
demonstration corridor for an active transportation safety reconfiguration that tailors these secondary arterials for improved pedestrian access to schools and open space
north of a district that will see increasing residential land Roundabout in Galt, CA, with ADA accessibility and traffic congestion improvements along with increased landscaping Roundabout in Palm Desert, CA, serving as gateway into a pedestrian oriented corridor built for markets and street fairs

MATCH LINE
uses. Other future intersections recommended for these
internal roundabouts include Adams St. and Avenue 47, as well as Dune Palms Rd. at Vista Coralina Ln. and Corporate Center Dr. These are intended in the Framework Concept
as “District Internal Gateways” with “District Roundabouts” identified in the Roadway Network Approach diagrams of this Specific Plan.

Further public and stakeholder engagement, traffic analysis, and detailed design studies are connected to the work
being conducted for the concurrent Specific Plan for Adams St; however, similar transportation planning efforts are recommended for future transformation at the other three recommended locations.
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90 MATCH LINE
FIG 5–9: ADAMS ST. RECOMMENDED TYPICAL SECTION
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91 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

STREETSCAPE VISION
La Quinta Dr. and similar northsouth “collectors” are transitional environments from high key conditions
along Highway 111 to smaller-scale
and slower speeds within retail and
residential areas - where shade,
pedestrians, and active uses are found.

5.11 CORRIDOR PUBLIC COLLECTOR - 2D | LA QUINTA DR.

IDENTITY & ROLE
● La Quinta Dr is one of four smaller collector streets crossing Highway 111
● La Quinta Dr provides direct access to commercial
centers, with more frequent access points than arterials ● La Quinta Dr is a complete street, with safe and
comfortable conditions for all users
● The corridor will be beautifully landscaped, cooling and buffering the pedestrian realm and store frontages from the street.
1 2
7 3
4 FIG 5–10: LA QUINTA DR. STREETSCAPE ILLUSTRATIVE CONCEPT

CORPORATE CENTRE DR

CORPORATE CENTRE DR
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92 CORRIDOR DESIGN FEATURES

1. Left turn lanes may be provided to ease access
between La Quinta Dr, side streets, and parking areas

2. Buffered bikeways provide a comfortable, calm
environment for active modes

3. Landscaped medians continue the visual themes of
Highway 111 into the core of commercial areas.

4. Wide sidewalks and bikeways encourage visitors to
navigate between CV Link, Cultural Trail, and adjoining properties

5. Intersection control is anticipated via stop signs rather than traffic signals, with visual markings to highlight crossing areas.

6. Parking lots are set back further from the street behind wide sidewalks and buffering landscapes.

7. Corporate Centre Drive alignment may jog here, continuing access while ensuring a level of traffic calming between mixed use and residential areas.

8. Approaches between La Quinta Dr and Highway 111
differentiated from arterials with narrower crossing widths and visual treatments to alert drivers of context change.

LANDSCAPE CHARACTER
● Highest degree of visual density, shading, and visual buffering as direct approaches into mixed use walkable
environments.
● Greatest degree of shading for pedestrians and other
active transport modes – mature tree canopies /
driplines should cross roadway
● Drought tolerance is important but these internal roads should emphasize planting density
● Highly regularized street tree spacing, with median,
parkway, and setback planting patterns aligned or in
synced “rhythm”.
1 5
5 2
6 6
3 7
4 8
8 LA QUINTA DR
HIGHWAY 111
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93 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

CONVERSION OF SURFACE PARKING

DRIVE AISLES TO ROADWAYS
In many cases, parking lot access and parking drive aisles will be adapted or realigned to form future streets/blocks in a mixed-use redevelopment project. The site geometry of existing retail and it's surface parking should inform and integrate with future phases of infill where possible.

An example of this is shown above, under construction in Orange County, CA as part of an Irvine Company retail to mixed-use redevelopment. A similar approach to mixed
use infill which replaces surface parking and in-line retail is possible in La Quinta’s Highway 111 corridor.

MATCH LINE
Prior Condition: Surface parking drive aisle running along in-line retail frontage.

Future Condition: Realigned and upgraded to private access drive along mixed-use. View across new road to mixed-use infill.

View across prior aisle to surface parking.
1 1
2 2
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94 MATCH LINE
FIG 5–11: LA QUINTA DR. RECOMMENDED TYPICAL SECTION
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95 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

STREETSCAPE VISION
Public drives are the smallest scale
public streetscape settings in the
district roadway network, intended
to provide the safest, quietest routes
that emphasize pedestrians, NEVs,
and resident parking access along
streets lined with shade trees.

5.12 CORRIDOR PUBLIC DRIVE - 2UD | CORPORATE CENTER DR.

IDENTITY & ROLE
● Corporate Centre Dr will serve as the primary eastwest connection within the commercial and mixed use centers north of Highway 111.
● Similarly, Avenue 47 will serve this role south of
Highway 111.
● These corridors will be complete streets with lower
vehicle speeds and managed curb spaces.
● These corridors may feature speed tables and other
traffic calming features, wayfinding, parking, and flex spaces for deliveries and ride-hailing.

FIG 5–12: CORPORATE CENTER DR. STREETSCAPE ILLUSTRATIVE CONCEPT

CORPORATE CENTRE DR

LA QUINTA DR
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96 FIG 5–13: CORPORATE CENTER DR. RECOMMENDED TYPICAL SECTION 705 Return to Agenda Link
97 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

STREETSCAPE VISION
Some privately maintained entry
drives support the transition from
Highway 111 to quieter retail and
mixed use settings while serving as
an opportunity for a high degree of
active streetscape uses lined with
short term head-in customer parking.

5.13 CORRIDOR PRIVATE PARKED DRIVE - 2UD | SIMON DR.

IDENTITY & ROLE
● Private connections like Simon Dr extend from public
collectors into commercial centers
● These private connections will support parking activity with reduced speeds
● Sidewalks will be continued from the public streets
through these private connections to enhance access
● Landscaping will be provided to enhance the visual
appeal of these connections and cool the environment.

FIG 5–14: SIMON DR. STREETSCAPE ILLUSTRATIVE CONCEPT

SIMON DR
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98 FIG 5–15: SIMON DR. RECOMMENDED TYPICAL SECTION
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99 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

STREETSCAPE VISION
Private streets may be small
scale streetscapes that serve as a
low-speed access between new
development and facing surface
parking areas. They serve to buffer
between parking areas and active
ground floor and sidewalk use.

5.14 CORRIDOR PRIVATE ACCESS STREET - 2UD | FRONTAGE DRIVE

IDENTITY & ROLE
● Some private streets will remain primarily for the
purpose of parking lot access
● These private streets will be enhanced from their
current states with connecting sidewalks and
landscaping
● Travel lanes will be wider to ease circulation and
turning movements without adding lanes
● Consistent wayfinding and signage at pedestrian
scale will support a shared parking strategy.

FIG 5–16: FRONTAGE DRIVE STREETSCAPE ILLUSTRATIVE CONCEPT LA QUINTA DR 708 Return to Agenda Link
100
FIG 5–17: FRONTAGE DRIVE RECOMMENDED TYPICAL SECTION
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101 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
6 LANDSCAPE +

URBAN SYSTEMS
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102

THE FUTURE OF URBAN SYSTEMS IN
LA QUINTA’S HIGHWAY 111 CORRIDOR
The future of La Quinta’s Highway 111 Corridor is primarly one of increased housing supply. Also, a shift toward
greater emphasis on walkable retail formats will require landscapes that do more than shade parked vehicles.

Utility systems will see demand increases, presenting
opportunities to advance urban resiliency.

The fundamental challenges faced by this visionary future along Highway 111 are:
● Urban heat and lack of green landscapes for residents amidst competing demand of visual connections to
retail along an auto-dominated highway corridor.
● Increase in water/wastewater flows, and need for future utility laterals in undeveloped corridors
Retail uses along the Highway 111
Corridor will gradually evolve into a
mixed-use district. Urban systems
for landscape, open space, and
utility infrastructure must also grow
and diversify to serve this future
community’s manifold need for
resiliency, performance, identity,
protection, and play.

HOW TO USE THIS PLAN ELEMENT

FRAMEWORK
This plan element differentiates the role and performance expectations of landscapes along different right-of-way corridors. It also establishes capacity and performance expectations related to city-led mixed-use development.

Use this plan element to:

1. Ensure the livability, pedestrian comfort, safety, and climate change resilience for the sake of a significantly larger resident population.

2. Establish landscape roles and objectives along with
suitable plant palettes for public realm streetscapes,
parking areas, and pedestrian promenades.

3. Engage in a more informed and collaborative way with developer partners for better landscape architecture
performance in residential and mixed use projets.

4. Prepare detailed design, bidding, and construction
based on a concept proposal that organizes parts and
their intregrated whole for La Quinta’s future Cultural Trail.

5. Right-Size programming and capital improvements
expectations for new utility connections serving city-led mixed-use development sites.

6.1 SUMMARY +

OBJECTIVES
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103 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The following are four categories that describe the nature of corridors and open space priorities that are appropriate for a more complex development future:

OPEN SPACE PRIORITY AREAS
These priority areas describe a policy requiring reserves for publicly accessible open space to be built along select corridors expected to serve as gateways into future mixed use and residential infill development.

MULTIMODAL CORRIDORS
Multimodal Corridors describes roadway right-of-ways that emphasize automotive and freight access to and through
the Highway 111 Corridor, and as such, lend themselves
as a “front stage” conveying the Highway 111 urban
brand – an iconic and recognized drought tolerant desert landscape of palm trees, regionally suitable berms, all with clear visibility into retail centers. This is also the landscape setting for La Quinta’s Cultural Trail.

The Landscape + Open Space Framework establishes areas for new public open space. An approach to landscape in parkways, medians, and setback buffer landscapes is also organized by corridors and their role.

GREEN CORRIDORS
Green Corridors label the network of new Collectors,
Drives and other neighborhood routes branching from
Highway 111 as opportunities to provide a different
and more verdant urban greening approach. These
streetscapes will host parkway plant lists that ensure
pedestrian shading, urban cooling, and canopy density
for visual screening all of which are goals for landscapes framing residential development.

PEDESTRIAN CORRIDORS
Pedestrian Corridors identify both committed or expected pedestrian off-street pathway routes. These help
ensure Highway 111 remains permeable to pedestrians,
rather than locked into walled-enclaves. This network
will be lined in landscape parkways with greening and
other design requirements. These routes add off-street
multi-use connections between the city’s portion of the regional CV Link and the future Cultural Trail.

In summary, the approach to landscape can be
considered similar to, and in alignment with, the
approach to roadway heirarchy in the Highway 111
Corridor.

6.2 LANDSCAPE + OPEN SPACE FRAMEWORK LEGEND
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104
FIG 6–1: LANDSCAPE + OPEN SPACE FRAMEWORK CONCEPT
Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Blackhawk Way Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
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105 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
This Open Space & Green Corridors
Approach demonstrates how the
Landscape & Open Space Framework
policy may be implemented. Open
spaces are a required portion of new
development projects. Each Green
Corridor is illustrated to highlight the
overall difference in approach to plant
palette and street trees.

6.3 OPEN SPACE +

CORRIDORS APPROACH

OPEN SPACE APPROACH
This Highway 111 Corridor Specific Plan introduces an open space requirement. Open Spaces are required to be located adjacent to an Open Space Node in order to ensure their benefit to surrounding development is enhanced by clear routes of access according to the recommended Roadway Network
Approach. Details of their recommended location and visibility include:
● On or near an Open Space Node with the major entry
frontage against the relevant Neighborhood-Level Green
Corridor. Otherwise they may be located on or near an
Alternative Open Space Node.
● Instances where an Open Space is near, rather than
cornering at, a selected Open Space Node, there must be visibility to the street frontage of that Open Space from a majority of the Roadway cross section at the applicable Open Space Node.
● At least half of the provided Open Space should fall within the limits of the Open Space Priority Area, unless it is too large to meet that criteria.

LEGEND

GREEN CORRIDORS APPROACH
Green Corridors here are differentiated in their role: either emphasizing visibility through an iconic desert setting, or emphasizing pedestrian comfort in a walkable mixed use setting.

Both require a more diverse plant palette than one dominated by the iconic Mexican fan palms as the primary street tree. ● Highway 111 is a landscaped Multimodal Corridor featuring a desert landscape in 50' landscape buffer areas. The north buffer includes a more complex landscape pallette integrated with a public art scheme - together embodying the "Cultural Trail"
● North-South secondary arterial roadways such as Adams St and Dune Palms Rd should be landscaped to visually screen and buffer residential development from noise, light, and activity of those roadway corridors. A variety of tree heights and closer spacing in parkways and landscape setbacks will be important given reduced minimum setback requirements. ● Other Green Corridors at Collectors and Drives (both public and private) may have room for a more limited street tree mix, especially with narrow parkways and tree wells. Those street tree canopies shall ensure a minimum degree of
dripline and shading coverage for pedestrians.

PEDESTRIAN PATHWAYS APPROACH
More than mere pedestrian access routes, these are intended to serve as green right-of-ways or easements with minimum planted areas on one or both sides of these off-street paved paths. 714 Return to Agenda Link
106
FIG 6–2: OPEN SPACE & CORRIDORS APPROACH CONCEPT
Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Blackhawk Way Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
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107 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
DISTRICT CORRIDOR: RESIDENTIAL

EDGE / TRANSITION EMPHASIS
District Corridor Landscapes are to be considered Green Corridors, and should feature a dense and layered
arrangement of desert-appropriate street trees and plants intended as visual buffers with future housing and mixed use adjoining the right-of-way:

Pattern and Placement Guidelines:
● Street trees interweaving two or more species in regular pattern at recommended spacing of 20' to 40'
● Emphasize visual screening with parkway and
landscape buffer setback street trees in the right-ofway. Where feasibly apply a layering street trees of varied size to increase visual depth.
● 6' maximum shrub and ground cover spacing for areas
Pedestrian Setting Guidelines:
● Meandering or straight sidewalk behind parkways.
● Consistent row of street trees between sidewalk path
and roadway/curb.

MULTIMODAL CORRIDOR: DESERT

IMAGE EMPHASIS
Multimodal Corridor Landscapes should feature a
desert-like, xeriscape or drought tolerant plant pallette dominated by varyingly spaced fan palms. Shrubs and
ground covers should entail a diverse plant palette
reflective of the native Coachella Valley context.

Pattern and Placement Guidelines:
● Street trees are predominantly palms in groups or
groves with recommended spacing 10' to 40'.
● Maximum space between street tree clusters is 90'.
● Maintain visual access to commercial storefronts and
Active Frontages for drivers and pedestrians in the
right-of-way. This includes consideration of street
tree pattern and shrub spacing and height.
● 12' maximum shrub and ground cover spacing
Pedestrian Setting Guidelines:
● Meandering sidewalk path, minimum 8' width
● 25% of non-median street trees required inside or
"streetside" of pathway
Landscapes for an increasingly
mixed-use corridor entail a more
complex milieu of landscape types.

Guidelines establishing those
differences for corridors and open
spaces are provided here.

6.4 CORRIDOR &

PATHWAY GUIDELINES

CORRIDOR TYPES SUMMARY
Roadways in the Circulation Framework are associated
with four landscape approaches differentiated by role
and character. There is one overall recommended
approach to Multimodal Corridors, while Green Corridors entail most other streetscapes around Highway 111.

Multimodal Corridors:
● Desert Image Emphasis: Highway 111, Washington
St, and Jefferson St.

Green Corridors:
● District Corridors w/ Residential Edge Emphasis:

Adams St, and Dune Palms Rd
● Neighborhood Corridors w/ Pedestrian Shading
Emphasis: Avenue 47 / Auto Centre Dr., and
Corporate Center Dr.
● Private Drives or Streets w/ Pedestrian Shading
Emphasis: Simon Dr., La Quinta Centre Dr., La Quinta
Dr., Vista Coralina Ln., Costco Dr., and other block
interior right-of-ways or public access easements.

Pedestrian Corridors
● Internal Linkage w/ Pedestrian Shared-Use Paths:

Multiple within each block based on block frontage
length maximums.
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108
NEIGHRBORHOOD CORRIDORS:

PEDESTRIAN SHADING EMPHASIS
Neighborhood Corridor Landscapes are considered
Green Corridors, and should feature regularized street
tree patterns that shade pedestrians; additional street trees and planting beds around crosswalk curb
extensions.

Pattern and Placement Guidelines:
● Street trees, primarly one or two species in regular
pattern at recommended spacing of 20' to 30'
● Emphasize pedestrian shading with street tree
driplines, height, and foliage anticipated to shade
pedestrian pathways 50% at midday at maturity (5 to
10 years based on species).
● 6' maximum shrub and ground cover spacing
Pedestrian Setting Guidelines:
● Straight sidewalk behind parkways.
● Consistent row of street trees between sidewalk path
and roadway/curb.

PRIVATE DRIVES OR STREETS:

PEDESTRIAN SHADING EMPHASIS
Private Drives or Streets are considered Green Corridors, and should feature regularized street tree patterns that shade pedestrians. This landscape approach is nearly
identical to that for Neighborhood Corridors but allows flexibility in approving similar local access roadways.

Pattern and Placement Guidelines:
● Street trees, primarly one or two species in regular
pattern at recommended spacing of 15' to 30'
● Emphasize pedestrian shading with street tree
driplines, height, and foliage anticipated to shade
pedestrian pathways 50% at midday at maturity (5 to
10 years based on species).
● 6' maximum shrub and ground cover spacing
Pedestrian Setting Guidelines:
● Straight sidewalk behind tree wells.
● Consistent row of street trees between sidewalk path
and roadway/curb.

PEDESTRIAN CORRIDORS: INTERNAL

PEDESTRIAN SHARED-USE PATHS
Pedestrian Corridors consist of Regional (CV Link),
Neighborhood (Cultural Trail), and Internal Pathways
providing access through development. All are shared-use paths for pedestrians and cyclists, while Regional and
Neighborhood paths also accomodate NEVs.

The Internal Pedestrian Shared-Use Paths are required to be maintained as public access linkages with planting beds buffering either side except where an active frontage or building access connects to or adjoins the path. Flanking planting beds may employ a walkable mulch such as
decomposed gravel or similar natural compacted mulch.

Landscape Guidelines:
● Trees adjacent to path, one or two species in regular pattern at recommended spacing of 15' to 30' where
pathway edge is further than 30' from building
footprint.
● 6' maximum shrub and ground cover spacing
● Pedestrian scale lighting, 2700k lamp, as bollard type (max 30' spacing), or pole-mounted (max 60' spacing)
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ACTIVE OPEN SPACE TYPES
Active Open spaces are favored for the Highway 111
Corridor area given the increase in residents anticipated.

They provide opportunities for exercise, gathering, and recreation area for new residents of the Corridor.

Examples of green or “soft” active open space:
● Sports playfield or parcourse/fitness trails
● Interactive play such as large chess, Jenga, cornhole, table tennis, as seen at Civic Center Campus
● Picnic area with furnishings
● Dog park
Examples of hardscape active open space:
● Playground or tot lot (cushioned base)
● Dining or market plaza
● Game courts such as pickleball
● Splash pads or public pools
● Amphitheaters or performance stages

6.5 LANDSCAPE & OPEN

SPACE POLICY
The following are key requirements of qualifying open
space:
● Implemented by the developer and accessible within
one year of project occupancy
● Maintenance plan or agreement established
● May not overlap or be inclusive of any screening or
setback landscape
● Adjacent to or within development project
● At least 20% of open space must be consistently
shaded
● Rectangle bounding open space site plan may not
have aspect ratio greater than 4:1
● Passive open space must provide at least 50%
accessible in plan

OPEN SPACE REQUIREMENT & BONUS
This Specific Plan requires developers of multifamily
and mixed-use development projects set aside 4%
of all developed land (including new right-of-way and
easements within the approved plan) as a reserve for
publicly accessible open space. The entirety of a required open space reserve must be programmed open space –
sidewalks, access, parking, and right-of-way surrounding that open space do not count toward the requirement.

The open space may be privately maintained and publicly accessible, or granted back to the city as a municipal small park. The open space programming may be an “active” or
“passive” type.

Corner open spaces such as small plazas or green
commons provided at an Active Frontage Node (where
developers apply the allowed deeper setbacks and
surrounding active frontage) may count toward this
requirement.

The Landscape & Open Space
Policy for the Highway 111
Corridor addresses the need for
public open space and common
areas amidst anticipated growth in
housing and residential population.

The policy includes guidelines for
public realm landscapes.

Active Open Space: Open
space designed with facilities
for active recreation, physical
exercise, movement, and
observing other occupants
engaged in active recreation.

Passive Open Space: Open
space designed as natural,
vegetated, or sculptural
settings enjoyed and observed
passively by occupants walking
DEFINING 111
or resting in the space.

Small open spaces are envisioned at new development along Highway 111, like this example at Spanish Walk in Palm Desert.

Here, an active open space encompases approximately 4% of the total development project area.
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PASSIVE OPEN SPACES TYPES
Passive Open spaces are an important resource for a
growing resident population in the Highway 111 Corridor Specific Plan Area. They are especially relevant as
resources for urban cooling and where the Cultural Trail and CV Link connect to new development.
● Ecological native plant garden/grove
● Sculpture or memorial garden
● Multipurpose green common
● Interpretive or educational spaces

6.6 GATEWAY LANDSCAPE

GUIDELINES

GATEWAY GUIDELINES & TYPOLOGY
Along Highway 111 at entrances to the specific plan
area, intersections with secondary arterials and corridor collectors, project entrances at signalized intersections, and around roundabouts, a higher level of investment
in public parkways and landscaped setback/buffers
is recommended and subject to additional guidelines.

Planting density, pedestrian shading, signage, and diversity of plant palette will enhance the legibility of district corners, advance impressions of a welcoming and desirable neighbrohood, and elevate the quality of the public realm.

Recommended qualities and elements for gateway
landscapes:
● Increase of planting density relative to adjacent
parkways
● Clustering or double-row of street trees framing
sidewalk
● District or project signage facing undersections
● Pedestrian shading under gateway element
● Accent lighting of trees, signage, or public art
● Design balance or symmetry in-elevation viewed from
intersection
The Landscape & Open Space
Policy for the Highway 111
Corridor addresses the need for
public open space and common
areas amidst anticipated growth in
housing and residential population.

The policy includes guidelines for
public realm landscapes.

The design phase for implementation of a reconfigured
Highway 111 and Cultural Trail should include a distinct standardized gateway corner or block corner landscape
plan to be applied across this Specific Plan area. This recommendation may alternately be applied to a public
realm landscape standard for development site corners.

In time, this recommended approach will lend a sense
of a cohesive and legible neighborhood to La Quinta’s
Highway 111 Corridor.

Passive open spaces are an opportunity to display regionally specific plant palettes that exemplify design that is drought tolerant. In this way, they may have an educational role. 719 Return to Agenda Link
111 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The La Quinta’s Cultural Trail will be
a landmark open space experience
that interconnects residents and
visitors to the area’s best in retail,
dining, recreation and landscapes,
surrounded by art that tells stories
both real and imaginative.

6.7 CULTURAL TRAIL

APPROACH LEGEND
The Cultural Trail is planned according to four major
elements - a path, linkages, spaces, and nodes:

CULTURAL TRAIL PRIMARY PATH
The La Quinta’s Cultural Trail is built around a Primary Path through the parkway landscape along the north
side of Highway 111. This off-street shared use path will mostly follow the route of the existing sidewalk, but built with decorative paving and in a way that integrates with the surrounding art installations. Additional side-routes extend the Cultural Trail to pedestrian facilities in and around new mixed use developments.

CULTURAL TRAIL LINKAGES
The Cultural Trail still serves its primary role as an active mobility facility – with pedestrian and NEV routes.

Therefore its relationship to the larger CV Link and
to surrounding mixed-use development is part of the
Cultural Trail Approach.

CULTURAL TRAIL SPACES
La Quinta’s Cultural Trail is intended as more than an artwalk, but rather, an interconnected array of garden like spaces that charge the Specific Plan area with meaning
and experiences. These Spaces are park-like gardens,
promenades, or event areas that tie into the Main Route intended to benefit retail and activate Highway frontage.

CULTURAL TRAIL NODES
Cultural Trail Nodes represent the primary recommended
opportunities to install public art connected to, or
integrated with, the Cultural Trail Primary Path. These are intentionally distributed throughout the Highway
111 Corridor to ensure the entire Specific Plan area is participant in the Art in Public Places Strategic Plan and programming.

Nodes are located at or near major intersections
and entries to enhance their chance of pedestrian
interaction. Different Node types pertains to installation size, level of investment, interactivity, and spatial impact.

In summary, this approach to the Cultural Trail renders it a network of connections through the district, rather than a single off-street path.
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FIG 6–3: CULTURAL TRAIL APPROACH CONCEPT
Highway 111
Auto Centre Dr
Washington St
Simon Dr
Plaza La
Quinta
Plaza La
Quinta
Plaza La
Quinta
Seeley Dr
Blackhawk Way Westward Ho Dr
Adams St
Jefferson St
La Quinta Dr La Quinta Dr La Quinta Dr
Vista Coralina Ln
Auto Center Way S Auto Center Way S
Avenue 47
Caleo Bay
Highland Palms Dr
La Quinta Center Dr
Dune Palms Rd
Costco Dr
Corporate Centre Dr
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113 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

CULTURAL TRAIL INTERPRETIVE

INSTALLATIONS
The most common installation that engages users at
a pedestrian scale, often incorporated in or adjacent to the Primary Path, possibly as simple as a ground/paving feature or mural visible from the pathway.

CULTURAL TRAIL

GARDEN SPACES
Pedestrian sculptural or interpretive garden
setting suitable for integration with outdoor dining,
entertainment, or markets/events. Rare opportunities for the City, developers, and the community to partner.

CULTURAL TRAIL LANDMARKS

INSTALLATIONS
Prominent and iconic art installations, memorials or
monuments that serve as infrequent touchstones along
the Main Route and should provide shade and spatial
engagement.

CULTURAL TRAIL INTERACTIVE

ELEMENTS
More frequent art installations, incorporating an
element of animation or movement, visible within one
block, interacting with Trail users (electronic or operable) or the natural environment (wind vanes/chimes, sundials).

CULTURAL TRAIL PAVILION

INSTALLATIONS
Largest installations, which are required to be spatially engaging and to provide shade to pedestrians. These
include archways, pavilions, shelters, follies, and gallery structures.

Cultural Trail Nodes are the art
installations planned along the
Primary Path. A wide variety in their
scale and type is recommended.

Hierarchy among them should
bear a relationship to the overall
structure of the surrounding district.

6.8 CULTURAL TRAIL

NODE TYPOLOGY

INSTALLATIONS OVER TIME
Once the primary path of the Cultural Trail is completed, installations will be added gradually afterward, and ideally to completion within 10 years. This typology establishes a guideline for design requirements that support a healthy range for installation cost and project profile:
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FIG 6–4: CULTURAL TRAIL NODE & INSTALLATION DESIGN GUIDELINES 723 Return to Agenda Link
115 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The evaluation of estimated water,
wastewater, and recycled water
flows for City-led development
opportunities in the Highway
111 Corridor informs utility
preparations. These sites may serve
as demonstration projects for best
practices and forward coordination.

6.9 WATER & WASTEWATER

UTILITY ANALYSIS
This evaluation focused on development concepts for
the three City-owned sites at La Quinta Dr., Dune Palms Rd., and Vista Coralina Ln. Together, these properties
constitute opportunities for which the city will lead the development of affordable housing multifamily and mixed use. The evaluation only considers new development
and does not consider existing residential, commercial, or institutional water use or wastewater flows.

La Quinta is currently served by the Coachella Valley
Water District (CVWD). The CVWD was formed in 1918
to protect and conserve local water sources. Since then, the CVWD has grown into a multifaceted agency that
delivers irrigation and domestic (drinking) water, collects and recycles wastewater, provides regional storm water
protection, replenishes the groundwater basin and
promotes water conservation.

The text following the table presents the methodology
used to estimate wastewater, water demand, and
recycled water potential flows in the La Quinta Highway 111 Specific Plan. These numbers are for preliminary
planning purposes only and should be revisited when
development occurs.

TABLE 6–1: ESTIMATED WASTEWATER FLOWS, RECYCLED WATER FLOWS, & ESTIMATED WATER USE
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POTENTIAL FOR

WASTEWATER

RECYCLING
The use of recycled
wastewater is a key
resource in diversifying
local water supplies and
improving the area’s longterm water resilience. The
State Water Resources
Control Board (SRWCB)
regulates the production
and use of recycled water
in a manner that protects
public health and the environment. The SWRCB oversees
the implementation of the Water Quality Control Policy for Recycled Water (Recycled Water Policy), which encourages the safe use of recycled water from wastewater sources
that meets the definition in California Water Code (Water Code) section 13050(n), in a manner that implements
state and federal water quality laws and protects public health and the environment.

There is the potential for some La Quinta wastewater flows to be recycled by CVWD. The typical maximum amount of
effluent that could be recycled after treatment is 70% to 80%. The table at left presents the estimated wastewater flows that could be recycled, based on a recovery rate
of 70%. Moving forward, incorporation of recycled water into new developments will improve the resiliency of the community. Depending on the balance of community
needs there are many options to consider.

ESTIMATED WATER DEMAND FOR

FUTURE DEVELOPMENT
The water demand for the three plan areas was estimated on an annual average basis using the previously calculated wastewater flows. The percentage of water that enters
the wastewater system was used as a factor to estimate
demand. In the United States, on the average about 60 to 90 percent of the per capita water consumption becomes
wastewater. Lower percentages are applicable to the
semiarid region of the southwestern United States where landscape irrigation is used extensively (Metcalf & Eddy).

For this analysis residential wastewater use is assumed to be 70% of water use and for non-residential 80% of
water use is assumed to be discharged to the wastewater system. The table at left shows the estimated future water demands by Plan area.

ESTIMATED WASTEWATER FLOWS

FOR FUTURE DEVELOPMENT
Estimated wastewater flows for future residential
development were based on the estimated residential
dwelling units and the per capita flows. For the housing land use category a mix of housing types was projected and a total number of dwelling units per area was estimated, and a flow factor was then applied. The estimated number of people per household was 2.46 and was based on
data from the U.S. Census Bureau, 2018-2022 American
Community Survey 5-Year Estimates for the City of La
Quinta. A population of 1,230 to 1,279 people were
estimated for the 500 to 520 future dwelling units on
city-led development properties.. A flow factor of 58.86 gallons per person per day was used in the analysis which reflects the low end of wastewater flows from Metcalf & Eddy (Tchobanoglous,G. et al., Wastewater Engineering,
Treatment and Reuse, Metcalf & Eddy Inc., 4th edition,
Boston, McGraw Hill, 2003).

Estimated wastewater flows for potential types of retail/ commercial services that could be provided included
the generalized categories of Retail, Services, Food/
Beverage, Medical, and Business. It was estimated that
there is 51,000 to 53,000 square feet of retail/ commercial space available for development. An estimated number
of occupants per square foot was calculated and then a
wastewater flow rate per occupant type was applied.

For each service type the square footage per typical
occupant was estimated ranging from a low of 13.5 square feet per occupant for food establishments to 60 square feet per occupant for less intensive uses including offices and retail services. A wastewater flow rate per occupant was then applied to calculate the total flow. The estimated flow was then aggregated by Plan area. The results sorted by Plan area and use category are shown in the table at left.

Potential
Future
Recycled
Water:
~67,000
GPD2
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PART

IMPLEMENTATION
III
+ ACTION PLAN
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ADMINISTRATION + IMPLEMENTATION

ACTION PLAN
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119 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
7 ADMINISTRATION +

IMPLEMENTATION
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INTRODUCTION
The La Quinta Highway 111 Specific Plan establishes a longrange blueprint for the growth and evolution of this primarily retail commercial corridor. It anticipates evolution into a more sophisticated mixed-use district that includes housing, community services, improved public realm, and vibrant retail and dining. This plan prepares the corridor and its leaders for related economic shifts in retail and the nationwide demand for housing.

The plan’s policy frameworks reflect a development vision and an economic advancement strategy. The commercial component of this future requires greater individual entrepreneurship, risk, and specialty to fulfill a demand for more unique and/or specialized commercial offerings. Retail goods and services may also focus on local-serving goods and services to suit an increasingly residential community. Meanwhile, the onset of denser multi-family and compact residential housing products, affordable and market driven, demand intensive planning review and engagement with developers to ensure public benefits are provided and site plans build to the desired vision.

Implementing the long-term Vision
and Policies of the La Quinta
Highway 111 Specific Plan requires
proactivity and collaboration
among City departments, while
seeking deeper partnership with
the private development sector.

City departments must move forward proactively in anticipation of a future that demands greater collaboration between them.

Implementation tools, personnel roles, Council and Planning Commission ministerial approvals, public works readiness, and the City Manager’s team commitments must all be established in advance of each project and phase.

This Administration & Implementation chapter includes General Provisions, with roles and responsibilities, zoning and code administration, as well as recommended initiatives and projects, and economic development approaches. California Environmental Quality Act (CEQA) documentation connected to this Specific Plan are an important dimension of implmentation; any environmental impacts are described therein, pursuant to CEQA.

CHAPTER OVERVIEW
The implementation of this Highway 111 Specific Plan is structured as a layered strategy with varying degrees of advanced preparation, length of commitment, level of department
involvement and leadership, private industry partnership, and interdepartmental coordination. The following Action Plan chapter which follows Administration & Implementation provides estimated cost and timing information for long range implementation readiness. This chapter is structured according to that layered approach, and includes:
● Plan Administration
● Administrative Initiatives
● Corridor Development Initiatives
● Site Development Initiatives

7.1 INTRODUCTION +

OVERVIEW
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7.2 GENERAL PROVISIONS
& ADMINISTRATION
In so doing, the Design & Development Director shall consider the following factors and document applicable findings
accordingly:
● The case is similar to previous interpretations of similar provisions;
● The interpretation responds satisfactorily to the Highway 111 Corridor Vision in intent and purpose of the Specific Plan;
● The resulting project is consistent with the General Plan; and
● The decision constitutes sound precedent for other similar situations.

SEVERABILITY
If any provision, policy, proposal or initiative of this Specific Plan is held to be unconstitutional, or in conflict with the overarching goals, intent and purpose of the General Plan, or deemed otherwise invalid by any court of competent
jurisdiction, the invalidity shall not affect any other section, subsection, or application that can be implemented without the invalid provision; to this end, the provisions, policies, proposals and initiatives of this Specific Plan are declared to be severable.

REVISIONS & UPDATES
This Specific Plan provides for development of the Highway 111 Corridor for the next 25 years (2025 to 2050). It supports the Highway 111 Corridor Plan vision as a current aspiration for what the Corridor will be like beyond year 2050. The City, at the direction of its Design and Development Department, shall review this Specific Plan at regular intervals or as needed to ensure it continues to support the most recent General Plan, economic and development trends, the evolving voice

GENERAL PROVISIONS
The City of La Quinta shall administer the provisions of this Highway 111 Corridor Specific Plan in accordance with the State of California Government Code (CGC) and in conformance with CGC Section 65450-65457, as well as the Subdivision Map Act, La Quinta Municipal Code, its La Quinta General Plan 2035, La Quinta Zoning Code, and other relevant federal, State, and City regulations. This Specific Plan’s 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.

ADOPTION OF CODE & POLICIES
The City of La Quinta shall adopt the Policies, Frameworks and Framework Diagrams, Land Use & Development Policy, related Development Code and related Zone from this Specific Plan, and in so doing, replace all existing specific plans within the Study Area with this Specific Plan. The City of La Quinta shall enforce the Highway 111 Corridor Development Code for the proposed zoning district to be enforced throughout this Specific Plan Study Area.

SPECIFIC PLAN INTERPRETATION
Whenever ambiguity or uncertainty exists related to this Specific Plan or the application of any of its policies, initiatives, regulations, or strategies, the Design and Development Director or Planning Manager shall make a determination as to the purpose and intent of any disputed Specific Plan items. Said determination shall be deemed final unless appealed.

This section of the Specific Plan
provides administrative provisions
to adopt and enforce the plan to
the benefit of the community.
of the community, and key General Plan technical elements, especially Circulation and Housing.

In particular, the Housing Element will be revised in
preparation for the 2030 to 2037 Planning Period, at which stage this Specific Plan anticipates some of City-led affordable housing projects will have commenced development, if not completed. This Specific Plan should be reviewed to ensure continued coordination with the General Plan and its Housing Element with respect to affordable housing.

As development proceeds, the regional economy evolves,
and environmental conditions shift, this Specific Plan should undergo a review for any needed revisions before year 2035 and again in 2045. Those update efforts should include a measure of public engagement and/or workshopping to revise the Highway 111 Corridor Plan Vision as well. The City may consider a full specific plan replacement in time for adoption near the 2050 plan horizon. This ensures corridor planning remains current to the needs of a future generations of La Quinta’s Highway 111 community.

CEQA ADMINISTRATION
Pursuant to Public Resources Code (PRC) Section 21081.6, a summary shall be prepared of any measures or conditions of project approval adopted to mitigate or avoid significant effects on the environment. The environmental documentation for the Highway 111 Corridor Specific Plan consists of a Mitigated Negative Declaration (MND). Tiering for future projects consistent with this Specific Plan and MND will be subject to the requirements outlined in the 2024 CEQA Guidelines § 15183, or equivalent updated section.
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7.3 ADMINISTRATION

INITIATIVES
Pre-approval of site development plans, or ministerial
approval, may be a key streamlining approach for Citycontrolled development sites where affordable housing, public realm, and other economic development goals lead to greater certainty about potential site layouts.

ON-CALL ARCHITECT / URBAN

DESIGNER
To supplement the work required to manage, review, and
approve development projects, the City can retain on-call architects and/or urban designers to assist city staff as needed. Pre-qualified consultants carry out specific tasks as decided by the planning and building departments.

This can be especially useful when anticipating large
development projects. These consultants can provide
urban design expertise to assist the City in creating
functional, attractive spaces by integrating architecture, landscape design, and urban planning.

Send out a Request for Qualifications (RFQ) with:
● Background on the agency and services being sought,
● Partnership details and scope of services,
● Payment information with a not-to-exceed amount,
● Contract length and procurement schedule,
● Application scoring criteria and submission
requirements
List anticipated projects or improvements with which
the City may seek assistance, such as implementing the
development code, activating open space, and walkable
corridors.

CONTINUED STREAMLINED CITY

PERMITTING & PROCESSING

PROGRAM
The City offers an online portal called The Hub, where the public can access information and services related to new development, including permit applications, inspection
requests, and plan submittals. While The Hub (https://www. laquintaca.gov/business/the-hub/the-hub-online-portal)
provides accessible information and efficient services, there are additional opportunities to further streamline permitting and processing.

A step-by-step guide outlining the pre-application, application submittal and review, and permit and construction processes can provide clarity to the public. Review for simple permits without plans can be done over the counter.

Stating reasonable review periods for different types of permits and submittals is recommended to increase transparency and accountability. An assessment of demand for these project development services can inform whether staff levels should be increased to ensure timely processing. Projects located within this Specific Plan area can be prioritized for review and approval. Additionally, special area design guidelines can set goals, provide design concepts, and minimize overall processing times.

The following Initiatives are
intended to apply across the
extent of Highway 111 Corridor
subject to this Specific Plan. Their
benefits should apply to all new
development, redevelopment, and
infill projects.

Administrative Initiatives:

Administrative Initiatives here
are Specific Plan efforts which
ensure policies, decisionmaking and staffing are
prepared to fulfill policies and
support development needs.

Corridor Development
Initatives: Corridor
Development Initiatives here
are Specific Plan efforts
leading directly to physical
improvements to the public
and private realm.

City-Led Site Development
Initatives: City-Led Site
Development Initiatives here
are Specific Plan efforts to
accelerate development of
City-controlled demonstration
project sites.

DEFINING 111
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123 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
the need for more parking and reducing roadway
safety issues like “double parking” in travel lanes)
The resiliency component should encourage the overall
reduction of off-street surface parking to address
climate concerns, including the promotion of green and
landscape based infrastructure that will:
● Improve stormwater runoff management by
incorporating porous parking pavement materials,
bioswales to filter and slow runoff, and native plants
that require little water
● Reduce the heat island effect through installation of trees, solar panels, shade structures, and reflective
cooling pavement paint to reduce localized heat
absorption and improve comfort for pedestrians
● Replace underutilized parking with community park
and green space
The Parking Connectivity & Resiliency Program should
involve the City as program administrator, with other
parties involved including local businesses, owners of
area parking facilities, SCAQMD, Coachella Valley Water District, Sunline Transit Agency, and Caltrans.

The program may include parking policy changes, grant
programs that provide funding for green infrastructure
design and/or implementation, curb management
programs, reflective cooling pavement pilot programs,
tree planting initiatives, parking inventory programs, and more.

PARKING CONNECTIVITY &

RESILIENCY PROGRAM
The City should establish a Parking Connectivity &
Resiliency Program to help address the various concerns and negative externalities related to an overabundance
of surface parking, including those impacting the
environment, public health, housing/homelessness,
and others. This program should be multipronged and
tackle both parking connectivity – applying multimodal
tactics to reduce the need to build additional parking
– and resiliency – improving existing parking facilities to make them more environmentally friendly while
ensuring developers and property managers access
shared-parking benefits in a zone with reduced parking
minimums.

The parking connectivity component should encourage
“park once” concepts, reducing the number of times
people must park and repark to reduce traffic congestion (and associated greenhouse gas emissions) from circling to look for parking. This may incorporate multimodal
connectivity, through the expansion of park & ride
facilities paired with public transit and/or mobility hubs and bike/ped facilities that make it easier to walk, bike, scoot, and take transit.

The parking connectivity program may include:
● Local building and zoning policy changes, including
eliminating parking minimums or implementing
parking maximums, reducing superfluous parking
where it is not necessary and reducing overall
costs to developers, facilitating more residential
(and commercial) development which may begin to
address the housing and homelessness crises
● Implementation of pick-up and drop-off zones at
commercial/retail/dining establishments (avoiding

CITY RE-PARCELIZATION PROGRAM
While the City offers an online application for parcel merger approvals, consideration may be given to the development of a program for potential future redevelopment parcels. In anticipation of large anchor commercial tenants reducing brick-and-mortar footprints, a City advocate can liaise among involved stakeholders, facilitate the reparcelization, and ensure the project is in conformance with this Specific Plan.

For instance, if a large parcel will likely be subdivided, the City and stakeholders should coordinate on right-of-way and ensure pathways remain uninterrupted. Other questions the City can consider when developing this program include:
● Are there any CCRs from neighboring businesses? If so, will it impact who owns or leases nearby?
● If right-of-way will be expanded, should the City obtain right-of-way or an access easement?
● How will multimodal pedestrian paths reach and connect the subdivided site? Is there an opportunity to connect to CV Link?
● If a landowner wants to redevelop, will buildings be
subleased? How can the City ensure that redevelopment
suits the owner’s and community’s needs?
Major reparcelization tasks should be approved by the
Design & Development Director and City Manager jointly on a per project basis, in addition to other approving bodies.

This allows the City's Economic Development team and City Manager to leverage opportunities to bring in key businesses and attract development interest.

A flow chart outlining required steps for reparcelization as well as detailing available options for stakeholders may provide clarification for any liaison that supplements the existing proposal and permitting process.
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7.4 CORRIDOR
DEVELOPMENT INITIATIVES● Apply enforcement evenly and based on code and policy aspects of this Specific Plan and its antecedent Highway 111 Corridor Plan.
● Maintain a list of ongoing interior architecture, site development and urban design best practices and
examples other businesses and developers have done.
● Post application packet online in an accessible
location and include a staff point of contact for
questions.

LOOP CIRCULATOR TRANSIT

PROGRAM
While existing transit systems are in operation, loop
circulator transit programs can fill in the gaps by providing additional service connections for residents and tourists to key city locations. The transit authority assesses gaps in current transit stops and determines the demand for
connections from residential areas to major anchors
and city services. These programs supplement existing
services and are not intended to replace routes. This type of program can be on-call but operate regularly during
weekday peak commute hours.

Similarly, an employer-sponsored transportation program incentivizes public transportation and reduces vehicle
miles traveled (VMT). Employers work directly with the
transit authority to purchase fares or create vouchers. An employee liaison can be the point of contact between the transit authority and the employer, and recruit colleagues into the program. Or a third-party administrator can
manage the program. Employers may qualify for federal
commuter tax benefits.

FAÇADE IMPROVEMENT PROGRAM
Façade improvements bring economic benefits to the
local community. Upgrading signage, highlighting or
restoring architecturally significant building details, and upgrading community character through placemaking
and landscape improvements has been shown to draw
in customers and increase residential desirability and
walkability.

Typically, the local government manages commercial
programs while nonprofit or neighborhood organizations
run residential programs. However, public-private
partnerships focused on reinvestment in the community
are also common for both commercial and residential
façade improvement programs. Funds can be sourced
from BID taxes, federal and state grants, Mello-Roos
districts, application fees, grantee match funds, or a
combination of these.

Basic guidelines for a Façade Improvement Program:
● Define eligible facade, outdoor furnishing, outdoor
use, signage, and landscape elements managed by
participants.

The following initiatives are intended
to enhance the economic profile and
performance of the entire Highway
111 Corridor with potential actions
and projects throughout. As such,
these programs require collaborative
work with the City’s Planning and
Economic Development teams, and
City Manager.

ESTABLISH ACTIVATION &

SEASONAL EVENTS PROGRAM
Brew in LQ, the Farmer's Market and Art on Main Street are examples of outdoor, seasonal events that bring La Quinta residents out and generate revenue for the city. Live
entertainment, food vendors, and exhibitors can occupy
underutilized parking lots or similar spaces temporarily.

Seasonal events may disrupt nearby businesses if access or visibility to those businesses are hindered. The City should work with nearby business owners to ensure a
positive experience for them and a successful event that draws in crowds.

La Quinta can also leverage the popularity of temporary pop-up events or night markets. Pop-up events can
promote anything, such as limited-edition products,
specific brands, and popular entertainment programs.

They can last anywhere from one day to a few months.

Night markets in California are typically seasonal
events that attract residents through food, activities, art, entertainment, and socializing. Their popularity
and economic potential even grabbed the attention of
state legislators, when a bill was introduced in 2023 to streamline permitting of these events. The City can create a special permitting process for night markets so reapplying for event permits won’t be necessary. 733 Return to Agenda Link
125 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
Groups such as the Southern California Development
Forum, ULI, retail conferences, and other real estate and development groups are important for direct outreach to small regional businesses looking to expand to another
location. Direct outreach to potential event operators
for events such as athletic events, yoga and wellness
conferences, product, arts, and cultural events host
organizations may all be relevant targets of this initiative.

SMALL BUSINESS OR INDEPENDENT

RESTAURANT STARTUP PROGRAM
The quantity of anticipated mixed-use development
with Active Frontage, especially in a vertical mixed-use format, establishes a need for successful small-footprint independent dining and service operators.

Planning for this comports with features of the economic forecast accompanying this Specific Plan. It advises
a demand for a limited number of small independent
restaurants. There is also significant demand for standalone restaurant opportunities. Ground leasing and operator agreements involving the City-owned sites put
pressure on the City to ensure success in both types of commercial settings.

Recommended incentives that are common among Cities
supporting these businesses include:
● Waivers or deferrals for sewer connection fees,
especially for “spec“ development
● Financial support or deferrals for fire protection costs in existing space fit outs
● TIF Financing for vertical mixed-use projects that
themselves need to subsidize initial tenant ground
floor commercial.

HIGHWAY 111 OPPORTUNITY

BROCHURE & OUTREACH PROGRAM
The City is encouraged to promote the Highway 111
Corridor as a distinct area of livability and opportunity in the city. The Corridor promises to be the hub of
mixed-use development with goals of walkability,
proximity between diverse uses, and at a large urban
scale. La Quinta is known as an otherwise lower
density community with predominantly single use sites.

Therefore, promoting Highway 111 Corridor development
opportunities as part of a coordinated outward marketing campaign administered by the Economic Development
team, will raise awareness of:
● The high quality and growth of the existing retail and entertainment
● City-led development sites which will feature housing supportive of a diverse workforce
● The entertainment focus of the Corridor, including
outdoor events and venues sought
● The synergy of an administrative focus on approving
mixed use infill in the corridor
● Incentives and programs which support developers
and entrepreneurship
● Public realm and streetscape improvement plans
Several of the above benefits are presumed to be
under-way by the time a brochure or marketing
package is assembled. Alignment with an economic
development website landing page, sizzle reel, and a
list of departmental and private land-owner contacts
will be immensely helpful to ensuring an outreach effort effectively connects at the level of development and
retail industry organizations.

A case-management level of support is also
recommended, which supports the establishment of
independent restaurants and small businesses through
their design, permitting, construction, and completion/ occupancy stages. In this type of program, a case
manager is assigned to each establishment destined
to be part of an owner-occupied or multi-tenant project.

When conceptual design is complete, the case manager
can coordinate meetings with relevant agencies to clarify code requirements, solve problems, and determine
planning solutions. Once plans are submitted for final
review, the case manager can liaise with agencies
and monitor plan-check progress, helping to obtain
clearances. Case managers in such programs can
advise on the construction sequence and recommend
a target opening date with forward preparations. At the completion stage, such case managers assist in followup problems which require solutions in the first months of operation. Further, they can connect the small business to City-led promotional initiatives such as the outdoor events programming.

COMMUNITY INSTITUTIONS AND

RESOURCES
The City should continutually evaluate the needs of a
growing resident population in and around the Highway
111 Corridor Plan Area. Coordination with businesses
and providers of basic community services, education,
health and welfare will ensure those resources are part of an economically and socially vibrant community in the Corridor.

Potential economically viable uses for the planned,
privately-owned Institutional / Office space include
hospitality, medical, or construction industry vocational schools; a children’s day care center; or a charter school. 734 Return to Agenda Link
126
Other possible uses include medical offices; government or social infrastructure; a community center; or some
combination of these.

The City has a special opportunity to ensure those
resources have a presence near affordable and market
rate housing within it's City-controlled demonstration
project sites. Design & Development and Economic
Development Departments are encouraged to consider
the wellbeing social and economic performance of
the community with respect to the availability of such
services and institutions in the long term.

Business incubation, shared showrooms and meeting
space, college extension and professional training
are instituational facilities that can catalyze special economic clusters in conjunction with increased
entertainment uses.'
Organizations that may be engaged to determine their
interest in collaboration are listed below:
● Desert Sands Unified School District
● Aspire Public Schools
● Green Dot Public Schools
● Western Electrical Contractors Association
● NORCO College
● InterCoast College
● UEI College
● San Joaquin Valley College
● UC Riverside
● CSU San Bernardino
● College of the Desert
● Desert Care Network
● Kaiser Permanente
● Eisenhower Health

MIXED-USE ADVANCEMENT AREAS

POLICIES & PROGRAM
The Highway 111 Corridor Specific Plan governs one of
Coachella Valley’s most commercially vibrant districts
and is intended to be further economically stimulative
by unlocking the potential for new development types
and more diverse uses, alongside new investment in the
public realm.

This economic development mission will support the
provision of mixed-use buildings, especially vertical
mixed-use development types. These project types
provide the greatest degree of economic resiliency
and pedestrian walkability by placing important jobs,
services, and resources within steps of robust housing
supply. The initiative uplifts the entire Specific Plan Study Area economically, but preferences the physical
development of north-south entry roadways leading
from signalized intersections. These are likely to be
collectors and drives that serve as the “front door” into developments – visible to Highway 111 but set back from the highway for a better pedestrian environ.

These Advancement Areas are identified in the Land Use
Framework Concept with a summary description in the
Land Use and Urban Design chapter. They embody both
policy and program. The policy dimension consists of two interrelated policies:
● Development Policy, a development bonus
implemented through code
● Incentive Policy, a development incentive
implemented through administrative collaboration
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127 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
The Mixed-Use Advancement Area Development Policy
is part of the Land Use & Urban Design plan element
and is administered by the Department of Design &
Development. It will be enforced through the development plan review and approvals processes. Mixed-Use
Advancement Area Development Policy details include:
● Co-located with Active Frontage Nodes that require a
minimum of Active Frontage, which coincide with key
development corners,
● Criteria for approval is the development must be a
single footprint mixed-use building in a horizontal or
vertical format, and that footprint must be no larger
than one development block (maximum 400’ from
right-of-way corner at Active Frontage Node).
● Allow an increase in height for vertical or horizontal mixed-use
● Preference the creation of north-south oriented
mixed-use corridors that are most visible from
Highway 111, as opposed to mixed use with Active
Frontage buildings directly facing Highway 111. This
encourages better connections through to the CV Link
and within neighborhood.
● Aligns with and supports the State Density Bonus law
allowing a dwelling unit density increase (AB 1934)
whereby a height limit increase may be needed with
commercial or parking uses dominating the ground
floor.

The Mixed-Use Advancement Area Incentive Policy is
part of this Administration & Implementation Plan and is related to the Land Use & Urban Design Plan element as it applies only to development projects that meet the MixedUse Advancement Area Development Policy criteria. This Incentive Policy is, most simply, a commitment to develop an incentive program.

The Development Code defines what types of commercial
uses may operate in each mixed-use project. Market
demands, lease costs, and parking requirements are
all potential bars to entry for neighborhood-scale,
independent (non-chain) tenants. As a result, many
mixed-use development projects must subsidize otherwise vacant ground floor commercial in the early years of the project proforma timeframe. Building costs are also
greater for vertical mixed use. To ensure these projects occur in the Highway 111 Corridor, an incentive is
recommended, and the study and creation of an incentive program is therefore a policy of the Highway 111 Corridor Specific Plan.

Mixed Use-Advancement Area Incentive Policy
requirements:

1. La Quinta Design & Development Department and it's
Director, the Economic Development Subcommittee
and the City Management Department Director should
bring forth potential incentives collaboratively. The
Economic Development Subcommitte shall review and
refine those incentives. These Mixed-Use Advancement
Incentives will be brough forth for official approval
by City Council as a Mixed-Use Advancement Areas
Program for qualifying projects.

2. This Program shall be adopted within the time horizon of the Highway 111 Corridor Specific Plan and be
evaluated for potential renewal after each development
project use of the program.

3. Qualifying projects must meet the requirements for
an allowable height bonus as part of the Mixed-Use
Advancement Area Development Policy, which include
single footprint mixed-use building in a horizontal or
vertical format, and that footprint must be no larger
than one development block (maximum 400’ from
right-of-way corner at Active Frontage Node). They do
not need to utilize that bonus.

The Mixed-Use Advancement Area Program will
be administered by the Department of Design &
Development, and project qualifications, criteria
evaluation, and ongoing incentive progress monitoring will be jointly administered by the City Manager's Office and the Design & Development Department.

MIXED-USE ADVANCEMENT AREA

PROGRAM INCENTIVE

RECOMMENDATIONS
The Mixed-Use Advancement Area Program is intended
as an incentive program for projects administered
according to the Mixed-Use Advancement Area Policy.

Such incentives are typically a form of public-private
partnership. While the City can form a deep supportive
collaboration with developers on City-owned parcels, such incentives-based approaches to economic development
are recommended for study and adoption at privately
owned infill sites located along Mixed-Use Advancement
Areas. The following are three common approaches
recommended for consideration:

TAX INCREMENT FINANCING AND TAX

DEFERMENT
Tax Increment Financing (TIF) is a common tool used by
cities to enable redevelopment – especially in the creation of mixed-use development types. A TIF program allows
developers to hold-off the burden of increasing property taxes incurred by the enhanced value of the redeveloped site. Given this will enhance the position of infill projects with adjacent existing uses, the properties subject to TIF need to be clearly established and inclusive of the entire mixed-use building. It is recommended that in the project 736 Return to Agenda Link
128
plat map, a separate parcel be provided for the mixed-use building(s) subject to the TIF incentive.

A TIF program requires the adoption of a Highway 111 "TIF District" by council resolution and a portion of the property taxes deemed a “tax increment” above established base
taxes would be allocated to an agency whose jurisdiction coincides with the TIF district. This program would be
subject to Municipal Resolution No. 2018-013 which
describes La Quinta’s updated Debt Management Policy,
and California Constitution Article XVI - Section 16 on Public Finance. Typically, cities issue a municipal bond to absorb the impact of deferred or reduced taxes for such programs.

TIF financing may be applied in a more limited program
focused to assist developers with the tax increment
associated with project elements that benefit the public, such as shared parking with public access, streetscape
improvements, affordable housing, or required open
space.

IMPACT FEE REDUCTION
Development impact fees were not highlighted as a
limiting factor for multi-family developers in stakeholder interviews. Still, the scale of potential projects
redeveloping existing retail properties could include
hundreds of dwelling units and commercial uses,
leading to significant impact fees. Fee reductions by
cities are typically in the range of 25% to 75%, should apply to the entire corridor, but may be tied to specific development types and land uses. Often, these discounts are associated with multifamily dwelling unit targets in their adopted Resolution. They especially benefit retail tenancies that require special sewer connections that
incur significant costs to spec spaces for small restaurant business.

INFRASTRUCTURE IMPROVEMENTS
In the City of La Quinta, developers cover the cost of
lateral connections to utility mains, including soft costs for analysis and design. Public funding for site and
connection costs may serve as an instigator/catalyst for both City-controlled and private mixed-use development
projects. Such a benefit may be tied to projects where
roadway access inside the development site is returned
as public right-of-way.

Numerous other programs and incentives approaches
have precedent throughout California and within the
Coachella Valley. The City should explore for potential establishmentthat which examples suit La Quinta best to advance the development of mixed-use.

TIF District: A TIF District
is typically an Enhanced
Infrastructure Financing District
(EIFD) for the enablement of
mixed use development. They
are establihsed as a distinct
public agency, governed by a
5+ member board inclusive
of Council, County, and
community representatives.

Their creation requires findings
of completion and compliance
reporting with the State
Controller. Annual reports and
an independent audit are an
ongoing requirement for TIF
DEFINING 111
Districts.

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129 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

7.5 CITY-LED SITE

DEVELOPMENT INITIATIVES

CITY-LED SITE MINISTERIAL APPROVAL
Design concepts provided in this Specific Plan should
be presented in RFP/RFQ briefs to affordable housing
developers– ensuring proposals reflect the City’s vision for this Corridor.

The City’s Design & Development Department may opt to
provide a draft entitlements package based on a preferred concept for these sites – generated either from concepts presented in this Specific Plan or from continued site
planning. In conjunction with the Planning Commission and City Council, they may choose to issue ministerial approval for the development plan to enhance potential development partner interest.

CITY-LED SITE LEASING STRATEGIES
The City may consider parcel sale or leasing strategies that leverage its role in the the City-led site development projects. These may include lease, leaseback, or
groundlease arrangements, especially when tied to
incentives. They can be focused on affordable housing, or key commercial offerings such as entertainment or unique and creative food and beverage.

CITY-LED SITE PREPARATION
The development concepts presented in this Highway
111 Corridor Specific Plan provide a realistic site
design direction that aligns with the accompanying
programmatic MND documentation. The City may enhance
the attractiveness of partnership for developers with
forward site infrastructure installation. Among these,
the City may consider stub-end utility connections and
laterals, necessary mains upgrades, site transformers
with increased residential load requirements, anticipated roadway and streetscape improvements, and limited rough grading and drainage facilities.

CITY-LED SITE ONGOING PLANNING
This Highway 111 Corridor Specific Plan provides
initial development concepts that illustrate a potential development intensity for these sites that may achieve
affordable housing and commercial development goals.

To maximize the potential of these districts to serve as demonstration projects for walkable and livable urban
settings, the City should continue the work of site design to provide potential developers examples of:
● More open space and its prime role in placemaking
in tandem with height increase
● Flexible site layout potential through increasing of
shared parking
● Greater vertical mixed-use, especially in favor of
potential City incentives
● CV Link activation, especially non-retail uses such
as resident common facilities
The three City-led development
sites reflect location-specific
opportunities to enhance the
economic trajectory of the
Highway 111 Corridor while
delivering affordable housing in
wholistic walkable urban settings.

A proactive approach to planning,
partnership, and preparation of
these sites is described in this
section.
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131 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
8 ACTION PLAN
740 Return to Agenda Link
132

INTRODUCTION
The Highway 111 Corridor has adopted an aspirational vision through its Corridor Plan; this Specific Plan provides an actionable strategy with policy tools. This Action Plan chapter serves as “rubric for readiness” that informs the Department of Design & Development when projects should commence
and when to act to realize the Corridor Plan vision by 2050.

The purpose and instrumentality of this section is in the form of staffing levels and their readiness, the duration of administrative cost commitments for each initiative, and major capital improvements projects. The Action Plan's timeline is wholly, or partially, contingent on private sector activities; i.e., land development. The Action Plan timeline helps the City anticipate private sector needs in order to:

1. Communicate and share growth expectations with
constituents

2. Implement positions in the Economic Development and
Design and Development departments dedicated to
facilitating further development of projects across the City and primarily dedicated to the Specific Plan's objectives

3. Rationalize alignment between public works and private investment timing
The Action Plan supports the
Administration & Implementation
elements of this Plan by advising
on the timing and duration of
initiatives, projects, and expected
redevelopment to optimize their
achievability and effectiveness.

4. Prioritize programs and site improvements for maximum economic enhancement
An abiding consideration in the review of this Action Plan should be the interrelatedness among the expected pace of real estate market absorption of dwelling units and commercial spaces, the balance between City-led affordable housing and future privateled infill, and the role of City involvement to instigate each at the right time. Encouraging the housing market to achieve compact walkable housing as nearly as possible to the original Corridor Vision requires deliberate planning and collaboration with development partners for the City-led demonstration projects. This Action Plan provides a realistic expectation of the real estate market's maximum capacity to absorb those developments over the coming years.

CHAPTER OVERVIEW
This Chapter organizes initiatives and projects by type, and similarly according to public or private ownership of the work.

The Specific Plan implementation is organized through six total phases with a view to a 2050 planning horizon. Each initiative or project is represented by a timeline bar that should be inclusive of programming, design, and implementation/ construction. Projects are expected to be fully built and leased at the end of each bar.

The Action Plan timeline includes the following sections:
● City Initiatives
● Current Development Projects
● City-Led Development Projects
● City Public Works Projects
● Forecasted Private Development

8.1 INTRODUCTION +

OVERVIEW
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133 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN

8.2 ACTION

PLAN TIMELINE
prepares the City for a quarter-century of transformation and growth.

CITY INITIATIVES & CITY-LED

DEVELOPMENT HIGHLIGHTS
Some City Initiatives are important for anticipatory
planning work, proposals and permitting, and promotion
and solicitation to development partners. These need to be established as the earliest actions. Other Initiatives are not prioritized until they are needed in support of new development.

Current Development Projects pertains to ongoing private development not within City-led sites, while City-Led
Development Projects pertains to upcoming development
on City-controlled parcels. These are considered as the first to develop and will demonstrate the kind of growth expected in the future of the Corridor.

1. On-Call Architect/Urban Designer assists City
interpretation of Plan and Code while encouraging high
quality outcomes in City-Led development projects.

In the long-term, City staff levels may increase to
accommodate expended redevelopment activity.

2. Events programs, marketing and outreach, and
developer solicitation are among the earliest actions.

3. Business Startup Assistance, engagement with
institutions, and shared parking are all needed once
new development occurs.

4. Development of the private-controlled commercial
frontage portion of the City-led site at Dune Palms
has commenced, and the development of affordable
housing with some limited retail services is expected
next.

ACTION PLAN PHASES
This Action Plan is organized through six total phases, the first of which is a “Priority” two-year phase of establishing administrative actions and programs for City Initiatives while overseeing the completion of current development
projects (both private and City-led).

Thereafter, the Action plan is measured according to five -year development horizons that begin at the adoption
of this Specific Plan. Actions through the end of 2034 is identified as “Near-Term” and, including Priority action years, constitutes the first ten years of implementation and development. This period is characterized by change through City-initiatives and City-led development projects.

After the first ten-years, the real estate market is expected to respond to this transformation by taking advantage
of infill and redevelopment opportunity throughout
the Corridor in the “Long Term.” That period will be
characterized by private sector leadership through
development that moves the district in the direction of the vision presented in the Corridor Plan. Over this period, the City must continue to respond to growth through public
works and administrative support. In all, this Action Plan City Initiatives and Near-Term
Development together will facilitate
the economic and physical
evolution of the Corridor by offering
public programs and administration
that accelerate projects while
delivering new neighborhoods that
demonstrate a highest-and-best
urban future.

5. The City prioritizes establishing entertainment and
dining uses fronting Highway 111 at it’s 15-acre
demonstration site. Delivery of affordable housing
on the site is anticipated to occur when a mixed-use
partner is ready to move forward with a commercial
project.

6. A retail/entertainment use or lodging adjacent to
Residence Inn may occur first, ahead of expected
housing on this parcel.
2 1
4 5
6 3
742 Return to Agenda Link
134
2 1
4 5
6 3
FIG 8–1: ACTION PLAN TIMELINE: CITY INITIATIVES & CITY-LED DEVELOPMENT 15 Acre
Business
743 Return to Agenda Link
135 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
to 20 years, where project completion may entail
phases lasting through 25. Distributing likely private
redevelopment projects to commence consecutively and
at an even pace comports with the reality that developers will avoid a saturated market. Generally, the City should anticipate a major development proposal every five years if the economic forecast is fulfilled within the life of this Specific Plan.

PUBLIC WORKS & PRIVATE

DEVELOPMENT HIGHLIGHTS
Roadway & Streetscape projects are generally
considered to occur consecutively, with one major
roadway under construction at a time within the Highway 111 Corridor. Highway 111’s reconfiguration will need to occur in a phased manner and will dominate a majority of the Action Plan timeline. Capital improvements planning should anticipate the fiscal impact of all these roads and project impacts over time.

PUBLIC WORKS CONSIDERATIONS
Each major Public Works project for Roadways &
Streetscapes is expected to include at least a year of
programming and planning, including public engagement
around safety and pedestrian facility needs, detailed
traffic analysis and modeling, final design of bridging documents, and a bidding process. After these steps,
construction will take at least a year for major roadway reconfigurations.

Highway 111’s reconfiguration entails new paving and
striping, curbs, sidewalk reconstruction and landscape
replacement. Further, it’s related Cultural Trail may
require additional preparatory work along the north
landscape buffer. Through the length of the Specific Plan corridor, Highway 111’s total reconfiguration is expected to take 10 years. Other streets may take priority given their relationship to Near Term City-Led development,
including La Quinta Dr and Corporate Centre Dr
streetscapes.

Most open space projects are
components of expected City-led
developments that will need to meet
open space requirements, and so
should be programmed to occur
within the next 10 years.

FORECASTED PRIVATE

DEVELOPMENT

CONSIDERATIONS
The economic and real estate
forecasts that accompany this
Specific Plan measure market
capacity for new dwellings and
commercial through the next 15
The Forecasted Private Development shown in this Action Plan is distributed evenly based on realistic market
absorption expectations, but is likely to change in some manner, including the order of which project proposals
come to the City.

1. Highway 111, while shown as a decade-long effort,
will occur in large phases, with major segments being
completed part-way through this period.

2. A Gateways and Landscape Enhancement project is
included to account for near-term work to improve
parkway and setback buffer landscapes currently in
a state of disrepair or decline. These projects are
expected to include gateway and median signage that
announces the Highway 111 corridor.

3. The Cultural Trail is understood to be a separate
parallel project to Highway 111 reconfiguration. This
entails initial infrastructure such as pathway and
planted areas. An ongoing management program will
convene artist works for installation over the years.

4. The earliest private developer-led projects are likely to be retail infill and commercial recapitalization.

5. An increase in private developer-led residential
projects is more likely after City-Led affordable
housing sites are completed. This is because the
local real estate market's capacity to "absorb" or
occupy housing units is expected to be constant and
balanced.
2 1
4 5
3 The new bridge at Dune Palms - recent Public Works in the Highway 111 Corridor. 744 Return to Agenda Link
136
2 1
4 5
3 FIG 8–2: ACTION PLAN TIMELINE: PUBLIC WORKS & FORECASTED PRIVATE DEVELOPMENT 745 Return to Agenda Link
137 LA QUINTA | 111 HIGHWAY CORRIDOR SPECIFIC PLAN
PART
APPENDICES + CODE
IV
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138
APPENDIX A: MARKET DEMAND ANALYSIS
APPENDIX B: DEVELOPMENT STRATEGY STUDY
APPENDIX C: MITIGATED NEGATIVE DECLARATION
DEVELOPMENT CODE (LA QUINTA MUNICIPAL CODE - CH. 9.105) 747 Return to Agenda Link

APPENDIX A
Market Demand Analysis
748 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 1 MEMO
To: Jonathan Linkus and Todd Tregenza, GHD
From: Lisa Wise Consulting, Inc.

Date: August 11, 2022
Subject: La Quinta Highway 111 Specific Plan: Market Demand Analysis Introduction
This memo summarizes the Market Demand Analysis (Task 4.2.3), which describes the city’s demographic, economic, and real estate market conditions and trends and evaluates existing constraints to future development through the lens of market supply and demand. The memo also provides an estimate of future demand for retail, office, hotel, and residential space in the Highway 111 Project Area.

Key Findings
Residential Demand
• By the year 2045, La Quinta could have a citywide demand for approximately 4,439 to 5,743 new housing units, or between 193 and 250 new housing units each year. Among the 2045 citywide demand, there could be demand for between 3,520 to 4,554 single-family units and 919 to 1,189 multifamily units.
• From 2022 to 2045, the Highway 111 Plan Area could have demand for approximately 644 to 833 new housing units, or between 28 and 36 new housing units each year.

Office Demand
• By the year 2045, the City of La Quinta could have demand citywide for approximately 24,307 to 81,025 square feet of office space, and the Highway 111 Pan Area could have a demand for approximately 10,209 to 34,030 square feet of office space.

Hotel Demand
• Based on a review of the Highway 111 Plan Area amenities, commercial uses, urban form, and the siting of previous hotel development, it was determined that the Plan Area would most likely attract mid-tier hotels in the future assuming there are no structural changes in the Plan Area. • By the year 2045, La Quinta may have demand for between one and three mid-tier hotels with 100 to 150 rooms, and the Plan Area could absorb up to one mid-tier hotel through the year 2045.

Retail Demand
• By the year 2045, La Quinta could have demand for between 332,886 and 388,290 square feet of retail, and the Highway 111 Plan Area, could have demand for between 163,114 and 190,262 square feet of retail.
749 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 2 Demographic and Household Conditions
This section describes characteristics of La Quinta’s population using data from the American Community Survey (ACS) and HUD’s Comprehensive Housing Affordability Strategy (CHAS). The analysis compares La Quinta with the nine cities represented by the Coachella Valley Association-Government (CVAG)1 and Riverside County to provide a relative understanding of conditions in La Quinta.

Population and Households
• In 2020, La Quinta had an estimated 41,650 residents and 16,292 households (Table 1). • In the last decade, La Quinta’s population grew at a slightly faster pace than in Riverside County and the CVAG Cities. From 2010 to 2020, La Quinta’s population grew by 16.8 percent compared to 15.6 percent in Riverside County and 14.9 percent in the CVAG Cities. During this period, the number of households increased by 19.3 percent in La Quinta, 10.4 percent in the county, and 24 percent in the CVAG Cities.
• La Quinta households are slightly larger than households across the CVAG Cities, but households in La Quinta and the CVAG Cities are much smaller compared to the county overall. In 2020, the average household size was 2.55 in La Quinta, 2.41 for the CVAG Cities, and 3.26 for Riverside County.
1 The CVAG Cities include Desert Hot Springs, Palm Springs, Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta, Indio, and Coachella.
750 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 3 Table 1: Population and Household Trends, 2010 to 2020
2010 2020 Change 2010 to 2020
Number Number Number Percent
La Quinta
Total Population 35,661 41,650 5,989 16.8%
Total Households 13,658 16,292 2,634 19.3%
Average Household Size 2.61 2.55 -0.06 -2.3%
CVAG Cities
Total Population 336,693 386,873 50,180 14.9%
Total Households 128,779 159,722 30,943 24.0%
Average Household Size 2.60 2.41 -0.20 -7.5%
Riverside County
Total Population 2,109,464 2,437,864 328,400 15.6%
Total Households 666,906 736,413 69,507 10.4%
Average Household Size 3.12 3.26 0.14 4.5%
Source: American Community Survey, 5-Year Est., 2010, 2020.

Race and Ethnicity
• La Quinta is less racially and ethnically diverse than Riverside County and the CVAG Cities. In 2020, about 54 percent of La Quinta’s residents identified as Non-Hispanic White compared to 34 percent in the county and 41 percent in CVAG Cities (Table 2). • The Hispanic/Latino population is the second-largest racial and ethnic group in La Quinta (36.2 percent) but is less represented in La Quinta than in the county (49.4 percent) and CVAG Cities (49.6 percent).

Table 2: Race and Ethnicity, 2020
La Quinta CVAG Cities Riverside County
Number Percent Number Percent Number Percent
Non-Hispanic White 22,594 54.2% 159,142 41.1% 837,847 34.4% Hispanic/Latino 15,080 36.2% 191,743 49.6% 1,204,521 49.4% Non-Hispanic Black/African American 714 1.7% 11,927 3.1% 148,003 6.1% Non-Hispanic Asian 1,802 4.3% 14,566 3.8% 159,004 6.5%
Other Race/Ethnicity 1,460 3.5% 9,495 2.5% 88,489 3.6%
Source: American Community Survey, 5-Year Est., 2020.
751 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 4 Educational Attainment
• Educational attainment is higher in La Quinta than in the county and the CVAG Cities. In La Quinta, an estimated 33.4 percent of residents who are 25 years or older have earned a bachelor’s degree or higher compared to 23.2 percent in Riverside County and 27.2 percent in the CVAG Cities (Table 3).

Table 3: Educational Attainment, 2020
La Quinta CVAG Cities Riverside County
Number Percent Number Percent Number Percent
High School Degree or Less 9,081 30.0% 125,512 43.8% 697,174 43.9% Some College 10,752 35.5% 83,180 29.0% 521,489 32.8%
Bachelor's Degree 6,364 21.0% 46,935 16.4% 236,902 14.9% Advanced Degree 4,048 13.4% 30,911 10.8% 132,238 8.3%
Total Population 25 Years or Older 30,245 286,538 1,587,803 Universe: Population 25 Years or Older.

Source: American Community Survey, 5-Year Est., 2020.

Age Distribution
• La Quinta has a relatively large population of elderly residents (age 65 or older). In 2020, 27.1 percent of La Quinta residents were 65 and older, compared to 24.3 percent in CVAG cities and

14.5 percent in Riverside County (Table 4).
• La Quinta and the CVAG Cities also have a somewhat smaller population of teens and children (age under 18). In 2020, 20.1 percent of La Quinta’s population was under 18 years old compared to 18.6 percent in the CVAG Cities and 25.2 percent in Riverside County.

Table 4: Age Distribution, 2020
La Quinta CVAG Cities Riverside County
Number Percent Number Percent Number Percent
Under 18 8,368 20.1% 71,812 18.6% 613,823 25.2%
18 to 24 3,037 7.3% 28,523 7.4% 236,238 9.7%
25 to 44 7,597 18.2% 89,172 23.0% 654,005 26.8%
45 to 64 11,348 27.2% 103,475 26.7% 581,423 23.8%
65 and older 11,300 27.1% 93,891 24.3% 352,375 14.5%
Source: American Community Survey, 5-Year Est., 2020.
752 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 5 Household Type and Tenure
• Families with children are less represented in La Quinta and the CVAG Cities than in the county.

In 2020, 23.6 percent of households in La Quinta were families with children, which was slightly higher than in the CVAG Cities (20.8 percent) but lower than in Riverside County (37.2 percent) (Table 5).
• Families without children comprise 43.7 percent of the households in La Quinta, which is a higher share than in the CVAG Cities (35.6 percent) and Riverside County (36.1 percent). • La Quinta has a slightly higher percentage of owner-occupied households (72.4 percent) than the CVAG Cities (67.2 percent) and Riverside County (67.5 percent) (Figure 1).

Table 5: Household by Type, 2020
La Quinta CVAG Cities Riverside County
Number Percent Number Percent Number Percent
Families with Children 3,852 23.6% 33,144 20.8% 273,902 37.2% Families without Children 7,127 43.7% 56,940 35.6% 265,556 36.1% Single-Person Household 4,517 27.7% 58,422 36.6% 156,654 21.3% Other Non-Family Household 796 4.9% 11,216 7.0% 40,301 5.5% Source: American Community Survey, 5-Year Est., 2020.

Figure 1: Housing Tenure, 2020
Source: American Community Survey, 5-Year Est., 2020.

Income
• In 2020, La Quinta’s median income was $75,724 (Table 6). La Quinta’s median income was higher than the CVAG Cities median income of $54,916 and somewhat higher than Riverside County’s median income of $70,732. 72.4%

67.2%

67.5%

27.6%

32.8%

32.5%
0%
20%
40%
60%
80%
100%
La Quinta CVAG Cities Riverside County
% Occupied Households
Owner Occupied Renter Occupied
753 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 6 • La Quinta also has a larger share of households earning $125,000 or more annually and a smaller share of households earning less than $30,000 per year than the CVAG Cities and Riverside County. In 2020, 17 percent of La Quinta households earned less than $30,000 per year compared to 29 percent of households in the CVAG Cities and 21 percent of households in Riverside County (Table 7). In the same year, 29 percent of La Quinta households earned $125,000 or more each year compared to 19 percent of households in the CVAG Cities and 24 percent of households in Riverside County.
• When controlling for household size, La Quinta has a higher percentage (70.6 percent) of moderate and above moderate-income households (earning 80 percent of the area median income or greater) than CVAG Cities (55.8 percent) and Riverside County (63.3 percent) (Figure 2). Likewise, the shares of households that are low income (14.1 percent), very low income (7.5 percent), and extremely low income (7.8 percent) are less in La Quinta than in the CVAG Cities and Riverside County.

Table 6: Median Income, 2020
Median Income
La Quinta $ 75,724
CVAG Cities $ 54,916
Riverside County $ 70,732
Source: American Community
Survey, 5-Year Est., 2020.

Table 7: Households by Annual Income, 2020
La Quinta CVAG Cities Riverside County
Number Percent Number Percent Number Percent
Less than $30,000 2,725 17% 46,358 29% 151,767 21%
$30,000 to $49,999 2,825 17% 27,657 17% 111,238 15%
$50,000 to $74,999 2,545 16% 26,084 16% 124,844 17%
$75,000 to 124,999 3,458 21% 29,632 19% 172,337 23%
$125,000 or More 4,739 29% 29,991 19% 176,227 24%
Source: American Community Survey, 5-Year Est., 2020.
754 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 7 Figure 2: Households by Adjusted Income, 2018
Source: HUD, Comprehensive Housing Affordability Strategy, 2018.

Demographics and Households Conclusions
• There is likely a demand for a variety of new housing in La Quinta. Overall demand for housing is demonstrated by the significant growth in population and households in La Quinta and by the regional pressures for housing exacerbated by the ongoing housing crisis. (The extent of demand for housing in La Quinta is further explored in the Residential Market Demand Section). • La Quinta’s household demographics suggest there is a demand for a mix of larger housing types to accommodate families with children and smaller housing types to accommodate families without children and single-person households. However, La Quinta has a relatively large population of families without children, which may require less space and drive demand for smaller units.

Demand for smaller units may also be driven by La Quinta’s senior and aging population. And while most city residents are homeowners, a significant portion of households rent their home, indicating demand for both ownership and rental housing. Single-family homes and large condominiums, townhomes, and rental multifamily units are likely needed to support families with children in La Quinta. Smaller for-sale and rental multifamily units would also be needed for families without children, single-person households, and seniors.

Economic Conditions
This section describes La Quinta’s employment trends compared to Riverside County. The analysis uses the publicly available data source, Longitudinal Employer-Household Dynamics (LEHD) and HdL data provided by the city. 7.8%

7.5%

14.1%

70.6%

14.2%

12.3%

17.6%

55.8%

10.7%

10.4%

15.6%

63.3%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%
Extremeley Low
(0-30% AMI)
Very Low
(30-50% AMI)
Low
(50-80%)
Moderate and Above
Moderate (>80% AMI)
% Occupied Households
La Quinta CVAG Cities Riverside County
755 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 8 Employment Overview
• In 2019, there were an estimated 11,672 jobs in La Quinta, and 56 percent of these jobs (6,488 jobs) are estimated to be in the Highway 111 Plan Area (Table 8).1 • The total number of jobs in La Quinta accounts for 8.8 percent of total jobs in the CVAG Cities and

1.6 percent of total employment in Riverside County (Table 9). • From 2011 to 2019 total employment in La Quinta decreased by 8 percent, while employment grew by 11 percent in the CVAG Cities and by 28 percent in Riverside County (Table 10).

Table 8: Total La Quinta Employment, 2019
Total Jobs % La Quinta
Highway 111 Plan Area 6,488 56%
La Quinta 11,672 100%
Note: The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California.

Source: LEHD, 2019.
1 The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California.
756 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 9 Table 9: Total Employment, CVAG Cities and Riverside County, 2019 Total Jobs % CVAG % Riverside
County
La Quinta 11,672 8.8% 1.6%
Desert Hot Springs 3,687 2.8% 0.5%
Palm Springs 28,521 21.5% 3.8%
Cathedral City 9,934 7.5% 1.3%
Rancho Mirage 16,175 12.2% 2.2%
Palm Desert 29,284 22.0% 3.9%
Indian Wells 3,862 2.9% 0.5%
Indio 20,767 15.6% 2.8%
Coachella 8,973 6.8% 1.2%
CVAG Cities 132,875 100.0% 17.8%
Riverside County 745,957 N/A 100.0%
Note: The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California.

Source: LEHD, 2019.

Table 10: Employment Growth, CVAG Cities and Riverside County, 2011 to 2019 2011 2019 Change 2011 to 2019
Number Number Number % Change
La Quinta 12,721 11,672 -1,049 -8%
Desert Hot Springs 3,232 3,687 455 14%
Palm Springs 24,016 28,521 4,505 19%
Cathedral City 9,489 9,934 445 5%
Rancho Mirage 15,033 16,175 1,142 8%
Palm Desert 28,565 29,284 719 3%
Indian Wells 4,724 3,862 -862 -18%
Indio 15,067 20,767 5,700 38%
Coachella 7,105 8,973 1,868 26%
CVAG 119,952 132,875 12,923 11%
Riverside County 581,470 745,957 164,487 28%
Note: The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California.

Source: LEHD, 2011, 2019.
757 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 10 Employment by Industry Sector
• La Quinta’s largest industries include Accommodation & Food Services, Educational Services, Retail Trade, and Health Care & Social Assistance (Table 11). These four industry sectors are also the top industries in Riverside County, although the relative share of employment differs between the city and county for each sector. In 2019, Accommodation & Food Services jobs accounted for

27.7 percent of total jobs in La Quinta and 12.5 percent of jobs in Riverside County. Educational Services jobs accounted for 17.8 percent of jobs in La Quinta and 10.1 percent of jobs in the County. Retail Trade jobs accounted for 15.9 percent of jobs in La Quinta and 11.1 percent of jobs in the county. Lastly, Health Care & Social Assistance jobs account for 9.2 percent of jobs in La Quinta and 14.5 percent of jobs in the county.
• Although the top three industry sectors employing the most people (Accommodation & Food Services, Educational Services, and Retail Trade) remained the largest sectors in La Quinta from 2011 to 2019, the number of jobs in each sector decreased during this period in La Quinta. From 2011 to 2019 the Accommodation & Food Services sector lost 1,107 jobs (25.5 percent decrease), Educational Services lost 151 jobs (6.8 percent decrease), and Retail Trade lost 725 jobs (28.1 percent).
• Health Care & Social Assistance is a large and growing industry in La Quinta. From 2011 to 2019, the sector grew by 674 jobs, an increase of 168.5 percent. La Quinta’s growth in the Health Care & Social Assistance sector outpaced growth in Riverside County where Health Care & Social Assistance employment increased by 76.8 percent from 2011 to 2019. • Arts, Entertainment, and Recreation employment is highly concentrated in La Quinta. While the sector represents a moderate amount of employment in La Quinta (7.6 percent of total jobs) Arts, Entertainment, and Recreation jobs in La Quinta represent an outsized share of jobs in the sector for the county. In 2019, La Quinta’s total employment accounted for 1.6 percent of total employment for the county. However, Arts, Entertainment, and Recreation jobs in La Quinta account for 5.4 percent of jobs in the sector for the county (Figure 3). Accommodation & Food Services is also notably concentrated in La Quinta. Accommodation & Food Services jobs accounted for 3.5 percent of jobs in the sector across the county.
758 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 11 Table 11: La Quinta Employment by Industry Sector, 2011 to 2019 2011 2019 Change 2011 to 2019
Number Percent Number Percent Number Percent
Accommodation & Food Services 4,342 34.1% 3,235 27.7% -1,107 -25.5% Educational Services 2,225 17.5% 2,074 17.8% -151 -6.8% Retail Trade 2,582 20.3% 1,857 15.9% -725 -28.1%
Health Care & Social Assistance 400 3.1% 1,074 9.2% 674 168.5% Arts, Entertainment, & Recreation 667 5.2% 892 7.6% 225 33.7% Administration & Waste Management 460 3.6% 511 4.4% 51 11.1% Construction 370 2.9% 440 3.8% 70 18.9%
Other Services 425 3.3% 350 3.0% -75 -17.6%
Professional & Technical Services 347 2.7% 321 2.8% -26 -7.5% Real Estate 165 1.3% 217 1.9% 52 31.5%
Finance & Insurance 193 1.5% 148 1.3% -45 -23.3%
Information 49 0.4% 114 1.0% 65 132.7%
Public Administration 136 1.1% 114 1.0% -22 -16.2%
Wholesale Trade 148 1.2% 104 0.9% -44 -29.7%
Manufacturing 46 0.4% 91 0.8% 45 97.8%
Utilities 91 0.7% 77 0.7% -14 -15.4%
Transportation & Warehousing 39 0.3% 31 0.3% -8 -20.5%
Agriculture & Forestry 24 0.2% 22 0.2% -2 -8.3%
Mining - 0.0% - 0.0% 0 0.0%
Management of Companies 12 0.1% - 0.0% -12 -100.0%
Source: LEHD, 2011, 2019
759 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 12 Table 12: Riverside County Employment by Industry Sector, 2011 to 2019 2011 2019 Change 2011 to 2019
Number Percent Number Percent Number Percent
Health Care & Social Assistance 61,087 10.5% 107,974 14.5% 46,887 76.8% Accommodation & Food Services 68,997 11.9% 93,546 12.5% 24,549 35.6% Retail Trade 82,169 14.1% 82,809 11.1% 640 0.8%
Educational Services 67,761 11.7% 75,087 10.1% 7,326 10.8% Construction 33,602 5.8% 72,131 9.7% 38,529 114.7%
Administration & Waste Management 35,130 6.0% 52,394 7.0% 17,264 49.1% Transportation & Warehousing 20,453 3.5% 48,728 6.5% 28,275 138.2% Manufacturing 39,733 6.8% 45,291 6.1% 5,558 14.0%
Public Administration 34,922 6.0% 32,683 4.4% -2,239 -6.4% Wholesale Trade 22,625 3.9% 26,617 3.6% 3,992 17.6%
Professional & Technical Services 18,789 3.2% 23,064 3.1% 4,275 22.8% Other Services 29,384 5.1% 21,593 2.9% -7,791 -26.5%
Arts, Entertainment, & Recreation 19,543 3.4% 16,588 2.2% -2,955 -15.1% Agriculture & Forestry 13,783 2.4% 12,430 1.7% -1,353 -9.8% Finance & Insurance 10,944 1.9% 10,360 1.4% -584 -5.3%
Real Estate 7,613 1.3% 10,311 1.4% 2,698 35.4%
Information 7,105 1.2% 6,527 0.9% -578 -8.1%
Utilities 4,488 0.8% 4,359 0.6% -129 -2.9%
Management of Companies 2,937 0.5% 3,049 0.4% 112 3.8%
Mining 405 0.1% 416 0.1% 11 2.7%
Source: LEHD, 2011, 2019
760 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 13 Figure 3: La Quinta Industry Employment Share of Riverside County Industry Employment, 2019 Source: LEHD, 2019
Firms by Industry Sector
• There are an estimated 1,340 firms in La Quinta (Table 13). • Nearly half of the businesses in La Quinta (48.9 percent of total firms) are involved in Retail Trade.

Accommodation & Food Services comprise 11.9 percent of all firms, and Manufacturing is the third most represented industry sector at 6.6 percent of total firms. • According to the city’s most recent comprehensive annual financial report (CAFR, fiscal year 2019/2020), La Quinta’s largest private firms are large retailers, including Wal-Mart, Costco, Home Depot, Lowe’s Home Improvement, and Target (Table 14). Other top employers in La Quinta include the La Quinta Resort and Club and Traditions Golf Club. 5.4% 3.5% 2.8% 2.2% 2.1% 1.8% 1.7% 1.6% 1.4% 1.4% 1.0% 1.0% 0.6%

0.4%

0.3%

0.2%

0.2%

0.1%

0.0%0.0%

1.6%

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%
La Quinta Industry % of County Industry
761 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 14 Table 13: La Quinta Businesses by Industry Sector, 2022 Industry Sector # Firms % Firms
Retail Trade 655 48.9%
Accommodation & Food Services 160 11.9%
Manufacturing 88 6.6%
Professional & Technical Services 84 6.3%
Arts, Entertainment, & Recreation 77 5.7%
Wholesale Trade 70 5.2%
Other Services (except Public Admin) 67 5.0%
Other Industry 27 2.0%
Health Care & Social Assistance 21 1.6%
Administration & Waste Management 18 1.3%
Real Estate 17 1.3%
Educational Services 17 1.3%
Construction 15 1.1%
Agriculture & Forestry 8 0.6%
Information 8 0.6%
Transportation & Warehousing 3 0.2%
Finance and Insurance 3 0.2%
Utilities 2 0.1%
Total Firms 1,340
Source: City of La Quinta, 2022.

Table 14: La Quinta’s Top Private Employers FY 2019/20
Firm Employees
La Quinta Resort & Club/PGA West 1,412
Walmart Supercenter 300
Costco Wholesale 290
The Home Depot 212
Target 180
Lowe's 150
Traditions Golf Club 120
Source: City of La Quinta CAFR, fiscal year 2019/2020
762 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 15 Residential Market Demand
This section reviews La Quinta’s housing inventory, sales prices and rents, and trends in housing development compared to the CVAG Cities and Riverside County. This section also provides an estimated number of housing units that will be in demand by 2045 in the Highway 111 Project Area. The analysis relies on data from ACS, Redfin, Zillow, and the Southern California Association of Governments (SCAG) growth forecasts, and residential pipeline data from the city.

Residential Market Conditions
• Home prices in La Quinta are much higher than in the overall county. As of April 2022, the median sale price in La Quinta was $821,750, and the median sales price in Riverside County was $602,500 (Figure 4).
• Condominiums in La Quinta are also more expensive than in Riverside County, and as of 2022, the median sales of La Quinta condominiums were slightly higher than single-family homes in Riverside County.
• Over the last decade, the median sales price for single-family homes increased by 91 percent in La Quinta and 101 percent in Riverside County. Prices for condominiums increased at a similar rate during this period. From 2012 to 2022, the median sales price increased by 87 percent in La Quinta and by 106 percent in Riverside County.
• Rents are also higher and increasing at a faster pace in La Quinta than in Riverside County. The average rent in La Quinta is $3,650 compared to $2,518 for Riverside County (Figure 5). From 2014 to 2022, average rent has increased by 116 percent in La Quinta and by 72 percent across all of Riverside County.

Figure 4: Median Single-Family and Condominium Sales Prices, 2012 to 2022 Source: Redfin, April 2022.
$821,750
$602,500
$619,000
$445,750
$-
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
$900,000
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
YTD
Nominal Dollars
La Quinta Single-Family Riverside County Single-Family
La Quinta Condo Riverside County Condo
763 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 16 Figure 5: Average Rent, 2014 to 2022
Note: Data is based on the Zillow Observed Rent Index (ZORI) aggregated by zip code. See www.zillow.com for methodology details.

Source: Zillow, 2022.

Residential Development Trends and Projected Growth
This section examines La Quinta’s estimated share of housing units in the Coachella Valley Region, recent housing unit development trends in the city, and projections for future housing units. • La Quinta’s 2020 occupied-housing unit count of 16,292 units account for 10.2 percent of units in the CVAG Cities and 2.2 percent of Riverside County’s occupied-housing stock (Table 15). • Over the last decade, La Quinta added 2,634 occupied-housing units and the CVAG Cities together added 30,943 units (Table 16). La Quinta’s housing unit growth represents 8.5 percent of the total CVAG unit growth from 2010 to 2020.
• La Quinta has a relatively large number of housing units that are used as a second homes or seasonal housing. In 2020, the CVAG Cities' share of total housing that was used as secondary/seasonal housing was 16.9 percent compared to six percent for Riverside County (Table 17). La Quinta’s share of secondary/seasonal housing is even larger than the CVAG Cities at 21.2 percent.
• From 2010 to 2021, La Quinta granted 1,973 new housing unit construction permits (Table 18).

79.3 percent of permits were for single-family residences and 20.7 were for multifamily units. The share of single-family permits for multifamily units in La Quinta is similar to the share in the CVAG Cities where 83.7 percent of permits were for single-family homes and Riverside County where

81.6 percent of permits were for single-family units.
• There are currently new 20 developments containing a total of 2,080 housing units that are proposed, approved, or under construction in La Quinta (Table 19). • From 2016 through 2045, SCAG estimates that the CVAG Cities will add 96,700 more households, which would represent a 71 percent increase from the 2016 household count (Table 20). $3,650
$2,518
$-
$500
$1,000
$1,500
$2,000
$2,500
$3,000
$3,500
$4,000
2014 2015 2016 2017 2018 2019 2020 2021 2022
Nominal Dollars
La Quinta Riverside County
764 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 17 Table 15: Total Occupied-Housing Units, 2020
Units %CVAG
Cities
% Riverside
County
La Quinta 16,292 10.2% 2.2%
CVAG Cities 159,722 100.0% 21.7%
Riverside County 736,413 N/A 100.0%
Source: American Community Survey, 5-Year Est., 2020.

Table 16: Occupied-Housing Units Growth, 2000 to 2020

2010 2020
Growth
2010 to
2020
% CVAG
Growth
% Riverside
County
Growth
La Quinta 13,658 16,292 2,634 8.5% 3.8%
CVAG Cities 128,779 159,722 30,943 100.0% 44.5%
Riverside County 666,906 736,413 69,507 N/A 100.0%
Source: American Community Survey, 5-Year Est., 2020.

Table 17: Secondary/Seasonal Housing Units, 2020
Occupied
Units
Secondary/
Seasonal
Units
Other
Vacant
Units
Total
Units
% Secondary/
Seasonal of
Total Units
La Quinta 16,292 5,479 4,104 25,875 21.2%
CVAG Cities 159,722 36,865 21,384 217,971 16.9%
Riverside County 736,413 50,655 57,998 845,066 6.0%
Note: “Other Vacant” includes units that are vacant and not used, vacant due to transition period between tenants, vacant and for sale, and vacant but used for migrant workers.

Source: American Community Survey, 5-Year Est., 2020.

Table 18: La Quinta Building Permits for New Housing Construction, 2010 to 2021 La Quinta CVAG Cities Riverside County
Number Percent Number Percent Number Percent
Single-Family Units 1,565 79.3% 11,906 83.7% 67,947 81.6% Multifamily 408 20.7% 2,315 16.3% 15,347 18.4%
Total 1,973 100.0% 14,221 100.0% 83,294 100.0%
Source: Source: HUD SOCDS, 2022
765 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 18 Table 19: La Quinta Residential Pipeline Projects, 2022 Mixed-Use Residential
Units Projects Units Projects
Proposed 733 2 101 2
Approved 8 1 245 5
Under Construction 993 10
Total 741 3 1,339 17
Total Mixed-Use and Residential Units 2,080
Total Mixed-Use and Residential Projects 20
Source: City of La Quinta, 2022
Table 20: SCAG Household Projections, 2016 to 2045
Households
2016
Households
2045
Household Growth
2016 to 2045
Number Number Number Percent
CVAG Cities 135,800 232,500 96,700 71%
Riverside County 716,000 1,086,000 370,000 52%
Source: Southern California Association of Governments, 2020 Residential Market Demand
Market Demand Methodology
This section describes the methodology used to estimate the demand for additional housing units in the Highway 111 Plan Area by the year 2045. The analysis is based on the latest household projections by SCAG and relies on household trends data from the American Community Survey (ACS) described previously in this report.

The first step for calculating residential demand for the Plan Area was to create a citywide residential demand estimate. To calculate the future residential demand for the entire city, SCAG projections for future households were aggregated by city to create a total estimate for the CVAG Cities Region. To create an estimate for new housing units, one household was assumed to equal one residential unit.

Next, SCAG projections were adjusted from their original projection timeline of 2016 to 2045. A new timeline for 2022 to 2045 was created by taking an annual average and multiplying the result by the number of years between 2022 and 2045.

From the CVAG Cities estimate for future housing units, an estimate for demand for new units in La Quinta was calculated as a low and high range, which were based on two potential scenarios of future housing unit growth in La Quinta as described below.
• The low estimate assumes that through the year 2045, housing unit growth in La Quinta will be proportionate to its share of the CVAG Cities occupied-housing unit growth from 2010 to 2020.

During this period, La Quinta’s share of the CVAG Cities occupied-housing unit growth was 8.5 percent.
766 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 19 • The high estimate assumes that through the year 2045, housing unit growth in La Quinta will remain proportionate to its current share of the CVAG Cities occupied-housing units. In 2020, La Quinta occupied-housing units accounted for 10.2 percent of units in the CVAG Cities.

Units from La Quinta residential pipeline projects (Table 18), were assumed to reduce the estimated future demand for housing. The total number of units in projects that are proposed, approved, and under construction were subtracted from the low and high demand estimates to create a final citywide demand estimate.

From the citywide demand estimate, an estimate of the demand for different housing types was created.

An estimate of the share of citywide demand for single-family and multifamily development assumed that the city maintained its trend in residential permitting from the previous decade, in which 79.3 percent of total residential development was permitted for single-family homes and 20.7 percent was permitted for multifamily (Table 17).

A final demand estimate for the Highway 111 Plan Area was created by assuming the share of citywide units allocated to the Plan Area would be proportionate to the Plan Area’s current share of the maximum allowed residential densities across the city. The maximum allowed residential densities by parcel are established by the city’s zoning code, which includes the standards set forth by the Mixed-Use Overlay District that applies to most of the Plan Area. Approximately 14.5 percent of the city’s maximum allowed residential density is located in the Plan Area.

Market Demand Estimate
• By the year 2045, La Quinta could have a citywide demand for approximately 4,439 to 5,743 new housing units, or between 193 and 250 new housing units each year (Table 21). • Among the 2045 citywide demand, there is an estimated demand for between 3,520 to 4,554 singlefamily units and 919 to 1,189 multifamily units (Table 22). • From 2022 to 2045, the Highway 111 Plan Area could have demand for approximately 644 to 833 new housing units, or between 28 and 36 new housing units each year (Table 23). • The Highway 111 Plan Area could absorb up to 70 percent of the estimated demand for multifamily units in the city by 2045.
767 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 20 Table 21: La Quinta Residential Market Demand Estimate, 2022 to 2045 CVAG Cities Assumptions
2016 to 2045 Projected Net New Households 96,700
2016 to 2045 Average Annual Projection 3,334
2022 to 2045 Net New Households 76,693
La Quinta Assumptions
2010 to 2020 City Share of CVAG Household Growth 8.5%
2020 City Share of CVAG Households 10.2%
La Quinta Pipeline Project Units 2,080
La Quinta Demand Estimate 2022 - 2045
Low Estimate, Net New Housing Units 4,439
Annual Average 193
High Estimate, Net New Housing Units 5,743
Annual Average 250
Table 22: La Quinta Single-Family and Multifamily Demand Estimate, 2022 to 2045 Share Low Estimate High Estimate
Single-Family Units 79.3% 3,520 4,554
Multifamily Units 20.7% 919 1,189
Table 23: Highway 111 Plan Area Residential Market Demand Estimate, 2022 to 2045 Highway 111 Plan Area Assumptions
Share of Citywide Multifamily Demand 14.5%
Highway 111 Plan Area Demand Estimate 2022 - 2045
Low Estimate, Net New Housing Units 644
Annual Average 28
High Estimate, Net New Housing Units 833
Annual Average 36
Office Market Demand
This section reviews La Quinta’s employment in office-based industries and provides an estimate of demand for office square feet through the year 2045. The analysis relies on data from LEHD and development pipeline data from the city.
768 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 21 Office-based Employment
• Office jobs account for a small percentage of total jobs in La Quinta. Office-based jobs generally include jobs in professional and technical services, information, finance and insurance, real estate, and management of companies. Together jobs in these sectors represented 6.9 percent of total jobs in La Quinta (Table 24), which was comparable to the share in Riverside County where officebased jobs account for 7.1 percent of total jobs (Table 12). Office-based firms in La Quinta account for 8.4 percent of total firms in the city.
• Office-based jobs in La Quinta are typically in small professional offices such as design firms, accountants, realtors, and attorneys.
• In the Highway 111 Plan Area, there are an estimated 332, which account for 42 percent of the city’s total office jobs (Table 25).

Table 24: La Quinta Office-based Jobs and Firms, 2019
Jobs % Jobs Firms % Firms
Information 114 1.0% 8 0.6%
Finance & Insurance 148 1.3% 3 0.2%
Real Estate 217 1.9% 17 1.3%
Professional & Technical Services 321 2.8% 84 6.3%
Management of Companies 0 0.0% 0 0.0%
Total 800 6.9% 112 8.4%
Source: LEHD 2019; City of La Quinta, 2022.

Table 25: Office-based Jobs, Highway 111 Plan Area, 2019 Officebased Jobs % La Quinta
Highway 111 Plan Area 332 42%
La Quinta 800 100%
Note: The Highway 111 Plan Area is approximated using the Census Block Group 1, Census Tract 451.21 and Block Group 3, Census Tract 452.15, Riverside County, California.

Source: LEHD, 2019.

Office Development Trends and Projected Growth
• Data from the city shows that there are no office development projects that are currently planned or under construction in La Quinta.
• According to SCAG, the total projected employment for the CVAG Cities is 67,300 net new jobs from 2016 to 2025 (Table 26).
769 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 22 Table 26: SCAG Employment Projections, 2016 to 2045
Jobs
2016
Jobs
2045
Net New Jobs
2016 to 2045
Number Number Number Percent
CVAG Cities 165,200 232,500 67,300 41%
Riverside County 743,000 1,103,000 360,000 48%
Source: Southern California Association of Governments, 2020 Office Demand Estimate
Market Demand Methodology
This section describes the methodology used to estimate the demand for net new office space in the Highway 111 Project Area by the year 2045. The analysis is based on the latest employment projections by SCAG and relies on LEHD employment data described previously in this report.

The first step for calculating office space demand for the Plan Area began with creating a citywide demand estimate. To calculate the future office demand for the entire city, SCAG projections for future employment were aggregated by city to create a total estimate for the CVAG Cities Region. Next, SCAG projections were adjusted from their original projection timeline of 2016 to 2045. A new timeline for 2022 to 2045 was created by taking an annual average and multiplying the result by the number of years between 2022 and 2045.

Using the adjusted CVAG employment projections, an estimate of future new office jobs in La Quinta was created assuming that La Quinta’s share of total CVAG Cities employment (8.8 percent, Table 9) would remain constant in the future and that the share of office-based jobs in La Quinta (6.9, Table 23) would also remain constant.

From the estimate of future La Quinta office jobs, a demand estimate for office square feet was calculated as a low and high range, which were based on two potential scenarios of office growth. The low estimate assumes that each employee will require 75 square feet of office space, and the high estimate assumes that each employee will require 250 square feet of office space.

Lastly, the demand estimate for office space in the Highway 111 Plan Area was calculated assuming that the Plan Area’s share of the city’s office jobs (42 percent, Table 24) would remain constant.

Office Market Demand Estimate
• By the year 2045, the City of La Quinta could have demand citywide for approximately 24,307 to 81,025 square feet of office space (Table 28).
• From 2022 to 2045, the Highway 111 Pan Area could have a demand for approximately 10,209 to 34,030 square feet of office space (Table 29).
• Based on existing office-based employment in La Quinta, the low end of the office demand estimate may be more likely as demand for future office space will likely be limited to smaller office spaces that service small professional firms. The likelihood of needing office space for large employers appears low. However, the exception to this is the potential for La Quinta to attract large medical offices. Based on La Quinta’s older and aging population (Table 4) and the growth of the health care industry sector (Table 11), La Quinta may attract medical offices, such as Kaiser or any other medical group, with large space requirements.
770 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 23 Table 27: La Quinta Office-based Job Projections, 2022 to 2045 CVAG Cities Assumptions
2016 to 2045 Projected Net New Jobs 67,300
2016 to 2045 Average Annual Projection 2,321
2022 to 2045 Net New Jobs 53,376
La Quinta Assumptions
2019 La Quinta Total Jobs Share of Total CVAG Jobs 8.8% 2019 La Quinta Office-based jobs Share of La Quinta Total Jobs 6.9% Projected La Quinta Net New Office-based Jobs
Net New Jobs 2022 to 2045 324
Source: Southern California Association of Governments, 2020; LWC, 2022.

Table 28: La Quinta Office Demand Estimate, 2022 to 2045 Projected La Quinta Net New Office-based Jobs
Net New Jobs 2022 to 2045 324
Office Sf. Assumptions
Low Estimate Office sf. per Employee 75
High Estimate Office sf. per Employee 250
La Quinta Demand Estimate 2022 - 2045
Low Estimate, Net New Office Sf. 24,307
High Estimate, Net New Office Sf. 81,025
Table 29: Highway 111 Plan Area Office Demand Estimate, 2022 to 2045 Highway 111 Plan Area Assumptions
Share of Citywide Office Jobs 42%
Highway 111 Plan Area Demand Estimate 2022 - 2045
Low Estimate, Net New Office Sf. 10,209
High Estimate, Net New Office Sf. 34,030
Hotel Market Demand
This section reviews trends in La Quinta’s hotel room inventory and hotel development compared to Riverside County and cities within Coachella Valley. This section also provides opportunities for hotel development in the form of an estimated number of net new hotel rooms that will be in demand in La Quinta by 2045. The analysis relies on data from the Visit Greater Palm Springs Visitor Bureau, Transient Occupancy Tax Revenues (TOT), and residential pipeline data from the city. 771 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 24 Hotel Room Inventory
• La Quinta has an estimated 1,214 hotel rooms, which accounts for approximately 6.4 percent of the total number of hotel rooms for the Greater Palm Springs Region1 (Table 30). • Lodgings in La Quinta are driven by seasonal, leisure-based tourism with the high season generally beginning in November and ending in May.2 Visitors to La Quinta play golf, attend the Coachella and Stagecoach Music Festivals, engage in outdoor recreational activities, and visit shops and restaurants.
• La Quinta’s largest hotel property is the La Quinta Resort & Club, which contains 785 rooms and represents 65 percent of all hotel rooms in the city. The La Quinta Resort & Club is also the city’s oldest hotel and was built in 1926 (Table 31).
• From 2006 to 2020, La Quinta added a total of five hotels, which together added a total of 429 hotel rooms to La Quinta, an increase of 55 percent in the city’s total hotel inventory. • Three of the hotels (the Embassy Suites, the Homewood Suites, and the Residence Inn) are midtier hotels with between 100 and 150 rooms. One property, Casitas Rosas consists of 13 rental condos. And the Chateau at Lake La Quinta is a small, boutique property with 24 rooms. • La Quinta’s newest hotel, the Residence Inn, was built in 2020 and is the only hotel property within the Highway 111 Plan Area. The Home Suites property is located nearby and sits just outside the northwest corner of the Plan Area boundaries.
1 Greater Palm Springs includes the CVAG Cities expect for the City of Coachella. The Greater Palm Springs cities include La Quinta, Desert Hot Springs, Palm Springs, Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, and Indio. 2 Urban Land Institute, TAP Report, 2018. 772 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 25 Table 30: Greater Palm Springs Hotel Inventory, 2022
Hotel Rooms Share
La Quinta 1,214 6.4%
Palm Springs 6,243 32.8%
Palm Desert 4,378 23.0%
Rancho Mirage 2,016 10.6%
Indio 1,979 10.4%
Indian Wells 1,506 7.9%
Cathedral City 1,061 5.6%
Desert Hot Springs 627 3.3%
Total 19,024
Note: Greater Palm Springs includes the cities of La Quinta, Desert Hot Springs, Palm Springs, Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, and Indio.

Source: Visit Greater Palm Springs, 2022.

Table 31: La Quinta Hotel Inventory, 2022
Year
Opened Rooms
La Quinta Resort & Club, Curio Collection by Hilton 1926 785 Embassy Suites La Quinta Hotel & Spa by Hilton 2006 155 Homewood Suites La Quinta by Hilton 2007 129
Casitas Las Rosas 2009 13
The Chateau at Lake La Quinta 2011 24
Residence Inn La Quinta by Marriott 2020 108
Total 1,214
Source: Visit Greater Palm Springs, 2022.

Performance and Development Activity
• Visitation to the Coachella Valley Region has decreased since the COVID-19 Pandemic and has not yet recovered to previous levels. From 2019 to 2020, the total number of visitors to the Coachella Valley shrank from 14.1 million to 8.6 million (Figure 6). From 2020 to 2021, visitation rebounded but was still 1.3 million visitors less than in 2019. • The most recent city budget actuals show that during the 2020/2021 fiscal year, La Quinta collected approximately $12 million in transit occupancy taxes (TOT), which includes collections from hotels, bed and breakfasts, and short-term rentals such as Airbnb rented properties (Figure 7). • TOT revenues during the 2019/2020 fiscal year show a notable drop from the previous year, paralleling trends in visitation to the Coachella Valley and revealing the impacts of the COVID-19 Pandemic on lodging in La Quinta. However, in the 2020/21 fiscal year, TOT revenues in La Quinta 773 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 26 rebounded higher than revenues prior to the pandemic. During the 2018/19 fiscal year La Quinta TOT revenues totaled $10.7 million compared to $12 million in the 2020/21 fiscal year. • From the 2011/2012 fiscal year to the 2020/2021 fiscal year, La Quinta TOT revenues grew by $6.9 million, an increase of 136 percent.
• In recent years, TOT revenues collected from short-term rentals and bed and breakfasts have grown significantly while TOT revenues from hotels decreased somewhat. From the 2016/17 fiscal year to the 2020/21 fiscal year, TOT revenues from short-term rental and bed and breakfasts increased by 152 percent, and TOT revenues from hotels and resorts decreased by 12 percent (Figure 8). In the 2020/21 fiscal year, revenues for short-term rental and bed and breakfasts surpassed those for hotels and resorts.
• There are two luxury hotels under construction in La Quinta: a 134-room luxury hotel and a 200- room lifestyle hotel (Table 32). Both hotels are on the SilverRock Resort property. Additionally, a previously proposed 2.8 hotel acre site was recently sold to a developer and the land may still be positioned for hotel development.1 The hotel site was to be a part of the Centre at La Quinta, an approved development within the Highway 111 Plan Area and west of the Walmart. The hotel development was envisioned to be an extended stay hotel with a nationally recognized hotel brand.

Figure 6: Greater Palm Springs Visitors, 2015 to 2021
Source: Visit Greater Palm Springs, 2022
1 https://www.prnewswire.com/news-releases/shopoff-realty-investments-sells-2-8-acre-hotel-parcel-in-laquinta-ca-301509200.html

12.9 13.4 13.6 13.9 14.1

8.6 12.8

0.0 2.0

4.0 6.0

8.0 10.0

12.0 14.0

16.0 2015 2016 2017 2018 2019 2020 2021
Visitors (millions)
774 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 27 Figure 7: La Quinta Total Transient Occupancy Tax, FY 2011/12 to FY 2020/21 Source: City of La Quinta, 2022.

Figure 8: La Quinta Transient Occupancy Tax by Source
Source: City of La Quinta, 2022.
$5.1 $5.7 $6.3 $6.6 $7.4
$8.9 $9.8 $10.7
$7.6
$12.0
$0.0
$2.0
$4.0
$6.0
$8.0
$10.0
$12.0
$14.0
Nominal Dollars (Millions)
$6.4
$6.9
$7.1
$4.7
$5.7
$2.5
$2.9
$3.6
$2.9
$6.3
$0.0
$2.0
$4.0
$6.0
$8.0
$10.0
$12.0
$14.0
FY 2016/17 FY 2017/18 FY 2018/19 FY 2019/20 FY 2020/21
Nominal Dollars (Millions)
Hotels and Resorts Short Term Rentals and Bed and Breakfasts 775 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 28 Table 32: La Quinta Hotel Development Pipeline
Property Name Status Details Hotel Rooms
Former Centre at La
Quinta Hotel Site Proposed
Previously proposed 2.8-acre
hotel site that was recently sold
to a developer and the land
may still be positioned for
development of a mid-tier hotel.
125
SilverRock Under Construction
Two hotels are currently being
built. A 134-room luxury hotel
and a 200-room lifestyle hotel.
334
Source: City of La Quinta, 2022.

Hotel Demand Estimate
Hotel Market Demand Methodology
This section describes the methodology used to estimate demand for future hotel rooms in the Highway 111 Plan Area by the year 2045.

The hotel demand analysis was based on hotel room inventory data provided by the Visit Greater Palm Springs Visitors Bureau and supplemented by data for hotel listings online. Historic hotel inventory trends were analyzed to determine the pace at which hotel rooms were added and for what types of hotel markets.

Based on a review of the Highway 111 Plan Area amenities, commercial uses, urban form, and the siting of previous hotel development, it was determined that the Plan Area would most likely attract mid-tier hotels in the future assuming there are no structural changes in the Plan Area.

The historic trend of development of mid-tier hotels in La Quinta and the Plan Area was used to estimate future demand in the city. The final demand estimate reflects impacts on future demand from hotel pipeline projects, which were assumed to reduce demand for hotel rooms. Data on TOT revenues were also considered as a factor for impacting future hotel inventory demand.

Hotel Market Demand Estimate
• Based on hotel room inventory trends from 2006 to 2020, La Quinta is estimated to add a 100 to 150-room mid-tier hotel every five years (Table 33).
• A 125-room mid-tier hotel was recently proposed in the Highway 111 Plan Area and is likely still planned for development (Table 32). This hotel would likely absorb demand for a mid-tier hotel in La Quinta for the immediate next five years.
• The growing popularity of short-stay vacation rental properties may reduce future demand for midtier hotel rooms and may change past trends of demand for a 100 to 150-room mid-tier hotel in the city to beyond every five years.
• By the year 2045, La Quinta may have demand for between one and three mid-tier hotels with 100 to 150 rooms. Based on the Highway 111 Plan Area’s current share of mid-tier hotels located in the city, the Plan Area may absorb up to one mid-tier hotel through the year 2045. 776 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 29 Table 33: La Quinta Mid-Tier Hotel Trends
Assumption/Estimate
Mid-Tier Hotel Room Growth, 2006 to 2020 392
Average Annual Room Growth 28
Average 5-year Room Growth 140
Retail Demand Estimate
This section reviews La Quinta's retail sales and trends in retail development. This section also provides an estimate of demand for retail square feet by 2045 in the Highway 111 Project Area. The analysis relies on data from the California Department of Tax and Fee Administration, HdL, Esri, and residential pipeline data from the city.

Retail Market Conditions
National Retail Trends
• La Quinta’s local retail market is influenced by larger-scale national trends. Over the last decade, retail markets have been shifting and reorganizing in large part due to the growth of e-commerce.

However, while increased online sales have reduced the demand for in-store sales, there has been an increased demand for experiential retail such as restaurants, bars, and gyms. • Over the last two years, the COVID-19 pandemic disrupted brick and mortar retail stores of all types and accelerated the shifting demand for online sales of physical goods. While the details of the long-term recovery from COVID-19 for the retail market are uncertain, the market will likely rebound while perhaps also changing to accommodate new trends enabled by new technologies and consumer expectations regarding convenience such as contactless shopping. 1 Retail Sales Trends
• Taxable sales per household are higher in La Quinta than in the CVAG Cities. In 2018, La Quinta's taxable sales per household were estimated at $53,405 compared to $45,758 in the CVAG Cities (Figure 9). From 2015 to 2018, taxable sales per household remained higher in La Quinta than in the CVAG Cities. Taxable sales also grew at a faster rate of 10 percent compared to 3 percent for the CVAG Cities.
• High taxable sales per household may demonstrate spending from regional shoppers and tourists in La Quinta. The city contains big box retail stores that attract shoppers from outside the city and within the local region. These stores include Costco, Target, Walmart, Lowe’s, and Home Depot, which are located within the Plan Area.
• Since 2003, La Quinta's sales tax revenues for general consumer goods increased significantly (Figure 10). Revenues from restaurants and hotels also increased steadily over the last two decades. There is a noticeable drop in revenues for most revenue categories in 2020, which aligns with trends due to the COVID pandemic. However, revenues appear to recover or exceed 2019 levels in 2021.
1https://www2.deloitte.com/content/dam/Deloitte/us/Documents/consumer-business/us-cb-covid-recession-2020.pdf 777 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 30 Figure 9: Taxable Sales per Household, 2015 to 2018
Note: Data is displayed through the year 2018 due to 2019 data reporting changes by the California Department of Tax and Fee Administration (CDTFA).

Source: American Community Survey 5-year Est. 2015, 2016, 2017, 2018; California Department of Tax and Fee Administration,2022.

Figure 10: Sales Tax Revenues by Spending Category, 2003 to 2021 Source: HdL, 2022.
$53,405
$45,758
$-
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
2015 2016 2017 2018
Nominal Dollars
La Quinta CVAG Cities
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000
$4,500,000
Sales Tax Revenues
Autos And Transportation Building And Construction
Business And Industry Food And Drugs
Fuel And Service Stations General Consumer Goods
Restaurants And Hotels
778 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 31 Retail Demand per Household and Worker Estimate
• Taxable spending per La Quinta household is estimated at approximately $27,363 per year (Table 34).
• Due to the city’s high level of taxable sales per household as described previously (Figure 9), and the presence of large retail stores in the city, it is likely that a large share of La Quinta household spending is spent within the city boundaries. The total estimated spending per La Quinta household within the city is estimated at $13,810.86 per year.
• Workers employed in La Quinta but living elsewhere likely make purchases within the city during their workday or before or after they commute. Annual retail spending per worker is estimated to be 3,598 (Table 35).
• Retail sales per square foot of space are typically around $325. Assuming average retail sales per square foot is $325, then the amount of square of retail generated per La Quinta household is approximately 42.49 and the amount of space per worker is 11.07 square feet (Table 36).

Table 34: La Quinta Retail Spending per Household Estimate, 2022 Household-Serving Retail Category Spending per
Household
Capture
Rate
Local Spending
per Household
Groceries $8,470.96 65% $5,506.12
Restaurants $5,892.92 60% $3,535.75
Alcoholic Beverages $1,001.78 60% $601.07
Smoking Products $509.24 60% $305.54
Drug stores $2,829.50 60% $1,697.70
Pets $1,058.93 25% $264.73
Home Furnishings and Equipment $3,106.54 25% $776.64
Apparel and Services $3,256.71 25% $814.18
Computer, TV/Audio $416.93 25% $104.23
Education and Other Entertainment $819.59 25% $204.90
Total $27,363.10 $13,810.86
Source: Retail Goods and Services Expenditures, ESRI, 2022 779 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 32 Table 35: Retail Spending per Worker Estimate
Retail Category
Weekly
Spending per
Worker (2012 $)
Weekly
Spending per
Worker (2022 $)1
Annual Worker per
Spending (2022 $)2
Food & Beverage Stores $21.58 $26.76 $1,337.96
Eating & Drinking Places $28.86 $35.79 $1,789.32
Drug Stores $7.60 $9.42 $471.20
Total $58.04 $71.97 $3,598.48
Source: ICSC Research, 2012; Bureau of Labor Statistics, 2022.

Note:
1 An inflation factor of 1.24 was applied to the 2012 figures. 2 Assumes there are 50 work weeks in a year.

Table 36: Retail sf. per Household and Worker Estimate
Assumptions/Estimate
Local Spending per Household $13,810.86
Local Spending per Worker $3,598.48
Average Retail Sales per Sf. $325.00
Demand Estimate
Retail Sf. per Household 42.49
Retail Sf. per Worker 11.07
Retail Demand per Visitor Estimate
• As described in the previous Hotel Market Demand Section, Figure 6 shows that between 2015 and 2019 total visitors to the Greater Palm Springs Region increased from 12.9 million to 14.1 million. The average annual growth during this period before the COVID-19 pandemic was 300,000 net new visitors (Table 37). Assuming La Quinta reestablishes its average annual growth in new visitors prior to COVID-19, and La Quinta captures the same share of Greater Palm Springs visitors as the city’s share of hotel rooms, then La Quinta could see an additional 441,600 annual visitors by the year 2045.
• Visitor retail spending across the Greater Palm Springs Region totaled $2.58 billion in 2021 and averaged $201.56 per visitor. Assuming that retail sales average $325 per square foot of retail space, then each new visitor to La Quinta would generate demand for 0.62 square feet of retail (Table 38).
780 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 33 Table 37: Estimated Net New Visitors to La Quinta 2022 to 2045 Assumption/Estimate
2015 Greater Palm Springs Visitors 12,900,000
2019 Greater Palm Springs Visitors 14,100,000
Annual Average Growth 300,000
Projected Greater Palm Springs Visitors 2022-2045 6,900,000 La Quinta Share of Hotels 6.4%
La Quinta Visitors 441,600
Table 38: Retail per sf. Visitor Estimate
Assumption/Estimate
Visitor Spending 2021 ($ billions)
Food & Beverage $1.46
Retail $1.12
Total $2.58
Greater Palm Springs Visitors 2021 12,800,000
Annual Retail Spending per Visitor $201.56
Average retail sales per Sf. $325.00
Demand Est. Sf. of Retail per Visitor 0.62
Source: Visit Greater Palm Springs, 2022, LWC
Retail Development Trends
• There are currently three retail developments in the La Quinta development pipeline that together total 137,672 square feet (Table 39).
• The Panera Drive-Through is the only project of the three retail developments that is located in the Highway 111 Plan Area. The Pavilion Palms Shopping Center is proposed at the location 1.5 miles south of the Plan Area.
781 Return to Agenda Link
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 34 Table 39: La Quinta Retail Pipeline Development
Property Name Status Details Sf. of Retail
Pavilion Palms
Shopping Center Approved
125,000 square-foot
shopping center including 12
pads for various commercial,
retail, and restaurant uses,
including drive-throughs
125,000
Caleo Bay Park
Commercial Center Approved 8,337
Panera Drive Thru Under construction 4,335 square foot drivethrough Panera restaurant 4,335 Total Sf. of Retail 137,672
Source: City of La Quinta, 2022.

Retail Market Demand Estimate
This section describes the methodology used to estimate demand for future retail space in the Highway 111 Plan Area by the year 2045. The analysis is based on data from Esri, ICSC Research, and Visit Greater Palm Springs.

The first step in the analysis began by creating a citywide retail demand estimate, which was calculated as a low and high range. The upper and lower limit of the estimate is based on the ranges of projected future housing units presented earlier in the report. The demand estimate is also based on previously described projections for future La Quinta workers and visitors.
• The citywide low estimate assumes that by the year 2045, La Quinta could have demand for 4,544 net new housing units, 324 net new office workers, and 441,600 annual visitors. • The citywide high estimate assumes that by the year 2045, La Quinta could have demand for 5,848 net new housing units, 324 net new office workers, and 441,600 annual visitors.

A citywide estimate was created by multiplying the projected number of net new housing units, workers, and visitors by the respective demand per square foot assumptions (Table 36, Table 38). Retail pipeline projects were assumed to reduce demand for future retail square footage, and any square footage of retail projects that are proposed, approved, or under construction were subtracted from the low and high citywide estimates.

From the citywide estimate range, a low and high estimate for the Highway 111 Plan Area was created by assuming that the Plan Area would capture a share of citywide demand based on the Plan Area’s current share of citywide retail and service industry employment.

Retail Demand Estimate
• By the year 2045, La Quinta could have demand for between 332,886 and 388,290 square feet of retail (Table 40).
• By the year 2045, the Highway 111 Plan Area, could have demand for between 163,114 and 190,262 square feet of retail (Table 41). This demand could be absorbed by an additional large big box store or supercenter.
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983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 35 Table 40: La Quinta Retail Demand Estimate, 2022 to 2045 Demand per Sf. Assumptions
per Household/Housing Unit 42.5
per Worker 11.1
per Visitor 0.54
Net New Shoppers Estimates, 2022 - 2045
Households
Low Estimate 4,544
High Estimate 5,848
Office Workers 324
Visitors 441,600
Pipeline Development
Retail Sf. proposed, approved, or under construction 137,672 La Quinta Demand Estimate 2022 - 2045
Low Estimate, Net New Retail Sf. 332,886
Annual Average 11,889
High Estimate, Net New Retail Sf. 388,290
Annual Average 13,867
Table 41: Highway 111 Plan Area Retail Demand Estimate, 2022-2045 Highway 111 Plan Area Assumptions
Share of Citywide Retail and Service Jobs 49%
Highway 111 Plan Area Demand Estimate 2022 - 2045
Low Estimate, Net New Retail Sf. 163,114
High Estimate, Net New Retail Sf. 190,262
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APPENDIX B
Development Code
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L. S. CONGLETON
& ASSOCIATES
HIGHWAY 111 CORRIDOR

DEVELOPMENT

IMPLEMENTATION STRATEGY
STUDY
P-651

GHD & CITY OF LA QUINTA
October 25, 2022
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________L.S. CONGLETON & ASSOCIATES____________________________________________ Strategic Real Estate Retail Market Consultation & Research 5405 Alton Parkway www.congletonconsulting.com Suite A-347
Irvine, CA 92604
Office: (949) 206-1049
Cell: (949) 533-6443
E-mail: [email protected]

MEMORANDUM
DATE: October 25, 2022
TO: Danny Castro, Cheri Flores and Jonathan Linkus
FROM: Linda S. Congleton of L.S. Congleton & Associates (“LSCA”) SUBJECT: Final Report Of Development Implementation Strategy Study, Highway 111 Corridor, La Quinta
_____________________________________________________________________________

STUDY TASKS AND GOALS
The purpose of this Final Report is to provide a summary of our market-based, Development Implementation Strategy Study for the Highway 111 Corridor in La Quinta (“Study Area”). In addition to reviewing past planning/market studies, L.S. Congleton & Associates (“LSCA”) conducted the following:

1. Detailed in-field evaluation of Highway 111 Corridor commercial uses (See Exhibits 1-2) over four days in La Quinta;

2. Meeting with Cheri Flores, and subsequent meeting/calls with Danny Castro (team conference calls participation);

3. Survey of the major anchored centers along Highway 111, including a determination of vacant and available spaces in existing centers (See Exhibits 1-2);

4. Personal interviews with Highway 111 shopping center owners and experienced commercial brokers as part of the La Quinta Stakeholder outreach efforts (See Exhibit 3);

5. Preparation of a Strengths, Weaknesses, Opportunities & Threats Analysis (“SWOT”; See Exhibit 4);

6. Survey of Major La Quinta Apartment Projects (80 to over 200 units), (See Exhibit 5);

7. Survey of New, Currently Selling, For-Sale, Residential Projects Near La Quinta (See Exhibit 6);

8. Preparation of residential typology recommendations for incorporation into the Highway 111 plan;
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L, S. Congleton & Associates