La Quinta City Council
January 20, 2026

9. Preparation of retail/food & beverage, commercial/workplace, hotel, and entertainment recommendations for the Study Area;

10. Determination of opportunities and constraints in the Study Area, and recommendations regarding potential remediations;

11. Review of the Menino Property Proposed Development, with suggestions provided;

12. Event programming recommendations, including potential sites;

13. Public-private implementation strategies aimed at assisting new development uses; and

14. Optimal development implementation strategies brainstorming session with Jonathan Linkus.

The goals of this Highway 111 Development Implementation Strategy Study are to provide residential and commercial typology product type recommendations that are workable and financially feasible. Our recommendations take into consideration commercial and residential market rents; current for-sale prices of new, nearby competitive products; and key development implementation requirements necessary for developers to financially proceed with the proposed product types.
“SWOT” ANALYSIS
Strengths, Weaknesses, Opportunities And Threats Analysis Highlights Study Area Development Implementation Strategies
The highest and best strategic development implementation opportunities for new development, redevelopment and renovation in the Study Area include:
(1) High density, subsidized rental housing (at 20-26+ units/acre) built on City-owned parcels for low and moderate-income hospitality, retail, service, and medical workers in La Quinta;
(2) Small lot, single-family detached, workforce housing (built at 8-9 units/acre), ranging from about 1,100 to 1,600 square feet, priced broadly between $400,000’s to $500,000, and targeting young, local working couples, families, and empty nester buyers desiring moderate-priced, market-rate ownership housing;
(3) Small, independent, family-oriented restaurants ranging from 2,200 to 4,200 square feet with outdoor dining space ranging from 1,000 to 1,500 square feet—if up-front finishing and local fee costs can be ameliorated and/or subsidized; (4) Destination medical buildings occupied by owner/users who purchase their own buildings;
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(5) Selected, high-quality, drive-thru, quick food users, such as the following highly popular food uses: Dutch Bros. Coffee and/or Better Buzz Coffee, and Chick-fil-A; (6) Use of large, expansive, over-sized asphalt parking areas for seasonal and periodic events and programming;
(7) Selected flexible zoning to allow in-fill, small retail nodes, pods or drive-thrus in oversized parking areas, in cases where land owners desire the re-allocation of parking for these uses; and
(8) Medical, hospitality, construction, beauty/salon services or other industry vocational schools, like the nursing school that is planned (per City’s Economic Development Department) for the one-acre, former gas pump parcel on the Sam’s Club site, or like a day care center, or other school (such as a children’s charter school) to serve workforce families’ needs.

The proposed market-oriented, re-imagined vision for the Study Area may be stated as follow:
“Retail/Restaurant and Workforce Living Corridor” that encourages a “Workforce LivingDining-Shopping-Learning” Lifestyle.

Short-and long-term “threats” to implementing the Study Area Vision include economic conditions beyond the City’s control, including:
(1) Higher interest rates;
(2) Higher Inflation;
(3) High new construction costs; and
(4) Development timing that could be delayed by recessionary impacts.

Within the City’s control, are potential threats that may be ameliorated by City staff policies, encouragement, and actions:
(1) A new Specific Plan for the entire Study Area could add flexible adjustment/expansion sections to accommodate residential and commercial market opportunities as they arise, including the addition of small, retail pods in expansive parking areas, and the inclusion of vocational, educational, or other schools for large empty spaces. (2) The City may wish to consider providing grant subsidies, or offering low-interest loans, to independent (non-chain) restaurants to offset high sewer/water fees in order to encourage clusters of family-oriented, innovative and creative concepts to open and thrive along the Corridor.
(3) As of the time of this report, no new for-sale housing was offered in the City below $500,000 to serve the moderate-income, workforce, family market. For example, the only single family detached, for-sale offerings priced below $500,000 are the older, 788 Return to Agenda Link
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smaller-sized, resale units in La Quinta Cove. Many young workforce families working in or near La Quinta have strong desires for single-family, new home ownership, but must purchase farther away in Indio and Coachella due to the lack of offerings. The City has an opportunity to encourage, throughout the City, the development of less-expensive, moderate-priced, single family detached, for-sale homes for these workforce families.

For-sale housing provides a stable, permanent, and committed population of City residents who are likely to spend along the Corridor for home furnishings, housewares, home improvements and other goods and services that are correlated with new home ownership. In general, ownership housing provides more discretionary spending residents than renter households.

The SWOT Analysis chart below summarizes the Economic Strengths, Weaknesses, Opportunities and Threats of the Study Area:

COMMERCIAL CONCLUSIONS AND RECOMMENDATIONS
Highway 111 Commercial Has Over 200,000 S.F. Of Available/Vacant Building Space As shown on Exhibits 1-2, we conducted a detailed, in-field survey of vacant and available space along Highway 111. This survey was validated and confirmed by property owners’ shopping 789 Return to Agenda Link
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center leasing brochures, as well as by property owner Stakeholder Interviews. Available and vacant space, and leasing issues, were among the topics discussed with the shopping center owner Stakeholders.

Major observations derived from our survey include the following:
• Of the 3.07 million square feet of building area evaluated, 238,052 square feet is vacant and/or available building space (not vacant land) to be leased along Highway 111. • Of the vacant/available space, six large vacant spaces, totaling 121,624 square feet of building area (not pad area), have been vacant for several years. *
• There are two large empty pads in the One Eleven La Quinta shopping center that can accommodate a 22,000-square-foot building and a 50,000-square-foot building. • A large vacant space existing between the new Amazon Fresh and the World Market in the Washington Park shopping center has been planned for a 17,000 square-foot-building for many years, but is not yet occupied (with recent discussions for a potential salon use).

This center also has three pads along Washington Street, including two pads that can accommodate up to 13,200 square feet of building area, as well as a third pad for a large restaurant of 8,374 square feet.
• An undeveloped pad in the La Quinta Centre (Walmart Supercenter) adjacent to PetSmart can accommodate a 17,000 square foot mini-anchor tenant, but has never been occupied. • The Highway 111 Study Area shopping center owners also report a number of other large, vacant or available mini-anchor spaces: the Office Max space of 20,000 square feet is available for a new tenant at The Pavilion At La Quinta -- Office Max is on a month-to-month lease as the landlord seeks a replacement; three large vacant spaces at La Quinta One Eleven of 8,000, 7,614 and 8,500 square feet, respectively; and a vacant space next to Burgers & Beer of 9,743 square feet in the Komar Desert Plaza center.

In the shopping center industry, having many big box and building pad vacancies is a sign of over-supply. In contrast, shopping centers with little vacant pad space and low in-line vacancies are more likely “right-sized” for the market and not over-supplied.

In our more than 35 years of retail/mixed use consulting, we have rarely seen such a high number of vacant, undeveloped building areas in mature, big box “Power Centers” as there are along Highway 111 in La Quinta. Our Stakeholder Interviews reveal that leasing efforts to fill these large spaces have been on-going for many years, with limited success. (See following pages showing One Eleven La Quinta and Washington Park site plans.) 790 Return to Agenda Link
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No Known And Interested Retail Anchor Or Mini-Anchor Voids To Occupy Unfilled Space 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.

No retail “void” mini-anchors of 20,000 to 50,000 square feet are known to be interested in occupying unfilled space along Highway 111. Many months of experienced leasing efforts have not resulted in successfully securing mini-anchor tenants for vacant/available spaces.

Stakeholder property owners report that replacing current mini-anchor vacancies is extremely difficult. The Office Max—that is planning to depart from the Pavilion center—is only on a month-to-month lease to keep the space occupied. To date, the owner of the Pavilion has not been able to secure a 20,000-square-foot replacement tenant for the Office Max space, after many months of leasing efforts.

High Turnover Of Independent Restaurants And Difficulty In Securing Independent Restaurants To Occupy Vacant/Available Spaces
Shopping center owners also report difficulties in securing and retaining strong, independent, (non-chain) entrepreneurial restaurant operators, because their up-front costs are so high for finishing out their stores. In particular, the high cost of sewer/water fees required by the water district add significant up-front costs that detract from monies that could be spent on furnishings and interior finish out. One contact reported sewer/water fees for a 2,200-square foot restaurant use at $150,000—a high percent of the proposed, total finish out costs for this independent restaurant owner.

Experienced brokers report high turnover of independent restaurant operations in La Quinta. A rationale given for the high turnover is the seasonality of the customer patronage, particularly a dependence upon the upscale, seasonal (non-summer) visitor market. Based on our 30+-year restaurant consulting experience, the lack of a vibrant, high volume office worker lunchtime market is also a constraining demographic factor. Restaurants typically require a year-round lunch and dinner business to produce strong revenues, with lunchtime business supplied by workers in nearby office campuses and towers. Major office worker nodes are lacking in the Study Area, creating another market constraint for year-round restaurant operators.

New Future Demand Supported By Existing Centers’ Available/Vacant Space New demand for La Quinta retail space, such as the 163,114 to 190,262 square feet of theoretical demand reported in the Lisa Wise Consulting, Inc. report (2022-2045), may be supported within the existing, built shopping centers along Highway 111. Assuming that this demand over a 23- year-period actually occurs, the maximum amount of supportable space of 190,262 square feet could be accommodated within the existing available and vacant square footage in the Highway 111 centers, or within spaces that turn-over as struggling retailers go out of business (e.g., Office Max). There is no “left-over” demand for the four undeveloped, vacant parcels in the Study Area.

The lack of mini-anchor and anchor retailers exceeding 20,000 square feet does not bode well for securing additional retailers for the four, undeveloped vacant parcels in the Study Area (i.e., the 793 Return to Agenda Link
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15-acre and 6-acre, city-owned properties, the 9-acre Dune Palms Road site, and the 4.7-acre site behind Target). Without a mini-anchor or anchor tenant, any new, leased space will most likely consist of single, destination-oriented establishments (i.e., a restaurant, car wash, fast food, etc.) and/or unanchored small shop space.

It is a shopping center industry tenet that unanchored small shop space under-performs vis-à-vis similar, small shop space located in centers anchored by grocery stores, department stores (e.g., Target), and major discount retailers (e.g., Walmart). Without an anchor store, any new small shop space is equivalent to a mini-mall, convenience center—the least productive and lowest sales-producing retail product in the shopping center industry.

Limited Study Area Commercial Voids Suggested By Stakeholders Viable commercial voids suggested by the Stakeholder Interviewees include the following:
• Casual, quick food users with drive-thrus, such as Dutch Bros. coffee; Chick-fil-A; Raising Cane; Salad and Go; and Better Buzz Coffee have expressed interest in Highway 111. Stakeholders report that users desiring drive-thrus have a difficult time finding a space in the Study Area.
• Medical owner/users, such as a hospital group; MRI unit; Urgent Care facility; or other single-user medical uses that purchase and occupy their own buildings. Small medical and doctor multi-tenant space rents are too low to warrant construction of newly-built space.
• Family-oriented, casual independent (not-chain) restaurants—if financial incentives can be provided, given the high up-front costs these entrepreneurs face (e.g., high sewer/water fees).

National Trends Impact Highway 111 Study Area
Several national retail trends impact the short- and long-term viability of current and future uses in the Study Area, including:
• Kohls is a struggling anchor store. Its merchandising quality under-performs a number of superior retailers offering modest-priced clothing and homewares, including Target, Ross Dress for Less, and TJ Maxx. This retailer is suffering from mis-management; financial troubles; weak stock prices; and poor strategic direction. It is unclear whether the retailer will successfully regain its former customer appeal. The retailer has recently suffered a 63% drop in net income. The retailer may not survive over the long-term (10- 20 years) given the superior competition it faces.
• Bed Bath & Beyond has suffered from mismanagement, and poor direction of its merchandising mix. The retailer changed top management, who re-focused the company’s offerings to private label merchandise—a direction not well received by customers. The retailer is “burning through cash” with significant same store sales declines of 26% in only the last three months. The company’s stock has lost 74% in the 794 Return to Agenda Link
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last six months. The company has announced the closure of 150 stores across the U.S. It is uncertain whether this retailer will survive.
• Cinemas are struggling across the nation, and total attendance has not regained prepandemic, 2019 levels. A shake-out and closure of selected cinemas is likely, particularly for outlets with weak patronage.
• Office Max merged with Office Depot, and has suffered sales declines. The merged company announced store closures across the nation, with 55 closed in 2021 and another 90 closures announced for 2022. It also announced extensive company layoffs. The stock price has plummeted, and there is a concern that the retailer will permanently go out of business. It is departing from the Pavilion shopping center. • 99 Cents Only store has not been financially performing well in recent years. A few California locations have closed in 2022, including four in LA County and one in Oakland.

Other national and regional shopping trends impacting the Highway 111 Study Area include the following:
• The power of e-commerce shopping, particularly from Amazon, have had a deleterious impact on big box discount shopping.
• Continued store closures by retailers that over-expanded in the last 20 to 25 years. • Lower discretionary spending by aging, pre-retiree and retiree Baby Boomers who will soon retire or no longer work; have already purchased their home goods/furnishings; and in general, have fewer discretionary home, clothing and other necessity needs than when they were young with growing families.
• Higher growth, neighboring cities exhibit lower median income demographics with lower discretionary spending. In addition to La Quinta residents, the Highway 111 Corridor is supported by South Coachella Valley cities, Indio and Coachella, that have exhibited higher percentages of occupied housing growth in recent years than La Quinta.

In contrast to La Quinta’s 2021 median household income of $75,724 for 16,292 occupied households, Indio’s 33,806 occupied households report a 2021 median household income of $53,434 and Coachella’s 17,508 occupied households report a 2021 median household income of only $33,999, less than half of La Quinta’s median household income (Source: U.S. Census city Quick Facts, 2021). The combined occupied households of Indio and Coachella of 51,314 households are three times the number of occupied households in La Quinta. Indio and Coachella households are clearly a more important shopper segment to Highway 111 based on sheer size alone— and these two southern cities have more income-constrained, family-oriented households seeking value-priced and discount goods and services.
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Three other retail/mixed-use national trends are worth discussing.

National Trends Favoring Entertainment, Food Halls And Market-Rate Apartments Are Not Feasible For The Study Area
• Entertainment uses are replacing many departing traditional large-space retailers in shopping malls across the nation. This replacement use makes sense in highly urban or suburban/urban locations with high densities of young people and “hipsters.” Entertainment companies seek high density locations to draw large numbers of customers on a weekly basis. Unfortunately, as noted by a Stakeholder Interviewee whose leasing team attempted to secure entertainment uses, (See page 17 of the Stakeholder Interviews, InvenTrust Properties), entertainment tenant prospects were not interested in coming to La Quinta due to the low-density, resort-like setting of the city, and lack of urban, young population.
• Food Halls, an indoor cluster of small and tiny entrepreneurial, quick food concepts, are being integrated into urban malls, appealing to young demographics in high-traffic (regional shopping center) settings with plentiful apartments, such as Legacy West, Plano, Texas. In Southern California, the “container concept” quick food purveyor, SteelCraft, has opened three locations in Long Beach, Bellflower, and Garden Grove.

According to the owner/developer, all these urban locations have required cities to subsidize the land in order to implement the project. Similar to the Entertainment concepts discussed above, La Quinta does not have the urban density of population to support small food hall users in the Study Area, nor does it have sufficient office workers to support the lunchtime business. (See page 17 of the Stakeholder Interviews.) • High Density, Mixed-Use Residential Market-Rate Apartments have been replacing struggling anchor retailers in a number of poor-performing national regional malls. The demolition of troubled, vacant retail sites, and replacement with high-density (particularly luxury) apartments are viable opportunities in locations with strong market rents and high numbers of young, working adults and couples. As discussed in the Residential Conclusions section below, building new, large, market-rate apartments in La Quinta is not a financially feasible developer alternative in the Study Area. As reported in the La Quinta Housing Element, the median gross rent for apartments, townhomes, condos, and single family detached housing is only $1,473 per month (page 49). The 2019 Vision Plan states that the average apartment rent for affordable (subsidized) units is $0.73 per square foot, and $1.41 per square foot for market rate apartments (page 13). These rents are far too low to warrant new construction costs, and therefore, market rate apartments are not financially feasible for developers.

Exhibit 5, attached, is a survey of selected La Quinta apartments ranging from 80 to 228 units each. Per-square-foot rents top out at just above $2.00 per square foot for about 1,000-squarefoot units—far below projects in Los Angeles County with per-square-foot rents ranging from $2.90 to $4.00+ per square foot.

The Stakeholder Interviews validated the conclusion that market-rate apartments are not feasible.

InvenTrust, owner of the Pavilion (See page 16 of the Stakeholder Interviews), considered 796 Return to Agenda Link
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acquiring the 15-acre site adjacent to the Pavilion, now owned by the City of La Quinta. During InvenTrust’s due diligence period, the company prepared a detailed pro forma for the 15-acre site, whereby the company evaluated market-rate apartments and retail in the front of the property. Both the market-rate apartments and the retail (a small portion in front) “did not pencil” and were determined to not be financially feasible for the developer. Therefore, InvenTrust decided not to buy the 15-acre property. Similarly, Jeff Halbert, founder and CEO of Blackpoint Properties, the company in escrow to purchase the 9-acre property at Dune Palms Road (and sell the back portion to the City of La Quinta for affordable housing), also concluded that market-rate apartments were not feasible during the company’s due diligence period, because the La Quinta market rents were too low.

Small Town, Exurban, National Trend Is Compatible With La Quinta: Customers Desire Independently-Owned/Operated Restaurants With Outdoor Dining (Ranging From 2,200 to 4,200 Square Feet, Plus Outdoor Dining Space)
In recent years, LSCA has provided consultation for a number of small-town cities and other outlying, exurban locations. We have performed on-line resident surveys; interviews with builder/developers; and personal interviews with property owners and other community Stakeholders about their desired uses for their small-town cores. Respondents have recently indicated that they want free-standing, independently-operated, non-chain, modest-priced casual restaurants with generous outdoor dining areas. Many family respondents want to see openspace activities for children in or near the outdoor dining areas, such as children’s games/activities, as well as periodic live, outdoor entertainment.

Restaurants that satisfy the wants of exurban, small-town residents are typically 2,200-2,500 square feet to 4,200-4,500 square feet with outdoor dining spaces of 1,000 to 1,500 square feet.

The restaurants typically request high-ceilings and free-standing buildings to promote their own identity. Clusters of small, free-standing restaurants with outdoor dining areas are popular with small-town residents, providing a unique charm distinct from the plethora of chain operations often associated with more urban, congested shopping areas. Out-of-town residents, such as those visiting La Quinta, also search for distinctive, non-chain dining destinations.

Most independent restaurants in La Quinta are scattered throughout the Study Area and along Washington Street. 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.

SUMMARY OF STAKEHOLDER INTERVIEWS
Stakeholder Interviews Revealed Engaged, Interested Parties With Receptiveness To Subsidized High-Density, Low Income Affordable Housing And Small Lot Single Family Detached, Moderate Income, Market-Rate For-Sale Housing In Study Area LSCA conducted 11 Stakeholder Interviews of property owners and/or their representatives, and local, experienced brokers, using a list provided by City staff. The interviewees were wellengaged, highly interested participants in the process. Selected findings include:
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1. Interviewees recognize that Highway 111 is nearly built out, and no Interviewees could name any anchor or mini-anchor voids not already satisfied or filled in the Study Area.

2. Interviewees stated that only four parcels are undeveloped in the Study Area: the two sites owned by the City, the Menino Property (15 acres) and the site located adjacent to the Residence Inn (6 acres); the Dune Palms Road site (9 acres); and the undeveloped property behind Target (4.7 acres).

3. Only two existing retail sites were identified by Interviewees as potentially suitable for future new residential development: (1) the Kohls site (should the retailer close due to financial troubles); and (2) the cinema site (should the operation close due to struggling attendance, as experienced by some other cinemas across the nation). No other sites were large enough or had the appropriate, separate land area to warrant new construction.

4. Other available/vacant retail pads inside the shopping centers were inappropriate for residential. Interviewees stated that over-sized parking lots in front of big box retailers were unsuitable for new housing because the areas were controlled by legal constraints through binding ground leases or other CCR’s, and the sites were too small to develop housing in an appropriate manner.

5. Interviewees were positive about high density, low-income affordable, subsidized apartments to be built on city-owned parcels. This use is seen as providing valuable housing to service, retail, hospitality and medical industry workers who need low-cost housing.

6. Several interviewees were enthusiastic about seeing the City build affordable, subsidized rental housing on 100% of the City-owned properties—and not allocating any of the City-owned lands for retail uses. Interviewees mentioned that retail, especially small shop space, fronting the subsidized rental housing would not be financially viable and difficult to lease, given their experience.

7. Interviewees, when asked, stated that market-rate apartments were not feasible in La Quinta because market-rents are too low to support new construction.

8. Interviewees were positive about adding small lot, single-family detached, moderate priced housing, priced under $500,000 in La Quinta. Interviewees stated that this was a void in the La Quinta housing market that would be well-received by potential purchasers.

9. Interviewees desire desert-style landscaping. None of them was in favor of adding trees to the shopping centers or along the streets of Highway 111. All mentioned that conserving water was a major issue in the maintenance of their shopping centers.

10. None of the interviewees saw the bike lane as adding significant shopping sales to their centers. Bikers, in their view, are not shoppers. Bikers are likely to stop only for a quick drink at a Starbucks. None of the interviewees is in favor of having the retailers or dining 798 Return to Agenda Link
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operations face the CV bike lane. The interviewees stated that retailers would be opposed to such configurations. The retailers want to face Highway 111.

11. None of the interviewees believed it was appropriate to try to make Highway 111 into a pedestrian-oriented shopping district. Interviewees stated that “it is too late.” The Study Area is almost built out.

12. Interviewees stated that the types of retailers in the Study Area do not promote walkability. Big box destination retailers, such as Walmart, Costco, Lowe’s, Home Depot and Target are not pedestrian-oriented shopping trips. Customers have large bags that must be placed in a car. Nearly all interviewees mentioned the hot weather as being a deterrent to walkability.

13. Commercial voids identified by interviewees include selected, popular drive-thru quick food operators; end-users and owners of medical office buildings who purchase their own buildings; and casual, moderate-priced, independent restaurants with outdoor seating and offerings appealing to families.

14. Several interviewees mentioned that medical office multi-tenant rents were too low to warrant new building construction costs.

15. Interviewees mentioned that it was difficult to secure and retain independent (non-chain) restaurants. Many mentioned that there was frequent turnover of independent restaurants in the Study Area. The significant costs of furnishing, fixtures and opening an operation, including high sewer/water fees, as well as operations seasonality (focused on nonsummer periods) were seen as deterrents to attracting and keeping independent restaurants.

16. Most interviewees do not see the advantage of a new Highway 111 Corridor Specific Plan. Interviewees mentioned that many national retail areas have completely separate Specific Plans for different properties. Many interviewees expressed concerns that the new zoning document would add complicated, new regulations and codes that would add time and cost to the process, should owners renovate or redevelop their sites.

17. Positive suggestions for improving the City’s Specific Plan process include an early engagement by the development team whereby the team can go to one big meeting with the City Planning Department and see up-front all the variance and permitting requirements. The entire process would be easier if all the requirements are explained in detail in one, up-front meeting, versus a long, series of step-by-step meetings. An incremental process where a development team finds out about surprises along the way, costs the development team time, money and “added costs down the road.” As one experienced interviewee commented, she needs a “sophistication of the Planning staff” that makes the process smoother and quicker for her team. If the process is lengthy and time-consuming, the leasing staff will lose tenant prospects that will go elsewhere where the process is easier.
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RESIDENTIAL CONCLUSIONS AND RECOMMENDATIONS
Survey Of La Quinta Apartments Reveals Modest Rents Unsupportable Of New Construction Costs
Six La Quinta apartments, and one Indio apartment project nearby (six minutes from Study Area), totaling 1,266 apartment units, were surveyed to assess market rents for newer, larger projects in the immediate area. Of the six La Quinta projects, two are affordable, subsidized apartments: Wolf Waters, 218 units, three stories, built in 2002; and Coral Mountain Apartments, the newest project of 176 units, two stores, built in 2014. (See Exhibit 5.) The newest, market-rate projects were built 15 years ago in 2007; no large-sized (over 100 units+) market-rate apartments have been found that have been built in recent years. All apartment projects are within a 6-to-12-minute drive of the Study Area.

The highest market rents are reported at Silverhawk Apartments, built in 2005 (222 units) near the La Quinta Resort, about 11 minutes’ drive time from the Study Area: rents broadly range from $1,950 for a small, one-bedroom unit to $2,525 for a three-bedroom unit of 1,177 square feet. No other apartment projects list any rents higher than this project, with all other projects topping out at monthly rent of about $2,300.

In contrast to typical Los Angeles County apartment rents of $2.90 to over $4.00 per square foot, La Quinta monthly rents top out at about $2.13 to $2.15 per square foot per month—a rent level too low to warrant new construction costs. (See Exhibit 5, attached.) The top per-square-foot monthly rents for affordable, subsidized apartments in La Quinta range from $.45 to $1.10 per square foot, very low to meet the needs of low-income residents. Total monthly rents top out at $998 per month for 1,013 square feet of space for the subsidized units.

Photo examples of La Quinta’s affordable rental projects are below:
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Menino Property Plan Review: Recommend Maximizing Affordable Units GHD asked us to review the site plan for the 15-acre former Menino property, owned by the City of La Quinta, planned for affordable, subsidized rental housing in the rear, with retail/other uses in the front portion of the property. (See site plan below.) 801 Return to Agenda Link
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The above site plan shows 279 affordable, subsidized rental units in the rear of the project, with two buildings of retail totaling 11,000 square feet, and institutional/office space of 30,000 square feet in the front portion of the site.

We recommend maximizing the affordable, subsidized rental units on the 15-acre site, and down-playing any retail/dining uses. LSCA believes that the 11,000 square feet of retail/restaurant space is excessive, given the high supply of vacant and available spaces in existing shopping centers in the Study Area. Based on our Stakeholder Interviews, viable uses for the retail may be limited.

Options for the retail uses include one or two casual, quick food operations, with drive thrus of about 3,500 square feet each, to be developed on about one acre for each use (to allow for drivethru space). Examples would include the popular Chick-fil-A or Raising Cane operations, both modest priced chicken outlets, and a coffee operator with a drive-thru, such as the highly popular Dutch Bros. Coffee or Better Buzz Coffee.

We recommend attempting to secure a hospitality, medical or construction industry vocational school for the institutional building. The building may be one-to two story of 20,000 to 30,000 square feet on 2 to 3 acres. Alternatively, a childrens’ day care or charter school may be an appropriate use at this site.

Pre-leasing should occur for the retail, dining, vocational/institutional/educational uses. Should viable uses not be secured for the entire front of the site within a year of commencement of construction, we recommend down-sizing the retail, dining and institutional buildings and adding more affordable housing units. As noted in our Stakeholder Interview responses, there is strong recognition by property owners that low cost affordable housing is needed for the service, retail, medical and hospitality industry workforce serving La Quinta and the Coachella Valley.

A For-Sale Housing Void Exists In La Quinta To Provide Moderate-Priced (Below $500,000) Small Lot, Single Family Detached Homes For Local Workforce La Quinta is a semi-rural, low-density, desert resort city. Our research in recent years in exurban, semi-rural cities has shown that the dominant home-buying preference of existing and newly-arrived residents is single-family detached living. Evidence of this in La Quinta is the City’s record of building permits: from 2010 to 2021, nearly 80% (79.3%) of issued building permits were for single-family detached units (1,565 units), with 20.7% (or only 408 units) consisting of multi-family units. (Source: HUD SOCDS, 2022, Lisa Wise Consulting, page 17.) Young, growing workforce families, in particular, prefer single-family detached homes to accommodate their family lifestyle needs.

The median value of owner-occupied housing units in La Quinta, according to the U.S. Census (2021) is about $405,200. Resale homes provide lower-priced options for homebuyers in La Quinta. For example, selected, newly-renovated, resale homes in the older, well-maintained neighborhood of La Quinta Cove (up against the local mountains) have been recently listed in early October, 2022 for prices below $500,000 (e.g., $425,000 to $499,000) for three-bedroom units of about 1,282 to 1,300 square feet with backyards. (See examples below.) 802 Return to Agenda Link
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In order to evaluate the new, for-sale housing typology market in and near La Quinta, we reviewed the currently selling housing products located within about a 15-to-19-minute drive time of the Study Area. During our field work, we reviewed the new products and discussed the offerings with sales representatives at the model homes.

It is recognized that workforce employees in La Quinta are likely to commute to work if their desired home preferences, in terms of size, configuration and price, are not found within the City of La Quinta. At the time of this survey, no new housing product was currently built for-sale in the City of La Quinta. (See Exhibit 6.)
Five currently selling housing developments were surveyed in Palm Desert, Coachella, and Indio. Two of the five developments are age-restricted (over age 55): Trilogy by Shea Homes in Indio and Renata At Domani By Pulte Homes in Palm Desert, north of Freeway 10, east of Washington Street. Starting price ranges for Pulte’s Renata range from $461,990 for 1,579 square foot, two bedrooms, to $491,990 for 1,865 square foot, two bedrooms with optional third bedroom (or office), single-level detached homes. Trilogy by Shea Homes is an upscale, gated, resort-amenity, age-restricted community of 1,238 homes. Starting prices broadly range from $466,990 for two-bedroom, single-level, 1,542-square-foot duplex units to $631,990 for threebedroom, single level, 2,367-square-foot single-family detached units. Trilogy homes offer a extensive array of upscale interior upgrades, adding to the completed prices. There is a clubhouse and resort amenities.

Only three, currently selling housing products are targeting young and growing families: Sevilla by Pulte Homes in Coachella (107 single family detached single and two-level units); Almeiria at Espana by Lennar in Indio (96 single family detached single level units); and Avena at Talavera by Beazer Homes in Indio (38 single and two-story single family detached homes). Low-end starting prices (without upgrades) broadly range from $492,990 for a 1,959-square-foot, three-to803 Return to Agenda Link L, S. Congleton & Associates

four-bedroom Sevilla (Coachella) home, to $535,990 for a 2,181 square foot three-to-fourbedroom Avena (Indio) home. Sevilla’s top starting price is $554,990 for a spacious, 2,824- square-foot, five-six-bedroom, two-story home. The top starting price is the largest single-level floorplan offered by Almeria, $604,365 for a 2,747 square foot, four-bedroom home.

Sevilla by Pulte Homes offers the most fascinating floorplans, targeting large, extended, multigenerational Hispanic families. According to the sales representative, the homebuilder purposefully designed the larger units to accommodate multi-generational living, with one to two bedrooms downstairs, and four to five bedrooms upstairs, including a separate master suite bedroom. The sales representative reports extended family units “combining their financial resources” to buy the larger homes, with spacious backyards. Grandparents, middle-aged parents and young, working adults, all related, are pooling their resources to buy the larger, four-to-sixbedroom homes. The two floorplans with four to six bedrooms report starting prices ranging from $517,990 to $554,990 (without upgrades). The Sevilla development reports the lowest starting prices per square foot of $196 to $252. These homes are filling a multi-family, “affordable” housing niche, providing attractive, spacious homes with sizable yards for children at starting prices under $555,000 for up to three “extended” families (grandparents, parents with children, and young working adults). (See the 2,824-square-foot floorplan, below, with a starting price of $554,990, with level 1 shown first and the second level following.) Sevilla by Pulte, Visionary Floorplan, Level One
804 Return to Agenda Link
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Sevilla by Pulte, Visionary Floorplan, Level Two
All the family-oriented homes offered for-sale, as shown in the survey on Exhibit 6, range from nearly 2,000 to 2,700 square feet in size for three to six bedroom single and two-story homes (excluding age-restricted 55+ homes). No homes under 1,959 square feet are offered for the first-time homebuyer and young, growing workforce family.

La Quinta has the opportunity to fill this first-time homebuyer, family workforce niche by encouraging homebuilders to build smaller, single and two-story homes between 1,100 to about 1,600 square feet, with two to three bedrooms, built on small lots. With starting prices under $400,000 to the $460,000 - $470,000’s range, these small lot single and two-story units may be built at a density of 8 to 9 units per acre, depending on the configuration, and assuming that one floorplan offered is single level, with remaining floorplans being two-story models.

Residential Unit Typology, Unit Mix, Timing/Phasing Recommendations Four parcels remain undeveloped in the Study Area: (1) the 15-acre Menino Property site, owned by the City, slated for high-density subsidized rental housing; (2) the 6-acre site adjacent to the Residence Inn owned by the City; (3) the 9-acre Dune Palms property; and (4) the 4.7-acre property located behind Target. Two of the sites, the 15-acre Menino Property and the 9-acre Dune Palms property, are slated for affordable, subsidized multi-family housing for the rear portions of the properties. We recommend development densities up to 20 to 26+ to the acre for these subsidized rental units.
805 Return to Agenda Link
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Should, for some reason, the City be unable to secure the 9-acre site for additional subsidized rental housing, the site could be developed for small lot, single family detached units at a density of 8 to 9 units per acre. A small, perhaps gated, cluster of starter homes could be offered at this site, resulting in 70 to 80 new, single and two-story moderate-income, market-rate homes for workforce families.

The 4.7-acre site behind Target is an excellent site for 37 to 42 units of single family detached small lot homes, with one floorplan that is single level, with remaining units consisting of twostory floorplans, to be built at 8 to 9 units per acre.

We understand that the City of La Quinta is considering reserving the 6-acre site adjacent to the Residence Inn for retail/dining uses or other commercial/entertainment uses. We recommend that the City re-consider this approach to the site, given the lack of retail anchor and mini-anchor stores, and the lack of major retail voids, in general, in the Study Area. Moreover, the Stakeholder Interviewees report no interest by entertainment tenant uses in the Study Area.

A 6-acre site could theoretically accommodate 52,000 square feet of commercial space, assuming a 20% site coverage. We are unaware of any 50,000-square-foot retail/dining/commercial program that could successfully be developed on the site at market-rate rents.

In contrast, there are low-and-moderate income housing needs in La Quinta, as expressed by Stakeholder Interviewees, including the President of TALUS, for affordable housing to serve hospitality, retail and other service workers—particularly given the growth of resort hotels in the City. TALUS is building two new hotels, the Montage and the Pendry, and the President stated that a third resort hotel is planned in the future.

We recommend that the City of La Quinta consider building another multi-family affordable, subsidized housing project on the 6-acre city-owned site, similar to Coral Mountain, immediately to the south. Extending this product would possibly add 100+ more multi-family units to the City’s housing stock.

Should the City of La Quinta successfully procure affordable housing, multi-family developers in the next two to three years for two to three sites in the Study Area, we believe the Study Area could be built out within five to seven years, as long as inflation rates, construction costs and high interest rates do not constrain the financing of these projects.

As mentioned previously in this report, we do not recommend that the City encourage or plan for building market-rate rental units or mixed-use market-rate rental units due to the City’s low rent levels, and lack of financial and developer feasibility, as confirmed by the Stakeholder Interviews.

We have been asked to comment on the potential for the following other types of residential product typologies: live-work; townhomes or row housing; stacked or terraced flats; courtyard flats; mixed-use residential; single family with ADU’s; and “bungalow” or “casita”-style units.

As stated in the previous paragraph, market-rate rental units are not feasible. Therefore, stacked 806 Return to Agenda Link
L, S. Congleton & Associates

or terraced flats, courtyard flats, and mixed-use with apartments are not feasible, developerimplemented products.

The La Quinta semi-rural, low-density lifestyle is generally not compatible with urban-style forsale products, such as townhomes, row housing and live-work units. These products are optimally built in existing, highly urban, Downtown, in-fill locations, particularly cities with strong office markets with office towers and campuses within walking distance to the residences.

LSCA highly recommends that the City encourage small lot single family detached homes built at 8 to 9 units per acre to assist young, first-time homebuyers and other workforce families working in the area, including those likely to be working at the new TALUS resort hotels. This for-sale product is an excellent fillable void in the south Coachella Valley, and would be optimally built on in-fill, La Quinta locations—versus in outlying large land parcels in Coachella and Indio. Moderate income, young homebuyers, particularly those seeking starter homes, are willing to opt for a smaller home at a lower price if the housing products are located closer in to shopping, dining, medical and other service amenities, as are found in La Quinta.

CONCLUDING RECOMMENDATIONS
Food & Beverage, Medical Office End-Users, Vocational/Institutional, And Future Hotel Uses Are Prime, Future, In-Fill Commercial Uses For The Study Area The following is a brief summary of the retail/food & beverage and commercial/workplace opportunities, including sizing and leasable square footages, appropriate for Study Area in-fill areas, as well as redeveloped or renovated spaces in the Study Area for future years:
• Independent, family-oriented casual restaurants: Three to four independent, family oriented, casual, moderate-priced restaurants ranging from 2,200 to 4,200-square-feet with outdoor dining of 1,000 to 1,500 square feet. These users may replace existing tenants that turn over or go out of business; may be appropriate for renovated or redeveloped space; and could provide in-fill uses for vacant parcels in existing shopping centers. A total of about 13,000 to 14,000 square feet, excluding outdoor dining areas, is a reasonable target for future years. In order to entice independent operators, financial incentives may be required to offset the high up-front finish out costs. • Popular quick foods with drive thrus. Two new, highly popular quick food offerings with drive thrus, such as Chick-fil-A and Dutch Bros. Coffee, would be popular drivethrough offerings in the south Coachella Valley. Each use would require an acre of land for the 3,500 square-foot building and stacking lanes.
• Owned medical buildings. Destination-oriented, end-user, owned medical buildings, purchased and/or built by the end-users, such as urgent care; new medical doctor group buildings; MRI or radiology labs; or other medical specialty groups. Estimated size ranges are 3,500 to 5,000 square feet for single medical uses, such as a small urgent care facility or specialty medical use building, to about 10,000 to 12,000 square feet for a larger, owned, new medical group building. These users may take over existing buildings and renovate the buildings to their desired uses, or arrange for build-to-suit buildings. 807 Return to Agenda Link
L, S. Congleton & Associates

• Medical, hospitality industry, construction, salon/beauty vocational school. Based on a discussion with the City of La Quinta Economic Development Department, we understand a new nursing school is planned for a small site in front of the former Sam’s Club (now Floor Décor) building. Other medical training vocational schools, such as physical therapy, radiology or other specialties, may be good additions to the Study Area.

With the expansion of new resort hotels in La Quinta, there may be the potential for a hospitality-industry-related vocational school, such as a small culinary school. The construction-related industry, perhaps operated by a trade union, may also have interest in opening a vocational school. We estimate 8,500 to 30,000 square feet of space for this institutional use.
• Day Care or Charter School. Given the significant number of low-income affordable housing rental units, including units suitable for families, there may be a need for a nonprofit, church-managed, or other day care and/or charter school in the Study Area. This space is estimated at 5,500 (day care) to 30,000 square feet.

Future Sales-Per-Square-Food Productivities To Increase, If Over-Supply Not Encouraged It is a shopping center industry tenet that higher sales-per-square-foot productivities result when retail and food & beverage square footage is not over-supplied. In fact, in many cases, tighter, more compact shopping centers and on-street shopping districts out-perform those districts that are over-planned, over-extended by city planners, architects and zoning specialists. California is inundated with excessive, on-street shopping streets that perform at low, modest, or weak salesper-square-foot levels.

We recommend that the City planning staff and the City Council take a prudent approach to adding more retail and food and beverage square footage to the City. Several anchor and minianchor stores are struggling or will soon close. No evidence exists for near-term, newly built sizable retail and food and beverage sites in the Study Area. New home sales are needed to strengthen the sales productivities of the existing array of stores in the Study Area.

Adding more retail and dining to the four vacant parcels will dilute the sales productivities of the existing shopping centers, reducing the sales-per-square-foot of current tenants. In contrast, if the existing square footage in the Study Area stays about the same or is somewhat reduced as the Coachella Valley home sales grow in cities like Indio and Coachella, the sales-per-square-foot productivities of the remaining, existing stores are likely to increase on a per-square-foot basis.

Long-Term Potential For An Additional Limited Service Hotel We understand that the City of La Quinta has two additional new planned hotels, in addition to the Montage and Pendry at TALUS, currently under construction. According to the President of TALUS, the upscale resort has plans for a third hotel to be eventually built. In keeping with the prestigious nature of the two other TALUS hotels, we assume that the third hotel will be equally upscale, catering to an affluent resort market.
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We understand that an approved, 125-room limited-service hotel, will be located adjacent to the 131 single family detached homes for rent (Centre La Quinta), currently under construction, south of Highway 111. The hotel site is between Auto Centre Drive and La Quinta Drive.

Over a 20+-year time frame, a third hotel may be feasible, particularly another limited-service business/leisure product of 120 to 130 rooms at a moderate room rate level. The ideal location would be a quiet, off-Highway 111 site, south of the noise of the main arterial.

Prime Seasonal Events Are Those Benefitting Commercial/Retail Enterprises We encourage the City and the local businesses to plan events that directly relate to businesses in the City. Our over 35 years of shopping center/mixed-use experience has shown that such events and outdoor programs that are directly tied to the retailers and the food & beverage operations result in increased sales. Entertainment events, such as jazz festivals or other musical events, typically do not benefit retailers. In fact, during many of these musical events, shopping patronage decreases, leading to displeased retailers who face less patronage during these times.

Examples of events and programs that are directly tied to increasing local sales are the following:

1. Local, independent restaurant tasting events, such as the “Taste of La Quinta” that highlights locally-operated, unique tasting menus and alcohol—not chain restaurants.

2. Home décor and showroom events, such as “Lifestyle La Quinta”, highlighting discounted items and specialty sales that cater to home furnishings, décor, home hobbies, outdoor furniture and accessories, etc., possibly at the start of the winter season.

3. “Christmas In La Quinta” event in November, highlighting decorations, home accessories and seasonal gift merchandise of local stores, as well as specialty boxed food gift items.

Local La Quinta businesses appreciate efforts by the City, the Chamber and business associations to promote and market events that directly tie into businesses. In cities with more fashion stores than La Quinta, a prime program would highlight the specialty fashion stores, including casual, evening, golfing, and outdoor clothing, called “La Quinta Fashion.” If enough entrepreneurial operators, including those within the resort operations, can be secured, this could be a popular local and visitor event, with drinks and snacks offered.

City Incentives Such As Subsidies Or Loans To Independent Restaurants, Institutional Land Assistance, And Streamlined City Processing
Small independent casual, moderate-priced restaurants have a difficult time locating and operating in La Quinta due to the high initial, start-up costs and the seasonality of the customer patronage. In order to assist these operators in the early stages, the City may wish to consider offering cash grant subsidies, especially to off-set sewer/water fees, or long-term, low-interest rate loans to off-set the high, start-up costs.

In order to attract vocational, institutional or charter school uses on city-owned parcels, the City may wish to consider free land conveyance (with a buyback provision should the use be 809 Return to Agenda Link
L, S. Congleton & Associates

discontinued) or a nominal, low-cost ground lease arrangement. The institutions would then be required to build their own buildings, but would not have to acquire the land to do so.

As the City considers its new Specific Plan for the Study Area, it may want to consider methods and procedures for creating greater efficiency in the planning review process. Several Stakeholder Interviewees are concerned by over-complicating the approval process, and adding time and money to the development team when they submit plans. Having all requirements known up-front and presented at once was seen as a positive step for the development teams.

Most disliked were “surprises” or new requirements presented on a step-by-step, meeting by meeting basis over many months. Stakeholders are concerned that they will lose valuable time, and their new tenant prospects may not wait over a lengthy time period. The tenant prospects may decide to go elsewhere to other cities where the planning and opening process is easier and less time-consuming.

FINAL COMMENTS
As evidenced by the City’s efforts to purchase land for the development of low-income workforce housing, the City’s executive team has initiated important steps to incorporate affordable housing into the Study Area. These additional rental units will be critical to serving those workers supporting the hospitality, resort, medical and construction industries of the south Coachella region.

Encouraging, planning, and zoning for small lot single family detached homes, built at 8 to 9 units per acre, and targeting the moderate-income, first-time homebuyer, would be another excellent step forward in advancing the number of housing units within the price range reach of workforce families serving La Quinta. Providing a full range of moderate-priced, for-sale housing choices in La Quinta will ensure that a balanced array of working families in the City will have permanent homes, spinning-off new sales to the stores along Highway 111. 810 Return to Agenda Link
# DESCRIPTION OF EXHIBIT
1 MAP OF HIGHWAY 111 MAJOR SHOPPING CENTERS
2 HIGHWAY 111 MAJOR ANCHORED CENTERS
3 STAKEHOLDER INTERVIEWS
4 HIGHWAY 111 CORRIDOR ECONOMIC SWOT ANALYSIS
5 SURVEY OF SELECTED LARGE LA QUINTA APARTMENTS
6 NEW CURRENTLY-SELLING FOR SALE RESIDENTIAL PROJECTS NEAR LA QUINTA

STRATEGY IMPLEMENTATION SUPPORTING EXHIBITS
HIGHWAY 111

CITY OF LA QUINTA

DEVELOPMENT IMPLEMENTATION STRATEGY STUDY
HIGHWAY 111 COMMERCIAL ANALYSIS & STAKEHOLDER INTERVIEWS 811 Return to Agenda Link
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City of La Quinta
Design and Development Department
Highway 111
Corridor Map
January 2018
®
Planning Division
Legend
Highway111 Area Boundary
Highway 111
!( Highway 111 Intersections
65' Landscape Setback

CV LINK ROUTE (FUTURE)
CV Link Frontage Opportunity
Vacant Properties
Drive-throughs
Specific Plans

1. Washington Park

2. One Eleven Shopping Center

3. Jefferson Plaza

4. Dune Palms Plaza

5. Centre at La Quinta

6. La Quinta Corporate Centre

7. Point Happy Shopping Center

8. La Quinta Court

9. The Pavilion at La Quinta

10. Komar Desert Center

11. Dune Palms and Highway 111
Washington Street
Adams Street
Dune Palms Rd
Jefferson Street
Highway 111
CV Link
Westward Ho Dr
C
City-Owned
Site
7A
Plaza La Quinta
8A
La Quinta
Court
5A
Former
Sam's Club
A
Dune
Palms
Plaza
B
City-Owned
Menino
Property
!(
EXHIBIT 1 - MAP OF HIGHWAY 111 MAJOR SHOPPING CENTERS
812 Return to Agenda Link
Key to City Name/Center Type Anchor/ Mini Anchor & Key Total SF Est. Vacant Corridor Map Location Stores Square Footage Square Feet

EXISTING CENTERS
3 Home Depot & The Dunes Center (Jefferson Plaza) Smart & Final 36,001 None 0 79900 Hwy-111, IHOP Dunes Center
La Quinta, CA 92253 Jack in the Box 105,000
99 Cents Store Home Depot
Goodwill
Dollar Tree
6 La Quinta Valley Plaza (est) Unanchored 122,000 Small Space (est) 1,300 79390 Hwy-111,
La Quinta, CA 92253
9 The Pavillion At La Quinta Best Buy 165,860 Office Max space 20,030 79220 Hwy-111, Office Max Panera Bread 4,854
La Quinta, CA 92253 Bed Bath & Beyond
DSW
Sprouts
2 One Eleven Kohl's 1,100,000
78950 Hwy-111, Petco
La Quinta, CA 92253 Big 5
Hobby Lobby
Stater Bros
Ross
Staples
WDC (Kitchen & Bath)
Eisenhower Health
Small shop on AT&T pad 2,500
Excellent Vietnamese small restaurant, Pho Vu,
also located in Palm Springs.

Senior Day Care Center under
renovation/construction of entire north-east
building of 54,000 s.f. (two levels).

Office Max space reported available per leasing
brochure. Per interview with ownership, Office
Max is on temporary, month-to-month lease.

Panera Bread is leaving center and moving to One
Eleven with a drive-thru (under-construction).

Power center with large pad vacancies (Pad A & C)
for many years. Center in-line space recently sold
in June to Milan Capital Management, Inc.,
Orange, CA. New ownership does not own Kohl's,
Stater Bros., Hobby Lobby and a number of pads
at the front of the center, such as Eisenhower
Health. Per interview with ownership, there are
15-20 different ownerships of parcels within the
center, with Milan owning the in-line shop space.
3,500
8,000
7,614
8,500
1,600
EXHIBIT 2
LA QUINTA HIGHWAY 111 MAJOR ANCHORED CENTERS
Vacant Space Description Vacancy Opportunities, Voids, Comments Pad A next to Mexican
restaurant
50,000
Pad C South of Hobby
Lobby
22,000
Space between Hobby
Lobby & Kohl's
Space between Hobby
Lobby & Kohl's
Space between Petco &
WDC
Space between Hobby
Lobby & Kohl's
Small shop North of Stater
Bros
813 Return to Agenda Link
Key to City Name/Center Type Anchor/ Mini Anchor & Key Total SF Est. Vacant Corridor Map Location Stores Square Footage Square Feet

EXISTING CENTERS

EXHIBIT 2
LA QUINTA HIGHWAY 111 MAJOR ANCHORED CENTERS
Vacant Space Description Vacancy Opportunities, Voids, Comments 7 Plaza At Point Happy Okura Sushi 43,000 Small shop 1,162 78370 Hwy-111, Broken Yolk Café Small shop 569
La Quinta, CA 92253 Upper office 2,092
Upper office 1,425
Upper office 1,435
7A Plaza La Quinta Vons 141,920 Small shop 627
(S. of Hwy-111) 78267-78483 Hwy-111, Small shop 2,190
La Quinta, CA 92253 Small shop 1,440
Small shop 2,275
Small shop 1,267
Small shop 2,008
8 La Quinta Court Unanchored 54,992 Small shop 1,816
78525 Hwy-111 Small shop 2,527
La Quinta, CA 92253
8A La Quinta Square Aldi 29,270 None 0
78611 Hwy-111, In-N-Out
La Quinta, CA 92253 El Pollo Loco
Spanish style building with office over retail.

Attractive Spanish neighborhood center style
anchored by Vons grocery store.

Located at Washingston St. & Hwy-111 corner,
with LG's Prime Steakhouse visible from key
corner.

Three pad users recently opened.
814 Return to Agenda Link
Key to City Name/Center Type Anchor/ Mini Anchor & Key Total SF Est. Vacant Corridor Map Location Stores Square Footage Square Feet

EXISTING CENTERS

EXHIBIT 2
LA QUINTA HIGHWAY 111 MAJOR ANCHORED CENTERS
Vacant Space Description Vacancy Opportunities, Voids, Comments 1 Washington Park Shopping Center Target 600,000 Pads 8 & 9 Washington St 13,250 Highway 111 between Simon Dr. & Adams St, & Trader Joe's Washington Street From Simon Drive to Ave. 47 TJ-Maxx
La Quinta, CA 92253 Lowe's
Century Theatres
Ulta Beauty
World Market
Amazon Fresh (former Stein Mart)
Planet Fitness
5 La Quinta Centre Walmart Supercenter (est) 200,000
79255 Hwy-111, Marshalls (est) 30,000
La Quinta, CA 92253 Petsmart (est) 17,000 Small shop 1,203 48,000
Small shops
Small shop near Cinema
(lease pending)
Amazon Fresh to replace vacant Stein Mart
building, opening in October. Significant vacant
pad space between Stein Mart and World Market
facing Hwy-111, originally planned in 2008 for
junior anchor (mini-anchor) of 10,000 s.f. and
7,000 s.f. of small shop space. Interest by car
wash tenant for taking vacant Pads 8 and 9 along
Washington St. Per Curtis Barlow, 7 shop spaces
vacant, with 4 of these spaces with leases pending.

No immediate plans for vacant, 4.7-acre parcel
behind Target. Recently, an in-fill townhome
developer from Orange County evaluated the
parcel for residential development, either for-sale
or for-rent.

Undeveloped pad with
fencing (est)
17,000 Several pads and strip retail fronting Hwy-111 with Walmart Supercenter in back lot. Marshalls,
Petsmart, and undeveloped pad immediately
behind one small strip center facing Hwy-111.

Small shop CA-111 next to
Verizon
1,549
Small shop CA-111 next to
SAWA Sushi
1,335
8,374
Future building between
former Stein Mart & World
Market (a Phoenix salon
shows interest)
17,000
Restaurant space
Washington St (lease
pending)
Pad 7, planned for
restaurant Washington St,
s.f. includes patio space
South-half of former
Lumpy's Golf store
6,011
2,553
1,495
815 Return to Agenda Link
Key to City Name/Center Type Anchor/ Mini Anchor & Key Total SF Est. Vacant Corridor Map Location Stores Square Footage Square Feet

EXISTING CENTERS

EXHIBIT 2
LA QUINTA HIGHWAY 111 MAJOR ANCHORED CENTERS
Vacant Space Description Vacancy Opportunities, Voids, Comments 5A Former Sam's Club Floor & Décor 138,000 0
SWC of Dune Palms & Hwy-111, Storequest Storage
La Quinta, CA 92253
10 Costco & Komar Desert Plaza Costco (est) 150,000
SWC of Jefferson St & Hwy-111, Komar Desert Plaza 73,000 La Quinta, CA 92253 BevMo (est) 7,000 Small shop 1,843
Former Souplantation (est) 5,000 Small shop 1,882
(Long Horn Steakhouse planned) Small shop 1,213
Small shop 2,870

PROPOSED (PLANS NOT FORMERLY SUBMITTED)
A Dune Palms Plaza N/A N/A N/A
NEC of Dune Palms Rd & Hwy-111,
La Quinta, CA 92253
B City-Owned Menino Property N/A N/A N/A
N. of Hwy-111, W. of La Quinta Valley Plaza
La Quinta, CA 92253
C City-Owned Site W. of Residence Inn N/A N/A N/A
S. of Hwy-111 & N. of Vista Coralina Lane,
La Quinta, CA 92253
3,066,043
238,052 Includes vacant pad spaces.

PERCENT VACANT 7.8% Excludes vacant parcel of 4.7 acres behind Target.

Sources: LoopNet; Leasing brochures; City of La Quinta; L.S. Congleton & Associates field research; interviews with property owner/representatives; Google maps area calculator (S.F.).

VACANT SPACE
Total site is about 9 acres. No development plans
submitted. Per Casey Griffin, owner
representative, site is in escrow to sell to Petalumabased, Blackpoint Properties, Jeff Halbert, Founder & CEO. Per Mr. Halbert, his company is in
negotations with City of La Quinta to sell fhe rear
portion of the site to the City for affordable
subsidized housing (5.1 acres), and would retain
front portion for restaurant/retail facing the
Highway 111.

Per Economic Development Director, plans are for
204 subsidized low and moderate-low apartments
in the back of the site and retail space in the front
portion of site. Total site is approx. 15.2 acres.

Total site is about 6 acres, owned by the City of La
Quinta. No firm development plans. City Council
has stated preference for retail at this location per
Economic Development Director.

Vacant small parcel
formerly used for Sam's
Club gas pumps.

Vacant space next to
Burgers & Beer
ANCHORED TOTAL EXISTING NEIGHBORHOOD AND COMMUNITY CENTER S.F.:

Former Sam's Club space converted into two uses.

Oversized parking lot in front of Floor & Décor but
too small for any significant development. Sam's
Club former gas pumps approximately one acre of
space, planned for nursing school.
9,743 Six buildings in Komar Desert Plaza, including
Mimi's, and two pads West of plaza. Costco
located in the back portion of site.
816 Return to Agenda Link
• Major Coachella Valley Highway Visibility
• Hwy 111 Power Centers Dominate South Coachella
Valley Retail Market
• Strong Array of Anchors & Mini-Anchors
• One-Stop Shopping Area With Exceptionally Wide
Regional Draw & Strong Long-Term Retail Appeal
• Discount/Value Anchors Well Represented
• Diverse Services, Foods and Medical Uses
Strengths
• Over 200,000 s.f. Vacant & Available Pad Space
• Selected Weak Big Box Closures Likely In Future
• Big Box Destination Shopping Not Pedestrian-Like
• High-Speed 6-Lane Hwy. Detracts From Walkability
• High Sewer/Water Fees Impede Independent
Restaurant Entrepreneurialism
• Over-Sized Asphalt Parking Areas For Some Boxes
• Low/Modest Apartment Rents
• Low/Modest Rents For Leased Multi-Tenant Medical
Weaknesses
• Small Lot SFD Moderate-Priced Housing Priced Below
$500,000 Is A Strong Void (8-9/Acre)
• Affordable Subsidized Rental Housing On City-Owned
Sites Satisfies Need For Service-Worker/Employee
Housing (20-26/Acre)
• Strong Interest By Drive-Thru Food Users For Hwy 111
• Family-Oriented Casual Small Independent Restaurants
W/ Outdoor Dining--If Up-Front Costs Can Be Reduced
• User-Owner Medical Bldgs; Vocational/Institutional Uses • Use Of Over-Sized Parking Areas For Event Programs
Opportunities
• No Known Anchor/Mini-Anchor Retailer Voids Left
• Any Newly-Built Small Shop Retail Will Be Weak,
Unanchored Space
• New Subsidized Housing Will Add Minor New Spending
• Too Late To Change Corridor’s Power Center Character
• Construction Costs Too High & Market Rents Too Low To Support Large Market-Rate Apartment Projects
• High Interest Rates, Inflation, High Bldg. Costs Could Threaten Feasibility & Timing Of New Projects
Threats/Constraints
Highway 111 Corridor Economic
SWOT Analysis
SWOT
EXHIBIT 4
817 Return to Agenda Link
Name/Location/Units/Year Built Comments Drive Times
Aventine Apartments $1,725 $1,825 960 1,121 $1.80 $1.63 47750 Adams St
La Quinta, CA 92253
200 Units, 2 Stories, 2001
Silverhawk Apartments $1,950 $1,975 670 743 $2.91 $2.66 $2,010 $2,120 889 1,047 $2.26 $2.02 $2,505 $2,525 $2.13 $2.15 50660 Eisenhower Dr,
La Quinta, CA 92253
222 Units, 2 Stories, 2005
Wolf Waters Place Apartments $236 $552 $0.47 $1.10 $353 $656 $0.59 $1.09 $316 $754 $0.45 $1.08 47795 Dune Palms Rd,
La Quinta, CA 92253
218 Units, 3 Stories, 2002
Coral Mountain Apartments $643 $785 $0.87 $1.06 $754 $911 $0.78 $0.94 $823 $998 $0.81 $0.99 47360 Dune Palms Rd,
La Quinta, CA 92253
176 Units, 2 Stories, 2014
Villagio At La Quinta $2,279 $2,359 1,090 1,128 $2.09 $2.09 80175 Avenue 52,
La Quinta, CA 92253
147 Units, 3 Stories, 2007
Arches at La Quinta
46896 Jefferson St,
Indio, CA 92201
80 Units, 2 Stories, 1988
Mediterra $2,065 $2,395 755 985 $2.74 $2.43 $2,315 N/A 1,087 1,344 $2.13 N/A 43100 Palm Royale Dr,
La Quinta, CA 92253
223 Units, 2 Stories, 2007
Sources: LSCA; Leasing brochures; Apartments.com.

Drive times to Hwy-111 corridor, La Quinta Best Buy, calculated by Google Maps with 12PM weekday arrival time.

Wolf Waters Place rents per Coachella Valley Housing Coalition; note: per the 2019 Highway 111 La Quinta Corridor Plan reports that market rate rents for apartments were an average of only $1.41 per s.f.

By contrast, market rate apartments in LA County range from about $2.90 to over $4.00 per square foot for top quality apartments.

SURVEY OF SELECTED, LARGE LA QUINTA APARTMENTS
EXHIBIT 5
9 minutes
6 minutes
12 minutes
4 minutes
7 minutes
11 minutes
5 minutes
Deposit: 1B $600,
2B $800.

Deposit: 1B $600,
2B $800; one of the
few market-rate
apartments built in
last 15 years.

Technically in Indio,
but close to
Highway 111
Corridor.

One of the few
market-rate
apartment projects
built in last 15
years.

Subsidized
affordable
apartments.
500 600 700
1B Rent
$1,625 792 $2.05 N/A N/A
743 1,013
Sf Rent/Sf 2B Rent Sf Rent/Sf 3B Rent Sf Rent/Sf
N/A
968
Subsidized
affordable
apartments.

Deposit: 1B $350,
2B $450, 3B $550;
highest rents per
s.f. reported in La
Quinta; near La
Quinta Resort.

N/A 800 N/A N/A N/A

N/A N/A N/A
N/A
1,177
$2,195 1,100 $2.00

N/A N/A
N/A

N/A N/A N/A
818 Return to Agenda Link
Name / Location / # Units Model Bedroom Count Amenities Drive Times Sevilla
By Pulte Homes Gateway 3-4 bd Single family detatched unit with 2 bathrooms and 2 car garage.
84-457 Calle Larriva,
Coachella, CA 92236 Pathmaker 4-6 bd Single family detatched unit with 2.5-3 bathrooms and 2 car garage. 107 Single & Two-Story SFD Visionary 5-6 bd Single family detatched unit with 3-4 bathrooms and 2 car garage.

Renata At Domani (55+)
By Pulte Homes Brownstone 2 bd Single family detatched unit with 2 bathrooms and 2 car garage.
39906 Felicita Pkwy, Palm
Desert, CA 92211 Silver Creek 2 bd Single family detatched unit with 2 bathrooms and 2 car garage. 202 Single Level SFD Bellwood 2 bd Single family detatched unit with 2 bathrooms and 2 car garage.

Almeria at Espana
By Lennar Residence 1 3 bd Single family detatched unit with 2 bathrooms and 2 car garage.
39530 Taffala Drive, Indio, CA
92203 Residence 2 4 bd Single family detatched unit with 2 bathrooms and 3 car garage. 96 Single-Level SFD Residence 3 4 bd Single family detatched unit with 2.5 bathrooms and 2 car garage.

Residence 4 4 bd Single family detatched unit with 3.5 bathrooms and 3 car garage.

Avena at Talavera
By Beazer Homes Modena $535,990 $545,990 $245.75 $250.34 3-4 bd Single family detatched unit with 2.5 bathrooms and 2 car garage.
79641 Bolton Drive, Indio, CA
92203 Siena $559,990 $565,990 $240.03 $242.60 3-4 bd Single family detatched unit with 3 bathrooms and 3 car garage. 38 Single & Two Story
Detatched Homes Treviso $584,990 $594,990 $217.55 $221.27 4-5 bd Single family detatched unit with 3.5 bathrooms and 3 car garage.

Trilogy
By Shea Homes
Resort Collection,
Single-Level, Duplex
Attached At Garage
$466,990 $476,990 1,542 1,678 $302.85 $284.26 2 bd
Single family detatched unit with 2-2.5 bathrooms and
2 car garage; resort-type Club and amenities geared to
seniors.
60-750 Trilogy Pkwy, Indio, CA
92253 Freedom I Collection $505,990 $528,990 1,622 1,928 $311.95 $274.37 2-3 bd Single family detatched unit with 2 bathrooms and 2
car garage. Prices do not reflect extensive available
interior upgrades.
1,238 Single-Level Units, Age
55+ Community Freedom II Collection $579,990 $631,990 2,039 2,367 $284.45 $267.00 2-3 bd Single family detatched unit with 2.5-3 bathrooms and

2.5 car garage. Prices do not reflect extensive
available interior upgrades.

Sources: LSCA; Beazer, Lennar, Pulte, Trilogy leasing brochures.

Drive times to Hwy-111 corridor, La Quinta Best Buy, calculated by Google Maps with 12PM weekday arrival time.

NEW CURRENTLY-SELLING FOR-SALE RESIDENTIAL PROJECTS NEAR LA QUINTA 2,747 $220.01
$247.93
$269.90
$521,940 $223.82
$516,040
$519,165
$251.65
$215.47
$604,365
$492,990
$517,990
Starting Price Ranges SF Ranges
EXHIBIT 6
1,579
1,731
$491,990 1,865 $263.80
$476,990
$461,990 $292.58
$275.56
2,404
$554,990 2,824 $196.53
Price/SF
1,959
18 minutes
19 minutes
18 minutes
16 minutes
16-18 minutes
2,181
2,333
2,689
1,912
2,094
2,332
819 Return to Agenda Link

APPENDIX C
Mitigated Negative Declaration
(Under Separate Cover)
820 Return to Agenda Link
ORDINANCE NO. XXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF LA QUINTA, CALIFORNIA APPROVING A ZONE

CHANGE TO AMEND THE ZONING MAP TO MODIFY THE

REGIONAL COMMERCIAL, COMMERCIAL PARK AND

COMMUNITY COMMERCIAL ZONES TO A NEWLY
ESTABLISHED HIGHWAY 111 MIXED USE ZONE, AND A

ZONING ORDINANCE AMENDMENT TO ADD CHAPTER

9.105 TO THE MUNICIPAL CODE FOR THE HIGHWAY
111 CORRIDOR AREA TO FACILITATE THE HIGHWAY
111 SPECIFIC PLAN AND DEVELOPMENT CODE
CASE NUMBER:

ZONE CHANGE 2024-0002
ZONING ORDINANCE AMENDMENT 2024-0002
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
821 Return to Agenda Link
ORDINANCE NO. XXX
ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 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 6
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 on November 21, 2019, to support walkable mixed use development and strengthen the commercial base within the Highway 111 Corridor area, as illustrated in Exhibit A; and Zone Change 2024-0002
WHEREAS, Zone Change 2024-0002 consists of changing the Regional Commercial, Community Commercial, and Commercial Park zoning designations of the Highway 111 Corridor area to the newly established Highway 111 Mixed Use zone, removes the Mixed-Use Overlay and Affordable Housing Overlay, and implements an Auto Oriented Development Overlay and Active Frontage Overlay to better facilitate mixed use, walkability and housing options; and
WHEREAS, said Zone Change does not change the existing Flood Plain, Open Space, and Major Communities zoning designations; 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 9.220.010 of the La Quinta Municipal Code to justify approval of said Zone Change [Exhibit B]:

1. Zone Change 2024-0002 is consistent with the goals, objectives, and policies of the General Plan, as described above.
• 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.
• Goal CIR-2: A circulation system that promotes and enhances transit, alternative vehicle, bicycle, and pedestrian networks.
822 Return to Agenda Link
ORDINANCE NO. XXX
ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 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 6
• 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 Zone Change 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 Zone Change 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 Zone Change 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 Zone Change 2024-0002 will not create conditions materially detrimental to the public health, safety, and general welfare. The proposed Zone Change continues the existing pattern of use within the Highway 111 Corridor area and would implement the proposed Specific Plan.

3. Zone Change 2024-0002 is compatible with the zoning on adjacent properties as it continues the existing pattern of use within the Highway 111 Corridor area and would implement the proposed Specific Plan.

4. Zone Change 2024-0002 is suitable and appropriate for the subject property because it continues the existing pattern of use within the Highway 111 Corridor area and would implement the proposed Specific Plan.
823 Return to Agenda Link
ORDINANCE NO. XXX
ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 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 6

5. Approval of Zone Change 2024-0002 is warranted because the City Council wishes to create a more walkable and destination-oriented area within the Highway 111 Corridor. The proposed zone change facilitates this goal by integrating standards for mixed use into the zoning designations and accompanying zoning ordinance amendment.

Zoning Ordinance Amendment 2024-0002
WHEREAS, Zoning Ordinance Amendment 2024-0002 adds Chapter 9.105 to Title 9 of the La Quinta Municipal Code, which incorporates permitted uses, design standards, supplemental standards, procedures, and definitions governing the Highway 111 Mixed Use zone and Auto Oriented Development and Active Frontage Overlays in order to promote the goals of SP2022-0002 and 2019 Highway 111 Corridor Plan; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, City Council did make the following mandatory findings pursuant to Section 9.220.020 of the La Quinta Municipal Code to justify approval of said Zoning Ordinance Amendment [Exhibit C]:

1. Zoning Ordinance Amendment 2024-0002 is consistent with the goals, objectives, and policies of the General Plan as described above.

2. Approval of Zoning Ordinance Amendment 2024-0002 will not create conditions materially detrimental to the public health, safety, and general welfare. The amendment does not incorporate any changes that affect the regulation and/or provision of public services, utility systems, or other foreseeable health, safety, and welfare considerations.

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

SECTION 1. FINDINGS AND APPROVAL: That the above recitations are true and constitute the Findings of the City Council in this case, and that the City Council hereby approves and incorporates herein by this reference Zone Change 2024-0002 and Zoning Ordinance Amendment 2024-0002 by the adoption of this Ordinance.

SECTION 2. That the City Council has determined that Zone Change 2024-0002 and Zoning Ordinance Amendment 2024-0002 are consistent with the Mitigated Negative Declaration (Environmental Assessment 2024-0002, SCH# 2025050964) prepared for these actions, and all environmental impacts can be mitigated to less than significant levels.

SECTION 3. EFFECTIVE DATE: This Ordinance shall be in full force and effect thirty (30) days after its adoption.
824 Return to Agenda Link
ORDINANCE NO. XXX
ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 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 6
SECTION 4. POSTING: The City Clerk shall, within 15 days after passage of this Ordinance, cause it to be posted in at least three public places designated by resolution of the City Council, shall certify to the adoption and posting of this Ordinance, and shall cause this Ordinance and its certification, together with proof of posting to be entered into the permanent record of Ordinances of the City of La Quinta.

SECTION 5. CORRECTIVE AMENDMENTS: The City Council does hereby grant the City Clerk the ability to make minor amendments and corrections of typographical or clerical errors to “Exhibit C” to ensure consistency of all approved text amendments prior to the publication in the La Quinta Municipal Code.

SECTION 6. SEVERABILITY: If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each and every section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared unconstitutional.

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

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________
LINDA EVANS, Mayor
City of La Quinta, California
825 Return to Agenda Link
ORDINANCE NO. XXX
ZONE CHANGE 2024-0002, ZONING ORDINANCE AMENDMENT 2024-0002 PROJECT: HIGHWAY 111 SPECIFIC PLAN AND DEVELOPMENT CODE LOCATION: HIGHWAY 111 AREA BETWEEN WASHINGTON AND JEFFERSON STREETS APPLICANT: CITY OF LA QUINTA
ADOPTED:

PAGE: 6 of 6
ATTEST:
_________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
___________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
826 Return to Agenda Link
ORDINANCE NO. XXX
ZONE CHANGE 2024-0002
ZONING ORDINANCE AMEND 2024-0002
PROJECT: HIGHWAY 111 SPECIFIC

PLAN AND DEVELOPMENT CODE

EXHIBIT A
827 Return to Agenda Link
828 Return to Agenda Link

WESTWARD HO DR

CALEO BAY

DESERT STREAM DR

COLDCREEK LN

SHADOW TRL

WAKEFIELD CIR

BAYBERRY LN

DEERBROOK CIR
47TH AVE

PASEO DEL REY

DULCE DEL MAR

BRADSHAW TRL

VICTORIA DR

V A F I LORENCE NL KOORBNUS
LA

QUINTA DR

SIERRA VISTA

WASHINGTON ST

CLARKE CT

MIRAFLORESBLVD

RD SMLAP OEMAC

NL RENNURDAOR

HIGHLAND PALMS DR

HALF MOON BAY DR

CORPORATE CENTRE DR

TS NOSREFFEJ

DR SMLAP ENUD

TS NOYNAC GIB

BLACKHAWK WAY

SIMON DR

AUTO CENTRE DR

TS SMADA

NL LEDUOR

FIESTA DR

CARMEL VALLEY AVE

TS LLAHSRAM
0 500 1,000
Feet
¯ Highway 111 Mixed Use Zone (HMU)
MC Major Community Facilities
OS Open Space
FP Floodplain
HWY 111 AOD Overlay
Highway 111 Specific Plan Boundary
Scale: 1:12,000

CORPORATE CENTRE DR

PROPOSED ZONING
829 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105, Page i Title 9: Zoning
Highway 111 Development Code

9.105.010 Introduction ......................................................................................... 1

9.105.020 Highway 111 Mixed Use (HMU) Zone Standards .............................. 5

9.105.030 Supplemental Standards .................................................................. 23

9.105.040 Permits and Procedures ................................................................... 45

9.105.050 Definitions .......................................................................................... 51 830 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.010, Page 1 Title 9: Zoning
Highway 111 Development Code
Introduction
Authority and Purpose.

1. This Chapter of the La Quinta Zoning Code, Title 9 of the Municipal Code is adopted as the zoning standards and procedures (Zoning Code or Code) to implement the La Quinta Highway 111 Specific Plan (Specific Plan).

2. This Chapter protects and promotes the public health, safety, comfort, convenience, and general welfare of the community and implements the La Quinta 2035 General Plan for the Highway 111 Specific Plan Area (“Plan Area”) identified in Figure 9.105.020-1 (Highway 111 Specific Plan Area Zones).

Applicability.

1. This Chapter applies to any of the following within the boundary of the Highway 111 Mixed Use (HMU) Zone as identified in Figure 9.105.020-1 (Highway 111 Specific Plan Area Zones):
a. New land use activity;
b. New development, including new structures on non-vacant parcels; and c. Improvements, expansions, and/or modifications to an existing building greater than 25 percent of the existing gross floor area. i. Total allowed expansion must not exceed 25 percent of the gross floor area existing at the time this Chapter is in effect. Multiple incremental applications each less than 25 percent of the gross floor area, but when combined exceed the 25 percent limit, are not allowed.
831 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.010, Page 2 | City of La Quinta | May 2025 Draft ii. For building expansions where the new building façade is an extension from and connected to the existing structure, this Chapter only applies to the new portion of the building. iii. Improvements or expansions less than 25 percent of the existing gross floor must follow the requirements in 9.105.040(E)(4) (Nonconforming Structures)

2. Unless otherwise specified, the zoning standards in this Chapter replace the zoning previously applied to the subject property.

3. Exemptions. Properties in Figure 9.105.020-1 zoned Open Space (OS), Flood Plain (FP), and Major Community Facilities (MC) are exempt from this Chapter and will continue to be subject to the standards and requirements of Title 9 (Zoning) of the La Quinta Municipal Code (Municipal Code).

4. This Chapter supplements, or when in conflict replaces, the standards and procedures in Title 9 (Zoning). All applicable provisions of the Municipal Code that are not specifically replaced or identified as not applicable continue to apply to all properties within the Plan Area. If there is a conflict between the standards of this Chapter and the standards in the Municipal Code, the standards in this Chapter control, unless otherwise stated.

5. Requirements for New Structures or Land Uses, or Changes to Structures or Land Uses. No permit may be issued by a decision-making authority unless a proposed project complies with all applicable provisions of this Chapter, including required findings, conditions of approval, and all other applicable provisions of law.

6. Legal Parcel. The site of a proposed land use, development, modification, or other improvement subject to this Chapter must be on a parcel(s) legally created in compliance with the Subdivision Map Act and Title 13 (Subdivision Regulations).

7. Issuance of Building or Grading Permits. The City may issue building, grading, or other construction permits when:
a. The proposed land use and/or structure satisfies the requirements of Subsection 9.105.010.B.3.a, and all other applicable statutes, ordinances, and regulations; and
b. The site was subdivided in compliance with Title 13 (Subdivision Regulations).

8. Minimum Requirements. The provisions of this Chapter are minimum requirements for the protection and promotion of public health, safety, and general welfare. When this Chapter provides for discretion on the part of a City decision-making authority, that discretion may be exercised to impose conditions on the approval of any project proposed in the Plan Area.

9. Effect on Existing Development and Land Uses. Development and/or use(s) legally existing as of the adoption of this Chapter must comply with Chapter 9.270 (Nonconformities) and Section 9.105.040(E) (Nonconformities). 832 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.010, Page 3

10. Effect of Zoning Code Changes on Projects in Progress. An application for zoning approval that has been accepted by the Director as complete before the effective date of this Chapter or any subsequent amendment will be processed according to the requirements in effect at the time of the application.

11. Historic/Cultural Resources. Properties identified by the City as historically or culturally significant, or potentially significant, must comply with the applicable provisions of Title 7 (Historic Preservation).

Organization and Use. This Chapter consists of the following Sections:

1. 9.105.010 Introduction. Establishes the authority, purpose, and applicability of this Chapter.

2. 9.105.020 Highway 111 Mixed Use (HMU) Zone Standards. Establishes development standards for zones which implement the Specific Plan.

3. 9.105.030 Supplemental Standards. Establishes supplement development standards for the HMU Zone, including landscaping, parking, screening, outdoor lighting, signs, frontage types, and civic spaces.

4. 9.105.040 Permits and Procedures. Establishes procedures for the preparation, filing, and processing of applications for development permits and other entitlements.

5. 9.105.050 Definitions. Establishes the definition of terms and land uses used in this Chapter.
833 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.010, Page 4 | City of La Quinta | May 2025 Draft

THIS PAGE INTENTIONALLY LEFT BLANK
834 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 5 Title 9: Zoning
Highway 111 Development Code

9.105.020 Highway 111 Mixed Use (HMU) Zone Standards
Purpose. The Highway 111 Mixed Use (HMU) Zone implements the Specific Plan consistent with the La Quinta 2035 General Plan. The Specific Plan allows for the creation of a new mixed-use zone within Plan Area identified on Figure 9.105.020-1 (Highway 111 Specific Plan Area Zones). The purpose of this zone is to:

1. Establish new standards for development within the Plan Area to create a mixeduse environment that balances existing retail development with new opportunities for pedestrian-oriented commercial development with active ground floor uses connected to public spaces and active and walkable corridors;

2. Enable the provision of market rate and affordable housing opportunities within the Plan Area that will meet or exceed the City’s allotted housing needs;

3. Create a pedestrian environment by requiring new blocks and street connections for large scale redevelopment, as envisioned in the Specific Plan.

4. Support landscapes and building design that support urban resiliency, walkability, heat mitigation, and accessibility within human-scaled spaces. 835 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.020, Page 6 | City of La Quinta | May 2025 Draft Figure 9.105.020-1:

Highway 111 Specific Plan Area Zones
Applicability.

1. These requirements are applied in combination with other applicable standards in Title 9 (Zoning) as further described in Section 9.105.010.B (Applicability).

2. When there is a conflict between the requirements in this Chapter, and other requirements in Title 9 (Zoning), this Chapter supersedes.

Zones Established.

1. Highway 111 Mixed-Use (HMU) Zone. As described in Section 9.105.020.A (Purpose), the Highway 111 Mixed-Use Zone is intended to implement the vision outlined in the Specific Plan for the continued development of automobile dependent uses along the Highway 111 Corridor right-of-way while promoting more human-scaled, pedestrian-oriented commercial development with active ground floor uses within the remainder of the Plan Area. Throughout the Plan Area, a mix of residential uses is desired, either with residential uses located above or behind commercial uses, or where allowed by the Plan, the development of new residential uses on the ground floor.
836 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 7

2. Overlay Zones.
a. Active Frontage (AF) Overlay Zone.
i. Applicability. The AF Overlay Zone implements the “Active Frontage Policy” and applies to property located within a 400-foot radius measured from the intersection point of the two street centerlines which comprise an existing or future designated Active Use Node, as shown in Figure 3-2 of the Specific Plan or on an approved Large Project Site Plan. If only a portion of a parcel or lot falls within the AF Overlay Zone, the regulations of the AF Overlay Zone apply as follows, as demonstrated in Figure 9.105.020-2:
(a) Less than 50 percent of the parcel area or block face is within the AF Overlay Zone: the regulations only apply to that portion of the parcel or block.
(b) More than 50 percent of the parcel area or block face is within the AF Overlay Zone: the regulations apply to the whole parcel or block.

Figure 9.105.020-2: AF Overlay Zone
ii. Modified Regulations. Development projects within the AF Overlay Zone are subject to additional development regulations, as provided in Table 9.105.020-1 through Table 9.105.020-4. iii. Use Restrictions. Development within the AF Overlay Zone must not be developed with residential units on the first or ground floor. 837 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.020, Page 8 | City of La Quinta | May 2025 Draft Uses associated with an on-site residential use, such as leasing office, community space, the work component of a live/work unit, or project amenities are allowed on the ground floor. All other nonresidential uses (e.g. office, retail, restaurant, office, or service uses) allowed in the HMU zone are allowed.
b. Auto-Oriented Development Overlay Zone (AOD). The AOD Overlay Zone implements the “Auto Oriented Development Policy” and applies to all parcels or portions of parcels within 300 feet of Highway 111 as measured from the edge of the Highway 111 right-of-way, see Figure 9.105-020-3 (AOD Overlay). Within the boundaries of this AOD Overlay Zone, autooriented, auto service, parking lot, and drive-through uses allowed, as shown in Table 9.105.020-5 (Permitted Uses in the HMU Zone and AOD Overlay). If a portion of a parcel falls within the AOD Overlay Zone, the regulations of the AOD Overlay Zone apply as follows:
i. Less than 50 percent of the parcel area is within the AOD Overlay Zone: the regulations only apply to the portion of the parcel. ii. More than 50 percent of the parcel area is within the AOD Overlay Zone: the regulations apply to the whole parcel.
838 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 9 Figure 9.105-020-3: AOD Overlay
General Regulations.

1. Alternative to Required Placement Standards. One or more active private frontage amenities, in compliance with the standards below, may be substituted, in part, for the building placement in frontage areas required in Table 9.105.020-2 (Development Standards- Building Placement), so long as they do not obstruct the open pedestrian connection between the building’s primary entrance and the sidewalk. Allowed alternative active private frontage amenities are limited to:
a. Accessory outdoor dining, provided the outdoor dining is:
i. Accessory to a permitted use; and
ii. Separated from the public right-of-way only with planters, shrubs, or approved fencing with a maximum height of 36 inches. b. Merchandise display and sales, provided that the display and sales area is:
i. Associated with a permitted use; and
ii. Only replaces up to a maximum 25 percent of the building facade requirement.
839 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.020, Page 10 | City of La Quinta | May 2025 Draft c. Open space, public plaza, or other civic space, provided that the space is open to the public and developed to include shade, seating area, and a combination of landscaped and paved space.

2. Vertical Articulation.
a. Building façades up to 75 feet in length along a right-of-way must incorporate at least one of the following on all upper stories:
i. Window bays a minimum 30 inches in depth from building facade; ii. Recesses a minimum three feet in depth from building facade; or iii. Balconies.
b. When a building facade exceeds 75 feet in length along a right of way, all upper stories must be separated into facade bays no greater than 60 feet in width defined by a recess a minimum of three feet in depth and at least one of the following strategies:
i. Change in roof parapet height or shape;
ii. Change in roof form; or
iii. Change in building height with a minimum of eight-foot difference. c. When a building facade exceeds 400 feet in length along a right- of- way, the building must incorporate a vertical break a minimum 40 feet wide and 20 feet deep. The resulting space must:
i. Be closed to vehicular circulation;
ii. Be improved with pedestrian amenities and a combination of landscaping and paving that serves as an extension of the abutting sidewalk;
iii. Provide a minimum 100 square feet that is covered; and iv. Remain accessible and open to the public.

3. Corner Treatment. Projects must accentuate the building massing at street intersection or corner with minimum one of the following elements. a. A tower or dome element at least 80 square feet in area; b. A decorative parapet;
c. A rounded corner with an increased amount of transparency or glazing than provided on adjacent facades; or
d. Bay windows within six feet of the building corner.

4. Ground Floor Entrances.
a. All non-residential ground floor uses must have one entrance that is visible and accessible from the primary right-of-way. Additional entrances may be accessed from the side or rear parking area.
840 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 11 b. Street-facing non-residential building façades up to 150 feet must incorporate at least one ground floor entrance. Buildings 150 feet or longer must provide a minimum of two ground floor entrances, and one entrance per 100 linear feet.

5. Required Ground Floor Transparency. A minimum 40 percent of commercial ground floor front or side street-facing facades between 2 and 8 feet in height must be transparent window surface. Windows or openings that are opaque, reflective, covered, or painted do not satisfy this requirement.

6. Shade. Shade producing frontages, such as awnings, arcades, and galleries, are required on 50 percent of southern and western facing building facades of nonresidential or mixed-use buildings.

Zone Development Regulations.

1. Overview. This Section establishes the development regulations for the HMU Zone. The components of the HMU Zone development standards are as follows:
a. Density and Site Area. Table 9.105.020-1 establishes residential density (units per acre), floor area ratio (FAR), lot dimension, and lot coverage regulations.
b. Building Placement. Table 9.105.020-2 regulates building setbacks building placement.
c. Building Form. Table 9.105.020-3 establishes the building form regulations, such as floor to ceiling height, building height.
d. Parking Placement. Table 9.105.020-4 provides setback standards for offstreet parking and standards for curb cuts and site access.

Table 9.105.020-1: Development Standards – Density and Site Area Standard HMU Zone AF Overlay Zone
Density, Minimum n/a n/a
Density, Maximum 40 du/ac 40 du/ac
Floor Area Ratio (FAR) 1.0 1.0
Lot Size, Minimum No min. No min.

Lot Coverage, Maximum 60% 80%
841 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.020, Page 12 | City of La Quinta | May 2025 Draft Figure 9.105.020-4: Building Placement
Table 9.105.020-2: Development Standards – Building Placement Standard HMU Zone AF Overlay Zone Key
Building Setbacks1
Front Setback 10 ft min.; 80 ft max.2 0 ft min; 15 ft max. ❶ Street Side Setback 20 ft min.; 80 ft max.2 5 ft min; 20 ft max. ❷ Interior Side Setback 5 ft min 0 min ❸
Rear Setback 10 min no min ❹
Frontage Area Occupancy
Front of lot occupied by
building within Frontage
area
n/a 50% front lot width ❺
Street side lot area
occupied by building within
frontage area
n/a 20% of street side lot, starting
from corner ❻
1 Measured from property line. For properties that are located directly adjacent to Highway 111, minimum 30 feet setback from the front, rear, or side property line that is directly next to the public right of way of Highway 111.
2 Maximum setback applies to new development and is required only as part of a Large Project Site Plan or new application. No maximum setback for existing structures. 842 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 13 Figure 9.105.020-5: Building Form
Table 9.105.020-3: Development Standards – Building Form Standard HMU Zone AF Overlay Zone Key
Building Height
Stories, Maximum 4 4
❶ Overall Maximum 50 ft 50 ft
Ground Floor Finish Level, Above Grade
Residential, Minimum n/a 12 in
❷
Non-Residential, Maximum n/a 2 ft
Floor-to-Ceiling
Ground Floor, Minimum 9 ft 14 ft ❸
Upper Floor(s), Minimum 9 ft 9 ft ❹
843 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.020, Page 14 | City of La Quinta | May 2025 Draft Figure 9.105.020-6: Parking Placement
Table 9.105.020-4: Development Standards – Parking Placement Standard HMU Zone AF Overlay Zone Key
Number of Required
Parking Spaces See Section 9.105.030 See Section 9.105.030 Parking Area Setbacks
Front Setback n/a 20 ft minimum ❶
Street Side Setback n/a 15 ft minimum ❷
Curb Cuts
Width, maximum n/a 24 ft ❸
Per block, maximum One per every 300 ft of street
frontage
One per every 400 ft of street
frontage. New curb cuts not
allowed within 100 feet of a
corner intersection or within 100
feet of an Active Node.

Land Use.

1. Allowed uses for the HMU Zone and AOD Overlay are listed in Table 9.105.020-5 (Permitted Uses in the HMU Zone and AOD Overlay).

2. Certain uses require a conditional use per Section 9.210.020 (Conditional Use Permits) or minor use permit per Section 9.210.025 (Minor Use Permits) as indicated in the table.
844 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 15

3. Uses Not Listed. Land uses that are not listed in Table 9.105.020-5 are not allowed, except as otherwise provided for in this Title.

Table 9.105.020-5: Permitted Uses in the HMU Zone and AOD Overlay Land Use HMU Zone AOD Overlay
P = Permitted Use | A = Accessory Use | C = Conditional Use Permit | M = Minor Use Permit S = Specific Plan required | T = Temporary Use Permit | X = Prohibited use Retail Uses
Cigar lounges, hookah bars, and similar uses with onsite smoking M M Food, liquor, and convenience stores
under 10,000 sq. ft. floor area, open less than 18 hours/day 1 P P under 10,000 sq. ft. floor area, open 18 or more hours/day 1 C M over 10,000 sq. ft. floor area M M
Plant nurseries and garden supply stores, with no propagation of plants on the premises, subject to Section 9.100.110 (Outdoor storage and display) P P Retail stores P P
under 10,000 sq. ft. floor area per business P P
10,000—50,000 sq. ft. floor area P P
over 50,000 sq. ft. floor area P M
with Outdoor sales or display, subject to certain conditions M X General, Office, and Health Services
Administrative office P P
Business services P P
Convalescent hospitals C X
Hospitals C X
Laundromats and dry cleaners, except central cleaning plants P P Medical center/clinic
three or fewer offices in one building P P
four or more offices in one building P C
Pet grooming P P
Personal service P P
Veterinary clinics/animal hospitals and pet boarding (indoor only) M M Dining, Drinking, and Entertainment Uses
Bars and cocktail lounges M M
Dance clubs and nightclubs C C
845 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.020, Page 16 | City of La Quinta | May 2025 Draft Table 9.105.020-5: Permitted Uses in the HMU Zone and AOD Overlay Land Use HMU Zone AOD Overlay
P = Permitted Use | A = Accessory Use | C = Conditional Use Permit | M = Minor Use Permit S = Specific Plan required | T = Temporary Use Permit | X = Prohibited use Restaurants, counter take-out P P
Restaurants, drive-through X P
Restaurants, other than drive-through P P
Theaters P P
Tobacco shops without onsite smoking P P
Recreation and Assembly Uses
Community assembly P P
Instructional studios P P
Libraries and museums P P
Mortuaries and funeral homes X X
Parks, unlighted playfields and open space P P
Sports and recreation, indoor P M
Sports and recreation, outdoor X X
Public and Semipublic Uses
Communication towers and equipment (co-location, mounted to existing facility) subject to Chapter 9.170 M M
Communication towers and equipment (freestanding, new towers) subject to Chapter 9.170 C C
Educational institutions C C
Kennel/boarding C C
Public flood control facilities and devices P P
Public service facility P P
Reservoirs and water tanks X X
Utilities, minor M M
Vocational schools P P
Residential, Lodging, and Child Daycare Uses
Boarding house P P
Child daycare facilities, centers and preschools as a principal use, subject to Section 9.100.240 (also see Accessory Uses) P P
Dwelling, multifamily 2, 3 P P
Dwelling, single-family P P
846 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 17 Table 9.105.020-5: Permitted Uses in the HMU Zone and AOD Overlay Land Use HMU Zone AOD Overlay
P = Permitted Use | A = Accessory Use | C = Conditional Use Permit | M = Minor Use Permit S = Specific Plan required | T = Temporary Use Permit | X = Prohibited use Dwelling, townhome 2, 3 P P
Emergency shelters P P
Hotels and motels P P
Mobilehome park X X
Residential as an accessory use, e.g., caretaker residences per Section

9.100.160 M M
Resort residential, subject to Section 9.60.310 X X
Senior group housing P P
Single room occupancy (SRO) hotels, subject to Section 9.100.250 C C Timeshare facilities, fractional ownership, subject to Section 9.60.280 P P Transitional shelters for homeless persons or victims of domestic abuse P P Automotive, Automobile Uses 4
Automobile service stations, with or without minimart subject to Section

9.100.230 X P
Auto or truck storage yards, not including dismantling X X Auto parts stores P P
Auto repair X C
Auto repair- specialty shops X C
Car washes X P
Golf cart, neighborhood electric vehicle (NEV), and electric scooter sales P P Private parking lots/garages as a principal use subject to Chapter 9.150, Parking X C
Truck or equipment rentals X X
Vehicle sales and leasing, new X M
Vehicle sales and leasing, used X C
Warehousing and Heavy Commercial Uses 4
Central cleaning or laundry plants X X
Contractor offices, public utility and similar equipment/storage yards X X Ministorage facility X X
Pest control services X X
847 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.020, Page 18 | City of La Quinta | May 2025 Draft Table 9.105.020-5: Permitted Uses in the HMU Zone and AOD Overlay Land Use HMU Zone AOD Overlay
P = Permitted Use | A = Accessory Use | C = Conditional Use Permit | M = Minor Use Permit S = Specific Plan required | T = Temporary Use Permit | X = Prohibited use Wholesaling/distribution centers, general warehouses with no sales to consumers
P X
Industrial and Research Uses
Recycling centers as a primary use, collection and sorting only, subject to Section 9.100.190 X C
Recording studios P P
Research and development P P
Accessory Uses and Structures
Antennas and satellite dishes, subject to Section 9.100.070 A A Construction and guard offices, subject to Section 9.100.170 P P Dancing or live entertainment as an accessory use A A
Portable outdoor vendor uses subject to Section 9.100.100 M M Game machines as an accessory use A A
Incidental on-site products or services for employees or businesses, such as child day care, cafeterias and business support uses A A Indoor golf or tennis facilities as an accessory use A A Other accessory uses and structures which are customarily associated with and subordinate to the principal use on the premises and are consistent with the purpose and intent of the zoning district, as determined by the director
A A
Outdoor golf or tennis facilities as an accessory use X X Pool or billiard tables as accessory use (3 tables or less) A A Reverse vending machines and recycling drop off bins, subject to Section

9.100.190 A A
Swimming pools as an accessory use A A
Temporary Uses
Christmas tree sales, subject to Section 9.100.080 T T
Commercial filming, subject to 9.210.050 T T
Halloween pumpkin sales, subject to Section 9.100.080 T T Holiday period storage subject to Section 9.100.145 M M Sidewalk sales, subject to Section 9.100.120 T T
Special events, subject to Section 9.100.130 T T
Stands selling fresh produce in season, subject to Section 9.100.090 T T 848 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 19 Table 9.105.020-5: Permitted Uses in the HMU Zone and AOD Overlay Land Use HMU Zone AOD Overlay
P = Permitted Use | A = Accessory Use | C = Conditional Use Permit | M = Minor Use Permit S = Specific Plan required | T = Temporary Use Permit | X = Prohibited use Temporary outdoor events, subject to Section 9.100.130 T T Use of relocatable building, subject to Section 9.100.180 T T Other Uses
Medical marijuana dispensaries X X
Sexually oriented businesses 5 C C
1 With no consumption of alcohol on the premises.
2 If part of a mixed-use project per Section 9.140.090. 3 If not part of a mixed use project: Subject to Section 9.30.070 (RH, High Density Residential District) for density.
4 Subject to Section 9.100.110, Outdoor storage and display. 5 Property must also be located within the SOB (sexually oriented business) overlay district.

Large Site Development.

1. Purpose. This section establishes standards for to create new, interconnected places and to reinforce walkable urban environments developed with a mix of residential, retail, entertainment, office, civic, and service uses within a compact, pedestrian-friendly, and transit-supportive environment.

2. Applicability. These standards apply to development activity on sites:
a. Three and one half acres or larger in size, or
b. 400 feet or more of linear street frontage.

3. Review Procedures.
a. Permit Required. New development proposals must receive approval of a site development permit in compliance with Section 9.210.010 (Site Development Permits) and the requirements of this section. b. Large Project Site Plan Required. In addition to the application requirements for a site development permit, applicants must provide a Large Project Site Plan that must include the following information:
i. Project boundaries;
ii. Existing and proposed blocks in compliance with subsection (G)(4) (Blocks);
iii. Existing and proposed thoroughfares, including alleys if applicable, in compliance with subsection (G)(5) (Thoroughfares);
849 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.020, Page 20 | City of La Quinta | May 2025 Draft iv. If more than one building or structure, the proposed lot or site configuration;
v. Compliance with the building placement requirements of subsection (E) (Zone Development Regulations);
vi. For projects within the AF Overlay Zone, demonstrated compliance with building frontage occupancy requirements of Table 9.105.020- 2;
vii. Compliance with frontage design requirements of Section

9.105.030.E (Frontage Type Regulations);
viii. Existing and proposed pedestrian and bicycle connections; and ix. Existing and proposed civic space(s) in compliance with Section

9.105.030.F (Civic Space Standards).

4. Blocks.
a. Individual block faces and the total block perimeter must meet the standards established in Table 9.105.020-6 (Block Size). b. Blocks may be irregularly shaped (i.e., non- rectangular) provided they are still in compliance with the standards in Table 9.105.020-6 (Block Size).

Table 9.105.020-6: Block Size
Zone Block Face Length (max.)
Highway 111 Mixed Use (HMU) Zone 600 ft.

Active Frontage (AF) Overlay 400 ft.
c. Blocks may exceed the maximum allowed face length if a pedestrian paseo is included, in compliance with the following (See Figure 9.105.020-7: Block Length Measurement):
i. Paseos must cut through the entire block;
ii. The maximum block face length distance on either side of the paseo may not exceed the maximum in Table 9.105.020-1 (Block Size); and
iii. Only one paseo is allowed per block.
850 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 21 Figure 9.105.020-7: Block Length Measurement
d. Block Front.
i. Projects subject to this Section must define the block front and block side based on existing and proposed streets and
connections.
ii. Projects with a phased development plan must orient buildings to face the location of future streets and block fronts, even if the street is not developed until a future phase. Buildings may be oriented to have frontage on an existing drive aisle until the street is developed.
iii. For new streets and blocks, the block front will be the block face with:
(a) The greatest proportion of parcels in the Active Frontage Overlay Zone, or
(b) The presence of existing active frontage or retail frontage on the building(s) along the same block side or across the street, or
(c) The greatest proportion of buildings with their primary entrance along the same side of the street.
iv. Block frontages must face each other across public or private thoroughfares as established in the Circulation Element of the Specific Plan.

5. Thoroughfares. Public or private thoroughfares define the publicly accessible circulation network that refines large sites into more interconnected and walkable environments. They provide multiple routes for vehicular, bicycle, and pedestrian circulation.
851 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.020, Page 22 | City of La Quinta | May 2025 Draft a. Design.
i. Public or private thoroughfares must comply with City standards and be designed as public streets and in compliance with the street standards provided in Chapter 3 of the Specific Plan.
ii. Drive aisles do not constitute a thoroughfare and do not satisfy the requirements of this section.
b. External Connectivity.
i. Thoroughfares must be planned consistent with Chapter 3 in the Specific Plan and be arranged to connect from existing or proposed thoroughfares and intersections into adjoining properties whether the adjoining properties are undeveloped and intended for future development, or if the adjoining lands are developed and include opportunities for the connections.
ii. New thoroughfares must connect to existing intersections, unless the Director approves an alternative. New curb cuts or
intersections along Highway 111 are not allowed.
iii. Thoroughfare rights-of-way must be extended to or located along adjoining property boundaries to provide a roadway connection or thoroughfare stub for development in compliance with the standards in subsection A (Block Size).
iv. The Project Site Plan must identify all stub streets for thoroughfares and include a notation that all stub streets must connect with future thoroughfares on adjoining property. v. Cul-de-sacs are not allowed.
852 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.020, Page 23

THIS PAGE INTENTIONALLY LEFT BLANK
853 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.030, Page 23 Title 9: Zoning
Highway 111 Development Code

9.105.030 Supplemental Standards .................................................................. 23 Purpose. ................................................................................................................................ 23 Applicability. ......................................................................................................................... 23 Landscaping. ......................................................................................................................... 23 Open Space........................................................................................................................... 24 Screening. ............................................................................................................................. 25 Parking. ................................................................................................................................. 25 Building Frontage Regulations............................................................................................ 29 Civic Space Standards.......................................................................................................... 39

9.105.030 Supplemental Standards
Purpose. This Section establishes supplemental development standards, including landscaping, parking, and screening, as well as building frontage and civic space standards. These standards supplement the standards established in Title 9 (Zoning). The standards ensure development that establishes and reinforces the vision for the La Quinta Highway 111 Specific Plan Area (Plan Area).

Applicability.

1. The standards in this Section apply to all projects in the Plan Area subject to this Chapter and must be considered in combination with the applicable standards for the Highway 111 Mixed Use (HMU) Zone established in Section 9.105.020 (Mixed Use Zone Standards).

2. In the event of any conflict between the standards of this Section and the standards in another Section of this Chapter or any standard in the La Quinta Municipal Code, the standards in this Section supersede, unless stated otherwise.

Landscaping.

1. Purpose. This Section establishes additional standards for landscaping in the Plan Area.
854 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.030, Page 24 | City of La Quinta | May 2025 Draft

2. Applicability. These standards shall be considered in combination with the requirements of Section 9.100.040 (Landscaping). The provisions of Section

9.100.040 (Landscaping) apply, except as modified below.

3. General Landscaping Standards. Landscaping must comply with the following:
a. Perimeter Landscaping.
i. Setback areas required in the HMU Zone must be landscaped. ii. Setbacks provided beyond the minimum required setback are not required to be landscaped and may be paved.
iii. Setbacks provided in the Active Frontage (AF) Overlay Zone are not required to be landscaped.
b. Interior Landscaping.
i. Building Perimeters. The portions of a nonresidential building that front a public street, internal street, or publicly accessible drive aisle must have one or more landscape planters installed along a minimum 20 percent of that building face. The planter must be three feet wide This standard does not apply to buildings located in the AF Overlay Zone or buildings located along the front or corner side of the property line where setback landscaping is already provided pursuant to subsection (C)(3)(a), above. ii. Interior landscaping must be provided consistent with subsection

9.100.040(B) (Landscaping Standards).

Open Space.

1. Purpose. This Section establishes standards for required open space in the Plan Area. These standards are intended to ensure that open space as a project benefit is provided. The standards of this section are distinct from any private patio or balcony space typically required per unit as part of a residential project.

2. Applicability. These standards apply to projects on lots one half acre or larger within the HMU Zone and must be considered in combination with the requirements of Section 9.105.020 (Highway 111 Mixed Use (HMU) Zone Standards).

3. Minimum Open Space Required. Projects must provide minimum four percent of the gross lot area as open space.

4. Design and Dimensions. Open space must meet the following standards:
a. Must be provided at ground level and visible to the public. Rooftop or upper story open space does not satisfy the requirements. b. Provide a minimum dimension of 20 feet in any direction; c. A minimum of 50 percent of the open space must be landscaped, covered, or shaded; and
855 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.030, Page 25 d. Open space cannot be enclosed by a building façade, wall, fence, or hedge taller than 36 inches in height or on more on three sides.

5. Open space that is accessible to the public and complies with the standards in Section 9.105.030(H) (Civic Space Standards) may satisfy both the open space and the Civic Space standard requirements.

Screening.

1. Purpose. This Section establishes additional standards for screening in the Plan Area.

2. Applicability. These standards shall be considered in combination with the requirements of Section 9.100.050 (Screening). The provisions of Section

9.100.050 (Screening) apply except as provided below.

3. Screening of Property.
a. Abutting Residential Zones. Commercial and mixed uses in the HMU Zone must be screened from adjacent residential zones along the shared lot line by plant materials, as approved by the designated approval authority.
b. Openings or pedestrian/bicycle connections are required every 50 feet to ensure safety, crime prevention, and adequate access and connectivity. c. Fences and solid walls are not allowed between projects in the HMU Zone or between a HMU Zone and any adjacent zone if new street, future connection, or street stub is proposed to comply with the block and connectivity requirements of Section.9.105.020(G) (Large Site Development), except when a solid wall or fence is required to screen parking areas pursuant to subsection (F)(6)(d), below.

4. Screening Standards for Loading Areas. Loading areas located behind a building and that are not visible from adjacent streets or from residential, open space, and recreation areas, need not be screened, subject to review and approval by the Director.

Parking.

1. Purpose. This Section establishes additional standards for off-street parking in the Plan Area.

2. Applicability. These standards shall be considered in combination with the requirements of Chapter 9.150 (Parking). The provisions of Chapter 9.150 (Parking) apply, except as modified below.

3. Parking Location and Accessibility
a. Off-street parking may be provided on-site or off-site. Requirements for on- or off- site parking are below.
i. All of the required parking spaces for residential development and a minimum of 80 percent of the required parking spaces for 856 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.030, Page 26 | City of La Quinta | May 2025 Draft commercial development must be provided on-site in new
development projects.
ii. Up to 20 percent of required parking spaces for commercial development may be provided off-site, but no further than 300 feet from the project property line.
iii. A parking plan is required for any off-site parking. The parking plan must include the amount and location of any off-site parking and a shared parking agreement with the adjacent property owner(s). b. Garages. For all residential uses, required parking does not need to be provided in a garage or covered carport.

4. Spaces Required by Use.
a. Off Street Parking Required. The required parking is 50 percent parking of the required off-street parking standards in Chapter 9.150 (Parking), Table 9-11 (Parking for Residential Land Uses) and Table 9-12 (Parking for Nonresidential Land Uses).
b. Change of Use. No additional off-street parking is required for a change from an existing nonresidential use to a different nonresidential allowed within the HMU Zone.
c. Guest Parking. No on-site guest parking is required. d. Parking Adjustments.
i. Golf Carts and Neighborhood Electric Vehicles. A 10 percent parking reduction is allowed if a project provides a minimum of two parking spaces or 10 percent of the minimum number of required spaces, whichever is greater, for golf carts and neighborhood electric vehicles (NEV).

5. Additional Bicycle Parking Standards. The bicycle parking requirements of this subsection replace and supersede the requirements in subsection 9.150.070(C)(3). a. Short-Term Bicycle Parking. Short-term secure bicycle parking must be provided to serve shoppers, customers, messengers, guests, and other visitors to a site.
i. The number of short-term bicycle parking spaces is five percent of the total required parking spaces required in Table 9-11 (Parking for Residential Land Uses) or the number of parking spaces determined under a shared parking agreement, with a minimum of four bicycle parking spaces provided per use. Short-term bicycle parking requirements are calculated prior to any parking adjustment or reduction.
ii. Uses exempt from off street parking, including change of uses, are exempt from short-term bicycle parking requirements.
857 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.030, Page 27 iii. Location. Short-term bicycle parking must be located:
(a) outside of pedestrian walkways,
(b) within 100 feet of the main entrance of the building it serves, and
(c) outside of the public right-of-way except as allowed through an encroachment permit.
iv. For each short-term bicycle parking space required, a stationary, securely-anchored bicycle rack must be provided to which a bicycle frame and one wheel (i.e., two points of contact) can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One bicycle rack may serve multiple bicycle parking spaces.
v. Each short-term bicycle parking space must be a minimum of two feet in width and six feet in length and must be accessible without moving other bicycles. A minimum of two feet of clearance must be provided between the bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian walkways. A minimum of five feet of clearance must be provided from vehicle parking spaces.
b. Long-Term Bicycle Parking. Long-term bicycle parking must be provided to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer.
i. Bicycle Parking Spaces Required.
(a) Residential uses. A minimum of one long-term secured bicycle parking space must be provided for every five
dwelling units.
(b) Non-residential uses. Long-term bicycle parking must be provided at a minimum ratio of one bicycle parking space for every 25 vehicle parking spaces.
ii. Location. Long-term bicycle parking must be located on the same lot as the use it serves and near a primary building entrance. iii. Design, Anchoring, and Security. Long-term bicycle parking must be located in:
(a) An enclosed bicycle locker located in a shaded area; or (b) Other secure and shaded areas approved by the Director. iv. Size and Accessibility. Each long-term bicycle parking space must be a minimum of two feet in width and six feet in length and must be accessible without moving other bicycles. A minimum of two feet of clearance must be provided between the bicycle parking 858 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.030, Page 28 | City of La Quinta | May 2025 Draft spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian walkways. A minimum of five feet of clearance must be provided from vehicle parking spaces.

6. Parking Facility Design Standards.
a. Stormwater Runoff. The City decision-making authority may allow the installation of flat curbs for new development within Plan Area to enable rainwater capture in landscape areas to mitigate flooding. b. Design and Dimensions.
i. Compact Spaces. The City decision-making authority may allow up to 30 percent of required parking spaces to be allocated as compact parking spaces.
c. Pedestrian Circulation.
i. Parking Alignment with Non-Residential Building Entrances.

Pedestrian walkways must be designed according to the following standards:
(a) The primary entrance to a building must be located to face a street or be connected to a street. The primary entrance to a building may also face a public plaza, civic space, or pedestrian path/paseo.
(b) When it is not possible to locate the primary entrance to face the street, plaza, or pedestrian path, a secondary entrance must be designed to connect to these public
spaces.
(c) A continuous and clearly marked pedestrian pathway must be provided within a parking area, connecting parking
spaces to the primary or secondary building entrance. This path must be free from vehicle obstructions and must be physically separated from vehicles by a curb or designed with high-visibility materials to ensure distinction from parking and drive aisles for pedestrian safety and
accessibility.
d. Screening of Parking Areas.
i. Screening Walls. Parking areas adjacent to Highway 111, Adams Street, or Dune Palmes Road Boulevard are allowed to construct a solid wall to comply with subsection 9.150.080(K), all other parking area screening must be provided utilizing plant screens or berms. ii. Modifications. The City decision-making authority may modify the screening requirements for parking areas within the Plan Area where breaks are needed to provide access for pedestrians, 859 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.030, Page 29 bicycles, or to ensure compliance with City standards for visual openness and motorist visibility at intersections.
iii. Parking in the Rear of a Building. If the parking area is located at the rear of a building where it is not visible from public rights-ofway or is not located adjacent to a residential use, screening for the parking area is not required.
e. Perimeter Landscaping. Whenever any parking area, except that provided for single-family dwellings, adjoins a street right-of-way, a 10 foot wide perimeter planting strip between the right-of-way and the parking area (20 foot wide between Highway 111 and the parking area) must be provided. The planting strip must be landscaped and continuously maintained.
f. Shade for Surface Parking Areas. Shade trees must be installed to provide shade that covers 65 percent of the vehicle parking area within 10 years.

All required parking spaces are included in the total parking area calculation, except for the following:
i. The area covered by solar photovoltaic shade structures or other shade structures, including trellises;
ii. Truck loading bays in front of overhead doors or loading docks; iii. Circulation and maneuvering areas within surface parking lots; and iv. Areas dedicated for truck maneuvering, and circulation as well as main access roads and driveways not used as back-up areas.

Building Frontage Regulations.

1. Purpose. This Section establishes the frontage and building entrance requirements for the Plan Area and provides the design and development standards for allowed frontage types. Frontage types determine how buildings and entrances individually shape the streetscape.

2. Applicability.
a. These standards apply to front and street side facades within the HMU Zone and must be considered in combination with the requirements of Section 9.105.020 (Highway 111 Mixed Use (HMU) Zone Standards). b. In the event of any conflict between the standards of this Section and the standards in another Section of this Chapter or any standard in the La Quinta Municipal Code, the standards in this Section supersede, unless stated otherwise.

3. Building Frontage Requirements.
a. Buildings in the HMU Zone must be developed with one or more of the allowed frontage types to occupy a minimum percentage of the building façade width as follows:
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Chapter 9.105: Highway 111 Development Code
Section 9.105.030, Page 30 | City of La Quinta | May 2025 Draft Table 9.105.030-1: Required Frontage
Zone/Facade HMU Zone AF Overlay
Front 40% 75%
Side Street 20% 40%
b. Allowed Frontage Types. Table 9.105.030-2 describes the range of frontage types allowed throughout the mixed-use district. The types are distinguished by basic form and dimension to ensure that each frontage fosters an engaging pedestrian environment.

Table 9.105.030-2: Development Standards – Allowed Frontage Types Frontage Type HMU Zone AF Overlay Zone Standards
Arcade X X Section 9.105.030(G)(4)(a)
Dooryard X Section 9.105.030(G)(4)(b)
Forecourt X X Section 9.105.030(G)(4)(c)
Gallery X X Section 9.105.030(G)(4)(d)
Porch X Section 9.105.030(G)(4)(e)
Shopfront X X Section 9.105.030(G)(4)(f)
Stoop X X Section 9.105.030(G)(4)(g)
Terrace X X Section 9.105.030(G)(4)(h)
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May 2025 Draft | City of La Quinta | Section 9.105.030, Page 31

4. Frontage Type Standards.
a. Arcade. Arcade frontage with dimensions as indicated in Table 9.105.030- 3, and as illustrated in Figure 9.105.030-1:

Table 9.105.030-3: Frontage Types – Arcade
Description
An arcade frontage provides a continuous covered walkway in place of or next to a sidewalk. The main façade of the building is placed at or near the right-of-way with the walkway at the ground level and habitable space above, often encroaching over the public right-of-way or encroaching over a pedestrian path. The arcade facilitates pedestrian circulation along building frontages and is intended for buildings with active ground floor uses. Can be utilized with the shopfront frontage type.

Standards
Depth of arcade 8 ft. min.; 16 ft. max. ❶
Clear height 8 ft. min. ❷
Distance between columns 4 ft. min. ❸
Setback from curb 2 ft. min. ❹
Figure 9.105.030-1: Arcade
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Chapter 9.105: Highway 111 Development Code
Section 9.105.030, Page 32 | City of La Quinta | May 2025 Draft b. Dooryard. Individual covered dooryard frontages with dimensions as indicated in Table 9.105.030-4, and as illustrated in Figure 9.105.030-2:

Table 9.105.030-4: Frontage Types – Dooryard
Description
A dooryard provides a limited amount of private open space at the primary building entry. The dooryard area is defined by a low wall, planter, or fence that provides a buffer between the right-of-way and the building while preserving a sense of openness to the building entrance. The dooryard may be raised, sunken, or at grade.

Standards
Width of usable yard area 6 ft. min. ❶
Depth of dooryard from door 4 ft. min.; 8 ft. max. ❷
Projection depth 6 ft. max. ❸
Height of closure 3 ft. max. ❹
Clear height to projection 8 ft. min.; 12 ft. max. ❺
Figure 9.105.030-2: Dooryard
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Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.030, Page 33 c. Forecourt. Forecourt frontage with dimensions as indicated in Table

9.105.030-5, and as illustrated in Figure 9.105.030-3:

Table 9.105.030-5: Frontage Types – Forecourt
Description
The main façade of the building is placed at or near the right-of-way and a portion (usually the central portion) is set back, creating a courtyard-like space. The space is typically used as an entry court, shared garden area, or additional shopping or restaurant seating area.

Standards
Width of forecourt 12 ft. min. ❶
Depth of forecourt 12 ft. min. ❷
Figure 9.105.030-3: Forecourt
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Chapter 9.105: Highway 111 Development Code
Section 9.105.030, Page 34 | City of La Quinta | May 2025 Draft d. Gallery. Individual covered gallery frontages with dimensions as indicated in Table 9.105.030-6, and as illustrated in Figure 9.105.030-4:

Table 9.105.030-6: Frontage Types – Gallery
Description
The main facade of the building is at or near the frontage line with a cantilevered shed or colonnade that may overlap the sidewalk. The gallery may support habitable space on the upper story. This type is intended for buildings with groundfloor commercial or retail uses and may be one or two stories. If the gallery overlaps the right-of-way, an easement is required. Alternatively the lot line may be aligned with the edge of the gallery and curb.

Standards
Depth of gallery 6 ft. min.; 16 ft. max. Must be consistent for the length of the gallery. ❶
Clear height 8 ft. min.; 16 ft. max. ❷
Setback from curb 2 ft. min.; 10 ft. max. ❸
Figure 9.105.030-4: Gallery
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Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.030, Page 35 e. Porch. Individual porch frontages with dimensions as indicated in Table

9.105.030-7, and as illustrated in Figure 9.105.030-5:

Table 9.105.030-7: Frontage Types – Porch
Description
A porch provides an outdoor living area. It can be either engaged with or projecting from the building facade. The front setback area in front of the porch is typically defined by a fence or hedge to maintain the edge of the property.

Standards
Width of porch 12 ft. min. ❶
Depth of porch 8 ft. min. ❷
Finish floor level above sidewalk 18 in. min. ❸
Clear height (if porch is covered) 8 ft. min.; 12 ft. max. ❹ Figure 9.105.030-5: Porch
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Chapter 9.105: Highway 111 Development Code
Section 9.105.030, Page 36 | City of La Quinta | May 2025 Draft f. Shopfront. Shopfront frontages with dimensions as indicated in Table

9.105.030-8, and as illustrated in Figure 9.105.030-6:

Table 9.105.030-8: Frontage Types – Shopfront
Description
The main façade of the building is placed at or near the right-of-way with an atgrade entrance along the sidewalk. The shopfront is generally intended for retail, service, or maker space uses. Shopfront frontages may also incorporate projections or recesses.

Standards
Combined recess/projection depth 4 ft. min. ❶
Projection setback from curb 2 ft. min. ❷
Clear height 8 ft. min. ❸
Finish floor level above sidewalk 12 in. max. ❹
Shopfront width 6 ft. min.; 20 ft. max. ❺
On buildings with street frontages exceeding 50 feet in length, shopfront frontages must incorporate:
a) A recess a maximum depth of 4 feet and minimum width of 6 feet to provide additional window display space; and
b) Variations in building base, awnings, materials, and/or color to visually articulate individual shopfronts.

Figure 9.105.030-6: Shopfront
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Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.030, Page 37 g. Stoop. Individual covered stoop frontages with dimensions as indicated in Table 9.105.030-9, and as illustrated in Figure 9.105.030-7:

Table 9.105.030-9: Frontage Types – Stoop
Description
The main façade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop must be elevated above the sidewalk to ensure privacy within the building. The entrance is usually an exterior stair and landing.

Standards
Width of stoop 5 ft. min.; 8 ft. max. ❶
Depth of stoop 5 ft. min.; 8 ft. max. ❷
Finish floor level above sidewalk 18 in. min. ❸
Projection depth 5 ft. min.; 8 ft. max. ❹
Clear height to projection 8 ft. min. ❺
Figure 9.105.030-7: Stoop
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Chapter 9.105: Highway 111 Development Code
Section 9.105.030, Page 38 | City of La Quinta | May 2025 Draft h. Terrace. Terrace frontages with dimensions as indicated in Table

9.105.030-10, and as illustrated in Figure 9.105.030-8:

Table 9.105.030-10: Frontage Types – Terrace
Description
The main façade of the building has an elevated terrace that projects outward and engages the sidewalk with frequent stairs or ramps. The terrace allows at-grade access to all ground floor uses due to natural grade constraints or by artificially elevating the terrace floor. Building activities are slightly separated from the adjacent sidewalk by the terrace finish level, and the depth of the terrace provides space for outdoor seating, private yards, or any other appropriate uses.

Standards
Width of terrace 120 ft. max. ❶
Depth of terrace 8 ft. min. ❷
Distance between entry stairs 50 ft. max. ❸
Finish floor level above sidewalk 24 in. min.; 5 ft. max. ❹ Figure 9.105.030-8: Terrace
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Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.030, Page 39 Civic Space Standards.

1. Purpose. The purpose of this Section is to establish standards for all civic space types within the Plan Area. The standards in this Section are intended to ensure that publicly accessible civic space is provided to reinforce walkable environments within the HMU Zone.

2. Applicability.
a. The standards in this Section apply as follows:
i. All projects three and one half acres or greater total site area must provide two civic space types, or 8 percent of the site area as civic space, whichever is greater.
ii. 25 percent of civic space area required must be shaded by a combination of tree canopy and physical structures.
b. These standards shall be considered in combination with the requirements of Section 9.105.020 (Highway 111 Mixed Use (HMU) Zone Standards).
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Section 9.105.030, Page 40 | City of La Quinta | May 2025 Draft

3. Civic Space Types. Civic spaces must take one of the following forms:
a. Plaza. Plazas with dimensions as indicated in Table 9.105.030-11, and as illustrated in Figure 9.105.030-9:

Table 9.105.030-11: Civic Space Types – Plaza
Description
A community-wide space available for commercial activities and civic purposes and intended to add to the activity and vibrancy of streets and neighborhoods. Plazas are formal spaces with interior green spaces, hardscaped surfaces, and defined edges.

Standards
Width 80 ft. min.

Length 80 ft. min.

Miscellaneous
Frontage Streets are required on two of the plaza’s sides Facades on lots facing the plaza or across the street must have frontage on to the plaza.

Uses
Commercial uses in support of civic uses
Civic uses
Passive recreation
Figure 9.105.030-9: Plaza
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May 2025 Draft | City of La Quinta | Section 9.105.030, Page 41 b. Square. Squares with dimensions as indicated in Table 9.105.030-12, and as illustrated in Figure 9.105.030-10:

Table 9.105.030-12: Civic Space Types – Square
Description
A formal open space with landscaping, hardscaping, and other amenities. A town square is located at the intersection of major streets or pedestrian paths. Spatially defined by building frontages, the space is highly visible and serves as a gathering space, supporting unstructured recreation, limited amounts of structured recreation, and civic and commercial activities such as farmers’ markets, concerts, and art fairs.

Standards
Size 0.5 ac. min.; 3 ac. max.

Miscellaneous
Frontage
The front of buildings, either attached to the square or across a street, shall face onto the square for a minimum of three-quarters of the perimeter.

Uses
Passive/active unstructured open space
Civic uses
Paths
Community gardens
Playgrounds
Public art
Figure 9.105.030-10: Square
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Chapter 9.105: Highway 111 Development Code
Section 9.105.030, Page 42 | City of La Quinta | May 2025 Draft c. Park. Parks with dimensions as indicated in Table 9.105.030-13, and as illustrated in Figure 9.105.030-11:

Table 9.105.030-13: Civic Space Types – Park
Description
A natural preserve available for unstructured recreation.

Standards
Size 0.25 ac. min.; no max.

Miscellaneous
Frontage
The front of buildings, either attached to the square or across a street, shall face onto the square for a minimum of three-quarters of the perimeter.

Uses
Unstructured open space and passive recreation with paths and trails for pedestrians and bicycles
Community gardens
Playgrounds
Figure 9.105.030-11: Park
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Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.030, Page 43 d. Pocket Park/Plaza. Pocket parks/plazas with dimensions as indicated in Table 9.105.030-14, and as illustrated in Figure 9.105.030-12:

Table 9.105.030-14: Civic Space Types – Pocket Park/Plaza Description
A small-scale landscaped or hardscaped civic space designed to provide opportunities for neighborhood gathering and/or passive recreation, located in close proximity to neighborhood residences within walking distance. Pocket parks/plazas are usually accessible from the public right-of-way, and may provide opportunities for seating and dining, as well as a community garden or playground.

Standards
Length 40 ft. min.

Size 5,000 sq ft. min., 10,000 sq ft. max.

Miscellaneous
Frontage Must have building frontages on at least 2 sides Uses
Passive recreation
Outdoor seating
Outdoor dining
Figure 9.105.030-12: Pocket Park/Plaza
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Section 9.105.030, Page 44 | City of La Quinta | May 2025 Draft

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May 2025 Draft | City of La Quinta | Section 9.105.040, Page 45 Title 9: Zoning
Highway 111 Development Code

9.105.040 Permits and Procedures ................................................................... 45 Purpose....................................................................................................................................... 45 Applicability. ............................................................................................................................... 45 Decision-Making Authority and Planning Approvals.............................................................. 45 Minor Adjustments. ................................................................................................................... 46 Nonconformities ........................................................................................................................ 48

9.105.040 Permits and Procedures
Purpose. This Section establishes procedures for the preparation, filing, and processing of applications for development permits and other entitlements required by this Chapter that are in addition to those established elsewhere in Title 9 (Zoning) of the La Quinta Municipal Code.

Applicability.

1. This Chapter serves as the zoning regulations for the Plan Area. Unless otherwise specified, the Chapter will be administered in compliance with Title 9 (Zoning) and enforced by the Planning Division, Planning Commission, and City Council, as applicable.

2. These procedures reference other chapters and sections of Title 9 (Zoning), as applicable. All other provisions and applicable standards contained within the zoning code continue to apply unless specifically replaced or otherwise identified as not applicable in this Chapter.

3. The provisions of this Chapter are minimum requirements for the protection and promotion of the public health, safety, and general welfare. Where this Chapter provides for discretion of the part of a decision-making authority, that discretion may be exercised to impose conditions on the approval of any project proposed within the Plan Area.

Decision-Making Authority and Planning Approvals

1. Table 9.105.040-1 (Decision-Making Authorities) identifies the City official or body responsible for reviewing, recommending, and making decisions on each type of action required by this Code.
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Section 9.105.040, Page 46 | City of La Quinta | May 2025 Draft

2. All applications for property located within the Plan Area are subject to the review and approval of the decision-making authority identified in Table 9.105.040-1.

3. When not in conflict with provisions of this Chapter, a development application has available all the legislative, administrative, and permit procedures, including administrative relief, as provided in Title 9 (Zoning) and as listed in Table

9.105.040-1.

Table 9.105.040-1: Decision-Making Authorities
Type of Action Chapter/Section
Reference 1
Design and
Development
Director
Planning
Commission
City
Council
Administrative and Legislative Actions
Development agreement Section 9.250.020 ─ Recommendation Decision General Plan amendment Chapter 9.230 ─ Recommendation Decision Specific plan adoption Chapter 9.240 ─ Recommendation Decision Zone map amendment Section 9.220.010 ─ Recommendation Decision Zoning text amendments Section 9.220.020 ─ Recommendation Decision Development Review Actions
Conditional use permit Section 9.210.020 ─ Decision Appeal Minor adjustments Section 9.210.040, and
Section 9.105.040.D Decision Appeal ─
Minor use permits Section 9.210.025 Decision Appeal ─
Site development permits Section 9.210.010 Decision 2 Decision 3 Appeal Variances Section 9.210.030 ─ Decision ─
Other Actions
Conceptual design review Section 9.200.015 Review ─ ─
Environmental review Section 9.250.010 In compliance with CEQA, the CEQA Guidelines, and the City’s environmental review procedures
Home occupation permits Section 9.210.060 Decision ─ ─
Temporary use permits Section 9.210.050 Decision ─ ─
1 See applicable Chapter or Section for application, public hearing, and approval requirements. 2 For projects listed in Section 9.210.010.D.1.
3 For projects listed in Section 9.210.010.D.2.

Minor Adjustments.

1. Purpose. The purpose of a Minor Adjustment is to enable the Director to approve minor deviations from standards of this Chapter or Title 9 (Zoning) when such requests constitute a reasonable use of property but are not otherwise permissible under the strict application of the Code.
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May 2025 Draft | City of La Quinta | Section 9.105.040, Page 47

2. Applicability.
a. The Director may grant a Minor Adjustment in the Plan Area as provided in Section 9.210.040 (Minor adjustments) or Table 9.105.040-2 (Minor Adjustments Allowed). The allowed adjustments in Table 9.105.040-2, below, may be more or less restrictive than Section 9.210.040. When in conflict, the allowed adjustment of this Section control. b. If the Minor Adjustment request is combined with another application which requires discretionary review by the Planning Commission or City Council, the request will be processed pursuant to Section 9.200.030 (Combined applications) and Section 9.200.090 (Modifications by applicant).
c. An authorization to approve a Minor Adjustment does not extend to making any changes in the uses permitted in the Plan Area.

Table 9.105.040-2: Minor Adjustments Allowed
Types of Minor Adjustments Maximum Allowed Adjustments
Setbacks
Increase in max projection into setback for porches,
balconies, and stairways 10%
Decrease in the side or rear setbacks for detached private garages and accessory structures 3 feet
Decrease in minimum parking setback 20%
Decrease/increase in required front setback 5%, or 2 feet, whichever is lower Decrease/increase in required rear or side setback 10%
Parking
Decrease in number of required bicycle parking spaces 15% Block Perimeter
Increase in maximum block perimeter or block face length 10% Heights
Increase in maximum fence/wall height 2 feet
Decrease in minimum screen wall height 2 feet
Frontage
Decrease in side street active frontage requirement for multi-family projects on corner lots with primary street frontage
Waive minimum side street requirement, if
active frontage provided along lot frontage.

Decrease in building occupancy within front or side street setback area 10%
Landscaping/Open Space
Decrease in required open space or civic space Case-by-case basis 878 Return to Agenda Link
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Section 9.105.040, Page 48 | City of La Quinta | May 2025 Draft Table 9.105.040-2: Minor Adjustments Allowed
Types of Minor Adjustments Maximum Allowed Adjustments
Decrease in the landscaping requirements for mixed-use
projects Case-by-case basis
Decrease/increase in dimensions for required civic space Case-by-case basis Other
Increase in maximum lot coverage (beyond maximum allowed) 10%

3. Additional Findings for a Decision on a HMU Minor Adjustments. In addition to the required findings in Section 9.210.040 (Minor adjustments), the Director shall make a decision on an application for a Minor Adjustment, with or without conditions, only after the following findings are made:
a. Granting the Minor Adjustment will not be materially detrimental to the public health, safety, or welfare and will not impair an adequate supply of light and air to adjacent property;
b. The requested Minor Adjustment will not allow a use that is not allowed in the HMU Zone or an overlay zone established in this Chapter; c. The requested Minor Adjustment will not allow an increase in height or density beyond which is allowed in the HMU Zone; and
d. The proposed project will comply with all other applicable standards in this Code.

4. Review and Procedures. Applications, modifications, and appeals for Minor Adjustment permits shall be reviewed and processed in compliance with Section

9.210.040 (Minor adjustments).

Nonconformities

1. Purpose. The purpose of this section is to promote the public health, safety and general welfare by regulating land uses and structures which were lawfully established at the time this Chapter was adopted, but which do not conform to the provisions of this Chapter. This section is further intended to allow the continued operation and maintenance of uses and structures within the Plan Area until the time when uses or structures may come into full compliance with this Chapter.

2. Applicability. These provisions shall be considered in combination with the requirements of Chapter 9.270 (Nonconformities). The provisions of Chapter

9.270 (Nonconformities) apply, except as modified below.

3. Nonconforming Uses. A nonconforming use is subject to the requirements of Section 9.270.030 (Nonconforming uses) and the following:
a. If a use becomes nonconforming because it would require approval of a Conditional Use Permit under this Chapter, the use may not be expanded 879 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.040, Page 49 beyond its existing site area boundaries or changed to another use without obtaining a Conditional Use Permit as required by this Chapter. b. If the nonconforming use is carried on in a nonconforming structure and the portion of the structure within which nonconforming use is conducted is destroyed or damaged, the use may be resumed if restoration or reconstruction complies with Section (E)(4) (Nonconforming structures) of this Section.

4. Nonconforming Structures. A nonconforming structure is subject to the requirements of Section 9.270.050 (Nonconforming structures), except when in conflict with the following:
a. Structures that do not conform to the regulations established by this Chapter and which lawfully existed prior to or on the effective date of this Chapter, may be continued, transferred and/or sold, provided there is no physical change other than necessary maintenance and repair in such a structure, except as otherwise provided by this Section. b. Any nonconforming structure, except as otherwise regulated, may be repaired, maintained, or altered in any manner which decreases the degree of nonconformity, does not increase the degree of nonconformity, or does not create new nonconformities.
c. Nonconforming structures may be expanded subject to the following provisions:
i. The allowed increase, at one time or cumulatively over a period of time for the life of the structure, does not exceed 25 percent of the gross floor area of the structure at the time this Chapter is established.
d. Any expansion not authorized under subsection (E)(4)(c), above, must conform to the regulations of this Chapter.

5. Except as otherwise provided in this Section, no nonconforming structure that is voluntarily razed or required to be razed by the owner thereof may thereafter be restored except in full conformity with the provisions of this Chapter. 880 Return to Agenda Link
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May 2025 Draft | City of La Quinta | Section 9.105.050, Page 51 Title 9: Zoning
Highway 111 Development Code

9.105.050 Definitions .......................................................................................... 51

9.105.050 Definitions
Purpose. This Section establishes the definition of terms and land uses in this Chapter.

For additional general terms see Chapter 9.280 (Definitions). If a term or land use is not defined in this Chapter, the Director must make a determination of the correct definition according to procedures established in Title 9 (Zoning).

Definitions of Terms.

Arcade. A covered pedestrian way along the side of a building at the first floor with habitable space above which provides access to retail spaces.

Block Face. The aggregate of all the building facades on one side of a block.

Building height, maximum. See Sections 9.50.050 and 9.90.010 (Maximum building height).

Civic Space. An outdoor area designed and intended for a combination of public gathering, passive and active recreation, and/or civic and community related activities.

Forecourt. A building entrance and facade type where a portion of the building facade is close to the property line while the central portion of the building is set back, creating a small courtyard space. The courtyard may be used as an entry court or as shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within retail and service areas.

Frontage type. The building facade that directly abuts a public street, private street, parking lot driveway, parking spaces, pedestrian mall, or walkway.

Frontage Area. The linear street frontage between the minimum and maximum setback lines along the front of a parcel and along the side street of a corner parcel.

Frontage Area Occupancy. The percentage of the lot width (front) or depth (street side) that must be occupied by building frontage located within the frontage area. See Figure

9.105.050-1.
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Chapter 9.105: Highway 111 Development Code
Section 9.105.050, Page 52 | City of La Quinta | May 2025 Draft Figure 9.105.050-1: Frontage Area Occupancy
Gallery. A building entrance and facade type typically used in retail applications where the facade is aligned close to the property line with an attached cantilevered shed roof or a lightweight colonnade overlapping the sidewalk.

Mixed use. A combination of a mix of land uses, such as, but not limited to, commercial and residential uses, in the same structure, parcel or project site, where the residential component is located either above (vertical mixed-use) or adjacent to (horizontal mixeduse) the nonresidential component.

Paseo. A pedestrian lane located and designed to reduce the required walking distance within a neighborhood.

Porch. A building entrance and facade type where the facade is set back from the property line and has a set of stairs and landing attached to the facade. Porches may be open on two or three sides and may be covered or uncovered.

Shopfront. A building entrance and facade type, typically for commercial and retail use, where the facade is aligned close to the property line with the building entrance at the level of the sidewalk.

Stoop. A building entrance and facade type where the facade is aligned close to the property line with the first story elevated from the sidewalk sufficiently to secure privacy for first-story windows and the entrance usually as an exterior stair and landing.

Terrace. A building entrance and facade type where the main facade of the building is at or near the property line with an elevated terrace providing public circulation along the facade.
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Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.050, Page 53 Thoroughfares. A right-of-way for use by vehicular, pedestrian, and bicycle traffic that provides access to lots and open spaces, and that incorporates vehicular lanes and public frontages.

Definition of Land Uses.

Administrative office. See Chapter 9.280 (Definitions).

Auto or truck storage yards, not including dismantling. Facilities for the storage of operative and inoperative vehicles for limited periods of time. Includes, but is not limited to, storage of parking tow-aways, impound yards, fleet yards, and storage lots for automobiles taxi/limo companies, trucks, and buses. Does not include retail sales, junk yards, auto wrecking or salvage yards.

Auto parts stores. Stores that sell new automobile parts, tires, and accessories. Does not include on-site repairs or parts installation.

Auto repair. General and heavy automobile repair operations such as major body and paint work, collision service, transmission repair, and engine repair for autos, trucks, motorcycles, motor homes, boats, and recreational vehicles. This includes the incidental sales, installation, and servicing of related equipment and parts, but does not include vehicle dismantling or salvaging and tire retreading or recapping. Vehicles may be stored overnight for service and repair.

Auto repair- specialty shops. See Chapter 9.280 (Definitions).

Automobile service stations. See Chapter 9.280 (Definitions).

Bars and cocktail lounges. See Chapter 9.280 (Definitions).

Boarding house. See Chapter 9.280 (Definitions).

Business services. An establishment primarily engaged in providing commercial related services to other businesses on a fee or contract basis, including advertising and mailing, banking, copy/printing, legal document services, and model building. For repair, see Personal service.

Car washes. A facility for and a process involving the washing or cleaning of automobiles or other motor vehicles. A car wash may, but need not, include drying facilities. Car wash does not include a casual or occasional use of the premises to wash or clean automobiles or other motor vehicles that is done as a convenience or accommodation to customers or other persons and that constitutes a secondary use.

Central cleaning or laundry plants. See Chapter 9.280 (Definitions).

Child daycare facilities. See Chapter 9.280 (Definitions).

Cigar lounges, hookah bars, and similar uses with onsite smoking. Any business establishment where the primary operation is dedicated to the smoking of tobacco products, electronic cigarettes, or other substances, including but not limited to establishments known variously as cigar lounges, hookah lounges, and smoking lounges.

Use may include incidental sales of tobacco products.
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Chapter 9.105: Highway 111 Development Code
Section 9.105.050, Page 54 | City of La Quinta | May 2025 Draft Communication towers and equipment (co-location, mounted to existing facility). A facility that transmits and/or receives wireless communication signals that is (1) mounting or installing a wireless telecommunication facility on a pre-existing structure; and/or (2) modifying a structure for the purpose of mounting or installing a wireless telecommunication facility on that structure. It includes antennas, microwave dishes, horns and other types of equipment for the transmission or receipt of such signals, equipment, switches, wiring, cabling, power sources, and shelters or cabinets associated with an antenna.

Communication towers and equipment (freestanding, new towers). A facility mounted to a pole, monopole, tower, or other freestanding structure that transmits and/or receives wireless communication signals. It includes antennas, microwave dishes, horns and other types of equipment for the transmission or receipt of such signals, equipment, switches, wiring, cabling, power sources, shelters or cabinets associated with an antenna, telecommunication towers or similar structures supporting said equipment, equipment buildings, parking area and other accessory development.

Community assembly. A public or private facility for meetings and gatherings, including community centers, places of worship, union halls, meeting halls, country clubs, club houses, banquet centers, and other membership organizations. Included in this classification are functionally related facilities for use by members and attendees, including but not limited to kitchens, multi-purpose rooms, classrooms, and storage.

Contractor offices, public utility, and similar equipment/storage yards. Use of premises for business operations and storage of construction materials or equipment on a site other than a construction site. This classification includes, but is not limited to, contractor’s office, storage yards, and facilities used for the storage, maintenance, repair, processing, and wholesale trade of building materials and equipment. Indoor office spaces for the use of contractors are included in this use.

Convalescent hospitals. See Chapter 9.280 (Definitions).

Dance clubs and nightclubs. An age-restricted establishment where alcoholic beverages are offered for on-site consumption as its principal function that features and provides live entertainment (e.g., music and/or dancing) where food service, if any, is incidental and subordinate to the sale of alcohol. This classification excludes bars and cocktail lounges or restaurants, cafes, or coffee shops which may include alcohol sales for on-site consumption as incidental to the primary use.

Dwelling, multifamily. See Chapter 9.280 (Definitions).

Dwelling, single-family. See Chapter 9.280 (Definitions).

Dwelling, townhome. See Chapter 9.280 (Definitions).

Educational institutions. See Chapter 9.280 (Definitions).

Emergency shelters. See Chapter 9.280 (Definitions).

Food, liquor, and convenience stores. An easy-access retail store which carries a range of merchandise oriented to convenience and travelers' shopping needs. These stores may 885 Return to Agenda Link
Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.050, Page 55 sell alcohol for off-site consumption pursuant to applicable California Department of Alcoholic Beverage Control standards. These stores may be part of an automobile service station or an independent facility.

Golf cart, neighborhood electric vehicle (NEV), and electric scooter sales. A facility for the sale and rental of electric or gas-powered golf carts, NEVs, and electric scooters.

Hospitals. See Chapter 9.280 (Definitions).

Hotels and motels. See Chapter 9.280 (Definitions).

Instructional studios. An establishment that offers specialized programs in personal growth and development such as music, fine art, performance art, martial arts, reading, language, and math. Attendance is typically limited to hourly classes rather than full-day instruction. Includes art, dance, photography, or music studios offering instruction, including retail as an accessory use. This classification also includes tutoring facilities which offer academic instruction to individuals or groups.

Kennel. See Chapter 9.280 (Definitions).

Laundromats and dry cleaners, except central cleaning plants. A facility where coin-operated equipment for self-service laundering is open to the public. May include dry cleaning drop-off/pick-up facilities and services where clothes are treated off-site. Excludes central cleaning or laundry plants.

Libraries and museums. A public or quasi-public facility including art exhibitions, historic sites and exhibits, libraries, museums, and planetariums, which are generally noncommercial in nature. May also include accessory retail uses including, but not limited to, gift/book shops, restaurants, etc. Does not include theaters.

Medical center/clinic. See Chapter 9.280 (Definitions).

Medical marijuana dispensaries. See Chapter 9.280 (Definitions).

Ministorage facility. See Chapter 9.280 (Definitions).

Mobilehome park. See Chapter 9.280 (Definitions).

Mortuaries and funeral homes. A place of business where deceased individuals are prepared for burial or cremation, and where funeral services may be conducted.

Personal service. See Chapter 9.280 (Definitions).

Pest control services. An establishment that provides inspection, prevention, and treatment services for the management and elimination of pests, including insects, rodents, and other animals. This may include both residential and commercial services, involving the use of chemical, biological, or mechanical methods to control or eradicate pests. Ancillary activities such as consultation, sales of pest control products, and administrative functions may also be included.

Pet grooming. An establishment that provides day care, bathing, and trimming services for domestic animals on a commercial basis but does not include overnight boarding. 886 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.050, Page 56 | City of La Quinta | May 2025 Draft Plant nurseries and garden supply stores. An establishment primarily engaged in retailing nursery and garden products, accessory garden supplies, and trees, shrubs, plants, seeds, bulbs, and sod.

Private parking lots/garages. Privately owned or operated surface lots and structures offering parking to the public with or without a fee. Private parking lots and garages provide parking that is not considered accessory parking to a specific use. Does not include truck storage or car rental storage.

Public flood control facilities and devices. Infrastructure and equipment owned or operated by a public agency designed to manage, control, and mitigate floodwaters.

Public service facility. Facilities providing public safety and emergency services, including police and fire protection and emergency medical services, with incidental storage, training, and maintenance facilities. Excludes hospitals.

Recording studio. An indoor facility including radio, television, or music recording studios.

Recycling center. A drop-off/collection and sorting point for recyclable materials such as paper, metal, plastic, and glass. Does not include processing of materials.

Research and development. A facility for scientific research and the design, development, and testing of electrical, electronic, magnetic, optical, pharmaceutical, chemical, and biotechnology components and products in advance of product manufacturing conducted entirely within an enclosed building. This classification includes assembly of related products from parts produced off site, where the manufacturing activity is secondary to the research and development activities, in addition to involving the production of experimental products.

Reservoirs and water tanks. Facilities designed for the storage and management of water, including natural or artificial reservoirs and elevated or ground-level water tanks. These structures may be used for purposes such as potable water supply, irrigation, fire suppression, flood control, and other public or private water storage needs.

Residential as an accessory use. See Section 9.100.160 Caretaker Residences.

Resort residential. See Section 9.60.310 (Resort residential).

Restaurants, counter take-out. See Restaurant definition in Chapter 9.280 (Definitions).

Restaurants, drive-through. See Chapter 9.280 (Definitions).

Restaurants, other than drive-through. See Restaurant definition in Chapter 9.280 (Definitions).

Retail stores. The retail sale or rental of merchandise not specifically listed under another use classification. This includes retail establishments such as clothing stores, hardware stores, and businesses retailing a variety of goods, including antiques, toys, hobby materials, jewelry, cameras, pharmacies, electronic equipment, sporting goods, department stores, appliances, art supplies, office supplies, and bicycles. Includes incidental repair of related merchandise, including appliance repair, computer repair, and office equipment repair.
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Title 9: Zoning
May 2025 Draft | City of La Quinta | Section 9.105.050, Page 57 Retail with outdoor sales. Retail sales where a component of the merchandise is sold or displayed outside of a permanent structure on property owned or leased by the person, firm, or corporation. These sales are secondary or incidental to the principal permitted use or structure existing on the property.

Senior group housing. See Chapter 9.280 (Definitions).

Sexually oriented businesses. See Chapter 9.280 (Definitions).

Single room occupancy (SRO) hotels. See Chapter 9.280 (Definitions).

Sports and recreation, indoor. Establishments providing sports, entertainment, and recreational activities conducted within an enclosed structure. Typical uses include but are not limited to, arcades, bowling alleys, billiard parlors, health clubs, ice- and rollerskating rinks, indoor racquetball courts, athletic clubs, escape rooms, rage rooms, and physical fitness centers. Uses do not include shooting ranges, community assembly, theaters, or instructional studios.

Sports and recreation, outdoor. Recreation or sports-related facilities that are conducted in open or partially enclosed or screened facilities. Facilities such as amusement and theme parks, amphitheaters, golf courses, and driving ranges. Also includes larger swimming or tennis club facilities, swimming or wave pools, miniature golf courses, and archery ranges.

Theaters. A facility for the indoor display of motion pictures on single or multiple screens and stage productions such as plays, ballets, and musical performances. This classification may include incidental food and beverage service to patrons as well as an auditorium within a building. Does not include sports and recreation, indoor or outdoor.

Timeshare facilities. See Chapter 9.280 (Definitions).

Tobacco shop. Establishment dedicated to the display, sale, distribution, delivery, offering, furnishing, or marketing of tobacco, tobacco products, or tobacco paraphernalia. Does not include onsite smoking.

Transitional shelters. See Chapter 9.280 (Definitions).

Truck or equipment rentals. The use of a site for rental and related servicing (e.g., refueling or washing) of large trucks, trailers, tractors, boats, and other equipment used for construction, moving, agricultural, or landscape gardening activities (e.g., cranes, earthmoving equipment, tractors, combines). May include large vehicle operation training facilities as an ancillary use.

Utilities, minor. Services for the public good that include utility and electrical substations, pumping stations, water wells, telephone repeater stations, and other transmission and distribution facilities. May be publicly or privately operated.

Vehicle sales and leasing, new. The sale or lease, retail, or wholesale, of new vehicles, light/noncommercial trucks and vans, motorcycles, and motor homes, together with associated repair services and parts sales, but excluding body repair and painting. Typical uses include new vehicle dealers and recreational vehicle sales agencies. 888 Return to Agenda Link
Chapter 9.105: Highway 111 Development Code
Section 9.105.050, Page 58 | City of La Quinta | May 2025 Draft Vehicle sales and leasing, used. The retail sale or lease of previously owned or used vehicles, light/noncommercial trucks and vans, motorcycles, and motor homes, not directly from the manufacturer.

Veterinary clinic and animal hospital. See Chapter 9.280 (Definitions).

Vocational schools. A postsecondary institution offering educational services that provide career training or lead to an occupation or job title; prepare students to take or pass a licensing examination or other qualifying test for employment; or that licenses persons in a particular profession, trade, or job category such as barber, beauty, or trades. This classification excludes programs that lead to a bachelor’s, master’s, or doctoral degree, or that provide solely a vocational or recreational program, or programs sponsored by a business or professional organization solely for the benefit of its members.

Wholesaling/distribution centers, general warehouses with no sales to consumers. An establishment engaged in selling merchandise to retailers and other contractors; industrial, commercial, institutional, farm, or professional business users; other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies. This category does not include freight forwarding terminals.
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STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LA QUINTA )
I, MONIKA RADEVA, City Clerk of the City of La Quinta, California, do hereby certify the foregoing to be a full, true, and correct copy of Ordinance No. (enter number) which was introduced at a regular meeting on the (date) day of (month), (year), and was adopted at a regular meeting held on the (date) day of (month), (year), not being less than 5 days after the date of introduction thereof.

I further certify that the foregoing Ordinance was posted in three places within the City of La Quinta as specified in the Rules of Procedure adopted by City Council Resolution No. 2022-027.
________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California

DECLARATION OF POSTING
I, MONIKA RADEVA, City Clerk of the City of La Quinta, California, do hereby certify that the foregoing ordinance was posted on the day of , 2026, pursuant to Council Resolution.
________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
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ATTACHMENT 1
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Palm Springs Airport Commission Special Meeting Report (Strategic Plan Workshop) – December 16, 2025, Meeting Discussion and Action Items:

Highlights – Recent expansion of staffing, nearly doubling the size of the staff, has prepared PSP for the recent and anƟcipated growth in airline acƟvity. Reviewed strategic prioriƟes (48) at a high level.

MarkeƟng Accomplishments and Goals – Implemented Quiet Airport; added recharging staƟons and a ReCharge Bar; Progress PSP which makes PSP operaƟons more transparent has launched; the first Military promoƟon and a new military informaƟon website; and significant summer passenger growth.

Guest experience improvement has been a major focus this last year with the goals to match the experience with world-class faciliƟes with world-class service, which leads to customer loyalty, improved overall operaƟons, and the creaƟon of happier guests who spend more Ɵme and money at the airport.

It was noted that a recent study noted that 38% of passengers avoid and drinking to avoid the restrooms if they feel that they are not kept clean, and this is one of the moƟvators for the upcoming restroom renovaƟon and expansion project. On-line surveys are acƟvely being uƟlized to understand PSP’s customers’ mindsets. Current goals which have come about from the feedback of these surveys: Build a people-first culture of care; opƟmize every step of the guest journey; drive technology and innovaƟon to enhance experiences; commit to clean, comfortable and accessible faciliƟes; empower guest to navigate with ease and confidence; elevate the experience with amenity upgrades; create a welcoming, joyful ambiance and celebrate arts and culture; harness feedback and benchmarks for conƟnuous service improvement; and right-size guest experience staffing; and launch and sustain an excepƟonal guest experience program. SƟll need to hire Guest Experience Manager, develop and implement training, and establish a Price Audit Program to ensure that prices do not exceed a 15% mark-up over local market prices. Staff will monitor the impacts of the upcoming Federal InspecƟon StaƟon (FIS) establishment.

Airside OperaƟons, Safety Management Systems, Maintenance, and Emergency Planning Accomplishments and Goals – Concessions addiƟons include Pink Door, Trio and Vino Volo. High priority projects: FIFA World Cup, Federal InspecƟon StaƟon (FIS) planning, Concession/Program delivery including duty-free planning in anƟcipaƟon to FIS implementaƟon; Runway rehabilitaƟon.

Accomplishment highlights: Completed taxiway rehabilitaƟon with zero incidents; remarked aircraŌ gates and opƟmized layouts to increase efficiency; advanced wildlife hazard miƟgaƟon in FAA approval process; held an Airport Emergency Plan exercise. Current prioriƟes and strategy alignment: Maintain operaƟonal safety during runway and taxiway marking removal and reapplicaƟon projects expand the Common Use System within the ƟckeƟng lobby and at airport gates; progressively develop staff to stay up with industry changes. Forward outlook / roadmap: Redesign Agua Caliente Concourse exterior to improve gate parking alignment; enhance airfield safety with installaƟon of Surface Surveillance System (the FAA expects installaƟon by March 2026).

Maintenance accomplishments: Rehabilitated 25-year-old elevator equipment; upgraded sewage pump system; reduced Baggage Handling System (BHS) faults by 22% versus last year [but they have a long way to go]. Focus on future goals: ConƟnued development of standard operaƟon procedures (SOPs); revisiƟng airfield maintenance program to enhance effecƟveness.

Safety Management Systems (SMS): ConƟnuing to improve safety processes; FAA has approved the SMS manual; using technology to promote safety and communicate with stakeholders, developing an internal process for inspecƟon and enforcement.

Emergency Management: New coordinator posiƟon created and filled. Goals for 2026: Strategic planning and update of Airport Emergency Plan; and increase tenant and stakeholder engagement and training.

REPORTS AND INFORMATIONAL ITEM NO. 23
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Security, Landside, Business Management and AdministraƟon Accomplishments and Goals – The overall annual operaƟng budget has over doubled from $22 million in FY 19 to $50 million in FY 26. Funding sources include federal Airport Improvement Program and Airport Terminal Program funds, local Customer Facility Charges and Passenger Facility Charges, and potenƟally General Airport Revenue Bonds and Public, Private Partnership funds.

Airport Security: Completed a TSA inspecƟon; rewrote the Airport Security Plan; implemented aviaƟon worker screening equipment; enhanced perimeter fencing; and conducted security training. Progress ahead: Finalize Airport Security Plan rewrite; launch a human trafficking awareness campaign; deploy addiƟonal screening equipment (CLEAR eGates); upgrade access control infrastructure.

Landside OperaƟons: Passenger complaints regarding curbside drop-off and pick-up enforcement has dramaƟcally dropped aŌer moving from a contractor to airport employees. The implementaƟon of a Ground TransportaƟon Management System has led to a near doubling of revenue from taxicabs and TNCs from $1.4 million to $2.6 million in just two years.

Capital Development – An update to current and projects was given. Also, a liƩle more informaƟon than normal was given on the process that goes into design, environmental review processes (CEQA and NEPA), historical review and permiƫng, ahead of a project moving forward.

A discussion ensued regarding the possibility of the formaƟon of an airport authority.

Next Commission MeeƟng: January 21, 2026, at 4:00 PM.
2026 Airport Commission Calendar – Future planned meeƟngs on 1/21/2026; 2/18; 3/18; 4/15; 5/20; 6/17; 7/15; 9/16;10/21; 11/18; 12/9.
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9 AIRPORT COMMISSION SPECIAL MEETING AGENDA
Airport Conference Room, Palm Springs International Airport 3400 E. Tahquitz Canyon Way, Palm Springs, CA 92262
Tuesday, December 16, 2025 – 9:00 A.M.

To view/listen/participate virtually in the meeting live, please contact Tanya Perez at [email protected] or the following telephone number (760) 883-9842 and include Mariana Anguiano at [email protected] or the following telephone (760) 883-9802 to register for the Zoom meeting. There will be an email with Zoom credentials sent after registration is complete, to access the meeting and offer public comment. Registration is not required to attend the meeting in person.

In addition, the meeting will also be teleconferenced pursuant to Government Code Section 54953 from the following location(s):

Commissioner Keith Young – Rancho Mirage
41608 Indian Trail, Suite 3
Rancho Mirage, CA 92270
Each location is accessible to the public, and members of the public may address the Airport Commission at any of the locations listed above. Any person who wishes to provide public testimony in public comments is requested to register for the Public Comments portion of the meeting. You may submit your public comments to the Airport Commission electronically. Material may be emailed to: [email protected] and [email protected] - Transmittal prior to the start of the meeting is required. Any correspondence received during or after the meeting will be distributed to the Airport Commission and retained for the official record. To view Airport Commission meeting videos, click on YouTube.

City of Palm Springs: Riverside County:

Margaret Park
City of Cathedral City:

Christian Samlaska
City of Palm Desert:

Kevin Wiseman Kevin J. Corcoran
– Chairman
Todd Burke
– Vice Chairman
Daniel Caldwell Tracy Martin City of Indian Wells:

Phil Valdez
City of Coachella:

Denise Delgado
City of Rancho Mirage:

Keith Young
Bryan Ebensteiner Samantha McDermott
J Craig Fong Timothy Schoeffler City of La Quinta:

Geoffrey Kiehl
City of Desert Hot Springs:

Dirk Voss
City of Indio:

Rick Wise
Ken Hedrick
Palm Springs City Staff
Scott C. Stiles, ICMA-CM Harry Barrett Jr., A.A.E. Jeremy Keating, C.M. Victoria Carpenter, C.M.

City Manager Executive Director or Aviation Assistant Airport Director Assistant Airport Director

1. CALL TO ORDER – PLEDGE OF ALLEGIANCE

2. POSTING OF AGENDA
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Airport Commission Special Meeting Agenda
December 16, 2025 – Page 2
_______________________________________________________________________________________

3. ROLL CALL

4. ACCEPTANCE OF AGENDA

5. PUBLIC COMMENTS:

Limited to three minutes on any subject within the purview of the Commission.

6. INTRODUCTIONS AND PRESENTATIONS:

6.A Commissioner Dave Banks - City of Palm Springs - Resignation - Farewell

6.B Commissioner Denise Delado - City of Coachella - End of Term - Farewell

7. DISCUSSION AND ACTION ITEMS:

7.A Strategic Plan Workshop

8. COMMISSIONERS REQUESTS AND REPORTS

9. ADJOURNMENT:

The Airport Commission will adjourn to the Regular Meeting on January 21, 2026 at 4:00 P.M.

AFFIDAVIT OF POSTING
I, Harry Barrett, Jr., Executive Director of Aviation, City of Palm Springs, California, hereby certify this agenda was posted on December 10, 2025, in accordance with established policies and procedures.

PUBLIC NOTICES
Pursuant to G.C. Section 54957.5(b)(2) the designated office for inspection of records in connection with the meeting is the Office of the City Clerk, City Hall, 3200 E. Tahquitz Canyon Way. Complete Agenda Packets are available for public inspection at: City Hall Office of the City Clerk. Agenda and staff reports are available on the City’s website www.palmspringsca.gov. If you would like additional information on any item appearing on this agenda, please contact the Office of the City Clerk at (760) 323-8204.

It is the intention of the City of Palm Springs to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or a participant at this meeting, or in meetings on a regular basis, you will need special assistance beyond what is normally provided, the City will attempt to accommodate you in every reasonable manner. Please contact the Department of Aviation, (760) 318-3800, at least 48 hours prior to the meeting to inform us of your particular needs and to determine if accommodation is feasible.
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